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City Council Resolution 2022-65CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA RESOLUTION NO. 2022-65 APPROVING A PRELIMINARY PLAT OF BLOCK 52 FIRST ADDITION PID: 155-010-052031; 155-010-052060; 155-010-052070; 155-010-052071; 155-010-052090; 155-010-052101; 155-010-052102; 155-010-052110; 155-010-052120; 155-010-052131; 155-010-052132; 155-010-052140; 155-010-052150 WHEREAS, the applicant proposes a mixed use residential and commercial project on the above captioned parcels in the Central Community District; and WHEREAS, the applicant has submitted a request to plat the property to accommodate said use, and in cooperation with the City of Monticello and its EDA, manage circulation and parking on the site for the benefit of the development as well as the existing uses in the area through planned unit development; and WHEREAS, the applicant proposes to develop the property for residential multi- family uses on upper floors, and commercial uses on the street level, consistent with the economic development and redevelopment goals of the city for the described property; and WHEREAS, the site is guided for Downtown Mixed Uses in the City's Comprehensive Plan; and WHEREAS, the proposed plat is consistent with the long-term use and development of the property for mixed downtown use; and WHEREAS, the Planning Commission held a public hearing on May 18, 2022 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 has recommended approval of the proposed plat and Development Stage PUD of Block 52 First Addition; and WHEREAS, the City Council has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the City Council of the City of Monticello makes the following Findings of Fact in relation to the approval: CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA RESOLUTION NO. 2022-65 1. The Plat provides an appropriate means of furthering the intent of the Comprehensive Plan for the site by putting the existing and proposed buildings to uses and architecture which are consistent with the goals and objectives of the Monticello 2040 Comprehensive Plan, including Downtown Small Area Plan. 2. The proposed improvements on the site under the PUD are consistent with the needs of the development in this location as a prime corner site Monticello's downtown area. 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 improvements on the site facilitate redevelopment of the subject block and are consistent with the objectives of the City's downtown redevelopment projects through its EDA and other agencies. 5. The PUD flexibility for the project, including parcels without public street access, as well as structured parking, mixed uses, commercial development on the street -level floor, restaurant location overlooking the public areas to the north, and reconstruction of the Walnut Street access to River Street, are 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 /T RESOLVED, by the City Council of the City of Monticello, Minnesota, that the Monticello City Council approves the Preliminary Plat of Block 52 First Addition, subject to the conditions listed in Exhibit Z of the staff report as follows: 1. Approval of the preliminary plat for Block 52 First Addition shall be conditioned on the approval of the development stage PUD. 2. Approval of the development stage PUD for Block 52 First Addition shall be conditioned on the approval of the preliminary plat. 3. The preliminary plat be modified to create a separate lot for purposes of retaining City ownership of the parking and access route through site with a cross -access and parking easement for both private and public use as part of the PUD. Such easement shall be subject to review and approval by the City. Public cross -access and parking will also be required for the parking areas which are to be conveyed to the developer. 4. Easement -related issues shall be subject to review and approval by the City Engineer and City Attorney. 5. Park dedication requirements of the City shall be satisfied. 6. Commercial uses in the proposed mixed-use building shall be limited to permitted and conditional uses allowed within the CCD, Central Community District. Additionally ground floor commercial uses along Broadway shall accommodate 11a CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA RESOLUTION NO. 2022-65 office uses on the street level, an element of flexibility from the Downtown Small Area Plan. 7. City Officials provide feedback to the applicant regarding the desirability of balconies along Pine Street. 8. The comments of MnDOT and Wright County shall be satisfied. If such comments require amendment to the proposed preliminary plat or development stage PUD, the developer shall address these with a complete set of plans with the Final Stage PUD and Final Plat application. 