Planning Commission Agenda 01-06-2004
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AGENDA
REGULAR MEETING _ MONTICELLO PLANNING COMMISSION
Tuesday - .January 6, 2004
6:00 P.M.
S tatl:
Dick Frie, Richard Carlson, Rod Dragsten, Lloyd I-Elgart, and David
Rietveld
Brian Stumpf
Jeff O'Neill, Fred Patch, Steve Grittman, and Angela Schumann
Members:
Council Liaison:
1. Call to order.
2. Approval of the minutes of the regular Planning Commission meeting held December 9,
2003.
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4.
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Consideration of adding items to the agenda.
Citizen comments.
Open House/Workshop _ Discussion regarding potential amendments to the
enmprehensive plan establishing an acceptable mix of single family and attached housing
in low density residential districts.
6. Consideration of re-appointment for expired term of planning commission member
David Rietveld.
7. Park Dedication/Commercial Property: Report by Jeff O'Neill
8. Adjourn
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PLANNING COMMISSION MINUTES
REGULAR MEETING
Tuesday, December 2, 2003
6:00 p.m.
Members In Attendance:
Members Absent:
Council Liaison In Attendance:
Staff In Attendance:
Dick Frie, Rod Dragsten, Lloyd Hilgart
David Rietveld,.Richard Carlson
Brian Stumpf
Jeff O'Neill, Fred Patch and Steve Grittman
1. Call to Order.
The meeting was called to order by Chairman Frie at 7:00 p.m. and declared a quorum
present.
2. Approval of minutes of the regular Planning Commission meeting held November 3,
2003.
MOTION BY ROD DRAGSTEN AND SECONDED BY HILGART TO APPROVE THE
MINUTES OF THE NOVEMBER 3, 2003.
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Motion passed unanimously.
3.
Consideration of adding items to the agenda.
No items added.
4. Citizen comments.
No citizen comments made.
5.
Public Hearing _ Consideration of a request for conditional use permits to allow 24
townhouse units in an R~2 District and a request for preliminary plat approval.
Applicant: Homestead Multi~Family Development Corp.
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Steve Grittman presented the staff report reported that the applicant is seeking a Preliminary
Plat and Conditional Use Permit to allow the construction of six four-unit townhouse buildings
on property along West Prairie Road. south of the Timber Ridge Townhouse project. Grittman
discussed issues relating to:
. Zoning lInd Density. The area is zoned R-2, and tour-unit townhouse structures are
Conditional Uses in the district. All units would face public streets. including Prairie
Road and a new cul-de-sac extending south from Prairie Road
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Preliminary Plat. The plat itself shows 7 total lots - 2 are located on City land north
of Prairie, and five located to the south. Lot 5 of the southern group does not show a
building. Due to the plat configuration, it does not appear that a building could be
located on it to meet setbacks. This lot should be eliminated and absorbed into the
adjoining parcel, as the Subdivision Ordinance does not permit remnant parcels.
Grittman stated that the applicant has inquired about the possibility of "simple
subdivision" instead of a full plat. The Subdivision Ordinance requires a plat in all but a
few cases. Those cases include lot combinations, and situations where one platted lot is
being split into two new parcels. This project clearly does not meet those situations.
Moreover, if subdivided without a plat, a complicated "metes and bound" description
of the various lots would be necessary, resulting in legal descriptions that are unlikely to
be accepted by the County Recorder. In short, the proposed simple subdivision
request would meet neither City nor County requirements. As noted, the design of the
plat utilizes a cul-de-sac. The Subdivision Ordinance position on cul-de~sacs is to
avoid them where possible. In this case, there does not appear to be a reasonable way
to develop the plat without one, due to the shape of the existing property. Where used,
the preferred design in an "oversized" cul-de-sac with a landscaped center island
(maintained by the homeowner's association). There would appear to be adequate
room to accommodate this concept due to the elimination of Lot 5 as discussed above.
The redesign of the cul-de-sac would also benefit the driveway design for the
townhouse units on Lot 4. This building relies on sharply turning driveways which are
often difficult to negotiate. It would also increase the rear yard setback for that lot -
currently shown at 20 feet along the east lot line. This should be increased to 30 feet to
meet the R-2 zoning standards.The City Engineer will review street design, grading and
drainage, as well as utility plans for the plat.
. Conditional Use P.ermit. As noted, the four-unit buildings are allowed by CUP in this
district. The density easily meets the zoning minimum due to significant oversizing of
three of the parcels. The general layout of the units is reasonable, and the existence of
all public streets in the project is the preferred design. Grittman noted the following
Issues:
a. The center two units of each structure share a wide driveway. This design does
not meet the zoning maximum of24 feet wide driveways at the street. Planning
statT recommends a landscaped island that divides the driveways to meet the
maximum width standard.
b. The project is set up for a single four-unit building on each parcel. No plans
are provided for separate sale or ownership. nor are any association proposals
provided with the application. The applicant should clearly describe the
proposal for the association and common area maintenance.
c.
The landscaping plan shows a row of trees along the free\\iay, and front yard
trees at the ratio of one tree per unit. At least two trees are typically required
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to be planted, and no provision has been shown for foundation plantings around
the buildings. Planning staff would recommend that any approval include a
condition for additional tree and foundation plantings.
