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Planning Commission Agenda 01-07-2020AGENDA REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, January 7th, 2020 - 6:15 p.m. Mississippi Room, Monticello Community Center Commissioners: Sam Murdoff, John Alstad, Paul Konsor, and Alison Zimpfer Council Liaison: Charlotte Gabler Staff: Angela Schumann, Steve Grittman (NAC), Jacob Thunander, Ron Hackenmueller 1. General Business A. Call to Order B. Consideration of approving minutes a. Regular Meeting Minutes — December 3rd, 2019 b. Special Meeting Minutes — December 3rd, 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 administrative lot combination and rezoning to M-H (Manufactured Home Park). Applicant: Kjellberg Inc.-Kent Kjellberg, President B. Public Hearing — Consideration of a request for Comprehensive Plan Amendment from Places to Shop to Places to Live, Preliminary Plat for Monticello Business Center 7th Addition, Development Stage PUD and rezoning to Planned Unit Development. Applicant: KentKjellberg 3. Regular Agenda A. Consideration of the Community Development Directors Report 4. Added Items 5. Adjournment MINUTE S SPECIAL MEETING - MONTICELLO CITY COUNCIL & PLANNING COMMISSION Tuesday, December 3rd, 2019 — 4:30 p.m. Academy Room, Monticello Community Center Council Members Present: Jim Davidson and Charlotte Gabler Council Members Absent: Mayor Brian Stumpf, Bill Fair, and Lloyd Hilgart Commissioners Present: Sam Murdoff, Marc Simpson, John Alstad, Paul Konsor, and Alison Zimpfer Staff Present: Angela Schumann, Steve Grittman (NAC), Ron Hackenmueller 1. General Business A. Call to Order Sam Murdoff called the Special Joint Meeting of the Planning Commission and City Council to order at 430 p.m. 2. Regular Agenda A. Consideration of a Concept Sta�e Planned Unit Development proposal for a buildin� addition on two lots in the IBC (Industrial and Business Campus) District Applicant: Ultra Machinin� Company Angela Schumann introduced the meeting to the boards, staff, and UMC representatives. Steve Grittman reviewed the staff report. It was noted that a Planned Unit Development would be needed to facilitate the proj ect. The reason the proj ect would require a PUD is because there is a lot line that divides the new addition from the existing addition. Also, a PUD would also consider the height of the building, which is expected to fluctuate between 40 and 50 feet. In an industrial district, the maximum height is 30 feet. Grittman explained that the purpose of the Concept Stage PUD is to provide the applicant with feedback to be able to make a Development Stage PUD application. Grittman explained that the comprehensive plan designation was consistent with the use the applicant was proposing. It was also noted that the site plan demonstrated adequate parking. Grittman opened the meeting for comment from the Commissioners. Discussion regarding the two parcels and the ability to combine the parcels to avoid the PUD. Grittman explained that it was possible to combine the lots, but a plat or other zoning actions would be necessary. Discussion also occurred regarding subdividing the parcels if they were to combine them and then need to split them again in the future. It was noted that no Wild and Scenic District, Shoreland, or wetlands were present on the site. Planning Commission Minutes (Joint Meering) — December 3, 2019 Page 1�2 It was understood that any future expansion of the buildings after the expansion of UMC would require a PUD amendment. Building materials were also discussed. Grittman responded that the applicant has indicated a mix of materials such as architectural metal, tip up concrete panels, and window treatment. Stormwater discussion pursued. The applicant noted that they would utilize an existing pond on site for most of their stormwater. A landscaping plan and photometric would be supplied at a future land use application. Grittman opened the discussion to the applicants to speak. Tim Dolan, Decklan Group, noted the importance of receiving valuable feedback prior to an official land use application. The timeline for the project to commence would be in March or April with a December 2020 Certificate of Occupancy. It was explained that the existing building would be kept up and re-painted to match the new building. UMC also has been making renovations to their existing building such as installing mechanical equipment and equipment upgrades. Interior space design was discussed. Sam Murdoff wanted to make sure that the applicant ensures that access points would be adequate. Surrounding land uses and future projected businesses were discussed for the area. 3. Adjournment SAM MURDOFF MOVED TO ADJOURN THE MEETING AT 5:14 P.M. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED, 7-0. Recorder: Jacob Thunander Approved: January 7th, 2020 Attest: Angela Schumann, Community Development Director Planning Commission Minutes (Joint Meering) — December 3, 2019 Page 2�2 MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, December 3rd, 2019 - 6:15 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Sam Murdoff, Marc Simpson, John Alstad, Paul Konsor, and Alison Zimpfer Council Liaison Present: Charlotte Gabler Staff Present: Angela Schumann, Steve Grittman (NAC), Ron Hackenmueller 1. General Business A. Call to Order Sam Murdoff called the Regular Meeting of the Monticello Planning Commission to order at 6:15 p.m. B. Consideration of approvin� minutes a. Re�ular Meetin� Minutes — November 4th, 2019 MARC SIMPSON MOVED TO APPROVE THE REGULAR MEETING MINUTES OF NOVEMBER 4TH, 2019. JOHN ALSTAD SECONDED THE MOTION. MOTION CARR�D, 5-0. C. Citizen Comments None. D. Consideration of addin� items to the a�enda Angela Schumann requested adding two items after 3B. The items consisted of 1) Formal recognition of Commissioner Marc Simpson for his service on the Planning Commission and to the City of Monticello and 2) Appointment of commissioners for expiring terms for 3-year terms beginning 2020. E. Consideration to approve a�enda JOHN ALSTAD MOVED TO APPROVE AGENDA. PAUL KONSOR SECONDED THE MOTION. MOTION CARR�D, 5-0. 2. Public Hearings A. Public Hearin� — Consideration of a request for variance for an Accessorv Structure in the Front Yard and Setback of 20 feet in the I-1 (Li�ht Industrial) District Applicant: Matthew Jackson/Polaris Steve Grittman introduced the item for variance to setback requirements to allow an accessory cooling system. He noted that Fallon Avenue is considered the side yard because there is no access to the public street. Typically, the narrowest side of a parcel is the frontage, but it must have street access. In this instance, Chelsea Road is considered the front yard, with Fallon Avenue being the side yard. Planning Commission Minutes — December 3, 2019 Page 1 � 4 The sideyard setback is 30 feet from the property line. The applicant is proposing an accessory structure to be located 10 feet into the setback area. Grittman reviewed the criteria for granting variances to the Planning Commission. Grittman explained that the Planning Commission acts as the Zoning Board of Appeals and makes the determination for variance. It was noted that multiple locations were researched by both the applicant and staff. This location was most ideal for operational purposes. Staff agreed that this location was least visible from the street, but recommended additional landscaping surrounding the unit. Staff recommended approval of the application, subj ect to conditions displayed in Exhibit Z. Sam Murdoff asked if the "but for" test was applied and that if it weren't for the Fallon Avenue overpass, the project would have been permitted. Grittman confirmed and noted additional easement areas were required by the City for the Fallon Avenue overpass. Paul Konsor asked about the location of the structure and if it could be slid into the nook area to avoid the variance. Grittman confirmed, but deferred to the applicant to further answer the question. Jesse Bartel, WSUPolaris, introduced himself and provided a short history of the acquisition of the business. With the acquisition of the company, they were looking at ways to expand their operations and would like to begin aluminum diecasting in their facility. Bartel responded to Konsor's question regarding the location of the cooling system. He noted that the equipment was being requested at that location due to the location inside the building where the aluminum diecasting would occur. Bartel also noted that they did not want to place the equipment in the nook area because that location could serve as a future building expansion. Bartel also provided further clarification on the purpose of the cooling system equipment. Murdoff asked the applicant if he was familiar with the comment in Exhibit Z. Bartel confirmed and noted that he would comply with all conditions. Charlotte Gabler asked if more jobs would be created with the business expansion. Bartel responded that six full-time jobs with two shifts would be added. SAM MURDOFF MOVED TO ADOPT RESOLUTION NO. 2019-035 APPROVING THE VARIANCE OF THE SUB7ECT PROPERTY TO ALLOW ENCROACHIV�NT 1NT0 THE 30-FOOT SIDE YARD SETBACK AS PROPOSED ON THE APPLICATION PLANS, BASED ON F1NDINGS MADE Planning Commission Minutes — December 3, 2019 Page 2 � 4 1N SAID RESOLUTION, AND SUB7ECT TO THE CONDITIONS IDENTIFIED 1N EXHIBIT Z. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED, 6-0. EXHIBIT Z Variance to Side Yard Setback WSUPolaris Industries Lot 1, Block 1, Remmele Addition 213 Chelsea Road East The applicant provide additional information describing the proposed screening fence. 2. Addition of evergreen shrub plantings along the fence line to supplement the visual screening of the equipment installation. 3. The applicant provides for the accurate location and dimensions location of the equipment on the certified survey. 4. Drainage patterns are required to remain the same with the installation of the system. 5. Compliance with any conditions identified by the City Engineer. 6. Conditions identified by other staff or Planning Commission. 3. Regular Agenda A. Consideration to adopt the 2019 Plannin� Commission Workplan for 2020 Workplan Preparation Angela Schumann provided a draft work plan to the Planning Commission. She requested comments and additional items to be added to the draft. It was noted that the City Council would receive the final version of the workplan. It was noted that the main focus of the Board would be on the comprehensive plan. Charlotte Gabler asked if any complaints have been received related to noise. Schumann noted that in the winter there are few complaints, but the spring and summer see an uptick It was noted that many of the complaints are related to businesses that have been in place for many years. The focus when it comes to noise complaints is education to residents and property owners. Schumann encouraged the Planning Commission to review both the City Code and Zoning Ordinance for noise provisions. SAM MURDOFF MOVED TO ADOPT THE 2020 PLANNING COMMISSION WORKPLAN AS DRAFTED. PAUL KONSOR SECONDED THE MOTION. MOTION CARR�D, 5-0. B. Consideration of the Communitv Development Directors Report Planning Commission Minutes — December 3, 2019 Page 3 � 4 Angela Schumann provided the Community Development Director's Report. It was noted that a community workshop would occur on December lOth at 6 p.m. to review the draft vision. Schumann also noted the Central Mississippi Regional Planning organization formerly the Highway 25 Coalition has begun working with their selected consultant — Planning Next — on a regional comprehensive study. Schumann also explained that the Planning Commission would begin using Surface Pros at their January meeting and would no longer have paper agendas. 4. Added Items 1) Formal reco�nition of Commissioner Marc Simpson for his service on the Plannin� Commission and to the Citv of Monticello Angela Schumann thanked Commissioner Marc Simpson for his service to the Planning Commission and the City of Monticello. A recognition document was presented to him by Sam Murdoff. 2) Appointment of commissioners for expirin� terms for 3-vear terms be�innin� 2020. Angela Schumann noted that Alison Zimpfer's term would be expiring at the end of the month. It was noted by Zimpfer that she was interested in serving for a 3-year term. MARC SIMPSON MOVED TO RECOMMEND ALISON ZIMPFER TO THE PLANNING CONINIISSION FOR A THREE-YEAR TERM EXPIRING ON DECEMBER 2023. SAM MURDOFF SECONDED THE MOTION. MOTION 3 CARR�D, 5-0. 5. Adjournment ` � � MARC SIMPSON MOVED TO ADJOURN THE MEETING AT 6:46 P.M JOHN ALSTAD SECONDED THE MOTION. MOTION CARR�D, 5-0. Recorder: Jacob Thunander Approved: January 7th, 2020 Attest: Angela Schumann, Community Development Director Planning Commission Minutes — December 3, 2019 Page 4 � 4 Planning Commission Agenda: O1/07/2020 2A. Public Hearin� — Consideration of a request for a Rezonin� and Lot Combination to accommodate the expansion of the Kiellber� West Manufactured Home Communitv. Applicant: Kjellberg's Inc. (NAC) Property: Planning Case Number: PID: 213100153400 Address: NA 2019-033 A. REFERENCE & BACKGROUND Request(s): Add a newly-annexed parcel of land to the current Kjellberg West Manufactured Home community, as well as zone that additional land to M-H, Manufactured Deadline for Decision: Land Use Designation: Zoning Designation: Proposed Zoning: Overlays/Environmental Regulations Applicable: Current Site Use: Surrounding Land Uses: North: East: South: West: Home Park District, for the purpose of adding 4 additional manufactured home sites. January 31, 2020 Placesto Live A-O, Agriculture Open Space. Newly annexed territory is placed in the A-O District, subject to rezoning. M-H, Manufactured Home Park District. The purpose of the "M-H" manufactured home park district is to provide for manufactured home uses and directly related uses. NA Vacant Vacant Residential Manufactured Home Park Rural Residential Vacant Residential Project Description: The applicant is seeking approval of a lot combination to add a parcel of approximately 2.3 acres to the existing Kjellberg's West Manufactured Home Park parcel (Parcel ID 155500154402). The property had been intended to be conveyed from the neighboring Planning Commission Agenda: O1/07/2020 property owner previously, but legal description issues resulted in complications that delayed its conveyance and proper zoning. At the current time, the 80-foot wide parcel is proposed to be added to the west edge of the Kjellbergs West Manufactured Home Park property to accommodate the installation of four additional manufactured home sites. A clip of the land use map is shown below, highlighting the parcel in questions: �, � -�,�_ � � � �, ��`#�_ SU�J�CT �� i PRQPERTY • � � �� _ IKjellberg's West Par � L � � � W W �4 � � f�l T �\�' Q q S�' w P t z v �ak�n Ava �� £n � ANALYSIS Land Use. The property has been designated as "Places to Live" in the current Comprehensive Plan, even prior to its annexation. The current Manufactured Home Park is also guided as with this residential designation. No change is required to the land use designation to accommodate the request. Zoning. r 1 As noted above, annexation of new parcels results in a zoning designation of "A-O", Agriculture Open Space District. The City or property owner must subsequently seek 2 Planning Commission Agenda: O1/07/2020 a zoning map amendment to designated a specific zoning district for development and use, consistent with the requirements of the land use plan. The applicant is seeking a rezoning to