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Planning Commission Minutes 01-04-2004 . . . MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION TUESDAY, JANURY 4TH, 2004 6:00 P.M Commissioners Present: Dick Frie, Richard Carlson, Rod Dragsten, Lloyd Hilgart, and William Spartz Glen Posusta Council Liaison: Staff: Jeff O'Neill, Fred Patch, Steve Grittman - NAC, and Angela Schumann 1. Call to order. Chairman Frie called the meeting to order at 6:00 PM and deelared a quorum, noting the absence of Commissioner Hilgart. Commissioner Hilgart arrived at a later time. 2. Approval of the minutes of the regular Planning Commission meeting held Tueday. December 7th, 2004. MOTION BY COMMISSIONER CARLSON TO APPROVE THE MINUTES OF TUESDA Y, DECEMBER 7TH, 2004. MOTION SECONDED BY COMMISSIONER SPARTZ. MOTION CARRIED. 3. Consideration of adding items to the agenda. NONE. 4. Citizen comments. NONE. 5. Public Hearing - Consideration ofa re<..luest for rezoning from A-O (Agricultural- Open Space) to R-I (Single-family Residential) and a re<..luest for Preliminary Plat for Club West, an approximately 5 acre, I 2-unit residential development. Applicant: Back Nine, LLC Grittman reviewed the staff report, describing the location of the property and access point off of County 75. Grittman stated that the Monticello School District is selling the property and had developed a set of development criteria for the purchaser. Grittman noted that the current zoning for the site appears to be A-O (Agricultural-Open Space), although there is some concern that it may have been previously rezoned. The City Clerk could find no record of rezoning for this parcel. The public hearing notice was issued to ensure that the parcel is properly and oHicially zoned. Planning Commission Agenda 08/03/04 . Grittman indicated that all proposed lots meet the R-l zoning standard for width and area. The applicants are also proposing a set of covenants, which are very similar in nature to Hillside Farm, an R-IA distriet. Grittman reported that although the first lot in the cul-de-sac meets the zoning standard, it was noted that due to public street frontage, the setbacks for the lot impact the buildable area for the lot. Grittman recommended that the applicant shin other lot lines to help increase the size of the building area for that lot. The other significant staff comment is relative to the drainage issues along the railroad line. It is assumed that the storm water drainage will eventually move to Otter Creek along the railroad ditch. There are concerns about how this will be accomplished. The City Engineer will be reviewing that issue in detail on construction documents. Grittman stated that staff is recommending approval of both the rezoning and the preliminary plat, subject to the conditions outlined in Exhibit Z. Chairman Frie noted that the City map seems to indicate that the property is zoned R-I and R-2. As such, Frie asked if the rezoning request was made by the applicant or required by the City. Grittman clarified that the rezone was necessary in order to meet the requirements for public notice and to provide clarity on the zoning. . Chairman Frie opened the public hearing. Zach Adams addressed the Commission as a partner of the development firm, Back Nine, LLC. Adams stated that although they are not seeking an R-IA zoning designation, they will seek to exceed the R-I standards due to the unique nature of the site. Adams indicated that the price rangc for the homes was estimated to be $325,000 - $500,000. hie asked Adams if the access ofT West Broadway (County 75) had been approved by Wright County. Chris Otterness of Bogart Pederson, project cngineers, indicated that he had spoken with the County Engineer, who indicated there should he no serious issue with thc entry. Thc County Engineer did request a left bypass lane for feasibility. Otterness noted that Wright County is currently in the process of reviewing the plat. Frie asked ifthere is an alternate plan, should the access point he denied. Otterness stated that there is no other possible access to the site. Frie asked if all of the developing partners, as well as the engineer, are familiar with the conditions of Exhibit Z. Adams stated that