Planning Commission Agenda - 07/02/2024 (Joint Workshop)AGENDA
JOINT MONTICELLO PLANNING COMMISSION/CITY COUNCIL WORKSHOP
Tuesday, July 2, 2024 — 5:00 p.m.
Monticello Community Center
Planning Commissioners: Chair Paul Konsor, Vice Chair Andrew Tapper, Teri Lehner, Melissa
Robeck, Rob Stark
City Councilmembers: Mayor Lloyd Hilgart, Charlotte Gabler, Sam Murdoff, Tracy Hinz,
Lee Martie
Staff: Angela Schumann, Steve Grittman, Rachel Leonard, Ron
Hackenmueller
1. Call to Order
2. Concept Stage Planned Unit Development Submittal for Machinery/Truck Repair and
Sales as a Principal Use on parcels zoned Industrial & Business Campus District (IBC) and
guided Light Industrial Park (LIP)
PIDs: 155-248-001020, 155-248-001030
Legal Description: Lots 2 & 3, Block 1, Otter Creek Crossing 6t" Addition
Applicant: GEN II, LLC. (Jonathan W. Shilling)
3. Adjournment
DIGGING NEW
OPPORTUNITIES
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GENE AL
EQUIPMENT & SUPPLIES, INC.
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Faro, ND
New owners turned on the
lights to the next 35 years.
Bismarck, ND
Expansion started when we
opened a location in Bismarck,
ND. Also acquired Specialized
Carrier Company, Inc.
KOMAfsu
Appointed the Komatsu America
dealer for North Dakota and 11
counties in Minnesota.
Purchased Tri-State Machinery
out of Apple Valley, MN and
changed the name to Tri-State
Aggregate Machinery.
Minot, ND
Purchased Diesel Machinery, Inc.
Sold the world's largest crawler
tractor, the Komatsu D-575.
OUR CORE VALUES
Launched our wholly owned
subsidiary General Aggregate
Equipment Sales, ULC to serve our
Canadian customers.
70O7M.
Shakopee, MN
Moved into our brand new,
current facility in Shakopee, MN.
ABOUT US
Sioux Falls, SD; Williston, ND & Urbana, IA
General Equipment & Supplies, Inc. has
experienced continued success and dramatic
Rapid City, SD
growth in the construction, energy and
Our most recent expansion as
aggregate markets since 2010, and has
expanded its locations throughout the years to
opened a new location in
include Williston, ND; Sioux Falls, SD; and
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Rapid City, SD.
Urbana, IA.
Duluth, MN
Our most recent expansion as
we opened a new location in
Duluth, MN.
GEV ERAL
Cm EEP
EQUIPMENT & SUPPLIESC.
General Equipment & Supplies, Inc. (GES) was
founded in 1984 with 22 employees. The primary
focus was to supply heavy construction and aggregate
equipment to the construction, mining, oil exploration
industries, as well as the municipal governments.
Now with 300+ employees, the company does that in
addition to the agriculture market.
UNITED STATES
NORTH DAKOTA
• Fargo (headquarters)
• Bismarck
• Minot
• Williston
MINNESOTA
• Shakopee
• Duluth
• Hibbing (parts only site)
SOUTH DAKOTA
• Sioux Falls
• Rapid City
IOWA
Urbana
SASKATCHEWAN
CANADA
General Aggregate Equipment Sales
• Winnipeg, MB
• Regina, SK
ABOUT US
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Regina
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Winnipeg
Minot
Williston Hibbing •
NORTH DAKOTA Duluth
Bismarck Fargo MINNESOTA
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SOUTH DAKOTA •
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MEMORANDUM
TO: Angela Schumann
Mayor Hilgart and Monticello City Council
Monticello Planning Commission
FROM: Stephen Grittman
DATE: June 21, 2024
MEETING DATE: July 2, 2024 (Workshop Meeting)
Planning, Zoning, Land Use
RE: Monticello — General Equipment — Concept PUD Review
GC FILE NO: 120-01— 24.11
PLANNING CASE NO: 2024 - 028
PROPERTY ID: 155-248-001020, 155-248-001030
Site Context and Project Description
This memorandum reviews the elements of a proposed concept plan for a Planned Unit Development
on a parcel fronting on Chelsea Road West, and bounded by County 39 on the northwest, Interstate
94 on the northeast, and a vacant industrial parcel on the southeast.
