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Planning Commission Minutes 06-07-2011MINUTES MONTICELLO PLANNING COMMISSION Tuesday, June 7,2011 - 6:00 PM Mississippi Room, Monticello Community Center Commissioners: Rod Dragsten, Brad Fyle, Charlotte Gabler, Barry Voight, and William Spartz Council Liaison: Lloyd Hilgart Staff. Angela Schumann, Ron Hackemnueller, Steve Grittman-NAC 1. 2. 3. Call to order Rod Dragsten called the meeting to order at 6:00 p.m. Consideration to approve Planning Commission minutes BRAD FYLE MOVED TO APPROVE THE MINUTES OF MAY 3, 2011 AS CORRECTED. MOTION WAS SECONDED BY BARRY VOIGHT. MOTION CN_xa:71v$ BILL SPARTZ MOVED TO APPROVE THE MINUTES OF THE MAY 17, 2011 SPECIAL MEETING. MOTION WAS SECONDED BY BRAD FYLE. MOTION A 13 _W41 4 -01 N 1 Citizen Comments None 4. Consideration of adding items to the agenda a) Status update on Broadway Market corner property Public Hearing - Consideration of a request for Rezoning from I -I (Li&tln4ustria1 to B-2 (Limited Business) for Lot 1 and 2, Block 1, Oakwood Industrial Park (101 Chelsea Road). Applicant: Ouarry Community Church/City of Monticello The applicant is requesting a rezoning from I -1 to B -2 to accommodate the relocation of Quarry Church. The rezoning of the site from an industrial to a commercial designation is consistent with the Comprehensive Plan's land use direction and resolves an existing inconsistency with the plan for that site. The B -2 District allows an array of civic and institutional uses including Places of Public Assembly. Given the types of uses allowed in the district, the rezoning to B -2 further supports the site as a transitional piece between higher intensity commercial uses on the west and the industrial sites to the east. Quarry Church's intended use of the site would require no other land use review through the Planning Commission. The public hearing was opened. Planning Commission Agenda - 06/07/11 Applicant Kati Sanders stated that Quarry Church had been utilizing the middle school and renting office space in Monticello since 2001. Quarry Church is aware of the potential for conversion of other surrounding industrial properties to commercial uses which may generate larger volumes of traffic and other land use impacts. The applicant noted that they typically reserve a park if they need a large outdoor space to meet. They'd like to be in their new facility by the end of 2011. The public hearing was closed. BILL SPARTZ MOVED TO ADOPT RESOLUTION 2011 -46, RECOMMENDING THE REZONING OF OAKWOOD INDUSTRIAL PARK, LOT 1 & 2, BLOCK 1 FROM I- 1 (LIGHT INDUSTRIAL) TO B -2 (LIMITED BUSINESS). MOTION WAS SECONDED BY CHARLOTTE GABLER. MOTION CARRIED 5 -0. 6. Public Hearing - Consideration of an amendment to the Monticello Zonin¢ Ordinance, Chapter 4, Section 13 -Telecommunications Towers and Antennas, Chapter 5, Section 1- Use Table, Chapter 5, Section 2 — Use Specific Standards and Chapter 5, Section 3 - Accessory Uses Applicant: City of Monticello Telecommunication towers and antennas were not listed as an allowable principal use within the Chapter 5 use table of the new zoning code. This generated a larger discussion at the staff level about these types of structures as principal and accessory uses, permitted or conditional, in any zoning district. The City Council established an interim ordinance prohibiting tower and antenna placement until an analysis of this issue was completed. The Planning Commission has been asked to provide direction to staff for the preparation of ordinance amendments. Steve Grittman suggested that further differentiation within the code between antennas and towers may better serve the City's interests as the two are often quite different in terms of structure and placement. He noted that the City may want to consider whether allowing antenna and/or tower structures as principal uses is appropriate in any district. He also suggested the City consider whether tower and antenna status as a permitted accessory use in all zoning districts is acceptable. Staff agreed to prepare an inventory of existing tower sites and zoning districts within Monticello. After some consideration, the Commission seemed to view principal uses less favorably for antennas and towers and view conditional use permits in all districts as a possibility. There was some discussion of the importance of setting specific standards for each zoning district for both antennas and towers and the value of co- location. BARRY VOIGHT MOVED TO CONTINUE THE PUBLIC HEARING ON AN AMENDMENT TO THE MONTICELLO ZONING ORDINANCE, CHAPTER 4, SECTION 13 - TELECOMMUNICATIONS TOWERS AND ANTENNAS, CHAPTER 5, SECTION 1- USE TABLE, CHAPTER 5, SECTION 2 —USE SPECIFIC STANDARDS AND CHAPTER 5, SECTION 3 - ACCESSORY USES TO JULY 5TH, 2011 AND TO DIRECT STAFF TO DEVELOP AN ORDINANCE BASED ON RECOMMENDATIONS Planning Commission Agenda — 06/07/11 TO BE MADE BY THE PLANNING COMMISSION. MOTION WAS SECONDED BY BRAD FYI E. MOTION CARRIED 5 -0. 