Planning Commission Minutes - 09/16/2024 (Special)AGENDA
JOINT MONTICELLO PLANNING COMMISSION/CITY COUNCIL WORKSHOP
Monday, September 16, 2024 — 5:00 PM
Monticello Community Center
Planning Commissioners Present: Chair Paul Konsor, Teri Lehner
Planning Commissioners Absent: Andrew Tapper, Melissa Robeck, Rob Stark
City Councilmembers Present:
City Councilmembers Absent:
Staff:
1. Call to Order
Mayor Lloyd Hilgart, Charlotte Gabler, Tracy Hinz,
Lee Martie
Sam Murdoff
Rachel Leonard, Angela Schumann, Ron Hackenmueller,
Tyler Bevier, Steve Grittman
Planning Commission Chair Paul Konsor called the joint workshop meeting of the
Monticello Planning Commission and City Council to order at 5:00 p.m.
2. Concept Stage Planned Unit Development Submittal for an approximately 158 mixed -
unit single-family residential development located on parcels guided Low Density
Rpcidpntial_
PIDs: 213100242201 and 213100242202
Legal Description: Lengthy —Contact City Hall
Applicant: Tamarack Land (Reid Schulz)
Community Development Director Angela Schumann provided an overview of the
purpose of the meeting to the Planning Commission, City Council, and the public. The
Pointes at Cedar District Zoning Ordinance allows applicants to have a joint concept
meeting with the Planning Commission and City Council, without requiring a decision
from the City Council regarding the development. Similar to the Planned Unit
Development Concept Stage process, the joint workshop step provides an opportunity
to the Planning Commission and City Council to give initial feedback on a development
proposal without having to make a formal decision. While not a public hearing, mailed
notice did go out to the surrounding property owners, and if time allows, members of
the public may provide comment.
City Planner Steve Grittman opened up the discussion to give feedback to the developer
on the concept stage PUD. He explained that PUD offers flexibility in regards to city
standards, with the City seeking additional amenities and achievement of city goals,
including a wide range of housing choices in livable neighborhoods.
Mr. Grittman explained that the project is just south of the city limits, with the Cardinal
Hills neighborhood to the north. Hunters Crossing and Haven Ridge are also in the direct
vicinity of the project. The site is 67 acres in total and a powerline and gas line
easement both go through the parcel. These easements create a more complicated
project. The concept proposal illustrates 157 units altogether, with lot sizes of 67' in
width, which is a bit narrower than the R-1 standard, and a proposed 45' in width for
the narrower lots.
For the project, Mr. Grittman stated that the street access is from 85th street on the
southwest boundary, with access from Fallon Drive and Tanager in the northwest. There
will eventually be development to the east and southeast with additional connections in
the future with development. These future connection points are illustrated on the
concept plan.
Mayor Lloyd Hilgart noted a clarification regarding circulation in that the project does
not access the Featherstone development. Mr. Grittman confirmed.
Mr. Grittman shared that circulation is always a concern, particularly with connections
to existing streets. He stated that these connection points are important to maintain
connectivity throughout the region, and that with more connection points, traffic is
distributed evenly. This project has five connection points, well within expectations.
Mr. Grittman stated that the 2040 land -use comprehensive plan designation for the
project area is Low -Density Residential; this development is below the threshold at 2.7
units per acre. He noted that Cardinal Hills density is at 2.2 units per acre, and Haven
Ridge's density is at 2.4 units per acre.
Mr. Grittman shared that streetscape and building types are examples of the PUD
tradeoffs commonly requested in regard to TN and R-1 standards. For reference, staff
had prepared a table of suggested PUD minimum standards.
He further noted that the proposed concept plan illustrates
connectivity with sidewalk alongside one side of the street. Staff level has also discussed
connections to Pioneer Park.
Mr. Grittman discussed the proposed narrow lot dimensions, which results in a
significant amount of street frontage taken up by driveways, utility boxes, as a tight
space is created. In that regard, the applicant has been asked to do some preplanning to
maintain the on -street parking and the streetscape. He noted that a handful of parking
bays have been designed for visitor parking and HOA will be created as part of the
project.
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Mayor Lloyd Hilgart asked about the concept compares to that presented a few weeks
ago.
Mr. Grittman responded that the previous plan included 42', 52', and 62' wide lots.
