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Planning Commission Minutes - 03/04/2025MINUTES REGULAR MEETING — PLANNING COMMISSION Tuesday, March 4, 2025 - 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Chair Andrew Tapper, Vice Chair Melissa Robeck, Rick Kothenbeutel, Teri Lehner, Rob Stark Council Liaison Present: Councilmember Kip Christianson Staff Present: Angela Schumann, Steve Grittman, Tyler Bevier, Bob Ferguson 1. General Business A. Call to Order Chair Andrew Tapper called the regular meeting of the Monticello Planning Commission to order at 6:02 p.m. B. Roll Call Chair Andrew Tapper called the roll. C. Consideration of Additional Agenda Items Andrew Tapper requested the addition of Robert's Rules overview as Item number 1G. D. Approval of Agenda VICE CHAIR MELISSA ROBECK MOVED TO APPROVE THE MARCH 4, 2025 PLANNING COMMISSION MEETING AGENDA. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 5-0. E. Approval of Meeting Minutes Regular Meeting Minutes— February 4, 2025 MELISSA ROBECK MOVED TO APPROVE THE FEBRUARY 4, 2025 REGULAR MEETING MINUTES. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED, 5-0. F. Citizen Comment None G. Robert's Rules Overview Andrew Tapper gave an overview of the Robert's Rules of Order training and adjustments to future motions for resolutions. Angela Schumann added that the expectations of the City Clerk include affirmative action on the resolution in place or for recommendation for denial by voting against the resolution based on the staff report and findings. 2. Public Hearings A. Consideration of a Request for Development Stage and Final Stage Planned Unit Development/Rezoning to Planned Unit Development for Phased Industrial Development including Industrial Service and Industrial Self -Storage as Principle Uses in the 1-2 (Heavy Industrial) District. Applicant: Timothy Flander City Planner Steve Grittman began with an overview of the applicant's original submission in 2024, their current development stage, and final stage planned unit development/Rezoning to Planned Unit Development. The conditions are similar to those proposed in summer 2024, with a change to the building materials of textured metal siding with a stone wainscot on the front or Fallon Avenue facade. Andrew Tapper opened the public hearing portion of the agenda item. Andrew Tapper closed the public hearing portion of the agenda item. ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC 2025-09 RECOMMENDING APPROVAL OF REQUEST FOR A DEVELOPMENT STAGE AND FINAL STAGE PLANNED UNIT DEVELOPMENT FOR PHASED INDUSTRIAL DEVELOPMENT INCLUDING INDUSTRIAL SERVICE AND INDUSTRIAL SELF - STORAGE AS PRINCIPLE USES IN THE 1-2 (HEAVY INDUSTRIAL) DISTRICT, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED, 5-0. ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC 2025-09 RECOMMENDING APPROVAL OF REQUEST FOR A REZONING TO PLANNED UNIT DEVELOPMENT AND CREATING THE MASTERCRAFT PUD DISTRICT FOR PHASED INDUSTRIAL DEVELOPMENT INCLUDING INDUSTRIAL SERVICE AND INDUSTRIAL SELF -STORAGE AS PRINCIPLE USES IN THE 1-2 (HEAVY INDUSTRIAL) DISTRICT, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED, 5-0. B. Consideration for a Conditional Use Permit for a proposed Entertainment/Recreation, Indoor Commercial Facility in an 1-2 (Heavy Industrial) District. Applicant: Elizabeth Barthel City Planner Steve Grittman gave an overview of the Conditional Use Permit for the 1-2 Heavy Industrial district of the proposed Entertainment/Recreation, and Indoor Commercial Facility with the applicant proposing a 13,000 square foot indoor playground. 2 Planner Grittman stated that there are two access points to the site from Dundas Road. Staff is asking for clear delineation on the parking lot layout between indoor playground users and the manufacturing employees and delivery trucks, due to mixed use during offset times of the day. Staff believe the proposal fits the intent of the code and outlined the conditions of Exhibit Z. Andrew Tapper asked for the number of parking spaces intended for the proposed use. Steve Grittman stated from his research standpoint, the applicant calculated about 100 children, perhaps more, in attendance at one time. Based on the multi -capacity of the vehicles, averaging about 3 guests to vehicle, would equate to no more than 50 vehicles parked at any one time. At peak times and if exceeding the amount of allotted spaces, vehicle parking can overflow into the industrial area parking. Andrew Tapper noted the 30 spaces depicted along the berm area on Dundas Road and asked if the recommendation was to barricade the 24 spaces along the west rather than consideration of both the layout of the easterly and westerly parking islands, stating his concerns with small children and large trucks using the same lot. Steve Grittman said per the