Planning Commission Agenda 02-24-2014 (Special Meeting)
AGENDA
MONTICELLO PLANNING COMMISSION
SPECIAL MEETING
Monday, February 24th, 2014 - 5:30 PM
Mississippi Room, Monticello Community Center
Commissioners: Chairman Brad Fyle, Sam Burvee, Charlotte Gabler, Alan
Heidemann, Grant Sala
Council Liaison: Lloyd Hilgart
Staff: Steve Grittman - NAC, Ron Hackenmueller
1. Call to order.
2. Public Hearing – Consideration to approve an interim ordinance allowing places of
Public Assembly on a temporary basis as a principal or accessory use in a B-3 (Highway
Business) District by Interim Use Permit and to approve an interim use permit for a Place
of Public Assembly in a B-3 District. Applicant: Faith Family Life Center
3. Adjourn.
Planning Commission Agenda – 02/24/14
1
2. Public Hearing - Consideration to approve Interim Ordinance #590, allowing places
of Public Assembly on a temporary basis as a principal or accessory use in a B-3
(Highway Business) District by Interim Use Permit and to approve an interim use
permit for a Place of Public Assembly in a B-3 District. Applicant: Faith Family
Life Center (NAC)
Property: Legal: Lot 1, Block 1, Gould Addition
Address: 3939 Chelsea Road West
Planning Case Number: 2014-010
A. REFERENCE & BACKGROUND
Request(s): Consideration to approve an interim ordinance allowing
Places of Public Assembly on a temporary basis as a
principal or accessory use in a B-3 (Highway Business)
District by Interim Use Permit and to approve an
interim use permit for a Place of Public Assembly in a
B-3 District.
Deadline for Decision: April 11, 2014
Land Use Designation: Places to Shop
Zoning Designation: B-3 Highway Business District
The purpose of the B-3 Highway Business District is to
provide for limited commercial and service activities
and provide for and limit the establishment of motor
vehicle oriented or dependent commercial and service
activities.
Overlays/Environmental
Regulations Applicable: Freeway Bonus Sign District
Current Site Use: Vacant; former car dealership
Surrounding Land Uses:
North: Interstate 94
East: Commercial
South: Commercial (Vacant)
West: Commercial
Project Description: Faith Family Life Center is seeking an interim
ordinance amendment and interim use permit to allow
Planning Commission Agenda – 02/24/14
2
the use of the former car dealership at 3939 Chelsea
Road West in the B-3 District as a place of public
assembly through the termination of an existing lease in
August 2014.
ANALYSIS
Interim Ordinance Amendment
The purpose of an interim ordinance is to allow a municipality to put temporary
standards in place applicable to all or part of its jurisdiction for the purpose of
protecting the planning process and the health, safety and welfare of its citizens
(MS§462.355 Subd.4). Within the duration of the interim ordinance, the city must
also initiate a study to evaluate the potential impact of a policy to consider changes
to its land use controls.
Faith Family Life Center has a lease arrangement through August 2014 to occupy
the former Cornerstone Chevrolet dealership at 3939 Chelsea Road West. The
proposed use of the facility is as a place of public assembly. The ordinance defines a
place of public assembly as follows:
An institution or facility that congregations of people regularly attend to participate
in or hold meetings, workshops, lectures, civic activities, religious services, and
other similar activities, including buildings in which such functions and activities
are held.
This definition includes churches, fraternal lodges, and social clubs. A place of
public assembly is a permitted use in the B-2 Limited Business District and a
conditional use in the CCD, R-1, R-2, TN, R-3, and R-4 Districts. The location in
question falls within the B-3 Highway Business District where a place of public
assembly is not permitted.
In order to determine the potential impact of allowing a place of public assembly in a
zoning district where it is not currently permitted, the city may pass an interim
ordinance to allow the use to operate within the district for a specified length of time,
not to exceed one year. During this time, the city must study the issues raised by
permitting a place of public assembly in various zoning districts in the city. The city
would also issue an interim use permit to the applicant outlining conditions under
which they may temporarily operate while the issue is under study.
Interim Use Permit
As this is a temporary use of the property that would not otherwise be consistent with
the purpose and intent of the B-3 Highway Business District, the process to allow this
use is via an interim use permit. Interim uses are allowed for a brief period of time
Planning Commission Agenda – 02/24/14
3
provided certain conditions are met, and a specific event or date can be established
for discontinuance of the use.
