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Planning Commission Agenda 11-02-2020AGENDA REGULAR MEETING - MONTICELLO PLANNING COMMISSION Monday, November 2nd, 2020 - 6:15 p.m. Mississippi Room, Monticello Community Center Commissioners: Sam Murdoff, John Alstad, Paul Konsor, Andrew Tapper, and Alison Zimpfer Council Liaison: Charlotte Gabler Stafi Angela Schumann, Steve Grittman (NAC), and Ron Hackenmueller 1. General Business A. Call to Order B. Consideration of approving minutes a. Regular Meeting Minutes — October Sth, 2020 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 Comprehensive Plan Amendment to "Places to Live", Rezoning to Planned Unit Development, Development Stage Planned Unit Development, and Preliminary and Final Plat for a 541ot detached single- family subdivision Applicant: Shawn Weinand/LSW Investments, LLC B. Consideration of an Interim Use Permit for Monticello Public Works for Public Warehousing, Temporary Applicant: City of Monticello C. Consideration of a Request for Adoption of the Monticello 2040 Comprehensive Plan Applicant: City of Monticello 3. Regular Agenda Consideration of a request for a Simple Subdivision and Lot Combination related to City of Monticello stormwater improvements on the A Glorious Church property Applicant: City of Monticello A. Consideration of the Community Development Director's Report 4. Added Items 5. Adjournment MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, October 6th, 2020 - 6:15 p.m. Mississippi Room, Monticello Community Center Commissioners Present: John Alstad, Paul Konsor, and Alison Zimpfer Commissioners Absent: Sam Murdoff and Andrew Tapper Council Liaison Present: Charlotte Gabler Staff Present: Angela Schumann, Steve Grittman (NAC), and Ron Hackenmueller 1. General Business A. Call to Order John Alstad called the Regular Meeting of the Monticello Planning Commission to order at 6:15 p.m. B. Consideration of approvin� minutes a. Special/Joint Meetin� Minutes — September lst, 2020 PAUL KONSOR MOVED TO APPROVE THE SPECIAL/JO1NT MEETING MINUTES — SEPTEMBER 1ST, 2020. ALISON ZIMPFER SECONDED THE MOTION. MOTION CARRIED, 3-0. b. Re�ular Meetin� Minutes — September lst, 2020 PAUL KONSOR MOVED TO APPROVE THE REGULAR MEETING MINUTES — SEPTEMBER 1 ST, 2020. ALISON ZIMPFER SECONDED THE MOTION. MOTION CARRIED, 3-0. c. Special/Joint Meetin� Minutes — September 28th, 2020 JOHN ALSTAD MOVED TO APPROVE THE SPECIAL/JO1NT MEETING MINUTES — SEPTEMBER 1ST, 2020. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED, 3-0. C. Citizen Comments None. D. Consideration of addin� items to the a�enda Angela Schumann noted that the candidates for the City Administrator position were present at the Planning Commission meeting. E. Consideration to approve a�enda PAUL KONSOR MOVED TO APPROVE THE AGENDA. ALISON ZIMPFER SECONDED THE MOTION. MOTION CARRIED, 3-0. 2. Public Hearings A. Public Hearin� — Consideration of a Request for Ordinance Amendment relatin� to the Interim Use of propertv for Public Uses Applicant: Citv of Monticello Steve Grittman explained that the proposed zoning ordinance amendment would modify storage uses in the B-3 (Highway Business), I-1 (Light Industrial), and I-2 (Heavy Industrial) Zoning Districts. If approved, public warehousing would be Planning Commission Minutes — October 6th, 2020 Page 1 � 5 allowed by Interim Use Permit in each of these districts. Grittman noted that public use buildings are permitted in each of these districts. It was noted that the City of Monticello's Public Work's Department needs additional storage locations until new buildings or a new Public Works campus can be constructed. Grittman noted that there are opportunities throughout the city to rent storage space as a warehousing activity. Grittman noted that typically storage space is an accessory use to a property and it is also uncommon for property/business owners to rent space in their building for the sole purpose of storage and not related to their principle use of the property. Grittman reviewed three proposed language additions related to this ordinance amendment as provided in the staff report. Staff recommended approval of the zoning ordinance amendment. John Alstad asked where in the city the storage space was being proposed. Grittman noted that it was his understanding that there is a site along Edmonson Avenue, where it would be proposed at the next Planning Commission meeting. Alstad asked if the space would be rented by the City. Grittman confirmed and added that it would be located in an existing, but vacant structure. Alstad requested clarification if the ordinance amendment was proposed because the City does not have enough storage space. Grittman confirmed. Paul Konsor asked why a Conditional Use Permit would not be utilized in this instance. Grittman noted that a Conditional Use Permit would run with the land and that this was only a temporary condition. The advantage of an Interim Use Permit is that it is specific to that user and term of that use. Konsor noted that there is a five-year term for Interim Use Permit and asked if after the time limit the use could be extended. Grittman noted that after the time limit, a new Interim Use Permit could be applied for. Alison Zimpfer confirmed if the Interim Use Permit was allowing time for the construction of a new Public Works campus. Grittman noted that was the intent. John Alstad opened the public hearing. Hearing no comments, the public hearing was closed. Konsor noted that the proposed definition of public warehousing seemed loose and questioned whether the definition should be expanded to include types of materials to be stored. Grittman guessed that hazardous materials were likely stored in all industrial buildings to some capacity. He also added that part of the amendment included that the use must conform to all applicable zoning and building codes just as any other non-public tenant would. Grittman also noted that an Interim Use Permit would require a public hearing and that the Planning Commission would have the opportunity to vet what is being proposed. Alstad asked if the City Council would review the recommendation of the Planning Commission for Interim Use Permit. Grittman confirmed. Planning Commission Minutes — October 6th, 2020 Page 2 � 5 ALISON ZIMPFER MOVED TO ADOPT RESOLUTION NO. PC 2020-027, RECOMMENDING APPROVAL OF AN AMENDMENT TO THE ZONING ORDINANCE ADDING PUBLIC WAREHOUSING, TEMPORARY AS A SECONDARY USE OF EXISTING BUILDINGS IN THE B-3, I-1, AND I-2 ZONING DISTRICTS BY 1NTERIM USE PERMIT, BASED ON FINDINGS 1N SAID RESOLUTION. Konsor asked for clarification on the Interim Use Permit and if property owners would be notified of what would be stored on the site. Grittman noted that the nature of the application could be formatted to ask the department to identify the types of storage they intend to use and how they expect to handle it. Grittman reiterated the purpose of the public hearing for this type of item. Konsor asked if the permit application could include the types of storage that would be sought. Angela Schumann noted that the requirements for Interim Use Permit submittal was similar to Conditional Use Permit. The applicant would be expected to submit a narrative, which could include for example: the materials, length of storage, and site circulation. Charlotte Gabler asked if there would be a variety of staff reviewing these types of applications. Schumann noted that for all land use applications, there is a plan set distribution form that includes the Chief Building Official, who forwards to the Fire Marshall as needed. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED, 3-0. 3. Regular Agenda A. Consideration of a Findin� that the Proposed Acquisition of 101, 107 and 121 West Broadwav for Redevelopment Purposes bv the Citv of Monticello Economic Development Authoritv is Consistent with the Citv of Monticellds Comprehensive Plan Angela Schumann noted that the City has been working to effect the Downtown Small Area Plan. One of the proj ects that the City is working on is the acquisition of property to redevelop and revitalize Block 52. The Planning Commission is asked to find if three properties proposed for acquisition by the Monticello EDA is in conformance with the Comprehensive Plan. The parcels are being acquired for the direct purpose of supporting riverfront and Broadway redevelopment on the block as envisioned by the downtown plan. Schumann highlighted on an aerial the location of the parcels. She provided the support and rationale for the acquisition. Schumann noted that the 2008 and proposed 2040 Comprehensive Plans guide the area as downtown. These two plans also incorporate the Small Area Plan as guidance and foundation for growth and development within the downtown. The Small Area Plan views Block 52 key to success of downtown revitalization. Schumann pointed out that the zoning designation is Central Community District. Schumann provided an excerpt from the Downtown Small Area Plan that specifically shows the guidance for Block 52. She noted development can occur in quarter block or larger sections. Planning Commission Minutes — October 6th, 2020 Page 3 � 5 Schumann noted the EDA currently has plans to work with a developer and the City to complete a project that overlooks the Mississippi River and includes a destination entertainment or restaurant venue along with mixed use component to include residential development. During the September meeting, the EDA authorized to enter into a purchase agreement for the three properties for consideration, contingent on the Planning Commission's finding and resolution. Staff supported adoption of the resolution. Alison Zimpfer asked if the building at the corner of River Street West and Pine Street was still for sale. Schumann responded that the EDA owns that parcel along with the parcel formerly occupied by Union Speed & Style. The City also owns the parking lot that lies along River Street. There is also additional parcel that the EDA owns that lies in the center of the block. Paul Konsor asked for clarification of buildings and uses considered for acquisition. Schumann noted that the building on the corner was formerly We Thrive Fitness and the other tenant space is a church. Alstad asked if there has been any interest from restaurant developers. Schumann noted that the EDA has a preliminary development agreement with the Beard Group. They are working on concepts for this block, with staff expressing a desire to retain a portion of River Street for a restaurant. As the EDA continues working with the Beard Group, the City will aggressively market that potential. Konsor asked if there were still parcels on this block needed for the redevelopment project. Schumann noted that a lot depends on the concept and proposal ultimately decided on. The City continues to indicate to any property owners that are interested in selling that we are willing to hear what they have to say about their property. In addition, communication with downtown stakeholders is important throughout this project. PAUL KONSOR MOVED TO ADOPT RESOLUTION PG2020-028 FINDING THAT THE PROPOSED ACQUISITION OF CERTAIN LAND AT 101, 107 AND 121 WEST BROADWAY BY THE CITY OF MONTICELLO ECONOMIC DEVELOPMENT AUTHORITY IS CONSISTENT WITH THE CITY OF MONTICELLO COMPREHENSNE PLAN FOR "DOWNTOWN" USES. ALISON ZIMPFER SECONDED THE MOTION. MOTION CARRIED, 3-0. B. Consideration of the Communitv Development Director's Report Angela Schumann provided the Community Development Director's Report as indicated in the staff report. Schumann, in detail, reviewed the Monticello 2040 Comprehensive Plan progress. Schumann explained that the chapters of the draft Comprehensive Plan were ready for review and the community could use a feedback guide on the City's website to help provide comments on each chapter. The guide would be available until October 18th. In addition, the community was encouraged to attend a workshop on October 22"d to comment in person or via telepresence. Planning Commission Minutes — October 6th, 2020 Page 4 � 5 Schumann also shared an informational Monti2040 video for the Commission to watch. She explained that the Planning Commission would tentatively review the request for adoption of the new plan in November during a public hearing. Schumann also noted that engagement for Round 2 of Framework 2030 of Central Mississippi River Regional Planning Partnership has begun. The Planning Commission is going to be invited to attend a j oint meeting to provide feedback to the draft vision and strategies. 4. Added Items None. 5. Adjournment JOHN ALSTAD MOVED TO ADJOURN THE MEETING AT 6:57 P.M. