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Planning Commission Minutes 01-06-2009MINUTES MONTICELLO PLANNING COMMISSION Tuesday, January 6th, 2009 6:00 PM Commissioners: Rod Dragsten, Charlotte Gabler, Lloyd Hilgart, William Spartz, and Barry Voight Council Liaison: Susie Wojchouski Staff: Angela Schumann, Gary Anderson, Steve Grittman — NAC Call to order. Chairman Dragsten called the meeting to order and declared a full quorum of the Commission. 2. Consideration to approve the Planning Commission minutes of November 5th and December 2nd, 2008. MOTION BY COMMISSIONER SPARTZ TO APPROVE THE MINUTES OF NOVEMBER 5th and DECEMBER 2nd, 2008. MOTION SECONDED BY COMMISSIONER GABLER. MOTION CARRIED, 5 -0. 3. Citizen Comments Dan Lemm, 11803 Cameron Avenue, addressed the Planning Commission. Mr. Lemm inquired whether the Planning Commission has discussed how to address decreasing property values due to the housing crisis and options to ensure that vacant properties are maintained. Mr. Lemm also indicated that the State of Minnesota has reviewed gravel resources in the area between Monticello and Buffalo and indicated there is an area of no- build. Schumann stated that the City Council had recently passed an ordinance related to emergency water shut -off for unheated, visibly vacant properties. She noted that she would also provide the Commission with an additional update on the status of foreclosure prevention and remediation as part of item 10. In regard to the question about development in areas of existing aggregate resources, Planner Grittman stated that the County had put these areas into plan. Lemm indicated that it could affect the land owned by the mobile home park could be affected. Grittman stated that staff would follow -up on that item. Planning Commission Minutes — 01/06/09 4. Consideration of adding items to the agenda. Hilgart requested information as related to the Denny Hecker properties. He also noted that the trailer storage still exists on the property between County Highway 75 and I -94. 5. Consideration of a request for a roval of the final plat of St. HM's Catholic Church 1St Addition. Community Development Director Schumann presented the report for the item, stating that the Planning Commission is asked to approve the final plat of St. Henry's Catholic Church 1St Addition. Schumann stated that the approval is a housekeeping item related to the 2004 CSAH 18/1-94 Interchange and 7th Street projects, as the interchange project required the realignment and completion of West 7th Street. Schumann explained that by ordinance, the Planning Commission is required only to review and approve preliminary plat. However, as this final plat represents a different lot and ROW configuration from the preliminary plat (which was approved in 1997), the Planning Commission is asked to consider its formal approval. The plat included here represents the current alignment and reconfiguration of adjacent lots. Schumann reported that the actual recording of the final plat document has been delayed until this point due to the intensive review process on the plat. The plat fully conforms to ordinance requirements and all other vacations and approvals relating to the plat were received previously. Schumann stated that staff is recommending approval of the final plat. Dragsten clarified that all other lots had been previously approved. Schumann confirmed that the other lots in the St. Henry's Addition were approved with the first platting. It was noted that the new lot south of 7th Street is a buildable lot. MOTION BY COMMISSIONER VOIGHT TO RECOMMEND APPROVAL OF THE FINAL PLAT OF ST. HENRY'S CATHOLIC CHURCH 1sT ADDITION, BASED ON A FINDING THAT THE PLAT IS CONSISTENT WITH MONTICELLO ZONING ORDINANCE REQUIREMENTS. MOTION SECONDED BY COMMISSIONER HILGART. MOTION CARRIED, 5 -0. 6. Consideration of a request for extension of a Conditional Use Permit for Concept Stage Planned Unit Development for Kjellberg Estates. Applicant: Ocello LLC Schumann reviewed the request for extension, stating that the Concept Stage PUD approved for the Kjellberg Estates project is a 372 -unit mixed residential development project adjacent to the Kjellberg West homes property and the Jefferson Commons commercial district. The project is proposed to consist of both single - family uses and a 2 Planning Commission Minutes — 01/06/09 mix of townhome styles.. Schumann stated that this would be the second extension request. On September 6th, 2005, the Planning Commission reviewed and recommended approval of a concept stage planned unit development request for the proposed Kjellberg Estates project, submitted by Ocello, LLC. Schumann indicated that the City Council approved the concept