site plan, displaying the aerial image for the audience and Commission, the proposed floor plan provided by the applicant would result in the western parking area as likely to be more utilized due to the traffic at the northeast corner retained by the industrial business. Access into the building and the proposed use on the south side is closest to the western portion of the parking lot layout with potentially another access door on the west, which is currently shown as closed. Parking for the industrial business will primarily remain on the eastern portion of the lot, as depicted on the aerial and directional signage will be in place for playground patrons. Teri Lehner also expressed the concern with kids and cars within close proximity and indicated that it would be best to mitigate per the condition, from a layout perspective. Rob Stark stated the concept would be a good addition for the community and has seen other communities prosper with indoor playgrounds in all-weather situations. Teri Lehner agreed and added that the concern is for safety and traffic control. Andrew Tapper opened the public hearing portion of the agenda item. 3 Applicant Elizabeth Bartel, 17189 166t" St. SE, Big Lake, MN, addressed the Commission and provided background on how she found this property, which has been vacant long-term. Conversations with the industrial business in the building confirmed the east lot has always been and will remain allotted for industrial business parking. Elizabeth Bartel shared her concerns for the two accesses used by trucks and confirmed that creating a barrier for traffic control would create inaccessibility for semis to make the turn into the westerly area of the parking lot while maintaining access to the east lot for industrial use. Elizabeth Barthel confirmed that the highest attendance for the playground business would be in the evenings and weekends, not simultaneously with the weekday operations of the industrial business and that a maximum of 20 used spaces during weekday operations is anticipated. Andrew Tapper expressed that much can be done with directional signage in visually drawing attention to parking vehicles in the south and west side of the lot, as recommended. Melissa Robeck appreciated the research done by the applicant in finding this location and by addressing the parking concerns with staff's recommendations. Councilmember Kip Christianson thanked the applicant for bringing the innovation to the community and wished them good luck. Tyler Bevier added that a citizen comment email was received after the agenda packet was posted for the public and is printed and made available for consideration. In total, twelve citizen emails were received in support for approval with positive aspects for the community. Andrew Tapper closed the public hearing portion of the agenda item. ROB STARK MOVED TO ADOPT RESOLUTION PC NO. 2025-10 RECOMMENDING APPROVAL OF AN AMENDMENT TO A CONDITIONAL USE PERMIT FOR AN INDOOR ENTERTAINMENT/RECREATION FACILITY IN AN 1-2 (HEAVY INDUSTRIAL) DISTRICT, WITH THE CONDITIONS AS NOTED IN EXHIBIT Z, BASED ON FINDINGS OF SAID RESOLUTION. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED, 5-0. C. Consideration of a Conditional Use Permit for a proposed Auto Repair -Minor Facility in an B-4 (Regional Business) District and Consideration of a Conditional Use Permit for Cross Access and Parking_ Applicant: RA Smith, Inc. Steve Grittman gave an overview of the proposal for the East 7th Street parcel, located south of St. Henry's Catholic Church with residential facility to the north and counseling center to the east. The proposed project is a tire service facility. Steve Grittman spoke to the shared access point for the subject property with the counseling center, and an additional access point on the west to East 7th Street. Service bays are located on the south side of the building facing the freeway, with customer entrance on the east. Steve Grittman spoke to the surrounding uses in the B-4 district and the institutional use of St. Henry's Catholic Church to the north of the site. The primary uses of the subject parcels on the east are of similar use and support facilities along East 7th Street are in place for considerable commercial traffic; use of this site was factored at the time of the original split and rezoning. Steve Grittman spoke to the conditions relating to operational practices and proposed use, which include material enhancement wrapping the pylon post for the freestanding signage at the southeast corner of the site and recommended improvements to the architectural aesthetics on the north side of the building facing the 7th Street side. Councilmember Kip Christianson asked whether the size of delivery trucks for tires was considered in the layout of the property. Steve Grittman stated