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Planning Commission Minutes 10-06-2020MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, October 6th, 2020 - 6:15 p.m. Mississippi Room, Monticello Community Center Commissioners Present: John Alstad, Paul Konsor, and Alison Zimpfer Commissioners Absent: Sam Murdoff and Andrew Tapper Council Liaison Present: Charlotte Gabler Staff Present: Angela Schumann, Steve Grittman (NAC), and Ron Hackenmueller 1. General Business A. Call to Order John Alstad called the Regular Meeting of the Monticello Planning Commission to order at 6:15 p.m. B. Consideration of approving minutes a. Special/Joint Meeting Minutes — September 1st, 2020 PAUL KONSOR MOVED TO APPROVE THE SPECIAL/JOINT MEETING MINUTES — SEPTEMBER 1sT, 2020. ALISON ZIMPFER SECONDED THE MOTION. MOTION CARRIED, 3-0. b. Regular Meeting Minutes — September 1st, 2020 PAUL KONSOR MOVED TO APPROVE THE REGULAR MEETING MINUTES — SEPTEMBER 1 ST, 2020. ALISON ZIMPFER SECONDED THE MOTION. MOTION CARRIED, 3-0. c. Special/Joint Meeting Minutes — September 28th, 2020 JOHN ALSTAD MOVED TO APPROVE THE SPECIAL/JOINT MEETING MINUTES — SEPTEMBER 1 ST, 2020. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED, 3-0. C. Citizen Comments None. D. Consideration of adding items to the agenda Angela Schumann noted that the candidates for the City Administrator position were present,at the Planning Commission meeting. E. Consideration to approve agenda PAUL KONSOR MOVED TO APPROVE THE AGENDA. ALISON ZIMPFER SECONDED THE MOTION. MOTION CARRIED, 3-0. 2. Public Hearings A. Public Hearing — Consideration of a Request for Ordinance Amendment relating to the Interim Use of property for Public Uses Applicant: City of Monticello Steve Grittman explained that the proposed zoning ordinance amendment would modify storage uses in the B-3 (Highway Business), I-1 (Light Industrial), and I-2 (Heavy Industrial) Zoning Districts. If approved, public warehousing would be Planning Commission Minutes — October 6th, 2020 Page 1 1 5 allowed by Interim Use Permit in each of these districts. Grittman noted that public use buildings are permitted in each of these districts. It was noted that the City of Monticello's Public Work's Department needs additional storage locations until new buildings or a new Public Works campus can be constructed. Grittman noted that there are opportunities throughout the city to rent storage space as a warehousing activity. Grittman noted that typically storage space is an accessory use to a property and it is also uncommon for property/business owners to rent space in their building for the sole purpose of storage and not related to their principle use of the property. Grittman reviewed three proposed language additions related to this ordinance amendment as provided in the staff report. Staff recommended approval of the zoning ordinance amendment. John Alstad asked where in the city the storage space was being proposed. Grittman noted that it was his understanding that there is a site along Edmonson Avenue, where it would be proposed at the next Planning Commission meeting. Alstad asked if the space would be rented by the City. Grittman confirmed and added that it would be located in an existing, but vacant structure. Alstad requested clarification if the ordinance amendment was proposed because the City does not have enough storage space. Grittman confirmed. Paul Konsor asked why a Conditional Use Permit would not be utilized in this instance. Grittman noted that a Conditional Use Permit would run with the land and that this was only a temporary condition. The advantage of an Interim Use Permit is that it is specific to that user and term of that use. Konsor noted that there is a five-year term for Interim Use Permit and asked if after the time limit the use could be extended. Grittman noted that after the time limit, a new Interim Use Permit could be applied for. Alison Zimpfer confirmed if the Interim Use Permit was allowing time for the construction of a new Public Works campus. Grittman noted that was the intent. John Alstad opened the public hearing. Hearing no comments, the public hearing was closed. Konsor noted that the proposed definition of public warehousing seemed loose and questioned whether the definition should be expanded to include types of materials to be stored. Grittman guessed that hazardous materials were likely stored in all industrial buildings to some capacity. He also added that part of the amendment included that the use must conform to all applicable zoning and building codes just as any other non-public tenant would. Grittman also noted that an Interim Use Permit would require a public hearing and that the Planning Commission would have the opportunity to vet what is being proposed. Alstad asked if the City Council would review the recommendation of the Planning Commission for Interim Use Permit. Grittman confirmed. Planning Commission Minutes — October 6th, 2020 Page 2 15 ALISON ZIMPFER MOVED TO ADOPT RESOLUTION NO. PC 2020-0275 RECOMMENDING APPROVAL OF AN AMENDMENT TO THE ZONING ORDINANCE ADDING PUBLIC WAREHOUSING, TEMPORARY AS A SECONDARY USE OF EXISTING BUILDINGS IN THE B-3, I-1, AND I-2 ZONING DISTRICTS BY INTERIM USE PERMIT, BASED ON FINDINGS IN SAID RESOLUTION. Konsor asked for clarification on the Interim Use Permit and if property owners would be notified of what would be stored on the site. Grittman noted that the nature of the application could be formatted to ask the department to identify the types of storage they intend to use and how they expect to handle it. Grittman reiterated the purpose of the public hearing for this type of item. Konsor asked if the permit application could include the types of storage that would be sought. Angela Schumann noted that the requirements for Interim Use Permit submittal was similar to Conditional Use Permit. The applicant would be expected to submit a narrative, which could include for example: the materials, length of storage, and site circulation. Charlotte Gabler asked if there would be a variety of staff reviewing these types of applications. Schumann noted that for all land use applications, there is a plan set distribution form that includes the Chief Building Official, who forwards to the Fire Marshall as needed. