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