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Planning Commission Agenda 05-01-2018 (Joint Meeting)
AGENDA SPECIAL/JOINT MEETING - MONTICELLO PLANNING COMMISSION AND CITY COUNCIL Tuesday, May lst, 2018 - 4:00 p.m. Mississippi Room, Monticello Community Center Commissioners: John Alstad, Brad Fyle, Sam Murdoff, Marc Simpson, Katie Peterson City Council: Brian Stumpf, Jim Davidson, Bill Fair, Charlotte Gabler, Lloyd Hilgart Staff: Angela Schumann, Steve Grittman (NAC), Jacob Thunander, John Rued 1. Call to Order 2. Sketch Plan Review and Concept Stage Planned Unit Development for a 349 unit residential subdivision Applicant: Marc Shulte 3 . Adj ournment ������'��� �������1��� ������.�����a ���, 4150 Olson Memorial Highway, Ste. 320, Golden Valley, MN 55422 Telephone: 763.957.1100 Website: www.nacplanning.com MEMORANDUM TO: Angela Schumann Mayor Stumpf and Monticello City Council Monticello Planning Commission FROM: Stephen Grittman DATE: April 25, 2018 RE: Monticello — Haven Ridge Residential Development — Concept Planned Unit Development and Sketch Plat Review NAC FILE NO: 191.07 — 17.27 PLANNING CASE NO: Submittal and Proiect Description. This memorandum reviews the elements of a proposed residential subdivision named Haven Ridge, a 216 acre property at the south boundary of the City. The current proposal is for a Plat sketch plan and PUD Concept Plan review, which are intended to provide the applicant an opportunity to get City feedback on a potential development proposal prior to more formal zoning and subdivision review and the extensive supporting materials that such reviews require. The Planning Commission and City Council will have the opportunity to review the project, ask questions of the proposer, and provide comment as to the issues and elements raised by the project. The neighboring property owners have been notified of the meeting, but it is not a formal public hearing. This memorandum provides an overview of the project, and will serve as an outline for the discussion. No formal approval or denial is offered for a Concept Review. The property is served by the southerly extension of Fallon Avenue, which forms the easterly edge of the Klein Farms and Hunters Crossing plats, and includes land south of 85t" Street NE. The project would be developed in a series of phases, beginning initially with the northeast portion of the property along the east side of Fallon Avenue. The property is currently in the Monticello Orderly Annexation Area. The property is officially guided a combination of "Places to Live" (Residential) and Urban Reserve. Previous studies and planning documents have identified the area for residential lanc uses. The overall pattern has assumed a general low-density pattern, although the City's policies accommodate limited amounts of inedium density housing in scattered smaller pockets. Phase 1 of the project would consist of a single street extension from Fallon Avenue, from an intersection with Farmstead Avenue from the Klein Farms plat. It consists of 28 R-1 Single Family lots north of the overhead powerline easement that extends across the property. The developable area of Phase 1 consists of about 18 acres. The extension of Farmstead to the south would provide access to Phase 2 of the project, another tract of single family homes to be zoned R-1. This section includes approximately 44 additional acres, and 53 lots, along with an additional Fallon access point, from an intersection with 87t" Street NE. In the southwest corner of the Phase 2 area, a portion of a proposed townhouse development is included, a total of 16 units out of what would ultimately be 76 units once fully developed in future phases. In all, Phases 1 and 2 comprise approximately 62 acres (about 8 acres of which are impacted by powerline easement), with 81 single family units and 16 townhouse units proposed. The resulting residential density is approximately 1.8 units per gross acre, including roadways and wetlands. The plan shows future phases generally south of 85t" and west of Fallon. in total, the plan proposes 229 units of R-1 single family, 44 units of R-A Single Family, and 76 units of townhouses, a total of 359 residential units on the 216 acres, a gross density of less than 1.7 units per acre, a very low density. The applicant will proposed to plat the single