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Planning Commission Minutes - 01/04/2022 (Joint Special)MINUTES SPECIAL MEETING - MONTICELLO PLANNING COMMISSION Tuesday, January 4th, 2022 — 4:30 p.m. Mississippi Room, Monticello Community Center City Council Members Present: Planning Commissioners Present Planning Commissioners Absent: Staff Present: 1. General Business A. Call to Order January 4, 2022 Mayor Lloyd Hilgart, Charlotte Gabler, Jim Davidson, Sam Murdoff, Bill Fair Paul Konsor, Andrew Tapper, Eric Hagen Alison Zimpfer, Terri Lehner Angela Schumann, Steve Grittman (NAC), Rachel Leonard, Ron Hackenmueller, Hayden Stensgard Mayor Lloyd Hilgart called the special meeting of the Monticello City Council and Planning Commission to order at 4:33. 2. Joint Meeting Agenda A. Concept Stage Planned Unit Development Proposal for a 180-unit Single -Family Residential Development Proposer: Tamarack Land Development Community Development Director Angela Schumann emphasized that this was a concept review meeting aimed at providing helpful feedback to the developers that presented the concept. Notices were sent out for this meeting to the surrounding area of where the development is proposed. Ms. Schumann noted that the meeting did not involve a public hearing, but if time allows, residents present may address the group. City Planner Steve Grittman provided an overview of the meeting format and continued with an overview of the agenda item 2A. The project is proposed on roughly 62 acres of land between 2 abutting parcels South of Cardinal Hills in the Monticello Orderly Annexation Area (MOAA). There are two different types of houses proposed, roughly 125 two-story single-family homes on 65-foot lots and roughly 55 single-family homes on 45-foot lots. The net density of the project is about 4 units per acre. This level of density is consistent with the comprehensive plan. The site plan of the project shows connection points to existing neighborhoods to the north, connecting to Tanager Circle and Pelican Lane. The project also provides the opportunity for connection points at the South end of the development to connect future development. Mr. Grittman said that due to smaller than average lot sizes in this concept, streetscape and landscape design will play a big role in the layout of the neighborhood. BE January 4, 2022 Councilmember Charlotte Gabler asked if there was a buffer of some sort between the abutting backyards in the middle blocks of the development. Jim Osterberg, of Tamarack Land Development, said that would be under the discretion of the builder. Staff noted this as a recommendation for plans. Ms. Gabler asked if it was possible to include a park inside the development. Clay Montgomery, Developer, said that adjustments like that can be made if necessary. Councilmember Bill Fair asked the developers who they see as their primary market for these homes. Mr. Osterberg said that the 45-foot villas can be considered great starter homes, based on price point and size of the home itself. The 65-foot lot homes would be potentially for younger families looking to grow into the home. Mr. Fair also asked if there were to be any rules regarding accessory uses/structures on the property. Ms. Schumann noted that things like accessory uses in the neighborhood can be written into the PUD language, or it can be described within the scope of a homeowner's association etc. Mr. Fair asked the developers if they were comfortable with including higher standards to landscape design, if this were to be a PUD. Mr. Osterberg said it is not uncommon for things like that to be included in development guidelines. Planning Commission Chair Paul Konsor noted that having a pathway between homes can be confusing to members of the community, whether that path is public or private. Mr. Osterberg said there can be signage added to the pathways to help with that confusion. Staff noted that landscaping along pathway sides can also serve as a buffer. Mayor Lloyd Hilgart asked if there were only two lot sizes proposed in the concept. Mr. Grittman said that widthwise, there are two sizes proposed, the lengths of the lots get larger when part of the cul-de-sacs. Councilmember Sam Murdoff asked if there are sidewalks planned to be a part of the area. Ms. Schumann confirmed and noted that it is required to have sidewalk on at least one side of the road. Mr. Fair asked about the annexation process and how far along the developers were with it. Mr. Montgomery said that the plan is to run the annexation process at the same time as the land use process. Ms. Schumann explained that the annexation petition by the property owner is needed before the developers submit any land use applications. This helps 214 January 4, 2022 assure that the city is ready to service the area with utilities by the time the development is approved at the council level for final plat. Mr. Grittman noted that staff has requested the developers to ghost plat the remaining 5 acres of land on the property, to better understand where the utility stubs need to be when it comes time to serve that portion of the property. Andrew Tapper asked about the status of 85t" Street, to the south of the property. Ms. Schumann said it is a line road and to a certain point, the City is required to service. Mr. Murdoff asked if the 65 foot lots are a typical size. Mr. Grittman said that it really depends on any given builder's models of homes. It is continuing to become more common. Mr. Murdoff followed by asking if it is necessary to compare this potential PUD to the R-1 or R-2 zoning standards. Mr. Grittman said that the comparison is mainly for a frame of reference. Mr. Fair asked if there are multiple floor plans for both sizes of lots. Mr. Osterberg said that the villa -style homes have 3 different exterior looks and are slab on grade, but the floor plans do not change very much. Mr. Konsor asked the developers if they have used the villa -style homes before in prior developments. Mr. Osterberg confirmed. The consensus among Council and Commission was that an HOA should be required for the villas. Councilmember Jim Davidson said that he would support staffs' direction on the standards of the pathways, landscaping and streetscape as this project continues. Mayor Hilgart emphasized the importance of adding two-story homes to the dynamic of Monticello's housing opportunity. The 15% brick and stone requirement was also noted. Planning Commissioner Hagen asked if the villas can be considered affordable. Mr. Osterberg confirmed and noted that they might be more expensive currently, due to the housing market and average price points of similar homes in the area. Mr. Hagen also noted the performance standards on the front of the homes, and looks to see that in the PUD language. Mayor Hilgart opened the floor to the public. 34 January 4, 2022 Public Comment Jon Bauman, resident on 85t" Street, asked about how fencing the neighborhood will be dealt with. Three sides of his property would abut the development and he is concerned about screening standards. Councilmember Gabler noted there are standards indicated in the Code regarding fencing. Ms. Schumann added to that, noting certain fencing may require review and approval of the Monticello Building Department. Standards can also be addressed via the PUD. Public Comment James Quast and Lisa Saturley, of Cardinal Hills, expressed concerns of the new neighborhood resident needing to drive through Cardinal Hills to get to School Boulevard and worried about the amount of traffic that will be added to the neighborhood. They also asked if a street assessment will be necessary for this project. Mr. Grittman noted that the streets will be built by the developers so no assessment will be needed. Public Comment Sandra Hindermann-Hennessey of Cardinal Hills expressed concerns about the stormwater ponds to the North of where this development is proposed and if they will be able to maintain the added amount of water and prevent damage to nearby homes. Public Comment Loren O'Brien, abutting landowner asked that the utility services will be built to continue developing to the East of the concept area. Mr. Grittman confirmed. Mr. O'Brien asked about the capacity of the utility lines to the northeast of the concept area. Ms. Schumann noted that there was not an engineer present at the meeting to answer that question, but the question was noted will be addressed. Public Comment Sandra Hindermann-Hennessey asked how the City will be able to prevent vandalism on the properties near the pathways in the area. Mr. Fair believed that added signage on the pathways should help with that. 3. Adjournment Meeting was adjourned at 6:02 p.m. Recorder: Hayden Stensgard Date Approved: February 2, 2022 Attest: Angela Schumann, ommunity Development Director HE