Planning Commission Minutes - 02/22/2022 (Special)MINUTES
SPECIAL MEETING - MONTICELLO PLANNING COMMISSION
Tuesday, February 22, 2022 — 6:00 p.m.
Mississippi Room, Monticello Community Center
Commissioners Present: Paul Konsor, Andrew Tapper, Eric Hagen
Commissioners Absent: Alison Zimpfer, Teri Lehner
Council Liaison Present: Charlotte Gabler
Staff Present: Angela Schumann, Steve Grittman (NAC), Ron Hackenmueller,
Hayden Stensgard
1. General Business
A. Call to Order
Planning Commission Chair Paul Konsor called the special meeting of the
Monticello Planning Commission to order at 6:01 p.m.
2. Joint Meeting Agenda
A. Public Hearing - Consideration of a Conditional Use Permit for a Place of Public
Assembly in the B-3, Highway Business District and Consideration of a Variance to
allow a Conditional Use Permit on a lot 10 acres or less in the B-3, Highway
Business District and Consideration of amending City Code Section 5.2(D)(6)(F)(i) for
parcel size for Places of Public Assembly.
Applicant: Alive! Lutheran Church
City Planner Steve Grittman provided an overview of the agenda item to the Planning
Commission and the public. Mr. Grittman asked that the Planning Commission,
continue the public hearing to the City Council meeting on February 28, 2022
following the public hearing portion of this item. The need for the continued public
hearing resulted from a change in language of what was being requested during the
special meeting. The language change occurred following original posting and
publication of the public hearing notice. The corrective notice was created and
posted/published within 10 days of this meeting so the hearing will need to continue.
Mr. Grittman continued by addressing the substance of the request, explaining the
need for the applicant to relocate due to the City's redevelopment project on Block
52, which is where the applicant is currently located.
In the B-3 district, Places of Public Assembly are required to have a conditional use
permit. The ordinance further requires that the use be a part of must be a parcel
larger than 10 acres and have building larger than 20,000 square feet. Since the
parcel of discussion does not meet either requirement for conditional use permit, the
Planning Commissioners were asked to consider a variance as well.
The applicant plans to relocate to Groveland Center. This is not intended to be a
permanent location for the applicant. This means an alternative decision to be
considered is an Interim Use Permit. The interim use permit option would allow the
applicants to occupy the area described within the Groveland Center for no more
than four (4) years. If the IUP route is preferred by the Planning Commissioners, an
ordinance amendment is necessary to allow Places of Public Assembly as an interim
use permit in the B-3 district.
Staff recommends the approval of an amendment to the zoning ordinance
establishing an interim use permit opportunity. Staff also recommends approval of
the Interim Use Permit with a 4 -year maximum occupancy time for the applicant. The
alternative decision, recommending approval of the Conditional Use Permit and
Variance, would also suffice as staff believes this is a fitting use for the property the
applicant plans to relocate.
There was some discussion regarding the procedural elements of the request.
Mr. Konsor opened the public hearing portion of the item and subsequently closed
the public hearing.
Andrew Tapper said that the interim use permit route for this agenda item makes
more sense than approving a conditional use permit as well as a variance.
Mr. Grittman clarified for the Commissioners that it would be best to approve both
the Ordinance amendment and interim use permit, as well as the conditional use
permit and variance, so the City Council can decide how they want to approve it.
Though the Planning Commission is the deciding group on variances, it is still
contingent upon conditional use permit approval at the council level. Though the
variance would be approved tonight, if the council denied the conditional use permit
and approved the interim use permit and ordinance amendment, the variance would
be terminated.
ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC 2022-071
RECOMMENDING AN AMENDMENT TO THE MONTICELLO ZONING ORDINANCE
REGULATING THE REQUIREMENTS FOR LOT AND BUILDING SIZE FOR PLACES OF
PUBLIC ASSEMBLY IN THE B-3 (HIGHWAY BUSINESS) DISTRICT THROUGH AN INTERIM
USE PERMIT, BASED ON THE FINDINGS IN SAID RESOLUTION, AND TO CONTINUE THE
PUBLIC HEARING TO THE CITY COUNCIL MEETING OF FEBRUARY 28TH, 2022 AT 6:30
P.M. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 3-0.
ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC 2022-08,
RECOMMENDING APPROVAL OF AN INTERIM USE PERMIT FOR A PLACE OF PUBLIC
ASSEMBLY IN THE B-3 (HIGHWAY BUSINESS) DISTRICT BASED ON THE FINDINGS IN
SAID RESOLUTION AND SUBJECT TO THE CONDITIONS IN EXHIBIT Z, AND TO
CONTINUE THE PUBLIC HEARING TO THE CITY COUNCIL MEETING OF FEBRUARY 28TH,
2022 AT 6:30 P.M. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED
UNANIMOUSLY, 3-0.
ANDREW TAPPER MOVED TO RECOMMEND APPROVAL OF A CONDITIONAL USE
PERMIT IF NECESSARY. ERIC HAGEN SECONDED THE MOTION. MOTION CARRIED
UNANIMOUSLY, 3-0.
ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC 2022-09, APPROVING A
VARIANCE TO THE 10 -ACRE LOT SIZE REQUIREMENT FOR A PLACE OF PUBLIC
ASSEMBLY IN THE B-3 (HIGHWAY BUSINESS) DISTRICT BASED ON THE FINDINGS IN
SAID RESOLUTION. CONTINGENT UPON CITY COUNCIL APPROVAL OF THE
CONDITIONAL USE PERMIT AND ABSENT OF THE CONDITIONS IN EXHIBIT Z, AND TO
CONTINUE THE PUBLIC HEARING TO THE CITY COUNCIL MEETING OF FEBRUARY 28TH,
2022 AT 6:30 P.M. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED
UNANIMOUSLY, 3-0.
EXHIBIT Z
Conditions of Approval
Alive! Lutheran Church, Place of Public Assembly
Lot 1, Block 1 Groveland Center
1. The applicant enters into a development agreement specifying the duration of the IUP,
with a time limitation. Staff and applicant suggest an initial term of four (4) years.
2. The applicant continues to demonstrate that the interim occupancy will not interfere
with other commercial uses of the property, either in the nature of the use, the times of
operation, or demand for services, such as parking or other impacts.
3. The IUP shall expire upon the end of the specified term, or when the applicant vacates
the property (whichever is sooner), and shall not be transferable to another similar
Public Assembly use.
4. Changes in scope or nature of the proposed use, operation, or other elements shall
require amendment to the IUP and the development contract, or a new IUP, depending
on the change.
5. Any additional recommendations of other Staff or Planning Commission.
3. Adjournment
ANDREW TAPPER MOVED TO ADJOURN THE SPECIAL MEETING OF THE MONTICELLO
PLANNING COMMISSION, PAUL KONSOR SECONDED THE MOTION, MOTION CARRIED
UNANIMOUSLY, 3-0. MEETING ADJOURNED AT 6:47 P.M.
Recorded By: Hayden Stensgard
Date Approved: April 5, 2022
ATTEST:
Angela Schu(n1jnn,/4mmunity Devlelopment Director