Planning Commission Minutes 04-04-2017MINUTES
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
Tuesday, April 4th, 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
Present: John Alstad, Brad Fyle, Sam Murdoff, Marc Simpson
Absent: Lucas Wynne
Council Liaison: Charlotte Gabler
Staff Angela Schumann, Steve Grittman (NAC), John Rued
ADMINISTER OA'T'H OF OFFICE TO NEWLY APPOINTED MEMBER — JOHN
ALSTAD
BRAD FYLE ADMINISTERED THE OATH OF OFFICE FOR NEWLY APPOINTED
MEMBER JOHN ALSTAD.
1. General Business
A. Call to Order
Chairman Brad Fyle called the meeting to order at 6:00 p.m.
B. Consideration of approving minutes
a. Regular Meeting Minutes — March 7th, 2017
MARC SIMPSON MOVED TO APPROVE THE REGULAR
MEETING MINUTES OF MARCH 7TH, 2017. MOTION
SECONDED BY SAM MURDOFF. MOTION CARRIED, 3-0-1
WITH JOHN ALSTAD ABSTAINING.
b. Special Meeting Minutes — March 7th, 2017
MARC SIMPSON MOVED TO APPROVE THE SPECIAL
MEETING MINUTES OF MARCH 7TH, 2017. MOTION
SECONDED BY SAM MURDOFF. MOTION CARRIED, 3-0-1
WITH JOHN ALSTAD ABSTAINING.
C. Citizen Comments
None.
D. Consideration of adding items to the agenda
None.
2. Pu blllc 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
Brad Fyle noted that the applicant had withdrawn their request at the time.
Steve Grittman stated that the applicant instead requested tabling action on their
item. Grittman suggested to open and continue the public hearing to the next
regular Planning Commission meeting. He also suggested tabling action until the
next meeting.
Brad Fyle opened the public hearing. Hearing no comments, Fyle requested a
motion to continue the public hearing at the next regular meeting. SAM
MURDOFF MOVED TO CONTINUE THE PUBLIC HEARING TO THE
NEXT REGULAR PLANNING COMMISSION MEETING ON MAY 2ND
2017. MARC SIMPSON SECONDED THE MOTION. MOTION SECONDED,
4-0.
Brad Fyle asked if there were any rules for how long an applicant could request
tabling action. Grittman explained that there is not a specific rule in place,
however staff would check in with the applicant to understand their plans in
moving forward.
3. Regular Agenda
A. Consideration of the Community Development Directors Report
Angela Schumann provided the Community Development Directors Report and
mentioned the Government Training Services Land Use Workshops. Schumann
stated that a budget is set aside for such trainings and that any Planning
Commissioner that was interested in attending should contact her. She encouraged
the Planning Commission to visit the Government Training Services website to
see the different trainings they offer throughout the year.
Brad Fyle asked about the Cruiser's site and if there was a time limit that a fuel
station could stay vacant. John Rued indicated that they applied for a permit to
remove the canopy and tanks from the site. He stated that at this time, the
property owner had no intentions of removing the building from the site.
Schumann stated that a Conditional Use Permit was issued for the site and that
any land use changes to the site would require a new application.
Charlotte Gabler asked if there was a period of time that signage had to be
removed from a vacant building. Schumann stated the City has an abandon sign
provision in the Zoning Ordinance. Schumann also noted that the City is
implementing a `Change in Use' form that will help determine license and
permitting requirements.
Marc Simpson asked where the Papa John's store would be locating. Rued
explained that it would be located in the former Cherry Berries building. Rued
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noted that their plumbing plans have been received, amended, and approved by
the State of Minnesota. Their sign has also recently been installed.
Fyle asked when Sherburne State Bank would be open. Rued stated they are
planning on having their final inspection this week, with an opening date soon
after.
Gabler asked about the status of Moon Motorsports. Rued explained they had
their footing inspections. Precast panels and structural steel were set in place and
they were getting ready to install the steel roof.
