Planning Commission Minutes 07-06-2016MINUTES
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
Wednesday July 6th, 2016 - 7:00 p.m.
The regularly scheduled Planning Commission meeting of Tuesday, July 5th, 2016 was
recessed to 7:00 PM on Wednesday, July 6th, 2016
Mississippi Room, Monticello Community Center
Present: Brad Fyle, Linda Buchmann, Sam Murdoff, John Falenschek, Marc
Simpson
Council Liaison: Charlotte Gabler
Staff Angela Schumann, Steve Grittman (NAC), John Rued
1. General Business
A. Call to Order
Chairman Fyle called the recessed meeting to order at 7:00 p.m.
B. Consideration of approving minutes
a. Regular Meeting Minutes — June 7th, 2016
MARC SIMPSON MOTIONED TO APPROVE THE REGULAR
MEETING MINUTES OF JUNE 7th, 2016. MOTION SECONDED
BY JOHN FALENSCHEK. MOTION CARRIED 5 -0.
C. Citizen Comments
NONE.
D. Consideration of adding items to the agenda
NONE.
2. Public Hearings
A. Public Hearing — Consideration of a request for Amendment to CUP for
Development and Final Stage Planned Unit Development for AMAX
Addition for a 720 square foot expansion of self - storage facility in a B -3
(Highway Business) District. Planning File #: 2016 -033
Applicant: Posusta. Glen /A -Max Self - Storage LLC
Steve Grittman explained the request to amend the CUP for development and
final stage PUD for a self - storage facility that has a series of buildings that lies
across three lots at the intersection of Cedar Street and Dundas Road.
Currently, the property consists of seven different buildings with an
amendment that was made to accommodate temporary buildings along the
south boundary line. The applicant is proposing to expand a small portion of
the property for additional building space. The building expansion is proposed
to include an additional 720 square feet of self - storage space. The proposal
encroaches on the front setback on Cedar Street, but is behind an existing
security and decorative fence, which will cutoff access on the west end. Mr.
Grittman reassured there would still be adequate circulation on the site. He
also stated there would be no visual impact to the streets and no additional
impact to storm water. Mr. Grittman stated that City Staff recommend one
foot candle lighting at the property line as consistent with City Code.
Staff recommended approval with conditions under Exhibit Z.
Chairman Fyle opened the public hearing. As there were no public comments,
the hearing was closed.
SAM MURDOFF MOVED TO ADOPT RESOLUTION NO. PC- 2016 -023
FOR APPROVAL OF THE AMENDMENT TO A CONDITIONAL USE
PERMIT FOR PUD, AND FINAL STAGE PUD FOR A 720 SQUARE
FOOT ADDITION TO AMAX STORAGE AS SHOWN ON THE
APPLICANT'S MATERIALS DATED JUNE 7TH, 2016, BASED ON THE
FINDINGS IN SAID RESOLUTION, AND CONDITIONS ATTACHED TO
EXHIBIT Z. MARC SIMPSON SECONDED THE MOTION. MOTION
CARRIED 5 -0.
Exhibit Z
Amendment to Conditional Use Permit for PUID9 and Final Stage PUD
36 Dundas Road
1. Verification of lighting plans.
2. Recommendations of other City Staff.
Angela Schumann stated this request will be included on the July 27th consent
agenda of the City Council.
H. Public HeariIlns! — Consideration of a request for amendment to the
Monticello Zoning Ordinance and amendment to the Official Zoning
Map for rezoning from B -2 (Limited Business) to Planned Unit
Development and Development and Final Stage PUD for uses including
office, warehouse and self - storage. Planning File #: 2016 -034
Applicant: Red Rooster Properties, Inc.
Steve Grittman presented a PUD request for storage which would require a
rezoning ordinance. Red Rooster Properties is proposing rental storage on the
property to occupy building space that is not being used. The applicant
proposes to allow civic organizations, such as the Monticello Lions, be able to
utilize the space, but would possibly consider other commercial users in the
future. In the current B -2 district, storage as a principle use is not allowable.
