Planning Commission Minutes 03-03-2015MINUTES
MONTICELLO PLANNING COMMISSION
Tuesday, March 3rd, 2015 - 6:00 PM - Mississippi Room, Monticello Community Center
Present: Brad Fyle, Linda Buchmann, Alan Heidemann, Amber Kramer, Sam Murdoff
Absent: None
Others: Angela Schumann, Ron Hackenmueller, Steve Grittman (NAC), Charlotte Gabler
(Council Liaison)
1. Call to order
Brad Fyle called the meeting to order at 6:00 p.m. and welcomed Amber Kramer to the
Planning Commission.
2. Citizen Comments None
3, Consideration of adding items to the agenda
Agenda
Tour of the City
4. Consideration to approve Planning Commission minutes
ALAN HEIDEMANN MOVED TO APPROVE THE FEBRUARY 3'm, 2015 SPECIAL
MEETING MINUTES. SAM MURDOFF SECONDED THE MOTION. MOTION
CARRIED 5 -0.
ALAN HEIDEMANN MOVED TO APPROVE THE FEBRUARY 3RD, 2015 REGULAR
MEETING MINUTES. SAM MURDOFF SECONDED THE MOTION. MOTION
CARRIED 5 -0.
5. Continued Public Hearing — Consideration of a request for Amendment to the
Monticello Zoning Ordinance, Chapter 5. Sections 1— Use Table, Section 2 — Use -
Specific Standards and Section 3 — Accessory Use Standards and Chapter 8, Section
4 — Definitions as related to regulations for Solar Energy Systems
Steve Grittman asked that the request be tabled and the public hearing continued as solar
issues would continue to change both locally and legislatively in the near future.
Sam Murdoff asked if there would be a possibility of setting aside a small section of land
for solar arrays within the annexation zone. Grittman explained that staff have been
cautious about supporting solar as a principle use due to concerns that this would not
generate tax base, population or jobs. He indicated, however, that staff are currently
exploring how state programs generate local revenues.
Planning Commission Minutes: 3/03/15
Alan Heidemann asked if new legislation would change tax implications. Grittman
replied that new legislation might change local government authority. He noted that it is
uncertain how the Public Utilities Commission is responding to active permit requests.
Fyle asked if the City was under any pressure to make a decision. Grittman pointed out
that the City would have to take action related to this issue within 12 months of the
November 2014 interim ordinance moratorium.
Charlotte Gabler suggested that the Planning Commission and the City Council hold a
joint workshop to consider these issues so that all have the same information.
LINDA BUCHMANN MOVED TO TABLE ACTION AND CONTINUE THE PUBLIC
HEARING PENDING ADDITIONAL INFORMATION. ALAN HEIDEMANN
SECONDED THE MOTION. MOTION CARRIED 5 -0.
6. Public Heariny- - Consideration of a request for Amendment to Development Stage
Planned Unit Development (PUD) and Preliminary Plat for Hoglund Bus Park, a
two lot commercial development in an existing Planned Unit Development District.
Applicant: WAG Partners, LLP
Grittman summarized that the applicants have asked to amend the Planned Unit
Development to recombine six existing parcels into two platted lots. The proposed plat
would clarify title issues and allow the owners to separate the real estate holdings of the
two principal businesses that occupy the property.
The only physical site change proposed is the construction of a chain link fence along the
new property line and gates through the fence. Staff outlined specific conditions as noted
in Exhibit Z to ensure that approvals and easements will continue as intended.
Fyle opened the public hearing. As there were no comments, the hearing was closed.
LINDA BUCHMANN MOVED TO ADOPT RESOLUTION NO. PC- 2015 -005,
RECOMMENDING APPROVAL OF THE PUD AND PRELIMINARY PLAT, BASED
ON FINDINGS NOTED THEREIN, AND CONTINGENT ON THE CONDITIONS
IDENTIFIED IN EXHIBIT Z. ALAN HEIDEMANN SECONDED THE MOTION.
MOTION CARRIED 5 -0.
