Loading...
Planning Commission Minutes 04-07-2020MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, April 7th, 2020 - 6:15 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Sam Murdoff, John Alstad, Paul Konsor, Andrew Tapper, and Alison Zimpfer (via Go To Meeting) Council Liaison Present: Charlotte Gabler Staff Present: Angela Schumann, Steve Grittman (NAC), and Ron Hackenmueller 1. General Business A. Call to Order Sam Murdoff called the Regular Meeting of the Planning Commission to order at 6:15 p.m. Commissioner Murdoff noted that Commissioner Zimpfer was attending the meeting via GoTo meeting platform. B. Consideration of approving minutes a. Regular Meeting Minutes — March 2nd, 2020 JOHN ALSTAD MOVED TO APPROVE THE REGULAR MEETING MINUTES OF MARCH 2ND, 2020. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED, 5-0. b. Special/Joint Meeting Minutes — March 2nd, 2020 PAUL KONSOR MOVED TO APPROVE THE SPECIAL/JOINT MEETING MINUTES OF MARCH 2ND, 2020. JOHN ALSTAD SECONDED THE MOTION. MOTION CARRIED, 5-0. c. Special/Joint Meeting Minutes — March 9th, 2020 JOHN ALSTAD MOVED TO APPROVE THE SPECIAL/JOINT MEETING MINUTES FROM MARCH 9TH, 2020. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED, 5-0. C. Citizen Comments None. D. Consideration of adding items to the agenda Angela Schumann noted that the meeting was available to the Planning Commissioners via videoconferencing. A phone number was also provided on the Planning Commission's agenda page for the public to access the meeting. The meeting was also live streamed on the cable commission channel and online. E. Consideration to approve agenda JOHN ALSTAD MOVED TO APPROVE THE AGENDA. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED, 5-0. Planning Commission Minutes — April 7th, 2020 Page 1 1 6 2. Public Hearings A. Public Hearing — Consideration for Rezoning to Planned Unit Development, Development and Final Stage PUD, Conditional Use Permit, and Text Amendment relating to density for Group Residential Facility, Multi -Family in an R-3 District, and amendment to the use table, Table 5-1 of the Zoning Ordinance Applicant: John and Dawn Rogosheske Steve Grittman introduced the item and noted that the applicant was seeking to expand their group residential facility at 612 5th Street West. The applicant's (St. Andrew's Home) are allowed to operate the facility with up to six residents on the first floor. An unfinished upstairs exists, which the applicants are proposing to complete with an additional six residents living in that space. Grittman explained that the property is zoned R-3 and is primarily surrounded by R-3 parcels. Grittman provided the definitions of group residential facilities for single family and multi -family. He noted that Minnesota State Statute defines these with specific number of residents per definition. The Monticello Zoning Ordinance uses number of units rather than residents for determining density. Grittman explained the importance of amending the Zoning Ordinance to understand how density would be applied to such a facility. Grittman provided four options for approaching density. He recommended option two that uses 520 square feet per person (similar to how density is calculated for assisted living facilities). Grittman provided a recommendation for an amended definition of the Zoning Ordinance for Group Residential Facility, Multi -Family. Staff believed their recommendation meets the intent of Statutory requirements for Group Residential Facility Multi -Family in multi -family zoning districts. It also manages the number of residents in the property to be similar to other uses in that district. Staff believe that the Conditional Use Permit is consistent with the requirements of the proposed Zoning Ordinance amendments, pending conditions of the staff report such as green space and parking requirements. Prior to occupancy, staff recommended verification of those conditions. Staff noted that the applicants had applied for rezoning to Planned Unit Development in case a Conditional Use Permit was not an option. The PUD was proposed to be dismissed if approval of the CUP and text amendment were approved. Staff recommended approval of the ordinance amendment and CUP. Sam Murdoff asked if there was a difference between comparing the density between an assisted living efficiency/one-bedroom unit to a group residential facility, multi -family. Grittman stated that they are different, but that the density Planning Commission Minutes — April 7th, 2020 Page 2 16 standard would be applicable with the exception of shared facilities (such as kitchen and living space). The ordinance amendment understands the difference that often times group residential facilities share facility needs. Angela Schumann added that the density for assisted living, one -bedroom apartments are 520 square feet and efficiency are 440 square feet. The ordinance amendment would allow group residential facilities, multi -family the opportunity to utilize all building square footage when calculating density. Grittman added that for group residential facility, single family, there is no density requirement. John Alstad asked for the size of the facility. Schumann stated that the applicant has submitted additional plans and indicates it is over 6,000 square feet. Schumann stated that staff believe it is around 6,300 square feet. Charlotte Gabler asked if the ordinance amendment were approved would that affect current group residential facilities. Schumann stated that she does not believe that there