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED, 3-0. Recorder: Jacob Thunander Approved: November 2nd, 2020 ` Attest: Angela Schumann, Community Development Director Planning Commission Minutes — October 6th, 2020 Page 5 � 5 Planning Commission Agenda — 11/2/2020 2A. Public Hearin� — Consideration of a Comprehensive Plan Amendment to "Places to Live", Rezonin� to Planned Unit Development, Development Sta�e Planned Unit Development, and Preliminarv and Final Plat for a 54 lot detached sin�le- familv subdivision. Applicant: Shawn Weinand/LSW Investments (NAC) Property: Legal: The South 933 feet of the East 933 feet of the Northwest Quarter both measured at right angles thereof Section 23, Township 121, Range 25, Wright County, Minnesota. Address: 8617 Edmonson Ave NE � PID: 213-100- 232400 Planning Case Number: 2020-029 A. REFERENCE & BACKGROUND Request(s): Deadline for Decision: Land Use Designation: (Proposed) Comprehensive Plan Amendment to change the guided use of the subject property from "Urban Reserve" to "Placesto Live" Rezoning from Agriculture (Wright County/Township Zoning) to PUD, Planned Unit Development Development Stage Planned Unit Development Preliminary and Final Plat for a 54-unit single family residential subdivision entitled "Edmonson Ridge." The subdivision is to be comprised of 54 single family residential lots. December 6th, 2020 "Places to Live" (Re-guided from "Urban Reserve") Zoning Designation: Existing: GA (General Agricultural — Wright County/MOAA Zoning), Guided Transition Area (Wright County Long Range Land Use) Proposed: PUD, Planned Unit Development District The purpose of the Planned Unit Development (PUD) zoning 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 Overlays/Environmental Regulations Applicable: Current Site Use: Surrounding Land Uses: North: East: South: West: Planning Commission Agenda — 11/2/2020 by undertaking a process that results in a development outcome exceeding that which is typically achievable through the conventional zoning district N/A Agricultural/Vacant Low Density Residential (Featherstone) Monticello Township (Residential & Agriculture) Monticello Township (Residential & Agriculture) Low Density Residential (Featherstone) Project Description: The applicants are proposing to plat (and rezone) 54 detached single-family lots. The current property is located in Monticello Township and the applicant has petitioned for an orderly annexation into the City. The Land Use Map shows the area as "Urban Reserve" and the City will need to process a comprehensive plan amendment changing the land use to "Places to Live". The applicant wishes to rezone the property to Planned Unit Development. The development configuration meets the majority of the base zoning standards found in the City's T-N (Traditional Neighborhood) District and is at a density which meets both the City's R-1 and T-N standards. T-N is a single-family residential district, which allows densities of up to 4.4 units per gross acre. A Homeowners Association would be formed to manage maintenance of some common trail and the neighborhood monument sign at the corner of 85th and Edmonson, and the developer is seeking driveways slightly wider than allowed by the T-N District — otherwise the project is generally consistent with the base T-N standards found within the zoning ordinance. ANALYSIS Comprehensive Plan Amendment The subject site is presently guided "Urban Reserve". The City's 2008 Comprehensive Plan anticipates that the community will grow into areas designated as "Urban Reserve" as planned land use areas become fully developed and capacity for future 2 Planning Commission Agenda — 11/2/2020 growth is needed. In the case of this parcel, it is directly adjacent to the existing Featherstone development to the west and north and municipal utilities are readily accessible to the site. The specific policies of the Comprehensive Plan call for a variety of housing types that respond to changing demographics and encourage mixed housing styles where appropriate to provide for life-cycle housing choice. The Plan notes that higher density housing is most appropriate where there are available private and public services that will facilitate attractive neighborhoods for those residents. At the boundaries of the community, land transitions to rural open space. In these locations, lower densities are appropriate, as in the case of this proposal, along with attention to the Plan's direction to integrate natural resources into the developed neighborhoods. Connections to the City's parks and open space system through preservation of access to natural features, and trail connections to existing parks facilities, are also encouraged. To accommodate the proposed low-density residential use, the guided use of the subject 20-acre site must be changed from "Urban Reserve" to "Places to Live". The "Places to Live" land use category designates areas where housing is intended to be the primary use of land. The emphasis of the category is to help ensure that Monticello offers a full range of housing choices, while preserving and enhancing the quality of neighborhoods. While a decision regarding the proposed land use change is considered a policy matter to be determined by City Officials, Staff believes that low density residential use of the property is compatible with uses which are envisioned in the area and with the "Places to Live" designation. With 54 units on 20 acres — an average gross density of 2.7 units per acre — the proposed project would qualify as low density, even with the smaller lot configuration. As a comparison, the currently platted Featherstone areas to the north and west, excluding parkland, are developed at approximately 2.0 units per acre. Rezoning As noted, the applicant is seeking to have the site zoned PUD, Planned Unit Development upon its annexation into the City. The subject area is guided "Urban Reserve". Many properties in the Monticello Orderly Annexation Area are held in reserve in terms of their designations until the City has determined the proper designation under a development scenario. Concurrent with approval of the Final Plat, the City Council may adopt the rezoning ordinance establishing the PUD Zoning District over the new platted area. Low density residential use of the subject property is compatible with uses which are envisioned in the area. The plat and development standards meet the majority of Planning Commission Agenda — 11/2/2020 those for the City's single-family Traditional Neighborhood (T-N) District. A discussion of the PUD zoning follows below. Plan and Plat Review Existing Conditions The project is occurring on a site previously utilized by the City's Public Works Department for storage. The City previously conveyed the property to the developer. It is currently being utilized for agriculture and has a metal shed on the property that will be removed as a part of the project. Streets and Access Primary access to the subdivision is provided from a northerly connection to 87th Street NE and a western access point off of Ebersole Avenue. Because both 85th Street and Edmonson Avenue are designated as collector roadways, no direct access is permitted to those roads due to intersection spacing requirements and proximity to the 85th/Edmonson intersection. As such, the internal connections through the Featherstone development will serve as the exclusive connection points. In a comment from the County's Highway Department, the County is seeking an additional dedication of right of way for Edmonson Avenue, a County road in the area adjacent to this plat. The City believes that the roadway will be turned back to City jurisdiction in the not too distant future, and believes that the dedication area shown on the plat is adequate, with one exception for additional right of way at the corner of Edmonson and 85th. If the County's position prevails, the right of way and trail will be located within 20 feet of the rear of several lots along the east side of the plat. This is still consistent with the T-N District requirement of a 20 foot rear yard setback. Block Layout The proposed block layout responds well to the site topography and Blocks 1 and 3 meet the maximum 1,320-foot block length requirements of the Subdivision Ordinance. Block 2 exceeds the maximum block length requirements, but the length is broken up by Outlot A and Outlot B which provide trail to access Edmonson Ave, and 85th St. As such, it is consistent with the intent of the subdivision ordinance regulations on block length. In discussing the trail width for the outlots with the developer, it is possible that one of the outlots will be eliminated to meet the required width. The remaining outlot will still accomplish the block length break-up noted above. Lot Sizes & Setbacks The proposed plat has lot sizes that range in area from 6,885 square feet to more than 32,000 square feet. There are two lots proposed which fall under the T-N minimum of 7,500 square feet. The median lot area is approximately 10,600 square feet — again meeting the base density requirement of the T-N District. The largest lots include 0 Planning Commission Agenda — 11/2/2020 significant areas of stormwater control. Lot widths range from a minimum width of 54 feet with a few at more than 100 feet. The T-N District minimum lot width is 45 feet. The following table provides a comparison in the design standards for the lots: Standard T-N District Pro osed Plat/PUD Minimum Lot Area 7,500 Median of 10,600 Minimum Lot Width 45' S4'-100' Minimum Front Setback 25' 25' Minimum Rear Setback 20' 30', ROW requirements may adjust some lots along Edmonson to 20' Side Yard Setback (Interior) 6' 7' Side Yard Setback (Street) 25' 30' The side yard setbacks do provide space to accommodate the required drainage and utility easement around each of the buildings. As a noted, the front yard setback will reduce the "face to face" building dimension from 120 feet for a typical R-1 development to 110 feet in this project — a relatively insignificant difference, provided adequate front yard planting and landscape areas are maintained. The driveway depth of 25 feet will still accommodate vehicle parking without e�tending onto the public boulevard space. However, it is noted that the narrower lots, and potentially 30 foot wide driveways will constrict the availability of on-street visitor parking. Because the streets are public, there will be no common visitor parking areas. Particularly as mailbox clusters are located throughout the project, it will be important to be able to identify available accommodations for visitor parking on- street, as the shorter driveways, narrower lots, and driveway widths combine to limit these locations. Lot Design The following lots have driveway width concerns: Block 1, Lots 7-12 Block 2, Lots 13-21 Block 3, Lots 1-4, 14-19. On some lots, the lot drawings show the driveways appearing to enter the front living space than the garage space. The applicant will need to show the width of the driveways and where they are entering in regard to the garage. Further, the plat needs 5 Planning Commission Agenda — 11/2/2020 to demonstrate where on street parking and mailbox clusters would occur. Due to the proximity of the curb cuts, overflow visitor parking site restrictions exist. There are also a few odd shaped lots that present concerns on the angle the driveway comes to the street. Specifically, Lots 2 and 3 on Block 1, Lot 14 on Block 3, and Lot 21 on Block 2 have driveways that enter the street at an angle — perpendicular entrances would be preferred for visibility of vehicles backing out of driveways onto the public street. Finally, the rear lot line configurations for Lots 4, 5, and 6 on Block 3 create some difficult internal corners. These lots should be revised to avoid internal lot corners and straight side lot line layout. Building Design The applicant is proposing a variety of housing designs with the majority of the homes designed to have two car garages, although several are designed to allow for three car garages. The applicant is proposing multiple home designs to provide a tiering experience for storage space and proposed walkout basements. This will provide a variety of housing designs while maintaining a similar fa�ade on the outside of the home except for differences in colors, materials and garage size. The developer will need to provide full floor plans with the Final Stage PUD to verify compliance with the T-N minimum standards of 1,050 square foot foundation and 2000 square feet finishable. The applicant's narrative does note that the units will be sized between 1250 and 3500 square feet. Any units not meeting the 2,000 square foot finishable T-N standard would be considered part of the requested PUD flexibility. To offset this flexibility, the developer is proposing a significant break-up of front fa�ade in terms of material finish and orientation. The zoning ordinance requires a garage of no less than 450 square feet in R-2 district (the T-N district requires a minimum of 480 square feet). The three car garages in the plans will easily meet the minimum. Two car garages should be required to adhere to the R-2 standard of 450 square feet, given the lot size, width, and setback accommodations of the project. Floor plans for the various units are anticipated as a later submission with the final stage PUD to permit verification of this square footage. Easements The applicant's Preliminary Plat shows typical drainage and utility easements along the perimeter of all lots, in addition to covering the existing stormwater pond noted above. The detail shows the easements as 6 feet interior, and 12 feet along streets and at the perimeter of the plat, consistent with City requirements. Sidewalks The applicant has proposed sidewalks along Edmonson Way with a connection to 87tn Street to the north and Ebersole Avenue to the west. The applicant also proposes a private wood chip trail through the rear yards of properties on Block 3. This will limit 0 Planning Commission Agenda — 11/2/2020 the size of backyards for the property owners in this area and raise the potential for owners' complaints in the future. In addition, there is no sidewalk on 86th Street NE except for the connection to existing sidewalk to the North. Sidewalk installation along at least one side of all local streets is a requirement of the City's Subdivision Ordinance. The applicant should remove the private trail through Block 3 and instead provide a sidewalk along the entirety of 86th Street NE connecting to the proposed connection coming off Edmonson Way. Trails Trail connections to the adjoining Edmonson Avenue and 85th Street NE are proposed within Outlots A& B. These are connect ions to the trails along Edmonson Avenue and 85th Street NE and are shown to be 10' bituminous trails within 20' wide outlots. Staff has the following recommendations: Public outlots for trails. Staff recommends a minimum of 30 feet width, rather than the 20 feet proposed. The 30 foot width is based on City experience with similar side-yard trails, for maintenance and separation between private and public spaces. In the alternative, the applicant may choose to locate one such connecting outlot/trail near the southeast corner of the plat meeting the 30 foot dimension, ensuring convenient pedestrian access to the regional pathway system. 