Loading...
Planning Commission Minutes 08-04-2015MINUTES MONTICELLO PLANNING COMMISSION Tuesday, August 4, 2015 - 6:00 PM - Mississippi Room, Monticello Community Center Present: Brad Fyle, Linda Buchmann, John Falenschek, Marc Simpson Absent: Sam Murdoff Others: Angela Schumann, Steve Grittman (NAC), John. Rued, Charlotte Gabler (("ouncil Liaison) 1. General Business A. Call to order Brad Fyle called the meeting to order at 6 p.m. B. Consideration to approve Planning Commission minutes LINDA BUCHMANN MOVED TO TABLE CONSIDERATION OF THE JULY 7, 2015 PLANNING COMMISSION MINUTES. JOHN FALENSCHEK SECONDED THE MOTION. MOTION CARRIED 4 -0. C. Citizen Comments None D. Consideration of adding items to the agenda None 2. Public Hearings A. Continued Public Hearing - Consideration of a request for Amendment to the Monticello Zoning Ordinance Chapter 3, Section 4(F) - Single and Two - Family Residential, Chapter 4, Section 11 - Building Materials, Chapter 5. Section 2(C) - Standards for Residential Uses and Chapter 8, Section 4 - Defmitions, for ordinance regulating minimum residential standards in the R -2 District Applicant: City of Monticello Brad Fyle stated that the Planning Commission had participated in a workshop just prior to this meeting to consider proposed changes to the R -2 in more detail. Angela Schumann explained that staff had proposed amendments to minimum square footage standards within the R -2 District at the July Planning Commission meeting; the amendments were to address a discrepancy and clarify vague language within the ordinance. She indicated that the commissioners had discussed the viability of the proposed minimum square footage standards in response to current housing trends and had provided preliminary input. Schumann noted that the commissioners had opted to table action and schedule a workshop to consider the matter in more depth. Planning Commission Minutes: 8/04/15 Schumann summarized that staff had revised the proposed amendments to reflect the intent of both commissioner input and Comprehensive Plan policy guidance which establishes a priority on move -up (larger square footage, higher amenity) housing. The revised amendments proposed include requirements related to a minimum finishable area per unit type (1,800 square feet for single - family dwelling units and 1,400 square feet for duplexes, townhomes and multiple - family dwelling units); a finished square footage size at least equal to the foundation size of the dwelling unit; and a 15% brick or stone building facade requirement in the R -2 District. Schumann noted that the proposed amendments also include modifications to unit type definitions. and amended language related to attached accessory structures (garages). Fyle noted that the public hearing had been continued from the July meeting and invited comment. As there were no comments, the public hearing was closed. JOHN FALENSCHEK MOVED TO RECOMMEND ADOPTION OF THE PROPOSED ORDINANCE AMENDMENTS; AND TO DIRECT STAFF TO PREPARE THE REQUIRED ORDINANCE NO. 619 FOR CONSIDERATION BY THE CITY COUNCIL, BASED ON A FINDING THAT THE ORDINANCE AMENDMENTS AS PROPOSED CONTINUE TO SUPPORT THE COMPREHENSIVE PLAN, SERVE TO CLARIFY EXISTING ORDINANCE REGULATIONS FOR THE R -2 DISTRICT, AND SUPPORT CONSISTENCY WITH CURRENT CITY REVIEW PROCESS. LINDA BUCHMANN SECONDED THE MOTION. MOTION CARRIED 4 -0. Angela Schumann stated that this item would move forward for City Council consideration within the next two or three meeting cycles of the Council. B. Public Hearing — _Consideration of a Map Amendment for Rezoning from B- 3 (Hi2hway Business) District to B -2 (Limited Business) District, and Zoning Text Amendment within the B -3 (Highway Business) District to allow Places of Public Assembly as a permitted or conditional use. Applicant: Ouarry Community Church Steve Grittman explained that the Planning Commission had been asked to take action to either amend the zoning map or amend the zoning text to allow Quarry Church to permanently occupy the facility at 3939 Chelsea Road West (Lot 1, Block 1, Gould Addition). He noted that the City Council had approved an interim ordinance allowing a different church to use the facility temporarily as a Place of Public Assembly in 2014, but had not revised the ordinance permanently. Grittman outlined the proposed options and highlighted related issues. He explained that the option to rezone the property from a B -3, (Highway Business) District, to a B -2, (Limited Business) District, which permits public assembly use, would raise issues