Planning Commission Minutes 12-07-2021MINUTES
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
Tuesday, December 71h, 2021- 6:00 p.m.
Mississippi Room, Monticello Community Center
Commissioners Present: Paul Konsor, Andrew Tapper, Alison Zimpfer, Eric Hagen and Teri
Lehner
Council Liaison Present: Charlotte Gabler
Staff Present: Angela Schumann, Steve Grittman (NAC), Ron Hackenmueller and
Hayden Stensgard
1. General Business
A. Call to Order
Chairperson Paul Konsor called the regular meeting of the Monticello Planning
Commission to order at 6:03 p.m.
B. Consideration of approving minutes
a. Special Meeting Minutes —July 6, 2021
ANDREW TAPPER MOVED TO APPROVE THE SPECIAL MEETING
MINUTES FROM JULY 6, 2021, PAUL KONSOR SECONDED THE
MOTION, MOTION CARRIED UNANIMOUSLY, 5-0.
b. Regular Meeting Minutes —November 1, 2021
ERIC HAGEN MOVED TO APPROVE THE REGULAR MEETING MINUTES
FROM NOVEMEBR 1, 2021, TERI LEHNER SECONDED THE MOTION,
MOTION CARRIED UNANIMOUSLY, 5-0.
C. Citizen Comments
None
D. Consideration of adding items to the agenda
Angela Schumann noted that Councilmember Gabler requested an update on the
Monticello Lakes project and added that staff was prepared to discuss. Item was
added as item "4A" to the agenda.
E. Consideration to approve agenda
ANDREW TAPPER MOVED TO APPROVE THE AGENDA FOR THE DECEMBER 7,
2021, REGULAR MEETING OF THE PLANNING COMMISSION, ALISON ZIMPFER
SECONDED THE MOTION, MOTION CARRIED UNANIMOUSLY, 5-0.
2. Public Hearing
A. Public Hearing — Consideration of an Amendment to Conditional Use Permit
for a Planned Unit Development for a Retail Building Expansion in the
Central Community District (CCD)
Applicant: JR & R II LLC
City Planner Steve Grittman provided an overview of the item to the Planning
Commission and the public. The expansion of the Runnings Supply building
along 71" Street West will be along the West side of the building roughly
14,000 square feet. Grittman noted that this is the second amendment to this
specific PUD. Because this building is in the CCD, there is a height standard
that applies to this expansion, but the applicants are looking for flexibility in
this. Staff finds this to be a reasonable request due to this building not being
in the center of the CCD district.
Andrew Tapper asked where the applicant will be able to meet condition
seven (7) in Exhibit Z that calls for additional landscaping. Steve Grittman
clarified that the perimeter areas along 7t" street are possible spaces for
additional landscaping. The added landscaped required in Exhibit Z is not
expected to be at a massive scale.
Chairperson Paul Konsor opened the public hearing.
Jack Grausam, District Manager at Runnings Supply made the comment that
there is a fire hydrant directly behind the building and there is a pathway to
it. He understands if the added fire hydrant required by staff was still
necessary, but wanted everyone to be aware of the one directly behind the
building.
Mr. Konsor asked what that fire hydrant meant for the condition in Exhibit Z
that required the addition of a hydrant. Mr. Grittman clarified that the added
fire hydrant would be necessary to fight fire on the northwest end of the
building.
Mr. Konsor closed the public hearing.
ERIC HAGEN MOVED TO ADOPT RESOLUTION NO. PC 2021-046,
RECOMMENDING APPROVAL OF THE AMENDMENT TO CONDITIONAL USE
PERMIT FOR PLANNED UNIT DEVELOPMENT FOR A RETAIL BUILDING
ADDITION IN THE CCD, SUBJECT TO THE CONDITIONS IN EXHIBIT Z, BASED ON
FINDINGS IN SAID RESOLUTION. ALISON ZIMPFER SECONDED THE MOTION,
MOTION CARRIED UNANIMOUSLY, 5-0.
EXHIBIT Z
Planned Unit Development Amendment
Runnings Supply, Inc.
Lot 2, Block 1, Kirkman Addition and Outlot C, Kirkman Addition
300 West 7t" Street
1. The site plan shall be modified to illustrate the intended design of the parking area with
the removal of the 18 referenced stalls and the possible addition of a row -end parking
island.
2. The applicant shall confirm on their site plan all locations of intended outdoor display and
sales area, which shall not exceed code allowances of 30% of the floor area and shall not
reduce the minimum amount of required parking on the site.