As noted in the plat discussion, the cul-de-sac should be designed to be over-
sized (according to the template provided by the City Engineer's office) with a
center island to be landscaped by the developer and maintained by the
association. The revised landscape plan should include this element.
e.
The City required that the developers of the townhouses in "Sunset Ponds"
provide a landscaped berm along the interstate. The design of the berm is to
include reasonable slopes with a height of 8 feet above the ground floor
elevation of the adjoining structure. The purpose of the berm is to provide
some sound attenuation from the adjoining freeway. This requirement should
also be applied for this project. Planning staff is concerned that housing
adjacent to the freeway would have significant negative impacts from freeway
noise. Such berms are commonly employed in other communities where
housing adjoins the freeway, and the application of such a berm in this
development would be consistent with the requirements made in the Sunset
Ponds project. On the berm, a planting of intensive vegetation should be
provided, including native grasses and wildflowers on the slope to minimize the
need for mowing and maintenance.
f. The project should include sidewalk on one side of Prairie Road that connects
to the pathway in Timber Ridge. A future project would be necessary to
extend the sidewalk to the east through the existing neighborhood.
g. As with Timber Ridge, an intensive landscape buffer should be provided along
the edge of the project shared with the single family neighborhood to the east
and north. The current landscape plan shows no plantings in those areas.
Chairman Frie opened the public hearing.
Ms. Marla Hughes, residing at 147 Hedman Lane spoke in opposition to the proposed project,
expressing specitic concerns as follows:
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The project \vill increase population density. will increase traffic hazards and cause the
neighborhood to become even more unsafe for children.
There are no sidewalks proposed for the neighborhood and pedestrians are not safe on
the streets.
The increased traftic and the rebuilt intersections at Prairie Drive and River Street at
County Road 75/West Broadway are unsafe. Ms. Hughes felt that the various local
units of government involved with the new intersections were uncoordinated and the
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resulting design for reconstruction of the intersections is unsafe. Ms. Hughes wants the
City Council to be aware of her concerns relating to pedestrian safety on CR 75, and
her dissatisfaction with the redesign and reconstruction of the subject intersections.
The speed limit along CR 75 has not been lowered and remains unsafe.
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Mr. Matt Ohman residing at 118 Balbouel Circle spoke in opposition to the proposed project,
expressing specific concerns as follows:
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He moved to his present residence to move away from traffic and this project will
increase traffic to unacceptable levels.
There are no sidewalks proposed for the neighborhood children. Pedestrians are not
safe on the streets.
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Mike Schnieder, applicant and proponent of the project stated that the area is already platted
and is zoned for twinhomes. He did not feel that platting was needed and felt that the
requirements of Exhibit Z (below) were excessive and unfair. He expressed that he does not
want to install a berm along the 1-94 boundary of the project. Mr. Schneider said that the
project he intends to build would match the designs of the Timber Ridge development adjacent
to his site.
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Hearing no other public comments, Chairman Frie closed the public hearing.
The commission members expressed various opinions regarding the project.
MOTION BY DRAGSTEN AND SECONDED BY HILGART TO RECOMMEND
APPROVAL OF THE CUP. BASED ON A FINDING THAT THE ZONING SUPPORTS
THE USE, AND THE PROPOSAL MEETS THE DENSITY REQUIREMENTS FOR THE
AREA, SUBJECT TO THE CONDITIONS FOUND IN EXHIBIT Z OF THE STAFF
REPORT; AND, ADDED A CONDITION THAT THE CITY MUST STUDY AND SET
AS A HIGH PRIORITY DEVELOPMENT OF SIDEWALKS IN THE
NEIGHBORHOOD SURROUNDING THIS PROJECT.
Motion passed unanimously.
MOTION BY HILGART AND SECONDED BY DRAGSTEN. TO RECOMMEND
APPROV AL OF THE PRELIMINARY PLAT. BASED ON A FINDING THAT THE
PLAT IS CONSISTENT WITH THE ZONING REQUIREMENTS. SUBJECT TO THE
CONDITIONS LISTED IN EXHIBIT Z OF THE STAFF REPORT..
Motion passed unanimously.
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6. Consideration of a simple subdivision reauest: Location is Lot 7.8 Block 16 or 824
East River Street: Apolicants. ioint owners ~ EU2ene Pin2el and James Kaz.
Jeff O'Neill presented the staff report, stating that in reviewing a survey of their property the
owners found that a small part of the neighboring home to the west encroaches onto the their
parcel. The applicant desires to create a new boundary line located 6' (minimum setback) from
the adjoining home. The land created by this subdivision would then be attached to the parcel
to the west. Creating a lot line at this location would bring both parcels into conformance with
code and also clear up title problems for the Kaz property thus enabling the sale of the land.
Dragsten expressed that he would prefer to have landscaping or some other above ground
objects for demarcation of the property line installed as a condition to approval of the simple
subdivision..
Chairman Frie opened the public hearing, recognizing Ms. Karen Kjellberg.
Ms. Kjellberg, stated that landscaping is not normally required as a condition to simple
subdivision. A certificate of survey will be provided to both parties involved in the simple
subdivision.. The land to be transferred will be sold by Quit Claim Deed.
