Planning Commission Minutes - 01/07/2025MINUTES
REGULAR MEETING — PLANNING COMMISSION
Tuesday, January 7, 2025 — 6:00 p.m.
Mississippi Room, Monticello Community Center
Commissioners Present: Chair Andrew Tapper, Vice -Chair Melissa Robeck, Rick
Kothenbeutel, Rob Stark
Commissioners Absent: Teri Lehner
Council Liaison: Councilmember Charlotte Gabler
Staff: Angela Schumann, Steve Grittman, Bob Ferguson, Tyler Bevier
1. General Business
A. Call to Order
Called to order at 6:04 p.m.
B. Roll Call
C. Appointment of Officers — Confirmation
ANDREW TAPPER NOMINATED MELISSA ROBECK FOR THE VICE CHAIR OFFICER
POSTION, SECONDED BY ROB STARK, MOTION CARRIED, 4-0.
D. Consideration of Additional Agenda Items
E. Approval of Agenda
Motion by Melissa, Seconded by Andrew Tapper
F. Approval of Meeting Minutes
• Workshop Meeting Minutes — November 4, 2024
ANDREW TAPPER MOVED TO APPROVE THE NOVEMBER 4, 2024 WORKSHOP
MEETING MINUTES, MELISSA ROBECK SECONDED THE MOTION, MOTION
CARRIED, 4-0.
• Regular Meeting Minutes — December 3, 2024
ROB STARK MOVED TO APPROVE THE DECEMBER 3, 2024 REGULAR MEETING
MINUTES, ANDREW TAPPER SECONDED THE MOTION, MOTION CARRIED, 4-0.
• Workshop Meeting Minutes — December 3, 2024
Andrew Tapper Motioned, Melissa Robeck seconded.
G. Citizen Comment
Scott Cutsforth 8634 Fairfield Lane, Hunters Crossing neighborhood. 87t" Street
connecting into Hunters Crossing, safety concerns for neighborhood connection,
plans are 20 years old being referenced.
2. Public Hearings
A. Consideration of a Conditional Use Permit for a proposed Vehicle Sales and Rental
Use in a B-3 (Highway Business) District. Variance to minimum lot dimensions.
Applicant: Mohammad Awad
City Planner Steve Grittman spoke about the proposed Conditional Use Permit for
the B-3 District as a parcel at highway 25 and Chelsea road and was previously
occupied as "General Rental" business use. The applicant this evening is seeking to
reoccupy the building as a sales lot. The display spaces and employee parking and
landscaping is shown as a hardcopy.
Steve Grittman spoke that conditional -use permits are to see if they generally apply
to the use, automobile sales are an allowed use by conditional use permit. The
existing conditions on the property and nearby properties are guided highway
business district. If the applicant chose to expand there would be conformity
adjustments required, yet the space is not proposed to be expanded. The applicant
proposes to have vehicle displays around the perimeter, and staff noted additional
parking requirements would be required as there is stress on parking availability
offset on Sandberg Road. The amended plan presented as a hardcopy illustrates
additional employee parking near the entrance to the building as well as the interior
of the building.
Steve Grittman spoke that the use is consistent with the zoning district and that the
applicant would need to modify the site to address Exhibit Z conditions and staff
comments. Beginning with the landscaping plan and requirements as a new use, the
site plan to be in compliant with the offstreet parking requirements and restriping of
the lot to be in compliance, with employee and customer parking meeting ordinance
dimensional requirements and signed for that exclusive purpose and use, and
pavement markings for one way circulation and vehicle display stalls meeting the 8'
x 18' requirements. Site plan modified to show site lighting and new lighting must be
in requirement with the city's code and the city will ask for final details during
building review, and signage ordinance requirements and the freestanding sign on
the site is allowable use for the applicant and the wall sign would need to be a sign
permit request. Changes to building materials will need to be shown on a separate
plan, as the applicant illustrated no changes at this time, minor auto repair is not
permitted on the site, unless with a future conditional use permit, compliance with
city engineering, fire marshall letter and planning commissioners comments. Staff
recommends approval with the conditions.
