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.
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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.
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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
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