Planning Commission Minutes 06-07-2016MINUTES
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
Tuesday, June 7th, 2016 - 6:00 p.m.
Mississippi Room, Monticello Community Center
Commissioners: Brad Fyle, Linda Buchmann, Sam Murdoff, John Falenschek,
Marc Simpson
Council Liaison: Charlotte Gabler
Staff: Angela Schumann, Steve Grittman (NAC), John Rued
1. General Business
A. Call to Order
Chairman Fyle called the meeting to order at 6:00 p.m.
B. Consideration of approving minutes
a. Special Meeting — April 5th, 2016
MARC SIMPSON MOTIONED TO APPROVE THE SPECIAL
MEETING MINUTES OF APRIL 5th, 2016. MOTION SECONDED
BY SAM MURDOFF. MOTION CARRIED, 5 -0.
b. Regular Meeting — April 5th, 2016
LINDA BUCHMANN MOTIONED TO APPROVE THE MINUTES
OF APRIL 5th, 2016. MOTION SECONDED BY JOHN
FALENSCHEK. MOTION CARRIED, 5 -0.
c. Regular Meeting May 3rd, 2016
Council member Gabler requested the correction from
"Commissioner" to "Council member" in those locations with
references to Council member Gabler.
LINDA BUCHMANN MOTIONED TO APPROVE THE MINUTES
OF MAY 3rd, 2016. MOTION SECONDED BY SAM MURDOFF.
MOTION CARRIED, 5 -0.
C. Citizen Comments
NONE.
D. Consideration of adding items to the agenda
NONE.
2. Public Hearings
A. Public Hearing - Consideration of a request for Preliminary and Final Plat
for Clear Creek Addition, a request for Conditional Use Permit for building
height over 30', a request for Conditional Use Permit for cross parking and
access, a request for Variance to required yard setbacks, and a request for
Ordinance Amendment to allow bulk fuel storage /sales in an I -1 (Light
Industrial) District as a permitted or conditional use, including a Conditional
Use Permit as required. Applicant: Clear Creek Land Company, LLC
Planning Case Number: 2016 -028
City Planner Steve Grittman provided an overview of the staff analysis for the
requests. He explained that the requests are to facilitate an expansion of the
current warehousing facility at the intersection of Chelsea Road and Dalton
Avenue from the existing size of 55,000 square feet to a building of approximately
to 151,000 square feet. The addition itself is over 97,000 square feet.
Mr. Grittman explained that the applicant is seeking to acquire additional land
from the City's Economic Development Authority to facilitate the expansion. The
area to be acquired is proposed to be replatted with the existing building property.
Mr. Grittman stated that the expansion land area to be platted has changed slightly
in terms of lot configuration from the original submittal, which he would review in
the plat analysis. Mr. Grittman noted that the Planning Commission would review
the preliminary plat for recommendation to the Council with Council reviewing
the recommendation and preliminary and final plat.
Mr. Grittman stated that the first conditional use permit is related to the building
height for the proposed expansion, at 32 feet. The ordinance requires a CUP for
height in the district over 30 feet. The existing building is 32 feet in height and the
applicants are seeking to match that height on the expansion.
There is also a request for CUP for cross parking and access. The platting
configuration proposed requires that the lots share access and parking. Given the
property lines on the plat, there are also resulting variances to sideyard setbacks.
The plat change requires three lots and therefore two variances to sideyard
setbacks. Normally there would be a 15' setback requirement. As the proposed
building will straddle the lot lines, there will be a zero lot line setback. As the
Board of Adjustment and Appeal, the decision of the Planning Commission on the
variances is final subject to appeal.
Lastly, the applicant has proposed an amendment to add bulk fuel storage to the I-
1 District and a CUP if necessary to support the use, as they have proposed a bulk
fuel storage facility on the west side of the site.
The site plan was reviewed by Mr. Grittman, including the improvements being
made as part of the proposal. Mr. Grittman then explained that the original plat
proposed for review illustrated a two -lot configuration, with one lot for the
existing building, the second for the building expansion. The lot configuration
was due to financing and ownership requirements. However, in the Wright
County Surveyor's review of the proposed plat, it was discovered that a portion of
2
the site exists in torrens property, while a portion is abstract property. The
distinction is in the registration and recording of the land. As such, the amended
plat presented to the Commission for hearing now illustrates three lots. The lots
are divided by ownership and the lines between the abstract and torrens properties
as required. This is due to the fact that torrens and abstract property cannot be
platted together. The site plan itself does not change due to this plat change.
