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Planning Commission Minutes - 05/06/2025MINUTES REGULAR MEETING — PLANNING COMMISSION Tuesday, May 6, 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: Kip Christianson Staff Present: Community Development Director Angela Schumann, City Planner Steve Grittman, Bob Ferguson, Tyler Bevier 1. General Business A. Call to Order Chair Andrew Tapper called the regular meeting of the Monticello Planning Commission to order at 6:00 p.m. B. Roll Call Andrew Tapper called the roll. C. Consideration of Additional Agenda Items None. D. Approval of Agenda MELISSA ROBECK MOVED TO APPROVE THE MAY 6, 2025 REGULAR PLANNING COMMISSION MEETING AGENDA. ROB STARK SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 5-0. E. Approval of Meeting Minutes • Regular Meeting Minutes — April 1, 2025 TERI LEHNER MOVED TO APPROVE THE APRIL 11 2025 REGULAR MEETING MINUTES. RICK KOTHENBEUTEL SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 5-0. • Workshop Meeting Minutes — March 4, 2025 ANDREW TAPPER MOVED TO APPROVE THE MARCH 4, 2025 WORKSHOP MEETING MINUTES. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 5-0. F. Citizen Comment None. 2. Public Hearings A. Continued Public Hearing - Consideration of a Request for an Amendment to the Monticello City Code, Title XV, Land Usage, Chapter 153: Zoning Ordinance, Planning Commission Regular Meeting Minutes — 05/06/2025 Section 153.044 Business Base Zoning Districts, Central Community District for standards applicable to Parking and 153.067 Off -Street Parking, Standards applicable to commercial, industrial and civic/institutional uses in the Central Community District (CCD). Applicant: City of Monticello Community Development Director Angela Schumann reminded Commission of the item discussed from the April 2025 agenda. Schumann spoke to the memo outlining the amendment and of comments from Commissioners for direction. Staff continues preparing a list of amendments and is asking to continue the matter for public hearing to June 2025. ANDREW TAPPER MOVED TO CONTINUE THE HEARING TO THE REGULAR MEETING OF JUNE 3, 2025 AND POSTPONE ACTION ON THE REQUEST UNTIL THE REGULAR MEETING OF THE PLANNING COMMISSION TO JUNE 312025, AND TO FURTHER DIRECT STAFF TO PREPARE AN ORDINANCE FOR REVIEW BASED ON PLANNING COMMISSION DIRECTION AS STATED. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 5-0. B. Consideration of a request for a Conditional Use Permit for an Accessory Structure - Maior in the R-1, Single Family Residential District with a driveway leading to the detached structure in the rear yard. Applicant: Beniamin Roberg Angela Schumann reminded Commissioners of the applicant's previously applied -for Conditional Use Permit (CUP) in 2023 which has expired and walked through the requirements for new CUP application process. Councilmember Liaison Kip Christianson arrived at the Planning Commission meeting at 6:05 P.M. Angela Schumann explained that the existing detached structure will be required to be removed to maintain the maximum square footage threshold for detached accessory structures. The proposed structure will match the principal structure and design and will meet all setback requirements. Angela Schumann walked through the submitted prior survey to showcase the proposed driveway extended to the accessory structure; the driveway will need to meet the 3-foot setback and accurately dimension the setback and specify the paving materials. The code has flexibility in the materials, with staff recommending paving materials preferred. The driveway would be subject to the parking ordinance. Angela Schumann spoke to the criteria of the CUP for accessory use and the conditions in Exhibit Z. Angela Schumann stated that an updated certificate of survey is required, the proposed structure is for personal storage and shop use only, the CUP requires removal of minor accessory structure and no business use 2 Planning Commission Regular Meeting Minutes — 05/06/2025 authorized in structure, and that exterior finish materials are to match existing home in material type and color, and home occupation is per code. Chairperson Tapper asked about the change in terms from the prior application. Angela Schumann responded that the current application includes the removal of gables and exterior staircases at the partial second -story addition of the structure. Andrew Tapper opened the public hearing portion of the agenda item. Hearing no public comment, Andrew Tapper closed the public hearing portion of the agenda item. TERI LEHNER MOVED TO ADOPT RESOLUTION NO. PC-2025-18 RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR AN ACCESSORY