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Planning Commission Agenda 11-01-2021
AGENDA REGULAR MEETING - MONTICELLO PLANNING COMMISSION Monday, November 1st, 2021 - 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners: Paul Konsor, Andrew Tapper, Alison Zimpfer, Eric Hagen and Teri Lehner Council Liaison: Charlotte Gabler Staff: Angela Schumann, Steve Grittman (NAC), Hayden Stensgard, and Ron Hackenmueller 1. General Business A. Call to Order B. Consideration of approving minutes a. Special Meeting Minutes —July 6, 2021 b. Special Meeting Minutes — September 27, 2021 c. Regular Meeting Minutes —October 5, 2021 C. Citizen Comments D. Consideration of adding items to the agenda E. Consideration to approve agenda 2. Public Hearing A. Public Hearing — Consideration of request for Conditional Use Permit for Group Residential Facility, Multi -Family in an R-2 (Single and Two -Family) Residence District. Applicant: Kimber, James & Yassa B. Public Hearing — Consideration of a Request for Amendment to Interim Use Permit to allow Extraction/Excavation of Materials in the B-3 (Highway Business) and B-4 (Regional Business) Districts Applicant: City of Monticello 3. Regular Agenda A. Consideration of Tabled Item - Consideration of a request for Rezoning to Planned Unit Development, Development Stage Planned Unit Development and Preliminary Plat Monticello Business Center Eighth Addition for Monticello Meadows, a proposed 200-unit multi -family residential project in a B-4 (Regional Business) District. Applicant: Baldur Real Estate, LLC B. Consideration of a request for Simple Subdivision and Lot Combination for six parcels located in the R-2 (Single and Two -Family Residence) District. Applicant: Michaelis, Jeff and Joan C. Consideration of the Community Development Director's Report 4. Added Items 5. Adjournment MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, October 5th, 2021 - 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Paul Konsor, Andrew Tapper, Eric Hagen and Teri Lehner Commissioners Absent: Alison Zimpfer Council Liaison Present: Charlotte Gabler Staff Present: Angela Schumann, Steve Grittman (NAC), Hayden Stensgard, and Ron Hackenmueller 1. General Business A. Call to Order Chairperson Paul Konsor called the regular meeting of the Monticello Planning Commission to order at 6:00. B. Consideration of approving minutes a. Special Meeting Minutes — July 6, 2021 b. Regular Meeting Minutes — August 7th, 2021 c. Regular Meeting Minutes — September 7th, 2021 ERIC HAGEN MOVED TO APPROVE THE AUGUST 7th AND SEPTEMBER 7th PLANNING COMMISSION MEETING MINUTES. TERI LE14NER SECONDED THE MOTION. MOTION APPROVED UNANIMOUSLY, 4-0. ERIC HAGEN MOVED TO TABLE THE JULY 6th SPECIAL MEETING MINUTES APPROVAL; PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY 4-0. C. Citizen Comments None D. Consideration of adding items to the agenda None E. Consideration to approve agenda ANDREW TAPPER MOVED TO APPROVE THE OCTOBER 5, 2021, PLANNING COMMISSION MEETING AGENDA, ERIC HAGEN SECONDED THE MOTION, MOTION CARRIED UNANIMOUSLY 4-0. 2. Public Hearing A. Public Hearing — Consideration of request for Amendment to Planned Unit Development for expansion of an existing Vehicle Sales & Rental use in a B-3 (Highway Business District). Applicant: Ashbrook, Aeron Steve Grittman provided an overview of the application. The PUD in this location accommodates the shared access between West Metro as well as Cornerstone. The expansion would be an addition to the already existing 2 building on site. The applicant provided two different plans for the one expansion proposed. The first one included service bays for vehicles to be worked on, the second set of plans also included the service bays, but also had a second story on the expansion for office space. If plans are approved, the applicant expects move forward with the plans that include the second story. The expansion would have very little impact on the site plan. This use is an allowed use in the zoning district and the expansion fits the site, causing no setback issues. Staff believes the use is consistent with both the function of the property as well as the intent of the PUD. Staff recommends approval of the amendment to the conditional use permit with the conditions noted in Exhibit Z. Eric Hagen asked how far the building would be from the adjacent child care center following completion of the expansion. Stephen Grittman said that the site plan showed a setback of about 35 from the property line and that there is a parcel that divides the property lines of both West Metro and the child care center, which is roughly another 20 feet. The total space separating the two is about 55 feet. Paul Konsor opened the public hearing. Hearing no comments, the public hearing was closed. Eric Hagen said that he believes it is a good use for the space and agrees with the staff s recommendation. Andrew Tapper said he did not see an issue regarding parking on the site. ERIC HAGEN MOVED TO ADOPT RESOLUTION NO. PC 2021-034, RECOMMENDING APPROVAL OF AMENDMENT TO THE PLANNED UNIT DEVELOPMENT, BASED ON THE FINDINGS IN SAID RESOLUTION ON THE CONDITIONS IDENTIFIED IN EXHIBIT Z, ANDREW TAPPER SECONDED THE MOTION, MOTION CARRIED UNANIMOUSLY 4-0. EXHIBIT Z Conditions for Approval Planned Unit Development Amendment for West Metro Buick GMC 1. The site plan shall be modified to specify intended off-street parking areas and related drives aisles. 2. The applicant address, to the satisfaction of the City, the handling of increased parking demand which may result from the addition of 2,736 square feet of new office space included in the "Plan B" development option. This dedicated parking should include adequate parking for employee counts under either option, and avoid on -street parking needs. 3. The height of the two-story development option (Plan A) shall be reduced to 30 feet. Planning Commission Minutes —October 5, 2021 4. The submitted building elevations shall be modified to specify intended finish materials that match the existing structure. 5. All new site signage shall be subject to sign permit processing. 6. Issues related to site grading, drainage and utilities shall be subject to comment and recommendation by the City Engineer. B. Public Hearing — Consideration of a request for Conditional Use Permit for Accessory Structure exceeding 1,200 square feet and a Variance to Accessory Structure square footage maximum of 1,500 square feet and Variance to side yard setback for an existing single-family residential use in the Central Community District, General Sub -District. Applicant: McCarty, Clarence Steve Grittman provided an overview of the land use application request. Grittman noted that there are three proposed resolutions, two of which require action. One is for the Conditional Use Permit and the other two have to do with the Variance request. The applicant is looking to add a 20-foot-wide garage on the east side of the house. The setback would be met as it is 6 feet from the property line per provided site plan. The added square footage of the garage would put the total square footage of accessory structures over 1,900 sq ft. The zoning code calls for single-family homes to not have more than 1,500 sq ft of accessory structures, but the code also calls for single-family homes to have an attached 2-car garage. The issue is whether to allow the applicant to exceed the threshold of 1,500 sq ft after the Conditional Use request. Staff believes that the attached garage is a consistent use for the site, but noted that recent variance requests to exceed 1,500 sq feet have been denied. Staff's recommendation is to approve the Conditional Use Permit to exceed the 1,200 sq ft threshold up to 1,500 sq ft but deny the variance to exceed the 1,500 sq ft threshold. An option presented by staff is to reduce the size of the existing accessory structure to meet the maximum of 1,500 sq ft. Eric Hagen asked if there was any historical significance to the barn on the property where making changes to it would be a problem. Grittman responded that it is not on the historic register. Paul Konsor asked if there was an aerial view of the barn on site, to know that there were no additions to the barn since its first construction. Grittman responded saying that based on observation, it does look like a portion was added on at a later date. Andrew Tapper asked for clarification that there is no verification of the age of the building. Grittman noted that the applicant would be able to better answer that question. Charlotte Gabler asked if the Commission had been approached about a similar situation with the applicant prior to this hearing. Grittman confirmed that the applicant had submitted a similar application, but Planning Commission Minutes —October 5, 2021 4 for a different parcel. Paul Konsor opened the public hearing. Applicant Clarence McCarty said that there is no documentation regarding the age of the barn but believes that it is over 150 years old. A colleague at the Wright County Historical Society had told him that the barn used to be the town's livery stable. McCarty confirmed that the barn has been added on to, but it would not be preferrable to remove any parts of the barn. Eric Hagen noted that it has been allowed by CUP to exceedl,200 square feet. Hagen stated that he understands that the option is there to remove parts of accessory structure to meet the 1,500 square foot maximum, but it is not desirable. Hagen noted the hardship in doing so. Steve Grittman clarified that previously, variances were decided by hardship, meaning there is no other option for the site. That standard has since changed to practical difficulty, where the standard of "reasonable use" is considered for granting of variances.. Eric Hagen asked Steve Grittman if it is still true that variances can be approved only if all conditions were met. Grittman responded saying that to approve a variance, the essentials include a unique condition to the property, that said condition was not created by the applicant, and that the same condition creates a practical difficulty in terms of putting the property to reasonable use. The term "reasonable use" offers flexibility in its definition. Eric Hagen said that it is certainly unique to have a barn in the middle of town. But it does not restrict the property from reasonable use. He also noted that even though the specific impeding structure may be a unique situation because it is a barn, if it was another type of structure, those two situations would be one in the same in terms of the consideration. Applicant Clarence McCarty noted that this condition was in fact not created by himself (the applicant) as the barn was built before the town was created. It would be difficult to remove any parts of accessory structures on the property, but believes the attached garage is a necessary structure for the property. Andrew Tapper said that if there was some validation of the significance of the barn, it would be a different consideration. Eric Hagen agrees with Tapper saying that if something makes this barn unique to any other structure, then it would be clearer to the variance approval. Hagen also noted that it may be a good idea to look at the separation between hardship and reasonable use noted earlier, and potentially give the applicant more time to see if there actually is some historical significance to the barn. Hearing no additional public comments, Paul Konsor closed the public hearing. Paul Konsor said that his opinion is that any property has limitations to it. The barn is in use and being utilized and the homeowner appears to have outgrown Planning Commission Minutes —October 5, 2021 the property. Unless there is something from a historical society, he could not see reason to approve the variance. Teri Lehner concurs with Paul Konsor that if there is something to make this historically significant beyond the barn just being old, then the variance would be easier to approve. Steve Grittman noted the staff report indicates that if the Planning Commission is looking for a way to approve, those factors would need to be addressed, such as information claiming historical significance on the barn. Andrew Tapper asked if the CUP was approved but the variance was denied, could the applicant come back with the variance to try to get it approved again. Grittman responded saying that they would need to do to reapply after six months, or they could appeal a denial of the variance to the City Council. Councilmember Charlotte Gabler asked Steve Grittman if the Commission could approve the CUP and remove the Exhibit Z condition forthe removal of a portion of the existing accessory building to meet the 1,500 square foot maximum and instead add a condition that this property has met its max capacity for square footage and could not ask again. Steve Grittman said that could be a condition on the CUP, but it is unlikely to to be binding, due to new Councils being able to overturn the decision. Paul Konsor suggested approving the CUP and tabling the decision on the variance. Andrew Tapper asked the staff about the application deadline if the variance decision was tabled. Angela Schumann said that staff would need to send the applicant an extension letter, or the applicant would have to waive their 60-day timeline. Commission would have until December 23rd, 2021, to make a decision on the variance under extension. Eric Hagen believes that historical significance might not have anything to do with approving or denying the variance. Andrew Tapper responded that the Commission would be looking for something binding or official. Eric Hagen does not see a way that this variance could be approved without it causing problems in the future with other decisions. Decision 1: Consideration of a Conditional Use Permit for a detached garage with a total of more than 1,200 square feet on a single-family parcel. ERIC HAGEN MOVED TO ADOPT RESOLUTION NO. PC 2021-035, RECOMMENDING APPROVAL OF THE CONDITIONAL USE PERMIT, BASED ON THE FINDINGS IN SAID RESOLUTION, AND THE CONDITIONS OF APPROVAL AS REQUIRED IN THE ORDINANCE AND IN EXHIBIT Z. SECONDED BY PAUL KONSOR. MOTION CARRIED UNANIMOUSLY 4-0. Planning Commission Minutes —October 5, 2021 RI Decision 2: Variance from the maximum total garage space on a single-family parcel. ERIC HAGEN MOVED TO ADOPT RESOLUTION NO. PC 2021-036 (DENIAL), DENYING THE VARIANCE FOR A DETACHED GARAGE EXCEEDING THE TOTAL SQUARE FOOTAGE ALLOWANCE OF 1,500 SQUARE FEET ON A SINGLE-FAMILY PARCEL, BASED ON THE FINDINGS IN SAID RESOLUTION. SECONDED BY TERI LEHNER. MOTION CARRIED 3-1 WITH PAUL KONSOR VOTING IN OPPOSITION. Chairman Konsor indicated a preference for tabling to allow the applicant time to prepare additional information on the nature of the existing accessory structure. EXHIBIT Z Conditions for Approval Conditional Use Permit for 319 W 3rd St A portion of the existing accessory building shall be removed such that a setback of not less than 6 feet is maintained along the north property line. 2. The amount of accessory garage (storage) space on the property shall not exceed 1,500 square feet. 3. No accessory buildings other than the new attached garage and the reconstructed detached building are permitted on the property. 4. The proposed attached garage is constructed per the provided plans. 5. No business use may be made of the building, and such building is utilized solely for the storage of personal residential equipment and materials. 6. The exterior materials used to finish the new attached accessory structure must match the existing home in material type and color. 7. No exterior lighting be attached to the garage that will glare onto adjoining property. 8. All exterior parking and storage shall meet the requirements of the zoning ordinance, and existing residential trailers, equipment, and other storage is removed from the site, lawfully parked in the rear yard, or stored in the accessory buildings on the property. Planning Commission Minutes —October 5, 2021 7 9. The disturbed areas of the site shall be seeded or sodded within one calendar year of the issuance of a certificate of occupancy. 10. Recommendations of the City Engineer. 11. Comments and recommendations of other staff. C. Public Hearing — Consideration of request for an Amendment to the Affordable Storage Planned Unit Development for Proposed Portable Container Accessory Use. Applicant: Burnham, Keith Steve Grittman provided an overview of the land use application request. Grittman explained that the applicant states that the language of the PUD district supports outdoor storage is an accepted accessory use. Staff believes this is a typographical error. As part of the original approval of the PUD, outdoor storage was not intended to be allowed. Staff believes the intent of the original PUD application was to accommodate a low -intensity commercial use in this location give its proximity to the residential area, which is consistent with the comprehensive plan in this area. Grittman stated that the addition of the storage boxes to the site would introduce more traffic to the site, particularly equipment that would move these boxes on and off the site. Staff believes this is incompatible with the way the district was originally designed. The applicant suggests that the storage boxes are a form of outdoor display, which is allowed in some commercial areas in Monticello. In staffs view, this type of use differs from outdoor display. Staff recommends denial of the amendment to the planned unit development as proposed. Eric Hagen asked how this application is different from the one the applicant submitted in the month of August. Steve Grittman responded that the applicant withdrew the application prior to Council decision and reconfigured the layout of the site and rewrote the application in a different form. Paul Konsor asked to clarify the decision on the table. Grittman clarified by describing the first decision as the amendment to the planned unit development proposed by the applicant. The second decision presented by staff would correct the wording in the existing in the PUD, as the intent of the language was to reflect commercial uses, rather industrial uses. Eric Hagen asked if this language was specific to this Planned Unit Development. Grittman confirmed that this language is specific to this Planned Unit Development. Planning Commission Minutes —October 5, 2021 E3 Paul Konsor asked what the language clarification would do to the PUD. Grittman responded that the applicant was relying on the language to allow the proposed use. Staff is looking for clarity to avoid future confusion. Tapper added that this PUD has always been a Commercial district and not Industrial. Paul Konsor asked to clarify that conditions within a PUD are specific to the property the PUD zoning district relates to. Grittman said that was correct. Paul Konsor asked why this language change would make a difference when the condition was already specific to only this property under discussion. Grittman responded that the language is created specific to a PUD and that the grammatical error came when the PUD was created. Paul Konsor opened the public hearing. Tim Dolan of the Decklan Group, representing the applicant Keith Burnham, said that the applicant interpreted the PUD to allow the use, that is why the storage boxes were already placed on the site. The language in the PUD that the amendment would change is where a great deal of confusion came from regarding this application. The basis of the current request is that the storage boxes on site are not outdoor storage. The applicant suggests that these storage containers are not outdoor storage, but more so open sales. Mr. Dolan citied the definition of Open Sales in the code as follows: "OPEN SALES: Any open land used or occupied for the purpose of buying, selling, and/or renting merchandise and for the storing of same prior to sale. This use includes all outdoor sales and display of goods and/or materials that are not specifically addressed as Outdoor Storage, Sidewalk Sales & Display, or Off -Street Vehicle Parking." Since these containers are for rent or for sale, the applicant believes that these should be allowed in the PUD. The definition of Open Sales is vague and doesn't include the size of what is being sold, or where it is allowed to be sold. The applicant also believes that the amendment to the language does not apply to this request. Mr. Dolan also clarified the difference between the original application to that being discussed is public access and that this application is a Conditional Use Permit to allow open sales. The original focused more on the discussion of outdoor storage. Mr. Dolan also noted that the comprehensive plan guidance for this Planned Unit Development and the underlying zoning district, is Community Commercial. Permitted uses in Community Commercial include gas stations, drive-thru's, strip malls, etc. and these uses create more traffic and noise than what is being proposed in the application. Mr. Dolan believes this is the lowest impact use that could be put on said site and supported by almost all subsets of planning data. Planning Commission Minutes —October 5, 2021 07 From a noise perspective, Mr. Dolan and the applicant do not believe there would be a problem with added noise to the area. Dolan also noted that of the first 16 parcels on Chelsea Road, 14 have some sort of Outdoor Storage and/or Open Sales. Dolan stated that he does not see a better place in the city where these storage containers could be placed. Dolan addressed staff concerns regarding the snow storage on site. The applicant did not want to continue with any further engineering regarding snow storage without some guidance from the Planning Commission. The applicant has no problem addressing issues with snow storage, fire access and public traffic through the site. To further emphasize cooperation, Dolan expressed his preference for tabling the decision so staff and the Planning Commission, as well as the applicant, could address concerns. Paul Konsor asked Mr. Dolan if the applicant was aware that the original PUD included the clause that stating there was to be no outdoor storage. Tim Dolan said that yes, the applicant was aware, but the application does not address outdoor storage because the argument is that it is open sales. Paul Konsor asked if the original PUD for the site had anything regarding open sales as an allowable use. Tim Dolan said that the PUD allows accessory uses on the site. The proposed amendment would allow open sales as an accessory use to storage. Dolan noted that the accessory use emphasizes a footprint on the site at no greater than 30 percent of the site, this applicant is using around 5 percent. Paul Konsor asked why the PUD allows for open sales when originally the PUD was established for a storage facility. Dolan responded that the PUD outlines what could potentially be utilized on the site. For accessory uses, steps apply to adding accessory uses in the district, which is why they submitted an application. This process was something that both parties agreed upon when creating the PUD. Andrew Tapper asked if the applicant's preference would be for the Planning Commission to table action so they could come back with a Conditional Use Permit application regarding Open Sales as an accessory use. Tim Dolan said no, the CUP is already a part of the current application, but it would be tabled to allow the Planning Commission to tie any loose ends regarding this application so there is no confusion. Paul Konsor asked if the containers are for rent or for sale. Tim Dolan answered that they are both for sale and for rent. Paul Konsor asked if customers typically come to the site and pick up the boxes. Tim Dolan responded that the goal of these containers is to advertise to current customers who come to the site already, that is why they are not placed along Chelsea Road. Paul Konsor asked if a customer buys a container, the customer keeps it. Planning Commission Minutes —October 5, 2021 10 Tim Dolan said potentially, yes. Paul Konsor said the definition for Outdoor Storage includes the keeping of merchandise, which is what the containers are, so merchandise stored for longer than 24 hours would not be allowed in the PUD. Tim Dolan noted that the functioning word in that definition is "keeping". In terms of Open Sales, the definition's first part is what the applicant believes to be applicable in this situation. The differentiating part between the two is the sales. Paul Konsor explained that he was attempting to clarify what specifically applies here whether it be outdoor storage or open sales. Andrew Tapper asked again to clarify whether this is an application for an amendment to the existing PUD to grant a CUP for open sales as an accessory use. Tim Dolan said that yes, this is an application for CUP to grant open sales as an accessory use. Andrew Tapper noted for clarification, that if the Planning Commission decided that this use was considered outdoor storage, then the application would go no further. But if the Planning Commission sees it as open sales, then this would come back next month looking for an amendment to the CUP. Steve Grittman noted that the main discussion is whether this is outdoor storage or open sales, and Grittman reminded the body that staff believes this is outdoor storage. Paul Konsor asked Steve Grittman if open sales was originally allowed in the PUD. Grittman responded that no, open sales was not allowed originally in the PUD. Paul Konsor believed that originally, the intent was clear that outdoor storage was not allowed, and because the containers are on the site for more than 24 hours, it is difficult to call this open sales. Tim Dolan emphasized that the applicant is relying on the City's code, not that the applicant is creating his own language. Angela Schumann clarified that reapplying would be necessary. The narrative provided by the applicant states that the application is proposing accessory use activity identified as open sales. The PUD itself states that the accessory uses shall be commonly accessory and incidental to the ordinance adopted and as specifically identified in the Final Stage PUD. Reapplying would not be necessary considering what they are already asking. Teri Lehner asked if the decision on the table is specific to whether this action is outdoor storage or open sales. Eric Hagen did not believe that this was the case. Charlotte Gabler asked Mr. Dolan if the boxes were rented, would they be brought back to the site and stay there after being filled. Planning Commission Minutes —October 5, 2021 11 Tim Dolan said potentially. Charlotte Gabler and Paul Konsor were both in agreement that if that is the case, they would then be considered as outdoor storage. Paul Konsor noted that this discussion is not necessarily fixed on what this act will be called, it is more so whether the planning commission would allow it. On that note, Tim Dolan emphasized the area in which they are asking to do it, in the district and on the site itself, and that it is small ask. Charlotte Gabler asked why they physically need to be on the site in the first place, asthey are empty when bought or rented. She inquired why they couldn't be stored somewhere else, and the customer can pick one out of a catalog when the item is needed. Tim Dolan said that they could, but the intent is to put them in front of Affordable Storage's customer base. Paul Konsor asked if the applicant would be willing to have the three different sizes on site and when a customer needs one of the sizes, it would be shipped from a different site to wherever the customer needed the storage box. Tim Dolan responded that the one reservation the applicant would have with that is the replacement of said box when it is needed. Eric Hagen asked if these containers were being utilized by the business now. Tim Dolan stated that the ones on site are not being used. Eric Hagen asked if they would be considered outdoor storage right now when they are not being used or being rented or sold. Tim Dolan said yes, as they sit now, they are outdoor storage until the issue at hand is resolved. Eric Hagen finds this concept of open sales difficult when in fact, they are being stored on the site. In doing so, the applicant would be in violation of the PUD due to the use of outdoor storage. Hagen understood that the definition of what these storage containers should be classified as is different in the eye of the applicant. When they are sitting on the site, full or empty, they are not there specifically for advertisement, but also storage. Andrew Tapper asked Eric Hagen what the difference between a container box and a car is if they are both items for sale and rent if it is an approved accessory use. If it was agreed upon that this specific instance is open sales, it still would be against the PUD regarding the accessory use of open sales. Tapper's argument is that open sales in this case would be "other activity", and not an accessory use. He does see that it is very difficult to decide what these containers could be defined as. Angela Schumann pointed out that vehicle sales and rental is a specific use outlined by code and has its own standards. She also reminded the Commission that this site has its own PUD district so the accessory use, whatever it be defined as, was not intended for this PUD, but the applicant has the ability to amend the PUD to allow one of these accessory uses. Planning Commission Minutes —October 5, 2021 12 Paul Konsor asked if the applicant would be willing to display the four container sizes outside and the rest be stored inside a building. Tim Dolan said that there is no room to add building space on the site for them, and that it would affect the noise and vehicles moving the containers around the site. Tim Dolan reemphasized that this application is based on the City's adopted code. Charlotte Gabler asked if there was a way this request could be an Interim Use Permit rather than a Conditional Use Permit. Grittman responded that the amendment to the PUD could have an expiration date and function as an interim use permit. Tim Dolan requested that if an expiration date were to be added to this application, a minimum of 24 months would be appreciated. Eric Hagen asked what differences the City see in that 24-month period. Eric Hagen sees an issue with this because the containers are still being stored on site, and the expiration date for this application would not change that fact. It is going to set a precedent for other storage businesses to see what they can sell at their sites beyond storage. Tim Dolan emphasized that the definition of open sales includes the storage of said item for sale. Paul Konsor recommended to table this item for everyone to have time to get a better grasp of the issue. Tim Dolan said that was fine and this was expected by the applicant. Eric Hagen asked Paul Konsor if he didn't feel comfortable making a decision on this issue tonight. Paul Konsor responded and said he believes there could be more discussion of options, while these options haven't been discussed to the full extent, tabling would be an option. Teri Lehner agreed that more time to fully understand the issue at hand would be beneficial. Shawn Weinand, 4065 Chelsea Road, and a landowner in the area, stated to the Commission that he believes this is another tactic to postpone the moving of the containers. He noted there is no store on site to sell anything. Accessory uses to mini -storage would include selling packaging and tape, etc. Mr. Weinand believes this was clear in the PUD. Eric Hagen believes that the only thing that has changed between the previous application to the current one is the definition of what the storage containers are. Paul Konsor closed the public hearing, hearing no other public comment. Andrew Tapper clarified his view that it is difficult to deny this as open sales, Planning Commission Minutes —October 5, 2021 13 but they can deny that this is an approved accessory use to the PUD. Teri Lehner agrees that the original intent was not to have 40 containers on site. Eric Hagen believes that the job of the Planning Commission is not to find a solution, it is to act on the application at hand with the information given. Decision 1: Consideration of an amendment to a Planned Unit Development for Affordable Self -Storage to keep storage boxes on the site as outdoor storage. PAUL KONSOR MOVED TO ADOPT RESOLUTION NO. PC 2021-037 FOR DENIAL, BASED ON FINDINGS AS IDENTIFIED IN SAID RESOLUTION, AND REQUIRING THE REMOVAL OF THE STORAGE BOXES FROM THE SITE NO LATER THAN NOVEMBER 15, 2021. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY 4-0. Decision 2: Amendment to Ordinance for Planned Unit Development for Affordable Self -Storage to correction of language in Section (8)(c). PAUL KONSOR MOVED TO RECOMMEND APPROVAL OF A PUD AMENDMENT FOR THE AFFORDABLE SELF -STORAGE PLANNED UNIT DEVELOPMENT FOR CORRECTION OF LANGUAGE IN SECTION (8)(c) TO READ AS FOLLOWS: ACCESSORY USES. ACCESSORY USES SHALL BE THOSE COMMONLY ACCESSORY AND INCIDENTAL TO INDUSTRIAL COMMERCIAL USES, AND AS SPECIFICALLY IDENTIFIED BY THE APPROVED FINAL STAGE PUD PLANS, BUT SHALL NOT INCLUDE OUTDOOR STORAGE OR OTHER ACTIVITIES. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY 4- 0. D. Public Hearing — Consideration of a request for Rezoning to Planned Unit Development, Development Stage Planned Unit Development and Preliminary Plat Monticello Business Center Eighth Addition for Monticello Meadows, a proposed 200-unit multi -family residential project in a B-4 (Regional Business) District. Applicant: Baldur Real Estate, LLC Steve Grittman provided an overview of land use application request. The site would include two 100-unit apartment buildings as well as a community center. Steve Grittman explained the staff comments included those relating to the layout of the buildings on the site, and a recommendation to adjust the buildings to fit better with the boundary lines. A significant amount of fill will also be necessary on this site to build up the buildings. Grittman noted that this use of land is entirely consistent with the Chelsea Planning Commission Minutes —October 5, 2021 14 Commons Small Area Plan expectations with the site. Staff supports the resident density of the area at 18.5 units per acre and would have supported a denser residential use of this site. Staff also supports the open space amenities proposed on site, such as the community building. The community building is valuable and supports the idea of the proposed Planned Unit Development. The parking supply is below the standards that are applied in R-4 districts for multi -family. The expectation is 2.25 parking spaces per unit and this site has proposed a parking average of 2.1. The applicants do however meet the standards when it comes to indoor parking, with 100 parking spaces underneath each building. Staff recommends that there is more detail to the lighting on site as well as detail on the signage that will be on site. With the site being in the southern biome of Chelsea Commons, staff expects a more natural look in terms of grading. The berms on site have been updated since the original plans were received by staff to better fit the "Oak Savanna" style biome and features in the southern part of Chelsea Commons. Fire access is one area that needs to be addressed as well. The applicants will need to clarify a better way to access the back sides of the buildings proposed. If access is still necessary, a trail system going around both buildings could be applicable if it meets all the necessities from the fire department. Staff would also recommend the structure of the building to represent the prairie style architecture that will be in the southern biome of Chelsea commons. It has been noted in the staff report that the community building proposed does represent the prairie style architecture staff is looking for on the site. Steve Grittman stated that significant enhancements are recommended by staff in terms of the landscaping on site. Staff would appreciate landscaping that supports the southern biome of Chelsea Commons with more prairie -like trees and shrubs. The stormwater plan for the site includes capturing the stormwater and routing it to the proposed pond system at the center of Chelsea Commons. The Planned Unit Development on this site mainly include the ability to elevate the proposed site above minimum requirements of any residential district in Monticello. Grittman closed by reminding the commission that the decision tonight includes rezoning to a Planned Unit Development and a Development Stage PUD, as well as a preliminary plat. Paul Konsor asked to confirm the new name of the project as it has changed from Monticello Meadows to Monticello Lakes. Andrew Tapper asked Grittman to clarify the site location of the project. Tapper also asked to clarify some topographical questions regarding the slope of the site. Charlotte Gabler asked about the detached garages that were added to the site on the night of the Planning Commission meeting and what that means for the site. Grittman said he did not have any further comment on the garages at this point as staff has not had an opportunity to review. Charlotte Gabler asked if garages on a site were ever discussed when Planning Commission Minutes —October 5, 2021 15 discussing the Chelsea Commons Small Area Plan. Grittman said that the Small Area Plan does not define anything like garages on an apartment site. Most projects involved in the Small Area Plan are going to be PUD's so they will be analyzed individually. Paul Konsor asked if staff had given anything to the applicant regarding the architecture style the City is looking for in this region of Chelsea Commons. Steve Grittman responded that comments were provided only via the staff report. Eric Hagen noted that in the Small Area Plan, parking has been discussed and promotes underground parking to minimize the area for parking in the small area plan. Paul Konsor opened the public hearing. Mark Welch of G Cubed Engineering said that iterations have been done following the meeting with staff on the Tuesday before the Planning Commission meeting. The landscape requests have been acknowledged and are being worked on. The updated site plan showed that the community center proposed on site has moved, other adjustments include the pathways on site, as well as the added garage space. Welch noted that one underground parking space is assigned to each apartment rented, they are not separate. The detached garages are separate and do not come with renting a unit. Eric Hagen asked how many garage spaces are being proposed for the site. Mark Welch said there are seven detached buildings for garage space. Each building has eight spaces, for a total of 56 garage spaces. This would allow for just over a quarter of the units to have a garage space as well as the one underground space. Welch also addressed the staff concerns regarding the fire access on the site. He said that as the site is in the plans, they meet the hose lay out lengths for being able to reach all parts of the buildings in case of emergency. Eric Hagen asked about the parking spaces facing the lakes on the site plans and was wondering if that would be the best use for the area. Mark Welch said that this was provided for the fire truck turn around criteria. But that could be adjusted to better utilize that space for looking at the lake. Paul Konsor asked if Mark Welch was the applicant, designer, or architect. Mark Welch said that he was representing the applicant and he has been a part of the site layout process. Welch noted that one of the changes made was the roof design on the apartment complex. Eric Hagen asked if the housing density has changed since the last plans were provided to staff and the commission. Mark Welch said that the site has the same density and is still at 200 units. Planning Commission Minutes —October 5, 2021 16 Eric Hagen rephrased his question and asked if the 18.5 per acre density has stayed the same from original plans to the updated plans. Mark Welch said that was correct. He also noted that due to the geometry of the site where the apartments are proposed, the applicant and designers could not rearrange the buildings to better orient the site. Eric Hagen mentioned that it had been discussed before about where the garages are, that piece of the site could have been used for light commercial. such as a coffee shop or etc. Hagen was wondering if that idea was still being floated around or if it was of the table following the addition of the garages. Mark Welch said that there hasn't been much discussion of bringing commercial use on to the site. If commercial uses were to be added to the site, then there would have to be discussion of a second access. Charlotte Gabler noted that the second access point to the site would be very close to the intersection on Edmonson Avenue and that could be difficult. Mark Welch said that at this time, adding a commercial use on the site would not be something that is ideal to the site plan. Welch also noted that the site plan needs to show more berms along Edmonson Avenue. Eric Hagen asked if the landscaping was going to incorporate more of the "Oak Savanna" style landscape to better fit the proposed biome. Mark Welch said that at this point they are not far enough along to show the specifics of the Oak Savanna style landscape. Eric Hagen asked about the intent underneath the powerlines on site if that was planned to be reserved for stormwater. Mark Welch said that there will be a need for stormwater in that area of the site, due to some of the grading on site and where things slope. Welch also noted that the developer adds a significant piece of art on the sites he develops and noted that there is not subsidized housing in these apartments. The apartments are going to be market rate and they will be on the higher end of that market rate. Paul Konsor made the comment that tabling decision on this project is still an option for both parties to address the conditions that would be adopted if this was approved. Paul Konsor also noted that he believed, architecturally, the apartments do not fit the expected design of the southern part of Chelsea Commons. When looking at the design standards for this part of Chelsea Commons, the material and landscape should reinforce the themes of the area. While it should be more of a prairie style architecture theme, Konsor does not believe the site plan fits that theme. Mark Welch noted the change in roof structure and how that change was specifically made to try and work in more of the prairie style theme. He also mentioned the difficulty of keeping with the prairie style architecture with larger buildings. He emphasized that the stacked glass on the complexes is Planning Commission Minutes —October 5, 2021 17 reflective of that prairie style look in bigger buildings. Angela Schumann noted that the developer and his team are making an effort to respond to the conditions described in the staff report and the designs of the buildings and materials to better fit the style is one of the conditions. The staff report specifically addresses an enhancement of building entrance points and gateways on to the site. Eric Hagen said that he admires what has been presented to the Commission but would like to see the project finalized between the applicant and staff so there is an agreed upon project presented. All 17 are important, but there are 7 that are vital to the next discussion if this item were to be tabled: 3, 8, 9, 10, 11, 15, and 16. Hagen said that the seven conditions above are important to resolve. Once these are finalized by both the applicant and staff, Hagen said he would have more confidence in his vote to approve. Andrew Tapper said the project looks good and acknowledges the difficulties in making a three-story building align with that prairie style architecture. Tapper also addressed the possibility of instead of the added brick or stone the exterior of the building, adding more natural wood to it. Shawn Weinand, the owner of the land on which this site is proposed, said that the apartments the developer has already built are some of the nicest buildings in the Twin Cities. He noted that this project is one of the nicest projects that he has assisted with bringing to the Planning Commission. He finished his statement emphasizing that the more pressure the Commission puts on the developer, the more difficulty he is going to have completing projects in Monticello. Paul Konsor closed the public hearing segment of this agenda item. Eric Hagen asked staff if there was any way to have a special session if conditions are met before the next scheduled Planning Commission meeting to approve this item. Eric Hagen asked the Commission if anyone was ready to move forward with the decision of the item. Paul Konsor said that he does not feel ready to approve the decision and recommended tabling the item. Eric Hagen asked the applicant what tabling the item would do to the development plan. Mark Welch said that there is no issue with tabling to the next Planning Commission meeting. Teri Lehner agreed with Paul Konsor about tabling the item until certain conditions are addressed and resolved. Eric Hagen asked staff if tabling decision would include tabling all three decisions regarding this item. Angel Schumann said that would be staff s recommendation to table all three. Andrew Tapper noted that he does not have the same reservations as the rest of Planning Commission Minutes —October 5, 2021 18 the Commission, but he is not going to argue any of the points already made because tabling the item has no effect on the project. Decision 1: Consideration of a Preliminary Plat for Monticello Business Center Eighth Addition. ERIC HAGEN MOVED TO TABLE ACTION ON RESOLUTION NO. PC 2021-038, SUBJECT TO ADDITIONAL INFORMATION FROM THE APPLICANT AND/OR STAFF. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. Decision 2: Consideration of a Rezoning to PUD, Planned Unit Development District. ERIC HAGEN MOVED TO TABLE ACTION ON RESOLUTION NO. PC 2021-039, SUBJECT TO ADDITIONAL INFORMATION FROM THE APPLICANT AND/OR STAFF. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. Decision 3: Consideration of a Development Stage PUD ERIC HAGEN MOVED TO TABLE ACTION ON RESOLUTION NO. PC 2021-040, SUBJECT TO ADDITIONAL INFORMATION FROM THE APPLICANT AND/OR STAFF. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. E. Public Hearing — Consideration of request for a Corrective Amendment to the City of Monticello Official Zoning Map for Shoreland Overlay District Boundaries. Applicant: City of Monticello Angela Schumann provided an overview of the land use application request. While making improvements to an area of Chelsea Road West, it was noted that an area that was described as Otter Creek was not a part of a Shoreland- defined creek, but rather a county ditch system. This corrective measure is to ensure the City only applies these certain criteria where it is necessary. Angela Schumann continued pointing out on a map where the adjustment will be made. She also noted that if the City is not changing the text of the Shoreland ordinance, but rather correcting the map, certification is not required. Andrew Tapper asked which map was the original and which shows the amendment. Angela Schumann clarified. Paul Konsor opened the public hearing, hearing no comment, the public hearing was closed. PAUL KONSOR MOVED TO ADOPT RESOLUTION 2021-041 RECOMMENDING APPROVAL OF A CORRECTIVE AMENDMENT TO THE CITY OF MONTICELLO OFFICIAL ZONING MAP FOR SHORELAND OVERLAY DISTRICT BOUNDARIES. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. Planning Commission Minutes —October 5, 2021 19 3. Regular Agenda A. Consideration of Administrative Subdivision and Administrative Lot Combination for two parcels located in the Central Community District, General Sub -District. Applicant: Mosbart Properties, LLC Steve Grittman provided an overview of the land use application request. Staff's main concern is with the survey showing that the correction would not correct all the issues that applicant wants to address. Staff s recommendation is to approve the subdivision with a redescription of the conveyed parcel to include all the improvements while at the same time maintaining the setback. Andrew Tapper wanted to clarify that the southeast 22 feet described in the request should be closer to 28 or 29 feet. Steve Grittman confirmed. Paul Konsor asked for confirmation that the two parcels in discussion are not joining up as one parcel, but more so a section of the one parcel is being absorbed by the other parcel. Steve Grittman confirmed. Paul Konsor asked what the parcels are zoned as. Steve Grittman said they are both in the CCD, downtown mixed use. ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC 2021-042, RECOMMENDING APPROVAL OF THE SIMPLE SUBDIVISION AND CONCURRENT LOT COMBINATION, BASED ON FINDINGS IN SAID RESOLUTION, AND THE CONDITIONS OF APPROVAL AS REQUIRED IN THE ORDINANCE AND EXHIBIT Z. TERI LEHNR SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. EXHIBIT Z SIMPLE SUBDIVISION AND LOT COMBINATION 213 THIRD STREET EAST (PID: 155-010-069020) 250 BROADWAY EAST (PID: 155-010-069080) 1. The submitted survey shall be expanded to include the legal description of the applicant's existing parcel and the existing funeral home parcel. 2. The parcel to be conveyed to the funeral home property shall be expanded in size such that the curb of the parking lot shall not be closer than six feet to any lot line (as measured from the lot line to the face of the curb). 3. The subdivision shall be processed and recorded concurrently with the subdivided portion's combination with the adjoining funeral home property. Planning Commission Minutes —October 5, 2021 20 4. In the event the County rejects the descriptions of the metes and bounds subdivision, the applicant shall re -apply and utilize a formal plat process. 5. Any future development on either parcel will be subject to required setbacks from the proposed property lines. 6. Compliance with the requirements of the City Engineer as identified. B. Consideration to appoint a Planning Commissioner to serve on the Chelsea Commons Professional Engineering, Park & Open Space Planning and Landscape Architecture Services proposal review team. Angela Schumann addressed the Commission and requested to amend the item to include two considerations. First, staff is looking for a Planning Commissioner to serve on the review team for incoming proposals for the professional engineering, park & open space planning and landscape architecture services for Chelsea Commons. The City Council approved requesting proposals that relate to the public spaces of the Chelsea Commons area. Commissioner Zimpfer has expressed interest in being a part of this process. Planning Commission needed to appoint someone to represent on the RFP review team, and also a representative for the work group regarding zoning ordinances relating to the Chelsea Commons project. Teri Lehner said that she would be happy to volunteer for wither position. Angela Schumann mentioned that it is a good idea to appoint alternates, in case certain times are unable to work for the person appointed. PAUL KONSOR MOVED TO APPOINT ALISON ZIMPFER TO SERVE ON THE PROPOSAL REVIEW TEAM. