Planning Commission Agenda 02-26-2019 (Special Meeting)AGENDA
SPECIAL MEETING - MONTICELLO PLANNING COMMISSION
Tuesday, February 26th, 2019 - 6:00 p.m.
Boom Island Room, Monticello Community Center
Commissioners:
Council Liaison
Staff:
John Alstad, Brad Fyle, Sam Murdoff, Marc Simpson, Katie Peterson
Charlotte Gabler
Angela Schumann, Steve Grittman (NAC), Jacob Thunander, Ron
Hackenmueller
1. General Business
A. Call to Order
2. Public Hearings
A. Public Hearing - Consideration of a request for Rezoning to Planned Unit
Development, Development Stage Planned Unit Development for Vehicle Sales
& Rental for a Recreational Vehicle Dealership, and Preliminary Plat for
Groveland Fifth Addition (Revised Application)
Applicant: Monticello RV — Scott Kunz
3. Adjournment
Special Planning Commission Agenda — 2/26/2019
2A. Public Hearing - Rezoning to Planned Unit Development, Development Stage
Planned Unit Development for Vehicle Sales & Rental for a Recreational Vehicle
Dealership, and Preliminary Plat for Groveland Fifth Addition (Revised
Application) Applicant: Monticello RV — Scott Kunz (NAC)
Property:
Planning Case Number:
Legal: Outlot D, Groveland Addition
PID: 155125000040
2018-047
A. REFERENCE & BACKGROUND
Request(s):
Deadline for Decision:
Land Use Designation:
Rezoning to PUD, Development Stage PUD,
Preliminary Plat
These applications were previously reviewed by the
Planning Commission, but tabled by the applicant prior
to City Council. The applicant and property owner
have made changes to the PUD and preliminary plat
applications and plans.
April 13, 2019
Places to Shop
Zoning Designation: B-3 Highway Business
The purpose of the `B-3" (highway business) district is
to provide for limited commercial and service activities
and provide for and limit the establishment of motor
vehicle oriented or dependent commercial and service
activities
Overlays/Environmental
Regulations Applicable:
Current Site Use:
Surrounding Land Uses:
North:
East:
South:
West:
Freeway Bonus Sign Overlay District
Vacant
Highway Commercial (RV Dealership)
Self-Storage Commercial
Single Family Residential
Vacant Commercial
Special Planning Commission Agenda — 2/26/2019
Project Description:
The applicants are seeking consideration of their revised application for rezoning and
Development Stage Planned Unit Development for an RV Dealership on the subject
property. The applicants, due to budget concerns, are proposing to modify some
aspects of the approval. Essentially, the changes are summarized as:
1. Reduce the overall size of the building by 1,800 square feet, leaving (including a
finished mezzanine level) a total of 18,200 square feet of floor area.
2. Alter the exterior finish by:
a. Replacing the originally approved side entrance cover and stone support
columns with a smaller vestibule with metal sides and cover.
b. Eliminating the wainscot of rock-faced block (the applicants suggest that
this exterior material was shown on the original plans in error).
3. Amend the Preliminary Plat to accommodate a title discrepancy related to vacated
right-of-way ownership in the northwest corner of the adj acent Outlot A.
ANALYSIS
PUD Amendment. The Planning Commission recommended approval of the original
PUD, with the conditions below (modified as shown from the original staff report
relating to the building location and front visibility):
1. Ensure east boundary will not create concerns over interference with existing
adj acent property improvements.
2. Maintain lighting compliance with code, ensuring that lighting levels will
minimize impacts on adjacent property.
3. Prepare and submit sign plans that demonstrate compliance with Sign
Ordinance regulations.
4. Noise Ordinance compliance — including no outdoor paging/speakers that are
audible from adj oining residential areas.
5. Limit use of extended parcel to the south to landscaping and revise the
landscaping plan to identify plantings and maintenance.
6. Provide materials detail for proposed retaining wall.
7. Compliance with the recommendations of the City Engineer's report dated
December 12, 2018.
8. Execute a Development Agreement for the plat and Planned Unit
Development.
9. Installation of a Fire Department lock box as directed by the Fire Marshal.
10. Submission of a plan demonstrating adequate circulation and turning radaii area
for Fire Department apparatus.