related to spot zoning. He also pointed out that rezoning the property would open the site up to other uses allowed within the B -2, which are K Planning Commission Minutes: 8/04/15 not compatible with the area. Grittman noted that staff does not support the request for rezoning for these reasons. Grittman indicated that the City's legal counsel had noted a preference for adding language to the B -3 District, should the decision be made to accommodate the proposed use. He explained that ordinance language could be amended to add Places of Public Assembly either as a permitted or conditional use within the B -3. "at staff agree that the proposed use should be conditional Grittmman pointed out within the B -3 if the text language is to be amended. Grittmanrecommended that the Planning Commission table action on the text amendment and direct staff to prepare language related to allowing the use by conditional use permit. Brad Fyle opened the public hearing. Jeff Bajek, Chief Credit Officer at Venture Bank, (6210 Wayzata Boulevard, Golden Valley) stated that Venture Bank had been involved with the property since providing financing in 2007 and has been fee owner of the property since March of 2015. He said that they'd marketed the property for two years and had spoken with 90% of dealerships within the metro area to identify interest in the property and determine its viability as a location for an auto dealership. He indicated that domestic auto dealers indicated that adding a dealership to the market was not a good idea. He said that foreign dealers said that the site was too big. Bajek said that existing dealerships are recognizing that large acreage, large footprint sites with hundreds and hundreds of cars isn't the model in today's retail market and that those facilities are just too big to take on. Bajek stated that they'd also marketed the property to farm implement, farm repair and auto repair companies and was told that the site was too big. He added that they had approached a recycling company, a grocery store and a health club facility in an effort to identify what type of facility might be viable on the site. Bajek noted that there is a purchase agreement on the property. He suggested that the church would drive a lot of traffic along a large thoroughfare benefitting the other dealerships in the area. He indicated that it would be a win -win to allow the church to occupy the space. Bajek said that, in his opinion, if the site is designated as an auto dealership it is likely that the property will sit vacant for years to come. He recommended changing the use. Kari Sanders, Executive Director for Quarry Church, (100 Chelsea Road, Monticello), briefly outlined the church's history in Monticello and explained why it is considering the property located at 3939 West Chelsea Road. Sanders summarized that Quarry was established as a portable church in Monticello in 2001. She said that the church has a great partnership with the middle school which allows them to rent the auditorium for Sunday services. Sanders said that church leadership had decided about five years ago to find a 3 Planning Commission Minutes: 8/04/15 permanent physical location to show church stability within the community. She indicated that the church had looked into purchasing the bowling alley site in 2011 but was unable to make that option work due to timing and finances. She pointed out that the church had worked with the City of Monticello in 2012 to rezone and purchase property at 100 Chelsea Road to meet space needs for office staff and youth events. Sanders indicated u'iat the church had been making plans to consolidate its programs under one umbrella in the future as it would be at maximum capacity, landlocked and looking for space options within five years at its current location. She noted that the church began more actively considering other options within the community in response to learning that they will have to shift between school buildings for several summers to rent auditorium space for Sunday services due to district renovations. Sanders pointed out that it came to the church's attention that the property at 3939 Chelsea is for sale within their range of bank approval and explained why the facility would be a good long term fit for the church. Sanders indicated that the layout of the showroom could be used as a fellowship area and that the space is very similar to their preferred building layout. She suggested that the church would utilize all of the finished area and build out one of the service