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. TERI LEHNER MOVED TO APPOINT PAUL KONSOR TO SERVE ON THE ZONING WORK GROUP WITH TERI LE14NER SERVING AS THE ALTERNATE. ERIC HAGEN SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. C. Consideration of the Community Development Director's Report Angela Schumann provided the Community Development Director's Report in the agenda packet. 4. Added Items None 5. Adjournment ERIC HAGEN MOVED TO ADJOURN THE REGULAR MEETING OF THE MONTICELLO PLANNING COMMISSION. SECONDED BY PAUL KONSOR, Planning Commission Minutes —October 5, 2021 21 MOTION CARRIED UNANIMOUSLY 4-0, MEETING ADJOURNED AT 10:41 p.m. Recorder: Hayden Stensgard Approved: Attest: Angela Schumann, Community Development Director Planning Commission Minutes —October 5, 2021 Planning Commission Agenda — 11/01/2021 2A. Public Hearing — Consideration of request for Conditional Use Permit for Group Residential Facility, Multi -Family in an R-2 (Single and Two -Family) Residence District. Applicant: Kimber, James & Yassa Prepared by: Northwest Associated Meeting Date: Council Date (pending Consultants (NAC) Commission action): 11/01/2021 11/22/21 Additional Analysis by: Community Development Director, Chief Building and Zoning Official, Community & Economic Development Coordinator, Project Engineer, Fire Marshal ALTERNATIVE ACTIONS Consideration of a Conditional Use Permit for a Group Residential Facility, Multi -Family in an R-2 District. 1. Motion to adopt Resolution No. PC 2021-043, recommending approval of the Conditional Use Permit, based on findings in said resolution, and the conditions of approval as required in the ordinance and in Exhibit Z. 2. Motion to deny the adoption of Resolution No. PC 2021-043, based on findings to be made by the Planning Commission following the public hearing. 3. Motion to table action on Resolution No. 2021-043, pending additional information from Staff or the applicant. REFERENCE AND BACKGROUND Property: Legal Description: West 1/2 of Lot 9, and Lots 10, 11 and 12, Block 39, Original Plat PID: 155-010-039100 Planning Case Number: 2021-041 Request(s): Conditional Use Permit to establish a four -unit building in the R-2 Zoning District. Deadline for Decision: December 3, 2021 (60-day deadline) February 1, 2021 (120-day deadline) Land Use Designation: Mixed Neighborhood 1 Planning Commission Agenda — 11/01/2021 Zoning Designation: R-2, Single and Two -Family Residence District Overlays/Environmental Regulations Applicable: NA Current Site Uses: Attached Residential Surrounding Land Uses: North: R-2 Single and Two Family East: R-2 Single and Two Family South: R-2 Single and Two Family West: R-2 Single and Two Family Project Description: The applicants have requested a Conditional use Permit to allow the conversion of the existing structure (a former funeral home) on the property into a group residential facility. The converted dwelling is intended to be used as a group home which will have a maximum of 12 beds. The applicants refer to the term "assisted living facility", however, under the City's definitions, this use would be a "Group Residential Facility, Multi -Family", or more commonly referred to as a group home. In addition to the bedrooms, other facility features proposed by the applicants include the following: • Half baths in each room • Tub/shower rooms on each floor • Exercise room • Nursing station • Conference room • Office space • Basement laundry facilities • Expanded parking area • Outdoor patio All proposed structure modifications are proposed to take place within the current footprint of the existing home/structure. 2 Planning Commission Agenda — 11/01/2021 ANALYSIS: Lot Area Requirement. The subject site is zoned R-2, Single and Two -Family Residence District. Within R-2 Districts, Group Residential Facilities, Multi -Family are subject to conditional use permit processing. ram♦ ��BASE ZONING Residential Districts Business Districts ��►@ I ij . w Residential Densities B-1 Medium Residential Densities CCD 1,�III�:� I ,ICI I�� I,�♦,` ' T-N Industrial Districts ♦ ♦i It �j %, Ih I,; ��,. ♦IIR-2 IBC Volq/�.� ' . • - � III/�•��� �� III � II�� �I II ♦ 1� I PIII���i'II�� The standards for Group Residential Facilities are found in Section 5.2 (C)(3): (b) Group Residential Facility, Multi -Family (i) Group Residential Facility, Multi -Family shall require authorization through a conditional use permit following the provisions of Section 2.4(D) of this ordinance, subject to the following conditions: 1. Density of residents shall equal no more than one person per 520 square feet of total net livable area in the principal dwelling. 2. Living accommodations for on -site resident staff shall be deducted from the principal dwelling square footage for purposes of determining density in (1) above. 3. The property shall be developed to provide 2 off-street parking spaces for staff and one space per 3 residents for visitors. 4. Parking areas shall be paved with concrete or bituminous surface, and shall meet all other standards of parking lot design in this ordinance, with the exception that the use shall be exempt from curb requirements. 5. The property shall maintain a minimum of 30% landscaped green space based on the gross area of the property. 6. The building shall be designed and constructed to be consistent with the architectural character of the neighborhood in which it is located. Planning Commission Agenda — 11/01/2021 Site Modifications. The subject property is not expected to change substantially as a result of the internal reconfiguration. Currently, the property is served by a primary driveway along the west side of the property that provides access to a rear yard area dominated by an attached garage and paved parking area. The driveway continues around the structure to another curb cut on the east side of the property. Green space on the site is proposed much as it exists and is limited to the front yard adjacent to Broadway and a small strip of landscaping between the west facade of the building and the existing driveway. As noted in the section cited above, a minimum of 30% green space is required for facilities of this type. According to the applicant's narrative, an expansion of the site's parking area at the rear of the site is proposed as part of the "redoing" of the lot. A substantial amount of impervious coverage exists on the parcel as a result of both the size of the existing structure and extensive paved area which dominates the side and rear yards. One option investigated by staff involved the potential removal of the some of the existing concrete driveway along the east side of the structure, replacing this with green space. The current driveway is constructed to cover the entire side yard. It is noted that this driveway is ramped to provide emergency access to the living spaces in the structure. While this change would have the effect of increasing green space, it appears that the driveway is important to retain to ensure that access. Instead, staff would encourage the applicants to review site plan as to the minimum area needed for parking and circulation area, with the remainder of the site made green space and landscaping. At the current ratio, the site is "grandfathered"; any increase in green space would be welcomed as a reduction in that non -conforming condition. State Licensing Requirements. The applicants will need to document their licensing and/or registration according to any applicable State and local/County requirements as a condition of approval. Building Requirements. The City's ordinance requires a minimum of 520 square feet of net building area per resident. The structure has approximately 4,600 square feet on the main floor (not including the garage), another 1,800 square feet on the second floor, and a lower level conference room of approximately 250 square feet, an overall net total of more than 6,600 square feet. At the required 520 square feet, the structure would accommodate 12.7 residents. The building department notes that the change of occupancy may result in a requirement that the building add a fire suppression system. The applicants have indicated that they are working with their architect to make the appropriate improvements to the building, including fire suppression as a part of their remodeling. 4 Planning Commission Agenda — 11/01/2021 STAFF RECOMMENDED ACTION Staff is supportive of the proposed use of the property. In consideration of the submitted application materials, Staff believes the site (and neighborhood) will benefit from the redesign and resurfacing of the off-street parking area. As part of such effort, it is recommended that an attempt be made to reduce the amount of impervious surface area upon the site. With the preceding in mind, Staff recommends approval of the Conditional Use permit subject to the conditions listed in Exhibit Z. SUPPORTING DATA A. Resolution 2021-043, Conditional Use Permit B. Aerial Image C. Applicant Narrative D. Site Plan E. Floor Plan F. Monticello Zoning Ordinance, Excerpts Z. Conditions of Approval 5 Planning Commission Agenda — 11/01/2021 EXHIBIT Z CONDITIONAL USE PERMIT GROUP RESIDENITAL FACILITY FOR UP TO 12 DISABLED ADULT SENIOR RESIDENTS IN AN R-2 DISTRICT 530 WEST BROADWAY 1. The submitted site plan shall be modified to illustrate any possible reduction in impervious surfaces, and replacement with landscaped lawn and trees/shrubs. 2. All applicable State licensing requirements for the proposed "group home" use shall be satisfied. Proof of State licensing shall be provided to the City prior to construction. 3. Recommendations of the City Engineer. 4. Recommendations of Building Department staff. 5. Comments and recommendations of other Staff and Planning Commission. 0 CITY OF MONTICELLO PLANNING COMMISSION WRIGHT COUNTY, MINNESOTA RESOLUTION NO. PC-2021-043 RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR A GROUP RESIDENTIAL FACILITY, MULTI -FAMILY, IN AN R-2, SINGLE AND TWO FAMILY RESIDENCE DISTRICT, ADDRESS: 530 BROADWAY STREET PID: 155-010-039100 WHEREAS, the applicant has submitted a request to remodel an existing structure to accommodate up to twelve senior adult residents in a licensed group home; and WHEREAS, the site is zoned Single and Two Family Residence District (R-2) and, which allows such use by Conditional Use Permit; and WHEREAS, the proposed use and development are consistent with the Comprehensive Land Use Plan designation of "Places to Live" for the area; and WHEREAS, the applicants have provided materials documenting the proposed layout of the improvements to the existing building; and WHEREAS, the exterior dimensions of the proposed building will not be affected by the proposed remodeling; and WHEREAS, the residents will result in a total occupancy of the building that is similar to other allowed uses in the R-2 District; and WHEREAS, the residents are under the care of staff and are not likely to significantly increase traffic in the neighborhood; and WHEREAS, the Planning Commission held a public hearing on November 1St, 2021 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 applicant has provided building plans that, subject to review by the City's Building Department, will demonstrate adequate compliance with various applicably Zoning Ordinance, Fire Code and Building Code requirements. 1 CITY OF MONTICELLO PLANNING COMMISSION WRIGHT COUNTY, MINNESOTA RESOLUTION NO. PC-2021-043 2. The applicant can provide adequate site plan documentation of compliance with the relevant aspects of the City's Zoning regulations related to Group Residential Facilities, Multi -Family. 3. The applicant will revise site planning to retain and/or increase impervious surface and green space on the property. 4. The building is a large structure which will accommodate the proposed use without crowding the subject property or neighboring parcels. 5. The site appears adequate to accommodate vehicular traffic and parking, as well as open space and other requirements to accommodate the use. 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 approve the Conditional Use Permit for a Group Residential Facility, Multi -Family, subject to the conditions identified in Exhibit Z of the Staff report, as listed below: 1. The submitted site plan shall be modified to illustrate any possible reduction in impervious surfaces, and replacement with landscaped lawn and trees/shrubs. 2. All applicable State licensing requirements forthe proposed "group home" use shall be satisfied. Proof of State licensing shall be provided to the City prior to construction. 3. Recommendations of the City Engineer. 4. Recommendations of Building Department staff. 5. Comments and recommendations of other Staff and Planning Commission. ADOPTED this 111 day of November, 2021 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION Z Paul Konsor, Chair 2 CITY OF MONTICELLO PLANNING COMMISSION WRIGHT COUNTY, MINNESOTA RESOLUTION NO. PC-2021-043 ATTEST: Angela Schumann, Community Development Director Js & Y Dedicated Healthcare services LLC. The proposed Assisted Living facility will be remodeled, owned, and operated by the proposed applicants. The proposed applicants are licensed bachelor RN nurse with 18 years of experience in health care service and a certified nursing assistant with 14 years of experience in health care service. Both applicants have worked at reputable workplaces. Js & Y Dedicated Health Care Service's mission is to maximize the highest quality of life of senior's citizens and those with disabilities in need of assisted living or congregational living facilities. By providing individualized, high -quality care facilities that promote a safe, healthy, and caring environment. And to protect, advocate, and enhance everyone's health in our community by delivering holistic care that will meet their physical, spiritual, and mental needs. The proposed building will be remodeled and use as an assisted living facility with 12 single -occupancy units/ beds. And will have supporting common areas to meet the needs of each resident in our community. When the remodeling is completed, the proposed facility/ assisted living will be approximately 6120 square feet in size. The estimated cost to remodel the building is roughly $400,00 00, provided by community bank. This Assisted Living Facility project is consistent with the zoning code of Monticello, wright county, as a residential/multifamily housing. At the final analysis, this economic development in wright County will provide non -seasonal and add good -paying jobs that will strengthen the health of wright County and its surroundings. When the remodeling is completed and entirely operated, Assisted Living Facility will add approximately ten full-time and five part time equivalent jobs and more than $280,500.00 in annual wages and compensation to the local economy of Wright County. The Assisted Living Facility will be an essential community facility when completed and fully occupied. The facility will operate and run with 15 staffs. The 12 units will allow residents to live in their room within the Assisted Living Facility and give them the ability to gather in the common areas around for meals or social activities. The facility will also have one functional elevator that enables our residents to move from the lower floor to the upper floor safely. And the portion of the property that does not have a fence will be fenced using a chain link, wood, or steel (one side and the back of the yard). We will provide nursing services, Social and recreational activities. Our intention for the community is for this Assisted Living Facility to meet the desire needs of the residents we will serve. This Facility will be an assisted living facility designed and operated by dedicated licensed staffed and will be licensed to provide daily living and health care assistance to its elderly residents. There will be approximately ten parking spaces for the residents, employees, and visitors after the remodeling. The Assisted Living Facility will have a Business Plan for Wright County and the surrounding areas to provide exceptional and reliable care at an affordable price, implementing "best practices" to enrich the quality of life for the residents served. Js & Y Assisted Living Facility will focus on providing assisted living services at the 12-unit facility. In compliance with Minnesota Department of Health licensing for Assisted Living Facilities. Our services will include but not limited to the follow: Twenty-four (24) hours a day access to medical staff/personnel. This will include nurses and other medically trained staffs who will be on -site 24 hours a day in an emergency, provide medication management, and supervise daily living activities. Nursing staff will make rounds and be aware of the resident's general whereabout. The number of personnel will be proportional to the occupancy level of the facility. Staffs will include a Register nurse, licensed practical nurse, administrator, certified nurse assistants, personal care attendants, a health/wellness director, an activity director, a food service manager, cooks, and maintenance personnel. Assistance will be given as needed to the resident who needs help with activities of daily living, such as dressing, bathing, and using the bathroom, eating, a reminder to take medicine, medication set up, setting up appointments and getting them to their appointments when needed. The facility will also incorporate a health and exercise program. The facility will provide Three meals a day in a central dining area for meals or eat in their rooms. There will be one full-size kitchen, which will be located on the lower floor. Each level will contain an area with sink, refrigerator, coffee maker and microwave. The facility will also provide transportation to local medical facilities and businesses and surrounding hospitals when needed. The Assisted Living Facility will include activities and other components necessary to enrich residents' quality of life. We want to assure the city of Monticello, Wright County, that we both have long years of experience in the health care industry, which has fully equipped and prepared us to provide the best quality service in Wright County and its surroundings. We want to thank the City of Monticello for giving us that opportunity to serve its residents and the surroundings. CORE VALUES To provide a safe environment for clients and meet their physical, mental, spiritual, and health needs to those we serve. To hire and train qualified and ethical staff members to ensure the quality of care exceeds our peers. To make a profit through the quality of care that we provide. There will be no changes to the following natural features such as the woodlands, wetlands, and shorelines. There will be no changes to the site landscaping and screening plants, such as trees and shrubs. The number of employees on site during any given shift will vary. There will be about 1 to 4 staffs during any given shift. ON 3 a a I v 3 a d O L M 0 M a 3 0 0 L m 0 M L0 N a C N U- 1 SI TE SCALE: - SHRUBS: 18 �... X ..Xx.. x x X i x / X X Xx X X x X l x X x xA X n XX Xx \ X ` X x xX L A M P E R T A R C H I T E C T S 420 Summit Avenue •�• St. Paul, MN 55102 101 Phone:763.755.1211 Fax:763.757.2849 lamperfOlampert—arch.com ARCHITECT CERTIFICATION: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM_J DULY LICENSED ARCHITECT UN$VE E LAWS OF THE S;�T� C 50TA. lztv\M SI ATURE OOC LEPE T PRINT" � i 13669 V %60TE W W tJ') O M V) Copyright 2021 Leonard Lampert Architects Inc. Project Designer: Drawn By: Checked By: ILL Revisions SITE PLAN Sheet Number Project No. 210916-1 v� 3 N Q I 0 3 O P m 0 PO Ln 0 0 0 0 14) Ln E 0 C a) L- NOTE TO CONTRACTOR: VERIFY ALL EXISTING CONDITIONS PRIOR TO CONSTRUCTION. I N". IN" JI I I I I I I JI I " J AT CONFERENCE & EXIST, RESTROOMS 1 BASEMENT FLOOR PLAN A2 SCALE: 1/8" = 1'-0" = NEW CONSTRUCTION = EXISTING CONDITION 0 = =f = 0 = TO BE DEMOLISHED ACCESSIBLE ENTRANCE WITH AUTOMATIC SLIDING DOOR r 0aKTM i'&11140 ( I I I I I I I III II UP \/ T ADMIN (ACCESSIBLE) 11'8"x8'S„ L—LE DIN I I J SHADED AREAS INDICATE 1 HOUR FIRE RATING REO'D 2 FIRST FLOOR PLAN A2 SCALE: 1/8" = 1'-0" 56 Rd&S Q0 O L'SHOWR 10'3x13'2" J6*x60' RECONFIGURE EXISTING DOOR TO SWING IN DIRECTION OF EGRESS J 3 SECOND FLOOR PLAN A2 SCALE: 1/8" = 1'-0" INFILL EXIST. WINDOW NEW WINDOW L A M P E R T A R C H I T E C T S 420 Summit Avenue St. Paul, MN 55102 101 Phone:763.755.1211 Fox:763.757.2849 lam pert@lam pert—arch.com ARCHITECT CERTIFICATION: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A I DULY LICENSED ARCHITECT UNXSOTA. E LAWS OF THE S;�E oYM SI ATURE LE PE T PRINT 13669 v LIC �TEO ' F— LU W ne tA O rn L ) Copyright 2021 Leonard Lampert Architects Inc. Project Designer: Drown By: Checked By: ILL Revisions FLOOR PLANS Sheet Number I, II i Ill l I Project No. 210916-1 CHAPTER 4: FINISHING STANDARDS Section 4.8 Off-street Parking Subsection (E) Standards Applicable to All Uses Residential Uses 2.0 spaces for each dwelling unit 2.0 spaces for each dwelling unit 2.5 spaces for each dwelling unit, of which two (2) must be enclosed, plus Detached Dwelling Duplex Townhome one (1) guest parking space for every four (4) units Multiple Family 2.5 spaces for each dwelling unit, of which two (2) must be enclosed, plus In general one (1) guest parking space for every four (4) units, or as may otherwise be specified in the zoning district Reservation of area equal to 1.0 space per unit Senior housing Initial development shall require only 0.5 spaces per unit, and said number of spaces may continue until such time as the City Council considers a need for additional parking spaces has been demonstrated Group Residential Facility, Single 2.0 spaces for each three persons for whom sleeping accommodations are Family provided Group Residential Facility, Multi- 2.0 spaces for each three persons for whom sleeping accommodations are Family I provided Manufactured Home 2.0 spaces per manufactured home Civic and Institutional Uses MMM 5.0 spaces for each acre of park over one (1) acre; two (2) spaces per acre Active Park Facilities (public or for playgrounds; and ten (10) spaces for each acre of play field private) When a public recreation site has more than one (1) use designation, the areas must be divided for determining the required parking 0.5 spaces for each assisted living unit (a required half space shall be Assisted Living Facilities rounded up) Baseball Fields, Stadium 1.0 space for each eight (8) seats of design capacity Cemeteries See Parking Schedule #2 [Section 4.8(H)(3)] Clinics/Medical Services 4.0 spaces for each one thousand (1000) square feet 2.0 spaces per each bed Hospitals Nursing/Convalescent Home 4.0 spaces plus one (1) for each three (3) beds for which accommodations are offered Passenger Terminal 8.0 spaces plus one (1) additional space for each eight hundred (800) square feet of floor area over one thousand (1000) square feet Passive Parks and Open Space See Parking Schedule #2 [Section 4.8(H)(3)] Public Buildings or Uses 10.0 spaces plus one (1) for each one hundred fifty (150) square feet in excess of two thousand (2000) square feet of floor area in the principal structure City of Monticello Zoning Ordinance Page 301 CHAPTER 5: USE STANDARDS Section S. i Use Table Subsection (A) Explanation of Use Table Structure Use Types "P" = Permitted .. Conditionally. Permitted • , "I" = Interim Permitted Residential Uses 5.2(C)(1) Attached Dwelling Types 5.2(C)(2)(a) - Duplex p C 5.2(C)(21(b) 5.2(C)(21(c) 5.2(C)(21(dl - Townhouse C p - Multiple -Family C P C C Detached Dwelling p p p p p p None Group Residential P P P P P 5 2(C)(3) Facility, Single Family Group Residential C C C 5.2(C)(3) Facility, Multi -Family Mobile & Manufactured Home Park C C C P C 5.2(C)(4) Civic & Institutional Uses Active Park Facilities (public) P P P P P P P P P P P P p p p None Active Park Facilities P P P P P P P 5.2(D)(1) (private) Assisted Living Facilities C P C C P 5.2 D 2 Cemeteries C C C C C C C 5.2 D 3 Clinics/Medical Services C p p C None Essential Services p p p p p p p p p p p p p C p p None 5.2(D)(4) Hospitals C p p Nursing/Convalescent C C C C C C C C C P P 5.2(D)(5) Home Passenger Terminal C C C C None Passive Parks and Open P P P P P P P P P P P P p p p None Space Place of Public Assembly C C C C C p C 5.2 D 6 Public Buildings or Uses C C C C C C C P C C P P C P P 5.2 D 7 Public Warehousing I I I 5.2(D)(8) Temporary Schools, K-12 C C C C C C I I 5.2 D 9 Schools, Higher None Education C Utilities (major) C C C 5.2 D 10 City of Monticello Zoning Ordinance Page 359 CHAPTER 5: USE STANDARDS Section 5.2 Use -Specific Standards Subsection (C) Regulations for Residential Uses (iii) Private driveways for garages in townhouse developments shall provide a minimum of twenty (20) feet worth of parking space which does not interfere with the use of public sidewalks or trails. (iv) Setbacks: 1. Buildings in townhouse developments shall be located at least twenty (20) feet apart and twenty (20) feet from the back of the curb of a private roadway. 2. The applicable setbacks required in the underlying zoning district shall be met along the perimeter lot lines of the development and along all public roadways. (d) Multiple Family (i) Development of a multiple family building shall be compatible with the existing and planned land use of the area and conflicts shall not be created between commercial and residential use and activities. (ii) If in the R-2 district, multiple family buildings shall be limited to four dwelling units. (iii) If in the B-2 District, multiple family buildings shall be adequately served by a collector or arterial street. (iv) If in the B-1, B-2 or CCD district, multiple family units shall be in the form of apartments or condominiums located above the first floor of the building, unless otherwise authorized to be on the first floor by a conditional use permit meeting the following additional standards: 1. The proposed site for residential use is consistent with the goals and objectives of the Downtown Revitalization Plan. 2. The proposed site does not interrupt the flow of commercial pedestrian traffic in the "CCD" district. 3. Density for ground floor residential units shall not exceed one unit per 9,000 square feet of lot area, exclusive of land area utilized by, or required for, permitted uses on the property. (v) Multiple family housing in the R-3, B-1, B-2 or CCD zoning districts shall be subject to the requirements found in Table 3-8 of Chapter 3.4 of this Ordinance. (vi) Multiple family housing in the R-4 zoning district shall be subject to the requirements found in Table 3-9 of Chapter 3.4 of this Ordinance. (3) Group Residential Facility (a) Licensed day care facilities qualifying as group residential facilities shall adhere to the following: City of Monticello Zoning Ordinance Page 369 CHAPTER 5: USE STANDARDS Section 5.2 Use -Specific Standards Subsection (C) Regulations for Residential Uses (i) No overnight facilities are provided for the children served. Children are delivered and removed daily. (ii) All state laws and statutes governing such use are strictly adhered to and all required operating permits are secured. (b) Group Residential Facility, Multi -Family (i) Group Residential Facility, Multi -Family shall require authorization through a conditional use permit following the provisions of Section 2.4(D) of this ordinance, subject to the following conditions: 1. Density of residents shall equal no more than one person per 520 square feet of total net livable area in the principal dwelling. 2. Living accommodations for on -site resident staff shall be deducted from the principal dwelling square footage for purposes of determining density in (1) above. 3. The property shall be developed to provide 2 off-street parking spaces for staff and one space per 3 residents for visitors. 4. Parking areas shall be paved with concrete or bituminous surface, and shall meet all other standards of parking lot design in this ordinance, with the exception that the use shall be exempt from curb requirements. 5. The property shall maintain a minimum of 30% landscaped green space based on the gross area of the property. 6. The building shall be designed and constructed to be consistent with the architectural character of the neighborhood in which it is located. (4) Manufactured Homes / Manufactured Home Park (a) Manufactured Homes in General All manufactured homes within the City of Monticello shall be built in conformance with the manufactured home building code and comply with all provisions of this ordinance. (b) Manufactured Home Parks Development of new manufactured home parks shall be encouraged to use the planned unit development (PUD) process to allow the City to vary or modify the strict application and requirements for manufactured home parks to more readily accommodate this type of development. However, absent development through a PUD, the following requirements shall apply: (ii) In General: 1. The minimum total manufactured home park area shall be five acres. 2. Each designated mobile home site shall not be less than 2,500 sf. Page 370 City of Monticello Zoning Ordinance CHAPTER 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (8) Lots GARAGE SALE: The sale of miscellaneous used items commonly associated with residential use. Garage sales shall not be for the sale of primarily a single commodity. The term "garage sale" includes "sidewalk sale," "yard sale," "basement sale," and "estate sale." GENERAL WAREHOUSING: Structures used for the storage or distribution of goods where there is no sale of items to retailers or the general public unless permitted as an accessory use to the warehouse. GRADING: Excavation or fill of material, including the resulting conditions thereof. GRADING, DRAINAGE AND EROSION CONTROL PERMIT: A permit issued by the municipality for the construction or alteration of the ground and for the improvements and structures for the control of erosion, runoff, and grading. Herein after referred to as "Grading Permit". GRADING, DRAINAGE AND EROSION CONTROL PLANS: A set of plans prepared by or under the direction of a licensed professional engineer. Plans are required to indicate the specific measures and sequencing to be used to control grading, sediment and erosion on a development site during and after construction as detailed in the City of Monticello "Plan Requirements and Design Guidelines". GREENHOUSE/CONSERVATORY: A structure, primarily of glass, in which temperature and humidity can be controlled for the cultivation or protection of plants GROUP RESIDENTIAL FACILITY, SINGLE FAMILY: A state -licensed facility, public or private, which regularly provides a planned combination of living conditions, services, and resources for the treatment, rehabilitation, training, supervision, or care of persons residing on the premises which falls into one of the following categories: 1) a state licensed residential facility serving six or fewer persons; 2) registered housing with services establishment serving six or fewer persons; 3) a licensed day care facility serving 12 or fewer persons, or 4) a group family day care facility licensed to serve 14 or fewer children. This term does not include any type of residential or non-residential facility for persons convicted of crimes, or for persons accused of crimes who are diverted to the facility before conviction; nor does it include a residential facility whose primary purpose is to treat juveniles who have violated criminal statutes relating to sex offenses or have been adjudicated delinquent on the basis of conduct in violation of criminal statutes relating to sex offenses. GROUP RESIDENTIAL FACILITY, MULTIFAMILY: A state -licensed facility, public or private, which regularly provides a planned combination of living conditions, services, and resources for the treatment, rehabilitation, training, supervision, or care of persons residing on the premises which falls into one of the following categories: 1) a state licensed residential City of Monticello Zoning Ordinance Page 489 CHAPTER 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (B) Lots facility serving between seven (7) and sixteen (16) persons, or 2) a licensed day care facility serving between thirteen (13) and sixteen (16) persons. This term does not include any type of residential or non-residential facility for persons convicted of crimes, or for persons accused of crimes who are diverted to the facility before conviction; nor does it include a residential facility whose primary purpose is to treat juveniles who have violated criminal statutes relating to sex offenses or have been adjudicated delinquent on the basis of conduct in violation of criminal statutes relating to sex offenses. GROWLER: A 64 fluid ounce (1.89 liter) container of beer that is made available for purchase at the brewery where it's produced. Said container is available for off -sale consumption only. HELIPORT: An area used or intended to be used for the landing and takeoff of helicopters, and may include any or all of the areas of buildings appropriate to accomplish these functions HEAVY INDUSTRIAL USE (see "HEAVYMANUFACTURING') HIGH RISK TREE: Any tree with structural defects sufficient to render the tree or part of the tree likely to fail and cause damage to persons, property, or other significant vegetation, as determined by a qualified arborist or other tree professional. HOME OCCUPATION: An occupation carried on in a dwelling unit by the resident thereof; provided that the use is limited in extent and incidental and secondary to the use of the dwelling unit for residential purposes and does not change the character thereof. HOOP BUILDING (see also "tarp garage'): A portable or permanently anchored structure defined mainly by a steel or PVC frame over which a cover made from plastic, tarp, or other similar type fabrics or materials is placed. HOSPITAL: A facility providing medical, psychiatric, or surgical services for sick or injured persons primarily on an inpatient basis, including ancillary facilities for outpatient and emergency treatment, diagnostic services, training, research, and administration, and services to patients, employees, or visitors. IMPERVIOUS SURFACE: A constructed hard surface that either prevents or retards the entry of water into the soil and causes water to run off the surface in greater quantities and at an increased rate of flow than existed prior to development. Examples include rooftops, sidewalks, patios, parking lots, storage areas and concrete, asphalt, or gravel driveways or roads. Hoop Building Page 490 City of Monticello Zoning Ordinance City Council Agenda - 11/01/2021 2B. Consideration to approve an amended Interim Use Permit to allow Extraction/Excavation of Materials in a B-3 and B-4 Districts. Applicant: City of Mnntiralln Prepared by: Northwest Associated Meeting Date: ® Regular Agenda Item Consultants (NAC) 09/13/21 ❑ Consent Agenda Item Reviewed by: City Engineer/PW Approved by: Director, Project Engineer, Community Development Director REFERENCE AND BACKGROUND Property: Legal Description: Outlot A, Monticello Business Center 7tn Addition and Outlot C, Monticello Business Center, and unplatted lands PIDs: 155227000010;155098000030;155230000010(added parcel) Planning Case Number: 2021-042 Request(s): Amendment to an Interim Use Permit to allow the extraction/excavation of material in a B-4 zoning district. Deadline for Decision: NA Land Use Designation: Community Commercial Zoning Designation: B-4, Regional Business and B-3, Highway Business The purpose of the B-4, Regional Business District is to provide for the establishment of commercial and service activities which draw from and serve customers from the entire community or region. The Zoning Map detail below illustrates the location of the subject site. 1 City Council Agenda - 11/01/2021 Legend BASE ZONING DISTRICT Residential Districts Business Districts — Low Residential Densities B-1 C A-0 B-2 R-A _ B-3 C R-1 - B-4 _ CCD — Medium Residential Densities L T-N Industrial Districts R-2 IBC 0 R-PUD I-7 1-2 — High Residential Densities R-3 _ R-4 — M-H OTHER = Water PUD9 Overlays/Environmental NA Regulations Applicable: CAI' J Swan River ❑MZJ Monticello High School [M Mills Fleet Farm LAaJ Red Rooster L_WJ Spaeth Industrial Park C333 Camping World CJVJ Affordable Storage C_UJAutumn Ridge [_X3 Rivertown Suites CM Monticello RV LEI' J Deephaven Cis J Monticello Business Center Bth CJ Monticello Commerce Center 6th Addition LJ Edmonson Ridge Current Site Use: Agriculture Surrounding Land Uses: North: Multi -Family Residential PUD East: Residential — PUD and Industrial (1-2) South: Commercial B-4/Residential R-3 West: Commercial 13-4/13-3 Project Description: Excavate of more than 100,000 cubic yards of sand/aggregate materials and haul off -site. ANALYSIS: The City, as applicant, is seeking an amendment to an Interim Use Permit (IUP) to conduct an excavation/extraction use over the next several months to remove more than the 100,000 cubic yards of sand originally permitted under the first IUP. The area comprises much of the Pointes at Cedar (Chelsea Commons) planning district and the amendment now encompasses 2 City Council Agenda - 11/01/2021 the City -owned parcel 155230000010. The proposed excavation would be coordinated with City objectives for the stormwater aspect of the Chelsea Commons Small Area Plan, recently adopted as an amendment to the City's Comprehensive Plan. Topsoil will be scraped from the excavation area and stored on portions of the site not under excavation. The topsoil would be stabilized and seeded to minimize erosion from that location. The location of the topsoil pile will change depending on approval from the City's Engineering staff. The contractors plan to haul the sand material to a construction site in western Hennepin County initially, and then to other area projects as time goes on. The City will continue to monitor each contractor so as to ensure that impacts of the construction are minimized as excavation locations migrate around the Pointes area. The initial Interim Use Permit was issued under a specific zoning clause designed to regulate temporary extraction of materials such as this. The IUP specifies the following terms for IUP consideration: 5.2 (F)(5) Extraction of Materials (a) All regulations in Title 8, Chapter 2 of City Code regarding excavations shall be met. (b) Plans shall be provided to illustrate how the land will be left in a useable condition upon cessation of extraction activities, shall prove that the finished grade will not adversely affect the surrounding land or future development of the site on which the mining is being conducted, and the route of trucks moving to and from the site. (c) The interim use permit authorizing the extraction of materials shall regulate: (i) The type(s) of material being mined on the site; (ii) A program for rodent control; (iii) A plan for fire control and general maintenance of the site; (iv) Controls for vehicular ingress and egress, and for control of material disbursed from wind or hauling of material to or from the site; (v) A calendar of specific dates when mining operations will be conducted, including specific beginning and ending dates; and (vi) The submission of a surety by the applicant in an amount determined by the Community Development Department to be equal to 100% of the value of the cost of restoring land whereupon mining is to occur and repairing the degradation of roadways used to transport soils. (d) On -site sales may be allowed as part of the interim use permit subject to all conditions established by the City Council to ensure the health, safety, and welfare of those visiting the site and of surrounding property owners. (e) For extraction of materials under this section within the B-3 and B-4 zoning districts, no such permit shall be issued except where: (i) The City has an interest in the subject property ownership; City Council Agenda - 11/01/2021 (ii) The City is conducting the extraction under a contract with the fee title owner or representative; or (iii) The City approves such a permit for another government agency and/or its contractor for a public project. (f) In the B-3 and B-4 Districts, and at the City's sole discretion, the IUP under this section may include screening, concrete mixing, asphalt plant operation, or other activities utilizing the raw materials being extracted from the site, provided the City finds that no adverse impact on adjoining property use will occur, including, but not limited to, noise, odors, dust, or other particulate matter. (g) For the purposes of this section, mining or excavation shall mean solely the removal of minerals, including sand, stone, clay, gravel, or soil in quantities of more than 100 cubic yards, and hauling of said materials from the site. For quantities of less than 100 cubic yards, or for projects that extract and relocate the materials on the same project site regardless of quantity, administrative grading permits may be issued without need for an IUP. Initial work under the original IUP is under way. The intent of the amendment is to accommodate a continuous excavation process in the event No other activities (such as concrete mixing, crushing, etc.) are planned for the project. Dust control has been addressed with the initial IUP, including for the trucking element of the use, as well as for the topsoil storage. This will continue to be monitored as the project goes forward. The contractors will access the site via Cedar Street on the west, from Dundas Road and Highway 2S. Outbound trucks from the site will utilize Cedar Street to Chelsea Road as a condition placed on the original IUP. The City Engineer should continue to monitor the appropriate route for out -bound trucks under load. If the route is to change, an amendment will be required. The contractor for the initial phase has provided information on planning for rodent control and fire protection as a part of their amended application materials. Hours of operation are proposed to be 7:OOa to 7:OOp, Monday through Saturday, consistent with City code allowances. A restoration plan for the excavated area is to be worked out with the City Engineers to accommodate the excavation requirements of the Chelsea Commons stormwater/lake facility. The purpose of an Interim Use Permit is to accommodate temporary land uses in the period before permanent use and development is to occur. In this case, the removal of the granular materials from the site is both a component of the City's Pointes at Cedar project, as well as an important recovery of valuable materials for construction purposes to minimize longer hauls from farther distances. It is consistent with Wright County's aggregate materials policies to 4 City Council Agenda - 11/01/2021 ensure capture of those materials before development makes their recovery impossible or impractical. The primary issues relate to operational aspects of the use. In this case, the contractors will maintain access from Cedar Street, a commercial street, minimizing direct impacts to the residential areas east and south of the subject site. By limiting the hours of operation to the stated 7:OOa — 7:OOp, the activities, and the attendant noise and lights, will be essentially a daytime occurrence. It is noted that there will be noise generated by the operation, including construction equipment, truck engine noise, and back-up alarms for the equipment. The intent of the IUP provision is to ensure that those impacts are limited to the hours and dates of the permit. The termination date of the IUP is extended under this amendment to December 31, 2024. STAFF RECOMMENDED ACTION City staff recommends approval of the amendment to the Interim Use Permit subject to conditions in the revised Exhibit Z and based on findings in said resolution. SUPPORTING DATA A. Resolution PC-2021-044, Amended Interim Use Permit B. Aerial Image C. Applicant Narrative, Including Routing D. Preliminary Grading Plan Z. Conditions of Approval 5 City Council Agenda - 11/01/2021 EXHIBIT Z Interim Use Permit Outlot A, Monticello Business Center 7t" Addition and Outlot C, Monticello Business Center, and unplatted lands PIDs: 155227000010; 155098000030; and 155230000001 Inbound trucks to the excavation site utilize the haul route shown in the original IUP submission materials, along Highway 25, to Dundas Road, to Cedar Street, to the site. 2. A return route utilizes Cedar Street to Chelsea Road, to Trunk Highway 25, subject to further review, and amendment if required by the City. 3. The contractor conducts only aggregate resource extraction, and attendant grading activities associated with that activity, and no other uses under this permit. 4. The operation extends from the date of City Council authorization, including any other permitting required to initiate the project, until December 31, 2023. Any further excavation would require an amended IUP during this timeframe, or a new IUP if activity under this permit has terminated. 5. Topsoil pile location approved by the property and seeded and stabilized per the City Engineer's requirements. 6. The operation is limited to 7:OOa — 7:OOp, Monday through Saturday for the period noted in condition 4. 7. The contractors enter into an agreement securing the conditions of the permit as described in the application, including setback, and the City Council's approval of the IUP and provides any securities required by that agreement. 8. Comments and conditions identified by the City Engineer, and other City staff. 0 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA RESOLUTION NO. 2021-044 RECOMMENDING APPROVAL OF AN AMENDMENT TO AN INTERIM USE PERMIT FOR EXCAVATION OF AGGREGATE MATERIAL. PIDs: 155227000010;155098000030;155230000010 WHEREAS, the applicant is proposing to contract for the extraction of aggregate materials for a construction project and haul said materials off site from an existing undeveloped parcel at the above Parcel IDs; and WHEREAS, the subject property is zoned B-4, Regional Business, and B-3, Highway Business, in which the proposed use is allowed through a Interim Use Permit; and WHEREAS, the proposed use and site improvements, subject to the conditions identified in Exhibit Z of the applicable staff report for November 1, 2021, are consistent with the intent for the Interim Use requirements and the City's land use objectives for the site; and WHEREAS, the excavation would be consistent with the City's Comprehensive Plan in supporting the eventual use of the site as a joint stormwater and recreational lake amenity, as laid out in the 2040 Comprehensive Plan and the subsequent Chelsea Commons Small Area Plan; and WHEREAS, the extraction and use of the aggregate materials for road -building and related construction activities is consistent with both County and State policy for recovery of such materials before development; and WHEREAS, the Planning Commission held a public hearing to consider the matter at its regular meeting on November 1st, 2021, 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, pursuant to the conditions identified by staff and others: 1. The proposed Interim Use is consistent with the intent of the Monticello Comprehensive Plan. 2. The proposed use will meet the requirements of the Monticello Zoning Ordinance. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA RESOLUTION NO. 2021-044 3. The proposed use will not create undue burdens on public systems, including streets and utilities. 4. The proposed use will not create substantial impacts, visual or otherwise, on neighboring land uses, other than temporary impacts common to most construction projects on developable land. The proposed use is found to be consistent with the proposed and planned land uses in the area. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota that the proposed Interim Use Permit is hereby recommended for approval, with the following conditions: 1. Inbound trucks to the excavation site utilize the haul route shown in the original IUP submission materials, along Highway 25, to Dundas Road, to Cedar Street, to the site. A return route utilizes Cedar Street to Chelsea Road, to Trunk Highway 25, subject to further review, and amendment if required by the City. The contractor conducts only aggregate resource extraction, and attendant grading activities associated with that activity, and no other uses under this permit. 4. The operation extends from the date of City Council authorization, including any other permitting required to initiate the project, until December 31, 2023. Any further excavation would require an amended IUP during this timeframe, or a new IUP if activity under this permit has terminated. 5. Topsoil pile location approved by the property and seeded and stabilized per the City Engineer's requirements. 6. The operation is limited to 7:OOa — 7:OOp, Monday through Saturday for the period noted in condition 4. 7. The contractors enter into an agreement securing the conditions of the permit as described in the application, including setback, and the City Council's approval of the IUP and provides any securities required by that agreement. 8. Comments and conditions identified by the City Engineer, and other City staff. ADOPTED this 1st day of November, 2021, by the Planning Commission of the City of Monticello, Minnesota. 2 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA RESOLUTION NO. 2021-044 MONTICELLO PLANNING COMMISSION Z ATTEST: Paul Konsor, Chair Angela Schumann, Community Development Director • — 94 -. ID _ ' � , !' —mFFI • 11 1 1 1 1 � 1 1 1 1 1 `� ■ L �i� �•J � - I _o o - f] � � � _ �. ��\1♦/lllllll��llrlti J 11� � 00 n f; _� • ,. �_ � c a' � ` JJ: f lip ., � � � , � r - ` _I I I I I l I I .,. ... Q ��ii� %III 111 _CELL L _ ► rII f-, Interim — use permit conditions 1. Proposed Haul Routes — Inbound and outbound trucks must utilize State Hwy 25 accessing via Dundas Road, Cedar Street, and/or Chelsea Avenue. 2. The permit to only include aggregate resource extraction, and attendant grading activities associated with that activity, and no other uses under this permit. 3. Excavation operations between contractors shall be coordinated to ensure that restoration and stormwater related requirements are clearly defined. 4. The operation is limited to 7:00a — 7:00p, Monday through Saturday. 