Planning Commission Minutes 05-04-2021MINUTES
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
Tuesday, May 4th, 2021- 6:00 p.m.
Mississippi Room, Monticello Community Center
Commissioners Present: Paul Konsor, Alison Zimpfer, and Eric Hagen
Commissioners Absent: John Alstad 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
Paul Konsor called the Regular Meeting of the Planning Commission to order at
6:00 p.m.
B. Consideration of approving minutes
a. Workshop Meeting Minutes —April 6th, 2021
ERIC HAGEN MOVED TO APPROVE THE WORKSHOP MEETING
MINUTES — APRIL 6T" 2021. ALISON ZIMPFER SECONDED THE
MOTION. MOTION CARRIED, 3-0.
b. Regular Meeting Minutes — April 6th, 2021
ERIC HAGEN MOVED TO APPROVE THE REGULAR MEETING MINUTES
— APRIL 6TH, 2021. ALISON ZIMPFER SECONDED THE MOTION.
MOTION CARRIED, 3-0.
C. Citizen Comments
None.
D. Consideration of adding items to the agenda
N/A.
E. Consideration to approve agenda
ERIC HAGEN MOVED TO APPROVE THE AGENDA. ALISON ZIMPFER SECONDED
THE MOTION. MOTION CARRIED, 3-0.
2. Public Hearing
A. Public Hearing — Consideration of Amendment to the Nuss Truck &
Equipment Planned Unit Development for amendment to buffer yard
landscaping Applicant: Nuss Truck and Equipment (Phil Watkins)
Steve Grittman introduced the staff report the land use application. Grittman
noted that the original Planned Unit Development for the site was approved
late last year with a condition that the applicants enhance their landscaping
plan to meet the buffer yard requirement along the east boundary of the
property. Grittman noted that the east boundary adjoins a commercially
zoned parcel.
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Grittman provided a proposed site plan for the landscaping. Grittman noted
that the proposal met the required shrub count, but that the applicants were
asking for an amendment to the overstory tree count. Grittman provided a
list of applicant's contentions to the buffer yard requirement as noted in the
staff report.
Staff recommended approval of the application but recommended moving
the required trees to other areas on the property.
Paul Konsor asked for clarification on the proposed use at the facility.
Grittman noted that there are significant amounts of sales and display in
addition to areas for service. Grittman explained that the buffer yard
ordinance does not identify individual uses, but rather classes of uses.
Grittman believed that the applicants are relying on similarity of the uses as
part of rationale for the request.
Eric Hagen asked if staff had a specific location recommendation of where the
additional trees could go. Grittman recommended the additional plantings in
the western island area. There may also be room along the interstate or
Chelsea Road area, however it was noted the importance of visibility of the
site.
Hagen clarified that staff's recommendation was the addition of eleven trees.
Grittman confirmed but is depended on how large they are at time of
planting.
Paul Konsor opened the public hearing.
Phil Watkins, Nuss Truck & Equipment/applicant, explained that in previous
discussions and submitted application materials, they requested to have the
same vehicle sales and display users have, including the Ryan Motors parcel
nearby. Watkins noted that they did not understand how many additional
trees would be required with the buffer yard ordinance prior to PUD
approval. Watkins noted how they intended to use the site and noted that
their use is similar to a vehicle sales facility. Watkins noted the concern with
additional overstory trees on the lot. He also explained that requiring Ryan
Motors to also plant a buffer yard with future development was unfair as the
property was zoned commercial. Watkins noted that they have added a lot
more landscaping than the regular buffer has.
Eric Hagen asked if they have a dealership near Duluth. Watkins confirmed.
Hagen asked if it would look similar to that facility. Watkins confirmed that it
would be almost the same.
Charlotte Gabler noted the importance of landscaping and balancing it with
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the development.
Watkins added the importance to their business to also have a very visually
appeasing site.
Konsor noted initial concern with having storage containers on the eastern
edge of the site and neighbors' concerns. Watkins noted they are not in the
business to have storage containers on their site. They plan to store
everything (besides equipment/vehicles) inside their facility.
Bob Ryan, owner of Ryan Motors, he noted concern with the buffer
requirement. He stated that trees wreak havoc on paint and recommended
removal of trees along that shared property line. Ryan also noted concern
with the water runoff between the two properties. He wanted to have
guarantees that there would not be water runoff areas on either property,
especially at the time that Ryan wants to develop the remaining five -acre
parcel. Angela Schumann explained that the Nuss Truck Addition has received
preliminary and final plat approval. With preliminary plat approval, the
applicant is required to provide grading, drainage, and erosion control, and
stormwater pollution and prevention plans. The City Engineers have
evaluated those and provided Nuss with detailed comments on what the
requirements are to meet grading, drainage, and erosion control. They will
continue to monitor those. It was her understanding, that they have spoken
with Mr. Ryan, understand the concerns, and will continue to address those
both as Nuss continues to develop and when Ryan Auto develops on their
site. Ryan added that the buffer yard landscaping is not something that they
would want to entertain, and they do not want to incur any additional
expense from the requirement.
