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Planning Commission Minutes 04-04-2017 (Joint Meeting)MINUTES SPECIAL JOINT MEETING - MONTICELLO PLANNING COMMISSION AND CITY COUNCIL Tuesday, April 411, 2017 - 5:00 p.m. Mississippi Room, Monticello Community Center Present: Brad Fyle, Marc Simpson, Sam Murdoff, Charlotte Gabler, Jim Davidson, Bill Fair, Brian Stumpf, Lloyd Hilgart Staff: Angela Schumann, Steve Grittman (NAC), John Rued 1. Call to Order Brad Fyle called the meeting to order at 5:00 p.m. 2. Concept Stage Planned Unit Development for Multi -Lot Industrial Development Applicant: Ken Spaeth Steve Grittman stated the request was to consider a concept stage multi -lot industrial development in the I-2 (Heavy Industrial) District. A typical development in this district is one building per lot. A Planned Unit Development (PUD) is required when multiple lots do not have frontage on a public street and rather rely on a private street system. The PUD provides flexibility from the Zoning Ordinance provided there are layouts, amenities, or better designs that further accomplish the goals of the Comprehensive Plan. Grittman stated that the proposal was for eight, approximately 7,000 square foot industrial buildings. Each building would be placed on its own lot. This would allow each to be purchased and/or leased out to tenants. Common parking, driveways and truck courts would be provided on site. A half -acre would be reserved for stormwater purposes and would serve as a buffer between the residential area adjacent to the site. Sam Murdoff joined the meeting. Brad Fyle commented that Buffalo has a similar development and asked if there were any attachments showing that project. Grittman declined and stated his familiarity with the project. He said that it was designed for small industrial service businesses, small fabrication or other types of facilities supporting their business. Fyle asked what building was to the east of the site. Simpson replied that it was the former Polycast building. Wayne Elam, Commercial Realty Solutions stated that the buildings are proposed as post frame buildings, similar to adjacent structures. Fyle noted that the last series of building appeared to be close to the back lot line. Grittman confirmed and noted that the industrial facilities on the east and west only developed the front half of their lots and had room to expand to the front. The applicant indicated that he would develop this project in phases starting with the north portion of the lot first. Fyle commented about noise concerns. Grittman noted that the City Ordinance has noise standards. The entry office spaces would face the residential area and would less likely generate a lot of noise. Fyle also noted that a holding pond and a berm would serve as a buffer. Fyle asked what the rear lot setback was set at. Grittman stated that the district standard is 50 feet; this proposal exceed that requirement. Bill Fair asked what percentage of the lot would be hard surfaced. Grittman responded about 78 percent. Grittman noted that the full engineering of the site has not been completed and that the applicant would need to meet the City's full stormwater management requirements when submitting development stage PUD plans. Fyle asked the Building Department if the City could require the buildings to be dressed up a little more. Rued stated that was a condition that could be determined in the PUD plans. From the Building Department's perspective, as long as the applicant met the building code for design standards, they would be able to continue their project. Grittman confirmed that building materials and architecture are part of the PUD discussion. Gabler noted that an association would need to occur that would take care of maintenance and common shared access and parking. Grittman confirmed. Gabler also noted that there were no other areas for small, start-up industrial businesses to locate in Monticello and expressed appreciation for the opportunity. Fyle asked if the site was accessible by semi -tractor trailer. Grittman stated that there was a proposed loop road that semi's should be able to drive and turn around in the truck court areas. He added that unloading on the street would not occur as a condition of PUD. Stumpf indicated that a semi could maneuver back portion of the site. Grittman stated they would need to work around the engineering and guarantee the turn radius were accomplishable. Gabler asked if fewer buildings could go up if needed to better accommodate the site. Elam stated there were other options the property owner would be interested in such as making the buildings narrower. Elam reminded the boards that it was not reviewed in detail by an engineer and that it was only a concept. Marc Simpson commented that fire accessibility should be considered. Wayne Elam introduced Ken Spaeth (property owner) and Scott Dahlke (Civil Engineering Site Design), Shelia Zachman (Commercial Realty Solutions). Elam stated that the goal of the project was to develop cost-effective alternatives for small businesses to buy a small piece of land and construct a post frame building. The drawing provided was the maximum square footage the property could handle. Elam suggested if the turning radius for the semis was too shallow, they could shrink the buildings. Elam stated that Spaeth would build one 7,500 square foot building and divide into three spaces to rent out. The space would have a separate entry doors, bathrooms, and an overhead door. Elam suggested that the location would be ideal for small construction companies and expressed a need for this type of development within the city. Stumpf echoed concerns of the appearance of the buildings especially those facing the Golden Eagle Road townhomes and suggested dressing them up. Spaeth added that no overhead doors would be located on that side and stone would be placed facing those townhomes. The buildings facing Dundas Road would also have stone placed. 2 Fyle asked if there would be any concerns with having more than one business in a building. Schumann stated that an association would be required as a part of the PUD package and would demonstrate how the site would function and the management of tenancy. Grittman noted that it wouldn't be uncommon to have a building occupied by multiple tenants. Rued added that depending on the type of businesses located in a building, the requirements for fire safety may require additional changes to the building design. Murdoff asked if a shared wall could be placed to consolidate down to four buildings rather than eight buildings. Elam stated that it was counter from what the goal of the project was to create smaller industrial development buildings of up to 7,000 square feet each. Elam added that they'd like to stay away from condo-ing buildings due to the complexities it presents. Lloyd Hilgart asked what the PUD would be set up for. Grittman stated that having six frontages face a private street would be one reason for a PUD. Grittman also indicated that the lot areas (which are less than required by code) and interior setbacks would also trigger a PUD. Hilgart mentioned having something in place for the aesthetics for each building to match especially in color and size. Elam indicated that it was the intent to put in the agreement so that the building aesthetics looked similar and that a minimum building size was established. Spaeth noted that any property owner that was looking to develop inside the development, would need to have the City Council's approval. Schumann stated that unless they have approval for final stage development plans, the applicant would need to apply for an amendment to PUD when they are ready to plat a new lot or add a building that is substantially different from the original proposal. Grittman stated that there is a broad mix of uses that could occur in the I-2 Zoning District, but noted that the land use impacts should be less impactful due to the smaller size of the facilities. Stumpf asked if outdoor storage would occur on the vacant lots as the first building was constructed. Spaeth declined. Brad Fyle opened up the meeting for public comments. Kathy Hanson, Board Director for Golden Eagle Villas stated she was comfortable with the proposal. Scott Dahlke passed around a landscape plan for the property. Trees would be planted throughout the site. He also added that a berm would be placed in between the townhomes and the industrial buildings. Landscaping would also occur on the end walls of each building. It was noted that there would be around 170 feet between the proposed industrial buildings to the townhomes. A fence would also be built along the berm to separate the development from the residential areas. Fyle summarized that no major concerns were brought up at the meeting besides the aesthetics of the buildings, groundwater management, and traffic flow onsite. 3. Adiournment MARC SIMPSON MOVED TO ADJOURN THE MEETING AT 5:45 P.M. SAM MURDOFF SECONDED THE MOTION. MOTION CARRIED, 8-0. Recorder: Jacob Thunander Approved: May 2, 2017 Attest: Angela Skhu n , Community Development Director 11