Planning Commission Minutes 09-07-2021MINUTES
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
Tuesday, September 7, 2021- 6:00 p.m.
Mississippi Room, Monticello Community Center
Commissioners Present: Paul Konsor, Eric Hagen, Teri Lehner, Alison Zimpfer
Commissioners Absent: Andrew Tapper, Council Liaison Charlotte Gabler
Staff Present: Angela Schumann, Steve Grittman (NAC), and Ron Hackenmueller
1. General Business
A. Call to Order
Chair Paul Konsor called the meeting to order at 6:00 p.m. with a quorum of four
commissioners.
B. Consideration of approving minutes
a. Special Meeting Minutes — July 6, 2021
PAUL KONSOR MOVED TO TABLE THE SPECIAL MEETING MINUTES —
JULY 6, 2021. MOTION SECONDED BY ERIC HAGEN. MOTION
CARRIED, 4-0.
b. Regular Meeting Minutes —August 7, 2021
PAUL KONSOR MOVED TO TABLE THE REGULAR MEETING MINUTES —
JULY 6, 2021. MOTION SECONDED BY ERIC HAGEN. MOTION
CARRIED, 4-0.
C. Citizen Comments
None.
D. Consideration of adding items to the agenda
None.
E. Consideration to approve agenda
ERIC HAGEN MOVED TO APPROVE THE AGENDA. MOTION SECONDED BY ALISON
ZIMPFER. MOTION CARRIED, 4-0.
2. Public Hearing
A. Public Hearing — Consideration of a Request for Conditional Use Permit for an
Automotive Wash Facility in a B-4(Regional Business) District. Applicant: Rosa
Morquecho/Take 5 Car Wash
City Planner Steve Grittman said that the applicants are requesting a conditional
use permit to construct an automotive wash facility (car wash) upon a 1.24-acre
undeveloped lot located at 4008 Deegan Court. "Automotive wash facilities" are
listed as an allowed conditional use in the B-4, Regional Business District and are
therefore subject to conditional use permit processing. The proposed car wash
building measures 4,146 square feet in size.
Planning Commission Minutes — September 7, 2021 Page 1 1 9
The proposed car wash is to be finished primarily in brown and white concrete
masonry units (CMU's). The concrete masonry units are to comprise 47 percent
of the exterior wall area of the car wash. Metal panels of varied colors are also
proposed as building finish materials. The panels are to be red, aluminum and a
unique blue (salty dog) and are to comprise 26 percent of the exterior wall area.
The remaining approximate 26 percent of the exterior wall area is to be devoted
to doors and glazing.
The proposed finish materials are generally consistent with building finish
materials which exist upon the office building located north of the site and the
bank located to the south. The proposed finish materials are also consistent
with the City's building material requirements as provided in Section 4.11(D) of
the Zoning Ordinance. Staff would note, however, that the building presents a
uniform monolithic face to Highway 25. There is virtually no glass and the wall is
dominated by a single color material. Staff would recommend that spandrel
glass windows be added to the east building wall facing Highway 25 to create a
more attractive exposure, rather than the "back wall" view of the site.
The submitted site plan illustrates stacking space for 17 vehicles. No information
has however, been provided by the applicant related to the number of vehicles
which can be washed during the referenced 30-minute period. As a condition of
conditional use permit approval, the applicant must demonstrate compliance
with this requirement.
As a condition of conditional use permit approval, the submitted grading and
drainage plan will be subject to review and approval by the City Engineer.
The subject site is to be accessed via a 24-foot-wide driveway from Deegan
Court. The proposed single access point is not expected to create any traffic
movement conflicts.
The applicant has submitted a highly detailed sign plan which calls for a
freestanding sign in the southeast corner of the site, wall signs on all building
facades and five directional signs near drive lanes and parking areas. As a
condition of conditional use permit approval, all proposed signs will be subject
to sign permit.
Recognizing that the subject site is bordered on all sides by commercial uses,
noise impacts are not expected to be as significant as they may be if the site
bordered residential uses. The applicant has not submitted any information
related to noise reduction efforts. As a condition of conditional use permit
approval, noise issues, particularly noise generated by the proposed vacuum
station area, should be addressed by the applicant.
Recognizing access limitations along State Highway 25 which borders the subject
site on the east, access from the Deegan Court cul-de-sac provides the only
access opportunity available to serve the car wash site.
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Although staff believes the landscaping to be generally consistent with the
quantity minimum requirements of the code, three additional considerations
are recommended. First, the trash enclosure would benefit from additional
screening as noted previously. Second, the ground cover material in the island
that surrounds the trash enclosure area is not identified on the plan. This should
be added as a condition of approval. Third, a line of evergreen shrubs and/or
trees is recommended for the north boundary to screen the exit dryer location
from the clinic building to the north for both noise and headlight glare.
