Planning Commission Agenda 06-04-2019AGENDA
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
Tuesday, June 4th, 2019 - 6:00 p.m.
Mississippi Room, Monticello Community Center
Commissioners: Brad Fyle, Sam Murdoff, Marc Simpson, John Alstad, Katie Peterson
Council Liaison: Charlotte Gabler
Staff: Jeff O'Neill, Steve Grittman (NAC), Jacob Thunander, Ron
Hackenmueller
1. General Business
A. Call to Order
B. Consideration of approving minutes
a. Special Meeting Minutes — February 26th, 2019
b. Regular Meeting Minutes — May 7th, 2019
C. Citizen Comments
D. Consideration of adding items to the agenda
E. Consideration to approve agenda
2. Public Hearings
A. Public Hearing - Consideration of a request for Conditional Use Permit for a 92
unit Multi-family/Assisted Living Facility in the R-4 (Medium-High Density
Residence) District
Applicant: Monticello Senior Housing Owner, LLC — Michael Hoagberg
3. Regular Agenda
A. Consideration of Administrative Subdivision and Lot Combination (Lot Line
Adjustment)
Applicant: SPO, LLC
B. Consideration of Recommendation for Appointment of Planning Commissioner
C. Consideration of recognition of Chairman Brad Fyle.
D. Consideration of the Community Development Directors Report
4. Added Items
5. Adjournment
AGENDA
SPECIAL MEETING - MONTICELLO PLANNING COMMISSION
Tuesday, February 26th, 2019 - 6:00 p.m.
Mississippi 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
Brad Fyle called the Special Meeting of the Monticello Planning Commission to
order at 6:00 p.m.
2. Public Hearin�s
A. Public Hearin� - Consideration of a request for Rezonin� to Planned Unit
Development, Development Sta�e Planned Unit Development for Vehicle
Sales & Rental for a Recreational Vehicle Dealership, and Preliminarv Plat
for Groveland Fifth Addition (Revised Application)
Applicant: Monticello RV — Scott Kunz
Brad Fyle asked if the previous application went through the full public hearing
process. Angela Schumann stated that the applicant requested tabling of the prior
application prior to City Council review. Staff treated these plan changes as a
new application and sent notices to residents and published/posted.
Steve Grittman, NAC, explained the new application request. Grittman reminded
the Planning Commission that the site is located in Groveland Addition along
Chelsea Road. The applicant proposed splitting the lot into two lots. Some of the
changes from the original application included: landscaping size of building
(18,200 including mezzanine space), stormwater pond adjustments (including the
increase of green space), building height (reduction of six feet) and building
materials (less wainscot and less imposing materials surrounding awnings). It was
noted from the last Planning Commission recommendation that a 50 foot island
and revisions to the access point occur. The applicant made those revisions with
the new application.
Sam Murdoff asked about the previous applications building size. Grittman
explained that it was just over 20,000 square feet with the mezzanine.
Brad Fyle opened the public hearing and invited the applicant to speak first.
Scott Kunz, Monticello RV, explained the changes with the new land use
application. He explained the size of the building was reduced because of cost and
use of the building.
Hearing no further comments, the public hearing was closed.
Planning Commission Minutes (Special Meering) — February 26, 2019 Page 1 � 4
The Planning Commission discussed the building materials. Scott Kunz stated
that the building materials were not change except that the bottom three foot of
rock wainscot were being removed. It was noted a side entrance was added to the
building. Grittman explained that most would not notice the entrance driving by.
Kunz explained that the door was a service door.
Fyle asked for the location of the mezzanine space. Kunz stated that it was
basically centered about the offices.
Katie Peterson asked about access point concerns as it relates to the self storage
facility directly to the east. Grittman explained that a twenty foot curbline with
rock was proposed and unchanged from the last application.
Murdoff asked for the width of the driveway. Grittman confirmed that it was 36
feet. Murdoff asked if campers would be parked along the Affordable Storage
side of the property. Grittman confirmed.
Grittman indicated that the applicant did submit a sign plan for review during
Final Stage Planned Unit Development.
The Planning Commission discussed the building materials especially having the
rock face wainscot on the east and north elevation
Decision 1. Consideration of the amended Development Stage PUD for
Monticello RV.
SAM MURDOFF MOVED 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 WITH
THE ROCK FACE BLOCK WAINSCOT ON THE FRONT AND EAST
FACADES. KATIE PETERSON SECONDED THE MOTION. MOTION
CARRIED, 5-0.
Decision 2. Rezoning to Planned Unit Development.
SAM MURDOFF MOVED TO ADOPT RESOLUTION PG2019-009
RECOMMENDING APPROVAL OF A REZONING FROM B-3, HIGHWAY
BUSINESS TO PUD, PLANNED UNIT DEVELOPMENT FOR LOT 1,
BLOCK 1 OF GROVELAND STH ADDITION. KATIE PETERSON
SECONDED THE MOTION. MOTION CARRIED, 5-0.
Decision 3. Consideration of an amendment Preliminary Plat for Groveland
5th Addition.
SAM MURDOFF MOVED 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 WITH THE ROCK FACE BLOCK WAINSCOT
ON THE FRONT AND EAST FACADES. KATIE PETERSON SECONDED
THE MOTION. MOTION CARRIED, 5-0.
Planning Commission Minutes (Special Meering) — February 26, 2019 Page 2 � 4
Exhibit Z
Development Stage PUD, Rezoning to PUD and Preliminary Plat
Monticello RV
Groveland 5th Addition
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.
Retain the rock face block wainscot of the original PUD approval on the front and east
facades.
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 adjoining 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.
Planning Commission Minutes (Special Meering) — February 26, 2019 Page 3 � 4
3. Adiournment
MARC SINIPSON MOVED TO ADJOURN THE MEETING AT 6:42 P.M. KATIE
PETERSON SECONDED THE MOTION. MOTION CARRIED, 5-0.
Recorder: Jacob Thunander
Approved: June 4th, 2019
Attest:
Angela Schumann, Community Development Director
Planning Commission Minutes (Special Meering) — February 26, 2019 Page 4 � 4
MINUTE S
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
Tuesday, May 7th, 2019 - 6:00 p.m.
Mississippi Room, Monticello Community Center
Commissioners Present:
Commissioners Absent:
Council Liaison Present
Staff Present:
1. General Business
A. Call to Order
Brad Fyle, Sam Murdoff, and Marc Simpson
7ohn Alstad and Katie Peterson
Charlotte Gabler
Angela Schumann, Steve Grittman (NAC), and Ron
Hackenmueller
Brad Fyle called the Regular Meeting of the Planning Commission to order at 6
p.m.
B. Consideration of approvin� minutes
a. Re�ular Meeting Minutes — April 2"d, 2019
MARC SIMPSON MOVED TO APPROVE THE APRIL 2ND, 2019
REGULAR MEETING MINUTES. SAM MURDOFF SECONDED
THE MOTION. MOTION CARRIED, 3-0.
C. Citizen Comments
None.
D. Consideration of addin� items to the a�enda
Brad Fyle requested adding an item to the end of the meeting.
E. Consideration to approve a�enda
MARC SIMPSON MOVED TO APPROVE THE AGENDA. SAM MURDOFF
SECONDED THE MOTION. MOTION CARRIED, 3-0.
2. Public Hearings
A. Continued Public Hearin� - Consideration of a request for amendment to
Planned Unit Development for Indoor Self-Stora�e Facilities
Applicant: Ken Spaeth
Steve Grittman provided an introduction to the continued Public Hearing from the
April Planning Commission meeting. He reminded the board that the original
PUD was approved in 2017 and the applicant was only seeking the allowance of
personal self-storage in the development.
Grittman explained that the board tabled action at the previous meeting to remove
lease terms in the units, understand if the use of self-storage was acceptable in the
industrial district. Grittman also explained that staff brought the item to the
IEDC's attention at their regular meeting and they recommended staff's proposal.
Grittman also explained that the threshold of 2,000 square feet per unit for self-
storage was proposed.
Planning Commission Minutes — May 7, 2019 Page 1 � 8
Sam Murdoff asked what districts the industrial self-storage was proposed for.
Grittman explained that it was proposed to have Conditional Use's in the I-1 and
I-2.
Brad Fyle re-opened the public hearing and invited the applicant to speak first.
Wayne Elam, Commercial Realty Solutions, introduced himself and represented
the applicant. Fyle asked Elam if the applicant was okay with the removal of the
lease terms and the 2,000 square feet per industrial self-storage use.
The Planning Commission discussed the project in further detail.
Fyle closed the public hearing.
SAM MURDOFF MOVED TO ADOPT RESOLUTION NO. PG2019-011,
RECONINIENDING APPROVAL OF THE PUD DISTRICT AMENDMENT
FOR SPAETH INDUSTRIAL PARI� PUD DISTRICT, AND AMENDMENTS
TO THE ZONING ORDINANCE ESTABLISHING "COMMERCIAL" AND
"INDUSTRIAL" SELF-STORAGE LAND USES AS PROPOSED IN THE
MAY 7TH, 2019 STAFF REPORT AND ORDINANCE. MARC SIlVIPSON
SECONDED THE MOTION. MOTION CARRIED, 3-0.
EXHIBIT Z
Conditions of Approval
Spaeth Industrial Park — PUD Amendment
1. The PUD will comply with the proposed definition and performance standards for
Industrial Self-Storage uses.
2. The applicant will need to work with City staff to maintain drainage and erosion
control, as well as paved access and parking for constructed buildings. Paving
beyond the internal lot lines of individual buildings may be required to maintain
access and drainage, within the limits of the approved PUD site plan.
3. The applicant will prepare a sign plan and updated site plan compliant with the
City Sign Ordinance as a part of final stage PUD review for the proposed
amendment.
4. Applicant execute an amendment to the Development Agreement for the plat and
PUD reflecting the terms and conditions of any approval of the proposed
amendment.
B. Public Hearin� - Consideration of Request for Amendment to Conditional
Use Permit for Planned Unit Development (PUD) for a Rezonin� to a PUD
District, Development Sta�e PUD, and Preliminary Plat for the Development
of a 48 unit Sin�le Familv Residential in an R-A (Residential Amenities)
District
Applicant: R.W. Land Holdin�s, LLC
Steve Grittman introduced the item to the Planning Commission. Grittman noted
that the site is surrounded residential neighborhoods to south the and east. Those
Planning Commission Minutes — May 7, 2019 Page 2 � 8
plats were completed in the early 2000s. Grittman explained that the Spirit Hills
Townhome project to the north was a part of the original PUD which included the
land for which the proposal is for. Grittman noted with the original PUD, the
Zoning Ordinance was amended to include a new residential zoning district, the
R-A (Residential Amenities) District. The residential district would preserve
larger lot development for the subj ect parcel.
Grittman noted one of the reasons a PUD District was being sought was for
flexibility to the front yard setback to 30 feet instead of 35 feet. Grittman
explained that two access points were proposed, off of Fenning Avenue and
Wildwood Boulevard.