M-H, Manufactured Home Park, which would be consistent with the current zoning of the remainder of the Kjellberg's West community. Remaining land to the west and north is also guided for residential land use, although it is expected that the current boundary would be the limit of the manufactured home park development, and that adjoining land would be developed under a different residential zoning designation. Development within the annexed and combined area will be required to meet the standards of the current M-H zoning ordinance. The four lots proposed appear to allow for development to meet the dimensional requirements of the code, which shall be verified at building permit. Lot Combination. The applicant is seeking combination of this parcel with the remainder of the Kjellberg's West property. The Subdivision Ordinance requires that lot combinations are reviewed by both the Planning Commission and City Council. When the land to the west was being sold to another land owner, this parcel was intended to be excluded from that transfer. However, the legal description was unintentionally left within the transfer and was subsequently not annexed to the City. The parties have agreed that the subject 2.3 acre parcel was intended to remain in the ownership of the Kjellberg's Inc. organization, rather than be transferred to the adjoining buyer. This action is intended to correct that mistake. The effect of the combination would be to accommodate the establishment of four additional manufactured home sites. One of the four sites is located substantially within land already annexed within the city and the West Manufactured Home Park. The applicants have prepared the sites in anticipation of the zoning and subdivision actions. In typical residential subdivisions, individual property owners purchase residential lots to which public street and utilities are provided by the municipality. In manufactured home parks, by contrast, residents typically lease a location which is served by privately operated utilities. As such, there are no legally subdivided parcels — thus, this 2.3 acre property will be combined to the entire larger property and function as a unified land use. It should be noted that the West Manufactured Home Park is served with municipal sewer services. The connection to the municipal system is located outside the boundary of the park and therefore requires the applicant to provide an easement showing the necessary connection as a condition of this approval. Planning Commission Agenda: O1/07/2020 Should Wright County refuse to allow the combination, the applicant will be required to plat the parcels as necessary. B. ALTERNATIVE ACTIONS Decision 1. Rezoning of the subject parcel from A-O, Agriculture Open Space to M-H, Manufactured Home Park District. L Motion to adopt Resolution No. PC-2020-001, recommending approval of the rezoning based on findings in said resolution, including a finding that the proposed zoning is consistent with the underlying land use designation for the area. 2. Motion to deny adoption of Resolution No. PC-2020-001, based on findings to be identified by the Planning Commission following the public hearing. 3. Motion to table action on the resolution, subj ect to additional information from staff or applicant. Decision 2. Lot Combination adding the subject 2.3 acre parcel to the existing Kjellberg's West property. L Motion to adopt Resolution No. 2020-002, recommending approval of the lot combination based on findings in said resolution, including a finding that the proposed lot combination is consistent with the existing land use, and subject to the conditions in Exhibit Z of this report. 2. Motion to deny adoption of Resolution No. 2020-002, based on findings to be identified by the Planning Commission following the public hearing. 3. Motion to table action on the resolution, subj ect to additional information from staff or applicant. C. STAFF RECOMMENDATION Staff recommends approval for both the decisions and applications. The land use is consistent with the land use plan, and the additional units create a natural land use break between this revised boundary and a different residential land use to the west. Based on a review of past city documentation, it appears that the additional units were part of the planned park area. D. SUPPORTING DATA A. Resolution PC-2020-001 B. Resolution PC-2020-002 C. Ordinance No 7XX, Draft 0 Planning Commission Agenda: O1/07/2020 D. Aerial Site Image E. Applicant Narrative F. Survey of Lot Combination with Legals G. Survey of Proposed Lot Area H. Excerpt, Monticello Zoning Ordinance, M-H Zoning I. Official Zoning Map Z. Conditions of Approval EXHIBIT Z Conditions of Approval Kjellberg's West Lot Combination PID: 213100153400 1. Annexation of the parcel by the City of Monticello per the terms of the Monticello Orderly Annexation Agreement, including the payment of taxes by the applicant. 2. Legal descriptions and land conveyances for annexation and combination are confirmed as a part of staff review. 3. Acceptance of the lot combination by Wright County and completion of required County documentation. 4. The applicant provide an easement or other documentation illustrating access to the public sanitary sewer system for the proposed lot area. 5. The rezoning is approved and the proposed additional manufactured home sites meet ordinance requirements any requirements of the City for access and service. 6. Additional comments from the City Engineer, and other City staff. 5 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-001 RECOMMENDING APPROVAL OF A ZONING MAP AMENDMENT REZONING A PARCEL FROM A-O, AGRICULTURE OPEN SPACE TO M-H, MANUFACTURE HOME PARK, FOR KJELLBERG'S WEST MANUFACTURED HOME PARK WHEREAS, the applicant seeks to consolidate parcels to create a single zoning parcel for development expansion; and WHEREAS, the applicant has submitted a request to rezone said property to match the existing M-H, Manufacture Home Park zoning on the current developed parcel; and WHEREAS, the site is guided as "Places to Live" in the City's Comprehensive Plan; and WHEREAS, the proposed rezoning is consistent with the long-term use and development of the property for residential uses; and WHEREAS, the proposed development of the parcel is consistent with the requirements of the applicable M-H, Manufactured Home Park zoning district, subject to conditions recommended by the Planning Commission and required by the City Council; and WHEREAS, the Planning Commission held a public hearing on January 7th, 2020 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: 1. The rezoning provides an appropriate means of furthering the intent of the Comprehensive Plan for the site by continuing the development plans for residential use. 2. The proposed improvements on the site under the combination are consistent with the needs of the development in this location as a part of the existing manufactured housing park. 3. The improvements will facilitate the logical application of both municipal public services and private utility services, including sewer, water, stormwater treatment which have been planned to serve the property for the development as proposed. CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-001 4.. The rezoning is consistent with the intent of the City's economic development objectives, as well as with the intent of the City's zoning regulations. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council approves the Rezoning from A-O, Agriculture Open Space to M-H, Manufactured Home Park, for Kjellberg's Inc., subject to approval of the lot combination in a companion application. ADOPTED this 7m day of January, 2020, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION : ATTEST: Sam Murdoff, Chair Angela Schumann, Community Development Director 2 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-002 RECOMMENDING APPROVAL OF A LOT COMBINATION FOR KJELLBERG'S WEST MANUFACTURED HOME PARK WHEREAS, the applicant seeks to consolidate parcels to create a zoning parcel for development expansion; and WHEREAS, the applicant has submitted a request to combine said property into a single lot; and WHEREAS, the site is guided as "Places to Live" in the City's Comprehensive Plan; and WHEREAS, the proposed lot combination is consistent with the long-term use and development of the property for residential uses; and WHEREAS, the proposed lot combination is consistent with the requirements of the applicable M-H, Manufactured Home Park zoning district, subj ect to conditions recommended by the Planning Commission and required by the City Council; and WHEREAS, the Planning Commission held a public hearing on January 7th, 2020 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 lot combination provides an appropriate means of furthering the intent of the Comprehensive Plan for the site by continuing the development plans for residential use. 2. The proposed improvements on the site under the combination are consistent with the needs of the development in this location as a part of the existing manufactured housing park. 3. The improvements will facilitate the logical application of both municipal public services and private utility services, including sewer, water, stormwater treatment which have been planned to serve the property for the development as proposed. 4.. The lot combination is consistent with the intent of the City's economic development objectives, as well as with the intent of the City's zoning regulations. CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-002 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 Lot Combination for Kjellberg's Inc., subject to the conditions listed in Exhibit Z of the staff report as follows: 1. Annexation of the parcel by the City of Monticello per the terms of the Monticello Orderly Annexation Agreement, including the payment of taxes by the applicant. 2. Legal descriptions and land conveyances for annexation and combination are confirmed as a part of staff review. 3. Acceptance of the lot combination by Wright County and completion of required County documentation. 4. The applicant provide an easement or other documentation illustrating access to the public sanitary sewer system for the proposed lot area. 5. The rezoning is approved and the proposed additional manufactured home sites meet ordinance requirements any requirements of the City for access and service. 6. Additional comments from the City Engineer, and other City staff. ADOPTED this 7m day of January, 2020, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION : ATTEST: Sam Murdoff, Chair Angela Schumann, Community Development Director 2 ORDINANCE NO. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA AN ORDINANCE AMENDING TITLE 10 OF THE MONTICELLO CITY CODE, KNOWN AS THE ZONING ORDINANCE, REZONING THE FOLLOWING PROPERTY FROM A-O, AGRICULTURE OPEN SPACE DISTRICT TO M-H, MANUFACTURED HOME PARK DISTRICT: See Exhibit A for Legal Description THE CITY COUNCIL OF THE CITY OF MONTICELLO HEREBY ORDAINS: Section 1. The following property is hereby rezoned to M-H, Manufactured Home Park District: See Exhibit A. Section 2. The zoning map of the City of Monticello is hereby amended consistent with Section 1 of this Ordinance. Section 3. The City Clerk is hereby directed to mark the official zoning map to reflect this ordinance. The map shall not be republished at this time. Section 4. The City Clerk is hereby directed to make the changes required by this Ordinance as part of the Official Monticello City Code, Title 10, Zoning Ordinance, and to renumber the tables and chapters accordingly as necessary to provide the intended effect of this Ordinance. The City Clerk is further directed to make necessary corrections to any internal citations that result from said renumbering process, provided that such changes retain the purpose and intent of the Zoning Ordinance as has been adopted. Section 5. This Ordinance shall take effect and be in full force from and after its passage and publication. The ordinance in its entirety and map shall be posted on the City website after publication. Copies of the complete Ordinance and map are available online and at Monticello City Hall for examination upon request. ADOPTED BYthe Monticello City Council this day of , 20 Brian Stumpf, Mayor ATTEST: Jeff O'Neill, Administrator AYES: NAYS: ORDINANCE NO. . ,=m _ � � -�� .s _ � . ... � . . i ..�-. �/ .�w .� �, � �+v ;:.. y •, �. . . ,� — — — — F r �: f I . �� c�P A�'�y � *+"� � ;; '�� G'f � " ,i�"' ` .' . /' ' � ` �"✓,. .✓ �;o �, s. .,:sbl.` ,�� /y� � �' �e _ A �� ,`;y� � � r'. ��:: ' � � 1i' �`~ �j`r � * �. � ... ! �� / r � .. �:. 'i ' , r ��:� .. � *•fff[ rt; „�v� '�; �.r �,I � , � - r :.�1-� , - a �. � . . �� '. � -,� �` t� i -� "' � '.r�. � �'-� r,� � ,af r�'�` '�^ - � � �� , ..� f� f Er «.i T �4�A� F . 7 � f -.. 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' . . . !" �►�•� �F� I �c e �'f,yR'� P �' � '� "� � � �- * »X� �-�f`i:- xf ; � , . � r� �� r H °� �. � �.� • % �i�'�`'�� :>i��. �� M � . • +�� } � .. ` 4� �_� � �e � r � ! 1 . � ,.__ . . � 4 ,� `� .� , , _ ��;{ r ��, �Y ~ � r' v1°''�a-.� r' �, x:°`� �- . • �- �r _ � �'~ � ..__-----. ------�----_�------�_-__-_� ' --��---=�. � oY N � V `0 0 � m � ZQ � � cn V o � � a 0 m � O�tober �, 2019 i o the City of �Vlonticello, In response t� your questions regardin� th� ann�xation, I, I<ent I<j�llb�rg, Pr�sident of I<jellber�s Inc., ir�t�r�d to combine 2 parcels so that a portion of the land that is not currently in the City of MonLi�ello, can �e annexed in. �his parcel of land was previously miss�d in earlier annexation. The water and sewer was already installed many years ago. 4 new lots will be installed that will be a part of I<jellbergs Mobile Home Parl<. These 4 lots exceed all City of Monticello regulations to the best of our {<nowledge. They are very large lots designed for 2 car garages and extra space or gardens, etc. � ��:;� �1.:- I<ent I<jellber�, President Kjellbergs Incorporated _ �30 3 o w F n v E ° ' _ ? U C E E 3� c _ i E o � E n _ c Ef - _ =oo"�' 03 z O t v - Z£ o _ _ ,v,o� n _ - _ t 3 � 30� io�o oQo _ - � E - oEti = _ =Qo _ -_ �o� - - v�� __ - 03. �o'a°, _ _ �� - a �Uv�o��3�noo�ooEoOo S� O 1 �'rb � � ��f � � � �ti � � h�•. / O�� ' 9F 'b� �ZS � ry 26 2s \� o y�� S � �7 �j� � ��3 � I11' sQ�s £�Z s � � ti � � � O � ry 0 � w � � �" 4 � o � b � N h �� J O � � O ti � � W � ' R `� W b Z � \ H � � ¢ h � ^ m � W ` N WW �� 3 o^ _ � \ h � �� Z� � OW � h W� 0 o" U� hH 1 b�l 3S 3H1 �O Z/[ 5 3H1 �O 3N17 15� \ 8C'OL!! 3 „65;50.0 N W I � r-- Z/l MS 3HL .f0 Z/l 3 3H1 JO 3N17 15V3 �I- � �� H � w� �� m WU 6/l MS 3H1 j0 Z/! 3 3H1 JO w � W t�f)41 "> q lj 00'000! 153M 3N1 �O 3N/715V3 � � �S � �� 4 e � �� W� I � °' �O o�_ � � � — — — — e� a«i —� 3 .