areas for use as an auditorium. She pointed out that there is ample parking at the site and noted that congestion issues would be addressed. She said that they would be open to leasing a section of the building on a temporary basis until they grow into the space. Sanders asked the Commission to consider that churches are changing. She noted that, although the church is not for profit, it draws 50% of its membership from surrounding cities. She pointed out that these are people who love being in Monticello and who shop and eat here on Sundays and Wednesday nights. Sanders indicated that the church could expand the facility at 100 Chelsea Road to provide room to grow for several years but she noted that the facility at 3939 West Chelsea would provide a permanent location. She also suggested that it makes more sense financially to buy and renovate the 3939 facility than to add on at the current facility. Sanders pointed out that they plan to sell the 100 Chelsea Road facility which provides a new commercial opportunity for the City. Sanders noted that the church has the support of their congregation, their denomination and their bank and is prepared to handle operational and maintenance costs. She noted that the church had hired a Director of Operations to oversee the maintenance and management of the facility. Sanders indicated that the church supports the City's recommendation to retain the B -3 zoning designation and is open to conditional use permit ideas. 2 Planning Commission Minutes: 8/04/15 Dean Wick, Outsource Architecture, (P.O. Box 7274, St. Cloud), stated that, as a previous Planning Commissioner, he'd like to note that staff had done a really good job of tying public assembly into the Comprehensive Plan within Places for Community. Wick said that he'd seen the scale of auto dealerships go down and scale of churches go up. He noted that churches are moving out of core neighborhoods and into industrial parks in buildings that don't look like churches. Wick said that the building is in good shape and is move -in ready. He indicated that future remodeling can be completed during occupancy. He pointed out that, although a landscape plan had not been previously required on the property, the church is looking at phasing in green space between the parking islands. He indicated that the church would not create a traffic problem for the area. Wayne Elam, of Commercial Realty Solutions, (3 Hwy 55 W., Buffalo), stated that he is the broker for the property. He said that he had looked into other uses for the property because no new franchise dealerships have been established since the industry retracted. Elam stated that he'd marketed the building to three heavy truck users but each had said that remodeling costs would exceed efficiencies. Elam pointed out that the industry had changed due to online sales. He indicated that the lot includes parking for 550 cars and noted that most dealerships are not stocking more than 200 -250 cars. He said that the total site is 10.66 acres and includes 700 feet of interstate frontage. He said that the building is 57,000 square feet in size and pointed out that splitting the lot would involve moving the property line which would change the use and code requirements for parking. Elam suggested that churches have chosen to locate in retail and industrial areas to enable them to buy massive amounts of square footage cheaply. He pointed out that the City's portion of property taxes on this building are $21,000. He suggested that a large church would bring in much more than $21,000 despite coming off the tax rolls due to its non -profit status. Ron Maas, (13830 Northdale Boulevard, Rogers), owner of the Maas Automotive Group, stated that he has 43 years of experience in the auto industry and had owned several dealerships. He said that he had not been contacted about buying the property but hadn't pursued it as an option because it isn't the niche he has established. Maas indicated that the information presented that suggests that dealerships are downsizing is misleading. He said that he hasn't seen any documentation to show that the site would not work for an auto dealership. He pointed out that CarMax had just built a facility in Brooklyn Park that likely houses a thousand cars. He said that he chose to purchase property in an area that would support automotive use and had expected to expand at 3887 Chelsea Road as the business grew. He suggested that auto use is the best fit for this property. Judd Johnson, (7520 Wedgewood Way, Maple Grove), disclosed that the church had supported him while overseas years ago and that he had previously served on the Isanti County Planning Commission and the Minnesota Planning Commission. 