EXHIBIT Z
PUD Amendment and Preliminary Plat
116 East Oakwood Drive
Proposed Legal Description: Lots 1 and 2, Block 1, Hoglund Bus Park
1. Provide additional information requested by Community Development
completeness letter of February 6, 2015.
2. Execute a required sidewalk easement adjacent to Oakwood Drive per City
Engineer requirements.
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3. Clarify the definition and extent of the access easements (existing and proposed)
along the south boundary of the plat.
4. Verify the vacation of the former Cedar Street alignment along the western edge
of the property.
5. Clarify the existence of any cross easement with properties to the west.
6. Verify dedication of right of way for the Thomas Park Drive entrance.
7. Verify actual provision, via proper striping and signing, at least two handicapped
parking spaces for each building, per plan.
8. Submission to, and approval of the plat by, MnDOT.
9. Any other comments and recommendations of the City Engineer.
Schumann indicated that this item would move forward for consideration at the second
City Council meeting in March.
7. Public hearing — Consideration of an Amendment to Development Stage Planned
Unit Development (PUD) for a single lot commercial development in a B -4 (Regional
Business) District. Applicant: MF Monticello, LLC
Steve Grittman summarized that this PUD amendment would allow for the construction
of a retail mattress sales store proposed to occupy the southern two - thirds of Lot 3, Block
1, Union Crossings Second Addition, reserving the northern one -third of the site for
future development. The parcel is located along the east portion of the shopping center
property at the Interstate 94 /County Road 18 interchange.
Grittman summarized staff concerns and responded to questions related to driveway
access, curbing, parking lot configuration, lighting, trash handling management and
signage and recommended conditions of approval included as Exhibit Z.
Fyle opened the public hearing.
Developer Steven Alafazanos, of 2165 Louisa Drive, Belleair Beach, Florida, spoke on
behalf of the applicant, MF Monticello, LLC. He said that the original building plan had
been revised to accommodate a single tenant when Aspen Dental dropped out. He noted
that the building would be constructed using split face block and EFIS. The interior of the
building would include an open room to display mattresses. He stated that two of the four
panels on the monument sign are designated for Mattress Firm use. He noted that changes
to the driveway entrance and parking spaces had already been made to address conditions
in Exhibit Z and that they would work with staff to address an overspill lighting issue.
Alafazanos indicated that the design for a second tenant hasn't been locked down but that
that they may consider incorporating a zero lot line or look at drive through uses.
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As there were no further comments, the hearing was closed.
SAM MURDOFF MOVED TO APPROVE RESOLUTION PC- 2015 -006
RECOMMENDING APPROVAL OF THE PLANNED UNIT DEVELOPMENT
AMENDMENT, BASED ON FINDINGS IN SAID RESOLUTION AND
CONTINGENT ON COMPLIANCE WITH THOSE CONDITIONS SPECIFIED IN
EXHIBIT Z. ALAN HEIDEMANN SECONDED THE MOTION. MOTION CARRIED
5 -0.
Exhibit Z
Mattress Firm
Planned Unit Development Amendment
1. The applicant clarify and address south -bound traffic on the private drive to avoid
access to 7t' Street. This issue shall be subject to comment and recommendation
by the City Engineer.
2. Curb shall be extended to the limits of the building on the west side, and to
include all portions of the proposed parking lot and drive aisles within the project
site.
3. Verify that the existing Operations and Easement Agreement (OEA) adequately
addresses cross access, utility and maintenance agreements with the abutting
property owners to the north and west.
4. Issues with the retaining wall and compact parking to be addressed as suggested
in the staff report.
5. Retaining wall materials should be verified to be consistent with materials and
color of the principal building.
6. On -site deliveries and pick -up of mattress merchandise shall be allowed only for
display purposes, not customer delivery or pick -up, unless an amendment is
processed to accommodate loading traffic.
7. The applicant address, to the satisfaction of the City, potential conflicts which
could result between trash handling and retail customer vehicles utilizing the
same drive aisle, west of the building.
8. The intention of the "RSH" planting reference on the landscape plan schedule be
clarified.
9. The submitted lighting plan shall subject to review and approval by the City
Building Official for compliance with ordinance lighting requirements.