Rick Kothenbeutl asked if there was a minimum number of handicap spots required.
Steve Grittman said this is reviewed by building department staff and believes it is
one spot per 15 spaces.
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Rick K. spoke about how he visited the Buffalo location and spoke about it being a
nice location and would be a good fit for the proposed location.
Andrew Tapper opened up the public hearing portion of the item.
Andre Tapper closed the public hearing portion of the item
Charlotte Gabler asked where vehicles would be unloaded. Angela Schumann stated
that the code requires that the vehicles be unloaded on private property.
Andrew Tapper agreed that this lot is a good location and appreciated the quick
turnover of the space for a new use.
ANDREW TAPPER MOTIONED TO ADOPT RESOLUTION NO. PC-2025-02
RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR A PROPOSED
VEHICLE SALES AND RENTAL USE IN A B-3 (HIGHWAY BUSINESS) DISTRICT AT 216
SANDBERG ROAD, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS
IN SAID RESOLUTION. MELISSA ROBECK SECONDED THE MOTION, MOTION CARRIED, 4-
0.
B. Consideration of Rezoning to Planned Unit Development, Development Stage
Planned Unit Development and Preliminary Plat for a proposed single-family
residential including attached and detached unit development in an R-1 (Single -
Family) Residential district
Applicant: JBP Land, LLC
Steve Grittman spoke to the 50 acre parcel looking for preliminary plan,
development stage and planned unit development for a residential development, 40
acres of developable land with the remaining dedicated for right of way for
Edmonston avenue and the powerline easement will be subdivided away from the
private development area being exempted from the gross land area. The net density
of approx. 4.1 units per acre. The area is guided for low -density residential, with the
designed for 3 to 6 units per acre.
The application replats as lots and blocks, with two general uses in the land uses
with single family detached and attached townhomes. The circulation of the site
illustrates connection points to current and future street locations, with connections
to 87t" to the east to a previous stub and south via a ghost street planning and the
north south street of country avenue, and a connection at 89t" street, and a
connection at park drive, with two connections on Edmonson. The city's goal is to
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maximize connections for traffic dispersal, with surrounding neighborhoods using
the new traffic plan as well. The applicants have conducted a traffic study of original
and volume with peak hours of 5 — 7 additional trips per hour, morning and evening
rush hours, with a vehicle every 6-10 minutes is estimated, with the overall low
traffic pattern with the low density residential project. Townhomes on a per unit
basis generate less traffic than a single family home and are located closest to
Edmonson Avenue as a connection point, staff does not believe there will be
concerns with the traffic and the connections previously proposed are still valid.
There are two different types of detached units, with a 52' minimum width model
and a 62' minimum width model with a series of housing types for each model.
Minimum 6' side yards, with 40' and 50' buildable pads, with many lots wider along
the gasline and powerline easements, the lots are wider and deeper than the
average new lot.
The Townhouse standard configuration is attached side -by -side units of eight-plexes
as clusters, with four unit clusters on the perimeter, served by a private internal
street system owned by the owners -association. The driveways appear adequate for
vehicle usage, and no parking would be allowed on the street, a number of parking
bays are provided around the site with the staff report noting that there could be
fewer parking bays as there are a generous amount shown, that could be returned
for more green space.
Steve Grittman walked through the design work around the buildings to flex
standards of the zoning requirements, and the flex will perform to meet our city
goals through land -use goals, enhancements and amenities. The land use goals
should work toward affordability and be consistent with the surrounding
neighborhood uses.
Steve Grittman walked through the conditions that are meant to streamline the
building permit request when the applicant brings forth building plans, yet leaving a
base set of expectations should the house plans change in the future to continue to
comply with the Planned Unit Development ordinance.