Grittman referred to Exhibit Z and reviewed the conditions for the Conditional
Use Permit. There are a total of 14 conditions outlined in Exhibit Z.
Chairman Konsor asked about architectural appearance and standards at the
city regarding building materials. Grittman said the building materials meet base
code requirements, but the recommendation is related to an architectural
impression of the building as the backside of the building faces TH 25. Grittman
said while there is no code related to window amounts on buildings in this
district, because it's a conditional use permit, architectural enhancements to the
building are appropriate.
Chairman Konsor had concerns with the trash enclosure section being so far
away from the vacuum area and whether there would be trash receptacles by
the vacuuming areas. Grittman noted that the plan the trash enclosure is for the
business and employees to access, and the question about receptacles by the
vacuum area should be directed to the applicant.
Chairman Konsor opened the public hearing.
Jared Hanneman, Corporate Real Estate Manager with Driven Brands,
representing the applicant, addressed the Commission. In terms of the trash
receptacles near the vacuums he does not see that as a problem and will check
with the applicant to see that those are noted. The applicant agrees to the
conditions identified in Exhibit Z. Chairman Konsor asked if the applicant was
aware that there was another applicant at the Planning Commission last month
to put in a car wash on the other side of TH 25. Hanneman said they are aware
of that and that it is not a problem for them.
Cory Kampschroer introduced himself. He stated that he is one of the investors
in the other car wash referenced by Chairman Konsor. Kampschroer said his
question is not directed at Take 5 or other competition, but rather directed to
the city, asking what their strategic comprehensive plan or vision is for this
overall corridor. He noted that their car wash is in a different zoning district than
that proposed here. The owners of his car wash are local, including a manager
of Stellis Health. They know the community well. As they prepare to make their
investment into the community, he's questioning if the city will allow a number
of car washes in the area and that is a concern for them as they look to invest
close to $5 Million in this project. Kampschroer said in no way is he trying to
stifle any competition but just curious of the city's overall vision.
Planning Commission Minutes — September 7, 2021 Page 3 1 9
In fairness, this type of carwash is a new concept where volume is key. He said
he is happy to answer any questions. He feels confident of where they're at with
their project to break ground in two weeks.
Commissioner Hagen said that the city is looking at growth and redevelopment
as a whole. There is a small area plan for Chelsea Commons that will drive a lot
of traffic through the area, as well as the TH 25 corridor. The car wash usage
goes along with the comprehensive plan and redevelopment in the commercial
corridors. As far as the number of car washes allowed, the answer is that the
Planning Commission reviews every application that comes in, and one isn't
given preference over another. Commissioner Hagen said that the city doesn't
look at it from the developer's standpoint on whether it's a risky investment for
them, but rather look at it as whether it is a good use of the land, that it
supports the growth envisioned by the city and if it is something that the city
would support with the comprehensive plan.
Shawn Weinand introduced himself. He is a property owner across TH 25. He
said that he understands the city's point. His question is when changing from a
B3 to B4 zoning does this building fit in the neighborhood of the buildings
surrounding it, does it devalue the properties that are next door, or does it
maintain the architectural continuance of what is in the neighborhood. He
commented that he would like the city to take a look at the building and make
sure it fits the corridor. He added that architectural enhancements to the
building would be his suggestion.
Commissioner Hagen said that as a part of the review for this request City staff
has made a number of notations about how this request does align with the
conditional use permit. While the back of the building needs enhancement, the
applicant has said that they are willing to spruce that up and make it look nice.
Commissioner Hagen said that in his opinion, based upon the recommendations
by the city, it does fit in the area and the neighborhood along the highway.
With no other questions or comments, Chairman Konsor closed the public
comments.
Planning Commission discussion proceeded. Commissioner Zimpfer and
Commissioner Lehner both said that in their opinion it will fit in with the area
along the highway corridor and that it won't look out of place, especially with
the additional architectural enhancements and landscaping around it as
required by the conditions.
Chairman Konsor said that the request is a planning & zoning issue. It is not the
Commission's duty to determine whether or not it's a smart business plan or
how it may affect the competition.
Chairman Konsor noted that Item 1 of Exhibit Z doesn't go into detail on the
building facade improvements. He questioned how involved the commission is
in that process or if that is a staff decision. He noted that there are higher end
buildings around it and then you have a blank building. To make it fit in should
that item be more specific. Additionally, he asked if there is a precedent for this
type of request.
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Grittman said that past practice is that it is a staff decision. He also noted that
this is fairly routine in these types of requests, and the character of the area is
the definer of what those improvements should look like, and it should be
consistent of the setting that it's placed in. If Planning Commission wants to be
more specific, then that is a recommendation that could be brought to City
Council. The goal will be to make it look like it's presenting itself to the highway
side even though it's the back of the building. Grittman said the process is for
the applicants to design that side of the building to meet what we think the
intent is and if they haven't gotten close enough, then it is sent back with more
specific comments.