11. Planned Unit Development and site plan will accommodate a 50' clear zone area
at the entrance.to accommodate building views from Chelsea Road. This area
may include signage as allowed by ordinance.
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Special Planning Commission Agenda — 2/26/2019
The applicants have modified the site plan as required by Condition 11, but as noted,
are seeking changes to the building, both in total size and materials. Further, as a
condition of the original approval (Condition 3), the applicants are required to prepare
and submit sign plans as a part of the Final PUD consideration. At this stage, the
plans include undimensioned wall signage on the front and side of the building, and
no freestanding sign as discussed at the hearing.
As noted in the original staff report, the primary concern for staff was commercial-
compatible quality building materials, and visibility of said building from Chelsea
Road. The proposed building is a textured metal panel building with a"timber" and
stone supported canopy over the front entrance. The metal building material is faced
with texture to simulate EFIS or stucco treatment on all sides of the proposed
building. The plan also retains the rock-faced block "pilaster" columns on each of the
building's sides, but removes the rock-faced block wainscot which was shown on all
sides of the building with the original application. As noted above, the applicants
suggest that the wainscot was shown previously by mistake.
It has been common for the City to impose a condition on such buildings that the
metal panel construction is augmented with a more standard commercial building
material, such as stone, brick, or textured block on the portion of buildings facing the
public. In considering the metal panel materials for the adj acent PUD (Affordable
Storage), the City and developer agreed to include the rock-face wainscot and
textured or stucco panels for all building facades facing Chelsea Road (as well as
Innsbrook Drive).
The Lake Region/Monticello RV PUD was approved with the expectation that these
materials would be utilized, in exchange for a building slightly below the size
threshold required for vehicle sales and display. The Planning Commission took care
to retain visibility of the building from Chelsea Road, accommodating the applicant's
request to reduce the overall vehicle sales area by 50 feet, rather than the 100+ feet
recommended by staff.
Further reducing the size of the building may have only nominal impacts on the intent
of the PUD, however, eliminating architectural and materials features, particularly on
the front or northeast facing fa�ade, would appear to be counter to the PUD approval,
and inconsistent with other PUD approvals, including the property directly adj acent to
this one.
As with all PUD projects, the City is tasked with finding that the flexibility offered
from the standard zoning requirements is more than offset by other improvements
and/or amenities on the proposed proj ect.
In this case, the applicant suggests that retaining the vertical pilaster columns (rock-
face block) are commensurate to the wainscot treatment of similar PUD proj ects. In
altering the current building side entrance treatment, the applicants also note that this
Special Planning Commission Agenda — 2/26/2019
change is offset by the new plans which include an increased amount of green space
on the west end of the site. In that area, the applicants have increased the size of the
stormwater pond area by replacing retaining walls with a larger sloped-bank pond,
resulting in greater green space and reduced paved sales/display surface. The
applicants have also suggested the addition of glass within the overhead door panels.
If Planning Commission is inclined to allow modification to the building materials as
proposed, staff would recommend retaining the wainscot on the front fa�ade portion
of the building.
As a final note, the applicants have provided a revised site plan showing compliance
with the required 50 foot green space — staff would recommend that the two overstory
trees shown on the landscaping plan be relocated to expand and preserve the visibility
into the site that has been the objective of other conditions of approval. A staff-
created illustration of this concept is shown below:
Finally, as noted above, the applicants have not yet prepared and submitted sign
plans. It has been assumed that any such signs will comply with the requirements of
the City's sign ordinance. In the Freeway Bonus Sign Overlay District, this would
accommodate a freestanding sign of 32 feet in height and 200 square feet in area, and
wall signage of up to 15% of the silhouette area of the front building facade. It
should be noted that informal measurements by staff would suggest that the illustrated
signage would meet this aspect of the code. The Planning Commission should
comment as to whether any specific sign design issues may be relevant in its
consideration of the PUD amendment.
The City's consulting engineer has reviewed the revised plans and has made
subsequent comments, which are included for reference.
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Special Planning Commission Agenda — 2/26/2019
Preliminarv Plat. The applicants have also requested an amendment to the
Preliminary Plat, related to title issues resulting from prior street vacation for the
previous re-alignment of Chelsea Road in the northwest corner of the proposed Outlot
A, the adjoining parcel remaining after the current parcel is platted for the RV Center
development. The plat revision addresses a small area that does not affect the current
project, and raises no issues for overall plat design.
