Planning Commission Resolution 2023-18 ( Headwaters West PUD Amd. related to Natural Gas Utility Installation)CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC 2023-18
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF MONTICELLO RECOMMENDING APPROVAL OF AN AMENDMENT TO THE
HEADWATERS WEST PLANNED UNIT DEVELOPMENT DISTRICT
WHEREAS, the applicant has received approval for the development of a parcel for twinhome
residential use; and
WHEREAS, the development approvals for the project include a Planned Unit Development
zoning district; and
WHEREAS, the project is approved and regulated to provide affordable rental units to seniors, a
component of the City's housing planning; and
WHEREAS, the City's Subdivision Ordinance requires the extension of natural gas mains into the
project area, while the applicant's twinhome unit designs will not utilize that private utility; and
WHEREAS, the projects public financing requires that the units remain affordable rental units
under the same management for a period of at least 25 years or until the financial obligation is
met; and
WHEREAS, certain public policy encourages a phasing out of the use of natural gas as a heating
and/or appliance fuel; and
WHEREAS, if constructed with the project, the gas mains would represent an unused utility
service in the public right of way and easements; and
WHEREAS, the Planning Commission has reviewed the application for the PUD pursuant to the
regulations of the applicable ordinances and land use plans and policies, as well as the original
project intent and approvals; and
WHEREAS, the Planning Commission held a public hearing on May 2nd, 2023 on the application
and the applicant and members of the public were provided the opportunity to present
information to the Planning Commission; and
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC 2023-18
WHEREAS, the Planning Commission has considered all of the comments and the staff report,
which are incorporated by reference into the resolution the following Findings of Fact in
relation to the recommendation of approval:
1. The extension of natural gas through this project is not related to serving adjoining
lands, as natural gas is already available to the surrounding area.
2. The gas mains, if constructed, would not be utilized.
3. The project, to be owned and operated as rental units for an estimated period of 25
years, ensures that no foreseeable change to the project is likely to occur that would
dictate an after -the -fact need to supply the utility.
4. If the situation arose where gas were to become a desired utility addition, the nature of
the provision of natural gas is such that it could be added with other improvements in
place, and with minimal disruption to the site.
5. The long-term future for natural gas usage is mixed, with a public policy direction
suggesting fuels such as gas may eventually be phased out.
6. The elimination of natural gas mains will not negatively impact the PUD design or
development.
7. The impacts of the improvements are those anticipated by the existing and future land
uses and are addressed through standard review and ordinances as adopted.
8. The proposed development details meet the intent and requirements of the applicable
zoning regulations and are consistent with the applicable land use policies and
ordinances.
9. The proposed PUD amendment is not anticipated to negatively impact surrounding
residential properties, and instead is expected to encourage long term affordable
residential uses on the subject property.
10. Approval of the PUD will not result in the need for additional road or utility
infrastructure other than that being provided for the proposed use and should not
otherwise negatively impact the health or safety of the community.
NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello,
Minnesota recommends to the City Council that the proposed Development Stage PUD for
Country Club Manor First Addition be approved, subject to the conditions of Exhibit Z of the
staff report, as follows:
Issues related to the provision of all other utility services shall be subject to
comment and recommendation by the City Engineer.
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC 2023-18
2. The applicant demonstrates compliance with all building code requirements for
heat and other services and shall be subject to City Building Department review
and approval.
3. An amendment to the Development Contract and Planned Unit Development
Agreement and/or other instrument is recorded against each individual lot
within the plat area impacted by the amendment reflecting the utility service
availability.
4. Comments and recommendations of other Staff and Planning Commission.
ADOPTED this 2nd day of May, 2023 by the Planning Commission of the City of Monticello,
Minnesota.
MONT LANNIN6 COMMISSION
Paul Konsor, Chair
ATTEST:
i
i`
Angela Schuman o munity Development Director