5. Interim -Use Permit shall expire on December 31, 2024. CHELSE A O 'MO_ MO_ -�- Gat ways / u e a s I tat Gateway Plaza f�� <<�;+.�!I1����,E,6111 Major ��,. ,. _f> r - oPAary � ,�1111 � A. Gatev � r -Y- ateway mons 0, Fishing Pier i Highw j/f� I llii I II 1 m~ 5 North Pond' �' I e ; r_ ig D n f E _1 ► Depth I� 9 Pedestrian til n d a r Bridge #1+� = y • ��445 ,,. ateway Gla ay •,-_� 12'wide _ — Lake Walk t e w a y' 4 r`,� i ,`� Middle Pond �� i rliilbI ��=ig�=e�asaty 400 G�----� �-, r 1'rdin .�l. _ Depth _ �i iiiiin Boat Dock dremonial. f'• . _s iGarden.40 r Parkin Pedestrian �. ' dart ��ge #2 __ a ro g , ; Mayor .� T Utility Y RI Pole I . r U South Pond �ensity-- ,r 15-20' U�brlli ', F tiryr M Depth f i ay I� --..- �ndary �,� tewa `. Den,it y S e'eo n d r --righHousing ♦ - Gateway -- 00 Bo rd Planning Commission Agenda — 11/01/2021 3A. Tabled Item — Consideration of a reauest for Rezonine to Planned Unit Development, Development Stage Planned Unit Development and Preliminary Plat Monticello Business Center Eighth Addition for Monticello Lakes, a proposed 200- unit multi -family residential project in a B-4 (Regional Business) District. Applicant: Baldur Real Estate, LLC Prepared by: Northwest Associated Meeting Date: Council Date (pending Consultants (NAC) Commission action): 11/01/2021 Pending Additional Analysis by: Community Development Director, Chief Building and Zoning Official, Community & Economic Development Coordinator, Project Engineer, Fire Marshal ALTERNATIVE ACTIONS Decision 1: Consideration of a Preliminary Plat for Monticello Business Center Eighth Addition. 1. Motion to adopt Resolution No. PC-2021-038, recommending approval of the Preliminary Plat for Monticello Business Center Eighth Addition, based on the findings in said resolution, with conditions as listed in Exhibit Z of the staff report. 2. Motion to deny the adoption of Resolution No. PC 2021-038, recommending denial of the Preliminary Plat for Monticello Business Center Eighth Addition, based on findings to be identified following the public hearing. 3. Motion to table action on Resolution No. 2021-038, subject to additional information from the applicant and/or staff. Decision 2: Consideration of a Rezoning to PUD, Planned Unit Development District 1. Motion to adopt Resolution No. PC 2021-039 recommending approval of the rezoning from B-4, Regional Commercial to Monticello Lakes PUD District, based on the findings in said resolution. 2. Motion to deny the adoption of Resolution No. PC 2021-039, recommending denial of the rezoning, based on findings to be identified following the public hearing. 3. Motion to table action on Resolution No. 2021-039, subject to additional information from the applicant and/or staff. Planning Commission Agenda — 11/01/2021 Decision 3: Consideration of a Development Stage PUD 1. Motion to adopt Resolution No. PC 2021-040, recommending approval of the Development Stage PUD for Monticello Lakes, based on the findings in said resolution, with conditions as listed in Exhibit Z of the staff report. 2. Motion to deny the adoption of Resolution No. PC 2021-040, recommending denial of the Development Stage PUD for Monticello Lakes, based on findings to be identified following the public hearing. 3. Motion to table action on Resolution No. 2021-040, subject to additional information from the applicant and/or staff. REFERENCE AND BACKGROUND The Planning Commission considered the requests during their regular meeting of October 5tn, 2021. The Commission held a public hearing on the three requests of Preliminary Plat, rezoning to PUD and Development Stage PUD. Following public comment, the Commission closed the hearing. The Commission tabled action on the requests, indicating that that applicant should continue to work to address the conditions and comments identified in Exhibit Z. Planning Commission will note that since the time of the prior consideration on October 5tn, the City Council has taken action to officially rename the planning area from Chelsea Commons to The Points at Cedar. Property: Legal Description: Outlot C, Monticello Business Center l �Ai �•*7�1r�:i�I�I�I�I�i�] Planning Case Number: 2021-037 Request(s): Preliminary Plat Rezoning from B-4, Regional Commercial District to PUD, Planned Unit Development District Development Stage Planned Unit Development Deadline for Decision: November 15, 2021 (60-day deadline) January 14, 2022 (120-day deadline) Land Use Designation: Commercial and Residential Flex Located within the Chelsea Commons Small Area Plan Zoning Designation: B-4, Regional Commercial 2 Planning Commission Agenda — 11/01/2021 Overlays/Environmental Regulations Applicable: NA Current Site Uses: Vacant Interim Use Permit (IUP) granted for sand/soil extraction Surrounding Land Uses: North: Vacant Land, (B-4) East: Mixed Residential (R-2, PUD) South: Mid Density Residential (R-3) West: Commercial/Vacant (B-4) Project Description: The applicant proposes to plat the property with a single buildable parcel on which the proposed project would be developed and one larger outlot on which other development (as well as the public portions of the Chelsea Commons project) would be located. It is on the outlot area that that the current IUP for sand extraction is located. Site Location This project site has been the subject of concept submittal review for both townhouse and multi -family housing options over the past few months. The City Council and Planning Commission held a joint work session on the townhouse project in late spring, leading the 3 Planning Commission Agenda — 11/01/2021 applicant to consider the multi -family option. A concept meeting was held on the multi -family concept in July. In October, the Planning Commission considered the current application, tabling action pending additional submissions from the applicant. Concerns related to grading, architecture, the addition of proposed garages, landscaping, stormwater management, and fire protection. The updated plans are intended to address those issues, and staff comments in this report with revisit the prior review, providing updated remarks as appropriate. The project consists of just over 10 acres of land to be platted from the larger, approximately 32-acre property. The entire 32-acre site is located in the southeast quadrant of the Chelsea Commons project area, now identified as the Pointes at Cedar. The site is bordered by Edmonson Avenue on the east. The proposed outlot would be to the west, with the large powerline corridor to the south. As a component of the Chelsea Commons Small Area Plan (CC -SAP) district, the expectations for development include residential land uses which embrace the Small Area Plan goals and which are designed to make use of that project's central amenity system. It is also intended that developments facilitate the infrastructure needs (especially stormwater capture for the lake) and the public recreational objectives of the Chelsea Commons area, primarily connecting to the public open spaces and trails in and around the site. Further, the Chelsea Commons plan seeks specifically to encourage architecture, site planning, and landscape design that incorporates the directions of the Small Area Plan objectives and policies. Analysis of the specific land use requests is discussed below, as well as commentary on the project's consistency with the Chelsea Commons SAP. Land Use. The Chelsea Commons Small Area Plan (CC -SAP) anticipates and encourages higher densities of residential uses along the east half of the district, with projected densities in the area of 25 units per acre or more where supportable. Higher densities would be encouraged when they can show consistency with the goals of the CC -SAP. At 18.7 units per acre, the proposed plan is within the range of density allowed, and the land use is reasonably consistent with the Chelsea Commons plan. As a multi -family site, higher density on the site would be considered. However, the updated plans anticipate a series of detached garage buildings occupying the previously open areas, precluding further housing density on the site. As development projects proceed in The Pointes at Cedar area, it will be critical to monitor density (both commercial and residential). The CC -SAP relies on a baseline density to generate the usage and revenues anticipated to support the public investments in the project area. Ensuring that land is used efficiently would be a factor in reviewing specific development proposals to address this aspect of the plan. 4 Planning Commission Agenda — 11/01/2021 Site Planning. In the layout proposed, the two buildings relate to one another and to the property boundaries on the west (which form the common boundary with The Pointes at Cedar public spaces) primarily through the common access and pathway connections through the site. As noted in the Chelsea Commons Small Area Plan (CC -SAP), the city's investment in the common area improvements is intended both to facilitate development activity in the district, but also to encourage higher -end design for the private development around the public infrastructure. One aspect of this objective is seeking development that relates in a positive and direct way to The Pointes area. From an overall site planning perspective, staff would therefore encourage exploration of design improvements to the central entrance drive and its associated pedestrian connection(s). Staff would encourage a more identifiable visual focus point between the two building garage entrances, and then connecting to the main Pointes' park area beyond. Creating a grander sense of entry and visual impression for the entry drive can be a significant asset for the site overall, as opposed to a utilitarian driveway. The applicant's current plan includes a divided planted median in the initial entry drive. However, the plantings in this median are limited to low -growing junipers ("Broadmoor") that will make a very limited impression and will be covered with snow during winter months. Adding larger materials to this median would provide an opportunity to make a more prominent statement to entering traffic. Community Building. The community room is a strong positive amenity to the site. This aspect of the plan provides an example of the prairie -style architectural themes discussed below. The design of the proposed building reflects many of the noted architectural and materials elements. The applicant has modified the location and added other site amenities including most notably a swimming pool, to accompany both the indoor and outdoor spaces of the community building. The applicant indicated that a prominent outdoor sculptural element would be added, but the location for that artwork is not shown on the current plans. Parking. The applicants provide "underground" parking as a first level of the building, consisting of 200 covered spaces (100 in each building), and 181 surface spaces, for a total of 381 spaces. The R-4 zoning district would require a total of 2.25 spaces per unit, 450 total parking spaces, and a maximum uncovered parking supply of 1.1 spaces per unit. For this project, the uncovered maximum would be 220 surface spaces. The plan meets that maximum uncovered R-4 standard. To supplement total parking, the applicant is now proposing six 8-stall garage buildings, an additional covered parkin area of 48 spaces. There are also surface spaces 5 Planning Commission Agenda — 11/01/2021 in front of one of the garage buildings, 8 potential additional parking spaces. Staff believes that these 8 should be removed as they will require designated parking for those outdoor stalls, and they do not appear to be necessary to meet code or actual parking demand on the site. Based on the unit mix, the parking ratio as proposed would be approximately 1.33 spaces per bedroom. Staff considers this area of flexibility as a reasonable accommodation, provided that all parking is utilized by tenants efficiently. The garage locations raise some issue with this aspect, since they are expected to command additional rent payment. Their remote location raises the issue that they may go unrented, and parking could overflow the site if that occurs. Site Lighting. Light pole locations are shown on the plan, but are not detailed as to photometric, lighting design, or light pole height. No information is provided related to wall - mounted lighting. Decorative lighting fixtures are encouraged to accommodate the CC -SAP theme. Site Signage. A development sign location is identified near the project entrance, but no other specific information on site signage has been proposed with this application. Decorative signage consistent with CC -SAP theme is encouraged. Grading. The development's relationship to The Pointes at Cedar public area is also a consideration in evaluating the grading for the site. As currently designed, the under -building garages sit at an approximate elevation of 962, 3-4 feet below existing grade. The residential units are constructed above the garage levels, with a main -level finished floor elevation of 973. The Pointes at Cedar's normal lake level is designed to be at approximately 952, with a flood protection elevation (including a normal "bounce" in the lake elevation) set for the lowest floor of surrounding buildings of 958. To accommodate the building grades and elevations as proposed, the grading plan fills the surrounding site on the front entry area to accommodate the first -floor building level, then dramatically grades down from the rear -side of the buildings to reach the existing grade in a long, ramped berm across the entire extent of the building area. This design makes pedestrian access from the main residential grade to the Commons pathways more difficult to accommodate due to accessibility requirements, and the plan results in a direct and relatively steep drop from the building to The Pointes project area. After discussing this with the project designers, they have modified the grading somewhat to incorporate more variable slopes between the buildings and the common property boundary with the future Pointes at Cedar area. However, the "naturalized" vision for this area is only partially addressed, as the grading plan is still relatively geometric. Also as noted in the landscaping comments below, the slope is also devoid of any landscape treatment other than seed mix on the powerline easement site (the southwesterly facing slope), and only five trees 0 Planning Commission Agenda — 11/01/2021 (all of which are Norway Pine) are shown on the westerly slope. More notes for this aspect of the plans will be addressed later in this report. Along the east side of the site, a three to five foot high berm and is planned to partially screen the view of the garage buildings from Edmonson and parkway path system that will follow the Edmonson corridor. Staff would raise a concern that two improvements should be considered in this area. First, the buildings should be enhanced along rear and side elevations so as to minimize and need to screen. Second, and again noted in the landscaping comments, the berm and plantings require additional detail and landscaping to provide a significant screening impact. Engineering staff has in previous versions noted some concerns related to stormwater management, given the layout and the fill designs. As noted above, stormwater management issues are of premium importance, and unique to this project, given the nature of the proposed Pointes at Cedar lake construction and maintenance. The usual approach of infiltrating stormwater to the ground or running it off to the larger stormwater system can be counter to the goals of the Pointes at Cedar project. A creative approach that captures, cleans, and directs as much stormwater as possible is a critical component of the long-term project success. More detail is found in the engineering department comment letter attached to this report. Fire Access. The Fire Department staff has raised concerns as to potential inaccessibility of the rear portions of the buildings for fire -fighting and response/rescue purposes. The proposed solution is to ensure that there will be a flat surface area on the lake side of the building areas from which ladders can be raised for emergency access and/or egress. This is in addition to other internal building systems which may be recommended. Additional recommendations as related to hydrant spacing and site circulation for Fire Department apparatus are also applicable. Architecture. The Chelsea Commons Small Area Plan includes themes for both public and private development, based on proximity to the different "biome" pools of the Pointes at Cedar area. The proposed project area sits within the southern pool area, described as the "Quercus" biome, to be dominated by Oak Savanna and prairie landscapes, and the prairie -style (or "prairie school") architectural themes and materials. The applicant's revised architectural plan shows the addition of a horizontal color banding along the upper floor to more strongly emphasize the prairie -style. To support additional consistency with the prairie -style architecture envisioned for the area, Staff continues to encourage the Incorporation of additional prairie -style material and architectural features to be more consistent with the Chelsea Commons SAP. Prairie style architecture is characterized by horizontal themes, extensive eaves and overhangs and 7 Planning Commission Agenda — 11/01/2021 customized roof lines (often with less slope than the City's standard, helping to emphasize the horizontally extended eaves), and buildings that directly engage the surrounding site. The proposed buildings continue to be dominated by single -plane front and rear walls, and a long mostly uninterrupted ridge line. Variation occurs with hipped roof treatments and at the far ends of the structures, and smaller hipped gable features along the eave lines of each building. The applicants note that the wall plane is broken on the "parkland" sides by stepping of the building and by recessed the balconies for each unit, a highly valued feature with visual advantages over projecting balcony design. Staff would encourage modification to the roofline for the use of larger hipped elements — similar to that provided with the garage buildings. This introduces a varied ridge line, while retaining the horizontal theme. Desired materials in prairie -style design include extensive expanses of natural brick, stone, stucco, and large glass wall panels. Wood is often used as an artistic accent, and glass often includes artistic insets. The proposed building utilizes metal lapped or board -and batten siding for all but a very small portion around the primary entry, and the partially exposed "below grade" garage elevations utilize a masonry veneer. Customary brick and stone requirements have not been met, particularly when considering that both the east and west sides of this project are frontages — one to Edmonson and one to the Chelsea Commons public amenity areas. Staff notes that the lower elevation garage level exposure appears to be a masonry material, but the nature of that material is not specified. Staff recommends that the applicant more strongly incorporate additional brick or stone elements, meeting at the very least a 15% brick or stone treatment along each of the building facades. A suggested treatment in this regard would be a band of natural stone veneer across the full length of the first -floor units. This band would provide a more consistent theme of natural materials, provide a contract to the wood look of the upper floors, and further reinforce the horizontal visual impression for the building. Together with the roofline suggestions and the designs of the other proposed smaller buildings, the prairie -style theming would stand out as required by the Small Area Plan requirements. As noted above, the community building does a stronger job of meeting these aspects. Supporting the biome themes in both the public and private areas is an important and unique aspect of the Chelsea Commons Small Area Plan. The SAP plan speaks directly to this objective, and the initial project in this area is strongly advised to address these objectives aggressively. 0 Planning Commission Agenda — 11/01/2021 Landscape. As with the architectural comments above, landscape themes should demonstrate consistency with the vision of the CC -SAP. Those themes include an extensive use of oak tree planting in open "savanna" style clusters, as well as more dense wooded "copse" clusters, supported by common prairie zone woody shrubs, forbs, and grasses. While the revised landscaping plan incorporates more native species consistent with the southern biome, it includes extensive bluegrass lawn areas as which would be contrary to this theme. Instead, significant plantings of prairie grasses and shrub clusters should be added— especially gray dogwood, sumac, and shrub rose. Similarly, the current design of a long continuous steep slope along the rear of the buildings creates an almost structural landform, contrary to the naturalized concepts supporting the prairie and oak savanna theme. Much more natural contouring of the site would support the visual aspects of the site planning, as well as the planting plan, which would benefit from both significant enhancements in both quantities and material varieties. Staff would recommend that these shrub clusters in the southwesterly slope, and both shrub and oak tree clusters in the westerly slope, are an important component of the landscaping plan. The use of the very few Norway Pine is anachronistic here, and inconsistent with the requirements of the CC -SAP. Along the Edmonson Avenue frontage the submitted plan proposes a pair of berms that screen the garage buildings. The berms are planted in most cases with a natural prairie/wildflower seed mix, and ornamental grasses along the top. Tree plantings include some clusters of White Oak, but also include more Norway Pine and Red Maple. These materials would be better selected to replace the Pine and reduce the Maple with other selections of Oak varieties, of which there are many to choose from. The landscaping plan should also be revised to be consistent with the grading plan, which details a stormwater feature in one of the two areas detailed as "lawn". The central access point includes a median (as noted previously), but is planted exclusively with Broadmoor Juniper, a low -growing shrub that will have only limited visual impact and will be covered in snow during winter months. Additional, more upright plantings in this space would create a more effective entrance planting. As a final landscape comment, the plant selections noted are very limited, with 4 tree types, 3 shrub types, and 4 types of perennials constituting the entire list. Large unbroken swaths of the same variety of shrubs and/or perennials dominate the areas. It is also noted that perennials die (grasses and flowering) die back during winter months and will have no impact on the landscape for more than six months of each year. These materials constitute nearly 40% of the individual specimens proposed in the plan. 0 Planning Commission Agenda — 11/01/2021 Consistent with the comments noted above, significant changes to the site landscape would be important to integrate the project into the approved Chelsea Commons prairie/oak savanna theme and would soften the long building planes fronting the public side of the project. The applicant has indicated that these changes could be incorporated into a subsequent plan for review. Access. The site gains its single and principal access from Edmonson Avenue. As noted above, attention to the design of this central entry should be made in both the site and landscaping plans. The City Engineer's office will comment on the need for any traffic analysis related to turning movements and traffic impacts on Edmonson and at the adjacent intersection. Preliminary Plat. The parcel size is just under 10 acres, and an outlot of approximately 22 acres. The plat is straightforward and provides the required right of way for Edmonson Avenue, per Engineer review and comment. Perimeter drainage and utility easements at 12' are required. These and other easements are subject to the recommendations of the City Engineer. Final Plat/Final Stage PUD. Since the time of the prior consideration before the Commission, the applicant has now submitted a final plat document. The applicant's representative indicated that it is their intent to have the final plat and final stage PUD considered concurrently with the preliminary plat and Development Stage PUD by the City Council. Park Dedication. The Parks, Arts, and Recreation Commission will be reviewing the project and making a specific recommendation on park dedication for this project. The applicants propose, at this stage, to pay the dedication amounts in fees, with land taken from surrounding areas for the paths and Chelsea Commons open space. Because the applicants are platting to the centerline of the power easement, and grading to that edge, they will need to work with the City to accommodate the proposed Gateway Trail in that corridor via the grading plan, as well as the appropriate stormwater basins to create the prairie trail and rain -garden demonstration areas within that easement. Because no tree planting is allowed under the power lines, the enhancements to the Gateway trail at ground level are especially important. Any easements for pathway purposes will be a discussion point as part of the PARC recommendation. Because the project anticipates a long continuous slope to the powerline easement center, integrating the pathway will require a more varied and creative grading plan than that shown on the proposed plans. Pedestrian Circulation. The plan shows a series of pedestrian improvements for the project, related to the internal sidewalk access and connection to the Chelsea Commons park area. In 10 Planning Commission Agenda — 11/01/2021 addition, the plan shows a meandering path along the Edmonson Avenue parkway. The Edmonson Avenue path is required to be constructed as part of the developer's right of way requirements for Edmonson Avenue. Connectivity to the Pointes at Cedar system and the Edmonson pathway should be reviewed by the PARC to comment on layout and design as a part of the City's public pathway system. Connections to the Pointes at Cedar park areas will require final review for grading, accessibility and connection points. As noted earlier, there are concerns related to the current sidewalk or pathway alignments in terms of their compliance with accessibility standards. As the applicant had indicated an intent to revise these pathways for accessibility and in relationship to the final community room location, these final alignment details are not available for review at this time. Trash/Recycling. Trash areas will be indoors, in the garage under the buildings. Erosion Control/Drainage. The City Engineering staff has provided separate comment on drainage and stormwater management. Utilities. The City Engineering staff has provided separate comment on utility plans. Phasing. The project is potentially proposed in two phases per the narrative. The northerly building and community building would be constructed first. The project phasing will need to be detailed in a supplementary plan. PUD Zoning. The project requires a PUD, accomplished by establishment of a PUD Zoning District applicable to the subject site. For Planned Unit Development, the City allows flexibility from certain zoning standards under an analysis where the City finds that the modifications result in an enhanced project that meets or exceeds the City's land use objectives and applicable standards for the area. The goals for this site relate generally to the Comprehensive Plan land use chapter and associated elements, and more specifically, to the detailed goals and objectives identified in the Chelsea Commons Small Area Plan. As discussed in the project analysis above, the land use proposals are consistent with the Chelsea Commons SAP's general goals of multi -family housing along the Edmonson Avenue exposure. However, adherence to the specifics of the CC -SAP are subject to additional refinement in the various plan components of grading, drainage, and stormwater management, site design, landscape treatments, public space connections, and architecture, among others. A PUD project must demonstrate that the goals of the Comprehensive Plan and CC -SAP are well addressed. The applicants have indicated an intent to revise plans that will provide detail in at least some of those specific areas. At issue for the Planning Commission and City Council will be whether the proposed plans accomplish these goals. 11 Planning Commission Agenda — 11/01/2021 For reference in this case, PUD is being requested to: (1) Accommodate multiple buildings on one site. (2) Accommodate modified parking supply for multi -family residential. STAFF RECOMMENDED ACTION The applicant has submitted updated plans in response to staff comments and the Planning Commission's tabling of action on the project. The revised plans work to incorporate additional elements addressing the southern biome and prairie -style architectural elements. Staff has recommended a series of additional modifications that would help ensure that the project meets the requirements for PUD consideration, and that it can be found consistent with the goals of the Small Area Plan that governs development planning for the subject area. In this regard, the Exhibit Z list includes significant levels of detail to ensure that the project will meet the objectives that the City has identified for PUD development generally, as well as for The Pointes at Cedar area specifically. Staff's recommendation is that a recommendation for approval be accompanied by the full Exhibit Z. As the applicant has now indicated an intent for Council consideration of the Final Plat and Final Stage PUD concurrent with the Development Stage PUD and Preliminary Plat, it will be important that the applicant and Planning Commission both indicate clearly their position on the conditions listed in Exhibit Z so that staff can adequately prepare a report for these considerations at the Council level. SUPPORTING DATA A. Resolution PC-2021-038 — Preliminary Plat B. Resolution PC-2021-039 - Rezoning to PUD C. Resolution PC-2021-040— Development Stage PUD D. Ordinance No. XX E. Aerial Image F. Revised Applicant Narrative, 10/18/21 including Architectural Narrative G. Revised Site Plan, 10/18/21 H. Revised Architectural Renditions, 10/18/21 I. Revised Preliminary Construction Plans for Utilities, 10/18/21 J. Revised Grading Plan, 10/18/21 K. Revised Landscaping Plan, 10/18/21 L. Preliminary Plat M. Final Plat N. Existing Conditions O. Prior Submittals: 12 Planning Commission Agenda — 11/01/2021 a. Original Narrative b. PUD Site Plan c. Preliminary Grading Plans d. Preliminary Utility Plans e. Building Elevations & Floor Plans, Original Application f. Building Unit Count and Area g. Landscaping Plan P. City Engineer's Letter, dated September 30t", 2021 Q. City Engineer's letter, dated October 24t", 2021 R. Excerpts, Chelsea Commons Small Area Plan Z. Conditions of Approval 13 Planning Commission Agenda — 11/01/2021 EXHIBIT Z Conditions of Approval Monticello Business Center Eighth Addition Preliminary Plat Rezoning to PUD Monticello Lakes, Development Stage PUD Revise the central entrance drive to create an expanded sense of entry and terminal view through the project. 2. Provide an updated site plan showing all amenities proposed by the development team. 3. Supplement the site plan with any proposed additional detail relating to the detached covered parking structures, including building materials, architecture, and other features that fit with the required CC -SAP theming on the site. This would include an emphasis on all four sides of these buildings, including the sides facing Edmonson Avenue. 4. Provide information on site lighting, including photometrics, wall lighting, and pole lighting details and height. Decorative lighting fixtures are encouraged to accommodate the CC -SAP theme. 5. Provide information on site signage. Decorative sign plans and materials are encouraged to accommodate the CC -SAP theme. 6. Revise the proposed grading plans to accommodate the following objectives: Maximize capture and pre-treatment of stormwater, directing it to other basin locations along the powerline corridor and/or the northerly abutting gateway, as directed by the City Engineering department. b. Revise the slopes on the outside exposure of the building walls to create an undulating, natural form rather than a straight-line geometric bank, and accommodate access from ground units to the exterior. 7. Compliance with fire code requirements as directed by the City. These recommendations relate to ladder access on the perimeter of the buildings, hydrant spacing and other site circulation and internal building fire code compliance requirements. 8. Revise building architecture to reflect the Chelsea Commons biome for the southern area. Incorporate prairie -style horizontal emphasis as reflected in the Community Building, including varying and interrupted roof planes, significant increase in the use of stone and/or brick above the garage -level exposures, and additional glass where practical as suggested in this report. 9. Modify the landscaping plan significantly to introduce more prairie -specific shrub and perennial species, along with oak clusters of different varieties, with particular emphasis on the outer portions of the project exposed to the common areas of the Chelsea Commons project. 14 Planning Commission Agenda — 11/01/2021 a. Landscaping treatments with the Gateway area beneath the powerline shall demonstrate compliance with the Chelsea Commons biome concept. b. With the modified form of the landscape, incorporate a more extensive prairie/oak planting palette throughout the project. c. Landscaping plans should be intentional and consistent with the grading plan. 10. Address all plat recommendations of the City Engineer. 11. Address park dedication recommendations of the Parks, Arts, and Recreation Commission. 12. Work with the City to ensure that connections to the adjoining Gateway and Commons area open spaces and pathways are properly placed for design, function, accessibility. and materials. Direct connections to the Commons should consider concrete pathways. 13. Compliance with the terms of the City's engineering staff letter dated October 26th, 2021. 14. Comments and recommendations of other staff and Planning Commission. 15 CITY OF MONTICELLO PLANNING COMMISSION WRIGHT COUNTY, MINNESOTA RESOLUTION NO. PC-2021-038 RECOMENDING APPROVAL OF A PRELIMINARY PLAT FOR MONTICELLO BUSINESS CENTER EIGHTH ADDITION FOR MONTICELLO LAKES, A MULTIPLE FAMILY RESIDENTIAL SUBDVISION WHEREAS, the applicant is proposing to develop unplatted property along Edmonson Avenue in the B-4, Regional Business Zoning District; and WHEREAS, the applicant is proposing to rezone the property from B-4, Regional Business to Monticello Lakes PUD District, accommodating multi -family residential uses; and WHEREAS, the applicant has submitted a request to plat said property into one development lot and one outlot, along with public street dedication and other features, under a PUD; and WHEREAS, the site is guided for mixed uses under the label Commercial and Residential Flex 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 industrial uses; and WHEREAS, the plat will comply with the required policies and requirements of the Subdivision Ordinance, contingent on conditions noted in this resolution and upcoming Final Plat review comments; and WHEREAS, the Planning Commission held a public hearing on October 5t", 2021 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 Preliminary Plat provides an appropriate means of furthering the intent of the Comprehensive Plan for the site by putting the existing and proposed improvements and parcels to a multi -family, high density 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 mixed residential area. CITY OF MONTICELLO PLANNING COMMISSION WRIGHT COUNTY, MINNESOTA RESOLUTION NO. PC-2021-038 3. The improvements will have expected impacts on public services, including sewer, water, stormwater treatment, and traffic which have been planned to serve the property for the development as proposed. 4. The development and building designs, per conditions as approved, successfully fulfill the intent of the City's development plans and regulations. 5. The flexibility from Subdivision Regulations in the Preliminary Plat for the project is consistent with the 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 Preliminary Plat for Monticello Lakes, subject to the conditions listed in Exhibit Z of the staff report as follows: Revise the central entrance drive to create an expanded sense of entry and terminal view through the project. 2. Provide an updated site plan showing all amenities proposed by the development team. 3. Supplement the site plan with any proposed additional detail relating to the detached covered parking structures, including building materials, architecture, and other features that fit with the required CC -SAP theming on the site. This would include an emphasis on all four sides of these buildings, including the sides facing Edmonson Avenue. 4. Provide information on site lighting, including photometrics, wall lighting, and pole lighting details and height. Decorative lighting fixtures are encouraged to accommodate the CC -SAP theme. 5. Provide information on site signage. Decorative sign plans and materials are encouraged to accommodate the CC -SAP theme. 6. Revise the proposed grading plans to accommodate the following objectives: Maximize capture and pre-treatment of stormwater, directing it to other basin locations along the powerline corridor and/or the northerly abutting gateway, as directed by the City Engineering department. b. Revise the slopes on the outside exposure of the building walls to create an undulating, natural form rather than a straight-line geometric bank, and accommodate access from ground units to the exterior. 2 CITY OF MONTICELLO PLANNING COMMISSION WRIGHT COUNTY, MINNESOTA RESOLUTION NO. PC-2021-038 7. Compliance with fire code requirements as directed by the City. These recommendations relate to ladder access on the perimeter of the buildings, hydrant spacing and other site circulation and internal building fire code compliance requirements. 8. Revise building architecture to reflect the Chelsea Commons biome for the southern area. Incorporate prairie -style horizontal emphasis as reflected in the Community Building, including varying and interrupted roof planes, significant increase in the use of stone and/or brick above the garage -level exposures, and additional glass where practical as suggested in this report. 9. Modify the landscaping plan significantly to introduce more prairie -specific shrub and perennial species, along with oak clusters of different varieties, with particular emphasis on the outer portions of the project exposed to the common areas of the Chelsea Commons project. a. Landscaping treatments with the Gateway area beneath the powerline shall demonstrate compliance with the Chelsea Commons biome concept. b. With the modified form of the landscape, incorporate a more extensive prairie/oak planting palette throughout the project. c. Landscaping plans should be intentional and consistent with the grading plan. 10. Address all plat recommendations of the City Engineer. 11. Address park dedication recommendations of the Parks, Arts, and Recreation Commission. 12. Work with the City to ensure that connections to the adjoining Gateway and Commons area open spaces and pathways are properly placed for design, function, accessibility. and materials. Direct connections to the Commons should consider concrete pathways. 13. Compliance with the terms of the City's engineering staff letter dated October 26th, 2021. 14. Comments and recommendations of other staff and Planning Commission. ADOPTED this 1st day of November, 2021, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION 3 CITY OF MONTICELLO PLANNING COMMISSION WRIGHT COUNTY, MINNESOTA RESOLUTION NO. PC-2021-038 Z ATTEST: Paul Konsor, Chair Angela Schumann, Community Development Director CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2021-039 RECOMMENDING APPROVAL OF AN AMENDMENT TO THE ZONING ORDINANCE AND MAP, CREATING THE MONTICELLO LAKES PUD DISTRICT, AND REZONING THE SUBJECT PROPERTY TO MONTICELLO LAKES PLANNED UNIT DEVELOPMENT DISTRICT WHEREAS, the applicant proposes to develop property along Edmonson Avenue, currently zoned B-4, Regional Business District; and WHEREAS, the applicant has submitted a request to plat said property into a single development parcel and one outlot under a PUD; and WHEREAS, the site is guided for mixed uses under the label Commercial and Residential Flex in the City's Comprehensive Plan; and WHEREAS, the site is located in the Chelsea Commons Small Area Planning district, and that district accommodates a mix of residential uses, with specific directions related to architecture, site planning, landscape, and connections to public spaces; and WHEREAS, the proposed plat, along with the companion PUD, are consistent with the long- term use and development of the property for residential uses; and WHEREAS, the proposed PUD falls below the densities prescribed in the Small Area Plan, but create positive density opportunities for realizing the objectives of the CC -SAP; and WHEREAS, the Planning Commission held a public hearing on October 5t", 2021 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 of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: The Rezoning provides an appropriate means of furthering the intent of the Comprehensive Plan and the Chelsea Commons Small Area Plan for the site by putting the existing and proposed improvements and parcels to reasonable residential densities for the area. The proposed improvements on the site under the PUD Zoning are consistent with the needs of the development in this location as a mixed residential area. CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2021-039 The improvements will have expected impacts on public services, including sewer, water, stormwater treatment, and traffic which have been planned to serve the property for the development as proposed. 4.. The PUD flexibility for the project is consistent with the intent of the City's economic development objectives, as well as with the intent of the PUD zoning regulations, in support of the proposed plat. 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 creation of the Monticello Lakes PUD District and rezoning of the subject property to Monticello Lakes PUD District. ADOPTED this 1st day of November, 2021, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION IN ATTEST: Paul Konsor, Chair Angela Schumann, Community Development Director 2 CITY OF MONTICELLO PLANNING COMMISSION WRIGHT COUNTY, MINNESOTA RESOLUTION NO. PC-2021-040 RECOMMENDING APPROVAL OF A DEVELOPMENT STAGE PLANNED UNIT DEVELOPMENT FOR MONTICELLO LAKES, A 200 UNIT MULTI -FAMILY RESIDENTIAL PROJECT WHEREAS, the applicant proposes to develop property along Edmonson Avenue, currently zoned B-4. Regional Business District; and WHEREAS, the applicant proposed to rezone the property from B-4, Regional Business to Monticello Lakes PUD District; and WHEREAS, the applicant has submitted a request to plat said property into one development lot and one outlot under a PUD; and WHEREAS, the site is guided for mixed uses under the label Commercial and Residential Flex in the City's Comprehensive Plan; and WHEREAS, the site is within the planning area of the Chelsea Commons Small Area Plan, which directs the site for multi -family residential uses, under a specified theme relating to site planning, architecture, landscape features, and relationship to the Chelsea Commons public areas; and WHEREAS, the proposed PUD, along with the companion Plat, are consistent with the long- term use and development of the property for residential uses; and WHEREAS, the proposed PUD falls below the densities prescribed in the Comprehensive Plan, but is consistent with the general expectations for higher density property in the area; and WHEREAS, the Planning Commission held a public hearing on October 5th, 2021 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: CITY OF MONTICELLO PLANNING COMMISSION WRIGHT COUNTY, MINNESOTA RESOLUTION NO. PC-2021-040 The PUD provides an appropriate means of furthering the intent of the Comprehensive Plan and the Chelsea Commons Small Area Plan for the site by putting the existing and proposed improvements and parcels to a high density residential use. The proposed improvements on the site under the PUD, as modified by the approved conditions, are consistent with the needs of the development in this location as a mixed residential area. The improvements will have expected impacts on public services, including sewer, water, stormwater treatment, and traffic which have been planned to serve the property for the development as proposed. 4. The development and building designs successfully fulfill the intent of the City's development plans and regulations. The PUD flexibility for the project is consistent with the 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 for Monticello Lakes, subject to the conditions listed in Exhibit Z of the staff report as follows: 1. Revise the central entrance drive to create an expanded sense of entry and terminal view through the project. 2. Provide an updated site plan showing all amenities proposed by the development team. 3. Supplement the site plan with any proposed additional detail relating to the detached covered parking structures, including building materials, architecture, and other features that fit with the required CC -SAP theming on the site. This would include an emphasis on all four sides of these buildings, including the sides facing Edmonson Avenue. 4. Provide information on site lighting, including photometrics, wall lighting, and pole lighting details and height. Decorative lighting fixtures are encouraged to accommodate the CC -SAP theme. 5. Provide information on site signage. Decorative sign plans and materials are encouraged to accommodate the CC -SAP theme. 6. Revise the proposed grading plans to accommodate the following objectives: 2 CITY OF MONTICELLO PLANNING COMMISSION WRIGHT COUNTY, MINNESOTA RESOLUTION NO. PC-2021-040 a. Maximize capture and pre-treatment of stormwater, directing it to other basin locations along the powerline corridor and/or the northerly abutting gateway, as directed by the City Engineering department. b. Revise the slopes on the outside exposure of the building walls to create an undulating, natural form rather than a straight-line geometric bank, and accommodate access from ground units to the exterior. 7. Compliance with fire code requirements as directed by the City. These recommendations relate to ladder access on the perimeter of the buildings, hydrant spacing and other site circulation and internal building fire code compliance requirements. 8. Revise building architecture to reflect the Chelsea Commons biome for the southern area. Incorporate prairie -style horizontal emphasis as reflected in the Community Building, including varying and interrupted roof planes, significant increase in the use of stone and/or brick above the garage -level exposures, and additional glass where practical as suggested in this report. 9. Modify the landscaping plan significantly to introduce more prairie -specific shrub and perennial species, along with oak clusters of different varieties, with particular emphasis on the outer portions of the project exposed to the common areas of the Chelsea Commons project. a. Landscaping treatments with the Gateway area beneath the powerline shall demonstrate compliance with the Chelsea Commons biome concept. b. With the modified form of the landscape, incorporate a more extensive prairie/oak planting palette throughout the project. c. Landscaping plans should be intentional and consistent with the grading plan. 10. Address all plat recommendations of the City Engineer. 11. Address park dedication recommendations of the Parks, Arts, and Recreation Commission. 12. Work with the City to ensure that connections to the adjoining Gateway and Commons area open spaces and pathways are properly placed for design, function, accessibility. and materials. Direct connections to the Commons should consider concrete pathways. 13. Compliance with the terms of the City's engineering staff letter dated October 26th, 2021. 14. Comments and recommendations of other staff and Planning Commission. 3 CITY OF MONTICELLO PLANNING COMMISSION WRIGHT COUNTY, MINNESOTA RESOLUTION NO. PC-2021-040 ADOPTED this 111 day of November, 2021, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION M ATTEST: Paul Konsor, Chair Angela Schumann, Community Development Director M ORDINANCE NO. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA AN ORDINANCE AMENDING TITLE 10 OF THE MONTICELLO CITY CODE, KNOWN AS THE ZONING ORDINANCE, BY AMENDING THE TEXT AND ZONING MAP, ESTABLISHING THE MONTICELLO LAKES PUD DISTRICT, AND REZONING THE FOLLOWING PROPERTY FROM B-4, REGIONAL BUSINESS DISTRICT TO PUD, MONTICELLO LAKES PLANNED UNIT DEVELOPMENT DISTRICT: LOT 1, BLOCK 1, MONTICELLO BUSINESS CENTER 8T" ADDITION THE CITY COUNCIL OF THE CITY OF MONTICELLO HEREBY ORDAINS: Section 1. Section 3.8, Planned Unit Development Districts, of the Zoning Ordinance of the City of Monticello is hereby amended to add the following: (15) Monticello Lakes PUD District (a) Purpose. The purpose of the Monticello Lakes PUD District is to provide for the development of certain real estate subject to the District for multiple -family residential land uses. (b) Permitted Uses. Permitted principal uses in the Monticello Lakes PUD District shall be a maximum of 200 units of multiple -family residential uses as found in the R-4 Medium and High Density Residential District of the Monticello Zoning Ordinance, subject to the approved Final Stage Development Plans dated , 2021, and development agreement dated , 2021, as may be amended. The introduction of any other use or change in density shall be reviewed under the requirements of the Monticello Zoning Ordinance, Chapter 2, Section (0) — Planned Unit Developments for Development Stage PUD and Final Stage PUD. (c) Accessory Uses. Accessory uses shall be those commonly accessory and incidental to residential uses as listed in the R-4 District, and as specifically identified by the approved final stage PUD plans. (d) District Performance Standards. Performance standards for the development of any lot in the Monticello Lakes PUD District shall adhere to the approved final stage PUD plans and development agreement. In such case where any proposed improvement is not addressed by the final stage PUD, then the regulations of the R-4, Medium and High Density Multiple -Family Residential District shall apply. (e) Amendments. Where changes to the PUD are proposed in the manner of use, ORDINANCE NO. — density, site plan, development layout, building size, mass, exterior building materials or colors, lot coverage, or any other change, the proposer shall apply for an amendment to the PUD under the terms of the Monticello Zoning Ordinance, Section 2.4 (P)(10). The City may require that substantial changes in overall use of the PUD property be processed as a new project, including a zoning district amendment. Section 2. The zoning map of the City of Monticello is hereby amended to rezone the following described parcels from B-4, Regional Business District to PUD, Monticello Lakes PUD District: Lot 1, Block 1, Monticello Business Center 8' Addition Section 2. 