Grittman noted that in the early 2000s, the City approved a preliminary plat
drawing for this proj ect, but that time has since expired and changes to the Zoning
Ordinance required the applicant to re-apply for land use approvals. The
applicants submitted a new preliminary plat that was very similar to the original
approval.
Staff recommended several revisions to the revised plat that included shifting a
proposed trail and lot line adjustments.
Grittman explained that Wright County has also requested that the applicant pay
for a right turn lane off of Fenning Avenue northbound lane. The County will
soon be taking jurisdiction over Fenning Avenue.
Staff recommended approval of the application with conditions as identified in the
staff report.
Brad Fyle asked what the zoning was surrounding the site. Grittman responded
that the zoning to the north, east, and south was all residential (R-1 and R-A).
Fyle was also concerned with only having a right turn lane on northbound
Fenning Avenue. Fyle asked for more clarification on the tower sites and
accessory sheds and access to the site.
Sam Murdoff asked about the reason for a PUD. Grittman explained that the PUD
is still valid, but that the plat has expired.
Brad Fyle opened the public hearing and invited the applicant to speak first.
Roger Winkelman, RW Land Holdings, introduced himself and the desire to
develop the parcel. Fyle asked Winkelman if he was able to review the comments
in Exhibit Z. He confirmed.
Seth Monroe, Rum River Surveying, noted that his company did the surveying
and engineering for the site. Monroe explained that their staff tried to keep the
plat as consistent with the original approval. Due to the change to Fenning
Avenue and the R-A standards, there plat dropped two units.
Planning Commission Minutes — May 7, 2019 Page 3 � 8
Sara Cahill, 5841 Bison Circle, had concerns with southbound traffic on Fenning
Avenue. She encouraged that the turn-lanes be constructed prior to construction of
the homes. Cahill was also concerned with the loss of the tree line.
Brian Schultz, 6111 Wildwood Boulevard discussed the tower site and access to
the site.
Rene McCullough, 8829 Fenning Avenue, expressed concerns with the amount of
units in the plat, speed and behavior of traffic along Fenning Avenue, future
construction of the Fenning Avenue as related to future growth.
Darek Vetsch, Wright County Commissioner, explained that County would take
over Fenning Avenue due to a recent traffic study that was conducted along the
roadway. The average vehicles per day along Fenning Avenue was near 18,000
warranting a jurisdictional change. Vetsch noted that due to the passage of a local
sales tax, the County would be reconstructing the road to meet state aid standards.
Improvements would focus around widening the right of way, but Vetsch noted
that he was open to the public's comment.
Brent Donnay, 5817 Bison Circle, asked if it was in the plans to extend the trail
from School Boulevard past the proposed development. Matt Leonard indicated
that it was the request that the developer construct the trail for the property they
own. The City would seek grants to complete the remaining portion of the trail to
School Boulevard. Donnay also mentioned concerns with removing trees along
the south side of the development parcel. He also mentioned concerns with only
having a turn lane for northbound traffic.
Aaron B Stonestreet, 5835 Bison Cir, indicated concerns with removing the tree
line especially on the effects on wildlife. He was also concerned that residents
from Wildwood Boulevard may cut through the new development to get onto to
Fenning Avenue. He thought that the amount of traffic would greatly be
increased. Stonestreet also mentioned that the speed of traffic on Fenning Avenue
currently is high.
Jeffrey and Lori Jacobson, 5929 Deer Street, mentioned concerns with removing
the tree line especially for privacy. They echoed the comments regarding traffic.
The Planning Commission discussed the concerns of the public related to the
traffic and tree line.
Murdoff asked for clarification on the trail segments to be completed with the
development. Angela Schumann explained that the developer would be required
to complete the portion of the Fenning Avenue trail abutting their plat. The
balance of the trail from the northerly edge of the proposed plat to School
Boulevard will be considered as part of the city's capital improvement plan in
conjunction with County improvements to Fenning.
The Planning Commission discussed in detail the traffic and turn lanes along
Fenning Avenue. Winkelman suggested that the speed along Fenning Avenue be
Planning Commission Minutes — May 7, 2019 Page 4 � 8
reduced to 30 mph. He commented that the parcel was designated for residential
development and township land would also become residential at some time.
Increases in traffic were expected due to development and future development.
Winkelman also noted that with development, noise levels would be reduced
following completion of the project. He also noted that they would save as many
trees as possible, but with new development, the area would be necessary for
ponding.
Jim Davidson asked when the expected timeline of the project would be.
Winkelman stated that he would like to see it as a fall project.
Monroe explained that Spirit Hills and Hillside Farms were proposed at the same
time and that development could have occurred while Fenning Avenue remained
the same. The Planning Commission discussed the possibility of reducing the
speed on Fenning Avenue. Leonard stated that the City could look into placing
dynamic speed signs along Fenning Avenue. He also explained the process for
establishing speeds via speed study. Leonard mentioned the importance of
enforcement.
Tim Schultz, seller of the original Hillside Farms development property, noted
that the trees are important, but that the trees in this development are not worth
saving. Schultz also mentioned that Fenning Avenue was once a 30 mph road.
Brad Fyle closed the public hearing.
Decision 1. Rezoning to PUD, Planned Unit Development District
SAM MURDOFF MOVED TO ADOPT RESOLUTION NO. PG2019-012,
RECONINIENDING APPROVAL OF THE REZONING FROM R-A,
RESIDENTIAL AMENITIES TO PUD, PLANNED UNIT DEVELOPMENT,
BASED ON THE FINDINGS 1N SAID RESOLUTION. MARC SIlVIPSON
SECONDED THE MOTION. MOTION CARRIED, 2-1 WITH BRAD FYLE
VOTING 1N OPPOSITION DUE TO TRAFFIC CONCERNS.
Decision 2. Amendment to Spirit Hills PUD and Development Stage PUD,
and Preliminary Plat
SAM MURDOFF MOVED TO ADOPT RESOLUTION NO. PG2019-012,
RECONINIENDING APPROVAL OF THE PUD AMENDMENT AND
DEVELOPMENT STAGE PUD AND PRELIMINARY PLAT FOR SPIRIT
HILLS SOUTH, BASED ON THE FINDINGS 1N SAID RESOLUTION, AND
SUB7ECT TO THE CONDITIONS AS 1NCORPORATED 1N EXHIBIT Z.
MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED, 2-1
WITH BRAD FYLE VOTING 1N OPPOSITION DUE TO TRAFFIC
CONCERNS.
EXHIBIT Z
Spirit Hills PUD Amendment, Development Stage PUD
& Spirit Hills South Preliminary Plat
Outlot B, Spirit Hills
Planning Commission Minutes — May 7, 2019 Page 5 � 8
Bison Avenue, where it intersects with Wildwood Avenue in the east area of the
site shall be shifted approximately 30 feet to the south such that traffic on such
road will not directly face the home located upon Lot 6, Block 4.
2. To accommodate a right turn lane into the subject site at Wildwood Boulevard,
the applicant shall be responsible for the grading of that portion of Fenning
Avenue within which the right turn lane is to be located. Such grading efforts
shall be subject to County and City Engineer review and approval.
3. The applicants grade the proposed trail route along the east side of Fenning
Avenue (within the street right-of-way). This issue shall be subj ect to further
comment by the City Engineer and Wright County.
4. Recognizing that future access to the communication tower site is to be provided
from the east (via a westward extension of Wildwood Boulevard), existing ingress
and egress easements to the site shall be terminated (released).
5. Side lot lines of lots which border the gas easement shall be pivoted such that they
are at right angles to adj acent to streets and retain conforming lot sizes and
suitable building pads. These lots include the following:
• Lots 4 and 5, Block 2
• Lots 6 and 7, Block 3
• Lots 11 and 12, Block 3
• Lots 5 and 6, Block 5
6. To eliminate the oddly configured rear line of Lot 3, Block 2, the side lot line
between Lots 2 and 3, Block 2 shall be shifted such that it meets the southwest
corner of the corner of the communications tower site.
7. The submitted tree preservation plan shall be subj ect to review and comment by
the City Forester.
8. Modification of the landscaping plan to show all required trees (2 per lot) to be
located in the boulevard, per this report.
9. Compliance with comments related to grading, drainage and utilities shall be by
the City Engineer.
10. To provide an opportunity for a direct pedestrian connection to the Fenning
Avenue trail, Outlot A shall be shifted westward to lie between Lots 5 and 6,
Block 1.
11. The communication tower site's parking area shall be reconfigured to remove the
existing encroachment into adjacent Lot 2, Block 2.
Planning Commission Minutes — May 7, 2019 Page 6 � 8
12. Execute a Development Agreement providing for the terms and conditions for the
plat and Planned Unit Development.
13. Consideration of comments of other City Staff.
C. Public Hearin� - Consideration of a request for amendment to Monticello
Zonin� Ordinance Chapter 2, Section 4 Specific Review Procedures &
Requirements, Chapter 3, Section 4 Residential Base Zonin� Districts,
Chapter 3, Section 7 Overlav Zoning Districts, Chapter 4, Section 10
Gradin�, Draina�e, Stormwater Mana�ement & Erosion Control, Chapter 5,
Section 1 Use Table, Chapter 5, Section 2 Use-Specific Standards, Chapter 5,
Section 3 Accessorv Use Standards, and Chapter 8, Section 4 Definitions
Applicant: Citv of Monticello
Angela Schumann introduced the miscellaneous Zoning Ordinance amendments
as noted in the staff report.
Brad Fyle opened the public hearing. Hearing no comments, the public hearing
was closed.
MARC SIMPSON MOVED TO ADOPT RESOLUTION NO. PC-2019-013
RECOMMENDING ADOPTION OF THE PROPOSED ORDINANCE
AMENDMENTS, BASED ON FIl�TDINGS AS STATED 1N THE
RESOLUTION. SAM MURDOFF SECONDED THE MOTION. MOTION
CARRIED, 3-0.
� `—
3. Regular Agenda
A. Consideration of Drivewav and Parkin� Requirements
Angela Schumann introduced a discussion item regarding driveways. She noted
that currently driveways are permitted in front yards directly adj oining the garage
to the access point. She explained that several requests have been received to have
garages in rear yards and non-garage sides. Staff did not believe that driveways in
the rear yard were permitted nor were parking. Staff felt that due to unique
circumstances of past inquiries, they believe a variance is necessary rather than a
code amendment. Impervious surface coverage with rear yard driveways would
be a concern.
Ron Hackenmueller provided greater detail into the requests for rear yard
driveway.
Schumann noted that staff would work on creating a clearer code to address the
issues.
B. Consideration of the Community Development Directors Report
Angela Schumann provided the Community Development Director's Report as
noted in the staff report.
Planning Commission Minutes — May 7, 2019 Page 7 � 8
4. Added Items
Brad Fyle announced that he would be resigning from the Planning Commission after the
June meeting. Fyle will be relocating outside of the Monticello City limits.
Angela Schumann thanked Fyle for his many years of service.
5. Adjournment
MARC SIMPSON MOVED TO ADJOURN THE MEETING AT 8:17 P.M SAM
MURDOFF SECONDED THE MOTION. MOTION CARRIED, 3-0.