Overview of Proposed Use
Faith Family Life Center has submitted a brief narrative outlining the intended
activities of their organization. These include:
Food shelf; utility assistance; Thanksgiving/Christmas baskets
Home maintenance assistance for seniors (yard care, snow removal,
home repairs)
Car care services
After school programs
Summer/day camps
Outdoor concerts; other youth activities
Training center or accredited college
Funeral home
Addictive rehabilitation center
Counseling services
Financial planning services
Police chaplaincy program
The applicant has stated that they are a new organization working to build capacity to
occupy a permanent space and are seeking a large facility to accommodate their
proposed programming. The applicant has stated that they will be utilizing signage to
generate visibility and advertise meeting times.
Interim Use Permit Review Criteria
Approval of an Interim Use Permit application requires that the City find that
conditions can be established to ensure all of the following criteria will always be
met:
(i) The use is allowed as an interim use in the respective zoning district and conforms
to standard zoning regulations.
Comment: Approval of the interim use permit is contingent upon approval of an
interim ordinance to allow for a place of public assembly as an interim use in the B-3
District.
(ii) The use will not adversely impact nearby properties through nuisance, noise,
traffic, dust, odor, or unsightliness and will not otherwise adversely impact the health,
safety, and welfare of the community.
Comment: It is anticipated that the majority of activities will occur within the
existing building and are not expected to adversely impact adjacent properties.
(iii) The use will not adversely impact implementation of the comprehensive plan.
Planning Commission Agenda – 02/24/14
4
Comment: The study accompanying the interim ordinance will determine the
compatibility with the comprehensive plan and issues associated with a place of
public assembly in various zoning districts.
(iv) The date, event, or change in circumstances that will terminate the use is
identified with certainty.
Comment: The interim use permit will run through the end of August 2014 by which
time the study initiated by the interim ordinance will be complete and a final decision
may be made with regard to Places of Public Assembly in various zoning districts.
(v) The applicant has signed a consent agreement stating that the applicant, owner,
operator, tenant and/or user has no entitlement to future reapproval of the Interim Use
Permit as well as agreeing that the interim use will not impose additional costs on the
public if it is necessary for the public to fully or partially take the property in the
future.
Comment: This statement will be required as a condition of the interim use permit
approval.
(vi) The applicant agrees to all conditions that the City Council deems appropriate to
allow the use including the requirement of appropriate financial surety to cover the
cost of removing the interim use and any interim structures upon the expiration of the
interim use permit.
Comment: The proposed use will be locating in an existing building previously
utilized as a car dealership. As this is a change of use, the building inspector must
determine if any building alterations are necessary to ensure health, safety and
welfare. The applicant must also submit a proposed floor plan delineating proposed
use areas and indicating the design capacity of the main assembly area so that a
determination of off-street parking requirements can be made. The applicant must
demonstrate that sufficient off-street parking and loading exists for the proposed uses.
The applicant must obtain all other permits, licenses, and other applicable
authorization as required for proposed activities. The applicant must submit a sign
plan and obtain a sign permit in accordance with Section 4.5 (Signs).
(vii) There are no delinquent property taxes, special assessments, interest, or
City utility fees due upon the subject parcel.
Comment: None are known.
(viii) The interim use will adhere to any applicable additional criteria outlined in
Chapter 5 for the proposed use.
Comment: The information submitted by the applicant is brief and not
comprehensive due to the start-up nature of the organization. The applicant shall
provide additional information detailing activities that will be undertaken on the site
during the interim period and will be subject to additional conditions as appropriate
to ensure compliance with ordinance requirements.
Planning Commission Agenda – 02/24/14
5
B. ALTERNATIVE ACTIONS
Decision 1:
1. Motion to recommend adoption of Interim Ordinance #590, allowing places of
Public Assembly on a temporary basis as a principal or accessory use in a B-3
(Highway Business) District by Interim Use Permit.
2. Motion to recommend denial of adoption of Interim Ordinance #590, based on
findings to be made by the Planning Commission.
Decision 2:
1. Motion to adopt Resolution 2014-015, recommending approval of an interim use
permit for Faith Family Life Center, a Place of Public Assembly use, in a B-3
District, based on the findings in said resolution.
2. Motion to recommend denial of an interim use permit for Faith Family Life
Center, a Place of Public Assembly use, in a B-3 District, based on findings to be
made by the Planning Commission.
C. STAFF RECOMMENDATION
If the City Council believes that additional study of the potential issues and impact of
permitting places of public assembly in various zoning districts is needed, adoption of
the interim ordinance will allow time for this review. Adoption of the interim
ordinance is a matter of policy for the Council.
In terms of the interim use permit request, the applicant is proposing to locate within
an existing building that has been vacant for some time. If the City Council adopts
the interim ordinance, approval of the proposed interim use permit for a place of
public assembly at 3939 Chelsea Road would give the City the opportunity to
determine the issues and impacts of permitting a place of public assembly in zoning
districts not currently permitted in the ordinance, with such a use in place. The
interim use permit will also give the applicant an opportunity to further define their
intended activities and associated facility needs.