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MOTION MADE BY DRAGSTEN. SECONDED BY HILGART TO APPROVE THE
SIMPLE SUBDIVISION AS PROPOSED ON THE ATTACHED SURVEY, SUBJECT
TO INST ALLA TION OF SHRUBS OR OTHER LANDSCAPING TO DEMARK THE
PROPERTY LINE. THE MOTION BASED ON THE FINDlNG THAT THE
SUBDIVISION WILL RESULT IN TWO PARCELS WITH DIMENSIONS AND
SETBACKS THAT ARE IN CONFORMANCE WITH CITY CODE.
Motion passed unanimously.
7.
Public Hearin2: Consideration of a reauest for a Conditional Use Permit to allow
residential dwellin s on the round floor within a CCD Zonin District. A olicant:
Barrv Fluth.
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Steve Grittman presented the staff report. The applicant has requested a conditional use permit
to allow the construction of 11 g.round level dv.:ellings (row houses) upon a 0.76 acre site
located north of Third Street and west of Locust Stred. The subject site is zoned CCO.
Central Community District \vhich allows ground level residential dwelling.s by conditional use
permit. The applicant has prepared a revised site plan that addressed the majority of the
concerns first observed by staff.
pL.-\SSING CO:-'I:-'IISSIO" \1I"l'TES "O\'!'\IHER, ~("n
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Grittman stated that the proposed development constitutes the second phase of the Landmark
Square project. The initial phase of the project, which borders the subject site on the north,
consists of a mixture of commercial and residential uses and was approved approximately two
years ago.
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Grittman discussed the CUP requirements for ground level dwellings within the CCD district
and covered pertinent topics including:
. Downtown Revitalization Plan. Although this specific site is shown for commercial
development, the city has viewed the land use patterns in the CCD broadly. Planning
staff believes that residential use on this portion of the block is not inconsistent with the
intent of the Plan.
. Pedestrian Traffic. The site is designed to encourage pedestrian movements along the
periphery of the site with vehicular movements being confined to the site's interior.
With this in mind, the proposed development will not interrupt the flow of commercial
pedestrian traffic in the area.
. Density. Ten units are proposed on the ground floor. One building is two levels,
providing a number 11 of units in the project.
. Subdivision. lfthe property is to be owned by a single entity, the four lots should be
combined into a single parcel of land.
. Site Circulation. Access to the site is provided from the west via a 22 foot wide
driveway from Locust Street.. All proposed dwelling units are provided two stall
garages. While the majority of the garages are accessed from within the interior of the
site, Garages 3 and 4 are provided direct access to a public street (Locust Street).
Garages should be designed to be no less than 20 feet by 22 feet in dimension..
According to the ordinance, single family dwellings must provide two off-street parking
spaces per unit. In satisfaction of this requirement, a total of 35 parking spaces have
been provided for the 11 dwelling units. The proposal includes 10 visitor parking stalls
and 4 supplemental garage spaces. Grittman stated that he believes that additional
visitor parking can be accommodated on street.
. Landscaping. As a condition of CUP approval a landscape plan identifying the
location. size and variety of all site plantings should be submitted for City approval.
. Gradimz.. Drainage and Utilities. Issues related to grading, drainage and utilities should
be subject to comment and recommendation by the City Engineer.
. Building Design. The proposed building designs are considered positive. The
elevations should be modified to specify finish materials. The developer was hoping to
use Hardi-plank on the building exteriors\. but has made no commitments. The Design
Advisory Team provided positive comments in their review of the project.
. Cross Easements. it will be necessary to establish cross access easements subject to
review and approval by the City Attorney.
. Lightim.!,. Exterior lighting plan should be submitted for city approval.
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Chairman Frie opened the public hearing.
Ms. Opal Stokes, residing at 215 Locust Street inquired:
PLANNING COMMISSION i\.lINL'TES '\O\E\IUER, ~OO3
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1. Are the units one or two bedroom units? Grittman replied that all are 2 or 3 bedroom
units.
2. Are there a sufficient number of parking stalls per unit? Grittman replied to the
affirmative.
3. Are these Senior units? Grittman deferred to the applicant who stated that they are not
specifically for seniors.
4. Are there 1 or two entrances and do the entrances line up with Stokes Driveway?
Grittman stated that there are three drive entrances and than none are lined up across
the street from Stokes drive.
5. What is the average rent? Grittman deferred to applicant who stated that the units are
intended to be sold.
There was further discussion regarding the parking and no-parking areas on Locust Street.
Mr. Brad Johnson, representing the developer stated that if approved, the applicant will return
with final plat and design development plans. Johnson delivered a brief history of the project
area. Johnson said that if any of the units are rented. rents will likely be around $1 OOO/unit;
however. the units will be for sale from $160.000 to $190.000. It is assumed that the units will
be marketed to senior buyers looking for 1 floor living. Johnson accepted the redesign of the
front of the garages facing Locust Street as suggested by Grittman. Three doors would be
provided and each would have lites across the top. Johnson agreed to all conditions stipulated
by Exhibit Z, recognizing that there will be only 10 ground floor units.
