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Planning Commission Minutes - 03/25/2024 (Joint Workshop)MINUTES JOINT MONTICELLO PLANNING COMMISSION/CITY COUNCIL WORKSHOP Monday, March 25, 2024 — 5:00 p.m. Monticello Community Center Planning Commissioners Present: Vice Chair Andrew Tapper, Teri Lehner, Rob Stark Planning Commissioners Absent: Chair Paul Konsor, Melissa Robeck City Councilmembers Present: Mayor Lloyd Hilgart, Charlotte Gabler, Sam Murdoff, Tracy Hinz, Lee Martie Staff Present: Angela Schumann, Steve Grittman, Rachel Leonard, Sarah Rathlisberger, Jennifer Schreiber, Ryan Melhouse, Ron Hackenmueller, Hayden Stensgard, Tammy Omdal (Northland Securities Inc.) 1. Call to Order Mayor Lloyd Hilgart called the joint workshop meeting of the Monticello Planning Commission and City Council to order at 5:01 p.m. 2. Concept Stage Planned Unit Development Submittal for a proposed multi -phased Industrial Business Campus project, including Clinics/Medical Services facilities on a parcel currently zoned Agricultural Open Space District and guided Employment Campus PI Ds: 155-271-000030 Legal Description: Outlot C, Featherstone 6t" Addition Applicant: Silas Partners, LLC. Community Development Director Angela Schumann provided an overview of the Concept Stage PUD joint meeting's purpose and intent. The purpose was for a concept stage Planned Unit Development review aimed at providing helpful and constructive feedback to the development team that presented the concept. Notices were sent out for this meeting to the surrounding area where the development is proposed. Ms. Schumann added that the meeting did not involve a public hearing, but if time allows, members of the public present may address the group. City Planner Steve Grittman provided an overview of the agenda item to the Planning Commission, City Council, and the public. The proposed site is roughly 89 acres adjacent to Highway 25 to the West, 851" Street NE to the South, the Featherstone residential neighborhood to the East, and The Meadows manufactured home park to the North. Phase one of the project would consist of an Ambulatory Surgery Center of about 25,000 square feet, interior road system, and utility installation. Subsequent phases of development are to follow that will complement the first phase. The remaining area of developable land is anticipated to be platted and sold to potential users that will align with uses identified in the PUD language. The project as proposed requires a PUD as it is designed to include a series of commercial/light industrial properties that rely on joint access and in some cases, shared parking. In addition, certain aspects of site design are anticipated to require flexibility given the complex use. This is likely to include comprehensive sign planning, cooperative landscaping, and other shared site elements. Mayor Lloyd Hilgart asked if these concept plans would affect MnDOT's plan to widen Highway 25 in this area. Assistant City Engineer Ryan Melhouse said that MnDOT does have planned expansions on Highway 25 around 2026, although the lane expansion would occur south of this project. The applicant team will need to work with MnDOT in preparation for those improvements. ,.... : I .,.,. ,..,.,. I,..... �- L.....I .. �a .. Gabler l.. l .... asked ,. ,.I : r ._ a L.... . a I.... ,.a. .,, t the ..i. . I.UUlli.lilili✓IiI1Jei 1.IidiiUile 17d131e1 dJiieU it �Iveii life soutII lVCJC Colilel of I.ile properly Is guided as Regional Commercial in the Comp Plan, which is separate from the balance of land that is guided Employment Campus, would the PUD incorporate uses that would align more with a commercial district than industrial. Mr. Grittman clarified that there is a capability of working certain uses into the PUD that will accomplish the land use guidance purpose and intent for that area. Jim Vos, of Silas Partners, LLC., addressed the City Council, Planning Commission, and the public. Mr. Vos noted that Stellis Health is interested in developing 25 acres of the site and does not need the balance of the land left over. The intent would be to sell the remainder of the land to users that would complement Stellis's ambulatory surgery center and subsequent phases. It is the anticipation of the applicant group that construction of that first 25,000-square-foot building would begin in the Spring of 2025. Mayor Hilgart said that the first phases of development are consistent with what the City would want in an Employment Campus guided area. He stated that uses identified in the PUD language could influence site layout. Mr. Vos noted that they intend to be conscious of their neighbors in the surrounding properties when identifying potential users in those areas to be marketed and sold. The intent to have commercial uses concentrated at the corner of 85t" Street NE and Highway 25 was to align their conceptual plan with the Future Land Use Map in Chapter 3 of the Monticello 2040 Vision + Plan (Comp Plan). Dan Lavender of Stantec, and part of the applicant team, also noted that their hope is the PUD will allow flexibility in principle uses that include commercial and some components of industrial. The conceptual outline of the land and the use designations shown were included in alignment with the original Environmental Assessment Worksheet (EAW) that was conducted across the entire Featherstone development site. Councilmember Sam Murdoff asked if Stellis Health plans to move from its current site in Monticello to the proposed location. Mr. Vos