Planning Commission Minutes 09-03-2013MINUTES
MONTICELLO PLANNING COMMISSION MEETING
Tuesday, September 3, 2013 - 6:00 p.m. - Mississippi Room, Monticello Community Center
Present: Bill Spartz, Sam Burvee, Brad Fyle, Charlotte Gabler, Grant Sala
Absent: None
Others: Angela Schumann, Ron Hackenmueller, Steve Grittman, Lloyd Hilgart, Andy
Martin
1. Call to order
Bill Spartz called the meeting to order at 6:00 p.m.
2. Consideration to approve Planning Commission minutes
SAM BURVEE MOVED TO APPROVE THE AUGUST 6TH, 2013 REGULAR MEETING
MINUTES. BRAD FYLE SECONDED THE MOTION. MOTION CARRIED 5 -0.
3. Citizen Comments None
4. Consideration of adding items to the agenda None
5. Continued Public Hearing - Consideration of a request for a Comprehensive Plan
Amendment for a change in land designation from Places to Shop to Places to Live
and a request for rezoning from B -4 (Regional Business District to R -4, Medium -
High Density Residence District. Applicant: IRET Properties Planning Case
Number: 2013 -023
Steve Grittman briefly noted that, although the Planning Commission had established an
R -4 (Medium -High Density) Residential zoning provision to address the Comprehensive
Plan objective of providing step up housing, no specific properties had been designated
R -4. He explained that there is limited acreage available to zone R -4 because most sites
with the required access and visibility had already been zoned for commercial
development.
IRET Properties proposed that the 5.2 acre vacant parcel located at Lot 1, Block 2,
Riverview Square had met both requirements and would be a desirable location to
develop high quality, high density residential multi - family housing.
Grittman summarized that the Planning Commission had continued the first public
hearing to obtain required state input and the second public hearing to allow for local
feedback related to requested changes in the land use designation and rezoning from B -4
Regional Business District. The Department of Natural Resources (DNR), which
reviewed the requests due to the site's location within the Mississippi Wild & Scenic
Recreational River (MSSRR) Overlay District, reported no formal objections. IRET
Planning Commission Minutes — 9/03/13
Properties, which had hosted a neighborhood meeting to seek community input, noted
that area residents had expressed numerous concerns about the proposed changes.
Bill Spartz opened the public hearing.
The following citizens shared comments related to this matter:
Dick Van Allen of 6448 River Mill Drive
Jeff Swanson of 6220 Mill Run Road
Michael Taaffe of 9651 Mill Trail Lane
Charles Christenson of 524 West River Street
Johnny Green of 9769 Mill Trail Lane
Brian Stolls of 6019 Mill Run Road
Sandy Broward of 9802 Hart Boulevard
Larry Whitaker of 6195 River Mill Drive
Steve and Abigail Supar of 9794 Hart Boulevard
Dave Gasler of 300 Riverview Drive
Janet Murdersdorf 6178 Mill Run Road
Kristin Wickman of 341 Riverview Drive
John and Linda Peterson of 530 Riverview Drive
Robert Ryerson of 9777 River Forest Drive
Jeremiah Eush of 9808 Hart Boulevard
Mark Storry of 409 Riverview Drive
Roseann Damendez Durandos of 6385 River Mill Road
Nathaniel Stumpf of 6076 Mill Run Road
Although some who commented argued the need for higher density multi - family housing
in Monticello, most indicated that they were primarily concerned about the impacts that
increased residential density at the proposed site would have on the surrounding area.
Those who spoke shared concerns related to traffic safety, transiency, crime, property
values, school district capacity, stormwater management and neighborhood ambiance.
Staff accepted a petition signed by 200 citizens who oppose the proposed changes.
IRET representative Andy Martin thanked those who had also shared their perspectives at
the neighborhood meeting. He pointed out that there would be an opportunity for
additional input as part of a future public hearing related to a request for a conditional use
permit, should the land use and zoning changes be approved.
As there were no further comments, the public hearing was closed.
Brad Fyle said that the commission was not aware of any statistics linking declining
property values to multi - family housing.
Sam Burvee said that the City shouldn't change the rules if the apartment complex isn't
ideal for the site. He'd like to see the property remain zoned commercial.
2
Planning Commission Minutes — 9/03/13
There was some discussion related to the concern that the proposed land use was not
compatible with the surrounding neighborhood.
Grant Sala said that finding an appropriate use for the site would be continue to a
problem because it is on a busy street and it is near the river.
Charlotte Gabler suggested that the site is in a transitional location and that it might be
useful to analyze potential impacts to traffic and public services.