2. Internal trail — HOA owned and maintained - should be eliminated and replaced by public sidewalk along 86th Street as noted above. Final recommendations on pathways and park are subject to the recommendations of the PARC, which will be meeting on November lOth to review the plat. Landscaping A landscaping plan has been submitted for review which includes at least two trees to be planted per lot per typical R-1 single-family standards, as well as a number of other tree planting areas in prominent locations throughout the project. The Zoning Ordinance requires that the trees attributable to the subdivision be planted in the boulevard of each parcel, between the front lot line and the street, or between the sidewalk and the street where sidewalks are included. The Ordinance also states that, for lots with frontage on more than one right-of-way and if no trees are in existence, four trees must be planted per platted lot. For single-family detached and multi-family dwellings with less than 5 units, lots must have 4 aggregate caliper inches (ACI) of canopy trees. The developer should also specify whether any additional individual unit plantings are proposed consistent with the T-N District. The landscaping provisions of the Zoning Ordinance also state that provided trees, shrubs and groundcovers (or grasses) should achieve the following objectives: 7 Planning Commission Agenda — 11/2/2020 1. Establish naturalized woodland areas in large spaces. 2. Establish naturalized areas around stormwater ponds. 3. Establish naturalized woodland areas at the edges of subdivisions, particularly in areas of land use changes or where the subdivision abuts a major roadway, utility line, or railroad. 4. The Parks staff recommends use of native species wherever practical. The Ordinance also stipulates that the landscaping plan must be accompanied by a reliable estimate of installation costs. Specifically, the Ordinance states that subdividers must provide a financial security that guarantees live growth of the plant materials for a two (2) year period from the date of installation. As a condition of preliminary plat approval, the following landscaping-related conditions should be satisfied: 1. The applicant shall be required to provide a financial security which guarantees live growth of the plant materials for a two (2) year period from the date of installation. Park Dedication The Subdivision Ordinance specifies a requirement of 11% of the land area, or an equal contribution based on the land value no later than at the time of final plat. Where the applicants provide a proportion of the land area, the remaining portion would be required as cash, or as credit against the cash contribution, usually in the form of trail construction that is not otherwise required as a part of the street improvements. The plat does not show any dedication of land, but does provide for the construction of two 10' bituminous pathways along Edmonson and 85th Streets. The City has in the past provided construction cost credit for pathways along collector routes in residential areas where internal sidewalks are required and connections between the two systems are provided. The City's Parks Commission will make a recommendation relating to the provision of parkland as a part of the project as noted above. Grading, Drainage and tltilities The proposal has two infiltration basins located in the northwest and the southwest portions of the plat. The following staff comments apply: 1. Conservation Easement signs need to be placed along the basins, subject to the City Engineer's recommendations. 2. Basins will need an access point for Maintenance as required by the City's Public Works department. The City's Engineering Department has provided a comment letter with additional comments. : Planning Commission Agenda — 11/2/2020 Engineering Issues The acceptability of the proposed right of way, outlots and easements, grading, drainage and utility plans shall be subject to specific review and approval by the City Engineer, per the requirements of the Engineer's letter dated October 21, 2020. Development Agreement As a condition of final plat approval, the applicants must enter into a development agreement with the City and post all the necessary securities required by it. This issue must be subject to further comment by the City Attorney Final Plat/PtID If the current requests are approved, the applicant will be required to submit a Final Plat consistent with the conditions approved by the City. A Final Stage PUD will also be required to be submitted. City Council will review and act on the Final Plat and PUD as part of its regular process. Planned Unit Development As noted, the applicant is seeking flexibility from the typical single-family zoning requirements under what would otherwise be established by the T-N District. Flexibility being requested includes lot areas (two lots at 6,880 square feet compared to the minimum of 7,500 square feet required in the T-N district), and potentially some flexibility from the 2,000 square foot finishable requirement of the district. The applicant has also requested flexibility in the maximum driveway width of the T-N District, which limits widths to 18', as well as some reduction in overall landscaping requirements — although this is subject to a final individual lot planting plan. The flexibility being requested results in a lot density that is still in the low range at 2.7 units per acre. This density meets the T-N District requirement of 4.4 units per acre, and the R-1 District at 3.1 units per acre minimum. The density is greater than the 2.0 units per acre in the neighboring R-1 Featherstone area. For PUD projects, the City is required to find that the flexibility granted to a development project results in design and other improvements or amenities that result in better achieving the City's land use objectives. In this case, it is noted above that the Comprehensive Plan encourages a variety of housing styles and types, which this project clearly provides. In this case, the applicant is suggesting that the enhanced e�terior elevation finishes offset the limited flexibility proposed from base standards relating to driveway width, lot area and landscaping. Other potential improvements to enhance the PUD could relate to additional landscape treatments, particularly along the outward edges of the project adjacent to the collector streets. In many similar locations, residents seek to add privacy to their exposed rear yards — a landscape buffer, even including a common fencing plan, would enhance this area of the project. Additional individual lot plantings have also been common in other small lot single- family areas. 0 Planning Commission Agenda — 11/2/2020 Similar intensified landscaping would be encouraged at the boundaries of the infiltration ponds — these ponds are located in easements, and often result in confusion by the property owners as to their rights to use or improve those areas. A landscaped buffer at the edge of these ponds, along with the conservation easement signing, could help delineate those boundaries. The applicant is also proposing that a restrictive covenant permitting only black-coated chain link fencing in the project — a consistent fence treatment that should avoid mismatched fencing facing the collector roadways. B. ALTERNATIVE ACTIONS Decision 1. Comprehensive Plan Amendment Motion to adopt Resolution No. PC-2020-029, recommending approval of the Comprehensive Plan Amendment to change the guided use of the subject property from "Urban Reserve" to "Places to Live", based on the findings in said resolution and subject to conditions as incorporated in Exhibit Z. 2. Motion to deny adoption of Resolution No. PC-2020-029, based on findings stated by the Planning Commission following the public hearing. 3. Motion to table action on the Resolution, subject to additional Information from staff, the applicant, or others as directed. Decision 2. Rezoning to PUD Motion to adopt Resolution No. PC-2020-030, recommending approval of rezoning the subject property to PUD, Planned Unit Development District, based on the findings noted in the resolution. 2. Motion to deny adoption of Resolution No. PC-2020-030, based on findings stated by the Planning Commission following the public hearing. 3. Motion to table action on the Resolution, subject to additional Information from staff, the applicant, or others as directed. Decision 3. Preliminary Plat Motion to adopt Resolution No. PC-2020-031, recommending approval of the Preliminary Plat for Edmonson Ridge, based on the findings noted in the resolution. 2. Motion to deny adoption of Resolution No. PC-2020-031, based on findings stated by the Planning Commission following the public hearing. 3. Motion to table action on the Resolution, subject to additional Information from staff, the applicant, or others as directed. 10 Planning Commission Agenda — 11/2/2020 Decision 4. Development Stage PUD 1. Motion to adopt Resolution No. PC-2020-032, recommending approval of Development Stage Planned Unit Development for Edmonson Ridge, based on the findings noted in the resolution. 2. Motion to deny adoption of Resolution No. PC-2020-032, based on findings stated by the Planning Commission following the public hearing. 3. Motion to table action on the Resolution, subject to additional Information from staff, the applicant, or others as directed. C. STAFF RECOMMENDATION A decision regarding the requested Comprehensive Plan Amendment is considered a policy matter to be determined by City Officials. Findings of fact for recommendation of approval have been provided in the exhibit resolution. If City Officials are inclined to approve the Comprehensive Plan Amendment, Staff is supportive of the proposed arrangement, uses and preliminary plat design. With this in mind, Staff recommends approval of the rezoning to PUD and preliminary & final plat, subject to the conditions listed in Exhibit Z and based on the findings in the accompanying resolutions for Rezoning Development Stage PUD, and Preliminary & Final Plat. D. SUPPORTING DATA A. Resolution PC-2020-029, Comprehensive Plan B. Resolution PC-2020-030, Rezoning to PUD C. Resolution PC-2020-031, Preliminary Plat D. Resolution PC-2020-032, Development Stage PUD E. Subject Site Image F. Applicant Narrative G. Project Plans, including: a. Cover Sheet b. Existing conditions c. Preliminary Plat d. Grading Plan e. SWPPP Plan f. Sanitary Sewer & Watermain Plan g. Storm Sewer Plan h. Details i. Landscaping Plan H. E�terior Elevations I. Sample Interior Elevations J. City Engineer's Letter, October 21, 2020 11 Planning Commission Agenda — 11/2/2020 K. Wright County Highway Department Letter L. Public Comment Letter M PUD Zoning Ordinance, Draft Z. Conditions of Approval EXHIBIT Z Comprehensive Plan Amendment to "Places to Live", Rezoning to PUD, Development Stage PUD, and Preliminary Plat for Edmonson Ridge Legal Description (lengthy): The South 933 feet of the East 933 feet of the Northwest Quarter both measured at right angles thereof Section 23, Township 121, Range 25, Wright County, Minnesota 1. A sidewalk is built along 86th Street NE connecting to the proposed sidewalk connection from Edmonson Way. 2. The private trail in the middle of Block 3 will be removed. 3. Applicant will provide drawings identifying driveway widths and designs that correspond to house styles and elevations. 4. Applicant shall provide unit floor plans to verify final sizes of attached garages and living space as part of the Final Stage PUD review. 5. The connecting trails to the e�ternal collector roads will be platted to 30' in width. The applicant may choose to plat just one such outlot in the southeast corner of the plat to provide convenient pedestrian access to the regional pathway system. 6. The infiltration basins will be deeded to the City as a drainage and utility easement with conservation easement signs installed. 7. The infiltration basins shall have access for maintenance consistent with the recommendations of the City Engineer. 8. The development is subject to the requirements of the City Engineer, per the letter dated October 21, 2020. 9. Landscape treatments are added to delineate the private and public boundaries along the infiltration basin areas. 