Planning Commission Agenda 03-02-2016 (Special Meeting PC-CC)AGENDA
SPECIALMEETING-MONTICELLOPLANNINGCOMMISSION
Wednesday,March2nd,2016-5:00p.m.
AcademyRoom,MonticelloCommunityCenter
Commissioners:BradFyle,LindaBuchmann,SamMurdoff,JohnFalenschek,
MarcSimpson
CouncilMembers:MayorBrianStumpf,CharlotteGabler,LloydHilgart,TomPerrault,
GlenPosusta
Staff:AngelaSchumann,SteveGrittman(NAC),JohnRued
1.CalltoOrder
2.ConsiderationofaPlannedUnitDevelopmentConceptProposalintheCentralCommunity
District(CCD)toaccommodatemultiplefamilyattachedhousing,includedresidentialuses
onthegroundfloor.
Applicant:MastersFifthAvenue
3.Adjournment
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2.ConsiderationofaPlannedUnitDevelopmentConceptProposalintheCentral
CommunityDistrict(CCD)toaccommodatemultiplefamilyattachedhousing,
includedresidentialusesonthegroundfloor.Applicant:MastersFifthAvenue
(NAC)
Property:Lots1-3,Block36,OriginalMonticelloPlat
PlanningCaseNumber:2016-008
A.REFERENCE&BACKGROUND
Request(s):ConceptReviewforarezoningtoPlannedUnit
Developmentthatwouldaccommodatethedevelopmentof
a23-unitmultiplefamilyresidentialbuildingintheCCD.
DeadlineforDecision:Notapplicable
LandUseDesignation:PlacestoWork(ComprehensivePlan)
Shopping(EmbracingDowntownMonticelloPlan)
ZoningDesignation:CCD–CentralCommunityDistrict,F-1,West25
ShoppingSub-District
Thepurposeofthe“CCD”,CentralCommunityDistrict,is
toprovideforawidevarietyoflanduses,transportation
options,andpublicactivitiesinthedowntownMonticello
area,andparticularlytoimplementthegoals,objectives,
andspecificdirectivesoftheComprehensivePlan,andin
particular,theEmbracingDowntownMonticelloreportand
itsDesignGuidelinesuses.
CurrentSiteUse:Vacant
SurroundingLandUses:
North:MixedUse–Commercial,upperfloorresidential
East:CommercialOffice
South:Parking,CommercialRetail
West:Residential,Low-MidDensity
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Analysis:
ProjectDescription.TheapplicanthasrequestedaConceptreviewofamultiplefamily
projectonvacantpropertyatthenortheastcornerof3rd StreetandLocustStreet.The
propertyisintheCCD,andisshownontheCity’splanningdocumentsasguidedfor
commercialuses.
InmuchoftheCCD,residentialusesareallowedonupperfloors,withtheexpectation
thatmostofthegroundfloorareawillbereservedforcommercial(primarilyretailsales
orservice).Onthesiteundercurrentzoning,groundfloorresidentialisnotallowed,with
theexpectationintheEmbracingMonticelloplanbeingthatthe2-blockareabetween
LocustandHighway25wouldredevelopwithanchorretailshoppingdevelopment.
Thislanduseprojectiondoesnotappeartobetakingplace,andamoretraditionalmixed-
usepatternhascontinued.Acknowledgingthatsomeareasofthedowntownwouldbe
appropriateforresidentialonthegroundfloor,theCityadoptedanoverlayzoningdistrict
thatcouldbeappliedtospecificlocationsonacase-by-casebasis.
Theapplicanthassoughtthisoverlayzoning.Inreviewingtheinitialzoningrequest,it
becameapparentthattheCCD,includingtheresidentialoverlay,wouldrestrictdensityto
alimitthatmadetheproposedprojectdensityinfeasible.TheapplicantisseekingaPUD
reviewtoconsiderahigherdensityonthesite.