Lloyd Hilgart stated that there would be a traffic issue no matter the zoning. He thought
that residents would actually rather that the parcel be zoned low density residential.
Grittman indicated that there are no economic development standards that specifically
require the City to allow high- density housing. Hilgart said that establishing R -4 zoning
on a parcel would allow for the opportunity to address the higher amenity rental market.
Bill Spartz thanked everyone for their participation and patience with the public hearing
process. He said that the Planning Commission does its homework in an effort to
consider each concern but noted that decisions are not easy. He said that Monticello
needs multi - family housing and IRET has a good product but asked if this was the right
location.
Decision 1: Resolution of Recommendation for Comprehensive Plan amendment
reclassifying the subject property from "Places to Shop" to "Places to Live ", and
Rezoning to R -4, Medium -High Density
BRAD FYLE MOVED TO APPROVE RESOLUTION 2013 -052 RECOMMENDING A
COMPREHENSIVE PLAN AMENDMENT RECLASSIFYING THE SUBJECT
PROPERTY FROM "PLACES TO SHOP" TO "PLACES TO LIVE ", AND
REZONING TO R -4, MEDIUM -HIGH DENSITY, BASED ON FINDINGS
IDENTIFIED IN THE RESOLUTION. GRANT SALA SECONDED THE MOTION.
MOTION FAILED 2 -3 WITH CHARLOTTE GABLER, BILL SPARTZ AND SAM
BURVEE VOTING IN OPPOSITION. (CHARLOTTE GABLER CITED THAT THE
COMPREHENSIVE PLAN DID NOT DEFINE "STEP -UP HOUSING" AND THAT
THE SITE SHOULD REMAIN ZONED B -4 BECAUSE IT IS A HIGHLY VISIBLE
COMMERCIAL LOCATION. BILL SPARTZ CITED THAT THE SIZE OF THE
PROJECT IS OUT OF SCALE WITH THE NEIGHBORHOOD. SAM BURVEE
CITED THAT IT WOULDN'T BENEFIT THE CITY TO CHANGE THE ZONING.)
This item will move forward for City Council at the Sep 23rd Council meeting.
6. Consideration of a reauest for an amendment to a Conditional Use Permit for a
Planned Unit Development for the Monticello Big Lake Community Hospital
District Campus (CentraCare Health Monticello) for the relocation of an accessory
use heliport. Applicant: CentraCare Health System, Monticello Planning Case
Number: 2013 -028
3
Planning Commission Minutes — 9/03/13
Steve Grittman summarized that CentraCare requested amending the Conditional Use
Permit (CUP) for Planned Unit Development (PUD) to temporarily relocate the heliport
from the entrance drive of the hospital (10 13 Hart Boulevard) to the west hospital /clinic
parking to comply with Department of Transportation (DOT) aviation guidelines.
The helipad has been closed since the DOT notification and hospital staff has been
working to develop an alternative permanent location. The City Council granted the
hospital a temporary use permit in July to enable the interim relocation of the helipad,
contingent on the application for PUD amendment. The relocation requires minimal site
improvements, including pavement markings, temporary obstruction barricades, and the
addition of warning lights to existing poles.
Grittman indicated that the application meets CUP requirements in that the zoning
ordinance specifies only that "Heliports shall be limited to hospitals which require such
for responding to medical emergencies."
Grittman also stated that, due to the intermittent nature of landings, noise impacts
averaging 85 -87 in decibel level will not be sustained and can be supported under the
PUD. He recommended a 135 degree arrival /departure path to minimize flights over
residential property. He also suggested that the parking supply is adequate for temporary
relocation as the west parking area is rarely used and a cross- easement for parking at the
middle school provides for overflow.
The hospital is required to propose a new location by December 2015, or to request that
City Council extend the amended CUP.
Lloyd Hilgart shared his concern that the state has been closing helipads at many
hospitals.
Bill Spartz opened the public hearing.
Mary Lanegran, Director of Facilities for CentraCare, pointed out that many flight paths
had been considered but that options were limited by overhead power lines. She noted
that the hospital had chosen not to consider a flight path over the river which would
require cutting down one hundred trees. The middle school superintendent had offered
use of the football field for helipad service. Spartz requested that the hospital continue to
pursue research related to secondary landing options for contingency purposes.
Charlotte Gabler wondered about using the hospital rooftop as a helipad site. Lanegran
suggested that to do so would be more of a permanent option.
Hearing no further comment, the public hearing was closed.
