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Planning Commission Minutes 08-06-2002 . . . MIN UTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday - August 6, 2002 7:00 P.M. Members Present: Dick hie, Richard Carlson, Rod Dragsten and Lloyd Hilgart Robbie Smith and Council Liaison Clint Herbst arrived at 7:05 p.m. Staff: JefT O'Neill, Fred Patch, John Glomski and Steve Grittman 1 . Call to order. Chair Frie called the meeting to order at 7 PM and declared a quorum. 2. Approval of the minutes of the re!2:ular Planning Commission meeting held Julv 2, 2002 and the Special Plannin!2: Commission meeting held July 22, 2002. A MOTION WAS MADE BY RICHARD CARl ,SON TO APPROVE THE MINUTES OF THE PLANNING COMMISSION MEETING FOR ./ULY 2, 2002. ROD DRAGSTEN SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY. A MOTIC)N WAS MADF BY ROD DRAGSTEN TO APPROVE TI-II': MINUTES OF TilE SPECIAL PLANNING COMMISSION MEETING FOR JULY 22, 2002. LLOYD HILGART SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY. 3. Consideration of adding items to the agenda. ./eff O'Neill asked to update the Planning Commission on the CMI IP planned unit development. This was placed as item 12 on the agenda. .Jeff O'Neill also asked to provide information on the upcoming State Planning Conference. This was placed as item 13 on the agenda. 4. Citizens comments. None 5. Public Hearing - Consideration of a prcliminary plat f()[ the Monticello Commerce Center 6th Addition. Applicant: Monticello Industrial Park, Inc. Jeff O'NeilL Deputy City Administrator, provided the staff report regarding this two lot plat that will house two industries, Production Stmnping and Ultra Machine Corporation, advising they anticipate completion in the Fall and Spring. The lots meet and excecd the minimum standards and there are no public improvements proposed. O'Neill advised that stalT recommends to approve the preliminary plat, and forward on to thc City Council for both preliminary and final plat stages. I Ie stated the site plan reviews would come -1- . . . Planning Commission Minutes - 08/06/02 before the Planning Commission only if any variances or conditional uses are necessary, but he does not foresee that happening. Chair hie opened the Public Hearing. Hearing no response, the public hearing was then closed. Prie agreed that this plat meets the minimum standards. A MOTION WAS MADE BY DICK FRIE TO RECOMMEND APPROVAL Of THE PRFLIMINARY PLAT FOR THE MONTICELLO COMMERCE CENTER 6111 ADDITION. MOTION CONTINGENT ON FINAL REVIEW BY THE CITY ENGINEER. ROD DRAGSTEN SECONDED THE MOTION. MOTION CARRIED UNANIMOUSI,Y. 6. Public Hearing - Consideration of an amendment to the zoning map to IT-zone from R-3 to a PUD district allowing a mix of sports facilities and commercial facilitv: and Consideration of a concept sta!2:c DImmed unit development. Applicant: Silver Creek Real Estate Development. Ltd, LLC and The City of Monticello Steve Grittman, City Planner, provided the stalT report regarding the applicant's request for rezoning of this site to accommodate a mixed use development consisting of a recreation center and a futurc commercial site. Grittman advised the site would consist of a "bubble" covered soccer field and an indoor ice arena with approximately 600 seats and advised of parking patterns for this site. The City has also planned to construct a storm water holding pond on the easterly 2 acres. Prilnary ilnpacts on thc ncighborhood would be at peek use times during varsity highschool hockey gamcs or weekend tournaments, stating the majority would be low impact as teams are coming and going from practices. Grittman adviscd that the City would need to consider how thc impacts on the neighborhood might be mitigated. I Ie stated increased landscape density would help with screening, stating parking lot lighting and headlights may create the most annoyance. Grittman advised that thc architcct has relayed some comments to address this as well. He also told the commissioners that he does not believe that Co. Rd 39 would be allowable by the County as an access and they also relayed this to the architect. Grittrnan stated the main traffic would bc along Th Street, exposure would be to the freeway, and there may not be a lot of room to do expansivc greenspace so they would have to work within the narrow spaces to create a buller zone. It was also advised that 7th Street is a co Ilcctor street. It was noted that stalT does not have a site plan far the commercial area at this time and that the developer had talked about putting the commercial