Planning Commission Minutes 02-06-2018MINUTES
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
Tuesday, February 6t", 2018 - 5:00 p.m.
Mississippi Room, Monticello Community Center
Commissioners Present: Brad Fyle, Sam Murdoff, Marc Simpson, John Alstad, Katie
Peterson
Council Liaison Present: Charlotte Gabler
Staff Present: Angela Schumann, Steve Grittman (NAC), Jacob Thunander, John
Rued
1. General Business
A. Call to Order
Brad Fyle called the regular meeting of the Planning Commission at 5:00 P.M.
B. Consideration of approving minutes
a. Regular Meeting Minutes — January 2nd, 2018
SAM MURDOFF MOVED TO APPROVE THE JANUARY 2ND,
2018 MINUTES. KATIE PETERSON SECONDED THE MOTION.
MOTION CARRIED, 5-0.
C. Citizen Comments
None.
D. Consideration of adding items to the agenda
None.
2. Public Hearings
A. Public Hearing — Consideration of a request for Preliminary and Final Plat
for Otter Creek Crossing 6th Addition
Applicant: John Chadwick Farms, LLC.
Steve Grittman described a proposed plat for Otter Creek Crossing 6t'' Addition.
The area is currently designated as an outlot.
Four individual parcels were proposed. The current zoning of the parcel is IBC
(Industrial and Business Campus) District. At this time no proposed development
plans have been received. The land to the east is zoned B-3 (Highway Business)
District, which raises an issue on zoning industrial adjacent to commercial.
Staff proposed having Lot 1, Block 1 (identified in the plans) be changed to an
outlot. This parcel would not be able to be developed unless it was replatted and
combined with the adjoining property. The applicant previously agreed to this
proposal. Grittman further explained that if left as a lot, it would not be eligible
for access due to the location of the adjacent intersection.
Grittman explained that staff recommended approval of the application with
conditions. Grittman added a condition in Exhibit Z that the applicant would enter
into a development agreement at the time of final approval by the City Council.
Brad Fyle opened the public hearing and invited the representative of the proposal
to the podium. Wayne Elam, Commercial Realty Solutions, introduced himself.
Elam explained that the idea of the outlot is to replat it with the parcel to the east.
Brad Fyle asked if Elam had any concerns with having a development agreement
in place. Elam agreed to having a development agreement in place, but mentioned
for the Planning Commission to be aware that no development would occur and
that the lots would be sold to a builder for development. Grittman explained that it
would be a relatively simple development agreement as no new improvements
would be made in the subdivision. Grittman said that it was standard process for
new subdivisions to have development agreements.
Hearing no further comments, the public hearing was closed.
Charlotte Gabler asked if MnDOT needed to review the application. Angela
Schumann stated that the property borders a county and state road. Wright County
and MnDOT have reviewed the application. A letter from MnDOT would be
included in the City Council report on February 26th.
SAM MURDOFF MOVED TO ADOPT RESOLUTION NO. PC -2018-002,
RECOMMENDING APPROVAL OF THE PRELIMINARY PLAT FOR
OTTER CREEK 6TH ADDITION, SUBJECT TO THE CONDITIONS NOTED
IN EXHIBIT Z (INCLUDING REDESIGNATION OF THE 1.14 ACRE
PARCEL AS AN OUTLOT) AND THE EXECUTION OF A DEVELOPMENT
AGREEMENT, AND BASED ON THE FINDINGS THEREIN. JOHN ALSTAD
SECONDED THE MOTION. MOTION CARRIED, 5-0.
EXHIBIT Z
Conditions of Approval for:
Prelunii nary Plat for Otter Creek Crossing 6th Addition
Outlot C, and portion of Outlot Ili, Otter Creek Crossing 5th Addition
1. Lot 1, Block 1 should be redesignated as Outlot A, with the other parcels
denoted Lots 1-3. No construction, use, or direct access to Outlot A, Otter
Creek Crossing Oh Addition will be allowed from Chelsea Road until the
outlot is replatted and combined with property on either side.
2. Acknowledgment of the requirement for pedestrian improvements along
the street frontage as each lot is development, pursuant to the applicable
pedestrian plans and policies in place.
3. Execution of a development agreement at time of final approval.
4. Recommendations of other staff, including the City Engineer.
2
3. Rcgau�ar Agenda
A. Consideration of a Deport on Purchase Agreement for 224 4th Street East for
Consistency with the City of Monticello Comprehensive Plan
Angela Schumann stated that the Economic Development Authority (EDA)
approved the purchase agreement for a property located at 224 4t' Street East.
Schumann said that the Planning Commission was not being asked to approve the
purchase, but rather identify if it was consistent with the City of Monticello's
Comprehensive Plan.