11
Planning Commission Minutes — 9/03/13
Decision 1: Resolution of Recommendation for Amendment to CUP for PUD
CHARLOTTE GABLER MOVED TO APPROVE RESOLUTION 2013 -069
RECOMMENDING APPROVAL OF AN AMENDMENT TO CONDITIONAL USE
PERMIT FOR PUD, BASED ON FINDINGS AS FOUND IN SAID RESOLUTION,
WITH A NON - BINDING RECOMMENDATION THAT THE 135 DEGREE
ARRIVAL /DEPARTURE PATH IS UTILIZED AS THE PRIMARY ROUTE TO
MINIMIZE OVER - FLIGHTS OF RESIDENTIAL PROPERTY. GRANT SALA
SECONDED THE MOTION. MOTION CARRIED 4 -0. (Brad Fyle did not vote citing
that the Planning Commission had not been given a choice in this issue in that the City
Council had already granted the hospital a temporary use permit.)
This issue would go to City Council on the consent agenda on the 9h.
7. Consideration of a zoning text amendment to Title 10. Monticello Zonin
Ordinance, Chapter 4, Section 13(E) adding Wireless Telecommunications Service
Antennae and Antenna Support Structures as accessory uses on publicly owned
Property by Conditional Use Permit, a request for Conditional Use Permit for
Antenna Support Structure in a R -2 (Single and Two -Family Residential) District,
and a request for Conditional Use Permit for Co- location of a Wireless
Telecommunication Service Antenna. Applicant: City of Monticello and Verizon
Wireless (NAC) Planning Case Number: 2013 -026
Steve Grittman summarized requests related to an antenna support structure (tower) to be
located at the Public Works facility at 909 Golf Course Road.
The zoning text amendment proposed would add wireless telecommunications service
antennae support structures as accessory uses on publicly owned property by CUP. The
City also requested a CUP to allow for an antenna support structure in an R -2, Single and
Two - Family Residential District and a CUP for co- location of a wireless
telecommunication service antenna.
These proposals met criteria for approval of a conditional use permit as per Section
2.4(D)(4)(a) of the zoning ordinance.
The zoning text amendment proposed would add wireless telecommunications service
antennae support structures as accessory uses to publicly owned property by CUP.
Section 4.13(E) of the zoning ordinance text is proposed to be amended as follows:
b. Support structures for personal wireless service antenna shall be considered a
permitted accessory use upon residentially zoned lots occupied by governmental
uses, subject to the following provisions.
& The site upon which the antenna support structure is located is
occupied by a principal structure.
5
Planning Commission Minutes — 9/03/13
ii Antenna support structures which exceed the maximum height
requirements of the residential zoning district in which the antenna
support structure is located shall be allowed only by conditional use
permit
In no case shall an antenna support structure exceed one hundred
ninety nine (199) feet as measured from the natural grade at the
location of the structure.
(iv) Any antenna support structure shall be designed to accommodate
the co- location of other antenna arrays
(v) Any freestanding antenna support structure shall be of monopole
design.
(vi) All freestanding antenna support structures for personal wireless
services shall be treated with a galvanized light grey color.
(vii) The provisions of Section 4.13(F) of this Chapter are satisfied.
Brad Fyle said that he is not in favor of these requests because the tower doesn't belong
in the R -2 District.
Charlotte Gabler asked why the maximum height was 199 feet. Grittman said that the
size provides potential for more collocation tenants.
Bill Spartz opened the public hearing.
Chris Holm, owner of West Cello Apartments, 915, 917, 919, 921 Golf Course Road
spoke in favor of the proposals and thanked the City for its support of the project.
FiberNet General Manager Mark Pultusker briefly commented on the height and location
of the tower and indicated that this was the most effective way of improving service for
the area.
Jack Nelson of 8 Center Circle said that the FCC doesn't recommend building a tower in
a residential area due to the fall zone. He also considers it an eyesore. In response,
Pultusker noted that the tower was designed to be self imploding. Additionally, he
pointed out that the pine trees on the site act as natural barriers.
Staff summarized that between the R -2 zoned areas, the requirement that the property be
put to public use, and the one -mile separation requirement, there would not appear to be
other potential locations that would meet all of the requirements for location.
As there were no further comments, the public hearing was closed.
Decision 1: Zoning Ordinance Amendment
GRANT SALA MOVED TO APPROVE RESOLUTION 2013 -066 RECOMMENDING
APPROVAL OF THE ZONING ORDINANCE AMENDMENT TO ALLOW
on
Planning Commission Minutes — 9/03/13
ANTENNA SUPPORT STRUCTURES UPON RESIDENTIALLY ZONED
PROPERTIES WHICH ARE DEVOTED TO GOVERNMENTAL USES (SUBJECT TO
VARIOUS CONDITIONS). CHARLOTTE GABLER SECONDED THE MOTION.
