Planning Commission Minutes 09-27-2021 (Special Meeting)MINUTES
SPECIAL MEETING—MONTICELLO PLANNING COMMISSION
Monday, September 27, 2021-4:30 p.m.
Mississippi Room, Monticello Community Center
Commissioners Present: Paul Konsor, Eric Hagen, Teri Lehner, Andrew Tapper and Alison
Zimpfer
Council Liaison Present: Charlotte Gabler
Staff Present: Angela Schumann, Steve Grittman (NAC), Ron Hackenmueller,
Hayden Stensgard, and Jim Stremel (WSB)
1. General Business
A. Call to Order
Chairperson Paul Konsor called the Special Meeting of the Monticello Planning
Commission to order at 4:38 p.m.
B. Public Hearing
a. Continued Public Hearing — Consideration of an Amendment to the
Monticello 2040 Vision + Plan (Comprehensive Plan) for adoption of
the Chelsea Commons Small Area Plan
Community Development Director Angela Schumann opened the
discussion explaining that this was a continued public hearing due to the
Planning Commission tabling action on this item at the September 7, 2021
Planning Commission Regular Meeting.
Schumann explained that Chelsea Commons is an area of approximately
100 acres near the center of Monticello, bordered by Chelsea Road to the
North, School Blvd to the South, Edmonson Ave to the East and Cedar St
to the West. This plan began after a private development firm introduced
the idea of this area having potential for residential use. If the Small Area
Plan is adopted, it becomes a part of the city's comprehensive land use
plan. The Small Area Plan presented to the commission includes the
origins of the Chelsea Commons project as well as the contextual
character of the land area. The plan also describes how the Chelsea
Commons fits with the other goals and objective of the city, such as the
Monticello 2040 plan. Schumann emphasized the importance of plans
adopted by the city working towards the same end goals and objectives.
The Small Area Plan is an amendment to the already adopted 2040 plan.
Chelsea Commons relies on the partnership between public and private
investment as it continues to evolve. Originally planned out as a storm
water pond, the idea evolved into a large residential, commercial and park
area that will help draw members of the region to Minnesota. The Small
Planning Commission Minutes —September 27, 2021
Area Plan outlines goals that will guide both public and private
development. The plan was completed along with the assistance by
Northwest Associated Consultants, WSB and Northland Securities.
City Planner Steve Grittman continued the Chelsea Commons Small Area
Plan presentation to the Planning Commission and the public. The project
was created from a series of many steps, steps that include both public and
private sector cooperation. Originally in March, the project was a two -
pond system, then as time went on throughout the year the project evolved
to create this three -pond area, removal of Dundas Road within the project,
and develop into both public and private areas. Originally an area north of
Dundas Road was identified for a public gathering space, this then
changed as the northern sector of this area was seen as better for a
commercial development. Grittman continued to lay out the final concept
plan highlights: creation of public spaces that can vary in use, capitalize
on the City's land and infrastructure investments while at the same time
preserving areas best utilized for private development, creation of varied
environments both public and private, provide extensive connection
through gateway design and locations to surrounding access corridors,
connect the various pools with circuit pathway, create unique design
opportunities in both public and private spheres, and establish the
interaction between public and private use as a primary aspect. The three
sectors of land strive to represent three different types of "biomes" in
Minnesota. The southern part of the Small Area Plan will represent
southern Minnesota's "prairie", the central part to represent central
Minnesota's "Big Woods" and the northern part of the Small Area Plan to
represent northern Minnesota's forested areas.
WSB Engineering Consultant Jim Stremel continued the Chelsea
Commons Small Area Plan presentation to the Planning Commission and
the public, explaining the traffic impact study, stormwater management
elements and conceptual grading. Two main objectives of the traffic
impact study include analysis of the closure of Dundas Road and the
impact of future development. With the Dundas Road closure, it does not
have any significant impact on the traffic, and the diversion considerations
would add about 50 seconds to go North through Chelsea Road, or 90
seconds to the south on School Boulevard. Potential improvements include
a three way stop on Dundas Road. There was also an examination of
conditions with or without improvements. A potential improvement on
Edmonson would include a center turn lane, much like what is already on
Cedar Street.