STRUCTURE - MAJOR IN THE R-1, SINGLE FAMILY RESIDENTIAL DISTRICT WITH A DRIVEWAY LEADING TO THE DETACHED STRUCTURE IN THE REAR YARD, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 5-0. C. Consideration of a request for Preliminary Plat of Meadows at Pioneer Park; Development Stage Planned Unit Development; Rezoning to Planned Unit Development for proposed 157 single-family residential development in the Monticello Orderly Annexation Area (MOAA), currently guided as low -density residential. Applicant: Reid Schulz City Planner Steve Grittman presented the staff analysis on the proposed preliminary plat and planned unit development, stating the land use guidance as low -density residential for this area, located on the south side of the community. Steve Grittman explained that the proposal will require an annexation process on a parallel track. Mr. Grittman stated that as part of the decision -making process, the Commissioners will consider the Monticello 2040 Vision + Plan density at 3-6 units per acre for Low Density residential land use and the residential amenities typically required in the corresponding R-1 district. The applicant has used both R-1, or Single Family Residential, and Transitional Neighborhood (T-N) residential standards for comparison in the proposed PUD. Steve Grittman spoke to the layout of street connections to the north with the Cardinal Hills development. Steve Grittman noted the angular open area reserved for gas line easement which is unbuildable. With reference to the south, there is a connection to 85th Street NE near the Haven Ridge development, and future extension of roadway northwest to Fallon Drive NE, with a connection to the east at future "Robin Street". The project is proposed with a phasing plan to address the timing of these location points, which assists 3 Planning Commission Regular Meeting Minutes — 05/06/2025 in determining how much of the project can be developed at a time to maintain access for the newly developed and existing areas. Steve Grittman spoke to the proposed net density at 3.1 to 3.3 acres, with 95 lots proposed at 65 ft. width, and 52 lots at 45 ft. in width. He noted the request for 7.5 ft. side yard setbacks, outside of the standard R-1 or T-N allows. Lot areas range from 7,000 to 8,000 square feet, with the 65 ft. lots measuring 8,000- 10,000 square feet. Steve Grittman spoke to issues raised by staff regarding the various outlots. One suggestion for the outlot along the gas line easement is for the lot lines to be extended to the middle of the easement. This addresses the concern of maintenance and landownership which could be overlooked if left an outlot. Steve Grittman addressed other outlots throughout the development, noting the proposal is to transfer wetland or stormwater ponds to the City. He also noted other measures proposed for flexibility to the number of units and the layout. Steve Grittman spoke to the standards for reasonable amount of visitor parking scattered throughout areas of the development, of common area space to accommodate a residential mailbox station, and additional amenity areas. Per the planned unit development agreement, the use and design of said outlots will be key. Steve Grittman noted that there is a long stretch of uninterrupted block that exceeds the subdivision code for block length. The proposed residential block is more than 1,000 linear feet, where the code requires 600 feet. t=This block length is difficult to find relief without dividing long lengths of land. He suggested that the length could be broken by communal space access or open space. He also commented on the need to understand how private outlots will be maintained and remain accessible. Maintenance of smaller lots is another concern, particularly exterior lot landscaping work and snow plowing. Steve Grittman spoke to these conditions which are typically managed by homeowner's associations. The relationship of building size to lot size and who will maintain exterior areas needs clarification moving forward, including clarification between maintenance for the 45-foot lots and the 65-foot lots. Steve Grittman spoke to the grading and extension at the future "Robin Street". The conditions require a viable connection to the east to support future new development. The applicant will also need to address the retaining walls at the east which fall within the existing gas line easement; they are required for grading purposes. It is also recommended that the plans and walls be revised such that any retaining walls fall outside of the scope of City maintained property and are then otherwise managed by common entity or the HOA. Steve