10. Landscape treatments are added at the perimeter of the platted area adj acent to the rear yards and collector roadways to create a buffer and increase rear yard privacy for residents. 11. The applicant enters into a development agreement as a condition of Final Plat and Final PUD approval. 12. Compliance with the comments of other staff and Planning Commission. 12 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-029 RECOMMENDING APPROVAL OF AN AMENDMENT TO THE MONTICELLO COMPREHENSIVE PLAN RE-GUIDING A PARCEL FROM "URBAN RESERVE" TO "PLACES TO LIVE" WHEREAS, the applicant seeks to develop a previously unplatted parcel to create a single family residential development; and WHEREAS, the applicant has submitted a request to revise the land use designation for a portion of the property from Urban Reserve to Places to Live, and zone the land consistent with the proposed plat; and WHEREAS, the PUD rezoning accompanies requests to plat and develop the parcel; and WHEREAS, subject to approvals for the land use and plat actions, the proposed Places to Live 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 Comprehensive Land Use Plan, 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 2"d, 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 single family 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, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-029 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. 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 Land Use Plan amendment from Urban Reserve to Places to Live. ADOPTED this 2"d day of November, 2020, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMIV�SSION : ATTEST: Sam Murdoff, Chair Angela Schumann, Community Development Director 2 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-030 RECOMMENDING APPROVAL OF AN AMENDMENT TO THE MONTICELLO ZONING ORDINANCE ESTABLISHING THE "EDMONSON RIDGE PUD DISTRICT", AND REZONING A PARCEL FROM AGRICULTURE TO EDMONSON RIDGE PUD DISTRICT WHEREAS, the applicant seeks to develop a previously unplatted parcel to create a single- family residential development; and WHEREAS, the applicant has submitted a request to revise the land use designation for a portion of the property from Urban Reserve to Places to Live, and zone the land consistent with the proposed plat; and WHEREAS, the PUD rezoning accompanies requests to plat and develop the parcel; and WHEREAS, subject 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, 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 2"d, 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 single family 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, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-030 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. 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 subject property to the Edmonson Ridge PUD District. ADOPTED this 2"d day of November, 2020, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMIV�SSION : ATTEST: Sam Murdoff, Chair Angela Schumann, Community Development Director 2 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-030 RECOMMENDING APPROVAL OF A PRELIMINARY PLAT FOR EDMONSON RIDGE, A 54 UNIT SINGLE FAMILY DEVELOPMENT WHEREAS, the applicant seeks to develop property within the Monticello Orderly Annexation Area, subject to annexation, Comprehensive Plan amendment, and rezoning; and WHEREAS, the applicant has submitted a request to plat said property into a series of single family lots, outlots for pedestrian trail purposes, public streets and trails; and WHEREAS, the site is guided as "Urban Reserve", pending approval of the proposed amendment to "Places to Live" in the City's Comprehensive Plan; and WHEREAS, the proposed Plat is consistent with the long-term use and development of the property for residential uses; and WHEREAS, the proposed Plat is consistent with the intent and purposes of the City's residential land use objectives, utilizing Planned Unit Development 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 November 2"d, 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: The Plat 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 Preliminary Plat are consistent with the needs of the development in this location as a low density residential area. 3. The improvements will facilitate the logical e�tension of municipal public services, including sewer, water, stormwater treatment, and streets 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. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-030 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 Edmonson Ridge, subject to the conditions listed in Exhibit Z of the staff report as follows: 1. A sidewalk is built along 86th Street NE connecting to the proposed sidewalk connection from Edmonson Way. 2. The private trail in the middle of Block 3 will be removed. 3. Applicant will provide drawings identifying driveway widths and designs that correspond to house styles and elevations. 4. Applicant shall provide unit floor plans to verify final sizes of attached garages and living space as part of the Final Stage PUD review. 5. The connecting trails to the e�ternal collector roads will be platted to 30' in width. The applicant may choose to plat just one such outlot in the southeast corner of the plat to provide convenient pedestrian access to the regional pathway system. 6. The infiltration basins will be deeded to the City as a drainage and utility easement with conservation easement signs installed. 7. The infiltration basins shall have access for maintenance consistent with the recommendations of the City Engineer. 8. The development is subject to the requirements of the City Engineer, per the letter dated October 21, 2020. 9. Landscape treatments are added to delineate the private and public boundaries along the infiltration basin areas. 10. Landscape treatments are added at the perimeter of the platted area adj acent to the rear yards and collector roadways to create a buffer and increase rear yard privacy for residents. 11. The applicant enters into a development agreement as a condition of Final Plat and Final PUD approval. 12. Compliance with the comments of other staff and Planning Commission. ADOPTED this 2"d day of November, 2019, by the Planning Commission of the City of Monticello, Minnesota. 2 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-030 MONTICELLO PLANNING COMIV�SSION : ATTEST: Sam Murdoff, Chair Angela Schumann, Community Development Director CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-031 RECOMMENDING APPROVAL OF A DEVELOPMENT STAGE PLANNED UNIT DEVELOPMENT FOR EDMONSON RIDGE, A 54-LOT SINGLE FAMILY RESIDENTIAL DEVELOPMENT WHEREAS, the applicant has submitted a request to rezone its property from Agriculture upon annexation to the City, to PUD, Edmonson Ridge Planned Unit Development District; and WHEREAS, the applicants are seeking a Development Stage PUD approval as reflected by the plans and plat drawing submitted for rezoning, PUD, and Preliminary Plat; and WHEREAS, the applicant concurrently proposes to develop the property for single family uses under the approved Planned Unit Development; and WHEREAS, the site is proposed to be guided for residential uses under the label "Places to Live" in the City's Comprehensive Plan; and WHEREAS, the proposed PUD, along with the companion Plat, are consistent with the long- term use and development of the property for commercial uses; and WHEREAS, the Planning Commission held a public hearing on December 4th, 2018 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 appropriate means of furthering the intent of the Comprehensive Plan for the site. 2. The use of the site for single family residential uses is consistent with the City's interest in promoting the long-term planned land uses in the area. 3. The proposed improvements on the site under the Development Stage PUD are consistent with the needs of the PUD in this location. 4. The improvements will have impacts on public services, including sewer, water, stormwater treatment, and traffic which have been planned to serve the property for the development as proposed. 5. The PUD flexibility for the project, including incorporation of original building standards and other zoning requirements, are consistent with the CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-031 intent of the City's economic development objectives, as well as with the intent of the PUD 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 Development Stage PUD, subject to the conditions listed in Exhibit Z as follows: A sidewalk is built along 86th Street NE connecting to the proposed sidewalk connection from Edmonson Way. 2. The private trail in the middle of Block 3 will be removed. 3. Applicant will provide drawings identifying driveway widths and designs that correspond to house styles and elevations. 4. Applicant shall provide unit floor plans to verify final sizes of attached garages and living space as part of the Final Stage PUD review. The connecting trails to the e�ternal collector roads will be platted to 30' in width. The applicant may choose to plat just one such outlot in the southeast corner of the plat to provide convenient pedestrian access to the regional pathway system. 6. The infiltration basins will be deeded to the City as a drainage and utility easement with conservation easement signs installed. 7. The infiltration basins shall have access for maintenance consistent with the recommendations of the City Engineer. 8. The development is subject to the requirements of the City Engineer, per the letter dated October 21, 2020. 9. Landscape treatments are added to delineate the private and public boundaries along the infiltration basin areas. 10. Landscape treatments are added at the perimeter of the platted area adj acent to the rear yards and collector roadways to create a buffer and increase rear yard privacy for residents. 11. The applicant enters into a development agreement as a condition of Final Plat and Final PUD approval. 12. Compliance with the comments of other staff and Planning Commission. ADOPTED this 2"d day of November, 2020, by the Planning Commission of the City of Monticello, Minnesota. 2 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-031 MONTICELLO PLANNING COMIV�SSION : ATTEST: Sam Murdoff, Chair Angela Schumann, Community Development Director � � 1 � '{"� Y"•z �„"��`������� � ' � � EISEL� AV� NE .. � �, _ � . � _ _ o f �uE—a :; c� . � � an .� �S _ _ � �, �` �_ ,�, , �. .r� ,� ,� �. a� �.,, �, . - _ O ,. `--- . �`�� (+ e'e fir w �. . aa >,.,. Q �' .. _ W , r � . � � � ' � ' _ r' +w U � � � r" � i�. � r�. ��, r,. { ��,':. i,, �. a -� � . . . � .� ,�, . .., ; ri y• * y; � � � ,,- . ��R �, � �e, � .�- : • � � � L x ' . i� ' ' � «� J � U .t:,- _ i . R� . � !9 � r e , O � '� N� �m - p� . F " •C7 � . !';: '�� i : ,. , � � �� , � A i M � � , rv � -- _ _�.--� . . r ��r��•'�• .� . . �� �r� � N w� * . r.. � . M G . �'w `� , �` � M � � . . . � �, t a X . •� _ - - . ��� __ �' . .- .. 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'�� r `�i� '���j, 9' �,_ - _ _ � � s� � � ��i- _ _ _ �_�:. �=� M 1 N w "•�` , �'n, , . �n`d �1�.�'���� G _.- _: a� �` v � w � � p � � ,�� ':� � �'�-. � � N � � � � '� '.�"� � � +� M � � ` � (n N � � �> � `�v � � � � Q ;. ,. - �F , � s-' — a � T� � _ � > w `� � Z �, +�,� � '. � �, � . � � f� � � ���� �, C6 Q .r . :� ' t'- x•f?�� ,'�l�''�. �f,� ,� 0 �;+ �tl � ., / � 0 � 3 w , � �u�'7 ;�p-, fi +� ? !r{ ty � � f'6 � ;.� ���.s, '�� �;��'i� ��, � : 3, - ; (,/� 0�0 �� . �e '` � - � . », ,.