Planning Commission Minutes 05-03-2011MINUTES
MONTICELLO PLANNING COMMISSION
Tuesday, May 3,2011- 6:00 PM
Mississippi Room, Monticello Community Center
Commissioners: Rod Dragsten, Brad Fyle, Charlotte Gabler, Barry Voight, and
William Spartz
Council Liaison: Lloyd Hilgart
Staff. Angela Schumann, Ron Hackenmueller, Steve Grittman -NAC
1.
2.
Call to order
Commissioner Dragsten called the meeting to order at 6:00 p.m.
Consideration to approve Planning Commission minutes of April 5th, 2011
BILL SPARTZ MOVED TO APPROVE THE MINUTES OF APRIL 5, 2011 AS
AMENDED. MOTION WAS SECONDED BY CHARLOTTE GABLER. MOTION
CARRIED 5 -0.
3. Citizen Comments
None
Q
Consideration of adding items to the agenda
None
5. Consideration of a request for Conditional Use Permit for Veterinary Facilities
Quad Development is requesting an amendment to the approved Planned Unit
Development for Monticello Business Center 5ch Addition to accommodate the
construction of an approximately 7,680 square foot commercial building at 4300 School
Boulevard.
Planned Unit Development Requirements
An amendment to PUD is required as the applicant is seeking to change the footprint size
of the building, the building design, parking configuration, and landscaping treatments
for the Phase II site. The Phase II commercial building is intended for use as a veterinary
facility, which requires a Conditional Use Permit in the B-4 (Regional Business) District.
Planning Commission Minutes — 05/03/11
Parking: The preliminary site plan includes12 existing parking spaces subject to the
cross - easement, and the construction of 22 additional parking spaces with the Phase II
development.
Landscaping: The applicant is proposing a 3' landscaped area in front of the building
and a 32' x 34' fully enclosed dog exercise area on the south side of the property. The
northern side yard will feature a synthetic turf exercise area. The suggested landscaping
plan does not detail the exact species or quantity, but will be required to meet or exceed
the approved foundation landscaping plan.
Lighting: The lighting plan submitted for the original PUD met all requirements. A final
photometric plan compliant with the original approval will be required at building permit.
Signage: The applicant is proposing approximately 105 square feet of wall signage for
the building. Final building elevations will be required to include placement and sizing
of all wall signage. The veterinary clinic has indicated that they will be included within
the existing pylon signage and no separate free- standing signage is proposed for the site.
Building Design: The current proposal is for a one and one half story building. The
applicant will be required to submit a final building elevation design illustrating final
materials and location placement consistent with the code requirements and compatibility
with the original PUD.
Conditional Use Permit Requirements
Neighborhood Veterinary Facilities are permitted as conditional uses in the B -4 District.
The applicant shall meet the Conditional Use Permit requirements in the following
specific way:
• The veterinary facility will offer services to small domestic animals only.
• Staff on -site will manage waste and will dispose of in appropriate
facilities.
• Two outdoor fenced exercise areas will be constructed. Animals will be
allowed in these areas during daytime hours and will be leashed when
outside of fully enclosed areas.
• The City's Animal Control officer will complete an annual inspection and
submit a report to be filed with Conditional Use permit.
Accessory Use Requirements
Trash Handling: The trash handling enclosure serving the site will comply with code
standards in the following way:
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• The Suggested Landscape Plan submitted illustrates the location of the trash
handling enclosure along the south side of the facility.
• Trash handling will be fully enclosed with a maintenance -free vinyl fence and
gates.
• The trash enclosure will be serviced from the interior (east- facing) side and will
not face a right of way.
• The B -4 District has a 0' lot line setback and as such, the proposed location meets
the required setback.
• The proposed site plan illustrates compliance with trash handling location and
surface requirements.
• The proposed material for the enclosure is a maintenance -free vinyl in a color
compatible with the principal building. Final elevations for the enclosure shall be
a requirement of the final building elevation plan.
Retail Sales: The applicant has indicated that a limited amount of retail sales will occur
on site and that they will comply with related conditions.
Plat Standards
The applicant also intends to re -plat a larger lot area than original illustrated on the
approved preliminary plat, which will be accomplished through the final plat process.
The public hearing was opened.
Applicants Linda and Scott Jacobson responded to questions from the Commission.
Linda noted that the building to which they'd like to move is a smaller building but space
would be better utilized in terms of square footage.
The public hearing was closed
Rod Dragsten expressed his concern about approving the project without a clear
understanding of the final design materials. Staff suggested several options to consider
which would keep the project moving forward subject to a final review.
Barry Voight requested an amendment to item #3 in Exhibit Z - Conditions of Approval.
The amendment will state, "All animals must be leashed with the exception of animals in
an enclosed area."
