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Planning Commission Minutes 04-03-2018MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, April Yd, 2018 - 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Brad Fyle, Sam Murdoff, Marc Simpson, John Alstad, and Katie Peterson Council Liaison Present: Lloyd Hilgart Staff Present: Angela Schumann and Steve Grittman (NAC) 1. General Business A. Call to Order Brad Fyle called the regular meeting of the Monticello Planning Commission to order at 6:02 p.m. B. Consideration of approving minutes a. Special Meeting Minutes — March 6th, 2018 MARC SIMPSON MOVED TO APPROVE THE SPECIAL MEETING MINUTES FROM MARCH 6TH, 2018. SAM MURDOFF SECONDED THE MOTION. MOTION CARRIED, 5-0. b. Regular Meeting Minutes — March 6th, 2018 SAM MURDOFF MOVED TO APPROVE THE REGULAR MEETING MINUTES FROM MARCH 6TH, 2018. KATIE PETERSON SECONDED THE MOTION. MOTION CARRIED, 5-0. C. Citizen Comments None. D. Consideration of adding items to the agenda None. E. Consideratuon to approve agenda N/A 2. Public Hearings A. Public Hearing — Consideration of a request for an Amendment to Conditional Use Permit for a Clinic Facilitv in the B-1 (Neighborhood Business) District and Variance to the Required Parking Standards to Support a Parking Lot Expansion Applicant: Robin Matushin Steve Grittman explained that Central Minnesota Mental Health Center currently has a parking lot on the south and southwest corner of their parking. There are about 30 parking spaces currently available. Parking by staff and clients have occurred on school property and on street when their current parking lot is filled. The Monticello Middle School has recently made changes to their site and will no longer be able to accommodate the clinic's parking needs. The proposed parking Planning Commission Minutes — April 3, 2018 Page 1 1 5 would be added to the existing parking lot on the west side of their property to Fourth Street. No access would be available from Fourth Street. Grittman explained that staff originally asked the applicant to apply for a variance to the parking requirements of the code, however the expansion will exceed the minimum amount required by code. The proposed addition of 24 spaces would create a total of 58 spaces. Grittman also explained the current landscaping and stated that it met the intent of the City's Zoning Ordinance requirements for screening. The applicant also proposed adding additional shrubs on the west side of the site. Staff asked the applicant to shift one of the shrub clusters to the north of the site to block lighting glare from the parking area onto 4th Street. No exterior changes or use changes were proposed. Grittman reviewed the City Engineer's letter and explained that there were concerns by the applicant's engineer with the 4:1 side slopes to the proposed pond. Grittman explained that the City Engineer and the applicant would need to work together to resolve any issues with slopes. Staff recommended approval with conditions as displayed in Exhibit Z. Brad Fyle opened the public hearing. Angela Schumann added that the applicant provided an additional narrative that provided more background on their parking demand. Robin Matushin, the applicant, introduced herself and provided background on the project. Matushin acknowledged that they are withdrawing their application for variance as it is no longer needed. Sam Murdoff asked why the applicant did not propose an entrance/exit onto Fourth Street. Matushin stated that it would be too close to the intersection of Hennepin Street and 4th Street. Jeff Michaelis, 630 E 4th Street, asked if lighting would be added for the parking lot and if site drainage would be changing for the existing parking. Robin Matushin responded that lighting would not be added and that the catch basin would not be effected. Hearing no further comments, the public hearing was closed. John Alstad asked if non -lighted parking lots would cause a safety concern. Schumann stated that the City cannot require lighting. Schumann added that any added lighting would require conformance to the Monticello Zoning Ordinance. Decision 1. Conditional Use Permit for Clinic in 134 ©istrict. Planning Commission Minutes — April 3, 2018 Page 2 15 SAM MURDOFF MOVED TO ADOPT RESOLUTION NO. PC -2018-010, RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT TO ACCOMMODATE THE EXPANSION OF THE PARKING LOT ON THE SUBJECT PROPERTY TO 58 SPACES AS SHOWN ON THE SITE PLANS DATED 03/05/2018, BASED ON THE CONDITIONS AND FINDINGS INCLUDED IN EXHIBIT Z. MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED, 5-0. EXHIBIT Z Conditional Use Permit for Clinic in B-1 District Central Minnesota Mental Health 801 Washington Street Lots 1-6, Block 39, Lower Monticello 1. The applicant should add a planting of evergreen shrubs and/or trees to the north edge of the new parking area to screen headlight glare to the north. 