����_ ` •• � �' ����'� k EDMQNSON RIDGE ihe property turren#ly lacated at 8617 Edmonson Avenue NE, Monticella, formerly owned by the City of Monticello and used by the publics works department far storage. This was purchased in February of 2020 by LSW Investments with the intent of de�eloping it into a residential de�elopment similar to Autumn Ric�ge Vi11as. The property is located in the township currentiy guided urban reserve and requires annexation. It does fall within the orderly annexation which has been applied for. It would be aur intent to build a project with a sirnilar look and feel as the Autumn Ridge Villas, which has turned out to be one of the nicer loaking projects in Monticello. This project was designed to tater to an older buyer with an association and a smaller tighter area, with one style of home. In Edrr�onson Ridge we would like to tater to a mixed group of buyers, using the single family home concept. Still not just a conventional neighborhood but a little more densi#y in a controlied style. We are proposing 3.05 units per net acre, 20 gross acres 17.72 n�t acres. Standard streets with 39' driveways and a mix of �ots that will a11ow fuil basement walkouts, 4 level lookouts, 2 stories, and ramblers with full basements or crawlspaces. Two thirds of these hornes will ha►re three car garages a few possible four car and the balance with two car. The plans are flexible to try to cater to the step-up buyer who wants something nicer with more foatage or not so much, trying to create a sense of neighborhood. If you notice the exterior designs are �ery similar, no matter the style yau pick yet unique. Fhese i�ouses will range frorn 1250 sq. ft. finished �0 35�0 plus feet finished depending on the market and the buyers needs. This will not be a fast sell based on Monticel�o sales and this being an upscale product its probably a 5-year build. Hopefully not but we have designed this to have flexil�flity as the market changes and as our buyers needs change as well as co5ts and interest rates. For the City this is probably in the range of a 20-million-dollar praject. The homes will have similar materials and colors, maybe a sElection of 4 different base, accent and trim colors all from the newest color pallets. We wifl ha�e 1 roof color bu# mixirog the materials as we ha�e done in Autumn Ricfge to create unity. We will have possibly 4 different stone selections. We are going to wait on picking colors until next spring/summer as cofors are changing and we want to pick from what is the newest or best selections. Each home will have a landscape package to include rock and edging around the foundations, front yard plantings similar to Autumn Ridge and a sprinkler system. Fences will only be allowed after a home is built an both sides but must be black chain link or in�isible dog fence and only free-standing basketball hoops perrrtanently mounted in the upper 1/3 af the driveway will be allawed. There will be a boulder wall monument area in the corner af Edmonson and 85th A�enue for the project identification with plantings. The maifboxes will be multi-unit baxes placed throughaut the project. The spacing between buildings will be a minirr�um of 14' that's a 7' side yard setback instead of a 5', nice size front yards with a good s�lection of large batkyards. The trail system will tie to the existEng trail on Edmonson and go down to the first intersection, down 85`h to the next intersection. There will be two access points into Edmonson Ridge praject with siciewaEk and trail access t�rough Edmonson Ridge project tying to Feathers#one in two locations. The traffic from Edmonson Ridge project should have very little effect on the Featherstone neighborhoods, 85th Avenue or Edmonson. It would be my understanding that Edmonson Ridge project because its guided urban reserve does need a comprehensive plan amendment. We #eel we need same flexibility wi#h how we are doing the project and trying to create a little more of a 5�ep up house and separate neighborhood identity. We need a rezoning to a PUD at the same time. We are also asking for a de�elopment stage PUD and preliminary plat. We hape to start selling aut af this project by fall of 2021. Thank you for your consideration. 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' �+�!�. d h . �.� ,�,,,.,.�. ,,y��!' � � . - .� �> � , � �� � � ..�5 �{ �� � ' ,-- _ � �.� � — 9�4� �'� . i �- • � � '�!' .. � � �� _�� �': .� � r� a`, - � — . � �. � . �" 1 ,� . _ . � � T �� �� � 0 U C� z w m � � z � � J 0 a a w z z � 0 O M W � � � � W � z w > a a z W x 0 ti wsb October 21, 2020 Mr. Matt Leonard City Engineer/Public Works Director City of Monticello 505 Walnut Street, Suite 1 Monticello, MN 55362 Re: Edmonson Ridge Preliminary Plat & Plan — Engineering Review City of Monticello Project No. 2020-029 WSB Project No. R-017007-000 Dear Mr. Leonard: We have reviewed the revised civil plans and preliminary plat dated October 7, 2020 as prepared by Alliant Engineering. The applicant proposes to construct 50 single family lots within 40 acres of land. The documents were reviewed for general conformance with the City of Monticello's general engineering and stormwater treatment standards. We offer the following comments regarding engineering and stormwater management matters. Preliminarv Plat (Sheet 3) The applicant dedicated an additional 22' of right-of-way adjacent to Edmonson Avenue and 85th Street. The ROW width of Edmonson Avenue (CR 117) will be reviewed by Wright County with plat submittals. 2. Separate trail easement legal descriptions and exhibits should be provided for separate recording with the County. Outlots A and B for the public trails are required to be 30' wide following the City's Subdivision Ordinance. Overall Site Plan (Sheet 4) 4. Include in the legend the various hatching patterns for the proposed hard-cover areas. 5. With final plat submittal provide a removals/demolition plan. 6. Extend trail along 85th Street to Ebersole Avenue to create a looped trail/sidewalk system. 7. Install stop sign at Eakern/87th as well as Eversole/85tn K:\017007-OOOWdmin\Docs\2020.10.12 Submittal\_2020-10-21 Ltr-m-leonard Weinan PUD & Prelim Plat - WSB Response.docx Edmonson Ridge Preliminary Plat & Plans — Engineering Review October21, 2020 Page 2 Local City streets are required to have sidewalks along 1 side. Add sidewalk along 86th/Eakern between Edmonson Way. Gradinq, Drainaqe, and Erosion Control Plan (Sheet 5) The proposed contours along the side-yard swales shows grading towards the building pads in many locations, refine the contouring to provide dedicated side-yard swales. 10. Backyard drainage swales shall have a minimum 2% grade. Correct those that are flatter, including the ditch along Edmonson Avenue, and note percent grade and add directional arrows. 11. The grading between Lot 1 Block 1 and Lot 19 Block 3 appears to be very flat. Review grading and improve proposed grading in this area. 12. With final plat submittal provide the following: a. Provide profile views of the streets with vertical curve design information and proposed grades. Minimum street profile grade shall be no less than 0.5%. b. Provide alignment stationing on the plan view and horizontal curve information. c. Draintile (rigid PVC) will not be required for street subgrade but will be required in locations where sump pumps are proposed to be connected. Include tracer wire and cleanouts every 200 feet. See City detail plate No. 4011 and Appendix D of the City's general specifications. d. Provide profile drawings of the trail. Grading should indicate a cross slope on all walkways. Cross slope shall be a minimum of 1.5% but no more than 2.0%. e. Show mailbox cluster locations on the plans. f. Note approximate driveway percent grades. SWPPP & Details (Sheet 6-8) 13. A 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. 14. A detailed review of the SWPPP will be conducted with final plat/construction plan review. Sanitarv Sewer & Watermain Utilitv Plan (Sheet 9) General 15. The building department will review the hydrant location/spacing and emergency vehicle access/circulation and provide comments separately from this letter. K:\017007-OOOWdmin\Docs\2020.10.12 Submittal\_2020-10-21 Ltr-m-leonard Weinan PUD & Prelim Plat - WSB Response.docx Edmonson Ridge Preliminary Plat & Plans — Engineering Review October21, 2020 Page 3 16. With final construction plans, provide confirmation of of MDH (watermain) and MPCA (sanitary sewer) plan review and permitting. 17. Reference that plans should comply with the requirements in the City General Specifications on the Cover Sheet. 18. Show/note drainage and utility easements. Sanitarv Sewer/Watermain 19. Provide dimension note for 10-foot separation between the watermain and sanitary sewer. Add a dimension note(s) on the plan view. 20. Identify tracer wire for the watermain. 21. If applicable, the sanitary sewer risers shall be placed at the property line and not at the main. 22. Connections to existing watermain shall be made using a new gate valve, show the symbol in the correct location on the plan. 23. Sanitary sewer inverts do not appear to match asbuilt plans, review and correct. 24. With final plat submittal provide the following: a. Provide profile view of watermain and sanitary sewer and label pipe type, strength class, and percent grade. b. Private utility conduit crossings shall be shown for the joint trench. Add Detail 7002 to details sheet. The location of the City's Fibernet conduits also need to be added to the plans. c. Power lines along Edmonson Avenue and 85th Street will be required to be buried with the project. d. Clearly show the construction limits on the pertinent sheets. e. 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. f. A note should be added to the plans that the City will not be responsible for any additional costs incurred that are associated with variations in the utility as-built elevations. These elevations shall be verified in the field prior to construction. g. Provide a street lighting plan. Show streetlights on utility plan. h. Provide sewer stub invert elevations for each lot. i. Where sanitary or storm sewer cross the watermain, note "Maintain 18-Inch Separation, 4" Rigid Insulation". K:\017007-OOOWdmin\Docs\2020.10.12 Submittal\_2020-10-21 Ltr-m-leonard Weinan PUD & Prelim Plat - WSB Response.docx Edmonson Ridge Preliminary Plat & Plans — Engineering Review October21, 2020 Page 4 Storm Sewer Plan (Sheet 10) 25. The city design manual indicates the minimum storm sewer pipe diameter is 15 inches. Please revise segment CB203 to CBMH2O2. 26. The last structure in the street prior to discharging to the infiltration basins should have a 4-foot deep sump, according to the City Design Manual. 27. Catch basins should have a minimum depth of four feet to prevent freezing. Please review system and revise accordingly. 28. Provide capacity value on the Storm Sewer Schedule for each pipe segment. 29. All FES 24 inches in diameter and greater should include sheet piling as per the City detail. 30. It appears there is a low point proposed at CB 111, but no catch basin is provided on the other side of the street, review and confirm low point location. 31. On the storm sewer schedule, the pipe slope is listed with unit of "%", but it appears this should be "ft/ft" based on the values shown. 32. With final plat submittal provide the following: a. Profile views of the proposed storm sewer with the street profile sheets and label pipe type, strength class, and percent grade. b. Note the quantity and class of rip-rap at each location. Provide a general note that all rip-rap; shall be grouted per City Standard Specifications. Standard Details Plan (Sheet 11) 33. Include typical section/insets for proposed ponding/infiltration basins. 34. Add specific details for the control structures. Stormwater Manaqement 35. Provide HydroCAD modeling for the 10-day snowmelt condition as identified in the City's Design Manual. 36. Demonstrate that drainage from subwatershed PR-2 will drain to Infiltration Basin 2 and not the ditch along 85th ST. 37. Post development peak runoff rates are met for the 2-yr, 10-yr, and 100-yr storm events through the use of onsite ponding. 38. Volume control is met onsite through 2 infiltration basins. The total impervious amount of 347,093 requires a retention volume of 31,817 cf. The Basin 1 provides 30,008 cf and Basin 2 provides 48,603 cf of storage. The combined volume is in excess of the required amount. K:\017007-OOOWdmin\Docs\2020.10.12 Submittal\_2020-10-21 Ltr-m-leonard Weinan PUD & Prelim Plat - WSB Response.docx Edmonson Ridge Preliminary Plat & Plans — Engineering Review October21, 2020 Page 5 39. The infiltration volume is required to drawdown in 48 hrs. The applicant is assuming an infiltration rate of 0.8 in/hr. Basin 1 has an infiltration depth of 1 foot and Basin 2 has an infiltration depth of 4.5 feet. The maximum infiltration depth that will draw down within 48 hours is 3.2 feet according to the assumed infiltration rate. Please revise the infiltration depth for Basin 2. Additionally, the soil boring information in the location of Basin 2 indicates clay type soils. 40. Geotechnical information can be used for preliminary design purposes; however, infiltration testing of the constructed systems will be required to confirm drawdown. 41. Soils that have infiltration rates greater than 8.3 inches per hour must be amended to slow the infiltration rate below 8.3 inches per hour, per the CSWGP. 42. Conservation easements and posts should be placed over infiltration basins, following the City's Design Manual. Wetland & Environmental 43. The applicant has indicated that there are no wetlands onsite. The City, or agents of the City, are not responsible for errors and omissions on the submitted plans. The owner, developer, and engineer of record are fully responsible for changes or modifications required during construction to meet the City's standards. Please have the applicant provide a written response addressing the comments above. Please give me a call at 763-287-8532 if you have any questions or comments regarding this letter. Sincerely, WSB L James L. Stremel, PE Senior Project Manager K:\017007-OOOWdmin\Docs\2020.10.12 Submittal\_2020-10-21 Ltr-m-leonard Weinan PUD & Prelim Plat - WSB Response.docx JNT Y o'o v� �'2 � Z �' � O d� �y �855 Wright County Highway Department 3600 Braddock Ave NE Buffalo, MN 55313 Ph:(763)682-7383 Fax:(763)682-7313 VIRGIL HAWKINS, P.E. Highway Engineer CHAD HAUSMANN, P.E. Assistant Highway Engr. STEVE MEYER Maintenance Superintendent JEREMY CARLSON, P.L.S. Right-of-Way Agent SARA BUERMANN, P.E. Traffic Engineer October 27, 2020 Mathew Leonard Monticello City Engineer 505 Walnut Street, Suite 1 Monticello, MN 55362 RE: Preliminary Plan Review — Edmonson Ridge Plat No. 20.10 Dear Mr. Leonard, We have received the Preliminary Plans for the proposed Edmonson Ridge development along CR 117. 1) It is our understanding that no access to CR 117 is requested as part of this plat. 2) Sixty-five (65) feet of right of way shall be dedicated as part of the project with the trail shifted to the outermost edge of the dedicated right of way. 3) Any proposed work within the CR 117 right of way will require a Right of Way permit. 