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Planning Commission Minutes 12-06-2016MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, December 6th, 2016 - 6:00 p.m. Mississippi Room, Monticello Community Center Present: Brad Fyle, Sam Murdoff, Marc Simpson, Lucas Wynne Absent: Linda Buchmann Council Liaison: Charlotte Gabler Staff. Angela Schumann, Steve Grittman (NAC), Jacob Thunander, John Rued 1. General Business A. Call to Order Brad Fyle called the regular meeting of the Monticello Planning Commission to order at 6:00 p.m. B. Consideration of approving minutes a. Regular Meeting Minutes — November 1St, 2016 SAM MURDOFF MOVED TO APPROVE THE REGULAR MEETING MINUTES FROM NOVEMBER 11T, 2016. MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED 4 -0. b. Special Meeting Minutes — November 14th, 2016 MARC SIMPSON MOVED TO APPROVE THE SPECIAL MEETING MINUTES FROM THE NOVEMBER 14TH, 2016. SAM MURDOFF SECONDED THE MOTION. MOTION CARRIED, 4 -0. C. Citizen Comments None. D. Consideration of adding items to the agenda Council Liaison Gabler asked that a short discussion about overnight parking at Broadway Market be added to the agenda. 2. Public Hearings A. Public Hearing — Consideration of a request for Variance to the front and rear yard setback for an attached accessory use garage in an R -2 (Sungie and Two Family Residential) District. Applicant: Daniel L. & Christine R. Stevens Angela Schumann stated the applicants withdrew their application and no action by the Planning Commission was needed. Schumann stated the applicants are considering alternative options and will submit an application at a future date if required. B. Public Hearing — Consideration of a request for Conditional Use Permit for vehicle sales and rental, a request for Conditional Use Permit for auto repair minor, a request for Conditional Use Permit for open sales display, a request for Rezoning from B -4 (Regional Business) to B -3 (Highway Business), and a request for variance for automobile repair minor beyond the front building line. Applicant: Larson Building Inc. Steve Grittman — NAC, began by explaining about the existing conditions of the Moon Motorsports site. He stated the property currently is zoned B -4 (Regional Business District) with an existing building of 24,493 square feet. The site's principle use is for motorsports vehicle sales /service, with an indoor showroom and outdoor display. The accessory uses of the site include an enclosed, outdoor storage facility and a test track. Grittman then reviewed the proposed expansion of the site. These improvements include a building addition of 8,230 square feet to the west, expanded shipping/receiving storage to the south, and relocation of a test track to avoid encroachment on the adjoining property. With such improvements, Grittman discussed the proposed land use applications starting with rezoning the parcel from B -4 to B -3 (Highway Business). He noted the B -3 District was specifically set up to accommodate motor vehicle related uses and that the principal Vehicle Sale and Rental use would not be allowed in a B -4 District under expected future changes to the zoning ordinance. In addition, the Comprehensive Plan identifies the parcel as "Places to Shop" and would accommodate the rezoning to a B -3 District. The Conditional Use Permits proposed include vehicle sales and rental; vehicle minor repair; outdoor /open vehicles sales and display; and accessory commercial recreation — outdoor. The proposed expansion meets each of the requirements for these Conditional Use Permits, with the exception of outdoor storage of vehicles in front of the building line, which would require a variance. Staff believes the variance request would be appropriate as it is a reasonable use of the property and contains unique conditions. These unique conditions include frontage on I -94, which would constitute a much more visible storage area; appropriate screening minimizes impact of views from Chelsea Road; and the proposed location better meets the intent of the Zoning Ordinance, to minimize impacts of outdoor storage uses. Grittman reviewed the Exhibit Z proposed conditions of the Conditional Use Permits and welcomed questions by the Planning Commission. Brad Fyle asked why several properties along Chelsea Road have been rezoned. Grittman said when the area was first developed, the City was under a different zoning ordinance. This ordinance allowed some rollover between the B -3 and B -4 Districts and allowed greater flexibility for land use. More recently, an effort has been made, for the B -3 and B -4 Districts to become more specific. Grittman added that many B -4 lots are