stage PUD on September 12th, 2005. Planning staff did not make a specific recommendation, believing that Commission would weigh the objectives of the newly adopted Comprehensive Plan, as well as the current economic conditions in terms of unit mix. Schumann noted that the proposal for Poplar Hill, the proposed residential property directly west of this property, has since lapsed. That factor, along with the purchase of the property at the Bertram Chain of Lakes, may lead to some reconsideration of the type of residential use here is in order. Gabler asked if the Commission can extend the permit for 6 -9 months. At that point, the approval would expire and they would start over. Grittman responded that the Commission has the discretion to grant an extension at whatever interval they deem appropriate. Dragsten noted that current economics make a short-term extension unlikely. Charlie Pfeffer, representing Ocello, LLC addressed the Commission. Pfeffer stated that honestly, they do not know when this project will move forward. However, they and the City have spent time developing this concept, so they would like to preserve the extension. He stated that while he understands the City's motives for step -up housing, this site is perhaps not the appropriate place for that product. Pfeffer also noted that there is quite a bit of buffer between the residential and the commercial area, which would lessen the potential conflict. Pfeffer stated that the intent with the project was to provide a density transition. Pfeffer explained that he believes that a conversation about density will become critical at the time growth does come back. Spartz noted that if this plan doesn't go forward within the next two years, would Ocello want to know today this plan should be altered, or would they want to delay tinat decision. Dragsten further clarified that if market conditions change completely, isn't this plan likely to change, as well. Pfeffer agreed, stating that if the market comes back, and the product shown here isn't feasible, the plan would be revised. He noted again that density would most likely be a key issue due to cost, transportation, energy and other factors. Hilgart commented that he does not have any issue with extending the approval. The property it is adjacent to make this plan reasonable. Voight agreed. He did note that based on some of the old report, there were some items that would need to be revised as the plan moved to development stage. However, this is a good location for transition from higher density to lower density housing. Dan Lemm again addressed the Commission. He stated that he has concerns relating to the Planning Commission Minutes — 01/06/09 point at which these townhome associations go back to property owners versus developers. Lemm stated that his point is that the association dues should be put into an account by which the developer cannot access the funds, which are to be used for association maintenance. MOTION BY HILGART COMMISSIONER TO RECOMMEND EXTENSION OF THE SEPTEMBER 12', 2005 CONDITIONAL USE PERMIT FOR CONCEPT STAGE PLANNED UNIT DEVELOPMENT FOR KJELLBERG ESTATES FOR ONE YEAR, WITH THE CONDITION THAT ALL PREVIOUSLY APPROVED CONDITIOONS BE ASSIGNED TO THE EXTENSION. MOTION SECONDED BY COMMISSIONER VOIGHT. MOTION CARRIED, 5 -0. 7. Public Hearing - Consideration of amendment to Chapter 14B Central Community District) of the Monticello Zoning Ordinance as related to the re- assignment of design review in conformance with the 1997 Downtown Revitalization Plan. Applicant: City of Monticello Planner Grittman reviewed the staff report for the item. Grittman stated that the proposed ordinance amendment would essentially eliminate the role of the Design Advisory Team and their role in review of CCD development. Grittman stated that when the downtown plan was completed, it anticipated a design review due to the design elements incorporated into the 1997 Revitalization Plan. It essentially created another layer of review specific to the downtown area. As the Team has not had an extensive amount of activity as of late, the idea is to transfer the role of review for land use applications such as CUPs or variances to the Planning Commission. For permitted uses, the review would go to staff. The review is for consistency with the 1997 Revitalization Plan standards. Grittman stated that it is hoped that the current members of the DAT will still serve the City in a design review capacity by conducting an analysis of the existing Downtown area as action plans are developed for the Downtown. Dragsten clarified that DAT's role was confined only to the CCD. Grittman confirmed. He explained that the design guidelines for downtown do not go away, this ordinance just shifts the responsibilities. Wojchouski indicated that this is a very good change. Dragsten stated that DAT served an important role during the first phases of the downtown revitalization efforts. Chairman Dragsten opened the public hearing. Hearing no comments, Chairman Dragsten closed the public hearing. MOTION BY COMMISSIONER SPARTZ TO RECOMMEND APPROVAL OF THE AMENDMENT CHAPTER 14B (CENTRAL COMMUNITY DISTRICT) OF THE MONTICELLO ZONING ORDINANCE AS PROPOSED. Commissioner Spartz added a thank you to all those who had served on the Design Advisory Team over the years. MOTION SECONDED BY COMMISSIONER GABLER. MOTION CARRIED, 5 -0. 