Grittman stated that a turn -around location at the dead-end of "Robin Street" would need to be determined as a maintenance measure for the public 0 Planning Commission Regular Meeting Minutes — 05/06/2025 street, with appropriate signage and barricade for future through street extension. Steve Grittman referred to the park dedication recommendation with a mix of land dedication and cash -in -lieu credit for park trails providing connections to existing parks. Steve Grittman also summarized the other noted conditions of in Exhibit Z, including those related to home design and plan revision. These conditions are recommended by staff for any approval consideration by the Commission. Chair Andrew Tapper asked for clarification on the traffic study. Angela Schumann stated the study was included by the applicant and that the City engineer's comments reference said study, including key points and comments throughout the development pertaining to stop signs, curb extensions, and other infrastructure components. Councilmember Kip Christianson asked where might a similar development exist in the City having 45-foot lots. Steve Grittman stated that recently the City has received more common requests for 65-foot lots. Kip Christianson asked Mr. Grittman if he was aware of other communities with 45-foot lots. Maple Grove and St. Michael were provided as examples by Mr. Grittman and with adequate time for research, a list could be considered and available for Commission to review. Angela Schumann spoke to Sunset Ponds having detached single-family units with approximately 52-foot wide lots. Andrew Tapper if lots and foundation plans were received. Steve Grittman spoke to the grading plan within the report. Andrew Tapper inquired on the roadway authority for 85t" Street NE. Steve Grittman indicated that the street is under City jurisdiction for maintenance in this area. He noted it was originally intended as a regional road and was a primary route when still within Township regulation. As a part of the Haven Ridge development, 85t" Street NE has been proposed to be diverted for a roundabout, leading to Fallon Avenue toward the west as the primary collector, and would return to local road status when complete. Andrew Tapper opened the public hearing portion of the agenda item. Barb and Steve Berndtson, 9050 Heron Court, asked about the lot sizes discussed at the past meetings and questioned how the City benefits from the proposed development. Stormwater runoff is also a concern on Heron Court where it could collect further into the wetland. Speaking to the tree allowance per lot and utility gas line easement, Ms. Berndtson suggested the added depth of the lot might cause increased outdoor storage issues. Sandra Hennessy, 5330 Mallard Lane, spoke to water runoff concerns behind Mallard Lane and suggested a retention pond or other stormwater collection measures to avoid backyards from flooding. Ms. Hennessy also spoke to the 5 Planning Commission Regular Meeting Minutes — 05/06/2025 roadway into the Cardinal Hills development potentially increasing traffic flow and speed through the neighborhood. Ms. Hennessy spoke to the lack of trees proposed, in comparison, to the existing significant trees in her development. She stated her concerns that the lots are too small and spoke to the potential unkempt backyard debris. Ms. Hennessy referred to the pathway expansion between two collection ponds and a needed fence along both sides for safety and neighboring property damage deterrents. Jim Quast, 5250 Mallard Lane, asked if future "Tanager Circle" might be the only proposed access into the Cardinal Hills development and how it will function for the 157 added houses to the area. Andrew Tapper responded that there are three access points for the development. Mr. Quast spoke on increased traffic of additional residents through the neighborhood and of safety measures for others traveling on -foot, suggesting placement of sidewalks or speedbumps, and spoke to the walking path extension. Mr. Quast stated that he is not in favor of smaller lot sizes. Laura Bishop, 8820 Farmstead Avenue, stated concerns as to the traffic increase of ATVs and other vehicles driving too fast in the area. Ms. Bishop stated that she is not in favor of the 157 housing units having only one access at 85th Street NE, causing congestion and increased speeds on Fallon. Reid Schulz, applicant and representative for Tamarack Land Development, address the Commission. He spoke to the concept review previously before Planning Commission and Council in fall 2024, explaining that the plans presented are consistent with the concept. Mr. Schulz spoke to the