available to the west of the Moon Motorsports site. Council Liaison Gabler asked for clarification of the legal, non - conforming uses on the Moon Motorsports site. Grittman stated that an outdoor storage area for parts exists, and they are not planning on changing that condition. Gabler also asked why there was no landscaping on the west of the site. Grittman stated there wouldn't be additional benefit of adding landscaping to that area as there are trees lining the west of the site along the adjacent property. Brad Fyle opened the public hearing and asked the applicant to explain about the parking lots. Andy Larson, Larson Building, Inc., explained that the south parking lot would primarily be used for employee parking. This would free up space along the east and north parking lots for customers. Larson said they also plan on having directional signage on the site and to widen the northeast corner radius to make it more obvious of the front of the store and better direct customers. Joel Erickson, Moon Motorsports, stated the parking lot to the east was primarily designed for truck and trailer parking. Joel said there are a lot more employees working at the facility and they are trying to consolidate employee parking to the south lot. Council Liaison Gabler asked the type of vehicle repair that would occur on site. Erickson commented that when the building was designed in 2007, they were originally selling and servicing mostly two wheel motorcycles and ATV's, but due to the size and popularity of side -by -side utility vehicles, an expansion is necessary. Currently, there is equipment that does not fit behind the screened area and is in the open. Council Liaison Gabler asked about the track. Erickson stated they never formally designated a space to test their equipment. Due to the lack of open space to test these vehicles, they have used the vacant property to the west. Erickson stated the track would only be used for testing and demonstration. Council Liaison Gabler also asked if there would be any bulk fuel storage on site. Erickson stated nothing additional for bulk fuel storage besides what is currently on the property. Brad Fyle asked the applicant if they reviewed the Exhibit Z comments. Erickson stated compliance with those terms. Hearing no further comments, Brad Fyle closed the public hearing. Decision 1. ]Resolution No. PC- 2016 -041, Rezone from B -4, Regional Business District to B -3 Highway Business District MARC SIMPSON MOVED TO ADOPT RESOLUTION NO. PC- 2016 -041, RECOMMENDING APPROVAL OF THE REZONING, BASED ON THE FINDINGS IN SAID RESOLUTION. SAM MURDOFF SECONDED THE MOTION. MOTION CARRIED, 4 -0. Decision 2. Resolution No. PC 2016 -042, Conditional Use Permits for (A) vehicle sales and rental, (B) Minor Vehicle Repair, (C) Open Sales and Display, and (D) Accessory Outdoor Commercial — Entertainment / Recreation. SAM MURDOFF MOVED TO ADOPT RESOLUTION NO. PC- 2016 -042, RECOMMENDING APPROVAL, BASED ON THE FINDINGS IN SAID RESOLUTION, AND THE CONDITIONS ATTACHED TO THIS STAFF REPORT AS EXHIBIT Z. MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED, 4 -0. Decision 3. Resolution No. PC- 2016 -043, Variance to allow vehicle service in the front of the builffing MARC SIMPSON MOVED TO ADOPT RESOLUTION NO. PC- 2016 -043, APPROVING THE VARIANCE, BASED ON THE FINDINGS IN SAID RESOLUTION AND THE CONDITIONS ATTACHED TO THIS STAFF REPORT AS EXHIBIT Z. SAM MURDOFF SECONDED THE MOTION. MOTION CARRIED, 4 -0. EXIIIBIT Z Conditions of Approval Moon Motorsports 3360 Chelsea Road Lot 1, Block 2, Otter Creek Crossing PID: 155 -177- 001010 1. The applicants shall provide a narrative that describes how vehicles will enter and exit the service area. 2. The landscaping plan shall be modified to move (or replant) the existing evergreen tree buffer along the outdoor storage fence line facing Chelsea Road. 3. The applicant shall provide a narrative detailing the efforts to control dust and drainage that may be generated by use of the "test track ". 4. The approvals granted under these resolutions do not factor future changes or additions, which shall separate review and approvals under the applicable regulations at the time of the change. 5. The applicant shall comply with the terms of the City Engineer's letter dated November 30"', 2016. 