Fire Chief, Scott Douglas expressed concerns regarding fire department access to the interior
of block and questioned opportunities for snow removal. Fred Patch. Building Official stated
that there will likely have to be a fire hydrant located on the interior of the block.
Chairman Frie Closed the. Public Hearing.
Frie expressed that he wanted the recommendations of the Monticello Design Advisory Team
to be presented to the City Council.
MOTION BY CHAIRMAN FRIE, SECONDED BY DRAGSTEN TO RECOMMEND
APPROVAL OF THE CONDITIONAL USE PERMIT TO ALLOW GROUND LEVEL
RESIDENTIAL DWELLINGS WITHIN THE CCD DISTRICT BASED ON:
1. THE REVISED PLAN PRESENTED BY THE APPLICANT.
2. BASED ON COMMENTS FROM THE STAFF.
3. CONDITIONS AS DETERMINED BY THE OAT.
4. THE CONDITIONS OF EXHIBIT Z OF THE STAFF REPORT.
Motion passed uninanimously.
.PLA:>INI~G (,OM~IISSI0N ~IINLTES ~ovnIBER. 2003
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8.
Consideration of a request to amend the City's ComDrehensive Plan relatine: to the'
development of Block 52 (Hiehwav 25 and Broadwav). ADplicant: Steve Johnson.
Steve Grittman presented the staff report. The applicants are requesting the development of a
Walgreen's facility with parking lot in the yard area between the building and the street. The
Comprehensive Plan calls for storefront design built up to the street and sidewalk as commonly
found throughout the traditional downtown area. The proposed development would consist of
the removal of most of the buildings along Broadway and River Street (retaining the one
building at the comer of Broadway and Walnut), and elimination of the public parking lot along
River Street. The development would have parking and driveways on all sides, and a row of
residential units along River Street.
Comprehensive Plan amendment is necessary due to the proposed suburban site plan model.
Primary exposures are to Highway 25 and Broadway, in direct opposition to the traditional
development pattern and the requirements of the Comprehensive Plan. The applicant has
suggested that they would be willing to construct an ornamental structure along these frontage.
areas to regain a sense of the zero setback building required by the planning policies. as well as
use building architecture that would be more traditional in nature.
The Design Advisory Team reviewed the proposal and found that some flexibility might be
offered along Pine Street. However, they have recommended that the Broadway Street
frontage be maintained. Particularly at the prime intersection of the downtown area, a suburban
style development would be contrary to foundation on which the Plan is built, and on which the
City has spent considerable amounts of funds to help achieve. Although the applicants argue
that their tenant will accept no other design due to economic requirements of their business,
several other development projects have been completed or are proposed throughout the
downtown area that retlect the objectives of the Plan.
The introduction of this type of site development in the core of the downtown would not be
consistent with the City's planning process. nor with the large public and private investments
that have been made throughout the downtown area.
Chairman Frie opened the public hearing.
Scott Douglas, O\vner of the southwest corner building on Block 52 raised concerns relating to
semi-truck access and deliveries. He spoke in favor of retaining the private alleyway. He
preferred to have the developer follow the Comprehensive Plan intents along Broadway.
Mr. Steve Johnson. applicant. introduces his consultants. Mr. Fred Katter and Mr. Bill Gordon.
Mr. Gordon spoke in favor of their proposed site plan and said that the project may feasiblely
be built spring 2004.
Mr. Fred Katter said that they have been working on this project for over 15 months and
Plc\NSI!\G cm.IMISSION ~IISlTES \JOVE~IBER. ~OO3
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sought "major possible partners", leading to the current proposal of mixed commercial and
residential uses. He felt that Walgreens is a major retailer and desires to build by late 2004.
Me. Katter also said that the possible widening of Hwy 25 and soils issues are constraints to
developing the project in any other way than proposed.
Scott Douglas again expressed concerns regarding deliveries to the block.
Katter stated that there would be underground parking below the townhomes.
Dragsten felt that the plan as proposed would destroy what the City has been working toward
on Broadway. He stated that Walgreens looks like a suburban development, inappropriate for
downtown Monticello. He felt that it is not right to compare Monticello Downtown to Maple
Grove or other dissimilar communities.
Chariman Frie said that he thought that it was time for the City to "re-think" the Downtown and
Riverfront Revitalization Plan and Comp Plan as it relates to the "traditional downtown" model.
He stated that he had viewed Walgreens in at least 15 other locations and thinks that
Walgreens would be a great asset to the City.
Hilgart expressed concerns regarding the precedent that this development would set and
encouraged zero lot line development on the west and along Broadway.
Council Liaison Brian Stumpf found that Walgreens was attractive and expressed frustration
with the Downtown and Riverfront Revitalization Plan and Comp Plan as it relates to the
"traditional downtown" model. He felt that the plan has stagnated and that Walgreens would be
a positive development downtown.
Grittman stated that the the Downtown and Riverfront Revitalization Plan has only been in place
for the past 6 years and has resulted in a successful slow evolution toward the goals, and
encouraged the Commission to stand by the plan and look forward at least 20 years in making
a decision.
Katter expressed the distinction between cities where Walgreens has developed and said that in
the small cities w'here he has developed. parking and "drive-up" shopping for the convenience
of the consumer. mostly female is paramount to success.