Steve Grittman spoke to the Exhibit Z conditions, beginning with the Verification
that the building and design proposals for the Single Family detached units and lots
will meet the following standards, with a 25 foot front setbacks, with 6 foot side
yards and 20 foot usable rear yards, with the applicant illustrating a 25 foot usable
rear yard, exceeding our standards. Minimum building sizes of 1,000 finished square
feet, and a minimum of 1,700 square feet of finishable area, keeping homes
affordable yet allowing expansion within the framework, the current code requires
2,000 finishable as this would be a flex of the planned unit development, lowering by
300'. Garage square footage of at least 480 square feet as a standard code
requirements. Roof pitches of at least 5:12, with modifications for gables or shed roof
ornamentation reflecting the current code that has been applied to single family
housing in the past years. To avoid plainness, the condition states that the home
models shall contain brick or stone on front facade equal to at least 15% of all front -
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facing surfaces to add variety to the streetscape; or a minimum of 10% brick/stone in
combination with board and batten, corbels, shakes or other fagade features exceeding
20% of the front fagade. Livable portions of the home exposed to the front street no
less than 40% of the width of the structure, Steve Grittman gave an example with a
52' lot, with a 40' building pad, 40% of the 40' needs to be livable space facing the
street.
Front entry doors no greater than 6 feet farther back from the garage doors, or in the
alternative, the addition of usable front porches or expanded front entry patios or
entry features, this standard has been applied to prevent neighborhoods from be
dominated by garage doors and limited front entry space, staff awknowledges that
some models may not fit the 6' rule, the alternative suggests a front porch or front
patio that bring that outdoor living space towards the street.
Additional large trees in the front yards or other open space areas of the proposed lots
to make a more immediate impact on the streetscape, this is to prevent the loss of
proposed trees as the lots become narrower in tandem with front yard of larger
driveways, and utilities, staff would like to see the current tree map supplemented of
1-2 trees per frontage, with clustering of additional trees to enhance the green impact
of the neighborhood.
Establish maximum driveway widths of 20' for the two -car garage lots overall, and
20' at the curb line or curb cut line for three -car garage lots as part of the PUD, to
eliminate the amount of pavement in the front yards of narrow lots and preserves
curbline along the street.
Provide an anti -monotony plan to further support the PUD flexibility requested and
the applicants have indicated that they have a policy of anti -monotony that would be
incorporated into the approval.
Steve Grittman spoke to the townhomes and single family attached section.
Reduce visitor parking clusters in the townhouse area by approximately one-fourth
and replace with additional green space opportunities for tree planting as staff
believes there is more than enough visitor parking at the one space per three units.
Update landscaping plans showing a much greater proportion of shrubs as opposed
to perennials in the shrub planting base for the townhouses.
Modification of the garage designs to increase interior widths by at least one foot,
or more, to better accommodate parking and access to vehicles, staff believes that
the garage widths of under 18' provide limited access to vehicles or trash and
recycling bins, this is a PUD flex requested by the applicant.
Provide detail on building materials for the units, with LP Smartside or fiber -cement
siding required; in the alternative brick/Stone on front fagade equal to at least 15%
of all front -facing surfaces; or a minimum of 10% brick/stone in combination with
board and batten, corbels, shakes or other fagade features exceeding 20% of the front
fagade. The city has taken an active approach to avoid plain architectural styles and
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low quality materials, and this condition is to provide flexibility yet within the
envelope of past requirements.
Update landscape plans showing tree planting locations for the trees in the
townhouse portion of the project and verification of tree planting for all areas per
code requirements.
Update landscaping plans showing additional clusters of shrub plantings and seating
areas in the outlots comprising the development's stormwater ponding areas to
enhance the pathways.
Provide written confirmation of allowable use for a non -motorized bicycle park by
the powerline easement holder. Land dedication for park is contingent on this
requirement. Compliance with the terms of the city's engineering staff and chief
building official's letter and comments and recommendations of other Staff and
Planning Commission.
Staff is recommending approval with the conditions of Exhibit Z.
Rick K. asked if the overnight parking rules and the proposed reduction of visitor
parking bays would apply to the private streets, given the city's November 15 to
April 15 regulations for overnight parking. Steve Grittman stated that the
homeowners association would be responsible for management and maintenance,
and that private streets are not designed to accommodate on -street parking.