family home areas under their proposed zoning designations. The townhouse portion of the project will require a PUD process, due to the required flexibility to plat and frontage requirements inherent in the development of attached housing. The intent of Concept Proposal review is to consider the general acceptability of the proposed land use, and identify potential issues that may guide the City's later consideration of a full PUD application. The Concept PUD Proposal review includes notice to area property owners, but is not a public hearing. The City Council and Planning Commission meet in joint session to provide feedback to the developer, and may include an opportunity for informal public comment as they deem appropriate. Staff observations/site plan notes: C i rcu lation/Roadways The plan relies on a modification to the existing Fallon Avenue alignment, which extends south to 85t" Street, jogs west along 85t", then continues south as Eisele. The plat also modifies the alignment of 85t" Street NE. The 2 modification sweeps Fallon and 85t" to an intersection south of Hunters Crossing Park, with Fallon continuing as Eisele, and 85t" continuing to the east as a new roadway. The intersection is shown as a roundabout in the plan, a design supported by planning staff. ii. The plan shows the extension of 85t" Street to the east, and a connection to Edmonson on the west side of the future phase. Future connections and street extensions will be an issue for review in determining how the plat will fit in to a larger road network. As the first project this far south, it will be important to plan for those connections to avoid overconcentration of traffic on just a few major streets. One such extension may include examination of a connecting road to the northeast from the Phase 1 portion of the project. iii. Staff has discussed the possibility that Fallon and 85t" would remain as rural- section roadways (paved travel lanes, shoulders, and turn lanes) with ditches for storm water, rather than curb and gutter. The exception to this would be the roundabout and transition lanes supporting that portion of the street network. iv. Timing of street improvements — particularly through the modified Fallon/85tn Street intersection/roundabout, will require additional consideration from a phasing standpoint. Coordination with Utility Extensions. Land Use. The applicant's phasing is intended to coordinate with long-term utility extensions to this area. The City is currently in the midst of conducting a more detailed study of capacity and long-term solutions for serving the area with utilities. The applicant's plan anticipates the ability to serve Phase 1 and 2 with current systems, and the possibility of direct gravity sewer or lift station construction. Future phases are more dependent on the specifics of the findings of the utility study. As noted above, the overall pattern is very low density. The townhouses comprise about 21 percent of the total unit count. R-1A single family lots, including most of the lots that abut the southerly wetland and pond systems, would be larger to reflect the greater privacy and separation inherent in those locations. R-1A lots total about 12 percent of the lot count. The remaining lots are R-1 single family, most typical of other single family neighborhoods in Monticello. The townhouse area is shown to utilize a public street design, with garages at 30 feet setback, and front living space at 25 feet setbacks. Additional detail would be available regarding the unit styles as the project moves forward. Parks and Open Space. 3 i. The plan should address path and sidewalk design consistent with City policy, which suggests sidewalk on one side of all streets, and path and/or sidewalk on both sides of collector roadways (Fallon and 85tn) ii. Due to the need to accommodate curves to Fallon and 85t", it may be that a small portion of the southeast corner of the existing Hunters Crossing Park would be necessary for right of way. The applicant's plan anticipates that the space created north of the roundabout would be added back to the park, an area greater in size than that required for the curve right of way. iii. No other park areas are shown in the concept plan. The Parks Commission should review the proposal to comment on these and other parks issues related to