Recorder: Jacob Thunander
Approved: June 4, 2019
Attest:
Angela Schumann, Community Development Director
�
Planning Commission Minutes — May 7, 2019 Page 8 � 8
Planning Commission Agenda — 06/04/2019
2A. Public Hearing - Consideration of a repuest for Conditional Use Permit for a 92
unit Multi-familv/Assisted Living Facilitv in the R-4 (Medium-High Densitv
Residence) District. Applicant: Monticello Senior Housin� Owner, LLC —
Michael Hoa�ber� (NAC)
Property:
Planning Case Number:
Legal: Lot 1, Block 2, Riverview Square
Address: Unassigned
2019 - O10
A. REFERENCE & BACKGROUND
Request(s):
Deadline for Decision:
Land Use Designation:
Zoning Designation:
Overlays/Environmental
Regulations Applicable:
Current Site Use:
Surrounding Land Uses:
Conditional Use Permit to allow an assisted living
facility in an R-4 zoning district
May 31, 2019, extended to July 30th, 2019
Places to Live
R-4, Medium-High Density Residential District
The purpose of the "R-4" Medium-High Density
Residential District is to provide for medium to high
density housing in multiple family structures of 13 or
more units per building and at densities of between 10
and 25 units per acre.
Wild and Scenic Recreational River District
Vacant
North: Single Family Residential / Places to Live (R-1)
South: Commercial and Vacant / Places to Shop (B-2/B-4)
East: Institutional (Church) and Single Family Residential /
Places for Community and Places to Live (R-A/R-2)
West: Commercial and Vacant / Places to Shop (B-4)
Project Description: Headwaters Development is requesting approval of a
125-unit senior living facility to be constructed upon a
5-acre site located south of County Road 39 (Riverview
Drive) and east of Hart Boulevard.
Planning Commission Agenda — 06/04/2019
The senior living facility is to be developed in two
phases, with the initial phase being comprised of 92
units. In the initial phase, 78 units are to be devoted to
assisted living whilel4 units are to be devoted to
memory care. The building is to measure three stories
in height.
ANALYSIS
Conditional Use Permit Evaluation Criteria. Assisted living facilities are listed as
a conditional use in the R-4 District. Therefore, such uses are subj ect to conditional
use permit processing. This allows for detailed review of the proposed development
to ensure compatibility with surrounding land uses, promote high-quality
development, and provides the City with the authority to impose conditions so that
the public health, safety and welfare is not detrimentally impacted by the
development.
Earlier this year, the City approved an amendment to the Comprehensive Plan
designation for the subject site, changing from Places to Work (Commercial) to
Places to Live (Residential). As a companion action, the City approved a rezoning of
the site from B-4, Regional Business to R-4, Medium and High Density Residential
District.
The City Council, in its resolution rezoning the property, made note of the intent for
residential uses on this property to occur without the need for departures from the
zoning ordinance regulations, and a definite preference for senior housing, rather than
general market multi-family, based on the location and proximity to other land uses in
the area, and the low-impact aspects of senior housing on traffic, parking lot
coverage, and several other land use elements.
According to Section 2.4.D.4 of the Zoning Ordinance, recommendations and
decisions on conditional use permit requests must be based on a certain set of criteria.
The following is a listing of each criterion followed by a Staff response:
(i) The conditional use will not substantially diminish or impair property
values within the immediate vicinity of the subject property;
Staff Response. The subject property has been vacant for a substantial
amount of time. Considering that R-4 District performance standards
(applicable to "assisted living facilities") are intended to ensure a high-quality
development product, the proposed use is not expected to diminish area
property values.
(ii) The conditional use will not be detrimental to the health, safety, morals,
2
Planning Commission Agenda — 06/04/2019
or welfare of persons residing or working near the use;
Staff Response. The proposed use is not expected to be detrimental to the
health, safety, morals or welfare or persons working or residing near the
subj ect site.
(iii) The conditional use will not impede the normal and orderly
development of surrounding property for permitted uses predominant in the
area;
Staff Response. The subject site is bordered on the north by single family
residential uses, on the south by a commercial use and vacant, commercially-
zoned parcel, on the east by an institutional use (church) and single-family
residential uses, and on the south by a commercial use and a vacant,
commercially-zoned parcel.
The design of the senior living project, including building placement, site
access locations and landscape buffering efforts have been situated such that
impacts upon nearby residential uses will be minimal.
(iv) The conditional use will not pose an undue burden on public utilities or
roads, and adequate sanitary facilities are provided;
Staff Response. Utilities are presently available to the subject site. The
proposed development is not expected to overburden the City's public service
capacity. A traffic study for the proposed use and site was completed by the
developer and evaluated with the prior Comprehensive Plan amendment and
Rezoning request. The proposed use will not pose an undue burden on the
road system.
(v) The conditional use can provide adequate parking and loading spaces,
and all storage on the site can be done in conformance with City Code
requirements;
Staff Response.
According to the Table 4-7 of the Zoning Ordinance, which establishes off-
street parking supply requirements for various uses, "senior housing" must
provide one off-street parking space for each unit. Thus, a total of 125 off-
street parking spaces are required for the senior living facility at full proj ect
build-out. For the first phase, a minimum of 92 off-street parking stalls are
required.
According to the submitted site plan, a total of 111 off-street parking spaces
are proposed as part of the first phase of the proj ect. Of these stalls, 61 are to
be surface stalls (including 3 ADA stalls) and 50 are to be underground stalls
Planning Commission Agenda — 06/04/2019
(including 2 ADA stalls). Thus, the parking supply for Phase 1 of the project
exceeds the minimum parking supply requirements of the Ordinance.
It is unclear if additional off-street parking is planned as part of Phase 2 of the
proj ect.
A summary of required and proposed parking is provided below:
Proposed Ratio Proposed Spaces Required
Units S aces
Phase 1 92 1 space l ll(61 surface stalls and 92
per unit 50 underground stalls)
Phase 2 33 1 space None or information not 14*
er unit s ecified
Total 125 111 125
�Supply deficiency addressed via excess Phase 1 supply
As a condition of conditional use permit approval, it is recommended that the
site plan be modified to demonstrate that a total of 125 off-street parking stalls
can be provided upon the subject site.
A loading space is proposed on the west side of the building.
(vi) The conditional use will not result in any nuisance including but not
limited to odor, noise, or sight pollution;
Staff Response. The proposed use is not anticipated to create any odor or
noise nuisance conditions. Appropriately, the site plan demonstrates
compliance with the required 60-foot green space setback from the County
Road 39 (Riverview Drive) right-of-way which is intended to mitigate
potential visual impact issues. Further, a clear open space setback of 40 feet
has been proposed along all other property lines, and includes appropriate
landscaping meeting the City's buffering and landscaping requirements.
With the preceding in mind, the proposed use is not expected to have any
nuisance-related impacts.
(vii) The conditional use will not unnecessarily impact natural features such
as woodlands, wetlands, and shorelines; and all erosion will be properly
controlled;
Staff Response. The subject site does not have any wetlands or shorelands.
Submitted erosion control and site landscape plans include measures to reduce
erosion during and after construction.
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Planning Commission Agenda — 06/04/2019
A total of 12 deciduous "non-specimen" trees presently exist upon the site.
While all existing trees are to be removed to accommodate the senior living
facility, the amount of new vegetation provided on the site (as depicted on the
landscape plan) will significantly exceed that which is to be removed.
(viii) The conditional use will adhere to any applicable additional criteria
outlined in Chapter 5 for the proposed use.
Staff Response. As a condition of proj ect approval, all use standards
identified within the City's Zoning Ordinance must be satisfied unless
otherwise granted via variance. These items are discussed in the analysis to
follow.
SITE ANALYSIS
Lot Size. Within R-4 zoning districts, a minimum lot area of 30,000 square feet is
required. At 5.02 acres (218,666 square feet) in size, the subject property meets this
requirement.
Access. The subject site is to be accessed from the west via two 24-foot wide
driveways along Hart Boulevard. Such driveways align with access points which
presently exist to the west side of the site and have been found to be acceptable by the
City Engineer. Site access-related issues should be subject to further comment and
recommendation by the City Engineer.
Phasing. The 125-unit senior living center is proposed to be constructed in two
phases. The initial phase is comprised of 92 units, 78 units of which are to be
devoted to assisted living. The remaining 14 units are to be devoted to first floor
memory care.
The Phase 2 expansion is proposed on the south side of side of the building and is
intended to provide 33 additional units. While a building footprint of 8,700 square
feet in specified, it is unclear if a multi-story addition with underground parking is
planned.
Recognizing that Phase 2 of the senior living project appears to be conceptual at this
point, it is recommended that such future phase be subject to conditional use permit
amendment processing.
Density. The R-4 District is intended to accommodate multiple family residential
structures having 13 or more units per building and development densities of 10-25
dwelling units per acre. The proposed senior living facility calls for 125 dwelling
units within a single stricture (Phases 1 and 2) and exhibits a density of 25 units per
acre. Thus, the density requirements of the Ordinance have been satisfied.
5
Planning Commission Agenda — 06/04/2019
Setbacks. As shown below, the proposed development meets applicable R-4 District
setback requirements.
Re uired Setback Pro osed Setback
Front Yard 100 feet 115 feet (north)
Side Yards 30 feet (interior) 58 feet (east)
40 feet (corner) 60 feet (west)
Rear Yard 40 feet NA
Clear o en S ace from ROW 60 feet 60 feet
Clear Open Space from 40 feet (no more 40 feet
Property Line than 50% of yard
facing a street
covered with
parking/drive aisles
Open Space. Within R-4 zoning districts, 500 square feet of common open space
must be provided per dwelling unit. Thus, not less than 62,500 square feet of green
space must be provided upon the subj ect property. In satisfaction of this requirement,
128,361 square feet of green space is proposed (58 percent of the total site area). In
addition, not less than 30 percent of the area of sites which are devoted to assisted
living facilities must be devoted to open space. According to the applicants, 2.94
acres (or 58 percent) of the 5.02-acre site is to be devoted to pervious surface area. In
this regard, the minimum open space requirement has been significantly exceeded.
Further, the applicant's plans detail the continuation of sidewalk along Hart
boulevard, and the installation of paved pathway along CSAH 39 in accordance with
the City's Pathway Connections Guide Plan.
Off-Street Parking. As noted earlier in this report, the off-street parking supply
requirements of the Ordinance have been satisfied for the first phase of the project.
Further, all off-street parking stall and drive aisle dimensions have been found to
meet the minimum dimensional requirements of the Ordinance.
Staff does recommend however, that the site plan be modified to illustrate a total of
125 off-street parking stalls upon the subj ect site to accommodate Phase 2
development. This will result in 14 additional parking spaces upon the site. It should
be noted that the ordinance grants the Community Development Department the
ability to modify the applicable parking requirements if appropriate evidence exists to
justify a departure from the listed standards.
