Planning Commission Minutes 11-02-2015MINUTES
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
Monday, November 2, 2015 - 6 PM - Mississippi Room, Monticello Community Center
Present: Brad Fyle, Linda Buchmann, Marc Simpson, Sam Murdoff
Absent: John Falenschek, Charlotte Gabler (Council Liaison)
Others: Angela Schumann, Steve Grittman (NAC), John Rued
1. General Business
A. Call to order
Brad Fyle called the meeting to order at 6 p.m.
B. Approve Planning Commission minutes
SAM MURDOFF MOVED TO APPROVE THE SEPTEMBER 1 ST, 2015
REGULAR MEETING MINUTES. LINDA BUCHMANN SECONDED THE
MOTION. MOTION CARRIED 4 -0.
SAM MURDOFF MOVED TO APPROVE THE OCTOBER 6TH, 2015 REGULAR
MEETING MINUTES. MARC SIMPSON SECONDED THE MOTION. MOTION
CARRIED 4 -0.
C. Citizen Comments None
D. Consideration of adding items to the agenda None
2. Public Hearings
A. Public Dearing — Consideration of a request for a Conditional Use Permit to allow
Ouarry Community Church to occupy property in the B -3 Highway Commercial District
Applicant: Ouarry Community Church
Steve Grittman explained that Quarry Church had applied for a Conditional Use Permit
(CUP) to locate at 3939 Chelsea Road `Nest (Lot 1, Block 1, Gould Addition), following
the City's decision to amend the zoning ordinance to include "Place of Public Assembly"
in the B -3 zoning district as a conditional use. He noted that the applicant proposed to
remodel the building for church use and reserve a portion for future use as leased space.
Grittman explained that the request meets both the general standards related to Places of
Public Assembly as well as the specific standards for public assembly use in the B -3. The
general standards address street frontage and access based on the size of the parcel,
residential setback, screening, off - street parking and access and off - street loading and
Planning Commission Minutes: 11/02/15
access. The specific standards for public assembly in the B -3 require that parcels be larger
than 10 acres, that the use occupy at least 20,000 square feet of the building, that off - street
parking meet the patterns and ratios of the use, that a traffic study be conducted, and that
principal and accessory uses be identified.
Crrittman noted that staff recommend approval of the CUP contingent on conditions listed
in Exhibit Z, based on findings that the request is consistent with B -3 district zoning
ordinance requirements and will meet performance standards.
Fyle opened the public hearing.
Kari Sanders, Executive Director for Quarry Church, said she had reviewed conditions with
City staff and that she accepts the conditions and recommendations related to next steps.
As there were no further comments, the hearing was closed.
LINDA BUCHMANN MOVED TO ADOPT RESOLUTION NO. 2015-016
RECOMMENDING APPROVAL OF THE CONDITIONAL USE PERMIT FOR
QUARRY CHURCH TO ALLOW "PLACES OF ASSEMBLY" IN THE B -3 DISTRICT,
BASED ON THE FINDINGS IN SAID RESOLUTION AND SUBJECT TO THE
CONDITIONS AS IDENTIFIED IN EXHIBIT Z. MARC SIMPSON SECONDED THE
MOTION. MOTION CARRIED 4 -0.
EXHIBIT Z
Conditions of Approval
3939 Chelsea Road, Lot 1, Block 1, Gould Addition, Monticello
1. The applicant update the landscape plan to show fire lanes on the property.
2. The applicant shall provide an updated landscape plan to show existing and
proposed landscaping.
3. The applicant shall submit an updated landscape plan showing the materials to
be used on the landscape islands.
4. The landscape plan shall be updated to include a minimum of twenty -five (25)
percent shrub coverage on the landscape islands.
5. An updated sign plan showing all directional signage onsite shall be required.
6. The site plan shall be updated to show seating capacity inside the facility to
confirm the amount of parking necessary.
7. The City Engineer shall comment on any issues this site has had in regards to
grading, drainage, or stormwater management.
8. Trash enclosure to be retained — any future expansion requires same materials.
Grittman indicated that this item would be considered as part of the November 91h° 2015
City Council meeting agenda.
B. Public Hearing — Consideration of a request for an amendment to the Zoning
Ordinance providing for Production Breweries, Brewery Taprooms, Brewpubs, Micro-
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Distilleries. and Cocktail Rooms in various zoning districts Applicant: City of
Monticello
Gritmann reviewed traditional land uses related to production, distribution and
consumption within the liquor industry and pointed out that regulations have evolved as
production breweries and distilleries, brew pubs and tap rooms or cocktail rooms have
become typical establishments. He suggested that the issue before the Commission is to
identify appropriate locations within which these newer uses might be located.