Going back to the public comment about the city needing two car washes and
whether this fits, Commissioner Hagen compared it to when you see a gas
station on one side of the highway getting traffic going in that direction and a
gas station on the other side getting traffic from the other direction. The same
goes for restaurants across the street from one another. In looking at the long-
term plan in the 2040 Comprehensive Plan & Vision, we want to use the land in
the city in ways that will encourage growth, support growth and to put things
where they belong. Commissioner Hagen said that in looking at the Chelsea
Commons side with the car wash and how it fits, the same thing can be said on
th4e other side of the highway. It makes sense that if you're waiting for your
movie to start or if you're getting food to go at a restaurant, you can then go
wash your car while you're waiting. He's sure that both businesses did their
research. It not only supports growth but makes sense to why we would
approve this.
Paul Konsor thanked staff for doing a great job on reviewing the details. Angela
Schumann asked to make one additional notation on Exhibit Z. Item 6 requires
the applicant to apply for sign permits for all signs and in addition to that they
also must comply with the sign ordinance. In the ordinance there is a notation
on setbacks for the pylon but also that the pylon materials must be consistent
with the building and should be wrapped in some form and would like to include
that language that require the piton itself complies with the sign ordinance.
ERIC HAGEN MOVED TO ADOPT RESOLUTION NO. PC-2021-0311
RECOMMENDING APPROVAL OF THE CONDITIONAL USE PERMIT, BASED ON
FINDINGS IN SAID RESOLUTION AND ON THE CONDITIONS IDENTIFIED IN
EXHIBIT Z WITH THE ADDED CLARIFICATION ON ITEM 6 AS NOTED BY ANGELA
SCHUMANN. MOTION SECONDED BY ALISON ZIMPFER. MOTION CARRIED, 4-
0.
Schumann informed the commission that their recommendation will be
brought to the City Council on 9/27/21 for approval.
Planning Commission Minutes — September 7, 2021 Page 5 19
B. Public Hearing — Consideration of a Request for Rezoning to Planned
Unit Development, Development Stage Planned Unit Development, and
Preliminary Plat for 94 Townhome Units in the B-4 (Regional Business) District.
Applicant: Monticello Meadows Townhomes, LLC/Peter Stalland
Angela Schumann said that no action is required as this is an officially closed
application. The applicant has formally withdrawn their applications related to
the proposed townhome project. Per their letter of withdrawal, they intend to
submit a new application for apartment proposal. Staff have provided a
confirmation letter to the applicant noting that the apartment proposal will be
considered a new application.
C. Public Hearing — Consideration of a Request for Interim Use Permit to
allow Extraction/Excavation of Materials in a B-3 and B-4 Districts. Applicant:
City of Monticello
Steve Grittman explained that the City (the applicant) is seeking an Interim Use
Permit (IUP) to conduct an excavation/extraction in a B-4 zoning district over the
next several months to remove up to 100,000 cubic yards of sand in a portion of
the subject property, which is within the Chelsea Commons planning district.
The proposed excavation would be coordinated with City objectives for the
stormwater aspect of the Chelsea Commons Small Area Plan, currently in draft
form and scheduled for formal review later this month.
The applicant, which is the city's designated contractor, indicates that they
would scrape the topsoil from the excavation area and store it on the east side
of the excavation site. The topsoil would be stabilized and seeded to minimize
erosion from that location. The location of the topsoil pile may change slightly
depending on approval from the property owner.
The contractor's plan to haul the sand material to a construction site in western
Hennepin County. The city recently adopted an Interim Use Permit process to
regulate temporary extraction of materials such as this.
As a part of the application, the applicant's contractor has provided a proposed
excavation operation that would begin as early as September 13, 2021, and last
through the season until winter conditions made it impractical. No other
activities (such as concrete mixing, crushing, etc.) are planned for the project.
Dust control has been addressed, including for the trucking element of the use,
as well as for the topsoil storage.
The contractor would access the site via Cedar Street on the west, from Dundas
Road and Highway 25. One aspect of this request will be a return route for the
trucks after loading — they cannot turn south onto Highway 25 from Dundas, so
a return route must be planned that will avoid competition with other traffic or
roadway improvements. The City Engineer should identify the appropriate route
for out -bound trucks under load.
Planning Commission Minutes — September 7, 2021 Page 6 19
The contractor has provided information on planning for rodent control and fire
protection as a part of their amended application materials. Hours of operation
are proposed to be 7:00a to 7:00p, Monday through Saturday, consistent with
City code allowances. A restoration plan for the excavated area is to be worked
out with the City Engineers to accommodate the excavation requirements of the
Chelsea Commons stormwater/lake facility.