Buildings on both sides of the new property lines require setback variance.
Staff recommends approval of the plat as presented with three lots. This type of
lot configuration is not uncommon for these types of large industrial buildings. In
evaluating the setback variances, the Planning Commission is required to find that
the property is being used reasonably and that there are practical difficulties from
using the property without the setbacks. Without allowing the variances, the
expansion could not move forward and the economic development objectives of
the City for this area could not be achieved.
Mr. Grittman stated that the plat meets the City's ordinance requirements. It is
noted, however, that the City Engineer and the applicant continue to work through
stormwater issues. Therefore, the staff recommendation for approval on the plat is
contingent on resolution of those issues and compliance with the City Engineer's
comments.
In regard to the proposed bulk fuel facility, two actions are needed. First, as the
use in not currently allowed as accessory in the 1 -1 District in which the site is
located, the ordinance would require amendment. The amendment would include
design standards for the proposed use. The applicant will then require a CUP for
the use. The bulk fuel storage will be for the use of the applicant only; it will not
be for sales to the general public. Again, these types of uses are not uncommon in
industrial areas.
Mr. Grittman stated that the staff recommendation is for approval of each of the
applications, including the revised preliminary plat with three lots as presented.
Mr. Grittman then reviewed the conditions listed in Exhibit Z.
Chairman Fyle inquired whether the bulk fuel at the AVR site was considered an
allowable use at the time constructed. Steve Grittman explained it was likely
developed prior to the recent recodification of the zoning ordinance and was
perhaps permitted at that time. Chairman Fyle stated that he believed the use to be
appropriate for the area. Chairman Fyle inquired about fire code safety regarding
the fuel station. He asked Marc Simpson to comment as the former fire marshal.
Mr. Simpson agreed that the tanks appear to be compliant based on location and
construction. Chairman Fyle inquired if the building can be sold separately based
on the proposed lot lines. Mr. Grittman confirmed that the lots could be sold
separately. As such, the condition for cross parking and access has been
recommended given the building crosses the lot line. John Rued, Chief Building
Official, explained that there are also building and fire code issues that the
applicant will be required to meet as related to the building and the property lines.
Council member Gabler inquired whether screening would be provided for the fuel
tanks. Mr. Grittman confirmed that there is landscaping along that feature. She
3
also inquired about lighting of the site. Mr. Grittman confirmed a lighting plan
was provided and has been reviewed for compliance. Council member Gabler also
inquired whether the tanks are under or above ground. Mr. Grittman stated that
they are above ground.
Commissioner Murdoff noted that the "sales" component should be removed from
the code language in all cases.
Chairman Fyle opened the public hearing.
Applicant and property owner Luke Dahlheimer addressed the Commission.
Chairman Fyle asked the applicant to confirm that he had received the Exhibit
Z for conditions of approval. He explained that Dahlheimer Distribution has
been in the existing building for 10 years and they are seeking to expand and
consolidate operations. They will also be able to store more vehicles inside.
Mr. Dahlheimer reviewed the conditions and indicated no issues; it was noted
that they are still working through the stormwater issues. Council member
Gabler inquired about the west wall. Mr. Dahlheimer described the break -up
of the building wall plane and landscaping treatment along the west side.
Commissioner Murdoff inquired whether the building and proposed lot lines
will create issues on construction in terms of mortgage or financing. Mr.
Dahlheimer explained that the discussions with their financing and attorneys
have indicated that the project will still be able to move forward.
Hearing no further public comment, Chairman Fyle closed the public hearing.
Mr. Grittman noted again that the plat presented is now three lots and
therefore the resolution for variance now illustrates two side yard variances.
If the Planning Commission wishes to study the revised preliminary plat
further, Mr. Grittman stated that the Commission could act to table and
continue the hearing on the preliminary plat.