B. ALTERNATIVE ACTIONS
Decision 1. Consideration of the amended Development Stage PUD for
Monticello RV.
1. Motion to adopt Resolution No. PC 2019-010, recommending approval of an
amendment to the Lake Region RV PUD, based on the conditions of Exhibit Z.
2. Motion to deny adoption of Resolution No. PC-2019-010, recommending denial
of an amendment to the Lake Region RV PUD, based on findings to be developed
following the public hearing.
3. Motion to table action on the proposed Resolution, subj ect to additional
information as requested.
Decision 2. Rezoning to Planned Unit Development.
Motion to adopt Resolution PC-2019-009 recommending approval of a rezoning
from B-3, Highway Business to PUD, Planned Unit Development for Lot 1,
Block 1 of Groveland Sth Addition.
2. Motion to deny adoption of Resolution PC-2019-009, based on findings to be
identified by the Commission.
3. Motion to table action on the rezoning subject to submission of additional
information from applicant or staff.
Decision 3. Consideration of an amendment Preliminary Plat for Groveland 5tn
Addition.
Motion to adopt Resolution No. PC 2019-008, recommending approval of an
amendment to the Groveland Sth Addition Preliminary Plat, based on the
conditions of Exhibit Z.
2. Motion to deny adoption of Resolution No. PC 2019-008, recommending denial
of an amendment to the Groveland Sth Addition Preliminary Plat, based on
findings to be developed following the public hearing.
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Special Planning Commission Agenda — 2/26/2019
3. Motion to table action on the proposed Resolution, subj ect to additional
information as requested.
C. STAFF RECOMMENDATION
Staff is supportive of a portion of the amendment, specifically, reducing the overall
building square footage to the 18,200 square foot level, including mezzanine, as
requested.
However, staff does have concern regarding the diminished building materials
proposal. As noted in the text, this change would be inconsistent with the intent of
PUD as a zoning technique intended to accommodate flexibility only where it results
in an overall improvement in site use and design. While the reduced impervious
surface is a welcome change, the primary issue has related to commercial-building
materials and views. As such, as noted in the report, staff would recommend
retaining the wainscot on the front fa�ade. The Planning Commission should
consider whether the changes proposed are consistent with the Commission's
obj ectives for PUD in this proj ect.
Also as noted, staff would also suggest a minor modification to the landscape plan to
move two overstory trees that will result in improved visibility into the site, as
illustrated in this report.
With regard to the revised preliminary plat, staff sees no issues with the proposed
changes, and recommends Decision 2.
D. SUPPORTING DATA
A. Resolution PC-2019-008, Preliminary Plat
B. Resolution PC-2019-009, Rezoning to PUD
C. Resolution PC-2019-010, Development Stage PUD
D. Ordinance No. 7XX, Draft
E. Aerial Site Image
F. Supplemental Applicant Narrative
G. Applicant Narrative
H. Revised Application Plans, including:
a. Preliminary Plat
b. Title Sheet
c. Details
d. Existing Topography
e. Grading Drainage & Erosion Control Plan
£ Utility and Paving Plan
g. Site Plan
h. Landscape Plan
I. Building Floor Plans
J. Proposed Building Elevation Plans
C�
Special Planning Commission Agenda — 2/26/2019
K. Previously Reviewed Building Elevation Plans
L. Photometric Plan
M. City Engineer's Letter, dated 12/18/18 and 2/19/19
Z. Conditions of Approval
Development Stage PUD, Rezoning to PUD and Preliminary Plat
Monticello RV
Groveland 5th Addition
Relocate the two overstory trees shown on the landscaping plan as illustrated in this
report.
2. Accommodate the reduced overall building size as request in the amendment plans
and narrative.
3. Retain the original building facades and materials of the original PUD approval.
(Alternative: Retain the wainscot material on the front fa�ade facing Chelsea Roac�.
4. Ensure east boundary will not create concerns over interference with existing adj acent
property improvements.
Maintain lighting compliance with code, ensuring that lighting levels will minimize
impacts on adj acent property. Wall pack and site lighting to conform to code
requirements for cut-off shielding.
6. Prepare and submit sign plans that demonstrate compliance with Sign Ordinance
regulations.
7. Noise Ordinance compliance — including no outdoor paging/speakers that are audible
from adj oining residential areas.
