Planning Commission Minutes 05-02-2017 (Joint Meeting)MINUTES
SPECIAL/JOINT R=T�NG - MONTICELLO PLANNING COMMISSION AND CITY
COUNCIL
Tuesday, May 2nd, 2017 - 5:00 p.m.
Mississippi Room, Monticello Community Center
Present: John Alstad, Brad Fyle, Marc Simpson, Brian Stumpf, Jim Davidson, Bill Fair,
Charlotte Gabler, Lloyd Hilgart
Absent: Sam Murdoff, Lucas Wynne
Staff Angela Schumann, Steve Grittman (NAC)
1. Call to Order
Chairman Brad Fyle called the meeting to order at 5:00 p.m.
2. Concept Proposal for amendment to Planned Unit Development for detached
townhome lots in an R-2 (Single and Two Family Residential) District at Carlisle
Village 2nd Addition.
Applicant: Carlisle Village, LLC
Steve Grittman introduced the proposal which was to replat a portion of the Carlisle
Village Second Addition plat. It was originally platted for attached townhomes, however
the applicant proposes detached homes. Grittman stated that the original development of
townhomes included 92 units, with eight already completed. Seventeen additional
townhouse units have been approved as a part of the first phase of development which
have remained undeveloped. The proposal would instead include the construction of
fourteen detached homes. The homes would exist on small lots within a large common
area and be subject to the rules of an association for maintenance. Grittman commented
that the entire Carlisle Village project included 240 residential units with a mix of
housing from small and large lot single family and attached townhomes.
Steve Grittman discussed staff comments and recommendations. He noted that if the
proposal were to be approved the applicant would need to work with the association for
access and maintenance. Grittman explained concerns with neighborhood continuity with
mixing the townhomes with single family homes and the idea for Carlisle Village to have
consistent groups of housing styles. There would also be concerns with the area
neighboring the proposed development that is currently vacant in terms of the future plan
for development. At present, it is platted as an outlot. Grittman also noted that while
there is a reduction in overall density with the proposal, it is close to what was originally
proposed. He also explained that the homes and lots are narrower than what is typical for
single family housing options in Monticello and within Carlisle Village. Architectural
compatibility also needs to be considered. The overall access to lots and utilities also
needed to be looked at prior to accepting the proposal.
Grittman reviewed the comments on behalf of the City Engineer. Water service
disconnections would need to occur for the reduction of units. He also noted the
engineer's comment related to the created wetlands existing on the outlot parcel. Lastly,
it was mentioned the need to review stormwater management guidelines according to the
MPCA requirements.
Brad Fyle asked the applicant to give a brief presentation of their proposal. Kent
Roessler, Paxmar, introduced himself and stated that he has worked in the community
and surrounding area before. He explained the idea was to split up the previously
approved townhomes and place ten foot spacing between each of them. Roessler
reassured the boards that the proposal has become popular for homebuyers. Under the
previous approval, Paxmar could move forward with the four and five unit townhomes
with the appropriate building permits or they could build the detached homes if approved
by the boards. The applicant noted that these proposed homes would be a better build and
the price point could be pushed an additional ten to twenty percent. These units would be
dressed up better than the previously proposed with architectural brick and stone. The
basements would be unfinished allowing the property owner to complete if wanted.
Roessler indicated that they are proposing a decrease of 17% less units, but an increase in
assessed value. The townhome assessed value is around $150,000 per unit, where the
proposed units could reach above $200,000. He noted that units would be a mix of two
and three bedroom homes, most with two bathrooms, and two to three stall garages. The
buildings would be completely energy efficient and ranging from three different floor
plans with around ten different frontage designs.
Roessler explained that he would like this development to join the existing HOA if
possible. The HOA would maintain the lawn care, snow removal, irrigation, and
necessary insurance. The homeowners would be responsible for exterior maintenance
because of the individual units.
Brian Stumpf asked what the proposed timeline would be for the development
surrounding the pond along Gatewater Drive. Roessler stated they wanted to complete
this proposal first and then work on completing the remaining with similar detached
units.
Bill Fair asked how many relocations for water would need to occur. Roessler stated zero
with two stubs possibly needing to be capped.
Fyle asked about the area of the homes. Roessler explained the total square footage of
about 2,000 square feet would include the unfinished basement area.
Charlotte Gabler asked for the difference between this proposal and the Sunset Ponds
development. Roessler noted that they would be similar, but the biggest difference would
be a 26-28 foot garage depth (two to four feet more than Sunset Ponds). Gabler stated
that larger style homes would better match the area. Gabler also asked about the
orientation of the four proposed homes facing Gatewater Circle. Roessler stated that was
the direction that the townhomes were originally approved.
Fyle asked whether the homes would be spec or pre -sale. Roessler stated a majority of the
homes would be built as spec, but he would be open to pre -sale as well.
Lloyd Hilgart stated concern with the appearance and transition by having two existing
townhomes already built in the area. Roessler indicated with required screening, the
variation would be less distinguishable.
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Jim Davidson also echoed concern with varying from the townhome concept that was
started. Roessler noted increased landscaping and architectural materials would
complement the area and an increase in popularity would be seen.
Gabler asked if a compromise by constructing attached townhomes east of Bakken Street
and continue with plans for the remaining detached homes. Roessler stated that he was
open to the idea and would proceed with either attached or detached units.
David Norling, 8608 Gatewater Drive, expressed appreciation for the detached homes.
Jon Morphew, 8586 Gatewater Drive, preferred the detached homes especially behind his
property. Morphew asked if these homes came with finished decks. Roessler confirmed
that they came with the opportunity for a deck or could build their own with the approval
of the HOA. Morphew asked if the Boards could require decks to be built. Grittman
stated the Planning Commission and City Council could wish to require that.
Sally Bair, 8554 Gateway Circle, explained they were in conversations with Paxmar
about their plans and were in favor of the proposal. Bair explained the HOA's openness
to having the additional homes included with the HOA.
Fyle and Simpson stated no concerns with the proposed development.
Bill Fair recommended having a standardization for what decks and patios (especially
second story) should look like. Hilgart indicated that the decks should remain similar to
each other and blend. Roessler stated that shouldn't cause much concern and often times
homeowners like the option to build their own decks. He reminded the Boards that the
HOA has specific standards decks must comply to.
3. Adjournment
MARC SIMPSON MOVED TO ADJOURN THE MEETING AT 5:49 P.M. JOHN
ALSTAD SECONDED THE MOTION. MOTION CARRIED, 8-0.
Recorder: Jacob Thunander
Approved: June 6th, 2017
Attest:
AngelaacimnJCommunity Development Director
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