Planning Commission Minutes - 09/03/2024 (Jt Workshop)AGENDA
JOINT MONTICELLO PLANNING COMMISSION/CITY COUNCIL WORKSHOP
Monday, September 3, 2024 — 5:00 PM
Monticello Community Center
Planning Commissioners Present: Chair Paul Konsor, Andrew Tapper, Teri Lehner, Rob Stark
Planning Commissioners Absent:
City Councilmembers Present:
City Councilmembers Absent:
Staff:
1. Call to Order
Melissa Robeck
Mayor Lloyd Hilgart, Charlotte Gabler, Tracy Hinz,
Sam Murdoff, Lee Martie
Rachel Leonard, Angela Schumann, Ron Hackenmueller,
Steve Grittman
Mayor Lloyd 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 150 mixed -
unit single-family residential development located within an R-1 (Single-family)
Residential District.)
PIDs: 155500231200
Legal Description: Lengthy — Contact City Hall
Applicant: JPB Land, LLC
Community Development Director Angela Schumann provided an overview of the
purpose of the meeting to the Planning Commission, City Council, and the public. She
explained that 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 provided an overview of the memo prepared by staff for
review of the proposed concept plan. Mr. Grittman noted that the parcel lies east of
Edmonson Avenue and represents a portion of the original Preliminary Plat for Hunters
Crossing. Hunters Crossing was platted for a mixed arrangement of single family
detached and townhouse units. He stated that the easterly half of the original Hunters
Crossing plat area was completed and developed, but development halted during the
recession, with the remaining 56 acres unplatted and undeveloped.
The proposal is to develop that remaining parcel, which will include dedication of
additional right of way for Edmonson Avenue. Mr. Grittman noted that parcel is
transected by a powerline corridor of just under 10 acres.
Mr. Grittman stated that the concept includes a unit count proposed at 147 singel-
family lots, distributed between three lot sizes, with the majority of the proposed lot
sizes smaller than the City's current base R-1 (Single -Family) Residential regulations.
The residential density is approximately 3.4 units per acre.
Mr. Grittman reviewed the PUD elements that City has commonly requested as part of
the flexibility in lot size. These include retention of natural features, enhancements to
architectural styles and materials, and addition of trail or other amenities.
Mr. Grittman explained that the property is located within the current City boundary,
but will require other approvals to proceed, including preliminary and final plat,
development and final stage PUD and rezoning to PUD.
Following Mr. Grittman's review, the floor was opened for Council and Commission
questions.
Chair Paul Konsor confirmed that all streets with the development are proposed as
public streets and that they are designed to meet public street standards.
Mr. Grittman confirmed, stating that the roads are proposed at a 60' width, and
additional ROW on Edmonson Avenue is requested as part of the plat.
Councilmember Charlotte Gabler inquired whether trunk infrastructure upsizing would
be needed. The developer's engineer confirmed. Ms. Gabler also noted that the
concept includes access or connection to the existing Hunters Crossing park. Ms.
Schumann responded that the developer has met with City staff including the Park &
Recreation Director for the purpose of additional park dedication with this plat, which
would be in the area of the powerline corridor and would serve as a bike -focused park.
Mr. Konsor inquired whether there would be trail connections into the development.
Mr. Grittman confirmed that Edmonson is being infilled with trail connections, including
along and throughout this development. The other connection of note is the proposed
extension of a trail connection along the powerline corridor.
The Mayor noted that the pathway along Edmonson from School Boulevard has been
completed on the west side of Edmonson.
Mr. Konsor commented that JP Brooks is a local builder and that is a positive to have a
local builder proposing to build in the community. He expressed support for the home
designs presented, and that they appear to be trying to accomplish meeting an
affordable home product with good design standards. He noted that while some homes
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are under the 1500 square foot requirement, the Commission has seen that request
before. He also expressed support for the stated density.
Mr. Konsor inquired about the HOA. Art Plante, representative for JPB Land as
developer, addressed the group. He confirmed that the HOA would complete snow and
mowing, and possibly the exterior maintenance on the smaller lots. He stated that the
street is public, plowed by the City.
Councilmember Hinz confirmed the homes are for purchase. The developer confirmed.