The Ordinance states that a maximum of 1.1 spaces per dwelling unit may be
uncovered. Considering that only one parking space per unit is required for assisted
living facility uses by ordinance, this standard does not directly apply. The site plan
illustrates 61 uncovered (surface stalls) and 50 covered (underground stalls) and
therefore meets the requirement, regardless.
�
Planning Commission Agenda — 06/04/2019
Drop-off/Pick-up Activities. Drop-off and pick-up activities are proposed to take
place on the north side of the building beneath a canopy feature. While the inclusion
of the canopy is considered a positive, concern exists related to possible vehicle
congestion which could take place in the area.
The drive lane beneath the canopy measures 24 feet in width. To ensure that drop-off
and pick-up activities will not disrupt two-way traffic circulation, consideration
should be given to providing an additional drop-off/pick-up lane beneath the
proposed entrance canopy (within which senior transit vans, for example, may park
for the boarding and unloading of senior passengers).
Off-Street Loading. According to Section 52(D)(2) of the Ordinance, assisted
living facilities must provide one off-street loading space. As illustrated on the
submitted site plan, a loading area is proposed on the west side of the building. Such
loading area measures approximately 60 feet in depth and illustrates ample turning
radii (30 feet) for delivery vehicle backing maneuvers.
Landscaping. An extensive number of plantings have been proposed upon the site,
including plantings along the perimeter of the site, within off-street parking areas and
around the perimeter of the building. The following is a generalized summary of
proposed plantings (see landscape plan for specific plant varieties):
PLANT TYPE QUANTITY
Coniferous Trees 24
Ornamental Trees 90
Overstory Trees 34
Coniferous Shrubs 308
Deciduous Shrubs 307
Perennials 62
Ground Covers 337
In regard to site landscaping, the following comments are offered.
Caliper Inch Requirements. According to the Ordinance, two average caliper
inches (AC� of landscaping must be provided for each 2,500 square feet of open
(green) space upon the subject site. In this regard, 50 ACI is required upon the
site (62,500 sf green space / 2,500 s�. The applicants have proposed a total
ACA of 393 inches. Thus, the total ACI requirement has been satisfied.
Perimeter Plantin�s. The Ordinance also requires 4 shrubs per 10 feet of
building perimeter length. Phase 1 of the proj ect has a building perimeter length
of 1,152 feet (does not include 601inear feet to be a shared wall with the Phase 2
expansion). Phase 2 of the proj ect has a perimeter length of 320 feet.
7
Planning Commission Agenda — 06/04/2019
For Phase 1, a total of 231 perimeter shrubs are required. In satisfaction of this
requirement, 232 perimeter shrubs (evergreen and deciduous) have been
proposed.
The landscape plan does not illustrate any plantings around the perimeter of the
Phase 2 expansion. In the opinion of Staff, such detail can be addressed as part
of future conditional use permit amendment processing (associated with Phase 2
development).
Parkin� Islands. According to the Ordinance, there may be no more than 12 off-
street parking spaces between parking islands. Further, each island must have
one tree and 25 percent coverage by shrubs. This requirement has been satisfied.
Perimeter Vehicle Use Area. According to the Ordinance, where a vehicular use
area abuts a street right-of-way, perimeter landscaping strips must be provided
and maintained between the vehicle use area and the abutting right-of-way or
property line. This planting strip must at least 6 feet wide and include at least 8
ACI of canopy trees per 1001inear feet of landscaping strip. This requirement
(along Hart Boulevard) has been satisfied.
Courtvard Areas. The site plan identifies a courtyard area on the east side of the
building. Appropriately, a significant amount of landscaping has been provided
in such area.
Ground Cover. The bulk of the site will be sodded or seeded with lawn grass (a
bluegrass mix).
As a condition of conditional use permit approval, the subject site should be
irrigated.
It is noted that there are existing trees on the site which the City Engineer has been
recommended for removal due to vehicle site line considerations. The new plantings
will comply with sight line recommendations. In addition, the City Engineer has
made a recommendation regarding the location of plantings near the southeast corner
of the site; the applicant will be required to adjust the location of the plantings but
within the same area.
Buffer Yards. The City's Zoning Ordinance provides for a specific buffer yard
treatment that identifies separation and plantings dependent on the potential for
conflicts with adjoining land uses. For the proposed use, the "basic buffer"
requirements (labeled an "A" buffer in the landscaping section of the zoning
ordinance) apply to the north and east property lines.
For "basic buffers", the required planting area must be 20 feet in width and must
provide 2 average caliper inches (ACI) of canopy trees, 10 ACI of understory trees,
plus 15 small shrubs per 100 linear feet. The site's northern boundary measures 510
:
Planning Commission Agenda — 06/04/2019
feet in length while the eastern boundary measures 669 feet in length. As a result, the
following plantings are required in the north and east buffer yards:
North Buffer Yard East Buffer Yard
510 feet 669 feet
Canopy Trees 11 ACI 14 ACI
Understory Trees 52 ACI 67 ACI
Shrubs 77 101
The submitted landscaping plan meets this preceding buffer yard landscaping
requirements.
Building Finish Materials. Building elevations have been submitted which illustrate
fa�ade designs and intended building colors, including exterior finish materials.
In regard to exterior finish materials, the Zoning Ordinance provides that:
"... districts with multiple family housing shall be subject to building
material standards as follows: all building walls facing a public street shall
be covered with stone, brick, cultured masonry simulating brick or stone, or
other enhanced materials acceptable to the City Council to an extent not less
than 20% of the exposed wall silhouette area. In addition, multiple family
structures of thirteen (13) or more units shall, when lap horizontal siding, be
constructed of heavy gauge steel or cement-board, with no use of vinyl or
aluminum permitted. Natural wood or species that is resistant to decay may
be permitted where approved by the City Council.
The plans illustrate the use of brick wainscot around much of the building and brick
finish facing on the exposed wall that provides access to the underground garage.
Cultured stone is applied to the full first floor height along the corner of the building
surrounding the primary entrance areas, as well as to canopy post bases. The
remainder of the siding is cement board in a variety of finishes — lapped siding and
panels. The plans appear to meet the requirements listed above.
Staff would encourage the addition of more brick or stone on architectural features
such as the deck/porch extensions, however, this comment is included as a
consideration for the applicant's option, rather than added as a condition.
Building Height. The R-4 District does not specifically limit height. The proposed
height of the three-story building is 35 feet as measured from the top of the parapet.
In previous review, the City has actively sought the opinion of the Department of
Natural Resources regarding building height on this property. Under the (revised)
Wild and Scenic Recreational River overlay district, the building height would be
limited to 25 feet. However, DNR staff indicate that due to the history of the
property's annexation and platting, the previous 35 foot height allowance would be
�
Planning Commission Agenda — 06/04/2019
applicable. As such, the proposed height meets the requirements without need for
variance.
As a condition of conditional use permit approval, the Fire Marshal should provide
comment and recommendation regarding fire protection issues/requirements for the
building.
Trash/Recycling. As a condition of site plan approval, the applicants should provide
details including elevation drawings and materials details related to waste storage and
removal. A trash-handling location is identified as a part of the service/loading area
on the west side of the building.
Lighting. To date, an exterior lighting plan has not been received. As a condition of
conditional use permit approval, a photometric lighting plan should be submitted
subj ect to City review and approval.
Such lighting plan should specify exterior lighting locations, styles, mounting and
light distribution.
According to the Ordinance, the height of outdoor lighting, whether mounted on poles
or walls or by other means, must not exceed 25 feet in height. Further, the maximum
allowed illumination level for residential uses, as measured at the property line is 0.5
foot-candles.
Signage. A freestanding monument sign plan in included on the building elevation
sheet (Sheet A203). Its intended location is to be the front lawn of the site, behind the
building setback lines. In this regard, it is recommended that the site plan (Sheet
C400) be modified to specify the proposed monument sign location.
The submitted building perspective and elevations illustrate a conceptual wall sign
location on the north fa�ade of the building. No size details have however, been
provided.
As a condition of conditional use permit approval, all signs erected upon the subject
site must meet applicable Sign Ordinance requirements and be subj ect to sign permit.
Unit Areas. Appropriately, detailed floor plans have been submitted which specify
unit sizes. According to the Zoning Ordinance, efficiency units within assisted living
facilities must have a minimum floor area of 440 square feet and must not exceed 20
percent of the number of apartments in the building.
The Ordinance further states that one-bedroom units within assisted living facilities
must have a minimum floor area of 520 square feet. Just 24 of the proposed first-
phase units are below the 520 square foot threshold, 14 of which are memory care
units, rather than assisted living units. As such, 10 of the 78 assisted living units
10
Planning Commission Agenda — 06/04/2019
(12.8%) are below that threshold, consistent with the maximum requirement of 20
percent.
Units within the senior living facility should conform with applicable minimum floor
area requirements of the Zoning Ordinance and Building Code. This issue is subject
to further review and recommendation by the City Building Official.
Grading, Drainage and Utilities. Issues related to grading, drainage and utilities
should be subj ect to review comment by the City Engineer. The City Engineering
Department has provided a comment letter relating to the site and utility plans.
B. ALTERNATIVE ACTIONS
L Motion to approve Resolution PC 2019-013 recommending approval of the
conditional use permit to allow an assisted living facility an R-4 District based on
findings in said resolution.
2. Motion to deny Resolution PC 2019-013 recommending approval of the
conditional use permit to allow an assisted living facility in an R-4 District.
Findings for denial should added as a part of this motion.
3. Motion to table action on the requested conditional use permit to allow an assisted
living facility in an R-4 District pending additional information as identified by
the Planning Commission and staff report.
C. STAFF RECOMMENDATION
The R-4 District makes a specific allowance for assisted living facilities as a
conditional use.
Staff recommends approval of the conditional use permit subj ect to the conditions
listed in Exhibit Z and based on the findings in the accompanying resolutions. As
noted in the report, the proposed project is consistent with the intent of the
Comprehensive Plan amendment and rezoning as recently adopted by the City
Council.
Although there are conditions included in staff's recommendation, those conditions
are considered minor adjustments to meet the technical requirements of the ordinance,
rather than significant land use issues. The major concerns, including use, building
height, density, traffic generation, and visibility at the intersection of County 39 and
Hart Boulevard have been addressed as a part of the project design.
It should be noted that the City's standard of review on Conditional Use Permit
requests is based in the presumption that the use is allowed, subj ect to the ability of
11
Planning Commission Agenda — 06/04/2019
the applicant to meet the conditions identified for the use in the ordinance, and other
reasonable conditions based on the location and setting. As noted, staff believes that
this threshold has been met, subject to compliance with the terms identified in Exhibit
Z.
D. SUPPORTING DATA
A. Resolution 2014-013
B. Subject Property Aerial Image
C. Applicant Narrative
D. Site Development Plans
E. Building Floor Plans
F. Exterior Elevations
G. City Engineer's Letter, dated May 30th, 2019
H. Wright County CSAH 39 Improvement Information
Z. Conditions of Approval
12
Planning Commission Agenda — 06/04/2019
EXHIBIT Z
Monticello Senior Living Facility
Conditional Use Permit
Lot 1, Block 2, Riverview Square
The site plan shall be modified to demonstrate that a total of 125 off-street parking
stalls can be provided upon the subject site, subject to review for modification of
requirements at the time of the second phase.