site at the corner of Co. Rd. 39 and ]lh Street initially. Dragsten asked what would be allowable on this site if it remained R-3 and Grittman advised it could be a 3 story, multiple dwelling with up to 250 to 300 units. Smith asked O'Neill if there was a time line fi.)f the extension of ]Ill Street and he stated he believed the City Council felt this was a priority and had asked for -2- Planning Commission Minutes - 08/06/02 . a feasibility study. O'Neill added that this could possibly be over a 3 year time period. Smith also asked about access in and out on Co. Rd. 39 and had it been looked at by the County. Grittman stated it had not. Smith also asked about the speed of traffic on Co. Rd. 39 being a problem and would this create more, and if so could it be reduced. Grittman stated that the County would have to handle that issue and they possibly would conduct a spccd study. . Chair Frie opened the public hearing. Joan Larson, ]] Sandtrap Circle, stated after speaking with her neighbors she had started a petition opposing the rezoning. She questioned what happens to the zoning if the project does not move forward. Grittman advised her that zoning action is an ordinance, but that the City Council could choose to change it at any time. I Ie also eXplained PUD zoning, and adviscd that any development would have to get specific Council approval with a pun. Larson then asked if the project does not go forward, would the developer then be able to do whatever they wanted on that site. O'Neill stated the final terms and arrangements have not been done and the City will hold the land until the project is actually going to be what the developer said it was to be. frie advised that only the request fl.)f re-zoning would go to the City Council on August 12th, stating that this is just the first step of the proccss. It was also advised that there would be a public hearing for future steps. Herbst again advised of pun zoning and if this project went f()rward they would look at commercial zoning at that tinlc. Ilc also stated that if the project did not go f()rward a new developer could come in with a residential proposal. Grittman stated that residential is allowable in a PUD, and stated that the advantage is that the City owns the property and will have the ultimate power to review whatever devclopment comes in. Larson also commented that she felt that the High School would be a bctter site for the project and it doesn't seem feasible to try to fit that much property onto that small of a piece of land. She added they wcrc not opposed to hockey or socccr, only whcre it goes. Kara Albrecht, 23 Fairway Dr., statcd she had issues such as lighting, traffic, noise, and that she is concerned about resale of housing in that area if this were built. She also asked about hours of operation and on-street parking, which she felt would cause littcring and loitering. Albrccht added a concern that there would be no buller between the commercial and residential and felt that R-3 is more appropriatc. She asked about the initial construction process being most likely in several phases and what would the time line be, stating that housing typically goes up fairly quickly and is not as disruptive. She also felt there was not enough area 1l)f adequate scrcening. . Cindy Nelson, 8 Center Circle, also stated she is against the placement of the faci I ity at this site, but not against the Llcility itself, and also felt it would be better located by the schools. She states her children are involvccl in hockey and parking is an issue at these types of f~lcilities. She added that practices can start as carly as 5 a.m. and go as late as II p.m. on wcck nights and weekends, and also stated that they have never driven into neighborhoods to park at any of the other facilities. Nelson also felt the facility would be -3- Planning Commission Minutes - 08/06/02 . bctter placed either in a commercial area or school district area. She strongly supports this facility, but not in this area. Frie asked Mrs. Nelson ifshe was a member of the Hockey Association and she stated she has been in the past. Frie explained that the Hockey Association had decided on this site, even with the possible detriments. Herbst asked Grittman about headlight concerns if the site remained R-3 and Grittman stated it would be the same issue and would have to be addressed. Orittman also advised that the prcvious concept plan was the one issued in the paper and that thc applicant has now flipped their proposal and that is why it is different than what was in the