Chairman Frie asked for the opinion of Ollie Koropchek. Economic Development Director for
the City. She drew a distinction between the functions and opinions of the HRA. Planning
Commission and City Council. Frie asked Ollie "...shouldn't \ve recognize \vhat has happened
to our traditional downto\vn and move on to a change?"
Kathy Froslic. owner of Riverside Station building spoke to the fact that she has no contract to
sell to the developers as of yet. but said that we need a Walgreens.
PL\:\NI:\G CO~I~IISSI0N ~1I"I'T[S NO\'E~m[R. ~OOJ
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Kieth Kjellberg addressed the Commission and stated that there are already four drug stores in
town and that there is only one thing wrong with the developers idea and that is "......1 aint'
selling! "
Hearing no other comments, Chariman Frie closed the public hearing.
MOTION BY DRAGSTEN, SECONDED BY HILGART TO DENY THE REQUEST
FOR AN AMENDMENT, BASED ON A FINDING THAT THE COMPREHENSIVE
PLAN DIRECTION FOR THIS SITE IS IMPORTANT DUE TO THE SIGNIFICANCE
OF THE LOCATION AS THE PRIME INTERSECTION IN THE MONTICELLO
DOWNTOWN COMMERCIAL DISTRICT.
Motion passed two to one, with Dragsten and Hilgart in favor and Frie opposed.
9.
Public "earin!!: Consideration of a reauest to amend the Comorehensive Plan to
permit Wells Far!!o Bank to construct a oarkine lot alon~ Walnut Street in the CCD.
Apolicant: Wells Fareo Bank.
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Steve Grittman presented a staff report. Wells Fargo Bank has requested an amendment to the
Comprehensive Plan to pennit the construction of a parking lot along Walnut Street. The
applicants have received Conditional Use Permit approval to proceed with this plan. As a part
of that discussion, it was noted that an amendment would be necessary to support the CUP
approval.
The amendment in this location relies on the fact that the Wells Fargo facility has direct building
frontage along Pine Street, but requires additional parking on the site to facilitate its expansion.
As a result, the applicant ar~ues that it is not possible to construct both an expansion of the
bank and a separate commercial building along Walnut Street.
Grittman stated that the DA T had found that the parking lot proposed will likely not signiticantly
interfere with future building development along Walnut Street.
Chairman Frie opened the public hearing. With no public comment. Frie closed the public
hearing.
MOTION DRAGSTEN. SECONDED BY HILGART TO RECOMMEND APPROVAL
OF THE AMENDMENT. BASED ON A FINDING THAT THIS DESIGN IS THE MOST
APPROPRIATE SITE PLAN FOR THE SITE. GIVEN THE NEED TO EXPAND THE
BUILDING AND THE LOCA nON OF THE SITE.
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Motion passed unanimously.
PL-\:>.i:>.iISG ("O~I~IISSIO:-; \IINl'TES "O\'E~IBER. 2(0)
MOTION DRAGSTEN, SECONDED BY HILGART TO ADJOURN THE
MEETING AT 8:~0 P.M.. Motion passed unanimously
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Planning Commission Agenda - 01/06/04
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5.
A. REFERENCE AND BACKGROUND
The City has long defined low density residential development as three units per gross acre
andlor four units per net acre. Although this detinitiou may in essence be what the City has
in mind when eonsidcring low density residential development, recent development
proposals have shown how tbis definition may he construed in a manner that produces
developments d i ffe rent from the City's vision 0 f what low density is. Recent devel opment
proposals have shown how using a PUD overlay covering a large site area planned for low
density devclopment, can be designed in a manner as to produce a significant portion of the
site in medium to high density attached housing. This is done by utilizing a large area of the
site for large lot development, which in turn lowers the lot per acre average granted as
flexibility within the PUD, allowing the applicant to utilize a portion of the site for attached,
higher density development.
The Planning Commission has asked that City staff look into possibilities for handling sucb
situations tbat may give the city more authority in directing such developments and help
accomplish the overall vision of the Comprebensive Plan. These possihilities may include
any or a number oftbe following methods; redefining what low density residential
development means to the community, amending the future land use plan, amcnd the zoning
ordinance to include ratio's or percentages of attached housing all owed, or better defme what
a tangible bcnefit is in the PUD section of the zoning ordinance. All of these possibilities are
discussed witbin this report, however the following two things should be given somc tbought
prior to continuing this analysis; the City is not obligated to approve a pun because it meets
a gencral definition of the underlying density oflhe planned district, and the market bas been
leaning towards attached housing and may for an extended period of time. If PUll
dcvelopment prnposals are presented that do not mesb with the City's vision of what low
density development is for that area, it is not obligated to approve. The second statement is to
keep in mind while developing bettcr definitions or policies that may limit attached housing,
we need to be cognizant of the market.
As described in a recent article in the Star Tribune, "Multi,{amily housing Irend keeps
hu it ding, monlhly figures s ho w ", published May 13, 2003, the trend towards attached
housing bas risen and is expected to continue for a period of time. Tbe reasoning behind this
trend is both the rising prices in housing and the age of the bahy hoomers. Entry levcl buyers
arc attracted to tbc affordability and empty-nesters are attracted to its low maintenance.