4 Planning Commission Minutes — 01/06/09 8. Consideration of amendment to Chapter 6 of the Monticello Subdivision Code as related to Parks, Open Space and Public Use. Applicant: City of Monticello Schumann requested that the Commission open and continue action on this item, as staff would request additional time for research and development of the amendment. MOTION BY COMMISSIONER SPARTZ TO OPEN AND CONTINUE THE PUBLIC HEARING ON THE REQUEST. MOTION SECONDED BY COMMISSIONER V OIGHT. MOTION CARRIED, 5 -0. 9. Consideration to review and recommend appointments for expiring; Planning Commission Terms_ It was noted that three Commission appointments were up for 2009. The Deputy City Clerk had noted that Dragsten, Voight and Spartz's terms were expiring. There was some question about the staggering. Schumann stated that she would verify the terms pending the recommendation. Wojchouski stated that on behalf of the Council, she hopes they will all continue. Voight indicated that he would continue to serve. Spartz indicated he would serve another three year term. Dragsten stated that he would also like to continue to serve. MOTION BY COMMISSIONER HILGART TO RECOMMEND THE RE- APPOINTMENT OF COMMISSIONERS SPARTZ, VOIGHT AND DRAGSTEN FOR AN ADDITIONAL THREE YEAR TERM ON THE MONTICELLO PLANNING COMMISSION. MOTION SECONDED BY COMMISSIONER GABLER. MOTION CARRIED, 5 -0. 10. Consideration to complete an annual review of the 2008 City of Monticello Comprehensive Plan. Schumann provided a presentation regarding the annual review of the Comprehensive Plan. She stated that per the Plan document itself, the Planning Commission is asked to complete an annual review of the adopted 2008 City of Monticello Comprehensive Plan, and to provide recommendations for amendment, if desired. The Comprehensive Plan states that an annual review of the Plan "keeps an active and current focus on achieving the vision for Monticello and the use of the Comprehensive Plan." To aid the Commission in this review, Schumann noted that excerpts of the Plan were included in the Commission's packet, along with an analysis of the major concepts of the Plan. While the focus of the Commission's discussion would most likely be regarding land use, comment is certainly not limited to that chapter. 5 Planning Commission Minutes — 01/06/09 Schumann stated that the Economic Development Authority and Industrial & Economic Development Committee will be asked to review Chapter 4, "Economic Development ", and to comment generally on the "Places to Work" portion of the Land Use Chapter. The Parks Commission will be asked to review Chapter 5 "Parks" and to comment on the "Greenways" and "Places to Recreate" segment of the Land Use chapter. These groups would be asked to provide any formal recommendations or amendments to the Commission in February. Schumann reported that the Commission should be aware that significant alterations to the Plan require formal amendment, which requires a super - majority of the City Council for adoption. In her presentation, Schumann discussed the Plan's two year evolution, which allowed the City to review both rapid growth and then the impacts of a slow down. As such, the plan does provide a measured response to growth and growth expectations. Schumann noted that to -date no amendments to the plan had been proposed or passed. Schumann pointed out that one of her primary concerns was related to how the City will balance the need and desire for development with move -up housing opportunities or conservation design principles in areas with significant natural resources. She posed the question whether the City will accept "development at any cost ", or will it seek to balance the need for growth with the changing nature of development. Schumann explained that the Comprehensive Plan gave special priority to the need for modifying Land Use Controls, citing that in order to achieve the Comprehensive Plan's land use policies, the Zoning Ordinance language must be revised in support of Comp Plan statements and objectives. This will also become