Planning Commission Resolution 2024-41 (Big River Dev and Final PUD)CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC 2024-41
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF MONTICELLO RECOMMENDING APPROVAL OF A
DEVELOPMENT AND FINAL STAGE PUD FOR
LOT 4, BLOCK 1, BIG RIVER 445 SECOND ADDITION
WHEREAS, the applicant is seeking a development stage Planned Unit Development approval
for a portion of a multi -phased commercial project, currently vacant land, to be platted as Lot 4,
Block 1, of the Big River 445 Second Addition plat; and
WHEREAS, the proposed PUD would consist of development opportunity for a commercial
retail center as an allowed use in the proposed Big River 445 Planned Unit Development zoning
district; and
WHEREAS, the site is concurrently subject to requests for an amendment to the City's PUD
zoning ordinance to incorporate the approved plans into the Big River 445 PUD District; and
WHEREAS, the subject parcel will be consistent with requirements of the City's Zoning
Ordinance requirements under the appropriate PUD standards; and
WHEREAS, the subject property will be developed under the requirements of the Monticello
Comprehensive Plan, which designate the land use for the property as Regional Commercial
uses; and
WHEREAS, the proposed Development Stage PUD addresses improvements serving the project,
as well as site and architectural improvements on Lot 4, Block 1 of the project's Second
Addition; and
WHEREAS, the Planning Commission has reviewed the application for the Development Stage
PUD pursuant to the regulations of the applicable ordinances and land use plans and policies;
and
WHEREAS, the Planning Commission held a public hearing on October 111, 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 make the following Findings of
Fact in relation to the recommendation of approval:
1. The proposed use is consistent with the intent and purpose of the Big River 445 PUD,
Planned Unit Development District.
2. The proposed use will be consistent with the existing and future land uses in the area in
which they are located, including the Monticello Comprehensive Plan.
3. The impacts of the improvements are those anticipated by the existing and future land
uses and are addressed through standard review and ordinances as adopted.
4. The proposed PUD amendment utilizes existing public and private improvements,
including streets, utilities, and stormwater controls that ensure the project will continue
to be consistent with the City's long-term public service infrastructure.
5. The proposed PUD accommodates reasonable extensions of development and
infrastructure to serve other undeveloped property in the area.
6. The proposed access and development details meet the intent and requirements of the
applicable zoning regulations and are consistent with the applicable land use policies
and ordinances.
7. As a property which has been designated for such uses for many years, the proposed
PUD is not anticipated to negatively impact surrounding residential properties.
8. Approval of the PUD will not result in the need for additional road or utility
infrastructure other than that being provided by and 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 and Final Stage
PUD for Lot 41 Block 1, of Big River 445 Second Addition within the Big River 445 PUD District be
approved, subject to the conditions of Exhibit Z of the staff report, as follows:
Development of the site is subject to recording of the final plat and development
contract of Big River Second Addition.
2. The Big River PUD District is amended to incorporate the approved Final Plans for Lot 4,
Block 1; the uses as described in the narrative are considered part of the Development
and Final Stage PUD approval.
3. The project is constructed in substantial conformance with the Final approved plans
and other applicable code requirements.
4. The applicant incorporates the required cross -access and other shared -use agreements
within the Big River 445 PUD District.
5. The applicant shall not store any tires outside or above the height of the area denoted
as "bullpen" on the site plans.
6. The applicant further clarifies the use of the "canopy" portion of the building in their
narrative or floorplans.
7. The applicant shall revise their plans to extend the pre -cast concrete or other
permitted commercial building material to the north side extension of the building.
The proposed sloped metal roofline may remain.
8. No open outdoor storage of unrepaired vehicles is permitted on site.
9. The minor repair of recreational vehicles and semi -tractor units is a recognized
flexibility of the PUD for Lot 4, Block 1 only.
10. The applicant verifies that all rooftop mechanical equipment will be screened from
adjoining property or travelled streets.
11. No accumulations of trash or waste shall be permitted to extend higher than the
screening fence surrounding the trash facilities, including the "bullpen" area.
12. The applicant's plans shall be revised to specify the material for trash enclosure and
bullpen fencing, which shall be durable, maintenance free materials.
13. 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.
14. The City concurrently requires an installation of amenity improvements on the
adjoining stormwater area, or other related improvements and locations, as directed
by the original Final PUD approval for the Big River 445 PUD District.
15. Compliance with the terms of the City's Engineering Staff letter dated September 20,
2024.
16. Compliance with the terms of the Chief Building Official's letter dated September 17,
2024.
17. Comments and recommendations of other Staff and Planning Commission.
ADOPTED this 1st day of October, 2024 by the Planning Commission of the City of Monticello,
Minnesota.
MONTICELLO PLANNING COMMISSION
By:
ATTEST:
Paul Konsor, Chair
Angela Schuma&,[Cfimmunity Development Director