Planning Commission Minutes 08-02-2016MINUTES
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
Tuesday, August 2nd, 2016
The regularly scheduled Planning Commission meeting of Tuesday, August 2nd, 2016
recessed to 6 :00 PM on Tuesday. August 16th, 2016
Mississippi Room, Monticello Community Center
Present: Brad Fyle, Linda Buchmann, John Falenschek, Marc Simpson
Council Liaison: Lloyd Hilgart
Absent: Sam Murdoff
Staff- Angela Schumann, Steve Grittman (NAC), Jacob Thunander, John Rued
1. General Business
A. Call to Order
Chairman Fyle called the recessed meeting to order at 6:00 p.m.
B. Consideration of approving minutes
a. Regular Meeting Minutes — July 5th, 2016
BRAD FYLE MOVED TO APPROVE THE REGULAR MEETING
MINUTES OF JULY 5TH, 2016. MOTION SECONDED BY MARC
SIMPSON. MOTION CARRIED, 4 -0.
b. Recessed Regular Meeting Minutes — July 6th, 2016
MARC SIMPSON MOVED TO APPROVE THE RECESSED
REGULAR MEETING MINUTES OF JULY 6TH, 2016. MOTION
SECONDED BY LINDA BUCHMANN. MOTION CARRIED, 4 -0.
C. Citizen Comments
NONE.
D. Consideration of adding items to the agenda
Angela Schumann requested adding to Item 3.D. the introduction of Jacob
Thunander, Community and Economic Development Assistant and
recognition of Commissioner John Falenschek for his service to the Planning
Commission. Schumann also asked to remove Items 3.B. and 3.C. as those
items will be handled by the City Council.
2. Public Hearings
A. Public Hearing — Consideration of a request for amendment to the
Monticello Zoning Ordinance, Chapter 5, Section 2 - Use - Specific
Standards for regulations relating to Recycling & Salvage Centers, a
request for Conditional Use Permit for Recycling & Salvage Center, and
a request for Conditional Use Permit for Vehicular Use Area Design for
Deferred Parking and Curbing requirements.
Applicant: Budd, Stephen
B. Public Hearing — Consideration of a request for amendment to the
Monticello Zoning Ordinance, Chapter 5, Section 2 - Use - Specific
Standards for regulations relating to Recycling & Salvage Centers, a
request for Conditional Use Permit for Recycling & Salvage Center, a
request for Conditional Use Permit for Vehicular Use Area Design for
Deferred Parking and Curbing requirements, and a request for
Administrative Lot Combination.
Applicant: Budd, Stephen
Steve Grittman, City Planner, provided an overview of the applications
surrounding the current use and the proposed expansion to the IRT properties
located along Fallon Avenue and Dundas Road. Grittman suggested
combining Items 2.A. and 2.B. as both were relative to the same application.
The motions will be taken individually.
Grittman provided an overview of the two IRT sites. The Dundas site is
currently being used for office space, sorting and collection of recyclable
materials (indoors), paved and unpaved parking, and outdoor storage. The
Fallon site is being used for office /customer service transactions, commercial
truck scale, retail customer scale, sorting and storage of recyclable materials
(indoors), and paved and unpaved parking.
Grittman summarized the applicants proposed changes to the Monticello
Zoning Ordinance Chapter 5, Section 2:
a. The center shall be on a parcel with an area of at least five acres
The applicant proposes a four -acre lot size to accommodate the size of
the Fallon property
c. Except for a freestanding office, no part of the center shall be located
within 50 feet of any property line.
The applicant is seeks a reduction in this setback to 15 feet to
accommodate operations on the existing property.
e. All outdoor storage ages shall be surrounded by a solid fence or wall
that is at least eight feet high, located no less than 100 feet from any
public right -of -way, and located no less than 50 feet from any adjacent
property.
The applicant proposes to reduce this separation to 30 feet from the
right -of -way, and 15 feet from adjacent property.
f. Recyclable materials shall be contained within a leak -proof bin or
trailer, and not stored on the ground.
The applicant proposes to eliminate this provision, suggesting instead
reliance on the Minnesota Pollution Control Agency (MPCA)
stormwater permitting process for 'ferrous and non-ferrous "
materials.
g. Only limited sorting, separating, or other processing of deposited
materials shall occur on the site.
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The applicant suggests deletion of this section, noting that the
significant majority of the operation involves sorting, separation, and
processing. It is noted that household biodegradable wastes could still
be subject to this provision if an exception is made for the types of
materials handled by the applicants business.
h. There shall be no collection or storage of hazardous or biodegradable
wastes (as described by the MPCA) on the site.
The applicant proposes adding a certification provision to allow the
handling of hazardous waste materials.
