City Council Resolution 2024-76CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
CITY COUNCIL
RESOLUTION NO. 2024-76
A RESOLUTION APPROVING A
DEVELOPMENT STAGE PUD FOR HAVEN RIDGE WEST
WHEREAS, the applicant is seeking a replatting of a parcel currently subject to a Planned
Unit Development District; and
WHEREAS, the proposed plat and PUD would consist of residential development
opportunities consisting of 226 single family detached units and 72 attached townhouse units,
as well as new public streets, parkland, trails, and supporting infrastructure, all under the
requirements of a Planned Unit Development; and
WHEREAS, the City would create a specific PUD District reflecting the requests for
flexibility and the enhancements and amenities for the property, to which the Development
Stage PUD approval would be held; and
WHEREAS, the site has previously been platted as a series of outlots, held for future low
density residential development; and
WHEREAS, the platted lots will be consistent with requirements of the City's Subdivision
and Zoning Ordinance requirements under the applicable Haven Ridge West PUD District
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 Low Density
Residential and Estate Residential; 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 August 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
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
CITY COUNCIL
RESOLUTION NO. 2024-76
WHEREAS, the Planning Commission has recommended approval of the Development
Stage PUD for Haven Ridge West; 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 2040
Comprehensive Plan land use requirements.
2. The modifications to the plat and PUD are within the scope of the original
Environmental Assessment Worksheet completed for the project area.
3. The proposed development plan is consistent with the intent and requirements of the
Planned Unit Development District as adopted.
4. The proposed uses will be consistent with the existing and future land uses in the area in
which they are located.
5. 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.
6. 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.
7. The proposed plat a PUD is not anticipated to negatively impact surrounding residential
properties, and instead is expected to encourage a variety of long term residential uses
on the subject property.
8. Approval of the plat and Development Stage PUD will not result in the need for
additional road or utility infrastructure other than that being provided for the proposed
use, provides the necessary right of way and utility improvements, and should not
otherwise negatively impact the health or safety of the community.
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 Haven Ridge West,
subject to the conditions of Exhibit Z of the staff report, as follows:
1. The applicant is required to final plat the full right of way and construct the roundabout
for the 85t"/Fallon/Eisele intersection with the first phase of the plat and PUD and shall
revise the first phase plan to include the roundabout right of way and construction as a
condition of the preliminary plat and Development Stage PUD approval.
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
CITY COUNCIL
RESOLUTION NO. 2024-76
2. The overall plat and PUD phasing plan shall be updated as part of the Final Stage
submission and the plat shall be developed in accordance with the phasing plan unless
an adjustment to the PUD phasing plan is otherwise approved by the City Council.
3. The applicant shall submit an Amendment to Planned Unit Development and Final Stage
PUD plans for approval for each subsequent phase of the PUD with the corresponding
Final Plat, which shall:
a. Verify building materials as requiring all higher -quality composition/cement
board non -vinyl building materials on street -facing facades.
b. Verify usable front porch areas and/or other architectural enhancements as
proposed by developer narratives for single-family lots.
c. Verify mix of architectural fagade and design treatments to ensure non -
repetitive housing styles and streetscapes for single-family lots.
d. Verify compliance with all minimum finished and finishable floor areas per PUD
flexibility requested for all unit types.
e. Provide Homeowner's Association documents subject to the review and
comment of the City Attorney.
f. Provide a revised plan for townhouse components to verify final design and
consistency with the requirements of the PUD.
g. Verify foundation plantings for single-family and townhomes consistent with City
landscaping requirements and PUD narrative.
h. Meet all other conditions of this approval.
4. Incorporate the PUD plans and narrative submissions as aspects of the PUD ordinance,
incorporating the requirements of condition 3 above which shall be provided recorded
against all lots and provided to all prospective lot owners.
5. Revise the Zoning Exhibit to address the R-1 area as included within the PUD.
6. Identify ownership and management of Outlot C, which shall be included in a
Homeowner's Association.
7. Revise the plat to include the land area of Outlot A with Lot 51, Block 1, to be included
within a Homeowner's Association.
8. Maximize clustered mailboxes and other utility installations to avoid the streetscape
being dominated by infrastructure pedestals and other similar components.
9. Driveway widths on lots less than 80 feet in width shall be limited to 24 feet in width.
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
CITY COUNCIL
RESOLUTION NO. 2024-76
10. Revise landscaping plan to include roundabout planting as directed by the City,
additional landscaping within Lot 23 adjacent to the roundabout, and additional seating
areas along pathways in Outlots F and D.
11. Provide boundary markings per City ordinance along all areas where wetlands,
conservation easements, and/or stormwater pond areas abut private property.
12. Provide conservation easements for Outlots A (to be platted as Lot 51, Block 1), Outlot D
and Outlot E, and as directed by the City Engineer, incorporating wetland buffers as
applicable.
13. Modify drainage and utility easements, trail widths and right of way on the plat as
required by the City Engineer.
14. Verify roundabout right of way at 85t" and Edmonson intersection and revise plat to
accommodate.
15. Provide permanent easements for trail corridors through Outlots D, E, and F.
16. Provide fencing acceptable to the Parks Department where trails are located in
residential side yards and private trail signage within the townhome area.
17. Park dedication requirements shall be applied at the time of final plat for each phase
and shall be consistent with the recommendation of the Parks, Arts and Recreation
Commission which includes a mix of parkland, trail easements/deed, and trail
construction, based on the current rate of park dedication, with a deed to the City of
Monticello for park dedication as applicable for Outlot B. The applicant shall provide a
park dedication exhibit based on PARC recommendation as part of the final plat
submission.
18. Revise the plat to include sidewalks along one side of cul-de-sac streets.
19. Compliance with the City Engineer's comments on the wetlands, including wetland
replacement plan and permitting requirements, and continued compliance with the
mitigation requirements of the Environmental Assessment Worksheet for Haven Ridge.
20. Work with the Community Development Department to identify monumentation and
methods of maintenance for common areas.
21. Revise the plat and plat sheets to include street name recommendations, including the
southeasterly leg of the roundabout per the Chief Building Official's letter dated August
1, 2024.
22. Vacation of right of way shall be subject to the review and comment of the City
Engineer.
23. Execution of a development contract specifying the terms and conditions of plat
approval.
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
CITY COUNCIL
RESOLUTION NO. 2024-76
24. Compliance with the comments of the City Engineer's letter and plan comments dated
July 29, 2024.
25. Compliance with the comments of the Chief Building Official's letter dated August 1,
2024, including the condition that removal of existing structures by demolition shall
require a demolition permit meeting all code requirements, including those for
hazardous materials removal.
26. Compliance with the comments of the Wright County Highway Engineer's office.
27. Comments of the Planning Commission or staff.
ADOPTED this 26t" day of August, 2024 by the City Council of the City of Monticello, Minnesota.
MONTICELLO CITY COUNCIL
By:
Lloyd Hilgart, Mayor
ATTEST:
1
bJe 4ifer ckei r, City Clerk