2. The terms of the City Engineer's review for stormwater management and related issues are complied with. 3. The applicant shall provide the required drainage and utility easements as described in the City Engineer's report. 4. The applicant shall execute and record the required stormwater maintenance agreement. 5. Parking in the temporary lot across Washington is terminated. 6. Recommendations of other staff and Planning Commission as specified. 3. Regular Agenda A. Consideration of a sketch Calan presentation by Arch Management Steve Grittman explained a sketch plan for a housing development on three separate parcels. He stated that the parcels are surrounded by a mix of low and medium residential and commercial zoning. Grittman explained the sketch plan was for an apartment complex with 58 units. Tuck -under, surface, and detached parking were provided on the concept. The applicant would terminate 6 1/2 Street with a cul-de-sac. Grittman reminded the Planning Commission that a previous application included a townhome project and staff recommended extending 6 1/2 Street to Elm Street because of that specific project concept. Grittman explained that the northern two parcels are owned by the County and would need to be acquired together. The southeast corner parcel is privately owned and would need to be acquired to extend the utilities. Planning Commission Minutes — April 3, 2018 Page 3 15 Grittman explained staff observations to the proposal as provided in the staff report. Brad Fyle asked about the cul-de-sac. Grittman stated that in -lieu of extending 6 1/2 Street to Elm, a cul-de-sac was proposed. He explained that 6 1/2 Street currently ends without a reasonable turnaround for emergency vehicle equipment and other traffic. The streets surrounding the townhomes to the east of the proposed site plan include private roads, except 6 1/2Street. It is recommended to have the cul-de-sac for turnaround traffic on public roads rather than private streets. Randy Kyrola, the applicant, introduced himself and his business — Arch Management. Kyrola provided a presentation with the proposal. The concept was designed from plans from a senior housing complex that is being constructed in Waite Park. Brad Fyle stated that the parcel would need to be rezoned to R-4. Kyrola confirmed that a rezoning would be necessary to accommodate the size of the building. John Alstad asked if there was a reason for one large building rather than several smaller buildings. Kyrola responded that it is easier to maintain one building and there's a larger sense of connectedness. Sam Murdoff asked if the property would be geared towards senior housing. Kyrola declined and stated it was true market rent living. Murdoff asked if additional landscaping would be provided. Kyrola explained that he would not have issues with meeting the code. Murdoff commented that he would like to have an alternative to the cul-de-sac design. Marc Simpson asked about the topography of the parcels. Kyrola mentioned that the land is fairly flat with the exception the northern part by 6th Street which dips. He explained the intention was to keep all the soil currently there, on site. Simpson asked after Ruff Auto Salvage closed if it was cleaned up. Kyrola confirmed that it went through MPCA and received grant funds to help with the efforts. Lloyd Hilgart asked that the City Council could discuss the sketch plan before further plans. Staff responded that there is no direction on how to handle sketch plat review from the City Council level. Hilgart identified concerns with rezoning to R-4 for the project. B. Consideration to adopt Resolution 2018-001A, a corrected resolution of 2018- 001 Angela Schumann noted that the item was only a corrected resolution. The resolution that was adopted had an error in the address and some of the conditions in Exhibit Z were excluded in the final draft. Planning Commission Minutes — April 3, 2018 Page 4 15 SAM MURDOFF MOVED TO APPROVE RESOLUTION 2018-001A. MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED, 5-0. C. Consideration of the Community Development Director's Report Angela Schumann provided the Community Development Director's Report. 4. Added Items None. 5. Adjournment SAM MURDOFF MOVED TO ADJOURN THE MEETING AT 7:12 P.M. MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED, 5-0. Recorder: Jacob Thunander Approved: May, 1, 2018 Attest: Angela Sch f m4hn,lCoomunity Development Director Planning Commission Minutes — April 3, 2018 Page 5 15