The property consists of approximately 13 acres and is currently two parcels both zoned IBC,
Industrial and Business Campus District. The site is guided as "Light Industrial Park" in the 2040
Comprehensive Plan, a designation that incorporates industrial uses under the 1-1, Light Industrial or
IBC, Industrial and Business Campus districts. It is currently used as farmland.
The proposal consists of combining the parcels and development of a portion of the site for a heavy
construction equipment sales and service facility. The use would incorporate significant areas of
outdoor storage and display, and the applicants are seeking approvals to accommodate alternative
surfacing for much of those areas, using recycled, milled, or crushed concrete, asphalt, and granite.
The building would be approximately 30,000 square feet in area as an initial phase, with opportunity
for expansion, according to the applicant's narrative. The applicants state that a large area of the site
will remain undeveloped, given the shape of the parcel and the business needs. The use and
treatment of that area will be a component of this memorandum, as well as the workshop discussion.
Comprehensive Plan Guidance
The Monticello 2040 Vision + Plan (Comprehensive Plan) guides the entire site (including the
remaining adjoining vacant parcel) as "Light Industrial Park".
Per the Comprehensive Plan, the Light Industrial Park (LIP) land use category is described as follows:
"The Light Industrial designation accommodates a variety of light industrial uses. Uses are
characterized by a higher level of amenities not required in the General Industrial designation.
Characteristics such as noise, vibration and odor do not occur or do not generate significant
impacts. Hazardous materials handling and storage may also occur but must be stored indoors
or screened from the public right-of-way. Activities such as the handling of hazardous
materials and outdoor storage are limited. This land use designation does not include the
principal retail commercial uses found in the Employment Campus and a more limited range of
commercial activities. Transportation impacts which occur are in direct support of the
manufacturing or production use. The Light Industrial land use is distinguished from General
Industrial land use by reduced potential for noise, visibility, truck activity, storage and other
land use impacts.
The Light Industrial Designation accommodates uses such as processing, assembly, production,
and fabrication manufacturing which uses moderate amounts of partially processed materials,
warehousing and distribution, research and development, medical laboratories, machine
shops, computer technology, and industrial engineering facilities. Office uses also occur within
these areas. This designation also accommodates limited local -serving commercial uses which
may generate storage or noise impacts."
The correlating zoning districts to the LIP land use category includes both the Industrial and Business
Campus (IBC) and the 1-1, Light Industrial districts. These districts support light manufacturing,
research and development, offices, hospitals and medical clinics as allowable uses.
PUD Consideration
The proposed PUD incorporates three primary departures from the land use guidance and zoning
requirements for the site.
First, the use itself is Machinery and Truck Repair and Sales, a use that is identified as a Conditional
Use only in the 1-2, Heavy Industrial District. As such, neither the current land use designation nor the
associated zoning districts would accommodate the use under standard zoning. The applicants
proposed the PUD to accommodate the use, based in part on development standards that they
propose to apply to the site development.
The second area of PUD flexibility relates to the large areas of the site devoted to outdoor storage,
and the ratio of the building size to site area. The City's industrial development objectives have been
designed to maximize building area (and thus employment and tax base), and concurrently, to limit
outdoor storage or undeveloped areas of the City's limited industrial land base. This aspect of the
PUD requires the City to modify its approach to land use intensity.