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 3. 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 , 2021. ATTEST: Rachel Leonard, City Administrator Lloyd Hilgart, Mayor N ORDINANCE NO. - AYES: NAYS: T 3 c 3N_ 3Ab Np'ilH� � Ft EL, D� RES � 1 N T � ENGINEERING F'G_ Cubed SURVEYING PLANNING October 18, 2021 City of Monticello Attn: Angela Schumann 505 Walnut Street, Suite 1 Monticello, MN 55362 RE: Cover Letter - Applications for Rezone, PUD and Preliminary Plat - Monticello Lake Apartments along with Final Plat Dear Ms. Schumann, Thank you for accepting this resubmittal application for the Monticello Lake Apartments project. Since the prior submittal and Planning and Zoning meeting on October 5th, we have made additional adjustments to the site plan and buildings. The garage concept plan has been adjusted to provide three 8 stall buildings for each apartment building. This will provide an additional covered parking space for approximately 25% of the tenants. An additional revision not depicted on the submittal is the addition of one unit on the end of the community building. This unit will be able to be completed in advance of the apartment buildings which allows for marketing and signing of tenants while the apartments are under construction and cannot be shown for safety reasons. After the buildings are filled, the intent would be for it to be available for tenants to rent for a few days while family members or friends are in town. The revised community building with the additional unit are in the works but the added area will be on the west side of the community building. As suggested, we have made revisions to the entrance, depicted some undulation to the berming along Edmonson and along the buildings, removed excess parking closest to the lake and modified the walkways to ensure ADA compliance. As we continue fine tuning the grading, small changes are expected but we feel we are close to having a working site that can be accepted by the City. Most of the language below is the same as the prior submittal. One added submittal is the Final Plat which includes the 12' perimeter utility easement requested. We have not depicted public easements for utilities such as the watermain. That will be added upon acceptance of the alignments and construction plans. As noted, we are still working on final grading and utility plans and the final drainage report. Our target is to have those documents completed and submitted by October 251h which is four weeks in advance of the November 22"d City Council meeting. Project summary: This plan is to create two 100 unit apartment buildings on 10.73 acres. The area of the project is currently a portion of Outlot C, Monticello Business Center. A plat is proposed which will allow for creation of a new parcel for the development (Monticello Business Center Eighth). This plat 14070 Highway 52 Southeast, Chatfield, Minnesota 55923 Phone 507-867-1666 ♦ Fax 507-867-1665 ♦ www.ggg.to would be signed by the current land owner. The remnant portion of Outlot C will become Outlot A which will be developed at a later date. The project will need to be approved as part of a Planned Unit Development per City Code Chapter 2.4(0). NOTE: In the Table of Contents the Code Chapter is denoted as "O" but references are to `P " in the text. There is not a section P so reference to Section O or P should be considered interchangeable. Since the property is currently zoned B-4 Business District, a rezone application is also required following Chapter 2.4(B). The property is part of the Chelsea Commons small area plan which depicted residential uses in the area of the project. Adjacent zoning is R-2 to the east on the east side of Edmonson Ave and R-3 to the south on the south side of School Boulevard. Based on the style of building, we have determined that the project would most closely match the R-4 Medium -High Density Residential District (Chapter 3.4(I). Areas of flexibility will be with regards to reducing overall parking which is addressed in the PUD portion of this letter. The buildings are all three stories of living units over a parking garage. The buildings have the same footprint for architectural plan and construction efficiency. The buildings are "L" shaped with garage doors on both ends of the building. Garbage will be located within the building with a separate garage door provided in each building for the refuse collection company to access the dumpsters without blocking resident's access. The building elevation is set based on elevating the first floor of living while minimizing the bury depth of the garage. This will require material to be brought onto the site which can be appropriated from the "lake" project. Excess topsoil from the site will be placed in berms along Edmonson Ave which will be shaped and planted with a mix of trees species as part of the final landscaping plan. A community building is located between the two apartment buildings which will house many of the amenities such a fitness room, party room, conference room, common areas, the complex's offices and offices for residents to use. Trash receptacles will be located within the building. Additional exterior amenities are being discussed and may include exterior recreation space, fire pit, patios with a gazebo and could include a swimming pool or splash pad. The determined amenities will be provided on the final plan. Below is a summary of findings following City Code for the applications requested: Chapter 2.4(B) - Zoning Ordinance Text and Zoning Map Amendments 1 - Purpose and Scope - The requested map amendment is subject to the procedures of Section 2.4(P), Planned Unit Development 2 - Initiation of Proceedings - (a) This request is being initiated by the owner of the property on behalf of the developer purchasing the property which is pursuant to Section 2.3(B), Authority to File Applications. 3 -Application - (b) i) Name of applicant(s) - Baldur Real Estate, LLC - Attn: Peter Stalland. Property Owner - Occelo - Attn: Shawn Weinand ii) Narrative explaining the request and reasons the changes area supported in the Comprehensive Plan - The 10.7 acres parcel depicted is currently zoned B-4 Business District. Adjacent zoning is R-2 to the east on east side of Edmonson Ave and R-3 to the south on the south side of School Boulevard. We have determined that the project would most closely match the R-4 Medium -High Density Residential District G-Cubed Inc., 14070 Highway 52 Southeast, Chatfield, Minnesota 55923 Phone 507-867-1666 ♦ Fax 507-867-1665 ♦ www.ggg.to (Chapter 3.4(I). The property is part of the Chelsea Commons small area plan which depicted residential uses in the area of the project. iii) Legal description of all property proposed for change - Lot 1, Block 1 Monticello Business Center Eighth iv) Existing and Proposed Land Use and Zoning Designations - Current land use if agricultural farm field. Proposed land use is apartment development. Zoning is currently B-4 Business District. Proposed zoning is R-4 Medium -High Density Residential District as part of a PUD with flexibilities described in the PUD application. v) A map of the property - An existing conditions map is provided in addition to the Preliminary Plat and Site Plan for the PUD. vi) Location of text to be added, amended or deleted in the ordinance - Not applicable City Code Title 11, Chapter 4 and Chapter 2.4(P)(9)(b) - Prelimina . Plat s� Title 11, Chapter 4 - The City website links to codelibrary.amlegal.com which does not show a Title 11 but does link to Title XV: Land Usage - Chapter 152 Subdivision - 152.040 Preliminary Plat. The items listed are similar to the Preliminary Plat Checklist so we deferred to providing the information listed on the checklist. Chapter 2.4(0)(9)(b) - PUD Procedure - PUD Development Stage, Preliminary Plat & Rezoning i) Initiation of Proceedings - Application is signed by seller and buyer and with within 6 months of the Concept Proposal review ii) Application - All criteria has been met or will be met as outlined in parks 1 thru 4 of this section of the Code. iii) Specific PUD Development Stage, Preliminary Plat and Rezoning Submittal Requirements - The 24 items listed are on the face of the plans submitted or within the text of this letter. The PUD Checklist and Preliminary Plat Checklist were followed for both plats and submittals. iv) Review - Procedure of review is noted. No additional comment is required at this time. Chapter 2.4(0) - Planned Unit Developments 1 thru 6 - Procedural requirements are noted. For Section 5 - PUD Qualifications - This PUD is considered for land in single ownership or control with the caveat that the following circumstance is also a valid qualification considering the Chelsea Commons plan (c) The PUD process is desirable 7 - Expectations of a Development Seeking a Rezoning to PUD - PUD is designed to allow flexibility from the application of standard zoning regulations to achieve a variety of public values that will be identified for each specific PUS project. The following are components the Monticello Lake Apartments PUD provides the City which warrants adoption of the PUD. a) Ensure high quality construction standards and use of high quality construction materials. - The units being created are rental units that are higher quality than what is generally associated with rental properties. The units and facilities will incorporate stylish and durable finishes. A list of the products is noted in the architectural exhibits attached to the application. b) Promote a variety of housing styles... - There is a mix of studio, one bedroom, two bedroom and two bedroom with den units. Roof pitches are 5:12 for the highest main roof and vary at lower elevations to provide varying roof lines. G-Cubed Inc., 14070 Highway 52 Southeast, Chatfield, Minnesota 55923 Phone 507-867-1666 ♦ Fax 507-867-1665 ♦ www.ggg.to c) Eliminate repetition of similar housing types... - The "L" shaped building and layout with a community building is not similar to any nearby housing types. d) Promote aesthetically pleasing design within the neighborhood and appears attractive and inviting from surrounding parcels - The buildings incorporate components to create a pleasing building. The layout provides contrast from the right of way and adjoining properties which can be landscaped to further accentuate the architecture and greenspace provided around and in between the buildings. The main entrance and community building will be the focal point as one enters the site by vehicle. e) Incorporate extensive landscaping and site amenities in excess of what is required by code - The inclusion of the community building and attached amenities will set this project apart from other developments. The community building is over 5500 sq ft including not only the management office but the mail room, conference room, fitness room, party room, men's and women's bathrooms with showers, a fireplace room with seating and tables for games and residence office space to get away and work in private. This building will be adjacent to an outdoor feature with an outdoor fireplace and grill. All of this is centrally located for resident's enjoyment. All of the site will be landscaped in excess of the minimum standards with plantings and structural features that provide undulation in an otherwise flat landscape. f) Provide high -quality park, open space, and trail opportunities that exceed the expectations established in the Comprehensive Plan. In concert with the Chelsea Commons plan, the site will provide trail connections. The sidewalk required along Edmonson Ave is proposed to meander in and out of the right of way (easement to be provided). This provides a higher quality pedestrian walkway system with respect to aesthetics and plantings. g) Provide access to a convenient and efficient multi -modal transportation system to service the daily needs of residents at peak and non peak use levels, with high connectivity to the larger community. This component is not clearly defined at this time. As more dwelling units are developed, additional transportation options will be realized. h) Promote development that is designed to reduce initial infrastructure costs and long-term maintenance and operation costs - The layout is an efficient use of the sewer and water mains required to serve the units. The infrastructure is within private property so the costs for municipal maintenance are minimal over the life of the utilities. i) Where applicable, maximize the use of ecologically based approaches to stormwater management, restore or enhance on -site ecological systems, and protect off -site ecological systems including Low Impact Development practices. - The site and surrounding lands are currently fields without any trees or ecologically sensitive or desirable features. The soil borings were consistent in showing 1.5 feet of topsoil over sand. The stormwater design is for the Water Quality Volume to be allowed to infiltrate in shallow basins around the buildings with any excess runoff being collected and conveyed via pipe and surface flows to the regional lake to the west. Some runoff will have to be routed to the southeast as that is its current route and regrading the entire site to drain west is not feasible. The fill required for the project will come from the lake which will further the implementation of the regional plan. j) Facilitate a complementary mix of lifecycle housing - The mix of units and accessibility of the elevators and amenities will provide housing for a broad demographic of tenants. k) Preserve and protect important ecological areas identified on the City s natural resource inventory - Not applicable as there are no areas to be protected within the project limits. 1) Accommodate higher development intensity in areas where infrastructure and other systems are capable of providing appropriate levels of public services, and required G-Cubed Inc., 14070 Highway 52 Southeast, Chatfield, Minnesota 55923 Phone 507-867-1666 ♦ Fax 507-867-1665 ♦ www.ggg.to lower intensity in areas where such services are inadequate, or where natural features require protection and/or preservation - The project is within the density sought for this site. 8 - Areas of Flexibility a) The City may consider an increase in the density or intensity of the project, along with related reductions in lot width and size if the PUD provides substantially more site amenities and public values, as outlined in Section 24(P)(7), than could be achieved in a conventional development for the applicable land use zone. No flexibility requested at this time. b) The City may consider flexibility with regard to land uses, setbacks, lot size, width, depth among other zoning standards when reviewing a PUD rezoning request. Specifications and standards for lots shall be at the discretion of City Council, and shall encourage a desirable living or working environment which assists in achieving the goals set out for PUDs. The only flexibility requested is a reduction in the amount of required parking. The standards are for 2.25 parking spaces per unit. The apartments has a mix of studio, one and two bedroom units which generally do not required more than 2.0 parking spaces per unit. The first building and community building provides 226 parking spaces (100 in the garage and 24 in three garage buildings) while the second building provides 238 parking spaces (100 in the garage and 24 in three garage buildings with 8 stacked up to the middle garage). This equates to 2.32 spaces per unit. We would like to remove parking spaces to bring this closer to 2.1 spaces per unit. c) The City may consider flexibility in the phasing of a PUD development. No additional flexibility in Phasing is considered at this time. The intent is to start construction upon approvals of the northerly building and clubhouse and build the south building based on market need and construction timelines. R-4 Townhouse Density = 10 to 25 units per gross area Proposing 18.64 units per gross area R-4 Medium -High Density Minimum Provided Base Lot Area 30,000 sq ft 467545 sq ft (10.73 acres) Gross Density 10 to 25 units/g. a. 18.64 units per gross area Net lot area per du 1750 sq ft (max) 2338 sq ft Front Setback 100 feet 140' closest to Edmonson Corner side setback 40 feet Not applicable - no corner lots Interior side setback 30 feet 40' north and west, 50' south Rear setback to building 40 feet 40' north and west, 50' south Clear open space from R/W 60 feet 140' minimum Clear open space from P/L 40 feet 40' minimum Buffer Req. to Single Family C buffer Not Applicable Common open space per du 500 sq/du Landscaping 2 ACV 2500 sf + 4 shrubs per 10 ft bld. perimeter. - to be provided Parking Requirements 2.25 spaces/du (1,1) 2.05 provided (1.05 uncovered) Architecture 20% street coverage Roofs 5:12 pitch 5:12 odn main, varies Unit Square Feet 900 sq ft finished >1006 sq ft average with apartment and corridor area summed and divided by 100 units (85,769 apartment area + 14,916 corridor) Garages Attached 1.0/unit Underground G-Cubed Inc., 14070 Highway 52 Southeast, Chatfield, Minnesota 55923 Phone 507-867-1666 ♦ Fax 507-867-1665 ♦ www.ggg.to Garage Setback 30 feet from ROW Compliant Garage Doors Max. 16' wide to str Compliant Landscaping Special features Community building, Berming etc. Open Space Increase NA Compliant Parking Underground Compliant Site Work Decorative Paving To be incorporated into Landscape plan Housing for Seniors NA ADA compliant units are provided Additional Items: We are working with an electrician on the best location for street lights. There will be additional wall mounted lighting but all lighting will be compliant with lighting standards in Section 4.4 Exterior Lighting. We are not proposing street lighting along Edmonson. If that is a request or requirement of the City, please let us know. The photometric lighting plan is a draft version. The concrete sidewalk along Edmonson is 6 feet, the concrete sidewalks inside the site are also proposed to be 6 feet and bituminous trails are planned at 10 feet width. If you any questions or comments, feel free to call. Thank you, Mark R. Welch, PE Enclosures: (following numbering system of prior submittal) 7 - Preliminary Architectural Renditions for Apartments and Clubhouse 9 - Preliminary Construction Plans for Public and Private Utilities 10 - Preliminary Grading Plan for Monticello Lake Apartments 12 - Preliminary Landscape Plan 15 - Photometric Lighting Plan 16 - draft final plat for Monticello Business Park Eighth Addition Cc: Monticello Lake Townhomes, LLC, - buyer/developer Ocello LLC, Attn: Shawn Weinand - Outlot C property owner/seller G-Cubed Inc., 14070 Highway 52 Southeast, Chatfield, Minnesota 55923 Phone 507-867-1666 ♦ Fax 507-867-1665 ♦ www.ggg.to PRAIRIE STYLE or CHICAGO SCHOOL ITECTURE onents on left shown in the and two story residential scale onenents on the right reflect the retations on a larger building or story scale. ?rtical componenents in the plan to date ize the building similar to the examples on he upper right and left. iof variations and hip roof are reflective of the mid left. 0 yl_�, VIM- WM WM O1 vimVIMvim -- VIM Vim WM 1+yM WM WM YIM V* WM Fo WM WM WM YlM WM WM- VIMWM - 967 - --- - ---10 ED"SON AVE NE _ EDMONSON AVE NE - - -- - -967- - - - - - - - - - - - - --- -- --- - - - - -- - - - - - - - - 965 l31 py6, 965 l31 31 l C�765 L 131 l31 -- - -- - ---- - - 1 - - - l3 / � t HAO �HRO-�HAO HAD ------ -- --- ----- ---- -- -- ------ - - - - - - - ------ \ i 1�96 I BERM BERM BERM ARM UNIT GARAGE 68.47 FLOQR'I FLOOR 1 % 8 UNIT GARAGE 8 UNIT GARAGE GARAGE 8 UNIT E�V;g68.47 \°�O < FLOOR ELEV:967.76 FLOOR ELEV:966.98 FLOOR Y �•�° o o I I I I _ POOL I �d —J , � 9 \\ � � �" ,� �� , �' '�•�°moo � /\ I as; gw :s A y / LEGEND `^rvI D4 WATER HYDRANT & GATE VALVE SANITARY MANHOLE STORM MANHOLE & CATCHBASN I ' ' / O* o ,pp SIGNS GAS VALVE COMMUNICATIONS BOX ELECTRIC POLE LIGHT POLE/WALL MOUNT LIGHT EE MAJOR CONTOUR 661 / 1 - OVHE MINOR CONTOUR I SANITARYSEWER STORM SEWER OVERHEAD ELECTRIC LINES / O UNDERGROUND ELECTRIC LINES -Cl--a- UNDERGROUND COMMUNICATIONS LINE RAIUNG, CHAINLINK FENCE i -GAS GASN WATERSERVICE DRAIN TILE / SUBDRAIN PROPOSED MAJOR CONTOUR \ I - - O O ��� _ _ �� I j O • �� /�`� .21�0 _ _ _ _ _ _ _ _ PROPOSEZJ EAEM NT LINE MINOR CONTOUR 966- O / BITUMINOUS SURFACING CONCRETE SURFACING I I fl Iftifftl 4Vi L / �� \ �O ° / / 7�7�.7�7�7•. BUILDING LANDSCAPING \ PROPOSED BITUMINOUS SURFACING . ^ I 1 FI �--I-------------------------------IL �'Q _ J_8 ��-�IIOV` / o Das -- -- _ L__-____- / � �, � �• I� PROPOSED CONCRETE SURFACING PROPOSED TREE \ 11 964 / / \ SILT FENCE (PER STD. PLATE 6006) GRADING LIMITS X :us0.00 X 1060.0 EXISTING SPOT ELEVATION PROPOSED SPOT ELEVATION PROPOSED SLOPE 06 6' III ���� N°Q / / I ° ✓ I n I IC GREENSPAG� E/PARK AMENITIES TOIBE DET C) o ° / / � � MINED / ° /I��� / o PROPOED EROSION CONTROL BLANKET (PER MNDOT 3885 CAT. 3N) ROCK CONSTRUCTION ENTRANCE (PER STD. PLATE 6002 & 3) III II \ PATHWAYS AND / `III o O RIP RAP (PER STD. PLATE 4OD9) GRAP16C SCALE 4o a/ 20 40 ea CDC)00 \ pcpp RETAINING WALL (IN FEET) BUFFERYARD LINE AGGREGATE SURFACING F 1IN-40 BOULDER OR BIG BLOCK TRANSITION ISHEREBY CERTIFY THAT THIS PLAN, DATE: 3 5 2021 Pre ared For: P REVISED BY DATE CITY OF MONTICELLO MONTICELLO LAKE APARTMENTS SUBMITTAL ADB 9/20/2021 OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERMSION ENGINEERING DESIGNED MRW RESUBMITTAL ADB D 18 202 / / AND THAT AMA DULY UNDER ANDF THATIA04QNEMADULY UNDER THE LAWSQ Ba dur Real Estate, LLC �u0 (�d SURVEYING DRAWN ADB WRIGHT COUNTY PRELIMINARY PUD SITE PLAN THE STATE OF MINNESOTA. 19356 MEADOWRIDGE TRAIL N PLANNING MARK R WELCH 4273fi MARINE ON ST. CROIX, MN 55047 14070 Hwy 52 S.E. Ph. 507-867--1666 Fax 507-867-1665 CHECKED MRW BENCHMARK: SHEET 1 DATE REG. N0. WW 999A. FILE NO.: 20-408 LAYOUT 3 GP & CP Chatfield, MN 55923 OF 1 SHEETS TAL MAIN FLOOR APARTMENT 0 LU PA 1 architecture + design group 1 PA5 1 LO ti N N 358' - 7 1 /2" 2 PA6 PARKING GARAGE PA2 M w �d 0 LU architecture + design group SECOND FLOOR APARTMENT PA3architecture + design group THIRD FLOOR APARTMENT PA4architecture + design group PARKLAND ELEVATION 1 1 " = 30'-0" (Oil" ELEVATION 1 1 = 30 0 TRUSS BEARING A n 131'-33/P u THIRD LEVEL � 122' - 3 3//44" 1 SECOND LEVEL 111' - 1 7/�8" MAIN LEVEL � 100'-owl PARKING GARAGE 89'-0" 1 TRUSS BEARING A 131' - 3 3/4" _ THIRD LEVEL � 122' - 3 3/4" SECOND LEVEL 111' - 11 7/8" MAIN LEVEL � 100'-0" PARKING GARAGE 89'-0" EXTERIOR FINISHES - ROOF GAF TIMBERLINE COLOR TO BE SELECTED FASCIA AND SOFFIT EDCO PREFINISHED METAL SIDING EDCO BOARD AND BATTEN IN PREFINISHED METAL WINDOW FIBERGLASS OR VYNIL WITH ENERGY STAR RATING ADD ALLOWANCE FOR: BAND TRIM AROUND WINDOWS THIN BRICK OR STONE FACE 10% AT ENTRANCE FACE chitecture APARTMENT BUILDING ELEVATIONS PA5 +r design group STREET ELEVATION 2 U 1 of = 30'-0" I iIIIIIIallWill- PARKLAND ELEVATION 2 2 1 " = 30'-0" U-) w -_ TRUSS BEARING A 131'-33/4" THIRD LEVEL � _ 122' - 3 3/�4" 1 SECOND LEVEL 111' - 1 7/8" MAIN LEVEL 100'-0" 1 PARKING GARAGE 89'-0" 1 O J TRUSS BEARING A J _ 131 ' - 3 3/4" Uj THIRD LEVEL 122'- 3 3/4" u ® SECOND LEVEL 111' - 1- 1 7/8" � MAIN LEVEL � - 100' - 0" 1 PARKING GARAGE 8989' - 0" 1 chitecture APARTMENT BUILDING ELEVATIONS PA6 +rdesgn group CLUBHOUSE PLAN 6 0 LU PA7architecture + design group OENTRY OF CLUBHOUSE 1/16 1 0 PATIO ELEVATION 1/16" = 1'-0" SIDE ELEVATION 1/16 1 0 SIDE ENTRY ELEVATION 1/16" = 1'-0" CLUBHOUSE ELEVATIONS NLEVEL 100-0" 1 LEVEL AL 100'-off V 0 LU architecture + design group 31/2" E 12' - 2 3/8" i, 11' - 11 1/2" I, 11' - 11 1/2" EXTERIOR GARAGES 1 /8" = 1'-0" GARAGE FRONT ELEVATION 1 /8" = 1'-0" 16' - 4 1 /4" 100' - 0" 11' - 6 1/2" i, 11' - 11 1/2" I, 11' - 11 1/2" i, 12' - 1 1/8" EXTERNAL GARAGE w �d 0 LU PA9architecture + design group - 3 4 - `- ��3 - r�� .ray •r, r �- � ��,�L4 � k F..� � �i'aP� � y IL 4A o f r r _ 11 1 .. ; - '9%1-. .L 11 N u a u ■ T-1 * " S fl -it v, - , NORP - 7A- �� - Ji -4: Ar 11 1 A 6, WARNING BEFORE DIGGING CALL GOPHER STATE ONE CALL FOR LOCATIONS. DIAL — 1-800-252-1166 REQUIRED BY LAW Il�lYlY[���1���1[��1N��YY��III�ll1� ��II�I�■Ilf� APPROVED BY APPROVED BY CITY ENGINEER XXXXX DATE DATE SET INDEX SHEET INDEX & VICINITY MAP =LES & NOTES, DETAILS & TYPICAL SECTIONS T & PROFILE FOR ENTRANCE ROAD FILE FOR PRIVATE UTILITIES PROSION CONTROL PLAN VICINITY MAP T. 121 N. , R. 25 W. , SEC. 14 "NOT TO SCALE" ��- PRQJ�C �� T, ho Aw�, a�arr ST r S MONTICELO�k� 14 — f #d%4 w - 3�•r DATE: 6/3/2021 HEREBY CERTIFY THAT THIS PLAN, REVISED BY DATE CITY OF MONTICELLO MONTICELLO LAKE APARTMENTS SPECIFICATION, OR REPORT WAS PREPARED Prepared For: ENGINEERING PRELIMINARY ADB 9 13 2021 BY ME OR UNDER MY DIRECT SUPERVISION DESIGNED MRW � � AND THAT I AM A DULY LICENSED Badur Real Estate LLC O O SURVEYING SUBMITTAL ADB 9/20/2021 WRIGHT COUNTY TITLE SHEET PROFESSIONAL ENGINEER UNDER THE LAWS OF o DRAWN ADB THE STATE OF MINNESOTA. 19356 MEADOW RIDGE TRAIL N PLANNING RESUBMITTAL ADB 0/18/202 MARINE ON ST. CROIX, MN 55047 Ph. 5078671666 MARK R WELCH CHECKED MRW BENCHMARK: DATE X/X/XX REG. NO. 42736 14070 Hwy 52 S.E. Fax 507-867-1665 SHEET I www.ggg.to TOP NUT HYDRANT ON SCHOOL BOULEVARD 300' WEST OF FILE NO.: 20-408 LAYOUT 3 GP & CP Chatfield, MN 55923 THE INTERSECTION WITH EDMONSON AVENUE NE, ELEV:965.13 OF 10 SHEETS WARNING BEFORE DIGGING CALL GOPHER STATE ONE CALL FOR LOCATIONS. DIAL - 1-800-252-1166 REQUIRED BY LAW WATERMAIN SCHEDULE MONTICELLO MEADOWN APARTMENTS WATERMAIN NOTES NUMBER STATION Alignment ITEMS BREAKOFF ELEV W-1 10+23.32 - 11.00' R APARTMENT SANITARY F&I: WET -TAP 8" LINE INTO EX 12" DIP MAIN W-2 13+42.59 - 19.89' R APARTMENT SANITARY F&I: 8" - 45' BEND W-3 13+78.35 - 11.00' L APARTMENT SANITARY F&I: 8" - 45' BEND W-4 15+40.98 - 11.00' L APARTMENT SANITARY F&I: 8"x6" TEE, 6" GATE VALVE 3' W; 6" HYDRANT 6' W 967.13 W-5 18+13.87 - 11.00' L APARTMENT SANITARY F&I: 8" - 11.25' BEND W-6 19+47.36 - 11.00' L APARTMENT SANITARY F&I: 8"x6" TEE, 6" GATE VALVE 3T W; 6" HYDRANT 40' W 966.1 W-7 19+79.41 - 11.00' L APARTMENT SANITARY F&I: 8"x8" TEE, 2 - 8" GATE VALVES 5' N & 5' S W-8 12+07.61 - CL WATERMAIN LOOP F&I: WET -TAP 8" LINE INTO EX 16" DIP MAIN W-9 22+44.95 - 11.00' L APARTMENT SANITARY F&I: 8"x6" TEE, 6" GATE VALVE 8' W; 6" HYDRANT 1 VW 968.45 W-10 23+84.66 - 11.00' L APARTMENT SANITARY F&I: 8"x6" REDUCER 6' S, 6" GATE VALVE T S, 6" HYDRANT 966.61 STORM SCHEDULE GOVERNING SPECIFICATIONS - THE MOST RECENT EDITION OF THE CITY OF ROCHESTER STANDARD DETAILS AND SPECIFICATIONS. THE MOST RECENT EDITION OF THE MINNESOTA DEPARTMENT OF TRANSPORTATION "STANDARD SPECIFICATIONS FOR CONSTRUCTION" SUBJECT TO ANY AMENDMENTS. ALONG WITH ANY DESIGN CRITERIA LOCATED WITHIN THE OLMSTED COUNTY ZONING ORDINANCE. UNLESS OTHERWISE SPECIFIED WITHIN THIS PLAN. - CONTRACTOR SHALL OBTAIN ALL UTILITY CONNECTION PERMITS FROM THE CITY PUBLIC WORKS DEPARTMENT. SERVICE SCHEDULE v MONTICELLO MEADOW APARTMENTS Structure Number Structure Type Casting Elevation Structure Outlet Elevation Linear Footage Pipe Size Gradient Percent Flow to Structure Number Downstream Structure Inlet Elevation Neenah Casting & Grates Station Offset from CL alignment Alignment Notes / Other Inverts STORM BASINS CB No. 1 Type 1 CB 966.38 960.20 97.83 15" RCP 0.60% MH S-1 959.61 R-3067-V 9+98.42 CL STORM BASINS MH S-1 Type 4 MH (48") 966.50 959.61 72.85 15" RCP 0.60% MH S-2 959.17 10+96.25 CL STORM BASINS MH S-2 Type 4 MH (48") 964.80 959.17 171.29 18" RCP 0.60% MH S-4 958.14 11+69.10 CL STORM BASINS MH S-3 Type 4 MH (48") 965.50 959.49 52.15 15" RCP 0.61% MH S-2 959.17 12+21.25 CL STORM BASINS STORM MAIN MH S-4 Type 4 MH (48") 964.99 958.14 188.96 18" RCP 0.60% MH S-5 957.01 11+71.29 CL STORM MAIN MH S-5 Type 4 MH (48") 962.39 957.01 168.43 18" RCP 0.60% OUTLET 1 956.00 15+28.68 CL STORM MAIN SANITARY SCHEDULE Monticello Meadow Apartments 9/27/2021 Structure Downstream Structure Structure Pipe Pipe Pipe Neenah Downstream Other Number Rim Inv In Inv Out Inv In Type Depth Length Size Slope Alignment Station - Offset Casting Structure Inverts MH No. 1 966.15 947.30 946.16 3 18.85 285.40 8" PVC 0.40% APARTMENT SANITARY 23+84.66 - CL R-1916 MH No. 2 MH No. 2 966.67 946.16 946.06 944.92 3 20.61 285.40 8" PVC 0.40% APARTMENT SANITARY 20+99.27 - CL R-1733 MH No. 3 MH No. 3 966.30 944.92 944.82 943.70 3 21.48 280.82 8" PVC 0.40% APARTMENT SANITARY 18+13.87 - CL R-1916 MH No. 4 MH No. 4 965.55 943.70 943.60 942.61 3 21.95 248.52 8" PVC 0.40% APARTMENT SANITARY 15+33.05 - CL R-1733 MH No. 5 MH No. 5 959.96 942.61 942.51 941.37 3 17.45 284.53 8" PVC 0.40% APARTMENT SANITARY 12+84.53 - CL R-1916 MH No. 6 MH No. 6 961.79 941.37 931.57 3A 30.22 APARTMENT SANITARY 10+00.00 - CL R-1733 I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. MARK R WELCH DATE X/X/XX REG. NO. 42736 DATE: 6/3/2021 Prepared For: Baldur Real Estate, LLC 19356 MEADOW RIDGE TRAIL N MARINE ON ST. CROIX, MN 55047 FILE NO.: 20-408 LAYOUT 3 GP & CP 14070 Hwy 52 S.E. Chatfield, MN 55923 ENGINEERING SURVEYING PLANNING Ph. 507-867-1666 Fax 507-867-1665 www.ggg.to REVISED I BY I DATE DESIGNED MRW I PRELIMINARY I ADB 9/13/2021 DRAWN ADB CHECKED MRW SUBMITTAL I ADB 19/20/20211 RESUBMITTAL I ADB r 0/18/202 EAST I B618 C&G 4.0% 6' 12' THRU LANE 0 7 --w- 2.0 MATCH EXISTING ROADWAY PAVEMENT SECTION EDMONSON AVE NE TYPICAL SECTION 14A, YYITWOl1��NN1[a 11'RIUH'1' COUNT' BENCHMARK: TOP NUT HYDRANT ON SCHOOL BOULEVARD 300' WEST OF THE INTERSECTION WITH EDMONSON AVENUE NE, ELEV:965.13 NOT TO SCALE nTONTICPi,i3O LAKE APAIF"ITMENTS DOTES, TYPICALS, & SECTIONS SHEET 2 OF 10 SHEETS WARNING BEFORE DIGGING CALL GOPHER STATE ONE CALL FOR LOCATIONS. DIAL — 1-800-252-1166 REQUIRED BY LAW W-6 STA: 19+47.36 OFF: 11 +00' L APARTMENT SANITARY F&I 8"X6" TEE 6" GATE VALVE 37' W 6" HYDRANT 40'W BREAKOFF ELEV: 966.10 W-7 STA:19+79.41 OFF: 11.00' L APARTMENT SANITARY F&I 8"X8" TEE 8" GATE VALVE — 5' N 8" GATE VALVE — 5' S W-8 STA: 12+07.61 OFF: CL WATERMAIN LOOP F&I WET —TAP 8" LINE INTO EX 16" DIP MAIN 20+ O O N .. D Q00 0) 71 m Q � I I I I I I I I I (SJ `PI: 12+50.38 13 W-7 n� H 2 �- O W V ,now +00 1� PI: 12+26.89 D VELOPMENT SI \N / 90+75 + m m _J W H- +T7 5 ILI m 0 Iyrl Ln 3100 15 a: 12+07.61 EV: 956.54 RIVATE IELD VERIFY EXISTING 16" D.I.P. W M ELEVATION W/M 95 .54 I_ I� Ln CO zt O NLn CO Q0 CO L6 `t CO 00 Ln Ln CO O CO CDLn CO CO Ln Ln Ln -t Lcj Ln CO rn — NM L6 cc Ln �t _t Ln Ln co 00 O CO CO Lj Cp CO — Ln CO CO 't OO CO f` CO QD r� � Cp CO CO I\ D Ln 12+00 12+50 13+00 13+50 14+00 14+50 E< E 970 T I " C A L S O C A L 965 E " H_RILJLJNTAL SCALE 10 0 5 10 20 • 955 X D' X W W W 950 W (Z 15+00 15+18.97 DATE: 6/3/2021 REVISED BY DATE CITY Off M C ELL HEREBY CERTIFY THAT THIS PLAN, MONTICELLO LKEAPARTMENTS SPECIFICATION, OR REPORT WAS PREPARED Prepared For: ENGINEERING PRELIMINARY ADB 9 13 2021 NTI BY ME OR UNDER MY DIRECT SUPERVISION DESIGNED MRW / / AND THAT I AM A DULY LICENSED Ba dur Real Estate, LLC O O SURVEYING DRAWN ADB SUBMITTAL ADB 9/20/2021 WRIGHT C O�JNT� PLAN & PRO�'I]�E F""P I UTILITIES PROFESSIONAL ENGINEER UNDER THE LAWS OF 1 `��/ THE STATE OF MINNESOTA. 19356 MEADOW RIDGE TRAIL N PLANNING RESUBMITTAL ADB 0/18/202 MARINE ON ST. CROIX, MN 55047pra Ph. 5OT867--1666 MARK R WELCH CHECKED MRW BENCHMARK: 14070 Hwy 52 S.E. Fax 507-867-1665 SHEET 3 DATE X/X/XX REG. NO. 42736 www TOP NUT HYDRANT ON SCHOOL BOULEVARD 300' WEST OF FILE NO.: 20-408 LAYOUT 3 GP & CP Chatfield, MN 55923 ggg.to THE INTERSECTION WITH EDMONSON AVENUE NE, ELEV:965.13 OF 10 SHEETS O ° O STATE ONE CALL FOR LOCATIONS. �� ��� LLJ � O DIAL 1-800-25 - RI�Q / / 131 ° O ��O / o L LJ 0 z HAO HAO BHAO BHAO HAO AO BHAO BHAO HAO W Z C` 0 kJ y� O Z - - - - - - - - - - - - - - - - - - - - - J ----- LLJ LL BERM L_IJ � Sro N-) F&I 84.53 LF 8" PVC @ 0.40% T LL RAGO 47 / 13+00 / / Z�° Z� O 12+00 ------ / / 11 +00 (r) 0 � 6B „ ® .34% ° __o ,�� - Q rrj PVC F&I 287.87 LF 14+00 / N o � / O / w 40 / O-) / � �° �/ /° �o / W Cr _ 15+00 / OLLJ O W-1 W- 3 STA: 10+23. 2 OFF: 11.0 ' R STA: 13+78.35 OFF: 11. 0' L APARTMENT SANITARY APARTMENT SANITARY F&I: WET -TAP 8" LINE INTO F&I 8" - 5° BEND 965 CVT 53 2 STA: EX 12" DIP MAIN W- 4 _ W-2 STA: 15+40.98 OFF: 11. 0' L STA: 13+42. 9 OFF: 19.8 ' R APARTMENT SANITARY CVT SB#1 STA:10+96.92 APARTMENT SANITARY F&I 8"X6" TEE F&I 8" - 4 ° BEND 6" GATE V LVE 3� 960 6 YHYH DRAN 6' W BREAKOFF ELEV: 967.13 STORM STORM 15+96 45 958.33 FIELI V RIFY 955 ELEV:954.79 ELEV: 954.18 F&I 8 DIP M RIVATE ELEV:953.91 F&I 8 DIP M PRIVATE R T STA:1'b .32-1 ELEV: L .50 EXISTING12" D.I.P. W/M E ATION MH 4 - PLT. NO. 001 MH � - LT. 0. 3002 950 MH 3 -P LT LT. NO. 3001 STA: OFF: 0.00'T t STA: O .00 OFF: 0.00'T STA:15+7 OFF: 0.0 Sanitary ApariFrr�' San tary Apartment Sanitary RIM:948.22 RIM BUI 959.96 D: 17.45 HORIO❑ 10 ° Nk*�I5A.79 U1 D: 3 .22 BUILD: 12 N 8" INV IN: 43.70 N S INV IN:942.61 INV OUT: 942. 1 IN:9 W 12" INV IN:931.57 1.37 „ .87 LF 8 PVCPRIVATE E 12" INV OUT:931.57 945 F&I 28 95 94 .64 N//M .77 SAN 95173 94 .57 95 94 .5 .8 &I 284.53 LF PVC ©0.40% PRIVATE SOUTH A ARTMENT SERVI ES = STA:15+01.30 940 ELEV: 943.47 940 CONNE T MH-6 TO EX. SANITAR 12" RCP SEWER LINE 935 954.82 W/M 954.67 954.54 W/M 954.41 954.29 W/M 95 .15 95 .96 W/M 95 .89 95 .86 W/M 95 .83 95 .80 W/M 95 .77 95 .74 W/M 95 .72 95 .69 W/M 951166 95 2.63 W/M 952.60 95 2.57 W/M 952.55 W/M 94 .47 SAN 94 .37 94 .27 SAN 9413.17 94 .07 SAN 94197 94187 SAN 94177 94167 SAN 94147 94137 SAN 94127 942.17 SAN 94107 941.97 SAN 941.87 941.77 SAN 941.67 941.57 SAN 941.47 941.37 SAN I I 00 00 N I� N j a 7 � M rN') j d rrj N(D r- - rr 00 N "4-CD co 7 O N N O � co (D � c0 I� Ca O 03 I� O O rr) O O O Ln � d7 Ln N (D r co CO O CO a) j (0 r CD CD CO O co r j CD CD r CD O (D rrj O� C0 N CO co co 0\i rr) CD Co CD O CO N CD CO O c) � CO 0 Qj � Ln � 6j � a7 � O p (D CD O QO CD O X W 0 X a_ W � a_ D7� X (Y 0)07 X O� X O X O X O X X W W a_ W W a- W W W LLJ W W W 15+50 15+00 14+50 14+00 13+50 13+00 12+50 12+00 11+50 11+00 10+50 10+00 9+75 IHEREBY CERTIFY THAT THIS PLAN, DATE: 6/3/2021 Prepared Far: REVISED BY DATE CITY OF MONTICELLO MONTICELLO L KE APARTMENTS SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT AM A DULY LICENSED Ba dur Real Estate, LLC ENGINEERING SURVEYING DESIGNED MRW PRELIMINARY ADB 9/13/2021 �y W��(f HT COUNTY & PJQL�IOFtLE Fnulk�" UTtLITIE S SUBMITTAL ADB 9/20/2021 PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. 19356 MEADOW RIDGE TRAIL N � O O PLANNING DRAWN ADB `�U�� l � PLAN 1 � RESUBMITTAL ADB 0/18/202 MARK R WELCH MARINE ON ST. CROIX, MN 55047 4070 Hwy 52 S.E. Ph. 507-867-1666 Fax 507-867-1665 CHECKED MRW BENCHMARK: SHEET 4 DATE x/x/xx REG. NO. 42736 FILE NO.: 20-408 LAYOUT 3 GP & CP Chatfield, MN 55923 WWW gggto TOP NUT HYDRANT ON SCHOOL THE INTERSECTION WITH BOULEVARD 300' WEST OF EDMONSON AVENUE NE, ELEV:965.13 OF 10 SHEETS TA 0 E ILL OR OC TIO -------------- -- - -- ---- - - ---------------- --L-- -- - - ---- - - - - - - - - - - - - - - - Y W � I O C I - -- -- E UNJU gg.77 89 EGLAERP\GE 68 .47 �B 9 0 FLOO R O O - + PI: 11 01.91 o, 00 Q N AGE - 8 UNIT GARAGE o� +� NUNI Gp\p\ B 4� I + a E-L v:g6g� 16+00 FLOOR ELEV: 966.96 � � Q, 12+00 FLO 0 R ... . ...... � I 00 oco m C�? 0.28% 1 7+00 i F & 1400.00 pVC In + N 18+00 12+00 PI: 12+ 80 N 9+00 I x 00 73 Q . / - 6' Cb / + CD N c zz W-4 W-5 W-6 W-7 STA: 15+40. 8 OFF: 11.00' L STA:18+13 87 OFF: 11.00' L STA: 19+ 7.36 OFF: 11 +00' L STA:19 79.41 OFF: 11.00' L APARTMENT SANITARY APARTMENT SANITARY APARTMENT SANITARY APARTMENT SANITAR F&I 8"X6" TEE F&I 8" - 1.25° BEND F&I 8"X6' TEE F&I 8"X " TEE 6" GATE VALVE 3' W 6" GATE VALVE 37' W 8" GATE VALVE - 5' N BREAKOFF ELEV: 967.13 BREAKOF ELEV: 966.10 CVT 5313 STA:19+67. � a E R J� 18" RCP A Q� L ►- s c p�Q MIN MUM 18" A A TI N L E N 00 xoR0 STA 19+7 STA:18+13.87/ 10 5AL 0caLE 20 STA: 15+96 ELEV:958.33 45 ti-/ ELEV:956.39 v_ 990 MH 3 - PLT. NO. 300 STA:15+72.4 OFF:O. Apartment S nitary RIM:948.22 BUILD: 12.67 N 8" INV IN: D43.70 & 247.71 LF 8 VC C�? 0.46� RIVATE F&I 400.00 LF 8 VC 0.28% P I VATE MH 2 - PL . NO. 3001 STA:19+72. O OFF:0.00'T 958.11 W/M 95 .84 95 .57 W/M 95 .30 95 .03 W/M 95 .76 95 .5 A004ne45 q'5 i t a r y 95 .49 W/M 95 .46 95 .44 W/M 95 .42 95 .40 W/M 95 .24 W/M 955.98 955.72 W/M 955.46 95 .19 W/M 954.93 954.67 W/M 95 .33 958.08 W/M 9515 95 .64 W/M 955.73 94 .26 SAN 94 .06 94196 SAN 94 .86 94 .76 SAN 94 .66 94 RIW949.44 .46 94 .36 SAN 94126 94 .16 SAN 94106 94 .96 SAN 94 .76 SAN 94 .66 94 .57 SAN 94 .47 94 .37 SAN 94 .27 94 .17 SAN 944.07 94 .97 SAN 94 .8 94 .77 SAN 94157 = BUILD: 12.5 1`0 O 00 00 O r-- c0 CO r- N� r-1 O n Ln n c0 a) F- n 00 n � � O 00 0) O n In O 0 � a) O M c0 In O - O O In c0 N - Ln7 Ln ';4: 00 O I� 00 N n QD Lr� Ln Ln O N NG� n 00 O O 00 Ln O 00 00 00 � � 00 n 00 N �j C0 CD cD c0 O CO 01 cp (0 cD O CO cp co CO O cD m cp In cD cD O cD O Lfj (p CD cD cD O c0 0) cp cD cD O cD m cp 00 cD co cD O 400 cp cD (0 O cD 400 M cp CD c0 O co 0� 4 cp co (D CD O cD 4 cp co (D Co O cD 4 cp r-- cD c0 O cD vj cp cD c0 X W W W a_ W a_ W a_ W a_ W a_ W O_ W W a_ W IZ W a_ 21 +00 20+50 20+00 19+50 19+00 18+50 18+00 17+50 17+00 16+50 16+00 15+50 HEREBY CERTIFY THAT THIS PLAN, DATE: 6/3/2021 Prepared Far: REVISED BY DATE CIT � J� � T �4 �( O F M O �\ T I �l E L L T \TSPECIFICATION, RTMENTS OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED Ba dur Real Estate, LLC ENGINEERING�JJJL��VV�J1� SURVEYING DESIGNED MRW PRELIMINARY ADB 9/13/2021 SUBMITTAL ADB 9/20/2021 PROFESSIONAL ENGINEER UNDER THE LAWS OF � O O DRAWN ADB WiR.IGHT COUNTY PLAN & PJR1OFtLE Fnulk�" UTILITIES RESUBMITTAL ADB 0/18/202 THE STATE OF MINNESOTA. 19356 MEADOW RIDGE TRAIL N PLANNING MARK R WELCH MARINE ON ST. CROIX, MN 55047 4070 Hwy 52 S.E. Ph. 50T867-1666 Fax 507-867-1665 CHECKED MRW BENCHMARK: SHEET 5 REG. N0. DATE x/x/xx 42736 FILE NO.: 20-408 LAYOUT 3 GP & CP Chatfield, MN 55923 WWW gggto TOP THE NUT HYDRANT ON SCHOOL BOULEVARD 300' WEST OF INTERSECTION WITH EDMONSON AVENUE NE, ELEV:965.13 OF 10 SHEETS WARM F E DIGGING AL G P ER ONE CALL 0 L C TIONS. 1-800-2 2- 16-------------- ED BY LAW I BERM STA: 23+84.66 ELEV: 956.90� w(_0 0 Ln Q w w O m 8 UNIT GARAGE FLOOR ELEV:967.76 0 Z O CD U� + +50 1400 I / yv-71 I I CVT SBJ4 STA:23+31.28 STA: 22+99.991 ELEV:956.29 97�V 5 S A:18+13.8 OFF: 11.0 ' A ARTMENT SANITARY F&I 8" - 11.25° BEN 96�6 L A: 19+47. 6 0 F. 11 +0 APARTMENT ANI ARY F&I 8"X6" TEE 6 " 7' W 6" HYDRANT 402W 96@ S A:22+44.95 LEV: 958.26 955 950 11 +00 W-7 STA:19+ 9.41 OFF: 11.00' L APARTMENT SANITARY F&I 8"X8' T 8" GATE VA_L_V__E - ' R" r A TF \/ A I \/F- - C;' - STA: 22+00.27 ELEV: 958.93 8 UNIT GARAGE FLOOR ELEV: 966.96 SpIDICS I L I W-9 STA:22+44.95 OFF: 11.00' L APARTMENT SANITARY F&I 8'X6" TEE 61-1 8' W . ,lily=X92ATAIW WX W _ --T- O O PF 11 01.91 0 LO N 12+00 PI_ W 10 ST :23+84.66OFF: 11.00' L APARTMENT SANITARY F&I 8"X6" RED CER - 6' S 6" GATE VALVE - 3' S Oe 11 lb STA 19+7�*11 Ln 0 Co 0 N C p,F 40 N UN-V B LLE Q\ 12+00 FLOOR � I m U) , 9+00 vX0 O + /O N O O / CVT SBJ3 STA:19+67. k/l JP 18" RCP MIN MUM 18" SE ARATION 0 o� E R T I N C A L STA: 18+13.87/ S ELEV: 956.39 C A H LJR1 LIL13 4TAL SCALE 10 0 5 10 20 1 F&I NORTH APARTMENT SERVICES STA: 23+09.31 247.71 LF 8 1VC ®0.46% RIVATE 9,99 ELEV:947.00 945 MH 1 - PLT. NO. 3001 F2 STA:22+2 .11 OFF:0.00'T MH 2 - PL . NO. 3001 956.83 W M 956.67 956.50 W M 956.34 957.21 / / W M 95 / .08 95 � wprl5 f�pG1�5� �S�nitary 95 .66 W M 95 / .39 958.11 W M 95 / .84 95 .57 W M 95 / .30 95 .03 W M 95 / .76 95 ,5 AIY6 +72. A�t'�ner�t5 0 nary 00'95 �a�itary .49 W M 95 / .46 95 .44 W M 95 / .42 95 .40 W M 9 / 947.26 SAN 947.16 947.06 SAN 946.96 946.8 SAN 94 .76 94 6c BIND: 91 �6 94 .46 SAN 94 .36 94 .26 SAN 94 .06 94196 SAN 94186 94176 SAN 94166 94 RIMz449.44 .46 94 .36 SAN 94 .26 94 .16 SAN 94 .06 94 .96 SAN 9 E 8" INV UT:946.06 = BUILD: 12.5 c- 930 00 00 CO O X W Ln 00 m O O O O X D Ld M O Ln O O 0 O O(D O O Ln Ln O O 00 O O a) X W Ln 00 a7 O L O CD a d7 a_ 00 Ili 00 0{j O CD 07 0) X W _ a7 r� cO I� O �j O(D O O 00 00 CO O 07 0 X W _ O r� cO I� O �j O(.0 O O CO r �Cl O d) O X W _ N Ln CO Lcj O Oa-) D - U-) (0 Cfl O X W O Ln � O Lcj O CO a_ O a_ N-1 CD CO u{ d) O CD O X W 07 I-- M 1-6 O CO L6 O CO 0)0) a_ 00 N-1 ;I- N CO O CD O X W O 00 N O O a O a- O O N-)O a7 O (.0 O O X W Ln 00 O O O a O a_ a) O 00 (.0 O 22+70.11 22+50 22+00 21 +50 21 +00 20+50 20+00 19+50 19+00 18+50 1 DATE: 6/3/2021 REVISED BY DATE MONTICELLO T HEREBY CERTIFY THAT THIS PLAN, CITY OF O MLAKE APA"TMENTS SPECIFICATION, OR REPORT WAS PREPARED Prepared Far: ENGINEERING1 BY ME OR UNDER MY DIRECT SUPERVISION DESIGNED MRW PRELIMINARY ADB 9/13/2021 AND THAT I AM A DULY LICENSED Ba dur Real Estate, LLC ubcd- SURVEYING DRAWN ADB SUBMITTAL ADB 9/20/2021 WRJG�H[T COUNTY PLAN & PROFILE Fknjlk�" UTILITIES PROFESSIONAL ENGINEER UNDER THE LAWS OF � THE STATE OF MINNESOTA. 19356 MEADOW RIDGE TRAIL N PLANNING RESUBMITTAL ADB 0/18/202 MARINE ON ST. CROIX, MN 55047 Ph. 50T867-1666 MARK R WELCH CHECKED MRW BENCHMARK: 4070 Hwy 52 S.E. Fax 507-867-1665 SHEET 6 REG. N0. DATE X/X/XX 42736 WWW gggto TOP NUT HYDRANT ON SCHOOL BOULEVARD 300' WEST OF FILE NO.: 20-408 LAYOUT 3 GP & CP Chatfield, MN 55923 THE INTERSECTION WITH EDMONSON AVENUE NE, ELEV:965.13 OF 10 SHEETS 1'2- cv \ p ° ` O� Z� 2X65 ao � 1 p O N P\. rn00 o g o g vo. g �6 �d �d � a 0 6' w kp 91 o e rn o P\.• 1 0 do 970 0 972 A-5 0� 0 g71 rn X.. .... .... ..... .... .... ... ... ... u co uo g6g �0 ro. b TB 966.97�- / 0 6.4 rn F\' 1)�' d) G°' / Lo L9 / rn TBC9 66�7 rn / / /FL96�- / / 9 / - / i / � / / / 5 •pp k WM A- IckB9 66.47 F / / / / / / BP 9 7 o WM / L 9�. / / \ / LO 6, 0 MH S-2 - PLT. N D. 4001 STA: 11 +58.39 OFF 54.37'RT Storm Basins RINI: 961.98 - 2 $B-- MH S-3 - PLT. NO. 4001 SE INV IN:959.10 ST :12+08.90 OFF:0.00'T W NV OUT:959.10 Storm Basins RIP: 962.11 BUILD: 2.68 N I N W I T: 1 I V3 cn ° _ ° MINIMUM 18" 8" D.I.P. SEPARATION W/M 17 WM- WM � a E R 975 T MH S-1 PLT. NO. 400 STA: 10+93.25 OFF: 16.96 RT Storm Basins RIM:962.04 BUILD: 2.69 » IN:959-44 F SW INV OUT:951R @ 0. 4% (PRIVATE) 970 NO. 4002 STA:10+00.0 OFF:0.00' �- Storm Basins 965 BUILD: 6.18 W INV OUT:9 0.05 95 T79 STO 95 .36 959.21 STO 95 .29 95 .44 STO 95q.59 95q.74 STO 95q.89 96q.04 STO 96Q.19 ,.,-, r0 00 00 Lo'n LO a-)M o Ln coo co , P r0 r P rn Qo co Cfl Co 6 Ln Co (0 Ln CO co Co CD Ln Cfl Co Ln co (D (D (_0 rn O CO rn rn (0(0 M 0) (0�0 rn rn Q0( rn 0 CO rn� rn 0-)x n rnM x � MM x � rn� x � rna' x Q:�' rn0-) x Of* x o= w n w a_ w a_ w a_ w a_ w w w w 12+50 12+00 11 +50 11 +00 10+50 10+00 9+75 I a C A L S 0 C A L E N HORI111INTAL SCALE 10 0 5 10 20 X 1 W-7 �\ H 2 S6 3 9 75 +00 0 1 1 II I I I I I 1 I 1 I 11 I II II II I 1 II 1 I W CD I 1 I 0 o N I 1 I \ I pI: 12+26•g9 II MH S-2 - PLT. ND. 4001 ST :11+58.39 OFF 54.37'RT Storm Basins - RINI: 961.98 STA: 10+00.0 2-8$- INV IN:959.10 - PLT. NO. 4001 Storm Basins MH S-1 4001 SE BUILD: 6.18 0.0O'T W NV OUT: 959.10 STA: 10+ 3.25 OFF: 16.96 RT W INV OUT:9 Storm Basins RIM: 962.04 » BUILD: 2 69 78 IF 15" „ I /MrSW INV UT: 95Q 4 @ 0. 4% (PRIVATE) MI IMUM 18" 8" D.I.P.=EPARATION W/M 17 21 STO 95 .29 95 .44 STO 95 .59 95 .74 STO 95 .89 96 .04 STO 960.19 rn CO Ln M If)� 0 O� Ln 0 Ln _ co Co co CO � r ) L6 L(� (D Uri CO L(j Lc7 CO CO Ln Co Ln CO Ln (D Lo CO C6 Qo CD CO co rn M x0� M CD rna, co o, x rn co rn� rn xD� rn (_D M0) L.o M xQ:�* 0) rn x Li a_ wo_ o wa_ wo w 11+50 11 +00 10+50 975 970 NO. 4002 OFF: 0.00'T 965 ,0.05 I'm rn o= w 10+00 9+75 -8 I DATE: 6/3/2021 REVISED BY DATE HEREBY CERTIFY THAT THIS PLAN, CITY OF MONTICELLO MONTICELLO LAKE APAR"I'MENTS SPECIFICATION, OR REPORT WAS PREPARED Prepared Far:ENGINEERING�JJJL BY ME OR UNDER MY DIRECT SUPERVISION DESIGNED MRW PRELIMINARY ADB 9/13/2021 AND THAT I AM A DULY LICENSED Ba dur Real Estate, LLC O O SURVEYING DRAWN ADB SUBMITTAL ADB 9/20/2021 PROFESSIONAL ENGINEER UNDER THE LAWS OF WJR.IGHT C OUNTY PLAN & PROFILEFnulk�" UTILITIES � THE STATE OF MINNESOTA. 19356 MEADOW RIDGE TRAIL N PLANNING RESUBMITTAL ADB 0/18/202 MARINE ON ST. CROIX, MN 55047 Ph. 50T867-1666 MARK R WELCH CHECKED MRW BENCHMARK: 4070 Hwy 52 S.E. Fax 507-867-1665 SHEET 7 REG. NO. DATE X/X/XX 42736 WWW gggto TOP NUT HYDRANT ON SCHOOL BOULEVARD 300' WEST OF FILE NO.: 20-408 LAYOUT 3 GP & CP Chatfield, MN 55923 THE INTERSECTION WITH EDMONSON AVENUE NE, ELEV:965.13 OF 10 SHEETS F TAIZNIN DIGGINGCALL GOPHER E CALL FOR LOCATION �-800-252-1166 BY LAW I II I' I I I W - 10.0 L O I L o 000000000�0 OUTLET 1 STA: 15 28 68 I Of ELEV:95 .0 00 F&I 18" RC LL Q APRON 36 Y I (n CL CLASS III RI R P I Z PER PLA E 0 9 C Q Q 5 00 114 00 1 60 LO + w I I I \ I I I I I I I I I \ I I I 970 965 955 950 X Iw 270 0 N N L 1 1 � 22+00 LVIIV F� 0 R I L:v 1, lw'-V:96� L L0--1__ 13 r-I -- Y Y 6 jsp�ce - - - - - - - - - - - - - - - F&I 247.71 LF 8" PVC a nn46-7.- - 21+00 20+ 0 W-7 4H 2 -i- 0 0 N N 12+50. It- Q0 J) 11 +00 a7 0 +00 PI: 12+26.89 9 75 O Ln 975 970 965 Dial] 955 N O O Of a_ 15+59.76 15+50 15+00 14+50 14+00 13+50 13+00 12+50 12+00 11 +50 11 +00 10+50 10+00 9+75 DATE: 6/3/2021 REVISED BY DATE T HEREBY CERTIFY THAT THIS PLAN, CITY OF MONTICELLO MONTICELLO LAKE A������I \\TSPECIFICATION, OR REPORT WAS PREPARED Prepared Far: ENGINEERING�JJJL l� BY ME OR UNDER MY DIRECT SUPERVISION DESIGNED MRW PRELIMINARY ADB 9/13/2021 AND THAT I AM A DULY LICENSED Ba dur Real Estate, LLC � 0 O SURVEYING DRAWN ADB SUBMITTAL ADB 9/20/2021 PROFESSIONAL ENGINEER UNDER THE LAWS OF WJR.IGHPROFILET COUNTY PLAN & Fnulk�" UTILITIES THE STATE OF MINNESOTA. 19356 MEADOW RIDGE TRAIL N PLANNING RESUBMITTAL ADB 0/18/202 MARINE ON ST. CROIX, MN 55047 Ph. 50T867-1666 MARK R WELCH CHECKED MRW BENCHMARK: 4070 Hwy 52 S.E. Fax 507-867-1665 SHEET 8 DATE X/X/Xx REG. NO. 42736 WWW gggto TOP NUT HYDRANT ON SCHOOL BOULEVARD 300' WEST OF FILE NO.: 20-408 LAYOUT 3 GP & CP Chatfield, MN 55923 THE INTERSECTION WITH EDMONSON AVENUE NE, ELEV:965.13 OF 10 SHEETS o� E R T I a C A L S 0 C A L EN H❑ U111INTALSCALE 10 0 5 10 20 STA:11+68.62 OFF:5.25'RT MH S-2 PLT. NO. 4 01 OUTLET #1 STA:15+28.68 ELEV:956.00 F&I 18" RCP MH S-5 - PLT. N OFF:8.2 Storm Main :959 BUILD: 3.08 N W INV UT:957.01 = � 'RT Storm Main RIM: 965.AO BUILD: 7.92 I E INV IN:958.14 W INV 0 = T:958.14 &I 102.43 LF 1 RCP @ 0.94% (PRIVATE) STA:10 Storm Main RIM: 961 N BUILD: I NE INV Ln 66.34 OFF:0.25'LT 98 .88 IN:959.10 APRON & 3.6 CLASS III RIP PER PLATE 4009 F&I CY AP 157.88 LF 18' RCP © 0.64% (PRIVATE) ® 0.51% (PRIVATE) W OUT: INV 8" D.I.P. W/M MINIMUM 18" SEPARATION F&I 221. 5 LF 18" RCP REGIONAL POND NWL: 952.5 STO 95 .02 956.17 STO 95 .32 95 .47 STO 95 .62 95 .77 STO 95 .92 95107 STO 95122 95137 STO 95152 95167 STO 95182 95197 STO 958.12 958.27 STO 958.42 958.57 STO 958.72 958.87 STO 95102 959.17 STO 0 O N N O co cD an C0 CO C6 97 O CO X � 0) ww 0) O 7 CD CO c0 CD a7 X wo O 00 CD C6 O co rn� r, O CD CD CO (0 0) X wo_ r- O CD OO co C6 0) CO � 0) O O CD c0 CO cD 0) X wo_ O O N Oo CD CD CO a-)CDCD � rn0) r, N O CD CD CO 0) X wo_ r- O N CD CD CO 0) co � rn� N 7 cD CD c0 X w r CD oO O CO CO o= rn� � rn Ln CD CO cD 0-)00 X wo_ rn (0 Ln (0 Of* rn0) rn 0o d) co CO a) X wa_ O (D Ln CO00 CD M co � rn� r'� c0 00 Ln CQ c0 O X wo_ V-) 00 rn Ln CD a-)coCO Of,rn� 00 O � Ln CO 0) X wo_ 00 r- M Ln O 0) CD Of*rn� rq 0) � Ln CO CO 0) X wo_ V-) r- 0 Ln O 0) CD � Q,rn rq 0 Ln Ln (Q CD „ O 8 PVC X wo_ V-) N Ln Ln Ln CD CQ a-)O Of, X w OR 5' IN RACK OF CURB � IF CONCRETE WALK OR BITUMINOUS PATH ARE HYDRAFINDER PRESENT FLAG WATEROUS MODEL 67 HYDRANT YELLOW OUT OF ORDER TAG TO BE INSTALLED ON PUMPER CONN. zl AFTER BACK -FILL IZ BRFAKOFF FLANGE EXISTING OR FUTURE STREET w 7" TO 2" MAXIMUM CURB OR GUTTER LINE aol ABOVE BURY ONE (FINISHED GRADE)FINISHED s GRADE VALVE BOX A$ WATERMAIN sPEGIFIED I"T02" I 2 LAYERS OF W 2'- 6" AS REQUIRED 1( POLY (4 mI) o x I .w DIAMETER BY 3' DEEP PIT INOER HYDRANT FILLED WITH I MINIMUM OF I C.Y, )F 1 pp 1/4 " STEEL VALVE BOX ADAPTOR -1/2" CLEAR STONE 14 - WITH PROTECTIVE COATING AS MANUFACTURED BY ADAPTOR INC. OR APPROVED EQUAL MEGALVG MEGALUG L GATE VALVE TEE THRUST MEGALUG BLOCKING BEN INO BLOCKING BELOW GATE THRUST HYDRANT PRECAST CONCRETE BASE y�yE BLOCKING AS SPECIFIED (15% 15"x 4") BEHIND TEE BUILDING Standard Plate Library Typical Hydrant Installation City of Monticello Date: 03-05 Plate No. Revised: 03 _ 17 2001 INSTALLED BY PRIVATE CONTRACT :ER WIRE LOCATE BOX GROUND STREET INSTALLED AS PER CITY CONTRACT I I I TRACER WIRE SPLICE CURB BOX STANDPIPE I COPPER -CLAD STEEL AWG 12 GAUGE ) TRACER WIRE 30 MIL HIGH DENSITY 2' SPOOL COPPER -CLAD STEEL AWG 12 GAUGE TRACER WIRE 30 MIL HIGH DENSITY POLYETHYLENE GREEN COLORED JACKETI POLYETHYLENE GREEN COLORED JACKET TO BE PROVIDED UNDER PRIVATE I TO BE PROVIDE UNDER CITY CONTRACT CONTRACT � I 1" COPPER WATERMAIN COPPER -CLAD STEEL AWG 12 GAUGE TRACER WIRE 30 MIL HIGH DENSITY POLYFTHLNF GREEN COLORED JACKET TO BE PROVIDED UNDER CITY CONTRACT SANITARY SERVICE MAINLINE SANITARY SEWER Title: Tracer Wire Standard Plate Library (New Developments) City of Monticello Date: 03-08 Plate No. �- Revised: 3005 03-15 TIES REQUIRED TO CLEAN OUTS USE 4" OR 6" CISP PLUG AND CAP, TOP TO BE 1/2 " BELOW FINISHED GRADE r FINISHED GRADE VARIES 1 C' TO 20' 1/8 BEND 6" PVC RISER FOR NON-RESIDENTIAL 4" PVC RISER FOR RESIDENTIAL 4" OR 6" VERTICAL WYE (PVC) CONCRETE ENCASEMENT 12" ALL AROUND (INCIDENTAL) r WATER TIGHT GASKET ` OR CEMENTED PLUG Plc HORIZONTAL WYE (PVC) THRUST BLOCKING FOR CLEANING EQUIPMENT % PAYMENT FOR 6" RISER PIPE, 6" VERTICAL WYE 45' BEND AND PLUG WILL BE PAID FOR AT UNIT PRICE BID PER EACH. 2. CLFAN-OUTS REQUIRED AT 70' INTERVALS FROM MAIN SEWER UNE. Title: Standard Plate Library Sanitary Clean -Out City of Monticello Date: 03-05 Plate No. � Revised:03-15 3006 GROUTING BETWEEN PIPE AN[ MANHOLE BARREL SHALL BE WITH NON -SHRINKING CEMEN ALL MANHOLES WITH INSIDE DROP SECTION SHALL BE S' DLA (I.D.) MANHOLE SECTION TO BE AMU C-478 CLASS II CIRCULAR REINF LATEST REVISION USE R-2 JOINT FOR ALL MANHOLE JOINTS "CRE-SEAL","RESEAL", OR APPROVED EQUAL PRECAST GASKET CONNECTION SHALL BE USED FOR CONNECTION PIPE TO MANHOLE -,, MAX. 24" 02 PRECAST BOTTOM SECTION WITH INVLRT #5 AT 12" OC EACH WAY SEALS (INTERNAL OR EXTERNAL) )R APPROVED EQUAL" STANDARD MANHOLE FRAME AND COVER ADJUSTING RINGS MIN 4" - MAX 12" STEPS AT 16" OC " 8 VARIABLE l 6" MIN STANDARD MANHOLE FOR SANITARY SEWER NO SCALE NOTES: Q1 MANHOLE STEPS SHALL BE CAST IRON OR MA MODEL PS-I-PF (DY MA INDUSTRIAL INC.) CONFORMING TO ALL OSHA REGULATIONS AND SPACED 16" OC. O2 IF DROP IS GREATER THAN 24"INCHES, USE OUTSIDE DROP. Standard Plate Library City of Monticello Title: Standard Sanitary Manhole late: 03-05 Plate No. Revised`03-15 3001 1I N Q CASTING ADJUSTING RINGS 4" MIN - 12" MAX STANDARD FRAME & COVER INSTALL INFRA SHIELD (OR APPROVED EQUAL) ROADWAY SURFACE EXTERNAL CHIMNEY SEAL SEE MnDOT STANDARD PLATE 4020 FOR COVER REQUIREMENTS WALL CONSTRUCTION SHALL BE CLASS II PRECAST PIPE, EXCEPT 48" DIA MAY BE ASTM C 478 CONCRETE PIPE. SEE MnDOT STANDARD oz z 8" CAST -IN -PLACE PLATE 3000 (NO TONGUE OR GROOVE AT TOP CONCRETE OR BOTTOM OF THIS SECTION). CAST -IN -PLACE CONCRETE OR MASONRY CONSTRUCTION o 4' TO 1p' (BRICK OR BLOCK) ALLOWED ONLY IF APPROVED z :F BY ENGINEER z C7 p :•� IN, CONCRETE DOGHOUSE REQUIRED ON OUTSIDE AND INSIDE OF STRUCTURE AND PIPE CONNECTION oz 2 t2 w � x � � O] ."