The purpose of an Interim Use Permit is to accommodate temporary land uses
in the period before permanent use and development is to occur. In this case,
the removal of the granular materials from the site is both a component of the
City's Chelsea Commons project, as well as an important recovery of valuable
materials for construction purposes to minimize longer hauls from farther
distances. It is consistent with Wright County's aggregate materials policies to
ensure capture of those materials before development makes their recovery
impossible or impractical.
The contractor will maintain access from Cedar Street, a commercial street,
minimizing direct impacts to the residential areas east and south of the subject
site. By limiting the hours of operation to the stated 7:00a — 7:00p, the activities,
and the attendant noise and lights, will be essentially a daytime occurrence.
Grittman reviewed the conditions identified in Exhibit Z. There area total of 8
conditions to be met.
Commissioner Hagen asked about the noise and if it's set in stone that they will
be working 6 days/per week 7a-7p or if that's the maximum number of days per
week. Grittman said that it is not necessarily six days/week as it will be limited
due to weather delays, etc.
Chairman Konsor asked about the location and asked for clarification on if this a
several step project as properties are attained. Grittman said that it's a several
step project as we find users for the materials. The city is still in the process of
bringing the Chelsea Commons SAP in a more formal way. Rather than paying to
haul the materials off site, doing this work now with the negotiated deal to haul
the materials is better for the city financially.
Chairman Konsor asked about the are circled and if that is the specific location.
Grittman clarified that it is that general area but that it could be a different
shape as the mining progresses. Konsor asked about safety precautions, and if
temporary fencing will be required around the area. City Engineer Matt Leonard
said that there is not a fencing requirement. The requirement is for a 3 to 1
slope which is a gradual slope and not a big deep hole.
Chairman Konsor opened the public hearing.
Hearing no public comment, Chairman Konsor closed the public hearing.
Commissioner Hagen noted that there should be a correction on Item 6 to say
"...noted in condition 4" not condition 3.
Planning Commission Minutes — September 7, 2021 Page 7 1 9
Chairman Konsor asked for an explanation of what a 3 to 1 slope is. Leonard said
that is a 1-foot of fall over a 3-foot rise. He said that Mn/DOT ditches are a
4 to 1 slope and that 3 to 1 is a safer gradual slope.
PAUL KONSOR MOVED TO ADOPT RESOLUTION NO. PC-2021-0321
RECOMMENDING APPROVAL OF THE INTERIM USE PERMIT, BASED ON
FINDINGS IN SAID RESOLUTION, AND THE CONDITIONS IDENTIFIED IN EXHIBIT Z
WITH THE CHANGE TO EXHIBIT A, ITEM 6 AS NOTED IN THE DISCUSSION.
MOTION SECONDED BY ERIC HAGEN. MOTION CARRIED, 4-0.
D. Public Hearing — Consideration of a Request for Comprehensive Plan
Amendment for adoption of the Chelsea Commons Small Area Plan.
Applicant: City of Monticello
City staff is requesting that the Planning Commission table action and continue
the public hearing on the item to September 27th, 2021, and to call for a special
meeting of the Commission on September 27th, 2021 at 4:30 PM.
Tabling of the item is requested to allow staff additional time to review the
document internally, as well as the ability to bring the document forward to the
Parks, Arts and Recreation Commission of the City.
The draft plan includes a significant level of public amenities for which PARC
input is desired prior to consideration for adoption.
Paul Konsor opened the public hearing and asked for public comments. No
comments were made.
ERIC HAGEN MOVED TO TABLE ACTION AND CONTINUE THE HEARING ON THE
REQUEST FOR COMPREHENSIVE PLAN AMENDMENT FOR ADOPTION OF THE
CHELSEA COMMONS SMALL AREA PLAN TO SEPTEMBER 27TH, 2021. MOTION
SECONDED BY ALISON ZIMPER. MOTION CARRIED, 4-0.
ALISON ZIMPFER MOVED TO CALL FOR A SPECIAL MEETING ON SEPTEMBER
27TH, 2021 FOR CONSIDERATION OF THE REQUEST FOR COMPREHENSIVE PLAN
AMENDMENT FOR ADOPTION OF THE CHELSEA COMMONS SMALL AREA PLAN.
MOTION SECONDED BY TERI LEHNER. MOTION CARRIED, 4-0.
3. Regular Agenda
A. Consideration of the Community Development Director's Report
Angela Schumann provided the Community Development Director's Report as
included in the agenda.
4. Added Items
None.
5. Adjournment
ALISON ZIMPFER MOVED TO ADJOURN THE MEETING AT 7:09 P.M. MOTION SECONDED
BY TERI LEHNER, MOTION CARRIED, 4-0.
Planning Commission Minutes — September 7, 2021 Page 8 1 9
Recorder: Angela Schumann
Approved: September 7,
Attest:
Angela Sclfupa�n,�ommunity Development Director
Planning Commission Minutes — September 7, 2021 Page 9 19