The following tables arc an attempt to show how Monticello compares to cities of varying
size around the state in terms of its percentage of attached vs. detached bousing. The
i nformati on was obtained from the U. S. CensuS Bureau and is a data set of the 2000 census.
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Planning Commission Agenda - 01/06/04
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MONTICELLO
Number Percent
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Total Housing !Jnits 3,005 100.0
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1 unit detached 1,771 58.9
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Attached 1,024 34.0
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Mobile Home 210 7
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Note: at/ached includes anything from a townhouse to a 20 or more unit apartment
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St. Michael
Number Percent
Total Housinl! Units 3,043 100.0
1 unit detached 2,657 87.3
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Attached 381 12.5
Mobile Home 5 0.2
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Total Hollsillg Units
I unit detached
Attached
Mobile Home
~elldota Heights
Number
4,243
3,178
1,065
o
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Percent
100.0
74.9
25.1
o
ShalHlpee
Numher
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.._~O
4,716
3,031
43
Percent
100.0
60.5
38.9
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Total Housing.Units
I unit detached
Attached
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Mobile IlOllle
Maple Grove..
Number
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_..------.!2, 738
12,832
4,894
12
Percent
100.0
72.3
27.6
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Total Housin Units
I unit detached
Attached
Mobile HOllle
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~ffalo C~ty
Numher
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._ 3,872
.._, 2,38?
1,174
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309
Percent
100.0
61.7
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Total Housillg~nits
I unit detached
... ~
Attached
Mobile Home
30.3
8.0
.,-~,-
.-----.!!~g Lake ~ity
Number
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_~6
309
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119
Percent
1 00.0
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80.5
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14.1
5.4
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Total. Housing~Jnits
1 unit detached
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Attached
Mobile Home
- 2 -
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.
.
Planning Commission Agenda - 01/06/04
As seen from the previous tables, the percentage of attached hOLlsing in Monticello as
compared to a sampling of cities in Minnesota is relatively average ifnot a little high. The
city can LIse this information to develop policies that limit attached housing, or the city may
consider itself developing and growing with the market trend. In other words, should the
City playa more active roll in the type of future development, or should the City allow the
market to determine the types of development we get?
Should the City decide to intervene and playa larger a roll in determining the makeup of
future developments in terms of attached vs. detached housing, the following are a listing of
several ideas or options that should be discussed;
· Redefine what low density development is to the community. For instance 2.5 units per
gross acre and 3 units net acre.
· Amend the future land use plan. This may inelude separating areas designated 1'(:)1' low
density development (in particular R-I A) from areas that the City would allow attached
housing.
· Amend the Zoning Ordinance text dealing with density within districts to include specific
ratios or percentages of allowed attached housing for larger developments. For instance
one per every three units in a low density residential district is allowed to be attached.
· More strictly define what a tangible henefit required lor a PUD is. For instance a low
density residential development utilizing the PUD overlay must include at least 20
percent open space, sidewalks on hoth sides of the street, etc...
This memo is simply meant for discussion purposes. There is no recommendation or
alternative action to be taken at this time.
B. SUPPORTING DATA
Exhibit A - Location Map
Exhihit B - Proposed Project Areas
Exhibit C -, Proposed Phasing/Inventory 2004
Exhibit D - MSN Article: "Where Are I louse Prices in Your Community?"
- 3 -
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lVl~l'IJ Money - Where are house prices headed in your town?
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Money
.
'The Two-Income
Trap; Why Middle-
Class Mothers and
Fathers Are GOing
Broke"
.
Page] of4
The
Where are house prices headed in your town?
With supply tight, rates low and the
economy recovering, the only real
check on sales in 2004 may be the
shocking price tags, See how your
home town stands
SfARCHJNG FOR A HOME LOAN?
By Elizabeth Razzi, Kiplinger
Home-sales records have been
shattered over the past three years.
But economists see the trend's end
in 2004, together with a moderating
of the stunning price increases
across the country. Then again, they
predicted as much for 2001 , 2002
and 2003, Will this be the year they
get it right? Maybe, but even some of the experts are beginning to doubt themselves "It's
starting to drive us a little crazy," admits David Seiders, chief economist for the National
Association of Home Builders,
HOW MUCH CAN YOU AFfORD?
The numbers through 2003 certainly don't show any weakness. Sales of existing homes
are expected to close the year at 6 million, up more than 400,000 from the year before,
according to the National Association of Realtors, The group estimates the median price
nationwide rose almost 9%, to $172,1 DO. That handily beats 2002's 7% increase, Most
housing economists are predicting a slowing of price increases in 2004 to about 5%, but
we wouldn't bet on it
Affordability worries
The reason a slowdown in housing prices is no sure thing is that, economically speaking,
the only factor that might finally cool the rising-sales-and-prices trend is the increase in
prices themselves. Certainly other economic factors won't slow the trend, Mortgage rates
are expected to stay attractive at below 7%, the economy is picking up steam, ar]d
unemployment is dipping at last.
But price increases, especially along the coasts, have been stupefying. Median prices in
New York City and its suburbs soared 50% to 60% over the past five years. Prices in
parts of Florida shot up more than 50%, driven partly by second-home buyers,
Check out your options.