the project. Subdivision Desiqn. i. The applicants have reviewed concept plans and revisions extensively with staff, and been responsive to comments to date. One remaining discussion item would be block length, and an interest in avoiding overly long blocks without cross street access. The longest block shown on the concept is the western-most internal block parallel with Edmonson, which is broken up by an internal pathway, but not a street. Staff will want to continue to work with the developer on this design. ii. There are a few areas where lots have tightly pinched rear lot areas — mostly in the interior of street curves. These lots can raise issues for usable open space and lot line clarity. More detailed plat review will be necessary to ensure that all lots have adequate buildable area and open space. iii. The concept plan utilizes an "eyebrow" median in the westerly corner of the plat adjacent to 85t" Street. The City should discuss the acceptability of these medians, as well as maintenance responsibilities. Summary. As noted, the Planning Commission and City Council provide comment and feedback at the Concept Review level. City officials should identify any areas of concern that would require amendment to avoid the potential for eventual denial, as well as any elements of the concept that the City would find essential for eventual approval. The notes listed above acknowledge that a significant amount of detail will be added as the project proceeds to a more advanced stage of review. Subsequent Required Applications • Annexation petition, held until Final Plat and Rezoningapproval is considered. • Environmental Assessment Worksheet (EAW), for residential projects of more than 250 units. Preliminary Plat application for full project. Amendment to Comprehensive Land Use Plan, incorporating Utility Study data. Rezoning to PUD for townhouse area and PUD Development Stage review. 0 • Rezoning application to R-1 for phases 1 and 2 at the time of Final Plat application. • Final Plat application for Phase to be developed, with development contract. • Future phases require final plat and rezoning action. The City maintains a separate process document identifying the annexation process, which is incorporated in these comments. Supportinq Data Applicant Narrative Aerial Image Concept/Sketch Plans City Engineer's Letter, Dated April 25t", 2018 5 � Ga rlson ��►��i I� ENVIRONMENTAL • ENGINEERING • LAND SURVEYING Site Data for Haven Ridge Monticello MN Owner; DENN FAMILY LP 8410 EISELE AVE NE MONTICELLO MN 55362-3074 Property Numbers; Parcel ID - 213100261200 Parts of Section -26 Township-121 Range -25 Monticello TWP Parcel ID - 213100242200 Parts of Section -24 Township-121 Range -25 Monticello TWP Parcel ID - 213100234101 Parts of Section -23 Township-121 Range -25 Monticello TWP Parcel ID - 213100243102 Parts of Section -24 Township-121 Range -25 Monticello TWP Narritive; The owner and Applicant would like to have the City of Monticello Anex the property into the city. The current zoning is agricultural, the owner and applicant would like to follow the city's long term goals by creating a portion of residential and multi-family uses. There are wedands on-site that will need to be delineated by a certified wedand specialist and a topographic survey will need to preformed. Phases 1 and 2 would begin development after all governing bodies have reviewed and accepted the final construction drawings, while the future phases would need the trunk sewer line on Fallon Ave to be revised. We look forward to working with the city on this project and look for your imput in the coming phases of this project. Regards, Carlson McCain Engineering. Surveying, Planning. Jim Kalkes ASLA 763-489-7900 3890 Pheasant Ridge Drive NE, Ste 100 • Blaine, MN 55449 • Tel 763-489-7900 * Fax 763-489-7959 • carlsonmccain.com Schulte, Marc - Request for Sketch Plan Review and Concept Stage Planned Unit Development P I D 213-100-242200 & 213-100-234101 Created by: City of Monticello � ', � . � B � . , r ,� � p - .. : ro ��� . �' �: � . � � � �r �r�� aRc� � ` � .k Q , � . r� _ Mq � L,r� R Q r� � �,; _ ��h 1555��1�433�1��� � �RD c � �j oIAMdND DR � �a :� , , _ w L� i y� py'`� - : r��_ -� - . - ,� . ... . .. . . - - , _. � � .. , � �,�i I r r � T� �, � �.