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Planning Commission Minutes - 05/07/2024MINUTES REGULAR MEETING – PLANNING COMMISSION Tuesday, May 7, 2024 – 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Chair Paul Konsor, Teri Lehner, Melissa Robeck, Rob Stark Commissioners Absent: Vice Chair Andrew Tapper Council Liaison Present: Councilmember Charlotte Gabler Staff Present: Angela Schumann, Steve Grittman, Ron Hackenmueller, Hayden Stensgard 1. General Business A. Call to Order Chair Paul Konsor called the regular meeting of the Monticello Planning Commission to order at 6:00 p.m. B. Roll Call Mr. Konsor called the roll. C. Consideration of Additional Agenda Items None D. Approval of Agenda ROB STARK MOVED TO APPROVE THE MAY 7, 2024 REGULAR PLANNING COMMISSION MEETING AGENDA. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. E. Approval of Meeting Minutes • Joint Workshop Meeting Minutes—April 2, 2024 PAUL KONSOR MOVED TO APPROVE THE APRIL 2, 2024 JOINT WORKSHOP MEETING MINUTES. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. • Regular Meeting Minutes—April 2, 2024 PAUL KONSOR MOVED TO APPROVE THE APRIL 2, 2024 REGULAR MEETING MINUTES. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. • Joint Workshop Meeting Minutes – April 8, 2024 PAUL KONSOR MOVED TO APPROVE THE APRIL 8, JOINT WORKSHOP MEETING MINUTES. ROB STARK SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. • Special Meeting Minutes – April 15, 2024 PAUL KONSOR MOVED TO APPROVE THE APRIL 15, 2024 SPECIAL MEETING MINUTES. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. F. Citizen Comment None 2. Public Hearings A. Continued—Consideration of an Amendment to the Monticello City Code, Title XV: Land Usage, Chapter 153: Zoning Ordinance, Section 153.046 Overlay Zoning Districts, Adopting the updated Flood Hazard Determination including Flood Insurance Study and Flood Insurance Rate Maps for the City of Monticello as part of the Official Zoning Map and the subject Zoning Ordinance Section herein. Applicant: City of Monticello Community Development Director Angela Schumann provided an overview of the agenda item to the Planning Commission and the public. Wright County's flood hazard determination was finalized by the Federal Emergency Management Agency (FEMA), and the City of Monticello is required to adopt new flood maps based on those determinations. The prior maps were from 1979 and 1981. This process began in 2011, and in 2016, public comment was taken on the updated information and finalized in December of 2023. A requirement of the National Flood Insurance Program, the City of Monticello is required to update its Floodplain ordinance to reference the new maps to be in effect on June 20, 2024, in order to remain eligible for the program. Notice of these changes was provided to all property owners that have floodplain designation on their property prior to the public hearing date. Staff's recommendation was for approval of the ordinance amendment. Ms. Schumann clarified that the public comment and appeal period was held in 2016, where property owners were initially notified, Staff noticed again following FEMA's letter noting that the determinations were finalized in case property ownership of any of the affected properties changed ownership. There were no opportunities for appeals to the determinations following the 2016 comment period. Mr. Konsor asked for clarification on whether this step is a requirement of affected cities and counties. Ms. Schumann confirmed that if the City wants to remain eligible for the National Flood Insurance Program, adoption of the updated FIRM panels is a required step. Mr. Konsor opened the public hearing portion of the agenda item. Mr. Konsor closed the public hearing portion of the agenda item. PAUL KONSOR MOVED TO ADOPT RESOLUTION 2024-12 RECOMMENDING ADOPTION OF ORDINANCE NO. 825 FOR AMENDMENT TO THE MONTICELLO CITY CODE, TITLE XV: LAND USAGE, CHAPTER 153: ZONING ORDINANCE, SECTION 153.046: OVERLAY ZONING DISTRICTS, ADOPTING THE UPDATED FLOOD HAZARD DETERMINATION INCLUDING FLOOD INSURANCE STUDY AND FLOOD INSURANCE RATE MAPS FOR THE CITY OF MONTICELLO AS PART OF THE OFFICIAL ZONING MAP AND THE SUBJECT ZONING ORDINANCE SECTION HEREIN, BASED ON THE FINDINGS IN SAID RESOLUTION. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. B. Consideration of a Request for a Conditional Use Permit for Accessory Structures Exceeding 1,200 Square Feet in the R-1, Single -Family Residential District. Applicant: Ben Holland Community & Economic Development Coordinator Hayden Stensgard provided an overview of the agenda item to the Planning Commission and the public. The request was for construction of a 640 -square -foot detached accessory structure along the south and east sides of the property with a driveway expansion extending from its existing curb cut to the proposed structure. The site has an existing 832 -square -foot attached garage, and the proposed structure would bring the total square footage of accessory structures to 1,472 square feet. The proposed location was found by staff to be not in the front yard, as accessory structures are not allowed in the front yard by ordinance. The existing layout of the lot accommodates the proposed location in the side yard. The applicant also proposed the installation of a parking pad along the east building line of the proposed structure at 14 feet in width. Mr. Stensgard noted that while the use of that pad for parking would not be compliant with the zoning ordinance language referenced in the staff report, the zoning ordinance regulates only the use of the proposed pad, and not the installation of it. Councilmember Charlotte Gabler asked if the proposed parking pad would be something calculated into the total impervious surface area on a property. Mr. Stensgard confirmed. Mr. Konsor opened the public hearing portion of the agenda item. Mr. Konsor closed the public hearing portion of the agenda item. TERI LEHNER MOVED TO ADOPT RESOLUTION PC -2024-13 RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR ACCESSORY STRUCTURE SPACE EXCEEDING 1,200 SQUARE FEET ON A PARCEL IN AN R-1, SINGLE-FAMILY RESIDENTIAL DISTRICT, BASED ON THE FINDINGS IN SAID RESOLUTION AND SUBJECT TO THE CONDITIONS IN EXHIBIT Z. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. C. Consideration of a Request for an Amendment to a Conditional Use Permit for Electric Vehicle Charging Stations as an Accessory Use in the B-3, Highway Business District. Applicant: Doug Walkup City Planner Steve Grittman provided an overview of the agenda item to the Planning Commission and the public. The Holiday Store located at 110 Oakwood Drive E., submitted a request to change the standard parking located in the rear of the principal building (12 spaces) into electric vehicle charging stations. The applicant noted in their narrative that the stations would be installed in phases, and the first phase would consist of four parking stalls being converted. Per the Monticello Zoning Ordinance, seven or more electric vehicle charging stations are allowed in the B-3, Highway Business District by Conditional Use Permit. Though the first phase will only convert four stalls, staff provided a recommendation to the Planning Commission based on all phases, so the applicant would not need to seek approval for each subsequent phase. Staff recommended approval of the request conditioned on the comments identified in Exhibit Z in the agenda item. Mr. Konsor asked for clarification on the required setback of the mechanical equipment. Mr. Grittman noted that due to the west property line being adjacent to public right of way (Highway 25), the minimum setback for the proposed mechanical equipment is 20 feet. If the equipment was shifted to the east side of the property, the setback would need to be six feet. Mr. Konsor opened the public hearing portion of the agenda item. J.1. Benson, on behalf of the applicant, addressed the Planning Commission and the public. Mr. Konsor closed the public hearing portion of the agenda item. PAUL KONSOR MOVED TO ADOPT RESOLUTION NO. PC -2024-141 RECOMMENDING APPROVAL OF THE AMENDMENT TO A CONDITIONAL USE PERMIT FOR ELECTRIC VEHICLE CHARGING FACILITIES AS AN ACCESSORY USE BASED ON THE FINDINGS IN SAID RESOLUTION AND SUBJECT TO THE CONDITIONS OF EXHIBIT Z. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. D. Consideration of a Request for an Amendment to a Conditional Use Permit for Planned Unit Development for a Restaurant as a Principal Use and Drive - Through Services as an Accessory Use in the B-4, Regional Business District. Applicant: Westwood Professional Services Mr. Grittman provided an overview of the agenda item to the Planning Commission and the public. The applicant's request to amend the CUP for PUD in the Union Crossings commercial area is for a proposed new construction Panera Bread location on a currently vacant lot, that would include a single drive- through service aisle. Restaurants are a permitted use in the underlying zoning district, which is B-4, Regional Business District, and drive-throughs as an accessory use are allowed conditionally. Staff recommended approval noting the identified conditions of approval in Exhibit Z of the agenda item. Mr. Konsor noted concern about snow plowing and storage on site, given there is little space between the parking and the alleyway along the east property line. Mr. Konsor opened the public hearing portion of the agenda item. Mike Gilbert, on behalf of the applicant, addressed the Planning Commission and the public. Mr. Konsor closed the public hearing portion of the agenda item. PAUL KONSOR MOVED TO RECOMMEND APPROVAL OF THE AMENDED CUP/PUD FOR RESTAURANT WITH DRIVE-THRU FACILITIES BASED ON THE FINDINGS IN RESOLUTION NO. PC -2024-15 AND SUBJECT TO THE CONDITIONS OF EXHIBIT Z. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. 3. Regular Agenda None 4. Other Business A. Consideration of a Letter to Governor Walz Supporting Retention of Local Land Use Authority Ms. Schumann provided an overview of the agenda item to the Planning Commission and the public. The 2024 state legislature introduced multiple bills that affect local land use authority related to zoning items such as building materials, parking, etc. The Planning Commission was asked to consider signing and submitting a letter drafted by staff encouraging Governor Walz to vote against any legislation that would further restrict local authority in these regards. Commissioner Lehner asked if staff would be willing to copy Monticello's state legislators on this letter as well. Ms. Schumann confirmed. PAUL KONSOR MOVED TO AUTHORIZE THE SUBMISSION OF A LETTER TO GOVERNOR WALZ SUPPORTING THE RETENTION OF LOCAL LAND USE AUTHORITY. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. B. 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 agenda item. 5. Adjournment ROB STARK MOVED TO ADJOURN THE MAY 7, 2024 REGULAR MEETING OF THE MONTICELLO PLANNING COMMISSION. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0, MEETING ADJOURNED AT 7:20 P.M. Recorded By: Hayden Stensgard Date Approved: June 4, 2024 ATTEST: Angela SchumWo, Community Development Director