3. The proposed fire lane shall be subject to review and approval by the Fire Marshal. At
minimum, widening of the lane is required to 24 feet, and turning movement/access for
City fire apparatus is demonstrated. An additional hydrant will be required along the
north side of the building, and other requirements of the City's fire officials are
addressed.
4. Fencing around the west perimeter of the outdoor storage area shall match the existing
opaque materials.
5. For the portion of the outdoor storage area which extends north of the front building line
of the store, decorative fencing as noted in this report (similar to that utilized by Walmart
as example) shall be provided.
6. The height of the building addition (15' - 8") is acknowledged as being acceptable (via the
flexibility granted via PUD processing).
7. The applicant will be required to provide additional landscaping for the additional
building perimeter, per code requirements.
8. The applicant shall confirm that no changes to existing trash/recycling handling activities
are anticipated.
9. No new site signage is included with this project.
10. Issues related to site grading, drainage and utilities shall be subject to comment and
recommendation by the City Engineer.
B. Public Hearing — Consideration of Rezoning to Planned Unit Development,
Development Stage Planned Unit Development and Preliminary Plat of Twin
Pines Apartments, a 93-unit multi -family residential project in a B-4
(Regional Business) District
Applicant: Kjellberg, Kent
Mr. Grittman provided an overview of the item to the Planning Commission
and the Public. This was brought to the Planning Commission at a prior time,
but this is a new review of the similar plans due to the expiration of prior
approvals. Staff recommends approval as it is a good fit from a land use
standpoint and is consistent with the prior approval of this similar project.
Mr. Konsor asked about the trash enclosure and if that would take up a
parking space or more. Mr. Grittman clarified that the trash enclosure is
already shown on the parking plan under the residential part of the building
and that it still meets the minimum parking on site.
Mr. Konsor asked about the driveway design and if there would be a buffer
for the adjacent homes to avoid car lights shining into homes. Community
Development Director Angela Schumann noted that there is a berm located
on the East side of the proposed building that would provide coverage.
Eric Hagen asked if this parcel is guided commercial/residential flex for land
use. Mr. Grittman confirmed and added that when this was originally
approved it was guided commercial.
Alison Zimpfer asked about the applicants looking for flexibility on the roofing
and if staff okay with said request. Mr. Grittman responded that original
recommendation was for a pitched roof. The flat roof has grown more in
contemporary uses for buildings like the one proposed, so it is not a
significant request.
Mr. Tapper asked how the traffic will be flowing the correct way once this
apartment is completed and filled. Mr. Grittman clarified that there will be
directional signage at the entrance.
Mr. Tapper asked for clarification on the parking supply. Mr. Grittman said
that studies are changing from a per unit count for parking needs, to a per
bedroom count, and the plans show a 1.1:1 parking to bedroom ratio, which
is adequate to meet demand in staff's view.
Councilmember Charlotte Gabler asked about the added traffic that will be on
School Blvd. because of this project and if staff thought about how that would
factor into The Pointes at Cedar Project.
Ms. Schumann said that staff is aware of the level of service and operational
requirements for School Blvd. The traffic memo provided by the applicant
provides the necessary information if improvements were needed.
Ms. Gabler asked if this was the architectural plans were finalized. Mr.
Grittman confirmed and noted they are very similar to the previous submittal.
Mr. Konsor asked when the traffic memo for this project was completed. Ms.
Schumann said it was completed with the original submittal in 2019, however
the applicant was asked to reverify the information and have since confirmed
the memo is still valid.
Teri Lehner raised the concern about pedestrian access on the site and from
School Blvd. Mr. Grittman pointed out the pedestrian walkway on the site and
the connection to the sidewalk on School Blvd. in the site plan.
Mr. Konsor opened the public hearing and with no public comment, closed
the public hearing portion of this item.
Ms. Gabler asked about the requirements in an R-4 district on brick or stone
on the exterior of the building and if they met the requirements. Mr.
Grittman confirmed.
Ms. Gabler asked if a lighting plan for the parking lot was included in the
plans. Mr. Grittman said they did not provide one and it would be a condition
of approval.
Mr. Hagen raised concerns about the project and how the area this project is
in has changed since last submitted. Mr. Hagen noted he would rather see
this as commercial or a combination, rather than all residential on this
property. There could be potential for this residential area taking potential
residential area away from The Pointes at Cedar.
Mr. Tapper said that this area and The Pointes at Cedar are two separate
things servicing different groups of demographics. He indicated that he did
not really see this affecting The Pointes at Cedar.
Ms. Zimpfer noted that if this property were to be all commercial, it brings
the added struggle of trying to find business to fill that property, while there
are commercial areas vacant already in Monticello.