�a,sa.o ni- — — — -o : � � W �` m'__ �{'�9i% � R - s��f'is W ,- 3 „L6,S0.0 N � O � � b W � �h �h � W �� O � Z 3 „Lf+,S0.0 N � ' ^ Wo� 3� ��3 �� :�� oo� 0 � Zo0 � U � \ �yn�� > Z � j W � 0 4 W U W W ¢ O � ° , 'ti h N Cij I 0 � 'S" � `� ,.w'� i'o � m ro � O � q 4�I) � ohN � o�'� � � � mo� � 3�� y� 7c o h N � � � 3 A1 N x ; g Section 3.4 (� M-H ��i�`�� : �i�i�ii�``v�a r�➢�`��i�� Section 3.4 Residential Base Zoning Districts Subsection (J) M-H: Manufactured Home Park District Mobile and Manufactured Home Park District The purpose of the "M-H" manufactured home park district is to provide for manufactured home users and directly related uses. Maximum Density through PUD or Performance Standards = 3350 sq. ft. per unit (13.0 units per gross acre) Base Density = 4,000 sq ft per unit (10.9 units per gross acre) Base Lot Area • Minimum = 5 acres Base Lot Width • Minimum = 200 ft. Typical M-H Lot Configuration Typical M-H Building Types r , - '-' �;: , , �� t , �� ;�r '. ,� �, �t€�1:;�- , ,�° � ,�r, �- ;� 'I �°P ii r� � I'� "� � _ :��_. .. . ;, . , � : . � ;,. City of �onticello Zoning Ordinanc:: ��e I 09 cHaPrER a: z�rvrr�� aisrRicrs Section 3.4 Residential Base Zoning Districts Subsection (J) M-H: Manufactured Home Park Distric� � REQUIRED YARDS (in feet) Max Minimum Minimum Minimum Roof Pitch Interior Street Height Floor Areas Building & Soffit (vertical rise/ Front Side Side Rear (stories �sq ft) Width (ft) horizontal run) / feet) Manufactured Home Building See Section 5.2(Cl(41 for all regulations governing manufactured home parks Detac h ed Accessory Structures i: Faded IQt lines indicate land area continues z: Awnings, porches and other similar features attached to the manufactured home shall be considered as part of the manufactured fiome 3: zo foot setbaek from a street 4: i5 foot separation between structures 5. Each manufactured �` �__ '`� home shall have a �` `` � minimum of z5oo square feet �� dedicated for the umt (with an overall park density not to exceed 13 units per acre} 6. Red Iot lines illustrate platted property lines 7. 3o foot setback from an outer park boundary line 3 � M�ti�ti S Ac�� Mi�,.- - Page I I 0 City of Monticello Zoning Ordinance Cl�1��i`E� 3: tySE Si�i�ii,��C35 Section 5.2 Use-Speci fic Standards Subsection (C) Regulations for Residential Uses (i) No overnight facilities are provided for the children served. Children are delivered and removed daily. (ii) Adequate off-street parking and access is provided in compliance with Section 4.8 ofthis ordinance. (iii) Adequate off-street loading and service entrances are provided in compliance with Section 4.9 of this ordinance. (iv) The site and related parking and service shall be served by an arterial or collector street of sufficient capacity to accommodate the traffic which will be generated. (v) All signing and informational or visual communication devices shall be in compliance with Section 4.5 of this ordinance. (vi) All state laws and statutes governing such use are strictly adhered to and all required operating permits are secured. (b) Group Residential Facility, Multi-Family (i) Group Residential Facility, Multi-Family shall require authorization through a conditional use permit following the provisions of Section 2.4(D) ofthis ordinance. (4) Manufactured Homes / Manufactured Home Park (a) Manufactured Homes in General All manufactured homes within the City of Monticello shall be built in conformance with the manufactured home building code and comply with all provisions of this ordinance. (b) Manufactured Home Parks Development of new manufactured home parks shall be encouraged to use the planned unit development (PUD) process to allow the City to vary or modify the strict application and requirements for manufactured home parks to more readily accommodate this type of development. However, absent development through a PUD, the following requirements shall apply: (i) In General: 1. The minimum total manufactured home park area shall be five acres. 2. Each designated mobile home site shall not be less than 2,500 sf. 3. Notwithstanding the type of development concept used, the maximum density shall be thirteen (13) manufactured homes per acre. 4. Manufactured homes shall be the only permitted dwelling type in a manufactured home park. �i�y o� ��on�eelio �aning �r�trr��r�4.� 6s�ge .��.� ��P�� : 115� S°1`.�P�fCi��i�S Section 5.2 Use-Speci fic Standards Subsection (C) Regulations for Residential Us�� 5. No tents shall be used for other than recreational purposes in a manufactured home park. 6. There shall be no outdoor camping anywhere in a manufactured home park. 7. Laundry and clothing shall be hung out to dry only on lines located in Council approved areas established and maintained exclusively for that purpose. 8. Adequate storm shelters for all residents of the manufactured home park shall be provided on-site. 9. No part of any manufactured home park shall be used for non- residential purposes, except such uses that are required for the direct servicing and well-being of park residents and for the management and maintenance of the park. 10. All manufactured homes must be securely anchored in a manner which meets shoreland district requirements (if within a shoreland district) and applicable state requirements for resisting wind forces. (ii) Grading, Drainage and Groundcover: L Condition of soil, ground water level, drainage, topography shall not create hazards to the property or the health and safety of the occupants. 2. The ground surface in all parts of every manufactured home park shall be graded and equipped to drain all surface water in a safe, efficient manner. 3. Exposed ground surfaces in all parts of every manufactured home park shall be paved or covered with stone, screening or other solid material, or protected with a grass that is capable of preventing soil erosion and of eliminating objectionable dust. 4. No portion of a manufactured home park shall be subject to unpredictable or sudden flooding. (iii) Setbacks and Lot Requirements 1. Manufactured homes shall be separated from each other and from other buildings and structures by at least fifteen feet. 2. An accessory structure such as an awning, cabana, storage cabinet, carport, windbreak, and porch which has an opaque top or roof, shall, for purposes of all separation requirements, be considered to be part of the manufactured home. However, applicable building code separation requirements shall still apply as applicable. 3. There shall be a minimum distance of twenty feet between the manufactured home stand and abutting park street; 4. All manufactured homes, off-street parking spaces, and structures shall be located at least thirty feet from any property boundary line Section 3.7(C): Floodplain Distr•ict r'a�� .ti�� rt� �5� Ivfon�ceil� Cvrring tJrcfrr�crr�te Cl��i`E� 3: i15� Si��fi��t�C35 Section 5.2 Use-Speci fic Standards Subsection (C) Regulations for Residential Uses abutting upon a public street or highway and at least thiriy feet from other property boundary lines; 5. Each manufactured home site shall have frontage on an approved roadway and the corner of each manufactured home site shall be marked and each site shall be numbered. 6. Dedicated storage area(s) and building(s) shall be for the sole use of the residents of the manufactured home park and are not available for use by non-residents. (iv) Screening and Open Space 1. All manufactured home parks located adjacent to residential, recreational, commercial or industrial land uses shall provide screening such as fences, shrubs, trees along the properiy boundary line separating the park and such uses, and shall be maintained by the State license holder in a neat and orderly manner. 2. A minimum of 2,000 sf for every acre, or part thereof, in a manufactured home park shall be provided for definable play areas and open space. Such areas of open space and play area shall not be areas included within any setback nor shall they include any areas of less than twenty feet in length or width. (v) Parking Each manufactured home site shall be served by two (2) off-street parking spaces for automobiles. (vi) Utilities 1. All manufactured homes shall be connected to a public water and sanitary sewer system or a private water and sewer system approved by the State Department of Health. 2. All installations for disposal of surface storm water must be approved by the City. 3. All utility connections shall be as approved by the City. 4. The source of fuel for cooking, heating, or other purposes at each manufactured home site shall be as approved by the City. 5. All utilities shall be underground; there shall be no overhead wires or supporting poles except those essential for street or other lighting purposes. 6. No obstruction shall be permitted that impedes the inspection of plumbing, electrical facilities, and related manufactured home equipment. 7. The method of garbage, waste, and trash disposal must be approved by the City. 8. Owner shall pay any required sewer and connection fees to the City. �i�y �t �vior��eeiio �aning t�r�trr��r�4 �:;� r3�g� .��'r` ��P�`�� S: 115� S°T.��i3�i�I7S Section 5.2 Use-Speci fic Standards Subsection (D) Regulations for Civic and Institutional Uses (vii) Lighting: 1. Artificial light shall be maintained during all hours of darkness in all buildings containing public toilets, laundry equipment, and the like. 2. The manufactured home park ground shall be lighted as approved by the City from sunset to sunrise. (D) Re�ulations for Civic and Institutional Uses (1) Active Park Facilities — Private Private park facilities must be operated only for the enj oyment and convenience of the associated residents and their guests. (2) Assisted Living Facilities (a) The development must be contained on an independent parcel; 30% of the parcel must be preserved as open space at least 2/3rds of which shall be useable. (b) To continue to qualify for the senior citizen housing classification, the owner or agent shall annually file with the Community Development Department a certified copy of a monthly resume of occupants of such a multiple dwelling, listing the number of tenants by age. (c) One (1) off-street loading space shall be provided in compliance with Section 4.9, Off-Street Loading Spaces. (d) Elevator service shall be provided to each floor level which contains senior housing units. (e) The site of the main entrance of the principal use is served or is located within four hundred (400) feet of regular transit service. (f) Efficiency units shall be a minimum floor area of 440 square feet, and shall not exceed twenty (20) percent of the total number of apartments in a multiple dwelling. (g) One bedroom units shall be a minimum floor area of 520 square feet. (3) Cemeteries (a) New cemeteries shall be located on a site or parcel with an area of at least 2.5 acres. r'�� .��°�s �;�f�� €�� Yie;n�icet"s"� �onir�g �rcr'ir�crr�te Planning Commission Agenda: O1/07/2020 2B. Public Hearin� — Consideration of a request for Comprehensive Plan Amendment from Places to Shop to Places to Live, Rezonin� from B-4 (Re�ional Business) to Planned Unit Development, Amendment to Planned Unit Development for Development Sta�e PUD and Preliminarv Plat for a proposed 92-unit multi-familv apartment complex. Applicant: Kent Kiellber�. (NAC) Site Location: Planning Case Number: PID: 155-221-000010 Legal: Outlot A, Monticello Business Center 6th Addn. 2019-027 A. REFERENCE & BACKGROUND Request(s): Comprehensive Plan Amendment, Rezoning to Planned Unit Development, Amendment to PUD for Development Stage PUD, and Preliminary Plat to accommodate conversion of an existing commercially- zoned outlot for multi-family residential use. Deadline for Decision: Land Use Designation: Current Zoning Designation: Proposed Zoning Designation: Overlays/Environmental Regulations Applicable: February lOth, 2020 Places to Shop B-4, Regional Business PUD, Planned Unit Development The purpose of the PUD District is to provide greater flexibility in the development of neighborhoods and non-residential areas in order to maximize public values and achieve more creative development outcomes while remaining economically viable and marketable. This is achieved by undertaking a process that results in a development outcome exceeding that which is typically achievable through the conventional zoning district. The City reserves the right to deny the PUD rezoning and direct the developer to re-apply under the standard applicable zoning district. NA Current Site Use: Vacant Surrounding Land Uses: North: East: South: West: Project Description Planning Commission Agenda: O1/07/2020 Commercial Business Townhouse Residential Mobile Home Park Residential Commercial (Walmart) The applicants propose to convert the remainder of the Monticello Business Center 6th Addition (an outlot and parking for a portion of the existing commercial development) to a multi-family residential development, associated parking, and access. Comprehensive Plan Amendment/Land Use: The site was initially anticipated to develop as a series of commercial buildings which would share parking and a single access point to School Boulevard. The initial concept plan for the PUD envisioned as many as three additional commercial buildings around the perimeter of the site and a central parking area. The applicants now seek to utilize the south portion of the site for multi-family residential of 92 total units on 4 floors of residential use, with both an underground parking garage and a surface parking lot. Access would continue to be provided to the site through an existing parking lot (primarily anticipated to be the easterly of the two access aisles). The proposed use would therefore require an amendment to the Comprehensive Plan reguiding this portion of the development to Places to Live from its current Places to Shop designation. It should be noted that while the applicant's land use exhibit illustrates the reguiding of both the proposed lot and proposed Outlot A to residential, staff would recommend reguiding only the lot to include the residential development and not the outlot surrounding the existing commercial office building. The City previously reviewed the proposal as a Concept-Stage PUD in a j oint workshop between the City Council and Planning Commission. At that meeting, the City officials suggested that residential use of the sort proposed could be supported given the lack of reasonable street frontage and visibility for a commercial development. In those discussions, it was emphasized that there was a need to address the transition in use between commercial on the north, and the proposed residential on the south portions of the project site. This transition includes both architectural and site planning elements. From the site planning perspective, the ability to provide adequate parking, reasonable access and a sense of entry to the residential site, and a landscaping/green space plan that enhances the residential environment of the site would all be important factors in implementing the change in land use. 2 Planning Commission Agenda: O1/07/2020 As a PUD, the expectation is that the overall development design would show a superior alternative to a"standard" R-4, Multi-Family Residential design. The R-4 District, which would be the base district underlying the PUD, incorporates a heavy emphasis on architecture, site planning, and green space as a baseline requirement for considering the conversion of land from commercial to residential. The applicants have worked through a series of alternative solutions to these issues. The current version makes only small changes to the primary access location along School Boulevard. This was recommended during the concept review, as opposed to a realigned entrance. Residential traffic entering the site will travel through the existing commercial parking lots (it is expected that the primary access route would be through the office lot to the east, rather than the veterinary clinic lot to the west). Traffic would then enter the surface parking lot provided for the residential building, or choose to utilize the down-ramp aisle leading to the underground parking on the east side of the building. Staff is concerned that this layout does not address the "sense of entry" transition to the site that has been raised during the concept discussion. Moreover, it is likely to raise issues with emergency vehicle