4) No increase to the peak runoff to the CR 117 right of way should result from this development project. Please provide a copy of the final drainage analysis. Please contact us at 763-682-7383 if you have any questions or need further clarification. Sincerely, SGW'GV C � U,P.V'Yl� Sara Buermann, PE Traffic Engineer Cc: Virgil Hawkins, County Engineer Chad Hausmann, Assistant County Engineer Ryan Melhouse, City of Monticello Engineering Dave Nash, Alliant Engineering, Inc. Steve Jobe, County Surveyor Eric Stennes, Assistant County Surveyor An Equal Opportunity Employer Jacob Thunander From: Joey Herbst Sent: Tuesday, October 27, 2020 6:13 PM To: Community Development Subject: Re: 8617 Edmonson Ave NE Hello I wanted to place my opinion on the choice to what happens to this property. We live at 8522 Ebersole and the view is incredible and we ( and our neighbors ) love this neighborhood. We dont want to see it become crowded and noisy since that is why we moved out here in the first place. We have talked about this and think that this would also devalue the value of the properties that we own along this area. Thank you for your time! On Tue, Oct 27, 2020 at 3:49 PM Community Development <Communitv.Development(cr�,ci.monticello.mn.us> wrote: Joey, I see your response, but your original first message is in white text. Can you please re-send me a new email so that we can include that in the Planning Commission report? Thank you, Jacob Thunander Community and Economic Development Coordinator City of Monticello www. ci.monticellamn.us 763-271-3206 Email correspondence to and from the City of Monticello government office is subject to the Minnesota Government Data Practices Act and may be disclosed to third parties. 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 EDMONSON RIDGE PUD DISTRICT AS A ZONING DISTRICT IN THE CITY OF MONTICELLO AND REZONING CERTAIN REAL ESTATE TO THE EDMONSON RIDGE PUD, PLANNED UNIT DEVELOPMENT DISTRICT THE CITY COUNCIL OF THE CITY OF MONTICELLO HEREBY ORDAINS: Section 1. Section 2.4(P) — Planned Unit Developments, Title 10 — Zoning Ordinance is hereby amended by adding the following: (XX) Edmonson Ridge PUD District (a) Purpose. The purpose of the Edmonson Ridge PUD District is to provide for the development of certain real estate subject to the District for residential land uses. (b) Permitted Uses. Permitted principal uses in the Edmonson Ridge PUD District shall be single family residential uses as found in the TN, Traditional Neighborhood District of the Monticello Zoning Ordinance, subject to the approved Final Stage Development Plans dated , and development agreement dated , 2020, as may be amended. (c) Accessory Uses. Accessory uses shall be those listed in the TN, Traditional Neighborhood District, and as specifically identified by the approved final stage PUD plans, and as specifically regulated by restrictive covenant as recorded against the lots zoned Edmonson Ridge PUD District. (d) District Performance Standards. Performance standards for the development of any lot in the Edmonson Ridge 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 TN, Traditional Neighborhood District shall apply. (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 ORDINANCE NO. 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 to Edmonson Ridge PUD, Planned Unit Development District: Lots 1-12, Block 1, Lots 1-28, Block 2, Lots 1-19, Block 3, and Outlot A, all in Edmonson Ridge. 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: NAYS: Brian Stumpf, Mayor 2 Planning Commission Agenda 11/02/2020 2B. Public Hearin� — Consideration of a request for an Interim Use Permit to store public works equipment for a limited time as a secondarv use on private propertv in the B-3, Hi�hwav Business zonin� district. Applicant: Citv of Monticella (NAC) Property: Planning Case Number: PID: 155500142401 Address: 1305 Edmonson Avenue NE 2020-037 A. REFERENCE & BACKGROUND Request(s): Interim Use Permit (IUP) to rent a portion of an existing property for the purpose of temporary storage of public works equipment. Deadline for Decision: Land Use Designation: Zoning Designation: Overlays/Environmental Regulations Applicable: Current Site Use: Surrounding Land Uses: North: East: South: West: Project Description N/A Places to Shop B-3, Highway Business The purpose of the `B-3" (Highway Business) district is to provide for limited commercial and service activities and provide for and limit the establishment of motor vehicle oriented or dependent commercial and service activities. NA Industrial Contracting and Storage Multi-family Residential (under construction) Industrial Vacant, zoned B-3 Vacant, zoned B-3 The City's Public Works Department is seeking opportunities to store equipment and materials on a temporary basis due to loss of other storage locations, and pending construction of more permanent facilities. The City recently adopted an amendment to the zoning ordinance that allows the City to procure an Interim Use Permit as a tenant on other property under specific conditions. Planning Commission Agenda 11/02/2020 ANALYSIS The adopted amendment establishes Public Warehousing as a potential temporary use in the B-3, I-1, and I-2 zoning districts. Public Warehousing is defined as follows: Public Warehousing: The indoor storage of equipment and/or materials by a government agency which may, or may not, be related to other principal uses on the same property. The conditions applying to this use are found in Section 52 (D)(10): (10) Public Warehousing, Temporary: (a) The use shall be allowed by Interim Use Permit, with a termination date of no later than five (S) years from the date of approval. (b) The interim use shall apply to public storage of equipment only, and shall not apply to any private entity, either during or after the term of the permit. (c) The use, if not allowed as a permitted principal use, may be a "Secondary Use" allowed on the property, separate and unrelated to the principal use. (d) The use shall occupy indoor storage only, in one or more existing buildings, and shall not include outdoor storage. (e) The use shall othenvise meet all zoning and building code standards. (fi The use shall not interfere with other permitted, conforming private uses of the property, nor with the provision of public services to the property or the neighborhood in which it is located. (g) No signage shall be allowed identifying the use, other than permitted directional signage on the property. The City's Public Works representatives describe the need for storage at 1305 Edmonson as follows: Due to the sale of two city-owned properties that were utilized for storage for essential equipment and materials for the Public Works Department to serve the citizens of Monticello the department is in need of additional storage space. The farthest west structure located at 1305 Edmonson Avenue that is approximately 2500 square feet will be utilized to store equipment and materials utilized by the department. It is anticipated that this equipment will include mowers, plows, 2 B. Planning Commission Agenda 11/02/2020 vehicles, trailers, seasonal decorations, play structure materials and other miscellaneous items. It is anticipated that this space will be used in a passive manner with most equipment and materials being changed out seasonally. The subject property is shown in the aerial photo below, with the proposed building to be used highlighted in red. � r�--_ �1 ar�— j � �*��� r �� � �r �I '.. _� � ��� . . � �, The proposed storage appears to comply with the requirements of the amendment. Public Works staff has indicated that all storage would be indoors only. Further, the applicant has clarified that this storage area is not intended as an active daily staging area for use of Public Works equipment. The interim use on the site is limited to the 5 years specified by ordinance. However, staff have proposed additional criteria limiting the IUP to the term of the lease or 5 years, whichever comes first. Storage beyond that date would require a new public hearing and review. During the discussion on the amendment at the Planning Commission hearing, there was a concern raised over the storage of certain materials that could be classified as hazardous or otherwise raise issues of safety. To this end, planning staff would recommend that a condition of approval be included that requires all storage to be kept and maintained according to applicable building and fire code requirements. ALTERNATIVE ACTIONS L Motion to adopt Resolution No. PC-2020-032, recommending approval of an Interim Use Permit for Public Warehousing, Temporary, in the western-most building at 1305 Edmonson Ave. NE, for a period not to exceed 5 years, or when the lease for such storage terminates, whichever is sooner. 3 Planning Commission Agenda 11/02/2020 2. Motion to deny adoption of Resolution No. PC-2020-032, based on findings to be considered following the public hearing. 3. Motion to table action on the resolution, pending additional information from staff. C. STAFF RECOMMENDATION Staff recommends approval of the IUP, as noted in Alternative 1, and with the conditions identifies in Exhibit Z. D. SUPPORTING DATA A. Resolution PC-2020-033 B. Subject Site Image C. Applicant Narrative Z. Conditions of Approval EXHIBIT Z Interim Use Permit for Public Warehousing, Temporary 1305 Edmonson Ave. NE PID 155500142401 1. The term of the Interim Use Permit shall be five years from the date of City Council approval, or upon termination of the City's lease for the property, whichever is sooner. 2. The Interim Use Permit grants no additional rights to use the property for leased warehousing/storage beyond the applicable zoning regulations for the property. 3. The City/tenant shall at all times maintain stored materials and equipment in accordance with all applicable zoning, building, and fire codes, including the provisions of the zoning ordinance authorizing the Interim Use Permit. 4. Comments and recommendations of other staff. 0 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-032 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO RECOMMENDING APPROVAL OF AN INTERIM USE PERMIT ALLOWING TEMPORARY PUBLIC WAREHOUSING AS A SECONDARY USE OF PROPERTY AT 1305 EDMONSON AVENUE NE IN THE B-3 ZONING DISTRICT WHEREAS, the applicant has submitted a request to occupy an accessory building for use as Public Warehousing on a temporary basis; and WHEREAS, the site is zoned B-3, Highway Commercial, and is eligible for such use by Interim Use Permit; and WHEREAS, the proposed use and development are consistent with the existing land uses in the area; and WHEREAS, the applicant is seeking to store public works equipment on a seasonal and low volume basis; and WHEREAS, the applicant has provided materials otherwise documenting compliance with the terms of the applicable zoning regulations; and WHEREAS, the uses are consistent with the intent and purpose of the B-3 zoning district; and WHEREAS, the uses will not create any unanticipated changes to the demand for public services on or around the site; and WHEREAS, the Planning Commission held a public hearing on November 2"d, 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 proposed uses are consistent with the intent and purpose of the B-3, Highway Business Zoning District. 2. The proposed uses are consistent with the existing and future land uses in the area in which they are located. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-032 3. The impacts of the improvements are those anticipated by the existing and future land uses and are addressed through standard review and ordinances as adopted. 4. The proposed use of the building meets the intent and requirements of the applicable zoning regulations, subj ect to the regulations governing interim uses in the district. 5. No impacts on public utilities or other services are foreseen as a result of the proposed amendment. 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 Interim Use Permit Public Warehousing, Temporary, subj ect to the conditions listed in Exhibit Z as follows: The term of the Interim Use Permit shall be five years from the date of City Council approval, or upon termination of the City's lease for the property, whichever is sooner. 2. The Interim Use Permit grants no additional rights to use the property for leased warehousing/storage beyond the applicable zoning regulations for the property. 3. The City/tenant shall at all times maintain stored materials and equipment in accordance with all applicable zoning, building, and fire codes, including the provisions of the zoning ordinance authorizing the Interim Use Permit. 4. Comments and recommendations of other staff. ADOPTED this 2"d day of November, 2020 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION : ATTEST: Sam Murdoff, Chair Angela Schumann, Community Development Director 2 o• r'� • [ �. i � � � '� . y . �l ,. I . I - 7Q � f � U N R 5J� � ��F � I a-+ �7 � ��. ,. .. , � . � r � � � � � � ��� p � I � � � �: � r�: � � �' . � �,. � � � - �, o _ . � �a � , � R wp � _ . � SI � �-�I 4 * � U � ��-�Cq'f"•�r 'tr+{�ITf'"',r�` � � '�°�.�.. � � . , •' - � « �Y - � � .s � - � # N � ++ ' � �! � • �,� ! � `' P . i ,� . � . a �� cv +�`, U �,, � � �� . ' _ ,;� � ' ' � � � '� _. .- `w ��� w � � ��';�, ,�., � �. a .. , _ ,_ , � . ., , � ,� _� a . � �� � r �`3� , Kt't � ` .'� � ..s, . �» . u7 � � , � y, � � _ �, m'I � ' � '� �. � . 