Limit use of extended parcel to the south to landscaping and revise the landscaping
plan to identify plantings and maintenance.
9. Provide materials detail for proposed retaining wall.
10. Compliance with the recommendations of the City Engineer's report dated December
12, 2018.
11. Execute a Development Agreement for the plat and Planned Unit Development.
12. Installation of a Fire Department lock box as directed by the Fire Marshal.
7
Special Planning Commission Agenda — 2/26/2019
13. Submission of a plan demonstrating adequate circulation and turning radaii area for
Fire Department apparatus.
14. Planned Unit Development and site plan will accommodate a 50' clear zone area at
the entrance.to accommodate building views from Chelsea Road. This area may
include signage as allowed by ordinance.
:
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2019-008
RECOMMENDING APPROVAL OF A PRELIMINARY PLAT
FOR GROVELAND 5TH ADDITION
WHEREAS, the applicant seeks to develop property legally described as Outlot D,
Groveland Addition; and
WHEREAS, the applicant has submitted a request to plat said property into a single
lot and one outlot for commercial use; and
WHEREAS, the site is guided for commercial uses under the label "Places to Shop"
in the City's Comprehensive Plan; and
WHEREAS, the proposed Plat is consistent with the long-term use and development
of the property for residential uses; and
WHEREAS, the Planning Commission held a public hearing on February 26th, 2019
on the application and the applicant and members of the public were provided the
opportunity to present information to the Planning Commission; and
WHEREAS, the Planning Commission has considered all of the comments and the
staff report, which are incorporated by reference into the resolution; and
WHEREAS, the Planning Commission of the City of Monticello makes the following
Findings of Fact in relation to the recommendation of approval:
The Plat provides an appropriate means of furthering the intent of the
Comprehensive Plan for the site by continuing the development plans for
commercial use.
2. The proposed improvements on the site under the Preliminary Plat are
consistent with the needs of the development in this location as a commercial
area.
3. The improvements will have expected impacts on public services, including
sewer, water, stormwater treatment, and traffic which have been planned to
serve the property for the development as proposed.
4.. The Plat is consistent with the intent of the City's economic development
objectives, as well as with the intent of the City's zoning regulations.
NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of
Monticello, Minnesota, that the Planning Commission hereby recommends that the
Monticello City Council approves the Preliminary Plat for Groveland Sth Addition, subj ect to
the conditions listed in Exhibit Z of the staff report as follows:
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2019-008
1. Relocate the two overstory trees shown on the landscaping plan as illustrated in this
report.
2. Accommodate the reduced overall building size as request in the amendment plans
and narrative.
3. Retain the original building facades and materials of the original PUD approval.
4. Ensure east boundary will not create concerns over interference with existing adj acent
property improvements.
5. Maintain lighting compliance with code, ensuring that lighting levels will minimize
impacts on adj acent property. Wall pack and site lighting to conform to code
requirements for cut-off shielding.
6. Prepare and submit sign plans that demonstrate compliance with Sign Ordinance
regulations.
7. Noise Ordinance compliance — including no outdoor paging/speakers that are audible
from adj oining residential areas.
8. Limit use of extended parcel to the south to landscaping and revise the landscaping
plan to identify plantings and maintenance.
9. Provide materials detail for proposed retaining wall.
10. Compliance with the recommendations of the City Engineer's report dated December
12, 2018.
11. Execute a Development Agreement for the plat and Planned Unit Development.
12. Installation of a Fire Department lock box as directed by the Fire Marshal.
13. Submission of a plan demonstrating adequate circulation and turning radaii area for
Fire Department apparatus.
14. Planned Unit Development and site plan will accommodate a 50' clear zone area at
the entrance.to accommodate building views from Chelsea Road. This area may
include signage as allowed by ordinance.
ADOPTED this 26m day of February, 2019, by the Planning Commission of the City of
Monticello, Minnesota.