� STRUCTURE • 8" POURED CONCRETE BASE, FOR ALTERNATE PRECAST CONCRETE BASE. SEE MnDOT STANDARD PLATE 4011 (MODIFY DIAMETER AND 2" RAISED AREA TO FIT REQUIRED DIAMETER. O1 REFER TO STANDARD PLANS FOR HEIGHT AND DIAMETER REQUIRED. O2 MANHOLE STEPS SHALL BE CAST IRON OR MA MODEL PS--I-Pr (BY MA INDUSTRIAL INC.) CONFORMING TO ALL OSHA REGULATIONS AND SPACED 16" OC. © MINIMUM STEEL REINFORCEMENT ® EQUIVALENT STEEL AREA IN WIRE MESH MAY BE USED © GENERAL DIMENSIONS FOR CONCRETE APPLY TO BRICK AND CONCRETE MASONRY UNIT CONSTRUCTION ALSO, EXCEPT AS NOTED. ® 12" MINIMUM FOR PRECAST, 3 BRICKS OR 1 BLOCK MINIMUM FOR MASONRY CONSTUCTION © REINFORCEMENT AS PER MnDOT SPEC 3301, GRADE 60. Standard Plate Library City of Monticello "" IQ MANHOLE OR CATCH MANHOLE PLASTEREO OR EXTERIOR CATCH BASIN BASIN - DIA DIA SEWER BRICK (MnDOT SPEC 3616) BLOCK MASONRY CONSTRUCTION FOR COMPLETE TYPE "A" DROP SECTION UNIT PRICE SHALL INCLUDE ANY GUTTING INTO MANHOLE RASE REQUIRED, ELBOW, TEE, PIPE, SUPPORT AS REQUIRED, PRE -CAST CONCRETE MANHOLE SECTIONS DUCTILE IRON TEE ON LENGTH (2O'- 0- - OF DIP IN LIEU OF PVC CONE DRILL CONN TO MANHOLE Lei rn I CONCRETE HORSESHOE AND CONCRETE MORTAR ALL SIDES o :r � a a w m w CORE DRILL z CONNECT 70 MANHOLE MAINLINE SLIVER RISER RASE - Title: Standard Plate Library Outside Drop Section for Sanitary Manhole City of Monticello 03-04 Plate No. Rev;>sed:03_15 3002 G A 35 1/4 43- CURB INLET FRAME AND GURB BOX NEEN O REENAH N0. R-3067-V PLAN 4" CONCRETE COLLAR ALL STORM SEWER CASTING ELEVATIONS INSTALL INFRA SHIELD SHOWN ON THE PLANS HAVE BEEN (OR APPROVED EQUAL) DEPRESSED 0.10' BELOW GUTTER EXTERNAL CHIMNEY SEAL ELEVATION (SEE DETAIL 5003) ADJUSTING RINGS 4" MIN - 12' MAX ENCASE IN CONCRETE 6" COLLAR USE CONCRETE CURB MIX FOR COLLAR 24" 3'- 6" FINISH GRADE 4" CONCRETE COLLAR SECTION A NOTES: POUR A 3" TO 4" CONCRETE COLLAR AROUND RINGS EXTENDING FROM THE CASTING TO THE PRECAST SECTION CATCH BASINS LOCATED IN DRIVEWAYS SHALL BE TYPE MnDOT DESIGN H. THE CASTING SHALL BE NEENAH R-3508-A2. / STEEL T-STYLE FENCE POST PAINTED - GREEN WITH AN OIL BASED PAINT AND A MINIMUM 2" REFLECTORIZED TAPE (ENGINEER GRADE) AT THE TOP OF THE POST TO MARK THE SERVICE STUB TO BE INSTALLED AT THE TIME OF SERVICE DEPTH OF COVER MR _ INSTALLATION (INCIDENTAL) TOP OF PIPE TO SUIT 4" OR 6" PVC 4" FIELD CONDITIONS MIN PIPE SHALL BE COMPLETELY ENTRENCHED AND SHALL RAVE CLASS "B" BEDDING WHERE DIRECTED BY THE ENGINEER 7y r 6" J INT AI W MIN SEE 0 PET L - PLACE NEARLY HORIZONTAL FOR LOW BASEMENTS AND SHALLOW SEWER AS OIRECTEO BY THE ENGINEER TYPICAL SERVICE WHERE COVER OVER TOP OF SEWER IS 12' OR LESS NOTES: PVC - POLY -VINYL CHLORIDE SOR 26 DEPTH OF COVER OVER TOP OF PIPE TO SUIT ALL SERVICE CONNECTIONS INCLUDING NECESSARY FIELD CONDITIONS BENDS AND SPECIAL FITTINGS SHALL BE PAID FOR AT THE CONTRACT UNIT PRICE BID PER LINEAR FOOT OF 4" OR 6". NO ADDITIONAL COMPENSATION SHALL BE ALLOWED FOR CONCRETE ENCASEMENT OR PIPE BEDDING. 4" OR 6" PVC 4' UTILITY EASEMENT LINE 1• LINE 2' 5' ELEV TO BE SET BY THE WYE ENGINEER - CONTRACTOR TO VERIFY PRIOR TO BURY MIN a "" PIPE SHALL BE COMPLETELY ENTRENCHED AND SHALL HAVE CUSS "B" REDOING s, WHERE DIRECTED BY THE ENGINEER CONCRETE ENCASEMENT (TYPICAL) SEE DETAIL BELOW FOR CAULKING BETWEEN MIN DISSIMILAR PIPES 45'BFND TYPICAL SERVICE WHERE COVER OVER ADAPTER TO BE RESILIENT TOP OF SEWER IS 12' OR MORE ASTM C425-64 TYPE III OR APPROVED EQUAL FOR DISSIMILAR PIPES "•\—CONCRETE ENCASEMENT (TYPICAL) -k� PVC WYE �� VCP TO PVC FERNCO ENCASED IN CONCRETE SHALL BE REQUIRED WHEN CONNECTING TO EXISTING VCP SEWER MAIN (INCIDENTAL). JCRETE ENCASEMENT) DEIA3L 'ICAL)THRUST BLOCKING FOR CLEANING EQUIPMENT Title: Standard Plate Library Typical Service Connection City of Monticello Date: 03-05 Plate No. Revised:03_15 3004 H H O L a U 0 W Z Q CY LL O w Q a7 �pG❑ Gmm�m�.➢m0� N��F�hl'1mh.➢�ff -o�LL��N�i Ksa �ri�mo"i �im�dNlo }^ �u U ❑ �ammaN Nemm�cmNm �nh�e�enm�N m N Ewa �"' �NNnnaa h og UT a���rRnNmm�om N-mmNhon J mwZ����NNI'IYNIOm Or✓1 .➢1Jn Ou yN ❑�wV CNN 0 N U O p N O oh .Dd d O Nm �V 3.j4 Vl .G Wm O oi"i ui -Nn�� a� U a EL d :,1��Z���aminma-�nmam,nmmam ���N .-M/NNN - h�g� V III UU ups vo pp r�mdmmm✓1010mmoo� 99 N W �. ]NNMduI �Om�MID Oi "]h�O V] ❑� U �NNr]YY ❑ spa ❑�a zNmm�v Nam nmm w ❑ - ❑ ow � ~O Fa=w>m�n u]mm NmmmmNd ON Q I o d vy '-' o a ❑ �mNamm"rmNmmvma0 Z J ���QNmmeNmmoa�amma mO�wUNI'ld� W W �idiNNNMVI� CYILL yN N f u V )vmm N�mhv.m Nm�mM1 � 0 ❑ {/) m X D_' „. ff-W>mm-0 pp m"1 m<e N m o mmry O - hw❑3����idvim fe cvnnl5'in Q mRll U3m d � � CJ u❑ �mm�owmmn+�nonna 'nw ui 6 666 Mi r. "sa ai�v � ❑rc U NMa aY.Gh a Q ❑ s OL a a zNmw nm01 !2 10 � K 1 I lIG" I IN6, Standard Manhole for Standard Riprap Detail Standard Plate Library Standard Plate Library Storm Sewer � Catch Bann 03-05 Plate No. City of Monticello Date: 03-05 Plate No. City of Monticello Date: 03-05 Plate Na. I;03 —17 04001 Revised: _ 4002 Revised: _15 4009 3 17 03 DATE: 6/3/2021 REVISED BY DATE HEREBY CERTIFY THAT THIS PLAN, CITY OF MONTICELLO MONTICELLO LAKE APAIR"TMENTS SPECIFICATION, OR REPORT WAS PREPARED Prepared For: ENGINEERING PRELIMINARY ADB 9 13 2021 BY ME OR UNDER MY DIRECT SUPERVISION DESIGNED MRW � � AND THAT I AM A DULY LICENSED Baldur Real Estate, LLC O O SURVEYING SUBMITTAL ADB 9/20/2021 WIIF-�IIGHT COUNTY MONTICELLO STANDAIRID PLATES PROFESSIONAL ENGINEER UNDER THE LAWS OF L� DRAWN ADB THE STATE OF MINNESOTA. 19356 MEADOW RIDGE TRAIL N PLANNING RESUBMITTAL ADB 0/18/202 MARINE ON ST. CROIX, MN 55047 Ph. 507-867--1666 MARK R WELCH 14070 Hwy 52 S.E. Fax 507-867-1665 CHECKED MRW BENCHMARK: C�J��►-Ti DATE X/X/XX REG. N0. 42736 WWW to TOP NUT HYDRANT ON SCHOOL BOULEVARD 300' WEST OF SHEET 1 JL FILE NO.: 20-408 LAYOUT 3 GP & CP Chatfield, MN 55923 THE INTERSECTION WITH EDMONSON AVENUE NE, ELEV:965.13 OF 10 SHEETS 12" 3/4 ' /PER FT 3. 1/2 R 1/2 " R 3" F 7" L 2'- 0" MODIFIED DESIGN "D" P LAN z MATCH MODIFIED DESIGN "D" CURB &GUTTER (TYPICAL) O CrOTgC) NOTE: STORM SEWER TOP OF CASTING ELEVATION SHOWN ON THE PLANS INCLUDES A 0.10' DEPRESSION FROM THE PROPOSED GUTTER GRADE. THE CONCRETE CURB SHOULD BE TRANSITIONED FROM THE PROPOSED GUTTER GRADE TO THE CASTING ELEVATION 5 FEET ON EACH SIDE OF THE CENTER OF THE CASTING. AStanPlate Library City of Monticello Title: Concrete Curb & Gutter at Catch Basin late' 03-05 Plate No. ReV1e'd-03-15 5004 18' MIN �TANDARI STREET SECTION 60' CONCRETE INFILL NOTE: ISLAND CURB SHALL BE MODIFIED DESIGN "D" AS PER MONTICFLLO DETAIL PLATE 5004 WITH MEDIAN NOSE AS PER MNDOT DETAIL PLATE 7113A V-4" (4" CURB) TOP OF FINISHED MEDIAN TOP OF FINISHED SURFACE PAVEMENT SURFACE 1: '-6' (+) HEIGHT TO TOP OF FISHED NEDIMN MODIFIED DESIGN "D" CURB AS PER MONTICELLO DETAIL PLATE 5004 \— MEDIAN NOSE AS PER MNDOT DETAIL—/ PLATE 1113A ATitle: Standard Plate Library Typical Concrete Median City of Monticello Date: 04-08 Plate No. Revised: 03 — 1 5 5006 BITUMINOUS TRAIL DESIGN OA — PATHWAY WIDTH 10 ft % R,O,W _ - - - _ PROPOSED UTILITY CURB LINE NOTE: MILL AND OVERLAY ALL EXCAVATION AREAS. THE LIMITS OF THE MILL AND OVERLAY SHALL BE AS FOLLOWS: 1, MILL AN OVERLAY SHALL TAKE PLACE THE YEAR FOLLOWING EXCAVATION OPERATIONS 2. ALL AREAS SHALL BE MILLED 1—I/2" 3, ALL MILL AND OVERLAY SHALL BE TWICE THE WIDTH OF THE EXCAVATION MEASURED FROM EACH EDGE CF E EX TION L S 4. ALL MILL AND OVERLAY SHALL BE FROM CENTERLINE OF ROAD TO THE FRONT EDGE OF CURB FSS EX ATION FA ENCROACHES INTO THE OPPOSITE LANE OF TRAFFIC, THEN THE MILL AND OVERLAY SH NCLUDE FULL W THE STRE 5. TI MILLED AREA SHALL BE PERPENDICULAR TO THE CENTERLINE OF THE S E 6. IF 3 OR MORE EXCAVATION AREAS OCCUR IN ONE BLOCK, THE LOCK L B MILLED AN ERLA D R.O.W CURB LINE �(80C) OB — SHOULDER WIDTH 1 ft MIN. 2 T 2 C AAON EXISTING UTILITY EXISTING UTILITY MILL AND OVERLAY AREA 3' TO 6' CENTERLINE ROAD A MILL 1 1/2 "BITUMINOUS TO LANE LINE MILL 1 1/2 BITUMINOUS 2 FEET OUTSIDE OR FOG LINE OF EXCAVATION LIMITS OR AS DIRECTED BY ENGINEER CENTERLINE ROAD SAWCUT BIT BASE 1' FROM EXCAVATION EDGE SAWCUT BIT WEAR 2' FROM EXCAVATION EDGE CD 4 CURB LINE CURB LINE (BOC) +�A 2,0 7. R.O.W .. . — .. — .. — . — — — — — — R.O. 7 1VJ/}X BIT WEAR COURSE 2357 TACK COAT NOTE: MATCH THE EXISTING BITUMINOUS BASE COURSE THICKNESS OVE4: AREA SHALL EF MULLED AND THICKNESS TTHERFILL THE FOLL WNYEAR EXISTINGBITUMINOUS OVERLAY/4" FULL DEPTH SAWCUT OF BITUMINOUS BASE IS REQUIRED 1' AROUND EXCAVATION EDGE WILL AND OVERLAY EX BEYOND EDGES OF EXCAVATION FOR BIT WEAR PLACEMENT 2357 TACK COAT FULL DEPTH SAWCUT OF BFTMINOUS BASE IS REQUIRED 1' AROUND EXCAVATION EDGE FULL DEPTH SAWCUT OF BFTMINOUS WEAR IS REQUIRED 2' AROUND EXCAVATION EDGE BIT WEAR 1' 1' COURSE BIT BASE COURSE BIT BASE COURSE 3" SP 9.5 WEARING COURSE MIXTURE (2,8) 6' CL 5 AGGREGATE BASE (MODIFIED) 12" SELECT GRANULAR BORROW 6" MINIMUM SCARIFY AND RE COMPACT 1• CLASS 5 0 0p 3• 100% STANDARD — PROCTOR DENSITY WGI CLASS 5 O 3• PRO STANDARD PROCTOR DENSITY— v — — (SUBGRADE PREP) FAERIC IF DIRECTED BY ENGINEER 95% STANDARD PROCTOR —_ DENSITY 95% STANDARD PROCTOR —_ DENSITY — NOTES: 1, TRAIL CONSTRUCTION SHALL Be IN ACCORDANCE WITH THE MOST RECENT EDITION OF THE CITY OF MONTICELLO GENERAL EXCAVATION AREA (WIDTH VARIES) OSHA APPROVED SLOPES TO EXISTING UTILITY I _— —_ —_ EXCAVATION AREA (WIDTH VARIES) _ OSHA APPROVED SLOPES TO EXISTING UTILITY SPECIFlCAHONS AND STANDARD DETAIL PLATES. Ll 1 E'—fil 2. PEDESTRIAN RAMPS SHALL BE CONSTRUCTED WITH TRUNCATED EXISTING UTILITY DOMES AND CONFORM TO ADA REQUIREMENTS. 3, MODIFY SURFACING, BASE, AND SUBGRADE DESIGN BASED ON — EXPECTED VEHICULAR USE AND SUBGRADE SOILS. Title: Title: Title: Standard Plate Library City of Monticello Typical Trail Section yp � Standard Plate Library City of Monticello Utility Excavation In City Streets 5 Years or Older Date: 03_05 Plate No. Revised: Q3-17 7006 AStandard Plate Library City of Monticello Utility Excavation in Streets that are Less than 5 Years Old Date: 03_0$ Plate No. Revised:03-1 7 TOOT Date: 03-05 Plate No. 501 3 Revised:03-15 EXPANSION JOINTS EXPANSION JOINTS 6' F—A B a 4 y 4 p ' d • 18" "'d - CONCRETE TO BE EXPANSION POURED INTEGRALLY EXPANSION A JOINTS A WITH CURB JOINTS B618 CONCRETE . � CURB AND GUTTER d 7" MIN. WIDTH VARIES SECTION B—B CONCRETE CURB AND GUTTER A PLAN VARIABLE I�4 PER�MIN �3/4 /f[. 5' MIN. SECTION A —A Title: AStandard Plate Library Commercial Driveway Entrance City of Monticello Date: 03-05 Plate No. Revised. 03-15 5008 CONTRACTION JOINTS I-12" GRANULAR BORROW OR 6" CLASS 5 4" OR 6" CONCRETE WALK BOULEVARD WIDTH VARIES(AVERAGE 8') SIDEWALK DIMENSIONS WIDTH — 6' DEPTH — 6" FOR NEW DEVELOPMENTS *4" MINIMUM FOR EXISTING AREAS, 6" AT DRIVEWAYS AND CROSSWALKS GRANULAR BORROW DEPTH — 12" GRANULAR BORROW OR 6" CLASS 5 CONTRACTION JOINTS — 6' INTERVALS EXPANSION JOINTS — 60' INTERVALS (APPROX.) *MATCH EXISTING DEPTH, 4" MINIMUM INSTALL PEDESTRIAN CURB RAMPS AT ROADWAY INTERSECTIONS Standard Plate Library City of Monticello Typical Sidewalk Date: 03-05 Plate No. Revised: 03 _ 1 7 5 012 DATE: 6/3/2021 REVISED BY DATE I HEREBY CERTIFY THAT THIS PLAN, CITY OF MONTICELLO MONTICELLO LAKE APAIR"TMENTS SPECIFICATION, OR REPORT WAS PREPARED Prepared For:ENGINEERING PRELIMINARY ADB 9 13 2021 BY ME OR UNDER MY DIRECT SUPERVISION DESIGNED MRW AND THAT I AM A DULY LICENSED Baldur Real Estate, LLC O O SURVEYING SUBMITTAL ADB 9/20/2021 WIIF-�IIGHT COUNTY MONTICELLO STANDAIRID PLATES PROFESSIONAL ENGINEER UNDER THE LAWS OF � DRAWN ADB THE STATE OF MINNESOTA. 19356 MEADOW RIDGE TRAIL N PLANNING RESUBMITTAL ADB 0/18/202 MARINE ON ST. CROIX, MN 55047 Ph. 507-867--1666 MARK R WELCH � 4070 Hwy 52 S.E. Fax 507-867-1665 CHECKED MRW BENCHMARK: SHEET � � 1 DATE x/x/xx REG. N0. 42736 WW7- 67-1 TOP NUT HYDRANT ON SCHOOL BOULEVARD 300' WEST OF 11 1 FILE NO.: 20-408 LAYOUT 3 GP & CP Chatfield, MN 55923 THE INTERSECTION WITH EDMONSON AVENUE NE, ELEV:965.13 OF 10 SHEETS o 'o WM WM WM WM WM WM WM W1Gf- 9 6 7 — WM WM _ VIMWM — ^ WM O� WM WM WM vim AM � M WM 0 rn WM WM — WM d "?EDMONSON AVE NEN O 0) O co - 00 00 N O 0) p� to LO OLO N EDMONSON AVE NEC r— M I - IN -967 56 _ °' --- to- -965 — — — 0 — —6 9 — — 6 _ g6 965- —� 6c965 06 gV �1ro ��l T 966 - C C9 C - Gg G G96 g6� j — ,°� G9� g6� ' g6 g 12 6CID \ 1 3 — 9 S ��--� ^ 8 C96 C 9 - L �gG G gG o� cfl • 3�/,� 66 6S f � J _ 5 27 I .4 s --- — 0 1 s Hno n0 �Hn 4 3 632 ---- p X o 971-------- 971------- - - ----------971 - 971 - - ---- --- 9/2 972 969 N- 7 2 970 9 70 �X Lo LO � 9� 0 �T GAR AGE7 8 UNIT GAR GE co (0 (0 �, Lp R ELE FLOOR ELE 9 6 $�• 0 0 / / p — — — — — — — — 00 bi I 8 UNIT GARAGE 8 UNIT GARAGE GARAGEN �, / 3 Q FLOOR EL9V: 9 297 FLOOR ,: 966.9� 0 M 8 FLEV: 965.47 lg ��, o o \ I x FLOOR/ Q W 6 c� ur m r �) w 11.2 a� �� - `� �1.00% O g6� 1. ° r �� CO rn �s `� \ 1 /00 ��° I - / �O DO cc)t �t allo �n `96 0 �` rn rn N 968 rn / p I I ab �iTOO 1. 0 c6 N c° �1° CO o o/ 00 O I rn 610 1 c c0 N N] OQ f/0-j / �� \ / a0 I _ cfl — O Oct Q` / \\ I 1.00% o ° 0 969 .0 ° �O �j ° N O1 9 69 O O9 P /`Z� O I II - i I 0 POOL IrJ 1 O N a O O \ i °I O sr _ 9 / �� I rn ono _ 4: �cbo / r o��° ap / ° O I 9 i rn / � � rn I I Og -- CD �' ` 971 �' •' / ,�� o LEGEND 2 0� �� ;;. v // �� WATER HYDRANT & GATE VALVE �' ��'O or V I �O OO SANITARY MANHOLE 1.00% r `n mmpp ,\ O > N �p0�° �� ® STORM MANHOLE & CATCHBASIN - �. ��3 �� ►'� D / ��O O s o SIGNS I � �I ° .O ° �� IRV GAS VALVE ID COMMUNICATIONS BOX \ I N co l N nj \ �� /p a ELECTRIC POLE / \ r •� 0� ,�� �O p LIGHT POLE/WALL MOUNT LIGHT ,'� 2.00% rn 2. % O / `Z / >� TREE .0 7 V / rn O / O MAJOR CONTOUR r� O a �° /p _ MINOR CONTOUR o /� WM WATERMAIN �� N 9j 9�j N 0 �J6�p N SAN SANITARY SEWER N — c / `Z �° STORM SEWER rn O 6 ,, / / OVHE OVERHEAD ELECTRIC LINES 2. % 2.0 % ` ��0 I UNDERGROUND ELECTRIC LINES / UNDERGROUND COMMUNICATIONS LINE ��p p RAILING, CHAINLINK FENCE v Q J O .0 _{'`l� Q, / .�� GAS GAS LINE WATER SERVICE \ JJ,, j�� / DRAIN TILE / SUBDRAIN \ I \ a 6 7X `T° �� Ste/ �� / O PROPOSED MAJOR CONTOUR 1 p�Ujr , c� ��i• V� / �� \ PROPOSED MINOR CONTOUR \ I or V O C� L� �� - a ��`� ' O �p /O \� — — — — - EASEMENT LINE 3 ? �� O / \ BITUMINOUS SURFACING CONCRETE SURFACING 966 I ✓ � � �� � /� � BUILDING \ I O �vvvovvo I I I I T G / 1� O / o:oo 0o LANDSCAPING \ 1 _ N _ _ (]Vd 01 o T I \ o� 0 0 / O O / PROPOSED BITUMINOUS SURFACING N 1 I I o 0 g 0 g1 LP N � X � \ • w 3 9 . %' X PROPOSED CONCRETE SURFACING I I 971 971 \ I 9 ,� O / / �� / \ PROPOSED TREE \ —--------967----- —g ---- 964 O /� SILT FENCE (PER STD. PLATE 6006) 6 .�� O GL GRADING LIMITS \ I � / O / `�� /� \ X 1060.00 EXISTING SPOT ELEVATION X 1060.00 PROPOSED SPOT ELEVATION 2.�0% PROPOSED SLOPE \ I '96 ,��° / PROPOSED EROSION CONTROL BLANKET \ II `� I I / O / ® (PER MNDOT 3885 CAT. 3N) \ \ GRE� NSPAG�E/PARK \ ✓ � � ° / ROCK CONSTRUCTION ENTRANCE I / PROPOSED PUBLIC �E O � (PER STD. PLATE 6002 & 3) \ �I PATHWAYS AND AMENITIES TO BE DET MINED / l p / RIP RAP (PER STD. PLATE 4009) \ o ,a GRAP SCALE I o / I �� �� 40 0 / 20 40 8o RETAINING WALL nm�Q / BUFFERYARD LINE d� N r�d0 ILJW � O / \� 1 � I 96 I �� rnw�a\ � ° �° O / (IN FEET) AGGREGATE SURFACING o , I t [� = 40 FT BOULDER OR BIG BLOCK TRANSITION DATE: 6/3/2021 REVISED BY DATE IHEREBY CERTIFY THAT THIS PLAN, CITY OF MONTICELLO MONTICELLO LAKE APARTMENTS SPECIFICATION, OR REPORT WAS PREPARED Prepared For: ENGINEERING BY ME OR UNDER MY DIRECT SUPERVISION DESIGNED MRW PRELIMINARY ADB 9/13/2021 AND THAT I AM A DULY LICENSED Baldur Real Estate, LLC b a SURVEYING SUBMITTAL ADB 9/20/2021 WRIGHT COUNTY GRADING PLAN PROFESSIONAL ENGINEER UNDER THE LAWS OF � DRAWN ADB THE STATE OF MINNESOTA. 19356 MEADOW RIDGE TRAIL N PLANNING RESUBMITTAL ADB 0/18/202 MARINE ON ST. CROIX, MN 55047 Ph. 507-867-1666 MARK R WELCH MARINE Hwy 52 S.E. Fax 507-867-1665 CHECKED MRW BENCHMARK: SHEET 1 DATE x/x/xx REG. NO. 42736 WWW ggg t0 TOP NUT HYDRANT ON SCHOOL BOULEVARD 300' WEST OF FILE NO.: 20-408 LAYOUT 3 GP & CP Chatfield, MN 55923 THE INTERSECTION WITH EDMONSON AVENUE NE, ELEV:965.13 OF 6 SHEETS 6� S890 00"W 906--:10 � A ,ram - -962- _ - _ - = - - - =------------------968 - --- ---------- -- ------------ ----- ----- rn� -964= c0 - d3i 0) _ _ _ `965 i - -970- _ ---- --- ° 971 -963 10 - 0 961 - - - -962- - - - - �- - - c �� �_- - - _ -�- • o U I T GA A E KO R ELE .9 2.50 967.54 V c� c X962.00 SB-• --- /can n can o.00;o - - SAN GRAPHIC SCALE > 6. 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OX967. T _I �Y 0 967 0o _ - - - - - - _ PROPOSED MINOR CONTOUR EASEMENT LINE 1 O O � f 11 00 r BITUMINOUS SURFACING v �c0`b _ b sp �e� O + IN 0 CONCRETE SURFACING 59: � BUILDING SSTA 15 2a 68 I� o o F&I 247.71 LF 8" - w-7 I ELIE / I cd 5 ~y H w-8 LANDSCAPING F&I 18 RC APRON 6 Y c Q rn °j 1 9 1 6 •' X965.50 v`v°o°v`v`v°o°v` /CLASS 11 RI R P / PER PLA 0 s II----�� I �g > m �1.1 961.51 X965.61 I 22 PROPOSED BITUMINOUS SURFACING fff �//�� j 9611 1 0 c9 ~ 1 I 1 0 9 07 4.86 9+75 J I l I� .. PROPOSED CONCRETE SURFACING 1 60 � 1 00 � 6' 1 + 1- 96 ° 7 w-'� 0 g 7. ^ 6' >� PROPOSED TREE I 2.00% 966. �- 44 9 M 966.3 � SILT FENCE (PER STD. PLATE 6006) X ° 6�a% i 9 6. 6 9 5.71 rn m v 9 6 5 GL X 1060.00 GRADING LIMITS EXISTING SPOT ELEVATION w 6•g49 - ° 963.00 O 0 - _ ^� / nj �• 0 X 1060.00 2.00% PROPOSED SPOT ELEVATION \ SAf� N ca PROPOSED SLOPE 1 ' _-[}#.9 .22 W 6 0 c� 5. 8 6 .9 9 4 91 967.60 PROPOSED EROSION CONTROL BLANKET (PER MNDOT 3885 CAT. 3N) 62.0� 3 01 ROCK CONSTRUCTION ENTRANCE (PER STD. PLATE 6002 & 3) 2.00% 96 .84 I' 2+26. 6 3/9 .73 RIP RAP (PER STD. PLATE 4009) �I 96204 �,, \ 96 1 X961.01 969.0 968.29 I � 968 7 / \ RETAINING WALL BUFFERYARD LINE 956.0 X961.11 9 4 �° �'� 00 � 7 AGGREGATE SURFACING J ✓ Off° °� Tl 00 BOULDER OR BIG BLOCK TRANSITION oC �1( 9 5. HEREBY CERTIFY THAT THIS PLAN, DATE: 6/3/2021 Prepared Far: REVISED BY DATE CITY �F MONTICELLO LAKE APARTMENTS SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED Baldur Real Estate, LLC ENGINEERING oSURVEYING DESIGNED MRW PRELIMINARY ADB 9 13 2021MONTICELLO / / SUBMITTAL ADB 9/20/2021 PROFESSIONAL ENGINEER UNDER THE LAWS OF I I J I O O DRAWN ADB WIRIGHT CO�JTYG'R'ADING PLAN RESUBMITTAL ADB 0/18/202 THE STATE OF MINNESOTA. 19356 MEADOW RIDGE TRAIL N ��� PLANNING MARK R WELCH MARINE ON ST. CROIX, MN 55047 Ph. 507-867-1666 14070 Hwy 52 S.E. Fax 507-867-1665 CHECKED MRW BENCHMARK: SHEET DATE x/x/xx REG. Na. 42736 FILE NO.: 20-408 LAYOUT 3 GP & CP www ggg to Chatfield, MN 55923 TOP THE NUT HYDRANT ON SCHOOL BOULEVARD 300' WEST OF INTERSECTION WITH EDMONSON AVENUE NE, ELEV:965.13 ►J OF 6 SHEETS co � ra0' O 00 °� 00 \ � 1 • � \ / O A O JLOA J cd ��• ,�� � � � � GRAPHIC SCALE �0) A \ 30 0 15 30 60 °pJ \ er ,�" �• � � � ��O � 0 A t9 00 (IN FEET) 0 1 1IN=30FT O17 p \ \' /j 00ro. �• cam' 0 �yzi cy) s � N 0�� 0 00 A r ° O 1• rolb tX CP O 00 • 0 00 • 9 \ \ � F � - °'0� 00� 01)/ 2.nn% �QD X01 < v p: 13+36.40 c CD CD 0 \< 1.99% '9 0 0 /i 9 0 X \ \ ,n O� LEGEND �- 0�� WATER HYDRANT & GATE VALVE I \0 SANITARY MANHOLE lifil STORM MANHOLE & CATCHBASIN y�. V V \ sTOP G SIGNS ti7 tk pd GAS VALVE p ° \ O ��� 69 \ O 0 O COMMUNICATIONS BOX 9 �p0� ) - 968 O/p C-Q) ELECTRIC POLE 9 , 6 i \ 00 0 LIGHT POLE/WALL MOUNT LIGHT O 7 N 0� 00� M' ��TREE MAJOR CONTOUR 9 O� MINOR CONTOUR \ I \ WM WATERMAIN ° O SAN SANITARY SEWER \ 0 2 8 S Q C S °�' STORM SEWER h N o ° 0 , +�0 �0 OVHE OVERHEAD ELECTRIC LINES 0� -�-,� \ UNDERGROUND ELECTRIC LINES C_j g 01 0 UNDERGROUND COMMUNICATIONS LINE ^ RAILING, CHAINLINK FENCE GAS GAS LINE \ O�O� 0�-_1� `L 2.00 0 �00 �� 2.00% N 001 O J \ WATER SERVICE W ° �' nQ). -{- 1 TILE DRAIN TILE / SUBDRAIN 0 2 S p G C S °� p °�0 \ 00 PROPOSED MAJOR CONTOUR \ u V C v 0 OO�I 0 \ PROPOSED MINOR CONTOUR Q Q C�. 0 2. O% O o� 2, % \� \ - - - - - - - - EASEMENT LINE \ IM 01 °J� 00 00 ��. \\ BITUMINOUS SURFACING Q � 1 c9 CONCRETE SURFACING 0 / • 0 Z �_ _ f _i'00 �` \ BUILDING I � o0000000 / 8j \ �y o000000o LANDSCAPING � � V I � I - T 7�' � � -- \ 7 cad _ C Q PROPOSED BITUMINOUS SURFACING PROPOSED CONCRETE SURFACING \ �l ✓ CvV ✓ CuL) �IV7 v O O 0'� �\ O - O h \ - 00�°V00cb 00�' \ SILT FENCE (PER STD. PLATE 6006) _ \ CL GRADING LIMITS A RM R ° X 1060.00 EXISTING SPOT ELEVATION X 1060.00 PROPOSED SPOT ELEVATION 2.00% PROPOSED SLOPE 00 0 \ \ 0 A,• PROPOSED EROSION CONTROL BLANKET k�l (PER MNDOT 3885 CAT. 3N) 970 ROCK CONSTRUCTION ENTRANCE 969 / (PER STD. PLATE 6002 & 3) `n 966 / co`L RIP RAP (PER STD. PLATE 4009) \ 966 \ / RETAINING WALL BUFFERYARD LINE HA �HAO �HAO �HAO �HAO �HAO �HAO HA0 �HAo Hno �HAO Hno—I---�HAO Hno Hno Hno�_HAo�AA n�y�H Hno Hno Hno Hno Hno Hno HA AGGREGATE SURFACING HAO �HAO �HAO �HAO �HAo, �HAO �HAO HAO �HAO HA —�HAO �HAO �HAO �HAO �HAO �HAO F�n�-�HAO �HnO �HnO � 0 �HnO Hno BOULDER OR BIG BLOCK TRANSITION RAC �FCAD �FIA� �Ff7C0A� �' HAO �HAO �HAO �HAO �HAO �HAO �HAO �HAO �HAO �HnO �HnO �HnO �HAO �HAO �HAO �HAO -----3 HAP Hno �HAO �HnO �HnO �HnO �HnO �HnO �HnO �HnO DATE: 6/3/2021 REVISED BY DATE �I HEREBY CERTIFY THAT THIS PLAN, CITY O MO TICELLO MONTICELLO LAKE APARTMENTS SPECIFICATION, OR REPORT WAS PREPARED Prepared For: ENGINEERING PRELIMINARY ADB 9 13 2021 BY ME OR UNDER MY DIRECT SUPERVISION DESIGNED MRW / / AND THAT I AM A DULY LICENSED Baldur Real Estate, LLC o SURVEYING SUBMITTAL ADB 9/20/2021 WJDL�.IGHT CO�JNTYPROFESSIONAL ENGINEER UNDER THE LAWS OF I I J I O O DRAWN ADB GRADING PLAN THE STATE OF MINNESOTA. 19356 MEADOW RIDGE TRAIL N ��� PLANNING RESUBMITTAL ADB 0/18/202 MARINE ON ST. CROIX, MN 55047 Ph. 507-867-1666 MARK R WELCH 14070 Hwy 52 S.E. Fax 507-867-1665 CHECKED MRW BENCHMARK: ►J DATE x/x/xx REG. NO. 42736 WWW ggg to TOP NUT HYDRANT ON SCHOOL BOULEVARD 300' WEST OF SHEET FILE NO.: 20-408 LAYOUT 3 GP & CP Chatfield, MN 55923 THE INTERSECTION WITH EDMONSON AVENUE NE, ELEV:965.13 OF 6 SHEETS 0 WM WM WM WM WM — WM WM — WM WM — WM WM — ^ WM - WM WM WM WM WM - M WM WM WM WM EDMONSON AVE NE - 0) 07 f ^ EDMONSON AVE NE \ O 1 - HAO HAO / -- ---------------- / E A E ° U IT GA A 8:, 7 8 UNIT GAR 9 g.47 — / Lp R ELE : 9''' FLOOR ELEV 6 �/� — — — — — — — — w N 8 U 8 UNIT GARAGE ARAGE Q o, NIT GARAGE g UNIT G I Q w FLOOR ELEV: 967.76 FLOOR E EV: 966.96 FLOOR Ld O / 0 IV,J S Si:)ds I o r ° POOL ' Q� / I I n. / LEGEND INN WATER HYDRANT & GATE VALVE OS SANITARY MANHOLE 0 STORM MANHOLE & CATCHBASIN SIGNS GV lGAS VALVE se ° 0 COMMUNICATIONS BOX � � ter— cn -, ELECTRIC POLE LIGHT / ��.� ��O �° ° POLE/WALL MOUNT LIGHT TREE � 7 Irj } o J / _ / MINOR CONTOUR s sp s g u `Z�° WM WATERMAIN i •• / ` �, // �� �j \ SAN SANITARY SEWER J •• �� 0 1 / STORM SEWER OVHE OVERHEAD ELECTRIC LINES UNDERGROUND ELECTRIC LINES UNDERGROUND COMMUNICATIONS LINE RAILING CHAINLINK FENCE Q GAS GAS LINE J WATER SERVICE I — z a6' f ��° / TILE — DRAIN TILE / SUBDRAIN ��O \ / PROPOSED MAJOR CONTOUR v' O 1 PROPOSED MINOR CONTOUR \ p Q - - - - - - `- O� O / \ / - — — — — — — - EASEMENT LINE I � c 7 BITUMINOUS SURFACING // ��° \ \/ C CONCRETE SURFACING C V ✓ C-V ✓ u 7 • \ \ ��° / �� BUILDING LANDSCAPING 41 vvvvvvvv I / � vvvvvvvv I - 111 \ II 210dSN / °j�O PROPOSED BITUMINOUS SURFACING PROPOSED CONCRETE SURFACING PROPOSED TREE ° SILT FENCE (PER STD. PLATE 6006) GL GRADING LIMITS X 1060.00 EXISTING SPOT ELEVATION \ J ` XUNWN �� ° X 1060.00 PROPOSED SPOT ELEVATION NEW-2.00% PROPOSED SLOPE �° / PROPOSED EROSION CONTROL BLANKET (PER MNDOT 3885 CAT. 3N) 1 INCE GRE NSPAdE PARK \ ✓ O 0 — / 0 RPER STD. POCK LATE ON PROPOSED PUBLIC �E / / � � �� ° / � c > PATHWAYS AND AMENITIES TO � BE DET MINED / � O /I �� / RIP RAP (PER STD. PLATE 4009) GRAPfK SCALE 40 0 / 20 40 80 RETAINING WALL BUFFERYARD LINE AGGREGATE SURFACING ° 0 / (IN FEET) 1 IN = 40 FT BOULDER OR BIG BLOCK TRANSITION DATE: 6/3/2021 REVISED BY DATE IHEREBY CERTIFY THAT THIS PLAN, Pre ared For: Cj IT Y OF MONTICELLO MONTtCELLO LAKE Ar, � I TM �j \N T SPECIFICATION, OR REPORT WAS PREPARED p BY ME OR UNDER MY DIRECT SUPERVISION ENGINEERING DESIGNED MRW PRELIMINARY ADB 9/13/2021 AND THAT I AM A DULY LICENSED Baldur Real Estate, LLC be O SURVEYING DRAWN ADB SUBMITTAL ADB 9/20/2021 W IRItIGHT COUNTY E-I ROSION CONTQO L PLt�l �PROFESSIONAL ENGINEER UNDER THE LAWS OF o THE STATE OF MINNESOTA. 19356 MEADOW RIDGE TRAIL N PLANNING RESUBMITTAL ADB 0/18/202 MARINE ON ST. CROIX, MN 55047 Ph. 5OT867-1666 MARK R WELCH � 4070 Hwy 52 S.E. Fax 507-867-1665 CHECKED MRW BENCHMARK: SHEET 4 DATE X/X/xx REG. NO. 42736 TOP NUT HYDRANT ON SCHOOL BOULEVARD 300' WEST OF FILE NO.: 20-408 LAYOUT 3 GP & CP Chatfield, MN 55923 WWWggg•to THE INTERSECTION WITH EDMONSON AVENUE NE, ELEV:965.13 OF 6 SHEETS GENERAL EROSION CONTROL AND CONSTRUCTION NOTES: 1) PLACE MACHINE SLICED SILT FENCE AS SHOWN ON THE PLANS AND WHERE DIRECTED BY THE ENGINEER, AT TOE OF FILL SLOPES AND MAINTAIN UNTIL TURF HAS BEEN WELL ESTABLISHED. (INSTALLATION OF SILT FENCE MUST TAKE PLACE PRIOR TO DISTURBING THE WATERSHED). INSTALL AND MAINTAIN INLET PROTECTION AT ALL CATCHBASINS AND INLETS LOCATED WITHIN THE PROJECT AND IMMEDIATELY DOWNSTREAM OF THE PROJECT. 2) CONSTRUCT AND MAINTAIN TEMPORARY ROCK CONSTRUCTION ENTRANCE AT ALL CONSTRUCTION ENTRANCES USED DURING CONSTRUCTION TO CONTROL SEDIMENT FROM LEAVING SITE PER ROCHESTER STD. PLATE 7-06, CLOSE OTHER ENTRANCES WITH SILT FENCE. 3) REMOVE ALL TOPSOIL AND ORGANIC MATERIAL. STOCKPILE IN APPROVED LOCATIONS ON —SITE. PROVIDE PERIMETER CONTROL AROUND ALL STOCKPILES. PROVIDE TEMPORARY COVER IF STOCKPILE WILL BE INPLACE MORE THAN 14 DAYS. 4) ALL EXCAVATED MATERIAL SHALL BE PLACED ON SITE AS DIRECTED BY THE ENGINEER OR HAULED TO AN APPROVED LOCATION. ANY TEMPORARY STOCKPILES SHALL HAVE SILT FENCE INSTALLED AROUND THE DOWN SLOPE EDGE TO PREVENT DOWNSTREAM SEDIMENTATION. TEMPORARY COVER SHALL BE ESTABLISHED AFTER 14 DAYS. 5) ALL EXPOSED SOIL AREAS MUST BE STABILIZED AS SOON AS POSSIBLE TO LIMIT SOIL EROSION BUT IN NO CASE LATER THAN SEVEN (7) DAYS AFTER THE CONSTRUCTION ACTIVITY IN THAT PORTION OF THE SITE HAS TEMPORARILY OR PERMANENTLY CEASED. 6) THE CONTRACTOR SHALL ROUTINELY INSPECT THE CONSTRUCTION SITE ONCE EVERY 7 DAYS DURING ACTIVE CONSTRUCTION AND WITHIN 24 HOURS AFTER A RAINFALL EVENT GREATER THAN 0.5 INCHES IN 24 HOURS. ALL INSPECTIONS AND MAINTENANCE CONDUCTED DURING CONSTRUCTION MUST BE RECORDED IN WRITING. 7) THIS PROJECT DOES REQUIRE AN NPDES PERMIT BASED ON AREA DISTURBED AND DOES REQUIRE A PERMANENT STORM WATER MANAGEMENT SYSTEM/TREATMENT DUE TO THE INCREASE IN IMPERVIOUS SURFACING BEING MORE THAN ONE ACRE. A SWPPP HAS BEEN PREPARED FOR THIS PROJECT AND SHALL BE PART OF THESE PLANS. BEST MANAGEMENT PRACTICES BEYOND WHAT MAY BE SHOWN ON THIS PLAN OR WITHIN THE SWPPP SHOULD BE CONSIDERED IF GRADING CAUSES EROSION NOT CONTAINED BY MEASURES SHOWN ON THIS PLAN. 8) RESPREAD TOPSOIL (4" MIN.), FERTILIZE, SEED, & DISK ANCHOR MULCH ALL DISTURBED AREAS. SOD OR SEED WITH MNDOT MIXTURE 25-131 WITH THE FOLLOWING ADDITIONS. FERTILIZER SHALL BE 24-12-24 AND BE APPLIED AT A RATE OF 300 LBS/ACRE. MIXTURE 25-131 SEEDING SHALL BE APPLIED AT A RATE OF 220 LBS/ACRE. MIXTURE 33-261 SEEDING SHALL BE APPLIED AT A RATE OF 35 LBS/ACRES. (STORMWATER FACILITIES) MULCH SHALL BE APPLIED AT A RATE OF 2 TONS/ACRE. *THE SEASON FOR SEEDING SHALL BE FROM APRIL 1ST — JUNE 1ST AND JULY 20TH — SEPTEMBER 20TH, AND AS DORMANT SEEDING AFTER NOV. 1ST. ONLY TEMPORARY SEEDING WILL BE ALLOWED SEPT. 20TH — NOV. 1ST) (REFERENCE MNDOT SEEDING MANUAL FOR ADDITIONAL SEEDING INFORMATION) 9) TEMPORARY SEED WITH MNDOT MIX 22-111 (MAY 1ST THRU AUGUST 1ST) OR MNDOT MIX 22-112 (AUGUST 1ST THRU OCTOBER 1ST) AT A RATE OF 100LB/ACRE. INCLUDING DISK ANCHORED MULCH ON ALL SLOPES GREATER THAN 200' OR 5%. 10) PER CURRENT MPCA REQUIREMENTS. CONCRETE WASHOUTS, WHICH PROHIBIT WASHOUT LIQUID AND SOLID WASTES FROM CONTACTING THE GROUND AND ENTERING THE GROUNDWATER, MAY BE; APPROVED FACILITIES OFFSITE, PORTABLE ONSITE FACILITIES, OR FACILITIES CONSTRUCTED ONSITE. ON SITE CONSTRUCTED FACILITIES SHALL HAVE A LEAK —PROOF, IMPERMEABLE LINER AND FOLLOW THE CONSTRUCTION, MAINTENANCE AND REMOVAL PROCESSES AS RECOMMENDED ON THE MPCA WEBSITE (HTTP: //WWW.PCA.STATE.MN.US/PUBLICATIONS/WQ—STRM2-24.PDF). 11) OWNER HAS BEEN MADE AWARE THAT THERE ARE DESIGN SLOPES LESS THAN 2% AND ACCEPTS ANY ISSUES THAT MAY RESULT FROM THIS DESIGN. 12) DITCHES WITHIN 200' OF SURFACE WATER OR PROPERTY LINE STABILIZED IN 24 HOURS AFTER CONNECTION. 13) SLOPES STEEPER THAN 4:1 AND 4:1 SLOPES LONGER THAN 30' ARE SEEDED AND PROTECTED WITH EROSION CONTROL BLANKETS OR SODDED AND STAKED. BLANKET CATEGORY 3N PER MNDOT 3885. SLOPES STEEPER THAN 4:1 ARE STABLE FROM LAND —SLIDING AND SURFACE EROSION. 14) MINIMIZE CONSTRUCTION TRAFFIC OVER UNPAVED AREAS OF THE SITE. 15) FINAL GRADING OF THE INFILTRATION BASINS SHALL BE COMPLETED AFTER MASS GRADING UPSTREAM IS COMPLETE AND STABILIZED. 16) GOVERNING SPECIFICATIONS — THE MOST RECENT EDITION OF THE MINNESOTA DEPARTMENT OF TRANSPORTATION 'STANDARD SPECIFICATIONS FOR CONSTRUCTION" SUBJECT TO ANY AMENDMENTS & THEN 2018 EDITION OF THE 'STANDARD UTILITIES SPECIFICATIONS" AS PER THE CITY ENGINEER'S ASSOCIATION OF MINNESOTA SHALL GOVERN, ALONG WITH ANY DESIGN CRITERIA LOCATED WITHIN THE OLMSTED COUNTY ZONING ORDINANCE. UNLESS OTHERWISE SPECIFIED WITHIN THIS PLAN. Specifications in Monticello 17) GOVERNING SPECIFICATIONS — THE MOST RECENT EDITION OF THE CITY OF MONTICELLO STANDARD DETAILS AND SPECIFICATIONS. THE MOST RECENT EDITION OF THE MINNESOTA DEPARTMENT OF TRANSPORTATION 'STANDARD SPECIFICATIONS FOR CONSTRUCTION" SUBJECT TO ANY AMENDMENTS. ALONG WITH ANY DESIGN CRITERIA LOCATED WITHIN THE WRIGHT COUNTY ZONING ORDINANCE. UNLESS OTHERWISE SPECIFIED WITHIN THIS PLAN. 18) CONTRACTOR SHALL OBTAIN ALL UTILITY CONNECTION PERMITS FROM THE CITY PUBLIC WORKS DEPARTMENT. I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. MARK R WELCH DATE X/X/xx REG. NO. 42736 DATE: 6/3/2021 Prepared For: 3cIdur Real Estate, LLC 19356 MEADOW RIDGE TRAIL N MARINE ON ST. CROIX, MN 55047 FILE NO.: 20-408 LAYOUT 3 GP & CP 14070 Hwy 52 S.E. Chatfield, MN 55923 ENGINEERING SURVEYING PLANNING Ph. 507-867-1666 Fax 507-867-1665 www.ggg.to DESIGNED MRW DRAWN ADB CHECKED REVISED PRELIMINARY SUBMITTAL RESUBMITTAL BY DATE ADB 9/13/2021 ADB 9/20/2021 ADB 0/18/202' PROJECT CALCULATIONS: TOTAL PROJECT AREA: X.XX ACRES TOTAL DISTURBED AREA: X.XX ACRES EXISTING IMPERVIOUS: X.XX ACRES NEW IMPERVIOUS: X.XX ACRES TOTAL IMPERVIOUS: X.XX ACRES WETLANDS: X.XX ACRES RIGHT OF WAY: X.XX ACRES IMPAIRED/SPECIAL WATERS WITHIN ONE MILE: NONE OWNER BALDUR REAL ESTATE, LLC 19356 MEADOW RIDGE TRAIL N MARINE ON ST. CROIX, MN 55047 ENGINEER & SURVEYOR G—CUBED INC. 14070 H WY. 52 SE CHATFIELD, MN 55923 markw@ggg.to ABBREVIATIONS DEFINED: HP: HIGH POINT LP: LOW POINT EO: EMERGENCY OVERFLOW G.F.: GARAGE FLOOR F.F.: FIRST FLOOR CITY OF MONTICELLO WRIGHT COUNTY BENCHMARK: TOP NUT HYDRANT ON SCHOOL BOULEVARD 300' WEST OF THE INTERSECTION WITH EDMONSON AVENUE NE, ELEV:965.13 LEGEND WATER HYDRANT & GATE VALVE (D SANITARY MANHOLE O w1i STORM MANHOLE & CATCHBASIN 5?°P- SIGNS D4 GAS VALVE O COMMUNICATIONS BOX o- Cc_) ELECTRIC POLE LIGHT POLE/WALL MOUNT LIGHT TREE MAJOR CONTOUR MINOR CONTOUR WM WATERMAIN SAN SANITARY SEWER STORM SEWER OVHE OVERHEAD ELECTRIC LINES UNDERGROUND ELECTRIC LINES UNDERGROUND COMMUNICATIONS LINE ^ RAILING, CHAINLINK FENCE GAS GAS LINE WATER SERVICE DRAIN TILE / SUBDRAIN PROPOSED MAJOR CONTOUR PROPOSED MINOR CONTOUR - — — — — — — - EASEMENT LINE BITUMINOUS SURFACING '. CONCRETE SURFACING BUILDING 00000000 0000000o LANDSCAPING PROPOSED BITUMINOUS SURFACING '•I PROPOSED CONCRETE SURFACING > PROPOSED TREE G X 1060.00 X 1060.00 2.00% SILT FENCE (PER STD. PLATE 6006) GRADING LIMITS EXISTING SPOT ELEVATION PROPOSED SPOT ELEVATION PROPOSED SLOPE PROPOSED EROSION CONTROL BLANKET ® (PER MNDOT 3885 CAT. 3N) ROCK CONSTRUCTION ENTRANCE (PER STD. PLATE 6002 & 3) RIP RAP (PER STD. PLATE 4009) RETAINING WALL BUFFERYARD LINE AGGREGATE SURFACING BOULDER OR BIG BLOCK TRANSITION b10NTICELLO LAKE APARTMENTS In I fl, in up 11 V 0 1 m I NN] lffmi"L SHEET 5 OF 6 SHEETS Gravel pod(s) MnDOT Class CA-15 or CA-25 Riprap Bedding Geotextile fabric Original grade SECTION B—B (not to scale) Ribbed or Corrugated steel plates Original Geotextile fabric SECTION A —A grade (not t0 scale) NOTES: Chonnelize runoff to sediment Sediment Trapping Device trapping device .41 C7 z V) C!7 I X W Match Existing Grade �c +� Al Ribbed or Corrugated steel plates �7— I 24' min. Slope away from 1.4 highway or Right of Way PLAN B EXISTING PAVED 12, MIN CONST ROADWAY .5a' END OVERLAP TIS' MIN TRM END OVERLAP WITH SPIKES OR STAKES STRAP CONNECTORS CONSTRUCTION MAT END OVERLAP INTERLOCK WITH STRAP CONNECTORS END nVFRI AP PAD AREA (ANY SIZE) DISTURBED AREA, CONSTRUCTION SITE, STABILIZED STORAGE AREA OR STAGING AREA MATS, WOVEN OR TRM $TOE OVERLAP EXISTING CURB PLAN WIMCC ROAD DRAIN CG-23* HIGH FLOW INLET PROTECTION CURB AND GUTTER MODEL OR CITY APPROVED EQUAL. * FOR THE NEW R-3290-VB STANDARD CASTING, INSTALL WIMCO ROAD GRAIN CG-3290 OR CITY APPROVED EQUAL. OVERFLOW IS )z OF THE CURB BOX HEIGHT DEFLECTOR PLATE — OVERFLOW IS Y2 OF THE CURB BOX HEIGHT OVERFLOW AT TOP OF FILTER ASSEMBLY FILTER ASSEMBLY DIAMETER, 6" ON -GRADE 10" AT LOW POINT HIGH -FLOW FABRIC OVERFLOW £ OVERFLOW SLOT IN SHROUD 4G NUT TACHMENT HOOK T FABRIC SLEEVE R MnI SPECIAL OVISION 3886 SILT FABRIC SLEEVE PER MI SPECIAL PROVISION 3886 6Fa F8 m a mR9 �+r rn o,d-„am pI- C,IOD�LL �_ v k�o p�� ail 4�� �sLL✓S i [0 m Wm 4 arA a, WyY ZW ax o� a gOti Wrpa a woo LL��K m w� a 0 QF5n 01�Qa m LLy= �Z �3U�I z�ppq�LDjj �p^� H ��r�li4I.-IR9 ZO �II= n. W osi zF=BE 9 wzy0n in J Y aal9w waa'o� L E. u u`Q ZL a II y I $ II y +0 I a II � r [I rA II ff A CALL TO GOPHER STATE ONE (454-0002) IS REQUIRED A MINIMUM OF 48 HOURS PRIOR TO PERFORMING ANY EXCAVATION. Title. Commercial Gravel Title. Tale. Inlet Protection Title: rtle: g • Mud Mat Entrance Inlet Protection Residential Building Standard Plate Library Construction Entrance :Standard Plate Library Standard Plate Library 4Standard Plate Library Grate Inlet Cover Standard Plate Library Erosion Control Catch Bann Insert City of Monticello Date: Plate Na. City of Monticello Date: Plate No. City of Monticello Date: Plate No. City of Monticello Date: Plate No. City of Monticello Date: Plate No. y Revised:O6-1 4 6002 Revised. 5003 Revised:O3—O7 6�04 Revised:O3—O% 6��5 Revised:03—O5 ���� 03-15 06-14 03-15 03-15 03-15 Emergency spillway crest a f/ POINT DINT OO }]I a U� 20" 3.3' 1.6' L 41 • • Anti seepage collar (typ.) 3.3• 3.3' STAKE TEMPORARY SEDIMENTATION BASIN WITH OUTLET PIPE OR WOFIBER RENCLOSENJ B" TO ,• pIASTR ROLL 0.7 STAPLES PER SO. YO. 1.15 STAPLES PER S0, YD, 3.75 STAPLES PER SO, YD. PLASTIC OR POLYESTER NETTING 4:1 SLOPES S_I$LOPE$ HIGH FLOW CHANNFLa SHORELINE TYPE 2usE Emergency spillway crest oeIOROL N ROUGH RADO aR AsCHECK ! Perforated et Standpipe 1" X 2" I 18" LONG WOODEN STAKES AT T' 0" SPACING MAXIMUM. STAKES SHALL BE ' P1 DRIVEN THROUGH THE BACK HALF OF THE ' @ BIOROLI AT AN ANGLE OF 45 DEGREES WITH THE TOP OF.THE STAKE POINTING UPSTREAM. BIGROLL PROVIDE 8" TO 10" OF EMBEDMENT DEPTH. Anti seepage collar (typ.) ]45-- 3B _ Li ......... . e...... TEMPORARY SEDIMENTATION BASIN � IZ' EMBEDMENT DEPTH �\'/rj WITH STAND PIPE OUTLET 3A c Emergency spillway £? z0 HIORCL.L STAKING DETAIL Perforate standpipe ENTRENCH A MINIMUM OF 2' 5 3/4" rock Cane e e T, PREPARE SOIL BEFORE INSTALLING BLANKETS. INCIUPINO ANY NECESSARY APPLICATION OF LIME, FERTILIZER, AND SEED. 2. BEGIN ATTHETOPCFTHESLOPEBYANCHORINGTHEBLANKET INAB'(15-1)DEEPXB"(15vn) WIDETRENCH D 1/3 Z F WITH APPROXIMATELY IT(30—n OF BLANKET EXTENDED BEYOND THE UPSLOPE PORTION OF THE TRENCH. ANCHOR THE BLANKET PATH A ROW OF STAPLE TAMES APPROXIMATELY 12-(30a>,) APART IN THE ROTTCM OF THE TRENCH. BACKFILLANOCCMPACTTMETRENCHAFTERSTAPLING. APPLY SEED TO COMPACTED SCIL AND FOLD REMAINING IFO3 ) 1" hales spaced 8" to 10" on center PORT,CNOFBLANKETBACK OVER SEW AND COMPACTED $OIL.sEGHREBI—ET OVER COMPACTED SOIL WITH AI:oWOF STAPLE TAKES SPACED APPROXIMATELY 1T(M-) APART ACROSS THE WIDTH OF THE BLANKET. O. ROLL THE BLANKETS {A.)DOWN OR(B.) HORIZONTALLY ACROSS THE SLOPE. ELANKETS WILL UNROLL WITH APPROPRIATE SIDE AGAINST THE SOIL SURFACE. ALL BLANKETS MUST BE SECURELY FASTENED TO SOIL SURFACE BY PLACING STAPLESfSTAXES — diameter of standpipe equal to diameter of pipe. IN LOCATIONS AS SHOWN IN THE STAPLE PATTERN GUIDE. WHEN USING OPTIONAL DOT SYSTEM, STAPLESISTAXES NOTE-D SAPPROPRIATE SHOULD BE PLACED THROUGH EACH OF THE COLORED DOTS CORRESPONDING TO THE APPROPRIATE STAPLE PATTERN . C� J Pipematerial be NOTE, 4. THE EDGES OF PARALLEL BLANKETS M UST BE STAPLED WITH APPROXIMATELY T5'{Scm12.6cm)OVERLAP DEPENDING must rigid P 9 WHEN MORE THAN I ON BLANKET TYPE. TO ENSURE PROPER SEAM ALIGNMENT. PLACE THE EDGE Or THE OVERLAPPING BLANKET (BLANKET BEING STAND PIPE DETAIL BIURDLL /COMPOST LOG IS INSTALLED ON TOP) EVEN WITH THE COLORED SEAM STITCH ON THE PREVIOUSLY INSTALLED BLANKET. 5 CONSECIJn P BLANKET$ SPLICED DOWN THESLCPS MUST REPLACEDENDOVFR END ISHINGLS STYLE) WITH ANAPPROXIMATE NEEDED, OVERLAP ENDS A 3'{I.a 10VER AP. STAPLE THROUGH OVERLAPPEOAREA, APPROXIMATELYI2'(30v)APART ACROSS ENTIRE BLANKET WIDTH. MINIMUM 13F b' AND STAKE NOTE: N LOOSE SOIL CONDITIONS THE USE OF STAPLE ORSTAKE LFNGTHS GRFATERTHAN 6 (15 )MAY BE NECESSARY Lo PROPERLY SECURE THE SLA TS. Title: Temporary Sediment Title- Bio Log Staking Title: Erosion Control Blanket AStandard Plate Library Basin Standard Plate Library Straw or Wood Bio Roll Standard Plate Library Stapling Patterns & Installation City of Monticello Date: Plate No. City of Monticello gate: Plate No. City of Monticello Date: Plate No. 03-07 � _�� 03-08 Revised: 6007 03--15 Revised: 6 0 0 9 03-15 Revised: 6011 03-15 DATE: 6/3/2021 REVISED BY DATE I HEREBY CERTIFY THAT THIS PLAN, CITY OF MONTICELLO MONTICELLO LAKE APAIR"TMENTS SPECIFICATION, OR REPORT WAS PREPARED Prepared For:ENGINEERING PRELIMINARY ADB 9 13 2021 BY ME OR UNDER MY DIRECT SUPERVISION DESIGNED MRW AND THAT I AM A DULY LICENSED Baldur Real Estate, LLC O O SURVEYING SUBMITTAL ADB 9/20/2021 WIRlGHT COUNTY STANDAIL�?,'D PLA'S'ES PROFESSIONAL ENGINEER UNDER THE LAWS OF E� DRAWN ADB THE STATE OF MINNESOTA. 19356 MEADOW RIDGE TRAIL N PLANNING RESUBMITTAL ADB 0/18/202 MARINE ON ST. CROIX, MN 55047 Ph. 507867-1666 MARK R WELCH � 4070 Hwy 52 S.E. Fax 507-867-1665 CHECKED MRW BENCHMARK: SHEET DATE x/x/xx REG. NO. 42736 WW7- 67-1 TOP NUT HYDRANT ON SCHOOL BOULEVARD 300' WEST OF FILE NO.: 20-408 LAYOUT 3 GP & CP Chatfield, MN 55923 THE INTERSECTION WITH EDMONSON AVENUE NE, ELEV:965.13 OF 6 SHEETS / O O Lawn 0 Walk Walk i INV954.42 partment BASIN BOTTOM 953.0 100 units \ 1 O 0 0 Lawn Walk � o a \ ro Entry NIP O r e-T Lawn Walk O / O q VV 9 Lawn Parking o . db. � Garage Entry .. :� .• C M � �• O Walk @ 0 .. Parking .. .............. 0 o �o Lawn 8 Unit Garage Parking Lawn Garage Entry Lawn Lawn oV �• . . — .' •UnitGarage �'•�.,/'' y !� .: � 1-,a,r� II I I I �� ,R,�t _ �, . , Y ~s'��a.1 9 ��!I�-f� fir; W. �t �11 � �• .� ` ��ii I I I � 1V1 �� �w t�`w t i\wr� 1 Lawn 50.00' /W Engineering: G-Cubed Inc. 285 Westview Dr. West St. Paul, MN 55118 796-300-1213 Daniel Tilsen, Lead Design Project Manager 651-283-7546 djtilsen@gmail.com Geoffrey G. Griffin, Surveyor 507-867-1666, ex 102 geoffg@ggg.to Mark Welch, Engineer 507-867-1666 ex 105 markw@ggg.to Developer: Monticello Meadows Town Homes, LLC K.Peter Salland, Esq. 19356 Meadowridge Trail N., Marine Mn. 55047 Cell: 651-245-7222 Office 651-433-0155 Peterstalland@hotmail.com C) AtPll OakTree Design Site Planning and Landscape Design: Jeff Weber - Landscape Designer MNLA ASLA 9665 Howard Lake Dr. NE. Forest Lake, MN 55025 651-260-6206 jgwl@comeast.net I hereby certify that this plan, specification, or report was prepared by me or under supervision and I am duly licensed Professional Designed :Jeff Weber Drawn : Jeff Weber Revised By Date New Landscape I Jeff Weber 10 Oct 21 Lawn rP @ O N N Lawn GRAPHIC SCALE 50 0 25 50 100 ( IN FEET) IIN=50FT Monticello Meadow Apartments Preliminary Landscape Planning City of Monticello - Wright County BENCHMARK: TOP NUT HYDRANT ON SCHOOL BOULEVARD 300' WEST OF THE INTERSECTION WITH EDMONSON AVENUE NE, ELEV:965.13 N JA�L'Il III III II _II II I I II II III a`i�'%"'i���.� +q�s�- EE���`•®�►� �'',��\� !. . , � .1•i�.iiv:rF:�:r.I' � f` � a:�:�:x +:v:■.:v,�r� vr� w:�:v:w:�r:�+r:� � , z ,� �w:+�:�.:�'.a:�.:�:�.:�:�'.�w�+�:�:v. � � �.v:w:a�t� vI+� :w:r'r� W1 �p I 1106, 1 —� 00 A ._ — _ � �► 1�� ►�, I lid I�i� ii�l I _� � M /ro ~� r r 1 ■ ■ �J T ;� "Vol � 111 111 111 111 111, III 111 .lip .lip 110 Office and Events d i •�4h/� I j J II�'�I L i 4 r Parking l� 8 Unit Garage 8 Unit Garage ram. ;.ra• . O EDMONSON AVE NE ^ " k•• 'a tya„W A ' muHE ro Raa.E orw aR lIIOIteL lI4VLLIES WLL ML�L wmL r.am awE wuLw r wx uwr mow RLw swrou wnx nEE� a rLrHr r mmxuaw Ru r-r ..mom numRom Eric RmiREL LornEE:: aR r L Lpi R1mC1f uunL w/rnEx xaRmL�wEo cur a�Rpq�E BLEEN mOw �— mrrow LATER a RouaE. wuu eE GEONLIIIE M U K RO10.m a Rplm LECER RwL a m'w�w.0 mKIR ro RI�IQa /nm ruco-+r a w�R SHRUB DETAIL ror -voEs ro Rw1W wwUYL RwY o: roa .Lv mw.0 owrL.) wm wwv d LffiIIo aawo, W RLw Rx amo-R ac'mO1vc swEu noun rwE m. wl sRvwr m Eona L'rw� -ar ru.ww pwopLm nsc sRL.. lIH nl- no mLRs no ,Exa n,- NRI WOIL 4RMwi Aw RMlli m w INnw/9E ml DECIDUOUS TREE DETAIL Garage Entry Walk Lawn o N C v c� CD Walk N Material List Symbol Plant Name Latin Name Size Number Red Maple (Native Boulvard Tree) Acer rubrum 'Autumn Radiance' 2 1/2" Dia. 40 White Oak (Oak Savanna Tree) Quercus Bicolor Fast growing native Oak Tree 2" Dia 25 0 Columnar Oak Crimson Spire (Oak Savanna) Quercus robur x alba 'Crimschmidt' Hybrid White Oak w red/purple fall color 2" Dia 26 Norway Pine (Minnesota State Tree) Pinus resinosa 8' tall 54 Juniper (Evergreen Shrub of Oak Savanna) Juniperus Sabina 'Broadmoor' #5 285 Hydrangea Quickfire H dran ea Paniculata 'Bulk' #5 81 Q Alpine Currant (short screening hedge) Ribes alpinum #5 250 Grass Flame Grass Miscanthus sinensis 'Purpurascens' #1 246 Grass Big Bluestem 'Red October' Andropogon 'Red October' Native Prairie #1 240 Daylilly (Mixed Colors) Hemerocallis varieties #1 56 © Black Eyed Susan Calamagrostis x acutiflora 'Eldorado' #1 28 " x " " x " " x Praire Seed Mix with Straw Blanket Native Grasses and Forbs of Oak Savanna Short Dry/short hraire Seed Mix 2 X tall rvewe c� vue ugus,s/%5ldeoa.,ru,u,So/oeWe�m,ebyPLSweioJus,35Yo lme pas, wertyoat pas, 3^%Prwie d.opsal, l]5^4 Kahn'sbmme, 15yo SaM dmps®d,by 18%Purywpra¢w!<krvar,115% Blak-a/ed Susan, l]5%Hwry wvain, 1p%Leedplant, l0%While prm'ie cbvv',d%sann<wwa, a^ia oakcbv¢r,1% cr��weQaas^rcowex.ue.x%mere 3°/oVh'ildbvgamol,3%S4Egowes¢'od,l%Frame lgiant byssop,L%Conunun.mlhread,l9'a Roxghblm'v,g sear, L^^%Aaiiie,®,1^h Sbowygoldesrod, l% Waevnspidvwosd, OSYo Yaow, 0.5^/0 Rauie cvqueroa. aRbyb WL wl. 00 Parking Lot Lighting Drainage System Sheet 12 KNOW ALL PERSONS BY THESE PRESENTS: That Monticello Meadow Townhomes, LLC a Minnesota limited liability company, owner of the following described property: LOT 1 BLOCK ONE, MONTICELLO BUSINESS CENTER EIGHTH, according to the recorded plat thereof, on file and of record at the office of the County Recorder, Wright County, Minnesota. Has caused the same to be surveyed and platted as MONTICELLO MEADOW TOWNHOMES and does hereby dedicate to the public for the public use the public ways and the drainage and utility easements as shown on this plat. In witness whereof said Monticello Meadow Townhomes, LLC a Minnesota limited liability company, has caused these presents to be signed by its proper officer this _____ day of ------------------------,20__. Signed: Monticello Meadow Townhomes, LLC Peter Stalland, President STATE OF MINNESOTA COUNTY OF Wright This instrument was acknowledged before me this _____ day of ___________ __ ______ 20__ by Peter Stalland, President of Monticello Meadow Townhomes, LLC a Minnesota limited liability company, on behalf of the company. Notary Public, ________ County, Minnesota Printed Name My commission expires: _______________ SURVEYOR'S CERTIFICATE I Geoffrey G Griffin do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat have been, or will be correctly set within one year; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of this certificate are shown and labeled on this plat; and all public ways are shown and labeled on this plat. Dated this ____ day of __________________- 20 Geoffrey G Griffin, Land Surveyor Minnesota Registration No. 21940 STATE OF MINNESOTA COUNTY OF The foregoing Surveyor's Certificate was acknowledged before me this ____ day of 20__, by Geoffrey G Griffin, Minnesota Registration No. 21940 Notary Public, ________ County, Minnesota Printed Name My commission expires: _______________ This plat of MONTICELLO MEADOW TOWNHOMES was approved by the Planning Commission of the City of Monticello, Minnesota, at a meeting thereof held the _____ day of — — — — — — — — — — — — — — — — 20__. Chairperson Secretary This plat of MONTICELLO MEADOW TOWNHOMES was approved and accepted in compliance with Minnesota Statutes, Section 505.03, Subdivision 2 by the City Council of Monticello, Minnesota, at a meeting held the _______ day of ___________- 20___. — — — — — — — — — — — — — — — — — — — — — — — — — — — Mayor --------------------------- City Clerk I hereby certify that in accordance with Minnesota Statutes, Section 505.021, Subd. 11, this plat has been reviewed and approved this _____ day of _______________________, 20- - — — — — — — — — — — — — — — — — — — — — — — — — — — — Wright County Surveyor Steven A. Jobe Pursuant to Minnesota Statutes, Section 272.12, there are no delinquent taxes on the land hereinbefore described on this plat and transfer entered this ______ day of -------------,20----- Wright county Auditior By: — — — — — — — — — — — — — — — Deputy Persuant to Minnesota Statutes, Section 505.021, Subd. 9, taxes payable to the year 20_____ on the land herinbefore described have been paid this ________ day of 20 Wright County Treasurer By: — — — — — — — — — — — — — — — — — — — — — — — — — Deputy DATE: 6/3/2021 1 HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED Prepared For: BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED Monticello Mdw. Twhm. LL PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. 19356 MEADOW RIDGE TRAIL N MARK R WELCH MARINE ON ST. CROIX, MN 55047 DATE X/X/XX REG. NO. 42736 FILE NO.: 20-408 PP SITE ZONING INFORMATION —CURRENT ZONING: B-4 —PROPOSED ZONING: PUD — R-3 TOWNHOMES 94 rental units in 15 buildings with one Community Building —SITE ADDRESS: TO BE ASSIGNED BASE SITE AREA:467,545 SO FT (10.73 ACRES) — PROPOSED DENSITY — 8.76 UNITS/ACRE — PROPOSED NEW IMPERVIOUS — 6.215 ACRES — WATER QUALITY VOLUME PROPOSED ONSITE — RATE/VOLUME CONTROL PROPOSED IN CITY LAKE OR TEMPORARY BASIN UNDER THE OVERHEAD TRANSMISSION LINES TO THE SOUTH PARKING: —2 CAR GARAGE EACH UNIT + 2 PARKING SPACES OUTSIDE GARAGE EACH UNIT (22' DEPTH OF SPACE) —23 ADDITIONAL PARKING SPACES —1 HANDICAP PARKING SPACE PROVIDED —HANDICAP PARKING SPACES SHALL HAVE SIGNS SET BETWEEN 60 AND 66 INCHES ABOVE GROUND LEVEL DENOTING "HANDICAP PARKING, VEHICLE ID REQUIRED, UP TO $200 FINE FOR VIOLATION" —IF SIGNAGE WOULD OBSTRUCT A CURB RAMP AND/OR PEDESTRIAN ROUTE, THE SIGNAGE CAN BE OMITTED IF "NO PARKING" IS PROVIDED ON THE SURFACE OF THE ACCESS AISLE VICINITY MAP (NOT TO SCALE) El z co NW 1 /4 NE 1 /4 ~ � 6 z WW o ra 4 SCH°°L BLS S E 1/ 4 SW 1/4 SW 1/4 Off' SEC. 14, TWP. 121N, RGE. 25W WRIGHT COUNTY, MINNESOTA OWNER: JOHN AND MARY LUNDSTEN, 1804 HILLSIDE LANE, BUFFALO, MN 55313 1 /� /1 T A / r_— r� A : I_) r_ r_ A r� r� I I I /1 N ZONING B `7t I\ \J lJ I L_ \J I /—\ \� L_ U/—\ I\ �: I I\ L_ L_ I /—\ U U I I I \J I V I I I S89°1400W 906.10 -� 403.80 502.30 \ 50 \ \ 75.00' EASEMENT PER DOC. N0. 893122 \ \ ZONING B-4 b� LOT I ZONING � 4 ��%\ d c6 BLOCK \°A \ �bi L �J/ L �J/ L �J/ L �J/ CoCID < �UU 0 0 0 C� L �J/ C-) I hereby certify that this plat of MONTICELLO MEADOW TOWNHOMES was filed in the Office of the County Recorder for public record on this ____day of _________________- 20____, at ____o'clock __.M., and was duly recorded in Cabinet No._______, Sleeve as Document No. Tanya West, Wright County Recorder 14070 Hwy 52 S.E. Chatfield, MN 55923 ENGINEERING DESIGNED SURVEYING DRAWN PLANNING Ph. 507-867-1666 CHECKED Fax 507-867-1665 www.ggg.to MRW 9 O Ch z O � �S \ c b o N Soo, �b O PER EASEMENT PER DOC. N0. 