paper. Resident, 7 Sandtrap Circle, stated she is pro facility, but not at this site. Noise and parking will be an issue, especially parking on the street in the winter. She also pointed out the drainage field and the future water needs for the facility, noting that we currently have a watering ban. She questioned if the City would need a new tower and llerbst stated they arc studying that. . Brad Klatt, 13 Sandtrap Circle, stated he had concerns with increased traffic on 7th Street also and felt that this should be addressed first. Also stated here are a number of small children and traffic speed is a concern. He noted this area consists of a group of cul-de- sacs with littlc traffic and that was a main consideration when he purchased in that area. He asked for an explanation of R-I and R-2 zoning and Orittman advised. Klatt had a concern why this site hadn't been lotted out into an R-I or R-2 in the past. lIe also asked about taxes increasing due to this Llcility. Bill Grigsby, 9 Sandtrap Circle, stated that this proposal would be right in his back yard. Does not think this is the appropriate site for this facility, traffic is a concern already and also questioned the drainage area that is necessary. Jack Nelson, 8 Center Circle, stated he thought that when the High School was planned that there was an area set aside fix an ice arena. He is also concerned with traffic and safety concerns when turning ofT Co. Rd. 39. Randy Paumen, 15 Sandtrap Circle, stated he has a concern regarding noise. They picked this area also because of thc cul-de-sacs. Feels also the school would be a better site, better parking as well, and felt that they should look at other communities to see what they are doing. lie asked Frie about the completion of 7th Street and Frie advised that was a City Council decision and that thcy have had a lot of dialoguc on the subjcct and would be better able to answer that question. . Chuck Friberg, RSVP Architecture, representing the hockey association, advised that there is not a developer involved in this project at this timc. Silver Creek Real Estate came in and offercd to build and lease back the facility to the Ilockey Association. He also advised the reason why the Association was asked to come up with $400,000, and that -4- Planning Commission Minutes - 08/06/02 . along with other dollars from sponsors, ice time rentals, etc., would ensure payback. He added that this is being looked at as a business. The site location was chosen because the City offered the property at no cost to the Hockey Association, and later the Soccer Association came in and wanted land, which is when Silver Creek became involved. I Ie added that an advantage to having a facility in Monticello would be eliminating drive time tl.1r parents, and the players can play at home. lIe stated they have worked with Orittman on interior sidewalks, berms, access, and screening. He stated there would be 600 seats in the arena and approximately 200 cars on any given weekend for a game, but also felt that if residences were built on that site, the traffic would increase greatly. Chair Frie then closed the public hearing. O'Neill clarified that this type of hlcility was allowed by conditional use permit in the R-3 zone, and if a commercial site was not part of the plan it would still be allowed by conditional use permit. The idea of a PUD was to accommodate the commercial site. Also, regarding the drainage area he stated there is about 3/4 of an acre needcd on that site tor drainage. He also advised that 7th Street has always been in the eomp plan to connect with Co. Rd. 39 allowing circulation across the freeway and that eventually it would bccomc a busy road regardless. . Hilgart asked what land is available at the High School and O'Neill stated none that is under the control of the City, but does not know how much the school district has. Hilgart stated that possibly ifthc City wanted to give land up they could sell the land and use the money to purchase land by the school, adding that he also felt it should be by the schools. Oragsten added that the thought that the hockey arena would add traffic issues with approximately 200 cars would actually be less than if an apartment unit were placed there as that could be up to 500 cars everyday with an average of 5 trips to and from per day. lIe also felt that regardless if the hockey arena goes forward, Jlh Street will go through and there eould be a commcrcial site as well. He felt this was a good use of the land. Exiting onto Co. Rd. 39 would give an additional exit; and