2
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2019-008
MONTICELLO PLANNING CONINIISSION
:
ATTEST:
Brad Fyle, Chair
Angela Schumann, Community Development Director
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2019-009
RECOMMENDING APPROVAL OF A ZONING MAP AMENDMENT
REZONING THE SUBJECT PROPERTY FROM
`B-3", HIGHWAY BUSINESS DISTRICT
TO "PUD", PLANNED UNIT DEVELOPMENT DISTRICT
WHEREAS, the applicant has submitted a request to rezone a portion of Outlot D,
Groveland Addition (being replatted as Groveland Sth Addition) subj ect to its platting into
developable lots; and
WHEREAS, the proposed amendment is consistent with the long-term use and
development of the property suggested by the Comprehensive Plan; and
WHEREAS, the original preliminary plat for the area commercial uses for the subj ect
area; and
WHEREAS, the Planning Commission held a public hearing on January 2"d, 2019 on
the application and the applicant and members of the public were provided the opportunity to
present information to the Planning Commission; and
WHEREAS, the Planning Commission has considered all of the comments and the
staff report, which are incorporated by reference into the resolution; and
WHEREAS, the Planning Commission of the City of Monticello makes the following
Findings of Fact in relation to the recommendation of approval:
1. The rezoning is an appropriate means of furthering the intent of the
Comprehensive Plan for the site.
2. The use of the site for commercial development is consistent with the City's
economic development objectives.
3. The amendment results in a zoning designation that more closely achieves the
goals and objectives of the Comprehensive Plan than would the current B-3
zoning.
4. The amendment results in the potential for development that would be
compatible and consistent with the expecting surrounding land uses in the
area.
6. The resulting land uses will have impacts on public services, including sewer,
water, stormwater treatment, and traffic which have been planned to serve the
property for the subj ect property as proposed.
NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of
Monticello, Minnesota, that the Planning Commission hereby recommends that the
Monticello City Council adopts Ordinance No. rezoning the subj ect property from `B-
3", Highway Business District to "PUD", Planned Unit Development District.
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2019-009
ADOPTED this 26m day of February, 2019, by the Planning Commission of the City of
Monticello, Minnesota.
MONTICELLO PLANNING CONINIISSION
:
ATTEST:
Brad Fyle, Chair
Angela Schumann, Community Development Director
2
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2019-010
RECOMMENDING APPROVAL OF A DEVELOPMENT STAGE PLANNED UNIT
DEVELOPMENT FOR GROVELAND 5TH ADDITION, A COMMERCIAL PLAT
CONSISTING OF ONE DEVELOPMENT PARCEL AND ONE OUTLOT
WHEREAS, the applicant has submitted a request to rezone its property with PID
No. 15512500004 from B-3, Highway Business to PUD, Planned Unit Development District;
and
WHEREAS, the applicant concurrently proposes to develop the property for
commercial uses under the proposed Planned Unit Development zoning process of the
Monticello Zoning Ordinance; and
WHEREAS, the site is guided for commercial uses under the label "Places to Shop"
in the City's Comprehensive Plan; and
WHEREAS, the proposed PUD, along with the companion Plat, are consistent with
the long-term use and development of the property for commercial uses; and
WHEREAS, the Planning Commission held a public hearing on February 26th, 2019
on the application and the applicant and members of the public were provided the
opportunity to present information to the Planning Commission; and
WHEREAS, the Planning Commission has considered all of the comments and the
staff report, which are incorporated by reference into the resolution; and
WHEREAS, the Planning Commission of the City of Monticello makes the following
Findings of Fact in relation to the recommendation of approval:
1. The PUD, pursuant to certain conditions, provides an appropriate means of
furthering the intent of the Comprehensive Plan for the site.
2. The use of the site for commercial uses is consistent with the City's interest in
promoting the long-term planned land uses in the area.
3. The proposed improvements on the site under the Development Stage PUD
are consistent with the needs of the PUD in this location.
4. The improvements will have impacts on public services, including sewer,
water, stormwater treatment, and traffic which have been planned to serve the
property for the development as proposed.
5. The PUD flexibility for the project, including incorporation of original
building size standards and other zoning requirements, are consistent with the
intent of the City's economic development obj ectives, as well as with the
intent of the PUD zoning regulations.
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2019-010
NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of
Monticello, Minnesota, that the Planning Commission hereby recommends that the
Monticello City Council approves the Development Stage PUD, subject to the conditions
listed in Exhibit Z as follows:
1. Relocate the two overstory trees shown on the landscaping plan as illustrated in this
report.
2. Accommodate the reduced overall building size as request in the amendment plans
and narrative.
3. Retain the original building facades and materials of the original PUD approval.
4. Ensure east boundary will not create concerns over interference with existing adj acent
property improvements.