access and circulation given the dimensions of the parking aisles. The design is heavy on pavement, and has little green space or obvious pedestrian accessibility. In the sections below, comments relating to the technical aspects of the zoning regulations are also evaluated, however, general layout of the site plan is worthy of additional attention as the City considers the appropriate use of PUD zoning. Ordinance Requirements & PUD Flexibility: Density The apartment building is proposed to be a total of 92 units. The R-4 zoning district allows residential densities of up to 25 units per acre. In this case, the property consists of two parcels of land — Lot 1, Block 1, on which the building is to be placed, and the revised Outlot A, which includes the access drive, and all of the land surrounding the existing commercial office building on the east side of the PUD property. Lot 1 and Outlot A total approximately 3.7 acres, which accommodates the 92 units within the R-4 density allowance. The PUD flexibility for this aspect of the project is to attribute the entire shared outlot to the maximum density. This is consistent with the understanding presented during the Concept PUD review last fall. Parking, Access and Circulation Parking is an area of flexibility being sought by the use of PUD on this project. The ordinance would expect a standard minimum supply of 2.25 Planning Commission Agenda: O1/07/2020 parking spaces per residential unit, with no more than 1.1 spaces per unit uncovered (the remaining required to be covered/underground). The proposed parking for the 92 unit building is 76 spaces underground, and 80 spaces attributable to the residential building as surface parking, a total of 156 spaces or 1.7 spaces per unit. In reviewing parking supply for multi- family buildings of this type, staff has researched expected parking demand, and has found that spaces-per-bedroom to be a more reliable predictor of overall parking usage. Approximately .9 to 1.0 spaces per bedroom has been shown to provide reasonable parking supply for multi-family buildings of this type. The proposed building contains 46 one-bedroom or studio units, and 46 two- bedroom units, a total of 138 bedrooms. Applying these parking numbers to the proposed building, the applicants propose 1.13 parking spaces per bedroom. While this does not meet the general code requirement, it would be expected to adequately serve the project. One issue of note would be that there are fewer underground spaces than units, so some residents will not have access to underground parking. One final aspect of this parking count: it is common that apartment managers will make underground parking available as an option to tenants that choose to pay an additional fee. This arrangement would not be workable on this site if the underground garage fails to fill up — too many residents would be seeking surface parking, which would have very little, if any, available overflow. As such, an operational requirement would be that each of the underground spaces are included in the rent set for specific units so the parking generated by the proj ect does not attempt to occupy the commercial parking lots. The applicant has indicated a willingness to provide a cross-easement for parking with adj acent commercial office building parking lot. Finally, it is noted that pedestrian connections to this site will be of paramount importance, given that the relatively dense site will rely on public parking and trail amenities to support it. Access to parkland to the east and south (including Pioneer Park and Featherstone Park to the south, as well as the future park/water feature area being contemplated to the north) will be important considerations for a successful residential environment. Landscaping As noted above, landscaping and green space are a potential issue on this site, given the limited land area (especially in the north entry area of the proj ect). The ordinance requires a specific level of landscape plant materials based on site size and perimeter, as well as additional plantings for buffering the use from adjoining land uses. The applicants have provided a planting schedule 0 Planning Commission Agenda: O1/07/2020 including the following table demonstrating compliance with the requirements of the landscaping section of the zoning ordinance. The primary area of departure, in terms of green space on the site, is the R-4 requirement for an extensive strip of green (neither building nor paved parking) in the front yard from the street. On this site, the building is setback significantly more than the required 100 foot setback in the R-4 district. However, that front area is occupied by commercial buildings and parking lot. At the transition point from commercial to residential, there is only a small landscaped break (about 10 feet of width — the size of a standard parking lot island). The R-4 district looks for an uninterrupted space of no less than 60 feet, a standard from which the PUD is seeking flexibility. TpTAL REqUIRED TO7AL {ASSUME 2"' CAL. PR041�EL7 REQLIIRE�LANDS{APECALCUL4TIDN5 FdRMULAS EA.) �EA.� SITE LAMaSUPING REQUIREMENTS [MU LTI-FAMILY � Sf UNITSI I REQ`0: 16 ACI CANOPY TREES (3 EVERGREEN) Pf R 1 ACRE & 2 SNRU BS PER 30' PROPOSE� BI➢G. PE�iiMETER 4.5ACRFS x IEACI 77/ 7CAI... IN. FA. -35 � 74 REQ'60VER5�{]RYTRFES FVRGRN 77 22 REi1'�� EUERGRE€N TREES 135 RE4'� I4 14 F{l,'�SHRUBS�AR{7UNpPROPOSFf]BIOG.PERIMETFRj' 1105LF�+1t1=tS0.5A2 7i1 274 'Fxi sti ng Bui I�ii ngs al ready irrtl ude fo�ndation/pe rirrreter plantings; no add�itional cou.ntz RERIM Ef ER 6L1F F ER RE4l11REM ENTS {ALL OTH ER RE536E NiIAC} '�QES NpT Cpll AiT TC7 W AR�S TQ7AL 51TE LAN�SCdPI N G REQLIIREM ENTS NORTH BOl1NaARWRB-4}-TYPE B, OPT4DN 2 BLIFFER �VERSTORW 204LF/7�OLF=Z.p4]l1ACI � 7 UN�ERSTORY 14ACI1(2.Uh=2856AC1 14 ld SHRl1B 351C2.CW 71 71 5011TH BOL1N6AkY (B-4}: TYPE B, ORTICIN 2 BIJFFER 6VERST{�RY 350LF�106LF-3.SX2 4 4 11NdER5TORY 14ACI113.5 75 25 SHRl16 351f 3.5 123 Y23 WC5T 6011N DARY {B-4 : TYPE B, OPTION 3 6�JFFER OVFRSTflRY fi65/SQOLF=6.&657f2AG1 7 7 UNDFftSTpRY � I4ACIl(6.fi5 47 47 ShIRU6 357(6.65 23,i 283 FASTBOUkOARY(R 3]�MfA,NOFiUPI`FRRFC!'l7• 'Ovrrflnw Pc•rirriE�irr Fluffvr PI�3n[s,idde�d fc� Fa;t Fl��und:iry from Notth �& WestPe�inteter TOTAL PERIMETER BUFFER COUNTS [N,E.S,W COMBGNE�} Tf)TAk ()VCFiST(IRVTRFCS {N, F, 5, uV1 -seeabove- 13 13 TQTpLUNDEftSTORYTRE€S�N,E,S,Wj -seea6nve- A6 S6 TOTALSIiRlJBSiN,E,S,W�. -seeahove- 427 427 V EH I CULP.R USE AREA IAN�SCAPI NG [Cd U NTS YOWAR63 TOTAL SITE W N05CA�RING REQUfREMEMiSj INTERIpR PRRKING REQUfREMENTS ISLANDTREES 7PERISU1NDl(1215LAN�5 12 Il2 25% 7( TOTAL ISLAN D SF = 33261L 25% = 831.5 SF R€@'D: ASSUME 3' DIA. SHRUB TYP. = 75F; &31.51 ISlAN65HRUB5 7=]18 (3" �IA. SHRUBSj I18 118 PFRIMFTFR VFHICIJIAR lJSF RF�UiRFMFN'f5 SACI PER 100 LF CiF LAN�SCAPE STRIP = 402 LF / OVFRSTaRYTRFFS 1pp=4.p1J[8=32-16 16 16 E7fI5i1NG pN-SITETREES� �1CISTING iREES T�TALTREES E7fISfTING 2$ TDTALTREES REMOVE❑ 27 TOTALTREE5 REMAINING (CREDITj 1 1 The landscape plan also indicates that all but one of the trees in the existing boundary plantings along the east border abutting the Autumn Ridge 5 Planning Commission Agenda: O1/07/2020 Townhomes will be removed, due primarily to required grading in that area. However, the planting plan shows an increase in overall replaced trees in that area, with 22 trees being removed, but as many as 40 new trees in that area. As such, the planting buffer should be enhanced as a result of the project. Because a relatively significant change in the site plan is still possible in response to other staff comments, the landscaping plan will need to be revised to demonstrate compliance with these notes. Lighting The applicant's submission does not include a lighting plan. This plan should be submitted for review as a part of any Final PUD package. Staff would note that care should be taken to minimize parking lot lighting on the residential building, and this may include consideration of existing parking lot lighting in the commercial areas of the site. A photometric plan should take this into consideration. Signage No signage plan has been submitted at this point. Staff notes that each of the two existing buildings has a freestanding monument-style sign in the front yard along School Boulevard. Staff would encourage a coordinated sign plan to avoid additional free-standing signs in this space. Building Design The plans show a four-story building from grade at the front (north) elevation. The same elevation from grade is maintained around the building, with the exception of the lower-level access to the garage parking area on the east. This area is supported by retaining wall construction on the architectural plans, but in contrast, is shown to be graded to the lower elevation on the grading plan. This conflict should be resolved with updated plans. If there is to be exposed areas of the lower garage level, staff would recommend that the approved exterior finish materials be extended to the finished grade, rather than exposed concrete block or other exposure. The proposed materials consist of a combination of brick along the first floor exposure, and extending up the stairwell columns, with a variety of cement- board panels on the remainder of the building. A contrasting ribbed cement board panel extends around most of the upper parapet of the building. The R-4 District requires at least 20% of the front exposure to consist of "enhanced materials" (such as brick), with cement board as a qualifying alternative material on the remainder of the building. The proposed building exceeds these minimum standards. In addition, the R-4 District requires a minimum "articulation" of at least 3 feet across the span of the primary roof line. The applicants have met this 0 Planning Commission Agenda: O1/07/2020 standard by including a series of vertical columns that extend above the main roof parapet, and a corner architectural feature at the northwest corner that extends to this additional elevation. The building height overall is not shown on the plans, but appears to be approximately 40 feet to the main parapet. This should be confirmed with the applicants. The exterior finish includes suspended balconies for each unit. The materials are not specified, but are presumed to be a finished metal. This should be verified as well. The applicant will also need to supply final square footage calculations for each of the proposed 92 units. The current R-4 standards require a minimum of 900 square feet total. The applicants will need to verify whether the units will meet the standard, or the level of flexibility under PUD that is requested. tltilities, Grading and Drainage The City Engineer has provided comment on the grading, drainage, and utilities for the project in the Engineer's letter dated December 20th, 2019. Accessory Use Requirements Trash Handling. There is an exterior dumpster area near the office building parking lot. The applicant should confirm that the dumpster serves the office building and not the apartment complex, as planning staff would recommend an enclosed and/or attached trash handling area. Remote trash areas such as the location proposed can result in significant issues related to maintenance and litter. This requirement has been applied to all recent multi-family proj ects. If the City chooses to accommodate a remote trash area such as the location proposed, planning staff would recommend materials similar to the principal building, a self-closing gate, and a roof covering the area. Plat Standards Preliminary/Final Plat The proj ect requires a plat to convert the current Outlot into a numbered lot and block The applicant has provided a preliminary plat drawing which illustrates the replatting of Outlot A into a lot and block of approximately 2.5 acres and an outlot surrounding Lot 1, Block 1 of Monticello Commerce Center Sth Addition (the existing office building) of approximately .99 acres. The plat is subject to the City Engineer's review comments. This includes a change in the name to Monticello Commerce Center 8th Addition, as a 7tn Addition plat was previously filed. The Plat itself is unlikely to alter boundaries significantly from the current Outlot — if at all. However, as a part of the plat review, it will be important to 7 Planning Commission Agenda: O1/07/2020 reconfirm the required cross-easements for access and other services throughout the site. A vacation of the drainage and utility easement over the current outlot will be required. The property owner shall petition for this vacation as part of the platting process, with new easements as required by the Subdivision Ordinance to be platted. As noted previously, the proj ect anticipated j oint access, parking, and utility services for commercial uses. The introduction of a residential use into the commercial PUD and/or its management association will require review to ensure that the site continues to be properly managed over the long term. Park Dedication As a residential subdivision, the development is subject to park dedication requirements. As of the time of this report, the PARCommission had not yet met to provide a recommendation on dedication requirements. Given the site layout and constraints, a cash dedication is likely to be recommended by staff to the Commission, in addition to the pedestrian connections noted earlier in this report. Under State Statute 462.358, with platting or replatting, the City has the option of either requiring a land dedication for park, or the City can collect park dedication fees for purchase of park land at another location — referred to as "cash in lieu". The Park & Recreation Commission's consideration is related to a recommendation for this allocation. Under Minnesota statutes, the City may set this fee to be equal to the value of raw land no later than at the time of final plat — this is the value of raw land that is immediately developable, but is not yet actually developed. At this time, only residential plat proj ects are subj ect to park dedication in Monticello. Dedication is currently set at 11% of the land or cash-in-lieu equivalent. B. ALTERNATIVE ACTIONS Decision 1: Comprehensive Plan Amendment 1. Motion to adopt Resolution No. PC-2020-003 reguiding the proposed Lot 1, Block 1, Monticello Commerce Center 8th Addition, based on the findings in said resolution, and incorporating the requirements of Exhibit Z in this staff report. 2. Motion to deny adoption of Resolution No. PC-2020-003, based on findings to be identified by the Commission following the public hearing. : Planning Commission Agenda: O1/07/2020 3. Motion to table action on the Resolution, pending submission of additional information from staff or applicant. Decision 2. Rezoning to PUD, Planned Unit Development District 1. Motion to adopt Resolution No. 2020-004, based on the findings in said resolution, and incorporating the requirements of Exhibit Z in this staff report. 2. Motion to deny adoption of Resolution No. PC-2020-004, based on findings to be identified by the Commission following the public hearing. 3. Motion to table action on the Resolution, pending submission of additional information from staff or applicant. Decision 3. Development Stage PUD, Planned Unit Development 1. Motion to adopt Resolution No. PC-2020-005, based on the findings in said resolution, and incorporating the requirements of Exhibit Z in this staff report. 2. Motion to deny adoption of Resolution No. PC-2020-005, based on findings to be identified by the Commission following the public hearing. 