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Planning Commission Minutes - 08/06/2024MINUTES REGULAR MEETING — PLANNING COMMISSION Tuesday, August 6, 2024 — 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Chair Paul Konsor, Vice Chair Andrew Tapper, Teri Lehner, Melissa Robeck, Rob Stark Commissioners Absent: None Council Liaison Present: Councilmember Charlotte Gabler Staff Present: Angela Schumann, Steve Grittman, Ron Hackenmueller 1. General Business A. Call to Order Chair Paul Konsor called the regular meeting of the Monticello Planning Commission to order at 6:00 p.m. B. Roll Call Chair Konsor called the roll. C. Consideration of Additional Agenda Items None. D. Approval of Agenda ANDREW TAPPER MOVED TO APPROVE THE MAY 71 2024 REGULAR PLANNING COMMISSION MEETING AGENDA. ROB STARK SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 5-0. E. Approval of Minutes • Regular Meeting Minutes —June 4, 2024 (Tabled) • Special Meeting Minutes — July 2, 2024 ANDREW TAPPER MOVED TO APPROVE THE JULY 2, 2024 SPECIAL MEETING MINUTES. MOTION CARRIED UNANIMOUSLY, 5-0. • Regular Meeting Minutes — July 2, 2024 (Tabled) F. Citizen Comments None. 2. Public Hearings A. Consideration of a Request for Amendment to the Camping World Planned Unit Development District as related to required building materials Applicant: Camping World City Planner Steve Grittman indicated that the applicant has requested tabling of the item to allow for time to modify the proposal; they hope to do so without requiring the variance requested via PUD. ANDREW TAPPER MOVED TO TABLE ACTION ON THE REQUEST AND CONTINUE THE HEARING TO THE REGULAR PLANNING COMMISSION MEETING OF SEPTEMBER 3, 2024 AT THE REQUEST OF THE APPLICANT. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED 5-0 B. Consideration of a Request for Preliminary Plat (replat) of Haven Ridge West; Development Stage Planned Unit Development; and Rezoning to Planned Unit Development for a Residential Development including 298 single family detached and attached residential units. Applicant: Twin Cities Land Development City Planner Steve Grittman gave an overview of the Haven Ridge replat project near Fallon Avenue and 85t" Street in the south corner of the city. Phase I was developed under R-1 zoning. Phase II was initially zoned R-1, with the developer of that phase requesting rezoning to PUD to narrow select lots. Steve Grittman explained that another development team is looking at additional phases known as Haven Ridge West. The proposed replat maintains much of the street pattern proposed under the original preliminary plat, with 85t" and Fallon Avenue extended to a roundabout. Eisle Avenue as currently configured through the development currently would be removed as part of the project as Fallon and 85t" would become the new through -streets. Edmonson Avenue forms the westerly boundary of the plat. The remainder of the property would be developed similar to the original Haven Ridge. The stormwater ponds would alter in shape, and two internal streets would become cul- de-sacs. Steve Grittman noted that with this proposal, the townhouse area has changed. It was originally designed to have public streets, and with this proposal the applicant is proposing private streets through this area. The redesigned townhouse area retains more woodland and would be more markable per the applicant. The applicant is meeting or exceeding the building materials requirements in this area. The project area is about 137 acres, with a proposed increase from 252 to 298 units. The developer is proposing three different single-family lot sizes of 52" 62' and 80' in width. The 80' lots are the R-1 standard. Staff has made recommendations to manage the design impacts at the street, with the applicant showing enhancements beyond the R-1 standards. Steve Grittman explained that the proposal requests include the amended preliminary plat, development stage PUD, and a requested amendment to zoning ordinance to create a Haven Ridge West PUD Zoning District. Steve Grittman noted that as staff was completing the review of this project, the applicant did provide an update to their phasing plan. This update modified the construction timeline for the roundabout and development around the roundabout, which included both single-family and townhomes. The applicant is proposing to modify this to primarily single-family homes and moving construction of the roundabout to a future phase. Staff's primary recommendation in response is that the road system must be construction with the first phase, as completion of the improvements is needed to support the development and should not be pushed out to a time when the construction cost becomes infeasible for the balance of the development. Steve Grittman walked through the Exhibit Z conditions for approval, including questions raised by the applicant in response to the conditions. The first condition was to plat the full right of way and construct the full roundabout in the first phase of the plat as a condition of preliminary plat and stage approval. Condition #2 relates to the need for a review process if changes are made to the proposed phasing plan for the PUD. Steve Grittman indicated that the applicant had questions regarding phasing and if a change to the phasing plan would require a full public hearing and amendment to PUD or would be an internal staff review of adjustments. Staff proposes to clarify Condition #2 to note that an adjustment of the PUD process would be required for a change to the phasing plan rather than an amendment to the PUD. Steve Grittman reviewed the verification conditions outlined within Condition #3 for future phases and submittal process. Verification of building materials, landscaping, architectural designs, compliance with finished and finishable floor areas for all unit types per PUD flexibility will be required. Establishment of HOA documentation and landscaping verification will also be required for each