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Planning Commission Minutes 10-02-2018MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, October 2nd, 2018 - 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Brad Fyle, Sam Murdoff, Marc Simpson, John Alstad, Katie Peterson Council Liaison Present: Charlotte Gabler Staff Present: Angela Schumann, Steve Grittman (NAC) 1. General Business A. Call to Order Brad Fyle called the meeting of the Planning Commission to order at 6:00 p.m. B. Consideration of approving minutes a. Regular Meeting Minutes — August 7, 2018 MARC SIMPSON MOVED TO APPROVE THE REGULAR MEETING MINUTES OF AUGUST 7, 2018. KATIE PETERSON SECONDED THE MOTION. MOTION CARRIED, 4-0-1 WITH SAM MURDOFF ABSENT DURING THE MOTION. b. Special Meeting Minutes — August 7, 2018 MARC SIMPSON MOVED TO APPROVE THE SPECIAL MEETING MINUTES OF AUGUST 7, 2018. KATIE PETERSON SECONDED THE MOTION. MOTION CARRIED, 4-0-1 WITH SAM MURDOFF ABSENT DURING THE MOTION. c. Special Meeting Minutes — September 4, 2018 KATIE PETERSON MOVED TO APPROVE THE SPECIAL MEETING MINUTES OF SEPTEMBER 4, 2018. MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED, 4-0-1 WITH SAM MURDOFF ABSENT DURING THE MOTION. C. Citizen Comments None. D. Consideration of adding items to the agenda None. E. Consideration to approve agenda N/A. 2. Public Hearings Sam Murdoff joined the meeting. A. Public Hearing - Consideration of a request for Comprehensive Plan Amendment from `Places to Shop' to `Places to Live' and a request for Zoning Map Amendment for Rezoning from B-4 (Regional Business District) Planning Commission Minutes — October 2, 2018 Page 1 1 6 to R-4 (Medium -High Residence Density Residence District) for a 125 unit senior living development. Applicant: Headwaters Development — Michael Hoagberg Steve Grittman introduced the application and indicated that if approved, the applicants would need a Conditional Use Permit for a multi -family development in the R-4 District. The proposal estimated about 125 mixed senior living units with construction being completed in two phases. The first phase would include about 92 units with future phase of 33 units. Grittman provided the history of the plat noting that the area was currently guided and zoned commercial. Grittman summarized the zoning ordinance and comprehensive plan standards for map and text amendments. The Comprehensive Plan has a number of objectives that relate to how land use is be developed in the community. Grittman noted that it explains the need for additional senior housing. Grittman also noted that there are a number of vacant commercial parcels near the site that have remained under or undeveloped. Grittman summarized the importance of having transitional uses between two zoning districts and explained that senior housing may be a suitable use. It was noted that senior living facilities are not as intense of a use as other high density residential projects and have relatively lower traffic impacts compared to commercial developments. Grittman then went into further detail about the parking and noted that the applicant provided onsite parking. He explained that the amount of greenspace provided exceeded a commercial project, which typically consume 80-85 percent of the land with hard surface. He said that typically senior living uses require 1 to 1.5 stalls per unit, but most of the parking is used by visitors or staff. Grittman stated that the site is located in the Mississippi River Wild and Scenic District and has additional review factors such as height limitations. It was noted that a variance may be required if the building exceeds 25 feet, but that staff would need to confirm the requirement. City staff recommended approval of the application. Grittman stated that the developer would need to make some sight plan changes including shifting the buildings to meet the R-4 standards. Sam Murdoff asked why the Wild and Scenic District height would possibly not apply. Grittman explained that it had to do with the timing of the implementation of the ordinance. He stated that if it was zoned or guided for commercial uses after the time the City adopted the special district, then a 25 feet restriction would be in place. Staff would complete more research. Planning Commission Minutes — October 2, 2018 Page 2 16 Charlotte Gabler also asked about the timing for implementation of the Wild and Scenic District. She asked about the Highway 25 Coalition and if there has been any selections for where a possibly new bridge overpass would be located. Angela Schumann indicated that the coalition is investigating five options and will need to finalize their review in the next year. Brad Fyle opened the public hearing and invited the applicants to speak first. Michael Hoagberg, Headwaters Development, introduced himself. He briefly mentioned the considerations for this project in Monticello. He explained the importance of keeping the natural components on site and stated that sixty percent of the site would remain green space. He also summarized that the use would be a good transitional use from retail to residential. He also explained the importance of the appeal of the building and being a good fit into the community. Marc Simpson asked how many other complexes the company owns and/or operates. Hoagberg responded that this would be their fifth community with their newest and closest facility in Eagan. Hoagberg added that the developers held a neighborhood meeting for property owners within 500 feet of the proposed development. Hoagberg stated that those comments would be incorporated in the final site plan and design if possible. Sam Murdoff asked how the developer decided on this property. Hoagberg cited personal connections to the current owners. Hoagberg also added that they wanted to expand to the northwest metro area and Monticello fit a lot of the criteria they were looking for in a site. Murdoff asked if the developer has looked at other sites in Monticello. Hoagberg declined. Katie Peterson asked where the clientele would be coming from. Hoagberg stated that they would estimate 2/3rds of residents would come from Monticello or the surrounding area. Peterson asked if traffic was