3. Motion to table action on the Resolution, pending submission of additional information from staff or applicant. Decision 4. Preliminary Plat L Motion to adopt Resolution No. PC-2020-006, based on the findings in said resolution, and incorporating the requirements of Exhibit Z in this staff report. 2. Motion to deny adoption of Resolution No. PC-2020-006, based on findings to be identified by the Commission following the public hearing. 3. Motion to table action on the Resolution, pending submission of additional information from staff or applicant. C. STAFF RECOMMENDATION Staff had an opportunity to meet with the applicants and their design team prior to the preparation of this report. As a result of discussions related to concerns raised in this report, it is staff's understanding that the applicant is working through plan revisions to address the noted comments. However, as there are several outstanding issues related to site plan changes, including parking and access design, landscaped green space and transition/entry to the residential portion of the proj ect site, and conflicts between the grading plan and architectural drawings, staff believes that the items should be tabled to the next Planning Commission meeting, allowing the applicants to 0 I� Planning Commission Agenda: O1/07/2020 finalize changes they are working on, and add sufficient detail to the outstanding issues noted in the staff reports. If the Planning Commission chooses to forward the application to Council, the attached Exhibit Z list of conditions should be included. It should be noted that staff is supportive of the land use change overall. The concerns relate to resolution of final site improvements and design, toward the goal of ensuring that the project is a positive SUPPORTING DATA A. B. C. D. E. F. G. H. I. J. K. L. M. N. O. P. Q� Z. Resolution PC-2020-003, Comprehensive Plan Amendment Resolution PC-2020-004, Rezoning to PUD Resolution PC-2020-005, Development Stage PUD Resolution PC-2020-006, Preliminary Plat Aerial Site Image Applicant Narratives Preliminary Plat Proposed Land Use Map Proposed Zoning Map Civil Plans, including: a. Title Sheet b. Survey c. Removals d. Site Plan e. Grading Plan £ Utility Plan g. Details h. Landscape Plan i. SWPPP Building Exterior Elevations Building Floor Plans Trip Generation & Parking Memo City Engineer's Letter, dated December 20th, 2019 Fire Department Comments Proposed Final Plat Draft Ordinance Conditions of Approval 10 Planning Commission Agenda: O1/07/2020 EXHIBIT Z Conditions of Approval Kjellberg/Firm Ground Comprehensive Plan Amendment, PUD Rezoning, Development Stage PUD, Preliminary Plat Outlot A, Monticello Business Center 6th Addition Site plan is revised to re-emphasize transition between commercial and residential areas, and create a sense of entry into the residential portion of the proj ect. 2. The applicants submit a Preliminary and Final Plat consistent with the requirements of the Subdivision Ordinance, including verification that all easements and association maintenance aspects of the mixed-use Outlot A area are addressed. 3. The site plan is revised to provide and emphasize pedestrian connections to surrounding park and pathways locations as noted in this report. 4. Confirm attached or enclosed trash-handling, rather than a free-standing enclosure. 5. The landscaping plan is revised consistent with any changes to the site plan to maintain plant quantities and buffering. 6. The circulation routes through the project are reviewed to ensure safe travel for residents and commercial tenants in all areas of the proj ect site. 7. The grading and drainage plans and building elevations are revised consistently to preserve usable patio and green space in the south courtyard, rather than being sloped or utilized for stormwater retention. The site plan is revised to comply with the comments of the fire department staff for circulation and public safety aspects. 9. The applicant prepare and submit signage plans that incorporate existing signage and avoid additional freestanding sign displays. 10. The applicant prepare and submit lighting plans, including attention to existing commercial site lighting that acknowledges the change in use and residential needs of the property. 11. The applicant provides amended plans consistent with the requirements of the City Engineer's letter, dated December 20th, 2019. 12. The applicant enters into a PUD and Plat development agreement with the final plat. 13. The applicant complies with additional conditions as recommended by other City staff and Planning Commission. 11 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-003 RECOMMENDING APPROVAL OF AN AMENDMENT TO THE MONTICELLO COMPREHENSIVE LAND USE PLAN REGUIDING A PARCEL FROM PLACES TO SHOP TO PLACES TO LIVE WHEREAS, the applicant seeks to develop an outlot to create a multifamily residential development and an outlot to be reserved for parking and access; and WHEREAS, the applicant has submitted a request to revise the land use designation for a portion of the property from commercial ("Places to Shop") to residential ("Places to Live"), and zone the land consistent with the proposed plat; and WHEREAS, the land use change accompanies requests to plat, rezone, and develop the parcel; and WHEREAS, subj ect to approvals for the zoning and plat actions, the proposed land use designation is consistent with the long-term use and development of the property for residential uses; and WHEREAS, the proposed amendment is consistent with the requirements of the City's consideration of reguiding commercial land for multi-family purposes, subj ect to findings and conditions recommended by the Planning Commission and required by the City Council; and WHEREAS, the Planning Commission held a public hearing on January 7th, 2020 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 amendment provides an effective means of furthering the intent of the Comprehensive Plan for the site by providing for the development of multifamily and commercial uses in appropriate locations. 2. The proposed improvements on the site under the development plans are consistent with the needs of the land uses in this location. 3. The improvements will facilitate the logical application of existing municipal public services, including sewer, water, stormwater treatment which have been planned to serve the property for the development as proposed. CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-003 4. The development plan proposed with the amendment is consistent with the intent of the City's economic development objectives, as well as with the intent of the City's zoning regulations. 5. The amendment provides an opportunity to support mixed uses that will facilitate a variety of land uses in the immediate area. 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 reguiding of the subj ect property from "Places to Shop" to "Places to Live" for the Monticello Business Center 7th Addition, Lot 1, Block 1. ADOPTED this 7m day of January, 2020, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION : ATTEST: Sam Murdoff, Chair Angela Schumann, Community Development Director 2 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-004 RECOMMENDING APPROVAL OF AN AMENDMENT TO THE MONTICELLO ZONING ORDINANCE ESTABLISHING THE "MONTICELL BUSINESS CENTER 8TH PUD DISTRICT", AND REZONING A PARCEL FROM B-4, REGIONAL BUSINESS TO DEEPHAVEN PUD DISRICT WHEREAS, the applicant seeks to replat and develop an outlot to create a multifamily residential development and an outlot to be reserved for parking and access; and WHEREAS, the applicant has submitted a request to revise the land use designation for a portion of the property from commercial to residential, and zone the land consistent with the proposed plat; and WHEREAS, the PUD rezoning accompanies requests to plat and develop the parcel; and WHEREAS, subj ect to approvals for the land use and plat actions, the proposed PUD zoning is consistent with the long-term use and development of the property for residential uses; and WHEREAS, the proposed amendment is consistent with the requirements of the PUD zoning regulations, subj ect to conditions recommended by the Planning Commission and required by the City Council; and WHEREAS, the Planning Commission held a public hearing on January 7th, 2020 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 amendment provides an effective means of furthering the intent of the Comprehensive Plan for the site by providing for the development of multifamily and commercial uses in appropriate locations. 2. The proposed improvements on the site under the development plans are consistent with the needs of the land uses in this location. 3. The improvements will facilitate the logical application of existing municipal public services, including sewer, water, stormwater treatment which have been planned to serve the property for the development as proposed. CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-004 4. The development plan proposed with the amendment is consistent with the intent of the City's economic development objectives, as well as with the intent of the City's zoning regulations. 5. The amendment provides an opportunity to support mixed uses that will facilitate a variety of land uses in the immediate area. 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 PUD zoning ordinance and rezones the subj ect property to the Monticello Business Center 8th PUD District. ADOPTED this 7m day of January, 2020, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION : ATTEST: Sam Murdoff, Chair Angela Schumann, Community Development Director 2 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-005 RECOMMENDING APPROVAL OF A DEVELOPENT STAGE PLANNED UNIT DEVELOPMENT (PUD) IN THE MONTICELLO BUSINESS CENTER 8TH PUD DISTRICT WHEREAS, the applicant seeks to subdivide and develop a previously platted outlot to create a multifamily residential development and an outlot to be reserved for future commercial uses; and WHEREAS, the applicant has submitted requests to revise the land use designation for a portion of the property from commercial to residential, and zone the land consistent with the proposed plat to a PUD zoning district; and WHEREAS, the PUD rezoning incorporates a request for PUD Development Stage review and approval; and WHEREAS, subj ect to approvals for the land use and plat actions, the proposed Development Stage PUD is consistent with the long-term use and development of the property for residential uses; and WHEREAS, the proposed Development Stage PUD is consistent with the requirements of the proposed zoning, subject to conditions recommended by the Planning Commission and required by the City Council; and WHEREAS, the Planning Commission held a public hearing on January 7th, 2020 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: 1. The PUD provides an effective means of furthering the intent of the Comprehensive Plan for the site by provided for the development of multifamily and commercial uses in appropriate locations. 2. The proposed improvements on the site under the PUD are consistent with the needs of the development in this location. 3. The improvements will facilitate the logical application of existing municipal public services, including sewer, water, stormwater treatment which have been planned to serve the property for the development as proposed. CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-005 4. The PUD is consistent with the intent of the City's economic development objectives, as well as with the intent of the City's zoning regulations. 5. The PUD provides an opportunity to support district-wide improvements and common stormwater ponding that will facilitate a variety of land uses and public spaces in the immediate area. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council approves the Development Stage PUD for Monticello Business Center 8th PUD District, subj ect to the conditions listed in Exhibit Z of the staff report as follows: Site plan is revised to re-emphasize transition between commercial and residential areas, and create a sense of entry into the residential portion of the project. 2. The applicants submit a Preliminary and Final Plat consistent with the requirements of the Subdivision Ordinance, including verification that all easements and association maintenance aspects of the mixed-use Outlot A area are addressed. 3. The site plan is revised to provide and emphasize pedestrian connections to surrounding park and pathways locations as noted in this report. 4. Confirm attached or enclosed trash-handling, rather than a free-standing enclosure. 5. The landscaping plan is revised consistent with any changes to the site plan to maintain plant quantities and buffering. 6. The circulation routes through the project are reviewed to ensure safe travel for residents and commercial tenants in all areas of the proj ect site. 7. The grading and drainage plans and building elevations are revised consistently to preserve usable patio and green space in the south courtyard, rather than being sloped or utilized for stormwater retention. 8. The site plan is revised to comply with the comments of the fire department staff for circulation and public safety aspects. 9. The applicant prepare and submit signage plans that incorporate existing signage and avoid additional freestanding sign displays. 10. The applicant prepare and submit lighting plans, including attention to existing commercial site lighting that acknowledges the change in use and residential needs of the property. 2 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-005 11. The applicant provides amended plans consistent with the requirements of the City Engineer's letter, dated December 20th, 2019. 12. The applicant enters into a PUD and Plat development agreement with the final plat. 13. The applicant complies with additional conditions as recommended by other City staff and Planning Commission. ADOPTED this 7m day of January, 2020, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION : ATTEST: Sam Murdoff, Chair Angela Schumann, Community Development Director CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-006 RECOMMENDING APPROVAL OF A PRELIMINARY PLAT FOR MONTICELLO BUSINESS CENTER 8TH ADDITION WHEREAS, the applicant seeks to subdivide a previously platted outlot to create a multifamily residential parcel and an outlot to be reserved for future commercial uses; and WHEREAS, the applicant has submitted requests to revise the land use designation for the property, and zone the land consistent with the proposed plat; and WHEREAS, subject to approvals for the land use and zoning actions, the proposed Plat is consistent with the long-term use and development of the property for residential and commercial uses; and WHEREAS, the proposed Plat is consistent with the requirements of the proposed zoning districts, subject to conditions recommended by the Planning Commission and required by the City Council; and WHEREAS, the Planning Commission held a public hearing on January 7th, 2020 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 Plat provides an effective means of furthering the intent of the Comprehensive Plan for the site by provided for the development of multifamily and commercial uses in appropriate locations. 2. The proposed improvements on the site under the Preliminary Plat are consistent with the needs of the development in this location as parcels in the area. 3. The improvements will facilitate the logical application of existing municipal public services, including sewer, water, stormwater treatment which have been planned to serve the property for the development as proposed. 