Stremel explained that the stormwater management study mainly looked at
where the stormwater is draining, what storm pipes are connected, and
Planning Commission Minutes —September 27, 2021
what ponding systems already exist. It is important to understand existing
improvements that are affect this part of the project. Other components
analyzed was the water quality. In terms of using the ponds at Chelsea
Commons for recreation, WSB recommends the city treat the pond to
combat invasive species etc. Lastly WSB looked at water quantity, how
much water will be getting to the ponds. Stremel believes augmentation
for the pond will be necessary to ensure the pond gets the amount of water
it needs. Stremel finished outlining the different cost points of the project
altogether.
Community Development Director Angela Schumann described the plan
elements and explained their importance. The scalability and phasing of
the plan are important to the city council. Also, Schumann relayed
information to why the PARC commission recommended unanimous
approval, which was adopted on September 23, 2021. The plan
specifically fills a need for parkland for existing neighborhoods in the
area, also will link these trail systems to the larger scale trail system in
Monticello. This plan does not steer away focus from other projects, but
fills a gap in the plan. Next steps include an RFP for plans and
specification detail, also implementation of the community element for
this project. Schumann emphasized the importance of involving members
of the community during this large process. The name "Chelsea
Commons" is a working name and will not be official, naming the space is
also on the list of upcoming events regarding the Chelsea Commons Small
Area Plan.
Commissioner Eric Hagen believes this implements 13 parts of the 2040
Comprehensive Plan.
Hearing no other questions or comments from the commission,
Chairperson Paul Konsor opened the floor for public comment.
Public Comment:
Mike Mossey, owner of Monticello Plumbing, Heating, and Air Conditioning,
expressed concerns which include the notification process of the continued
public hearing. He stated that many of the business owners were not aware of the
meeting being held tonight. No business owners in the area received a notice. He
indicated that his second concern is with the future of Dundas Road. The concern
is specific to the route that industrial vehicles looking to support the business on
Dundas will need to take to get around the project. He believes that this project is
going to directly affect businesses access to State Highway 25. Mossey states
that he moved his business out of the township to the city to help the recognition
of his business and worries that this project might affect the way his business is
Planning Commission Minutes —September 27, 2021
carried out. His businesses signage plan was put on hold when he first heard
about the project.
Councilmember Charlotte Gabler asked about his signage plans and what he
plans to do with that.
Mossey was not sure at this point due to the potential Dundas Road closure.
Gabler followed up with the potential of getting his business name in the park
when it is finished if he sponsored some sort of amenity or part of the project.
Mossey responded that they always are looking for ways to get their name
around town, but it is not going to take away from the problems that closing
Dundas Road may have. Mossey added that he has reached out to a few other
business owners in the industrial park, and they were also in support of the issues
that Mossey brought up, but they could not make it to the meeting.
Chairperson Konsor asked staff to clarify the parameters of notices for this
proj ect.
Community Development Director Angela Schumann said that no mailed notice
was sent to the surrounding area because the Small Area Plan is greater than 5
acres. However, this notice was published in the Monticello Times, and even
though the city does not call for republishing continued hearings, this specific
one was republished in the Times at least 10 days prior to the meeting date of
September 27th. Additionally, there was a traffic workshop that business owners
within the industrial park were invited to.
Councilmember Gabler asked about having specific meetings, if necessary, with
members in the industrial park.
Schumann confirmed that it would certainly be an option due to the Dundas
Road closure and vacation being a public process.
Mike Mossey closed saying that with this project being as significant as it is, he
recommended that there could be a better process for notifying these groups of
businesses who will be directly affected.