893122 ` \ \ z � \ \ \ OUTL0T A \ \ \ \ /1 I I T /1 T A \ \ \J U I L_\J I N A/1N ITI/�r_-I /1 �I I \I N I r_-: : /`r_-N ITr_-L) F I%�I ITI I \ I L_ I \ L_ I \7 F\ F] \ \ 5�9. , \ \ 6Q6 \ 50.00' EXISTING EASEMENT PER rl 0 \\ \ DOC. NO. 587953LLJ \ 10 O 00 \ 12.00' EXISTING DRAINAGE AND UTILITY EASEMENT100 \ \ \ ALSO \ \ \ \ 12.00' SIDEWALK EASEMENT PER DOC. NO. 1015455 W 0 O Q \ \ ZONING I2 U ) LIJ <I L - l/ ) LIJ - — i i� < < LI\ C � _7 L — L — C� LIJ l \ / — J LIJ 30 A30 C� R/W ho'l L 40.0 R/W N 89 59 31 E -!II 4� - =—_ F - 0 •I \ \ 40.0 R/W SCHOOL BOULEVARD o Engineer/Surveyor \ \ \ G—Cubed Inc \ \ \ 14070 Hwy 52 SE \ \ \ Chatfield, MN 55923 \ \ \ 507-867-1666 LEGEND Applicant/Developer ❑ SPIKE SET \ \ Baldur Real Estate, LLC IRON PIPE WITH PLASTIC CAP \ 19356 Meadowridge Trail North 0 STAMPED LS 21940 SET Marine on St.Croix, MN 55047 651-245-7222 • FOUND MONUMENT Fee Owner A COMPUTED POINT Ocello, LLC 4065 Chelsea Eoa West Monticello, MN 55362 612-867-8480 REVISED BY DATE CITY OF MONTICELLO SUBMITTAL MRW 6/7/2021 SUBMITTAL MRW 6/16/2021 WRIGHT COUNTY RESUBMITTAL ADB 9/13/2021 BENCHMARK: TOP NUT HYDRANT ON SCHOOL BOULEVARD 300' WEST OF THE INTERSECTION WITH EDMONSON AVENUE NE, ELEV:965.13 50 150 GRAPHIC SCALE \ 100 0 50 100 \ MONTICELLO BUSINESS CENTER EIGHTH PRELIMINARY PLAT SHEET I OF 2 SHEETS KNOW ALL PERSONS BY THESE PRESENTS: That Ocello, LLC a Minnesota limited liability company, owner of the following described property: "OFFICIAL PLAT" MONTICELLO BUSINESS CENTER EIGHTH ADDITION OUTLOT C, MONTICELLO BUSINESS CENTER, according to the recorded plat thereof, on file and of record at the office of the County Recorder, Wright County, Minnesota. Has caused the some to be surveyed and platted as MONTICELLO BUSINESS CENTER EIGHTH ADDITION and does hereby dedicate to the public for the public use the public ways and the drainage and utility easements as shown on this plat. In witness whereof said Ocello, LLC a Minnesota limited liability company, has caused these presents to be signed by its proper officer this _____ day of .20. Signed: Ocello, LLC Shawn Weinand, Chief Manager STATE OF MINNESOTA COUNTY OF Wright This instrument was acknowledged before me this _____ day of _________ _____ _ _ 20__ by Shawn Weinand, Chief Manager of Ocello, LLC a Minnesota limited liability company, on behalf of the company. Notary Public, ________ County, Minnesota Printed Name My commission expires: _______________ SURVEYOR'S CERTIFICATE I Geoffrey G Griffin do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat have been, or will be correctly set within one year; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of this certificate are shown and labeled on this plat; and all public ways are shown and labeled on this plat. Dated this ____ day of __________________- 20 Geoffrey G Griffin, Land Surveyor Minnesota Registration No. 21940 STATE OF MINNESOTA COUNTY OF _______ ____ The foregoing Surveyor's Certificate was acknowledged before me this ____ day of 20__, by Geoffrey G Griffin, Minnesota Registration No. 21940 Notary Public, ______ My commission expires: County, Minnesota Printed Name This plat of MONTICELLO BUSINESS CENTER EIGHT ADDITION was approved by the Planning Commission of the City of Monticello, Minnesota, at a meeting thereof held the _____ day of — — — — — — — — — — — — — — — — 20__. Chairperson ----------------------------> Secretary This plat of MONTICELLO BUSINESS CENTER EIGHT ADDITION was approved and accepted in compliance with Minnesota Statutes, Section 505.03, Subdivision 2 by the City Council of Monticello, Minnesota, at a meeting held the _______ day of ___________, ----------------------------> Mayor ----------------------------> City Clerk I hereby certify that in accordance with Minnesota Statutes, Section 505.021, Subd. 11, this plat has been reviewed and approved this _____ day of _______________________- 20__. ____________________________ Wright County Surveyor Steven A. Jobe Pursuant to Minnesota Statutes, Section 272.12, there are no delinquent taxes on the land hereinbefore described on this plat and transfer entered this ______ day of -------------,20----- ____________________________, Wright county Auditior BY: — — — — — — — — — — — — — — — — , Deputy Persuant to Minnesota Statutes, Section 505.021, Subd. 9, taxes payable to the year 20__—__ on the land herinbefore described have been paid this ______-- day of — — — — — — — — — — 20------- Wright County Treasurer BY: --------------------------> Deputy I hereby certify that this plat of MONTICELLO BUSINESS CENTER EIGHTH was filed in the Office of the County Recorder for public record on this ____day of _________________1 20—___, at _---o'clock —M., and was duly recorded in Cabinet No._______, Sleeve _____ as Document No. ______________. VICINITY MAP (NOT TO SCALE) NW 1/4 NE 1/4 SITE SCX°°` BLS SE E 1/4 SW 1/4 OF SEC. 14, TWP. 121 N, RGE . 25W WRIGHT COUNTY, MINNESOTA LEGEND 1/2 INCH IRON PIPE WITH PLASTIC CAP STAMPED LS 21940 SET FOUND MONUMENTS ARE 1/2 INCH IRON PIPES UNLESS OTHERWISE NOTED D.E. DRAINAGE EASEMENT U.E. UTILITY EASEMENT - — — — - EASEMENT LINE UNDERLYING PLAT LINE SECTION LINE CENTERLINE N89°14'00"E 1726.87 n I I T I /1 T A r- r� A j) ^ T j- r- r-T A r� r� I T I /1 N I U I L _ �/ I /-� L- LJ /-\ I \ I I \ L- L- I /-� L-/L-/I I I �/ I V S89`14'00"W 906.10 403.80— — — — — — — — 502.30--- I �12.00' U.E. I I if-12.00' U.E. I I \ \ ]LOT I \ 00 BLOCK I EXISTING 75.00 EASEMENT \ \ PER DOC. NO. 893122 w \ � O co I I S89°13'58"W 50.00'� ----� I I I I 12.00' U.E.-1 \ \ \ d NOTE - UTILITY EASEMENTS O FOR PUBLIC MAINS TO BE ADDED UPON APPROVAL OF UTILITY ALIGNMENTS rn \ \ \ \ O \ ° I EXISTING 75.00 EASEMENT \ \ PER DOC. NO. 893122 \ \ \ 17` � \ \ \ I \ I \ I \ I OUT]LOT A � I \ 12.00" 50 50 0 0 O O z I I LIJ 7 L - I I %I; < Ln Ln Q0 N l0 I� O 0 U) LIJ I I S89°13'58"W 50.00'� ----� I I I I 12.00' U.E.-1 \ \ \ d NOTE - UTILITY EASEMENTS O FOR PUBLIC MAINS TO BE ADDED UPON APPROVAL OF UTILITY ALIGNMENTS rn \ \ \ \ O \ ° I EXISTING 75.00 EASEMENT \ \ PER DOC. NO. 893122 \ \ \ 17` � \ \ \ I \ I \ I \ I OUT]LOT A � I \ 12.00" 50 50 0 0 O O z I I LIJ 7 L - I I %I; < Ln Ln Q0 N l0 I� O 0 U) LIJ 50 50 0 0 O O z I I LIJ 7 L - I I %I; < Ln Ln Q0 N l0 I� O 0 U) LIJ �I' III J LJ \ LIJ \L J1 \ (> < �LI_ L - I I LIJ - J EXISTING 12.00 DRAINAGE AND UTILITY EASEMENT \ ALSO \ R\,6;7 89� ` _ 12.00 SIDEWALK EASEMENT PER DOC. NO. 1015455 Q,3,040. 00 — — / Cep S�, 2� 661,8 ALL BEARINGS ARE BASED ON THE NORTH LINE OF THE THE SOUTHWEST QUARTER OF SECTION 14—T121N—R25W WHICH IS ASSUMED TO BEAR S89°14'00"E/N89°14'00"W. / \ DRAINAGE EASEMENT DEFINED AN UNOBSTRUCTED EASEMENT FOR THE OPERATION AND MAINTENANCE OF ALL WATERWAYS, BOTH SURFACE AND UNDERGROUND RUNNING OVER, UNDER AND ACROSS SAID EASEMENT. L- I � I J \ \ SA \ \ \ F6 \ /11 IT \ \ N A/1NITI r-I I /1 I^INIr- r- NITF-C> \ \ \ IVI \-/ I N 11 � L-L_L_\-/ L� U I I N L--'—' L-I N I L-I \ \\ \ \ SS \ EXISTING 50.00 EASEMENT PER \ DOC. NO. 587953 UTILITY EASEMENT DEFINED AN UNOBSTRUCTED EASEMENT FOR THE CONSTRUCTION AND MAINTENANCE OF ALL NECESSARY UNDERGROUND OR SURFACE PUBLIC UTILITIES INCLUDING THE RIGHT TO CONDUCT DRAINAGE AND TRIMMING ON SAID EASEMENT. 00 \ 50 50 _ N89`59'31 "E 477.41 o o u(1�/ - / I I /11 / I /1 I I I r-\ / A LC) r� I\ i n F �/ \/ L _ L� �L-) 00 / U L _ L _ V /-\ I \ LL L _ V LJ / \ \ 50 50 \ / F7 -� Lj j)\ \ \ \ GRAPHIC SCALE 100 0 50 100 200 ( SCALE IN FEET) 14 23 4 Tanya West, Wright County Recorder SHEET 1 OF 1 UTILITY EASEMENT DEFINED AN UNOBSTRUCTED EASEMENT FOR THE CONSTRUCTION AND MAINTENANCE OF ALL NECESSARY UNDERGROUND OR SURFACE PUBLIC UTILITIES INCLUDING THE RIGHT TO CONDUCT DRAINAGE AND TRIMMING ON SAID EASEMENT. 00 \ 50 50 _ N89`59'31 "E 477.41 o o u(1�/ - / I I /11 / I /1 I I I r-\ / A LC) r� I\ i n F �/ \/ L _ L� �L-) 00 / U L _ L _ V /-\ I \ LL L _ V LJ / \ \ 50 50 \ / F7 -� Lj j)\ \ \ \ GRAPHIC SCALE 100 0 50 100 200 ( SCALE IN FEET) 14 23 4 Tanya West, Wright County Recorder SHEET 1 OF 1 347.10— \ — J — -966— FIELD EDGE +9 .00� +965.00 �965.0 J \ \ \ 75.00' EASEMENT \ \ \ \ \ PER DOC. NO. 893122 LOT 1 BLOCK 1 \ \ \ \ \ \ \ 75.00' EASEMENT ~ JI \ \ \ PER DOC. NO. 587953 _ O M T \ \\ 8\ \\\\ C6 I \ 11 T 75.00' EASEMENT \ \ \ A \ \ \ \ \ -+ p966 00 Q PER DOC. N0. 893122 \ \ ! p\\\\ jz \ O +965-000 !� PER DOC. NO 587953\0C' /_ 1 9 +966.00 \�> OUTLOT A v { y v�v 1 16 \ \\ �p \ \ 0 VA \ / 0 \ 7. p +963. 7 \ \ \ 0 L,\� 0� VA \ \ 0 L _� s• — �+ 50.00' EXISTING EASEMENT PER \ �/ \ \ C '�j0 �9 DOG. NO. 587953 +962,00 A \ 0O I LEGEND WATER HYDRANT & GATE VALVE O SANITARY MANHOLE STORM MANHOLE & CATCHBASIN ®� SIGNS GAS VALVE O COMMUNICATIONS BOX TREE - MAJOR CONTOUR - MINOR CONTOUR wM WATERMAIN SAN SANITARY SEWER STORM STORM SEWER TEL UNDERGROUND COMMUNICATIONS LINE GAS GAS LINE wAr WATER SERVICE TILE TILE — DRAIN TILE / SUBDRAIN n IJ I PROPSED MAJOR CONTOUR 1�TT, PROPOSED MINOR CONTOUR 1�1V1 ----- EASEMENT LINE 0000000 RETAINING WALL BUFFERYARD LINE BITUMINOUS SURFACING CONCRETE SURFACING AGGREGATE SURFACING BUILDING BOULDER OR BIG BLOCK TRANSITION GARDEN PROPOSED BITUMINOUS SURFACING PROPOSED CONCRETE SURFACING 111 C SILT FENCE (PER ROCH. STD. PLATE 7-01) GL GRADING LIMITS X 1060.01 EXISTING SPOT ELEVATION INLET BARRIER (PER ROCH. STD. PLATE 7-05) PROPOSED EROSION CONTROL BLANKET ® (PER MNDOT 3885.1 CAT. 3) ROCK CONSTRUCTION ENTRANCE (PER ROCH. STD. PLATE 7-06) RIP RAP (PER MNDOT 3133D) 16" \ \ \ \ \ \ l 12.00' EXISTING DRAINAGE AND UTILITY EASEMENT d� 1 \ \ \ \ 6 \ \ _ 1 2 R, r yI 12.00' SIDEWALK -EASEMENT PER DOC. NO 10015 PVC l I --i— e I 8 GRAPHIC SCALE C S 6''6\ \ \�TAQVI so 0 W 90 ISO 84 \ \ ^iNl `v� — l I Try nnV VV1 C I I ; u MH 13-2 (IN FEET) \ \ I IN = 80 FT \ \ I HEREBY CERTIFY THAT THIS PLAN, DATE: 3/5/2 21 Prepared For: REVISED BY DATE CITY OF MONTICELLO MONTICELLO MEADOW TOWNHOMES SUBMITTAL MRW 6/16/2021 SPECIFICATION, Olt REPORT WAS PREPARED BY ME UNDER MY DIRECT SUPERMSION P ENGINEERING DESIGNED MRW AND THAT I AM A DULY LICENSED PROFESSION ENGINEER UNDER THE LAWS OF SI Monticello Mdw. Twhl ILL I\(\�`/�=F, (\I\�`/', o SURVEYING o �� �� DRAWN TML WRIGHT COUNTY EXISTING CONDITIONS MAP THE STATE oP MIHNESOTA. OF 19356 MEADOWRIDGE TRAIL N PLANNING MARK R WELCH MARINE ON ST. CROIX, MN 55047 Ph. 507-867--1666 14070 Hwy 52 S.E. Fax 507-867-1665 CHECKED RM BENCHMARK: SHEET 1 DATE REG. No. 42736 FILE 1 20-408 BASE.DWG Chatfield, MIN 55923 ` 999A° OF 1 SHEETS ENGINEERING F'G_ Cubed SURVEYING PLANNING September 13, 2021 City of Monticello Attn: Angela Schumann 505 Walnut Street, Suite 1 Monticello, MN 55362 RE: Cover Letter - Applications for Rezone, PUD and Preliminary Plat - Monticello Meadow Apartments Dear Ms. Schumann, Enclosed are applications for the Monticello Meadow Apartment project. The project will create two 100 unit apartment buildings on 10.73 acres. The area of the project is currently a portion of Outlot C, Monticello Business Center. A plat is proposed which will allow for creation of a new parcel for the development (Monticello Business Center Eighth). This plat would be signed by the current land owner. The remnant portion of Outlot C will become Outlot A which will be developed at a later date. The project will need to be approved as part of a Planned Unit Development per City Code Chapter 2.4(0). NOTE: In the Table of Contents the Code Chapter is denoted as "O" but references are to "P " in the text. There is not a section P so reference to Section O or P should be considered interchangeable. Since the property is currently zoned B-4 Business District, a rezone application is also required following Chapter 2.4(B). The property is part of the Chelsea Commons small area plan which depicted residential uses in the area of the project. Adjacent zoning is R-2 to the east on the east side of Edmonson Ave and R-3 to the south on the south side of School Boulevard. Based on the style of building, we have determined that the project would most closely match the R-4 Medium -High Density Residential District (Chapter 3.4(I). Areas of flexibility will be with regards to reducing overall parking which is addressed in the PUD portion of this letter. The buildings are all three stories of living units over a parking garage. The buildings have the same footprint for architectural plan and construction efficiency. The buildings are "L" shaped with garage doors on both ends of the building. Garbage will be located within the building with a separate garage door provided in each building for the refuse collection company to access the dumpsters without blocking resident's access. The building elevation is set based on elevating the first floor of living while minimizing the bury depth of the garage. This will require material to be brought onto the site which can be appropriated from the "lake" project. Excess topsoil from the site will be placed in berms along Edmonson Ave which will be shaped and planted with a mix of trees species as part of the final landscaping plan. A community building is located between the two apartment buildings which will house many of the amenities such a fitness room, party room, conference room, common areas, the complex's 14070 Highway 52 Southeast, Chatfield, Minnesota 55923 Phone 507-867-1666 ♦ Fax 507-867-1665 ♦ www.ggg.to offices and offices for residents to use. Trash receptacles will be located within the building. Additional exterior amenities are being discussed and may include exterior recreation space, fire pit, patios with a gazebo and could include a swimming pool or splash pad. The determined amenities will be provided on the final plan. Below is a summary of findings following City Code for the applications requested: Chapter 2.4(B) - Zoning Ordinance Text and Zoning Map Amendments 1 - Purpose and Scope - The requested map amendment is subject to the procedures of Section 2.4(P), Planned Unit Development 2 - Initiation of Proceedings - (a) This request is being initiated by the owner of the property on behalf of the developer purchasing the property which is pursuant to Section 2.3(B), Authority to File Applications. 3 - Application - (b) i) Name of applicant(s) - Baldur Real Estate, LLC - Attn: Peter Stalland. Property Owner - Occelo - Attn: Shawn Weinand ii) Narrative explaining the request and reasons the changes area supported in the Comprehensive Plan - The 10.7 acres parcel depicted is currently zoned B-4 Business District. Adjacent zoning is R-2 to the east on east side of Edmonson Ave and R-3 to the south on the south side of School Boulevard. We have determined that the project would most closely match the R-4 Medium -High Density Residential District (Chapter 3.4(I). The property is part of the Chelsea Commons small area plan which depicted residential uses in the area of the project. iii) Legal description of all property proposed for change - Lot 1, Block 1 Monticello Business Center Eighth iv) Existing and Proposed Land Use and Zoning Designations - Current land use if agricultural farm field. Proposed land use is apartment development. Zoning is currently B-4 Business District. Proposed zoning is R-4 Medium -High Density Residential District as part of a PUD with flexibilities described in the PUD application. v) A map of the property - An existing conditions map is provided in addition to the Preliminary Plat and Site Plan for the PUD. vi) Location of text to be added, amended or deleted in the ordinance - Not applicable City Code Title 11, Chapter 4 and Chapter 2.4(P)(9)(b) - Prelimina . Plat s� Title 11, Chapter 4 - The City website links to codelibrary.amlegal.com which does not show a Title 11 but does link to Title XV: Land Usage - Chapter 152 Subdivision - 152.040 Preliminary Plat. The items listed are similar to the Preliminary Plat Checklist so we deferred to providing the information listed on the checklist. Chapter 2.4(0)(9)(b) - PUD Procedure - PUD Development Stage, Preliminary Plat & Rezoning i) Initiation of Proceedings - Application is signed by seller and buyer and with within 6 months of the Concept Proposal review ii) Application - All criteria has been met or will be met as outlined in parks 1 thru 4 of this section of the Code. iii) Specific PUD Development Stage, Preliminary Plat and Rezoning Submittal Requirements - The 24 items listed are on the face of the plans submitted or within the G-Cubed Inc., 14070 Highway 52 Southeast, Chatfield, Minnesota 55923 Phone 507-867-1666 ♦ Fax 507-867-1665 ♦ www.ggg.to text of this letter. The PUD Checklist and Preliminary Plat Checklist were followed for both plats and submittals. iv) Review - Procedure of review is noted. No additional comment is required at this time. Chapter 2.4(0) - Planned Unit Developments 1 thru 6 - Procedural requirements are noted. For Section 5 - PUD Qualifications - This PUD is considered for land in single ownership or control with the caveat that the following circumstance is also a valid qualification considering the Chelsea Commons plan (c) The PUD process is desirable 7 - Expectations of a Development Seeking a Rezoning to PUD - PUD is designed to allow flexibility from the application of standard zoning regulations to achieve a variety of public values that will be identified for each specific PUS project. The following are components the Monticello Meadow Apartments PUD provides the City which warrants adoption of the PUD. a) Ensure high quality construction standards and use of high quality construction materials. - The units being created are rental units that are higher quality than what is generally associated with rental properties. The units and facilities will incorporate stylish and durable finishes. A list of the products is noted in the architectural exhibits attached to the application. b) Promote a variety of housing styles... - There is a mix of studio, one bedroom, two bedroom and two bedroom with den units. Roof pitches are 5:12 for the highest main roof and vary at lower elevations to provide varying roof lines. c) Eliminate repetition of similar housing types... - The "L" shaped building and layout with a community building is not similar to any nearby housing types. d) Promote aesthetically pleasing design within the neighborhood and appears attractive and inviting from surrounding parcels - The buildings incorporate components to create a pleasing building. The layout provides contrast from the right of way and adjoining properties which can be landscaped to further accentuate the architecture and greenspace provided around and in between the buildings. The main entrance and community building will be the focal point as one enters the site by vehicle. e) Incorporate extensive landscaping and site amenities in excess of what is required by code - The inclusion of the community building and attached amenities will set this project apart from other developments. The community building is over 5500 sq ft including not only the management office but the mail room, conference room, fitness room, party room, men's and women's bathrooms with showers, a fireplace room with seating and tables for games and residence office space to get away and work in private. This building will be adjacent to an outdoor feature with an outdoor fireplace and grill. All of this is centrally located for resident's enjoyment. All of the site will be landscaped in excess of the minimum standards with plantings and structural features that provide undulation in an otherwise flat landscape. f) Provide high -quality park, open space, and trail opportunities that exceed the expectations established in the Comprehensive Plan. In concert with the Chelsea Commons plan, the site will provide trail connections. The sidewalk required along Edmonson Ave is proposed to meander in and out of the right of way (easement to be provided). This provides a higher quality pedestrian walkway system with respect to aesthetics and plantings. g) Provide access to a convenient and efficient multi -modal transportation system to service the daily needs of residents at peak and non peak use levels, with high connectivity to the larger community. This component is not clearly defined at this time. As more dwelling units are developed, additional transportation options will be realized. G-Cubed Inc., 14070 Highway 52 Southeast, Chatfield, Minnesota 55923 Phone 507-867-1666 ♦ Fax 507-867-1665 ♦ www.ggg.to h) Promote development that is designed to reduce initial infrastructure costs and long-term maintenance and operation costs - The layout is an efficient use of the sewer and water mains required to serve the units. The infrastructure is within private property so the costs for municipal maintenance are minimal over the life of the utilities. i) Where applicable, maximize the use of ecologically based approaches to stormwater management, restore or enhance on -site ecological systems, and protect off -site ecological systems including Low Impact Development practices. - The site and surrounding lands are currently fields without any trees or ecologically sensitive or desirable features. The soil borings were consistent in showing 1.5 feet of topsoil over sand. The stormwater design is for the Water Quality Volume to be allowed to infiltrate in shallow basins around the buildings with any excess runoff being collected and conveyed via pipe and surface flows to the regional lake to the west. Some runoff will have to be routed to the southeast as that is its current route and regrading the entire site to drain west is not feasible. The fill required for the project will come from the lake which will further the implementation of the regional plan. j) Facilitate a complementary mix of lifecycle housing - The mix of units and accessibility of the elevators and amenities will provide housing for a broad demographic of tenants. k) Preserve and protect important ecological areas identified on the City's natural resource inventory - Not applicable as there are no areas to be protected within the project limits. 1) Accommodate higher development intensity in areas where infrastructure and other systems are capable of providing appropriate levels of public services, and required lower intensity in areas where such services are inadequate, or where natural features require protection and/or preservation - The project is within the density sought for this site. 8 - Areas of Flexibility a) The City may consider an increase in the density or intensity of the project, along with related reductions in lot width and size if the PUD provides substantially more site amenities and public values, as outlined in Section 24(P)(7), than could be achieved in a conventional development for the applicable land use zone. No flexibility requested at this time. b) The City may consider flexibility with regard to land uses, setbacks, lot size, width, depth among other zoning standards when reviewing a PUD rezoning request. Specifications and standards for lots shall be at the discretion of City Council, and shall encourage a desirable living or working environment which assists in achieving the goals set out for PUDs. The only flexibility requested is a reduction in the amount of required parking. The standards are for 2.25 parking spaces per unit. The apartments has a mix of studio, one and two bedroom units which generally do not required more than 2.0 parking spaces per unit. The first building and community building provides 210 parking spaces (100 in the garage) while the second building provides 200 parking spaces (100 in the garage). This equates to 2.05 spaces per unit. c) The City may consider flexibility in the phasing of a PUD development. No additional flexibility in Phasing is considered at this time. The intent is to start construction upon approvals of the northerly building and clubhouse and build the south building based on market need and construction timelines. R-4 Townhouse Density = 10 to 25 units per gross area Proposing 18.64 units per gross area G-Cubed Inc., 14070 Highway 52 Southeast, Chatfield, Minnesota 55923 Phone 507-867-1666 ♦ Fax 507-867-1665 ♦ www.ggg.to R-4 Medium -High Density Minimum Provided Base Lot Area 30,000 sq ft 467545 sq ft (10.73 acres) Gross Density 10 to 25 units/g. a. 18.64 units per gross area Net lot area per du 1750 sq ft (max) 2338 sq ft Front Setback 100 feet 140' closest to Edmonson Corner side setback 40 feet Not applicable - no corner lots Interior side setback 30 feet 40' north and west, 50' south Rear setback to building 40 feet 40' north and west, 50' south Clear open space from R/W 60 feet 140' minimum Clear open space from P/L 40 feet 40' minimum Buffer Req. to Single Family C buffer Not Applicable Common open space per du 500 sq/du Landscaping 2 ACV 2500 sf + 4 shrubs per 10 ft bld. perimeter. - to be provided Parking Requirements 2.25 spaces/du (1,1) 2.05 provided (1.05 uncovered) Architecture 20% street coverage Roofs 5:12 pitch 5:12 odn main, varies Unit Square Feet 900 sq ft finished >1006 sq ft average with apartment and corridor area summed and divided by 100 units (85,769 apartment area + 14,916 corridor) Garages Attached 1.0/unit Underground Garage Setback 30 feet from ROW Compliant Garage Doors Max. 16' wide to str Compliant Landscaping Special features Community building, Berming etc. Open Space Increase NA Compliant Parking Underground Compliant Site Work Decorative Paving To be incorporated into Landscape plan Housing for Seniors NA ADA compliant units are provided Additional Items: At this juncture, there is not a photometric lighting plan. We are working with an electrician on the best location for street lights. There will be additional wall mounted lighting but all lighting will be compliant with lighting standards in Section 4.4 Exterior Lighting. We are not proposing street lighting along Edmonson. If that is a request or requirement of the City, please let us know. The concrete sidewalk along Edmonson is 6 feet, the concrete sidewalks inside the site are also proposed to be 6 feet and bituminous trails are planned at 10 feet width. If you any questions or comments, feel free to call. Thank you, Mark R. Welch, PE Enclosures: 1 - Land Use Application - For Rezone, PUD and Preliminary Plat 2 - PUD and Preliminary Plat Checklists 3 - Geotechnical Report - Chosen Valley Testing G-Cubed Inc., 14070 Highway 52 Southeast, Chatfield, Minnesota 55923 Phone 507-867-1666 ♦ Fax 507-867-1665 ♦ www.ggg.to 4 - Title Commitment - Outlot C, Monticello Business Center 5 - Preliminary Plat for Monticello Business Center Eighth 6 - Preliminary PUD Site Plan for Monticello Meadow Apartments 7 - Preliminary Architectural Renditions for Apartments and Clubhouse 8 - Preliminary Building Unit Count and Areas 9 - Preliminary Construction Plans for Public and Private Utilities 10 - Preliminary Grading Plan for Monticello Meadow Apartments 11 - Preliminary Drainage Report for Monticello Meadow Apartments 12 - Preliminary Landscape Plan 13 - Existing Conditions Map 14 - Community Rules for Apartments - Draft Version Cc: Monticello Meadow Townhomes, LLC, Attn: Peter Stalland - buyer/developer Ocello LLC, Attn: Shawn Weinand - Outlot C property owner/seller G-Cubed Inc., 14070 Highway 52 Southeast, Chatfield, Minnesota 55923 Phone 507-867-1666 ♦ Fax 507-867-1665 ♦ www.ggg.to i N C-) C-D N I N 0 z I N ) ��A � AM WM AM WM WM WM WM AM WM A -IN A- WM AM WM WM ^ WM AM WM WM WM WM �M O) WM AM 40 ----- (TDCOco - - - - --- -967 - g6 °6� - - - -965 �31� - -- ---- - - 31 5 � --- HAO ]]HAO HAO BHA HAO Cz BERM BERM oCf) ---- > 248.52 LF B' pVC 0' / NORTH BASIN \ W u SOUTH BASIN 8„ pVC @ 0.40% /��°OO gcl 280.82 LF 00 = I F&I 285.40 LF 8" PVC @ 0.40% F&I 285.40 LF 8" C @40% G� O ° o � O O s aids F �Cj i 0 W I 1 LL- o O= = irnSa Ln r 7 S r� LEGEND N / WATER HYDRANT & GATE VALVE OO SANITARY MANHOLE STORM MANHOLE & CATCHBASIN Ln SIGNS Gv GAS VALVE ITT] COMMUNICATIONS BOX CO-) ELECTRIC POLE l�° ' TREE POLE�WALL MOUNT LIGHT O O - �� -� s as s g ��A MAJOR CONTOUR I- / �� % /, MINOR CONTOUR �� Off; O WM WATERMAIN \. 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PLATE 7-05) 00 16� I Z� ° PROPOSED EROSION CONTROL BLANKET I PROPOSED PUBLIC GREEN�:�PACE/PARK / ��° ° / X� (PER MNDOT 3885 CAT. 3N) � P R 0 P 0 ° � Rs� TF�I� �o S AND AMENITIES TO BE DET MINED / ° / / 2.0% PLATE II I PATHWAY o / RIP RAP (PER MNDOT 3133D) I I � / GRAP4IC SCALE — 71 40 0/ 20 40 80 RETAINING WALL 0-) I BUFFERYARD LINE AGGREGATE SURFACING O (INFEET) 1 IN = 40 FT BOULDER OR BIG BLOCK TRANSITION DATE: 3/5/2021 REVISED BY DATE CITY OF HEREBY CERTIFY THAT THIS PLAN, MONTICELLO E DO TOWNHOMES SPECIFICATION, OR REPORT WAS PREPARED Prepared Far: ENGINEERING MONTICELLO BY ME OR UNDER MY DIRECT SUPERVISION DESIGNED MRW SUBMITTAL ADB 9/20/2021 AND THAT I AM A DULY LICENSED Monticello Mdw. Twhm. LL O O SURVEYING ' GH TCOUNTY PRELIMINARY PUD SITE PLAN PROFESSIONAL ENGINEER UNDER THE LAWS OF \\�v/_DRAWN ADB G G JL� 1 THE STATE OF MINNESOTA. 19356 MEADOWRIDGE TRAIL N PLANNING MARK R WELCH MARINE ON ST. CROIX, MN 55047 Ph. 507-867-1666 CHECKED MRW BENCHMARK: 42736 14070 Hwy 52 S.E. Fax 507-867-1665 SHEET 1 DATE REG. NO. FILE NO.: 20-408 BASE.DWG Chatfield, MN 55923 WWW.ggg.to OF 1 SHEETS N AM 1 Al _a r �, ra ik� � • �� � �'Jt �! �:n 970 969• T7• o72- • J • . • • • BE1 I WM WM WM WM WM 967 — 9-6.8= �I �1 WM WM WM WM M WM WM 'I-,971 971 969 971 ". 0 - Q�I�- -- 0 969�68 I 966� 967 O F u� �v �` — �- PVC ® 0.4 NORTH BA0 9+75.00 SIN 0 F&I$• Fc� �O - - - - - - - - . 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STD. PLATE 7-01) 967 6 �� GL GRADING LIMITS X 1060.00 EXISTING SPOT ELEVATION GI \ IS8N9PIf O I\ II I \ a? 1 �° O INLET BARRIER (PER ROCH. STD. PLATE 7-05) C I 96\ / \ / A .ram PROPOSED EROSION CONTROL BLANKET J. �J II J I O(PER MNDOT 3885 CAT. 3N) X R@0RO56RS�9�TM9A_WIIWANCE 1 \ \ PUBLIC GRE� N`°'PAGE PARK ` '� ° Q - ` - DLS�fBE PLATE 7-06 PROPOSED P � � I � � � �� ° / ) PATHWAYS AND AMENITIES TO BE DET MINED / l O /I �� / J RIP RAP (PER MNDOT 3133D) \ I \ o i o GRAPW SCALE 40 0 20 40 80 � RETAINING WALL \ co I� I J J / / O / BUFFERYARD LINE 00 ,` \ �� ° �O O (IN FEET) AGGREGATE SURFACING II I / � / � �� / 1 [N=40 FT � J BOULDER OR BIG BLOCK TRANSITION 0 DATE: 6/3/2021 REVISED BY DATE I HEREBY CERTIFY THAT THIS PLAN, CITY OF MONTICELLO MONTICELLO MEADOW APARTMENTS SPECIFICATION, OR REPORT WAS PREPARED Prepared For: BY ME OR UNDER MY DIRECT SUPERVISION ENGINEERING DESIGNED MRW PRELIMINARY ADB 9/13/2021 AND THAT I AM A DULY LICENSED Monticello Mdw. Twhm. LL O O SURVEYING SUBMITTAL ADB 9/20/2021 WRIGHT COUNTY GRADING PLAN PROFESSIONAL ENGINEER UNDER THE LAWS OF � DRAWN ADB THE STATE OF MINNESOTA. 19356 MEADOW RIDGE TRAIL N PLANNING MARINE ON ST. CROIX, MN 55047 Ph. 507-867-1666 MARK R WELCH 14070 Hwy 52 S.E. Fax 507-867-1665 CHECKED MRW BENCHMARK: SHEET 1 DATE X/X/XX REG. NO. 42736 WWW ggg to TOP NUT HYDRANT ON SCHOOL BOULEVARD 300' WEST OF FILE NO.: 20-408 PP Chatfield, MN 55923 THE INTERSECTION WITH EDMONSON AVENUE NE, ELEV:965.13 OF 4 SHEETS / S8901 9 99 W'- 906---(-10 I 2- - - _ - -962- - 777771 968 g- --- ---- 0 row - o Q D DBE 961 - - - -962- ,� - _ - - - - -- C I \ c�_ %E C X962.00 Jillc A F'�- �� 6: C GRAPHIC SCALE G L C SC �. 1 �, UNIT APAF\ �� 4 30 0 15 30 60 G ^ L 0 .A - \ i Q i - - FI L � 9 3. I I z ( IN FEET) / _ - -AL�-0 o 96 . 33 1 IN = 30 FT 71 ;.966. 71 I I i 2.00% 2.00% ;:967. 0p 967.40 I > w I p E J c c c b� pales o ° 96 .3 968.920 Q0 1 .00 2 00 9 60LL- 2.0 % .82 J I 1 4 7 �1 11 972.60 - - 0 =:;X�%7.-58 00 8.00 9 r C N / C / 1 / 16 spcces 0 0 N -2.00% \ \ % 2. 0 967.94 % J I 97 89 � w �1 V 0 o `\ r 0.51% 2. % t4-) coo � o o_- o U 2.00% o O N CD N l� I 2.5 _° �' 66 9 CID m Ld LEGEND OS WATER HYDRANT & GATE VALVE SANITARY MANHOLE I c OD � STORM MANHOLE & CATCHBASIN V�� i J N � ` I� � z 5T°P- D4GAS SIGNS VALVE Q 969• FF ln IF IE��I ` 0 I O COMMUNICATIONS BOX o 0 0 00% o � � �/� V 1 � I rn < h✓ 1 .>� N 0.07 o 0 �- t" � � I � I - TREE MAJOR CONTOUR MINOR CONTOUR L ` w I I WM WATERMAIN o SAN SANITARY SEWER STORM SEWER 3.3 N 965. 966. 9 8 I C ] u l I 4.27% XX 6 I I UNDERGROUND COMMUNICATIONS LINE 1 .00 a II I I RAILING, CHAINLINK FENCE -9 96 6844 GAS GAS LINE WATER SERVICE II I TILE DRAIN TILE / SUBDRAIN F-I �I II I' o U? 9 5 rn 1 0 - - - - - - - - PROPOSED MAJOR CONTOUR PROPOSED MINOR CONTOUR 10.0 ` II 965.76 75 EASEMENT LINE BITUMINOUS SURFACING \ 3 38% o I } CONCRETE SURFACING H --J \ BUILDING I-y �{ _ o0000000 o000000o LANDSCAPING - - L J I----� �//�� �I V 1 o _ X961. 9<962.49 2 4 X9 .38/ X965.61 - X. 0.50 a- :� PROPOSEDBITUMINOUS SURFACING r n _�% I 1 +0 1 0 00 0 L`I � PROPOSED CONCRETE SURFACING 1 60 I� 1'LL- 00 1 0 r 963 2 X96 .2 J -1 g PROPOSED TREE 0 6.0 % --- 966. 966.3 + � ^ I 2 u R5.71 O0 m GL SILT FENCE (PER ROCH. STD. PLATE 7-01) GRADING LIMITS X i 9 6. - + m coX / 1060.00 EXISTING SPOT ELEVATION w p-� X9n__ 00 (.0 oCO, \ � I �� INLET BARRIER (PER ROCH. STD. PLATE 7-05) \ X9 .0 X9b 967.60 � 0') J �� PROPOSED EROSION CONTROL BLANKET (PER MNDOT 3885 CAT. 3N) 966.99 X 10\6 0 R80RO(56PsSR0TT VM[RANCE (TFWQFJYH.SW8E PLATE 7-06) 6 .23 RIP RAP (PER MNDOT 3133D) 96 .41 �*,,�►�� �� •25 ,� j 969.0 968•7 RETAINING WALL 956.0 � I� C� �` ff' 11N� BUFFERYARD LINE AGGREGATE SURFACING A1° O 68.12 cm BOULDER OR BIG BLOCK TRANSITION \ (ZI v I HEREBY CERTIFY THAT THIS PLAN, DATE: 6/3/2021 Prepared Far: REVISED BY DATE CITY OF MONTICELLO MONTICELLO MEADOW APARTMENTS SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION THAT I AM A DULY LICENSED Monticello Mdw. Twhm. LL ENGINEERING SURVEYING DESIGNED MRW PRELIMINARY ADB 9 13 2021 / / /�1 IllAND IICO�JNTYPROFESSIONAL W GR'A I� I N G PLAN SUBMITTAL ADB 9/20/2021�IU ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. 19356 MEADOW RIDGE TRAIL N I I J I O ��� ODRAWN PLANNING ADB T� JL 0.I �.1 JJJLLL JJJLLL JL MARK R WELCH MARINE ON ST. CROIX, MN 55047 14070 Hwy 52 S.E. Ph. 507-867-1666 Fax 507-867-1665 CHECKED MRW BENCHMARK: c DATE x/x/xx REG. NO. 42736 FILE NO.: 20-408 PP Chatfield, MN 55923 www ggg to TOP THE NUT HYDRANT ON SCHOOL BOULEVARD INTERSECTION WITH EDMONSON 300' WEST OF AVENUE NE, ELEV:965.13 ►JHEET OF 4 SHEETS 102, 111111121MIFINNIN CP T �s �o c�� A k L n i \ / O O `L OO GRAPHIC SCALE 30 0 15 30 60 ( IN FEET) 1IN=30FT 'k 19 \9 9 � \ 6d, 1 0 y \ LEGEND Da WATER HYDRANT & GATE VALVE \ \\ OS SANITARY MANHOLE lifil STORM MANHOLE & CATCHBASIN \ SIGNS D4 GAS VALVE 0 ° \ O COMMUNICATIONS BOX v� \ TREE MAJOR CONTOUR MINOR CONTOUR \ WM WATERMAIN \ SAN SANITARY SEWER \ STORM SEWER �h \ UNDERGROUND COMMUNICATIONS LINE \ RAILING, CHAINLINK FENCE \ GAS GAS LINE WATER SERVICE — TILE DRAIN TILE / SUBDRAIN \ PROPOSED MAJOR CONTOUR PROPOSED MINOR CONTOUR \ \ - — — — — — — - EASEMENT LINE BITUMINOUS SURFACING N11 O \ CONCRETE SURFACING BUILDING vvvvvvvv ,y°°��°°� LANDSCAPING vvvvvvvv V I T / < 11 PROPOSED BITUMINOUS SURFACING -CP �rL - PROPOSED CONCRETE SURFACING 0.29% �'� PROPOSED TREE j�. LC SILT FENCE (PER ROCH. STD. PLATE 7-01) LIMITS "I J -I' � � Qo GL X 1060.00 EXISGRADTING SPOT ELEVATION \ o o -�- �� INLET BARRIER (PER ROCH. STD. PLATE 7-05) uc ' PROPOSED EROSION CONTROL BLANKET \1 (PER MNDOT 3885 CAT. 3N) X 10\6 0 R80ROG6PSSR0TTE VMrR ANCE 969 2.OQ% (9WQaM.SW8E PLATE 7-06) J \ �6 \ RIP RAP (PER MNDOT 3133D) � 968 \ 967 \ RETAINING WALL BUFFERYARD LINE HAO �HAO �HAO �HAO �HAO �HAO �HAO HAO �HAO H1�0 �HAO �HAO—\—SHAO �HAO o HAO -=T-�HAO HAO HAO -]HAO 'BHA AGGREGATE SURFACING HAO HAO HAO HAO HAO HAO HAO HAO HAO HAS? ------IHAO ---IHAO —\--IHAO --IHAO HAO --IHAO AO A �A4 HAO --IHAO ------3HAO HAO ------IHAO �HAO BOULDER OR BIG BLOCK TRANSITION fiA� �A� �A� ------3HAO ------3HAO -----3HAO ------3HAO -------IHAO ------IHAO ------3HAO -----3HAO ------3HAO ------3HAO �HAO �HAO �HAO �HAO BHA HAO �HAO �HAO �HAO �HAO �HAO �HAO �HAO �HAO HAO DATE: 6/3/2021 REVISED BY DATE SPECIFICATION, OR REP TWASAN, CITY OF MONTICELLO MONTICELLO MEADOWAPARTMENTS SPECIFICATION, OR REPORT WAS PREPARED Prepared For: ENGINEERING PRELIMINARY ADB 9 13 2021 BY ME OR UNDER MY DIRECT SUPERVISION DESIGNED MRW / / AND THAT I AM A DULY LICENSED Monticello Mdw. Twhm. LL o\ SURVEYING SUBMITTAL ADB 9/20/2021 RIGHT COUNTY PROFESSIONAL ENGINEER UNDER THE LAWS OF I I J I \ DRAWN ADB GRADING PLAN THE STATE OF MINNESOTA. 19356 MEADOW RIDGE TRAIL N �� PLANNING MARINE ON ST. CROIX, MN 55047 Ph. 507-867-1666 MARK R WELCH 14070 Hwy 52 S.E. Fax 507-867-1665 CHECKED MRW BENCHMARK: ►J DATE X/x/xx REG. Na. 42736 www ggg to TOP NUT HYDRANT ON SCHOOL BOULEVARD 300' WEST OF SHEET FILE NO.: 20-408 PP Chatfield, MN 55923 THE INTERSECTION WITH EDMONSON AVENUE NE, ELEV:965.13 OF 4 SHEETS I\ O � o000 96, 9 0 0 0 \ 0 0 � I p ce* 1.99% 0 N1\ o1b 01 2.00% O 00(0 ° I a ° ° N o \28 s cces ��° I 0 cv cN I 9 f O cV I ro 6� '� • 1. 2.00 0 +0,0 2.00% 0 26 spac s oo'` o 0\ 2. 0% O 2.0 L l I # GENERAL EROSION CONTROL AND CONSTRUCTION NOTES: 1) PLACE MACHINE SLICED SILT FENCE AS SHOWN ON THE PLANS AND WHERE DIRECTED BY THE ENGINEER, AT TOE OF FILL SLOPES AND MAINTAIN UNTIL TURF HAS BEEN WELL ESTABLISHED. (INSTALLATION OF SILT FENCE MUST TAKE PLACE PRIOR TO DISTURBING THE WATERSHED). INSTALL AND MAINTAIN INLET PROTECTION AT ALL CATCHBASINS AND INLETS LOCATED WITHIN THE PROJECT AND IMMEDIATELY DOWNSTREAM OF THE PROJECT. 2) CONSTRUCT AND MAINTAIN TEMPORARY ROCK CONSTRUCTION ENTRANCE AT ALL CONSTRUCTION ENTRANCES USED DURING CONSTRUCTION TO CONTROL SEDIMENT FROM LEAVING SITE PER ROCHESTER STD. PLATE 7-06, CLOSE OTHER ENTRANCES WITH SILT FENCE. 3) REMOVE ALL TOPSOIL AND ORGANIC MATERIAL. STOCKPILE IN APPROVED LOCATIONS ON —SITE. PROVIDE PERIMETER CONTROL AROUND ALL STOCKPILES. PROVIDE TEMPORARY COVER IF STOCKPILE WILL BE INPLACE MORE THAN 14 DAYS. 4) ALL EXCAVATED MATERIAL SHALL BE PLACED ON SITE AS DIRECTED BY THE ENGINEER OR HAULED TO AN APPROVED LOCATION. ANY TEMPORARY STOCKPILES SHALL HAVE SILT FENCE INSTALLED AROUND THE DOWN SLOPE EDGE TO PREVENT DOWNSTREAM SEDIMENTATION. TEMPORARY COVER SHALL BE ESTABLISHED AFTER 14 DAYS. 5) ALL EXPOSED SOIL AREAS MUST BE STABILIZED AS SOON AS POSSIBLE TO LIMIT SOIL EROSION BUT IN NO CASE LATER THAN SEVEN (7) DAYS AFTER THE CONSTRUCTION ACTIVITY IN THAT PORTION OF THE SITE HAS TEMPORARILY OR PERMANENTLY CEASED. 6) THE CONTRACTOR SHALL ROUTINELY INSPECT THE CONSTRUCTION SITE ONCE EVERY 7 DAYS DURING ACTIVE CONSTRUCTION AND WITHIN 24 HOURS AFTER A RAINFALL EVENT GREATER THAN 0.5 INCHES IN 24 HOURS. ALL INSPECTIONS AND MAINTENANCE CONDUCTED DURING CONSTRUCTION MUST BE RECORDED IN WRITING. 7) THIS PROJECT DOES REQUIRE AN NPDES PERMIT BASED ON AREA DISTURBED AND DOES REQUIRE A PERMANENT STORM WATER MANAGEMENT SYSTEM/TREATMENT DUE TO THE INCREASE IN IMPERVIOUS SURFACING BEING MORE THAN ONE ACRE. A SWPPP HAS BEEN PREPARED FOR THIS PROJECT AND SHALL BE PART OF THESE PLANS. BEST MANAGEMENT PRACTICES BEYOND WHAT MAY BE SHOWN ON THIS PLAN OR WITHIN THE SWPPP SHOULD BE CONSIDERED IF GRADING CAUSES EROSION NOT CONTAINED BY MEASURES SHOWN ON THIS PLAN. 8) RESPREAD TOPSOIL (4" MIN.), FERTILIZE, SEED, & DISK ANCHOR MULCH ALL DISTURBED AREAS. SOD OR SEED WITH MNDOT MIXTURE 25-131 WITH THE FOLLOWING ADDITIONS. FERTILIZER SHALL BE 24-12-24 AND BE APPLIED AT A RATE OF 300 LBS/ACRE. MIXTURE 25-131 SEEDING SHALL BE APPLIED AT A RATE OF 220 LBS/ACRE. MIXTURE 33-261 SEEDING SHALL BE APPLIED AT A RATE OF 35 LBS/ACRES. (STORMWATER FACILITIES) MULCH SHALL BE APPLIED AT A RATE OF 2 TONS/ACRE. *THE SEASON FOR SEEDING SHALL BE FROM APRIL 1ST — JUNE 1ST AND JULY 20TH — SEPTEMBER 20TH, AND AS DORMANT SEEDING AFTER NOV. 1ST. ONLY TEMPORARY SEEDING WILL BE ALLOWED SEPT. 20TH — NOV. 1ST) (REFERENCE MNDOT SEEDING MANUAL FOR ADDITIONAL SEEDING INFORMATION) 9) TEMPORARY SEED WITH MNDOT MIX 22-111 (MAY 1ST THRU AUGUST 1ST) OR MNDOT MIX 22-112 (AUGUST 1ST THRU OCTOBER 1ST) AT A RATE OF 100LB/ACRE. INCLUDING DISK ANCHORED MULCH ON ALL SLOPES GREATER THAN 200' OR 5%. 10) PER CURRENT MPCA REQUIREMENTS. CONCRETE WASHOUTS, WHICH PROHIBIT WASHOUT LIQUID AND SOLID WASTES FROM CONTACTING THE GROUND AND ENTERING THE GROUNDWATER, MAY BE; APPROVED FACILITIES OFFSITE, PORTABLE ONSITE FACILITIES, OR FACILITIES CONSTRUCTED ONSITE. ON SITE CONSTRUCTED FACILITIES SHALL HAVE A LEAK —PROOF, IMPERMEABLE LINER AND FOLLOW THE CONSTRUCTION, MAINTENANCE AND REMOVAL PROCESSES AS RECOMMENDED ON THE MPCA WEBSITE (HTTP: //WWW.PCA.STATE.MN.US/PUBLICATIONS/WQ—STOM2-24.PDF). 11) OWNER HAS BEEN MADE AWARE THAT THERE ARE DESIGN SLOPES LESS THAN 2% AND ACCEPTS ANY ISSUES THAT MAY RESULT FROM THIS DESIGN. 12) DITCHES WITHIN 200' OF SURFACE WATER OR PROPERTY LINE STABILIZED IN 24 HOURS AFTER CONNECTION. 13) SLOPES STEEPER THAN 4:1 AND 4:1 SLOPES LONGER THAN 30' ARE SEEDED AND PROTECTED WITH EROSION CONTROL BLANKETS OR SODDED AND STAKED. BLANKET CATEGORY PER MNDOT 3885. SLOPES STEEPER THAN 4:1 ARE STABLE FROM LAND —SLIDING AND SURFACE EROSION. 14) MINIMIZE CONSTRUCTION TRAFFIC OVER UNPAVED AREAS OF THE SITE. 15) FINAL GRADING OF THE INFILTRATION BASINS SHALL BE COMPLETED AFTER MASS GRADING UPSTREAM IS COMPLETE AND STABILIZED. 16) GOVERNING SPECIFICATIONS — THE MOST RECENT EDITION OF THE MINNESOTA DEPARTMENT OF TRANSPORTATION "STANDARD SPECIFICATIONS FOR CONSTRUCTION" SUBJECT TO ANY AMENDMENTS & THEN 2018 EDITION OF THE "STANDARD UTILITIES SPECIFICATIONS" AS PER THE CITY ENGINEER'S ASSOCIATION OF MINNESOTA SHALL GOVERN, ALONG WITH ANY DESIGN CRITERIA LOCATED WITHIN THE OLMSTED COUNTY ZONING ORDINANCE. UNLESS OTHERWISE SPECIFIED WITHIN THIS PLAN. Specifications in Monticello 17) GOVERNING SPECIFICATIONS — THE MOST RECENT EDITION OF THE CITY OF MONTICELLO STANDARD DETAILS AND SPECIFICATIONS. THE MOST RECENT EDITION OF THE MINNESOTA DEPARTMENT OF TRANSPORTATION "STANDARD SPECIFICATIONS FOR CONSTRUCTION" SUBJECT TO ANY AMENDMENTS. ALONG WITH ANY DESIGN CRITERIA LOCATED WITHIN THE WRIGHT COUNTY ZONING ORDINANCE. UNLESS OTHERWISE SPECIFIED WITHIN THIS PLAN. 18) CONTRACTOR SHALL OBTAIN ALL UTILITY CONNECTION PERMITS FROM THE CITY PUBLIC WORKS DEPARTMENT. ABBREVIATIONS DEFINED: HP: HIGH POINT LP: LOW POINT EO: EMERGENCY OVERFLOW IMPAIRED/SPECIAL WATERS WITHIN ONE MILE: NONE OWNER MONTICELLO MEADOW TOWNHOME LLC 19356 MEADOW RIDGE TRAIL N MARINE ON ST. CROIX, MN 55047 ENGINEER & SURVEYOR G—CUBED INC. 14070 H WY. 52 SE CHATFIELD, MN 55923 markw@ggg.to LEGEND WATER HYDRANT & GATE VALVE OS SANITARY MANHOLE O lifil STORM MANHOLE & CATCHBASIN STOP SIGNS D4 GAS VALVE ITT] COMMUNICATIONS BOX TREE MAJOR CONTOUR MINOR CONTOUR WM WATERMAIN SAN SANITARY SEWER STORM SEWER El r, GAS TILE PROJECT CALCULATIONS: TOTAL PROJECT AREA: X.XX ACRES TOTAL DISTURBED AREA: X.XX ACRES EXISTING IMPERVIOUS: X.XX ACRES NEW IMPERVIOUS: X.XX ACRES 0 TOTAL IMPERVIOUS: X.XX ACRES WETLANDS: X.XX ACRES RIGHT OF WAY: X.XX ACRES GL X 1060.00 C R�xI X �06Q.00 2.060 UNDERGROUND COMMUNICATIONS LINE RAILING, CHAINLINK FENCE GAS LINE WATER SERVICE DRAIN TILE / SUBDRAIN PROPOSED MAJOR CONTOUR PROPOSED MINOR CONTOUR EASEMENT LINE BITUMINOUS SURFACING CONCRETE SURFACING BUILDING LANDSCAPING PROPOSED BITUMINOUS SURFACING PROPOSED CONCRETE SURFACING PROPOSED TREE SILT FENCE (PER ROCH. STD. PLATE 7-01) GRADING LIMITS EXISTING SPOT ELEVATION INLET BARRIER (PER ROCH. STD. PLATE 7-05) PROPOSED EROSION CONTROL BLANKET (PER MNDOT 3885 CAT. 3N) R80ROG6PSSR0TTE VMrR ANCE (9WQaM.SW8E PLATE 7-06) G.F.: GARAGE FLOOR RIP RAP (PER MNDOT 3133D) F.F.: FIRST FLOOR RETAINING WALL BUFFERYARD LINE AGGREGATE SURFACING DATE: 6/3/2021 REVISED BY DATE �I APARTMENTS HEREBY CERTIFY THAT THIS PLAN, CITY �JL M0 TIC�IJL0 M0l TIC]�]�L0 MJLJAI� �W SPECIFICATION, OR REPORT WAS PREPARED Prepared Far: ENGINEERING PRELIMINARY ADB 9 13 2021 BY ME OR UNDER MY DIRECT SUPERVISION DESIGNED MRW / / AND THAT I AM A DULY LICENSED Monticello Mdw. Twhm. LLC o SURVEYING SUBMITTAL ADB 9/20/2021 WDL,,IGHT COUNTYGTjLPROFESSIONAL ENGINEER UNDER THE LAWS OF I I J I O O DRAWN ADB AD I N G THE STATE OF MINNESOTA. 19356 MEADOW RIDGE TRAIL N ��� PLANNING MARK R WELCH MARINE ON ST. CROIX, MN 55047 Ph. 507-867-1666 14070 Hwy 52 S.E. Fax 507-867-1665 CHECKED MRW BENCHMARK: ►J DATE x/x/xx REG. NO. 42736 www ggg to TOP NUT HYDRANT ON SCHOOL BOULEVARD 300' WEST OF SHEET 4 FILE NO.: 20-408 PP Chatfield, MN 55923 THE INTERSECTION WITH EDMONSON AVENUE NE, ELEV:965.13 OF 4 SHEETS WARNING BEFORE DIGGING CALL GOPHER STATE ONE CALL FOR LOCATIONS. DIAL — 1-800-252-1166 REQUIRED BY LAW I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. MARK R WELCH DATE X/X/XX REG. NO. 42736 DATE: 6/3/2021 Prepared For: Monticello Mdw. Twhm. LL 19356 MEADOW RIDGE TRAIL N MARINE ON ST. CROIX, MN 55047 FILE NO.: 20-408 PP �-la,) i��YY��111�111� ��11�1��11� 14070 Hwy 52 S.E. Chatfield, MN 55923 ENGINEERING SURVEYING PLANNING Ph. 507-867-1666 Fax 507-867-1665 www.ggg.to DESIGNED MRW DRAWN ADB CHECKED MRW REVISED PRELIMINARY SUBMITTAL SHEET SHEET SHEET SHEET SHEET APPROVED BY CITY ENGINEER APPROVED BY XXXXX SHEET INDEX 1 TITLE SHEET, SHEET INDEX & 2 UTILITY SCHEDULES & NOTES, 3 STREET PLAN & PROFILE FOR 4-6 PLAN & PROFILE FOR PRIVATE G1- GX GRADING & EROSION CONTROL BY ATE 0e 1 9'°,"°„ CITY OF MONTICELLO /20/2021 WRIGHT COUNTY BENCHMARK: TOP NUT HYDRANT ON SCHOOL BOULEVARD 300' WEST OF THE INTERSECTION WITH EDMONSON AVENUE NE, ELEV:965.13 VICINITY MAP DETAILS & TYPICAL ENTRANCE ROAD UTILITIES PLAN VICINITY MAP DATE DATE SECTIONS T, 121 N,, R. 25 W., SEC. 14 NOT TO SCALE" 1, 94 CHELSEA ROAD DUNDAS ROAD PROJECT MONTICELLO MEADOW APARTMENTS TITLE SHEET SHEET 1 OF 6 SHEETS WARNING BEFORE DIGGING CALL GOPHER STATE ONE CALL FOR LOCATIONS. DIAL — 1-800-252-1166 REQUIRED BY LAW I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. MARK R WELCH DATE X/X/XX REG. NO. 42736 STORM SCHEDULE WATERMAIN SCHEDULE SANITARY SCHEDULE SERVICE SCHEDULE DATE: 6/3/2021 Prepared For: Monticello Mdw. Twhm, LL 19356 MEADOW RIDGE TRAIL N MARINE ON ST. CROIX, MN 55047 FILE NO.: 20-408 PP rr� rz�� ��X-���ubed 14070 Hwy 52 S.E. Chatfield, MIN 55923 ENGINEERING SURVEYING PLANNING Ph. 50T867-1666 Fax 507-867-1665 www.ggg.to GOVERNING SPECIFICATIONS — THE MOST RECENT EDITION OF THE CITY OF ROCHESTER STANDARD DETAILS AND SPECIFICATIONS. THE MOST RECENT EDITION OF THE MINNESOTA DEPARTMENT OF TRANSPORTATION 'STANDARD SPECIFICATIONS FOR CONSTRUCTION" SUBJECT TO ANY AMENDMENTS. ALONG WITH ANY DESIGN CRITERIA LOCATED WITHIN THE OLMSTED COUNTY ZONING ORDINANCE. UNLESS OTHERWISE SPECIFIED WITHIN THIS PLAN. — CONTRACTOR SHALL OBTAIN ALL UTILITY CONNECTION PERMITS FROM THE CITY PUBLIC WORKS DEPARTMENT. v REVISED I BY I DATE DESIGNED MRW I PRELIMINARY I ADB 9/13/2021 SUBMITTAL I ADB I9/20/2021 DRAWN ADB CHECKED MRW EAST B618 C&G 6' 12' THRU LANE I I 2.0% MATCH EXISTING ROADWAY PAVEMENT SECTION EDMONSON AVE NE TYPICAL SECTION NOT TO SCALE CITY OF MONTICELLO MONTICELLO MEADOW APARTMENTS WRIGHT COUNTY NOTES, TYPICALS, & SECTIONS BENCHMARK: TOP NUT HYDRANT ON SCHOOL BOULEVARD 300' WEST OF THE INTERSECTION WITH EDMONSON AVENUE NE, ELEV:965.13 SHEET 2 OF 6 SHEETS WARNING BEFORE DIGGING CALL GOPHER STATE ONE CALL FOR LOCATIONS. DIAL — 1-800-252-1166 REQUIRED BY LAW 965 RI O O 0 L0 + 07 10 III 0 + CDN 10-00 11+00 O 0 C�C: U o I i 00 10+00 9+75 J W � Lfj O t + 0) 0_ m � O O �l- N 0 0 rn P: 12+46. i J Li J w F-1/5 E] LO + N 0_ � 1 8 0 0 rn P: 12+46. i J Li J w F-1/5 E] LO + N 0_ � 1 8 O X 00� W 9+50 10+00 10+50 11+00 11+50 12+00 970 965 ••@ 5 X D X W W a_ LJ W 12+50 12+57.61 V a E R T I a C A L S 0 C A L E N HORIZONTAL SCALE 10 0 5 10 20 DATE: 6/3/2021 REVISED BY DATE HEREBY CERTIFY THAT THIS PLAN,1'CITY OF MONTICELLO MONTICELLO MEADOW AP �������� SPECIFICATION, OR REPORT WAS PREPARED Prepared For: ENGINEERING DESIGNED MRW PRELIMINARY ADB 9/13/2021 BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED Monticello Mdw. Twhm. LL ubed- SURVEYING DRAWN ADB SUBMITTAL ADB 9/20/2021 WRIG�H[T COUNTY PLAN & PROFILE FOR UTILITIES PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. 19356 MEADOW RIDGE TRAIL N PLANNING MARINE ON ST. CROIX, MN 55047 Ph. 507-867-1666 MARK R WELCH CHECKED MRW BENCHMARK: 4070 Hwy 52 S.E. Fax 507-867-1665 SHEET 3 REG. N0. DATE X/X/XX 42736 wwwgggto TOP NUT HYDRANT ON SCHOOL BOULEVARD 300' WEST OF FILE NO.: 20-408 PP Chatfield, MN 55923 THE INTERSECTION WITH EDMONSON AVENUE NE, ELEV:965.13 OF 6 SHEETS I (') / 1211%1 11%_F ,(=I Z// . DIAL - 1-800-25 - IRI�Q HAO HAO BHA O 1 BH 0 BHAO 1 ��lA-IC AO BHAO BHAO- / O �O ��l ° �1� HAO / o �Hl �E1 Ln L�J LW I— u� LL1 u Z W 0 = 0 g" 2 / pVC 0.40% 14+00 / / o -- --- 13+00 ��° + - - - - -------------------- ��� 00 �O N o o L 0 - - - - - - - - - - F&I 84.53 12+00 / - - LF 8" PVC @ 6.56% / ti 11 +00 L_LJ J Z -1 z U 0 LJZ /i - L LI Cr 9J LLJ ° MH 4 - TYPE 3 \ 965 ST :15+33.05 OFF: 0.00'T Apartment Sanitar 960 11 8 7) W M pR� � A BUILD: N S E 13.30 8" INV IN: 951.6 " INV OUT:951.65 MH ST Ap RIM BUI N 5 - TYPE 3 :12+84.53 OFF:0.00'T rtment Sanitary 959.86 D: 9.22 " INV IN:950.66 F 1 8 DIP W M P IVA INV OUT: F 1 8 DIP W M RIVATE V R 955 F&I 248.5 A L LF 8 PVC @(40% PRIVATE Q A L E N 950 10 HORIZO14TAL 0 SCALE s 10 20 945 94 .42 94 .42 W/M 94 .42 F&/ 2, S,3 �F 94 .62 94 .62 SAN 94162 p�C ® 6 S69 P R 940 M H 6 - TYP 3 STA:10+00.0 OFF:0.00'T Apartment Sanitary RIM: 936.52 4.52 N 8" INV IN: 935 32.00 938.01 W/M 938.01 938.01 W/M 938.01 938.01 W/M 938.01 938.01 W/M 938.01 938.01 W/M 938.01 938.01 W/M 938.01 938.01 W/M 938.01 938.01 W/M 938.01 938.01 W/M 938.01 938.01 W/M 938.01 9 1 W/M 93 7.21 SAN 93 7.21 93 7.21 SAN 93 7.21 93 7.21 SAN 93 7.21 93 7.21 SAN 93 7.21 93 7.21 SAN 93 7.21 93 7.21 SAN 93 7.21 93 7.21 SAN 93 7.21 93 7.21 SAN 93 7.21 93 7.21 SAN 93 7.21 93 7.21 SAN 93 7.21 93 7.21 SAN � r7 Cp r7 CO CO CO CO X W r7 O CO O) (Y CL 00 00 j Ln �� N r j LO O 0) X J N M r j � CO '6 M CO a_ N 0) N CO r7 r7 r j CO 0) X J 0) c.0 nj N CO rrj M O 0 d7 O_ N I` N CO CO r j CO M X W O O r j CO 0) (Y a_ Co C�j O d7 N N ro CO N m CO M X W O r7 CO 0) O' IZ O O O) N 2 N N O CD 0) X J Ln I� r\ Co CO 0) � O' O IZ 00 r- O CO 7 CO X J CO O 0) �{ 0) Ln X L LJ 00 I� G' 0) � O O m aj � 0) X J r7 Cp M O O O O M X J Ln � G' QO 0) Lq N Cfl d7 X J � X L.J X 0_ L.J 0_ 15+50 15+00 14+50 14+00 13+50 13+00 12+50 12+00 11+50 11+00 10+50 10+00 9+75 HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE: 6/3/2021 Prepared Far: Monticello Mdw. Twhm. LL 19356 MEADOW RIDGE TRAIL N ubed- ENGINEERING SURVEYING PLANNING DESIGNED MRW DRAWN ADB REVISED BY DATE CITY OF MONTICELLO U�l WIRIGHT COUNTY � l� �/ I�I� M O I \\T T I C E L L O MEAD O W A T ARTMENTS PLAN & PIR"OFILE FO-IR" UTILITIE 1 S PRELIMINARY ADB 9/13/2021 SUBMITTAL ADB 9/20/2021 MARK R WELCH REG. N0. DATE x/x/xx 42736 MARINE ON ST. CROIX, MN 55047 FILE NO.: 20-408 PP 4070 Hwy 52 S.E. Chatfield, MN 55923 Ph. 507-867-1666 Fax 507-867-1665 WWW gggto CHECKED MRW BENCHMARK: TOP NUT HYDRANT ON SCHOOL BOULEVARD 300' WEST OF THE INTERSECTION WITH EDMONSON AVENUE NE, ELEV:965.13 SHEET 4 OF 6 SHEETS WARNING BEFORE DIGGING CALL GOPHER I STATE ONE CALL FOR LOCATIONS. DIAL - 1-800-252-1166 I o I RE Y L W \IVI I + I I BERML-)L-I I I I I I I I P: 9+75.00 H BASIN 1+00 6. 5 O n/ -� 12+00 + SOUTH BASIN 00 - / _N @ 0. 40% a 280.B2 „ PVC �F S , 12 F &I yYo 6 1 7+00 N = F&I 285. . 0 LF 8" PVC @ 40% = � g+00 21 +00 20+00 19+00 G / o r I O � Go r ND Y IL BP: 9+50.00 r11/ IL 0 V- STA 20+99.27 OFF:0.00'T MH 3 - TYPE 3 R Apartment S nitary STA:1 +13.87 OFF:O. 0'T J N M 4 - TY RIM:965.67 Apartment RIM: Sanitary 6.05 a ST :15+33. BUILD: 11.78 BUILD:' I 1 L^ A p artment S 8" INV OUT:953.91 _ N 8" INV IN:952.77 s BUILD: 13.3 F&I 8 S 8 INV OUT:952.77 A L N „ 8 INV IN D P W M PRIV TE �E F&I = S " INV 0 �� x0 1 P E �� 20 8 DIP W M PRI F&I 8 DIP W M PRIVATE F 1 8 DIP W M PRIVATE F� � q E F&I 285. 0 LF 8 PVC @ 0.407. PRIVAT F&I 280.82 LF 8 P C@ 0.40% P I VATE 952.81 W/M 952.81 952.81 W/M 952.81 952.81 W/M 952.81 952.81 W/M 952.81 952.81 W/M 95 .81 952.81 W/M 952.81 952.81 W/M 952.01 SAN 952.01 952.01 SAN 952.01 952.01 SAN 952.01 952.01 SAN 952.01 952.01 SAN 952.01 952.01 SAN 952.01 952.01 SAN 94 .42 W/M 94 .42 94 .42 W/M 94 .42 94 .42 W/M 94 .42 94 .42 W/M 94 .42 94 .42 W/M 94 .42 94 .42 W/M 94 .42 94 .62 SAN 94 .62 94 .62 SAN 94 .62 94 .62 SAN 94 .62 94 .62 SAN 94 .62 94 .62 SAN 94 .62 94 .62 SAN 94 .62 00 000 r-1 r1- Nn Ln(-o co N LnN a-)o0 Ln L 0000 r- Ln � ACC• �Ln � O 00N ooa') N - �� �� N (_0 Ln -4- O 000 Ln N r00) co r0 �n Ln -4-�� I�r� Co (DO CO Co 0 � c0 (0O � in QD n d) � L6 CO N L6 c0 O N c0 Ln 4 c0 ro Ln Ln Co0 4 c0 r7 Co CO o0 N cD cD Lfj CD cD cD Ln (0 cD Ln CD cD LO co cD Lfj cD cD cD �j CD co c0 cD CD (0 V) c0 cD cD cD Ln CD Co O C6 cD cD vj Ln (D 0) O (D 0) X O O O 07 X O (D(D OEM X O (D OM (D O X O (D OM (D X O (D OM (D O X O (.0QD OEM 0) X O (D(D OEM X O (D OM (D X O (D OM (D X a' (D Oa7 (0 O O (D Orn (D X W lY IZ W IZ W Q:�* a- W IZ LLJ IZ W lZ LLJ a_ W C� a- W IZ W IZ LLJ X W tY IZ 21 +00 20+50 20+00 19+50 19+00 18+50 18+00 17+50 17+00 16+50 16+00 15+50 HEREBY CERTIFY THAT THIS PLAN, DATE: 6/3/2021 Prepared Far: REVISED BY DATE CITY OF MONTICELLO MONTICELLO MEADOW T AP�����I\ TSPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT AM A DULY LICENSED Monticello Mdw. Twhm. LL ��\ ENGINEERING SURVEYING DESIGNED MRW PRELIMINARY ADB 9/13/2021 WRIGHT COUNTY 1� SUBMITTAL ADB 9/20/2021 PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. 19356 MEADOW RIDGE TRAIL N � O O PLANNING DRAWN ADB l � PLAN 1 �� I� & PROFILE I FOR UTILITIES MARK R WELCH MARINE ON ST. CROIX, MN 55047 4070 Hwy 52 S.E. Ph. 507-867-1666 Fax 507-867-1665 CHECKED MRW BENCHMARK: SHEET 5 REG. NO. DATE x/x/xx 42736 Chatfield, MN 55923 WWW gggto TOP NUT HYDRANT ON SCHOOL BOULEVARD 300' WEST OF OF 6 SHEETS FILE NO.: 20-408 PP THE INTERSECTION WITH EDMONSON AVENUE NE, ELEV:965.13 ARNIDIGGING AL G P ERE CALL F 0 L C TIONS. -800-2 2- 16 BY LAW 23 00� 6' w 970 965 MH 1 - TYPE 3 ST :23+84.66 OFF:0.00'T Apartment Sanitary RIM 966.05 BUILD: 11.02 S 8" INV OUT:955. 