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Planning Commission Minutes 07-15-2019 (Special Meeting)MINUTES SPECIAL MEETING - MONTICELLO PLANNING COMMISSION Monday, July 15th, 2019 - 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Sam Murdoff, Marc Simpson, John Alstad, and Alison Zimpfer Council Liaison Present: Charlotte Gabler Staff Present: Angela Schumann, Steve Grittman (NAC), Ron Hackenmueller 1. General Business A. Call to Order Sam Murdoff called the Special Meeting of the Monticello Planning Commission to order at 6:00 p.m. 2. Public Hearings A. Public Hearing - Consideration of a request for Variance to the 25' maximum height requirement for principal structures in the Mississippi Wild and Scenic Recreational River District to 35' in height for a Multi- family/Assisted Living Facility in the R-4 (Medium -High Density Residence) District Applicant: Monticello Senior Housing Owner, LLC — Michael Hoagberg Steve Grittman introduced the item. He noted that at the previous June Planning Commission, the applicant proposed a Conditional Use Permit to accommodate the use of a site for an assisted living and multi -family building located on Hart Boulevard. Grittman explained a miscommunication with DNR staff occurred resulting in a variance request to the height in the Mississippi Wild and Scenic Recreational River District (MWSRRD). Under DNR code, the height is restricted to 35 feet, however the City of Monticello has a more restrictive standard of 25 feet. DNR staff noted because the standard is more restrictive with the City, their code applies. Grittman indicated that the applicant's plan show a 35 foot tall building from finished grade. Staff recommended approval of the application for variance with conditions. He noted that the site could accommodate a two story rather than a three story building, but the impact to the site would be greater. He noted that the amount of green space would be significantly less and more stormwater would be impacted. It was noted that the applicant did request tabling of action on the previous application for CUP to allow a decision on the variance. Sam Murdoff asked how many units were proposed for the third floor. Grittman estimated 35-40 units. John Alstad asked if there may be other developable parcels in the MWSRRD. Grittman explained that the subject parcel is the only R-4 piece in the MWSRRD. It was noted that the Mississippi Shores project is above the 25 feet requirement but was approved previous to the new code for the MWSRRD adopted in 2011. Angela Schumann noted a three story multi -family building in the vicinity. Planning Commission Minutes (Special Meeting) — July 2nd, 2019 Page 1 13 Sam Murdoff opened the public hearing. John Tennessen, 1580 Hart Boulevard, noted frustration with the City's more restrictive code in the MWSRRD. He recommended amending the code to meet the DNR's standard. He explained the concerns the restriction had on building expansion and new businesses. Steve Grittman responded that the City is looking into amending the ordinance to sync with State rules with a possible August Planning Commission consideration. David Lemieur, 3265 137th Lane Northwest, Andover (property owner) explained appreciation for the rezoning of the property. He noted frustration with the City in the process for the variance and explained that the 3 5 foot building was shown on previous plans with no issues. Lemieur stated that the property has been marketed for sale for 19 years as a commercial site with no interest. He explained that the building would be an asset and compatible to the surrounding sites. Michael Hoagberg, Headwater's Development, noted that his team have done everything they could to stay within city code and zoning. They were cautious with the selecting a height of a building. He noted that the project would not be possible with only two stories especially with city code standards for setbacks, surface coverage area, and unit size. Hoagberg noted that business inefficiency would exist with a smaller building. He explained that in all of the City's process for land use that the 35 foot building was shown on his plans. Hoagberg noted that the 35 feet was used per the DNR's standards. Albert Blazevic, a property owner, noted frustration with the City's process. He noted that the building height was already discussed at previous meetings. Shawn Weinand, 40656 Chelsea Road, strongly suggested to amend the City's code to match the DNR's standard for height in the MWSRRD. Weinand supported the development plans submitted by Headwater's Development. Lloyd Hilgart, 6413 82nd St NE., asked staff if Bondhus Corporation recently received a variance for height in the MWSRRD. Schumann confirmed. Hilgart explained that the view would have minimal impacts with the development of the site. Hilgart appreciated that the applicant was still at the table and noted the City's error in the processing the variance. Hilgart noted that the City would review the amendment to the code. Schumann noted that a preliminary review of the code amendment to the MWSRRD would occur in August, but would not likely be approved for a few months due to the DNR's required review of the amendment. Hearing no further comments, the public hearing was closed. Sam Murdoff expressed concerns with the project requiring a variance. Steve Grittman explained the process for appeal of the variance decision. Planning Commission Minutes (Special Meeting) — July 2nd, 2019 Page 2 13 MARC SIMPSON MOVED TO APPROVE RESOLUTION PC -2019-022 APPROVING THE VARIANCE TO ALLOW A SENIOR MULTI- FAMILY/ASSISTED LIVING FACILITY IN AN R-4 DISTRICT AT A BUILDING HEIGHT OF 35 FEET, BASED ON FINDINGS IN SAID RESOLUTION. ALISON ZIMPFER SECONDED THE MOTION. MOTION CARRIED, 3-1 WITH SAM MURDOFF VOTING IN OPPOSITION. EXHIBIT Z Monticello Senior Living Facility Variance to Wild and Scenic River District Height Limit of 25 feet Lot 1, Block 2, Riverview Square 1. The applicant successfully completes processing of the Conditional Use Permit for the project, and complies with the conditions of approval required by the City Council. 2. Other conditions of staff and Planning Commission. 3. Adjournment MARC SIMPSON MOVED TO ADJOURN THE MEETING AT 6:57 P.M. SAM MURDOFF SECONDED THE MOTION. MOTION CARRIED, 4-0. Recorder: Jacob Thunander Approved: August 6, 2019 Attest: Angela Schu fnan�4Co4munity Development Director Planning Commission Minutes (Special Meeting) — July 2nd, 2019 Page 3 13