10. The location, size and design of the all signs upon the subject property shall be
consistent with the previously approved master sign plan as applicable.
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11. Future development upon the subject site (building expansion) shall be subject to
the processing of a PUD amendment.
12. Issues related to grading, drainage and utilities shall be subject to review and
approval by the City Engineer.
Schumann noted that this item would move forward for City Council consideration as a
Development and Final Stage PUD at the second Council meeting of the month.
8. Consideration of a request for simple subdivision of one existing parcel resulting in two
new buildable parcels an R -2 (Single and Two Family Residence) District. Applicant:
Victor Hellman
Steve Grittman summarized that the applicant proposed to subdivide a parcel occupied by
a single family residence fronting on 4th Street and create two single family lots with
frontage on Vine Street. The existing home would continue to access 4' Street and the
new parcel would have frontage and access from Vine Street. Grittman said the applicant
had requested a simple subdivision with a "metes and bounds" legal description.
Grittman pointed out that the existing structure has substandard setbacks which are legal
non - conforming conditions. He indicated that these setbacks would not be affected by the
subdivision and that no additional non - conforming conditions would be created.
Brad Fyle said that he didn't see why the applicant would be obligated to pay park
dedication and trunk fees because the parcel was originally two lots and would again be
two lots when subdivided. Grittman pointed out that the two original plat lots had been
combined into one lot of record and had long operated as a single parcel.
Schumann indicated that the fee is required to address the additional demand that
subdividing the parcel would place on the park system. She noted that trunk utility
charges would not be required as the utility infrastructure is already in place.
Fyle asked about how much the fee would cost. Schumann said that state statute requires
that the fee be based on the value of the raw land at the time of plat. The fee for the new
parcel would be 11 % of half of the county market value. Grittman further explained that
11 % of City land is dedicated to parks and that each new plat is required to dedicate 11 %
in land or land value to ensure that the percentage remains consistent overall.
ALAN HEIDEMANN MOVED TO ADOPT RESOLUTION NO. PC- 2015007,
RECOMMENDING APPROVAL OF THE SIMPLE SUBDIVISION FOR 624 4TH
STREET, BASED ON FINDING IN SAID RESOLUTION AND SUBJECT TO THE
CONDITIONS IN EXHIBIT Z. SAM MURDOFF SECONDED THE MOTION.
MOTION CARRIED 5 -0.
EXHIBIT Z
Simple Subdivision
624 4th Street, Lots 9 and 10, Block 22, Monticello (original plat)
Planning Commission Minutes: 3/03/15
1. Removal of existing shed from Parcel B prior to the recording of the subdivision.
2. Provide a legal description of required easements for recording.
3. In the event the County rejects the descriptions of the metes and bounds
subdivision, the applicant will need to re -apply and utilize a formal plat process.
4. Payment of required park dedication fee, and any other applicable trunk or other
fees resulting from the subdivision.
5. Provision of new utility service extensions from Vine Street in accordance with
City utility standards.
6. Compliance with the requirements of the City Engineer regarding easements,
grading, drainage, and utilities.
Schumann noted that the request would be forwarded to City Council for consideration at
the second council meeting of the month.
9. Added items
• Agenda — Paper copies of the agenda packet will be made available for pickup at the
Community Center counter the Thursday prior to the meeting.
• Tour of the City — Commissioners agreed to respond by email to the dates proposed
for a scheduled tour of the City with the City Administrator.
• Solar Workshop_ Staff will determine timing and process for scheduling a joint
City Council- Planning Commission workshop to consider solar issues.
• Temporary Sign Interim Ordinance Workshop — Staff will schedule a workshop
in March or April to consider the Temporary Sign Ordinance.
10. Adjournment
ALAN HEIDEMANN MOVED TO ADJOURN THE MEETING AT 7:19 PM. LINDA
BUCHMANN SECONDED THE MOTION. MOTION CARRIED 5 -0.
Recorder: Kerry Burri
Approved: April 7, ?015 ,
Attest:
Angela Schum*, qty Development Director
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