4. The Plat is consistent with the intent of the City's economic development objectives, as well as with the intent of the City's zoning regulations. 5. The Plat provides an opportunity to support development that will facilitate a variety of land uses and public spaces in the immediate area. CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-006 NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council approves the Preliminary Plat for Monticello Business Center gtn Addition, subj ect to the conditions listed in Exhibit Z of the staff report as follows: 1. Site plan is revised to re-emphasize transition between commercial and residential areas, and create a sense of entry into the residential portion of the project. 2. The applicants submit a Preliminary and Final Plat consistent with the requirements of the Subdivision Ordinance, including verification that all easements and association maintenance aspects of the mixed-use Outlot A area are addressed. 3. The site plan is revised to provide and emphasize pedestrian connections to surrounding park and pathways locations as noted in this report. 4. Confirm attached or enclosed trash-handling, rather than a free-standing enclosure. 5. The landscaping plan is revised consistent with any changes to the site plan to maintain plant quantities and buffering. 6. The circulation routes through the project are reviewed to ensure safe travel for residents and commercial tenants in all areas of the proj ect site. 7. The grading and drainage plans and building elevations are revised consistently to preserve usable patio and green space in the south courtyard, rather than being sloped or utilized for stormwater retention. The site plan is revised to comply with the comments of the fire department staff for circulation and public safety aspects. 9. The applicant prepare and submit signage plans that incorporate existing signage and avoid additional freestanding sign displays. 10. The applicant prepare and submit lighting plans, including attention to existing commercial site lighting that acknowledges the change in use and residential needs of the property. 11. The applicant provides amended plans consistent with the requirements of the City Engineer's letter, dated December 20th, 2019. 12. The applicant enters into a PUD and Plat development agreement with the final plat. 2 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-006 13. The applicant complies with additional conditions as recommended by other City staff and Planning Commission. ADOPTED this 7m day of January, 2020, by the Planning Commission of the City of Monticello, Minnesota. 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'- [� �: / � � � fr� �} � �°` _f ��' �,TF � i � a�: �:- � �"' "`_,� ". +'V 1/�ij� .y � - `"" *- �"` i� � ;� a�"- �-�, � a� b�� !!_ . � °l[�:,,� .�-�r"� r �,�4 ��7� �'��a,� 4'� � _'j.3(� �-��-- � x- 2 ------�-- ��—= ��- _ ��^—��`�-t�'f ~� �� O Y N � o� N o N m z� `m � � �o � m Q �� `"FIRM GROUN� e�:ciiitecis <`3� engirieers "�'our well-,bu.tlt pxoject begrns and endures on Flrm Grounc�" November 4, 2019 City of Monticello Community Development Attn: Angela Schumann 505 Walnut Street, Suite 1 Monticello, MN 55362 Dear Angela, For your review are Firm Ground's application items for the PUD Development Stage of the property described in the attached Land Use Application form. These written responses are per the PUD Concept Proposal checklist/submittal and have been updated to reflect the current project information. The checklist item description is copied in bold with Firm Ground's response written below. • A listing of contact information including name(s), address(es) and phone number(s) of: the owner of record, authorized agents or representatives, engineer, surveyor, and any other relevant associates Owner of record: Kirk Kjellberg 1000 Kjellberg's Park Monticello, MN 55362 Phone: 763-295-2931 Email: Kjellber�sparkna,gmail.com Owner's Business Partner Angie Wehmhoff 1000 Kjellberg's Park Monticello, MN 55362 Phone: 763-272-3387 Email: angiewehmhoff(c�hotmail.com Owner's Development Consultant: Christopher Haas 2680 Sneling Ave N, Suite 100 Roseville, MN 55113 Phone: 612-810-4227 Email: c.haas(a�kwcommercial.com Firm Ground Architects & Engineers Inc. 612.819.1835 �� 275 Market Street, Suite 368 infoC�firmgroundae.com Minneapolis, Minnesota 55405 � www.firmgroundae.com I Follow us on �„�!� � Ce'FIRM GROUND . ��r�.F ��.< � ,y � �r�,,., t_ , Owner's representative (Architect) Tom Wasmoen 275 Market Street, Suite 368 Minneapolis, MN 55405 Phone:612-819-1835 Email: twasmoen(cr�,firmgroundae.com Civil Engineer & Surveyor Civil Site Group Patrick Sarver 4934 W. 35�' Street, Suite 200 St. Louis Park, MN 55416 Phone: 612-615-0060 Email: psarver(cr�,civilsitegrou .0 com • A listing of the following site data: Address, current zoning, parcel size in acres and square feet and current legal description(s); o Address: site does not have a street address; it is located on School Boulevard immediately east of the Walmart located at 9320 Cedar Street. The Parcel ID is 155221000010 o Current zoning: B-4 o Parcel size: 152,151.33 square feet, 3.49 acres o Current partial legal description: Sect-14 Twp-121 Range-025 MONTICELLO BUSINESS CENTER 6TH OUTLOT A • A narrative explaining the applicant's proposed objectives for the PUD amendment, and public values that the applicant believes may be achieved by the project The applicant seeks to build a 92-unit apartment building that offers a modern, comfortable and convenient lifestyle for renters in Monticello. With the consistently full occupancy of the nearby Monticello Crossings, we believe that another multi family development of this scale would be a benefit to the community as another distinctive living option. We are proposing a mix of studios, 1 bedroom, and 2-bedroom units. Most units will either be 1 bedroom or 2 bedrooms. Main access to the building will occur at the main entrance under a covered drop off that faces north. This is accessed from a driveway from School Boulevard to the north that also serves the existing businesses in the parcels on the interior borders of the property in question. A green Firm Ground Architects & Engineers Inc. 612.819.1835 �� 275 Market Street, Suite 368 info�firmgroundae.com Miiuleapolis, Minnesota 55405 www.firmgroundae.com I Follow us on �, � e'FIRM GROUND .�i r t;', � i t t; r_: E._� �`s� c� i� ca i � i E; E. r s space will project north from this covered drop off that will give the building an enhanced sense of arrival The site access between these two parcels (one of which is also owned by Mr. Kjellberg) and the proposed development will be designed to maximize ease of access and efficiency. Ramp access to the below grade parking level is located on the eastern half of the building while surface parking will be provided in front of the building. Pedestrian pathways will be provided across the site to connect all the entrances as well as outdoor amenity space. This site design will facilitate a distinguished and attractive living destination while also accommodating and strengthening the adjacent businesses. The design intent of the new building is to apply the latest technology, materials and trends in lifestyle housing in an appealing combination that will capture a certain timelessness and be fresh and attractive for years to come. Materials will be selected for their durability, constructability and textural appeal. A combination of brick, glass, and fiber cement siding will create an interesting fa�ade and low maintenance exterior finishes. The proposed material palette is both contemporary and dignified. Dark grey brick and rhythmic white paneling are accented by areas of the warmer sandstone-textured fiber cement and sleek vertical ribbed fiber cement. It is important to create a dynamic and balanced fa�ade with the way in which the materials accent each other. The proposed site plan aims to create a sense of arrival and entry while minimizing the impact on the existing businesses and parking lots. The roundabout feature at the north end of the site will create an efficient and safe means of navigating to the businesses and apartment building. The center of the roundabout carries the potential of establishing an attractive and dignified arrival to the development. This sense of entry is reinforced with the canopy over the main pedestrian entrance to the proposed building. Overall, this site plan minimizes wasteful and costly demolition of the existing pavement on site, creates a compact surface parking lot dedicated to residents and facilitates ample space for a surface pond feature at the southern low point of the site for stormwater. We believe this layout reinforces the destination of an attractive, modern building while also proving highly practical and responsible. 92 units in the project allow us to dedicate space to a club room and lounge for social activities to support the creation of a sense of community. These rooms will provide comfy and cozy space, filled with natural light and a hearth to create a focal point and sense of place. Firm Ground Architects & Engineers Inc. 612.819.1835 �� 275 Market Street, Suite 368 infocn�firmgroundae.com Minneapolis, Mini�esota 55405 wwtiv.firmgroundae.conl I Follow i[s on �%�� e'FIRM GROUN� a r.-t i d.: ��: L... .J l. S & a.: il i::j I f 1 P_. e f S The mailboxes will be incorporated into the area to further create opportunities for spontaneous social interactions and tables, chairs and a coffee server will be located in this area to give people a reason to tarry in the space a bit longer and enjoy the company of their neighbors. Exterior space will include a patio with built in BBQ grills, trellis or other space defining elements that make the patio both attractive and useful. This space is envisioned as another bustling social gathering space for residents and friends to unwind and relax with one another. With an ariractive contemporary building and units design, this proposed project has the potential to be a popular addition to Monticello's renter housing market. We believe it will enhance Monticello's businesses by amacting younger renters and families to the community who seek modern housing amenities in a growing and charming community near the Twin Cities. • A listing of general informallon including the number of proposed residential units, commercial and industrial land uses by category of use, public use areas including a description of proposed use, and any other land use proposed as part of the PUD 0 92 proposed residential uses o The sole proposed use for this site is the 92 unit apartment building with associated resident amenities and parking. We are also proposing re-calibrating parking for the existing businesses on the north part of the land to work concurrently with our site circulation and access as shown in our Civil plans. • Calculation of the proposed density of the project and the potential density under standard zoning regulations, including both gross density and net density, accounting for developable and undevelopable land. Undevelopable land shall include all wetlands, tloodplains, sensitive ecological areas identified in the Natural Resource Inventory, slopes greater than 18%, poor soils and areas of concentrated woodiands o While a survey or soil borings has not yet been completed at this stage, we do not anticipate any undevelopable land on the parcel o The survey calculates a parcel area of 3.49 acres, with which our proposed 92 units provides a unit density of 26.36 units/acre, which doe exceed the R-4 maximum density of 25. We are seeking flexibility to allow this additional unit/acre ratio. Firm Ground Architects & Engineers Inc. 612.819.1835 �� 275 Market Street, Suite 368 info@firmgroundae.com Minneapolis, Mirulesota 55405 www.firmgroundae.com I Follow us on �� C�"FIRM GROUND �i c:l��itc�c:t.� .'. er�g ir�<�.�"r�3 • Outline a conceptual development schedule indicating the approximate date when construction of the project, or stages of the same, can be expected to begin and be completed (including the proposed phasing of construction of public improvements and recreational and common space areas) o Ideally, we'd be targeting an early spring (2020) construction start assuming final City approvals happen at the January 27 City Council meeting. Typically for a project of this size, we'd expect a 12 month construction timeframe. • A lisNng of the areas of flexibility from the standard zoning sought through the use of PUD design. o Following the R-4 zoning standards, we believe we will meet building setback and design standards. We'd be seeking flexibiliiy with regards to the density as discussed above, as well as the parking standards. We have proposed 92 units in order to maximize the economics of a multi-family building at this site. We've adjusted the unit count from our PUD Concept Proposal Submittal from 80 to 92 to attain a more tenable unit count. As such, we would not be able to achieve the parking requirement of 2.25 stalls/unit and are seeking flexibility to provide 1 stall per bedroom instead. o We would be seeking flexibility regarding roof design- it is our understanding that a pitched 5:12 roof is required. To achieve the aesthetic we have envisioned, we would ask for flexibility to have a flat roof with parapets. Firm Ground Architects & Engineers Inc. 612.819.1835 �� 275 Market Street, Suite 368 info�n�firmgroundae.cum Miiuleapolis, Minnesota 55405 www.firmgroundae.com t Follow us o» �, � C� FIRM GROUN� � �.�.�� NLL �� m ��.��yb �� _�� .:,��m ��.�� .� n..�� _� �,.�� Comprehensive Plan Amendment for Parcel ID 155221000010 on School Boulevard November 15, 2019 City of Monticello Community Development Attn: Angela Schumann 505 Walnut Street, Suite 1 Monticello, MN 55362 Dear Angela, For your review are Firm Ground's application items for the Comprehensive Plan amendment of the property described in the attached Land Use Application form. The checklist item description is copied in bold with Firm Ground's response written below. A narrative explaining the requested change and the reason(s) why the Comprehensive Plan should be amended per the request This narrative will outline why a comprehensive plan amendment is requested for the above listed parcel concurrent with our PUD Amendment application. The site is part of PUD that was originally intended to be developed as a multiple building shopping center following the guidance of the Comprehensive Plan. However, this development intent has not come to fruition and the applicant believes the parcel would be better suited with a high-density residential land use classification. The 2008 Comprehensive Plan land use map, updated in 2017, has this parcel designated as land use "places to shop." One of the key tenets discussed in the Comprehensive Plan is the provision of Life Cycle Housing. A multifamily development at this parcel would be a contributor to that achieving that strategy in Monticello. The proposed building would appeal to first time renters and young families alike. This building would appeal to renters seeking a contemporary and hip rental experience within a distinct and growing community near the Twin Cities. It would serve as a first step in the life cycle housing strategy that will attract and retain residents for Monticello as it continues to grow over the coming years. While there are other recent multifamily developments in the City, this proj ect would add to diversification of housing options through its sleek design and amenity-laden residential experience. Furthermore, a housing study completed by Monticello in 2017 concluded that more rental units are needed within the city to stabilize its vacancy rates. While the recently opened Monticello Crossing's Firm Ground Architects & Engineers Inc. 275 Market Street, Suite 368 Minneapolis, Minnesota 55405 612.819.1835 info@firmgroundae. con- www.firmgroundae. cor C� FIRM GROUN� � �.