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Planning Commission Minutes 05-02-2017MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, May 2nd, 2017 - 6:00 p.m. Mississippi Room, Monticello Community Center Special Joint Meeting Mississippi Room - 5:00 PM Concept Stage Planned Unit Development for Detached Townhome Lots Applicant: Carlisle Village, LLC Present: John Alstad, Brad Fyle, Sam Murdoff, Marc Simpson, Lucas Wynne Council Liaison: Charlotte Gabler Staff- Angela Schumann, Steve Grittman (NAC), John Rued 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. Special Meeting Minutes — April 41h, 2017 MARC SIMPSON MOVED TO APPROVE THE SPECIAL MEETING MINUTES OF APRIL 4TH, 2017. MOTION SECONDED BY SAM MURDOFF SECONDED THE MOTION. MOTION CARRIED, 5-0. b. Regular Meeting Minutes — April 4th, 2017 MARC SIMPSON MOVED TO APPROVE THE REGULAR MEETING MINUTES OF APRIL 4TH, 2017. MOTION SECONDED BY SAM MURDOFF SECONDED THE MOTION. MOTION CARRIED, 5-0. C. Citizen Comments None. D. Consideration of adding items to the agenda Marc Simpson asked to add an item at the end of 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 Brad Fyle announced that the applicant requested tabling action. Brad Fyle opened the public hearing. Hearing no comments, the public hearing was closed. SAM MURDOFF MOVED TO TABLE ACTION TO THE JUNE 6TH, 2017 PLANNING COMMISSION MEETING. MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED, 5-0. B. Public Hearing — Consideration of a request for Comprehensive Plan Amendment for `Places to Shop' to `Places to Work' and a request for Rezoning from a B-4 (Regional Business) District to a I-1 (Light Industrial) District Applicant: Jim Bowers and John Chadwick Steve Grittman stated two parcels were included in the land use application request. The properties are referred to as the Bowers/Chadwick parcels and lie between I-94 and Chelsea Road. It is west of Moon Motorsports and adjacent to the City's industrial development park. Grittman noted that the area was previously rezoned from industrial to commercial due to the economy at the time. Since commercial development has not occurred, the applicants sought to re - guide the property from "Places to Shop" to "Places to Work" and rezone from B- 4 (Regional Business) District to I-1 (Light Industrial). Grittman explained that requests for re -guiding and rezoning, the City examines a number of factors that support the change. Surrounding land use patterns, adequate utilities and roadways, and City policies for Economic Development were all mentioned. The City notes that there is becoming a tighter demand for industrial land and they have been receiving inquiries routinely. Grittman noted that the request would be consistent with the industrial land designations located to the south and west of the parcels. Chelsea Road is a major collector road and is able to accommodate large amounts of traffic. At the current time the land use is compatible with the area, but the City is also working on an interchange land study. Grittman explained that the plan is looking at the intersection of County Road 39 and I-94, which could have implications for development of the Bowers/Chadwick's parcels. Staff believes that the industrial designation would be compatible, but a possible interchange at County Road 39 and I-94 could cause commercial development pressure directly at the interchange location. Staff noted concerns with outdoor storage that would be visible from the freeway that would be allowed under the I-1 District zoning request. Staff therefore recommended rezoning the parcels to IBC (Industrial and Business Campus) District. Grittman noted that the setbacks and uses were similar with the two industrial districts, but outdoor storage would be restricted and site and building design requirements also vary between the two. City staff felt that a visual transition from the freeway to the west and south industrial would be complimentary by having the parcels rezoned to IBC, as the City's industrial park has in place covenants which restrict outdoor storage and require a higher design 2 standard. Staff recommended re -guiding the parcels from "Places to Shop" to "Places to Work" and rezoning to IBC. Brad Fyle asked if the property abuts the freeway right-of-way line. Grittman confirmed and stated there was not a designated easement along the freeway other than the standard drainage and utility easement. Charlotte Gabler commented that she believed either industrial zoning designation would match the area. Marc Simpson asked if the main difference between the IBC and the I-1 District was outdoor storage. Grittman confirmed, stating additional requirements would also apply for building materials and site plan. He also mentioned that the IBC allows a few business related uses such as office and hospitality uses. Sam Murdoff asked if there was an idea of when a possible interchange would be constructed. Grittman stated that until work has been completed on Highway 25 planning, the work on west interchange planning has been put on hold. Marc Simpson asked what the red dotted line around the parcels meant. Grittman stated that the parcels were located in the Special Use Overlay District. Fyle opened the public hearing and invited the applicant to speak first. Wayne Elam, Commercial Realty Solutions, explained that each parcel is 19 acres. He provided history of the reason for the request and stated that he sat in on an EDA Meeting, where Jim Thares noted the City was running short on industrial land. There were requests out there from industrial developers looking for 5 to 20 acres of land and with current industrial needs could not be met with Otter Creek. Following the meeting, Elam met with