more critical as the City responds to the changing nature and design of growth as a result of the economic conditions. Schumann again stressed that outside the Met Council area, the zoning ordinance is the City's primary legal control. The Comprehensive Plan outlines Next Steps, for which Schumann reviewed progress to date. The Natural Resource Inventory called for has been completed and accepted by the City and has been forwarded to the DNR, from whom the City received a grant for completion. The Transportation Plan is in draft format and will be forward to the Commission on January t 6th, with a public hearing scheduled for February 3rd. In regard to next steps in Downtown planning efforts, Schumann reported that a recent meeting the Chamber's government affairs committee yielded interesting discussion on the downtown. In thinking about how to proceed, Schumann stated that while the Comp Plan didn't call for a complete revision of the 1997, it may be that a grass roots effort stemming from the downtown properties themselves. The City's Finance Director, Tom Kelly, has begun putting the pieces of a Financial Management Plan in place. In particular, the City will have a Capital Improvement Plan that outlines long -range infrastructure and land use improvements for the community. Commission will have the opportunity to review and comment on this plan. 10 Planning Commission Minutes — 01/06/09 Schumann discussed the trend line for residential growth, which was approved in the Comp Plan. Schumann stated that she would like the Commission to comment on whether the pace is appropriate. It may be too aggressive, given the current economic conditions. Dragsten agreed. Gabler stated that it was a fair assumption at the time. Something may change and looking at it annually will allow for a revision. Dragsten stated that the upward climb of growth may be too steep. Anderson reported that 2008 saw 16 new housing permits. Schumann commented that the reason the number is so important, is that a realistic look at growth impacts the City's financial plan. However, the other side of the coin, is that there may not be someone who can provide a good analysis of these new numbers. Spartz inquired what the impacts of under or over projection could be. Schumann stated that Tom Kelly could provide more insight on that. Grittman stated that to the extent that these numbers are used for infrastructure planning, they are important, but at this time, it is just a guess at a number. Dragsten asked if the Commission could make a recommendation on the growth projections. Schumann stated that her thought is that Commission could consider a re- adjustment. Schumann continued, stating that the Comp Plan makes a series of policy statements, and Commission should consider whether those statements are still valid. Next, the Comp Plan looked at land use in two ways, first from a designation or type perspective, then also from a geographic perspective. For each of these areas, the Comp Plan lays out a set of overall policies and then strategies and objectives for each. The Commission is also asked to review those statements for validity. Finally, the plan includes a review of geographic locations relative to growth and the corresponding land use map. Schumann reported that while staff noted no amendments in specific, there were some general recommendations in relationship to achieving Comprehensive Plan objectives. First, staff recommends a more detailed analysis of growth trends as stated. Commission may feel that current trend is adequate, but taking a second look at some data and information may give the Commission a better perspective on that number. Second, staff would strongly recommend action to proceed with a revision to the Zoning Ordinance in support of achieving Comp Plan objectives. Planning Commission has recommended moving forward with the RFP for the revision. However, the RrP's distribution has stalled due to concerns about budget. Schumann reaffirmed reasons why this is so critical and noted that the City won't know how much it will cost until the RFP goes out. City Council will be asked to re- define priorities; Commission may want to bring that forward as a priority. Last, Schumann sought input from the Commission regarding fostering of a local downtown -based group of stakeholders to develop an action plan for the downtown, as described within the Comprehensive Plan. Hilgart inquired if Schumann knows the number of developed lots available in the City. Hilgart stated that he is curious how many years worth of inventory is left before someone would open a new development. In short, he inquired what is the exiting VA Planning Commission Minutes — 01/06/09 supply. Schumann