Public Comment:
Holly Newman, Big Lake resident speaking on behalf of her mother. She stated
that she is concerned about raising property taxes due to this project. She would
rather see money put into the parks that already exist in Monticello that she
believes could use some upgrades. Newman also raised concern with the
apartment complexes being built in the area. There may also be confusion
regarding whether the Chelsea Commons Small Area Plan would be a public or
private park. Newman expressed concerns about building a park under
Planning Commission Minutes —September 27, 2021
powerlines. Newman agrees with Mike Mossey as well regarding the Dundas
Road closure and how that could cause problems.
Chairperson Konsor reminded the room that the City Council would meet at 6:30
p.m. that night in the same room, if her mother would be available to come in for
the meeting because they address some things more specific to Ms. Newman's
specific concerns.
Commissioner Eric Hagen believes that they should include relative business
owners in that area as much as they can. There's the possibility of meeting the
notice requirements and going steps beyond that to make sure people do not feel
left out. There has been discussion in prior workshops addressing the added
traffic coming off Dundas Road and on to Edmonson Avenue. Hagen does not
believe that there will be any confusion on whether this park will be public or
private. There is a lot of opportunity for community events at this park. Hagen
believes it is important make sure no one feels disconnected from the community
feel of the park due to the apartments that will line the project.
Holly Newman asked the Commission if the decision would be able to be tabled
so more people could know about it.
Commissioner Alison Zimpfer said there has already been a lot of notice for this
project. They have had this on social media for a while and with the information
on the City's website, it has been accessible to the community.
Holly Newman expressed concern that if this park is carried out and built, the
other parks could see further neglect.
Commissioner Hagen emphasized that this will not take away from other parts of
the city, such as downtown and other parks. This project is going to coincide
with the other projects and parks in Monticello. It will not take anything, such as
money, away form the other parks in Monticello.
Holly Newman said that it is going to take years for the project to look like it
does on the pictures in the proposal and said that things that look like this park
do not happen overnight.
Hagen agreed with her that they will not be able to build this right away into a
mature park, but in the future, it will become just that.
Chairperson Paul Konsor expressed the importance of that public voice and
appreciated the comments heard today. The public aspect of this process is a way
for both the commission as well as he City to better understand how this process
could be improved so community members do not feel left out of the loop.
Commissioner Hagen agreed with Konsor and continued to say that this is an
example where the city has been able to utilizes stormwater pond and put it to
Planning Commission Minutes —September 27, 2021
use. It is a creative use of the land to promote revitalization of both public and
private sectors of Monticello.
Commissioner Teri Lehner acknowledged that some people might not like this
idea of the park. However, Lehner emphasized the importance of having a wide
variety of options for the community, so each park or project has something for
everybody.
Chairperson Paul Konsor closed the public hearing portion of the meeting.
Hagen readdressed that this plan covers over 13 aspects of the 2040
comprehensive plan, and that is important to the process.
COMMISIONER ERIC HAGEN MOVED TO ADOPT PC RESOLUTION
2021-033, APPROVING AN AMENDMENT TO THE MONTICELLO 2040
VISION PLAN, ADOPTING THE CHELSEA COMMONS SMALL AREA
PLAN WITH REVISIONS AS RECOMMENDED BY THE PLANNING
COMMISION, COMMISSIONER TERI LEHNER SECONDED THE
MOTION. MOTION CARRIED UNANIMOUSLY 5-0.
Eric Hagen noted that it would be appropriate for the Commission to discuss
their communication tactics for reaching out to the community. Addressing how
the Commission could utilize social media to get messages and updates out.
2. Regular Agenda
A. None
4. Added Items
A. None
3. Adjournment
COMMISSIONER ANDREW TAPPER MOVED TO ADJOURN THE SPECIAL
MEETING OF THE MONTICELLO PLANNING COMMISSION, ERIC HAGEN
SECONDED THE MOTION, MOTION CARRIED UNANIMOUSLY 5-0,
MEETING ADJOURNED AT 5:59.
Recorder: Hayden Stensgard
Approved: November 1, 2021
Attest:
Angela Schum Jn,%Community Development Director
Planning Commission Minutes —September 27, 2021