MOTION CARRIED 4 -1 WITH BRAD FYLE VOTING IN OPPOSITION BECAUSE
HE DID NOT APPROVE OF LOCATING A TOWER IN THE R -2 DISTRICT.
Decision 2: Conditional Use Permit for an antenna support structure at 909 Golf
Course Road (Monticello Public Works property) in the R -2 district
CHARLOTTE GABLER MOVED TO APPROVE RESOLUTION 2013 -067
RECOMMENDING APPROVAL OF THE CONDITIONAL USE PERMIT FOR AN
ANTENNA SUPPORT STRUCTURE, CONTINGENT ON COMPLIANCE WITH
THOSE CONDITIONS SPECIFIED IN EXHIBIT Z. GRANT SALA SECONDED THE
MOTION. MOTION CARRIED 4 -1 WITH BRAD FYLE VOTING IN OPPOSITION
CITING THAT HE DID NOT APPROVE OF LOCATING A TOWER IN THE R -2
DISTRICT.
Decision 3: Conditional Use Permit for a co- location of personal wireless services
equipment on a tower at 909 Golf Course Road for Verizon Wireless
SAM BURVEE MOVED TO APPROVE RESOLUTION 2013 -068 RECOMMENDING
APPROVAL OF THE CONDITIONAL USE PERMIT FOR AN ANTENNA CO-
LOCATION, CONTINGENT ON COMPLIANCE WITH THOSE CONDITIONS
SPECIFIED IN EXHIBIT Z. GRANT SALA SECONDED THE MOTION. MOTION
CARRIED 4 -1 WITH BRAD FYLE VOTING IN OPPOSITION CITING THAT HE
DID NOT APPROVE OF LOCATING A TOWER IN THE R -2 DISTRICT.
Exhibit Z — Conditions of Approval
City of Monticello
Conditional Use Permit
City Officials find the proposed antenna support structure height to be acceptable and
approve the Zoning Ordinance Amendment to allow antenna support structures upon
residentially zoned properties which are devoted to governmental uses (subject to
various conditions).
2. The submitted antenna support structure (tower) elevation shall be finished with a
light grey or galvanized color.
3. City Officials include a waiver for residentially zoned towers to the 250 separation
requirement from residences in the Ordinance amendment.
4. No advertising or identification of any kind intended to be visible from the ground or
other structures is permitted, except applicable warning and equipment information
signage required by the manufacturer or by Federal, State, or local authorities.
7
Planning Commission Minutes — 9/03/13
5. All antennae, antenna support structures, and accessory structures shall be in
compliance with all City and State Building Codes, as applicable, and shall obtain all
necessary permits.
6. Structure design, mounting and installation of the antenna and antenna support
structure shall be in compliance with the manufacture's specifications, and
installation plans shall be approved and certified by a licensed professional engineer.
7. Antenna support structures and antennae shall be grounded for protection against a
direct strike by lightning and shall comply, as to electrical wiring and connections,
with all applicable provisions of all State Codes.
8. All transmitting, receiving and switching equipment shall be housed within a
structure or cabinet whenever possible, and shall adhere to the following:
A. If a new tower accessory building is necessary to house such equipment,
it shall be architecturally designed to blend in with the surrounding
environment, and shall be screened from view by landscaping as deemed
necessary by the City Council.
B. All transmitting, receiving and switching equipment shall be housed
within a structure or cabinet. Such structure shall be architecturally
designed to blend in with the surrounding environment, and shall be
screened from view by landscaping consistent with the screening and
landscaping requirements of the Monticello Zoning Ordinance.
9. The height and finish materials of proposed equipment buildings shall be specified.
10. The height of the proposed chain link/barbed wire fence shall be specified.
11. The submitted grading plan shall be subject to review and recommendation by the
City Engineer.
This item will go to City Council on Monday, September 9th on the regular agenda.
8. Public Hearing — Consideration of a request for Amendment to CUP for Addition of
Equipment for Co- Location of Wireless Communication Antennae. Applicant:
Faulk & Foster for AT & T Mobility. Planning Case Number: 2013 -012
Faulk & Foster, representing AT & T Mobility, requested an amendment to the
Conditional Use Permit (CUP) to allow the installation of a back -up generator and
ancillary equipment at an existing wireless communications tower located at 406 E. 7th
Street. The site includes Lots 6, 7, and 8, Block 2, Lauring Hillside Terrace (PID
155029002060 ,155029002070,155029002080).
