City Council Resolution 2024-21CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
CITY COUNCIL
RESOLUTION NO. 2024-21
A RESOLUTION OF APPROVING A
DEVELOPMENT STAGE PUD FOR BIG RIVER 445 — PHASE 1
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 Lots 1 and 2, as well as Outlot A, of the Big River 445 plat; and
WHEREAS, the proposed PUD would consist of development opportunity for a multiple -
building 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 simple subdivision creating
the subject property for platting, a preliminary plat for the proposed project, and an
amendment to the City's PUD zoning ordinance and rezoning to Big River 445 PUD District; and
WHEREAS, the plat creates a dedication for public easements, and adequate right of
way related to public streets along with drainage and utilities which will serve various phases of
the PUD, subject to the requirements of the City Engineer; and
WHEREAS, the subject parcels will be consistent with requirements of the City's
Subdivision and Zoning Ordinance requirements under the appropriate PUD standards; and
WHEREAS, the subject property will be developed under the requirements of the
Monticello 2040 Vision + Plan Comprehensive Plan, which designate the land use for the
property as Regional Commercial uses; and
WHEREAS, the proposed Development Stage PUD addresses Phase 1 improvements
serving the project, as well as site and architectural improvements on Lots 1 and 2 of the
project; 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
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
CITY COUNCIL
RESOLUTION NO. 2024-21
WHEREAS, the Planning Commission held a public hearing on February 6t", 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 recommended approval of the Development
Stage PUD for Big River 445 — Phase 1; and
WHEREAS, the City Council has considered all of the comments of the Planning
Commission, the public, 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 for Development Stage PUD:
1. The proposed uses are consistent with the intent and purpose of the PUD, Planned Unit
Development District.
2. The proposed uses will be consistent with the existing and future land uses in the area in
which they are located, including the Monticello 2040 Vision + Plan 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 accommodates additional 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, including policies of both MnDOT and Wright County.
7. As a property which has been designated for such regional commercial 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.
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
CITY COUNCIL
RESOLUTION NO. 2024-21
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Monticello, Minnesota
that the Monticello City Council approves the Development Stage PUD for Phase 1 of Big River
445, subject to the conditions of Exhibit Z of the staff report, as follows:
1. Development stage PUD and amendment to the PUD shall be required for remaining
proposed development parcels within Outlot A of the plat, as they may be configured at
the time of application for final plat.
2. Approval of the rezoning to planned unit development is conditioned on the approval of
the final plat of Big River 445.
3. Consolidated site and building signage shall be as specified in the application package
for the Development Stage PUD and Preliminary Plat of Big River 445 dated January 8,
2024.
4. Building enhancements for Lots 1 and 2 as noted in the staff report of February 6, 2024
are incorporated into final development plans.
5. The trash enclosure on Lot 1, Block 1 shall be relocated further from the Chelsea Road
street frontage, and all trash enclosure areas shall be located and screened to de-
emphasize their visual impacts on the site as viewed from surrounding public areas.
6. Sidewalk to the proposed Lot 7 shall be provided at the time of Development Stage PUD
for this phase.
7. Sidewalk and other improvements for proposed Lots 6 and 7 shall be provided at the
time of platting and Development Stage PUD for those parcels.
8. The full private street, sidewalk, and utility development serving Lots 1 and 2 of the
subject phases, as well as all parcels abutting Chelsea Road, shall be developed and
constructed as a part of Phase 1 improvements.
9. Public improvements, including any of those in the Chelsea Road or Fenning Avenue
rights of way, shall be developed and constructed as a part of Phase 1 improvements.
10. As a part of Final PUD approval, an amended preliminary plan set shall be developed
illustrating conceptual locations for site amenities, including seating, walking, and rest
areas for patrons of the project which shall be subject to ongoing review and refinement
as future phases are developed, with timing of construction to be determined.
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
CITY COUNCIL
RESOLUTION NO. 2024-21
11. An amended plan set showing additional screening or visual enhancement shall be
provided as a part of any Final Stage PUD application for the outdoor patio area
proposed for Lot 1, Block 1, particularly in those areas facing Fenning Avenue.
12. Execution and recording of a legal document providing for the shared access, use and
maintenance of the private road and site signage within the planned unit development,
subject to the comments of the City Attorney.
13. Execution and recording of a legal document providing for the shared parking between
Lots 1 and 2, Block 1 of the plat, subject to the comments of the City Attorney.
14. Execution of a stormwater maintenance agreement providing for common and shared
use of the proposed stormwater maintenance facilities, including those public
easements required by the City Engineer.
15. Execution and recording of a development governing the plat in accordance with the
standard requirements of the City Ordinance and the additional requirements noted in
the report.
16. Execution of an encroachment agreement for drive aisles or parking in public drainage
and utility easement areas.
17. Compliance with the terms and comments of the City's Engineering staff letter and plan
sheet review and traffic memo review comments dated January 29, 2024.
18. Compliance with the comments of the Wright County Highway Engineer's Department
and the comments of MnDOT.
19. Comments and recommendations of other Staff and Planning Commission.
ADOPTED this 26t" day of February, 2024 by the City Council of the City of Monticello,
Minnesota.
MONTICELLO CITY COUNCIL
By:
Lloyd Hilg�4yor,
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
CITY COUNCIL
RESOLUTION NO. 2024-21
ATTEST:
Jen fifer Sch eib r Ci y Clerk