Loading...
Planning Commission Minutes - 03/04/2024 (Joint Workshop)MINUTES JOINT MONTICELLO PLANNING COMMISSION/CITY COUNCIL WORKSHOP Monday, March 4, 2024 — 4:45 p.m. Monticello Community Center Planning Commissioners Present: Vice Chair Andrew Tapper, Rob Stark Planning Commissioners Absent: Chair Paul Konsor, Teri Lehner, Melissa Robeck City Councilmembers Present: Mayor Lloyd Hilgart, Charlotte Gabler, Sam Murdoff, Tracy Hinz, Lee Martie Staff Present: Angela Schumann, Steve Grittman, Rachel Leonard, Ron Hackenmueller, Hayden Stensgard I. Call to Order Planning Commission Vice Chair Andrew Tapper called the joint workshop of the Monticello Planning Commission and City Council to order at 4:47 p.m. 2. Concept Stage Planned Unit Development Submittal for a proposed multi -phased Residential Development including Single -Family Residential and Medium Density - Residential uses PIDs: 155-259-000060,-000070,-000080,-000090,-000100.-000110.-000120 Legal Description: Outlots F, G, H, I, J, K, L, Haven Ridge Applicant: Twin Cities Land Development Community Development Director Angela Schumann provided an overview of the Concept Stage Planned Unit Development (PUD) joint workshop meeting's purpose and intent. The purpose was for a concept stage PUD review aimed at providing helpful and constructive feedback to the development team that presents the concept. Notices were sent out for this meeting to the surrounding area where the development is proposed. Ms. Schumann added that the meeting did not involve a public hearing, but if time allows, residents present may address the group. City Planner Steve Grittman provided an overview of the agenda item to the Planning Commission, City Council, and the public. The group was asked to consider a concept stage PUD for a multi -phased single-family residential development consisting of 298 lots. The submittal team had indicated that they would complete the development in its entirety in five separate phases. The group was asked to identify any areas of concern that would require change to avoid the potential for denial during the land use application process, as well as any elements of the concept that would be essential for grounds for approval. Ben Schmidt, of Twin Cities Land Development (applicant), addressed the Planning Commission, City Council, and the public. Mr. Schmidt provided an overview of Twin Cities Land Development and how their team came to this point with the proposed concept and also noted that they were available for questions. Mr. Tapper asked why the flexibility request includes smaller finishable square footage areas for homes in the proposed T-N district area of the concept. Mr. Schmidt clarified that given the size of the lots for those specific areas of the concept, if homes were to be built on them without a basement (slab -on -grade), 2,000 finishable square feet of home would not fit on those lots. Though not a concern for homes with finishable basements, flexibility is requested for the opportunity to have slab -on -grade homes available to prospective residents. The flexibility would also allow for more builders to be able to construct homes in the development, providing more variety of home selection and design within the neighborhood. Mayor Hilgart noted that given the current environment surrounding housing UCVUIUPIIIUIIL, Llle IICXIUIIILY lt-gUeJLJ JIIUWII III LIIU I-U11L.IfPL I'UV UIU IIUL dpplfdl UUL UI character. Mr. Tapper asked the proposer if they believed all the townhomes would be built by the same builder. Mr. Schmidt believed they would all be built by one builder. Mayor Hilgart asked why the roads accessing the townhome areas would be private streets. Mr. Schmidt noted that the private streets can be smaller than the public streets, providing more area for development of the townhomes without disrupting too much of the woodland in the same vicinity. Councilmember Charlotte Gabler mentioned the westernmost street of the concept, Elemore Lane NE, is a long section of road around the development without a stop sign, and asked if the development team would foresee any issues with that. Mr. Schmidt noted that all of the streets intersecting with Elemore Lane NE would have a stop sign, and said that consideration could be given to putting a stop sign where Elemore Lane NE turns at close to a 90-degree angle at the northwest corner of the development. Councilmember Gabler asked if the ponds shown on the site plan were existing and would be enlarged in conjunction with the development. Mr. Schmidt clarified that the ponds do not exist currently, but would be created to manage stormwater within the development. 2 Councilmember Gabler asked for clarification on the plan for a park within the development, or if this neighborhood would rely on Hunters Crossing Park to the North to serve as the closest park location for the development. Mr. Schmidt noted that the intention would be to add more park area to Hunters Crossing Park with the realigning of 85t" Street NE when the roundabout is installed. Ms. Schumann added that given the amount of wetland area surrounding the development, City staff has worked with the developers to create an extensive pathway system, that will also be considered as a component of the park dedication requirements. Consideration would need to be given in the future to the distance from the south end of the development to the nearest park location, as neighborhood walkability to parks remains an important component of the City's park system. Councilmember Gabler asked if this development would incorporate a neighborhood conservation overlay district that is referenced within the Monticello 2040 Vision + Plan (Comp Plan). Ms. Schumann noted that though there are areas of this concept plan that reflect some of the guidelines of that overlay district laid out within the comp plan, it is not anticipated that the overlay district would be incorporated into this development. Councilmember Gabler asked if the development team knew what the home designs would be for the slab -on -grade houses in the 55-foot lot width area of the development. Mr. Schmidt clarified that there is no defined design for those specific homes and that they anticipate a wide variety of home designs throughout the development. Public Comment Rob Collins, 8278 Eisele Ave NE, Monticello, MN 55362, asked how many townhomes were proposed at the south end of the roundabout, and if all the trees in that area were to remain. Mr. Schmidt clarified that there were 22 in that location, and though not all the trees in the area would be saved, the development team is planning to avoid the disturbance of trees in the area as much as possible. Public Comment Nancy Friesen, 8116 Edmonson Ave NE, Monticello 55362, asked if there are plans for a berm or screening along the southwest portion of the development. Mr. Schmidt noted that boundary landscaping is important for both new homeowners moving into the development, as well as the existing property owners adjacent to the development 3 area, and those will be considered in those areas as the development continues to progress in the process. Public Comment Paul Nelson, 4750 25th St SW, Waverly, MN 55390, asked where the stormwater for this development would go, and expressed concern for potential flooding of surrounding farmland from the stormwater created from the development. Brian Krystofiak, or Carlson McCain, Inc. said that the majority of the west side of the development would flow through the ponds to be created, and eventually discharge into the wetland at the south edge. Mr. Schmidt added that the anticipation is that the amount of runoff in this location currently will be more than the runoff that will occur following full development of the site. Mr. Nelson asked where the majority of traffic for the development would be entering anu leaving Lne ueveiopment. Mr. -)cnrniut saw tney wouiu veriry tnat inrormation witn a traffic study, but would anticipate once the roundabout is completed, people within the development would utilize that in the northeast, rather than exiting to the west. Mayor Hilgart added that the direction they use to exit the neighborhood is ultimately dependent on where the traffic's destination is. Councilmember Sam Murdoff asked if the landscape proposal for the lots was 3 caliper inches per tree (9 caliper inches total) per lot in place of any shrub plantings. Mr. Schmidt clarified that is what would be proposed per the PUD flexibility. Councilmember Tracy Hinz noted that the development team's focus on providing variety in this concept neighborhood is a positive and looks forward to seeing that further incorporated as they get closer to development of the site. No action was taken on the item. 3. Adjournment By consensus, the meeting was adjourned at 5:45 p.m. Recorded By: Hayden Stens and Y g 4 Date Approved: April 2, 2024 ATTEST: Angela Schumann,)Corfimunity Development Director