5. Maintain lighting compliance with code, ensuring that lighting levels will minimize
impacts on adjacent property. Wall pack and site lighting to conform to code
requirements for cut-off shielding.
6. Prepare and submit sign plans that demonstrate compliance with Sign Ordinance
regulations.
7. Noise Ordinance compliance — including no outdoor paging/speakers that are audible
from adj oining residential areas.
Limit use of extended parcel to the south to landscaping and revise the landscaping
plan to identify plantings and maintenance.
9. Provide materials detail for proposed retaining wall.
10. Compliance with the recommendations of the City Engineer's report dated December
12, 2018.
11. Execute a Development Agreement for the plat and Planned Unit Development.
12. Installation of a Fire Department lock box as directed by the Fire Marshal.
13. Submission of a plan demonstrating adequate circulation and turning radaii area for
Fire Department apparatus.
2
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2019-010
14. Planned Unit Development and site plan will accommodate a 50' clear zone area at
the entrance.to accommodate building views from Chelsea Road. This area may
include signage as allowed by ordinance.
ADOPTED this 26m day of February, 2019, by the Planning Commission of the City of
Monticello, Minnesota.
MONTICELLO PLANNING CONINIISSION
:
ATTEST:
Brad Fyle, Chair
Angela Schumann, Community Development Director
ORDINANCE NO. 7XX
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
AN ORDINANCE AMENDING TITLE 10 OF THE MONTICELLO CITY CODE,
KNOWN AS THE ZONING ORDINANCE, BY ESTABLISHING THE GROVELAND 5tn
ADDITION MONTICELLO RV PUD AS A ZONING DISTRICT IN THE CITY OF
MONTICELLO, AND REZONING THE FOLLOWING PROPERTY FROM B-3,
HIGHWAY BUSINESS DISTRICT TO GROVELAND 5th ADDITION MONTICELLO
RV PUD, PLANNED UNIT DEVELOPMENT:
LOT 1 BLOCK 1; GROVELAND 5th ADDITION
THE CITY COUNCIL OF THE CITY OF MONTICELLO HEREBY ORDAINS:
Section 1. Section 2.4(P) — Planned Unit Developments, Title 10 — Zoning Ordinance is
hereby amended by adding the following:
(XX) Groveland Sth Addition — Monticello RV PUD
(a) Purpose. The purpose of the Groveland Sth Addition — Monticello RV
PUD District is to provide for the development of certain real estate
subj ect to the District for multiple family residential land uses.
(b) Permitted Uses. Permitted principal uses in the Groveland Stn
Addition — Monticello RV PUD District shall be vehicle sales and
rental uses uses as found in the B-3, Highway Business District of the
Monticello Zoning Ordinance, subj ect to the approved Final Stage
Development Plans dated , and development agreement dated
, 2019, as may be amended. The introduction of any other use
from any district shall be reviewed under the requirements of the
Monticello Zoning Ordinance, Chapter 2, Section (0) — Planned Unit
Developments for Development Stage PUD and Final Stage PUD.
(c) Accessory Uses. Accessory uses shall be those commonly accessory
and incidental to vehicle sales and rental uses, and as specifically
identified by the approved final stage PUD plans.
(d) District Performance Standards. Performance standards for the
development of any lot in the Groveland Sth Addition — Monticello RV
PUD District shall adhere to the approved final stage PUD plans and
development agreement. In such case where any proposed
improvement is not addressed by the final stage PUD, then the
regulations of the B-3, Highway Business District, shall apply.
ORDINANCE NO. 7XX
(e) Amendments. Where changes to the PUD are proposed in the manner
of use, density, site plan, development layout, building size, mass, or
coverage, or any other change, the proposer shall apply for an
amendment to the PUD under the terms of the Monticello Zoning
Ordinance, Section 2.4 (P)(10). The City may require that substantial
changes in overall use of the PUD property be processed as a new
project, including a zoning district amendment.
Section 2. The zoning map of the City of Monticello is hereby amended to rezone the
following described parcels from B-3, Highway Business District to Groveland Stn
Addition — Monticello RV PUD, Planned Unit Development District:
Lot 1, Block 1, Groveland Sth Addition
Section 3. The City Clerk is hereby directed to mark the official zoning map to reflect this
ordinance. The map shall not be republished at this time.