that the City considers accessibility of fire and other emergency vehicles and equipment, and that the applicant has met the requirements of the turning template at the site based on City -used equipment. Because trucks are not allowed to park for delivery along East 7th Street, the issue becomes the applicant's alone by function of their own design. Andrew Tapper opened the public hearing portion of the agenda item. Applicant Todd Mosher of RA Smith, 55 Schumann Blvd., Naperville, IL, addressed the Commission. Todd Mosher spoke to the architectural comments and ability to work with staff on those conditions, coupled with additional landscaping. Complications with location of utility easements made for the best location and positioning on the parcel for the building, facing the expressway rather than East 7th Street. Todd Mosher spoke of store operational hours and to Councilmember Kip Christianson's comment regarding deliveries, stating that they utilize a delivery courier via contract on an average of two deliveries a week. Andrew Tapper closed the public hearing portion of the agenda item. MELISSA ROBECK MOVED TO ADOPT RESOLUTION NO. PC-2025-11 RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR A MINOR AUTOMOBILE REPAIR FACILITY IN A B-4, REGIONAL BUSINESS DISTRICT, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. ROB STARK SECONDED THE MOTION. MOTION CARRIED, 5-0. 5 ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC-2025-12 RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR A CROSS - ACCESS AND PARKING IN A B-4, REGIONAL BUSINESS DISTRICT, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. ROB STARK SECONDED THE MOTION. MOTION CARRIED, 5-0. D. Consideration of a Conditional Use Permit for Cross Parking Agreement in the Central Community District (CCD) Applicant: Zach Barthel City Planner Steve Grittman addressed the Commission, explaining the request for joint and cross parking agreement in the CCD to convert an existing building from a former retail use to a restaurant and bar facility. The site itself is downtown and has minimal on -site parking. Planner Grittman explained that restaurant generation of parking is substantial compared to the former retail usage and reviewed the staff report calculations for parking. In summary, the site is eligible for cross -parking for a limited number of spaces on site, while the current code would not allow joint parking as proposed due to the distance between the proposed restaurant and the proposed joint parking locations. Planner Grittman stated that the applicant is seeking offsite parking options for the deficit of 30 spaces per the zoning code. To resolve this issue, the applicant would provide cross -parking for public use on -site for the available spaces and make payment into a parking fund that the City would provide and maintain for off -site public parking to recoup costs for improvements in the downtown area and along River Street or future parking areas. The proposed use is compliant with the zoning regulations and consistent with the City's goals for Downtown, as hospitality businesses are desirable from the City's standpoint. Steve Grittman noted that the depicted site plan indicates an interchangeable use for the 6 passenger vehicle spaces on -site to be utilized by multiple motorcycles in the summer months. Andrew Tapper asked Steve Grittman to display a map of the downtown area public parking locations for Commissioners to review and inquired where the parking options are located for parking in front of and nearby the site. Rick Kothenbeutel asked about the potential for public parking on -street to become private parking and referenced the business parking on Walnut Street across from the Monticello Community Center (MCC). Angela Schumann stated that on -street parking on public streets is public parking, the arrangement mentioned by Commissioner Kothenbeutel relates to 0 special circumstances of the planned unit development related to the Town Center and MCC. Rick Kothenbeutel asked if the 101 parking spaces behind the apartment complex are utilized on a first -come, first -served basis. Angela Schumann confirmed that a conditional use permit is in place for cross -access parking for the public in those spaces and the Block 52 developer is required to provide a parking management plan indicating how their residential and commercial users will be managed. Teri Lehner asked of the 30 parking spaces in deficit, how many are required to be handicap accessible and the distance from the building to public parking. Steve Grittman explained that public parking does not have a handicap requirement and on -street parking is accessible by nature. Private parking lots have requirements for accessibility based on number of spaces in the lot and ratio allotted to accessible