Planning Commission Meeting Minutes - 06/06/2023 (Joint Workshop)MINUTES
JOINT MONTICELLO PLANNING COMMISSION/CITY COUNCIL WORKSHOP
Tuesday, June 6, 2023 — 5:00 p.m.
Monticello Community Center
Commissioners Present: Chair Paul Konsor, Vice Chair Andrew Tapper, Teri Lehner, Eric
Hagen
Commissioners Absent:
Melissa Robeck
Councilmembers Present:
Mayor Lloyd Hilgart, Charlotte Gabler, Lee Martie, Tracy Hinz
Councilmembers Absent:
Sam Murdoff
Staff Present:
Steve Grittman (Grittman Consulting, LLC.), Angela Schumann,
Rachel Leonard, Ron Hackenmueller, Jim Thares, Hayden
Stensgard
1. Call to Order
In the absence of a Planning Commission quorum, Mayor Lloyd Hilgart called the joint
workshop meeting of the Monticello Planning Commission and City Council at 5:02 p.m.
A quorum of the Planning Commission was met at 5:05 p.m.
2. Concept Stage Planned Unit Development Proposal for a 100-unit Multi -family
Residential Proiect in a B-3 (Highwav Commercial) District Outlot B, Great River
Addition, 155-226-000020 (Applicant: Briggs Company1
Community Development Director Angela Schumann mentioned that this was a
concept review meeting and aimed at providing helpful and constructive feedback to
the developer that presented the concept. Notices were sent out for this meeting to
the surrounding area, 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 agenda item to the City
Council, Planning Commission and the public. A two-phase apartment concept, that
would consist of 50-units built initially, followed by an additional 50-units. The
developer has made note that the uniqueness of the proposed garages on site
would attract a niche group of renters, that need more space than a normal
apartment development. Mr. Grittman emphasized that the Planning Commission
and City Council should not only focus their comments on areas of the concept that
could be adjusted to be a more desirable proposal for Monticello, but also what
areas of the concept submittal should be retained as the developer continues to
work on more solidified plans for formal submittal in the future. The proposed
location of the concept is currently zoned B-3, Highway Business District, but guided
Commercial & Residential Flex in the Monti 2040 Vision + Plan (Comp Plan). The
developer who submitted the concept design is intending a PUD zoning. Mr.
Grittman summarized the rest of the details of the concept for the group.
Ms. Schumann noted the Minnesota Department of Transportation received notice
of the meeting and the concept design, and recommended that if the proposal was
to move forward, they would recommend landscape or another form of buffering
treatment along the 1-94 right-of-way.
Councilmember Gabler asked if there have been any recently approved apartment
developments that include detached garages for tenant use. Ms. Schumann noted
that Monticello Lakes was originally approved with detached garages on site, then
recently proposed an amendment that was approved to remove the garages.
Though not recently approved, the Monticello Crossings apartment complex also
includes detached garages on site.
Councilmember Gabler asked if the provided housing study was recently updated.
Ms. Schumann clarified that the housing study's executive summary provided was
from the original housing study for Monticello, created in 2020. Economic
Development Manager Jim Thares noted the EDA was prepared to consider an
update to the housing study on June 14, 2023, at their regular meeting.
Planning Commission Chair Paul Konsor asked if there was proposed underground
parking below the building. Mr. Grittman clarified that the concept shows under -
building or at -grade parking on the first level above the ground.
Mayor Lloyd Hilgart believed the proposed density for the project was not enough.
The total area included in the concept plan is 6 acres with 100 units on site. The
concept proposed is 16.7 gross units per acre.
Mayor Hilgart also expressed disinterest in the proposed garages. His main concern
regarding the garages focused on the tenant's utilization of the garages and
potentially the lack of need for tenants to have that much storage space in an
apartment setting. If the tenants do not need the space, it allows the possibility of
the garage area to be rented out by non -apartment residents who live nearby.
Mr. Konsor liked the uniqueness and design of the detached garage layout, but also
expressed concerns about those spaces being rented out to non -apartment
residents.
Andrew Tapper concurred with Mr. Konsor, and also had concerns about how an
affordability aspect can be incorporated into the concept with the garages. The
detached garages appeared to be a "higher end" feature of the proposal, and could
make affordability difficult.
Councilmember Gabler said that she liked the idea of the detached garages, if they
were on an adjacent parcel where if you lived in the apartment, there would be easy
access to the space, and at the same time allowing people in the community to
utilize the storage if needed.
Applicant Pat Briggs of Briggs Companies addressed the Planning Commission, City
Council & the public. The detached garage concept stemmed from a review of the
existing housing market in the area. Mr. Briggs noted that the difficulty of becoming
a new home buyer remains steady, and also mentioned that the detached garages
can give those groups more space for storage of their personal items, while not
being forced into buying a home at an inopportune time.
Mr. Briggs also mentioned that the majority of the units in the proposed concept are
2 and 3-bedroom units, noting that 3-bedroom units remain the most needed size of
apartment unit currently.
Mayor Hilgart reiterated that his concerns lie with the density of the proposed
project, as well as the detached garages. Mayor Hilgart did not express concern on
an apartment building being at that location, due to the proposed location of the
project already being previously approved for an apartment building.
Mr. Briggs said that the proposed detached garages, and the additional personal
storage space that brings to the proposed development will draw a group of young
residents and families that have not yet been able to purchase their own piece of
property that allows them to store those items they would not have space for in
another apartment development.
Mr. Konsor addressed the proposed underbuilding parking and said he would like to
see a 1:1 unit to parking stall ratio for those apartments. Mr. Konsor expressed
concern regarding the inclusion of the garages with the units, and how that could
make an affordability aspect difficult in this proposed development. Mr. Konsor did
note that the concept drawings of the development were aesthetically appealing.
Eric Hagen liked the uniqueness of the detached garages, but expressed concerns
about the number of multi -family developments that have recently been approved
and currently under construction developments.
Councilmember Gabler mentioned it could be beneficial to focus the concept's units
towards the 2-bed and 3-bed units, and moving away from the studio and one -bed
u n its.
Councilmember Lee Martie concurred with Mr. Hagen's previous statement.
Councilmember Tracy Hinz mentioned that the City would have a better
understanding of whether the City does in fact need this type of development
following the completion of the housing study update.
No action was taken on the item.
3. Adiournment
PAUL KONSOR MOVED TO ADJOURN THE JOINT WORKSHOP MEETING OF THE
MONTICELLO PLANNING COMMISSION AND CITY COUNCIL. MEETING ADJOURNED BY
CONSENSUS AT 6:01 P.M.
Recorded By: Hayden Stens and /;K
Y g
Date Approved: July 5, 2023
ATTEST:
Angela Sch n , Community Development Director