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' .�4+t F•_ , (/� ��i ,� � • Q if.t , � iT� ,i� 3-.V r . . , �,... i . • .� - � .. y : . A 1 _ �..� . . .. . . . . I!. _ .: 1P � � : .. �`L' i . �� r � � � � r I..L � � O U �� hR,,�� ,-,��� � ; ,- �• ��'�����•' � � � � 'I h ..` !� �,. ,� , � y r . , a � „ U � ,rw„i, i N � I � � Q � � � N . �F"�'��'. -'��I� r 0 � �S� , r , . .. -���nx t^ � N � o . r't7�,� � . "�. �:�; � - �� -, J U � `� . � �'' �"�`�` : m �'' y�� Jacob Thunander From: Sent: To: Cc: Subject: Sorry for the delay on this one. 1305 EDMONSON AVE NE Storage Matthew Leonard Monday, October 19, 2020 4:17 PM Angela Schumann Jacob Thunander RE: Ordinance Amendment Request Due to the sale of two city-owned properties that were utilized for storage for essential equipment and materials for the Public Works Department to serve the citizens of Monticello the department is in need of additional storage space. The furthest west structure located at 1305 Edmonson Avenue that is approximately 2500 square feet will be utilized to store equipment and materials utilized by the department. It is anticipated that this equipment will include, mowers, plows, vehicles, trailers, seasonal decorations, play structure materials and other miscellaneous items. It is anticipated that this space will be used in a passive manner with most equipment and materials being changed out seasonally. A Glorious Church lot line The regional stormwater facility that is located in a drainage and utility easement at 300 Riverview Drive needs to be expanded. Alonc with this expansion and to better handle potential contamination of this regional stormwater system the city plans to purchase this easement and additional area required for the pond expansion in fee title. PID 15500182201 currently owned by the city is anticipated to adjusted for this additional area being acquired. Thanks, Matt Leonard Public Works Director/ City Engineer City of Monticello 763-271-3271 www.ci.monticello.mn.us Email correspondence to and from the City of Monticello government offices is subject to the Minnesota Government Data Practices Act and may be disclosed to third parties. Planning Commission: 11/02/20 2C. Consideration of a Request for Adoption of the Monticello 2040 Comprehensive Plan. (AS) A. REFERENCE AND BACKGROUND The Planning Commission is asked to consider a recommendation to the City Council for adoption of the Monticello 2040 Comprehensive Plan. As part of review, the Planning Commission is also asked to consider the comments of the public received prior to and during the required public hearing for the Comprehensive Plan. A Comprehensive Plan is the city's guide for growth and development for the next 20 years. The Comprehensive Plan reflects the community's vision and articulates the goals for how Monticello will progress during this period. Monticello last updated its Comprehensive Plan in the period between 2006-2008. Generally, cities update their plans approximately every ten years, to better address changes which may impact future growth. Even with a ten-year update timeline, Comprehensive Plans purposely look out over a long-range planning horizon, most often twenty years. This long-range span allows the city the opportunity to think in the broadest terms about its future. In Monticello's case, the need to update the Comprehensive Plan was amplified by significant changes on the horizon, which include maj or transportation and utility infrastructure improvements, potential tax base and land use transitions as related to the nuclear power plant, and land use questions related to the changing nature of development patterns. The City of Monticello authorized an update to the Comprehensive Plan in June of 2019. The process for updating the plan was designed as a two-step planning process. The first step was to thoroughly engage the community in developing a Community Vision. Throughout the second half of 2019, using a variety of platforms and tools, a vision for the future of the community took shape. The Visioning process fleshed out ideas and issues which will shape the community over the next 20 years. The community then identified a preferred scenario to capitalize on the opportunities and address the challenges. The Visioning process concluded with a vision statement, a set of guiding value statements, and a preferred growth scenario. The Vision phase was highly participatory and future-forward. The City adopted the Community Vision in February of 2020. After completion of the Visioning component, the groundwork was set for developing the Comprehensive Plan. The Monticello 2040 Plan uses the vision, values, and preferred growth scenario as the platform to guide land use, transportation, community facilities, parks and open space, and other community elements over the next 20 years. The Plan lays out these physical characteristics of growth, as well as the goals, polices, and strategies required to accomplish the Community Vision. The Comprehensive Plan is a critical tool for guiding the future of Monticello, providing the framework for community growth and setting the course for achieving the city's stated goals. Planning Commission: 11/02/20 The draft Monticello 2040 Comprehensive Plan is the result of the cumulative efforts of many stakeholders, who have contributed their thoughts and ideas over the past year. The importance of public participation throughout both phases cannot be understated. Engagement was the underpinning of the project and woven throughout, and the Plan document reflects the numerous community touch points and resulting feedback. The Planning Commission has also participated actively in the development of the Monticello 2040 Plan. Commissioner Sam Murdoff is the Planning Commission's representative to the Plan's Technical Advisory Committee (TAC). The TAC received content and material throughout the full plan drafting process. In response, the TAC has delivered feedback on the development of the various plan chapters to staff and the proj ect consulting team. In addition, in July and September of 2020 the Planning Commission and City Council met with the Lakota/WSB consulting team to provide specific direction for the preparation of the Plan. The EDA and PARC also held meetings in mid to late 2020 for the purpose of providing direction and reviewing draft chapter materials. In October of 2020, the following chapters, including their respective implementation Goals, Policies and Strategies, were posted to the city's website: Land Use, Growth & Annexation, Mobility & Connectivity, Community Facilities & Infrastructure, Economic Development, Parks, Pathways & Open Space, Community Character, Design & The Arts. With these chapters, a Community Feedback Guide was offered to solicit comments from community stakeholders. A Community Workshop was held on October 22"d (using multiple attendance platforms) to inform and solicit additional comment. Comments received through the above have been incorporated within the draft Plan chapters presented to the Planning Commission and for public hearing. As the primary entity responsible for planning for the community, Planning Commission is now asked to provide its recommendation on the Comprehensive Plan to the City Council. B. ALTERNATIVE ACTIONS Motion to recommend to the City Council the adoption of the Monticello 2040 Comprehensive Plan, based on findings in Resolution PC-2020-034, subject to those comments or revisions as stated by the Planning Commission. 2. Motion of other. C. STAFF RECOMMENDATION Staff recommends Alternative 1 above. Staff believes the Monticello 2040 Comprehensive Plan is reflective of the direction provided by the boards and commissions of the City, and of the many stakeholders who have provided input. This recommendation is subject to any revisions requested by the Planning Commission. Planning Commission: 11/02/20 The Economic Development Authority has recommended approval of the Economic Development Chapter, with companion Implementation items. The Parks, Arts & Recreation Commission will review the Parks, Pathways & Open Space Chapter for recommendation on November l Oth. D. SUPPORTING DATA A. Resolution PC-2020-033 B. Monticello 2040 Comprehensive Plan, Draft 1. Executive Summary & Introduction 2. Monticello Today & Tomorrow 3. Land Use, Growth & Orderly Annexation 4. Mobility & Connectivity 5. Economic Development 6. Parks, Pathways & Open Space 7. Community Character, Design & Open Space 8. Community Facilities & Infrastructure C. Monticello 2040 Communitv Vision D. Public Comment Letter CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-034 A RESOLUTION ADOPTING THE MONTICELLO 2040 COMPREHENSIVE PLAN UPDATE, A COMPILATION OF POLICY STATEMENTS, GOALS, STANDARDS, AND MAPS FOR GUIDING THE OVERALL DEVELOPMENT AND REDEVELOPMENT OF THE CITY OF MONTICELLO WHEREAS, Minnesota Statutes section 462.355 provides that the planning agency for the municipality shall prepare a comprehensive municipal plan and shall periodically review the plan; and WHEREAS, the City of Monticello adopted a Comprehensive Plan in 2008; and WHEREAS, it is in the City's best interest to reevaluate its comprehensive plan and consider and analyze changes that have occurred over the years, and WHEREAS, the City of Monticello authorized the review and update of its Comprehensive Plan in 2019; and WHEREAS, the proposed Monticello 2040 Comprehensive Plan reflects a community planning process conducted in the years 2019 and 2020 involving elected officials, appointed officials, city staff, community organizations, the public at large, developers, and other stakeholders; and WHEREAS, the City, through its Planning Commission and other committees and groups, has undertaken a thorough analysis of changes occurring since the last Comprehensive Plan and studied proj ected future development, and anticipated demands regarding public infrastructure, facilities and services, and; WHEREAS, the proposed Monticello 2040 Comprehensive Plan is a planning tool intended to guide the future growth and development of the City of Monticello; and WHEREAS, the attached 2040 Comprehensive Plan for the City of Monticello has been prepared for review and approval by the City Council, and; WHEREAS, the Planning Commission held a public hearing on November 2"d, 2020 on the draft Monticello 2040 Comprehensive Plan and members of the public were provided the opportunity to present information to the Planning Commission; and NOW THEREFORE, BE IT RESOLVED by the Planning Commission for the City of Monticello, that it hereby recommends that the City Council approve and adopt the 2020 Comprehensive Plan for the City. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-034 ADOPTED this 2"d day of November, 2020 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION : ATTEST: Sam Murdoff, Chair Angela Schumann, Community Development Director o � 0 � N � N O � W Z °° N ° � a� 0 ^ J � LL � a a � 0 — c � � 'U O _ O U � h � � � � '_ � 'C_ ._ U � 7 C � � � Q � O U U a�i U u . � � � � : � O � O �— :���� :a � �•� � � O � u � g : �� � � o f° � � � � O Y : u � : w � : � � �: � : : o ` : : ��� :: U� � � � fl- � O .� � O � � � � O _ E C � U O] tn � � w N�� � C 01 01 � U U.-�-� .-�-� U (O � N N � i i Q Q - O. 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' :i � Z � 0 � , � , � , ' • 4'��� � � Ir Angela Schumanil C'�munil�y T�evel�pment T)irector Cityof Monticello Monticella Minnesota 55362 Angela. October 28. 2020 The land on the nocth side of East Broadway �nd south of I-94 across fronl Oak Meadow Drive (PID 213-000-183101 and PID 2 1 3-000-1 84203) is in an area surrounded by residential nei�hborhoods. On the proposed Land Use Plan. the area is designated as Eil�ployment Campus, a designation that allows Advanced Mai�utacturing, Renewable Resources and Industrial Engineering Facilities. Employment CampLis does not blencl well with a residential neiglibohood. There have been those associated with the city that have expressed feelinbs that thei�e should be i10 residential developnlent alon, I-94. Yet, on t11e futut�e Land Use Plan, an area betweeil 7i° str�eet and I- 94, o�le half mile in length, has residential fi�iendly designation. Also theee already is residential developmcnt next to I-94 for i7early 2 miles. Resiciential developmeilt exists next to fi•eeways alL over the USA. Comunity and Resideutial Flex would be a much better land use designation for this �roperty because it wo�ild a11ow for more residential friendly uses such as Office/Retail, Professional Serti�ice. HoteL as well as Mixed Densitv Residential. Please consider tl�is at the next pliblic meeting regarding the Future Land Use Plan on November 2. 2020. Sincerely, ;.�j/���� Z�2.�-�-�o"r[� /6 Mike Scluieider 0 0 N �� N � � � z a � � Z a J a + Z O � > � a J � + � 0 ._ � V � � 0 � � s _ . r . N . 