5 Planning Commission Minutes: 8/04/15 Johnson said that he had made a technical inspection of all building systems, with the exception of the fire system, and concluded that the facility would work for an assembly use. Johnson said that he had seen transitions at a lot of dealership properties. He said that the size of this property is great for a church because the multiple services doubles the number of cars parking at the facility. He noted that the size of the auditorium that the church is planning will require parking for 280- 300 cars. Johnson said that it is wise to look at the property as a B -3 and a good move to allow it as a conditional use. Hearing no other comments, Fyle closed the public hearing. Decision 1: MAP AMENDMENT FOR REZONING FROM B -3, HIGHWAY BUSINESS TO B -2, LIMITED BUSINESS: LINDA BUCHMANN MOVED TO ADOPT RESOLUTION NO. PC- 2015 -011 RECOMMENDING DENIAL OF THE MAP AMENDMENT FOR REZONING FROM B -3 (HIGHWAY BUSINESS) TO B -2 (LIMITED BUSINESS), BASED ON FINDINGS IN SAID RESOLUTION. MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED 4 -0. Decision 2: ZONING TEXT AMENDMENT TO THE B -3, HIGHWAY BUSINESS DISTRICT ADDING PLACES OF PUBLIC ASSEMBLY TO THE LIST OF ALLOWABLE USES: LINDA BUCHMANN MOVED TO TABLE ACTION ON RESOLUTION NO. PC- 2015 -012, AS RELATED TO THE ZONING TEXT AMENDMENT TO THE B -3, HIGHWAY BUSINESS DISTRICT; AND TO DIRECT STAFF TO DEVELOP ORDINANCE LANGUAGE ALLOWING PLACES OF PUBLIC ASSEMBLY IN THE B -3 (HIGHWAY BUSINESS) DISTRICT AS A CONDITIONAL USE. MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED 3 -1 WITH BRAD FYLE VOTING IN DISSENT. Brad Fyle indicated that he thinks that the property should be used as it was intended and expects that it will be purchased for that use at some point. 3. Regular Agenda A. Consideration of calling for a public hearing for Monticello Zoning Ordinance Section 4.3 — Fences & Walls as related to fence materials and appearance n Planning Commission Minutes: 8/04/15 Angela Schumann noted that the Planning Commission had agreed to consider calling for a public hearing related to fencing materials in response to a request presented by a resident during the citizen comments portion of the July meeting. Schumann explained that the Department of Building Safety and Code Enforcement had issued a violation notice citing that the materials used to construct the fence were prohibited. She indicated that it is staffs position that using only wire mesh as fencing material would present aesthetic and maintenance issues over time. Schumann pointed out that the commission could choose to consider allowing a mix of fencing materials. Commissioners made comments related to fence placement, design, materials and maintenance. Building Official John Rued indicated that the Building Code only addresses fence height and that most local fencing ordinances are vague. The commissioners agreed, by consensus, to review the entire fencing section of the zoning code in the near future. Schumann proposed that the Planning Commission schedule a field trip to view existing fences within the community in conjunction with considering ordinance amendments. MARC SIMPSON MOVED TO CALL FOR A PUBLIC HEARING ON MONTICELLO ZONING ORDINANCE SECTION 4.3 — FENCES & WALLS AS RELATED TO FENCE MATERIALS AND APPEARANCE. LINDA BUCHMANN SECONDED THE MOTION. MOTION CARRIED 4 -0. B. Consideration of a report regarding Temporary Signs, Chapter 4, Section 5 of the Monticello Zoning Ordinance Angela Schumann reported that the business community representative roundtable to provide feedback related to the temporary sign ordinance had not yet met due to conflicting schedules. She also noted that staff are reviewing materials related to a recent Supreme Court ruling which may impact sign regulations. She indicated that this item would be brought before the Commission again for consideration when more information is available. Schumann pointed out that the interim ordinance is in place until December. Charlotte Gabler asked about electronic options for obtaining preliminary input. Schumann indicated that she'd look into how such options might be structured. 4. Adiournment LINDA BUCHMANN MOVED TO ADJOURN THE MEETING AT 7:48 PM. MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED 4 -0. Recorder: Kerry Burri Approved: pctober. Attest: l 2:%, Angela Sclpf 5Vni C¢mmunity Development Director 7