2. Phase 2 of the senior living facility shall be subj ect to conditional use permit
amendment processing.
3. All landscape areas upon the subject site shall be irrigated.
4. Building finish materials are found to be consistent with Ordinance requirements.
5. The Fire Marshal provide comment and recommendation regarding fire protection
issues/requirements for the building.
6. The applicants shall provide details related to waste storage and removal activities.
7. A photometric lighting plan shall be submitted subject to City review and approval.
8. The submitted site plan shall be modified to illustrate the proposed monument sign
location.
9. All signs erected upon the subj ect site shall meet applicable Sign Ordinance
requirements and be subj ect to sign permit.
10. Units within the senior living facility shall conform with applicable minimum floor
area requirements of the Zoning Ordinance and Building Code. This issue shall be
subj ect to further comment and recommendation by the City Building Official.
11. Compliance with the comments of the City Engineer's review letter, dated ,
2019.
12. To ensure that drop-off-pick and up activities will not disrupt two-way traffic
circulation, consideration be given to providing a designated (separate) drop-off/pick-
up lane beneath the proposed entrance canopy.
13. The developer shall execute the required proj ect development agreement, stormwater
maintenance agreement and encroachment agreement.
13
CITY OF MONTICELLO
WRIGHT COUNTY, MINNNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2019-013
Motion By: Seconded By:
RECOMENDING APPROVAL OF A CONDITIONAL USE PERMIT
FOR A SENIOR-ORIENTED MULTIPLE FAMILY BUILDING
CONSISTING OF 92 ASSISTED AND MEMORY-CARE UNITS
IN THE R-4, MEDIUM-HIGH DENSITY RESIDENTIAL DISTRICT
WHEREAS, the applicant has submitted a request to construct a 92-unit senior
housing project on a platted parcel in the R-4 District; and
WHEREAS, the site is zoned R-4, Medium-High Density Residential with a
designation upon its rezoning for senior-oriented housing and subject to the Mississippi
Wild and Scenic Recreational River Overlay District; and
WHEREAS, the proposed use and development are consistent with the
Comprehensive Land Use Plan designation of "Places to Live" for the site; and
WHEREAS, the applicants have provided materials documenting compliance with
the terms of the applicable zoning regulations related to land use, building height, parking
supply, traffic generation, landscaping building materials, and other project elements; and
WHEREAS, the uses are consistent with the intent and purpose of the R-4 zoning
district; and
WHEREAS, the uses will not create any unanticipated changes to the demand for
public services on or around the site; and
WHEREAS, the Planning Commission held a public hearing on June 4th, 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 proposed uses are consistent with the intent and purpose of the R-4,
Medium-High Density Residential Zoning District.
2. The proposed uses are consistent with the existing and future land uses in the
area in which they are located, serving as a transitional development between lower density
residential and commercial areas.
CITY OF MONTICELLO
WRIGHT COUNTY, MINNNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2019-013
3. The impacts of the improvements are those anticipated by the land use plan
and are addressed through standard review and ordinances as adopted.
4. The proposed senior housing project meets the intent and requirements of the
applicable zoning regulations, pursuant to the conditions attached to the Conditional Use
Permit, and listed below.
5. Parking, landscaping building materials, and other project elements are found
to be adequate based on the proposed improvements to the property.
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 Conditional Use Permit for Office use, subj ect to the
conditions listed in Exhibit Z as follows:
The site plan shall be modified to demonstrate that a total of 125 off-street parking
stalls can be provided upon the subject site, subject to review for modification of
requirements at the time of the second phase.
2. Phase 2 of the senior living facility shall be subject to conditional use permit
amendment processing.
3. All landscape areas upon the subject site shall be irrigated.
4. Building finish materials are found to be consistent with Ordinance requirements.
5. The Fire Marshal provide comment and recommendation regarding fire protection
issues/requirements for the building.
6. The applicants shall provide details related to waste storage and removal activities.
7. A photometric lighting plan shall be submitted subject to City review and approval.
8. The submitted site plan shall be modified to illustrate the proposed monument sign
location.
9. All signs erected upon the subj ect site shall meet applicable Sign Ordinance
requirements and be subj ect to sign permit.
10. Units within the senior living facility shall conform with applicable minimum floor
area requirements of the Zoning Ordinance and Building Code. This issue shall be
subj ect to further comment and recommendation by the City Building Official.
11. Compliance with the comments of the City Engineer's review letter, dated ,
2019.
2
CITY OF MONTICELLO
WRIGHT COUNTY, MINNNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2019-013
12. To ensure that drop-off-pick and up activities will not disrupt two-way traffic
circulation, consideration be given to providing a designated (separate) drop-off/pick-
up lane beneath the proposed entrance canopy.
13. The developer shall execute the required proj ect development agreement, stormwater
maintenance agreement and encroachment agreement.
ADOPTED this 4m day of June, 2019 by the Planning Commission of the City of
Monticello, Minnesota.
MONTICELLO PLANNING CONINIISSION
:
ATTEST:
Brad Fyle, Chair
Angela Schumann, Community Development Director
3
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Headwaters Development - Monticello Senior Livin� CUP Narrative
1 April 2019
From: Headwaters Development
# 1 The following describes the overall project summary.
The Proiecti:
The proposed senior living development will be managed by Ebenezer and will have 92 units in the
first phase with an additional 33 units planned for the second phase. The total units of assisted
living, independent living, and memory care suites will total 125 units. This would consist of
approximately 14 memory care units on the first level and a blend of 78 varying levels of assisted
living units on the first, second, and third levels. The rent structure is comparable to neighboring
facilities and other new campuses that are currently being constructed across the region.
The building will incorporate typical senior building amenities such as dining rooms, family dining
room, multi-purpose rooms, chapel, beauty shop, activity rooms, theater room, medical clinic space,
therapy, library, fitness room, spa room, pantry, management office and commercial kitchen. It will
also have underground parking.
This community doubles as the resident's homes as well as a community full of activity and care
provided by our operator. The operations of the building will be 24/7, although the majority of
activity occurs during the
The exterior of the three-story building will incorporate brick, stone and Hardi-type siding
(cementitious siding) with a sloping asphalt shingle roof. The building will be set back off of the two
adjacent streets with extensive landscaping, patios, gardens, walks and courtyards.
The Managementi Team - Ebenezer Senior Services:
Founded in 1917 by Minneapolis Lutherans to provide community-centered care far homeless older
adults and others in need, Ebenezer Senior Services programs and services today include:
• Independent Living (including condominiums, cooperatives and senior apartments)
• Assisted Living
• Memory Care
• Transitional and Long-term Care
• Adult and Intergenerational Day Programs
• Community-based Services
• Management and Consulting Services
• The Ebenezer Foundation
Part of Fairview Health Services since 1995, their combined resources and expertise offer access to a
full range of choices for vibrant senior living. In partnership with the University of Minnesota, they
are also part of an academic health system improving the patient's clinical experience, conducting
nation-leading research and achieving academic prominence.
Ebenezer will assist in analyzing the market, establishing a strategic marketing plan, producing sales
collateral, coordinating a public relations plan, and training sales staff. Through Ebenezer's system for
managing leads, maximizing sales, and monitoring programs to reach occupancy projections, the new
development hopes to exceed projected occupancy.
Ebenezer will provide effective on-site management as well as consulting services in all areas of
management. Ebenezer has proven that quality patient care and a positive bottom line can go hand-
in-hand. Ebenezer will also continue to assist Headwaters Development in evaluating the facilities'
strengths and weaknesses. In doing so, they will assess current programs, any service gaps, as well as
opportunities and threats in the external market environment. From this, recommendations far new
service options tailored to the needs of seniors will be developed and include an individualized
implementation plan.
#2 CUP Criteria:
(i) We expect a building and use like what is being proposed is advantageous to a community in
many ways. We anticipate, given the quality of building and operations that will go on
this site, values in surrounding properties at worst will stay neutral, and likely will
increase.
(ii) The senior community in no way will be detrimental to the health, safety, morals or welfare
of persons near the site, in fact, these factors will likely improve in the persons impacted
by this site.
(iii) The conditional use will in no way impede the narmal or orderly development of
surrounding property.
(iv) The proposed senior community will have minimal impact on the site and use of public
utilities or roads. The seniors will not use the roadways or utilities at peak times and the
overall usage is considerably lower than any other alternate use for this site.
(v) Sufficient on grade and below grad parking will be provided at the site. All loading spaces
and storage are adequately hiding from primary public view and will be incorporated into
the overall structure.
(vi) Great attention to detail has been made to make sure the building is aesthetically appealing
to the general public. Landscape will be eloquently groomed and maintained for the
public and the residents. Furthermore, most activity is ceased by 530/630pm in the
community, limiting noise and any congestion concerns.
(vii) The proposed use has coordinated in depth with civil engineers and architects to ensure
minimal impact to the existing site, proper erosion / water control and limited to no
erosion concerns.
(viii) The conditional use will adhere to any applicable additional criteria outlined by City
governing documents.
Employee countis:
The anticipated number of employees for the proposed Senior Living project will be approximately
50 employees (including full and part time positions). This will include an executive director, a
clinical services director, miY of RN's and/or LPN's, nursing assistants, and staff for activities,
marketing, dietary, housekeeping, maintenance and other administration.
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May 30, 2019
Matt Leonard
City Engineer/Public Works Director
City of Monticello
505 Walnut Street, Suite 1
Monticello, MN 55362
Re: Monticello Senior Living Site Plan Review
City Project No. 2019-100
WSB Project No. R-012792-000
Dear Mr. Leonard:
We have reviewed the civil plans and stormwater management plan dated April 1, 2019 as
prepared by Kimley-Horn and Associates, Inc. and offerthe following comments:
Site Plan
1. Wright County plans to re-stripe CSAH 39 in 2020 to include a center left turn lane from
Hart Blvd to the east in 2020. This will remove through left turning vehicles from the
current though lane to improve traffic flow, roadway efficiency and reduce rear-end
collisions. The center turn lane will also address the merging traffic issue on eastbound
CSAH 39 east of Hart Boulevard by reducing the thru lane traffic from two lanes to one
lane to accommodate a center left turn lane. Wright County's project also includes
pavement rehabilitation and it is not planned or warranted to include any intersection
improvements at Hart Blvd. The crash history at the intersection of County 39 and Hart
Boulevard does not pose a concern at this time. City staff will discuss with the County,
installation of dynamic speed signs or other devices to control speed if it is deemed
2
3
4
necessary.
Removal of the trees along CSAH 39 within the site, will likely improve sight lines at the
intersection of Hart Blvd.
It is not anticipated that there will be a need for turn lanes or other operational
improvements on Hart Boulevard based on the traffic generated from the site. The
proposed accessing spacing aligns with existing access points on the west side of Hart
Boulevard to aid in eliminating turning conflicts.
Include typical sections for the trail and parking areas including heavy duty concrete and
bituminous pavements.