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Consideration of a request for a Simple Subdivision and Lot Combination related to Citv of Monticello stormwater improvements on the A Glorious Church propertv. Applicant: Citv of Monticello. (NAC) Property: Planning Case Number: PID: 155500182202 and155500182201 Address: 300 Riverview Drive (County 39) 2020-034 A. REFERENCE & BACKGROUND Request(s): Simple Subdivision of the A Glorious Church property into two parcels, and combination of the subdivided easterly parcel with an existing parcel of record. The resulting Parcel A would contain the existing church site and related improvements; Parcel B would contain the existing lift station, pond, and expansion area for additional stormwater ponding improvements. Deadline for Decision: Land Use Designation: N/A Places for Community Zoning Designation: R-1, Single Family Residential The purpose of the "R-1" single family district is to provide for low density, single family, detached residential dwelling units and directly related complementary uses. Overlays/Environmental Regulations Applicable: Current Site Use: Surrounding Land Uses: North: East: South: West: Project Description: Mississippi River Wild and Scenic Recreational River Religious Assembly; Stormwater Pond; Utility Equipment Single Family Residential Single Family Residential Attached Residential Senior Residential The project is intended to consolidate public utility uses onto a single parcel and accommodate expansion of stormwater facilities to serve the area. Planning Commission Agenda 11/02/2020 ANALYSIS The subject property consists of two existing parcels of record. The larger of the two parcels contains the A Glorious Church and its appurtenant site improvements, including a parking lot. Currently, a stormwater pond occupies the easterly portion of the church property. That parcel consists of approximately 7.4 acres. The second parcel consists of approximately 12,000 square feet (.3 acres) and contains a City sanitary sewer lift station. The subdivision would divide the larger parcel into a parcel of approximately 5 acres containing the church and related improvements, and a 2.4 acre parcel which would be conveyed to the City and combined with the lift station parcel. As noted, the City parcel would be utilized to provide additional regional stormwater improvements to serve the area. `� ''� '�� . i f� � �� i�� 'il.� . �_;iy*�tt �y, � � �.- ��.' 4 �Q � �7 I f d C) P�� ':1 �}1,^J i, ,,fr�, a ��, _ � ��', � � • • _ p �^a� ^ ��� � `��' ` • . 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Those exceptions include the following: (4) Division of an existing lot of record where the division is to permit the adding of a parcel of land to an abutting lot or lots and the newly created property line will not cause the other remaining portion of the lot to be in violation with this chapter or the zoning ordinance, and for which no public right- of-way, easements, or other drainage concerns are evident to the Zoning Administrator. (S) Combination of two or more parcels of record to create a parcel conforming to the requirements of the applicable zoning district and for which no public right-of-way, easements, or other drainage concerns are evident to the Zoning Administrator. 2 Planning Commission Agenda 11/02/2020 In these cases, the Subdivision Ordinance permits the presentation of a Certificate of Survey to the Planning Commission for comment and recommendation, and then to the City Council for approval, without the need for a plat, or the otherwise required public hearing. The proposed subdivision and combination meet the conditions specified in the Subdivision Ordinance. In the R-1 Zoning District, parcels are required to be no less than 12,000 square feet in area, and have 80 feet of frontage on a public street. Both of the resulting parcels exceed these thresholds. No additional right of way will be necessary, and the only easements relevant to the proj ect relate to temporary easements for construction, and a trail easement along County 39 which is technically not related to the subdivision. The purpose of the subdivision is to address and correct existing drainage conditions, and will not create any new drainage issues. As such, planning staff believes that the proposed subdivision meets the requirements of the Subdivision and Zoning Ordinances. B. ALTERNATIVE ACTIONS Motion to adopt Resolution No. PC-2020-35, recommending approval of the simple subdivision and lot combination for the subj ect parcels, contingent on the requirements identified in Exhibit Z. 2. Motion to deny adoption of Resolution No. PC-2020-035, based on findings to be identified following the public meeting. 3. Motion to table action on the resolution, pending additional information from City staff. C. STAFF RECOMMENDATION Planning staff recommends Alternative 1., approval of the Simple Subdivision and Lot Combination as proposed. D. SUPPORTING DATA A. Resolution PC-2020-035 B. Subject Site Image C. Certificate of Survey D. Legal Descriptions Z. Conditions of Approval Planning Commission Agenda 11/02/2020 EXHIBIT Z Simple Subdivision and Lot Combination 300 Riverview Drive PIDs155500182202 and 155500182201 1. Conveyance of Parcel B to the City upon approval and recording of the Subdivision. 2. Concurrent recording of Lot Combination and incorporated easements as proposed. 3. Comments and recommendations of other Staff. 0 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA RESOLUTION NO. PC-2020-035 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO RECOMMENDING APPROVAL OF THE A GLORIOUS CHURCH SUBDIVISION AT 300 RIVERVIEW DRIVE AND CONCURRENT LOT COMBINATION WITH CITY PROPERTY PID NOS. 155500182202 and 155500182201 WHEREAS, the owners of adjoining parcels consisting of the Parcel Identification number listed above seek a subdivision and lot combination; and WHEREAS, the subj ect property is occupied by a religious place of worship, a City-operated stormwater pond, and a sanitary sewer lift station; and WHEREAS, the applicants propose to subdivide the subject Church property into two lots for the purpose of transferring a portion of such lot to the City for stormwater management purposes; and WHEREAS, the City would concurrently join the newly subdivided portion holding the stormwater pond with an adj oining City parcel which contains the lift station equipment; and WHEREAS, the subdivision and combination would permit the City to expand needed stormwater management efforts in the area; and WHEREAS, the property is zoned R-1, and the proposed lots will meet the applicable R-1 zoning requirements; and WHEREAS, the proposed subdivision and combination qualifies for a simple subdivision process under the terms of the Monticello Subdivision Ordinance; and WHEREAS, the Planning Commission considered the matter at its regular meeting on November 2"d, 2020 and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: 1. The proposed subdivision is consistent with the intent of the Monticello Comprehensive Plan. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA RESOLUTION NO. PC-2020-035 2. The proposed subdivision creates lots that meet the requirements of the Monticello Zoning Ordinance. 3. The proposed subdivision and combination qualifies as a"simple subdivision" under the terms of the Monticello Subdivision Ordinance for purposes of processing. 4. The proposed subdivision and combination help the City to manage stormwater impacts in the general area. 5. The proposed subdivision will not create undue burdens on public systems, including streets and utilities. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the proposed subdivision is hereby recommended for approval, subj ect to the conditions found in Exhibit Z of the staff report as follows: 1. Conveyance of Parcel B to the City upon approval and recording of the Subdivision. 2. Concurrent recording of Lot Combination and incorporated easements as proposed. 3. Comments and recommendations of other Staff. ADOPTED this 2"d day of November, 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, MINNESOTA RESOLUTION NO. PC-2020-035 ,,� .: � � ,.� �,� � 'e r � . � � � °+ „� P�,�. � � , �� � .. ��; � �'" �fi�`,;�' ' ii ,.,. S k..4�• �� ." .� �'w-F� � . C +��' 4'r � � ° +��.. y�..'��.. .. - � � �- � ' a" . ��{ � '�` , ", � � ` � . �� � ' �:��� s a; .�� �+ � �.::; ��� � 6'�. ,. , � ' ,� .+, k �� �Yi - � �� f;:_ , ,� �„ } , _ �''1: . . � - � � � Y � LirY� J �li !'{ � �ti '1 � � � .. }�� *�� '� � b ���. ' �', q, "'r _ `� � . c �!�e. ' ���,. gi� �., � l�..I _ � . �Q—�+, , .: � ^��.. � . � r r, • �'� y ^, Ii �„�"'. . � . -� � !� Y� '� .. t �. � . � � �� - t 'u^,�, - .': .L..�� t `•e' a ��„`' .. � ae*'.i. � . 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N v 3 wp l� �9 `o z n N aa w�a O F o�° o H Q � _ o�i o z � �=o 0 'oo� o a�� v�'i ,^'. o � m O � � o a wz g�= �Z � o� LL O oZ Z� Qo V � OZ LL � �o HW m U� O� _ � W� O 0 � � O � z � G mo K `i � c 00 a� NE E 3 pQ � — O ; � � o E � � a`o a� �$ �u �5�' w 3 r � - �3� _ � o m -a�x- .J.�`o 3c C� � � � ° � � a � � o �" � a � � a a a O v o E'$ �� Eti 3 w a � o �g a o E � oEoao E � � � i+al�z��a CI T Y OF MONTI CELL O 300 RI VER MILL DRI VE PARCEL A PROPOSED DESCRIPTION OF PARCEL A: That part of Government Lot 4, Section 18, Township 121, Range 24, Wright County, Minnesota, described as follows: Beginning at the intersection of the southerly right of way line of WRIGHT COUNTY HIGHWAY RIGHT-OF- WAY PLAT NO. 6, according to recorded plat thereof, said Wright County, and the west line of said Government Lot 4; thence on an assumed bearing of South 79 degrees 03 minutes 50 seconds East, along said south right-of-way line, a distance of 528.46 feet; thence South 06 degrees 05 minutes 25 seconds West, a distance of 407.01 feet to the north line of Outlot D, RIVER MILL according to recorded plat thereof, said Wright County; thence North 88 degrees 59 minutes 03 seconds West along said north line, a distance of 469.28 feet to said west line of Government Lot 4; thence North 00 degrees 44 minutes 47 seconds West along said west line, a distance of 496.69 feet to said southerly right of way line and said point of beginning. H:\MTCE\W13120865\1_CORRES\C_TO OTHERS\2020-10-06 300 RIVER MILL DRIVE\2020-10-07 (CERTIFICATE OF SURVEY PARCEL A DESCRIPTION) 120865.DOCX CI T Y OF MONTI CELL O 300 RI VER MILL DRI VE PARCEL B PROPOSED DESCRIPTION OF PARCEL B: That part of Government Lot 4, Section 18, Township 121, Range 24, Wright County, Minnesota, described as follows: Commencing at the intersection of the southerly right of way line of WRIGHT COUNTY HIGHWAY RIGHT- OF-WAY PLAT NO. 6 according to recorded plat thereof, said Wright County, and the west line of said Government Lot 4; thence on an assumed bearing of South 79 degrees 03 minutes 50 seconds East, along said south right-of-way line, a distance of 528.46 feet to the point of beginning; thence continue South 79 degrees 03 minutes 50 seconds East along said southerly right of way line, a distance of 80.69 feet; thence southeasterly 293.79 feet along a tangential curve concave to the southwest, having a central angle of 00 degrees 44 minutes 09 seconds and a radius of 22,873.32 feet to the northwest corner of Lot 4, Block 3, RIVER MILL according to recorded plat thereof, said Wright County; thence South 11 degrees 40 minutes 24 seconds West, along the west line of said Lot 4, a distance of 120.00 feet, to the southwest corner of said Lot 4; thence North 78 degrees 19 minutes 36 seconds West, along the north line of Lot 3, said Block 3, a distance of 100.00 feet, to the northwest corner of said Lot 3; thence South 11 degrees 40 minutes 25 seconds West, along the west line of Lot 1, said Block 3, a distance of 243.82 feet, to the southwest corner of said Lot 1; thence North 88 degrees 59 minutes 03 seconds West, along the north line of Block 2 and Outlot D, said RIVER MILL, a distance of 238.99 feet to the intersection with a line bearing South 06 degrees 05 minutes 25 seconds West from the point of beginning; thence North 06 degrees 05 minutes 25 seconds East, a distance of 407.01 feet to said point of beginning. H:\MTCE\W13120865\1_CORRES\C_TO OTHERS\2020-10-06 300 RIVER MILL DRIVE\2020-10-07 (CERTIFICATE OF SURVEY PARCEL B DESCRIPTION) 120865.DOCX Planning Commission Agenda — 11/02/20 3B. Communitv Development Director's Report COVID-19 City of Monticello Information Resource: https://www.ci.monticello.mn.us/covidl9 Council Action on/related to Commission Recommendations Consideration of a Request for Ordinance Amendment relating to the Interim Use of property for Public Uses. Applicant: City of Monticello. Approved on the consent agenda on October 12th, 2020. Housing Study MSA Professionals presented the completed 2020 Housing Study Report during the EDA meeting on October 14th, 2020. Following the presentation, the EDA moved to adopt the report. The Monti2040 Comprehensive Plan includes references to the report, as well as a recommendation for updating the report at necessary intervals. Link to report. CMRP Updates Framework 2030 Round 2 engagement is in progress. The City of Monticello is an active member of the Central Mississippi River Regional Planning Partnership. In late 2019, CMRP launched Framework 2030 - a collaborative effort to develop our region's first- ever strategic land use and economic development plan. Throughout 2020, we have been engaging stakeholders to help shape the region's future. We encourage you to provide your feedback on the developing vision, strategic commitments, and objectives. These draft elements grew directly from the input we received from you, our stakeholders, and in the first round of engagement earlier this year. Online: htt�://bit.ly/FW2030-R2, open through midnight November 29th, 2020 You can also learn more about the Framework 2030 project here. Council Connection htt�s://www. ci. monticello. mn.us/vertical/sites/%7B46185197-6086-4078-ADDC- OF3918715C4C%7D/u�loads/Council_Connection_10262020(1).pdf