The third primary area of PUD flexibility relates to the proposed surface materials for much of the
outdoor equipment areas. As noted above, the applicants seek relief from the standard zoning
requirements for paved surfaces of all outdoor storage and display areas. They suggest that the
impact of the equipment on standard pavement would destroy those surfaces, and further, that
improving the surfaces to 12" thick concrete is not feasible financially.
As such, they are proposing large areas of the outdoor storage and display to be surfaced with some
application of crushed or milled recycled materials, or crushed granite. The City will need to consider
this aspect of the site development as a part of the PUD request.
PUD Concept Review Criteria. The first stage consists of an informal Concept Plan review which is
separate from the formal PUD application which will follow the Concept Review step. The Ordinance
identifies the purpose of Planned Unit Development as follows:
(1) Purpose and Intent
The purpose of the Planned Unit Development (PUD) zoning district is to provide
greater flexibility in the development of neighborhoods and non-residential areas in
order to maximize public values and achieve more creative development outcomes
while remaining economically viable and marketable. This is achieved by undertaking a
process that results in a development outcome exceeding that which is typically
achievable through the conventional zoning district. The City reserves the right to deny
the PUD rezoning and direct the developer to re -apply under the standard applicable
zoning district.
PUD Concept reviews are to proceed as follows:
(a) PUD Concept Proposal
Prior to submitting formal development stage PUD, preliminary plat (as
applicable) and rezoning applications for the proposed development, the
applicant may, at its option, prepare an informal concept plan and present it to
the Planning Commission and City Council at a concurrent work session, as
scheduled by the Community Development Department. The purpose of the
Concept Proposal is to:
1. Provide preliminary feedback on the concept plan in collaboration between
the applicant, general public, Planning Commission, and City Council;
2. Provide a forum for public comment on the PUD prior to a requirement for
extensive engineering and other plans.
3. Provide a forum to identify potential issues and benefits of the proposal
which can be addressed at succeeding stages of PUD design and review.
The intent of Concept Proposal review is to consider the general acceptability of the proposed
land use, and identify potential issues that may guide the City's later consideration of a full
PUD application. The City Council and Planning Commission meet in joint session to provide
feedback to the developer, and may include an opportunity for informal public comment as
they deem appropriate.
The current proposal is for a PUD Concept Plan review, which is not a formal zoning application, but is
intended to provide the applicant an opportunity to get City feedback on a potential development
proposal prior to more formal zoning review and the extensive supporting materials that such
reviews require. The Planning Commission and City Council will have the opportunity to review the
project, ask questions of the proposer, and provide comment as to the issues and elements raised by
the project. Again, the applicant is also looking for specific feedback in the areas of PUD flexibility
noted in their narrative.
The neighboring property owners have been notified of the meeting, but it is not a formal public
hearing. This memorandum provides an overview of the project and will serve as an outline for the
discussion. No formal approval or denial is offered for a Concept Review.
However, it is vital that Planning Commission and City Council members engage in a frank and open
discussion of the project benefits and potential issues. The Concept Review process is most valuable
when the applicants have the opportunity to understand how the City is likely to look at the project,
its development details, and the potential issues it presents. In this way, the subsequent land use and
development specifics can be more finely tuned to address City policy elements.
Future Review and Land Use Application Process
Further land use approvals would include the following:
o Vacation of Lot Line Easements
Preliminary Plat
o Development Stage PUD
o Final Plat
o Final Stage PUD
o Development Agreement
o Rezoning to PUD, Planned Unit Development
Staff Preliminary Comments and Issues
For this proposal, the primary considerations evident at this point in the process include the following
elements:
Land Use. As stated above, the proposed land use is currently guided generally for Light
Industrial land uses, suggesting "IBC, Industrial Business Campus" zoning designation for
the majority of the site.
The PUD designation is intended to accommodate the flexibility to establish the proposed
land uses and that may also require flexibility in site development standards. One
approach to resolution of conflicts is to require significant enhancements to other aspects
of the site development in an effort balance the lowering of some standards. To the
extent that the enhancements can create an environment in which the basic heavy
industrial land use can be seen as acceptable in a Light Industrial area, it is then
reasonable to consider the rezoning to PUD as consistent the Comprehensive Plan overall.
