Planning Commission Minutes 08-06-2013MINUTES
MONTICELLO PLANNING COMMISSION
Tuesday, August 6, 2013 - 6:00 PM - Mississippi Room, Monticello Community Center
Present: Brad Fyle, Charlotte Gabler, Sam Burvee
Absent: Bill Spartz, Grant Sala
Others: Angela Schumann, Ron Hackenmueller, Steve Grittman, Lloyd Hilgart
Call to order
Brad Fyle called the meeting to order at 6:00 p.m.
2. Consideration to approve Planning Commission minutes
CHARLOTTE GABLER MOVED TO APPROVE THE JUNE 4, 2013 AND THE JULY 2,
2013 REGULAR MEETING MINUTES. BRAD FYLE SECONDED THE MOTION.
MOTION CARRIED 3 -0.
3. Citizen Comments None
4. Consideration of adding items to the agenda None
5. Continued Public Hearing — Consideration of a request for Comprehensive Plan
Amendment for a change in use dolmation from Places to Shop- to- Places to
Live and a request for rezoning from B -4 (Regional Business) District to R -4
(Medium -High Density Residence) District. Applicant: IRET Properties. Planning
Case Number: 2013 -023
The Planning Commission had previously considered a request from IRET Properties to
change the land use and rezone the 5.2 acre property located at Lot 1, Block 2, Riverview
Square in preparation for developing multi - family housing. The public hearing was
continued to allow the Department of Natural Resources (DNR) the required 30 -days to
comment on the request due to its location within the Mississippi Wild & Scenic Overlay
District. The DNR expressed concerns about potential issues related to the view from the
river, clear cutting or removal of vegetation and stormwater management. The DNR will
monitor these concerns should the proposal move into the development stage.
IRET Properties submitted a letter requesting that their application be continued to the
September 3'd meeting to allow them an opportunity to conduct a neighborhood meeting.
Brad Fyle opened the public hearing.
The following area residents commented on the proposed plans: Mark Storey of 409
Riverview Drive, Pastors Dan and Dave Gasler, representing A Glorious Church at 300
Riverview Drive, Richard Burke, of 9800 Hart Boulevard and Dick Van Allen of 6448
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River Mill Drive. Most stated that adding a four story, 92 unit building to the
neighborhood would result in increased stormwater runoff, traffic safety issues, a
perception of transiency, declining property values, and a disregard for the natural beauty
of the area. Some also spoke of frustration with continuing the hearing process.
Charlotte Gabler requested information about the number rental units by type and asked
about traffic flow at the intersection. Staff stated that the applicant has been made aware
of the potential need for a traffic analysis.
SAM BURVEE MOVED TO CONTINUE THE PUBLIC HEARING AT THE
SEPTEMBER 3' PLANNING COMMISSION MEETING. BRAD FYLE SECONDED
THE MOTION. MOTION CARRIED 3 -0.
6. Public Bearing - Consideration of a request for Amendment to Conditional Use
_Permit for Planned Unit Development for retail development. Applicant: JR & R
II, LLC. Planning Case Number: 2013 - 027
The applicants, 3R & R II, LLC, requested an amendment to Conditional Use Permit
(CUP) for a commercial Planned Unit Development (PUD) at 300 7d' Street West (Lot 2,
Block 1 and Outlot C of the Kirkman Addition). They have proposed to re -use the
existing 86,000 square foot structure and parking area previously occupied by Kmart for
the operation of a principal retail use (Runnings store) with an accessory loading dock
and outdoor sales and display.
The existing CUP includes four parcels, zero -lot line development and cross parking and
access. The PUD includes two single -use principal buildings, a multi -tenant retail
building and associated parking field. The PUD amendment proposed addresses the
following:
• CUP - Retail > 10,000 SF in the L -8 (Freeway Commercial) sub - district
• CUP - Accessory use outdoor storage
• Variance — off street loading, dock length
• Variance - sign area square footage, free - standing signs
The L -8 sub - district requires no additional specific standards for CUP outside of the base
requirements for CUP.
Access. An existing CUP for shared access will remain in place concurrent with the
amended PUD approval, guaranteeing both properties' use of the access points and
access drives.
Setbacks. With the exception of the east property line, the current principal use structure
meets required setbacks.
Parking. With the exception of the loss of stalls as a result of adding cart corrals for the
proposed outdoor sales and display area, the footprint of the parking area will remain
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unchanged. Parking lot maintenance is required per a private common area maintenance
agreement. Restriping the full parking field will be required.
Landscaping. Landscaping on the site is minimal and had been proposed to remain
unchanged. A landscaping plan will be required.
Lighting. The parking field lighting meets code requirements. A photometric plan will
be required.
Signage. A variance would be required to accommodate the 300 square feet free-
standing sign face area proposed. A certificate of survey will also be required.
Building Design. No changes to the footprint of the existing building or change in
materials to be used are proposed as part of the expansion.
Grading and Drainage. A grading and drainage plan will be required.
Outdoor Sales & Display /Outdoor Storage. The square footage of the original site plan
was reduced by an estimated 2,500 square feet to accommodate fire hydrant access.
Outdoor storage will be screened from view and surrounded by fencing. A photometric
plan and an encroachment agreement will be required.
Off . Street Loading — Variance
Off - street loading is a permitted accessory use within the CCD, however, a variance is
required to change the dock length dock to ensure adequate space for circulation and
truck exit/entry. A grading and drainage plan will be required as well.
