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Planning Commission Minutes 07-06-2021 (Joint Special)MINUTES SPECIAL JOINT WORKSHOP - MONTICELLO CITY COUNCIL & PLANNING COMMISSION Tuesday, July 6th, 2021- 7 p.m. Mississippi Room, Monticello Community Center Council Present: Mayor Lloyd Hilgart, Charlotte Gabler, Sam Murdoff Commissioners Present: Paul Konsor, Andrew Tapper, Alison Zimpfer, Eric Hagen Staff Present: Rachel Leonard, Angela Schumann, Steve Grittman 1. Call to Order Paul Konsor called the Special Meeting of the Monticello Planning Commission to order at 7:24 p.m. 2. Roll Call 3. Consideration of a Concept Stage Planned Unit Development Proposal for a 200-Unit Multi -Family Residential Development Applicant: Baldur Real Estate, LLC Angela Schumann explained that earlier this spring, this development group submitted plans for a conceptual review of a townhome PUD that showed a 94-unit rental townhouse project on just under 10 acres along Edmonson Avenue NE. The proposed plan received a concept plan review in a joint City Council/Planning Commission meeting, and the applicants subsequently submitted materials for a Development Stage PUD and related approvals, which were to be considered in a public hearing on July 6th, 2021. During the interim period, the applicants decided that the townhouse project could not be completed successfully. Instead, they are seeking a new concept review of a multi -family project on the same general property (the westerly lot line has been adjusted slightly from the original request). As such, the developer and staff have worked to shift the July 6 meeting time from a Planning Commission review of the townhouse project to a joint City Council/Planning Commission discussion of the new multi -family project. Steve Grittman explained that the proposed project consists of 200 units — 100 units in each of two buildings. The buildings are both "L"-shaped structures arrayed in the westerly portion of the site, with underground parking at one space per unit and surface parking of 1.25 spaces per unit. The complex would include a separate clubroom building, and likely other site amenities for the future tenants. It should be noted that staff has consistently supported the higher range of densities in the Chelsea Commons area to support business activity and maximize the contribution of those properties to the public infrastructure being constructed. The project area is uniquely situated to accommodate high densities, given the collector roadway status of all four boundaries of the project area. To this end, higher density development has generally been anticipated as the Chelsea Commons Small Area Plan continues its progress. Planning Commission Minutes (Special/Joint Meeting) —July 6th, 2021 Page 1 1 5 The project concept is still in its "first impression" stage. The petitioners have submitted a conceptual site plan and photo -renderings of other similar projects that the applicants would use as architectural models for this project. Naturally, additional detail will be added as the project proceeds to the Development Stage PUD submittal. The benefit of the Concept review at this stage is to provide feedback as to key elements the development team should plan for as they move to more detailed design. Staff suggests a number of items for discussion and detailed in the included report: • Building Layout • Building Architecture • Pedestrian Circulation • Parking Supply • Chelsea Common Impacts • Grading and Drainage Grittman reiterated that the purpose of the Concept Review is to provide strong guidance and feedback to the development team as they refine their project design and prepare for Development Stage PUD review. Commissioner Konsor stated that it makes sense to put the higher density on the ends. He noted that it would also support the larger project by developing the higher density residential first and would perhaps make more sense to build up the commercial once the residential is in place. He noted that because of the topography and the powerline, the developer is limited. Mark Welch of G Cubed Engineering reminded the group that this is in the early stages architecturally and adjustments could be made at a later date to better fit the needs of the surrounding area. Andrew Tapper asked for the anticipated rent price point. Mr. Welch said that he did not have anything official, but the developer will be looking at a starting rent of around $1,000 - $1,250. Shawn Weinand emphasized the quality of the proposed buildings and that exterior architecture design changes have been discussed with the architect. Mr. Weinand clarified that the fronts of both buildings face Edmonson Avenue. Paul Konsor said that he would like to see the buildings stand out more architecturally; the buildings proposed do not have a "wow" factor he is looking for. Mark Welch responded that he believed that once they have more ways to show the Planning Commission Minutes (Special/Joint Meeting) —July 6th, 2021 Page 2 15 exterior of the buildings rather than one preliminary drawing, it will help show the quality and the style. Charlotte Gabler asked how the citizens living in townhomes across the street are going to react to having a large building taking up much of their view to the north. Mr. Welch noted that the change in topography that will take place on the site during the construction of this project will change the way that this building is viewed by the surrounding parcels. Andrew Tapper asked how many residential units in this area will it take to make the project work as whole. Angela Schumann said that 865 units is the conceptual number used in the plan, although the financial