Rick K. asked about traffic management and safety on Edmonson, with the three
lane proposed from Chelsea to School boulevard. Steve Grittman stated that the
city's intention is to create a three -lane street with roundabout intersections at
Chelsea and School Boulevards and would require additional right of way and
participate in the construction of any improvements.
Andrew Tapper opened up the public hearing portion of the item
Scott Cutsforth , 8634 Fairhill Lane,
Hunters Crossing neighborhood. 87th Street connecting into Hunters Crossing as
a cul-de-sac and expressed safety concerns for neighborhood connection, plans
are 20 years old being referenced. A petition is signed by the neighborhood of 87
homes in the neighborhood, 53 signed the petition that do not want 87th to
connect in, or 61% of the neighborhood. 34 homes on 87th avenue, to connect
off of Fallon Drive, 65% of individuals have signed with Eisle as the other
entrance point, with 24 homes near there with 71% of residents have signed.
The residents have lived there for 9-15 years, with neighbors knowing each other
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and is a safe neighborhood, and cautioned with the safety concerns of the new
vehicles and connections. 8't" and Eisle traffic has increased, and speeds have
increased, and a neighbor has witnessed a car driving through their yard, Spoke
to the BMX/Bike park as an additional generator of traffic. 87t" and Fairhill is a
bus stop, with 5-6 more cars per rush hour, increasing speed and volume traffic
to Fallon, neighborhood would prefer that not to happen and pointed to the 6
different points in the neighborhood to other neighborhoods. The public
suggested a pathway to connect the two neighborhoods and a small park and
spoke to privacy of the neighbors using the pathway and the use of the
neighborhood facebook group and hardcopy to gather sign. Spoke to a 30'
easement and storm drain, and the permit of the individual to build his shed.
Spoke to the concerns of the Eisle residents and their concerns for the leveling of
the trees.
Angela Schumann stated that if the public would like to leave a copy of the
petition with city staff to forward onto the city clerk who would reach out with
any additional questions.
Michael Lenzen
8785 Fairhill Lane
Spoke to the safety aspect, and the one fire station, and if there are three
consecutive houses on fire simultaneously, and spoke to future developments
and the need for another fire station. Mr. Lenzen spoke to the need of more
tornado sirens and how they can hear tornado sirens in Buffalo but not in
Monticello. Spoke to the city's development pattern and land -use regarding
respect to nature and existing residents.
Carol Schlenz
8673 Eisle Avenue
Spoke to the proposals of the smaller lots, and the density of the project with
the 6ft between the two houses and modify the requirements of the garage sizes
and using density to justify affordable housing and their concern and how their
home backs up to the nature and the aesthetics of the neighborhood.
Andrew Tapper clarified to the public commenter that it is 6 feet on each side of
the property line and would be 12 feet between each home.
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Lucinda Spanier, Entitlements Manager for JP Brooks and JBP Land Development,
spoke to the previous plan that did not show the attached townhomes and the
per lot cost on the previous example was not a viable option, and continued to
work on alternatives for the community and the market with staff input.
Lucinda Spanier spoke to the conditions, beginning with the request of a 25'
setback, 6' side yard setbacks and 25' rear yard setback and the applicant stated
that they do not need to go down to 20' rear yard setback as their development
is above this standard and spoke to the increase in the setbacks as a minimum as
the 12' between the homes, and curvature of the roadway the setbacks
increased more than the 12'.
Lucinda Spanier spoke to the minimum building size in regards to the city code of
1,050", and does not need flexibility with the standard, yet in regards to the
minimum finishable standard of 2,000 square feet, the applicant is requesting
flexibility for the senior buyer market villas which are intended to be 1,355
square feet of finishable space for a slab on grade home, and noted flexibility
requested for the garage square footage of 480 square feet, and is requesting a
flexibility of that standard to be reduced for a 4 foot reduction to 476 square
feet for a two car garage for one model of the twenty-six models.
