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Planning Commission Minutes - 10/01/2024MINUTES REGULAR MEETING — PLANNING COMMISSION OCTOBER, 11 2024— 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Chair Paul Konsor, Vice Chair Andrew Tapper, Melissa Robeck, Rob Stark Commissioners Absent: Teri Lehner Council Liaison: Councilmember Gabler Staff: Angela Schumann, Steve Grittman, Ron Hackenmueller, Tyler Bevier 1. General Business A. Call to Order Chair Paul Konsor called the regular meeting of the Monticello Planning Commission to order at 6:11 p.m. B. Roll Call Paul Konsor called the roll. C. Consideration of Additional Agenda Items None D. Approval of Agenda ANDREW TAPPER MOTIONED TO APPROVE THE AGENDA. ROB STARK SECONDED. MOTION CARRIED, 4-0. E. Approval of Meeting Minutes • Regular Meeting Minutes - June 4, 2024, Workshop Minutes — September 3, 2024 and Regular Meeting Minutes — September 3, 2024. PAUL KONSOR MOVED TO TABLE THE JUNE 41 2024 REGULAR MEETING MINUTES. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED, 4- 0. Regular Meeting Minutes — August 6, 2024 ROB STARK MOVED TO TABLE THE AUGUST 6, 2024 REGULAR MEETING MINUTES. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED, 4-0. • Workshop Minutes— September 16, 2024 A CORRECTION OF THE MINUTES WAS REQUESTED BY PAUL KONSOR TO REMOVE "MR. KONSOR" FROM THE LAST ITEM ON THE WORKSHOP MINUTES OF SEPTEMBER 16, 2024 TO REFLECT THE COMMENT WAS MADE FROM A MEMBER OF THE PUBLIC REGARDING HOUSE PRICING. ANDREW TAPPER MOVED TO APPROVE THE SEPTEMBER 16, 2024 WORKSHOP MINUTES AS CORRECTED, PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED, 4-0. Audio and visual recording for the October 1, 2024 Planning Commission meeting corrupted at 4 minutes and 16 seconds and continues for the remainder of the meeting. F. Citizen Comment None 2. Public Hearings A. Continued Public Hearing — Consideration of a Request for Amendment to the Camping World Planned Unit Development District as related to required building materials Applicant: Camping World Community Development Director Angela Schumann stated the applicant has withdrawn their application. It is their intention to use E.F.I.S. on the walls, and staff will follow for compliance. No questions from commissioners. B. Consideration of a Request for Application for Amendment to Conditional Use Permit for Planned Unit Development, Preliminary Plat and Final Plat Applicant: Stephen Rohlf Steve Grittman began with the overview of the preliminary plat, explaining that the proposed parcel for subdivision jogs around a series of existing improvements. The lot is currently used for parking and storage. The applicant is seeking approval to split the existing Lot 2. Steve Grittman stated that both of the resulting parcels are easily in compliance with zoning ordinance for lot size and frontage. There are existing encroachments on the proposed Lot 1 such as small sheds, paved areas, an area used by a daycare, and a paved area to the north along Metro West dealership property. Steve Grittman continued noting K that if there is future development of Lot 1, then those non -conformities would be brought into compliance. Steve Grittman stated that staff is recommending approval with the Exhibit Z conditions, including working with the City Engineer regarding the end of Sandberg Road to determine if should be additional right-of-way for the cul-de- sac. Chair Paul Konsor opened the public hearing portion of the agenda item Paul Konsor welcomed the applicant and reminded public commenters to state their name and address Stephen Rohlf, 188 Avenue, Elk River, addressed the Commission representing Cornerstone Auto. He stated that the daycare shed encroachment was allowed by the current property owners and requested clarification on the cul-de-sac right-of-way requirement. Angela Schumann stated that staff would make it a priority to communicate requirements for the cul-de-sac and if any expansion of right-of-way is needed. Paul Konsor closed the public hearing portion of the agenda item. ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC 2024-39 RECOMMENDING APPROVAL OF THE PRELIMINARY PLAT OF THE CARCONE SECOND ADDITION, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED, 4-0. ANDREW TAPPER MOTIONED TO ADOPT RESOLUTION NO. PC-2024-40 RECOMMENDING APPROVAL OF AMENDMENT TO THE CONDITIONAL USE PERMIT FOR PLANNED UNIT DEVELOPMENT FOR THE CARCONE ADDITION, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED, 4-0. C. Consideration of a Request for Amendment to Big River 445 Planned Unit Development District and Development and Final Stage Planned Unit Development for Automobile Repair — Minor use. Applicant: SFP-E, LLC Steve Grittman began with an overview of the Big River 44 Planned Unit Development. He indicated that the northwest corner of the development is for consideration for a minor auto repair facility and the applicant is developing the site in concert with the originally approved PUD and the site layout. Regarding the flow of vehicles he stated there are two entrances to the property. Steve Grittman continued that the developers of Big River 445 are still in the final platting of the lots and that the platting is a condition of the approval; the plat needs to be final before a permit can be issued. 