analysis is on -going. Andrew Tapper and Charlotte Gabler are cautious at how successful the City will be at not only selling the idea to residents in Monticello, but also selling the individual units to potential new residents and retailers to fill space around this project. Paul Konsor asked about the idea of transitioning this project from an apartment complex to a townhome area. Shawn Weinand said that he would be concerned about the number of units that would take in order to reach the Small Area Plan's units per acre minimum. Charlotte Gabler asked about the potential for one building instead of having two. Mark Welch said that there was a discussion regarding one building on site, but conceptually it did not work. Eric Hagen mentioned that he was not in favor of the townhome idea, but more supportive of the apartment building plans. He also said that the apartment style adds more communal greenspace to the area, and is a good entry point for residents to utilize the proposed Chelsea Commons area. Shawn Weinand noted that this project will be developed in phases, so adjustments needed can be easily approached. Rachel Leonard mentioned that there is a lot of interest from multi -family developers to build throughout the community. This site specifically will benefit the developer and the City beyond another area in the city. Staff is committed to making areas like Block 52 and Chelsea Commons have that distinct appeal that is going to drive people to those areas. Eric Hagen emphasized the appeal that the proposed lake and trails features will add to this proposed development. Hagen also mentioned that he would be in favor of removing some of the parking space, provided the applicant can maintain that parking threshold required by the city. Planning Commission Minutes (Special/Joint Meeting) —July 6th, 2021 Page 3 1 5 Shawn Weinand said that the excessive parking space is for guest to visit residents in the buildings. Mark Welch said that there is the possibility of bringing down the parking per unit ration from 2.25:1 to 1.75:1. Eric Hagen asked if the proposal includes underground parking on site. Mark Welch confirmed. Andrew Tapper said he would rather see as many parking spaces on site as possible, in case there are issues with the smaller lot space and the need for plowing snow, there is room to maneuver. There could be potential for street parking during times of maintenance and that would not be safe given the location of the site. Paul Konsor said that he sees the excess parking being problem because people will park there, though they are not residents, to utilize the proposed park space. Andrew Tapper noted that apartment management will be available to police issues like the one Paul Mentioned. Sam Murdoff said that he does not have a problem with the density of the proposed buildings. Murdoff referenced the park in Maple Grove where there are taller buildings surrounding it, many as tall or taller than 3 stories. The project would be more appealing to him if the buildings had the ability to better screen the area from the commercial buildings behind them. If the lot were to be smaller than proposed, he would be in favor of that as well. That would provide more opportunity for more residential or commercial surrounding Chelsea Commons. Murdoff agreed with Paul Konsor in the fact there is too much open - space parking on site. Removing parking spaces could open opportunity for some commercial or more residential on site. He believes that the exterior of the apartment buildings could benefit from an update architecturally. Eric Hagen said that he agreed with everything Murdoff said, but there is difficulty in making an attempt to appeal to everyone's liking of the exterior of buildings. Mark Welch noted the entrance of the buildings and that the site layout appeals to them being offset on the buildings. He also mentioned that if the building were any higher than the proposed three -stories, the ratio of underground parking to units is difficult to achieve. Sam Murdoff said that he didn't believe the lack of every unit having an underground parking space is a problem. Mark Welch entertained the idea of having garages located on some of the proposed greenspace as an alternative. Paul Konsor said that he did like the look of the entrance provided. Mark Welch said that the plan is to provide more detailed depictions of the site plan in the near future. Mayor Lloyd Hilgart mentioned that he is in favor of this apartment building Planning Commission Minutes (Special/Joint Meeting) —July 6th, 2021 Page 4 1 5 proposal rather than the previous proposal with townhomes on this site. Mayor Hilgart does not see the height of the buildings as an issue, nor does he see the density of the buildings as an issue. He emphasized the importance of having high quality rental units in this area of Monticello. Angela Schumann listed the members of the City Council and Planning Commission for the record. Ms. Schumann also mentioned the public comment received by staff prior to the meeting from the Buchholz Development Group, and that it references their investment into the community, specifically Chelsea Commons, and also noted the 2020 City Housing Study. 4. Adjourn LLOYD HILGART MOVED TO ADJOURN THE SPECIAL JOINT WORKSHOP OF THE MONTICELLO CITY COUNCIL AND PLANNING COMMISSION. ERIC HAGEN SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY. Planning Commission Chair Paul Konsor adjourned the meeting at 8:46 p.m. Recorder: Hayden Stensgard Approved: December 7, 2021 1; f Attest: Angela Sch 4nn, Community Development Director Planning Commission Minutes (Special/Joint Meeting) —July 6th, 2021 Page 5 1 5