7. Public Hearing - Consideration of an Amendment to the 2008 Monticello Comprehensive Plan for the Adoption of the 2011 Monticello Parks & Pathway Systems Plan Steve Grittman presented the 2011 Park and Pathway Systems Plan which would replace Chapter 5 of the 2008 Monticello Comprehensive Plan. The plan provides an overall vision with accompanying policy statements and details specific goals and objectives that support the stated vision. Input from a variety of stakeholders was critical to the process and has been a founding component of the plan's development. As park service areas and needs change, the City will have the flexibility to adapt the plan to better serve users while maintaining the overall system vision. The plan encompasses a coordinated park and pathway system which: • Builds on existing assets • Incorporates needed infrastructure • Provides recommendations for future development • Integrates area -wide facilities and resources • Details opportunities to provide residents with moreibetter information on park and trail facilities A number of guiding principles emerged as the process unfolded. The plan strongly emphasizes choices, continuity, short and long term planning, the preservation of nature and history, river access, and the acquisition and development of the Bertram area as a regional park. In summary, the plan represents a change in park development policy from a focus on many smaller neighborhood parks, to one of fewer, larger parks, connected by primary and secondary pathways throughout Monticello. The Park survey results will be included as a reference piece to accompany the adopted Park Plan. The role of the Park Commission and the Planning Commission in determining and approving park planning was also clarified. Steve Grittman will assist the Park Commission in developing a work plan for a multi -year implementation strategy for the plan. Staff also noted that Wright County will take the Monticello Park Plan into account as it develops its own plan. The public hearing was opened. Hearing no comment, the public hearing was closed. BILL SPARTZ MOVED TO ADOPT RESOLUTION 2011 -44, RECOMMENDING APPROVAL OF THE 2011 MONTICELLO PARK AND PATHWAY SYSTEMS PLAN AND RELATED AMENDMENTS TO CHAPTER 5 OF THE 2008 MONTICELLO COMPREHENSIVE PLAN. MOTION WAS SECONDED BY BARRY VOIGHT. MOTION CARRIED 5 -0. Planning Commission Agenda — 06/07/11 8. Public Hearing - Consideration of an Amendment to the Official Monticello Zoning Map Applicant: City of Monticello Since City approval of the 2011 Official Zoning Map, staff has found that amendments to the map are necessary for a variety reasons. Two annexed properties on the east side of the community, which were previously associated with the plats of Hidden Forest and Niagara Falls, need to be illustrated on the zoning map. The Landmark Square II parcel, located at the northeast comer of Locust and Third Street, is incorrectly shown on the current zoning map as CCD with a CCD -R overlay. The proposed zoning map illustrates the final configuration of the Special Use Overlay District. There was some discussion of the need to reconsider the Adult Use Ordinance buffer zone and make further amendment to the zoning map based on approval of the Quarry Church rezoning request. Staff agreed to note the CCD -R in the zoning map legend. The public hearing was opened. Hearing no comments, the public hearing was closed. BARRY VOIGHT MOVED TO RECOMMEND ORDINANCE #531, AN AMENDMENT TO THE OFFICIAL MONTICELLO ZONING MAP, SUBJECT TO ILLUSTRATION OF THE REZONING OF LOTS 1 & 2, BLOCK 1 TO B -2, AND PENDING FINAL COUNCIL APPROVAL. MOTION WAS SECONDED BY BILL SPARTZ. MOTION CARRIED 5 -0. ROD DRAGSTEN MOVED TO CALL FOR A PUBLIC HEARING FOR NEXT MONTH FOR THE SPECIAL USE OVERLAY DISTRICT. MOTION WAS SECONDED BY BILL SPARTZ. MOTION CARRIED 5 -0. 