Lucinda Spanier stated that the applicant can meet this requirement for the brick
and stone of 15% of the front facing facade or the 10% combination of brick and
stone with board and batten corbels shakes facade features exceeding 20% of
the facade, yet would result in increased cost, spoke to embellishments per the
four type of facades per model, and would eliminate the most affordable version
of the home models and would reduce the variety of facades in the
neighborhood. Lastly, Lucinda Spanier spoke to how facade variety create an
interesting neighborhood and increased cost would create a less inclusive
neighborhood as the houses become unattainable for a segment of buyers.
Lucinda Spanier spoke to the architectural distinctions for each of the model
types, including LEP Smartside LP pillars for front porches, built out gables, coach
lamps at garage doors and LP Smartside window wrapping and upgraded garage
doors that offer windows and stone plaques, many of which are standard for the
proposed units. Lucinda Spanier spoke to the willingness of the applicant to work
with staff to develop a formula for the value of the exterior enhancements, and
spoke to certain facades meet or exceed the requirements, yet the affordable
units would be eliminated through these proposed requirements.
Lucinda Spanier gave an overview JP Brooks' mission of constructing quality
homes at an affordable price, and responds to the market to reach that goal and
spoke to a new model would not comply with the proposed conditions would
need reduction of front street livable space to 25% regarding staff's
recommended condition of a livable portion of the home exposed to the front
street be no less than 40% of the width of the structure.
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Lucinda Spanier spoke to the condition regarding front entry doors no greater
than 6 feet further back than the garage doors and that a majority of house plans
meet or exceed this standard, and spoke to feasibility to meet this condition
through expanded stoops, garage sidewalls and a variety of opportunities.
Lucinda Spanier spoke to the feasibility to meet the tree coverage requirements
per the code of two trees in the front of the home and four trees in the
boulevard for corner lots and three trees on corner lots of the townhomes, yet is
requesting staff provide more direction on specifics for implementation.
Lucinda Spanier spoke to the anti -monotony plan meeting the conditions of
staff's report.
Andrew Tapper asked if the applicant could simply not offer the model units that
do not meet the standards proposed by staff and asked the applicant for more
information regarding the number of home model variations and options that
would be reduced per staff's recommendations. Lucinda Spanier indicated that
number would be difficult to quantify given the number of variables, and would
require further research.
Commissioner Gabler asked about the 25 models, and if none of them meet the
staff requirements and if the ones that do not meet the standard could be cut
from the proposal. Lucinda Spanier stated that the vast majority of homes do
meet the conditions yet four models do not meet the minimum floor area
requirements. Regarding the models that would need to be cut, that would
eliminate the entire senior housing plan for the neighborhood known as the
villas as slab on grade.
Councilmember Charlotte Gabler asked which ones are a villa. Lucinda Spanier
illustrated the Oxford II, Augusta, Madison and Lakeford are all planned at 40'
wide homes on 52' wide lots.
Andrew Tapper asked if the Augusta was the model that does not meet the
1,700' square foot standard. Lucinda Spanier stated that if a buyer does not
chose to add the sunporch option to the Augusta the finishable square foot is
1,355'.
Angela Schumann spoke to staff's goal was to establish a minimum base
standards for the applicant to work from and offer a standard for future models
and have a streamlined process versus approving individual floor plans. Angela
Schumann recommending discussing what that minimum base standard would
be for planning commissioners, and spoke to the recent Haven Ridge West
where staff's flexibility on the minimum finishable standard of 1,500 square feet.
Angela Schumann spoke to the fagade treatments to create a quality
neighborhood.
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Charlotte Gabler spoke to affordability of the homes, and asked for the definition
and how the facade treatments relate to the proposed unaffordability of the
homes should they be required to have those treatments. Lucinda Spoke to the
cost of land as the beginning variable, building materials and the aspects of
density and how the original proposal did not pencil out financially to bring to
market in the City of Monticello and that there is not enough demand for that
price point and how each upgrade does have a dollar amount assigned to it and
finding a balance of distinct architecture and affordability in 2025.
Charlotte Gabler asked if the applicant had purchased the land. Lucinda Spanier
stated the applicant does not own the land.