•R 3 }'�,,�"�'�'�,.'I�f11"'pdL �'s 'i �, . . � .. �i �. �'r � � _ � �- a � . _ � . ..z ��� r.r. ....r. . . _ ' J � � � �'��. ,� � ;� _ �-� � _ PARK�oR `,. :.� � a ,�� �.; � � � .� �, d ; _F � . ,�,,, „��►�. .. �4, . �; i,� � . ... ,,, , _`. �r .t'�'. _ � : _ - _� _ � � , �� _ L- �' -:�; ��� „� .., � �- , � 4 � � ' � . 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' � � � _ � - _ � �� � ; , i � �' � � � �� t- � ' � . � � � ��/ ��, j . . . . . . �// J � / � w / '� / �: � �� � _� L� � �� � � � � � /�/ ��� �, � �. �13�9 -�H �// 96 , , ��,� °� f136 �,�1I1s 1I1 �l� � �,�1� 1IL�1I1 1I1 1I1�1� S 0 300 600 900 1L� SCALE 1" = 300' �QRTH SITE DATA +/– 216 Acres LEGAL DES CRIPTION Parcel ID - 21 31 00261 200 Parts of Section -26 Township-121 Range -25 Monticello TWP Parcel ID - 213100242200 Parts of Section -24 Township-121 Range -25 Monticello TWP Parcel ID - 213100234101 Parts of Section -23 Township-121 Range -25 Monticello TWP Parcel ID - 21 31 002431 02 Parts of Section -24 Township-121 Range -25 Monticello TWP 3) No field work has been completed at this time. Subject property address - South of Fallon Avenue and west of Highway 25, Monticello, MN 55362. 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MONTICELLO TO WNSHIP URBAN RESERVE 1 IA �F�� A TTrI'1 VI V� L./"1 1 1 IrU A/� )1/�l 1� TI 1� A 1 ,,,�r,����. � �r,,,�. PHASE 1 PRE FALLON AVE IMPROVEMENTS +/— 18.4 Acres R1 Units RA Units R3 Units 28 units 0 units 0 units PHASE 2 PRE FALLON AVE IMPROVEMENTS +/— 44 Acres R1 Units R3 Units 53 units 16 units F UT URE PHASE POST FALLON AVE IMPROVEMENTS +/— 153.8 Acres R1 Units RA Units R3 Units 148 units 44 units 60 units 0 VERALL SI TE DA TA +/— 216 Acres R1 Units 229 units RA Units 44 units � � �� S��� ��,�� 0 300 600 900 SCALE 1" = 300' �QRTH � � z °�' . � � � � w � 0� •��z�� O � � � M � � L � � N z o z .. — �' � � X � W � � (a Z � � � � � Z �' � � W � m � o co , ''�' � � � � � w a a� � � � Q � i� � ���� M W � 0 � � z .� � a �� J a� a o� C7 a � Z c , � _ o � V U a �- � _ � C = O a �� N � M W � � � � 0 0 � � � � z �� W � � � a� � U a--+ C C� G REVISIONS 1. � � 2. 3. ' 0 a m 4. i � � 5. � � 6. � DRAWN BY: C# � ISSUE DATE: 04/04/18 > FILE NO: 7056 � M U � � U N J- N a 0 v � � 0 � � � 0 � 0 � � a 0 � � � � 3 � 0 � of � 6 Y � 0 � > � � � Z � . � _ � j w O� 00 �� � z � � O � � � M � � L � � N z o z .. � � � � x � W � � (a Z � � � � � Z � � � W � m � o co � � o p� ,-� pp W a N � � � p � M � � � � l� M W � O � d a �, � ,°' � }+ o a �, � W ac o � � a � 0 0 0 _ — — � � Z .� � � � � o ° O �� H N � M W � � � c� 0 0 N � � � c Z 'c W � � o a� � U a--+ C O � REVISIONS 1. � z. � 3. ' 0 a 4. �i � � 5. � 6. � 0 DRAWN BY: C# � a ISSUE DATE: 04/04/18 > � FILE NO: 7056 � M U � � U N N N a 0 a 0 v u c 0 E � � 0 � 0 � 0 � a 0 � � � 0 � m 4 � 0 � of � 6 Y 0 � � � � 1� �,�� �,�5� �,�,5���,1V����, 0 150 300 450 SCALE 1" = 150' NO]RT]H l� �1I1� 1I1 � � ��� 1l 1I1�,��1I11IL��1� 1l ��� — ��� 1I1 'U �1IL� 1I1��� 0 50 100 150 Rl - LOT DETAIL SCALE 1" = 50° � n i 2,000sf LOT AVERAGE :� 30' MIN. REAR SETBACK � LOT SETBACK DATA FRONT: 30 FT. SIDE: 10 FT. REAR: 30 FT. CORNER: 20 FT. 12,OOOsf LOT AVERAGE 30' FRONT SETBACK ROW CURB NO]RT]H � � Z � . � _ � j w O� 00 �� � z � � O � � � M � � L � � N z o z .. � � � � x � W � � (a Z � � � � � Z � � � W � m � o co � � o p� ,-� pp W a N � � � p � M � � � � l� M W � O � d � � � N W � r� a �- � �° O �, � p� a c a o� L � � a o ' � o — — a �� W ,v ��-, � C � � O � � � � Z N � M W � � � c� 0 0 N � � � c Z 'c W � � o a� � U a--+ C O � REVISIONS i. � z. � 3. ' 0 a 4. �i � 5. � 6. � DRAWN BY: C# � a ISSUE DATE: 04/04/18 > FILE NO: 7056 � M m � v v a a v � 0 � � 0 � � � a 0 � � 5 � � 0 � of � 6 Y 0 � > � s��l J 1I1 � � � JL, s� � 1L, s 1I11IL� JL, �� JL„ 0 15 0 30 0 45 0 1L� SCALE 1" = 150' .ft. S '�J 1I1 1I11L W W 1�L'� �� 1I1� �� 1I1 � 1�L'� 1 V��� 1�1� — � 1�L'� ��� J�� �� 1�L'� � 0 5 0 10 0 15 0 SCALE 1" = 50' NO]RT]H LOT SETBACK DATA FRONT: 30 FT. SIDE: 10 FT. REAR: 30 FT. CORNER: 20 FT. RA - LOT DETAIL MIN. REAR BACK 30' FRONT SETBACK CURB Rl - LOT DETAIL � n i 2,000sf LOT AVERAGE :, 30' MIN. REAR SETBACK � LOT SETBACK DATA FRONT: 30 FT. SIDE: 10 FT. REAR: 30 FT. CORNER: 20 FT. 30' FRONT SETBACK ROW CURB � � Z � . � _ � j w O� 00 �� � z � � O � � � M � � L � � N z o z .. � � � � x � W � � (a Z � � � � � Z � � � W � m � o co � � o p� ,-� pp W a N � � � p � M � � � � l� M W � O � � � H OC W N a �� � O i o � CG a � a o� L � � a � o ' 0 W — � � � �V � �+ C _ = O � � � � � � N � M W � � � c� 0 0 N � � � c Z 'c W � � o a� � U a--+ C O � REVISIONS �. � z. � 3. ' 0 a 4. �i � � 5. � 6. � DRAWN BY: C# � ISSUE DATE: 04/04/18 > � FILE NO: 7056 � M � � v v a a 0 � � � � � 0 0 � 0 � a 0 � 0 � � 6 � 0 of � 0 6 Y 0 � � � � April 25, 2018 Ms. Angela Schumann Community Development Director City of Monticello 505 Walnut Street, Suite 1 Monticello, MN 55362 Re: Haven Ridge Concept Plan Review City Proj ect No. 2018-020 W SB Proj ect No. 011898-000 Dear Ms. Schumann: 701 Xenia Avenue South Suite 300 Minneapolis, MN 55416 Tel: 763-541-4800 Fax: 763-541-1700 We have reviewed the concept plans dated Apri14, 2018 as prepared by Carlson McCain and offer the following comments: 1. The City's Capital Improvement Plan includes extension of a gravity sanitary sewer trunk main along Fallon Avenue to serve the southeast annexation area of the City, including the proposed development. The City is in the process of completing a southeast sanitary sewer technical memo to evaluate existing sanitary sewer capacity and infrastructure alternatives to serve this area in the short term and long term. Once this memo is complete, the City will evaluate how sanitary sewer infrastructure can be incorporated as part of the preliminary plat review of the Haven Ridge development. 2. Water service to the proposed development can be provided via existing connections from the west at Hunters Crossing. However, with review of the preliminary plat, water pressures and fire flow capacity will need to be evaluated to ensure adequacy of the system and to define if trunk watermain improvements are needed as a result of the proposed development in accordance with the City's 2004 Water System Plan. 3. A wetland delineation report and mitigation plan will need to be provided to the City complying with the Wetland Conservation Act. 4. The EAW to be prepared by the City, will include a traffic analysis documenting the impacts the proposed proj ect will have on adj acent roadways and recommended improvements. The traffic analysis will evaluate the intersection where the proposed roundabout is located to determine warrants or justification. The geometrics of the roundabout will be evaluated with the preliminary plat review. Equal Opportunity Employer wsbeng.com K:�ozs9e-am�nd m���oo��ososv s�em�mi Haven Ridge Concept Plan Review April 25, 2018 Page 2 5. The concept alignment of the proposed 85th Street and Eisele Avenue follows the intent of the future roadway networks identified in the City's Transportation Plan. 6. The proposed internal roadway networks within the development shall be 32-foot face-of -curb to face-of -curb within a 60-foot public right of way per City standards for residential development. 7. The bituminous trails along Fallon Avenue and 85th Street shall be 10-feet wide. A bituminous trail should be included along the south side of 85th Street between Street G and Edmonson Avenue. 8. Site plan, stormwater management, preliminary and final plat documents shall comply with the most recent version of the City's Design Manual: Plan Requirements & Design Guidelines. 9. Construction of streets, pathways and utilities shall comply with the most recent version of the City of Monticello General Specifications and Standard Detail Plates for Street and Utility Construction. 10. Pending assessments are present on the proposed development properties adj acent to Fallon Avenue and 85th Street and will be levied with approvals of annexation and a development agreement. These assessments are for street improvements consisting of a bituminous overlay that were completed in 2015, City Proj ect No. 14C003. 11. The development agreement will address future street reconstruction fees for roadways abutting the proposed development. Please give me a call at 763-271-3236 if you have any questions or comments regarding this letter. Thank you. Sincerely, WSB & Associates, Inc. . ' ,�, �ss� Shibani K. Bisson, PE City Engineer F.\Community Development Director\Bwrds& Commissions\Planning Commission\2018\Agenda\May\Denn\Exh D.Ltr Aschumann-Denn Concept 042518.doa Haven Ridge Concept Plan Review April 25, 2018 Page 3 skb F.\Community Development Director\Bwrds& Commissions\Planning Commission\2018\Agenda\May\Denn\Exh D.Ltr Aschumann-Denn Concept 042518.doa