Circulation. The site plan shows two access points from Chelsea Road serving the site.
The eastern -most access drive primarily serves the visitor and employee parking areas.
The applicant's narrative indicates that these areas would be suitable for asphalt paving
and that some areas of the site would also require concrete surfacing to accommodate
equipment cleaning needs, etc. The distinction between paved areas should be made
clearer as a part of the workshop discussion.
The second access point is located approximately 100 feet to the west and would serve as
the primary heavy equipment/truck access point. As discussed, it appears that this access
point is planned to be paved, but clarification should be provided as to surface materials.
The City Engineer has recommended shifting the westerly drive to align with the
Karlsburger entrance across Chelsea.
iii. Building Materials and Architecture. The applicants have provided a narrative related to
building materials, and other location photographs that indicate two approaches to
building materials. The narrative discusses the applicant's understanding that they would
be required to construct a building of either precast concrete or surfaced metal panel
construction. One aspect of PUD flexibility balancing in this instance could be the concrete
construction as a condition. Some photos also showed other enhancements, including
brick or stone, which would further help balance the other aspects of the site use. In
these cases, making the building appear to be more "commercial" in nature can help the
City meet its burden of finding that there are site development amenities and
improvements that justify the flexibility requested via the PUD zoning district.
iv. Storage and Display. As noted, additional clarity as to surface materials for what appears
to be the paved areas around the building will help the City understand the applicant's
intent for the site. One recommendation would be to require that the front (Chelsea
Road) side display area be paved. While staff understands the costs related to this effort,
this smaller area is exposed to the primary frontage of the City's industrial park
development, designed to be consistent with the higher standards of the IBC zoning
district. It is also recommended that the City limit outdoor storage of small equipment
and general materials in any storage area unless fully screened and paved; the final PUD
should clearly define areas for "storage" versus "display".
V. Future Site Planning. The applicant has discussed the ability to expand the building over
time and notes the City's general interest in pursuing larger buildings and building -to -lot
ratios. They further note that a large area of the site will go unused as they were required
to purchase more land area that needed to complete the acquisition. Staff believes that
while the remaining natural area to the west of the site will help buffer Chelsea Road
views of the site, it will do so only as long as the land remains natural and unused.
Additional buffer or other considerations should be included to ensure that the buffer
remains effective over the long term.
vi. Connectivity and Open Space. The site plans are conceptual, and do not address
pedestrian movements around the site. Continuation of the sidewalk access along Chelsea
Road, as required of the Nuss Trucking installation nearby. Future installation of a trail
along CSAH 39 may require the dedication of additional right of way on a proposed plat for
this project.
vii. Landscaping and Buffering. As noted, a large natural area on the site helps buffer the
proposed storage/staging area on the west. Staff would recommend shifting this staging
area to the north, retaining as much of the existing natural area as possible. Addition
buffering and screening would be valuable as well, particularly as the area will be visible
from traffic on County 39 and its overpass bridge. Enhancements to the "Equipment
Display" area along the interstate frontage should be included in the planning for this
area, allowing visibility for the equipment in question, but ensuring an attractive site
design.
Additional detail will be reviewed as each Development Stage PUD phase is considered.
viii. Grading, Drainage & Erosion Control. The City Engineer has provided a comment letter
detailing comments and requirements for grading, drainage, erosion control and
stormwater management.
ix. The Development Stage PUD phase of review for each individual phase will consider these
elements, as well as signage, lighting, accessory uses and structures (if any), service needs,
utilities, and all other aspects of the project.
Summary
As noted, the Planning Commission and City Council provide comment and feedback to the developer
at the Concept Review level. City officials should identify any areas of concern that would require
amendment to avoid the potential for conflict, as well as any elements of the concept that the City
would find essential for eventual approval.