However, self - storage is a principle use in the B -3 zone. A PUD is being
proposed as there may be multiple principle users of the site's accessory
storage buildings.
Mr. Grittman further explained improvement accommodations non - tenant
users of the space would possibly need. Typically, if there is an area that the
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public is going to access, site improvements are required. Currently, the site
storage building area does not contain pavement or other site improvements.
Mr. Grittman also stated that the applicant may have interest in the future to
allow commercial offices as a principle use of these buildings, with storage as
an accessory use, including contractors.
City staff recommend approval with conditions listed in Exhibit Z.
Chairman Fyle opened the public hearing.
Tom Holthaus from Red Rooster Properties gave a brief overview of his
interest in allowing civic groups to store in the facilities. Mr. Holthaus noted
that at this time, he is unable to make additional improvements to the site if
the storage space would be used at no cost as is proposed. If commercial users
would be using the space, Mr. Holthaus stated that it would be an option to
help pay for improvements. At this time, Mr. Holthaus said that he did not
want a lot of activity happening at the site.
Commissioner Murdoff expressed appreciation for being willing to help the
community in this way.
Commissioner Buchmann asked about which civic groups would be able to
use the space and how recruitment would be made. Mr. Holtz stated it
depended on the organization and the space needed. A case by case basis
would determine who could use the storage.
Wes Olsen from the Monticello Lions spoke about the need for storage. Mr.
Olson stated the organization spends up to $5,000 per year on storage that
could be used to go back into the community. He stated that other civic
organizations also are struggling to find storage at low to no cost.
As there were no further public comments, the hearing was closed.
Chairmen Fyle asked the Commission and Staff for any further comments and
acknowledged the project, but was concerned it could lead to larger issues if
this was opened up to more users. Mr. Grittman stated that the second
alternative was a development agreement to waive the pavement to have only
non - profits store at the facility.
Commissioner Murdoff raised concern about discriminating against nonprofit
versus for profit entities. Mr. Grittman stated under the PUD that the applicant
enters into the agreement willingly and could the agreement be written into
the development agreement who could utilize the space.
Commissioner Simpson asked the applicant where the doors were located on
the facility. Mr. Holthaus stated that most doors are located facing the hard
packed grave on the center of the site.
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Commissioner Murdoff reiterated concern for discriminating against entities.
Angela Schumann stated that the City would work with the City Attorney for
the proposed language, which would default to the uses described in the staff
report. Any uses beyond that described in the report would be an amendment
to the PUD.
Decision 1. Resolution No. 2016 -024, Rezoning and Development Stage
Planned Unit Development.
SAM MURDOFF MOVED TO ADOPT RESOLUTION NO. PC- 2016 -024
RECOMMENDING APPROVAL OF A REZONING TO PUD, PLANNED
UNIT DEVELOPMENT DISTRICT (ORDINANCE NO. 651), AND
DEVELOPMENT STAGE APPROVAL OF THE SITE PLAN FOR RED
ROOSTER PROPERTIES, BASED ON THE FINDINGS IN SAID
RESOLUTION, AND THE CONDITIONS ATTACHED TO THIS STAFF
REPORT AS EXHIBIT Z, WITH THE EXCEPTION THAT THE CITY
WOULD AGREE BY DEVELOPMENT CONTRACT TO WAIVE PAVING
REQUIREMENTS DURING SUCH PERIOD AS THE TENANTS ARE
NON - PROFIT ORGANIZATIONS TO WHOM THE APPLICANT IS
DONATING STORAGE SPACE FOR LITTLE OR NO RENT. LINDA
BUCHMANN SECONDED THE MOTION. MOTION CARRIED 5 -0.
Exhibit Z
Development Stage Planned Unit Development
100 Chelsea Road
PD No. 155- 018 - 002012
1. Paving of areas to accommodate storage tenants' or industrial service
users entry and access to their storage space.
2. No outdoor storage of materials or equipment shall be permitted in the
PUD.
3. Paving and circulation on the site shall be subject to the review and
comment of the City Engineer.
4. The applicant enter into a PUD and Development Agreement for the site
specifying for the allowable uses and conditions.