are any other group residential facilities, multi -family in Monticello. The City receives documentation from the County whenever a facility is licensed. Sam Murdoff opened the public hearing. Dawn Rogosheske, 1330 86th Street NW Buffalo, MN, the owners of St. Andrew's House and the applicants, introduced herself. Sam Murdoff asked if the 520 square feet would cause any issues for their current facility. Rogosheske stated that it would be acceptable. Paul Konsor asked if the applicant has reviewed Exhibit Z of the staff report. Rogosheske confirmed and did not have concerns with complying. Schumann reviewed ways of providing public comment, especially as it relates to the impacts of COVID 19. Staff verified that there were no other public comments available for the hearing. Hearing no further comments, Murdoff closed the public hearing. Andrew Tapper expressed concerns with approving the CUP not having specific numbers to calculate density. Tapper also asked about if the on-site care was accommodated for within the density requirement. Murdoff reopened the public hearing for further clarity. Rogosheske explained that there are three staff working at St. Andrew's House. Two staff are during the day and one staff is during the overnight. Rogosheske noted that staff were not accommodated for in the 12 -person occupancy. Grittman confirmed that the density was based on resident count, not employee. St. Andrew's House employees do not have residence at the facility. Planning Commission Minutes — April 7th, 2020 Page 3 16 Murdoff asked if there was a minimum square footage for bedroom size. Ron Hackenmueller stated that the minimum size of a bedroom was 70 square feet. He believed that the units met that requirement. Sam Murdoff re -closed the public hearing. Decision 1: Ordinance Amendment PAUL KONSOR MOVED TO ADOPT RESOLUTION PC -2020-011 RECOMMENDING APPROVAL OF AMENDMENTS TO THE MONTICELLO ZONING ORDINANCE RELATING TO GROUP RESIDENTIAL FACILITIES, BASED ON FINDINGS IN SAID RESOLUTION. SAM MURDOFF SECONDED THE MOTION. MOTION CARRIED, 5-0. Decision 2: Conditional Use Permit PAUL KONSOR MOVED TO ADOPT RESOLUTION PC -2020-012 RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR GROUP RESIDENTIAL FACILITY, MULTI FAMILY FOR LOT 8, BLOCK 9, ORIGINAL PLAT OF MONTICELLO, 612 5TH STREET, BASED ON FINDINGS IN SAID RESOLUTION AND SUBJECT TO THE CONDITIONS LISTED IN EXHIBIT Z. JOHN ALSTAD SECONDED THE MOTION. MOTION CARRIED, 5-0. EXHIBIT Z Conditions of Approval Rogosheske Conditional Use Permit 6125 1h Street Lot 8, Block 9, Original Plat 1. Density of residents shall equal no more than one person per 520 square feet of total net livable area in the principal dwelling. The applicant should confirm compliance with this aspect of the proposed code. 2. Living accommodations for on-site resident staff shall be deducted from the principal dwelling square footage for purposes of determining density in (1) above. Any overnight staff accommodations should be detailed in the building plans to verify this condition. 3. The property shall be developed to provide 2 off-street parking spaces for staff and one space per 3 residents for visitors. The applicants shall submit a site plan that shows compliance with this condition. 4. Parking areas shall be paved with concrete or bituminous surface, and shall meet all other standards of parking lot design in this ordinance, with the exception that the use shall be exempt from curb requirements. The applicants shall submit a site plan that shows compliance with this condition. Planning Commission Minutes — April 7th, 2020 Page 4 16 5. The property shall maintain a minimum of 30% landscaped green space based on the gross area of the property. The applicants shall submit a site plan that shows compliance with this condition. 6. The building shall be designed and constructed to be consistent with the architectural character of the neighborhood in which it is located. The applicants' building is an existing structure which is similar in character to the existing one- and two-story residences in the immediate area. 7. Comments of the Building Official, and other staff and Planning Commission. B. Public Hearing - Consideration of a request for amendment to Conditional Use Permit for detached accessory structure in an A -O (Agriculture/Open Space) District to accommodate an open, covered patio over existing outdoor entertainment space Applicant: Monticello Country Club, Inc. Angela Schumann explained that the applicant has requested that the Planning Commission table action and continue the Public Hearing to the May 5, 2020 Planning Commission Meeting. ANDREW TAPPER MOVED TO TABLE ACTION ON THE REQUEST AND CONTINUE THE HEARING TO THE MAY 5TH, 2020 REGULAR MEETING OF THE PLANNING COMMISSION. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED, 5-0. 3. Regular Agenda A. Consideration of the Community Development Directors Report Angela Schumann reviewed the Community Development Director's Report per the staff report. Charlotte Gabler asked if the Industrial Land Absorption Study would be brought forward to the City Council. Schumann confirmed that it would be brought to the next meeting. 4. Added Items None. 5. Adjournment JOHN ALSTAD MOVED TO ADJOURN THE MEETING AT 7:26 P.M. SAM MURDOFF SECONDED THE MOTION. MOTION CARRIED, 5-0. Planning Commission Minutes — April 7th, 2020 Page 5 1 6 Recorder: Jacob Thunander Approved: May 5th, 2020 Attest: Angela Schu munity Development Director Planning Commission Minutes — April 7th, 2020 Page 6 16