Grittinan stated the applicant has applied for conditional use permits for both
sites on Fallon Avenue and Dundas Road. The conditional use pen-nits for
both sites include a CUP for the Recycling and Salvage use, and a CUP for
deferred paving and curbing of required parking areas. Grittman provided an
overview of the proposed site improvements to both the Fallon site and Dundas
site.
The proposed Fallon site improvements include:
• Relocating the truck scale from south Fallon Avenue driveway to the
north, and moving it further into the interior of the site to allow
stacking of truck traffic off of the street.
Establishing a circulation pattern in which traffic enters the Fallon site
form the north. Truck traffic would continue to the scale, then around
the building to unload, exiting the site at the south entrance. Some of
this traffic may exit the site and cross Fallon Avenue to the Dundas site
to unload.
• General public traffic would enter the north access drive, then turn
south to weigh and park on the north side of the building. This area
would be paved and curbed in accordance with the requirements of the
zoning ordinance. Exiting public traffic would travel south to the south
driveway. The middle driveway of the three existing on the Fallon site
would be eliminated to better control circulation and access.
The proposed Dundas site improvements include:
• Retain the existing driveway to customer and employee parking on
Dundas Road.
• Retain the existing driveway for loading/unloading trucks along Fallon
Avenue.
• Defer paving of the auxiliary gravel parking area west of the main
parking lot off of Dundas.
• Expand and fence the open storage area, retaining the gravel surface.
• (Future Phase) Add access from Dundas for trucks along the west line
of the property, to cross the north side of the Dundas site to the north
Fallon access.
The applicant proposes the following deferrals:
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Paving and curbing of existing auxiliary parking area on the Dundas
site.
• Paving through the truck circulation on the Fallon site.
• Paving of open storage area on the Dundas site.
Grittman then provided an overview of staff recommendations of approval and
identified conditions presented in Exhibit Z. The proposed improvements
timeline includes:
1. Paving the parking area on the Dundas site - 2017,
2. Paving the truck circulation areas on the Fallon site - 2018, and
3. Paving the open storage (or compliance with the storage container
requirements for open storage) - 2019.
Chairman Fyle asked if the business is currently in compliance. Grittman
stated that the existing use is not in compliance with existing code. There was a
conditional use permit issued for a portion of the area, but the business has
currently expanded outside of the code.
Chairman Fyle asked about access points on the north portion of the Fallon
site. Grittman indicated the proposal is to include an access point along Fallon
Avenue, with a future proposal for a curb cut to be placed adjacent to the
Dundas site to aid in circulation of truck traffic. One of the existing access
points along Fallon will be closed with the proposed improvements. Two
access points will remain on the Fallon site onto Fallon Avenue.
Chairman Fyle opened the public hearing and requested the applicant to
address concerns and conditions identified in Exhibit Z.
Stephen Budd, IRT, stated the largest benefit to his proposal is moving the
truck scale and removing truck parking from the street. Budd addressed
concerns with paving including the feasibility and timeline. He also noted that
if paving of the Dundas storage site is required, it will need to be concrete
would need given the type and number of the vehicles that would be driving
through. He asked that Class 11 gravel be placed instead of concrete due to the
relatively lower cost. Budd also noted that the existing Fallon site does include
outdoor storage at present, and confirmed that the condition for prohibiting
outdoor storage should relate to the new expansion area on the north lot.
Chairman Fyle noted concern with traffic and suggested having truck
operations all on one lot. Budd stated that there would be a staging area for six
trucks to be on the site at a time on the Fallon side. Grittman confirmed that
IRT has worked with staff to develop a configuration which provided as much
staging as possible on the Fallon site.
Bill Demeules, 524 Pine Street, indicated concerns with outdoor storage as it
relates to stormwater management and pollution control and the proposed
reduced setback to 15 feett from adjacent properties. He noted that the current
ordinance provides for best practices for the proposed use and encouraged the
Commission to retain those provisions related to storage and setbacks.
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Jay Morrell, 1401 Fallon Avenue, cautioned the Planning Commission, noting
concerns with traffic and parking along Dundas Avenue and debris tracking
from vehicles. Chairman Fyle noted that Class II gravel does produce dust and
will track onto the adjacent streets.
Budd responded to concerns from neighboring businesses. He stated that IRT
hires auditors to inspect indoor and outdoor storage twice a year to ensure all
operations are following regulations.
Council Member Hilgart questioned the hazardous waste proposals the
applicant made, enforcement of deferrals, and outdoor storage setbacks.
Hearing no other comments, the public hearing was closed.