phase. Steve Grittman stated that the applicant has asked if this condition is an agreement to the developers proposed lot standards table as presented, which would be incorporated as approved and within the PUD. Steve Grittman confirmed that was the intent and that such standards would be provided to all lot owners. This condition is proposed to be further clarified to note that the minimum square footages would be per the applicant's request and table. Condition #4 would also be clarified to note that the PUD plans and narrative submissions as part of the PUD will be required to be provided recorded against all lots and provided to all prospective lot owners consistent with the requirements in the earlier Condition #3. Steve Grittman went on to review Conditions #5 through 16 as provided in the resolutions for approval. In regard to Condition #17, Steve Grittman explained that the condition outlines the requirements for park dedication as part of subdivision. He stated that the applicant requested that the condition be further clarified to note that dedication will include a mix of parkland dedication, trail easements and deeds and trail construction. Staff further recommended that the applicant provide a park dedication exhibit as part of final plat submission. Steve Grittman completed a review of Conditions 18-27 as provided in the resolutions. Paul Konsor asked if there was a map of what is currently approved and what changes are proposed with the new plat. Steve Grittman illustrated the originally approved preliminary plat sheet that was included in the agenda packet, and spoke about how the street layout is similar, but with the newly proposed variation in lot size. Councilmember Gabler indicated that the Parks Arts and Recreation Commission had discussed the preservation of as many trees in the roundabout area as possible She inquired about how this plan addresses that issue. Steve Grittman responded by stating the applicants have done a thorough job at identifying tree counts in the original and proposed updated plat. The change to a private street within the townhome area and eliminating the proposed trail in the area allows a shifting towards the wetland which has left more room for tree preservation. Councilmember Gabler asked if by squeezing the lots closer to the wetland if there would be future requests for deck or patios that would encroach into the wetland. Steve Grittman shared that they would need to stay out of the wetland buffer area. Paul Konsor stated that the proposed plat and PUD is favorable in terms of the changes to the townhome area, the cleaning up of the outlots, additional preservation of trees, and the previous through -street being updated to a cuts -de -sac to prevent traffic from exceeding speed limits. He summarized that the applicant is requesting more density by proposing smaller lots and home footprints. Paul Konsor asked for clarification in regard to the proposed changes to Condition #4 related to home design. Steve Grittman stated the intention was to agree with the applicant's smaller footprint square footage proposal. Andrew Tapper asked if the phasing on the documents was relevant. Steve Grittman stated there was an intention for construction in five phases, with the roundabout construction to be completed in a future phase, not with the initial phase of development. Staffs' recommendation is that the roundabout should be completed with the first phase of development. Paul Konsor asked whether berming around the roundabout should be utilized for privacy as the townhomes rear face the roundabout. Steve Grittman stated there is a fair amount of existing tree coverage and landscaping shown in the plan for screening around the roundabout. Councilmember Gabler asked if the roundabout central median was intended to be rounded or flatter. Ms. Schumann stated that staff is unsure of the exact specifications of the roundabout at this time but is requesting via the conditions of approval that landscaping meet the City's standards. Mr. Lehner inquired about driveway widths and if the maximum 24' at the curb can be extended in the front yard. Steve Grittman stated that 30' maximum width and 28' feet in width at the curb is required for R-1. Given the proposed lot widths for this project, the requirement here is 24' at the curb, but could widen out as it nears the home. Paul Konsor opened the public hearing portion of the agenda item. Scott Kutsforth, resident in Hunters Crossing, addressed the Commission. Mr. Kutsforth asked if Hunters Crossing homes could be kept from getting hit by lights from vehicles moving through this project. He indicated that another concern is the proposed width of 85t" and Fallon given the addition of 300 homes. He asked if the Cit is going to consider widening the street. His final question was whether this project would include a park or if these new homes would be using Hunters Crossing Park. Steve Grittman explained that at this time, Edmonson and 851" sections outside of the roundabout would remain rural sections, with widening and turn lanes as needed to address the traffic. Andrew Tapper noted the City's long-term plan to upgrade Fallon Avenue, the timing for which relates to the construction of a needed trunkline from Chelsea Road to this project area. Ms. Schumann responded to the question regarding the park, stating that the developer is proposing to add to Hunters Crossing park in the northernly portion, which will be accepted by the City less stormwater and powerline encroachments. The park dedication requirements will also be met with required trail connections and amenity features. She noted that the City's policy standard is that a park must be accessible within % mile from a neighborhood. Most of this new development would be within that radius for Hunter's Crossings Park. She noted that the area outside of the radius indicates the need for the proposed new trail connections and a park search area to identify a new