�.�� NLL �� m ��.��yb �� _�� .:,��m ��.�� .� n..�� _� �,.�� added 202 units to the market, the report also states that "apartment complex has set a precedent with 200 of its units being occupied during a very short timeframe. This indicates a clear pent-up demand that should continue to increase at the housing market recovers from the correction." The study indicates that this pent-up demand may not only result from young families seeking new rental options for life cycle housing, but also that there may be older Monticello residents who wish to downsize with an amenity-rich apartment building. Designating this parcel as a"Place to Live" on the Comprehensive Plan land use map would contribute to the overall goals laid out for Monticello's approach to life cycle housing and will address the pent-up rental demand that Monticello Crossings brought to the forefront. An attractive multifamily building here will maximize the potential of an otherwise slow-to-develop plot of land and contribute towards the City's housing goals and community growth. The legal description of all real property proposed for change Outlot A, Monticello Business Center 6th Addition, Wright County, Minnesota. Abstract Property The existing and proposed land use and zoning designations for all properties proposed to change (if applicable) Existing land use: Vacant, guided retail Existing zoning: B-4 Proposed land use: Residential Proposed rezoning: R-4 The proposed text and/or maps to be added, amended, or deleted from the Comprehensive Plan along with documentation as to the location of the text changes in the Comprehensive Plan (if applicable) We propose Figure 3-2 Land Use Plan Map on page 3-4 be adjusted so that the property in question is designated as a"Place to Live" instead of a"Place to Shop." Firm Ground Architects & Engineers Inc. 275 Market Street, Suite 368 Minneapolis, Minnesota 55405 612.819.1835 info@firmgroundae. con- www.firmgroundae. cor C� FIRM GROUN� � �.�.�� NLL �� m ��.��yb �� _�� .:,��m ��.�� .� n..�� _� �,.�� Zoning Change Narrative for Parcel ID 155221000010 on School Boulevard November 15, 2019 City of Monticello Community Development Attn: Angela Schumann 505 Walnut Street, Suite 1 Monticello, MN 55362 Dear Angela, For your review are Firm Ground's application items for the Ordinance Amendment checklist of the property described in the attached Land Use Application form. The checklist item description is copied in bold with Firm Ground's response written below. A narrative explaining the requested modification and the reason(s) why the changes are supported by the Comprehensive Plan This application seeks to change the zoning classification of the above parcel from B-4 Shopping Center to R-4 High Density Residential concurrent with our PUD Amendment application. The site is part of PUD that was originally intended to be developed as a multiple building shopping center. This narrative seeks to illustrate how the property in question would be better suited with a high-density residential classification. The site is surrounded by residential uses to its east and south and a large commercial development stretching from its west boundary. Between the building site and School Boulevard there is also a veterinarian hospital and offices. We believe that this parcel can serve as an effective bridge between the B-4 shopping center use into the predominantly residential uses stretching to the south and east. The proposed four-story residential building would provide an effective housing strategy at this nexus point of land use as a multifamily building is a common adj acency to both lower density residential and busy commercial uses. The adjacent office and clinic use would also be complimentary to a multifamily development since their traffic flows would generally be on an opposite travel schedule for work commuters entering and leaving the area. Furthermore, the proposed building is set far enough away from the Autumn Ridge townhomes so as not to impede upon their sense of privacy. Firm Ground Architects & Engineers Inc. 275 Market Street, Suite 368 Minneapolis, Minnesota 55405 612.819.1835 info@firmgroundae. con- www.firmgroundae. cor C� FIRM GROUN� � �.�.�� NLL �� m ��.��yb �� _�� .:,��m ��.�� .� n..�� _� �,.�� One of the primary reasons why this parcel would be more effectively used as an R-4 district is that as currently zoned, the land is not reaching its full potential. With the Walmart immediately to the west and the office and clinics between the buildable area and School Boulevard, there simply is no street frontage that is tantamount to any retail development. This is a challenging parcel to create a successful retail environment as there is little incentive for a developer to build a multi-building retail development when it is so sheltered from arterial right of ways. On the contrary, an R-4 zoning designation would allow for a multifamily building that bridges effectively between land uses, is not dependent on street frontage, and would be well served by the nearby existing commercial and professional uses. The proposed site plan will create a sense of entry for both the existing offices and clinic and the new development while also improving current site circulation. An approval of this rezoning request would facilitate an exciting new development opportunity for Monticello that will maximize an otherwise underutilized site that this ripe for this type of multifamily housing. The legal description of all real property proposed for change Outlot A, Monticello Business Center 6th Addition, Wright County, Minnesota. Abstract Property The existing and proposed land use and zoning designations for all properties proposed to change (if applicable) Existing land use: Vacant, guided retail Existing zoning: B-4 Proposed land use: Residential Proposed rezoning: R-4 The location and text language of the proposed text to be added, amended, or deleted in this ordinance, if applicable. We request that the 2018 City of Monticello Official Zoning Map be changed so that the parcel in question is rezoned R-4. 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From: Max Moreland, PE, PTOE Date: November 18, 2019 Re: Trip & Parking Generation Assessment — Monticello Residential Purpose of Report and Study Objectives A new 92-unit multi-family residential development is proposed on School Boulevard immediately east of the Walmart at 9320 Cedar Street in Monticello, Minnesota. This technical memorandum presents a high-level traffic and parking analysis of the proposed development. The primary purpose is to determine the amount of traffic to be generated by this development and how that impacts surrounding intersections. The peak period parking demand for the development will also be forecast and compared to the proposed parking supply. A site plan dated November 4, 2019 is attached for reference. Conclusions Using standard trip generation data for the proposed 92-unit multi-family housing development, the expected weekday changes in traffic volumes are: • An increase in total daily trips by 500 trips. • An increase in total a.m. peak hour trips by 34 trips. • An increase in total p.m. peak hour trips by 41 trips. Though the trip generation from this site will cause an increase in area traffic volumes, the site is not forecast to be a high traffic generator. No significant operational impacts are anticipated for the surrounding roadways and intersections due to trips from this proposed development. The site is proposing to include 156 parking stalls for the residential development. It is anticipated that the peak period parking demand forthe development will be 121 parking stalls. This suggests the proposed parking supply for the site will be sufficient. �1 Main St SE, #204, 1(888) 859-9425 � wwvu.spacksotutians.com Minneapolis, MN 55414 USA Spack Solutions 2 of 5 Monticello Residential Trip & Parking Generation Assessment Site Characteristics The site is located off of School Boulevard immediately east of the Walmart at 9320 Cedar Street in Monticello, Minnesota. The existing access on School Boulevard for the Monticello Pet Hospital and Kjellberg Business Center will be utilized for this development. The residential building will be south of the existing buildings on site with vehicles travelling through the existing parking areas to get to/from the residential area. The existing parking areas will be reconfigured to allow for a few additional parking spaces for the existing buildings. There will be a total of 241 parking spaces on site; 48 for the Kjellberg Business Center building, 37 for the Monticello Pet Hospital building and 156 for the proposed residential building. For the residential building, 80 parking stalls will be at grade and 76 below grade. Trip Generation The traffic forecasts for the site are based on the data and methods published in the Institute of Transportation Engineers (ITEJ Trip Generation Manual, 10th Edition. The ITE Trip Generation Manual is a compilation of traffic data for various land uses from existing developments throughout the United States. In addition to the new residential building, trip generation estimates were made forthe existing buildings on site. It is assumed that the business center is occupied by general office uses. Table 1 presents the weekday trip generation with the proposed development and existing buildings trip generation numbers included for comparison. Table 1— Weekday Trip Generation �- • . �. • � '- . ' '- . • Multi-Family Mid-Rise Housing - 92 Units 250 250 9 25 25 16 (ITE 221) Animal/Veterinary Hospital/Clinic — 7,800 $4 84 19 9 11 17 square feet (ITE 640) General Office —12,800 square feet 62 62 13 2 2 12 (ITE 710) Total Site Trips 396 396 41 36 38 45 It can be seen in Table 1 that the forecast trip generation for the proposed residential building is higher than what would be expected for the rest of the site over the course of a weekday. In both peak hour scenarios, the peak hour volumes for the new residential development are forecast to be less than 45 trips. ITE's Transportation Impact Analyses for Site Development report recommends a detailed traffic impact study be done for developments generating 100 Spack Solutions 3 of 5 Monticello Residential Trip & Parking Generation Assessment or more new trips in a peak hour. That is the threshold where development traffic may adversely impact the transportation system and intersection operations should be analyzed. Based on this threshold and the results shown in Table 1, a full study would not be needed. Intersection Impact Analysis To see the impact of site trips on surrounding intersections, vehicles need to be distributed from the development throughout the roadway network. A trip distribution pattern for trips going to/from the proposed residential development was developed based on location and access to the surrounding region. That pattern is: • 20% of the generated traffic to/from the north on MN-25 • 5% of the generated traffic to/from the west on School Boulevard • 15% of the generated traffic to/from the south on MN-25 • 10% of the generated traffic to/from the south on Edmonson Avenue • 40% of the generated traffic to/from the east on School Boulevard • 5% of the generated traffic to/from the north on Edmonson Avenue • 5% of the generated traffic to/from the north on Cedar Street Using the trip generation and trip distribution, new trips for the residential development were routed through the following intersections: • School Boulevard & MN-25 • School Boulevard & Cedar Street • School Boulevard & Edmonson Avenue The new site trips from the residential development are shown in Figure 1. Spack Solutions 4 of 5 Monticello Residential Trip & Parking Generation Assessment Figure 1— New Site Trips ��_! i`� • . _ �1 f��' „�,,� �r. -'� , �: � �� . ., _ , �� '-'� _ �y � '� 'f ' r4�� , � . � /��t`,' . , �_�••�, �• � ' Y , , �� • ��; � _ ,� � :•,'�. - i� � , `. � ��:�i�� M�, � �� . , � i . +" �..:. . \ .7� �� lll� I � � . � .. � � � � � _ . � � , , . '• �"Y�'� 't w � �� k ,r. . r � � f ,.�. #' /� ,�/ ' ' ` ' , - ` . li.I" � . �` � - ! •�,' � � • , . ` �r�– _—' -� �"'�. jt� .�.� '1 , � e+. �� . .:.; � ,� , - .� � ,. IE�� .�� -� . � i �' �� '• '�*,IR,t � � i'�_ � it �-�.� ., s , *�l. ' � . _ . . AM Peak Hour ' . 2�. _� 3 ---o - .. � � ° . ` i , . _ � . � , t � ,' a r � . ` ' ` ' �.. � � :i � 1 � i _ • � , 5 � �• � � - � � / � � � � - . I . s S , '., 44 � 4 PM Feak Hvur f 2 � _ , ' i . ` � .. � � � � ., T a �. • I • � � � i i � � ' � � � t � � � . � . -+ • . c. `,� t 3 . ' I ' � + � ' "r, . � � �, i : - r � � * Daily � _ _� � ,; 3 , _. ., - . . -. �. , � - �� '�, , �. � . - _ � r�r / '.i � • � „ � ', � I �. � � � i � � � t:� . � " , 1 i -��, _ ,',:�. ; , i zs _ � I . �] ,� � r� � � , } � r � . � �- , � . � I . . As seen in Figure 1, the highest hourly volume increase for any intersection movement due to the new site traffic is 10 vehicles making eastbound and westbound through movements at the School Boulevard intersections with Cedar Street and Edmonson Avenue. That equates to an increase of approximately one vehicle every six minutes for those movement. Based on these volumes, none of the surrounding intersections are anticipated to be significantly impacted by site traffic. Spack Solutions 5 of 5 Monticello Residential Trip & Parking Generation Assessment Parking Generation The Institute of Transportation Engineers (ITE) has put together a document, ITE Parking Generation, 5t" Edition, that compiled parking demand data from different land uses. Using that data, weekday peak period parking demands were calculated for each land use of this development. Those peak period parking demands are summarized in Table 2 along with the proposed parking supply. Table 2— Peak Period Parking Demands . .. �- �- .. � ... -. � � • �- . .. Multi-Family Mid-Rise Housing - 92 Units 121 156 (ITE 221) Animal/Veterinary Hospital/Clinic — 7,800 square feet 26 37 (ITE 640) General Office —12,800 square feet 31 48 (ITE 710) Total Site 178 241 As shown in Table 2, the peak period parking demand for each portion of the site, as well as the entire site, is forecast to be within the proposed parking supply for the site suggesting the proposed parking supply for the site will be sufficient. , � YdG��d �.l-. • � ° € ao . -� - s` � �° =w = - .� o , . 25F.:SNW'Ol�3�I1NOW - � d o - ,� � ..��'2 ' 'p � C r,''r°��' S1M3Wl?�'dd`d Ol�3�IlNOW � � j" � � �`` °' � � � � _ �� ' -` ,J x k � ! _ � ; � 2 � f _ - _ - O_ - 3 _ _ _ _ Q � _ _ _ 3 oN _ a O � : o - - _� ... > �.