Commissioner Murdoff inquired about the specific purpose behind the lot line
configuration. Mr. Grittman responded that the originally submitted two lot
plat illustrated a lot line between the existing building and proposed expansion
due to the financing arrangement for the expansion. The proposed three lot
plat configuration presented during this hearing was related to the review from
the Wright County Surveyor's office, which yielded the comment that abstract
and torrens properties cannot be included in the same lot, although they can be
within the same plat. As such, there is now a lot line between the existing and
proposed building, as well as a lot line where the torrens property and abstract
property divide, which then splits through the building.
SAM MURDOFF MOTIONED TO ADOPT RESOLUTION NO. PC -2016-
017, RECOMMENDING APPROVAL OF AN ORDINANCE AMENDING
THE ZONING ORDINANCE ADDING ACCESSORY BULK FUEL
STORAGE AS A CONDITIONAL USE IN THE I -1 AND I -2 ZONING
DISTRICTS BASED ON THE FINDINGS IN SAID RESOLUTION.
11
MOTION SECONDED BY LINDA BUCHMANN. MOTION CARRIED, 5-
0.
LINDA BUCHMANN MOTIONED TO ADOPT RESOLUTION NO. 2016-
018, RECOMMENDING APPROVAL OF CONDITIONAL USE PERMITS
FOR BUILDING HEIGHT, CROSS PARKING AND ACCESS, AND FOR
BULK FUEL STORAGE IN AN I -1, LIGHT INDUSTRIAL DISTRICT,
BASED ON THE FINDINGS IN SAID RESOLUTION AND SUBJECT TO
THOSE CONDITIONS IDENTIFIED IN EXHIBIT Z. MOTION
SECONDED BY SAM MURDOFF. MOTION CARRIED, 5 -0.
Amendment to Zoning Ordinance to allow Bulk Fuel Storage;
Conditional use permits to allow bulk fuel storage tanks, Joint Parking
and Access, and Building Height; Variance to the side yard setback
requirements, and Preliminary and Final plat of Clear Creek Addition.
3360 Chelsea Road
Lot 1, Block 1, Otter Creek Crossing 1 st Addition, Outlot C, Otter Creek
Crossing 1st Addition, and Outlot A, Otter Creek Crossing 3rd Addition.
PiDs: 155-181-001010,155-181-000010 and 155- 194 - 000030
1. Deferred Parking. The applicants provide a narrative on the number of
parking spaces that are needed for their business. The applicants have
shown on the site plan that the 52 spaces can easily be added if
needed.
2. Cross parking and access agreement is applied and recorded against all
three parcels.
3. An encroachment agreement is executed should it be necessary to
accommodate storm water ponding design.
4. A development agreement is executed addressing all improvements to
the site.
5. Curb Cut Width. The curb cut width shall be reviewed by the City
Engineer.
6. The Landscaping Plan is modified to add or move plant materials that
will enhance the screening of the view of the loading docks from
Dalton Way.
7. The requirements of the City Engineer are addressed per the
Engineer's letter dated June 1, 2016, and the applicants continue to
work with the City regarding stormwater management requirements.
8. Bulk fuel dispensing on the site shall only be for the fueling of
company delivery vehicles, and shall meet all other requirements of
5
the applicable zoning ordinance, along with required building and fire
codes.
9. Any proposed signage changes shall be subject to the applicable sign
ordinances and a separate permitting process.
10. The requirements of other City staff are complied with.
SAM MURDOFF MOTIONED TO ADOPT RESOLUTION NO. PC- 2016 -019,
APPROVING THE VARIANCE TO SIDE YARD SETBACK FOR CLEAR
CREEK LAND COMPANY, LLC ACCOMMODATING A ZERO - LOT -LINE
SETBACK FOR A BUILDING EXPANSION IN THE I -1, LIGHT INDUSTRIAL
DISTRICT, BASED ON THE FINDINGS IN SAID RESOLUTION AND SUBJECT
TO CONDITIONS AS IDENTIFIED IN EXHIBIT Z. MOTION SECONDED BY
JOHN FALENSCHEK. MOTION CARRIED, 5 -0.
Amendment to Zoning Ordinance to allow Bulk Fuel Storage; Conditional use
permits to allow bulk fuel storage tanks, Joint Parking and Access, and Building
Height; Variance to the side yard setback requirements, and Preliminary and
Final plat of Clear Creek Addition.