Shop for rates
before you borrow.
Californians are staggering under the weight of house inflation,
For example, the median price in Orange County is 123% higher
than it was in 1998 The California Association of Realtors estimates that only 23% of
California households can afford to buy a median-priced home. If the 13% price increase
that the association expects to Occur in 2004 does come to pass, only 19% will be able to
buy,
http://moneyccntral.msn.com/content/Hanking/P70707 .asp
1/2/2004
5b
lYh'll'l Money - Where are house prices headed in your town?
Page 2 of 4
.
Another factor that pOints to continued strong price increases is the relative lack of
houses on the market, which gives home sellers the upper hand To have a sitUation in
which neither sellers nor buyers have much leverage in negotiating price, the market
needs a six-month home supply. (Supply is defined as how long it would take to sell the
current number of homes listed at the current sales pace.) Nationwide, there is now about
a four-month supply. California has a mere two-month Supply.
The situation could spell trouble for those just entering the housing market Burdensome
mortgages (and high bills for health insurance and education) are pushing more middle-
class families into bankruptcy, says Elizabeth Warren, a Harvard law professor and
author of "The Two-Income Trap: Why Middle-Class Mothers and Fathers Are Going
Broke." She says that families have bid up the price of homes in good school districts so
high that middle-class buyers can't purchase a house they'd want without devoting two
incomes to the mortgage.
"In areas such as Washington, D.C., New York, Boston and San Francisco, people
earning $150,000 a year feel as trapped as those making $75,000 in less expensive
places," she says.
.
on
. Domash's investing resolutions
· Kiplinger's outlook for 2004
. Jubak's income stocks for 2004
. 10 down-and-out stocks ready to surge
. 2003 losers poised for 2004 gains
'=""'W"""""'=""'~">'
First~timers stretched thin
John Tuccillo, a consultant and former chief economist for the National Association of
Realtors, says Warren's theories are on the mark "The only thing that's bailing home
buyers out now is very, very low interest rates," which, says Tuccillo, make mortgages
more affordable. The problem is that many of these buyers are first-timers with little equity
and little cash in reserve. They are stretching themselves so thin that if their income falls _
- one spOuse loses a job, for instance -- they're at risk of defaulting on the loan.
--
Of course, stretching to buy a house isn't new, says Daryl Jesperson, CEO of Re/Max
International. "There isn't a buyer who doesn't want more house than he can really
afford," and who doesn't count on a growing income to ease the burden, says Jesperson.
But incomes have been growing slowly, if at all, in recent years, he says, leaving people
financially strained and vulnerable for dangerously long periods.
-
http://moneyccntral.msn .com/ con tcnt/Banki ng/P7070 7.asp
1/2/2004
5D
HH-'", lVllJlIey - Where arc house prices headed in your town?
Page 3 of 4
.
Warren advises couples to take a hard look at how much income goes to housing: "If it's
going to take two salaries, think a second time about whether you can afford that
mortgage." If a Couple goes ahead with such a large mortgage, they should have a cash
cushion to help them through a financial emergency.
Shannon and Greg McConnell thought twice and then bought a new four-bedroom house
in a Dallas neighborhood where prices range between $300,000 and $400,000. Between
Shannon's income as a sales manager for a human-resources company and Greg's
earnings as a lawyer, they could have afforded quite a bit more. But they decided to limit
their mortgage payment to an amount they could handle with just one salary. "We didn't
want to borrow near what we were approved for," says Shannon.
luxury homes selling again
Affordability, however, is not a concern for everyone Brokers interviewed said that luxury
homes (those starting at $750,000 to $1 million, depending on the community) began
selling strongly again late in 2003, after cooling off earlier in the year.
.
Chiropractor Donna Maddox expected that it Would take four to six months to sell the
lakeside home in Tampa she shares with her husband, Michael Jacobsen, also a
chiropractor. They asked $985,000 for the house, which has an 11-seat home theater,
swimming pool and oversize garage that can accommodate three cars, a boat and a
couple of jet skis. "With our economy the way it's been, I felt the market was soft," she
says. But a buyer agreed to the full price in three weeks.
Condos trump houses
Prices for condominiums are strong across the country and are increasing much faster
than those of detached, single-family houses --17% versus 9%. That's a switch: Condo
prices historically lag behind those of houses. Van Davis, CEO of Century 21 Real Estate,
says the trend reflects both the need of first-time buyers for lower-priced condos and a
demand from baby-boomers for luxury condos in fashionable neighborhoods and in
vacation or retirement communities. About 40% of condo buyers are 45 and older,
according to the National Association of Realtors.
Mark Bartikoski, owner of a Re/Max brokerage in Spring Park, Minn., says typical buyers
of fashionable loft condos overlooking the Mississippi River in Minneapolis are "well-to-
do, retired empty nesters who are selling their paid-for house in the suburbs and moving
to the hustle and bustle at the core of the city." Many of the condos he's selling are in
buildings that were once part of Minneapolis's grain-milling history __ including
warehouses and factories -- and cost between $500,000 and $1 million.