in regard to on-street parking, Oragsten felt the plan would not be approved if it did not accommodate for parking. Carlson reiterated that 7th Street wi \I go through regardless. In regard to current zoning, the hOLlrs of operation for a hockey arena would be set, and there are no sct hours for apartments, with traffic 24 hours a day. He is leaning toward investigating other possiblc sitcs, whether it's by thc school or another site, he would like to make an eff()J"t to see other options and make a recommcndation based on that. . Smith asked if Larson initiated the petition and she stated yes, but only after talking with neighbors. He asked her if she had also talked to the neighbors about the altcrnative of what could go on that site and she stated she had. She also stated they do not want low income housing or apartments. Smith then asked the residents if they fclt it would be better to have an apartment on that site. Smith addcd that he felt this is a great concept f(Jr the City but he also understands the concerns of the neighbors in this location. He also -5- Planning Commission Minutes - 08/06/02 . felt that it was grcat that the City was offcring land. Frie stated that initially they had lookcd at approximately three other sites and asked O'Neill how thcy ended up at this location, other than the land at no cost. O'Neill statcd a number of factors. With regard to R-3 zoning, it was felt that this would be less impact on the neighborhood than R-3 uses; there would be extensive screening and buffering; they would have direct access to Th Street since it will be a busy street anyway, and the tradeoffs were neutral. The visibility of an arcna at that location also was a positive reflection on the community, as well as self advertising. With the presence of Chelsca Road on the south side, this would allow people to bypass the downtown area and would mitigate some of the traffic on 71h Street. They also felt that closencss to the downtown area may help in redevelopment of that area, with traffic being ll)fced to come past those businesses. O'Neill also stated there had been meetings with the school but there did not scem to be as nlUeh support. There is also a 5 acre piece of City owned property, but this Inay no longer be available. He noted several other sites but these did not seem to support thc rcdevelopment e1Torts of thc City and their goal to keep them closer to the downtown area. . Ilcrbst added that he felt that this proposal would be less of an impact than R-3 zoning. Frie also stated that thcy do not support spot zoning and that this propcrty is already zoncd residential. He adviscd that the residents on 6th Street and Minnesota Street are upset about traffic in that area as well and agrced that the City, possibly along with Silver Crcck IZeal Estate and thc Country Club, would need to propose how thcy would alleviate thc traffic in that area. O'Neill addressed spot zoning and statcd that the commercial side of this proposal would really be an extension of this site. The public uses would be allowable and he did not agree that this would be spot zoning, but rather a blending of zoning from commercial into public use. Frie also advised that this site has not been a great site in that it has not brought anyone in to develop it, adding it has not been a lucrative opportunity. It was also stated that there has not been interest in single family or 2 L1111ily development, but there has been significant interest in multiple family, high dcnsity housing which the City has not accepted. Carlson also added that R-l or R-2 would not be supported. The City has actively pursued developrnent of this property, but proposals have only been flJr high density, subsidized housing. The City docs market this site and hear from interested developers. There was no further discussion. . A MOTION WAS MADE BY DICK FRIE TO TABLE ACTION AND PURSUE OPPORTUNITIES FOR OTHER AVAILABLE SITES, WITH CONTINUED SUPPORT TO PROCEED WITI I THE PROPOSAL AS INTENDED, BASED ON THE CONCERNS BY ABUTTING RESIDENTS REGARDING TIIE ISSUES STATED ABOVE. RICHARD CARLSON SECONDED THE MOTION. -6- . . . Planning Commission Minutes - 08/06/02 The Planning Commission agreed to looking into other options, but also stressed the alternative which may not be as desirable. It was also advised that if this project proceeds there would be another public hearing held. THERE BEING NO FURTI IRR DISCUSSION, MUI'ION CARRIED UNANIMOlJSL Y. 7. Public Hearing - Consideration of a request for conditional use permit allowing installation of