Councilmember Gabler inquired about how many lots would be a full basement design.
Mr. Plante responded that there will be a mixture of full basement, walkout and
lookouts. The exception would be the smallest lots, which would be slab homes.
Mayor Hilgart stated that the concept looks acceptable and is what would be expected
for this parcel. He noted that it is now typical to see lots much smaller than the 80' lots.
He expressed that the mix of styles and lots makes sense given that in order to get any
affordability, they will need smaller lots.
Mayor Hilgart Inquired whether attached townhome product will come back. Mr.
Plante explained that there are alternatives closer to the Twin Cities now for
townhomes. For purchasers in this area, green are for empty nesters who want main
level living are important, although they are not interested in maintenance. He
explained that the other two lots sizes are for younger families and then move up
options on the 62' lots. This mix provides a variety of options for variety of housing and
price points.
Mayor Hilgart noted that homes in Edmonson Ridge are built by JP Brooks. He
remarked that he thinks the HOA is important on the smallest lots.
Chair Konsor stated the developer should consider fencing or other buffer such as
evergreens where lots back up to one another. Mr. Plante responded that they've been
considering that issue, particularly where the smallest lots back up to larger lots.
Councilmember Hinz asked about the intentionality toward affordability. Mr. Plante
stated that they are still formulating cost and price points. Councilmember Hinz stated
that the City needs to be keenly aware of first-time home buyer needs. Mr. Plante
stated that they agree and that is their mission statement and certainly an objective for
this project. All aspects of design impact their pricing.
Commissioner Lehner stated that along that line, approximation of the life -cycle housing
sectors would be appreciated at the next review in order to give the boards an
understanding of the demographic for each style.
Mayor Hilgart stated that the way the development is laid out, the majority of traffic
would seem to use Edmonson to get to 851" or School, which is a positive for traffic
impacts.
Mr. Plante noted that they are dedicating additional ROW on Edmonson, as well as
bypass and turn lanes as needed. There will be a trail constructed on the east side of
Edmonson.
Councilmember Gabler inquired about landscaping recommendations. Mr. Plante
stated that they will meet the landscaping ordinance and screening as noted in the staff
memo, especially in the area of the park. They will try to enhance the site landscaping
as a trade-off to brick -stone requirements. They will have percentages in the
architectural detail, which will be provided with preliminary plat. They are currently
working through the details on the garage forward design recommendations.
Mr. Konsor stated he would be interested in looking at driveways as the small
landscaping strip ends up being a dead spot and nuisance.
Councilmember Gabler confirmed that the encumbered lot will be buildable; the
developer's engineer confirmed that it will be a larger desirable lot.
The Mayor and Chair opened the floor for public comment.
Mike Monson, 8785 Fairhill Lane, addressed the Commission. He expressed concern.
about traffic and construction debris. Ron Hackenmueller indicated that construction
traffic and debris can be addressed with the Building Dept. pre -construction meeting
and inspections. He also expressed concern about the park impact.
Ms. Schumann commented on the next steps for the applicant in terms of plans for
grading, traffic and park planning.
Mr. Konsor commented on the ability to access Edmonson, and that it will be important
to bring traffic comments forward for the developer's consideration.
Two other residents of Hunters Crossing indicated concerns regarding the volume and
speed of traffic, as well as the need for additional parkland in the area. It was noted
that there are also mature trees in existing yards that should be preserved.
Mr. Plante indicated that the road connections have all been discussed with City staff.
These connection points are staff recommended and they worked with what they were
directed to do in terms of connections.
Councilmember Gabler asked about traffic circle versus a stop sign. The developer's
engineer responded that roundabouts are not typical on a local street and connection of
this type.
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Mayor Hilgart noted that this area was originally designed and approved in 2003 with
more density.
Administrator Rachel Leonard noted that these streets are intended to be connections
between neighborhoods to get to parks and to collector routes. They provide important
connections but are reviewed for safety and take into consideration site distances and
traffic calming.
Adjournment
MEETING WAS ADJOURNED AT 6:15 PM BY CONSENSUS.
Recorded By: Tyler Bevier
Date Approved: 12/3/2024
ATTEST:
Angela Schd(,i a�, Community Development Director
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