Planning Commission Minutes - 04/08/2024 (Joint Workshop)MINUTES
JOINT MONTICELLO PLANNING COMMISSION/CITY COUNCIL WORKSHOP
Monday, April 8, 2024 — 5:00 p.m.
Monticello Community Center
Planning Commissioners Present: Vice Chair Andrew Tapper, Teri Lehner, Melissa Robeck,
Planning Commissioners Absent
City Councilmembers Present:
Staff Present:
1. Call to Order
Rob Stark
Chair Paul Konsor
Mayor Lloyd Hilgart, Charlotte Gabler, Sam Murdoff, Tracy
Hinz, Lee Martie
Angela Schumann, Steve Grittman, Rachel Leonard,
Jennifer Schreiber, Sarah Rathlisberger, Jim Thares,
Hayden Stensgard
Planning Commission Vice Chair Andrew Tapper called the joint workshop meeting of
the Monticello Planning Commission and City Council to order at 5:00 p.m.
2. Concept Plan Submittal for the Pointes at Cedar District for proposed Commercial
Lodging and future Restaurant as Principal Uses in the Populus Sub -District.
PIDs: 155-278-001030, 155-278-001040
Legal Description: Lots 3 & 4, Block 1, Deephaven
Applicant: Ted Thompson
Community Development Director Angela Schumann provided an overview of the
purpose of the meeting to the Planning Commission, City Council, and the public. The
Pointes at Cedar District Zoning Ordinance allows applicants to have a joint concept
meeting with the Planning Commission and City Council, without requiring a decision
from the City Council regarding the development. Similar to the Planned Unit
Development Concept Stage process, the joint workshop step provides an opportunity
to the Planning Commission and City Council to give initial feedback on a development
proposal without having to make a formal decision. While not a public hearing, mailed
notice did go out to the surrounding property owners, and if time allows, members of
the public may provide comment.
City Planner Steve Grittman provided an overview of the agenda item to the Planning
Commission, City Council, and the public. Proposed on 2 lots near the southwest corner
of Chelsea Road and Edmonson Avenue NE is a 98-room hotel, and future -phased
restaurant within the northern biome (Populus) of the Pointes at Cedar District. The
hotel brand was identified in the applicant's submittal as a Fairfield Inn by Marriot.
Commissioner Tapper asked if the discussion in the meeting needed to focus at all on
the restaurant, as the only information provided for the restaurant at that time was that
there were plans to have one located next to the proposed hotel. Mr. Grittman clarified
that the discussion should mainly focus on the detail the applicant had provided and
that when restaurant plans were provided in connection with the proposed
development, the Planning Commission and City Council would then have the
opportunity to provide feedback. Though the applicants are not required to resubmit a
concept plan submittal application, design and detail on the restaurant would require a
development stage permit review.
Rob Thompson, of C.I. Construction and the applicant team, noted that the plan is to
build the hotel and restaurant at the same time. The reason for the lack of information
on the restaurant was that discussions were further along with the hotel company than
the restaurant.
Ted Thompson, applicant of C.I. Construction, added that the process of constructing a
hotel requires more time than the restaurant.
Ms. Schumann clarified that the developer will be required to apply for a development
stage permit in the Pointes at Cedar District for both the hotel and restaurant, though
the restaurant is not included in the review of the concept plan.
Commissioner Melissa Robeck asked what the current occupancy rate is for the existing
hotels in Monticello. Ms. Schumann noted that information on occupancy rates can be
found in the Hotel Study completed in 2023.
Rob Thompson added that they had conducted their own study prior to bringing
forward the concept, and are confident that the project would be successful.
Ted Thompson noted that within the concept is roughly an 80-foot-wide vacant parcel
that would be available for development as well. At this time, there are no plans for
development of the parcel. Any development of site would intend to complement the
goals of the Pointes of Cedar district.
Ted Thompson noted the applicant team was looking for feedback on commercial
signage for the concept plan. Aware of the 14-foot maximum allowed within the Pointes
at Cedar District, the applicants were looking for feedback on whether they could
propose a pylon sign for the two facilities at a height of around 30 feet.
Rob Thompson asked if there was a long-term plan to connect Edmonson Avenue NE
and Oakwood Drive East. Ms. Schumann said there was no long-term plan to connect
those two roads.
Mayor Lloyd Hilgart asked if signage was the major concern with the items provided for
the concept review. Rob Thompson said that it wasn't necessarily a major concern, just
an area they would appreciate feedback on prior to submitting an application for a
development stage permit.
Mayor Hilgart asked if the property was located within the Freeway Bonus Sign Overlay
District. Mr. Grittman clarified that originally, these properties were included within the
Freeway Bonus Sign district, but with the creation of the Poitnes at Cedar zoning district,
they were removed.
Mayor Hilgart asked what the district's sign limitations are. Mr. Grittman noted that the
Pointes at Cedar District limits freestanding signage to monument signs at a max height
of 14 feet, and maximum square footage of 100 square feet. Pylon signs are not
permitted within the zoning district.
Ted Thompson asked if the applicants were to propose a sign outside of the ordinance
standard, how would they go about that? Ms. Schumann clarified that it would be
applied for as a variance in companion with the Development Stage Permit application.
Councilmember Sam Murdoff asked for clarification on whether there is additional
developable land available within this proposed development. Ted Thompson said that
there is a roughly 80-foot-wide piece of property to the west of the proposed
development that would potentially be developed at a later date. There is a possibility
that the remaining land area would be utilized to accommodate any outstanding needs
of the original development, which remains unclear at this time.
Councilmember Murdoff asked if there was any discussion on whether the hotel could
be taller than 4 stories. Ted Thompson said that Marriot has a few designs for their
Fairfield Inn hotels, none of which are taller than 4 stories. Mr. Thompson also noted
the substantial cost increase for 5-story buildings over 4 stories.
Commissioner Tapper noted that given the hotel would be 4 stories, the wall signage
that would be on the building would provide exposure to the surrounding area,
potentially as well as a pylon side. Rob Thompson clarified that exposure to the
surrounding area was not necessarily a concern for the hotel, but rather the restaurant
that would accompany the hotel.
Councilmember Murdoff said that the project made sense with the given location, but
expressed concerns with the lack of floor area. He asked if any of the projects within the
Pointes at Cedar zoning district meet the requirements for floor area ratio. Ms.
Schumann clarified that this is the first project reviewed against the provisions
established in the Pointes at Cedar zoning district and did not know whether the existing
development in the area would be able to meet the requirements.
City Administrator Rachel Leonard noted that at the time of the development of the
Pointes at Cedar zoning district language, assumptions for development density were
made based on the master plan, with the intention of those decisions aligning with the
ultimate goals of the area. As development proposals continue to be presented to the
group for the Pointes at Cedar area, adjustments to the language may need to be made
based on the practicality of developing the area realistically and successfully,
particularly as related to accommodating desired uses within The Pointes.
No action was taken on the item.
3. Adjournment
By consensus, the meeting was adjourned at 5:57 p.m.
Recorded By: Hayden Stens and o
Y g
Date Approved: May 7, 2024
ATTEST:
Angela Schunfanr(, Community Development Director