rooftop telccOlnmunications site. Applicant: Steve Johnson and V oicestream Wireless Corporation John Glomski, Planning Technician, provided the report describing the applicant's request along with a drawing describing the unit and advised that there was a representati ve present to explain further. Glomski stated the applicant would install a picket fence 1l)f screening and paint the structure similar to the building. The Design Advisory Team did review and recommend approval, but they proposed an alternative location for the ladder. DAT also questioned if the unit could be placed further back on the building. Fred Patch, Building Official, advised that the ladder is on the west side of the building and is vertical with a closure that can be locked and not accessed by children. Patch also advised that thc Building Official has the authority to deny this type of ladder and request a "ships" ladder be installed instead. Patch added that another possible concern is that if the ladder is placed on the west side of the bui Iding it might be over the property line, which will need to bc determined. Chair fric opcned the public hearing, and hearing no response the public hcaring was closed. Carlson questioned how far back the unit could go, was it requircd to be placcd at that spot, and stated he preferred it be as far back as possible. Glomski stated City codc states they must meet setbacks, but there arc no setback standards in the CCD. Steve Katkov, representative fiJr the applicant, advised that the equipment is placed as elose to Broadway as the roofwill accommodate because of the physics of the air frequency, stating this seems to be middle ground. Katkov also noted the site is already of limited utility and they would prefer it be taller. He also addressed the issue of a vertical ladder versus a ships ladder and stated typically they do build ships ladder and will accommodate what the Building Official requests. Frie asked if there was flexibility in placement of the unit, ifit would have an influence on function, and Katkov stated yes in regard to radio frequency. Katkov advised that this will not affect any other frequencies in town and that the Statc regulates this and has stiff penal tics if interfcrence occurs. Katkov also advised that they could not gct the coverage they need if they used the tower at the east end of town. Patch complimentecl Katkov on his work and the quality in meeting thc intent of the purpose of the ordinance. Frie asked if the equipment at that height needed any illumination and Katkov stated not if it is below 200 ft., which it is. -7- . . . Planning Commission Minutes - 08/06/02 A MOTION WAS MADE RYROBBIE SMITH TO RECOMMEND APPROVAL Of 'rIlE CONDITIONAL USE PERMIT ALLOWING VOICESTREAM MINNEAPOLIS, INC. TO INSTALL A TELECOMMUNICATION ANTENNA ON THE ROOF OF '1'1 IE BUILDING LOCATED AT 121 W. HROADWA Y, SUBJECT TO THE CONDITIONS LIS'TED IN EXHIBIT Z, BASED ON A FINDING THAT IT IS IN COMPLIANCE WITH THE OBJECTIVES OF THE ORDINANCE. RICHARD CARLSON SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY. s. Public Hearinl!; - Consideration of a concept stage planncd unit development to allow for expansion of a drive-in hanking Lleility and coordinated commercial development within the Central Community District. Al1plicant: Wells Fargo Bank, N .A. JeiTO'Neill, Deputy City Administrator, presented the report summarizing a proposed development involving the Wells fargo Bank and the current Library site. He stated there were issues with parking on the Towne Centre site which are being taken care of, and that this proposal has received a great deal of input. lIe added that the proposed addition could be eompleted in approximately one year. The retail site would be sold to a developer hut they have no plans at this time. After looking at various uses and demands of parking, O'Neill advised that the City Planner determined that there is ample parking, stating that if there isjoint parking the required parking can be redueed. Wells Fargo is going to allow joint parking and cross easements and it will be open to the public in one area. He again stated that the parking looks to be sutTicient and there will be sufficient stacking in the drive-through area. The Design Advisory Team reviewed the proposal and felt comfortahle with the plan. O'Neill stated there would he head-in parking on Walnut Street, there is a sidewalk along I lighway 25 and on Walnut, but there is no sidewalk eonnection to 4th Street at this time and DA T advised that this should be included as a eondition