5. The access drive along the site is to be used for fire truck access, staff will confirm if the
16-foot width is acceptable. The pavement design shall be provided and confirm that it is
adequate for fire truck loading. Detail should be provided as any impacts to the proposed
adjacent retaining wall.
K:\012792-000\Admin\Docs\040819 Submittal\Ltr-m-leonard Senior Living Review-053018.docx
Monticello Senior Living
May 30, 2019
Page 2
6. ADA compliant pedestrian ramps shall be constructed at the corner of Hart Blvd and
CSAH 39 where the proposed trail/sidewalk connects.
7. Show the existing utilities.
8. Label the boulevard widths between Hart Blvd and the proposed sidewalk. The maximum
boulevard grade is 4%.
Gradinq Plan
9. The existing home located on Hart Blvd immediately east of the site shows a ground
surface elevation of 931.3 according to the ALTA survey. The City design guidelines
require at least 2 feet of freeboard between the pond's HWL and the low opening of
adjacent homes. This requirement is currently not met and the applicant shall provide
solutions to meeting this requirement.
10. Label the HWL for the infiltration pond on the grading plan.
11. Label the EOF for the infiltration basin and the entrance to the underground parking area
on the plan sheet.
12. Provide the building basement elevation, the plan shows 953.03, which is incorrect and
higher than the FFE elevation.
13. Underground parking is proposed for the site and does not appear to have a positive
overland EOF route. Consideration shall be given in the design such that the garage
area will not be at risk of frequent flooding. It's recommended that trench drains, a sump
pump system and secondary containment of the 100 year runoff volume be considered in
the design.
14. Retaining walls over 4 feet in height require a railing at the top of the wall and shall be
designed and certified by a licensed professional engineer. The material type and color
should be identified.
15. Identify the slope grades in the green areas. City requires a maximum 4:1 slope.
16. A profile of the trail slope shall be provided and designed to meet comply with ADA
requirements.
17. ADA complaint sidewalk and pedestrian ramp grade details shall be shown to include
providing a 2% maximum cross slope for the pedestrian route across the proposed
driveways.
Storm Sewer Plan
18. Provide details on how existing storm sewer manhole (STR-25) will be modified given
grade changes and existing pipes to be removed/added.
19. All flared-end sections shall include grouted riprap per City specifications.
20. Sheet piling, per City detail 4008, shall be provided at the FES's entering the pond.
Monticello Senior Living
May 30, 2019
Page 3
Stormwater Manaqement Plan
21. Verify that the stormwater calculations include the future addition and any future parking
areas.
22. The regional stormwater pond that this site drains to was designed to provide an
infiltration volume for 2.2 acres of impervious from this site. This site proposes to add
2.073 acres of impervious, therefore the water quality requirements from this site are met
with the use of the regional pond.
23. The site design must incorporate rate control onsite to match existing rates. The applicant
is proposing the use of an infiltration basin in the southeast corner of the site to meet rate
control. An overall rate reduction from the site is met.
24. Pretreatment is required prior to discharge into an infiltration basin. A sump manhole is
proposed at STR-14 however the 4-foot sump depth should be based on the outlet
elevation to the pond (SE).
25. An infiltration rate of 0.45 inches per hour has been used in the pond calculations, this
equates to an allowable infiltration depth of 1.8 feet in 48 hours. The basin depth of 1.0
feet will drawdown within 48 hours.
26. Soil classifications from the geotechnical investigation can be used for preliminary design
purposes, however confirmation infiltration testing of the constructed systems will be
required.
27. Soils that have infiltration rates greater than 8.3 inches per hour must be amended to
slow the infiltration rate below 8.3 inches per hour, per the CSWGP.
28. Provide rational method calculations confirming adequacy of the storm sewer design for
the 10-year storm event and connection to the existing storm sewer system. Calculations
should adhere to the following guidelines:
a. The rational method runoff coefficient (c) is designated by land use and should
be assigned a value no less than 0.7.
b. Minimum allowable velocity in closed conduit = 3.0 fps
c. Maximum allowable velocity in closed conduit = 12.0 fps
29. An NPDES/SDS Construction Storm Water General Permit (CSWGP) shall be provided
with the grading permit or with the building permit application for review, prior to
construction commencing.
30. A stormwater maintenance agreement will be required. A template will be provided to the
applicant.
HvdroCAD Model
31. Update model for existing and proposed conditions using Atlas 14 storm events with an
MSE3 type distribution 2-yr (2.84"), 10-yr (4.22"), 100-yr (6.87"), 10-day snowmelt (7.2")
Monticello Senior Living
May 30, 2019
Page 4
32. In the HydroCAD model the directly connected impervious should be modeled as
separate, not a weighted CN.
33. HydroCAD model area for existing (5.020 acres) and proposed (5.995 acres) do not
match, please revise to model the same areas.
34. Existing HydroCAD model uses C soils and the proposed model is using B soils. Please
confirm the soil type and make it consistent for both models.
35. HydroCAD model, Pond 4P the 48" grate device's invert elevation is inaccurate please
correct this.
36. HydroCAD model, add a starting elevation for Pond 4P to reflect the elevation of the
outlet pipe.
Utilitv Plan
37. The plans call for excavating into Hart Blvd to tie into the existing watermain and
extending two new 8-inch water services to the site. Confirm that the existing 6-inch
watermain stubs to the site cannot be utilized to maintain adequate pressures and fire
flows. The applicant indicated that a fire flow test was completed to determine this.
38. The applicant's engineer has indicated that the sanitary sewer connections are proposed
to connect to the existing sanitary sewer to the rear of the lot and not extend from Hart
Boulevard as shown on the plans. Further review comments will be provided once the
plans are updated. An outside drop section per City detail plate 3002 shall be provided in
the plans forthese connections.
39. Identify the existing sanitary sewer manhole modifications due to grade changes. It
appears the manhole along CSAH 39 will be located in the proposed trail.
40. A note should be added to the plans that the City will not be responsible for any
additional costs incurred that is associated with variations in the utility as-built elevations.
These elevations shall be verified in the field prior to construction.
41. The contractor shall apply for a utility excavation permit from Public Works prior to
connecting to or modifications to City utilities.
42. Irrigation plans should be providing with the building permit submittal for review.
Civil Details
43. Include MnDOT pedestrian ramp details.
44. Include outside drop section for sanitary manhole detail no. 3002.
45. Include trash guard for end section detail plate no. 4007
46. Include piling for flared end section detail plate no. 4008
47. Include "utility excavation in city streets 5 years or older" detail plate no. 7006 for street
patching if determined necessary based on watermain connection needs as noted above.
Monticello Senior Living
May 30, 2019
Page 5
Erosion and Sediment Control Plan/SWPPP
48. For the proposed infiltration area, include information in the SWPPP that the infiltration
area will not be excavated to final grade until the contributing drainage area has been
stabilized. In addition, rigorous erosion prevention and sediment controls must be
implemented to keep all runoff and sediment out of the infiltration practice. (Part 16.4)
49. Include estimated quantities for all proposed temporary and permanent erosion and
sediment control practices. (Part 5.7)
50. Specify what type of erosion control blanket is proposed on the plan sheets. (Part 5.5)
51. Provide detail for proposed check dams. (Part 5.5)
52. Specify temporary and permanent stabilization methods for all exposed soils on the plan
sheets. (Part 5.5)
53. Specify how the normal wetted perimeter of the last 200 feet of the temporary or
permanent drainage ditch or swale will be stabilized within 24 hours of connecting to a
surface water or property edge in the plan sheets. (Part 8.6)
54. Specify in the SWPPP that the dewatering plan must include BMPs to prevent sediment
transport, erosion, and adverse impacts to downstream receiving waters. In addition, the
dewatering plan must include any specific chemical treatments that will be used. (Part
10.2-10.5)
55. Specify maintenance and inspection requirements to be consistent with the NPDES CSW
Permit Parts 11.2-11.11 in the SWPPP. (Part 11.2-11.11)
56. Add inlet protection to the catch basins on west side of Hart Blvd adjacent fronting the
site.
57. Add perimeter protection such as bioroll around infiltration basin.
58. The proposed development falls within the DNR Wild and Scenic River District for the
Mississippi River and must incorporate best management practices (BMPs) in
accordance with the NPDES/SDS stormwater permit for construction and be identified in
the SWPPP.
Landscape Plan
59. Proposed landscaping shall be adjusted so that it does not block the EOF route and not
interfere with access and maintenance of existing and proposed utilities. Confirm that the
proposed landscaping onsite along CSAH 39 will provide adequate sight lines for
vehicles existing Hart Boulevard into CSAH 39.
Other
60. Add a note that all construction shall conform to the City's General Specifications and
Standard Detail Plates for Street and Utility Construction, dated April 2017, located on the
City's website, Engineering Department.
Monticello Senior Living
May 30, 2019
Page 6
61. The applicant shall enter into an encroachment agreement for the retaining wall and fire
access drive that is proposed within the drainage and utility easement. The City will
provide the agreement for the applicant's review.
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
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Wright County
Highway Department
3600 Braddock Ave NE
Buffalo, MN 55313
Ph:�763)682-7383
Fax:�763)682-7313
VIRGIL HAWKINS, P.E.
Highway Engineer
CHAD HAUSMANN, P.E.
Assistant Highway Engr.
STEVE MEYER
Maintenance
Superintendent
JEREMY CARLSON, P.L.S.
Right-of-W ay Agent
SARA BUERMANN, P.E.
Traffic Engineer
Apri12019
RE: CSAH 39 – PAVEMENT PRESERVATION AND RESTRIPING
Wright County applied for and was selected to receive Highway Safety Improvement funding for
safety improvements along the CSAH 39 corridor from Hart Blvd in Monricello to O'Dean Ave NE
in Otsego. Work will include pavement preservation and re-striping for a continuous two-way center
left-turn lane (TWLTL). The project will also include minor widening at intersecrions to maintain
e�sting right-turn lanes. All work will be done within the e�sting right-of-way.
The conrinuous TWLTL will provide spatial separation between opposing lanes of traffic, reducing
head on collisions. In addition, due to the density of driveways, restriping will also remove left
turning vehicles from the through lane; improving flow, road efficiency and reducing rear-end
collisions.
Fx;ISTIMG CSAH 35 TYPICAL SECTICN
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. f�i<�}�'C}StD CSAH 3� �YPICAL �ECT;(iN �
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StiLD• 7HRU W�IE ��FFER L.A'hIE iHRU lANE ��p�
* 1a' wlp1� A1 RICHT TURN La.NES
The work east of CSAH 19 to O'Dean Ave NE will begin late summer 2019 and will be done under
traffic. Motorists may encounter delays as the road is reduced intermittently to a single lane during
daytime hours.
Work will continue west of CSAH 19 in 2020. The more ea�tensive pavement preservation project
will require a detour in 2020.
If there are any questions, please contact Chad Hausmann, Assistant Highway Engineer,
cl�ausmann(a�co.wright.mn.us, 763-682-7387.