Section 4. The City Clerk is hereby directed to make the changes required by this Ordinance
as part of the Official Monticello City Code, Title 10, Zoning Ordinance, and to
renumber the tables and chapters accordingly as necessary to provide the intended
effect of this Ordinance. The City Clerk is further directed to make necessary
corrections to any internal citations that result from said renumbering process,
provided that such changes retain the purpose and intent of the Zoning Ordinance
as has been adopted.
Section 5. This Ordinance shall take effect and be in full force from and after its passage
and publication. The ordinance in its entirety and map shall be posted on the
City website after publication. Copies of the complete Ordinance and map are
available online and at Monticello City Hall for examination upon request.
ADOPTED BYthe Monticello City Council this l lth day of March, 2019.
ATTEST:
Jeff O'Neill, Administrator
AYES:
NAYS:
Brian Stumpf, Mayor
2
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Angela,
As we have gotten closer to final design and budget, we have had to
make some modifications to the project that we felt we should share
we the planning commission before we went to council. We have had
an overall budget increase of $800,000 dollars from our starting
budget. That puts our project projection over 4 million dollars before
inventory. This maxes us out with our lender as well as making the
project to difficult to work financially. We are coming back to
planning with some needed changes.
We did to remove 10 feet in the width of the building deducting 1800
sq.ft., but adding open mezzanine space of 2200 sq. ft., for total
building space of 18,200 feet what we originally were looking for as
the mezzanine was originally not in the project
We modified the side entrance to not be as grand as the front
entrance. We removed a rock face block wainscoting on the lower
part of the building that was on some of the drawings but not on the
pictures, and replaced it with the same material as the upper part of
the building. This block face accent is still on the columns. The
wainscoting was never intended to be part of the project, but put on
the drawing in error by the architect.
By turning the building as requested. Although it looks great it
created some east to west drainage problems. We had to handle that
by putting in some expensive under ground storage tanks / large
pipe system to handle the water to our ponding area.
Another addition we made to the project was the change from are
deep trench like pond to give up a rather large portion of parking
spots which creates a much larger area of green space.
We had to make these minor changes to try to get things back into a
budget that works. Everyone involved in this project has work very
hard to make the adjustments needed to keep this project alive. We
appreciate your consideration of our request. Also please note that
there is an issue not affecting this lot, but may require a small
change to the plat in the north west corner where the city vacated
Chelsea road that has to do with vacation law that we can advise you
of.
Thank-you
Sincerely,
Scott Kunz and Shawn Weinand
February 12, 2019
Ms. Angela Schumann
Community Development Director
505 Walnut Street
Monticello, MN 55362
Re: Replat of out lot D Groveland addition and PUD for DSB Ventures (Monticello RV Center) narrative
OCello and DSB Ventures has entered into a purchase agreement to sell DSB ventures 5.98 acres on the
eastern portion of outlet lot D Groveland addition PID # 155125000040, 260,488 square feet. This would
be the West border of Affordable Storage presently is zoned B3. The applicant DSB Ventures
(Monticello RV Center) will purchase the raw land and are contracting with Kinghorn Construction to
build the building.
It would be the intention of DSB to develop the site into a second location for Monticello RV Center.
They desire to do this by requesting to rezone from B-3 to a PUD which will allow some flexibility with
building size. It would allow one larger facility be built in 2019, versus 2 smaller buildings to be built
over a period of time. Total square footage for the building is 18,200SF which includes 2,200SF of
mezzanine.
The portion of the berm that is on the commercial property is approximately 40 feet by 640 feet
(25,600) square feet of buffer space that is not usable for parking or lot development. Ocello did plant
pine trees at the top on the residential property that have developed into a very nice buffer between
the residential and the commercial properties. It would be our intention to continue with pine tree
plantings and mulch just as affordable storage has done to extend the buffer and the continuity to the
projects.
It is our understanding that Affordable Storage is doing a decorative fence on the East border of this
property. It would be our intention to do rock landscaping on this border. On the West border we
would landscape a long shallow filtration pond to tie into one of the hookups provided to this site on
Chelsea road that ties to the regional pond.
Across the front Boulevard on Chelsea road we will have landscaped green space divided by the regional
trail.
The overhead door finish on the building is as follows: The OHD closest to Chelsea will be aluminum and
glass construction similar to a storefront system. The remainder will be an insulated metal panel with
embossed finish these will have windows across 2 panels.