Charlotte Gabler stated she is in favor of more housing and appealing to the
senior buyer.
Andrew Tapper stated affordable often means how low cost the developer can
construct a home while still turning a profit and spoke to how the Planning
Commission needs to decide what neighborhood they would like to see and how
to bring together staff's comments with the developers comments, and was
leaning towards not making a decision at the moment and sending back to staff
and the developer to further negotiate and remain with statute timelines for
staff review.
Angela Schumann stated that if the Planning Commission would like to table and
send back to staff that it would be important for the Planning Commission to
hear the applicants views on the townhomes and the Planning Commission's
input on the townhomes for review by staff if the item was tabled
City Planner Steve Grittman summarized Lucinda Spanier's presentation and that
staff and the applicant may be closer in alignment than it appears. Steve
Grittman walked through the Exhibit Z conditions for the variations for a few
models that are less than staffs recommendations in terms of finishable square
footage, garage square footage, brick and stone requirements with 30% of the
models failing to comply. The front entry and liveable portions, driveway widths
and monotony plan have compliance, with more direction from staff regarding
additional trees.
Andrew Tapper stated that he asked the applicant for an estimate of the number
of models that are out of compliance, estimated by the City Planner at around
30%, coupled with the trim levels and liveable portions for various models, with
an estimate 40%+ of out of compliance models proposed, yet agreed that the
applicant and staff are likely closer to a solution than what appears and stated
that the Planning Commission is likely to accept a reduction for the garage
square footage.
Steve Grittman spoke to the affordability with Wright County's area median
income (AMI) for 2024 is $97,000 for a couple, could afford a home in the upper
$300,000s+, and a $400,000 house may be considered affordable.
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Andrew Tapper asked for feedback on the attached units from the applicant.
Lucinda Spanier spoke about the garages for the attached units of birchwood
and hazelwood, with 32 foot wide units, with the garage dimensions of 18' in
width and depth of 21' for a total of 418 square feet, with an additional of two
feet of depth that is pushed into the driveway, which would reduce the driveway
from 24' to 22' in depth as the units can not be pushed back further, and walked
through various photographs of an SUV and four -door sedan parked in the
garage example and walked commissioners through scenarios and photographs
of getting out of the car and carrying shopping bags between the vehicles. The
configuration would not allow a passenger to exit the vehicle if both were parked
in the garage at the same time. The applicant illustrated through the photos that
with the two parked vehicles there is room for storage between the nose of the
vehicles and the entrance door and wall. The applicant stated that an oversized
truck or vehicle would not fit in the garage configuration for the townhomes and
often would shown vehicle parked outside from various comparable townhomes
of a variety of developers and spoke to the HOA documents regarding
enforcement of the garages for vehicles only and not for additional storage and
the lack of need for traditional storage features such as a lawnmower as the HOA
would take care of landscaping needs.
Andrew Tapper asked for clarification regarding the HOA documents on the
prohibition of storage of watercraft or trailers. Lucinda Spanier stated that
watercraft may be considered a vehicle as it has a motor, and stated she would
need to confer with the HOA documents and how the applicant did look at
opportunities to widen the garage and the lack of flexible square footage to work
with made adjustments not feasible due to the reduction in livable space.
Andrew Tapper asked the commissioners if they had any additional comments.
Charlotte Gabler thanked the applicant for the photographs
Andrew Tapper asked if there were any additional public comment and
reminded commenters to state their name for the record.
Scott Cutsforth
8634 Fairhil) Lane
Spoke about how the land was not bought even though the neighborhood
adjacent was under the impression that the land was purchased., and the 181
homes proposed, 150 in previous homes proposed, new numbers are due to the
HOA calculations. Asked about affordability, $250k to $400k or greater, and
spoke to Hunter's Crossing of $350K to $450K and how that is considered
affordable in today's market and asked about the HOA homes affordability price
points and spoke to the land value at $2.2 million.
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Andrew Tapper asked if the applicant would like to speak to the intended
affordability of the homes.