relationship with Monticello on past projects, of other communities in the Twin Cities area, and the national network platform with other developers. Mr. Schulz explained how Monticello was spatially selected for this development, and to the potential future growth for first-time or second -generational homebuyers at affordable costs. Reid Schulz spoke to "clustered" neighborhoods as a means to address construction costs for the buyer of the lots. Mr. Schulz addressed the proposed landscaping plan including two trees per lot; lots with one tree planted in front of 45-foot lots and buffer trees within the corridor. He stated that stormwater is a recognized concern and considered by engineering; will work closely with staff on the stormwater design to satisfy all requirements of the City and watershed districts. Andrew Tapper asked about the recommendation for lot line extension into the natural gas easement. Reid Schulz responded, stating that each community addresses utilities differently when adhering to regulations pertaining to the easement. He did not object to the condition. A Planning Commission Regular Meeting Minutes — 05/06/2025 Andrew Tapper noted the depicted outlot D and asked of its future use. Reid Schulz proposed it may have been designed as a stormwater basin; they are happy to look at alternatives. Rick Kothenbeutel spoke to another development of similar nature currently being built in Buffalo with smaller lot sizes and questioned why Monticello is asked to allow 45-foot lots when others of similarity do not include this lot width. Reid Schulz recognized and named the development and then spoke of the national builder working on the project. Each community is different in that builders offer a variety of housing units, or "products" based on the needs of the community. Reid Schulz indicated that the building contractors are looking at the land and the needs from a planning perspective and how to make it work with their available products and standards. Comparing the Buffalo project to Monticello in how they are similar or different is difficult; the costs and demands are unique to each community's needs and land allowance. Council member Kip Christianson inquired about the trees and landscaping in front yards on the 45' lots, with staggered planting for clarification. Mr. Schulz confirmed. Kip Christianson asked the applicant to speak to the density of housing units proposed, particularly noting easements and stormwater on this site. Reid Schulz said Monticello is not subject to the Metropolitan Council standards for density goals. He explained that clustered developments of a low -impact design consider factors like easements, buffers, and wetlands, within the available land and can support additional development density in those areas. He stated that this statement is not to suggest that this development should support more dense development, they have not run numbers to support additional development on the subject site. He noted there are areas within the subject property that could be designed to support more units. Mr. Christianson stated that the community is not necessarily looking for more density. He also noted his understanding that the developer's role is to come up with a plan for this unique piece of land that will work for a builder, including modifications to the City's ordinance. He stated that he also is looking to understand how the proposed building standards negotiated with staff will be translated to builders. Reid Schulz confirmed that in the past, builders had proposed both development and building; that has shifted to lot development by others and then those lots are sold to national builders. He stated it is their goal to have a builder on board when the plan is presented to the Council. Reid Schulz said the applicant is presenting enhanced architectural features, landscape improvements, trail amenities, and open spaces to give back to the community; to enhance the development with flexibility on lot sizes. Reid Schulz spoke briefly to the relationship of developer to land seller to builder -buyer and factors to recoup capital amid a fluctuating economy and how to make the pricing and development work in the area. rA Planning Commission Regular Meeting Minutes — 05/06/2025 Kip Christianson asked of the economics if lots were to adhere to 65-foot setbacks. Reid Schulz stated the proposal would not work with all lots at 65 feet without some concessions from other entities. The 45-foot lots and the density allow for better financial appeal. He also noted it would be new product type; he confirmed that they are slab -on -grade housing units. Reid Schulz