they had received the report and intend to meet the conditions. . - ~ - Planning Commission Agenda 08/03/04 . Oragsten asked if the area is zoncd R-l, can the Commission regulate that R-l A dwelling standards be applied. O'Neill stated that due to it being zoned and guided for R-I, Commission would need to rcview it for those standards, unless thc Commission seeks to zone it differently. Dragsten' s concern is in the past is that developers have stated that they would put in high-end homes and then haven't produced that type of development. O'Neill stated that thc Commission would need to zone the site R-I A and then do a pu~ to create R-l lots with R-IA homes. Grittman confirmed the only way for the City to rcgulate R-IA standards for this proposed plat is through the PUD process. Adams stated that the land value alone would require that the homes meet the stated price range and intended product. Dragsten replied that he doesn't doubt the intent, but that he is looking for more of a guarantee, ifpossible. Carlson commented that in othcr communities, he has seen demand for smaller lots with larger, highcr-end homes. Carlson asked ifthe group is marketing the lots to a particular builder. Adams stated that they will have an exclusive set of builders. Posusta asked for the proposed sale value of the lots. Adams projected the range to be around $100,000, although he can't set a definite price at this time. Posusta noted that he has the same concerns as Commissioner Oragsten. . Adams restated that their intent is to follow the covenants. He explained that as the developers, they are also entering the project with the understanding that the lots will take time to sell. Pearl Carlson, 1226 Prairie Creek Lane, addressed the Commission, stating that her property borders the playground of the schoo\. Carlson inquired where the west line of the plat is, as she is concerned that it may encroach onto her property. Otterness and John Adams, Back Nine, LLC, explained that thc Prairie West dcvclopment had actually sodded onto their property. Dragsten clarified for Ms. Carlson that white stakes marking a certified survey of the plat will delineate where the property lines begin and end. Hilgart noted that no representative from the School District, as the property seller, was present. Hilgart inquired about the timcline for implementing a pun process for this plat. Grittman stated that it would be another 60-90 day process and would requirc a comprehensive plan amendment. Frie noted that the School District had met with Back Nine prior to the land sale and they are in apparent agreement with what is being proposed. Hearing no further comments, Chairman Frie closed the public hearing. . 'J - d - Planning Commission Agenda 08/03/04 . MOTION BY COMMISSIONER DRAGSTEN TO RECOMMEND APPROVAL OF THE REZONING TO R-l, BASED ON A FINDING THAT THE PROPOSED ZONING IS CONSISTENT WITH THE SURROUNDING NEIGHBORllOOD, CONSISTENT WITH TIlE COMPREHENSIVE PLAN, AND MEETS THE REQUIREMENTS OF TI.IE ZONING REGULATIONS FOR REZONING CONSIDERA TION. MOTION SECONDED BY COMMISSIONER CARLSON. MOTION CARRIED. MOTION BY COMMISSIONER SPARTZ TO RECOMMEND APPROV AL OF THE PRELIMINARY PLAT OF CLUB WEST, BASED ON A FINDING THAT THE LAND USE PATTERN IS CONSISTENT WITH THE CITY'S COMPREHENSIVE PLAN, AND THAT THE PROPOSED PLAT MEETS THE R-l ZONING REGULATIONS, SUBJECT TO THE CONDITIONS OUTLINED IN EXHIBIT Z AS FOLLOWS: 1. The plat should be redesigned to allow for a larger building envelope for Lot I Block I by shifting the western lot line west approximately 10 feel. 2. The applicant will need to receive access approv~il onto CS^II 75 from Wright County. 3. . 4. 5 A park dedication fcc ,IS set by City resolution is provided, according to a development eon tract 10 he approved with the final piaL The grading plan is subjcet to the review and ~lpproval or thc City Engineer. Utility plans arc subject to the review and approval of the City Engineer. MOTION SECONDED BY COMMISSIONER DRAGSTEN. MOTION CARRIED. 