Schumann explained that the EDA also has the powers of the Housing and
Redevelopment Authority (HRA). One of the goals of the HRA was to provide a
full range of lifecycle housing opportunities. This vacant property is adjacent to a
City right-of-way. The thought was to hold the property and work with a
developer on creating an infill housing project.
Charlotte Gabler asked what type of development could occur on the parcel.
Schumann responded that R-2 and R-3 uses would be acceptable. Townhouses
and development with four units or above would need to come back to the
Planning Commission for recommendation to the City Council.
Marc Simpson asked if the parcel could be subdivided. Schumann stated that the
EDA's intent would likely be to maximize development potential and pair it with
the Palm Street right-of-way to include a more dense land use project.
Sam Murdoff asked for clarification on neighboring businesses. Schumann
explained the neighboring businesses and noted that single family also is adjacent
to the parcel.
Staff recommended approval.
SAM MURDOFF MOVED TO ADOPT RESOLUTION PC -2018-003 FINDING
THAT THE PROPOSED ACQUISITION OF CERTAIN LAND AT 224 4TH
STREET EAST BY THE CITY OF MONTICELLO ECONOMIC
DEVELOPMENT AUTHORITY IS CONSISTENT WITH THE CITY OF
MONTICELLO COMPREHENSIVE PLAN FOR "RESIDENTIAL" USES.
KATIE PETERSON SECONDED THE MOTION. MOTION CARRIED, 5.0.
B. Consideration of a Report on Purchase Agreement for 255 East Broadway
for Consistency with the City of Monticello Comprehensive Plan
Angela Schumann stated that this item was similar to 3A; to ensure that the
purchase of the property was consistent with the comprehensive plan.
Schumann stated that the property has been vacant, but contains a single family
home and is adjacent to two parcels that the EDA currently owns. At present, the
parcel is located in the Central Community District (CCD). The EDA does not
have a firm development plan for the parcel. Staff expected to see a mix of uses
on the property. The intent is for the EDA to combine the lot with the lots to the
west for a larger development potential.
Staff recommended approval.
Brad Fyle asked if the EDA approved the purchase. Schumann stated that they
have not made the purchase, but have approved the purchase agreement.
SAM MURDOFF MOVED TO ADOPT RESOLUTION PC -2018-004 FINDING
THAT THE PROPOSED ACQUISITON OF CERTAIN LAND AT 255 EAST
BROADWAY BY THE CITY OF MONTICELLO ECONOMIC
DEVELOPMENT AUTHROITY IS CONSISTENT WITH THE CITY OF
MONTICELLO COMPREHENSIVE PLAN FOR THE DOWNTOWN AREA.
JOHN ALSTAD SECONDED THE MOTION. MOTION CARRIED, 5-0.
C. Consideration of an Update and Reference on Floodplain Ordinance
Angela Schumann provided an introduction to the floodplain ordinance.
Schumann stated that the Federal Emergency Management Agency is updating
the flood insurance rate maps for Wright County. She said that Monticello has
received preliminary flood insurance rate maps.
Schumann explained that the City will be required to update its floodplain
ordinance that regulate uses and standards in floodplains. A draft ordinance was
provided in the agenda packet.
At the March Planning Commission meeting, Katy Thompson from WSB and
Associates would be present to answer more detailed questions that the board may
have.
Brad Fyle asked if there would be any adverse problems with parcels with
structures in the floodplain. Schumann responded there was language in the
ordinance that relates to existing non -conforming structures. She added that in a
limited number of cases the floodplain areas have increased, but some properties
have also decreased.
Fyle asked if property owners would be required to have floodplain insurance if
located in the floodplain. Schumann explained that there a variety of
circumstances that require property owners to carry flood insurance. She added
that it's the City's responsibility to help property owners understand where to find
information on how their property is impacted by floodplain.
D. Consideration of Update on Capital Improvement flan (TABLED
SAM MURDOFF MOVED TO TABLE ACTION ON CONSIDERATION OF
UPDATE ON CAPITAL IMPROVEMENT PLAN. MARC SIMPSON
SECONDED THE MOTION. MOTION CARRIED, 5-0.
E. Consideration of the Community Development Directors Report
Angela Schumann stated that the Planning Commission's session on land use
basics would be held on March Oh
4. Added Items
None.
5. Adjournment
MARC SIMPSON MOVED TO ADJOURN THE MEETING AT 5:32 P.M. SAM
MURDOFF SECONDED THE MOTION. MOTION CARRIED, 5-0.
Recorder: Jacob Thunander
Approved: March 6t", 2018
Attest:
Angela Schu ommunity Development Director
5