D. SUPPORTING DATA
A. Site Location Aerial Image
B. Applicant Narrative
C. Interim Ordinance #590
D. Planning Commission Resolution 2014- 015
Z. Conditions of Approval
Planning Commission Agenda – 02/24/14
6
Exhibit Z
Conditions of Approval for an Interim Use Permit to allow a Place of Public Assembly
in a B-3 District at 3939 Chelsea Road West.
1. The interim use permit shall be in effect from the date approved by the city council
until August 31, 2014.
2. The building inspector must determine if any building alterations are necessary to
ensure health, safety and welfare. The applicant shall be responsible for
implementing all required building alterations.
3. The applicant must submit a proposed floor plan delineating proposed use areas and
indicating the design capacity of the main assembly area so that a determination of
off-street parking requirements can be made. The applicant must demonstrate that
sufficient off-street parking and loading exists for the proposed uses.
4. The applicant must submit a sign plan and obtain a sign permit in accordance with
Section 4.5 (Signs).
5. The applicant shall provide additional information detailing activities that will be
undertaking on the site and agrees to be subject to additional conditions as
appropriate to ensure compliance with ordinance requirements.
6. The applicant must obtain all other permits, licenses, and other applicable
authorization as required for proposed activities.
7. The applicant must sign a consent agreement stating that the applicant, owner,
operator, tenant and/or user has no entitlement to future reapproval of the Interim Use
Permit as well as agreeing that the interim use will not impose additional costs on the
public if it is necessary for the public to fully or partially take the property in the
future.
February 10th, 2014
Reg: Narrative for Land Use Application
Faith Family Life Center occupying 3939 Chelsea Rd. W
To: City of Monticello
From: Mark Lillo
66753 rd St SE
Buffalo, MN 55313
Description: Faith Family Life Center (FFLC) is a new ministry desiring to utilize the space
provided by Cornerstone Automotive. Occupancy would be for the duration of the dealership's
current lease which will conclude the end of August 2014. FFLC would provide ministry of
worship, youth activities, and church functions such as, weddings and funerals. Office space
would be used minimally during normal business hours with primary use of the property during
weekend and weeknight periods. Parking is more than adequate with 188 customer stalls and
500 extended lot stalls. Our estimated parking during this time is projected to be 150 vehicles
during service/meeting times. Signs are to be temporary such as a building banner for freeway
frontage and an identifiable entrance.
Thank you for your time and consideration,
Mark Lillo
Faith Family Life Center
Community Vision: Enable change, promote growth, and achieve goals.
Mission: To develop relationships and trust by reaching out to the immediate needs of
the community.
I. Outreach
A. Benevolence: food shelf, utilities, Thanksgiving/Christmas baskets
B. Senior Care: lawn, snow removal, house repair
C. Car Care Ministry- single moms, elderly
D. After School Kids Programs
E. Camps: Summer and or Day
F. Outdoor concerts, Youth activities
G. Training Center or Accredited College
H. Funeral Homes- Provide service for those who are in need.
I. Addictive Rehabilitation Center
J. Domestic abuse, marital counsel, divorce mediation, blended families,
pre -marital counseling, financial planning seminars, etc
K. Police Chaplaincy Program
1. North Memorial Hospital (at one time part of chaplaincy)
2. Hosted Officer Dewey's Memorial, Homeland Security, Gov,
Senators, Diplomats along with Mn County Police depts.
3. Purchased K9 units, robotic bomb dismantle unit, financial aid.
II. Location
A. Need a larger facility to meet the above objectives
B. Visibility
1. Starting with core group, no affiliation or backing
2. Ability to generate finances to occupy long term space
3. Experience FFLC in the full forum of who we are.
4. Advertise meeting times to grow- Signs
Thank you!