Currently we anticipate only one entrance in and out of the site. The front part of this lot falls under the
highway sign designation, so are plans are to put a sign the complies with those requirements. We have
not finalized our other signage plans, but do not anticipate any extra sign requirements. As the signage
portion of the project develops we will communicate with the city.
We understand we will need a CUP to operate. Should we decide to fence any portion of the property
we would continue with the decorative design of the metal on the East border or similar product.
We feel our project is a good fit to the neighborhood. It's a acceptable use in a B3 zoning with a CUP.
The property is presently zoned B3. There is a good buffer between uses and very little impact to the
area, low traffic and a quiet operation, and brings a good tax base to the city while adding numerable
well-paying jobs.
It is understood that there will be development, SAC/WAC, trunk, building permit, etc. fees that will be
associated with this project.
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February 19, 2019
Ms. Angela Schumann
Community Development Director
City of Monticello
505 Walnut Street, Suite 1
Monticello, MN 55362
Re: Lakes Region RV Civil Plan Review
City Project No. 2018-047
WSB Project No. R-012967-000
Dear Ms. Schumann:
We have reviewed the revised civil site plans dated February 12, 2019 and Stormwater
Management Plan and SWPPP dated January 23, 2019 as prepared by Hakanson Anderson,
and offer the following comments:
Gradinq, Drainaqe and Erosion Control Plan
� 1. The EOF for the infiltration basin on the current site plan is directed off-site through the
� property to the west, which is proposed to be platted as Outlot A, Groveland 5th Addition. It is
� understood that when Outlot A develops, the infiltration basin EOF will be as shown on the
� grading plan, through the parking lot of the proposed site at an elevation of 954.36. The
" development agreement should acknowledge this condition and that the infiltration basin EOF
�
will affect the low opening elevation of any future building site on Outlot A. Based on current
� standards, the low opening of the future building on Outlot A would be a 956.36. It is
� understood that the property owner to the west, Ocello, LLC,is a party to development
agreement for this project.
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2. The FES for the 30-inch storm sewer inlet pipe to the infiltration basin shall have sheet piling
per City Detail Plate 4008.
3. It is recommended to place biorolls or other erosion and sediment control devices along the
perimeter of the infiltration basin to prevent washouts.
Utilitv and Pavinq Plan
4. The location and elevation of the utility connections should be verified in the field prior to
construction. A note should be added to the plans that the City will not be responsible for any
costs incurred due to variations in the field from the as-built elevations or locations of the
utilities.
5. It is recommended to install an irrigation flow valve on the system as a safeguard.
Stormwater Manaqement Plan
6. The proposed stormwater management for the site includes rate control at an offsite regional
pond. Water quality/volume reduction is proposed through an on-site infiltration basin and
underground infiltration trench. Pre-treatment is provided through the use of sump manholes
prior to entering the infiltration areas.
K:\012967-000\Admin\Docs\Ltr-a-schumann Lakes Region RV Review-021819.docx
Lake Region RV
February 19, 2019
Page 2
7. A stormwater maintenance agreement will be required for the infiltration basin and infiltration
trench. A template should be provided to the applicant.
HvdroCAD Model
8. The outlet for the Basin has a primary outlet invert elevation of 947.44, however the plans
show the connection elevation of 944.77, please correct this discrepancy.
SWPPP
9. MnDNR wetland located SE of the project looks to receive water from the project (within 1-
mile) from existing storm system draining from regional pond. Add receiving water information
to SWPPP.
10. Project is within a DWSMA classified as "moderate vulnerability", but it is outside of the
Emergency Response Area (ERA), please state this in your SWPPP.
11. Add language stating that the infiltration systems must not be excavated to final grade, or
within three (3) feet of final grade, until the contributing drainage area has been constructed
and fully stabilized unless they provide rigorous erosion prevention and sediment controls
(e.g., diversion berms) to keep sediment and runoff completely away from the infiltration area;
also, do not drive compacting equipment or store any material within the proposed infiltration
basin area.
Please have the applicant provide a written response addressing the comments above. Please
give me a call at 612-360-1304 if you have any questions or comments regarding this letter.
Sincerely,
WSB
.
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Shibani K. Bisson, PE
Senior Project Manager