6. Consideration of expiration of current term Planning Commissioners and recommendation to the City Council of appointment or reappointment of Commissioners. O'Neill deferred to Commissioners Hilgart and Carlson for their responses. Hilgart stated that he is interested in being reappointed. Commissioner Frie read Commissioner Carlson's resignation letter, which he had received that evening. MOTION TO ACCEPT THE RESIGNATION OF COMMISSIONER CARLSON BY FRIE, SECONDED BY COMMISSIONER DRAGSTEN. No vote was taken on this motion. . -I - Planning Commission Agenda 08/03/04 . Commissioner Frie thanked Carlson for his years of serviee.Frie stated that it his belief that the Planning Commission's position and been proactive and positive, and part of that direetion can be attributed to Commissioner Carlson's worked. The Commissioners engaged in a brief diseussion on whether Carlson would be able to continue to serve. Carlson stated that his service could only be on a month-to-month basis, due to travel. Dragsten and Posusta recommended that Carlson stay until a replacement is f()Lll1d. O'Neill referred to the list of previously interviewed candidates and then indicated that the public notice process could include a notice to those candidates. Frie noted that those on other Boards or Commissions might also be interested in serving on the Planning Commission. MOTION BY DRAGSTEN TO RECOMMEND TO THE CITY COUNCIl, THE REAPPOINTMENT OF COMMISSIONER HILGART TO AN ADDITIONAL TI IREE-YEAR TERM ON THE MONTICELLO PLANNING COMMISSION. MOTION SECONDED BY COMMISSIONER SPARTZ. MOTION CARRIED. . MOTION BY COMMISSIONER DRAGSTEN TO ACCEPT THE RESIGNATION OF COMMISSIONER CARLSON, WITH COMMISSIONER CARLSON FILLING THE SEAT ON A MONTH-BY-MONTH APPOINTMENT BASIS, SHOULD THE SEAT NOT BE FILLED BY FEBRUARY. MOTION SECONDED BY COMMISSIONER SPARTZ. MOTION CARRIED. 7. Discussion Item - Summary of pending projects. O'Neill distributed and reviewed a list and map of upcoming pending projeets. In response to the discussion, IIi Igart asked if the Commission should review the R -1 A standards. Grittman stated that it is always appropriate to look at the ordinance to see if it will be utilized properly. Grittman referred to the market answering the need f()f high- quality housing stock, indieating that the developer's rapid pace is not a reason to relax ordinance standards. Grittman stated that the Commission may seek to address speciJic issues within the ordinance. Hilgart stated split-entry style homes were his primary concern for R-I A areas. Hilgart suggested that issue might best be addressed by reviewing the proposed footpri nt of the homes. . Frie asked if instead of adjusting ordinance standards, if the Commission can deny approving a style of home. Grittman stated that is possible only under PUD conditions, - S - . Planning Commission Agenda 08/03/04 but regulation of housing styled can be completed consistently through the ordinance. l,'rie asked Hilgart to clarify why he would recommend allowing no splits in an R-IA di strict. Hilgart stated that it related to the qual ity of the homes in the R -1 A area. HIlgart agreed that housing styles should be addressed through the ordinance. Dragsten asked whether the Commission should also look at an upgrade to the R-I standards. Carlson indicated that discussion may be needed in response to the demand to put higher-end homes on smaller lots. Grittman stated that to require large homes on small lots, the Commission may seek to create a new zoning district. Grittman stated that it is important that the areas with high~end amenities arc preserved for true R-I A housing. Spartz explained that for example, he is eomfortable with the development that was approved this evening, however, he would like the Commission to have the tools to deal with regulating high~end developments at a later time. Frie asked what role the township plays in the planning process in relationship to the new annexation agreement. O'Neill stated that the township is notiJied of pending annexations in the new OAA, but does not have planning authority in those areas. MOTION BY COMMISSIONER HILGART TO CALL FOR A PUBLIC HEARING TO REVIEW THE R-IA BUILDING STANDARDS AT THE EARLIST REGULAR MEETING DATE AVAILABLE TO THE COMMISSION. . MOTION SECONDED BY COMMISSIONER DRAGSTEN. MOTION CARRIED. 8. Adjourn. MOTION BY COMMISSIONER CARLSON TO ADJOURN. MOTION SECONDED BY COMMISSIONER HILGART. MOTION CARRIED. / . - (; -