6. The applicant has identified a future building beyond the current improvements to the site. The future building addition and the current improvements will create more than 1 acre of new impervious surface, therefore if a future building addition does occur, the infiltration basins will likely need to be enlarged to meet City and the MN Stormwater Manual volume reduction standards at that time. 7. Comments and recommendations of other City staff. Public Hearing — Consideration of a request for amendment to the Monticello Zoning Ordinance, Chapter 5, Section 1 for amendment to regulations for Vehicle Sales and Rental in the B -4 (Regional Business) District and Chapter 5, Section 1 for regulations for Accessory Use Auto Repair — Minor in the B -4 (Regional Business District). Applicant: City of Monticello Angela Schumann explained that staff has been reviewing some of the recent land use applications, especially those located along the Chelsea Road corridor, for deeper analysis of the B -3 and B -4 District as it relates to principal and accessory uses for vehicle oriented uses. The Planning Commission was asked to look at two provisions in the code for amendment. They included removing vehicles sales and rental as an allowable principal use of the B -4 (Regional Business) District and the addition of auto repair minor as an allowable conditional, accessory use to the B -4 District. Schumann reminded the Planning Commission of the recodification of the Zoning Ordinance in 2011. Prior to the recodification, the Zoning Ordinance was set up in a cascading manner, where if something was allowed in the B -2 District, for example, it was allowed in the B -3 District. In the recodification, some of the cascading of uses was brought through to the current ordinance. Staff believe this cascading effect may have inadvertently led to the inclusion of vehicle sales and rental as a principal use in the B -4 District. In the prior recodification, vehicle sales and rental was not allowed as a principal use in the B -4 District. Staff believes it was an error and that vehicle sales and rental uses are most appropriate in the B -3 District. The B -3 District purpose statement, according to the Zoning Ordinance, is intended to provide for and limit the amount of vehicle oriented uses, leaving the more traditional commercial uses to the remaining B districts. The B -4 district is more intended to be used for traditional shopping centers, where the building is primarily the use rather than open space. The B -3 Districts are clustered geographically along collector routes or intersections of collectors and highways. In addition, the prior codification of the zoning ordinance allowed a broader class of accessory uses and it was labeled "Motor Fuel Station ", Auto Repair Minor and "Tire and Battery Stores and Service" as a conditional, accessory use within the B -4. Under the recodification, these uses were not allowed as conditional, accessory uses under the B -4. Staff believes that was an error. Schumann stated examples of Walmart and Mills Fleet Farm having "auto repair minor" as an accessory use in the B -4 District. Brad Fyle opened the public hearing. Hearing no comments, Brad Fyle closed the public hearing. Sam Murdoff asked if this proposed change would have any effects on the current businesses. Schumann stated implications to Moon Motorsports, if the City Council denied their request for rezoning. Schumann stated that many of the occupied parcels along Chelsea Rd. primarily consist of vehicle oriented uses. The conditional accessory use for minor auto repair would correct nonconformities throughout the City. SAM MURDOFF MOVED TO ADOPT RESOLUTION NO. PC- 2016 -044, A RESOLUTION RECOMMENDING THE AMENDMENTS TO THE MONTICELLO ZONING ORDINANCE FOR REGULATIONS FOR VEHICLE SALES AND RENTAL IN THE B -4 (REGIONAL BUSINESS) DISTRICT AND CHAPTER 5, SECTION 1 FOR REGULATIONS FOR ACCESSORY USE AUTO REPAIR — MINOR IN THE B -4 (REGIONAL BUSINESS DISTRICT). LUCAS WYNNE SECONDED THE MOTION. MOTION CARRIED, 4 -0. 3. Regular Agenda A. Consideration to adopt Resolution No. PC- 2016 -045, 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 Angela Schumann stated the Planning Commission was asked to consider a resolution relating to the sale of property located at 349 West Broadway by the City of Monticello EDA. The resolution asks for the consideration in the conveyance of property as it relates to the comprehensive plan. The parcel is located along the CCD (Central Community District) and has been vacant since 2008. The EDA purchased the site for redevelopment and received an offer to be revitalized into a chiropractic office. Schumann noted the alignment of the business being a "Personal Service ", as required by the Zoning Ordinance in the CCD District. She added the redevelopment would have to meet all of the requirements of the Zoning Ordinance if the EDA accepted the sale of the property. Schumann also cited the Comprehensive Plan and Embracing Downtown plan relative to the redevelopment of the