3 Steve Grittman walked through the Exhibit Z requirements. stating that city staff also recommend a administrative conditions including required cross -access assurance. Other conditions require that there is no outdoor storage of the tires, and to specify the use of the canopy area proposed for the building. Steve Grittman continued that city staff want to make sure there is no use of the parking area for maintenance of the vehicles, and stated there is no concern with the parking supply for customers or employees. He continued that staff is requesting the building material for the canopy extension area comply with building standards, all rooftop equipment is screened, and that no trash or waste could extend higher than the screening walls. HE noted that large vehicle minor repair would be a flexibility of the site. Steve Grittman concluded with the amenity improvement near the stormwater area for a public use in tandem with the original PUD that included small amenity improvements for the public. Staff believes this is an appropriate use and recommends approval for the development stage PUD and amendment to the Big River PUD. Paul Konsor stated the questions he had regarding signage and materials were addressed by Steve Grittman and asked about the adjustments for the commercial building standard. Steve Grittman said the materials are generally masonry for the majority of the building; staff has asked for metal siding for the canopy extension area to be replaced with general commercial building materials to match city standards. Andrew Tapper asked if the materials need to be precast. Steve Grittman stated that they do not. Andrew Tapper said the screening looked complete, yet does not have a roof. Steve Grittman stated the material for the screening area is not described and the use is not confirmed from the applicant. Paul Konsor opened the public hearing portion of the agenda item Ron Issacson, 411 East Main Street, Bozeman, MT, 50015, addressed the Commission on behalf of Les Schwab. In regards to Exhibit Z, he indicated that the canopy building materials would be updated, and that the use is the same as the other work bays, but is where a boat trailer could pull through to be worked on. Regarding conditions relating to the bullpen area, he stated there is no outdoor storage for the bull pen, and clarified that the bullpen is the larger 8' tall fence, with a dark bronze steel slate with no spacing. He stated that the bull pen is for spent tires are stored and picked up once a week. Regarding the expected types of vehicles, he note that these are spelled out in the application narrative with a variety of vehicle types that will vary; including, motorhomes, four wheelers, boat trailers, pickups, cars, tractor trailers. Paul Konsor stated they were not familiar with Les Schwab and asked for a rough estimate of the number of vehicles that are coming through for tractor trailers 11 and RVs. The applicant stated it is mostly cars, but other types of vehicles may pull off the freeway for a repair. Paul Konsor inquired whether the applicant had evaluated the turning radius on the private roads to accommodate these vehicles. The applicant stated that a turn analysis was completed early on in the process with a tractor trailer used in a simulation to make sure the circulation worked. Paul Konsor asked why the bullpen was open on the top. Applicant stated that it was standard for Les Schwab. Charlotte Gabler stated the appreciation for the frequent pickup of tires and noted that it is placed behind a fence. Shefollowed up with a question on why Monticello was chosen for their next location. The applicant stated a retail study showed an expansion into Minnesota after a recent push in North Dakota. The demographics, economies, farm and ranch areas are attractive for the tire changes. Paul Konsor closed the public hearing portion of the agenda item. Paul Konsor brought the discussion back to Commissioners. Andrew Tapper asked about the non -conforming billboards. Angela Schumann stated there were two billboards that were lawfully non- conforming. One was removed and one dynamic display billboard was replaced in the exact location at same height and area. PAUL KONSOR MOVED TO ADOPT RESOLUTION NO. PC 2024-41 RECOMMENDING APPROVAL OF A DEVELOPMENT & FINAL STAGE PUD FOR LOT 41 BLOCK 1, BIG RIVER 445 SECOND