Grittman summarized the proposed use table related to each type of establishment.
He pointed out that a Production Brewery or Distillery without a taproom would not be
allowed in the CCD, B -3 or B -4 districts, but would be allowed as a conditional use in the
IBC and as a permitted use in the I -1 and I -2 districts. He suggested that the commission
may prefer to further discuss allowing it conditionally within the IBC since, without a
taproom, it is not a commercial use.
G��`unan indicated that a Production Brewery or Distillery with an accessory taproom
would be allowed in all districts by conditional use permit. He suggested that this option
provides an opportunity to review mixed uses, such as production within commercial
districts and retail within industrial districts, which are not typical for that land use.
Grittman noted that Brew Pubs would be a permitted use in the CCD, B -3 and B -4
districts and that restaurants would continue to be permitted in those districts as well.
Grittman proposed adding definitions for "taproom," "wholesaler," "wine," "micro
distillery," "brew pub," "production brewery," "cocktail room," and "growler" within the
zoning ordinance.
Grittman noted that the staff report identifies proposed regulations per zoning district for
each type of establishment. He did not summarize specific conditions but pointed out that
these are incorporated by reference into the resolution.
Grittman indicated that staff recommend adoption of the resolution in that the proposed
amendments are consistent with contemporary state liquor law changes and support both
the Comprehensive Plan and the intent of the zoning districts. He noted, in addition, that
amending the zoning ordinance to accommodate these establishments invites
opportunities for economic growth within the community.
Fyle opened the public hearing. As there were no comments, the hearing was closed.
SAM MURDOFF MOVED TO ADOPT RESOLUTION NO. PC -2015 -018
RECOMMENDING APPROVAL OF ORDINANCE NO. 626 FOR AMENDMENT TO
THE MONTICELLO ZONING ORDINANCE ESTABLISHING REGULATIONS FOR
PRODUCTION BREWERIES, BREWERY TAPROOMS, BREW PUBS, MICRO -
DISTILLERIES, AND COCKTAIL ROOMS. LINDA BUCHMANN SECONDED THE
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MOTION. MOTION CARRIED 4 -0.
C. Public Hearing — Consideration of Amendment to the Monticello Zoning Ordinance
Chapter 2, Section 4(0), as related to Planned Unit Developments, Chapter 4,
Section 13 as related to co- location facilities for wireless antenna and Chapter 8,
Section 4 for definitions. Applicant: City of Monticello
Schumann summarized that staff had recommended several zoning ordinance
amendments were necessary to provide code clarification related to Planned Unit
Developments, co- location facilities and definitions.
She proposed that Chapter 2, Section 4(0) be amended to add the following:
(7) Expectation of Development Seeking a Rezoning to PUD:
(i) Planned unit development shall be considered a developed use of property and
shall provide for the financial costs of such development including, but not limited to,
L ank area utility charges; sewer and water access charges; roadway and other
transportation infrastructure corridors, extensions and expansions; and other
applicable infrastructure charges.
Schumann also proposed that Chapter 2, Section 4(0) be amended to add the following:
(9)(b)(iii) PUD Development Stage, Preliminary Plat, and Rezoning Submittal
Requirements:
24. Utility plan for municipal services including water, sanitary sewer and storm
water, completed by a registered civil engineer.
25. A written statement generally describing the applicant's understanding of the
financial requirements for the development of the PUD in accordance with the
City's specifications for streets, utilities, and installation of such improvements,
and the financial guarantees for the completion of such improvements.
In addition, Schumann proposed striking the following provision in Chapter 4, Section
13(F)(6)(e) Design and Construction:
(iv) Antenna support structures located within 1000' feet of the FiberNet Monticello
Co- Location Building shall be required to locate all transmitting, receiving and
switching equipment within the FiberNet Monticello Co- Location.
She explained that co- location requirement should be eliminated to avoid a technology
conflict and an unnecessary variance requirement.
Schumann also recommended that the following definition and abbreviation reference be
added to Chapter 8, Section 4 — Definitions:
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DIAMETER BREAST HEIGHT (DBH): The measurement of a tree at 4.5 feet
above the ground line, measured in accordance with standards established by the
United States Department of Agriculture (USDA) National Code Field Guide,
Version 7, or as may be amended, for Diameter Breast Height.
Schumann noted that it would be helpful to reference the USDA Field Guide standards
when further measurement clarification is required due to tree shape.