9. The project site and building elements shall be subject to the following requirements: a. Authentic brick is to be used on the building. b. The building design elevations shall be revised to incorporate a red, or red -based color (such that gray is not the dominant building color), similar to that of the original concept rendering. c. Where exterior wall -mounted utility meters are utilized, they be shall screened from view with materials complementary to the building design. d. Color and stamping shall be applied to concrete retaining walls throughout the project. e. Embed City entrance sign into retaining wall. f. Work with City to create an historical sign location. g. Parking lot lighting and fixtures should match the City's lighting theme. h. Underground parking spaces must be included in rent structure for units to support full utilization of facility. i. Add downcast lighting under canopies and overhang, or other locations that feature the building and deemphasize the light source. j. Raised planters shall be used for shrubs and perennials which are located at the corner at Broadway and Pine Street. k. Cornice and parapet treatments on the two building wings shall be modified/expanded to be more distinct and reflect the designs shown in the concept rendering. I. Brick sills and detailing shall be provided on all walls and surfaces and building wall articulation preserves the shadowing and interest of the concept rendering. m. A covering over a portion of the outdoor restaurant patio be provided (to avoid direct weather and residential balcony exposure). n. Freestanding planters shall be integrated in exterior hardscape areas. 3 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA RESOLUTION NO. 2022-65 o. The stairway located at corner of River Street and Pine Street shall be changed to an accessible ramp. This may be developed in the rights of way to maximize accessible opportunities and maintain public and private uses. p. Additional screening fencing shall be provided along the Pine Street and River Street corner (possibly a mesh fence material) to limit exposure from restaurant patio to street traffic. q. An architecturally appropriate patio railing shall be provided, a detail of which shall be provided to the City for review and approval. r. Rooftop mechanical equipment, if provided, shall be screened from view in compliance with Ordinance requirements. 10. The project signage shall be subject to the following requirements: a. Wall signage that consists of channel -letter style signage, individually mounted and lit letters, or similar style, prohibiting box or painted panel signage. b. Clarification and detail of the projecting sign identifying the complex. c. Work with the City embed the Monticello city entrance sign into the retaining wall at the corner of River and Pine. d. Work with the City to develop an historical marker sign in the public spaces along the project. e. Sign plans, with dimensions, shall be reviewed and approved by the City for each tenant space and shall be limited to no more than 15% of wall area for each tenant space Window signage for commercial space shall be limited to no more than 40% of any window panel. 11. To improve vehicle circulation in the surface parking lot, the southernmost parking stalls within the western north -south row of parking shall be converted to more direct access and which includes an appropriate vehicle turning radius. 12. The applicant shall provide a parking management plan which specifies how overlap period parking issues will be addressed. 13. All proposed boulevard plantings shall be subject to review and approval by the City to ensure salt tolerance. 14. Additional landscaping recommendations are as follows: a. Change the Broadway Street trees to Honey locust, matching the theme planting currently in place throughout the downtown area. The City would require planting wells and/or pervious tree boxes to avoid root growth interference with the sidewalk paving. N CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA RESOLUTION NO. 2022-65 b. Remove the eastern -most proposed overstory trees along River Street to avoid screening the views of the park and river from the restaurant and lower -level residential units. c. Add more shrub plantings throughout the project, supplementing (or replacing) the current perennial plantings to develop a more robust year-round planting palette. These may include additional evergreen shrubs and/or deciduous shrubs with winter features (color/fruit, etc.). This includes an enhanced planting plan for the green space adjacent to the westerly portion of the building. d. Specify alternative pavements in the pedestrian areas to avoid flat grey concrete and/or asphalt surface. This should include a pedestrian path to each of the streets through the parking areas reinforcing the building sidewalks to those street connections. e. Add a usable patio feature to the central open space in the parking area (currently shown as all lawn grass), and some additional shrub/perennial planting to make this space an attractive outdoor seating area, including the opportunity for public art. 15. The parking lot layout shown on the submitted lighting plan shall be modified to match the layout on the site plan. 16. Decorative lighting provided within the westerly green space. 17. Building drains designed to avoid exiting over public sidewalks. 18. An internal site is located for pet activity. 19. The trash enclosure shall be finished in the same brick as that used on the principal building with coated steel gate. 20. Issues related to grading, drainage and utilities shall be subject to comment and recommendation by the City Engineer. 21. Comments from Fire Chief, including (added items in italics): a. Verify the ground clearance for the ladder truck will be sufficient for the River Street entrance. b. Verify the turning radius for the ladder truck will be met, entering from the two entrances. c. Verify that hydrant locations will meet the requirements of the Fire Code. 22. Compliance with the terms of the City's Engineering Staff letter dated April 28, 2022. CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA RESOLUTION NO. 2022-65 23. Comments and recommendations of other Staff and Planning Commission. ADOPTED this 23rd day of May 2022, by the City Council of the City of Monticello, Minnesota. ATTEST: Y Je nifer S reiber, City Clerk MONTICELLO CITY COUNCIL By: Lloyd Hilga , Mayo 6