of the approval. Patch stated DA T was anxious to see final landscape plans as well, hut it was noted that this will come at a later time. Carlson asked if there was a potential for the drive-through coming in otT 41h Street as well and it was stated that it could, however Walnut Strcet would be a more inviting entrance and a I ittle easier accessed, and would split up the entrance traffic. Patch advised that there was a lot of discussion regarding stacking and they will be going from 4 to R drive-through lanes and relocating the A TM machine. Frie was in agreement with the relocation due to traffic stacking up on 4th Street, and added that this would provide development of Towne Centre with more parking availablc. It was also advised that oak trees will he preserved on Walnut Street and stalTis working with Silver Creek Real Estate as well. Smith asked about the cxchange between Wells Fargo and the City and O'Neill stated that there are quite a few terms being discussed, and the City Council has asked stalTto look at doubling the size of the existing Marquette building for the Library. He stated that the last proposal by the Council to Wells Fargo was to advise on development of their current site. Patch added that there was a concern by the Council of a loss of tax base and with the redevelopment of the existing Library area with retail -8- . . . Planning Commission Minutes - 08/06/02 would increase the tax base stating no loss of taxes to the City. Wells Fargo would be obligated to pay taxes on the current Marquette Bank building for approximately 2 years as well. It was also advised that Wells rargo is considering potentially dedicating parking area to the right of the drive up area to the City for public parking, and noted that if the Library moved to the Marquette building that would also add more parking at that site. Chair Frie opened the puhlie hearing, and hearing no response the public hearing was closed. There was no further discussion. A MOTION WAS MADE BY ROD DRAGSTEN '1'0 RI':COMMEND APPROVAL OF A DEVELOPMENT STAGE PLANNED UNIT DEVELOPMENT. MOTION SUBJECT TO THE CONDITION T'IIAT A SIDEWALK BE INSTALLED AT IIIGHW A Y 25 AND FOURTH STREET. MOTION BASED ON THE FINDING THAT THE COMMERCIAL PLANNED UNIT DEVELOPMENT IS CONSISTENT WITH THE COMPREI-IENSIVE PLAN AND CONSISTENT WITH THE CIIARAClER OF THE W At,NUT STREET CORRIDOR. ROBBIE SMITH SECONDED THE MO'lION. MOTION CARRIED lJNANIMOUSL Y. 9. Consideration of adoption of amendments to the Conmrehensive Plan. Steve Grittman, City Planner, provided the report and stated that rapid growth had led to this update and feels this plan will get a land use pattern in use so that engineers can make calculations for long term planning. He advised of a number of meetings and workshops that were held and many comments were received from interested people. Grittnlan advised of comments received that should be considered by the Planning COlllmission including limits of growth to the east and southeast, inclusion of the Urhan Mixed Usc designation in the southeast and southwest areas, discussion of industrial uses in the Gold Nugget area, provision of buller open space along major highway corridors, discussion of allowable industrial uses in the west area, provision of other industrial land designation in the llighway 25 corridor, and f(Jcusing on the interchange recommendation for Orchard Road. Grittman advised that there had been quite a bit of discussion initially regarding the provision of huffer open space along major highway corridors and advised that this should be looked at as well as industrial land designation. There is a land use pattern designated in the new map and they are also looking at the focus to the northwest area and the need for access to the interstate. Grittman advised that they are trying to avoid industrial development in the Highway 25 corridor due to congestion with truck traffic and retail traffic, and encouraging it to the west. Grittman felt that the City would be better off investing in infrastructure versus an industrial park as the City has limited access to interstate. There would be an increase in property value in that area which would pay off the infrastructure development. -9- Planning Commission Minutes - 08/06/02 . Chair Frie opened the public hearing. April Studer, Chamber of Commerce representative, advised that there has heen a lot of discussion by business owners that the corridor on Hwy 25 is a prime retail spot, and they suggested possihly going south on Hwy 25 f(Jr a distance, then laterally which would