spoke to the economics as the driving factor of the matrix in how and what the future builder will design and create, and, if outside of the applicant's proposed fixed -financial scope, another community will be considered for the proposed development. Andrew Tapper noted that the report requires an anti -monotony standard and how a proposed builder may receive this, as the applicant is the developer, not the builder. Reid Schulz stated that they have no issue with that and that national builders have a variety of standards for aesthetics and architecture to accommodate this requirement. Hearing no other public comment, Andrew Tapper closed the public hearing portion of the agenda item. Rick Kothenbeutel spoke to struggling with approval of 45-foot lots, based on public comments and anticipated outcomes. He recognized that is a great piece of property and that they could work with transportation components. Rick Kothenbeutel stated the design could be better. He suggested a lower percentage of smaller units for the development; the proposed suggests 50%. Mr. Kothenbeutel was not in favor of the density to be created with the 45-foot lots. ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC-2025-22 RECOMMENDING APPROVAL OF A REQUEST FOR A DEVELOPMENT STAGE PLANNED UNIT DEVELOPMENT FOR THE MEADOWS AT PIONEER PARK, A PROPOSED 157 LOT SINGLE-FAMILY RESIDENTIAL DEVELOPMENT, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. MOTION FAILED FOR LACK OF A SECOND. TERI LEHNER MOVED TO ADOPT RESOLUTION NO. PC-2025-22 RECOMMENDING DENIAL OF A REQUEST FOR A DEVELOPMENT STAGE PLANNED UNIT DEVELOPMENT FOR THE MEADOWS AT PIONEER PARK FOR PROPOSED 157 LOT SINGLE-FAMILY RESIDENTIAL DEVELOPMENT, BASED ON FINDINGS TO BE MADE BY THE PLANNING COMMISSION AND DIRECTING STAFF TO PREPARE THE RESOLUTION AND AUTHORIZING THE CHAIR TO EXECUTE SAID RESOLUTION. RICK KOTHENBEUTEL SECONDED THE MOTION. Mr. Grittman noted that the Commission will need to note their findings for the record for purposes of preparation of the resolution as a record of official action. Teri Lehner stated that she concurs with Commissioner Kothenbeutel's comments on the number of 45-foot lots and stated that a smaller percentage might be proposed other than what was presented. Planning Commission Regular Meeting Minutes — 05/06/2025 Andrew Tapper spoke to not being opposed to the lot size due to the unique nature of products to suit the space with aesthetic appeal. He noted that he has seen where these lots and products work well. Andrew Tapper indicated that his concerns related to the proposed road structure. He noted the traffic report's support for including an added four-way stop at Mallard and future "Tanager" intersection, somewhat addressing the public concern for this point. He stated that there is a challenge for this project in that there is no strong road outlet feature; the outlets are into the Cardinal Hills neighborhood and the additional traffic through that neighborhood are his major considerations. Rick Kothenbeutel spoke to wetlands and buffering, per Exhibit Z. Angela Schumann explained that the proposal is to retain the majority of the existing, identified, and delineated wetlands and provide for a wetland buffer. The applicant is required to provide information on the quality of wetlands to verify the width of buffer required. She also noted that the applicant will be required to submit the replacement and mitigation application and process for the smaller wetland within the development. Andew Tapper confirmed the location of the wetland to be mitigated. Melissa Robeck indicated that her concern is also the large amount of smaller lot sizes proposed. Kip Christianson spoke to the tricky nature of the encumbered parcel. He stated that the 45-foot lots are an interesting approach to address development concerns at this phase of the proposal, considering the board's desire to move away from attached single-family homes at past meeting discussions. Kip Christianson noted the Commission's concerns regarding limiting the amount of smaller homes; stated his interest to see how economics work with the parameters in lieu of townhomes. Community members have expressed not wanting townhomes within single-family home developments and agrees that too many smaller lots at once is presented. Commissioner Tapper called for a vote on the motion on the floor. MOTION PASSED 4 —1, ANDREW TAPPER VOTING AGAINST. Andrew Tapper inquired whether the Commission should proceed with the other decisions. Staff confirmed. Andrew Tapper confirmed the next motion is for rezoning to PUD. TERI LEHNER MOVED TO ADOPT RESOLUTION NO. PC-2025-23 RECOMMENDING