Mr. Konsor asked about the density of the original concept that Tamarack had
previously provided.
Mr. Grittman said the density count had been in the same range previously 2.5-3.0 units
per acre.
Mr. Konsor asked there were any exits not through other neighborhoods besides 85tn
street, and whether means to stop or slow traffic along those routes should be
considerations. He also referred to the table of minimum standards, noting that it will
be important for future for builders to be in step with the current plan and not
proposed constant changes.
Mayor Lloyd Hilgart noted that it is likely, based on what occurs in developments in
other communities, that for the smaller lots, they will likely use one builder, and one
builder perhaps for the larger lots.
Mr. Konsor stated that he appreciates the buffer spaces provided between the two
developments. He inquired about the purpose of Outlot C.
Angela Schumann stated it was an expansion of the existing stormwater facilities.
Reid Schultz, representing Tamarack spoke to the boards. He noted that this project will
likely have one builder partner. The developer spoke about the changing residential
industry and that what they present today may not be what is presented 2-3 years from
now. The builder has proposed the lot type for their home designs.
Mr. Schulz also spoke about traffic calming as safe neighborhoods are a top priority.
Some mthods my include reduced roadway widths, landscaping, and more curved roads.
As public roadways, the developer would defer to staff as they will be publicly owned as
for desired changes to the concept plan.
Mr. Schulz addressed the site challenges, in regard to the pipeline easements and any
possible roundabouts at street connection points. Placing a roundabout with ithe
pipeline easement would present challenge in design and development.
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Mr. Schulz stated that their intended builder desires affordability including slab on grade
designs with the amenities of a single-family. Reduction of yard space is a way to reduce
the cost of the home.
Mayor Lloyd Hilgart indicated that the mix of home types is beneficial, and the ability to
have something on one level is positive. He noted that there is a continued desire for
single-family homes to continue to boost schools and commercial development.
The Mayor and Chair opened the floor for public comments.
A question was asked about other Homeowners Associations for residential
developments in Monticello.
Ms. Schumann responded that HOAs are fairly common in Monticello, and include both
attached townhomes and smaller lot single-family detached as a way to maintain the
amenities on site.
Mr. Schulz stated that the HOA's exact responsibilities for this project are being
finalized. At the Planning Commission phase they would have a more detailed plan.
There was a question from the public regarding the greenspace for the project and
keeping the current topography.
Mr. Schulz responded that grading will need to occur to accommodate drainage for the
future homeowners and the grading of the site depends on the drainage needs. The
pipeline cannot be touched and will mostly stay intact.
A question on whether there would be any parks for families to visit was introduced.
Mr. Schulz stated that he would defer to staff on their parks masterplan, noting parks
add cost. There are no play structures proposed, but there are trails to connect families
to the parks to the northwest.
Ms. Schumann, spoke about the current policy that all residential neighborhoods should
have a park within % mile distance. Pioneer Park satisfies that requirement for this
project. She explained that the city can work with the developer to achieve safe
connectivity to the park and that they encourage the developers to look at
opportunities to maximize the natural features, and existing wetland, and opportunities
to enhance the spaces near the wetlands. IT was noted that there is a walking path
along the northerly easement area.
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The public inquired about the gasline running through the project and how the area
would be maintained. Public #1 asked about the gasline upkeep.
The developer spoke to how pipelines are dealt with differently in each city, and has
planned to have the discussion with the City on keeping those as open space with lots
to extend over the pipeline to distinguish ownership.
A comment was raised regarding the powerlines relative to managing stormwater and
prevention of drainage into existing neighborhood.
Ms. Schumann stated the developer needs to complete a stormwater analysis, which
the City Engineer review.
It was inquired whether all of the proposed the homes are all slab homes and if the
developer meets the density per acre.
Ms. Schumann stated it does meet the density requirements and the developer
indicated that there will be a variety of home designs.
Mayor Llyod Hilgart stated his concern if there is not an HOA for the smaller lots.
A member of the public asked about home price points. The developer stated that they
would have to wait until Preliminary Plat for those price points.
3. Adjournment
MEETING WAS ADJOURNED AT 6:15 PM BY CONSENSUS.
Recorded By: Tyler Bevier
Date Approved: October 1, 2024
ATTEST;, r %
Angela SchuWnn'4mmunity Development Director
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