Michael Lenzen
8785 Fairhill Lane
Asked about standards and why the city would lower the standards of the city in
order to provide more profitability for the developers, and spoke to the code of
ethics and of the due diligence to the developer could have done in prior and the
increase of homes in the newest proposal and the increased traffic from the
neighborhood and concluded with the usage of the garage for socializing with
friends and neighbors and to the feasibility or lack thereof for the garage to park
in and carry groceries into the home.
Andrew Tapper spoke to the development as a Planned Unit Development and
how it is a consideration of a flexibility for the city receive more amenities in
exchange for `something'. The city gains by having development, and cautioned
against asking for homes too large that are not sellable, and how the greater
community has many townhomes in various neighborhoods and the need of a
variety types of homes.
Nick Sumberg
710 East Broadway
Spoke to the lawncare and landscaping and spoke to the 12' shared side yards
and the landscaping between the homes and the need for a variety of homes in
the community and the usefulness of the park proposed in regards to the
petition and traffic concerns.
Scott Dolke
8610 Edmonson Avenue
A good use of the land and a reasonable layout, and spoke to the
respectableness of the developer through a number of projects he has seen
around the greater community through quality products and recommended
approval of the item.
Andrew Tapper asked if there were any other public comment at this time
Andrew Tapper closed the public hearing portion of the item
Charlotte Gabler gave an overview of the discussion she heard for the evening in
that homes are a good use for the space, yet concerns of the density
conversation and the 87th roadway connection, and how residential is a good fit
for the location.
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Andrew Tapper said that residential development is what the property is
designed and guided for, and the question of 87th Avenue could be a valid
question and was unsure of the impacts of traffic and accessibility if there was
no connection at 87th and if the traffic is balanced by having multiple
connections.
Rob Stark asked staff if there are other options to the consideration of the plan.
Angela Schumann stated that more paths of circulation the greater distribution
of traffic flow and the role of Edmonson Avenue plays in a collector road.
Steve Grittman stated that it is a common planning practice to have multiple
connections and spoke to how the streets were never intended to forever be a
dead end road, and there may be impacts if the connections were not made and
did want to speculate without futher research.
Andrew Tapper stated that 87th and Eisle intersection is unique with the
topography and creates higher speeds than what would be expected.
Angela Schumann stated that other neighborhods in the community and the
circulation patterns has multiple connections to a collector road, and for
emergency vehicle access, and how staff is considering visibility and that it is
engineering who can speak to safety.
Rick Kothenbeutel spoke to how there is noticeable storage of watercraft in the
future development area and noted how the tornado siren comment will be
addressed, and spoke to circulation works best with multiple connection and
asked if the neighborhood can be involved in the design of the park.
Scott Cutsforth
8634 Fairhill Lane
Spoke to the circulation concerns and traffic. He brought up a concern about fire
and EMS vehicles ability to reach homes and spoke to the potential profitability
to the developer to not have through streets and 61% of the respondents did not
want a through street. Scott spoke to the neighborhood children playing in the
open field, and the safety of having less vehicles in the neighborhood.
Andrew Tapper spoke to the common nature that anytime new land is
developed there is going to be pushback from those nearby, and how the
resource of our land needs to be developed over time and how the staff and
planning commission does their best to accommodate concerns.
Melisa Robeck summarized Exhibit Z concerns about the flexibility to reduce the
standard for finishable space and garages.
Andrew Tapper spoke to the estimated 1/3 of models that are not in compliance
with staff's recommendations.
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Lucinda Spanier spoke that 1/3 do not meet the elevation standard and cleared
up confusion from earlier.
Angela Schumann spoke to three conditions of the preliminary plat that were
missing from the development stage and rezoning resolutions. These include the
HOA covenants are subject to the comment and review from city attorney,
execution and recording of the development contract stage and comment and
review from the Wright County Highway Engineer and County Surveyor.
Angela Schumann spoke to an alternative scenario that the minimum standards
as stated and exempting plans presented to the commission
Andrew Tapper stated that they would prefer to be presented with a cleaner set
of standards and asked other commissioners if they have additional comments
Rob Stark spoke to the amount of exceptions being made.