stated that she will provide that information at the next meeting, but estimated it at a 5 -year supply based on current growth rates. Grittman stated that if Commission feels that 150 units per year is a good average number, you may find that you have a short supply of buildable lots. At 150 units per year, that supply will go more quickly than expected. Wojchouski inquired whether the Comp Plan was just approved in November. Schumann responded that it was approved in May of 2008. Schumann asked if the Commission had any formal amendment proposals. Spartz asked about formal motions regarding the Zoning revision. Schumann stated that the Commission had taken two formal actions. The first action was to draft the RFP and the second was to release the 12FP. Spartz stated that he would make a formal recommendation to move forward with Zoning Ordinance revision. Voight agreed that this priority needs to go forward to the Council. Gabler asked about the statement that the City would not actively seek to annex or extend services north of the river. Schumann stated that the City is actively engaged in regional planning with Big Lake and Big Lake Township. While the City is looking at regionalizing waste treatment, it does not include pipeline infrastructure at this time. Dragsten noted that the Comp Plan allows for a range of housing types, and asked if that range would be further defined by revisions to the Zoning Ordinance. Schumann responded that the Comp Plan provides general policy statement, but the zoning ordinance will actually set the form and design. Hilgart commented on the "every neighborhood should have reasonable access to a public park" statement in the Plan. Hilgart asked if the City is changing policy to take money instead of land in light of Bertram Lakes project. Schumann stated that the Council trend has been toward larger regional parks, for a variety of reasons. The Comp Plan statement indicates that the City will provide a connection to a park. So while you may not have a park in your neighborhood, the City will provide reasonable access to a local park. Spartz stated that detailed analysis on growth trends may be premature at this point. Schumann stated that perhaps looking at the numbers in a more general sense may be adequate, as long as the Commission is prepared to address the reality of the actual numbers. Hilgart reiterated the need for a better baseline of information to analyze the growth trend. Schumann stated that perhaps the recommendation is not to change the number per se, but just to pull some resource information together for Commission's review. Grittman agreed, stating that in that way, the Commission could just monitor the rate in context of a larger picture. As related to the downtown planning item, Schumann stated that she is interested in whether the Commission wants to take an active role, or whether the Commission would like to see something more grass roots in nature. Planning Commission Minutes — 01/06/09 Wojchouski suggested that economic circumstances being what they are, one could take the approach that active planning may be premature. However, when development starts to come back, the City should be ready for it. Wojchouski asked if there had been any interest expressed in redevelopment in the downtown. Schumann responded that the City had recently seen two conceptual proposals for downtown. She also noted that there can be issues at times with using a 1997 plan to use for planning in 2009. Wojchouski agreed; she stated that it is important that the discussion come from downtown. She noted that the 1997 Plan is difficult to use at this point due to the increasing traffic issue in downtown and the changing nature of commercial enterprise in other areas of the community. Schumann also commented that there are new faces downtown with new perspectives, and bringing them in and getting their input and ownership is critical to success of any plan for downtown. She stated that perhaps at the time that a downtown group coalesces, the Planning Commission could assign to that downtown group. In terms of procedural changes to the 1997 plan, Grittman stated that if there are principles in the plan that need to be changed, you actualize them through zoning, but you can create a policy statement for adoption into this comp plan. Woichouski stated that she would envision that within the next 5 -7 years, the downtown will need to be completely re- evaluated. She re- stated that round table discussion is her preferred alternative. Schumann stated that in her opinion, the challenge is to be clear on what the City expects from the discussion. Are we going to have a discussion, a discussion with outcomes, and then