Planning Commission Minutes 05-29-2012 (Special Meeting)SPECIAL MEETING MINUTES
MONTICELLO PLANNING COMMISSION
Tuesday, May 29, 2012 - 5:30 PM
Mississippi Room, Monticello Community Center
Commissioners Present: Brad Fyle, Charlotte Gabler, Barry Voight
Commissioners Absent: William Spartz
Council Liaison: Lloyd Hilgart
Staff: Angela Schumann, Ron Hackenmueller, Steve Grittman-NAC
1. Call to order
Commissioner Brad Fyle called the meeting to order at 5:30 p.m.
2. Consideration of adding items to the agenda None
3. Public Hearing — Consideration of adopting Ordinance #560 approving a text
amendment to Title 10 of the Monticello Zoning Code allowing
Entertainment/Recreation — Indoor Commercial as a Conditional Use in an IBC
(Industrial and Business Campus) District and approving a Conditional Use Permit
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155-029- 29002080. Applicant: Commercial Realty Solutions/Wayne Elam
Planning Case Number: 2012-017
The applicant proposed locating an indoor baseball training facility at 406 7th Street East.
City Planner Steve Grittman noted that the request required a change to the current
zoning ordinance language to accommodate indoor commercial recreation as a
Conditional Use in the Industrial and Business Campus (IBC) District. Such use is
already permitted in the B -4 General Business District and the Central Community
District and is a conditional use in the I -1, Light Industrial and I -2, Heavy Industrial
Districts. It would be reasonable to allow such a use in the IBC as it is a transitional
district. He then pointed to the need to also establish a Conditional Use Permit to allow
an indoor baseball training facility.
Under the proposed ordinance amendment, in the IBC District, Entertainment/Recreation
- Indoor Commercial would be allowed by Conditional Use Permit, subject to the
following requirements which are applicable to the use in any zone, whether permitted or
conditional (per Section 5.2F[11]):
(a) No auctions shall take place on the premises.
(b) Outdoor storage shall be prohibited.
(c) Noise shall be controlled consistent with the standards of the Ordinance.
(d) When abutting a residential use, the property shall be screened with an
Planning Commission Minutes — 05/29/12
aesthetic buffer in accordance with Section 4.1(G) of the Ordinance.
Steve Grittman also noted that, in addition to these requirements, there are a number
Conditional Use Permit Criteria in Chapter 2.4 (D)(4), as follows:
(a) Conditional Use Permit Criteria
Approval of a Conditional Use Permit application requires that the City find
that conditions can be established to ensure that all of the following criteria
will always be met:
(i) The conditional use will not substantially diminish or impair property
values within the immediate vicinity of the subject property;
(ii) The conditional use will not be detrimental to the health, safety, morals,
or welfare of persons residing or working near the use;
(iii) The conditional use will not impede the normal and orderly development
of surrounding property for permitted uses predominant in the area;
(iv) The conditional use will not pose an undue burden on public utilities or
roads, and adequate sanitary facilities are provided;
(v) The conditional use can provide adequate parking and loading spaces, and
all storage on the site can be done in conformance with City code
requirements;
(vi) The conditional use will not result in any nuisance including but not
limited to odor, noise, or sight pollution;
(vii) The conditional use will not unnecessarily impact natural features such as
woodlands, wetlands, and shorelines; and all erosion will be properly
controlled;
(viii) The conditional use will adhere to any applicable additional criteria
outlined in Chapter 5 for the proposed use.
The proposed facility would occupy some 8,000 square feet in the southeast corner of the
building which also houses the Monticello Workforce Center and would utilize the
existing parking lot on the south side of the building. Traffic and other impacts are
expected to minimal. No outdoor training activities are proposed. There would be less
than 10 people within the training facility. Hitting activities are to be conducted with a
simulator. Netting would be hung on the ceiling and walls to provide noise mitigation.
Barry Voight asked why the facility should be limited to baseball training and pointed out
that it might be better to broaden the scope to a sports training facility. Steve Grittman
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indicated that the conditions included are based on using the facility for baseball training
and that the applicant has no plans to broaden the facility use. He stated that the applicant
or future tenant could request an amendment should the use change.
The public hearing was opened.
Real estate broker and property representative Wayne Elam indicated that professional
ball player Mike Kingery owns a number of such Solid Foundation Baseball Schools
throughout Minnesota and would like to regionalize at this larger location. He agreed that
noise wouldn't be a problem as a batting simulator would be used, the insulated concrete
wall panels would likely be 8 -9 inches thick, and there would be netting on the ceiling
and walls. He stated that there would typically be 8 in attendance at a full training. He
also noted the separate entry and parking on the interstate side of the building.
Charlotte Gabler asked if the facility would be in operation year round or if it had peak
seasons. Wayne Elam said that the athlete training would be conducted year round.
As there was no further public comment, the public hearing was closed.
Barry Voight again asked if the Commission would object to taking out the word baseball
in the conditions. Charlotte Gabler said that the Planning Commission should have the
opportunity to consider a new Conditional Use Permit request if facility conditions were
proposed to change.
Commission Liaison Lloyd Hilgart asked if the conditions listed in Exhibit Z would be
required if the building was empty and if conditions regulating use might instead be left
up to the building owner. Steve Grittman stated that a number of conditions may not be
applicable as they relate to impact upon building tenants but that it is prudent to try to
mitigate potential negative impacts.
BARRY VOIGHT MOVED TO ADOPT ORDINANCE NO.560 ESTABLISHING
ENTERTAINMENT /RECREATION - INDOOR COMMERCIAL AS A
CONDITIONAL USE PERMIT IN THE IBC ZONING DISTRICT. CHARLOTTE
GABLER SECONDED THE MOTION. MOTION CARRIED 3 -0.
BARRY VOIGHT MOVED TO APPROVE RESOLUTION 2012 -051
RECOMMENDING APPROVAL OF THE CONDITIONAL USE PERMIT FOR AN
INDOOR BASEBALL TRAINING FACILITY AS PROPOSED IN THE
APPLICATION OF MAY 8, 2012, CONTINGENT ON COMPLIANCE WITH THOSE
CONDITIONS SPECIFIED IN EXHIBIT Z AS FOLLOWS. BRAD FYLE
SECONDED THE MOTION. MOTION CARRIED 3 -0.
Exhibit Z — Conditions of Approval
Entertainment/Recreation - Indoor Commercial Baseball Training Facility at 406 East 7t' Street
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• Indoor orientation for thrown or batted balls shall be designed to avoid contact with
common walls of other tenant spaces.
• Padding or other wall protection shall be utilized to avoid contact with common walls
where activity orientation is uncontrolled to minimize /avoid noise conflicts with other
tenant spaces.
• Capacity of the occupied space shall be a maximum of 35 persons including staff and
clients at any one time to avoid conflicts with other site uses. Utilization by more than 35
persons shall require an amendment to the CUP, and potentially require other site or
building improvements.
• The CUP is for baseball training only and is approved due to the unique attributes of the
use and the representations of the applicant.
• Outdoor baseball training activities upon the subject property shall be prohibited.
• Accessibility the site building entrance, including handicap accessible parking, is subject
to the review and comment of the Department of Building Safety.
• Site signage shall be subject to the requirements of the City's sign ordinance and shall
require application for sign permit.
4. Adiourn
Brad Fyle adjourned the meeting at 5:54 PM.
Recorder: Kerry T. Bum
Approved:. July 3, 2012
Attest:
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Director