John Chadwick and Jim Bowers to discuss the City's need for more industrial land. Elam recommended that they request rezoning from business to industrial. Elam echoed concerns industrial developers have with the shape of the lots in Otter Creek Industrial Park and said that rectangle shaped lots were most cost effective for industrial development. Elam stated the City has 317 acres of commercially zoned land with 80 acres of commercial land on the interstate. He expected the commercial development to occur mostly south of Highway 25 or near Mills Fleet Farm. Elam also indicated that they are requesting I-1 and noted some of the differences with the I-1 and IBC Districts. He stated that he didn't feel this location would be good for a hotel. He expressed concerns with precluding outdoor storage. He reiterated the importance of the I-1 designation and offered a better screening requirement as a tradeoff. John Chadwick, 4477 Manitou Lane, Excelsior, explained the history of the parcels. Chadwick mentioned the benefits of the rezoning that would occur with industrial development especially because of the location of the lift -station. Chadwick expressed that the IBC was not consistent in the area, and that I-1 is located adjacent to the property. Gabler stated the City and IEDC are working on increasing the size of the industrial park or land availability. Wayne Elam stated there is currently IBC land located in the City, with 13 vacant, acres east of the Monticello Workforce Center and 7.5 acres in between Mills Fleet Farm and UMC. He noted that there has not been any development on IBC land. Angela Schumann responded that when the City recodified the Zoning Ordinance, the previously distinguished I -A District was removed, while the IBC was added. Land that was designated I -A was either zoned to IBC or I-1. Schumann confirmed that there has been no construction on the IBC districts. Brad Fyle commented that he didn't want to recommend approval of a rezoning if the owner didn't want it rezoned. Elam stated that he was speaking on behalf of the owners and that they wanted to rezone away from commercial to industrial, either IBC or I-1. Elam reiterated the importance of rezoning to I-1. Gabler asked if a future applicant could apply for a PUD for the parcels and request outdoor storage. Schumann confirmed and added that under the I-1, outdoor storage could be as large as the principal building. She noted that staff are currently working on a revised set of standards for screening and outdoor storage that would come forward at a future meeting. Schumann stated that staff recommend staying with the IBC District because of the restrictions on outdoor storage due to the visbilityof the double fronting lots. Fyle expressed he was leaning towards rezoning to IBC because of visibility. Elam added that with the changes that were soon to be proposed for outdoor storage and screening, he suggested increasing the height of screening. Murdoff asked for examples of outdoor storage that could be seen in this area. Grittman responded that it depended on the development. Lucas Wynne stated that the decision is based on the desire for how Monticello wants to present itself in the future. Wynne expressed desire for a stricter set of zoning standards due to visibility, but also had concerns with restricting the type of industrial development. Elam noted that if the City rezoned the area to IBC that they also needed to look where they would put additional I-1. M Murdoff agreed that there was a need for I-1 with outdoor storage, but wasn't sure if those parcels were the right area. He expressed that a rezoning could possibly be a disservice as there currently is no development plans for the area. Schumann noted that the City is very aware of the need for industrial land. She expressed that the City has a Comprehensive Plan which guides areas for places to work. Schumann than talked about outdoor storage, stating that it didn't have to do strictly with the site appearance, but rather the amount of jobs, wages, and tax base. She noted the importance of balancing outdoor storage with increasing jobs and tax base. MARC SIMPSON MOVED TO ADOPT RESOLUTION PC -2017 - 008 RECOMMENDING APPROVAL OF A COMPREHENSIVE PLAN AMENDMENT TO "PLACES TO WORK", AND ORDINANCE NO. 6XX FOR REZONING FROM B-4 (REGIONAL BUSINESS) DISTRICT TO IBC (INDUSTRIAL BUSINESS CAMPUS) DISTRICT AS PROPOSED BY CITY STAFF. BRAD FYLE SECONDED THE MOTION. MOTION CARRIED, 5-0. Schumann stated that the recommendation would be subject to a super -majority vote by the City Council on May 22nd. 3. Regular Agenda A. Consideration of the Community Development Directors Report Angela Schumann thanked Council Member Gabler for being on top of things at the legislature. Schumann noted the League of MN Cities resource information on legislature items such as interim ordinances was provided in the packet. Schumann also noted that on Thursday, May 4th the Small Area Study Steering Committee would be meeting. She expected that a plan would come before the commission in a June or July meeting. There would be a public open house at West Bridge Park. Information about educational sessions was also provided 4. Added Items Marc Simpson asked Schumann if the Planning Commission could move to electronic agendas. Schumann responded saying that the City Council was trying them out first. She believed that the City Clerk stated within the next few years that the EDA and Planning Commission would also transfer over. 5. Adjournment MARC SIMPSON MOVED TO ADJOURN THE MEETING AT 7:07 P.M. SAM MURDOFF SECONDED THE MOTION. MOTION CARRIED, 5-0. Recorder: Jacob Thunander T7 Approved: May 2, 2017 5 Attest: Angela Scl}u4ano, C�mmumty Development Director