Specific comment should address the following potential issues, with the notation that the applicant
is looking for specific direction with regard to the Commission and Council's support of PUD flexibility
for parking, unit size and front setback. Those items are listed in bold below.
Overall Land Use — The site is guided for uses that reflect an industrial -business campus land
use. The acceptability of this heavy -industrial use should be thoroughly considered as an
aspect of the Concept Review discussion. The extensive areas of outdoor storage are a
component of this discussion as well.
2. Site Planning — Site Planning and site improvements are both areas where the applicant is
seeking additional flexibility but is also where balancing of enhancements can help justify PUD
zoning for the proposed use.
3. Building Design and Materials — As noted, a higher standard for building materials is an area
that can create a less "heavy industrial" look to the facility, and thereby help justify the PUD
flexibility being sought.
4. Landscaping —This will be an aspect of Development Stage PUD design, with the component
of buffering around the staging area, in particular from both Chelsea Road and County 39.
Further, additional landscape treatments of the display areas along 1-94 will be a factor of
Development Stage PUD review.
5. Circulation, Access, and Surfacing Materials— Of primary discussion will be further
clarification of the surface materials in the paved areas, and the staff suggestion that the front
Chelsea Road Display area also be paved.
6. Signage, Lighting, Accessory Uses, etc. — As noted, the applicants will be expected to detail
these and other elements for review with the Development Stage PUD phasing.
7. Engineering comments and recommendations are provided separately.
The notes listed above acknowledge that a significant amount of detail will be added as the project
proceeds to a more advanced stage of review.
SUPPORTING DATA
A. Aerial Site Image
B. Applicant Narrative
C. Site Plan
D. City Engineer's Comment Letter
Concept Stage PUD Submittal
155248001020,155248001030; Lot 2 & 3 Blk 1, Otter Creek Crossing 6th Addition
Created by: City of Monticello
City of Monticello PUD- Concept Narrative:
1. Completed City of Monticello Land Use Application form attached PDF.
2. Additional contact information
a. GEN II, LLC- Jon Shilling, jshilling(a�geneguip.com, 701-541-1595.
i. Matt Kern, mkern(a_geneguip.com, 701-205-9671
b. JX Bowers, LLC- Dawn Frank (Individual Co -Trustees),
dwfrank484(a�gmail.com, 612-618-1504.
c. Commercial Realty Solutions, Wayne Elam, WElamQ_Crs-mn.com,
763-229-4982
d. Civil Engineering Site Design, Scott Dahlke, 3dahlke(cD_civilesd.com,
612-619-8625
3. Site Data:
a. Address is currently N/A
b. Currently Zoned
i. IBC- Industrial Business Campus District
c. Lot 2 & Lot 3 Block 1 Otter Creek Crossing 6th Addition
i. Lot 2 is 8 Acres
ii. Lot 3 is 5 Acres
iii. Total 13 Acres
4. General Equipment & Supplies, Inc. is a full service (Sales, Parts, Service) heavy
construction equipment and Aggregate rock crushing equipment company that
was started on April 161h of 1984. Having just celebrated our 40th anniversary we
are a company with a long-term proven track record for taking care of our
customers, aligning ourselves with well-known and reputable partners as well as
employing the very best of the best people in the business. We have a proven
track record of taking care of our people and providing them with the very best
tooling, education, and locations to do their jobs to the best of their ability. We
are currently Headquartered out of Fargo ND with 10 locations in 4 states ND,
SD, MN, IA and two locations in MB and SK with our Canadian division. We
operate our company on a set of 4 core values that we consider to be the
benchmark for how we do business and whom we do business with. We hire,
fire, and promote based on these core values as well as hold our partners and
customers to this same set of standards. They are: Do the Right Thing, Be
Curious, Have Passion, and Be innovative.
