City Council Agenda Packet 01-03-2022 SpecialAGENDA
SPECIAL MEETING — MONTICELLO CITY COUNCIL
Monday, January 3, 2022 — 5 p.m.
North Mississippi, Monticello Community Center
Mayor: Lloyd Hilgart
Council Members: Jim Davidson, Bill Fair, Charlotte Gabler, Sam Murdoff
1. Call to Order
2. Discussion with Capstone Homes on East Bertram Planning Area
• Capstone Cost -Share Proposal
• Capstone Concept Map
• Capstone Street Section Design
• Engineering Memo
• Aerial Images of Neighborhoods
• Capstone's Riverstone Development Tour Information
3. Adjournment
School Boulevard
Extension to 90th Street, Street Section and Cost Share
BCI, Inc and Capstone Homes Proposal
12/29/2021
New Alignment 3200' (See Road Exhibit and Section Exhibit)
*Road built in phases with development OR 429 public improvement project with 5 year
assessment agreement.
Estimated Total Cost: $3,040,000.00
1. Developer Contribution:
a. $1,600,000.00 (estimate) includes:
Base Roadway Design: 34' Section w/Storm Sewer
($500/1-F estimate).
2. City Contribution:
a. $1,440,000.00 (estimate) Includes:
i. $640,000 Oversize
($200/1-F estimate - additional pavement, additional curb & center
median improvements)
ii. $800,000.00 Water & Sewer Improvements
($250/1-F estimate for Sewer & Water using standard pipe sizes)
iii. Considerations with Direct Alignment to 901h Street
1. School Blvd bisects property into 2 sub communities. Reduced
density efficiencies now creating two neighborhoods.
2. Loss of development efficiencies
3. Reduced ability for neighborhood amenities by developer
4. Developer pays water and sewer trunk fees
5. Larger 75' single family lots along School Blvd
6. Additional ROW reduces density, increases development costs
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PUBLIC WORKS
Date: 12/23/2021
To: Rachel Leonard, City Administrator
From: Matt Leonard, PW Director/City Engineer
In Re: School Boulevard West
MEMORANDUM
DEPARTMENT OF PUBLIC WORKS
Capstone Homes has a purchase agreement for several parcels west of School Boulevard's current
termination point just west of Redford Lane. As part of their proposed new development, Capstone
Homes has proposed a roadway section that includes parking lanes on each side of the roadway
along with a center landscaped median. They have also proposed direct residential access to this
roadway.
The City's current comprehensive plan shows School Boulevard extending west to 90th Street with a
future roadway classification as a major collector. Collector roadways typically connect local roads
and streets with arterials. Collectors have lower speeds and don't extend as long of distances as
aertials do. Traffic volumes can range widely for various roadway classifications based on the
surrounding traffic generators but typically volumes found on roadways of classifications as indicated
in the city's comprehensive plan is as follows:
• Principal Arterials — 30,000 average annual daily traffic (AADT) — Example: State Hwy 25
• Minor Arterials —15,000-30,000 AADT — Example :Broadway Avenue
• Major Collector — 7,500-18,000 AADT — Example: 7t" Street East
• Minor Collector — 2,000-8,000 AADT — Example: Chelsea Road
The City's adopted subdivision ordinance restricts direct vehiclar access from individual lots to major
collector streets. The subdivision ordinace also states in cases where direct lot access to collector
streets is allowed, special traffic safety measures including, but not limited to, provisions for on-site
vehicle turnaround shall be required.
If direct residential access to School Boulevard is allowed for this development, it is recommended to
install a center median as well as to design lots to provide a turnanound to limit the need for vehicles
to back onto the roadway.
Capstone Homes has also requested the city pay a portion of the roadway improvements for School
Boulevard. The City's Assessment Policy, adopted on December 11, 2017, includes the following:
• New streets in new developments to either be constructed by the developer or assessed
100% to the abutting benefited lots within the development plat.
• Oversizing costs are determined by a method established by the City Council.
• Extensions designed to service an area beyond that receiving the initial benefit, the City may
pay for increased costs due to such provisions for future service extensions. The costs would
be assessed to those benefiting properties.
The extension of School Boulevard would likely result in mobility improvements for properties
currently along School Boulevard or along 90th Street for vehiclular and bike/pedstrian users. This
increase in circulation could result in a property value benefit to these properties. These mobility
benefits could be further studied in a feasibility study which could include benefit appraisals for these
properties. Currently many of the vacant parcels along School Boulevard are owned by the City.