use, per the State structure. Andrew Tapper asked about the existing 6 private spaces and if required to reserve any of those for accessibility. Steve Grittman stated that any private parking up to 15 spaces is required to have one handicapped -designated space, so the City would work with the applicant on the design to accommodate. Cities have maintained handicap spaces in public parking areas due to close proximity to buildings and per ratio of requirements. For clarification, Angela Schumann stated that the consideration before the Commission is for a conditional use permit to allow whatever spaces are onsite to become cross parking with the public. If the City were to amend the ordinance to change its distance requirements for joint off-street parking, the condition is written that the approval is also authorizing joint parking and that any remaining deficiency is recognized per the terms of the current ordinance and the applicant will pay into the City parking fund. Councilmember Kip Christianson noted that this is an opportunity to utilize the available parking space in line with desired downtown uses and stated that street parking does not seem to be a concern during peak traffic and hours of operation. Andrew Tapper asked for clarification on the conditional use permit approval for cross and joint parking. Andrew Tapper stated concern with the greater distance of designated off -site parking as cross -parking as much greater than what Commission has seen in the past. Angela Schumann clarified that cross -parking is allowed when the uses are directly adjacent to one another; the parking lots are joined and when the lots 7 are used by the public. The consideration before the board is authorizing the public use of the 6 spaces on the lot as cross -parking with the private lot to be used simultaneously by the public. A conditional use permit is also required by code for joint parking, when two uses which may not be directly adjacent to one another but share parking when spaces or when operational times are offset. The issue is that the current code does not allow for joint parking when more than 300 feet from the business. The condition was written to accommodate the cross parking and joint parking should the city amend the code, with the applicant paying into the parking fund for and whatever deficiency remains.; The condition is written so that no further authorization for the joint parking would be required. This process also eliminates visiting any potential variance to be brought back to Commission, evaluating joint parking amendments potentially in the future, while the applicant maintains the flexibility that they have. Melissa Robeck reiterated that the Commission is considering approval of a CUP before the ordinance is updated. Steve Grittman included that this gives the applicant credit for what is onsite and if nothing else changes, the applicant owes the City 30 parking spaces with likelihood of future conversation in changes to the eligibility for off -site or joint parking spaces forthcoming, per stated in Condition 3 of the Staff Report. Andrew Tapper opened the public hearing portion of the agenda item. Applicant Zach Barthel, 212 East 4th Street, addressed the Commission, stating that since 2017 the downtown area has not been fully utilized and is not structured for new business -building. At the current location for the past six years, Nordic is now nearing the end of its lease. The current location is tucked away from the downtown corridor and at peak attendance, does not see more than 30 cars in the lot other than special events. Zach Barthel stated that he has visited the new location area during nights and weekends and indicated that he has seen open public parking that could be utilized. Other communities closer to the Twin Cities with operations like his have similar public parking situations with city blocks to walk or that paying for private parking is not unusual. Zach Barthel stated that he is grateful to the community and the locals to have the area lots available to open up if in the off - chance they are needed. He believes there is already a significant amount of public parking in place now for his business needs. He stated that the fees for his business setup and parking are in excess and would rather his patrons walk a few blocks than have nowhere to patronize. His proposal includes a rooftop patio for riverfront viewing, an upgrade to the building for the community, and for more available motorcycle parking in the summer months and designated staff parking to allow for more patronage parking elsewhere. E'� Andrew Tapper recognized the value of the proposal and stated that the city is supportive of Mr. Barthel's business and noted other communities with similar public parking. He indicated that the Commission is