Brad Fyle opened the public hearing.
The applicant's representatives, Scott Dahlke of Civil Engineering Site Design and
Wayne Elam of Commercial Realty Solutions addressed the Commission on three
Exhibit Z conditions.
Dahlke indicated that Runnings would prefer to plant 116 shrubs within the existing 3500
square feet of planting beds already available on the site rather than expand the
landscaping design to accommodate 200 shrubs. Schumann noted that there may be
additional opportunities, such as base planting at the monument sign and along the
storefront, to add plantings without adding islands.
Elam asked that the applicant be allowed a total of 300 square feet including an increase
in the size of the pylon signage and an additional 100 square foot monument sign as
allowed due to its Freeway Bonus sub - district location. The full 100 square feet of
signage may not necessarily be utilized on the 7t' Street monument.
Dahlke clarified that the grading and drainage plan requested would be limited to the
recessed truck dock area. Drainage would collect in a catch basin which would tie into
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the existing storm sewer and reduce runoff.
As there were no comments, the public hearing was closed.
Sam Burvee suggested that the sign ordinance be reviewed again since exceptions
continue to be made. Recent revisions to the sign ordinance have provided sign
compliance alternatives meant to encourage business within the community. The
ordinance may be considered when reviewing other such zoning housekeeping issues.
CHARLOTTE GABLER MOVED TO RECOMMEND APPROVAL OF
AMENDMENT TO CONDITIONAL USE PERMIT FOR PLANNED UNIT
DEVELOPMENT FOR LOT 2, BLOCK 1, AND OUTLOT C, KIRKMAN ADDITION
AND LOT 1, BLOCK 1, MONTICELLO MALL, BASED ON A FINDING THAT THE
PROPOSED PROJECT IS CONSISTENT WITH THE INTENT OF THE
MONTICELLO COMPREHENSIVE PLAN, AND RESULTS IN A DEVELOPMENT
THAT MEETS THE OBJECTIVES AND REQUIREMENTS OF THE CITY'S
PLANNED UNIT DEVELOPMENT ZONING REGULATIONS AS FOUND IN
RESOLUTION 2013 -058, SUBJECT TO THE CONDITIONS OUTLINED IN
EXHIBIT Z. SAM BURVEE SECONDED THE MOTION. MOTION CARRIED 3 -0.
EXHIBIT Z — CONDITIONS OF APPROVAL
Amendment to Conditional Use Permit for Planned Unit Development for Lot 2, Block 1, and
Outlot C, Kirkman Addition and Lot 1, Block 1, Monticello Mall, including
Conditional Use Permit for Retail over 10,000 SF in the L-8 (Freeway Commercial) sub - district
of the CCD, Conditional Use Permit for Accessory Use Outdoor Storage, Variance to Off - street
Loading and Variance to Sign Area
1. The applicant shall submit a revised site plan illustrating:
a. Placement of any proposed cart corrals which may result in additional parking
loss on a revised site plan.
b. Elimination of obstruction of the fire hydrant at the southwest corner of the site.
c. A certificate of survey illustrating final sign and fenceline placement shall be
submitted.
d. The north side of the storage area shall be screened from the public right of way.
2. Vehicle traffic in the dock area shall be for temporary loading and unloading purposes
only. No semi - trailer storage shall be allowed on site.
3. Restriping of the full parking field for the subject site shall be required. Restriping shall
be to required code dimensions.
4. The applicant will be required to provide a photometric plan verifying that all current site
lighting meets ordinance requirements for glare. All building and display lights shall be
code compliant by replacement or re- angling downward.
5. The applicant shall submit a landscaping plan illustrating the removal and replacement of
any dead or dying plan material and compliance with Table 4 -4 of the zoning ordinance
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for required plantings per site, to be located within existing parking lot islands and
planting beds.
6. The monument sign base shall be required to be architecturally similar to the principal
use building.
7. A photometric plan for any lighted signage shall be required at the time of sign permit
application.
S. The applicant shall reduce the size of the north pylon to 100 square feet to maintain code
compliance.
9. The applicant is required to submit a grading and drainage plan as a condition of
approval. The grading and drainage plan for the site must illustrate that the drainage
issue at the rear of the PUD buildings will not be compounded by the addition of the
recessed dock.
10. The applicants shall enclose trash handling equipment within the building, or within an
enclosure that is attached to the building and designed to blend with the overall building
architecture.
11. The applicant will be required to execute an encroachment agreement for the display area
and fence.
12. The applicants enter into a PUD Development Agreement guaranteeing compliance with
the terms of the PUD approval.
The City Council will consider this item at their August 12th meeting.
7. Community Development Director's Report
Monte Hill Club — The Planning Commission, Parks Commission and City Council will
meet to consider land use options onsite at the Monte Hill Club property at 5 p.m. on
August 12'.
Special Meeting — A special Planning Commission meeting has been tentatively
scheduled for 6 p.m. August 2e to consider land use and zoning issues related to a
potential telecommunications support structure.
S. Adiourn
CHARLOTTE GABLER MOVED TO ADJOURN THE MEETING AT 7:22 PM. SAM
BURVEE SECONDED THE MOTION. MOTION CARRIED 3 -0.
Recorder: Kerry Bum
Approved: September 3, 201
Attest:
Angela Schuj)hnn,jCo?Vmunity Development Director
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