Capstone Homes also requested the city pay for a portion of the utility infrastructure needed for
School Boulevard. Historically, the City has participated in paying the material cost differences for
upsizing utility infrastructure. For example the city would reinburse the developer for the material
cost difference to go from an 8" to 16" watermain if a 16" watermain is needed per the City's
comprehensive utilitiy plan.
In conclusion, some participation by the City or adjacent properties could be justified given the likely
benefit of this extension to the overall roadway system. Given this street is needed to provide direct
access to the residential properties as proposed for this development, the majority of the benefit is
expected to be from this development. Also, continuing with oversizing payments only for utilities
that are installed for the development would appear to be appropriate in this scenerio.
.serial Image Collector Roads
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Powerline Corridor
Collector/Arterial Road * Not reflective of all corridors/roads.
Aerial Image - Collector Roads
Powerline Corridor
Collector Road
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* Not reflective of all corridors/roads.
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-ABOUT THE COMMUNITY
Anoka Hennepin School District: Anoka Senior High School
Trails within Community
Pearson Park: Nature -Based Park within Community
Near the Mississippi River and Rum River
Lake Itasca Trail
Next to Links at Northfork Golf Course
Adrenaline Sports Center
Ramsey Commuter Rail Station along Northstar Line
Easy access to Hwy -10
Single Family Home Designs Starting in the Mid $300's
Villa Home Designs Starting in the Upper $300's with HOA Maintained Lawn and Snow
Liberty Series Home Designs Starting in the Mid $300's with HOA Maintained Lawn and Snow
-ABOUT CAPSTONE HOMES -
Capstone Homes, recipient of a Reggie Award, The City of Ramsey Business of the Year and the Best Builder in the
Anoka County Shopper Reader's Choice Award, wants you to indulge yourself with a bit of affordable luxury! We build
quality homes at great prices! We invite you to come and visit us to see all we have to offer.
CAPSTONE
H O M E S
-PRIMROSE III-
RIVERSTONE 4TH I RAMSEY
15056 QUINTANA STREET NW
PRIMROSE III SPLIT LEVEL I ELEVATION A I HOMESITE 301
5 BED 1 3 BATH 1 2 STALL GARAGE 1 2,579 SQ FT LIVING SPACE
Upgraded Stainless Steel Kitchen Appliances
Gas Range Stove
Granite Kitchen Countertops
Ceramic Tile Backsplash
Soft Close Cabinet Doors and Drawers
Corian Bathroom Countertops
Double Master Bathroom Sink
Vaulted Master Bedroom Ceiling
Finished Look -out Lower Level
Lower Level Stone Gas Fireplace
Honeywell WiFi Thermostat
$419,900
JANELLE GUSTAFSON
612-261-1361 1 JANELLE@CAPSTONEHOMES-MN.COM
CAPSTONE
H O M E S
- PRIMROSE III
BASE FLOOR PLAN
This is the base floor plan. Please refer to the description on the front of brochure for more information on what
the final house will include and ask sales counselor for more details.
LIVING ROOM - BATH
13-0 x 18-6
FOYER oPT.
•DBL. BOWL
SINKS
MASTER SUITE
18-0 x 12-0
OPT. VAULT
PORCH
--------------------------------------------------------
MAIN LEVEL
CAPSTONE
H O M E S
8-10 x 16-6
FUTURE
ATH
BEDROOM 03
;
;,
10-3 x 10-2
''
DININCs
UNPIN.
UTIL./ LAUND
x 16-6
-OPT,
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F
ISLAND w/
--
BEDROOM
BEDROOM 02
-OPT, �����
SNACK BAR
12-0 x 10.1
SPACE
VAULT
(HALF
WfL
LIVING ROOM - BATH
13-0 x 18-6
FOYER oPT.
•DBL. BOWL
SINKS
MASTER SUITE
18-0 x 12-0
OPT. VAULT
PORCH
--------------------------------------------------------
MAIN LEVEL
CAPSTONE
H O M E S
ii
7-1w-�T
FUTURE
BEDROOM
;
12-1 x II -4
R
UNPIN.
UTIL./ LAUND
-OPT,
F
FUTURE
--
BEDROOM
12-0 x 10-1
CRAWL E
SPACE
FUTURE
FAMILY ROOM
19-0 x 19-2
-OPT.
FIREPLACE -
GARAGE
19-0 x 26-8
GARAGE
9-O x 28-8
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LOWER LEVEL
06/28/21