5 960 F&I 285.40 LF 8" PVC ® 0.40% s��pps �z 22+00 i i F&I 8 DIP W m r-" F&I 8 IP W M PRIVA E 955 o PRIVATE 950 95 .81 W/M 95 .81 95 .81 W/M 95 .81 95 .81 W/M 95 .81 95 .81 W/M 95 .81 95 .01 SAN 95 .01 95 .01 SAN 95 .01 95 .01 SAN 95 .01 95 .01 SAN 95 .01 930 _ � CO N N ;1-0 Co O Y M� 11� 00 0V� r7 O Ln Lnro Ln OLn�r7 Ca 0 0 O O L6 O O L6 O C7 a_ Cn a- CD Cfl 0) d7 CD CD 07 07 Co CD a0 d7 Co CD O 0-) X X O� X O_ ())0-)X D' 0)U) X� 0)0-) X D' W Li W a_ W a_ W a_ W a_ 24+09.66 24+00 23+50 23+00 22+50 22+00 DATE: 6/3/2021 1 HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED Prepared For: ENGINEERING BY ME OR UNDER MY DIRECT SUPERVISION ��\ AND THAT AM A DULY LICENSED Monticello Mdw. Twhm. LL O O SURVEYING rr PROFESSIONAL ENGINEER UNDER THE LAWS OF � THE STATE OF MINNESOTA. 19356 MEADOW RIDGE TRAIL N PLANNING MARK R WELCH MARINE ON ST. CROIX, MN 55047 Ph. 507-867-1666 x/x/xx 42736 14070 Hwy 52 S.E. Fax 507-867-1665 DATE REG. NO. FILE NO.: 20-408 PP Chatfield, MN 55923 www.ggg.to Nawk NORTH BASIN 951.81 W/M 951.81 95 .01 SAN 95 .01 r� 00 O r7Ln N CD CD 0) 0-) X D W 21 +50 DESIGNED MRW DRAWN CHECKED ADB MRW N 21 +00 J� l M H 2 - TYP 3 STA:20+99. 7 OFF:0.00'T Apartment S nitary RIM:965.67 BUILD: 11.78 S 8" INV OU :953.91 F&I 8 DIP W M PRIV TF +00 20+00 0I 1 72+00 F&I 285.40 L1 8" PVC 40% Zbt)-JU LF 8'- PVC ®10.4( PRIVAT 95 .81 W/M 95 .81 95 .81 W/M 95 .81 95 .81 W/M 95 .81 95 .81 W/M 95 .81 95 .01 SAN 95 .01 95 .01 SAN 95 .01 95 .01 SAN 95 .01 95 .01 SAN 95 .01 O 00 Ln O M 00 00 O 00 "o I- r- N rrl 00 N Ln N Ln Ln 0-) I- Ln� OO O 00� O O O� Lx� L6 �j I- O O O O O Ln O O an O O Cp CD 07 07 O CD a-) M CD CD a-) 07 Co CD d7 07 0) OF) X D' 0)0-) X D' 0)0-) X D' (M07) X D' W a_ W O_ W a- W O_ 21 +00 20+50 20+00 19+50 REVISED BY DATE CITY OF MONTICELLO PRELIMINARY ADB 9/13/2021 SUBMITTAL ADB 9/20/2021 WIRIGHT COUNTY BENCHMARK: TOP NUT HYDRANT ON SCHOOL BOULEVARD 300' WEST OF THE INTERSECTION WITH EDMONSON AVENUE NE, ELEV:965.13 19+00 951.81 W/M 951.81 95 .01 SAN 95 .01 LO O O LO d7 CD , j Ln O (.D Co CD 0) 07 O O X D' W a_ 19+00 v� E R T I N C A L� C A L E a RIVATcE)15 10 20 951.81 W/M 951.81 95 .01 SAN 95 .01 SOUT .4 r Co 1 MH STA: Apar RIM: BUIL 951.81 W/M 95 .01 SAN Co O 00 N N - I� N O N L6 O O CD L6 CO O O O O Co O O X a� a7 Lli D n1oNTIcELLo MEADOW AIP'AIR"'ITMENTS PLAN & PxOFtLE FO-IR" UTILITIES SHEET 6 OF 6 SHEETS F N G G G ALL GOPHER CA FOR LOCATIONS 80—252-1166B LAW 0) 1g+OD „ / Ls, 0 20+00 X 0.40% 5 ao �F a 0) N�Sd� Nl�oN -- 9 - 1 +0 0 1 46 2+00 g�1 9 N g, 3 9? 0 N a_9� 9�2 g' 1 g6g g6-7---- 969 �97 0 �g68 .C-1 r- CIO LO C6 i� LO AEA AEI - BP' + WM / / / o wM V a E R T I a C A 00 C�0 j Co O_ o7O a_ (0 -t "t � Lo (.000 (0 o-) X W O -It 0-) Ln j 0-) CD � 0-)C7) W N O Ln Ln Ln Co (0 0-) X W N Ln 00 Ln CO j 0-)OO � OO a_ 00 (0 "t 1-6 Lo C0 0') X W O 00 LC) Lc)Ln L0 �j 0)OO � OO a_ 00 00 Ln � Ln CD 07 X W CO Ln 00 L6 (.C) (0�j d7 CD � OO a_ 00 CO Ln (0 ti•�I L0 Co X W 12+46.25 12+00 11 +50 11 +00 10+50 965 O C) C0 c0 O C0 O O Co Cn C6 m X W a_ W W 10+00 9+75 L S 0 C A L E N HORIZONTAL SCALE 10 0 5 10 20 L�1 0 0 rn 0 0 + N f c0 rn 9 75 1 10+00 0 11+00 J W , v O Ln O N Ln L� O W N Ln In m W Co O 00 Ln O O Ln c0 m W O Ln co m W 00 O 00 Ln O CO Ln Ln O O W CO In Ln O m W Co CO 0 00 Ln 0 O — LO O M W O — LC) C0 O W O co O O W 11+50 11 +00 10+50 N • O� O d7 W 10+00 9+75 DATE: 6/3/2021 REVISED BY DATE TI HEREBY CERTIFY THAT THIS PLAN, OF MONTICELLO MEADOW �A�T�\ �E \ TTS SPECIFICATION, OR REPORT WAS PREPARED Prepared For: ENGINEERING CJJLMONTICELLO l�JL 1V� DESIGNED MRW PRELIMINARY ADB 9/13/2021 BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED Monticello Mdw. Twhm. LL O��\ O SURVEYING DRAWN ADB SUBMITTAL ADB 9/20/2021 PROFESSIONAL ENGINEER UNDER THE LAWS OF W-R.IGHT C OUNTY PLAN & PIROFILE FO-IR" UTILITIES � THE STATE OF MINNESOTA. 19356 MEADOW RIDGE TRAIL N PLANNING MARINE ON ST. CROIX, MN 55047 Ph. 507-867-1666 MARK R WELCH CHECKED MRW BENCHMARK: 4070 Hwy 52 S.E. Fax 507-867-1665 SHEET 7 DATE X/X/XX REG. N0. 42736 WWW gggto TOP NUT HYDRANT ON SCHOOL BOULEVARD 300' WEST OF FILE NO.: 20-408 PP Chatfield, MN 55923 THE INTERSECTION WITH EDMONSON AVENUE NE, ELEV:965.13 OF 8 SHEETS F ARNIN DIGGING CALL GOPHER E CALL FOR LOCATIONS.-800-252-1166 BY LAW W I 10.04 L21:1 O O CD / 1 60 5 00 14 00 LO �J + 0 W 965 961 X W p � Y 1 I Lj I IJ 0 0 + + N O m 10-� 00 � 11 q- @ C U I � I 13+OOI / 12+00 11 00 00 10+00 9 075 p LO m LL- o N 1 O (D + t � � A. 46 25 V a E R T I a C A L S03 C A L E N HORIZONTAL SCALE ZZ------- W N N O CO CO I r) CO CO d7 O X O W W d7 p T cD CO CO (D O 0 X W O 00 C0 — co CO O CD O W O 7 � Co CD CD O p X12� W r- O �� Cp O cD Q) CD 0-) a_ (D O O c0 O CD CD O 0) X10� W O O N Cp O cD Q) O O a_ N O O cD CD CD CO O 0) X10� W O Cp co Cp Q) CD O a_ O CD O CD d7 p XQ:� W r O O CD O CD 0-) W -d- O Lo O cD CD Q) M X W O� Ln O c0 of Q) cD 0) d7 00 p � Ln CD Cfl O 0-) XQ� Ld a7 00 CD Ln CD L6 O (D O7 a_ r7 CD 00 L i Uf CD CD O O) X10� W K) 00 p� 0 �� cD Lrj Q) (D O7 a_ 00 O r- L i L6 CD CO O O) X10� W 00 r- O 0 �� cD Lrj Q) O 07 a_ 1`7 O I f) Ln CD CO O C) X12� W rr) r- 00 Ln O co Q) O 0-)0') a_ r7 Ln (D L i LD CD CO O X12� W rr) N In 0 L i co CD Q) O X a_ W I��1z�1 965 N co Q) a_ 14+50 14+00 13+50 13+00 12+50 12+00 11 +50 11 +00 10+50 10+00 9+75 DATE: 6/3/2021 REVISED BY DATE THEREBY CERTIFY THAT THIS PLAN, OF MONTICELLO ��Ir APA-`TME \TTS SPECIFICATION, OR REPORT WAS PREPARED Prepared Far:ENGINEERING CJJLMONTICELLO I� I� ley DESIGNED MRW PRELIMINARY ADB 9/13/2021 BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED Monticello Mdw. Twhm. LL ubed- SURVEYING DRAWN ADB SUBMITTAL ADB 9/20/2021 WIRIG H T COUNTY PLAN & PIROFILE FO-IR" UTILITIES PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. 19356 MEADOW RIDGE TRAIL N PLANNING MARINE ON ST. CROIX, MN 55047 Ph. 507-867-1666 MARK R WELCH CHECKED MRW BENCHMARK: 4070 Hwy 52 S.E. Fax 507-867-1665 SHEET 8 DATE X/X/XX REG. NO. 42736 wwwgggto TOP NUT HYDRANT ON SCHOOL BOULEVARD 300' WEST OF FILE NO.: 20-408 PP Chatfield, MN 55923 THE INTERSECTION WITH EDMONSON AVENUE NE, ELEV:965.13 OF 8 SHEETS UNIT MIX: UNIT TYPE 1ST STUDIO 3 ONE BED 12 TWO BED 14 TWO BD/DEN 3 TOTAL 2ND 3RD TOTAL 15 36 42 9 MAIN LEVEL 1/16 = 1 0 MAIN FLOOR APARTMENT PAl architecture +design group SECOND LEVEL 1 /16" = V-0" SECOND FLOOR APARTMENT PA2 architecture + design group -THIRD LEVEL 1 /16" = V-0" THIRD FLOOR PA3 architecture + design group o i- 00 00 N 80 N 50 51 52 I I 70' - 0" 53 54 63 64 65 66 67 68 69 I I I I I I I I I 342' - 3 5/8" 11' - 4 7/8" r PARKING GARAGE 9 X 20 UNITS 1 /16" = 1'-0" PARKING GARAGE architecture +design group C C O N Ce) y1 ■ 18'-0" -STUDIO- 476 SF 1/4" = 1'-O" 36' - 6" 1 /l' 7 1 /rlii C i /A -I ()- 0 rO/AI- CI /1 1 /rlii r)' C 7/AC i /A -I C' -4 -4 IA -I I 7C, ii" N M 00 M N N N O N O Cb -ONE BEDROOM- 730 SF 1/4" = 1'-O" 10' - 7 1 /2" 5 1/4" 9' - 0 7/8" 6' - 0 1 /8" 9' - 1 1 /2" CD O ° 0 °0 0 O O C? � O F� Tij 00 r- N J O it N O (D O CV CO 11 ' - 8 1 /8" 10'- 4 7/8" 10'- 10 1 /8" 13' - 4 1/4" architecture +design group -TWO BEDROOM- 1,028 SF 1/4" = 1'-O" -TWO BEDROOM & DEN- 1,125 SF 1/4" = 1'-O" UNIT PLANS 00 LO 00 (0 S7 4 (° M EO N 4'- 4 5/8" 22' - 8 3/4" FITNESS YOGA 15' - 8 3/4" O ■ n 62' - 0 1 /8" S7 1 50' - 11 " ENTRY �10 I \ \ I STORAGE GARBAGE RECYCLING I I I I I I I I I I I I I — I I I 1 I I \ I \ I I ----5 6' - 4 1 /8" 20' - 0 7/8" STO O 0 x 39' - 3 3/8" OFFICE OFFICE CONFERENCE RESIDENCE OFFICE SPACE MOVIE PARTY H. 6' - 9 3/8" / a) co 0 r- co izz 3 S7 -CLUB HOUSE 1/4" = 1'-0" ❑a a 22' - 1 7/8" 17' - 0 1 /2" CLUBHOUSE PLAN PA7 architecture +design group -L ILI ■ �1 ■ 11 ■_ 11 ■_■l 11 ■■ ■_ =_ __ ice■ = I=li = __ ice■ � � i=■ - Ul 11 11 I■I 11 __ 11I■, ■ m I■1 Ell■=11 ■,I ■ 11 I■1 11 II■1 11 ■ 11= FBI11 11 �� ■■'11■� ■� ■ Ell =11 =11= - 11 ■ - 11 ■ �� ■I =_ICI = =I - �I _ I I■1 - I■11 III _ _ 11011111 � _ - -_ - � _ =IIIII =11 0JE - 11 ■_ __�� ____11 _ =11— _11 11 _ �11=11 -- a a - INE _E - - __ ■ Ell- __ ■ ■_■■ _r ■IIIII _ _,,, =11 0 [ 11 =11 ill 11=-11 �1�■ =11®� ■ III ■ - �-_ _AN81,EumlllI■I. .o_1.� L— �0 _ �� __ 11 ._ ■� _ _ 11 _ = IIIIItLOME=== = = Ell I�■ = 11 1= __ ■■ 11 11=111 11 11= 11 0 �, _ _ �� _L -■_ -_ - ■ ■ ■ ■= ■ ■ ■ ■ �, ■■ e ■ 1■■■■N NONNON NON NON NONNON NONNON Il ■I�� —11 ■■ 11 ■�I =11 I■1 11=■NONNON 11 �I 11NNO = II NON11=_0 ■I u �I®I 11= �� ■ . . 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I ILI 11olk, mil 1 _11111, .!:III a I ____1 � M1 �m M M_ m M1I III "111"Ell 71"Emn "NEI m u _ � h� ■� 1�1 - 111 � E Ell :1], rip: U 11:111 , r-P a 11:1111 _1101 I An 11 NEI It, lul..", In mill k - hm 0' UH �hsl� �I Emil „ � oil ME on a m mil Ell � n ti H.Ot ��n - ILI Uipj n �r- n [EHISM-_ Ei �., Hmv i ■ice � S- IIII 8 III. IN 111 111Ul _11114 � r n11 _ Kul�1x11Hm�mm1[_I�1. � o [MIN___11RL lwlfm mf aIn RIL— 111 a ■, m ■, n H Solor 9 aIN 11171_�Ml IS imm-1 ME 1111111 'm N�Ml mm 1M■;m 0. 0 _111M aw a a iIOR ELEVATION 100 UNIT BUILD w 1W a `r ■ a y i owl tile pp r ■�■ ME �1 11 NINE -■ 11 "milli 11111011 �11 _ v. �li I*. F. iATIONS AIC 1W a `r ■ a y i owl tile pp r ■�■ ME �1 11 NINE -■ 11 "milli 11111011 �11 _ v. �li I*. F. iATIONS AIC architecture + design group ILLUSTRATIONS A3.0 STUDIO TWO BE /DE I A 1 61� \W ONE BEDROOM TWO BEDROOM -1 k�il architecture + design group rA r; PROPOSED APARTMENT HOMES MONTECELLO, MINNESOTA Area Level Units Area (sf/unit) Totals(sf) Garage 0 1 36,751 36,751 Garbage and Recycling 0 1 838 838 Net / Gross Total Floor 0 37,589 Studio 1 3 476 1,428 One Bedroom 1 12 730 8,760 Two Bedroom 1 14 1,028 14,392 Two Bedroom & Den 1 3 1,125 3,375 Corridor 1 1 5,816 5,816 Net / Gross 1 645 Total Floor Area 1 34,416 Studio 2 5 476 2,380 One Bedroom 2 12 730 8,760 Two Bedroom 2 14 1,028 14,392 Two Bedroom & Den 2 3 1,125 3,375 Corridor 2 1 4,550 4,550 Net / Gross 2 959 Total Floor 2 34,416 Studio 3 5 476 2,380 One Bedroom 3 12 730 8,760 Two Bedroom 3 14 1,028 14,392 Two Bedroom & Den 3 3 1,125 3,375 Corridor 3 1 4,550 4,550 Net / Gross 3 959 Total Floor 3 34,416 Total Apartment Area 85,769 Total Corridor Area 14,916 Floors 1 - 3 103,248 Total Construction Area 140,837 Studio 13 476 6,188 One Bedroom 36 730 26,280 Two Bedroom 42 1,028 43,176 Two Bedroom & Den 9 1,125 10,125 Total Apartments 100 85,769 33" FES 17-1 INV: 954.42 BASIN BOTTOM 953.0 \ O \ @ W Parking @ Lawn I 50.00' /W Lawn 7 1 C 11111111111 IMF 7 Vt�00 Walk f Parking Lawn O❑ ❑o ❑O Lawn O Walk �J rtmen S Entry Lawn ❑O Lawn s a �s Parking o❑ Lawn O I SIP", I Parking 101 Lawn Lawn Lawn L O o Lawn = O O GRAPHIC SCALE 50 0 25 50 ( IN FEET) IIN=SOFT Walk 6.00' Lawn 100 EDMONSON AVE NE Lawn ENINg/la, EPINgla, t �51 W� Lawn Walk 21 a eS Parking MMMo ,-A r•:+w�.I:i:.3 Fence Parking 1221 Jai Lawn L---------------------------------------------------------------------------------------------------------------------------- - --- Walk Engineering: ■ G-Cubed Inc. 285 Westview Dr. West St. Paul, MN 55118 Monticello 796-300-1213 An Daniel Tilsen, Lead Design Project Manager OakTr'ee Design 651-283-7546 Site Planning and Landscape Design: raura: ro ,mh oun ao ns, mvne ro onw wuv� wir a Toa djtilsen@gmail.com .. Jeff Weber -Landscape Designer MNLA AS LA Geoffrey G. Griffin, Surveyor 9665 Howard Lake Dr. NE. Forest Lake, MN 55025 ■ ■ ■ , , �„ + " �tlP WM6 n"'�'° 507-867-1666, ex 102 651-260-6206jgwl@comcast.net Ia,r , ,/r nRox wus, •/rase"Rgeoffg@ggg.toreliminary Mark Welch Engineer u.� wl y9 ppp ng I hereby certify that this plan, specification, or report was prepared IIeMLY Tilsm No wYEn PvcwExr av wvn °,o,,�y ypyEp ppQ. 507-867-1666 ex 105 by me or under supervision and I am duly licensed Professional vn rt'ro mn �+ ■ n.Hnxc rrt n r.msAxr � scvsY m m,mn markw@ggg.to SHRUB DETAIL Drawn:dff Weber City of Monticello Wright County x wu nanw�Y K,u rawwa. • osa[ ,IFi mm /Io sows m Yp18 MFR 1ETMINtlIL Developer: Monticello Meadows Town Homes, LLC Drawn:JeffWeber s rwiaawvawnwvmarrtxaoa. K.Peter Salland, Esq. DECIDUOUS TREE DETAIL 19356 Meadowridge Trail N., Marine Mn. 55047 Revised By Date BENCHMARK: Cell: 651-245-7222 TOP NUT HYDRANT ON SCHOOL BOULEVARD 300' WEST OF Office 651-433-0155 THE INTERSECTION WITH EDMONSON AVENUE NE, ELEV:965.13 Peterstalland@hotmail.com (3 Lawn Walk @ Lawn ° .. @ Material List Symbol Plant Name Latin Name Size Number 0 Red Maple (Native Blvd Tree) Acer rubrum 'Autumn Radiance' 2 1/2" Dia. 27 Crimson Spire Oak Quercus robur x alba 'Crimschmidt' 2" Dia 27 Maple Matador Acer x freemanii 'Ballston' 2" Dia 34 Norway Pine (Mn State Tree) Pinus resinosa 6' tall 40 00 Broadmoor Juniper (Evergreen Shrub) Juniperus Sabina 'Broadmoor' #3 270 Viburnum'Blue Muffin' Physcocarpus opulifolius'Monio' #3 40 Hydrangea Quickfire Hydrangea paniculata'Bulk' #3 104 00 Spirea Golden Spirea x'Goldmound' #3 101 Ci Alpine Currant (Decid Shrub) Ribes alpinum #3 200 Daylilly (Mixed Colors) Hemerocallis varieties #1 1 64 Eldorado Feather Reed Grass Calamagrostis x acutiflora 'Eldorado' #1 28 Karl Foerster Feather Reed Grass Calamagrostis x acutiflora 'Karl Foerster' 1#1 1 73 Sheet 12 I 2 0 U z w m U) 00 0 M 0 0 a LO z J 0 a a w z z 0 M ILL! F- D w D z w a a z w x 0 wsb September 30, 2021 Matt Leonard City Engineer/Public Works Director City of Monticello 505 Walnut Street, Suite 1 Monticello, MN 55362 Re: Monticello Meadows Apartments Preliminary Plat, PUD, & Plan Review City Project No. 2021-037 WSB Project No. R-017894-000 Dear Mr. Leonard: We have reviewed the Preliminary Plat, PUD, and site plans dated September 16, 2021. The applicant proposes to two separate 100-unit apartment buildings on a site with approximately 10.8 acres. The engineering plans and documents were reviewed for general conformance with the City of Monticello's general engineering and stormwater treatment standards. We offer the following comments regarding these matters. General & Preliminary Plat 1. A more detailed review of the development plans will be conducted when the applicant submits a complete set of civil plans and a stormwater management report. 2. The City has prepared a Small Area Plan for the Chelsea Commons area improvements that includes a large stormwater ponding area, a network of trails/access, and other improvements adjacent to or within the applicant's property. See additional comments from City staff pertaining to what the expectations are for the applicant relating to these improvements. If the City proceeds with the Chelsea Commons area improvements, grading and other improvements may need to occur within the applicant's property to achieve the City's vision. Provide permanent and/or temporary easements for this proposed work. 3. On the plat, show and note drainage and utility easements. 4. With Final Plat submittals include the following: a. An existing conditions/demolition plan that includes the impacts related to the proposed utility connections in Edmonson Avenue and School Boulevard. Label existing utilities pipe sizes and material types and include hatching/notes for removals of all existing improvements (structures, curb, bituminous, concrete aprons, fences, etc.) proposed to be impacted with the project. b. Include all applicable water, sanitary sewer, and storm sewer City standard detail plates. Provide typical section/detail for stormwater improvements, infiltration K:\017894-000\Admin\Docs\2021-09-17 Submittal\_2021-09-30 LTR Monticello Meadows Apt - WSB Plan Review.docx Monticello Meadow Apartments — WSB Engineering Plan Review September 30, 2021 Page 2 basin, and control structures. Include typical street/parking lot pavement section(s). Erosion/sediment control plans and SWPPP sheets. Site Plan (Utility Set — Sheets 3 — 8) 5. Streets and utilities shall be designed in accordance with the applicable City Subdivision Ordinances and the City's General Specifications and Standard Details Plates for Street and Utility Construction. 6. The applicant has shown a network of pedestrian path connections on the concept plan. Extend the trail along Edmonson Avenue south to School Boulevard. There is an existing pedestrian path located on the north side of Farmstead Drive east of Edmonson Avenue; a connection to Edmondson Avenue on the north side of the site access should be provided. 7. It is not clear on the plan whether concrete curb and gutter is proposed around the perimeter of the parking lot and access drives. Provide more detail on future plan submittals. 8. The Chelsea Commons area improvement project proposed by the City includes the widening and reconstruction of Edmonson Avenue to include a center left turn lane. The applicant is proposing to widen Edmonson Avenue, confirm this meets the geometric requirements of this improvement. Utility Plans (Utility Set — Sheets 3 — 8) 9. Streets and utilities shall be designed in accordance with the applicable City Subdivision Ordinances and the City's General Specifications and Standard Details Plates for Street and Utility Construction. 10. With final construction plans, provide confirmation of MDH (watermain) and MPCA (sanitary sewer) plan review and permitting. 11. With final plat submittals add the following notes: a. 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. b. The plans shall comply with the requirements in the City General Specifications on the Cover Sheet. c. The City specifications require that sanitary sewer and storm sewer require televising. Video files shall be provided to the City for review. 12. The City's building department will review required fire hydrant location(s) and emergency vehicle access/circulation. Fire truck circulation will need to accommodate the City's ladder truck, provide an exhibit showing turning movements. 13. Watermain looping will be required through the site to provide adequate fire flow supply. Additional utility stubs to adjacent properties may also be required to accommodate future looping connections. The applicant has provided preliminary watermain and sanitary sewer plans showing a connection to the existing systems on School Boulevard Monticello Meadow Apartments — WSB Engineering Plan Review September 30, 2021 Page 3 to the south, Edmonson Boulevard to the east, and an extension north to the northerly property line. The applicant does not need to extend water or sewer main to the northerly property line; the northerly extension from the looping connection at the main driveway entrance can be utilized for building services and/or hydrants. 14. With final plat submittal, provide the following: a. Provide an overall utility plan sheet. b. Complete water, sanitary sewer, storm sewer profiles. c. Include crossing locations of utilities in profiles. d. Add notes at each pertinent crossing to the effect of "Maintain 18" Separation, Install 4" Rigid Insulation". e. Provide water and sanitary sewer service locations to each lot along with standard elevation information. f. Label all watermain fittings and connections to existing infrastructure. g. Private utility conduit crossings shall be shown for the joint trench. This will be coordinated with the City and private utility companies prior to construction commencing. h. If dewatering is anticipated, provide a dewatering plan. i. Note the material grade of the water and sanitary sewer pipe (CL52, SDR 35, SDR 26, etc). Grading, Erosion Control, & SWPPP (Grading Set — Sheets 1 — 4) 15. An NPDES/SDS Construction Storm Water General Permit (CSWGP) shall be provided with the grading permit or with the building permit application for review, prior to construction commencing. 16. A more detailed review of erosion/sediment control plans will be conducted with future submittals (final plat). Provide a SWPPP meeting the requirements on the Minnesota Construction Storm Water General Permit. 17. The City has prepared a Small Area Plan for the Chelsea Commons area improvements that includes a large stormwater ponding area, a network of trails/access, and other improvements adjacent to or within the applicant's property. Grading of the proposed site will need to provide more detail meeting the intent of the City's vision and small area plan. 18. Maximum slopes of 4:1 are allowed per City Design Guidelines. Current plans are showing 6:1 or greater, but not all slope areas are labeled. Revise grading to meet the 4:1 slope requirement where applicable or provide additional information on site constraints and proposed stabilization measures. Provide more slope arrows/percent grades for grading along public boulevard areas to verify that there is a minimum of 4% grade from the right of way to back of curb. Vegetated swales shall have a minimum grade of 2.0%. 19. Show all storm sewer maintenance access routes for structures outside of public right of way, add a note saying that "maintenance access shall be a minimum of 12-feet wide with 10% max side slopes" to the grading plan. 20. With future submittals, review the profile grading of the trail to confirm it meets typical ADA standards. Monticello Meadow Apartments — WSB Engineering Plan Review September 30, 2021 Page 4 Storm Sewer & Stormwater Management 21. Because of the adjacent Chelsea Commons Pond project this project will only be required to meet 50% of water quality credit and abstraction volume. The rest of the water quality will be met within the Chelsea Commons pond. During the interim conditions a temporary infiltration will need to be provided onsite to treat the excess storm water until Chelsea Commons pond is completed. 22. Include abstraction volume onsite for future widening of Edmonson Road and turn lane improvements. Additional impervious area shall be accounted for with this project. Update impervious surface calculation to include all proposed impervious surfaces related to this project. 23. The minimum FFE for this site is 958.0 based on Chelsea Commons stormwater management analysis. This includes meeting the required freeboard. Please provide final FFE elevations in relation to the adjacent Chelsea Ponds. 24. Provide modeling information for each individual infiltration bmp with drainage areas to each. Provide boundaries and drainage areas on plan to show drainage. Show time of draw down for each basin. 25. Pretreatment, in the form of ponds, forebays, filter strips, or other approved methods, shall be provided for all infiltration areas. Pretreatment upstream of volume management practices is a key element in the long-term viability of infiltration areas per city design guidelines. 26. At least two feet of vertical separation is required from an area's emergency overflow elevation to the lowest opening of a building. In areas where this separation is not or cannot be provided, additional analysis is required showing that the 100-year back-to- back storm event does not affect adjacent homes. Complete. 27. Per city design guidelines Two feet of free board is required to adjacent buildings, provide additional information to include adjacent low openings Complete. 28. Show maintenance routes and access to all stormwater BMP's. 29. Provide HWL elevations for all stormwater BMP's. 30. Show EOF's for all basins as well as any low points in the development inside and outside of the roadway. 31. Explain interim conditions for stormwater management until large regional pond is created with Chelsea Commons. Modeling should be provided showing all conditions, including interim to show how run off will be handled during all stages of the project. 32. One catch basin on Edmonson road is being provided, look into other locations to extend the storm sewer to catch and direct as much water as possible into the future Chelsea Commons regional pond. There are south of the driveway is an additional location a catch basin should be explored to try and capture more runoff. 33. Look at alternatives to ribbon curb to ensure that water is directed to the storm sewer and available for collection in Chelsea Pond. Monticello Meadow Apartments — WSB Engineering Plan Review September 30, 2021 Page 5 34. Provide actual HydroCAD model in future submittals so we can verify all modeling information was entered correctly. 35. Include detailed profiles on the grading plan of each infiltration area. 36. Provide information on all storm sewer structures and pipes. Narrative references pipe sizing information. Please provide calcs. 37. Provide additional information on storm sewer and how drainage will be reaching the two infiltration basins. Currently grades show slop away from the North basin towards the building. Provide clear information on how the basins will be receiving water, pre- treatment, and information on outlet structures. 38. The development will need to maintain existing flow rates for the 2-year, 10-year, and 100-yr rainfall events. Provide calculations for rate control for each drainage area leaving the site, including interim conditions before all storage offsite has been built. 39. Refer to the City design guidelines for storm sewer requirements on sizing, slope, and maximum spacing. 40. The new site will need to provide onsite volume control for runoff of 1.1" over the new impervious area, Pre-treatment measures are required prior to discharging to the volume control BMPs. If the volume control requirement is met, the water quality control standard shall be considered satisfied. Complete. 41. An operation and maintenance plan for all stormwater BMPs is required and should be submitted with the stormwater management report for review. Traffic & Access 42. Based on the proposed site plan the anticipated traffic generation would be 1088 vehicle per day(vpd), 72 AM peak hour trips and 88 PM peak hour trips, assuming 200 apartment units on the site. The traffic generation would increase from the original townhome proposal by 356 daily trips, 26 AM peak hour trips and 32 PM peak hour trips. 43. The proposed access to the site is located on Edmonson Avenue at Farmstead Drive, approximately 900 ft north of School Boulevard. The existing width of Farmstead Drive is 38 ft. The plan shows a 24 ft width on the proposed Site access road approaching Edmondson Avenue. The width of the access road should be widened from Edmonson Avenue to the first circulation driveway, to match the existing Farmstead Avenue width. 44. Currently there are no turn lanes provided on Edmonson Avenue at the Farmstead Drive/Site access driveway. As part of the Chelsea Commons area improvement project a Traffic Study was completed with a recommendation to include a center left turn lane along Edmonson Avenue between Chelsea Road and School Boulevard. With the additional trips generated by the proposed apartment project and as surrounding development increases in the future, a southbound right turn lane into the site driveway may need to be considered. It appears there is already a 50' section of half right of way for the westerly portion of Edmonson corridor which would accommodate a future turn lane, if needed. Monticello Meadow Apartments — WSB Engineering Plan Review September 30, 2021 Page 6 45. A sight line analysis should be completed at the proposed site access/driveway. Provide a detail/exhibit with considerations for landscaping, monument sign(s) or other features that could limit sight distances. 46. An existing pedestrian path is provided on the north side of Farmstead Drive. A connection to Edmonson Avenue on the north side of the site access road should be included to match the existing pedestrian path on Farmstead Drive. Wetland & Environmental 47. The site is outside of the DWSMA and is not subject to requirements of the City's Wellhead Protection Plan. 48. The air photos show a wetland signature just north of School Boulevard and one to the west of the project. This likely is a stormwater pond built when the road was built. However, the applicant should submit a Level 1 Desktop Delineation or other wetland review to provide documentation about the natural or incidental status of wetlands within the project area. This will allow the proper review and paperwork to be completed for the site to meet WCA rules. Please have the applicant provide a written response addressing the comments above. Feel free to contact me at 763-287-8532 if you have any questions or comments regarding the engineering review. Sincerely, WSB �Z-� James L. Stremel, P.E. Senior Project Manager 75 0 U z W m U) 0 0 0 Ln Ln z u) J 0 a a W z z 2 0 W F- I) U) T wsb October 26, 2021 Matt Leonard City Engineer/Public Works Director City of Monticello 505 Walnut Street, Suite 1 Monticello, MN 55362 Re: Monticello Lakes Apartments Preliminary Plat, PUD, & Plan Review City Project No. 2021-037 WSB Project No. R-017894-000 Dear Mr. Leonard: We have reviewed the Monticello Lakes Apartments Preliminary Plat, PUD, and site plans dated October 18, 2021. The applicant proposes to two separate 100-unit apartment buildings on a site with approximately 10.8 acres. The engineering plans and documents were reviewed for general conformance with the City of Monticello's general engineering and stormwater treatment standards. We offer the following comments regarding these matters. General & Preliminary Plat 1. A more detailed review of the development plans will be conducted when the applicant submits a complete set of civil plans and a stormwater management report. In -progress with comments below. 2. The City has prepared a Small Area Plan for the Chelsea Commons area improvements that includes a large stormwater ponding area, a network of trails/access, and other improvements adjacent to or within the applicant's property. See additional comments from City staff pertaining to what the expectations are for the applicant relating to these improvements. If the City proceeds with the Chelsea Commons area improvements, grading and other improvements may need to occur within the applicant's property to achieve the City's vision. Provide permanent and/or temporary easements for this proposed work. 3. Grading of the site is proposed within the Great River Energy powerline easement. Provide confirmation from the power company that they have approved the proposed grading and other improvements within the easement. 4. With Final Plat submittals include the following: a. Show and note drainage and utility easements on the final plat document. b. An existing conditions/demolition plan that includes the impacts related to the proposed utility connections in Edmonson Avenue and School Boulevard. Label existing utilities pipe sizes and material types and include hatching/notes for K:\017894-000\Admin\Docs\2021-10-19 Submittal\_2021-10-26 LTR Monticello Lakes Apt- WSB Plan Review.docx Monticello Lakes Apartments — WSB Engineering Plan Review October 26, 2021 Page 2 removals of all existing improvements (structures, curb, bituminous, concrete aprons, fences, etc.) proposed to be impacted with the project. Include all applicable water, sanitary sewer, and storm sewer City standard detail plates. Provide typical section/detail for stormwater improvements, infiltration basin, and control structures. Include typical street/parking lot pavement section(s). Erosion/sediment control plans and SWPPP sheets. Site Plan (Utility Set — Sheets 3 — 8 5. Streets and utilities shall be designed in accordance with the applicable City Subdivision Ordinances and the City's General Specifications and Standard Details Plates for Street and Utility Construction. 6. The applicant has shown a network of peaestrian patn connections on L. .,oncept plL =,,+.-..- ,4 +L__ +,-;I -I--- =A- .-- A,,. .- - -` +- "I - „I,..,,._,' There is an existing pedestrian path located on the north side of Farmstead Drive east of Edmonson Avenue; a connection to Edmondson Avenue on the north side of the site access should be provided. 7. It is not clear on the plan whether concrete curb and gutter is proposed around the perimeter of the parking lot and access drives. Provide more detail on future plan submittals. 8. The Chelsea Commons area improvement project proposed by the City includes the widening and reconstruction of Edmonson Avenue to include a center left turn lane. The applicant is proposing to widen Edmonson Avenue, confirm this meets the geometric requirements of this improvement. Utility Plans (Utility Set — Sheets 3 — 8) 9. Streets and utilities shall be designed in accordance with the applicable City Subdivision Ordinances and the City's General Specifications and Standard Details Plates for Street and Utility Construction. 10. With final construction plans, provide confirmation of MDH (watermain) and MPCA (sanitary sewer) plan review and permitting. 11. With final plat submittals add the following notes: a. 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. b. The plans shall comply with the requirements in the City General Specifications on the Cover Sheet. c. The City specifications require that sanitary sewer and storm sewer require televising. Video files shall be provided to the City for review. 12. The City's building department will review required fire hydrant location(s) and emergency vehicle access/circulation. Fire truck circulation will need to accommodate the City's ladder truck, provide an exhibit showing turning movements. Monticello Lakes Apartments — WSB Engineering Plan Review October 26, 2021 Page 3 13. Watermain looping will be required through the site to provide adequate fire flow supply. Additional utility stubs to adjacent properties may also be required to accommodate future looping connections. The applicant has provided preliminary watermain and sanitary sewer plans showing a connection to the existing systems on School Boulevard to the south, Edmonson Boulevard to the east, and an extension north to the northerly property line. The applicant does not need to extend water or sewer main to the northerly property line; the northerly extension from the looping connection at the main driveway entrance can be utilized for building services and/or hydrants. Initial alignments acceptable, a final review will be conducted with future updates. 14. With final plat submittal, provide the following: a. Provide an overall utility plan sheet. b. Complete water, sanitary sewer, storm sewer profiles. c. Include crossing locations of utilities in profiles. d. Add notes at each pertinent crossing to the effect of "Maintain 18" Separation, Install 4" Rigid Insulation". e. Provide water and sanitary sewer service locations to each lot along with standard elevation information. f. Label all watermain fittings and connections to existing infrastructure. g. Private utility conduit crossings shall be shown for the joint trench. This will be coordinated with the City and private utility companies prior to construction commencing. h. If dewatering is anticipated, provide a dewatering plan. i. Note the material grade of the water and sanitary sewer pipe (CL52, SDR 35, SDR 26, etc). Grading, Erosion Control, & SWPPP (Grading Set — Sheets 1 — 4) 15. An NPDES/SDS Construction Storm Water General Permit (CSWGP) shall be provided with the grading permit or with the building permit application for review, prior to construction commencing. 16. A more detailed review of erosion/sediment control plans will be conducted with future submittals (final plat). Provide a SWPPP meeting the requirements on the Minnesota Construction Storm Water General Permit. 17. The City has prepared a Small Area Plan for the Chelsea Commons area improvements that includes a large stormwater ponding area, a network of trails/access, and other improvements adjacent to or within the applicant's property. Grading of the proposed site will need to provide more detail meeting the intent of the City's vision and small area plan. 18. Maximum slopes of 4:1 are allowed per City Design Guidelines. Current plans are showing 6:1 or greater, but not all slope areas are labeled. Revise grading to meet the 4:1 slope requirement where applicable or provide additional information on site constraints and proposed stabilization measures. Provide more slope arrows/percent grades for grading along public boulevard areas to verify that there is a minimum of 4% grade from the right of way to back of curb. Vegetated swales shall have a minimum grade of 2.0%. Monticello Lakes Apartments — WSB Engineering Plan Review October 26, 2021 Page 4 19. Show all storm sewer maintenance access routes for structures outside of public right of way, add a note saying that "maintenance access shall be a minimum of 12-feet wide with 10% max side slopes" to the grading plan. 20. With future submittals, review the profile grading of the trail to confirm it meets typical ADA standards. 21. The grading of the parking areas surrounding the pool and pool house location is being directed towards these buildings/structures. Accommodations to achieve positive drainage away from the building and conveying this to the treatment pond will be needed. Storm Sewer & Stormwater Management 22. Because of the adjacent Chelsea Commons Pond project this project will only be required to meet 50% of water quality credit and abstraction volume. The rest of the water quality will be met within the Chelsea Commons pond. During the interim conditions a temporary infiltration will need to be provided onsite to treat the excess storm water until Chelsea Commons pond is completed. For the permanent condition, consider a bypass piping system so that all excess stormwater can be routed to the future Chelsea Pond and only the absolute minimum meeting the City's treatment requirements is treated onsite. 23. Include abstraction volume onsite for future widening of Edmonson Road and turn lane improvements. Additional impervious area shall be accounted for with this project. Update impervious surface calculation to include all proposed impervious surfaces related to this project. 24. The minimum FIFE for this site is 958.0 based on Chelsea Commons stormwater management analysis. This includes meeting the required freeboard. Please provide final FIFE elevations in relation to the adjacent Chelsea Ponds. 25. Provide modeling information for each individual infiltration bmp with drainage areas to each. Provide boundaries and drainage areas on plan to show drainage. Show time of draw down for each basin. 26. Pretreatment, in the form of ponds, forebays, filter strips, or other approved methods, shall be provided for all infiltration areas. Pretreatment upstream of volume management practices is a key element in the long-term viability of infiltration areas per city design guidelines. 27. At least two feet of vertical separation is required from an area's emergency overflow elevation to the lowest opening of a building. In areas where this separation is not or cannot be provided, additional analysis is required showing that the 100-year back-to- back storm event does not affect adjacent homes. Complete. 28. Per city design guidelines Two feet of free board is required to adjacent buildings, provide additional information to include adjacent low openingF Complete. 29. Show maintenance routes and access to all stormwater BMP's. 30. Provide HWL elevations for all stormwater BMP's. Monticello Lakes Apartments — WSB Engineering Plan Review October 26, 2021 Page 5 31. Show EOF's for all basins as well as any low points in the development inside and outside of the roadway. 32. Explain interim conditions for stormwater management until large regional pond is created with Chelsea Commons. Modeling should be provided showing all conditions, including interim to show how run off will be handled during all stages of the project. 33. One catch basin on Edmonson road is being provided, look into other locations to extend the storm sewer to catch and direct as much water as possible into the future Chelsea Commons regional pond. There are south of the driveway is an additional location a catch basin should be explored to try and capture more runoff. 34. Look at alternatives to ribbon curb to ensure that water is directed to the storm sewer and available for collection in Chelsea Pond. 35. Provide actual HydroCAD model in future submittals so we can verify all modeling information was entered correctly. 36. Include detailed profiles on the grading plan of each infiltration area. 37. Provide information on all storm sewer structures and pipes. Narrative references pipe sizing information. Please provide calcs. 38. Provide additional information on storm sewer and how drainage will be reaching the two infiltration basins. Currently grades show slop away from the North basin towards the building. Provide clear information on how the basins will be receiving water, pre- treatment, and information on outlet structures. 39. The development will need to maintain existing flow rates for the 2-year, 10-year, and 100-yr rainfall events. Provide calculations for rate control for each drainage area leaving the site, including interim conditions before all storage offsite has been built. 40. Refer to the City design guidelines for storm sewer requirements on sizing, slope, and maximum spacing. 41. The new site will need to provide onsite volume control for runoff of 1.1" over the new impervious area, Pre-treatment measures are required prior to discharging to the volume control BMPs. If the volume control requirement is met, the water quality control standard shall be considered satisfied. Complete. 42. An operation and maintenance plan for all stormwater BMPs is required and should be submitted with the stormwater management report for review. Traffic & Access 43. Based on the proposed site plan the anticipated traffic generation would be 1088 vehicle per day(vpd), 72 AM peak hour trips and 88 PM peak hour trips, assuming 200 apartment units on the site. The traffic generation would increase from the original townhome proposal by 356 daily trips, 26 AM peak hour trips and 32 PM peak hour trips. 44. The proposed access to the site is located on Edmonson Avenue at Farmstead Drive, approximately 900 ft north of School Boulevard. The existing width of Farmstead Drive is Monticello Lakes Apartments — WSB Engineering Plan Review October 26, 2021 Page 6 38 ft. The plan shows a 24 ft width on the proposed Site access road approaching Edmondson Avenue. The width of the access road should be widened from Edmonson Avenue to the first circulation driveway, to match the existing Farmstead Avenue width. 45. Currently there are no turn lanes provided on Edmonson Avenue at the Farmstead Drive/Site access driveway. As part of the Chelsea Commons area improvement project a Traffic Study was completed with a recommendation to include a center left turn lane along Edmonson Avenue between Chelsea Road and School Boulevard. With the additional trips generated by the proposed apartment project and as surrounding development increases in the future, a southbound right turn lane into the site driveway may need to be considered. It appears there is already a 50' section of half right of way for the westerly portion of Edmonson corridor which would accommodate a future turn lane, if needed. 46. A sight line analysis should be completed at the proposed site access/driveway. Provide a detail/exhibit with considerations for landscaping, monument sign(s) or other features that could limit sight distances. Wetland & Environmental 47. The site is outside of the DWSMA and is not subject to requirements of the City's Wellhead Protection Plan. 48. The air photos show a wetland signature just north of School Boulevard and one to the west of the project. This likely is a stormwater pond built when the road was built. However, the applicant should submit a Level 1 Desktop Delineation or other wetland review to provide documentation about the natural or incidental status of wetlands within the project area. This will allow the proper review and paperwork to be completed for the site to meet WCA rules. Please have the applicant provide a written response addressing the comments above. Feel free to contact me at 763-287-8532 if you have any questions or comments regarding the engineering review. Sincerely, WSB James L. Stremel, P.E. Senior Project Manager A oA d % IV: zr V� Ic • DRAFT FOR PUBLIC HEARING SEPTEMBER 2021 CHELSEA COMMONS DESIGN GOALS A series of goals arose in response to the design challenges. They built on the early principles and evolved as new technical and policy information emerged. The following goals directly support the project vision and further guided ongoing design and policy work. • Chelsea Commons is a joint public -private venture. It is designed to enhance valuable commercial development potential and integrate a variety of residential opportunities surrounding a significant public space, including a usable water feature and a variety of upland spaces. • Residents, business owners, and employees may experience Chelsea Commons as a complete environment in which they can live, work, and recreate. The Commons is also envisioned as a place that invites all members of the Monticello community and beyond to patronize its businesses and enjoy its open space features, both active and passive. • Chelsea Commons will present a distinct set of amenities within Monticello's larger park system, and the design will seek connectivity with the City's other assets. Chelsea Commons will also relate actively to the existing and future surrounding land use neighborhoods. • At the nearly 100-acre Chelsea Commons, a wide range of uses are supported and encouraged. Mixed use is most likely to be seen in the horizontal layout of interrelated uses, rather than vertical mixed -use buildings, although such buildings would be welcomed. In concept, the Commons area anticipates commercial land uses to the west and north, transitioning to a mix of residential living environments to the east and south. • To achieve the vision of an exceptional development area, the City will consider higher intensity land usage in parts of the project than that commonly applied under the City's zoning or related ordinances, most often in conjunction with execution of desired amenities. Moreover, the higher intensity of land usage will have the beneficial effect of helping realize the feasibility of the amenities planned for the public spaces. • Chelsea Commons is envisioned to host a variety of housing: affordable options, modest -cost options, and luxury homes, in a variety of configurations of density, massing, and ownership. • To support the mixed -use neighborhood, desired commercial uses are those that promote high levels of employment and consist of or support hospitality and recreational uses. These include restaurants and entertainment venues. Due to the extensive exposure of the commercial buildings in the Commons area, business building design and use will present a public face in all directions, with attention to architectural opportunities presented by the service portions of the buildings. • A unique transitional landscaping model reflecting Minnesota's biomes will guide the public and private spaces and their landscape design. Art, signage, architecture and other design elements are encouraged to reflect the biome construct. • Paramount will be the intention and ability to both value and take advantage of the public space investments that comprise the central focus of Chelsea Commons' design. PUBLIC MEETINGS & WORKSHOPS • October 21, 2019 — Joint City Council and Planning Commission Overview of Chelsea Commons Area & Concept Workshop • November 23, 2020 — City Council (Regular Meeting) Consideration of Authorization of Chelsea Commons Small Area Plan • January 13t", 2021 — Joint City Council and Economic Development Authority Small Area Plan Kick -Off Workshop • January 28t", 2021— Joint Planning Commission and Parks, Arts & Recreation Commission Small Area Plan Kick -Off Workshop • March 811 2021 — Joint City Council, Economic Development Authority, Planning Commission and Parks, Arts & Recreation Commission Chelsea Commons Three Conceptual Layouts Design Workshop • April 28th 2021 -Joint City Council, Economic Development Authority, Planning Commission and Parks, Arts & Recreation Commission Site Tours — Maple Grove: Central Park, Edina: Centennial Lakes, Blaine: The Lakes • May 4t", 2021 -Joint City Council, Economic Development Authority, Planning Commission and Parks, Arts & Recreation Commission Chelsea Commons Preferred Concept, Standards and Naming Workshop • June 2"a 2021 — Parks, Arts & Recreation Commission Chelsea Commons Design & Vignettes • June 23ra 2021— Joint City Council and Planning Commission Chelsea Commons Traffic Analysis Workshop • August St", 2021 -Joint City Council, Economic Development Authority, Planning Commission and Parks, Arts & Recreation Commission Chelsea Commons Small Area Plan Overview Workshop • September 71", 2021 — Planning Commission (regular meeting) Chelsea Commons Small Area Plan Adoption Recommendation — Comprehensive Plan Amendment Public Hearing 141 Page Lake Use During workshops, stakeholders indicated clear intention that visitors should be able to experience and interact with the water. Key to enhancing the value created by the lake amenity is its use. This goes beyond mere visual attraction. The principle of lake use is that while its visual attributes should enhance the land uses around it, the public should be able to physically use the water amenity through paddleboats, kayaks, and possibly, fishing. The pathways, bridges and other infrastructure should be designed to further encourage this visual and actual connection to the water. Water quality, as discussed above, is a central imperative for this use. In addition, planning for the infrastructure and services for these amenities will be important through staffing, equipment, and related budgeting. �_ - - . 1R_ M�_' Public and Private Design m,k High -end performance standards in both public and private building and site design are expected throughout Chelsea Commons. A critical aspect of furthering the "biome" themed design for Chelsea Commons will be choosing building, site, landform and architecture which reflect each pool theme. Aspects of public design will include pathway materials, landscape elements, building design, and especially, lake -edge access components that complement the theme of each pool area. For private development around the Commons, similar aspects of materials, architecture, and landscape elements can reinforce the themes. It is an expectation that private development will value its location within the Chelsea Commons planning area and respond with elements that support the individual and overall theming. The City will use consistency with these design principles as a component of its land use review for private development. 