3360 Chelsea Road
Lot 1, Block 1, Otter Creek Crossing 1St Addition, Outlot C, Otter Creek
Crossing 1st Addition, and Outlot A, Otter Creek Crossing 3rd Addition.
PIDs: 155-181-001010,155-181-000010 and 155- 194 - 000030
1. Deferred Parking. The applicants provide a narrative on the number of parking
spaces that are needed for their business. The applicants have shown on the site
plan that the 52 spaces can easily be added if needed.
2. Cross parking and access agreement is applied and recorded against both parcels.
3. An encroachment agreement is executed should it be necessary to accommodate
storm water ponding design.
4. A development agreement is executed addressing all improvements to the site.
5. Curb Cut Width. The curb cut width shall be reviewed by the City Engineer.
6. The Landscaping Plan is modified to add or move plant materials that will
enhance the screening of the view of the loading docks from Dalton Way.
7. The requirements of the City Engineer are addressed per the Engineer's letter
dated June 1, 2016, and the applicants continue to work with the City regarding
stormwater management requirements.
8. Bulk fuel dispensing on the site shall only be for the fueling of company delivery
vehicles, and shall meet all other requirements of the applicable zoning
ordinance, along with required building and fire codes.
IN
9. Any proposed signage changes shall be subject to the applicable sign ordinances
and a separate permitting process.
10. The requirements of other City staff are complied with.
LINDA BUCHMANN MOTIONED TO ADOPT RESOLUTION NO. PC- 2016 -020,
RECOMMENDING APPROVAL OF THE PRELIMINARY PLAT OF CLEAR
CREEK ADDITION, BASED ON THE FINDINGS IN SAID RESOLUTION AND
CONDITIONS AS IDENTIFIED IN EXHIBIT Z. MOTION SECONDED BY SAM
MURDOFF. MOTION CARRIED, 5 -0.
Amendment to Zoning Ordinance to allow Bulk Fuel Storage; Conditional use
permits to allow bulk fuel storage tanks, Joint Parking and Access, and Building
Height; Variance to the side yard setback requirements, and Preliminary and
Final plat of Clear Creek Addition.
3360 Chelsea Road
Lot 1, Block 1, Otter Creek Crossing 1St Addition, Outlot C, Otter Creek
Crossing 1st Addition, and Outlot A, Otter Creek Crossing 3rd Addition.
PIDs: 155-181-001010,155-181-000010 and 155 -194- 000030
11. Deferred Parking. The applicants provide a narrative on the number of parking
spaces that are needed for their business. The applicants have shown on the site
plan that the 52 spaces can easily be added if needed.
12. Cross parking and access agreement is applied and recorded against both parcels.
13. An encroachment agreement is executed should it be necessary to accommodate
storm water ponding design.
14. A development agreement is executed addressing all improvements to the site.
15. Curb Cut Width. The curb cut width shall be reviewed by the City Engineer.
16. The Landscaping Plan is modified to add or move plant materials that will
enhance the screening of the view of the loading docks from Dalton Way.
17. The requirements of the City Engineer are addressed per the Engineer's letter
dated June 1, 2016, and the applicants continue to work with the City regarding
stormwater management requirements.
18. Bulk fuel dispensing on the site shall only be for the fueling of company delivery
vehicles, and shall meet all other requirements of the applicable zoning
ordinance, along with required building and fire codes.
19. Any proposed signage changes shall be subject to the applicable sign ordinances
and a separate permitting process.
20. The requirements of other City staff are complied with.
7
Steve Grittman stated that the action on variances is final subject to any filed
appeal. The plat, ordinance amendment and CUPS will go forward to the City
Council on June 27th
B. Public Hearing — Consideration of a request for Preliminary and Final Plat
for Monticello High School, a request for rezoning to Planned Unit
Development including Development and Final Stage Planned Unit
Development, and a request for amendment to Conditional Use Permit for K-
12 Education Use for Monticello High School. Applicant: Wold Architects
& Engineers. Planning Case Number: 2016 -029
City Planner Steve Grittman presented the staff report for the item, which is for
development stage PUD for the proposed gymnasium in the northeast confer of
the high school building, as well as for preliminary plat of the high school campus
area. Mr. Grittman noted that the Planning Commission and City Council had
met in a session prior to the regular meeting to discuss the concept for the
proposed planned unit development, which includes the first phase of
development proposed, as well as the series of future improvements proposed to
the school campus overall.
