Planning Commission Minutes 09-05-2017 (Joint Meeting)MINUTES
SPECIAL/JOINT MEETING - MONTICELLO PLANNING COMMISSION AND CITY
COUNCIL
Tuesday, September 511, 2017 - 5:00 p.m.
Boom Island Room, Monticello Community Center
Commissioners Present: John Alstad, Brad Fyle, Sam Murdoff, Marc Simpson, Katie
Peterson
City Council Present: Brian Stumpf, Jim Davidson, Bill Fair, Lloyd Hilgart
City Council Absent: Charlotte Gabler
Staff Present: Angela Schumann, Steve Grittman (NAC), Jacob Thunander, John
Rued
1. Call to Order
Brad Fyle called the special/joint meeting of the Planning Commission and City Council
to order at 5:00 p.m.
2. Concept Proposal for Planned Unit Development for a nine unit townhome aroiect
in a B-2 (Limited Business) and a B-3 (Hi2bwav Business) District.
Applicant: SPO, LLC
Steve Grittman explained that the concept stage submittal area is zoned B-2 (Limited
Business) District and guided "Places to Work" and "Places to Shop". Grittman
explained that a rezoning and Comprehensive Plan amendment would need to occur to
re -designate the site for residential.
Grittinan explained that the staff used the R-2 District as a comparison district when
evaluating the submittal. The site would require a new PUD be set up. Grittman
explained that the land to the north is designated R-2 and has been developed with twin
homes. To the south, east, and west is zoned commercial zoning districts. The property is
about one acre and would be constructed to have a single access. The submittal included
three separate buildings with three townhomes each. Each unit was designed as a tuck -
under garage style with two stalls. The driveway that led to the garage would allow for
outdoor parking. Staff commented that additional visitor parking should be provided on
the site. Grittman explained that the applicants proposed having 700 square feet on the
main floor and 1,600 square feet for the total area. They would be looking for flexibility
to the main floor finishable area.
Staff requested that the garages meet the 450 square feet to allow adequate space for
vehicle parking. The architectural materials proposed were commonly seen in the R-2
District. Additional architectural materials were encouraged to the applicant for those
buildings facing Hart Boulevard.
Grittman stated that the applicants met the nominal requirements for setbacks, but it was
noted that the west property line or northwestern units would have to be shifted further
onto the site. In addition, the southwest corner units would require a turn space to exit
their driveway.
A buffer yard (including landscaping and fencing) is required when residential land abuts
commercial land. This would be required on east, west, and south side of the proposed
development. The buffer yard to the south would likely be the most important given the
amount of activity at Hawk's.
Grittinan stated that the City Engineer commented on the submittal as well, but many of
the comments would appear at the next level of review.
Grittman indicated that the applicant noted that the units would be owner occupied with
an association set up for exterior maintenance.
Mayor Brian Stumpf asked what types of uses could occur on B-2 districts. A comment
was that this proposal included two differently zoned parcels. Grittman stated that the
bulk of the property was zoned B-2, but part of the area was also B-3. Grittman read
through some of the allowed uses in the zoning districts per the Monticello Zoning
Ordinance. Stumpf also mentioned concerns with encroaching into the thirty foot rear
setback abutting Hawk's. It was also noted that some of the two story townhome units
would face Hawk's outdoor area and that landscaping and fencing would not completely
buffer the area.
Bill Fair asked if emergency vehicle access was accounted for in the submittal. Grittman
stated that it was not addressed in the preliminary submittal, but it would need to be
addressed moving forward.
Lloyd Hilgart was concerned with the driveway widths and parking. Jacob Erickson,
applicant, explained some changes that would be made with a future development
submittal that would accommodate driveway and parking concerns. Hilgart asked if a
preliminary selling point was established. Erickson explained that it would depend on the
market, but that their realtor estimated a sales price of $250,000 to $280,000 per unit.
Erickson stated these units would be geared towards younger families who would take
advantage of neighboring amenities. Patrick O'Donnell, applicant, added that they
anticipated putting basements in these units as well.
Marc Simpson asked about the lengths of the driveways. The applicant's engineer
indicated that they were shown at thirty feet, but that adjustments would be made to the
site plan. The minimum distance would be twenty to twenty-four feet. Simpson asked for
the length of the interior drive aisle. The applicant's engineer indicated that they would
be twenty-four feet. Simpson asked the applicants to look into emergency vehicle access
and recommended having a fire hydrant along Hart Boulevard and on the south island of
the site.
Brad Fyle asked the applicants to speak and asked if the comments from staff were
workable for the project. Erickson confirmed and stated modifications would occur from
the preliminary submittal.
Terry Bishop, 9802 Hart Boulevard, indicated that he was not opposed to the
development, but recommended they not be rental units. Erickson stated that an
association would be set up to maintain the site. It was asked how long the association
would be in effect. Erickson stated it would be pernanent.
2
An audience member asked if neighbors would be notified if the property would be used
for rental. Erickson stated that they would sell it to the owners and that it would be at
their discretion.
Dick Bergquist, 9796 Hart Boulevard, asked if the applicant would consider reducing the
amount of units. Erickson stated that it was not economically feasible.
Diane Revering, 6219 Mill Run Road, warned that complaining about Hawk's would
occur from the potential homeowners.
An audience member asked what the rear elevation would look like. Grittman explained
that the particular design included a patio door with three windows into the family room
on the main level, and two windows on the upper level (one to each bedroom). The back
side would have a total of five to six windows.
Tim Revering, 6219 Mill Run Road, was concerned about the intersection by Kwik Trip.
Stumpf stated that it was a County issue. Jeff O'Neill explained that he spoke with the
County engineer's and they discussed placing a turning lane in the center.
Richard Bourque, 9800 Hart Boulevard, was concerned with speeds in that area. Stumpf
mentioned that he spoke with the City Engineer and that a speed study was completed in
2012, but that staff would follow up to see if another speed study could be conducted.
Fyle summarized that there were no large issues with the zoning change to residential.
Fyle also summarized that it was important to ensure the buildings were attractive, owner
occupied, and that the floor plan would meet code for minimum sizing.
Stumpf also summarized that staff would follow up regarding concerns with Dutch Elm
Disease in the development area, potentially completing a speed study along Broadway
Street, and stay in contact with County for any potential changes to Highway 39.
It was noted that the City cannot limit properties to be rental versus owner occupied.
Private association documents could handle this condition.
3. Adjournment
MARC SIMPSON MOVED TO ADJOURN THE MEETING AT 5:46 PM. SAM
MURDOFF SECONDED THE MOTION. MOTION CARRIED, 5-0.
Recorder: Jacob Thunander
Approved: October 3'a, 2017
Attest:
Angela Sch nai i, nmunity Development Director