The other force driving condo sales is first-time buyers who might prefer to move into a
detached house but can't afford one, says Jesperson of Re/Max. "For such entry-level
buyers, the single-family home is no longer attainable," he says ''They need something
with shared walls."
http://l11oneycentra] .l11sn .com/contcnt/Banki ng/P70707.asp
] /2/2004
SD
lVI~N Money - Where are house prices headed in your town?
Page 4 of 4
.
The median price of a resale condo was $167,000 in the third quarter of 2003, a relatively
high price that reflects the growing popularity of expensive condos. Among first-time
buyers, a more modest condo -- which offers tax deductions for mortgage interest and a
chance to build up an equity stake that they might later use as a down payment on a
house -- is more typical and sometimes an irresistible alternative to paying rent.
Alex Perriello, president and CEO of Coldwell Banker Real Estate, says he expects
strong condo demand -- and appreciation -- to continue. "I don't think the demographics
are going to change. With the first-timers and the retiring baby-boomers, you're attracting
both ends of the spectrum."
Home prices: What's up in your city
Metro areas on both coasts dominate the rising home-price derby. Only two of the 25
cities -- Phoenix and Las Vegas -- with the highest percentage change in median home
prices in 2002-03 were from interior states, according to data prepared for Kiplinger's by
consulting firm Global Insight.
.
.
http://l11oncyccntral.11l sn. co 1111 conten t/Ban kingl P 70707 .asp
] 12/2004
Go
.
.
Planning Commission Agenda - 01/06/04
6.
Consideration of re-a
David Rcitveld.
commissioner
The term filled by David Reitveld expires in January. lfhe is interested in
continuing to serve on the Planning Commission. he should let his interest be
known and the Planning Commission should then forward a recommendation
to the City Council.
Please see attached 2004 annual appointments.
- 1 -
.
2004 ANNUAL APIJOINTMENTS
Official Depositories:
Wells Fargo
Chief Financial Officer - authorized to designate
other depositories for investment purposes only.
Newspaper:
Monticello Times
Health Officer:
(I year)
River Place Phvsieian Clinic
Aetin~ Mayor:
(1 year)
8rian Stumpf
Joint Commissions:
Community Education
F ire Board
Bruce Thielen
Rick Wolfsteller and Brian Stumpf
Attorney:
Matt Brokl
Campbell Knutson
Planner:
Northwest Associated Consultants (Steve Urittman)
.
Auditor:
Larson Allen & Associates
Recycling Committee:
Glen Posusta
Engineer: WS8 & Associates
NAME TEUM EXPIRES
Housing & Redevelopment Authority: 1. Dan Frie 12/2003
(5-year staggered terms) 2. Brad Barger 12/2004
3. J)arrin Lahr 12/2005
4. Bill Fair 12/2006
5. Steve Andrews 12/2007
Planning Commission: 1. Dave Rietveld 12/2003
(Assuming 3-year staggered terms) 2. Lloyd Hilgart 12/2004
<> Richard Carlson 12/2004
-, .
4. Rod Dragsten 12/2005
5. Dick Frie 12/2005
. Library Board: 1. Sandra Foster 12/2003
(3-year staggered) 2. Jim MaliS 12/2003
lPA
.
Economic Development Authority:
(6-year staggered terms)
Police Advisory Commission:
(3-year staggered terms)
Parks Commission:
(3 - year staggered terms)
.
DA T (Dcsi~n Advisory Team)
(2-year staggered terms)
MCC Advisory Board
(3-year staggered terms)
MCC established 9/11/00 and members
appointed 10/9/00.
HRA
.
Planning Commission:
Parks Commission:
Police Commission:
Li brary Board:
MCC Advisory Board
4.
5.
1.
!
"-.
,
-, .
4.
5.
3.
4.
5.
Diane I-Ierbst
Tom Parker
Dawn Grossinger
] 2/2004
12/2005
12/2005
12/2003
12/2004
12/2005
12/2006
12/2007
12/2008
12/2008
12/2003
12/2003
12/2004
12/2005
] 2/2002
] 2/2003
12/2004
12/2004
12/2005
12/2005
1. Ron Hoglund 12/2003
2. Roberta Gerads 12/2003
, Cindy Anderson ] 2/2003
.J.
4. Pam Campbell 12/2004
5. Susie Wojchouski ]2/2004
6. Dennis Sullivan 12/2004
I. Harvey Kendall 12/2003
2. Sandra Theros 12/2003
, Tom Neuman ] 2/2004
.J.
4. Bruce Thielen 12/2005
5. Richard Quick ] 2/2005
1.
2.
3.
4.
5.
6.
7.
Darrin Lahr
Barb Schwientek
Bill Demeules
Roger Carlsol1,Council
Ron Hoglund
Robbie Smith
Clint Herbst
Council liaison (ex-officio) anpointments to City committees:
2003 Liaison Proposed 2004 Liaison
Roger Carlson Roger Carlson
Brian Stumpf Brian Stumpf
Robbie Smith Robbie Smith
Brian Stumpf Brian Stumpf
(3-len Posusta Glen Posusta
Bruce Thielen Bruce Thielen
I.
2.
David Gerads
Dick Slais
Brad Fyle
Brian Stumpf, Council
.Jon HafT
,
-'-
Pran Pair
Ben Hitter
Rick Traver
Nancy McCaffrey
Larry Nolan
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