Planning Commission Meeting Minutes - 05/02/2023MINUTES
REGULAR MEETING — PLANNING COMMISSION
Monday, May 2, 2023 — 6:00 p.m.
Mississippi Room, Monticello Community Center
PLANNING COMMISSION WORKSHOP
Monticello Community Center
5:00 p.m. Continued Review of the Monti 2040 Land Use Designations and
Industrial Uses
Commissioners Present: Chair Paul Konsor, Vice Chair Andrew Tapper, Teri Lehner, Melissa
Robeck
Commissioners Absent: Eric Hagen
Staff Present: Angela Schumann, Steve Grittman (NAC), Ron Hackenmueller,
Hayden Stensgard
1. General Business
A. Call to Order
Chairperson Paul Konsor called the regular meeting of the Monticello Planning
Commission to order at 6:07 p.m.
B. Roll Call
Mr. Konsor called the roll.
C. Consideration of Additional Agenda Items
None
D. Approval of Agenda
ANDREW TAPPER MOVED TO APPROVE THE MAY 2, 2023 REGULAR MEETING
AGENDA. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED
UNANIMOUSLY, 4-0.
E. Approval of Meeting Minutes
• Workshop Meeting Minutes —April 4, 2023
ANDREW TAPPER MOVED TO APPROVE APRIL 4, 2023 WORKSHOP
MEETING MINUTES. TERI LEHNER SECONDED THE MOTION. MOTION
CARRIED UNANIMOUSLY, 4-0.
• Rye ular Meeting Minutes —April 4, 2023
TERI LEHNER MOVED TO APPROVE THE APRIL 4, 2023 REGULAR
MEETING MINUTES. PAUL KONSOR SECONDED THE MOTION. MOTION
CARRIED UNANIMOUSLY, 4-0.
• Special Meeting Minutes —April 12, 2023
ANDREW TAPPER MOVED TO APPROVE THE APRIL 12, 2023 SPECIAL
MEETING MINUTES. MELISSA ROBECK SECONDED THE MOTION.
MOTION CARRIED UNANIMOUSLY, 4-0.
F. Citizen Comment
None
2. Public Hearings
A. Consideration of Conditional Use Permit for an Accessory Structure—Maior in
the R-1, Single Family Residential District
Applicant: Ben Roberg
City Planner Steve Grittman provided an overview of the agenda item to the
Planning Commission and the public. During the review of the Land Use
Application, it was found that the applicant was interested in providing further
information related to a companion Conditional Use Permit (CUP) for a driveway
leading to the proposed accessory structure in the back yard. The applicant had
since requested tabling action on the item and continuing the public hearing to
the June 6, 2023 Planning Commission regular meeting, where both CUP
requests can be reviewed and considered together.
Mr. Konsor opened the public hearing portion of the agenda item.
No comments were provided at that time.
PAUL KONSOR MOVED TO CONTINUE THE PUBLIC HEARING ON THE REQUEST TO
THE JUNE 6, 2023 REGULAR PLANNING COMMISSION MEETING AND TABLE
ACTION ON RESOLUTION NO. PC-2023-17. ANDREW TAPPER SECONDED THE
MOTION. MOTION CARRIED UNANIMOUSLY, 4-0.
B. Consideration of an Amendment to the Headwaters West Planned Unit
Development District related to Subdivision Ordinance Requirements for Utility
Installation
Applicant: Delta Modular Construction, LLC
City Planner Steve Grittman provided an overview of the agenda item to the
Planning Commission and the public. The applicant requested to vary from the
Subdivision Ordinance section related to the required installation and service of
natural gas. The applicant noted that the twinhomes would be all -electric,
including the areas where natural gas is commonly known to serve a home.
Typically, with new development, the utility provider would install the natural
gas lines at no cost, provided the lots utilize the natural gas on site. Since this
would not be the case with the twinhomes, being all -electric, the utility provider
would not install the main line through the development area. The request was
to waive that requirement for the twinhome portion of the Headwaters West
Planned Unit Development.
Mr. Konsor asked if the twinhomes were still planned to be rental units and
rented out by one sole owner of that portion of the development. Mr. Grittman
confirmed.
Mr. Konsor opened the public hearing portion of the agenda item.
Brian Nicholson, of Headwaters Development, addressed the Planning
Commission and the public. Mr. Nicholson mentioned that there were multiple
factors that drove the decision for all -electric homes. Those factors included
building design, ease of maintenance, renter safety, and long-term
environmental sustainability.
Mr. Konsor asked what the long-term plan was for the twinhomes, in case the
twinhomes are sold to individual buyers and are left without natural gas
capabilities. Mr. Nicholson clarified that at this time, Community Housing
Corporation owns the entire subject area, and are slated to rent those homes
out for at least the length of the Tax Increment Financing (TIF) District, roughly
25 years.
Andrew Tapper asked if it was possible to place a disclaimer on these pieces of
property that mentions the fact that there would be no natural gas service, in
the event that these would be sold in the future. Community Development
Director Angela Schumann noted that the conditions of approval in exhibit z of
the agenda item includes a requirement to record documentation on all lots
affected by this request.
Councilmember Charlotte Gabler asked if there was an alternative for heating
the homes in case power were to go out for an extended period of time. Mr.
Nicholson noted that there is not a backup system for when the power goes out,
but the renters of the twinhomes would have the option to go to the common
area of the upcoming apartment building on site, which is to be heated by
natural gas.
Mr. Grittman added that homes that are heated with natural gas experience the
same issue when the power goes out, and it is not exclusive to all -electric homes.
Mr. Konsor closed the public hearing portion of the agenda item.
Mr. Konsor asked if individual propane tanks could be installed on the property,
if the twinhomes were ever sold and if the buyer wanted natural gas. Ms.
Schumann noted that staff would review the ordinance sections related to bulk
fuel services within the City.
Councilmember Gabler asked if covenants or associated documents for the
development would restrict installing natural gas in the future. Ms. Schumann
mentioned that there are no association documents for the development, due to
the twinhome portion being owned by a sole entity.
TERI LEHNER MOVED TO ADOPT RESOLUTION NO. PC 2023-18 APPROVING AN
AMENDMENT TO THE HEADWATERS WEST PLANNED UNIT DEVELOPMENT
DISTRICT RELATED TO SUBDIVISION ORDINANCE REQUIREMENTS FOR UTILITY
INSTALLATION, BASED ON THE FINDINGS IN SAID RESOLUTION AND SUBJECT TO
THE CONDITIONS IN EXHIBIT Z. ANDREW TAPPER SECONDED THE MOTION.
MOTION CARRIED UNANIMOUSLY, 4-0.
3. Regular Agenda
None
4. Other Business
A. Community Development Director's Report
Ms. Schumann provided an overview of the agenda item to the Planning
Commission and the public.
5. Adiournment
Andrew Tapper Moved to adjourn the May 2, 2023 regular meeting of the Monticello
Planning Commission. Seconded the motion. Motion carried unanimously, 4-0. Meeting
adjourned at 6:50 p.m.
Recorded By: Hayden Stens and
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Date Approved: June 6, 2023
ATTEST: n
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Angela Schum nJO munity Development Director