Planning Commission Resolution 2024-37 (Drive-thru CUP)CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC -2024-37
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF MONTICELLO RECOMMENDING APPROVAL OF AN AMENDMENT TO A
CONDITIONAL USE PERMIT FOR A PLANNED UNIT DEVELOPMENT FOR A RESTAURANT
WITH DRIVE-THRU IN A B-4, REGIONAL BUSINESS DISTRICT
PID 155-178-002030
LOT 3, BLOCK 2, UNION CROSSINGS
WHEREAS, the applicant has submitted a request to amend an existing Conditional Use
Permit for a Planned Unit Development (PUD) to establish a restaurant with drive-thru on a
vacant parcel; and
WHEREAS, the approved PUD anticipates a variety of commercial uses, including dining
establishments; and
WHEREAS, the proposed use would have impacts on the site and PUD that were planned for
as a part of the original PUD approval; and
WHEREAS, the site is zoned Regional Business (B-4), which allows drive-thru facilities as an
accessory use by Conditional Use Permit; and
WHEREAS, the use would continue to be consistent with the long term land use plan for the
City and the location, including the designation of the site for "Regional Commercial" uses;
and
WHEREAS, the applicants have provided materials documenting that the proposed use
facilitate long term use of the site and PUD for commercial uses; and
WHEREAS, the applicants have provided materials documenting that the proposed use will
comply with the terms and standards of the zoning ordinance with the recommendations
approved by the Planning Commission; and
WHEREAS, the Planning Commission held a public hearing on September 3rd, 2024 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
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC -2024-37
1. The applicant has provided plans demonstrating that the proposed facility will be
in compliance with the standards for drive-through restaurant facilities found in
the zoning ordinance and original PUD approvals.
2. The applicant has provided plans demonstrating that the use will support long-
term use of the site for commercial uses.
3. The proposed facility is not expected to create traffic impacts for adjoining public
and private roadways in the area.
4. The operation of the business will not create noise, odors, visual impacts, or
other noticeable impacts on the property or the neighborhood beyond those
expected for allowed uses in the zoning district.
5. The drive-through facility is designed in a way that will avoid concerns with
traffic in adjoining streets.
6. The use will improve convenience to customers and to the public, consistent
with the City's economic development objectives for commercial property.
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 amendment to the Conditional Use Permit for PUD for drive-through
facilities, subject to the conditions identified in Exhibit Z of the Staff report, as listed below:
1. The plans are updated to include building elevations and building materials,
including for the attached building area to the south of the principal structure.
The walk-in building area is required to meet the zoning ordinance for
commercial building standards, in materials similar to the main portion of the
building Exterior mechanical and related components (particularly on the south
side of the building) to match the base wall material colors.
2. The plans clarify the proposed exterior materials for the trash enclosure and
show that those materials are consistent with the principal structure.
3. The applicant provides schematic floor plans to verify parking demand.
4. The applicant provides final landscaping plans that identify materials species.
5. The applicant updates the landscaping plan to add planting in the extensive turf
areas on the east and west sides of the development footprint.
6. Signage and other components related to the project meet all requirements of
the Union Crossing Planned Unit Development and zoning requirements as
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CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC -2024-37
applicable and are subject to permitting as required. As noted herein, no pole
pylon sign is permitted for this parcel.
7. The lighting plan is updated to verify photometric compliance with the City's
zoning regulations. Maximum pole height is 25 feet.
8. The project and site improvements, including landscaping, is constructed and
maintained per plans provided, with incorporation of the recommendations
made by the Planning Commission and the staff report.
9. Compliance with the comments of the City Engineer per letter dated August 28,
2024, including comments on the applicant plan sets.
10. Compliance with the comments of the Chief Building Official per letter dated
August 22, 2024.
11. Comments and recommendations of other Staff and the Planning Commission.
ADOPTED this 3rd day of September, 2024 by the Planning Commission of the City of
Monticello, Minnesota.
MONTICELLO PLANNING COMMISSION
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By:
Paul Konsor, Chair
ATTEST:
Angela Schufn�Vr� Community Development Director
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