confirmed but added that the ambulatory surgery center would be a new addition to the Stellis Health operation within the City, and the existing practice would eventually move. At this time, there is no plan to relocate Stellis Health's location in Buffalo, MN in connection with this proposed concept. Councilmember Murdoff asked if there have been any conversations with The Meadows manufactured home park in connection with bringing Cedar Street through the park to the south to connect with this concept proposal. Ms. Schumann said in the past, the City has had conversations with The Meadows's ownership group about bringing both Cedar Street and Deegan Avenue through to the South, but it is not anticipated that the extension of Cedar Street would occur in conjunction with this concept development. Commissioner Tapper asked what the phasing of the road system would be. Mr. Vos said that they intend to build all the roads in the first phase of the development. Mayor Hilgart commented that building the southerly road going east and west on site could potentially hinder any changes to the site plan for the 25-acre initial development parcel. Commissioner Tapper asked if the interior road shown going between the conceptual buildings would have access to Highway 25. Mr. Vos clarified that the road would not have access to Highway 25, and would serve as an interior road for the development's circulation. The conceptual development proposes a full intersection access and a "right -in right -out" access on Highway 25. Councilmember Gabler noted the substantial amount of parking on site, and asked if that many spaces were necessary. Mr. Lavender clarified that the concept plan shows the City's requirement per the Monticello Zoning Ordinance, and the applicant team feels that there may not be a need for that many spaces. Councilmember Gabler asked if a parking ramp for the site was ever considered. Mr. Vos clarified that a ramp would be a substantial cost compared to surface parking. Councilmember Gabler asked if there were any plans for a public transportation component to be included with this development. City Administrator Rachel Leonard noted that there are no plans for public transportation to be included, or designated stops in this area for public transit, but Trailblazer Transit continues to serve as a form of public transportation in the area. Mr. Lavender also added that there will be sidewalks and pathways installed within this development, as well as along Highway 25 and 85th Street NE. Councilmember Murdoff noted that it would make sense to only install the north -south road in the development to where it needs to be installed, allowing more flexibility in planning the eventual extension of Cedar Street. Ms. Schumann mentioned that the City's authority with right-of-way for public streets comes at plat. it the development intends to plat the entire 89 acres into lots and blocks, an understanding of Cedar Street's right-of-way will need to be known. Ms. Leonard reiterated that the goal is to allow as much flexibility to the developer with regard to road alignment, but at the same time be conscious of the fact that the City will continue to work with The Meadows on connecting Cedar Street through that residential neighborhood with a focus on minimal impact to the existing neighborhood itself. Part of that consideration would include utilizing the existing private infrastructure within The Meadows to make that through connection. The importance of making the eventual connection would allow residents in that neighborhood to exit that area without needing to use Highway 25, or the J-turn setup that exists for both sides of the neighborhood. Councilmember Tracy Hinz asked if the development team has encountered resident concerns for developments of the like. The development team said that when it comes to medical office buildings and the development that tends to follow that initial phase of development, they do draw attention, but residents have not typically expressed pushback or concerns. Councilmember Murdoff asked if the roads were planned to connect to the Featherstone residential area, where 89t" St NE currently ends with a cul-de-sac. Mr. Vos clarified there is no intention to connect the conceptual development's road system with the residential area. Mayor Hilgart asked if they knew the estimate of jobs that would come with the first three phases of development. Mr. Vos said at this time, they can be certain that the first phase of development (25,000 square foot ambulatory surgery center) would bring 25- 30. Mr. Grittman clarified that there is information available that can be used to speculate that medical office buildings such as the proposed one would have one job per 500-700 square feet of building space. All three phases at a conceptual level would have 275,000 square feet. Public Comment Keith Samuelson, 4121 Eaton Circle NE, Monticello, MN 55362, appreciated that this proposed concept would not connect to the Featherstone residential neighborhood. Public Comment Scott Nelson, 4124 Eaton Circle NE, Monticello, MN 55362, asked that the development team give attention to controlling the development's lighting so that it is not a disturbance to the residential neighbors to the east. No action was taken on the agenda item. 3. Adjournment By consensus, the meeting was adjourned at 6:02 p.m. Recorded By: Hayden Stensgard / Date Approved: April 2, 2024 ATTEST: Angela Schumann, Community Development Director ��J I