Fyle opened the public hearing. As there were no comments, the hearing was closed.
LINDA BUCHMANN MOVED TO RECOMMEND APPROVAL OF ORDINANCE
NO. 627 FOR AMENDMENT TO THE MONTICELLO ZONING ORDINANCE
CHAPTER 2, SECTION 4(0), AS RELATED TO PLANNED UNIT
DEVELOPMENTS, CHAPTER 4, SECTION 13 AS RELATED TO CO- LOCATION
FACILITIES FOR WIRELESS ANTENNA AND CHAPTER 8, SECTION 4 FOR
DEFINITIONS, BASED ON A FINDING THAT AMENDMENTS TO CHAPTER 2.4
AND 8.4 ARE NECESSARY TO PROVIDE CLARITY WITHIN THE ORDINANCE
AND ITS APPLICA T ION, AND THAT AMENDMENT TO CHAPTER 4.13
ADDRESSES ORDINANCE LANGUAGE WHICH CANNOT BE IMPLEMENTED IN
DEVELOPMENT PRACTICE. SAM MURDOFF SECONDED THE MOTION.
MOTION CARRIED 4 -0.
3. Regular Agenda
A. _Consideration of a request for Administrative Lot Combination and Simple
Subdivision in an R -2 (Single and Two Family) Residence District. Applicant:
Lampi, Mark/Lampi Auctions, Inc.
Grittman summarized that the applicant had proposed combining two parcels and moving
an existing lot line on property located at 512 East 3rd Street (Lots 6, 7, 8, and part of 9,
Block 34, Lower Monticello.) He explained that simple subdivisions are typically
processed using a "metes and bounds" description. He noted that a plat would be required
if the new descriptions are not recordable.
Grittman explained that the lot combination and simple subdivision would create two
parcels, Tract A and Tract B. Upon removal of the existing garden shed, Tract A would
be a developable 17,407 square foot corner lot with 105 feet of frontage on 3rd Avenue.
Tract B would consist of 20,702 square feet and include the existing home and 125 feet
of frontage along 3rd Avenue.
Grittman noted that the City Engineer had pointed out that both tracts would be subject to
street reconstruction assessments based on current or proposed use of the properties as
part of the 2016 street reconstruction project. The City Engineer had also noted
conditions of approval related to perimeter drainage and utility easements and excess
water and sewer stubs as noted in Exhibit Z.
Mark Lampi, of Lampi Auction, indicated that he was speaking as a representative of the
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property owner. Lampi reported that the shed had been removed and that the survey
company was in the process of getting the engineering done for the utility easements.
Grittman noted that staff recommend approval of the request, contingent on compliance
with conditions in Exhibit Z, based on findings that the proposed subdivision is consistent
with the Comprehensive Plan and zoning ordinance requirements.
MARC SIMPSON MOVED TO ADOPT RESOLUTION NO. PC- 2015 -017,
RECOMMENDING APPROVAL OF THE SIMPLE SUBDIVISION FOR 512 E. 3RD
STREET, BASED ON FINDINGS IN SAID RESOLUTION AND SUBJECT TO THE
CONDITIONS IN EXHIBIT Z. LINDA BUCHMANN SECONDED THE MOTION.
MOTION CARRIED 4 -0.
EXHIBIT Z
Conditions of Approval
Administrative Lot Combination and Simple Subdivision
512 E. 3rd Street
Lots 6, 7, 8 and west 32 feet of Lot 9, Block 34, Lower Monticello
1. Removal of existing shed from Tract A prior to the recording of the subdivision.
2. Provide a legal description of required drainage and utility easements for
recording.
3. In the event the County rejects the descriptions of the metes and bounds
subdivision, the applicant will need to re -apply and utilize a formal plat process.
4. Payment of required park dedication fee, and any other applicable trunk or other
fees resulting from the subdivision.
5. Resolution of unused service extensions from 3rd Street in accordance with City
utility standards.
6. Compliance with the requirements of the City Engineer regarding easements,
grading, drainage, and utilities.
7. A tree survey identifying species and size will be required at building permit for
proposed Tract A.
Schumann noted that this item would be considered as part of the consent agenda at the
November 9`h, 2015 City Council meeting.
4. Added Items None
5. Adjourn
LINDA BUCHMANN MOVED TO ADJOURN THE MEETING AT 7:02 PM. SAM
MURDOFF SECONDED THE MOTION. MOTION CARRIED 4 -0.
Recorder: Kerry Burri _
Approved: Dec ber 1,
Attest: sl
Angela S
Director