Planning Commission Agenda 03-11-2002 (Special Meeting)
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AGENDA
SPECIAL MEETING - MONTICELLO PLANNING COMMISSION
Monday -March 11,2002
6:00 P.M.
Members:
Dick Frie, Robbie Smith, Roy Popilek, Richard Carlson, Rod Dragsten
Council Liaison:
Clint Herbst
Staff:
Jeff O'NeilL Fred Patch and Steve Grittman
1. Call to order.
2. Consideration of a request for approval of a development stage residential townhome
planned unit developnlent and preliminary plat approval. Applicant: Mike Cyr/Front
Porch Associates
3. Adjourn.
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Planning COll1lnission Agenda - 03112/02
2.
Public Hearint!: Consideration of a request for a Development Stage Planned Unit
Development and Prelimimtrv Plat for Vine Place. ~t 26 unit townhouse proiect.
Applicant: Front Porch Associates. (NAC)
A Referencc and Background.
Front Porch Associates have applied f(Jr Preliminary Plat approval and Development Stage
PUD approval for Vine Place, a 26 unit townhouse project at Minnesota Street and West
6th Street. The project includes the replacement of the Vine Street right-of-way with a
private central street. and the relocation of old Th Street along a new publ ie street
alignment, now proposed to be called 6 Y; Street. A portion of Minnesota Street is also
proposed to be vacated to confi)rm its alignment with the constructed part of the roadway.
The plan f()J' the project relies on a rear garage access from a privatc alley. The buildings
are moved close to the street to create a more urban environment. At concept level. the
alleys functioned as a part of a series of one-way loops, including the use of the central
private street. The private street was designed to be one-way, with one-side parking
serving the visitor parking needs of the project.
The proposed plan has changed the circulation concept, and the unit dcsigns appear to
have resulted in additional departures from the concept drawings. As currently proposed.
the internal private street would have just 20 feet of width li'OIl1 back of curb to back of
curb - less than 18 feet of driving surface. lhis is not adequate to accommodate both
circulation and parking on one side. The building locations are shown to be 15 from the
curb line on the private street portion. and approximately 20 feet from the sidewalk on the
public street portion of the project. Starr has encouraged thc applicant to pursuc the
narrow Ii'ont setbacks as a part of the concept that would result in a more urban feel.
However. stafr is concerned that the dimensions of this project design have been reduced
below reasonably functional levels.
The alley side of the buildings shows a rear parking depth of 20 feet, with a 16 fiJot wide
alley. As noted above, the concept plan included the narrow alleys as a part of a one-way
circulation loop. However, the alleys no longer loop all the way back to the street,
resulting in the need for two-way circulation in all areas. Staff has supported this design
in some areas where the layout was no more than a few units deep. I [owever, this project
utilizes the 16 foot alley design for clusters of 2,4. 6. 6. and 8 units - 380 feet in length on
the south part of the project.
While it is acknowledged that traffic levels would be very low on most of these alleys,
they are also problematic from the standpoint of garage and driveway access. A full
Planning Commission Agenda - 03/12/02
dimension parking stall is at least 20 feet in depth. Staff encourages more than this in
front of garage doors since most people park to leave room between the front bumper and
the garage.ro accommodate a backing-out movement, the minimum space required for
standard vehicles would be an additional 20 feet. The preferred dirnension would be 44
feet total (pi us a couple of feet from the garage door), and a minimum functional
dimension of 4() feet. The illustrated dimension barely meets the minimum even at the
deepest point, and is as shallow as 36 feet on the north part of the projcct.
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Compl icating this issue even further is the Lict that the alley setbacks on the east and west
boundaries arc just 3.5 feet. 'fhe City uses a typical 5 foot setback in rnost areas to
aeeon1modate planting and screening.
The submission package docs not include building plans or landscape plans. These plans
would be typical requirements of a Development Stage PUD approval. Because the
project departs so greatly from the typical standards (even from those of most other PlJD
projects), architecture and site treatments would be important factors in considering
whether the project meets the objectives of PUD - superior design and amenities not
otherwise possible under standard zoning regulations.
In summary, there are a number issues raised by this plan that the City should consider
closely. The PliO process is sought to permit departure from typical zoning requirements
in the following ways:
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Private street access.
Front building line and building separation.
Side building separation.
Private street width.
Visitor parking supply
Alley (private street) width. and long, one-way alley design.
Turning movements from garages.
Setbacks fron1 public streets
Curb separation from adjoining property.
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Some of these departures may be justifiable based on design considerations, however as
noted, the submission packet does not include architecture or landscaping to help with this
consideration. Other departures raise functional issues. The lack of visitor parking and
the di fficulty with turning movements out of the garages onto the alleys would cause
operational problems that could not be overcome later, and would be more than mere
"inconvenience". Although some of the design ideas were generated at a concept level,
the changes from the concept plan to this stage have negated many of the advantages that
staff believed to be a part of the project. These include building sizes, circulation changes,
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Planning Commission Agenda - 03/12/02
and a number of dimensional issues.
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B. Alternative Actions.
Dccision 1:
I. Motion to recOll1lnend approval of the Development Stage PlJD. based on findings
that project takes advantage of design flexibility and is a creative use of the
property.
2. Motion to recommend denial of the Development Stage PU D, based on findings
that the departures from general zoning standards are not offset by superior design
and amenities, as required by the PUD ordinance.
Decision 2:
] . Motion to recommend approval of the Preliminary Plat, based on findings that the
project layout is consistent with the Comprehensive Plan and the City's housing
objectives.
I Motion to recommend denial of the Preliminary Plat, based on findings that the
project's departure from basic zoning and engineering standards result in
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c.
Staff Recommendation.
Staff does not recommend the PUD as currently designed. As noted above. the changes
between concept level and this stage have resulted in losing many of the advantages of the
project that the concept plans had envisioned. This has risen to the point of creating a
number of dimensional and functional issues that stafl believes would have significant
ilnpacts on the operation of the project. Planned Unit Development is not intended lnerely
to waive zoning standards or to increase density. The PUO concept is to allow flexibility
that results in improvements not possible under basic zoning. When a project creates
problems. rather than solves them, planning staff does not believe that the PUD tool is
being applied appropriately.
D. Supporting: Data.
Preliminary plat
Preliminary grading, drainage and erosion control plan
Preliminary utility plan
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