ADDITION, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. ANDREW TAPPER SECONDED THE MOTION, MOTION CARRIED, 4-0 PAUL KONSOR MOVED TO ADOPT RESOLUTION NO. PC 2024-42 RECOMMENDING APPROVAL OF AN AMENDMENT TO THE BIG RIVER 445 PUD ZONING DISTRICT, LOT 4, BLOCK 1, BIG RIVER 445 SECOND ADDITION, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. ROB STARK SECONDED THE MOTION, MOTION CARRIED, 4-0. D. Consideration of a Request for Amendment to Big River 445 Planned Unit Development District and Development and Final Stage Planned Unit Development for Automobile Repair — Minor use. Applicant: Valvoline, LLC Steve Grittman opened with an overview of Big River 445 similar to the prior item regarding the proposed Development Stage PUD and amendment to the zoning ordinance. This application request incorporates the final plans on Lot 2 of this portion of the plat. Regarding configuration of the site, traffic will enter on the west, circulate through the site, and with the nature of use vehicles will enter the building. Passengers will stay in the vehicle and the vehicle exits when oil change is complete along the internal access road. Regarding access, Steve Grittman spoke of the shared driveway and that the site is reliant on the shared private cross -access road. Steve Grittman walked through the Exhibit Z requirements. These include final plat recording for permitting, and an amended PUD district to incorporate final site plans. Staff is recommending approval of the development stage PUD and amendment to the planned unit development district. Paul Konsor asked if there was an area for benches, as the previous applicant was asked. Steve Grittman stated there is a sidewalk on the north side of the site. The proximity of the prior application stormwater area was why it was attached to the recommendation in that application. Melissa Robeck asked if there was uniformity around the PUD building plans as the buildings all have different looks. Andrew Tapper stated that each development likes to have their own brand on the buildings. Steve Grittman explained that common architecture was not a requirement of the Big River 445 PUD, but stated that lighting and signage is required to be in conformity, rather than the building materials. Paul Konsor opened the public hearing portion of the agenda item. Jim Douthit, 11400, San Antonio, Texas, addressed the Commission, representing the applicant. He stated that 100% of the materials that are worked with in the proposed facility are recycled in a 15-minute oil change, with an estimated 15 oil changes in a day on average, and explained the oil change process for the user. All the work takes place inside the building, no work is done outside. Any water that leaves the building goes through an oil and water separator so no oil leaves the facility. The tanks at the lower level are filled by truck, and extract the old oil. There are no oil cans or gallon drums on site. He noted that the trash enclosure is similar to the building. He stated that several locations are being constructed in the Minnesota market. Paul Konsor asked if the tanks are used versus individually bottles. The applicant stated that it would all be coming from the tanks that are serviced once a week. Paul Konsor closed public hearing portion of the agenda item. ROB STARK MOVED TO ADOPT RESOLUTION NO. PC 2024-43 RECOMMENDING APPROVAL OF A DEVELOPMENT & FINAL STAGE PUD FOR LOT 2, BLOCK 1, BIG RIVER 445 SECOND ADDITION, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND 301 BASED ON THE FINDINGS IN SAID RESOLUTION. ANDREW TAPPER SECONDED THE MOTION, MOTION CARRIED, 4-0 ROB STARK MOVED TO ADOPT RESOLUTION NO. PC 2024-44 RECOMMENDING APPROVAL OF AMENDMENT TO THE BIG RIVER PUD ZONING DISTRICT, LOT 21 BLOCK 1, BIG RIVER SECOND ADDITION SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. ANDREW TAPPER SECONDED THE MOTION, MOTION CARRIED, 4-0 3. Regular Agenda 4. Other Business A. Community Development Director's Report Angela Schumann gave an update on City Council actions regarding the enforcement zoning amendment and the Wendy's CUP approval. She also noted upcoming special meetings, including those for cannabis ordinance development. It was noted that the planning Commission vacancy interviews will occur before the Monday, November 4t" meeting. She reminded the Commissioners that the January 2025 meeting will be the regular officer appointments. Angela Schumann then gave an introduction to the Community and Economic Development Coordinator Tyler Bevier. 5. Adjournment ANDREW TAPPER MOVED TO ADJOURN THE OCTOBER 1, 2024 REGULAR MEETING ONF THE MONTICELLO PLANNING COMMISSION. MELLISSA ROEBECK SECONDED THE MOTION. MOTION CARRIED, 4-0. MEETING ADJOURNED. Recorded By: Tyler Bevier Date Approved: November 4, 2024 ATTEST: Angela Scl�y�r�ar n, Community Development Director 7