DENIAL OF THE ZONING DISTRICT AMENDMENT ADDING THE MEADOWS AT PIONEER PARK PUD DISTRICT AND REZONING TO PLANNED UNIT DEVELOPMENT FOR MEADOWS AT PIONEER PARK, A PROPOSED 157 LOT SINGLE-FAMILY RESIDENTIAL DEVELOPMENT, AND REZONING THE PROPOSED LOT 1, BLOCK 11 TO R-1, BASED ON FINDINGS TO BE MADE BY THE PLANNING COMMISSION AND 9 Planning Commission Regular Meeting Minutes — 05/06/2025 DIRECTING STAFF TO PREPARE THE RESOLUTION AND AUTHORIZING THE CHAIR TO EXECUTE SAID RESOLUTION. MELISSA ROBECK SECONDED THE MOTION. Steve Grittman reminded the Commission of the need to state findings and whether or not the applicant has met their burden for use of PUD. To that point, Andrew Tapper reiterated the consensus heard in public comments, as well as the consensus of the Commission that the is City giving too much to allow the extent of flexibility within the planned unit development. Kip Christianson spoke to the complexity of the parcel and noted that the existing Cardinal Hills street design accommodates access and connection from this area and regardless of final decision on this proposal, that street connection is likely to be expected. Andrew Tapper concurred. MOTION CARRIED UNANIMOUSLY, 5-0. Councilmember Christianson also noted that the change in zoning from compliance with base R-1 standards to a PUD does increase the potential for traffic as a matter of finding for the zoning decision. TERI LEHNER MOVED TO ADOPT RESOLUTION NO. PC-2025-021 RECOMMENDING DENIAL OF A REQUEST FOR THE PRELIMINARY PLAT OF MEADOWS AT PIONEER PARK, A PROPOSED 157 LOT SINGLE-FAMILY RESIDENTIAL SUBDIVISION, BASED ON FINDINGS TO BE MADE BY THE PLANNING COMMISSION AND DIRECTING STAFF TO PREPARE THE RESOLUTION AND AUTHORIZING THE CHAIR TO EXECUTE SAID RESOLUTION. ROB STARK SECONDED THE MOTION. Andrew Tapper stated that findings had been made on the prior motions and apply to this decision. MOTION CARRIED UNANIMOUSLY, 5-0. A six -minute recess was called at 7:54 p.m. Meeting called back to order at 8:00 p.m. D. Consideration of an Amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, "Land Use, Growth and Orderly Annexation" g uiding certain parcels from their existing Estate Residential, Commercial and Residential Flex, and Mixed Neighborhood designations to Light Industrial Park designation. Applicant: Scannell Properties, LLC City Planner Steve Grittman addressed the Commission on the request for an amendment of the Monticello Comprehensive Plan Future Land Use Map, reguiding the subject area from its current land use designations guided to "Light Industrial Park" (LIP). Steve Gritmann referred to the applicant's prior concept 10 Planning Commission Regular Meeting Minutes — 05/06/2025 workshop. The applicant shared a preliminary layout at that time; those aspects are not the consideration of the request. Steve Grittman explained that the process for reguiding land use is laid out in the zoning ordinance. The ordinance lays out a series of guiding considerations. The first and essential consideration is whether the proposed amendment corrects an error or addresses a changing condition or trend since adoption of the plan. Mr. Grittman stated that the change relates to the horizon for data centers since the time of the plan's adoption. The idea that the city would modify the land use plans to address this land use is to address the text of the plan to determine if and how to accommodate data centers. He stated that the city had adopted language into the Light Industrial Park land use designation. Then next step to address is standards, process, and rules for data center operation. For consideration of a map amendment, the effect would be a change to the map to LIP. It does not necessarily mean that a data center would be developed here; that would be subject to future application. Steve Grittman stated that the change supports consideration but does not compel the City to approve the change. Other considerations include compatibility with surrounding land use, availability of utilities, and consistency with other Comprehensive Plan goals. Mr. Grittman noted that City's goals for stabilization and creation of tax base, as well as the creation of living wage jobs. Data centers create tax base but are more limited in job creation. Steve Grittman noted the surrounding land uses, including the large lot rural residential to the west and south, and the presence of the Bertram Chain of Lakes Park to the north. One of the aspects of future considerations will be the buffering of industrial uses to these other land uses. This would be a consideration for any light industrial use and may be more compelling for more intense light industrial