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
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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.
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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
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Attest:
Angela Scl}u4ano, C�mmumty Development Director