An Equal Opportunity Employer
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Planning Commission Agenda — 6/04/2019
3A. Consideration of a reauest for a simple subdivision of an existing parcel and
concurrent administrative lot combination in an adiustment to an existin� lot line.
Applicant: SPO LLC (NAC)
Property:
Planning Case Number:
Legal: Outlot B, River Mill
2019 - 016
A. REFERENCE & BACKGROUND
Request(s): Subdivision of a parcel (and a concurrent lot
combination of the parcel to an adjoining lot) adjusting
the location of a lot line between two existing parcels.
Deadline for Decision:
Land Use Designation:
Zoning Designation:
Overlays/Environmental
Regulations Applicable:
Current Site Use:
Surrounding Land Uses:
North:
East:
South:
Places to Shop
B-2 Limited Business and B-3, Highway Business
District
The purpose of the `B-2" limited business district is to
provide for low intensity retail or service outlets which
deal directly with the customer for whom the goods or
services are furnished. The uses allowed in this district
are to provide goods and services on a limited
community market scale and located in areas which are
well served by collector or arterial street facilities at the
edge of residential districts,
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.
Mississippi Wild and Scenic Recreational River District
Vacant/Bar-Restaurant
Two-Family Residential
Commercial
East Broadway - I-94
Planning Commission Agenda — 6/04/2019
West: Commercial
Project Description: The applicant's property consists of a parcel of
approximately one acre in size, which is platted as
Outlot A and Outlot B of River Mill. The southernmost
of these two outlots (Outlot A) has no frontage on any
public street, and can only be developed in connection
to the development of Outlot A. The south boundary
line of Outlot B j ogs near its midpoint, and the property
owner to the south has constructed a fence that
encroaches onto the applicant's property. The applicant
proposes to subdivide the narrow strip of the lot that
contains the fence, which would then be concurrently
joined to the adjoining property (Hawk's Bar).
ANALYSIS
The Subdivision Ordinance, in Section 11-1-7, provides for simple
subdivision of lots that are currently platted and do not create more than one
new building lot. The Ordinance allows for such "simple subdivisions" to
proceed without requiring a full plat or the normal public hearing
requirements that larger subdivisions entail.
Such subdivisions result in a"metes and bounds" description, essentially
describing parts of the underlying platted lots. Occasionally, the County
Recorder determines that the new descriptions are not recordable. While staff
does not anticipate that likelihood in this case, in that were to occur, a plat
would be required, and the applicants would need to reapply for a platted
subdivision.
The proposed subdivision would create, temporarily, a parcel that is 60 feet in
length, and between 1.0 and 1.4 feet in width — a total of approximately 72
square feet. This strip of land is at the rear of the subject property, and does
not affect street frontage for either property. The applicants would convey
this narrow strip which would then be joined to the abutting property,
resulting in the existing fence being shifted to the owner of the property to the
south. Neither the B-2 nor the B-3 District have minimum lot area
requirements, and as such, the transfer of 72 square feet will not impact
zoning compliance.
2
Planning Commission Agenda — 6/04/2019
B. ALTERNATIVE ACTIONS
L Motion to adopt Resolution No. PC 2019-014, recommending approval of the
simple subdivision and lot combination of Outlot B, River Mill, subj ect to the
conditions in Exhibit Z.
2. Motion to deny adoption of Resolution No. PC 2019-014, based on findings to be
cited at the Planning Commission meeting.
3. Motion to table action on the request, subj ect to additional information from staff
or the applicant.
C. STAFF RECOMMENDATION
Staff recommends approval of the subdivision and lot combination, based on findings
that the proposed subdivision is consistent with the Comprehensive Plan and does not
impact requirements of the Zoning Ordinance for either subj ect property, as well as
compliance with the conditions identified in Exhibit Z.
D. SUPPORTING DATA
A. Resolution PC 2019-014
B. Aerial Image of Subject Site
C. Exhibit of Simple Subdivision and Combination Area
D. Legal Descriptions
a. Current Legal Description, Southerly Parcel
b. Proposed Legal Description, Northerly Parcel
c. Proposed Legal Description, Northerly Parcel
Z. Conditions of Approval
EXHIBIT Z
Simple Subdivision
Outlots A and B, River Mill
Conditions of approval for the proposed Simple Subdivision and Lot Combination:
1. Combination and recording of the subdivided strip of land to the adjoining property to
the south, concurrent with recording of the subdivision.
2. In the event the County rejects the descriptions of the metes and bounds subdivision,
the applicant will need to re-apply and utilize a formal plat process.
3. Compliance with the requirements of the City Engineer as identified.
Date:
Motion By:
Planning Commission Agenda — 06/OS/2019
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
RESOLUTION NO.
Resolution No.
Seconded By:
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF MONTICELLO RECOMMENDING APPROVAL
OF THE SIMPLE SUBDIVISION AND LOT COMBINATION OF
OUTLOT B, RIVER MILL
WHEREAS, the applicant is the owner of two parcels consisting of Outlots A and B, Riverl
Mill; and
WHEREAS, the subj ect property (Outlot B) has no public street frontage; and
WHEREAS, the applicant proposes to subdivide the subject Outlot B into two lots for the
purpose of transferring a portion to the neighboring property to the south; and
WHEREAS, the subj ect property is zoned B-2 and the adj oining lot B-3, and the proposed
lots will continue to meet the applicable zoning requirements; and
WHEREAS, the proposed subdivision qualifies for a simple subdivision process under the
terms of the Monticello Subdivision Ordinance; and
WHEREAS, the Planning Commission considered the matter at its regular meeting on June
4th 2019, 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 proposed subdivision is consistent with the intent of the Monticello
Comprehensive Plan.
2. The proposed subdivision creates lots that will continue to meet the requirements of
the Monticello Zoning Ordinance.
Planning Commission Agenda — 06/OS/2019
3. The proposed subdivision qualifies as a"simple subdivision" under the terms of the
Monticello Subdivision Ordinance for purposes of processing.
4. The proposed subdivision, with the concurrent lot combination, will make the
existing fence a more conforming condition.
5. The proposed subdivision will not create undue burdens on public systems, including
streets and utilities.
NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of
Monticello, Minnesota, that the proposed subdivision is hereby recommended for approval,
subj ect to the conditions found in Exhibit Z of the staff report on the matter, as follows:
1. Combination and recording of the subdivided strip of land to the adjoining property to
the south, concurrent with recording of the subdivision.
2. In the event the County rejects the descriptions of the metes and bounds subdivision,
the applicant will need to re-apply and utilize a formal plat process.
3. Compliance with the requirements of the City Engineer as identified.
ADOPTED this 4m day of June, 2019, by the Planning Commission of the City of
Monticello, Minnesota.
MONTICELLO PLANNING COMMISSION
:
ATTEST:
Brad Fyle, Chair
Angela Schumann, Community Development Director
2
Planning Commission Agenda — 06/OS/2019
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Proposed Fencing Easement:
That part of Outlot B, RIVER M�LL, Wright County, Minnesota described as follow:
Beginning at the Southwest corner of said Outlot B; thence easterly along the South
line of said Outlot a distance of 65.00 feet; thence northeriy at a right angle a
distance of 2.00 feet; thence westerly to a poi�t on the bVest line of said Outlot B
distant 1.00 feet North of said Southwest corner; thence southeriy along said West
line a distance of 1.00 feet to ihe Point of Beginning.
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EASEMENT EXHIBIT
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LEGAL DESCRIPTION FOR HAWK'S SPORTS BAR, INC.
Parcel A (PID 155-500-182301)
That part of the Northwest Quarter of Section 18, Township 121, Range 24, Wright County,
Minnesota described as follows:
Commencing at the southwest corner of said Northwest Quarter; thence North
along the West line of said Northwest Quarter, a distance of 1115.61 feet to the
northerly right of way line of Wright County Highway No. 75 being a point
distant 75.00 feet North of the centerline of said Wright County Highway No. 75
as measured at right angle from said centerline, said point being the point of
beginning of the land to be described; thence continue North along said West
line, a distance of 200.00 feet; thence East parallel with the South line of
Government Lot 4 of said Section l 8, a distance of 100 feet; thence South
parallel with said West line of the Northwest Quarter, a distance of 200.00 feet;
thence West parallel with said South line of Government Lot 4, a distance of
100.00 feet to the point of beginning.
and
Lot l 6, Auditor's Subdivision No. 1 lying Northerly of Highway 75, according to plat on
Cle and of record in the Office of the County Recorder, in and for the County of Wright,
State of Miruiesota. Located in Section 13, Township 121, Range 25.
Schedule A Legal Description
Outlot A and B, River Mill, according to the plat thereof on file and of record in the office of the County Recorder,
Wright County, State of Minnesota, excepting therefrom the following parcel:
That part of Outlot B, RIVER MILL, Wright County, Minnesota, described as follows: Seginning at the Southwest
corner of said Outlot B; thence easterly along the South line of said Outlot a distance of 65.00 feet; thence northerly at
a right angle a distance of 2.00 feet; thence westerly to a point on the West line of said Outlot B distant 1.00 feet North
of said Southwest corner; thence southerly along said West line a distance of 1.00 fee# to the Point of Beginning.
WARt�'ING • UNAUTHORIZED COPYING OF THIS FORM PROHIBITED
��E����l� .� ��g�� ����E iptic�n
Thaf part of the fVorthwest Quarter of Section 'i8, Township i2 i, Range 24, 1�Vright Counfy, i�innesoYa oiescribed as
follows: Commencing at the southwest corner of said Northvvest Quarter; thence North along the West line of said
I�orthwest Quarter, a distance of 1 i 15.61 feet to the northerly right of way line of Wright County Highway No. 75 being
a peint distant 75.00 feet North oi the centerline of said Wrighf County Highway No. 75 as measured at right angle
from said centerline, said point being the point of beginning of the land to be described; thence continue North along
said Wesf line, a distance of 200.00 feet; thence East parallel with the South line of Government Lot 4 of said Section
18, a distance of 100 feet; thence South parallel with said VVest line of the fVorthwest Quarter, a distance of 200.00
feet; thence UUest parailei with said South line of Government Lot 4, a distance of 100.00 feet to the point of
beginning.
AND
Lof 16, Auditor's Subdi��ision i�o. i lying I�orfheriy of Nlghv✓2y 75, according to plat on file and of record in the Office
of the County Recorder, in and for the County of 1Nright, State of Ninnesota. Located in Section 13, Township 121,
Range 25.
Also, that part ofi Outiot B, R!VER MILL, 1!t�rigi�f Count��, Aninnesota, described as fallows: Begin�ing at the Southwest
comer of said Outlot B; thence easterl;� along the South line oY saiQ C7utiot Q c;istance or 65.OG feeY; iY�ence narihe� ly ai
a nght angie a distance of 2 00 feet, thence westeriy to a pomt on Yhe 1Nest line of sai� Outlot B distant 1.00 feet tJorth
of saiQ Southvvest cornei� 2hence southeriy along said VVest line a distance ofi i.�0 feet fo the Poinf of Beginning.
Y��<iRi�lNG - Ui,���.0 i HORiLcC� C�P`.'ING 0� THIS ��`RI�" PF,OH1817ED
3B.
