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.
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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.
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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
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