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED, 3-0. 3. Regular Agenda A. Consideration of a Finding that the Proposed Acquisition of 101, 107 and 121 West Broadway for Redevelopment Purposes by the City of Monticello Economic Development Authority is Consistent with the City of Monticello's Comprehensive Plan Angela Schumann noted that the City has been working to effect the Downtown Small Area Plan. One of the projects that the City is working on is the acquisition of property to redevelop and revitalize Block 52. The Planning Commission is asked to find if three properties proposed for acquisition by the Monticello EDA is in conformance with the Comprehensive Plan. The parcels are being acquired for the direct purpose of supporting riverfront and Broadway redevelopment on the block as envisioned by the downtown plan. Schumann highlighted on an aerial the location of the parcels. She provided the support and rationale for the acquisition. Schumann noted that the 2008 and proposed 2040 Comprehensive Plans guide the area as downtown. These two plans also incorporate the Small Area Plan as guidance and foundation for growth and development within the downtown. The Small Area Plan views Block 52 key to success of downtown revitalization. Schumann pointed out that the zoning designation is Central Community District. Schumann provided an excerpt from the Downtown Small Area Plan that specifically shows the guidance for Block 52. She noted development can occur in quarter block or larger sections. Planning Commission Minutes — October 6th, 2020 Page 3 15 Schumann noted the EDA currently has plans to work with a developer and the City to complete a project that overlooks the Mississippi River and includes a destination entertainment or restaurant venue along with mixed use component to include residential development. During the September meeting, the EDA authorized to enter into a purchase agreement for the three properties for consideration, contingent on the Planning Commission's finding and resolution. Staff supported adoption of the resolution. Alison Zimpfer asked if the building at the corner of River Street West and Pine Street was still for sale. Schumann responded that the EDA owns that parcel along with the parcel formerly occupied by Union Speed & Style. The City also owns the parking lot that lies along River Street. There is also additional parcel that the EDA owns that lies in the center of the block. Paul Konsor asked for clarification of buildings and uses considered for acquisition. Schumann noted that the building on the corner was formerly We Thrive Fitness and the other tenant space is a church. Alstad asked if there has been any interest from restaurant developers. Schumann noted that the EDA has a preliminary development agreement with the Beard Group. They are working on concepts for this block, with staff expressing a desire to retain a portion of River Street for a restaurant. As the EDA continues working with the Beard Group, the City will aggressively market that potential. Konsor asked if there were still parcels on this block needed for the redevelopment project. Schumann noted that a lot depends on the concept and proposal ultimately decided on. The City continues to indicate to any property owners that are interested in selling that we are willing to hear what they have to say about their property. In addition, communication with downtown stakeholders is important throughout this project. PAUL KONSOR MOVED TO ADOPT RESOLUTION PC -2020-028 FINDING THAT THE PROPOSED ACQUISITION OF CERTAIN LAND AT 101, 107 AND 121 WEST BROADWAY BY THE CITY OF MONTICELLO ECONOMIC DEVELOPMENT AUTHORITY IS CONSISTENT WITH THE CITY OF MONTICELLO COMPREHENSIVE PLAN FOR "DOWNTOWN" USES. ALISON ZIMPFER SECONDED THE MOTION. MOTION CARRIED, 3-0. B. Consideration of the Community Development Director's Report Angela Schumann provided the Community Development Director's Report as indicated in the staff report. Schumann, in detail, reviewed the Monticello 2040 Comprehensive Plan progress. Schumann explained that the chapters of the draft Comprehensive Plan were ready for review and the community could use a feedback guide on the City's website to help provide comments on each chapter. The guide would be available until October 181hIn addition, the community was encouraged to attend a workshop on October 22nd to comment in person or via telepresence. Planning Commission Minutes — October 6th, 2020 Page 4 15 Schumann also shared an informational Monti204O video for the Commission to watch. She explained that the Planning Commission would tentatively review the request for adoption of the new plan in November during a public hearing. Schumann also noted that engagement for Round 2 of Framework 2030 of Central Mississippi River Regional Planning Partnership has begun. The Planning Commission is going to be invited to attend a joint meeting to provide feedback to the draft vision and strategies. 4. Added Items None. 5. Adjournment JOHN ALSTAD MOVED TO ADJOURN THE MEETING AT 6:57 P.M. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED, 3-0. Recorder: Jacob Thunander Approved: November 2nd, 2fi0A Attest: Angela Sc* ,AqfiVCommunity Development Director Planning Commission Minutes — October 6th, 2020 Page 5 15