Planning Commission Minutes 10-27-2014 (Special/Joint Meeting)MINUTES
SPECIAL JOINT MEETING OF THE PLANNING COMMISSION
AND MONTICELLO CITY COUNCIL
Monday, October 27, 2014 — 6:00 p.m.
Mississippi Room, Monticello Community Center
Planning Commission
Present: Chair Brad Fyle, Sam Burvee, Charlotte Gabler
Absent: Alan Heidemann
City Council
Present: Mayor Clint Herbst, Lloyd Hilgart, Tom Perrault, Glen Posusta, Brian Stumpf
Absent: None
Others: Angela Schumann, Steve Grittman (NAC), Ron Hackerunueller, Jeff O'Neill,
Don Jensen and Scott Dahlke (developers)
1. Call to Order
The special meeting was called to order at 6:00 p.m. by Planning Commission Chair Brad
Fyle.
2. Consideration of a Planned Unit Development Concept Plan Proposal for Sunset
Ponds. Applicant: DJZDMJ Planning (Jensen /Donald) /Paxmar
Brad Fyle asked for introductions: Planning Commission, City Council, and the
developers, Don Jensen and Scott Dahlke. Steve Grittman explained the purpose of the
meeting is to review the concept plan and provide input into the proposal. Any issues
should be brought forward for discussion at this time.
Steve Grittman briefly reviewed the project, which is a proposed replat of land in Sunset
Ponds which had been previously designated for attached townhomes. The applicants are
proposed to convert the project to detached townhomes with 44 units rather than 52 as in
the original plat. Steve Grittman explained the applicant does not own all the land and
the purchase and combination of land would be part of the process if the concept is
approved. The proposed development would include lots smaller than normal single
family lots; would require adjustments to utility connections as previously designed;
would require vacation of drainage and utility easements as part of the replat; and should
involve discussions on stonnwater management, snowplowing concerns, and concerns
about sewer, water, and other utility services. The developers indicated that maintenance
was planned to fall under private ownership rather than by an association.
Clint Herbst asked if these would become individually owned lots and not part of an
association. Don Jensen explained that they intend to have a management agreement for
all of the homes, which would work like an association for landscaping, mowing, etc.
The lot lines would run to the perimeter and each lot would be part of an association.
Clint Herbst explained that his concern was that each lot would be responsible for
upkeep. Glen Posusta confirmed that all of the proposed lots would be governed by an
association agreement. Glen Posusta also asked how snow removal would be handled.
Don Jensen indicated that the association would be willing to take care of plowing
driveways, unless owners opt out. Jeff O'Neill asked which services would allow owners
to opt out; Don Jensen indicated snowplowing would be one, but most other services
would not (such as yard maintenance). Common standards would be applied to all lots
and this meeting is to determine the level of service desired. Don Jensen explained that
the detached townhomes would be a transition from the existing attached townhomes to
the larger single family homes, but would still be governed within an association.
Torn Perrault asked about the economics of making this work since there will be fewer
units than originally planned. Don Jensen explained that his client, Paxmar, purchased
the vacant area from a bank foreclosure and is trying to come up with a design option that
fits a detached townhome project. The proposed development fits the current sewer and
water lines that were brought in for the attached townhomes with a few adjustments. Don
Jensen mentioned that the detached townhomes would be of greater value than the
attached townhomes. He feels that the pricing would fall between the cost of the attached
townhomes and the single family homes that Paxmar is currently constructing. Sam
Burvee asked if there were former plans that included common areas or a small park.
Don Jensen stated that they did not find any plans for that and plan to utilize the large
park at the north end of Sunset Ponds. Jeff O'Neill asked about accessory buildings and
fences; Don Jensen indicated that would not be allowed on these lots. Owners could use
extra lot area for gardens, landscaping, or such.
Don Jensen noted that Paxmar has been involved in similar developments where they had
to uncouple from an association and abandon any common areas and then re- establish the
association. Don Jensen explained how the lots were redrawn compared to the original
plans for attached townhomes, and noted this was done to accommodate building code
and zoning standards.
Clint Herbst commented that he likes the concept but he was concerned about whether
the design is an attempt to get away from required lot sizes for single family homes.
Glen Posusta feels that it is very important to stay with the association concept and
require every owner to opt in for all services, including snow removal.
Brad Fyle asked for any public comments from visitors.
Mike Owens, 6911 NE 92nd Street, asked Don Jensen to describe the property that is
included in the proposal. Don Jensen said this would include all the lots in the drawing
but does not include the land along a side street. Mr. Owens commented that all of that
land, including the part on the side street that is not included, is defined as Sunset Ponds
3' and suggested that all of the land be addressed at this time.
Brandon Molesky, 9155 Goodrich Drive, expressed concern about drainage issues
because there already are problems with water ponding in certain areas behind the
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existing townhomes along 91 st Street. He suggested that it seems to be an elevation and
grading issue. Brian Stumpf stated that is definitely an issue that should be addressed in
developing the plans for the proposed plat. Steve Grittman noted that those concerns
would be passed on to the engineers.
Melanie Sanchez, 6933 NE 91 st Street, asked about the design and size of the homes
proposed. Don Jensen explained that they would all be about the same design as current
houses on Goodrich Drive and would be approximately 1600 sq ft. Ron Hackenmueller
indicated that the structures would need to be at least six feet between houses to meet
building code standards and the drawings submitted with the proposal would satisfy the
requirements.
Don Jensen asked if it was permissible to construct the homes with two -car garages with
potential for adding a third stall if lot size warranted. Jeff O'Neill expressed concern of
providing enough storage space; Don Jensen indicated that the garages would likely be
deeper to accommodate extra storage space.
Lloyd Hilgart asked staff to provide the information on the home designs to the residents
of Sunset Ponds. He also recommended that an association govern this development to
ensure that the small lots are maintained sufficiently.
Don Jensen also asked for consideration to incorporate the ability to add some other floor
plan options and colors into this process without coming back for a PUD amendment at
another time.
3. Adjourn
Brad Fyle adjourned the special meeting at 6:56 p.m.
Recorder: Catherine M. Shuman GIW
Approved: DecembeK 2, 2K4_ '�
Attest:
Director
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