Planning Commission Agenda 04-04-2017 (Joint Meeting)
AGENDA
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
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Tuesday, April 4, 2017 - 6:00 p.m.
Mississippi Room, Monticello Community Center
Special Joint Meeting
Mississippi Room - 5:00 PM
Concept Stage Planned Unit Development for Multi-Lot
Industrial Development
Applicant: Ken Spaeth
Commissioners: John Alstad, Brad Fyle, Sam Murdoff, Marc Simpson, Lucas Wynne
Council Liaison: Charlotte Gabler
Staff: Angela Schumann, Steve Grittman (NAC), Jacob Thunander, John Rued
ADMINISTER OATH OF OFFICE TO NEWLY APPOINTED MEMBER JOHN ALSTAD
1. General Business
A. Call to Order
B. Consideration of approving minutes
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a. Regular Meeting Minutes March 7, 2017
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b. Special Meeting Minutes March 7, 2017
C. Citizen Comments
D. Consideration of adding items to the agenda
2. Public Hearings
A. Public Hearing - Consideration of a request for Rezoning to Planned Unit
Development, a request for Development Stage Planned Unit Development for
Vehicle Sales and Rental, Auto Repair Minor, and Accessory Office and Retail
Uses in a B-3 (Highway Business) District
Applicant: FRHP Lincolnshire, LLC
3. Regular Agenda
A. Consideration of the Community Development Directors Report
B. Planned Unit Development Discussion
4. Added Items
5. Adjournment
SITE DESIGN
CIVIL ENGINEERING
NORTHWEST ASSOCIATED CONSULTANTS, INC.
__________________________________________________________________
4150 Olson Memorial Highway, Ste. 320, Golden Valley, MN 55422
Telephone: 763.957.1100 Website: www.nacplanning.com
MEMORANDUM
TO: Angela Schumann
Monticello Planning Commission
FROM: Stephen Grittman
DATE: March 29, 2017
RE: Monticello Spaeth Industrial PUD Concept Review
NAC FILE NO: 191.07 17.02
PLANNING CASE NO: 2017 - 010
Application. This memorandum reviews the elements of an Industrial Planned Unit
Development proposed by Ken Spaeth at Lot 2, Block 3, Oakwood Industrial Park, a 4.4
acre vacant parcel along the south side of Dundas Road. The parcel sits between the
Thein Well and Polycast Specialties buildings. The property is zoned I-2, Heavy
Industrial, as is property to the east, north, and west. To the south are a series of 2-
and 4-unit townhouse buildings, developed as Eagle Ridge, and zoned R-PUD.
The current proposal is for a PUD Concept Plan review, which is not a formal zoning
application, but is intended to provide the applicant an opportunity to get City feedback
on a potential development proposal prior to more formal zoning review and the
extensive supporting materials that such reviews require. The Planning Commission
and City Council will have the opportunity to review the project, ask questions of the
proposer, and provide comment as to the issues and elements raised by the project.
This memorandum provides an overview of the project, and will serve as an outline for
the discussion. No formal approval or denial is offered for a Concept Review.
Project Description. Mr. Spaeth has developed a concept plan which shows a series of
industrial buildings on eight separate parcels. Each building is 6,976 square feet in
area, for a cumulative total of 55,808 square feet of floor area. Because only the front
two parcels front on Dundas Road, with 6 parcels served by an internal private common
drive, the project requires PUD zoning.
The layout of the project relies on a perimeter drive that provides access to,
alternatively, parking areas serving the front access points of the buildings, then
common truck courts that provide truck access to the service sides of each building.
The par
including toward Dundas Road on the north, and toward a stormwater pond and then
the residential development to the south. The truck and service portions of each of the
buildings is internal to the project.
The project is anticipated to attract smaller individual industrial concerns that require
spaces for office, fabrication, repair, warehousing, and possibly, limited areas of
showroom. Occupants would have the opportunity to purchase individual lots subject to
the overall PUD and association management requirements. Each building has about
12 parking spaces allocated to their parcel, however, it will be necessary that the
parking and grounds will be commonly maintained under an association, so parking
quantities would be shared between parcels.
Buildings and Site Improvements. The proposer is suggesting engineered metal
buildings, which are permitted in the I-2 District. The District regulations state that
additional architectural finishes are required where facing a public street, and this
treatment would be beneficial facing the adjacent residential areas to the south as well.
In addition, the plans identify an area of stormwater management along the south
boundary of the property. Buffer requirements and landscaping will benefit the
screening and transition from industrial to residential areas. The orientation of the south
buildings by placing parking areas, rather truck service areas, will also minimize
conflicts between these two land uses. The plans otherwise utilize the entire project
area for building, parking, drive lane, landscaping, and truck loading areas. No outdoor
storage areas are proposed.
Summary. As noted, the Planning Commission and City Council provide comment and
feedback at the Concept Review level. City officials should identify any areas of
concern that would require amendment to avoid the potential for eventual denial, as well
as any elements of the concept that the City would find essential for eventual approval.
The staff notes above acknowledge that a significant amount of detail will be added as
the project proceeds to a more advanced stage of review.
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Building a legacy ǤƚǒƩ legacy. 701 Xenia Avenue South
Suite 300
Minneapolis, MN 55416
Tel: 763-541-4800
Fax: 763-541-1700
March 30, 2017
Ms. Angela Schumann
Community Development Director
City of Monticello
505 Walnut Street, Suite 1
Monticello, MN 55362
Re: Spaeth Industrial PUD Concept Plan Review
City Project No. 2017-010
WSB Project No. 02596-420
Dear Ms. Schumann:
We have reviewed the concept plan received on March 27, 2017 and offer the following
comments.
1. The proposed two access points from Dundas Road is adequate given the proposed site
use, traffic volumes on Dundas Road and alignment with existing access points.
2. Stormwater management for the site must provide volume control (i.e. infiltration) and
meet water quality requirement per the Citys stormwater checklist that has been provided to
the applicants engineer.
3. The applicant should identify where the proposed infiltration basin will discharge to.
4. A more detailed review will be completed when the applicant submits complete civil plans
and a stormwater management report.
Please give me a call at 763-271-3236 if you have any questions or comments regarding this
letter.
Thank you.
Sincerely,
WSB & Associates, Inc.
Equal Opportunity Employer
wsbeng.com
K:\\02596-420\\Admin\\Docs\\LTR-a-schumann-Spaeth PUD Concept 033017.docx
March 30, 2017
Page 2
Shibani K. Bisson, PE
City Engineer
cc: Steve Grittman, NAC
Enclosure
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K:\\02596-420\\Admin\\Docs\\LTR-a-schumann-Spaeth PUD Concept 033017.docx
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