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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 2 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. 3 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. W 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. :n 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. 7 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 9 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 10