Melissa Robeck spoke that the commission would need to decide if they would
pick and choose what conditions to leave it.
Andrew Tapper stated he does not have feedback on how to modify Exhibit Z
and presented.
Andrew Tapper asked for a better agreed upon Exhibit Z conditions and a quality
decision could not be made this evening.
ANDREW TAPPER MOVED TO TABLE ACTION ON RESOLUTION NO. PC-2025-03,
RESOLUTION NO. PC-2025-04 AND RESOLUTION NO. PC-2025-05. MELISSA ROBECK
SECONDED THE MOTION. MOTION CARRIED, 4-0.
This item will be brought back to the Planning Commission on Tuesday, February 4,
2025.
Angela Schumann stated that the 60-day deadline is February 7, 2025 and an
extension letter will be sent to the applicant.
C. Consideration of Adoption of the 2025 City of Monticello Official Zoning Map
Applicant: City of Monticello
Angela Schumann spoke about the official adoption of the 2025 zoning map, and
each January the zoning map is adopted. The zoning map and appendices include
the natural resources map, and central community district and the pointes at cedar.
The zoning map reflects the map changes that have occurred including the Big River
445 planned unit development, change of the floodplain map, change to cedar
storage planned unit development, with no changes to the central community
district or pointes at cedar map. The shoreland boundary has been updated to
include the shoreland map with a lake that was not on the map, in concurrence with
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the Department of Natural Resources. The lake is currently outside the city
boundary.
Charlotte Gabler asked what road the lake is located near. Angela Schumann stated
she was not sure but can research for the councilmember.
Angela Schumann stated Haven Ridge was required to perform a wetland
delineation study and the plat showcased a wetland from the Department of Natural
Resources, and reminded commissioners that Wright County has already shown this
on their maps previously and this is simply a correction.
Andrew Tapper opened up the public hearing portion of the item
Andrew Tapper closed the public hearing portion of the item
Rob Stark Motioned, Andrew Tapper Seconded, Passed unanimously.
3. Regular Agenda
A. Consideration to adopt the 2025 Planning Commission Workplan Update
Angela Schumann gave an overview of the workplan for the upcoming year and
the workplan strives to makes connections between Planning Commissions and
additional boards of review. Angela Schumann spoke to desire to have a housing
forum and spoke to the senior developer map forthcoming, and spoke to the
complete neighborhoods from the housing summary and the preferred growth
scenario and orderly annexation agreement to work in tandem. Angela
Schumann reminded commissioners that this is the last year of the 2021-2025
workplan and that they would be reviewing the document for possible extension
at the end of the year.
Andrew Tapper moved to adopt, Seconded by Melisa Robeck, Motion passes
unanimously
4. Other Business
A. Community Development Director's Report
Angela Schumann spoke to challenges at the Office of Cannabis Management
operations and the required information to the office. Angela Schumann
welcome Bob Ferguson as the Chief Building Official.
Melissa Robeck asked about a groundbreaking of the hotel. Angela Schumann
stated two projects are proposed, the Fairfield Hotel and restaurant is midst
building permit approval, and the Broadway Plaza continues to work through
items for finalization.
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Angela Schuman gave a compliment to the communications coordinator and the
community and economic development coordinator for the projects page on the
city's website being streamlined as well as updates to the public hearing page.
Andrew Tapper asked for clarification of the Office of Cannabis Management
rollout. Angela Schumann spoke that the recent litigation will not affect the city,
and that the statewide applicants are now all in the same lottery pool, and
reminded commissioners about the delegation of the registration to the county
and how the city retains zoning authority.
S. Adjournment
MELISSA ROBECK MOVED TO ADJOURN THE JANUARY 7, 2025 REGULAR MEETING OF
THE MONTICELLO PLANNING COMISSION, ANDREW TAPPER SECONDED THE MOTION,
4-0. MEETING ADJOURNED AT 9:15 P.M.
Recorded By: Tyler Bevier' $
Date Approved: February 4, 2024
ATTEST:
Angela S n, Com unity Development Director
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