Decision 1. Zoning Ordinance Amendment to Section 5.2 (G) (12)
amending the requirements for Recycling and Salvage uses in the
Industrial zoning districts.
LINDA BUCHMANN MOVED TO ADOPT RESOLUTION NO. PC -2016-
028 RECOMMENDING ADOPTION OF ORDINANCE NO. 652 FOR
AMENDMENT TO THE MONTICELLO ZONING ORDINANCE FOR
STANDARDS REGULATING RECYCLING AND SALVAGE USES,
BASED ON FINDINGS IN SAID RESOLUTION. JOHN FALENSCHEK
SECONDED THE MOTION. MOTION CARRIED, 3 -1 WITH BRAD FYLE
VOTING AGAINST.
Decision 2. Conditional Use Permit for Recycling and Salvage for the
Dundas site.
LINDA BUCHMANN MOVED TO ADOPT RESOLUTION PC- 2016 -029
RECOMMENDING APPROVAL OF THE CONDITIONAL USE PERMIT
FOR RECYCLING AND SALVAGE USES FOR IRT AT THE DUNDAS
SITE, SUBJECT TO THE PROVISIONS OF EXHIBIT Z, AND BASED ON
FINDINGS IN SAID RESOLUTION. MARC SIMPSON SECONDED.
MOTION CARRIED, 3 -1 WITH BRAD FYLE VOTING AGAINST.
Decision 3. Conditional Use Permit for Recycling and Salvage for the
Fallon site.
LINDA BUCHMANN MOVED TO ADOPT RESOLUTION PC- 2016 -030
RECOMMENDING APPROVAL OF THE CONDITIONAL USE PERMIT
FOR RECYCLING AND SALVAGE USES FOR IRT AT THE FALLON
SITE, SUBJECT OT THE PROVISIONS OF EXHIBIT Z, AND BASED ON
FINDINGS IN SAID RESOLUTION. JOHN FALENSCHEK SECONDED
THE MOTION. MOTION CARRIED, 3 -1 WITH BRAD FYLE VOTING
AGAINST.
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Decision 4. Conditional Use Permits for Deferral of Pavement and
Curbing at the Dundas site.
LINDA BUCHMANN MOVED TO ADOPT RESOLUTION NO. PC -2016-
029 RECOMMENDING APPROVAL OF THE CONDITIONAL USE
PERMIT FOR DEFERRAL OF PAVING REQUIREMENTS FOR IRT AT
THE DUNDAS SITE, SUBJECT TO THE PROVISION S OF EXHIBIT Z,
AND BASED ON FINDINGS IN SAID RESOLUTION. JOHN
FALENSCHEK SECONDED THE MOTION. MOTION CARRIED, 3 -1
WITH BRAD FYLE VOTING AGAINST.
Decision 5. Conditional Use Permit for Deferral of Pavement and Curbing
at the Fallon site.
LINDA BUCHMANN MOTIONED TO ADOPT RESOLUTION NO. PC-
2016 -030 RECOMMENDING APPROVAL OF THE CONDITIONAL USE
PERMIT FOR DEFERRAL OF PAVING REQUIREMENTS FOR IRT AT
THE FALLON SITE, SUBJECT OT THE PROVISIONS OF EXHIBIT Z,
AND BASED ON FINDINGS IN SAID RESOLUTION. MARC SIMPSON
SECONDED THE MOTION. MOTION CARRIED, 3 -1 WITH BRAD FYLE
VOTING AGAINST.
EXHIBIT Z
Budd, Stephen — Integrated Recycling Technologies and Platinum Technologies
219 Dundas Road and 9696 Fallon Avenue
Legal: Lot 6, Block 2, Oakwood Industrial Park; and Lots 2 and 3, Block 1, Monticello
Commerce Center 5th Addition
Adoption of the proposed zoning amendment, Ordinance No. 635, incorporating the
following modifications to the applicant's proposed text:
a. Permit open storage of materials on the ground, only when paved.
b. Accommodate reduced setbacks, provided buffering requirements are met.
2. Construct the improvements to both sites consistent with the approved site plan,
including an updated plan showing truck/trailer parking on the Dundas site.
3. Prepare and submit a revised landscaping plan as noted in the report to meet the
buffer planting requirements.
4. Incorporate a timeline for future pavement improvements, as follows:
a. Pave Dundas parking by 2017
b. Pave Fallon truck circulation by 2018
c. Pave Dundas open storage by 2019
5. Provide the City with all documentation and correspondence with the MPCA for
industrial stormwater permit to ensure compliance with the permit per the City's
Illicit Discharge Ordinance, and incorporation of mitigation or correction measures
required to meet MPCA standards and requirements.
6. Provide screening fencing as proposed on the plans to Fallon north and east
boundaries.