be a good area for retail and commercial. It was clarified that they were not suggesting to take any industrial land out, just not having a halfmilc of green space. Susie Wojehouski, Chamber of Commerce Director, also e1arified their concern to keep an area tlw rctail potential. Smith asked about their thoughts on industrial land available and Studer advised that if the City was looking at putting in infrastructure they felt that would be a good direction to go. Wojehouski added that access was also important and felt that would be a good route as well. They liked the idea of Inore commercial also. . Chair Frie then closed the public hearing. Dragsten stated some of the comments seemed to state industrial was a more immediate need, not a future need, and wondered if this was the direction versus the Chadwick land. O'Neill stated it would depend on the annexation question which they may not know until sometime in September, and that the Chadwick parcel is immediate. Retail could bc allowed in that area if desired, with industrial on the other side which was proposed for manut~tcturing as well. But the discussion was that by allowing retail in that area would delete some of the industrial land, but also ifit is the best use of the land, they felt that should be their direction. It was stated the net acreage is approx 90+ acres and O'Neill added that the Gold Nugget piece could also be looked at. If MOAA is victorious, that opens up the whole area Cor industrial. I Ie also added marketability stating that land is tied up with owners who arc asking a large amount of Inoney for their sites. rrie stated he liked that the comprehensive plan is intended to supplement. He also felt that everyone has had the opportunity to comment on the plan and they have given a great dcal of input and feels eOlnfortable in advancing the plan to the City Council, keeping in mind that the Planning Commission can review this a year from now, based on results of the courts. The Chamber representatives were in agreement as well. Frie also stated the eomp plan has to be flexible. Carlson added that he felt Co. Rd. 118, when the freeway is completed, will explode in retail/commercial and Grittman agreed and stated there is land designated to the south ol'the freeway as well. O'Neill noted other sites available f(Jr comlnercialuse on the south side of Hwy 25, feeling they are ready for the big box users. Herbst agreed with the Planning Commission and stall and that the comp plan can be l1exible. Frie asked about thc MnDO'[' project east of town, regarding the Bruggeman property, and O'Neill advised that there is a meeting coming up on August 15th at 10:00 a.m. at City Hall. . A MOTION WAS MADE BY RICHARD CARLSON TO RECOMMEND APPROV AL OF THE COMPREHENSIVE PLAN AMENDMENT, BASED ON A FINDING THAT -10- Planning Commission Minutes - 08/06/02 . LAND USE PLANNING FOR THE EXTRA-TI':RRITORIAL AREAS NEEDS '1'0 BE ADDRESSED PRIOR TO 'fHE CONSUMPTION OF TI-IE CITY'S A V AILARLE DEVELOPMENT LAND. ROD DRAGSTEN SECONDED TIJE MOTION. "There was further discussion by O'Neill stating they will provide this report, as well as all other information to date, to the City Council for their review. The public will be able to speak at that time as well. Frie asked if we are holding developers off by not acting on this. Dragsten asked if this would be coming back in October if legal matters are not resolved. O'Neill stated the Planning Commission could review this at any time on their own, possibly on a regular basis. He also added that Planning Commission could motion to recommend the City Council move forward on the Orchard Road complction. Frie stated that Clint Ikrbst, Council Liaison, could bring that to the City Council. Ilerbst added that he agreed with Grittman that if we want to have land availablc or add infrastructure, we should look at that to be able to bring developers in. It was asked if the Planning Commission would like to designate dollars to add infrastructure. Herbst questioned which the Planning Commission wanted to do, infrastructure or purchase industrial land. . Chair Frie then mnended his motion to designate money for infrastructure. He then rescinded his arnendment. Grittman stated that they would look at this as a follow-up and possibly staff could give a strategic outlinc to compare on all itcms. He added that the Planning Commission could dircct staff to weigh the options regarding the value of adding infrastructure versus the purchasing of industrial land. There was no further discussion. MOTION CARRIED UNANIMOUSLY. A