At this time, the school is seeking only the platting of the property and the
approval of the first phase of development for the gymnastics gymnasium. Other
than this improvement, no other changes are proposed to the site. There are no
changes to parking or access proposed at this time.
Future improvements proposed under the concept PUD submittal, such as the
track and athletic facility, will come forward to the Planning Commission at a
future date as an amendment to PUD for development and final stage
consideration.
Mr. Grittman stated that staff are recommending approval of the applications as
proposed, subject to the conditions in Exhibit Z. Mr. Grittman reviewed the
conditions in brief.
Mr. Grittman noted that the plat as proposed would replat the existing parcels into
a single lot and one outlot. The three existing school buildings are proposed to
exist on a single lot and the baseball field on the outlot. One of the conditions in
Exhibit Z requires the applicant to describe the purpose of platting the baseball
field as an outlot.
Chairman Fyle inquired about entrances on School Boulevard and Chelsea Road
in terms of traffic impact. Mr. Grittman stated that when the school brings
forward the second phase of improvements, including the athletic facility, that
will be a consideration evaluated. Chairman Fyle also recommended
consideration of parking demands and circulation at that time.
Commissioner Murdoff inquired about trail connections for the proposed
gymnastics facility. Mr. Grittman deferred to the applicant.
N.
Chairman Fyle opened the public hearing.
Eric Linnear of Wold Architects indicated that during large events, the school will
be open providing access, alleviating the need for additional pathways between
parking lots. He confirmed that they would discuss with the school district how it
proposes to handle multi -event days in terms of parking.
Chairman Fyle inquired whether the applicant received and understood Exhibit Z.
Mr. Linnear confirmed.
Hearing no further public comment, Chain-nan Fyle closed the public hearing.
SAM MURDOFF MOTIONED TO ADOPT RESOLUTION NO. PC- 2016 -021,
RECOMMENDING APPROVAL OF A REZONING TO PUD, PLANNED
UNIT DEVELOPMENT DISTRICT (ORDINANCE NO. 648), AND
DEVELOPMENT STAGE APPROVAL OF THE SITE PLAN FOR HIGH
SCHOOL ADDITION, BASED ON THE FINDINGS IN SAID RESOLUTION,
AND THE CONDITIONS ATTACHED TO THIS STAFF REPORT AS
EXHIBIT Z. MOTION SECONDED BY MARC SIMPSON. MOTION
CARRIED, 5 -0.
MARC SIMPSON MOTIONED TO ADOPT RESOLUTION NO. PC- 2016 -022,
RECOMMENDING APPROVAL OF THE PRELIMINARY PLAT FOR
MONTICELLO HIGH SCHOOL ADDITION, BASED ON THE FINDINGS IN
SAID RESOLUTION. MOTION SECONDED BY LINDA BUCHMANN.
MOTION CARRIED, 5 -0.
EXHIBIT Z
Development Stage Planned Unit Development and Preliminary Plat,
Monticello High School Addition
5225 School Boulevard
PID Nos. 155011000172, 15550013302, 155011000212
1. Verification of compliance with Lighting ordinance requirements on high
school site.
2. Substitution of tree planting requirement with perennial plantings as shown in
the approved landscaping plan.
3. Compliance with the terms of the City Engineer's letter dated June 1, 2016.
4. Compliance with the requirements of Wright County as related to the plat
documents.
5. Conditions recommended by other City staff or the Planning Commission.
6
3. Regular Agenda
A. Consideration of the Community Development Directors Report
Angela Schumann expressed her gratitude to Kerry Burri, who recently
resigned her position as Community & Economic Development Technician.
Commissioner Gabler also noted Building Department Technician Deb
Koshiol's 17 years of service to the City of Monticello.
4. Added Items
NONE.
5. Adjournment
SAM MURDOFF MOTIONED TO ADJOURN THE MEETING AT 7:07 p.m.
MOTION SECONDED BY LINDA BUCHMANN. MOTION CARRIED, 5 -0.
Recorder: Angela Schu
Approved: June 7t",-201
Attest:
Angela S**ank Community Development Director
10