Mr. Grittman added that if the thought that this project would take
residential away from The Pointes at Cedar, the same argument could made
about if commercial space were to go on this property. He noted that the
City needs additional residential density in the area to support the
commercial at The Pointes.
ZIMPFER MOVED TO ADOPT RESOLUTION NO. PC 2021-0471
RECOMMENDING APPROVAL OF REZONING OF THE SUBJECT PROPERTY
FROM B-4 TO TWIN PINES PLANNED UNIT DEVELOPMENT DISTRICT, BASED
ON THE FINDINGS IN SAID RESOLUTION. KONSOR SECONDED THE MOTION,
MOTION CARRIED 4-1 WITH HAGEN VOTING AGAINST.
ZIMPFER MOVED TO ADOPT RESOLUTION NO. PC 2021-048,
RECOMMENDING APPROVAL OF A DEVELOPMENT STAGE PLANNED UNIT
DEVELOPMENT FOR TWIN PINES, A 93-UNIT MULTI -FAMILY RESIDENTIAL
PROJECT, SUBJECT TO THE CONDITIONS IN SAID RESOLUTION. KONSOR
SECONDED, MOTION CARRIED 4-1 WITH HAGEN VOTING AGAINST.
ZIMPFER MOVED TO ADOPT RESOLUTION NO. PC 2021-049,
RECOMMENDING APPROVAL OF THE PRELIMINARY PLAT OF THE TWIN PINES
ADDITION, SUBJECT TO THE CONDITIONS IN EXHIBIT Z, KONSOR SECONDED,
MOTION CARRIED 4-1 WITH HAGEN VOTING AGAINST.
EXHIBIT Z
Conditions of Approval
Kjellberg/Firm Ground
PUD Rezoning, Development Stage PUD, Preliminary Plat
Outlot A, Monticello Business Center 6' Addition
1. Site plan additions are made per the staff report (primarily signage and sign
monumentation) to reinforce the entry and circulation to the residential area.
2. The Preliminary and Final Plat are found consistent with the requirements of the
Subdivision Ordinance, including verification that all easements and association
maintenance aspects of the mixed -use Outlot A area are addressed.
3. The Preliminary and Final plat shall include all easements, including perimeter easements
per the direction of the City Engineer.
4. The applicant is required to supply a cross -parking agreement with the adjacent office
building over Outlot A. Submittal of association and/or common area easement
documents is required. The documents shall be subject to the review and comment of
the City Attorney.
5. Each of the underground parking spaces are included in the rent set for specific units.
6. The property owner submit the required petition for vacation of drainage and utility
easements over Outlot A, to be re-established on the plat per the City Engineer's
direction.
7. The approved PUD provides attached or internal trash handling, rather than the detached
trash enclosure area per a revised building plan and narrative.
8. The landscaping plan is revised consistent with any changes to the site plan to maintain
plant quantities and buffering.
9. The circulation routes through the project are reviewed to ensure safe travel for
residents and commercial tenants in all areas of the project site, including directional
signage related to discouraging traffic through the veterinary office building to the west.
10. The grading and drainage plans are revised to preserve usable patio and green space in
the south courtyard, rather than being sloped or utilized for stormwater retention.
11. The site plan is revised to comply with the comments of the fire department staff for
code compliance, circulation and public safety aspects.
12. The applicant prepare and submit signage plans that incorporate existing signage, provide
for consolidated entrance monument signage and avoid additional freestanding sign
displays.
13. The applicant prepare and submit lighting plans, including attention to existing
commercial site lighting that acknowledges the change in use and residential needs of the
property.
14. The applicant provides amended plans consistent with the requirements of the City
Engineer's letter, dated December 2" d, 2021.
15. The applicant enters into a PUD and Plat development agreement at the time of final
plat.
16. The applicant complies with additional conditions as recommended by other City staff
and Planning Commission.
Commissioner Zimpfer left the meeting at 7:35, leaving 4 eligible voters to
complete the agenda.
3. Regular Agenda
A. Consideration of Adopting Resolution PC-2021-050, a Resolution Finding that
the Proposed Acquisition of Certain Land by the City of Monticello Economic
Development Authority is Consistent with the City of Monticello
Comprehensive Plan (Monticello 2040 Vision + Plan)
Community Development Director Angela Schumann provided an overview of
the item to the Planning Commission and the public. Schumann noted that this
purchase of the land will be carried out by the Monticello EDA. The intent of the
block following the purchase and redevelopment would be a commercial and
residential mixed use.