MOTION WAS MADE RY ROD DRAGSTEN TO DIRECT STAFF TO CONSIDER OPTIONS ALONG TI IE IIIGIIWA Y 25 CORRIDORS AND ORCHARD ROAD. RICHARD CARLSON SECONDED THE MOTION. MOTION CARRIED UNANlMOUSI,Y. 10. Consideration to adopt a resolution finding that a modification to the Redevelopment Plan for Central Monticello Redevelopment Proiect No.1 and the TIF Plan for TIF District No. 1-31 conform to the general plans for the development and redevelopment of the city. Jeff O'Neill provided a brier summary regarding the above request. Chair Frie asked about jobs and wages which were not included in the report and it was noted that these were not available at the time the agenda was prepared. IJragsten asked for clarification on pay as you go financing and both Grittman and O'Neill advised. . A MOTION WAS MADE BY ROBBIE SMITH TO ADOPT A RESOLUTION -11- . . . Plann ing COIllIll ission Minutes - 08/06/02 FINDING TIIAT A MODIFICATION TO THE REDEVEI,OPMENT PLAN FOR CENTRAL MONTICELLO REDEVELOPMENT PROJECT NO.1 AND THE TIF PLAN FOR. TIF DISTRICT NO. 1 ~31 CONFORM TO THE GENERAL PLANS FOR TilE DEVELOPMENT AND REDEVELOPMENT OF TIlE CITY. LLOYD HILGART SECONDED 'rilE MOTION. MOTION CARRIED UNANIMOUSLY. 11. Consideration to adopt a resolution findinu that a modification to the Redevelopment Plan for Central Monticello Redevelopment Proiect No. I and the TlF Plan for TIF District No. 1-32 con!<)fIll to the general plans for the development and redevelopment of the city. Jeff O'Neill provided a brief summary regarding the above request. There was discussion regarding the wages and jobs, and the Planning Commission stated they were comfortable with them. A MOTION WAS MADE BY ROD DRAGSTEN TO ADOPT A RESOLUTION FINDING THAT A MODIfICATION TO THE REDEVELOPMENT PLAN FOR CENTRAL MONTICELLO REDEVEI,OPMENT PROJECT NO. I AND THE TIF PI,AN FOR TIF DISTRICT NO. 1-32 CONFORM TO TilE GENERAL PLANS FOR TilE DEVELOPMENT AND REDEVELOPMENT OF THE CITY. RICHARD CARLSON SECONDED THE MOTION. MOTION CARRIED UNANIMOUSL Y. 12. Update regarding the Central Minnesota Housinu Partnership proposal. O'Neill advised that the numbers were not coming in very positive and that the project shows that it is not financially feasihle as the per unit cost is rising to $126,000 to $128,000 per unit which takes them out ofeligihility. They arc trying to find funds to help bring the cost down. O'Neill advised of options such as the City reducing land cost, etc., to bring the cost closer to the $126,000 range. StaiThas asked Mike Cyr, MLC Building and Remodeling, to give them a cost estimate and advisc if it would be feasible for him to take on the project with changes in housing style. Cyr will be providing this information to staff and O'Neill addcd that stail needs to advise CMHP as soon as possible. O'Neill stated also that when he gets infllflllation back from Cyr it may be necessary for the Planning Commission to hold a puhlic hearing prior to the August 12th City Council meeting. lie also stated that staff has asked Cyr for a reconfigured site with a similar layout, and homes that would meet standards of at least 1008 sq. ft. with basements. O'Neill stated the hest way to proceed would be to call for the special meeting now, and if it is found that it is not needed, the meeting can he canceled. O'Neill stated that CMHP necds to move forward or they may have to back out of the project. He then added that CMIIP may ask the City to purchase properties from them, -12- . . . Planning COllllllission Minutes - 08/06/02 although it was noted that the City would not have to do this. CMHP was approved fiJr TIF assistance from the liRA for single family units, not attached, but also that Ollie Koropchak had advised that this could be amended if necessary. A MOTION WAS MADE BY RICI lARD CARLSON TO CALL FOR A SPECIAL MEETING FOR AUGUST 12,2002 AT 6:00 PM TO CONSIDER AN AMENDMENT TO THE CENTRAL MINNESOTA I-lOUSING PAR'rNERSHIP'S RESIDENTIAL PLANNED UNIT DEVELOPMENT. LLOYD YIILGART SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY. Robbie Smith advised that he would not be available to attend the special meeting. 13. PlannilH! Conference O'Neill advised that the State Planning conference is scheduled for September 11 - 13 in Minncapolis and that there werc many good workshops planned. Frie asked that infi.mnation be sent to all the mcmbers and O'Neill advised them to contact Lori with their registrations. 14. Adjourn A MOTION WAS MADE BY ROD DRAGSTEN TO ADJOURN TIlE MEETING AT 10:10 PM. RICHARD CARLSON SECONDED TilE MOTION. MOTION CARRIED UNANIMOUSL Y. ~ -13-