looking at parking from a different perspective in covering what is written. Parking is available, but the Commission also has to evaluate how the rules fit the needs. Rob Stark stated that he also owns a downtown business in Buffalo nearby to another taproom with on -site and public parking, which a many -block walk for him as well. The concept is similar to what exists in Buffalo, overlooking the lake with a roof -top patio, and is in favor of support for approval. Andrew Tapper referenced the staff report and asked of anticipated maximum occupancy given the future plans for two -levels plus a rooftop. Zach Barthel stated occupancy is anticipated at 200-225 on a busy night, but on a Friday or Saturday only out of the week. The hope is to attract more people because of the rooftop and river. Other businesses downtown are operational by day; his is at night when parking should be available and referenced Beef `0'- Brady's by comparison. The concept designs for future remodeling are strategic for maximum occupancy with anticipation of community growth. Melissa Robeck agrees that the community could benefit from a rooftop establishment. Rob Stark considers future growth and asked staff about the restaurant space potentially causing parking congestion and what might be planned for Block 52. Angela Schumann stated the lower level of Block 52 includes 30,000 square feet for commercial use including the space along River Street for a restaurant. The parking calculation for Block 52 includes cross -parking and consideration of the restaurant space. She noted that joint parking calculations can be recalibrated when underutilized lots are taken out of the equation as they begin to serve additional uses. Parking utilization studies are important to help the city understand where to make the best parking investments. Andrew Tapper closed the public hearing portion of the agenda item. MELISSA ROBECK MOVED TO ADOPT RESOLUTION NO. PC-2025-13 RECOMMENDING APPROVAL OF REQUEST FOR A CONDITIONAL USE PERMIT FOR A PROPOSED JOINT/CROSS-PARKING AGREEMENT IN THE CENTRAL COMMUNITY DISTRICT (CCD), SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. ROB STARK SECONDED THE MOTION. MOTION CARRIED, 5-0. Z 3. Regular Agenda A. Consideration of Site Plan Review for The Nordic at 106 Walnut Street. Planner Grittman spoke of the Site Plan Review process, a requirement when remodeling of the site for restaurant/bar use, which is a permitted use in the district. Commission has not been encountered with a site plan consideration for quite some time; no recent applications have been received for new uses within the downtown column to spark review. A Site Plan Review is provided for Planning Commission review, pursuant to the parking review, however, no specific approval or other decisions are required as a part of the process. The nature of this intended consideration is to maintain a guideline for downtown fagades and construction for new or remodeled buildings in downtown. Andrew Tapper asked what the dumpsters are backed up against, per the presented site plan. Planner Grittman said it is a box truck and an electrical transformer. Mr. Tapper noted the skewed property line's uniqueness and Planner Grittman said the noted belongs to the property line to the south. In reviewing the floor plan presented, Mr. Tapper asked to review the floor plan, noting the kitchen location near the rear garage doors. Planner Grittman displayed the main floor kitchen which also included the bar, main level, and mezzanine seating with stairs up to the mezzanine level and rooftop patio seating. Mr. Tapper asked about the motorcycle parking and if it could be moved to the back lot line. Planner Grittman replied that the space was earmarked for employee parking. No action was taken on the agenda item. B. Consideration of Approving Corrective Resolution PC-2025-03A — Meadowbrook Development Stage PUD TERI LEHNER MOVED TO ADOPT CORRECTIVE RESOLUTION NO. PC-2025-03A WHICH INCLUDES REVISED CONDITIONS CONSISTENT WITH THE CONDITIONS AS SHOWN IN THE FEBRUARY STAFF REPORT AND EXHIBIT Z. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED, 5-0. 4. Other Business A. Community Development Director's Report Community Development Director Angela Schumann provided an overview of Council actions on Planning Commission recommendations. She also updated the Commission on property inventory maps available for public and prospect reference on development -ready land sites. No action was taken on the agenda item. 10 5. Adjournment TERI LEHNER MOVED TO ADJOURN THE MARCH 4, 2025 REGULAR MEETING OF THE MONTICELLO PLANNING COMMISSION. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED, 5-0. MEETING ADJOURNED AT 8:36 P.M. Recorded By: Anne Mueller' Date Approved: 04/01/2025 ATTEST: Angela Sc i Development Director 11