9. Consideration of a Final Stage PUD for Landmark Center In 2007, the City Council approved an amendment to conditional use permit for the development stage Planned Unit Development for Landmark Center, a retail complex within the Monticello Travel Center 2nd Addition. The CUP for PUD has been extended each year since the original approval. In working with tenants for the building, the developer, Mielke Bros., LLC has indicated that there is a need for adjustments to the originally approved site plan and building elevation plan. The applicant brought forward final stage site and architectural drawings for review by the Community Development Department consistent with the Final Stage PUD ordinance. Staff believed that the changes were of significance and requested that the 13 Planning Commission Agenda— 06/07/11 applicant appear before the Planning Commission for Final Stage PUD review. Site Plan The proposed site plan would accommodate the removal of one of the two drive - throughs originally approved along the east side of the building, as well as a slightly larger building. Parking The total square footage of the building as proposed is now 10,300 square feet, an addition of 710 square feet. The revised plan illustrates 56 spaces, a net loss of 3 spaces to the PUD. The parking required for this specific site actually comes closer to meeting code requirements due to the users proposed under this final stage plan. Access & Circulation/Off Street- Loading Access to the site continues to be provided through two existing curb cuts at Cedar Street. One of the two previously approved drive - throughs has been removed easing circulation concerns relative to Cedar Street. The new site plan, accommodating the slightly larger building, now includes a dedicated off - street loading area for semi - trailer traffic and accommodates a drive aisle for the parking located along the east side of the property. Building Elevations The applicant proposed revisions to the previously approved building elevations. The changes include a curved roofline on the south and east facades of the building to accommodate the potential tenant for the site. Staff recommended additional detail to the fagade treatment on the Cedar Street side of the building. Lighting The applicant has proposed the addition of an architectural light bar along the tenant space located on the south and east facades of the building. BRAD FYLE MOVED TO APPROVE THE FINAL STAGE PUD FOR LANDMARK CENTER, A PORTION OF MONTICELLO TRAVEL CENTER 2ND ADDITION, SUBJECT TO ALL ORIGINAL CONDITIONS OF THE JUNE 11, 2007 APPROVAL AND THOSE CONDITIONS LISTED IN EXHIBIT Z AS FOLLOWS. MOTION WAS SECONDED BY BARRY VOIGHT. MOTION CARRIED 5 -0. 1. The applicant is to clarify the intensity of off-street loading activities to the satisfaction of the City. 2. No semi- trailers will be allowed to remain on -site for longer than a 24 hour period, consistent with regulations for the temporary nature off-street loading. 3. The applicant is to provide turning templates for truck traffic entering and exiting the site with building permit. 4. The applicant is to supply a pavement striping /painting plan for the one -way areas with buildingpermit. S. A cross- easement for parking and access must remain in place to accommodate potential future changes in use for the tenants within the buildings. Planning Commission Agenda— 06/07/11 6 Specific lighting fixture detail will be required for all architectural lighting elements, which must not exceeding 60 watts or 100 lumens. 7. Compliance with the comments by the City Engineer on the Grading, Drainage & Erosion Control, Utility and SWPPP Plans. 8. All conditions assigned under the June 11th, 2007 approval shall be applicable. 9. The applicant is to provide additional vertical detail in the east elevation of the building. 10. Community Development Director's Report The Bertram Chain of Lakes Family Fun Day is Saturday, June l la' from 11 AM-4 PM. A concept plan for the park will be available for comment. The City and County currently own 370 of the 1200 acres of the Bertram property. A 2011 acquisition is planned and grant funds have been encumbered. Council will be asked to fund its share of the acquisition match sometime this summer. Staff reported that the 2010 Census indicated that Monticello's actual population was 12,759 or 1,000 more than estimated. Staff will continue to analyze the data and provide the Commission with other trends and comparisons over the coming year. Construction for the TH 25 /CSAH 11 /CR 14 Intersection Improvements project is anticipated to occur between June 6a' and September 2nd. There will be significant delays on Highway 25 and Broadway. The City is working with Mn/DOT to try to mitigate traffic issues within the downtown area. There was brief discussion about the new law amending standards for granting a variance. The City will update its current ordinances pertaining to variances as a result of this law at the July Planning Commission meeting. Staff clarified that the special Council workshop dealing with a Silver Springs concept proposal would begin at 5 pm on June 13, 2011. 11. Added Items a) Status update on Broadway Market corner property There was no discussion related to this item. 12. Adlourn BILL SPARTZ MOVED TO ADJOURN THE MEETING AT 8:13 PM. MOTION WAS BY BRAD FYLE. MOTION CARRIED 5 -0. Recorder: Kerry T. Approved: July 5, Attest: / Director