TAPPER MOVED TO ADOPT RESOLUTION NO. PC 2021-050, FINDING THAT THE
PROPOSED ACQUISITION OF CERTAIN LAND BY THE CITY OF MONTICELLO
COMPREHENSIVE PLAN (MONTICELLO 2040 VISION + PLAN). LEHNER SECONDED
THE MOTION, MOTION CARRIED UNANIMOUSLY, 4-0.
B. Consideration of PC-2021-051, a Resolution Finding that the Proposed
Acquisition of Certain Land (Parcels 213-100-151400 and 213-100-153100) by
the City of Monticello is Consistent with the City of Monticello Comprehensive
Plan (Monticello 2040 Vision + Plan)
Ms. Schumann provided an overview of the agenda item to the Planning
Commission and the public. This acquisition is intended to provide for a new
public works facility and to provide better service to municipal utilities as
Monticello continues to grow. Staff supported this agenda item as it is consistent
with the City of Monticello Comprehensive Plan.
Mr. Konsor asked why this location and this size of property specifically for a
public works facility. Ms. Schumann said that public works has done studies on
the capability of servicing Monticello and in the future as Monticello continues to
grow, this area will be best to serve future parts of Monticello.
Mr. Tapper asked if the land would have to be annexed as it is not currently in
the City of Monticello. Ms. Schumann confirmed.
KONSOR MOVED TO ADOPT RESOLUTION NO. PC 2021-051, FINDING THAT THE
PROPOSED ACQUISITION OF CERTAIN LAND BY THE CITY OF MONTICELLO IS
CONSISTENT WITH THE CITY OF MONTICELLO COMPREHENSIVE PLAN
(MONTICELLO 2040 VISION + PLAN). LEHNER SECONDED THE MOTION, MOTION
CARRIED UNANIMOUSLY, 4-0.
C. Consideration of recommending appointments for expiring terms of Planning
Commissioners Paul Konsor and Andrew Tapper
Ms. Schumann noted that at the end of the year, Commissioners Paul Konsor and
Andrew Tapper have terms expiring. In order to be reappointed for another
term, a nomination for both will be needed in order for City Council to move
forward with nominations on December 13, 2021.
HAGEN MOVED TO NOMINATE COMMISSIONER PAUL KONSOR FOR A THREE-
YEAR TERM TO THE PLANNING COMMISSION, EFFECTIVE JANUARY 1, 2022.
LEHNER SECONDED THE MOTION, MOTION CARRIED UNANIMOUSLY, 3-0 WITH
PAUL KONSOR ABSTAINING.
HAGEN MOVED TO NOMINATE COMMISSIONER ANDREW TAPPER FOR A THREE-
YEAR TERM TO THE PLANNING COMMISSION, EFFECTIVE JANUARY 11 2022.
KONSOR SECONDED THE MOTION, MOTION CARRIED UNANIMOUSLY, 3-0 WITH
ANDREW TAPPER ABSTAINING.
D. Consideration to appoint a Planning Commission member to The Pointes at
Cedar Compass Committee
Ms. Schumann provided an overview of the agenda item to the Planning
Commission and the public. The Compass Committee was formed to provide
broad feedback to City and WSB as The Pointes at Cedar projects begin.
PAUL KONSOR MOVED TO APPOINT ALISON ZIMPFER TO THE POINTES AT CEDAR
COMPASS COMMITTEE AND HAVE ANDREW TAPPER ACT AS AN ALTERNATE. ERIC
HAGEN SECONDED THE MOTION, MOTION CARRIED UNANIMOUSLY, 4-0.
E. Consideration of the Community Development Director's Report
Community Development Director Angela Schumann provided the Director's
Report to the Planning Commission and the public. The Monticello Lakes project
has been approved for Development Stage PUD and Preliminary Plat by the City
Council. The applicants have since provided and application for Final Stage PUD
and Final Plat along with revised plans. The majority of the conditions of
approval have been met.
Ms. Schumann also described the yearly work plan for the Planning
Commissioners as 2021 is ending.
4. Added Items
A. Monticello Lakes Staff Update
It was understood that Ms. Schumann provided an update on this item in the
Community Development Director's Report (Item 3E).
5. Adjournment
ANDREW TAPPER MOVED TO ADJOURN THE DECEMBER 71 2021, REGULAR MEETING OF
THE MONTICELLO PLANNING COMMISSION. ERIC HAGEN SECONDED THE MOTION,
MOTION CARRIED UNANIMOUSLY, 4-0. Meeting adjourned at 8:05 p.m.
Recorded by: Hayden Stensgard E�
Date Approved: January 4, 202
Attest:
I
Angela Schumann; C*mur ity Development Director