� W ��%�� '� � �� ,; fty\ p� j `'' /� ��. � �� z `\``\�� \ ,\ z mm ,\`\ op - �� g ��m o $ « � S � � R I ��III' �- � �-�� ,, @ �a� �o , �, o, s,�;e ��_; aoy � ��7 � - 77 ,r � � irr , � v� �,� � � @ p � �i � / m � n ��r �� , �;` �� m i i � Q�� '�. � � � iiiii �)�� , a � � iiio � , � J'r �a � =� \, ,i � v 6 ��, � �� i � � � � , - � J' _ ��J ws k� December 20, 2019 Matt Leonard City Engineer/Public Works Director City of Monticello 505 Walnut Street, Suite 1 Monticello, MN 55362 Re: Kjellberg Firm Ground Apartments Development Stage PUD, Preliminary and Final Plat Plan Review City Project No. 2019-027 WSB Project No. R-014468-000 Dear Mr. Leonard: o We have reviewed the traffic memo dated November 18, 2019 as prepared by Spack Solutions, " preliminary and final plat dated November 15, 2019, preliminary civil plans and stormwater z management plan dated December 12, 2019, as prepared by CivilSite Group and offer the m following comments: � � Traffic Memo � 1. The applicant has provided an estimate of the average daily traffic and peak hour traffic � generated from the entire site as developed. The existing access from School Boulevard � will be utilized. It appears that the existing turn lane configurations on School Blvd have � adequate capacity to accommodate the projected volumes from the proposed site. The City is reviewing intersection controls along the School Boulevard corridor to determine if `° and when any modifications are needed. Future special assessments may apply to the � � property for future improvements. z � � J 0 a Q w z z � � W � z w > a a z w X 0 � Preliminary and Final Plat 2. Monticello Business Center 7th Addition already exists as the Aldi site, therefore the plat name will need to be renamed. 3. The proposed site is currently platted as Outlot A, Monticello Business Center 6th Addition plat, which includes a blanket drainage and utility easement over the Outlot. The easements will need to be vacated with required easements for the utilities dedicated on the final plat. 4. The drainage and utility easements shown on the plat needs to be revised to remove the easement where the courtyard is located, as that area is no longer being used as an infiltration basin. 5. The applicant shall enter into a stormwater maintenance agreement with the City to maintain the infiltration basin and storm sewer system and drainage and utility easements do not need to be platted for these areas. K:\014468-000\Admin\Docs\Ltr-m-leonard Kellberg-122019.docx Kjellberg Firm Ground Apartments December 20, 2019 Page 2 Preliminary Civil Plans Site Plan 6. The applicant should consider creating a separate drive aisle to the proposed apartment building in lieu of accessing the building through the existing parking lots. See planning report. 7. A sidewalk should extend from the proposed apartment building to the existing pathway along School Blvd. 8. Show handicap parking stalls compliant with ADA regulations. 9. The civil and architectural site plans should be consistent. The elevations and grades are not the same between the plans. Utilitv Plan 10. The watermain should be looped within site as identified in the original preliminary plat or the applicant shall provide documentation that there is adequate pressure and fire flow to serve the site. 11. A wet-tap connection to the existing watermain does not appear to be needed for the watermain extension. The existing hydrant is being removed, therefore a gate valve should be installed and the watermain extended. 12. Label the connections needed, gate valve and watermain service size and length of water service. 13. Identify proposed fire hydrant locations. The plans identify that existing hydrants will be salvaged and reinstalled, but do not show the new hydrant locations. 14. The building department will then review the proposed fire hydrant location(s) and emergency vehicle access/circulation. A turning radius template drawing for the ladder truck shall be provided. 15. Identify irrigation stub locations and submit an irrigation plan to the building department with the building permit. 16. Confirm that the 8-inch sanitary sewer size is adequate per Ten State Standards. 17. 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 Gradinq Plan 18. Label the % grade for the parking lot. 19. Show the rim and invert elevations of the storm sewer. Kjellberg Firm Ground Apartments December 20, 2019 Page 3 20. Riprap shall be grouted per City general specifications. 21. Verify that the 959.50 EOF elevation is accurate as the surrounding contour elevations appear higher to be higher. Landscaping will need to be modified/removed to not block the EOF route. 22. Provide trench drain design and information on the storm sewer pumping system. The pumping system will need to comply with the Building Code. 23. Confirm all roof drainage is being directed to the infiltration basin. 24. Provide documentation that retaining walls greaterthan 4.0 feet in height are certified by a professional engineer and a building permit has been acquired. A fence or railing is required along the top of the wall. 25. The City's Wellhead Protection Plan identifies this site within the "low vulnerability" DWSMA, but it is outside of the Emergency Response Area (ERA), therefore infiltration is allowed. Residential uses typically do not pose a risk of potential contaminants and will be reviewed at the time of proposed development submittal. 26. 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. 27. Verify landscaping on the west side of building will not block the drainage swale. Stormwater Management Plan 28. Provide modeling calculations for the 10-day snowmelt (7.2") event. 29. Provide soil borings to confirm soil type, infiltration rates, and groundwater elevation. Confirm that there is a 3-foot separation between the bottom of the infiltration areas and the groundwater elevation. 30. Pretreatment for runoff to infiltration basin is required. A 4-foot sump manhole is required at the last structure (CBMH 22) before entering the infiltration basin. 31. According to the City's design guidelines, the maximum size slope for the infiltration basin should be 4:1, see Detail 4 on page C5.1. 32. Provide a detail for outlet control structure for pond. 33. Provide rational method calculations confirming adequacy of the storm sewer design for the 10-year storm event including the trench drain design. Water Qualitv and Volume Reduction 34. Applicant is required to infiltrate 1.1" over the net new impervious area. Reauired Infiltration Amount 10.665 cf Proposed Infiltration Amount I 11,687 cf 35. The infiltration ponding depth proposed is from elevation 956.5 to 958.3 or 1.8 ft. An infiltration rate of 0.45 in/hr has been assumed in the HydroCAD model. In a 48 hr period, the amount of drawdown equates to 1.8-feet given the infiltration rate of 0.45 in/hr. As shown, the basins will drawdown within a 48-hour period. Geotechnical borings need to Kjellberg Firm Ground Apartments December 20, 2019 Page 4 be submitted to confirm soil type, infiltration rates, and groundwater elevation. Confirm that there is a 3-foot separation between the bottom of the infiltration areas and the groundwater elevation. Rate Control 36. The site will utilize the regional basin for rate control. The regional basin assumed that this site would have a curve number of 72, the actual curve number for this development is 83. Therefore, the site has provided rate control for the difference between curve number 72 and 83. The difference was determined by the applicant as a 100-yr rate of 4,413 cf/acre. Applying this to the entire site identifies that 19,409 cf of storage is required for rate control on this site. This storage volume is met in the infiltration basin. The rate control requirement has been met with the proposed pond and the regional pond. Freeboard 37. Given the low opening forthe garage is a 960.33 the EOF should be identified as 1.5' below that elevation at 958.83. 38. The FFE of 971.00 is more than the required 2 feet above the HWL of 959.78, however the underground parking area has an opening elevation of 960.33 which does not meet freeboard requirements of 2-feet above the HWL. Consider installing a berm to mitigate this. If this cannot be mitigated, the development agreement will include language indemnifying the City from any damages arising from the design and construction of the site and structure and that the property owner shall be responsible for any and all flooding and associated property damage to the structure, appurtenances and tenants' property for not meeting the freeboard requirement. 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 . � ,�, ��s� Shibani K. Bisson, PE Senior Project Manager Ron Hackenmueller �'ry�/� �Y7�,�,� d_� From: Dan Klein Sent: Thursday, November 7, 2019 12:38 PM To: Ron Hackenmueller Subject: Monticello Apartments Ron, I have the following comments: 1. Must have access within 300 feet of any exterior wall. I would like this to be similar to the senior high rise where the trail around back would support the weight of our ladder. 2. Hydrants every 300 feet 3. Must have VHF/800mhz radio coverage tested and be within acceptable limits or install amplification. 4. FDC be accessible with no parking in front of it. 5' V{ r�-G� /t�.c►.r � e c 1 f'�'° iq o-E �i r c. h� y c��a�'r Thank you, Dan Klein Fire Marshal/Emergency Manager City of Monticello 505 Walnut St Monticello MN, 55362 Direct : 763-271-7463 Email: dan.klein@ci.monticello.mn.us �� .� � � � s , �, 9z� , , ,, , , , -. , , �, �, ORDINANCE NO. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA AN ORDINANCE AMENDING TITLE 10 OF THE MONTICELLO CITY CODE, KNOWN AS THE ZONING ORDINANCE, BY ESTABLISHING THE MONTICELLO BUSINESS CENTER 8TH PUD AS A ZONING DISTRICT IN THE CITY OF MONTICELLO, AND REZONING THE FOLLOWING PROPERTY FROM B-4, REGIONAL BUSINESS DISTRICT TO MONTICELLO BUSINESS CENTER 8TH PUD, PLANNED UNIT DEVELOPMENT: LOT 1 BLOCK 1; MONTICELLO BUSINESS CENTER 8TH ADDITION THE CITY COUNCIL OF THE CITY OF MONTICELLO HEREBY ORDAINS: Section 1. Section 2.4(P) — Planned Unit Developments, Title 10 — Zoning Ordinance is hereby amended by adding the following: (23) Monticello Business Center 8th PUD District (a) Purpose. The purpose of the Monticello Business Center gtn PUD District is to provide for the development of certain real estate subject to the District for multiple family residential land uses. �� (b) Permitted Uses. Permitted principal uses in the Monticello Business Center 7th PUD District shall be multiple family residential uses as found in the R-4, Medium-High Density Residential District of the Monticello Zoning Ordinance, subject to the approved Final Stage Development Plans dated , and development agreement dated , 2020, as may be amended. The introduction of any other use from any district shall be reviewed under the requirements of the Monticello Zoning Ordinance, Chapter 2, Section (0) — Planned Unit Developments for Development Stage PUD and Final Stage PUD. (c) Accessory Uses. Accessory uses shall be those commonly accessory and incidental to residential uses, and as specifically identified by the approved final stage PUD plans. (d) District Performance Standards. Performance standards for the development of any lot in the Monticello Business Center gtn PUD District shall adhere to the approved final stage PUD plans and development agreement. In such case where any proposed improvement is not addressed by the final stage PUD, then the regulations of the R-4, Medium-High Density Residential District shall apply. ORDINANCE NO. (e) Amendments. Where changes to the PUD are proposed in the manner of use, density, site plan, development layout, building size, mass, or coverage, or any other change, the proposer shall apply for an amendment to the PUD under the terms of the Monticello Zoning Ordinance, Section 2.4 (P)(10). The City may require that substantial changes in overall use of the PUD property be processed as a new project, including a zoning district amendment. Section 2. The zoning map of the City of Monticello is hereby amended to rezone the following described parcels from B-4, Regional Business District to Monticello Business Center 8th PUD District, Planned Unit Development: Lot 1, Block 1, Monticello Business Center 8th Addition Section 3. The City Clerk is hereby directed to mark the official zoning map to reflect this ordinance. The map shall not be republished at this time. Section 4. The City Clerk is hereby directed to make the changes required by this Ordinance as part of the Official Monticello City Code, Title 10, Zoning Ordinance, and to renumber the tables and chapters accordingly as necessary to provide the intended effect of this Ordinance. The City Clerk is further directed to make necessary corrections to any internal citations that result from said renumbering process, provided that such changes retain the purpose and intent of the Zoning Ordinance as has been adopted. Section 5. This Ordinance shall take effect and be in full force from and after its passage and publication. The ordinance in its entirety and map shall be posted on the City website after publication. Copies of the complete Ordinance and map are available online and at Monticello City Hall for examination upon request. ADOPTED BYthe Monticello City Council this day of , 2020 ATTEST: Jeff O'Neill, Administrator AYES: Brian Stumpf, Mayor � NAYS: ORDINANCE NO. S ' -� � �'(i \ Z9£SS NW `0113�IlNOW `JI21Vd S.D2139113fJ1 OOOI Q��wo �� °��, �a3a��3r� �ai� ��_ � " ° ��ycy �cy ._ �a��, tt ,_�-�n� � �d�d��2��. Z9£SSNW`0113�IlNOW`0/�l9lOOH�S o°�� - � - �p \��°� S1N3W121t�dt� 0��3�IlNOW ��p � $ � a O � N o° N U o �, � � _ `� �� =_ oa ��_ n�= - _ �a - - a ° - �� woW z�W ��L _pF_== y� � �_s - _ o � ¢� �oa o � 4 4 �, . � 30 W� 5 N w w � p ��\'y� a n ama u' I' � ��r'° O �, . � �=�_.... vU u z �i �I Z� O� ��\ I - Gi i� � � ZI i= / `\�� x�O� / � � 6 ( ` ` N � 3 I \ � _ _` �p� � � I � N � �I ��` � / �/ .zi + �� -� _ � oii y � _- . � i ¢i . � � � �/ �, . , . w� . �ii�'� � � � � /� � \ �!-h � J " � _ � � -; �� F� .� �, .� / `� , i � Z I � ¢ � _ I ,_ ~ I ■ y - � _ '_ q o4�= � _ a£ `�" - s � , ma � 03 w � �� 3 ' � �'�� ' � ' u� -- - �x - - - �b 5:�� - _ - _ � = i �2 - _ - n � S n ,,,. -.; �� . 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Communitv Development Director's Report Council Action on Commission Recommendations There was no appeal of the WSI variance, as such, there were no items for Council consideration from the December Planning Commission agenda. Monticello 2040: Vision + Plan Update As a Planning Commission member, your role in the Monti2040 process is to provide guidance on matters related to current planning context, public facilities, infrastructure, and public services. We want (and need!) your in-depth review of the plan documents as they develop so that you feel prepared to act as liaisons back to your representative boards regarding the plan. With that in mind, please take the opportunity between now and January lOth to review the DRAFT Vision Report for Montice11o2040. The link to the documents is provided below. https://www.ci.monticello.mn.us/monti2040 The Planning Commission will hold a public hearing on the Vision report on February 4th, 2020. Joint Board Downtown Workshop Downtown success remains priority for the City. The Planning Commission, Economic Development Authority, PARC and City Council will be asked to attend a Downtown Workshop on January 30th at 6 PM at MCC. John Davis will be the featured speaker, beginning at 6 PM, with a work session to follow focusing on successes and next opportunities for the Downtown. Dinner will be included. Info on John Davis: • Instrumental in helping build community success stories in New York Mills and Lanesboro, NIN • 2018-2020 Bush Fellow, Bush Foundation • 2018-2020 Senior Policy Fellow, Rural Policv Research Institute Please see the most recent City Council Connection and Highlights for other important news: httbs://www.ci.monticello.mn.us/index.asb?SEC=F18BE4D0-OB7D-49F9-8773- D 1B2526EE7D3&DE=2AA4FDB 1-F6EC-4C73-8D43- 3A99BOE58EED&Type=B BASIC