site, noting an alignment with the goals and objectives of those plans. The recommendation of the Planning Commission would go forward to the EDA during their regular meeting on December 10, 2016. Marc Simpson asked if there was adequate parking on site. Schumann confirmed, stating the site could be reconfigured to allow adequate parking. If building modifications occurred, changes to the parking area may need to occur. SAM MURDOFF MOVED TO ADOPT RESOLUTION NO. PC- 2016 -045, A RESOLUTION FINDING THAT THE PROPOSED SALE OF CERTAIN LAND BY THE CITY OF MONTICELLO EDA FOR COMMERCIAL PURPOSES IS CONSISTENT WITH THE CITY OF MONTICELLO COMPREHENSIVE PLAN. MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED, 4 -0. B. Consideration of Draft 2017 Planning Commission Workplan Angela Schumann reminded the Planning Commission that this item was discussed at the prior regular scheduled meeting. Staff were asked to put together a draft 2017 work plan and to consult the Planning Commission for feedback. Feedback was received from Council Liaison Gabler and Sam Murdoff. The work plan was set out with a 2017 Statement, followed by action steps for the coming year. Schumann suggested three areas to focus on, which included the Comprehensive Plan, Zoning Ordinance, and Research Topics (detailed below). She also noted some research topic areas suggested for the coming year. Schumann stated that the approved, recommended work plan would need the approval of the City Council. This is done for the City Council to be aware of discussion areas of the Planning Commission. Sam Murdoff asked if the research topics were a part of the plan or simply suggestions. Schumann stated they would be brought forward as research to the Planning Commission as time allows. Lucas Wynne expressed interest in the "zoning for air bed and breakfasts" being a higher priority. Council Liaison Gabler expressed interest in having "zoning for food trucks" as a higher priority. SAM MURDOFF MOVED TO ADOPT THE 2017 WORK PLAN WITH NOTED MODIFICATIONS TO THE RESEARCH TOPICS PRIORITIES. LUCAS WYNNE SECONDED THE MOTION. MOTION CARRIED, 4 -0. C. Consideration of a recommendation for 2017 Planning Commission appointments. Angela Schumann noted Brad Fyle and Marc Simpson's terms will end in December, with both indicating willingness to serve another term. The recommendation of appointments will be subject to the approval of the City Council on January 9t', 2017. Brad Fyle and Marc Simpson confirmed willingness to continue on the Planning Commission. LUCAS WYNNE MOVED TO RECOMMEND THE APPOINTMENT OF COMMISSIONERS FYLE AND SIMPSON FOR A THREE -YEAR TERM ON THE PLANNING COMMISSION. MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED, 4 -0. Brad Fyle asked if they would need to wait until after the City Council Meeting to participate on the Planning Commission. Schumann confirmed, but said no formal land use applications have been received for January. D. Consideration of recommendation regarding 2017 Planning Commission schedule. Angela Schumann noted the July, 2017 Planning Commission Meeting falls on a holiday and would need to be rescheduled. SAM MURDOFF MOVED TO RECOMMEND THE REGULAR JULY MEETING OF THE PLANNING COMMISSION BE SCHEDULED FOR THE 11TH OF JULY, 2017. MARC SIMPSON SECONDED THE MOTION, MOTION CARRIED, 4 -0. Council Liaison Gabler asked if there would be any conflicts with elections dates for 2017. Schumann stated she wasn't aware of any conflicts, but would bring them forward if appropriate. E. Consideration of the Community Development Directors Report Angela Schumann explained that the City was notified of a public meeting for the relocation of the Monticello Post Office from 331 West Broadway to the Carrier Annex Building located at 206 East 7th Street. The Public Meeting is being held at 6 P.M. on December 7th, 2016 at the Monticello Community Center. Schumann noted that Planning Staff are attending that public hearing and an update will be heard at the next Planning Commission Meeting. Brad Fyle asked if any changes were occurring to the site. Schumann stated at this time, the City has not been approached for any site or building modifications. 4. Added Items Broadway Market Overnight Parking Angela Schumann stated staff would verify any nonconformities or violations of that property. Council Liaison Gabler asked if something could be done, such as signs, so that people know overnight parking is not allowed. 5. Adjournment MARC SIMPSON MOVED TO ADJOURN THE MEETING AT 7:18 P.M. SAM MURDOFF SECONDED THE MOTION. MOTION CARRIED, 4 -0. Recorder: Jacob Thunander Approved: January 3, 2016 Attest: Angela Sc L nn, ommunity Development Director