WithPUDzoning,mostofthezoningstandardsareopentoacustomdesign,although
theCitywilloftenutilizerelatedzoningdistrictregulationsforcontext.Forcomparison
purposes,thevariousmultiplefamilyregulationsaccommodatethefollowingunitcounts
anddensityonthethree-quarteracresiteinquestion:
ZoningDistrict Density UnitCount
CCDBaseZoning 14–18unitsperacre 11–14units
CCDResidentialOverlay CCDBase,plusone
unitper9,000square
feetoflotareafor
groundfloor
17units,max
R-4(HighDensityMulti-Family 25unitsperacre 19units
Asnoted,theapplicantisseekingabuildingof23units.Thesubjectsiteis
approximately.76acres.
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Thesitemeetsmostofthezoningstandardsthatwouldapplytothedevelopment,with
theprimaryexceptionofthedensity.Staffhasnotedbelowsomeofthesiteplanningand
architecturalitemsthatwouldtypicallybeencouragedinaPUDproject.
PUDConceptReviewCriteria.ThefirststageofthePUDprocessconsistsofan
optionalinformalConceptPlanreviewwhichisseparatefromtheformalPUD
applicationtofollowtheConceptReviewstep.TheOrdinanceidentifiesthepurposeof
PlannedUnitDevelopmentasfollows:
(1)PurposeandIntent
ThepurposeofthePlannedUnitDevelopment(PUD)zoningdistrictisto
providegreaterflexibilityinthedevelopmentofneighborhoodsandnon-
residentialareasinordertomaximizepublicvaluesandachievemore
creativedevelopmentoutcomeswhileremainingeconomicallyviableand
marketable.Thisisachievedbyundertakingaprocessthatresultsina
developmentoutcomeexceedingthatwhichistypicallyachievable
throughtheconventionalzoningdistrict.TheCityreservestherightto
denythePUDrezoninganddirectthedevelopertore-applyunderthe
standardapplicablezoningdistrict.
PUDConceptreviewsaretoproceedasfollows:
(a)PUDConceptProposal
PriortosubmittingformaldevelopmentstagePUD,preliminaryplat(as
applicable)andrezoningapplicationsfortheproposeddevelopment,the
applicantmay,atitsoption,prepareaninformalconceptplanandpresent
ittothePlanningCommissionandCityCouncilataconcurrentwork
session,asscheduledbytheCommunityDevelopmentDepartment.The
purposeoftheConceptProposalisto:
Providepreliminaryfeedbackontheconceptplanincollaboration
betweentheapplicant,generalpublic,PlanningCommission,andCity
Council;
ProvideaforumforpubliccommentonthePUDpriortoa
requirementforextensiveengineeringandotherplans;
Provideaforumtoidentifypotentialissuesandbenefitsofthe
proposalwhichcanbeaddressedatsucceedingstagesofPUDdesignand
review.
TheintentofConceptProposalreviewistoconsiderthegeneralacceptabilityofthe
proposedlanduse,andidentifypotentialissuesthatmayguidetheCity’slater
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considerationofafullPUDapplication.TheConceptProposalreviewincludesnoticeto
areapropertyowners,butisnotapublichearing.TheCityCouncilandPlanning
Commissionmeetinjointsessiontoprovidefeedbacktothedeveloper,andmayinclude
anopportunityforinformalpubliccommentastheydeemappropriate.
ForthepurposesofthisPUD,theprimaryissueisdensity.Apartfromtheunitcount,
therearejustahandfulofsiteplanningcommentsthatstaffwouldmake.Fortherecord,
thoseare:
1.IncludetheCity’spatternedpavementdesigninthesidewalksalongboth3rd
StreetandLocust,similartotheon-streetparkingareasalongWalnut.
2.ExtendpedestrianaccesssidewalkeasttoWalnutStreettoconnecttheresidential
tothecommercialcore.
3.Whileon-siteparkingisprovidedconsistentwithcoderequirements,itis
suggestedtoextendtheon-streetangledparkingon3rd Streetfarthereast(2-3
morespacessuggested)
4.AddstreetlightingtocoordinatewithWalnutStreettheme.
5.ConsideradjustinggaragebuildingsalongtheStateFarmpropertytotheeast
backfromtheexistingcurbbyapproximately2feet.
6.Ensurethatgaragebuildingsareattractiveamenitiestothesite–variedrooflines
andenhancedmaterials–thecoderequirementforresidentialintheCCDsaysall
wallsupto12feetaretobebrick,stone,orglass.Garagewallsshouldnotbe
designedasablankflatwall.