uses. Steve Grittman stated that in staffs view, the light industrial park is a reasonable land use consideration and consistent with the considerations for amendment. He suggested that the City will need to consider where to replace the Estate Residential land use and if this area develops as data center, how to accommodate more traditional light industrial park land area. He noted there is no Exhibit Z. Andrew Tapper inquired if the amendment was approved and if the proposed data center does not come to fruition, does the designation of LIP remain and under Monticello authority. Steve Grittman confirmed that the designation of land use will continue under City authority and is also subject to applicable zoning and subdivision regulations. Andrew Tapper spoke to the difference between the land reguidance with the concept of the subject land potentially becoming a data center versus 11 Planning Commission Regular Meeting Minutes — 05/06/2025 envisioning the impacts to the traffic a light -industrial enterprise might bring. He also noted the unique nature of the location and the complexities it encompasses. The complexity and difference between a data center and other light industrial prospects is a consideration. Steve Grittman suggested that the Commissioners should consider the land use guidance and future zoning providing the necessary protections; he suggested that the decision is to review the best use of the land with appropriate controls and whether it is a compatible land -use pattern with neighboring parcels. Rick Kothenbeutel spoke to current events reported in the media on withdrawing data centers and asked how corrective zoning might be addressed. Steve Gritmann said if the reguidance is approved, the City still maintains land use jurisdiction and the area could be considered for future amendments. He also stated that any industrial use would require rezoning. The comprehensive plan is considered as groundwork, or step one of the development process, with other regulations for staff or Commission to address at a later time. Andrew Tapper opened the public hearing portion of the agenda item. Hearing no public comment, Andrew Tapper closed the public hearing portion of the agenda item. MELISSA ROBECK MOVED TO ADOPT RESOLUTION NO. PC-2025-19 RECOMMENDING APPROVAL OF AN AMENDMENT TO THE MONTICELLO 2040 VISION + PLAN (COMPREHENSIVE PLAN), CHAPTER 3, "LAND USE, GROWTH AND ORDERLY ANNEXATION" RE -GUIDING CERTAIN PARCELS FROM THEIR EXISTING ESTATE RESIDENTIAL, COMMERCIAL AND RESIDENTIAL FLEX, AND MIXED NEIGHBORHOOD DESIGNATIONS TO LIGHT INDUSTRIAL PARK DESIGNATION, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. ROB STARK SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 5-0. E. Consideration of a request for Amendment to the Red Rooster Planned Unit Development for changes related to the building expansion for vehicle use and storage. Applicant: Brian Jovan/Jovan Properties LLC Steve Grittman provided an overview of the agenda item, explaining the history of the existing PUD through a series of uses and buildings dating back to 2017. Steve Grittman stated that the proposed amendment is for an expansion of an existing building and removal of the non -conforming buildings and structures for the new replacement, if approved. The proposed building expansion would abut the parcel to the south zoned Heavy Industrial (1-2). Steve Grittman noted that the property is adjoining a portion of the same PUD to the east. Steve Grittman stated that while the ordinance would typically require paving and curbing of circulation and parking areas with an expansion, Exhibit Z 12 Planning Commission Regular Meeting Minutes — 05/06/2025 conditions would allow the applicant to keep and maintain gravel surface as proposed by the applicant. Steve Grittman spoke to the delineation from gravel to pavement, the shared driveway, and landscaping and easement maintenance. Although the proposal does not fully meet current City code, the presented improvements demonstrate progress toward better mitigation. Andrew Tapper opened the public hearing portion of the agenda item. Brian Jovan, 100 Chelsea Road, addressed the Commission as applicant and owner. Andrew Tapper inquired about the proposed screening for the proposed addition, where it was located in context to streetside view and spoke to potential tree removal, per depiction. Brian Jovan stated that he obtained the parcel in 2017 and is not familiar with the history other than the lumber yard that was in operation dating back into the mid-2000s. Andrew Tapper noted the pines pictured along the fence line of the neighboring parcel. Brian Jovan said no trees have existed throughout the duration of ownership. Andrew Tapper referenced the proposed screening condition to the applicant. Brian Jovan responded that the proposed improvements will support improved aesthetics and equipment storage purposes and agrees that screening would visually help. He noted that the lean-to, or cold storage open -sided addition would provide shelter for loading and storage for trailers that are outside at present. Andrew Tapper closed the public hearing portion of the agenda item. ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC-2025-24 RECOMMENDING APPROVAL OF AN AMENDMENT TO THE RED ROOSTER PLANNED UNIT DEVELOPMENT FOR CHANGES RELATED TO THE BUILDING EXPANSION FOR VEHICLE USE AND STORAGE, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 5-0. F. Consideration of a request for an Amendment to the Conditional Use Permit for Planned Unit Development for Carcone Second Addition, for interim improvements to support the land use of vehicle sales, display and storage. Applicant: Aeron Ashbrook Steve Grittman addressed the Commission on the request to amend an existing CUP for PUD. The request involves interim improvements to expand the vehicle sales use on a portion of the easterly parcel, which would allow the applicant to occupy the land on an interim period while full improvement plans are yet to be identified. Mr. Grittman then spoke to the timelines and conditions of the PUD as listed in Exhibit Z. Andrew Tapper asked for clarification on the acreage of the lot depicted on the survey. He noted having questions on the area concerning grade, the proximity 13 Planning Commission Regular Meeting Minutes — 05/06/2025 of unpaved Marvin Road, and for stormwater management. Andrew Tapper suggested revisions to the conditions to incur a penalty if permanent improvements are not completed by a specified date. Steve Grittman responded, noting the the staff report's condition for approval and maintenance review by City Engineering, including the standard City stormwater management review process, for grading, drainage, and erosion control, permitted according to acreage. Andrew Tapper opened the public hearing portion of the agenda item. Hearing no public comment on the request, Andrew Tapper closed the public hearing portion of the agenda item. ROB STARK MOVED TO ADOPT RESOLUTION NO. PC-2025-20 RECOMMENDING APPROVAL OF AN AMENDMENT TO THE CONDITIONAL USE PERMIT FOR PLANNED UNIT DEVELOPMENT FOR CARCONE SECOND ADDITION, FOR INTERIM IMPROVEMENTS TO SUPPORT THE LAND USE OF VEHICLE SALES, DISPLAY AND STORAGE SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. TERI LEHNER SECONDED THE MOTION. Discussion proceeded with comment on record by Mr. Tapper concerning stormwater and the vulnerable grassy area and spoke to relying on engineers' analysis and recommendations for his consideration. Mr. Tapper indicated that the public hearing was closed, but allowed the applicant to speak for further discussion and to address the Commission. Jeff Sell, applicant and for Sell Real Estate Holdings LLC, 1001 State Highway 25 South, addressed the Commission. He stated that the proposal is intended to secure and convert the land from grass to impervious surface, a required compliance with General Motors (GM), and future study of the use of the parcel in question and area surrounding. A new facility is envisioned for the future; the final placement and acreage allowance is pending based on discussions within the two-year agreement with GM. Mr. Sell spoke of his standing success within the Monticello community and of business retention to stay in the same location. Mr. Tapper said he hoped he was incorrect about the land being vulnerable and is grateful to Mr. Sell's business within the community, despite his personal stance with the land conditions and characteristics. MOTION CARRIED UNANIMOUSLY, 5-0. 3. Regular Agenda None. 4. Other Business A. Communitv Development Director's Report 14 Planning Commission Regular Meeting Minutes — 05/06/2025 5. Community Development Director Angela Schumann provided updates on the report. Angela Schumann spoke to the housing workshop meeting held on March 31 with discussions and to future consideration of amendments to the 2040 Plan to incorporate the direction and goals of the policy boards slated for June 2025. No action was taken on the agenda item. Adjournment TERI LEHNER MOVED TO ADJOURN THE MAY 6, 2025 REGULAR MEETING OF THE MONTICELLO PLANNING COMMISSION. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 5-0. MEETING ADJOURNED AT 8:59 P.M. Recorded By: Anne Mueller Approved: June 3, 2025 ATTEST: LA Angela Schu ommunit� Development Director 15