City Council Resolution 2019-88CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
RESOLUTION NO. 2019-88
A RESOLUTION OF THE MONTICELLO CITY COUNCIL
APPROVING A PRELIMINARY PLAT FOR DEEPHAVEN
WHEREAS, the applicant seeks to subdivide an unplatted parcel 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 November 4th, 2019
on the application and the applicant and members of the public were provided the
opportunity to present information to the Planning Commission; and
WHEREAS, the City Council has considered all of the comments and the staff report,
which are incorporated by reference into the resolution; and
WHEREAS, the City Council 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 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 Preliminary Plat for Deephaven, subject to the
conditions listed in Exhibit Z of the staff report as follows:
1. The City approves the flexibility incorporated into the plans cited in the staff
comments for parking count, setback, shared access, multiple buildings on a
single -parcel, unit size, and site landscaping, subject to the modifications required
by Exhibit Z.
2. Shift the west building farther to the west and south to open up views into the site
from the northwest corner.
3. The applicant continues to cooperate with the City's efforts to expand the site
planning and common stormwater and open space improvements to the south,
including dedications and final improvements, and construction access as
necessary, among other requirements.
4. The applicant supplies the required traffic study and stormwater management
plans and complies with the comments in response to the review of those
documents.
5. The applicant revises the plan to show all pathways noted in the report, and
constructs pathways for private use as a part of the PUD approval, and pathways
for public use as a credit against the required park dedication.
6. The applicant enters into an agreement to manage shared access across the
commercial lots to the west.
7. The applicant shifts the Edmonson Avenue access point to abut the property line,
and agrees to accommodate shared access at the time of redevelopment of the
adjoining parcel.
8. The applicant dedicates the right of way areas as recommended by the City
Engineer and participates in the required improvements for that roadway to ensure
its capacity for increased development, including pathway construction.
9. The City accepts the parking lot design and quantities as proposed, with the
following exception:
a. Redesign on the west building parking lot to accommodate a flow for
exiting vehicles, including emergency service access and egress. An
example of this design is illustrated in this report.
10. The applicant improves the private open spaces, and develops a phasing plan for
private open space improvements, for consideration by the City and incorporation
into the PUD development agreement. This shall include consideration of a
playground facility on-site.
11. The applicant modifies the landscape plan to add shrub plant materials along the
foundation areas of the building where the garage level is exposed. This
modification may result in lower tree planting quantities, but shall not drop below
minimum requirements.
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12. The applicant provides landscape irrigation to all landscaped areas.
13. The landscaping plans are modified to add the required buffer plantings at the
north and west perimeter of the site.
14. The landscaping plans are modified to add the required landscaped island
delineator spaces in the parking lot areas.
15. The plan is revised to incorporate trash handling within the garage areas of the
building.
16. Brick or cultured stone is added to the building facing consistent with the
comments in this report, or to at least 20% of the building face.
17. The EFIS base material is enhanced to add architectural pilaster components to
the corners of the building base to emphasize the corners and de-emphasize the
flat -wall impression of the ground floor.
18. The applicant adds window openings to the ground floor wall.
19. Commercial lighting areas are designed to avoid any glare or lighting impacts on
the residential property.
20. The applicant complies with the recommendations of the Parks Commission as
approved by the City Council for park dedication.
21. Final signage plans are provided and subject to review prior to final PUD
consideration.
22. The Plat is modified to include easement dimensions consistent with Subdivision
Ordinance requirements.
23. The preliminary plat is revised to reflect the outlot configuration described for the
commercial area.
24. The preliminary plat is modified to reflect the required drainage and utility and
outlot configuration for the stormwater pond as recommended by the City
Engineer.
25. The Plat is modified to include an outlot for public space at Cedar and Chelsea of
approximately 50 feet by 50 feet. The City will work with the applicant to create
an appropriate plaza design and maintenance agreement that enhances access and
development of the adjoining commercial land.
26. The applicant complies with the requirements of the City Engineer's report,
including requirements for stormwater, right-of-way, and easements, dated
October 30, 2019.
27. Should compliance with final stormwater analysis require a substantive change to
the lots or site plan layout for the PUD, the applicant will be required to submit an
amended application to the City for review.
28. The applicant proceeds to Final PUD and Final Plat within the timelines
addressed in the Zoning and Subdivision Ordinances, and prepares revised
development stage PUD and Preliminary Plat documents consistent with the
conditions approved by the City Council.
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29. The applicant enters into a development and PUD agreement for the plat and
PUD.
30. Comments and conditions of other staff and Planning Commission.
ADOPTED this 25th day of November, 2019, by the City Council of the City of
Monticello, Minnesota.
ATTEST:
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JefFqyeill, City Administrator
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MONTICELLO CITY COUNCIL
By:
Brian Stumpf, Mayor