a concern. Hoagberg stated that traffic was a concern, but was manageable. Simpson asked when they completed the market study. Hoagberg stated it was completed in the last six months and was validated by a third -party. Peterson asked if there was any concerns of noise. Hoagberg stated that was a consideration and would be accommodated. The use of higher proof windows was a mitigation example. Murdoff asked how the developer would deal with the regulations of the Wild and Scenic regulations. Hoagberg stated that they needed to see what the DNR came back with. He mentioned the importance of having three stories and maintaining adequate green space. Murdoff asked about how they would meet the other setbacks. Hoagberg noted that they would meet all of the setbacks for property. Fyle asked about the future phase timing. Hoagberg estimated the earliest would be five years from the completion of the first phase. Planning Commission Minutes — October 2, 2018 Page 3 1 6 Peterson asked about the type of amenities offered at the facility. Hoagberg explained that the facility would offer full service dining/kitchen, spa, fitness center, theatre, and community spaces. Simpson asked about the capacity of St. Benedicts. Schumann stated that they could provide that information to the Commission at a future meeting. Roger Pribyl, 6184 Mill Run Road, had concerns with traffic, the intersection of Hart Boulevard and County Road 39, street lighting, and the speed limit on Country Road 75. He believed there were other areas that this development could locate. Pribyl also noted that the vacant lot and other lots in the vicinity have not been mowed. Angela Schumann entered into the record that a public comment letter was received from Trident Development, Tealwood Senior Living, and Mielke Development. This letter was distributed to the commissioners. Charlotte Gabler asked if the proposed amendment to Comprehensive Plan would change the total acreage of commercial. Grittman noted that only the five acre parcel would be converted. Gabler asked if any other R-4 zoning districts are located in the city other than Monticello Crossings/IRET. Grittman declined. Gabler asked if the applicant has toured any other sites in Monticello. Hoagberg stated that he has seen the progression of the City and has seen vacant lots in Monticello, but would like to use this site for development. Gabler asked if Hoagberg was familiar with the Highway 25 Coalition planning. Hoagberg confirmed. Gabler asked if the developer would be interested in partnering with the city to increase safety near the site. Hoagberg said that they would be open to it. Gabler asked why a concept design meeting was not held. Schumann summarized that option was only available for Planned Unit Development. Schumann explained that the consulting engineer (WSB) submitted a comment letter that addressed configuration concerns with the intersection of Country Road 39 and Hart Boulevard. Fyle had concerns with left hand turns unto the site and traffic. Hoagberg stated that the design was only a concept and they would be flexible. Peterson asked what would happen if the Comprehensive Plan Amendment and Rezoning would pass, but the senior living development would fall through. Grittman stated that the next step for any developer would be for a Conditional Use Permit, which would allow the City Council authority on any proposal. Hearing no further comments, the public hearing was closed. Murdoff summarized that in his view this was not the right place for a senior living facility and was worried about removing a commercial zone, especially as Monticello continues to grow. Planning Commission Minutes — October 2, 2018 Page 4 16 Simpson reiterated increased traffic concerns and agreed that it was not the best location for a senior living facility. Katie Peterson asked for the history of zoning requests for the site. Grittman explained before the Zoning Ordinance was updated in 2010, the previous code identified the areas as PZM (Performance Zone Mix), which allowed either commercial or high density residential. All of the PZM district was converted to commercial with the update. Peterson noted concerns with traffic, but recognized that a development would eventually occur. She asked if it would be a problem if vehicles cut through the private street. Grittman stated that it would be an owner issue. Decision 1: Resolution of Recommendation for Comprehensive Plan amendment reclassifying the subject property from "Places to Shop" to "Places to Live", and Rezoning to R-4, Medium -High Density Residential. SAM MURDOFF MOVED TO DENY RESOLUTION 2018-027 RECOMMENDING A COMPREHENSIVE PLAN AMENDMENT RECLASSIFYING THE SUBJECT PROPERTY FROM "PLACES TO SHOP" TO "PLACES TO LIVE", AND REZONING TO R-41 MEDIUM-HIGH DENSITY RESIDENTIAL, BASED ON FINDINGS OF NON -CONGRUENCE WITH THE CITY'S COMPREHENSIVE PLAN. MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED, 4-1 WITH BRAD FYLE IN OPPOSITION. 3. Regular Agenda A. Consideration of the Community Development Directors Report Angela Schumann provided the Community Development Directors Report. Schumann provided an update on a request the City received regarding the sign ordinance for dynamic displays in residential districts. Schumann stated that staff would put together information where civic and institutional uses are located in the city and what zoning districts they are located in. Then, the Planning Commission could decide if they would like to call for a Public Hearing to amend the Monticello Zoning Ordinance. Marc Simpson asked when the new liquor sign would be placed. Schumann estimated this fall. Charlotte Gabler asked when the street banners would be installed. Schumann explained the banner project and estimated a fall timeline. Simpson asked when Chelsea Road be opened. Schumann noted November. 4. Added Items N/A. 5. Adjournment SAM MURDOFF MOVED TO ADJOURN THE MEETING AT 7:52 P.M. KATIE PETERSON SECONDED THE MOTION. MOTION CARRIED, 5-0. Planning Commission Minutes — October 2, 2018 Page 5 16 Recorder: Jacob Thunander Approved: November 5, 2018,, Angela SchuWa#n, %ommunity Development Director Planning Commission Minutes — October 2, 2018 Page 6 16