7.EnsurethatsiteisseparatedfromLandmarkIbycurbandlandscapedarea.
8.Ensurebuildingelevationfinishesanddesigntreatmentsconsistentwiththe
EmbracingDowntownPlanDesignGuidelinesandprovideforbuildingelevation
treatmentsasshownontheincludedplans.
9.Potentiallyotherelementsbasedonfinaldesign.
Thedensityissueisasfollows:Thebasedensityinthecodeis14unitsperacre.This
canbeextendedto18unitsperacrebasedonsiteandbuildingplanconsiderations.The
groundfloorallowancepermitsoneunitper9,000squarefeet.Addingtheunitcounts
togetherwouldaccommodateup17-18unitsonthisthree-quarteracrelot.Togetto23
requiresthePUDzoning.
Asnotedabove,PUDistobeconsideredwhentheprojectmeetsthegenerallanduse
goalsforanareainawaythatexceedsthestandardzoningapproach.Enhancementsto
thebuildingand/orsite,aswellastheoff-siteconsiderationswouldbetypical.
TheresultoftheConceptPlanmeetingisthedevelopmentofapolicyguidestatement
thatidentifiesthegoalsandelementsofthePUDthatthePlanningcommissionandCity
CouncilwillexpecttoseeinthesubsequentDevelopmentStagePUDapplication,which
includesallofthebuilding,site,andcivilengineeringdetail.Itshouldgiveboththe
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applicantsandtheCityarelativelyclearsetofguidelinesbywhichtheDevelopment
Stageapplicationwillbejudged.
Thesiteplanitemsnotedbystaffarelistedabove.Benefitsoftheprojectinclude:
•Introductionofadditionalresidentialpopulationtothedowntown;
•Designofthebuildingemphasizingmorepublicusestowardthestreet;
•Adequateparkingtoavoidspillovertoadjoiningstreetsorprivateproperty;
•Consistencywiththedirectionofmorerecentdowntownredevelopmentpatterns
(notwithstandingthemorespecificdetailsoftheEmbracingDowntownplan).
•Positivetransitionbetweencommercialdowntownandresidentialareasfrom
Walnutwest.
B.ALTERNATIVEACTIONS
NoofficialactionistakenattheConceptReview.Asnotedabove,thePlanning
CommissionandCityCouncilshouldprovidefeedbacktothedeveloperthatwillhelp
guidetheirformalPUDapplication.
C.STAFFRECOMMNDATION
NoformalstaffrecommendationismadeontheConceptProposal.
D.SUPPORTINGDATA
a.Supportinglocatedin2B
A.AerialParcelImage
B.ApplicantNarrative
C.ApplicantConceptProposalPlans
D.EmbracingMonticelloZoningSub-Districts
E.EmbracingMonticelloLandUsePlan,excerpts
Concept:
Master's Fifth Avenue, Inc. is applying for a Conditional Use Permit for a change
of use at the property at 213 3RD ST W. This will change the zoning from CCD
District to a residential overlay in the CCD District to accommodate plans for
Landmark II, a 23 unit apartment building that will lease to residents who are in
the 55 year old and older category. This is in compliance with Chapter 3 of the
Zoning code, Section 3.7 Overlay Zoning Districts, Subsection (j) CCD Residential
Overlay District.
Background for Landmark II:
According to the stated policy of Monticello, a mix of uses in the Downtown is
desirable. Currently there is big box retail, small space retail, office, single family
housing, multi-family housing, and commercial entities. These functions all work
together to support a healthy interactive economic system.
Landmark II is a 23 unit apartment three story building with 16 garages and
adequate parking that is designed for 55 year old and older residents. These are
residents who want to live within walking distance of shopping, restaurants,
parks, employment, and community activities. Adding this group of people to
the Downtown increases the diversity of our city, increases the number of civic
contributors, and provides instant consumers for businesses.
Landmark II contributes to an atmosphere that encourages people to move,
work and stay in Monticello. Action by the City to support this project will send
a clear signal that the market in Downtown Monticello is thriving and that it is a
great place to live, work, and play.
This project will comply with the conditions established by the city
comprehensive plan. It is anticipated that it will increase property values, add to
the safety of the area, create positive traffic, encourage other development, and
be an aesthetically pleasing addition to this area.