As a company we also pride ourselves in the fact that our core focus and reason
for being in business is to Build meaningful relationships with our customers,
vendors, and the communities we serve and earn their trust. We do this by
asking the right questions and always providing creative solutions! So that is a
little bit of a rundown of who we are as a company and where we operate. What
we do is both Sell and rent heavy construction equipment as well as Aggregate
rock crushing equipment to our customers. In order to be their go to one stop
shop we are a full -service dealer in that we can either go out on the road with our
service trucks or they can bring their equipment to one of our state-of-the-art
shops that allow us to bring equipment in out of the elements and fully service it
in an enclosed environment.
We are a fully stocked parts dealer with a nightly shuttle service to all of our
locations ensuring our customers with the absolute minimum amount of down
time possible when a piece of their equipment goes down. That provides a
synopsis of who we are, what we do, and why we do it.
5. Reasons that we are applying for PUD flexibility with IBC zoning is primarily
related to our business operations, and the equipment that we sell and service.
a. Heavy Machinery Sales and Repair is our primary business. Construction
equipment repair this is a major part of our business and is what allows us
to continue to sell new and used pieces of equipment. We maintain a very
clean yard and very clean shops. It is as important to us as it is to you that
our facilities represent who we are as business and uphold our
reputation. Unclean and messy makes us appear as if we don't take care
of our own things so why would a customer allow us to take care of their
expensive tools.
b. Outdoor staging /storage area. We have not dived fully into what will be
needed for outdoor staging/storage, we will further refine and clarify this at
time of detail site design. Staging/storage area is needed for equipment
that is waiting to be serviced, or equipment that has been serviced and
waiting for delivery back to customers.
c. Surfacing of heavy equipment areas. Much of our equipment is far too
heavy (in many cases it is tracked) for standard pavement. In order to do
concrete in the equipment area, it would need be a minimum of 12 inches
thick with significant reinforcement to avoid it being broken up and
busted. As for asphalt, this is simply not an option for our type of
equipment as the tracks and weight of the machines would tear it up and
destroy it in a year or less in most cases. Asphalt is an option certainly for
parking of vehicles etc. near the building and as you will see in our
1st phase building site plan, we have a large area of heavy-duty concrete
around the building itself. We are simply unable to pencil out the dollars it
would take for everything to be concrete, so we are requesting PUD
flexibility to allow for recycled crushed or milled asphalt, crushed concrete,
crushed granite, or something to that effect. We are also very diligent
about how we clean equipment. First and foremost, before it is washed it
is set on concrete to dry and allow chunks of mud to be easily cleaned and
swept then it is washed prior to storage of units to ensure that the surface
material itself remains clean and looks as it always should. We are also
very diligent in maintaining our equipment display and storage areas for
dust suppression as well.
6. We have no issues with building materials. We understand that it will need to be
precast concrete and or the exterior will need to be properly surfaced so as to not
look like a steel building per our conversation on May 22nd. We are open for any
discussion on this as needed.
7. One other thing I would like to touch on is I know that the size of the building was
a concern with 13 acres and only initially 30,000 sq ft of building, first and
foremost we have and are making sure this building will have the ability to be
added on to as we grow as a company and a location. Secondly, I would also
not due to the odd shape of the lot we were willing to buy the entire 13 acres
even though that was more than we really needed, however it would leave an
odd -shaped area that would be difficult for any other potential buyers. If you
have any questions around this topic, please feel free to contact myself or Matt
Kern, my business partner.
8. We are attaching a PDF of our site plan with the potential building layout and
initial ideas.
a. Building size: Roughly 30,000 sq ft w/ capability for future building addition
to allow for more shop and office space as growth requires.
b. The plan will show and allow for visitor parking on the front side of the
office space and entrances.
c. Additional parking will be provided on the side of the building for
employees as well as parking for our service trucks for off duty hours.
d. The building itself will house offices for sales and product support
personnel, managers, as well as some administrative staff. It will have a
designated area for parts personnel as well as parts bins and storage in
our Parts Department, and finally the back portion of the building and
larges space will be shop space for the purposes of working on equipment
in a closed environment.
e. Initially this location would be employing between 20-25 people with the
intention of continued growth up to and beyond may of our locations,
similar to if not exceeding our Shakopee MN location which currently has
about 50 people.
