Planning Commission Agenda 07-22-2002
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Special Planning Commission Agenda - 07/22/02
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neighborhood. If the conditions are followed as noted above it is our view that the
project wi 11 be a success. I f the developer is unable to meet the condi tions noted under
alternati ve 1, then a different development pattern should be explored.
SUPPORTING DATA
llome style information.
Planning Commission packet from 7/2/02.
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Planning Commission ^genda - 07/02/02
6.
Public Hearing: Consideration of development stage planned unit development and
preliminary plat approval allowing 11 single familv residential units in the R-3
zonine: district. A{lplicant: Central Minnesota Housing Partnership (CMHP) and
the City of Monticello.
REFERENCE AND BACKGROUND
CMIlP has acquired all of the blighted parcels on the block, prepared development stage
plans and now requests development stage approval from the Planning Commission and
City Council. The development features 11 1008 square felot single family detached
Townhomes. Nine face Minnesota Street and 2 bee 6th street. Access to garages is
provided via a one way alley in the back.
Staff was infonned that the developer is considering adding basements to the structures
which would enhance the project significantly. More information on this possihility to be
provided at the meeting.
Site density is low for an R-3 district but relatively dense for a single family project. The
density is mitigated by extensive landscaping around structures. Sunny Fresh will be
contributing at least $60,000 to the project along with providing labor for installation of
landscaping.
AL TERNA TIVE ACTIONS
1. Motion to approve preliminary plat and development stage PUD allowing 11
single Llmily homes (or 9 SF and one two family) in the R-3 district. Motion
based on the finding that the proposed plan is consistent with the comprehensive
plan, consistent with the character of the neighborhood, and will not result in a
depreciation in adjoining land values. Approval subject to conditions the
conditions noted.
Following are suggested conditions of approval.
1. Landscaped plantings and/or screening fence to be provided along the
western boundary of the site along with installation oflandscaped
plantings as shown in the attached supporting documentation.
Landscaping plan should include installation of an irrigation system.
2. Side yard lot lines to follow a building wall thus giving all side yard space
to the homeowner opposite of the building wall.
Planning Commission Agenda - 07/02/02
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Lots 11 and 10 should be merged to allow Jar two attached townhomes.
After considerable review, stalf believes that this area is too narrow to
support two detached townhomes. The additional space created by
merging the homes should be used to increase the side yard setback to the
west.
4. A set of Architectural plans should be provided showing home detail.
Home details should include 6/12 roof pitch, bay window in living room,
brick accents, additional ornamentation as desired by the Planning
Commission (Architectural Plans to be provided at the meeting).
5. An Association or other joint home owner agreement must be formed to
assure maintenance of lawn and drive areas. It should also include a
required contribution toward maintenance of the exterior of the homes.
6. Approval of grading and drainage plan by the City Engineer.
7. Curb and gutter included with the alley.
8. Removal of existing driveways.
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STAFF RECOMMENDATION
City staff recommends approval but acknowledges that this development represents an
experiment in developing smaller detached townhomes. in a relatively tight setting. This
project removes 4 blighted homes and will result in 11 owner occupied units at a price
that is afJ()rdablc to a segment of the population that would not otherwise be able to
purchase a home. Hased on the experience of the City Planner, it is our view that the
design of the homes, rich landscaping, and required common maintenance of grounds will
give the development a sense of quality and preserve value in the long term.
SUPPORTING DATA
Preliminary Plat
Concept plan
Landscape plan - per unit
Orait architectural design
Architectural plans and report on inclusion of basements to be provided at the meeting.
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