BARRY VOIGHT MOVED TO APPROVE RESOLUTION # 2011 -43
RECOMMENDING APPROVAL OF THE AMENDMENT TO CONDITIONAL USE
PERMIT FOR PLANNED UNIT DEVELOPMENT FOR MONTICELLO BUSINESS
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CENTER 5TH ADDITION AND CONDITIONAL USE PERMIT FOR VETERINARY
FACILITY FOR THE PROPOSED LOT 1, BLOCK 1, MONTICELLO BUSINESS
CENTER 6TH ADDITION, CONTINGENT ON COMPLIANCE WITH THOSE
CONDITIONS SPECIFIED IN AMENDED EXHIBIT Z AND CONTINGENT ON THE
CONDITION THAT THE APPLICANT PRESENTS A FINAL STAGE PUD WITH
FINISHING STANDARDS TO THE PLANNING COMMISSION WITHIN 30 DAYS.
MOTION WAS SECONDED BY BILL SPARTZ. MOTION CARRIED 5 -0.
6. Public Hearin¢ — Consideration of a request for Rezonin¢ from B- 3(Hi2hwav Business)
to B -4 (Regional Business) and a request for Amendment to Conditional Use Permit for
Planned Unit Development for the Monticello Travel Center 2nd Addition. Applicant:
IRET Properties
The applicant has withdrawn the application. No further action is required at this time.
Public Hearing - Consideration of an amendment to the Monticello Zoning Ordinance,
Chapter 2.4, Chapter 5.3(D) and Chapter 5.4
The following amendments clarify existing components of the code, or are components
of the previous code that need to be incorporated into the new code.
1. Amendment to the Monticello Zoning Ordinance, Chapter 2.4(B)(2) for the
initiation of Zoning Ordinance Text and Map Amendments
This amendment allows the Community Development Department to initiate Zoning
Ordinance Text and Map Amendments and to call for hearings for expediency.
Text of amendment:
• 2.4(B)(2): (c) Recommendation of the Community Development Department; or
Then re- letter (d) Action of the City Council.
2. Amendment to the Monticello Zoning Ordinance, Chapter 5.3(D) as related to
the standards for Accessory Structures in the M -H District.
This amendment replaces references to former R -4 district with "M -H" in all
locations.
Text of amendment:
• 5.3(D)(2)(b): In the R-4 M- Hdistrict, one minor accessory building for storage
of equipment and refuse is permitted for each manufactured home provided the
accessory building can meet all required setbacks, and is designed of weather
resistaneet material that will enhance the general appearance of the lot.
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• 5.3(D)(3) (a): In all residential districts except A4 M -H, the following shall
apply:
• 5.3(D)(3)(b): In the # 4-M- H district, thefollowing shall apply:
3. Amendment to the Monticello Zoning Ordinance, Chapter 5.4 as related to the
General and Specific Standards for Temporary Uses.
The proposed amendment allows for seasonal uses and also changes provisions for
"Tents, Canopies, Tarp Garages and Hoop Buildings" for these uses.
There is also a need for an amendment to accommodate construction dumpsters
outside of a building permit. This is intended for those property owners making
interior renovations which do not require building permits.
Text of Amendment:
• Table 5 -8: Temporary Structure
Amend text for Construction Dumpster (on private property).
• Allowable Duration: 30 days without building permit.
• Permit Required: No
• Additional Requirements: 5.4(E)(1)(b).
• Table 5 -8: Temporary Sale
Amend to add additional line item for Seasonal Sales.
o Allowable Duration: 60 days per permit /120 days maximum term
• Permit Required: Yes
• Additional Requirements: 5.5(E)5 and 5.4(E)(7)
• Section 5.4(E)(1)(b: Construction Dumpster
Additional text:
(vi) Be secured with a cover to prevent litter and debris from escaping the
dumpster.
• Section 5.4(E)(7)(d): Tents, Canopies, Tarp Garages and Hoop Buildings
Amended text:
o Not be erected for more than a total of 30 days in any calendar year; with
the exception of those uses with valid permits issued under 5.4(E)(8 -12).
• Section 5.4(E)(12) Seasonal Sales
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Add a new subsection after "Special Events'.
Text of amendment:
o Seasonal sales shall:
o Be authorized in writing by the property owner if conducted on
property not owned by the seasonal sale operator.
o Not be located within any right -of -way
o Not reduce available parking areas below that which is required
by code;
o Provide adequate ingress, egress and off - street parking areas; and
o Be subject to the sign standards in Sections 4.
There were questions and some discussion about construction dumpsters and hoop
buildings.