221 Page Public Access Access to the public space requires particular attention, as the bulk of the space is interior to the planning area and likely screened from the view of passing traffic on the external collector roadways. This is compounded by the design elements that intentionally create intimacy within the space itself, including the depression of the lake surface below the surrounding development area by 8 to 10 feet. �,",F�: i Design Cross Section As such, the design focuses on a number of public space elements leading from the external roadway system into the public space area and two primary edge public exposures. The first of these exposures is a gateway plaza space at the prominent entry intersection location of Chelsea Road and Cedar Street. This plaza will be designed to announce and identify the Commons area and create a gathering space for pedestrians and bicyclists to enter the interior of the site. It will also utilize the design elements common to the district, including lighting, signing, seating, etc. The second public exposure is the most prominent and will rely on the City's landholding along Cedar Street. This location will serve as the primary public gathering space for the Commons as well as provide ample visitor parking to support four -season outdoor and indoor recreation opportunities. Pavilion The indoor space is programmed to include a pavilion building to hold event gatherings, with a target size of up to 300 persons as well as various outdoor spaces. The parkland created on this property would also be programmed for other uses and serve as a trailhead for the pathway system. Direct access to the lake would be a central component of this area, and direct lake use would focus on this space as a staging area. Watercraft rental, fishing dock location, and similar features would be facilitated here. The City would likely establish some storage and maintenance staff in this location. The concept plan envisions that the pavilion building could be constructed as a two -level "walk -out" structure, with a portion of the lower level serving as the maintenance/storage component of the structure, with external access to the land and pathway system. The upper level of the building would have primary access from the main parking facility levels and include both indoor and outdoor overlook spaces. Gateways The master plan identifies a series of primary and secondary gateway locations around the project area, providing access to the adjoining private development areas as well as the surrounding public street system. In addition to the primary Gateway Plaza at Chelsea and Cedar, Gateways are located along Edmonson, School, and Cedar. Gateway identification and phasing will coincide with development. Primary Gateways are envisioned as a first -order system that create wider public pathway connections. They include both contoured landforms and access to public and shared parking areas at the perimeter of the district. Secondary Gateways may be narrower and more utilitarian, providing safe and well -lit access points, but may have more limited use or function. The exception to the dimensional limitation would be the gateway located within the power line corridor that extends into the site from the southeast near the corner of School and Edmonson. This corridor, given the width of the power line easement, would accommodate both pathway and naturalized stormwater retention, in addition to other potential features such as rain -garden demonstration/education, prairie plant restoration, and pollinator garden development. Because tree planting is limited in this area, the biome's focus would be on the ground planting plane, and the pathway through the area would provide, via boardwalk where appropriate, direct contact with the unique planting features of this section. Because this gateway includes connection to the School Boulevard pathway and is near to the Monticello Schools campus, coordination with the School District may enhance opportunities for public education. Pathway System Corresponding to the central pond amenity is the encircling pathway system. This pathway is a critical design element of the Plan. The pathways create an opportunity for discovery and exploration of the entirety of the neighborhood. Throughout Chelsea Commons, it is expected that both the central pathway system around the pond and its series of connecting pathways will be designed with attention to variation in material, grade, widths and other elements which respond to the user's sensory experience. This variety will be applicable in both public and private spaces. Landscaping accompanying these pathways should be carefully planned and executed to maximize the aesthetics and vistas to the lake and other Plan amenities. The Plan anticipates that the pathway systems will serve pedestrians only, with numerous opportunities for those entering the Chelsea Commons area to park their bicycles. 231 Page Public and Private Space Intersection The intersection between public and private spaces will be critical within the project area. The expected density of development and use levels for the public portions of the Commons area require thoughtful transition. With high intensity uses on both sides of the public -private boundary, conflicts can arise if these areas are not considered. In that regard, the basic design of the public space is intended to create a lake level, and associated public pathway and other high -use spaces, which would be generally 8 to 10 feet below the finished floor elevation of the adjoining private land. This grade difference is envisioned to be supplemented with a combination of retaining walls and landscaping that creates a visual barrier between the paths and any first -floor residences, but which is also designed to retain views of the water surfaces from those residential buildings. By cutting the grade into the adjoining slopes, most residential views should extend over the paths to the water surface, while minimizing views of the land itself. As such, residential buildings should be able to design a reasonable level of privacy into their structures, while capitalizing on proximity to the public amenities. Private landscaping will augment the public installations to help create this separation. On the commercial side, it will be presumed that privacy is less of a factor, and that most business entities will choose a location in Chelsea Commons precisely for the exceptional exposure. To capitalize on this, the Plan envisions that many such business developments will utilize lower -level building space, in a "walk- out" fashion with primary access to Cedar Street above, and additional lower -level access to the public spaces below. PLAN EVOLUTION As the project design evolved, engagement with the property owners in the project area created a new opportunity. One of the primary landowners in the central portion of the study area indicated a willingness to convey his land to the City, rather than hold it further for development. As these discussions progressed, it was evident that certain elements of the layout could change to take better advantage of a revised ownership pattern. The most prominent of these was the location of the primary City park property — the "commons" of Chelsea Commons. In this initial scheme, the City park was located on current City -owned land along Cedar Street, north of Dundas. The primary driver of this location was the City's ownership, and an interest in maximizing private use of the then privately -owned property in the study area. With the City's pending purchase of the middle 35-acre area, relocating the City park area south of the self -storage facility along Cedar street created several new opportunities, including: • Relocating the created hill to the self -storage business boundary and utilizing that feature as a screening element between the public/private spaces and self -storage use; • Transferring the pavilion building to a place adjacent to the south bridge, at the junction of the central and south pools (see the biome discussions below); • Utilizing the powerline corridor that crosses the area for parking supply to serve both commercial uses south of the line and public uses north of the line — particularly as developed uses under the powerline are not feasible; • Relocating development opportunity from this south area north to the City's current 5-acre parcel with more prominent exposure and access; • Providing a commercial connection and "landing zone" for the Promenade pathway that leads from the Chelsea/Cedar Plaza into the commons area proper. In addition, the stormwater analysis yielded information on the depths and elevations required to achieve the desired lake effect. This required a different design strategy for incorporation of the previously constructed pond at Deephaven. The existing pond now becomes a feature of character reflecting the North pool's theme. The revised master plan takes advantage of these changes, reorienting the elements noted above, but retaining the primary biome organization from north to south. 24 1 L 7-7777 Ll vu L �Z7 llffllal,"5. I el �LE h I I A Ir I 1 1, 111 , ri I K1 n %L'L IrH4ff?ti r I i -- - - . C L 21 � if +r ',r .`',� 25 1 P a g le RESIDENTIAL USES Relationship to Lake I Orientation I Density In Chelsea Commons, the City intends to capitalize on the opportunity to create a signature neighborhood with diverse residential environments. The residential uses will differ in density, building design, private amenities, cost, and rental -ownership tenure. Planned Unit Development will be an important tool for implementation of residential design consistent with the Plan. Common to each of the residential projects in the area will be utilization of the Commons' lake feature and its open space/pathway system. With the use of the Commons serving as private and public space, both physical and visual access to the lake will be a vital aspect of site and space planning. Residential developments will be required to design their projects to take advantage of views of the lake and garden areas and to maintain views for other projects in the district. As a principle common to the built environment throughout Chelsea Commons, a high standard of architectural detail and material quality will be expected. Connectivity to the central lake pathway system will be required. Residential properties will be expected to include structured parking in the sale and/or rental of the individual units, to ensure full utilization. On -street parking will not be available for overflow residential parking. Densities that range up to 30 units per acre and higher are anticipated in residential areas. Support for the higher densities will be attended by consistency with the goals of the Chelsea Commons Small Area Plan, incorporation of the public/private development patterns identified in the Plan, and willingness to provide access, cross parking, pathway connections, site development, and related improvements that further the goals of the project. 281 Page UNIFYING DESIGN ELEMENTS & CONTRIBUTIONS PARKING AND SHARED/JOINT PARKIN( Vehicular parking is critical to successful business and residential communities, as well as maximizing the intensity of uses around the public areas. Attention to adequate and convenient parking will be examined closely as a factor in site planning review. It is emphasized, however, that overparking— particularly surface parking lots — will need to be minimized using shared parking areas wherever practicable, and extensive reliance on covered parking, a requirement in residential projects, and encouraged on commercial sites. Common parking areas that can be managed cooperatively are encouraged and will result in greater density allowances. In all areas, both residential and commercial, the City will seek underground, under - building, and/orshared structured parking to minimize the areas of the development properties devoted to automobile surface parking. For some, this will entail cross access and parking agreements (especially in the commercial zones), and in others, this will include flexibility as to parking design and investment in structured parking that fulfills these objectives. Sustainability measures, including electric vehicle charging stations, are further encouraged. CONSOLIDATED SIGNAGE The City will develop a signage system for Chelsea Commons, including identification and wayfinding. Private development in the district will be encouraged to incorporate elements of that system into its wayfinding and identification packages. This policy is not intended to create a single communication theme for all occupants of the district, and artistic variation is supported. However, particularly where private communication intersects with public uses or spaces, adherence to the City's design will be important. Signage throughout the area may incorporate signage elements specific to its biome. ARCHITECTURAL DESIGN AND MATERIALS A diverse architectural environment is encouraged in the Commons. The Plan anticipates that building and/or site development will draw from design themes reflective of the biome environment. Individual development design may choose other options but will be expected to respect the neighborhood in which it is located. However, it will be critical that all development, regardless of use, will incorporate high quality materials, creative architectural choices, and close attention to all aspects of the building and site being built upon. High quality building materials that consist significantly of masonry, glass, and similar materials. In commercial development, lapped siding will be expected to be used in tightly limited exposures and primarily when designed to mimic wood finishes. Wall articulation, ornamental features, roofline variation, extensive window coverage, and four-sided architecture all are examples of the high expectations for development in the district. It is recommended that the City utilize PUD zoning to identify and encourage architectural character. Project design should be prepared to be reviewed as to its ability to conform to this expectation. ART Monticello is investing in a culture of creativity which encourages art in all forms —visual, literary, performance, and more. The integration of art throughout the public and private spaces of Chelsea Commons will enhance the central amenities and experience of all who live, work, and visit. Art will encourage exploration and enrich the space. Consistent with its other public improvement and park projects, the City will seek to incorporate art into both the built and programmed Chelsea Commons environment. LIGHTING The City will establish a common public lighting plan and design for Chelsea Commons. The plan will incorporate potential opportunities for unique branding of the area, but also with attention to existing lighting used in nearby areas. Lighting will include both pedestrian and general surface scale conditions. Private lighting is encouraged to reflect the styles and themes used in the public realm. Because Chelsea Commons is a mixed - use area of higher intensity land uses, attention must be paid to respecting adjoining land uses with the control of glare, light spread, and ambient light, balancing that with safety and need. Ailk k111YA'lW_MI-1 Access to the Commons land uses may occur from several points M of entry surrounding the project area. In addition, the City plans an Entry Plaza at the corner of Cedar Street and Chelsea Road, creating a visual announcement of the district, along with access to its pedestrian and bicycle visitors. The plaza will serve as an initial gathering space, as well as a prominent wayfinding marker for passers-by on these two major roadways. Elements of the Entry Plaza may be mirrored in other entry points, as well as used as common thematic aspects of other public and private improvements. The plan of the Entry Plaza should introduce, and then allow repetition of, the public spaces that comprise the district, to avoid the appearance of private -only improvements. LANDSCAPING Both public and private landscaping elements are expected to reflect the biome model for Chelsea Commons. Landscaping is discussed in detail on page X through X. 301 Page LANDSCAPING I BIOME FORM South Pool I "Quercus' References: Prairie/Oak Savannah The south pool, nicknamed "Quercus" for "Oak", would consist primarily of plant themes from southern Minnesota, dominated by prairie and Oak Savannah open woodlands. Naturalized ground covers would include prairie spaces and "raingarden" stormwater spaces. Because a large portion of the southeast corner of the project site is impacted by the overhead electric transmission lines, this area would be well served by this planting scheme, where larger trees are not permitted within the easement area. In other areas, grasses, native forbs, and Oak plantings would dominate. For buildings in the private development and public areas both, the plan encourages the extensive use of "prairie school" architectural themes, both in building design and site amenities. The Pavilion building is anticipated with this design style to set the direction. The Quercus zone of prairie grasses and forbs, wet prairies, wildflower pollinators, raingarden storm basins, and gentler slopes, reflects the biome that dominates much of Minnesota south of Monticello. The design accommodates two large access points, one from the dominant commercial zones to the south of the project area, and one that follows the powerline easement from the southeast corner of site, at Edmonson and School Boulevard, northwesterly across the site. Because large plantings or structure are not permitted in the powerline easement areas, the project design takes advantage by focusing and highlighting elements that fit within this constraint. As discussed in the Big Woods section, the Pavilion sits at the boundary of these two zones, and parking that will serve large events, there, and that can be shared with adjoining commercial uses, fills much of the west side of the area. In the southeast, a linear pathway system winds through alternating areas of gentle mounds and shallow basins, each of which serve to provide a variety of Quercus zone plant associations — wildflower spaces create zones for pollinator habitat, wet prairie detention areas help both filter stormwater and create basins show off wet, or "mesic" prairie plantings, as well as the opportunity for such elements as raingarden demonstration projects. The pathway wanders as a paved surface on dry land and converts to boardwalk in places as it passes through the wet zones. The design requires attention to demands of the powerline structures, a condition of powerline usage. The intent is to retrain the visual attention to the surface landscape and build appreciation for the landform, minimizing focus on the overhead lines. At the path meets the lakefront, its spills overflows into the lake through a limestone cascade under a grated cover. J 00 view Pc ra Trai - cc jqr 11rit 71 ti• V{ y +� 5 AL .1 P. y , ` Pine grass ti4 �d forts s J P1Z, s� w..:..-� � L. L 1- Z r �T1 AA st 371 Page _,l ,�'` South Pool / Quercas Biome The stone material reflects the stone dominant in much of south — and especially southeastern - Minnesota. Overstory plantings would be dominated by Oak — predominately white and bur oaks common to the "Quercus" zone landscape. Shoreline development is largely naturalized and interspersed with limestone boulders. Although not exclusive to the Quercus biome, Edmonson Avenue (or "Parkway") is highlighted here to emphasize its development as a parkway design. The accompanying traffic study envisions development of roundabout intersection controls at both School Boulevard on the south, and Chelsea Road on the north. Edmonson Parkway itself would be designed to be a "three -lane" facility, with a center left turn lane, one lane of traffic in each direction, and a row of on -street public parking along the west boundary of the roadway. On both sides of the parkway would be extensive planting, with the dominant and larger plantings along the west side of the right of way, adjoining the Chelsea Commons area. To the east, a pathway would follow in the right of way, and plantings would be required to be lower materials, due to a separate overhead powerline in that right of way. The project design envisions a shifting of the roadway to the east side of the centerline, to provide a larger and wider boulevard space for an extensive pathway system and large plantings complementing the access points into the public sites along the powerline from School Boulevard, the Major Gateway generally across from Golden Eagle Lane, and the Gateway access that follows the existing Dundas Road location. As noted previously an additional small parking facility is provided at the Major Gateway access point. The on -street parking will provide parking access to visitors for daily use or supply major event parking for the area as well. One consideration for construction and operational planning would be the potential for the south bridge to be constructed in a manner that can accommodate public works utility vehicles that are stored and used on the site. This would add efficiency for internal maintenance access throughout the facility. 381 Page Planning Commission Agenda — 11/01/2021 3B. Consideration of a request for Simple Subdivision and Lot Combination for six parcels located in the R-2 (Single and Two -Family Residence) District. Armlicant: Michaelis. Jeff and Joan Prepared by: Northwest Associated Meeting Date: Council Date (pending Consultants (NAC) Commission action): 11/1/21 11/22/21 Additional Analysis by: Community Development Director, Chief Building and Zoning Official, Community & Economic Development Coordinator, Project Engineer, Fire Marshal ALTERNATIVE ACTIONS Decision 1: Consideration of a Simple Subdivision and Lot Combination resubdividing six existing parcels into 3 new descriptions with required easements. 1. Motion to adopt Resolution No. PC 2021-045, recommending approval of the subdivision and combination, based on findings in said resolution, and subject to the conditions identified in Exhibit Z. 2. Motion to deny the adoption of Resolution No. PC 2021-045, recommending denial of the subdivision and combination, based on findings to be identified by the Commission. 3. Motion to table action on Resolution No. 2021-045, subject to additional information from staff and/or applicant. REFERENCE AND BACKGROUND Property: Planning Case Number: Request(s): Deadline for Decision: Land Use Designation PIDs: 155-015-038081 155-015-038080 155-015-038010 2021-044 155-015-038082 155-015-038020 155-015-038083 Simple subdivision and lot combination to recombine six existing parcels into three individual single-family lots. December 7, 2021 (60-day deadline) February 5, 2022 (120-day deadline) Mixed Neighborhood 1 Planning Commission Agenda — 11/01/2021 Zoning Designation: R-2, Single and Two Family Residential The purpose of the "R-2" single and two-family residential district is to provide for low to moderate density one and two -unit dwellings and directly related complementary uses. Overlays/Environmental Regulations Applicable: NA Current Site Uses: Single Family Residences Surrounding Land Uses: North: R-2, Single Family East: B-1, Mental Health Clinic South: R-2, Single Family West: R-2, Single Family Project Description: The applicant currently owns a collection of six individual parcels, on which are three single family homes. The applicant seeks to recombine the lot lines on the block to provide additional usable open space for each of the three homes, and correct current setback issues that exist due to the current lot line arrangements. The resulting subdivision and recombinations would be three consolidated single-family parcels, each with one residential home. 2 Planning Commission Agenda — 11/01/2021 ANALYSIS: The illustration below shows the existing lot lines, in heavy grey. The parcels are numbered 1-6 (with existing parcel 6 divided into 6a and 6b). These designations are for illustrative purposes only. Parcels 1, 2, 3, and 6b are proposed to be one building lot, with an existing home on parcel 2. The addition of 6b (about 17 feet in width), is to provide side yard for this lot, as the current home on parcel 2 sits on its easterly lot line. The second home would continue as it is on parcel 6a, although the lot is reduced in size after the conveyance of its westerly 17 feet (parcel 6b) to Parcel 2. The third home sits on parcel 5, and would add parcel 4 to that as one lot. Parcel 4 currently has no frontage, as it abuts the railroad to the south. The homes on Parcels 5 and 6a currently utilize a private driveway over the current Hennepin Street right of way to the east, an unimproved road. The City would expect to enter into a license agreement with the owner(s) to use and maintain their shared driveways privately, but staff does not recommend vacation of the right of way area. The resulting subdivision would, as noted above, result in three single family parcels, each with an existing home, as shown on the following page. 3 Planning Commission Agenda — 11/01/2021 J� Certificate of Surrey " lmr7 '. �� � iCCCrA O"p—d �Vaw,vgr { f s F r�'P' AY ti p+aR►'b GWw ro ` Viaf f r.1 OV I- r Rw'rq c�� maar+� Ca+w � i F rf..rr r QJ" f rn, of w aa, � es M'nr er Mr` w The proposed subdivision and recombination is supported by staff, as it removes a number of non -conformities, and combines individual parcels (3 and 4 in the prior illustration) which currently have no street frontage, avoiding complications for future building. Staff would raise two issues, one of which is a recommendation, and the other a caution. 4 Planning Commission Agenda — 11/01/2021 First, staff would encourage the applicant to consider adding parcel 3 to parcels 4 and 5, rather than to 1 and 2. As now proposed, the jogged lot lines would create two internal corners which, over time, can result in property line disputes as landscaping grows, and corner irons are lost. By adding parcel 3 to 4 and 5, the northerly lot line would be a continuous straight line, and this internal corner issue is removed. Parcel "A" in the finished survey would continue to have more than adequate lot area, reducing it from 22,321 square feet to approximately 19,380 square feet, still nearly double the minimum for R-2 (10,000 square feet). In reviewing this idea with the applicant, it was indicated that such a change would interrupt the historical use of this area as the "back yard" for Parcel A on the plat. The applicant indicated that following the staff recommendation on this item would result in the loss of area that has traditionally been a part of Parcel A's long-term use. As such, staff would encourage the change noted, but understands that the proposal as made is allowed by the Subdivision and Zoning regulations. The caution relates to the applicant's proposed process, which has been to pursue this subdivision and recombination via a metes and bounds description, without platting. While the City's Subdivision Ordinance accommodates this process, the final determination is subject to the approval of the County Surveyor, who determines the adequacy of the proposed legal descriptions. Overly complex descriptions may be rejected, and the applicant may need to return to the City for a more formal plat. In this case, the complexity arises more noticeably with the easements that are required along each of the new lot lines. Recognizing the complexity of the legal descriptions, staff have included a condition relating to the preparation of legal descriptions on the required certificates of subdivision and combination for purposes of County recording. STAFF RECOMMENDED ACTION Staff recommends Alternative 1, approval of the subdivision and combination. As noted, the proposed changes create more usable lots for the three existing homes, remove current non - conformities, and allow for the appropriate agreements relative to use of the current Hennepin Street right of way. Conditions of staff's recommendation are included in Exhibit Z. SUPPORTING DATA A. Resolution PC-2021-045 B. Aerial Site Image C. Applicant Narrative D. Certificate of Survey Z. Conditions of Approval 5 Planning Commission Agenda — 11/01/2021 EXHIBIT Z Conditions of Approval for Simple Subdivision and Lot Combination If feasible, PID 155015038082, shown as parcel 4 in the staff report illustration, may be added to proposed Parcel C, rather than Parcel A as shown in the applicant's survey of 9-30-21. This condition is optional for the applicant. 2. Staff and applicant verify easement descriptions, and that no existing easements interfere with the final subdivided lots, or that an appropriate vacation hearing is held to address existing easement locations. 3. The applicant enters into a use and maintenance license agreement for the use of the Hennepin Street right of way as private shared driveway between Parcels B and C. 4. The applicant's surveyor prepares the legal descriptions for the required Wright County Certificates of Subdivision and Combination. 5. In the event that the County Surveyor rejects the proposed legal descriptions, the applicant re -apply for Preliminary and Final Plat for the subdivision. 6. Recommendations of the City Engineer. 7. Recommendations of other staff and Planning Commission. 0 CITY OF MONTICELLO PLANNING COMMISSION WRIGHT COUNTY, MINNESOTA RESOLUTION NO. PC-2021-045 RECOMMENDING APPROVAL OF THE MINOR SUBDIVISION AT 618 4" STREET EAST, 624 4" STREET EAST, 630 4" STREET EAST AND CONCURRENT LOT COMBINATIONS PID NOS. 155-015-038081; 155-015-038082; 155-015-038080; 155-015-038020; 155-015-038010; and 155-015-038083 WHEREAS, the owners of six adjoining parcels consisting of the Parcel Identification number listed above seek a subdivision and lot combination; and WHEREAS, the subject property being subdivided is developed with three single family homes; and WHEREAS, the subdivision and recombinations will result in more conforming conditions and reflect the historical patterns of use; and WHEREAS, no additional building parcels will be created as a result of the action; and WHEREAS, the proposed lots will continue to meet the applicable 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 1St, 2021, and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: 1. The proposed subdivision is consistent with the intent of the Monticello Comprehensive Plan. 2. The proposed subdivision creates lots that more closely meet the requirements of the Monticello Zoning Ordinance conditions. 3. The proposed subdivision and combination qualifies as a "simple subdivision" under the terms of the Monticello Subdivision Ordinance for purposes of processing. CITY OF MONTICELLO PLANNING COMMISSION WRIGHT COUNTY, MINNESOTA RESOLUTION NO. PC-2021-045 4. The proposed subdivision and combination removes encroachments and non- conforming conditions. 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, subject to the conditions found in Exhibit Z and as listed below: If feasible, PID 155015038082, shown as parcel 4 in the staff report illustration, may be added to proposed Parcel C, rather than Parcel A as shown in the applicant's survey of 9-30-21. This condition is optional for the applicant. Staff and applicant verify easement descriptions, and that no existing easements interfere with the final subdivided lots, or that an appropriate vacation hearing is held to address existing easement locations. The applicant enters into a use and maintenance license agreement for the use of the Hennepin Street right of way as private shared driveway between Parcels B and C. 4. The applicant's surveyor prepares the legal descriptions for the required Wright County Certificates of Subdivision and Combination. In the event that the County Surveyor rejects the proposed legal descriptions, the applicant re -apply for Preliminary and Final Plat for the subdivision. 6. Recommendations of the City Engineer. 7. Recommendations of other staff and Planning Commission. ADOPTED this 1St day of November, 2021, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION Paul Konsor, Chair 2 CITY OF MONTICELLO PLANNING COMMISSION WRIGHT COUNTY, MINNESOTA RESOLUTION NO. PC-2021-045 ATTEST: Angela Schumann, Community Development Director Simple Subdivision & Administrative Lot Combination Created by: City of Monticello Lengthy Legal -See City Hall 1 1550150380101 630 4th St E, Monticel lo, M N 55362 Monday, October 18, 2021 To: Angela Schumann Community Development Director City of Monticello We currently own all three of the properties affected by this land -use application. Those properties are identified as: 618, 624, and 630 East 4th St. Also note that the 2021 property taxes are currently paid in full on all three properties. There currently are six P I.D.s for these three properties. Four of these PIDs are attached to the 618 E 4th St. property. For simplification purposes, we would like to get this number reduced to three PIDs for the three property addresses, and make all three properties conforming. First we are hoping to increase the size of property I D#1 55-015-038083 to one foot from the existing northern fence and then attach that PID to the PID # 155-015-038010 at property address 630 E 4th St (as described by Parcel "C" by Otto & Associates). The location of the structure at 618 E 4th St is non -conforming as the garage sits on, or very close to, the eastern property line. To rectify this nonconformity, we are proposing to move the approximate western most 17 feet of PID #155-015-038020 over to the 618 E 4th St. property. This would still keep the 624 E 4th St. property as a conforming property. We would like to combine all of PID #s 155-015-038080 and 155-015-038081, and the remainder of 155-015-038082 and the approximate western seventeen feet coming from 155-015-038020, into one new property description for address 618 E 4th St as described as parcel "A" in the Otto & Associates description. Hennepin Street is a 50 foot unimproved right away owned and platted by the City of Monticello that runs along the East side of both 624 and 630 E. 4th St. properties. Both properties utilize this right of way to access 4th Street. In 1995, when we purchased the property at 630 E 4th St from the owner of 624 E 4th, we had a verbal agreement to split the cost of installing and maintaining the driveway which was honored until we purchased 624 E 4th St. in 2014. Now, we have sole liability in maintaining the driveway as we own both properties. Jeff and Joan Michaelis 630 E 4th St. Monticello, MN 55362 612.221.1970 I/ N r 1 \ Certificate of Survey ti �J Westerly line / of Lot 8— !! 633 °Oo o � ao •� � N 0 30 60 \ Feet \ 2 R�� \ a � o \ Q) o LEGEND — — — — — — denotes proposed Drainage and Utility Easement G�co Fence corner 0.3' E'rly of line(40 ti Parcel B \ 6 Area = 13405.56 S.F1' _Fence corner 0.5' E'rly line of Parcel A /6/ rya Fence corner 1.3' Area = 22321.45 S.F. ' / ti / �/ / ,Eoster/y line / of Block 38 E'rly & 0.6' S'r/y ofNE corner of west 12 of Lot 3 � � � �/ Property Corner +63•�3! 1b / SOOO `, Fence corner 0.6' 61 OO � W'r/y & 1.3' S'r/y of \No, 6> / Property Corner / of oher� Fence corner 0.5'`e?ce ? 0- 131 W'r/y & 1.0' N'r/y of— / o� �O, 6 l6,V 61 �8! She 'SIr Property Corner 6� ooe, fy 41, y �'O/ of "1 / cO Comer ,0�. 6 /� cp \ O° Sh / � �60g � /•�O / S63� ?? � / � � / i Fence corner 1.7' J �� ��1� 0 1 �/ /6 toy CO Wr/y of line / 6 / sr36\ �98l6 � �� Fence corner 1.0� / / W'r/y & 1.0' N'rly of - J / Property Corner Coo /Eosterly line / 6 Q 9e /-of West 112 / �/ / / of Lot 3 / Fence corner 0.4' Wrly of /ine� / Parcel / Area = 24305.93 S.F. 2.8 �?�O She / \ a 6 SE corner of Fence corner 0.5' \ /—West 112 of l / W'rly of line _ Lot 3 O � \ Southerly line 4&& of Block 38 / / C � \ / / SO \ / / a� v •� � N �3 IZ o�LZ a Q) O � Cl) a m J L a� a� W ovv AvlO y 9B / Q) CU a _SE corner of Block 38 / � o � a Centerline of TrocksJ \ \ ` \ vOi i \ mLz �o Q o� PROPOSED PROPERTY DESCRIPTIONS \CZ PARCEL A: \ Lot 8, Block 38, TOWNSITE OF LOWER MONTICELLO, Wright County, Minnesota, according to the recorded plot thereof PARCEL B: Lot 10, Block 38, TOWNSITE OF LOWER MONTICELLO, Wright County Minnesota, according to the recorded plot thereof. a� O Q�•v� J o AND AND That part of Lot 9 of said Block 38 lying Westerly of a line 81.23 feet Westerly of, That part of Lot 9 of said Block 38 lying Easterly of a line 81.23 feet Westerly of, v and as measured at a right angle to, the Easterly line of said Block 38. and as measured at a right angle to, the Easterly line of said Block 38. O m O AND PARCEL C: � V That part of Lot 2 and the East Half of Lot 3, said Block 38, described as follows: Lot 1, Block 38, TOWNSITE OF LOWER MONTICELLO, Wright County Minnesota, according O "� to the recorded plat thereof. Commencing at the Southeast corner of said Block 38, thence on on assumed O � bearing of North 63 degrees 30 minutes 00 seconds West, along the Southerly line AND cL O of said Block 38, a distance of 155.37 feet to the Southeast corner of the West On Half of said Lot 3, thence North 26 degrees 39 minutes 13 seconds East, along Lot 2 and the East Half of Lot 3 of said Block 38, EXCEPT that port described as O O the Easterly line of said West Half of Lot 3, a distance of 120.00 feet to the follows: �J point of beginning; thence South 64 degrees 05 minutes 11 seconds East, a O W distance of 66.04 feet; thence North 28 degrees 10 minutes 49 seconds East, a Commencing at the Southeast corner of said Block 38, thence on on assumed bearing i C� distance of 44.30 feet to the Northerly line of said Lot 2; thence North 63 of North 63 degrees 30 minutes 00 seconds West, along the Southerly line of said degrees 30 minutes 00 seconds West, along the Northerly line of said Lots 2 and Block 38, a distance of 165.37 feet to the Southeast corner of the West Half of said Z 3, a distance of 67.21 feet to the Northeast corner of said West Half of Lot 3; Lot 3; thence North 26 degrees 39 minutes 13 seconds East, along the Easterly line thence South 26 degrees 39 minutes 13 seconds West, along said Easterly line of of said West Half of Lot 3, a distance of 120.00 feet to the point of beginning; O the West Half of Lot 3, a distance of 44.96 feet to the point of beginning. thence South 64 degrees 05 minutes 11 seconds East, a distance of 66.04 feet; O thence North 28 degrees 10 minutes 49 seconds East, a distance of 44.30 feet to the W Northerly line of said Lot 2; thence North 63 degrees 30 minutes 00 seconds West, O along the Northerly line of said Lots 2 and 3, a distance of 67.21 feet to the :� O Northeast corner of said West Half of Lot 3; thence South 26 degrees 39 minutes 13 J seconds West, along said Easterly line of the West Half of Lot 3, a distance of 44.96 feet to the point of beginning. (j O W • 9 0 rn Q 0 rn PROPOSED EASEMENT DESCRIPTIONS PARCEL A: A 6.00 foot perpetual easement for drainage and utility purposes over, under, and across the following described property. Lot 8, Block 38, TOWNSITE OF LOWER MONTICELLO, Wright County, Minnesota, according to the recorded plot thereof. AND That port of Lot 9 of said Block 38 tying Westerly of a tine 81.23 feet Westerly of, and as measured at a right angle to, the Easterly tine of said Block 38. AND That port of Lot 2 and the East Half of Lot 3, said Block 38, described as follows: Commencing at the Southeast corner of said Block 38; thence on on assumed bearing of North 63 degrees 30 minutes 00 seconds West, along the Southerly tine of said Block 38, a distance of 165.37 feet to the Southeast corner of the West Half of said Lot 3,• thence North 26 degrees 39 minutes 13 seconds East, along the Easterly line of said West Half of Lot 3, a distance of 120.00 feet to the point of beginning; thence South 64 degrees 05 minutes 11 seconds East, a distance of 66.04 feet; thence North 28 degrees 10 minutes 49 seconds East, a distance of 44.30 feet to the Northerly line of said Lot 2, thence North 63 degrees 30 minutes 00 seconds West, along the Northerly line of said Lots 2 and 3, a distance of 67.21 feet to the Northeast corner of said West Half of Lot 3,• thence South 26 degrees 39 minutes 13 seconds West, along said Easterly line of the West Half of Lot 3, o distance of 44.96 feet to the point of beginning. Said 6.00 foot easement strip is adjoining the perimeter of said property on the interior side. PARCEL B: A 6.00 foot perpetual easement for drainage and utility purposes over, under, and across the following described property. Lot 10, Block 38, TOWNSITE OF LOWER MONTICELLO, Wright County Minnesota, according to the recorded plot thereof. AND That port of Lot 9 of said Block 38 lying Easterly of a line 81.23 feet Westerly of, and as measured at a right ong/e to, the Easterly line of said Block 38. Said 6.00 foot easement strip is adjoining the perimeter of said property on the interior side. PARCEL C. A 6.00 foot perpetual easement for drainage and utility purposes over, under, and across the following described property - Lot 1, Block 38, TOWNSITE OF LOWER MONTICELLO, Wright County Minnesota, according to the recorded plot thereof. AND Lot 2 and the East Half of Lot 3 of said Block 38, EXCEPT that port described as follows: Commencing of the Southeast corner of said Block 38, thence on on assumed bearing of North 63 degrees 30 minutes 00 seconds West, along the Southerly line of said Block 38, a distance of 165.37 feet to the Southeast corner of the West Hoff of said Lot J; thence North 26 degrees 39 minutes 13 seconds East, along the Easterly line of said West Hoff of Lot 3, a distance of 120.00 feet to the point of beginning; thence South 64 degrees 05 minutes 11 seconds East, a distance of 66.04 feet; thence North 28 degrees 10 minutes 49 seconds East, o distance of 44.30 feet to the Northerly line of said Lot 2; thence North 63 degrees 30 minutes 00 seconds West, along the Northerly line of said Lots 2 and 3, a distance of 67.21 feet to the Northeast corner of said West Half of Lot 3,• thence South 26 degrees 39 minutes 13 seconds West, along said Easterly line of the West Hoff of Lot 3, a distance of 44.96 feet to the point of beginning, Said 6,00 foot easement strip is adjoining the perimeter of said property on the interior side. Sheet 2 of 2 Sheets denotes iron monument found I Requested By.- 0 denotes 112 inch by 94 inch iron pipe set and marked by License #40062 www.ottoassociates.com TTo9 West Division Street Buffalo, MN 55313 (763)682-4727 QSSOCIATES Fax. (763)682-3522 Engineers & Land Surveyors, Inc. Jeff Michaelis Date: Drawn By: Scale: Checked By. 9-30-21 1 J.J.A. I I P. E.O. Revised: Me 21- 0231 Planning Commission Agenda—11/01/21 3C. Community Development Director's Report Council Action on/related to Commission Recommendations A. Consideration of request for Amendment to Planned Unit Development for expansion of an existing Vehicle Sales & Rental use in a B-3 (Highway Business District).Applicant: Ashbrook, Aeron Approved on consent agenda of Council on October 11th12021. B. Consideration of a request for Conditional Use Permit for Accessory Structure exceeding 1,200 square feet and an Appeal to Denial of Variance to Accessory Structure square footage maximum of 1,500 square feet and Variance to side yard setback for an existing single-family residential use in the Central Community District, General Sub -District. Applicant: McCarty, Clarence Appeal of denial of variance and conditional use permit approved by the City Council on October 25th, 2021. C. Consideration of request for an Amendment to the Affordable Storage Planned Unit Development for Proposed Portable Container Accessory Use. Applicant: Burnham, Keith PUD amendment for outdoor storage denied and amendment to correct PUD language approved by Council on October 25th, 2021. D. Consideration of request for a Corrective Amendment to the City of Monticello Official Zoning Map for Shoreland Overlay District Boundaries. Applicant: City of Monticello Approved on consent agenda of Council on October 25th12021. E. Consideration of Administrative Subdivision and Administrative Lot Combination for two parcels located in the Central Community District, General Sub -District. Applicant: Mosbart Properties, LLC Approved on consent agenda of Council on October 25th12021. Planning Commission Workplan 2022 The Planning Commission 2021 Workplan is attached for reference, with staff notes on the status of the work plan items. In December, staff will ask for specific feedback for the preparation of the 2022 Workplan. Chelsea Commons Project Updates The City Council approved the official name of the planning area as The Pointes at Cedar on October 25t", 2021. Planning Commission Agenda—11/01/21 Two responses were received to the RFP for Professional Engineering, Park & Open Space Planning and Landscape Architecture Services. The Council will interview the two proposers on November 3rd, 2021. The RFP Review Team members, including Commissioner Zimpfer, are invited to attend. The Zoning Work Group has not yet started their work but will do so in the next month. The revised calendar for their project is attached for reference. Council Updates Highlights https://www.ci.monticello.mn.us/Blog.aspx?CID=3 CMRP Updates For more on the work of CMRP, visit: https://regionalplanningpartnership.org/ 2 CITY OF Monticello Monticello Planning Commission 2021-2025 Workplan FINAL — 2021 STATUS UPDATE The Monticello Planning Commission is established to advise the Mayor, Council and Community Development Department in matters concerning planning and land use matters; to review and make recommendations regarding the Monticello 2040 Vision + Plan, subdivision and zoning ordinances and other planning rules and regulations; to establish planning rules and regulations; and to conduct public hearings. Purpose Statement: The Planning Commission will support efforts to implement the Monticello 2040 Vision + Plan. The Planning Commission will work collaboratively with the City Council, other City boards and commissions, and community stakeholders in its work to achieve the Plan and the strategic goals of the city. Organizational & Training Activities: • Attend in-house Land Use Basics training. COMPLETE • Complete the Basics of Land Use and My Roles as a Planning Commissioner through Fusion Learning Partnership. INCOMPLETE • Understand land use application types and process. COMPLETE • Continue to support regional planning as identified by the Monticello 2040 Vision + Plan. o Implementation Chapter, Land Use, Growth & Orderly Annexation ■ Strategy 1.10.1- Consider the outcomes of regional planning initiatives and participate in processes resulting from the efforts of the Central Mississippi River Regional Planning Partnership. ON -GOING • Initiate and/or facilitate organizational projects in support of the Monticello 2040 Vision + Plan. o Implementation Chapter, Land Use, Growth & Orderly Annexation ■ Strategy 1.1.1 - Facilitate biannual meetings to serve as a "Development Forum" with interested property owners, realtors, builders and developers to discuss long-term planning, real estate market conditions. INCOMPLETE ■ Strategy 1.1.2 - Develop and publish a 'Development Opportunity Map' for use by the public, property owners and development community that identifies vacant and potential development opportunity sites, as well as pending and approved projects with the City and MOAA. COMPLETE - ANNUAL 11Page Comprehensive Plan Activities: • Support the implementation of the Monticello 2040 Vision + Plan through implementation of the Goals, Policies and Strategies identified within the Plan. ON -GOING • Support the priority projects set by the City Council, including the small area planning for Chelsea Commons area and reinvestment in Block 52 in Downtown Monticello. THE POINTES AT CEDAR (CHELSEA COMMONS) SMALL AREA PLAN WAS ADOPTED IN SEPTEMBER 2021. IMPLEMENTATION ACTIVITES HAVE BEGUN AND WILL BE ON -GOING. ACQUSITIONS AND PLANNING FOR BLOCK 52 ARE IN PROGRESS. Zoning Ordinance/Map Activities: Complete the recodification of the Monticello Zoning Ordinance, including consideration of amendments as recommended in the Goals, Policies and Strategies of the Implementation Chapter of the Monticello 2040 Comprehensive Plan. o Review and revise the zoning ordinance consistent with the 2021-2022 Zoning Ordinance Strategy priorities set by the Planning Commission per Attachment A. BUDGETED FOR 2022 • Consider amendments to the Monticello Official Zoning Map in support of the Monticello 2040 Vision + Plan guided land use, including, but not limited to the following. o Implementation Chapter, Land Use, Growth & Orderly Annexation ■ Strategy 2.7.1 - Amend the Zoning Map to be consistent with the Future Land Use Map and identify areas where mixed -density residential uses are appropriate. INCOMPLETE Subdivision Ordinance Activities: • Complete a review and amendment of the Monticello Subdivision Ordinance, including consideration of amendments as recommended in the Goals, Policies and Strategies of the Implementation Chapter of the Monticello Comprehensive Plan as follows. o Implementation Chapter, Land Use, Growth & Orderly Annexation ■ Strategy 2.5.1- Implement measures to slow down or "calm" traffic on local streets by using design techniques and measures to improve traffic safety, provide eyes on the street, and enhance the quality of life in Monticello's neighborhoods. Strategy 3.8.2 - Require pedestrian and bike connections in new commercial development. ■ Strategy 6.5.1- Conduct regular review of parkland allocation and ensure sufficient amount of land is designated for parks and recreation activities in the City as the population increases. INCOMPLETE 21Page Research & City Department Update Topics As resources and time allow, the Planning Commission will consider research and information related to the following topic areas. Topic Monticello Orderly Annexation Area - COMPLETE Status of municipal infrastructure - INCOMPLETE Tree preservation —Zoning ordinance section 4.2 - INCOMPLETE 31Page Chelsea Commons Zoning Work Group Schedule (REVISED DRAFT) No later than October 13: November 1: November 8: Establish appointees to Work Group Review of project outline at Project Communications Council approval of budget November 9-15: Prepare code language outline and visual preference materials; provide to staff for review and comment at Project Comm November 18: Provide materials to the Work Group for review (2-3 hours of review estimated) November 30: WORK GROUP MEETING: Outline reviewed by work group (Tuesday) for direction and comment (2 hour meeting estimated) December 1-10: Prepare zoning ordinance for review December 16: Provide materials to Work Group (2-3 hours of review estimated) December 28: WORK GROUP MEETING: Review the draft ordinance (Tuesday) (2 hour meeting estimated) January 4: FLEXIBLE AS NEEDED; meeting to review final draft ordinance (2 hour meeting estimated) February 1: Planning Commission public hearing and recommendation on proposed ordinance January 10/24: City Council decision on proposed ordinance