5. Conditions recommended by other City staff or the Planning Commission.
C. Public Hearing — Consideration of a request for Conditional Use Permit
for Auto Repair — Minor, Auto Repair - Manor and Conditional Use
Permit for Vehicle Sales in a B -3 (Highway Business) District.
Applicant: Janikowski, Ryan
Steve Grittman explained that the proposal request for conditional use permit
to allow major and minor auto repair and vehicle sales in the B -3 District.
Janikowski's Auto and Repair is proposing to use the northeast portion of the
building. There are no changes to the proposed site, besides relocating
signage. Currently, the south portion of the building is being occupied by a
sports training facility which was recently amended to City Code to allow for
commercial recreation.
Due to a requirement in City Code, vehicles awaiting service need to be
screened from public right of way. The applicant is proposing the southeast
area of the site would be a vehicle waiting service area, with no visibility to
Chelsey Road or I -94.
City staff believes that this is an appropriate use for the site and recommends
approval with Exhibit Z comments.
Chairman Fyle opened the public hearing.
Wayne Elam from Commercial Realty Solutions reiterated his interest in
being granted the conditional use permit.
As there were no further public comments, the hearing was closed.
JOHN FALENSCHEK MOVED TO ADOPT RESOLUTION NO. PC -2016-
025 RECOMMENDING APPROVAL OF CONDITIONAL USE PERMITS
FOR JANIKOWSKI AUTO REPAIR AND VEHICLE SALES ON THE
QUARRY CHURCH PROPERTY AT 3939 CHELSEA ROAD WEST,
BASED ON FINDINGS IN THE RESOLUTION, AND ON COMPLIANCE
WITH THE CONDITIONS IN EXHIBIT Z OF THIS REPORT. LINDA
BUCHMANN SECONDED THE MOTION. MOTION CARRIED 5 -0.
EXHIBIT Z
Conditional Use Permits for Auto Repair- Major, and Vehicle Sales
3939 Chelsea Road West
Lot 1, Block 1, Gould Addition
1. The storage of automobiles awaiting service be limited to the east side of
the building south of the refuse enclosure. If more storage becomes
necessary, an amendment to the CUP would be required, and the City may
impose a requirement for an enclosure.
2. No outdoor storage of parts or portions of automobiles or equipment is
permitted.
3. Any vehicle kept outside for more than 48 hours shall be licensed and
operable.
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4. The applicant obtain sign permits for all proposed signage, with such
signage to be in compliance with requirements of the Zoning Ordinance.
5. Comments and recommendations of other Staff.
D. Public Hearing — Consideration of a request for amendment to the
Monticello Zoning Ordinance and amendment to the Official ZoninE
Map for rezoning from B -4 (Regional Business) to Planned Unit
Development, a request for Development and Final Stage Planned Unit
Development, and a request for Preliminary and Final Plat for the Mills
Fleet Farm Addition to Monticello, a proposed commercial development
project including a retail facility of over 165,000 square feet, a vehicle fuel
sales facility, a car wash facility, and two future development parcels.
Applicant: WSN/Ramerth, Tim
Steve Grittman explained the request to amend the zoning ordinance to rezone
to a PUD district for development of a Mills Fleet Farm facility, a request for
development and final stage PUD, and preliminary and final plats. Mills Fleet
Farm is anticipating developing the site to include all facilities on the south
portion of Chelsea Road. The north parcel between Chelsea Road and I -94
would be preserved for future development, but would have a site
development sign that identifies the Mills retail facility along the I -94. Mills
Fleet Farm is proposing to plat the property to separate the main store facility
from the gas station and car wash. There would also be an outlot for future
development on the property, with two development parcels.
Mr. Grittman provided further details of the proposed layout including:
landscaping, ponding, fencing, and access.
City staff recommends approval of the project with conditions identified in
Exhibit Z.
Council member Gabler asked if the signage could include a digitalized,
scrolling signage and if lighting could be considered around the top of the
main facility. Mr. Grittman stated that would be a reasonable request if in
compliance with the allowances of the code.