Rued provided an update about Mills Fleet Farm. He stated that the floor of the
retail facility was poured and their plumbing rough -ins were placed. Staging of
merchandise would likely be in June and would require a temporary Certificate of
Occupancy. A possible opening of the first week of September is expected.
The Planning Commission asked about residential development. Schumann stated
that the last inventory map that was prepared in February indicated there was less
than 80 remaining lots. She noted that number is now lower due to the high
number of permits that were received in March.
Schumann also noted that the Cuningham Group and Tangible Consulting would
be presenting findings for the Small Area Study of the downtown to the EDA on
April 12' at 6 pm. She invited the Planning Commission to attend.
B. Planned Unit Development Discussion
Angela Schumann stated that over the next few months the Planning Commission
is expected to receive applications for Planned Unit Development (PUD).
Schumann wanted to discuss the history and process of PUDs.
Schumann noted that the purpose of PUDs are to allow for flexibility from base
code requirements for superior development projects. Prior to the 2011 code
amendment, the City required PUDs by Conditional Use Permit with three
application stages: Concept, Development, and Final. Depending on the applicant,
some of the applications would be submitted at the same time. Concept Stage and
Development Stage PUDS required Public Hearings, and the Final Stage required
a staff review to ensure the final met all of the requirements assigned during
development stage review. Often times the City would see PUDS for commercial
projects with shared access and parking, zero lot lines, and no access to a public
street. PUDS for residential development occurred when a mix of zoning was
present or for flexibility from lot or building designs. PUDs are also used when
there are more than one principal buildings are present.
Following the new code in 2011, PUDs are now applied through a Rezoning
action. The City has more discretionary authority with a Rezoning, over a
Conditional Use Permit, which was recommended by the City Attorney.
Concept Stage PUD is a proposal or a submittal that is equivalent to a `site plan
review' in other cities. Planning Commission and City Council hold a special
meeting to provide informal feedback to help guide the applicant as they develop
their plans for a land use application. Then it moves into Development Stage
PUD, which requires a Public Hearing during the Planning Commission. It will
then move forward to the City Council for final decision. Then a Final Stage PUD
application is submitted for only City Council review, with no public hearing.
City Council will determine a decision for Rezoning at this time. A Development
Agreement would also accompany the ordinance if approved. Schumann pointed
out that the City Attorney mentioned that a PUD is a single application and needs
to follow the 60 -day rule for decision making. When a PUD requires platting, an
additional 60 days would be applied to make the decision.
After a PUD is approved, there may be changes or adjustments that an applicant
will propose making. There are three options which include: Administrative
Amendment, PUD Adjustment, and PUD Amendment. An Administrative
Amendment is a minor adjustment to the PUD where staff can review and
approve the changes. PUD Adjustments are specified in the Zoning Ordinance
and require City Council consent. When substantive changes to a PUD are
requested, the applicant is required to submit Development and Final Stage plans.
Schumann asked the Planning Commission if they had any questions.
Fyle and Gabler complimented the process for PUDs since the 2011 code
amendment. Schumann stated that from a Building Department viewpoint, PUDs
can be difficult to tract particularly when it relates to building design. Through the
zoning ordinance and applicant checklists, the City requires applicants to provide
a summary of where they are specifically varying from the code. This helps to
build an ordinance that identifies these variables and is easy for the Building
Department to understand. Gabler asked if the Exhibit Z comments could be
further expanded to include where the applicant is varying from the code.
Schumann stated that it is a requirement for applicants to submit, but could ensure
the applicant submits an updated and complete listing of flexibilities.
4. Added Items
Brad Fyle asked if the Monticello Specialty Dental facility was making any progress.
Schumann stated that the last correspondence involved completing a development
agreement and once that was received, the applicant could apply for permits.
5. Adjournment
MARC SIMPSON MOVED TO ADJOURN THE REGULAR MEETING OF THE
PLANNING COMMISSION AT 6:24 PM. SAM MURDOFF SECONDED THE
MOTION. MOTION CARRIED, 4-0.
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Recorder: Jacob Thunander
Approved: May 2, 2017
Attest:
ty Development Director