BARRY VOIGHT MOVED TO RECOMMEND APPROVAL OF ORDINANCE
#529 AMENDMENTS TO MONTICELLO ZONING ORDINANCE, CHAPTER
2.4, CHAPTER 5.3 AND CHAPTER 5.4, BASED ON A FINDING THAT THE
PROPOSED AMENDMENTS ARE CONSISTENT WITH THE INTENT OF THE
PURPOSE STATEMENTS OF MONTICELLO ZONING ORDINANCE
CHAPTER 2 AND SECTIONS 5.3 AND 5.4. MOTION WAS SECONDED BY
CHARLOTTE GABLER. MOTION CARRIED 4 -1. BILL SPARTZ WAS
OPPOSED.
ROD DRAGSTEN MOVED THAT STAFF CONDUCT A STUDY WHICH
INCLUDES A CITY HOOP BUILDING COUNT, PHOTOS OF THESE
STRUCTURES, AND INFORMATION ABOUT HOW SUCH POLICY IS
HANDLED IN OTHER COMMUNITIES. MOTION WAS SECONDED BY
BRAD FYLE. MOTION CARRIED 4 -1. BARRY VOIGHT WAS OPPOSED.
8. Consideration to call for a public hearing on Amendment to the 2008 Monticello
Comprehensive Plan for the Adoption of the 2011 Monticello Parks & Trails Plan
Staff noted two upcoming meetings on May 17`x' and May 23d at which the public can
review and comment on the Park & Trail Plan.
Steve Grittman presented an overview of the process involved in preparing the Plan. He
spoke of the public survey results and the invaluable input obtained from numerous
stakeholders such as park and recreation groups, schools, athletic associations as well as
various local advisory groups. Three priorities were identified in the Plan: Trails, Natural
Open Space, and Water Access and Water- Oriented Use. Monticello will incorporate
these priorities as well as connections to the Wright County Park and Trail Plan which is
also currently being revised. The plan will focus on reorganizing the pathway system to
Planning Commission Minutes — 05/03/11
connect existing parks in neighborhoods to the regional Bertram Park through trail,
greenway and sidewalk access. The Plan envisions a series of neighborhood loops,
connectors along corridors and perimeter loops. All existing trails follow roadways. The
Plan instead intends to create more of a natural pathway on which to designate trailhead
locations. It will be a guiding document rather than a detailed plan.
Angela Schumann demonstrated how the Monticello's GIS platform will be used to
create an interactive Park and Trails map for public use on the City's website. This user -
friendly tool will be ready to launch in July.
ROD DRAGSTEN MOVED TO CALL FOR A PUBLIC HEARING ON JUNE 7TH
2011 FOR AMENDMENT TO THE 2008 MONTICELLO COMPREHENSIVE PLAN
FOR THE ADOPTION OF THE 2011 MONTICELLO PARKS & TRAILS PLAN.
MOTION WAS SECONDED BY BILL SPARTZ. MOTION CARRIED 5 -0.
9. Consideration to call for a Public Hearin¢ on Amendment of the Monticello Zonin¢
Map
The Planning Commission is asked to call for a public hearing for the adoption of a
revised map illustrating the inclusion of two parcels which are annexed but were left off
of the Official Zoning Map. The map features a slightly re- configured legend for ease -of-
use. The map will also illustrate the Special Use Overlay District (related to Adult -
Oriented Uses) as previously amended.
BRAD FYLE MOVED TO CALL FOR A PUBLIC HEARING ON JUNE 7TH, 2011
FOR AMENDMENT TO THE OFFICIAL MONTICELLO ZONING MAP. MOTION
WAS SECONDED BY BARRY VOIGHT. MOTION CARRIED 5 -0.
10. Community Development Director's Report
Angela Schumann again noted the special meeting at 6:00 PM on May 17th to review and discuss
the 2011 -2012 Goals & Objectives. The Community Workshop for the Park Plan has also been
scheduled for that evening.
Ron Hackenmueller agreed to provide a temporary sign update next month to clarify whether or
not the interim ordinance has made an impact on the number of temporary sign permits issued
this year.
Cargill Kitchen Solutions has made removal of invasive species and restoration of oak savannah
at the Bertram Chain of Lakes their employee contribution project for 2011.
There was brief discussion about the four Embracing Downtown concept plans. The next step
will include selecting a preferred alternative and beginning to work on the implementation
phasing and financing plan.
Commission members noted that the downtown already seems more vibrant now that the corner
by the new Walgreens on Hwy 25 has opened up. Staff noted that there will be continued
improvements on that block.
11. Adiournment
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BRAD FYLE MOVED TO ADJOURN THE MEETING AT 7:47 PM. MOTION WAS
SECONDED BY BARRY VOIGHT. MOTION CARRIED 5 -0.
Recorder: Kerry T. Bw
Approved: June 7, 2011
Attest: �
Angela Sc u a munity Development Director