Hearing no further comments, the public hearing was closed. Schumann
noted no written comment was received.
ALISON ZIMPFER MOVED TO ADOPT RESOLUTION NO. PC 2021-015 FOR
APPROVAL OF AN AMENDMENT TO THE NUSS TRUCK & EQUIPMENT
PLANNED UNIT DEVELOPMENT, WITHOUT ANY CONDITIONS. ERIC HAGEN
SECONDED THE MOTION. MOTION CARRIED, 3-0.
Angela Schumann requested that the Planning Commission rescind their
motion to only strike condition 1 of the staff recommendation. The remaining
conditions would provide proof, if the City Council adopts the amendment to
PUD, of what was approved.
ALISON ZIMPFER RESCINDED HER MOTION. PAUL KONSOR SECONDED THE
MOTION. MOTION CARRIED, 3-0.
ALISON ZIMPFER MOVED TO ADOPT RESOLUTION NO. PC 2021-015 FOR
APPROVAL OF AN AMENDMENT TO THE NUSS TRUCK & EQUIPMENT
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PLANNED UNIT DEVELOPMENT, SUBJECT TO CONDITIONS IN EXHIBIT Z
STRIKING ITEM 1. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED,
3-0.
EXHIBIT Z
Amendment to Planned Unit
Development Nuss Truck & Equipment
Industrial PUD
. . . ..... ".1 NO..
2. Execution of any required amendment to Development Contract and Planned
Unit Development.
3. Comments of other staff and Planning Commission.
3. Regular Agenda
A. Consideration of a request for one year extension of a variance to required
10' side yard setback in the Mississippi Wild Scenic Recreational River District
in the R-1 (Single -Family Residence) District
Applicant: Sandra K. Lichty
Angela Schumann provided a brief overview of the original land use application
approval. The Lichty's have requested a one-year extension to allow them to
continue working through pricing for the various components of the garage
modification and other home improvements. Staff supports the extension of the
approval.
PAUL KONSOR MOVED TO APPROVE A ONE-YEAR EXTENSION (MAY 4, 2022) FOR
THE VARIANCE OF THE SUBJECT PROPERTY TO ALLOW ENCROACHMENT INTO
THE 10-FOOT SIDE YARD SETBACK AS APPROVED ON JUNE 2ND, 2020. ERIC
HAGEN SECONDED THE MOTION. MOTION CARRIED, 3-0.
B. Consideration of an Administrative Appeal to Monticello Zoning Ordinance
Chapter 3.4 Residential Base Zoning Districts, Subsection (E) R-1: Single
FamilyResidence District for Haven Ridge 2nd Addition
Applicant: Capstone Homes
Angela Schumann explained that Capstone Homes has submitted an appeal to
allow for some variation in Haven Ridge 2►,d Addition, consisting of 47 single-
family lots. Capstone Home's appeal is essentially to allow for variation
consistent with the approval by Planning Commission for Haven Ridge 1st
Addition. A summary table was provided in the staff report, with staff
recommending approval of the appeal.
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Paul Konsor asked if the table was part of the Exhibit Z comments. Schumann
stated that if the Planning Commission would like to include the table as an
addendum that would provide the applicant with clarity. There was consensus by
the members that it would be helpful to include the table as an addendum.
PAUL KONSOR MOVED TO ADOPT RESOLUTION NO. PC 2021-016, APPROVING
THE APPEAL AS SUBMITTED BY CAPSTONE HOMES, BASED ON FINDINGS IN SAID
RESOLUTION AND ON THE CONDITIONS IDENTIFIED IN EXHBIT Z AND ALSO
ADDING THE BREAK DOWN CHART OF 2021 HOME DESIGN TABLE ILLUSTRATING
THE VARIOUS PLANS CORRESPONDING TO THE BRICK AND STONE TREATMENT
ADDED AS EXHBIT Z. ALISON ZIMPFER SECONDED THE MOTION. MOTION
CARRIED, 3-0.
C. Consideration of an Update on the Land Use Application Process
Angela Schumann provided an overview of the City's land use application
process. This item directly relates to an item on the Planning Commission's
current workplan, which requested the update.
D. Consideration of the Community Development Director's Report
Angela Schumann provided the Community Development Director's Report.
4. Added Items
N/A.
5. Adjournment
ALISON ZIMPFER MOVED TO ADJOURN THE MEETING AT 7:15 P.M. ERIC HAGEN
SECONDED THE MOTION. MOTION CARRIED, 3-0.
Recorder: Jacob Thunander
Approved: June 1st, 2021
Attest:
T
Angela SchOnanC, Community Development Director
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