7. All future parking and circulation changes not included in the approved deferrals to
be paved at time of installation.
8. No outdoor storage on the Fallon site.
9. Any expansion of outdoor storage on the Dundas site will require an amendment to
Conditional Use Permit.
10. Truck parking/storage to be on an improved surface, or within the screened storage
enclosure.
11. Compliance with the terms of the City Engineer's report.
12. Completion of lot combination on Fallon site, along with vacation of internal DU
easements, or execution of an encroachment agreement for improvements lying
within the easement.
13. Provide an updated survey of the Dundas site at the time of the parking lot paving.
14. Provide an updated survey on the Fallon site with the first phase improvements.
15. Provide an updated site plan showing truck circulation.
16. Other staff comments and recommendations.
C. Public Hearing — Consideration of a request for amendment to the
Monticello Zoning Ordinance, Chapter 5, Section 3 — Accessory Uses,
opting out of the provisions for Temporary Health Care Dwellings as
defined by, and provided for in, ININ Statutes Section 462.3593.
Applicant: City of Monticello
Steve Grittman, City Planner, discussed the proposed zoning ordinance
amendment regarding temporary health care dwellings. He stated these
dwellings could be placed on a property for up to one year and house one
individual. City staff recommended opting out of this ordinance. Grittman
noted most communities are opting out of the ordinance.
Chairman Fyle opened up the public hearing. Hearing none, the public hearing
was closed.
JOHN FALENSCHEK MOVED TO ADOPT RESOLUTION NO. PC -2016-
031 OPTING OUT OF THE MN STAT. 462.3593 RELATING TO
TEMPORARY FAMILY HEALTH CARE DWELLINGS, BASED ON
FINDINGS IN SAID RESOLUTION. LINDA BUCHMANN SECONDED
THE MOTION. MOTION CARRIED, 4 -0.
3. PtegOar Agenda
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A. Consideration to adopt Resolution No. PC- 2016 -031, a Resolution finding
that the proposed acquisition of Certain Land (a portion of parcel by the
City of Monticello as co -owner for Park Purposes is consistent with the
City of Monticello Comprehensive Plan
Angela Schumann stated that State Statute requires the Planning Commission
review any acquisitions or conveyances of public property for confonnance to
the comprehensive plan. The Planning Commission was asked to consider a
resolution for comprehensive plan confonnance for 3 acres of property
associated with the Bertram Chain of Lakes Regional Park as it directly
impacts management of the shoreline. The property owner has indicated they
are interested in selling this parcel for inclusion of the park. It was understood
that the parcel is outside of the MOAA boundary, however the comprehensive
plan does recognize the park as an important asset to the City of Monticello
and that acquisition and development of the park is a priority for the City.
JOHN FALENSCHEK MOVED TO ADOPT RESOLUTION NO. PC -2016-
032, A RESOLUTION FINDING THAT THE PROPOSED ACQUISITION
OF CERTAIN LAND BY THE CITY OF MONTICELLO FOR PARK
PURPOSES IS CONSISTENT WITH THE CITY OF MONTICELLO
COMPREHENSIVE PLAN. LINDA BUCHMANN SECONDED THE
MOTION. MOTION CARRIED, 4 -0.
B. Consideration to adopt Resolution No. PC- 2016 -032, a Resolution finding
that the proposed sale of Certain Land (PID # 155010029020) by the City
of Monticello for commercial purposes is consistent with the City of
Monticello Comprehensive Plan
ITEM WAS REMOVED FROM THE REGULAR AGENDA.
C. Consideration to adopt Resolution No. PC- 2016 -033, a Resolution finding
that the proposed sale of Certain Land (PID # 155010050011) by the City
of Monticello for residential purposes is consistent with the City of
Monticello Comprehensive Plan
ITEM WAS REMOVED FROM THE REGULAR AGENDA.
D. Consideration of the Community Development Directors Report
Angela Schumann thanked Commissioner Falenschek for his service and time
on the Planning Commission. Schumann stated the position has been posted
and welcomed applications from the public. She also requested that a special
meeting be held prior to the next Planning Commission meeting on September
6°i to appoint the new commissioner.
Schumann also welcomed and introduced Jacob Thunander, Community and
Economic Development Assistant, to members of the Planning Commission.
4. Added Items
NONE.
5. Adjournment
LINDA BUCHMANN MOVED TO ADJOURN THE MEETING AT 7:41 P.M. MARC
SIMPSON SECONDED THE MOTION. MOTION CARRIED, 4 -0.
Recorder: Jacob Thunander
Approved: September 6, 201§,
Attest:
Angela Sc m nn, C�mmunity Development Director
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