park in the future as land develops nearby. Paul Konsor asked about what is private to the association and what is public in terms of trailways. Ms. Schumann indicated that only a portion of trails within the townhome area will be private. The trails along the wetlands and roadways, including those to Hunter's Crossing trail are public. She noted that Condition 17 would require permanent easements for the trailways and land credit contingent on public use. Ben Schmidt, applicant representing Twin Cities Land Development, addressed the Commission. Mr. Scmidt stated that staff has done a phenomenal job for the staff report. Mr. Schmidt stated that there has been a good amount of communication with staff on the plat development. In regard to the phasing plan, he stated that the goal for roundabout was to not put off the roundabout for financial reasons, but rather that the City would want to hold off on infrastructure development to allow other infrastructure needs to work themselves out before construction. He stated that Phase 1 construction of the roundabout would be fine with them. He noted that the design for the center of the roundabout would be driven by city staff and engineering for a raised roundabout and would like to keep the headlights down as well. Mr. Schmidt stated that the townhome area was redesigned for a product that is needed today as the previous design is no longer relevant. The new design saves trees, and it makes the roundabout look more attractive and eliminates a short-cut. The lot sizes are related to the increase of cost for home prices, and are proposed to address the need for more affordable homes and a diversity of home types and lot sizes. It also will keep road costs down. Paul Konsor closed the public hearing portion of the agenda item. Staff noted that updated resolutions with the clarifications to conditions #2, 3, 4 and 17 had been provided to the Commission and are available to the public for review. TERI LEHNER MOVED TO ADOPT RESOLUTION NO. PC-2024-33 RECOMMENDING APPROVAL OF A PRELIMINARY PLAT FOR HAVEN RIDGE WEST, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 5-0. TERI LEHNER MOVED TO ADOPT RESOLUTION NO. PC-2024-34 RECOMMENDING APPROVAL OF A DEVELOPMENT STAGE PLANNED UNIT DEVELOPMENT FOR HAVEN RIDGE WEST, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 5-0. TERI LEHNER MOVED TO ADOPT RESOLUTION NO. PC-2024-35 RECOMMENDING APPROVAL OF AN AMENDMENT TO THE ZONING ORDINANCE FOR THE HAVEN RIDGE WEST PUD ZONING DISTRICT, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 5-0. C. Consideration of an Amendment to the Monticello City Code, Title XV: Land Usage, Chapter 153: Zoning Ordinance, Section 153.028 — Specific Review Procedures and Requirements as related to Planned Unit Development (PUD) Procedure and Timeline for Rezoning to PUD, and other regulations as necessary to define and limit the intent or application of the proposed amendment. Applicant: City of Monticello Steve Grittman provided an overview of the proposed amendments. He stated a series of amendments to the existing PUD regulations as it relates to the process for multi - phased PUD projects. He stated that under current regulations, the Planning Commission holds a public hearing for rezoning of an entire project, but by Code, actual rezoning applies only as each phase is reviewed for Development and Final Stage PUD approvals. Steve Grittman explained that the process has raised concerns for development where the immediate Phase I portion of the project relies on the presumed future approvals of subsequent phases. Because only the rezoning ordinance itself controls the land use, the developer has no assurances that future phases of an integrated project would be rezoned for the PUD rules in the original approval. This can result in complications, especially when a large area of the property is being mass graded, but only a portion of the area is subject to Phase I approvals, as well as concerns over the stability of financing a large project when PUD zoning is not granted to future phases. Staff has proposed language that would create a more specific alternative approval process for multi -phased projects. This process allows the City to approve a Rezoning to PUD over an entire project area, but limits the effect of the rezoning until the Final platting, and Development and Final Stage PUD plans are approved. The original PUD ordinance would be written to control land use and development standards throughout the PUD project area but would prohibit the approval of construction until plans are approved for any subject phase. In single-phase PUD projects, the City sees the full development application for all aspects of the project upon the initial submission, and the PUD Ordinance is adopted authorizing construction throughout the project area. This modification would give applicants for multi -phased projects an assurance over land use, and an understanding of the relevant performance standards that will be applied to future reviews as those plans are developed and approved. Just as with single phase projects, the applicant can be confident in the standards of City review, and the City retains development control as acceptable plans are designed. ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC-2024-36 RECOMMENDING APPROVAL OF AN AMENDMENT TO THE MONTICELLO ZONING ORDINANCE SECTION 153.028 - SPECIFIC REVIEW PROCEDURES & REQUIREMENTS RELATED TO THE PROCESS FOR REZONING OF MULTI -PHASED PUD PROJECTS. PAUL KONSOR SECONDED THE MOTION. MOTION CARRRIED UNANIMOUSLY, 5-0. 3. Regular Agenda None. 4. Other Business A. Community Development Director's Report Angela Schumann provided an overview of Council action on Planning Commission recommendations and a staffing update on the Community and Economic Development Coordinator position. 5. Adjournment MEETING ADJOURNED BY CONSENSUS AT 7:20 P.M. Recorded By: Angela Schumann/Tyler Bevier Date Approved: Community Development Director