Pastor Mark Lillo
6675 3rd St SE
Buffalo, MN 55313
February 6, 2014
ORDINANCENO.590
CITYOFMONTICELLO
WRIGHTCOUNTY,MINNESOTA
ANINTERIMORDINANCEALLOWINGPLACESOFPUBLICASSEMBLYONA
TEMPORARYBASISASAPRINCIPALORACCESSORYUSEINAB-3(HIGHWAY
BUSINESS)DISTRICTBYINTERIMUSEPERMIT
THEMONTICELLOCITYCOUNCILORDAINSASFOLLOWS:
WHEREAS,theCityofMonticelloshalladoptthisordinancetoallowtheCityofMonticello
timetostudyandconsiderappropriatelandusecontrolsregulatingplacesofpublicassembly;
and
WHEREAS,theCityofMonticelloispresentlyconductingaplanningstudyforthepurposeof
consideringamendmentofitsofficialcontrolsregardingappropriateusesinzoningdistricts;and
WHEREAS,thereisaneedforastudytobeconductedsothattheCitycanreviewitslanduse
zoningregulationstoidentifythepotentialissuesandimpactofpermittingaplaceofpublic
assemblyinvariouszoningdistricts;and
WHEREAS,thereisaneedforaninterimordinancetobeadoptedforthepurposeofprotecting
theplanningprocessandthehealth,safety,andwelfareofthecitizensoftheCityuntilsucha
studyhasbeencompleted.
NOW,THEREFORE,BEITRESOLVED,bytheCityCounciloftheCityofMonticello,
Minnesota:
1.PursuanttoMinn.Stat.§462.355,etseq.,theCityherebyadoptsandapprovestheorder
forinterimordinancetemporarilyrelaxingMonticelloZoningOrdinanceUseStandards
(Section5.1,Table5.1:UsesByDistrict)withintheCityofMonticello.
2.Thisordinanceshalltakeeffectandbeinfullforcefromandafteritspassageand
publication.Itshallremainineffectuntiltheadoptionoftheofficialcontrols
contemplatedhereinorSeptember1,2014,whicheveroccursfirst.
3.PlacesofPublicAssemblyshallbepermittedonatemporarybasisasaprincipalor
accessoryuseinaB-3(HighwayBusiness)DistrictbyInterimUsePermit.
ADOPTED BY theMonticelloCityCouncilthis24thdayofFebruary,2014.
CITYOFMONTICELLO
_______________________________
ClintHerbst,Mayor
ATTEST:
______________________________
JeffO’Neill,CityAdministrator
CITYOFMONTICELLO
WRIGHTCOUNTY,MINNESOTA
RESOLUTIONNO.2014-015
Date:February24th,2014ResolutionNo.2014-015
MotionBy:SecondedBy:
ARESOLUTIONRECOMMENDINGTHEAPPROVALOFANINTERIMUSE
PERMITFORFAITHFAMILYLIFECENTER,APLACEOFPUBLICASSEMBLY
USE,INAB-3DISTRICT
WHEREAS,FaithFamilyLifeCenterhassubmittedanapplicationforaninterimordinanceto
permitaplaceofpublicassemblyviainterimusepermitintheB-3Districtat3939Chelsea
RoadWest;and
WHEREAS,aninterimordinancewillprovideanopportunityforthecitytostudythepotential
issuesandimpactofpermittingsuchuseinvariouszoningdistrictsinthecity;and
WHEREAS,thePlanningCommissionheldapublichearingonFebruary24,2014onthe
applicationandtheapplicantandmembersofthepublicwereprovidedtheopportunitytopresent
informationtothePlanningCommission;and
WHEREAS,thePlanningCommissionhasconsideredallofthecommentsandthestaffreport,
whichareincorporatedbyreferenceintotheresolution;and
WHEREAS,thePlanningCommissionoftheCityofMonticellomakesthefollowingFindings
ofFactinrelationtotherecommendationofapproval:
1.Theapplicantisproposingtolocatewithinanexistingbuildingthathasbeenvacantfor
sometime.
2.Allowinguseofthefacilityasaplaceofpublicassemblyforaninterimperiodwill
provideanopportunityforthecitytostudythepotentialissuesandimpactofpermitting
suchuseinvariouszoningdistricts.
3.Issuinganinterimusepermitforaplaceofpublicassemblywillgivetheapplicantan
opportunitytofurtherdefinetheirintendedactivitiesandassociatedfacilityneeds.
4.Conditionsofapprovalfortheinterimusepermitwillensurethattheproposedactivities
willbeincompliancewithordinancerequirements.
NOW,THEREFORE,BEITRESOLVED,bythePlanningCommissionoftheCityof
Monticello,MinnesotarecommendspassageofaninterimordinanceallowingPlacesofPublic
AssemblyonatemporarybasisasaprincipaloraccessoryuseinaB-3(HighwayBusiness)
DistrictbyInterimUsePermitandtoapproveaninterimusepermitforaPlaceofPublic
AssemblyinaB-3District.
ADOPTED this24thdayofFebruary2014,bythePlanningCommissionoftheCityof
Monticello,Minnesota.
MONTICELLOPLANNINGCOMMISSION
By:_______________________________
BradFyle,Chair
ATTEST:
______________________________
AngelaSchumann,CommunityDevelopmentDirector