The generator will support service for co- located antenna. The generator itself is
,:
Planning Commission Minutes — 9/03/13
approximately 3.5' x 8.5' or 29 square feet in area and 4.5' in height and will sit on a 4' x
10' concrete slab. The generator is not proposed to be enclosed within a building
structure. The request complies with zoning code provisions in that changes to the CUP
are minor and no visual or other impacts to surrounding property are anticipated.
Bill Spartz opened the public hearing. As there was no comment, the public hearing was
closed.
BRAD FYLE MOVED TO APPROVE RESOLUTION 2013 -065 RECOMMENDING
APPROVAL OF THE AMENDMENT TO CONDITIONAL USE PERMIT AS
REQUESTED, BASED ON THE FINDINGS IN SAID RESOLUTION AND SUBJECT
TO THE CONDITION THAT THE APPLICANT VERIFY THAT THE PROPOSED
IMPROVEMENT WILL NOT IMPACT CITY UTILITIES OR EASEMENTS. GRANT
SALA SECONDED THE MOTION. MOTION CARRIED 5 -0.
9. Public Hearing — Consideration of a request for Rezoning from R -2 (Single & Two -
Family Residential) to CCD (Central Community District), F -2 (Convenience &
Services) for 108 Cedar Street. Applicant: City of Monticello. Planning Case
Number: 2013 — 029, PID #155- 010 - 067151
Staff indicated that property located at 108 Cedar Street had been inaccurately
rezoned as part of the 2011 comprehensive revision of the zoning ordinance. The
property had been rezoned consistent with R -2 (Single & Two - Family Residential)
uses to the east and north. It would have been more correctly rezoned consistent with
parcels to the south and west as Central Community District (CCD), F -2
(Convenience and Services). Properly rezoning the property would facilitate reuse of
the existing building for commercial purposes.
Action to rezone is supported by two approval criteria specified in Chapter 2.4B(5) of the
zoning ordinance in that rezoning would correct an error in the original text or map and is
consistent with achieving the goals and objectives outlined in the comprehensive plan.
The property owner submitted a letter in support of the rezoning action.
Bill Spartz opened the public hearing. Hearing no comment, the public hearing was
closed.
CHARLOTTE GABLER MOVED TO APPROVE RESOLUTION 2013 -064,
RECOMMENDING APPROVAL OF ORDINANCE #582 REZONING FROM R -2
(SINGLE AND TWO - FAMILY RESIDENTIAL) TO CCD (CENTRAL
COMMUNITY DISTRICT), F -2 (CONVENIENCE & SERVICES) FOR THE
PROPERTY LOCATED AT 108 CEDAR STREET, BASED ON THE FINDINGS
IN SAID RESOLUTION. BRAD FYLE SECONDED THE MOTION. MOTION
CARRIED 5 -0.
This item will go before the City Council on the consent agenda on September 9h.
0
Planning Commission Minutes — 9/03/13
10. Upcoming Planning Commission Schedule
• Special Meeting - There will be a special meeting to review the planning
application process at 5 pm on October 1St
• Public Hearing - The public hearing related to a variance for side -yard setback
previously scheduled for September 190' will instead be scheduled as part of the
regular October 1St agenda.
• Tour — The Planning Commission will conduct a tour to consider R -A zoning and
native landscaping issues at 5:30 pm on October 15th .
• Regular Meeting — The regular November Planning Commission meeting will be
rescheduled to 6pm on Wednesday, November 5th due to the conflict with the
school board election.
• Joint Workshop — The Planning Commission and the Parks Commission will
conduct a joint workshop to discuss potential uses for the Monte Club Hill site at
6pm on November 19th.
11. Community Development Director's Report
Union Crossings — Ryan Companies will begin construction of a Marshalls retail store at
Union Crossings in the fall. This project was approved as part of a 2007 PUD
amendment. No additional review is anticipated.
Embracing Downtown Update —The EDA authorized staff to begin work on proposals
for demolition associated with the Montgomery Farms acquisitions.
TAC — The Transportation Advisory Committee will next meet on September 12th to talk
about improvements to TH 25 /CSAH 75 and the Fallon Avenue Overpass.
City Staffing Changes - Public Works Director Bob Paschke accepted a job with the
City of New Hope. The interim plan to handle his responsibilities will be revaluated in
six months.
12. Adiournment
BRAD FYLE MOVED TO ADJOURN THE MEETING AT 9:23PM. SAM BURVEE
SECONDED THE MOTION. MOTION CARRIED 5 -0.
Recorder:
Approved:
Attest:
10