how will we be productive? To date, Schumann stated that she has seen great discussion as it relates to the Comp Plan, but no real outcomes as it related to this Comp Plan process. The City has to have a realistic expectation of outcomes. Wojchouski stated initially, the discussion should just be a free - for -all to let people feel like they have been heard. In this way everyone has a voice. From there, it could lead into structured outcomes. She reiterated that people feel like they need an opportunity to be heard and to just express ideas. Spartz agreed with this idea and stated that he believes it is important not to have outcomes. Any revitalization will most likely be market- driven. He stated that he is cautious about setting outcomes. Schumann confirmed that the Commission was picturing an open forum driven by the public to brainstorm ideas. From there, it gets more structured. Wojchouski stressed that the input must come from the business and property owners downtown rather than the community at- large. Dragsten stated that he is hearing a consensus that the Commission would like the downtown planning to be driven by discussions lead by the downtown business and properties themselves rather than directing the effort. MOTION BY COMMISSIONER SPARTZ TO CONTINUE TO MONITOR RESIDENTIAL GROWTH TRENDS AS IT RELATES TO COMPREHENSIVE PLAN PROJECTIONS, TO RECOMMEND PROCEEDING WITH THE ZONING ORDINANCE REVISION IN SUPPORT OF ACHIEVING COMPREHENSIVE PLAN GOALS, AND TO SUPPORT EFFORTS BY THE DOWNTOWN PROPERTY OWNERS TO ENGAGE IN A PLANNING DIALOGUE. 0 Planning Commission Minutes — 01/06/09 MOTION SECONDED BY VOIGHT. MOTION CARRIED, 5 -0. 11. Consideration to call for a public hearing on the Monticello Transportation Plan Schumann indicated that staff has seen a draft of the Elan, which will be revised slightly to clean up for PC review. It will be forward on Jan 16 in preparation for the public hearing. MOTION BY %_1 ISSIONER HILGART TO CALL FOR A PUBLIC HEARING ON THE MOTICELLO TRANS PLAN FOR FEBRUARY 3rd, 2009. MOTION SECONDED BY COMMISIONER VOIGHT. MOTION CARRIED, 5 -0. 12. Community Development Director's Update. Schumann provided a verbal update. She noted that she will bring Commission some updated info on the Hecker properties as soon as she has it. In regard to the trailer at 75/I -94, because that property is in the Township and is subject to County zoning, Schumann stated that Wright County has sent correspondence to remove the trailer signage in accordance with County zoning and noted prosecution by the County would commence if needed. Schumann highlighted that the City and County had closed on 319 acres of the Bertram Chain of Lakes property. In the next few weeks, the task force that has been working on this project will start outlining the public park planning process. FiberNet Monticello is moving forward with a smaller -scale piece of the overall fiber project, installing a fiber backbone within the community. The lawsuit is currently in appeal and it is Schumann's understanding that the full project will move ahead once that clears. Schumann reported that in terms of foreclosure prevention and recovery, the City is working to acquire approximately $500,000 in grant funding for foreclosure recovery projects, including gap assistance, rehabilitation, and limited land purchase and demo. In application for this grant, the City Council adopted a neighborhood stabilization plan, focusing on where these types of programs are needed most. Monticello is partnering with a non -profit to secure those funds. Staff continue to monitor the situation closely. The Economic Development Director is working closely with title companies, banks and realtors to communicate on available resources and opportunities. Schumann noted that there are so many resources and options out there for home owners, the key is to provide awareness. Schumann stated that she would bring neighborhood stabilization plan together to the Planning Commission when complete. Dragsten inquired whether there is any interest in the community in terms of relocation and expansion. Schumann stated that as evidenced by the extension request, Monticello is still a viable location for growth and development — all the amenities are still here. While there are no specific developments proposals, developers are still positioning themselves for future growth, both industrial and commercially. 10 Planning Commission Minutes — 01/06/09 Wojchouski commented that she would like staff to provide an update on how the school district may be impacted by the economic conditions. 13. Adjourn. MOTION BY COMMISSIONER SPARTZ TO ADJOURN. MOTION SECONDED BY COMMISSIONER DRAGS T E'1N MOTION CARRIED, -0. rder 11