Commissioner Simpson questioned Exhibit Z, item 2. He asked who would
review and approve the fire connections as the City does not have a
designated Fire Inspector. Mr. Grittman stated that it would go to the
appropriate City Staff and referred to John Rued for further details about fire
safety of the proposed site. Mr. Rued stated the the renderings from the plans
appear to be adequate. Commissioner Simpson asked if the facility would be
fully supplied with sprinklers. Mr. Rued noted the City has just began plan
review for this item. Depending on loading and types of hazardous materials
may require an early suppression fast response (ESFR) system or in -rack
sprinkler system.
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Chairman Fyle opened the public hearing and first invited the applicant to
speak about the proposed project.
Tim Ramerth from WSN introduced himself as the applicant on behalf of
Mills Fleet Farm. He offered clarification to the Commission's comments by
first discussing the windows in the main facility. Mr. Ramerth stated the
windows in the front of the main facility will help to create a better customer
shopping experience and bring in more natural light. Mr. Ramerth then
discussed signage and stated that due to an 85 foot utility easement and being
located along I -94, the larger sign would be more visible to the public. In
response to Council member Gabler's questions, the illumination of the sign
was directed by MnDOT to avoid having dynamic signs as they can be an
impediment to traffic safety. The lighting on the building will only have
illumination behind signage on the main facility, but there is illumination
around the convenience store. In response to Commissioner Simpson's
questions about fire safety, Mr. Ramerth confirmed that heavy duty pavement
would be constructed around the building and gates would be designed for
emergency acccess. Mr. Ramerth assured the building would be fully fire
suppressant with sprinklers.
Commissioner Simpson asked about access. Mr. Ramerth stated there are
currently two accesses, but is requesting an additional for convenience and
access to ancillary uses across from Chelsey Road. Mr. Grittman stated that
theCity Engineer's report recommends the western-most access be constructed
for right in, right out. The applicant is anticipating a full cross intersection, but
is willing to work with the City to address comments.
Council member Gabler questioned the amount of trucks that would be using
Chelsea Road. Hugh Leasum from Mills Fleet Farm stated there is a
combination of 20 to 30 trucks per day, dependent on the season.
Commissioner Gabler asked if there was a request for additional landscaping
to separate UMC from the facility. Mr. Grittman described that there is an
extensive planting in that area to comply with the sea -level buffer. Mr.
Ramerth expressed there would adequate space for trucks and vehicles to park
off of Chelsea Road. Commissioner Murdoff asked about access and
entrances. Mr. Ramerth stated about 5 to 6 vehicles could be stacked at each
entrance.
Eric Gibson from UMC represented Don Tomann (majority owner of UMC).
Mr. Gibson read a letter detailing Mr. Tomann's comments and concerns,
which was entered into the formal record. Traffic safety, taxes, livable wages,
and zoning were principle concerns. Mr. Gibson stated that if the proposed
project were to be approved, Mr. Tomann would like the City's consideration
for a traffic light rather than traffic circle on the north -south connection. He
also asked that a privacy fence be constructed between the properties to
eliminate litter.
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Council member Gabler asked Mills representatives to address the feasibility
and concerns of Mr. Gibson's comments. Mr. Ramerth stated that Mills prides
themselves on having a clean facility and that the landscaping would have the
same effect as a fence. Mr. Leasum stated the facility would have 60 full time
employees, 15 of which will be department heads. These positions would pay
$13 -15 per hour with a benefits package. 100 to 150 part time employees will
also be hired above minimum wage.
Traffic concerns were brought to the Commissioners attention again. Mr.
Ramerth stated that an EAW was performed in 2007 with the prior, original
application. Traffic items outlined in the EAWreport were reflected in the
proposal in terms of measures to reduce or eliminate impact.
Chairman Fyle stated that Mr. Gibson mentioned having to pay additional
taxes to create the exit off of I -94. Angela Schumann stated there were special
assessment agreements for County Road 18 and I -94 interchange.
Simultaneously, there was reconstruction on Chelsea Road. Development
projects and adjoining property owners had special assessment agreements for
some of those improvements.