A.
B.
C.
Planning Commission Agenda — 06/04/19
Consideration of Recommendation for Appointment of Planning
Commissioner (AS)
REFERENCE AND BACKGROUND:
Pending the outcome of interview of potential candidates, the Planning
Commission is asked to consider recommendation on the appointment for the
vacant position on the Commission.
Prior to the regular meeting, the Commission will have had the opportunity to
interview candidate(s) for the position. The recommended candidate will serve
the balance of former Commissioner Fyle's term through 2019. A listing of the
current terms is provided below for reference. The Commissioner's terms are
staggered in three year increments.
COMMISSIONS/BOARDS NAME
Planning Commission
(3-year staggered terms)
Katie Peterson
VACANT
Mark Simpson
John Alsted
Sam Murdoff
Charlotte Gabler
TERM
3 yr
3 yr
3 yr
3 yr
3 yr
Council liaison
EXPIRES
12/2021
12/2019
12/2019
12/2020
12/2020
If the Commission chooses to recommend an appointment, the Commission's
recommendation will be forwarded to the City Council on June lOm. An
alternative action to table action is also included if the Commission needs
additional time to interview candidates.
Planning Commission will note that the election of a chair will need to occur as a
first agenda priority in July, 2019.
ALTERNATIVE ACTIONS:
1
2
Motion to recommend appointment of to fill out the
remainder of a three year term on the Planning Commission.
Motion to table action on a recommendation for appointment at this time.
STAFF RECOMMENDATION
Staff defers to the Commission on matters of appointment.
D. SUPPORTING DATA:
A. City Code Title 2, Chapter 1- Planning Commission
SECTION:
2-1-1:
CHAPTER 1
PLANNING CONINIISSION
Name of the Commission
2-1-2: Authorization
2-1-3: Membership
2-1-4: Term of Office
2-1-5:
2-1-6:
2-1-7:
2-1-8:
2-1-9:
2-1-10
2-1-11
2-1-12
2-1-1
Attendance
Vacancy
Officers
Meetings
Quorum
Duties of the Commission
Amendments
Compensation
NAME OF THE COMMISSION: The name of the organization shall be the
Monticello Planning Commission.
2-1-2: AUTHORIZATION: The authorization for the establishment of this commission
is set forth under Minnesota Statutes, Section 462, Municipal Planning Enabling
Act. The planning commission is hereby designated the planning agency of the
City pursuant to the Municipal Planning Act.
2-1-3: MEMBERSHIP: The Planning Commission shall consist of five members
appointed by the Council. All members shall be residents of the City of
Monticello and shall have equal rights and privileges.
2-1-4: TERM OF OFFICE:
(A) Appointments. All members shall be appointed for three year terms
ending on December 315t of a given year; however, said term may be
terminated earlier by the Council. Terms shall be staggered so that no
more than two members' terms shall expire in a given year. Said terms are
to commence on the day of appointment by Council. Every appointed
member shall, before entering upon the discharge of his duties, take an
oath that he/she will faithfully discharge the duties of office.
(B) Renewals. When an expiring member's term is up, such member may be
reappointed by Council with the effective date of the new term beginning
on the first day of the next year following the expiration.
MONTICELLO CITY CODE TTTLE 2/ Cl�apter 1/ Page 1
2-1-5: ATTENDANCE: It is the City Council's intention to encourage Planning
Commission members to attend all Planning Commission meetings. Should any
Planning Commission member be absent for more than three meetings in a
calendar year, that member may be subject to replacement by the City Council.
2-1-6: VACANCY: Any vacancy in the regular or at-large membership shall be filled
by the City Council, and such appointee shall serve for the unexpired term so
filled.
2-1-7: OFFICERS :
(A) Elections. The City Planning Commission shall elect at its January
meeting from its membership a chair, vice chair, and a secretary who shall
serve for a term of one year and shall have such powers as may be
prescribed in the rules of said Commission.
(B) Duties of Chair. The chair shall preside at all meetings of the Planning
Commission and shall have the duties normally conferred and
parliamentary usage of such officers.
(C) Duties of Vice Chair. The vice chair shall act for the chair in his absence.
(D) Duties of Secretarv. A secretary may be appointed who is not a member
of the Planning Commission but can be employed as a member of city
staff. The secretary shall keep the minutes and records of the
Commission; and with the assistance of staff as is available shall prepare
the agenda of the regular and special meetings for Commission members,
arrange proper and legal notice of hearings when necessary, attend to
correspondence of the Commission, and handle other duties as are
normally carried out by a secretary.
2-1-8: MEETINGS:
(A) The Planning Commission shall hold at least one regular meeting each
month. This meeting shall be held on the first Tuesday. Regular meetings
shall commence at 6:00 p.m. Hearings shall be heard as soon thereafter as
possible. The Planning Commission shall adopt rules for the transaction
of business and shall keep a record of its resolutions, transactions, and
findings, which record shall be a public record. The meeting shall be open
to the general public.
(B) In the event of conflict for a regularly-scheduled meeting date, a majority
at any meeting may change the date, time and location of the meeting.
(C) Special meetings may be called by the Chair or two members of the
Planning Commission together, as needed, and shall be coordinated with
MONTICELLO CITY CODE TTTLE 2/ Cl�apter 1/ Page 2
city staff.
2-1-9: QUORUM: A majority of all voting Planning Commission members shall
constitute a quorum for the transaction of business.
2-1-10: DUTIES OF THE COMMISSION: The Commission has the powers and duties
assigned to it under Minnesota Statutes, Section 462, Municipal Planning
Enabling Act, by this Code, and state law.
2-1-1 L AMENDMENTS: This ordinance may be amended as recommended by the
majority vote of the existing membership of the Planning Commission and only
after maj ority vote of the City Council.
2-1-12: COMPENSATION: Compensation of inembers of the Commission shall be as
set forth in City Code for Fee Schedule.
(#336, 11/22/99) (#337, 1/10/11) (#593, 3/10/14)
(#607, 1/26/15)
MONTICELLO CITY CODE TTTLE 2/ Cl�apter 1/ Page 3
Planning Commission Agenda - 06/04/19
3D. Communitv Development Director's Report
Council Action on Commission Recommendations
Consideration of a Request for Amendment to PUD and Development Sta�e
PUD, and Preliminary Plat for the Development of Spirit Hills South, a 48 unit
Sin�le Familv Residential in an R-A (Residential Amenities) District
Applicant: R.W. Land Holdin�s, LLC
City Council unanimously approved the requests on May 28th, 2019. The developer
will now be required to submit for final stage PUD and final plat.
Planning Commission will note that the City received a formal comment letter
requiring the installation of a left by pass lane or left turn lane from Fenning into
the development. The updated staff report with information on this item can be
found here: https://www.ci.monticello.mn.us/vertical/sites/%7846185197-6086-
4078 ADDC-OF3918715C4C%7D/uploads/4B_Spirit Hills CCA. pdf
Consideration to approve Ordinance No. 721 and Summarv Ordinance No.
721A for amendments to the Monticello Zonin� Ordinance as related to Self-
Stora�e uses, Ordinance No. 722, an amendment to the Spaeth Industrial Park
Planned Unit Development District, and development contract for the Spaeth
Industrial Park Planned Unit Development. Applicant: Ken Spaeth.
City Council approved these requests on May 28th, 2019 in a 4-1 vote, with Mayor
Stumpf voting in opposition. Mayor Stumpf indicated his preference for additional
study on the use and its impact on industrial districts.
Monticello 2040 Community Vision & Comprehensive Plan Update
The City Council has authorized staff to proceed in negotiating a final scope of work and
contract with The Lakota Group/WSB consulting team for the Vision and Comprehensive
Plan project. Staff anticipates the final contract to be back before the Council at their
second meeting in June.
Highway 25 Coalition
The Highway 25 Coalition met on Thursday, May 30th and has authorized moving forward
with a request for proposal to hire a third-party facilitator to help guide the group forward
in discussing regional planning initiatives, including transportation.
The decision was based on the information gained from discussing similar projects with
Federal Highway Administration and MnDOT. The environmental process for a river
crossing is time-consuming expensive and will consider all location options, including
those not identified in the initial Highway 25 transportation study. Given the research, the
Coalition agreed that before entering into the environmental review process, it would be
beneficial to work with a facilitator to determine shared goals and progress toward a
Planning Commission Agenda - 06/04/19
regional land use plan that will serve as a foundation for future decisions, including
transportation alternatives. This will hopefully help to avoid a costly and time-consuming
process resulting in a no-progress scenario.
A copy of the presentation prepared for the decision can be found at:
https://www.ci.monticello.mn.us/vertical/sites/%7B46185197-6086-4078-ADDC-
OF3918715C4C%7D/uploads/2019-OS-28 CD rev TH25 Re�ional Plannin .� v3.pdf
Planning Commission Training
The Planning Commission will be asked to participate in a Land Use basics refresher
once a final appointment has been made for the vacant position. City Planner Steve
Grittman will be providing the training course in July. Meeting date is to be determined.
Volunteer Picnic
Please see attached flyer for details. All are welcome!
2
Jacob Thunander
From:
Sent:
To:
Subject:
Land Use Planning <events@mngts.org>
Thursday, May 16, 2019 11:01 AM
Info
Planning for Summer?
1
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In-Person Workshops
May 29
Makin� Sound Decisions for Your
Communitv
Worthington
Time: 3PM - 8PM (Check-In at 2:30 PM)
Cost: $150.00 (Includes Dinner)
June 6
Basics of Plannin� and Zonin�
Mankato
���•
Virtual AND In-Person Workshops
i
June 18
Economic Development Basics
Golden Valley
Time: 1PM - 4PM (Check-In at 12:30 PM)
Costs: $50.00 Virtual/$65 In-Person
June 25
Public Participation Techniques
Rochester
Time: 9 AM - 4 PM (Check-In at 8:30 AM) Time: 1PM - 4PM (Check-In at 12:30 PM)
Costs: $150.00 (Includes Lunch) Costs: $50.00 Virtual/$65 In-Person
**$250 if you register for both the June 6
and the June 20 courses - save $50!**
June 20
Bevond the Basics
Mankato
Time: 9AM - 4PM(Check-In at 8:30 AM)
Costs: $150.00 (Includes Lunch)
**$250 if you register for both the June 6
and the June 20 courses - save $50!**
July 10
Mana�in� Risk
Saint Paul
Time: 1PM - 4PM (Check-In at 12:30 PM)
Costs: $65.00
Register for One or Many!
To Learn More About these Courses, Click Below!
LEARN MORE!
Special Thanks to our 2019 Gold Sponsors!
� T I E R N E Y Sou rcewel I�
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�age. Inspire. Inform.
GTS Educational Events � 1380 Energy Lane, Ste. 206, St. Paul, MN 55108
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� As a BIG THANK YOU...
City of Monticello volunteers and their
families are invited to join us for a picnic at
Ellison Park!
Rain or Shine
Please RSVP with number attending to
HF'@ci.monticello.mn.us by June 24th
CITY OF
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,