Shawn Weinand from the Monticello Industrial Park stated he paid $2.8
million for improvements. According to conditions set forth in the
development agreement, an additional $733,000 was assessed to rezone the
area to commercial. Mills Fleet Farm paid that amount and $104,000 for the
additional 2 acres of development across Chelsea Street. None of the
industrial properties were assessed for the interchange improvements.
Council member Gabler restated her desire for message board signage and if
that type of signage could be located near the gas station and car wash. Mr.
Ramerth stated that MnDOT has specific regulation on those types of signs
and there are currently limits on the size of that signage. Mr. Grittman stated
that currently the proposed signage of the free standing sign and the
monument sign is under the maximum allowance under code allowance and
could allow for flexibility.
As there were no further public comments, the hearing was closed.
Decision 1: Rezoning to PUD, Planned Unit Development District and
Development and Final Stage PUD approval.
LINDA BUCHMANN MOVED TO ADOPT RESOLUTION NO. PC -2016-
026, RECOMMENDING APPROVAL OF A REZONING TO PUD,
PLANNED UNIT DEVELOPMENT DISTRICT, INCLUDING A
DEVELOPMENT STAGE PUD APPROVAL, BASED ON THE FINDINGS
IN SAID RESOLUTION, AND THE CONDITIONS IDENTIFIED IN
EXHIBIT Z AS ATTACHED TO THIS REPORT. SAM MURDOFF
SECONDED THE MOTION. MOTION CARRIED 5 -0.
Decision 2: Preliminary and Final Plat for Mills Fleet Farm Addition
MARC SIMPSON MOVED TO ADOPT RESOLUTION NO. PC- 2016 -027,
RECOMMENDING APPROVAL OF THE PRELIMINARY AND FINAL
PLAT FOR MILLS FLEET FARM ADDITION, BASED ON THE
FINDINGS IN SAID RESOLUTION, AND THE CONDITIONS
IDENTIFIED IN EXHIBIT Z AS ATTACHED TO THIS REPORT. JOHN
FALENSCHEK SECONDED THE MOTION. MOTION CARRIED 5 -0.
Ms. Schumann stated the applicant has applied for final plat and final stage
PUD. This item will be taken to City Council in two steps. The development
stage PUD and preliminary plat will be presented to City Council on Monday,
July I Ph. The final stage PUD, final plat, and rezoning action to PUD will
follow on July 27b. As appropriate, the applicant will be required to revise
plans and there will be a corresponding development plan.
EXHIBIT Z
Rezoning to PUB, Development and Final Stage PUD,
Preliminary and Final Plat for Mills Fleet Farm Addition
Chelsea Road, Monticello
PID Nos. 155011000190 and 155011000102
The light pole fixtures shall not be higher than 25 feet.
2. The Fire Inspector shall review and approve the fire connections.
The applicant relocate required landscaping for engineering
purposes to open space around the gas station/car wash facility
without reducing overall quantity.
4. The applicants relocate the vehicle fuel sales trash enclosure to a
position less prominent in view, such as to the south of the fuel
tank area, farther away from Chelsea Road.
5. The applicants apply for final stage planned unit and final plat.
6. The applicant enter into a development contract with the City
specifying and securing all relevant aspects of the project.
7. The applicants comply with the terms of the City Engineer's letter
dated June 29, 2016.
8. The applicants comply with the recommendations of other City
staff.
3. Regular Agenda
A. Consideration of the Community Development Directors Report
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Angela Schumann provided an update on Bertram Chain of Lakes Regional
Park. At the end of June, The City and Wright County closed on Phase 9 and
10, which consisted of acquisition of 250 land acres. The passive area of the
park is complete. The City and Wright County will work to acquire the final
40.89 acres of land anticipated by 2017. Ms. Schumann encouraged the
Commission to visit the park
4. Added Items
NONE.
5. Adjournment
LINDA BUCHMANN MOVED TO ADJOURN THE MEETING AT 8:56 P.M. MARC
SIMPSON SECONDED THE MOTION. MOTION CARRIED 5 -0.
Recorder: Jacob Thunander
Approved: August 16, 2016
Attest:
ity Development Director
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