9. As per our conversation on Wednesday May 22nd our timeline for this project is
not set in stone and certainly is not rushed.
a. Approvals process in 2024
b. Construction to begin in mid to late 2025 or spring of 2026
c. Open for business mid to late 2026
10.As a final note I would like to state that we are very actively involved in all
communities we serve and it is important to us and our people that we are, it is a
fully engrained portion of our culture here at General Equipment. We very much
take pride in our location and in the communities we serve so we are very
positive we would be an asset to you all and your community.
_ 1. Do the Right Thing 3. Have Passion
2. Be Curious 4. Be Innovative
_ Purpose: Building meaningful relationships by earning trust
Our Niche: Asking the right questions and providing creative solutions
$227.0 Million by 2027
Target Markeb"The List":
1. Geographically: ND, SD, MN, IA, NE
2. Demographically: Construction, Aggregate, Mining/Energy, Agricultural,
Municipalities, Scrap, Environmental $14100million, 1-300 employees,
Owners, Management, Decision Makers, & Key Influencers
3. Psychographically: Relationships & Partnerships matter, share our core
values, value empathy, look for innovative solutions, reduce risks, ease
of doing business, do what you say, access to owners, appreciate long
term success, committed to value, not strictly a price buyer
Three Uniques:
1. Committed to your long-term success
2. Listen & understand your business needs
3. Flexible & easy to do business with
Proven Process:
"Customer Experience Philosophy"
OTTER CREEK CROSSING 6TH ADDITION
C.S.A.H. NO.39
EXISTING SITE PLAN
0 60 120 180 240
GRAPHIC SCALE IN FEET
1 INCH = 100 FEET
PROJECT:
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FILE:
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DRAWN BY:
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SALESMAN:
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START DATE:
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PROJ. TIME:
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PRELIMINARY NOTES:
OTTER CREEK CROSSING 6TH ADDITION
C.S.A.H. NO.39
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24.98' (N00-02'26"E)
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-FINAL VEHICULAR PARKING SPACE LOCATIONS AND
,''f/ SIDEWALK PLACEMENT TBD
' BY CITY OF MONTICELLO
COUNTS WILL BE DETERMINED BY THE CITY OF
MONTICELLO, THE CIVIL ENGINEERS, AND THE OWNER
OF THIS PROPERTY.
-SITE CONNECTIONS TO EXISTING UTILITIES ALONG
CHELSEA ROAD TO INCLUDE:
-EXISTING WATER MAIN AND/OR ITS STUBS
-EXISTING SANITARY SEWER MAIN AND/OR ITS STUBS
-EXISTING STORM SEWER MAIN AND/OR ITS STUBS
-EXISTING ELECTRICAL MAIN AND/OR ITS STUBS
-EXISTING NATURAL GAS MAIN AND/OR ITS STUBS
-EXISTING FIBER OPTIC MAIN AND/OR ITS STUBS
-EXISTING PHONE MAIN AND/OR ITS STUBS
AND FINAL CIVIL SITE
DESIGN
PROPOSED SITE PLAN
0 60 120 180 240
GRAPHIC SCALE IN FEET
1 INCH = 100 FEET
PROJECT: �
0000
FILE:
0000
DRAWN BY:
NCD
SALESMAN:
0000
START DATE:
TBD
PROJ. TIME:
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REVISIONS.
5-1-24
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June 26, 2024
Matt Leonard
City Engineer/Public Works Director
City of Monticello
505 Walnut Street, Suite 1
Monticello, MN 55362
Re: General Equipment Development Site — Concept Stage PUD Plan Review
City Project No. 2024-28
WSB Project No. 025922-000
Dear Mr. Leonard:
We have reviewed the General Equipment conceptual stage PUD site plans dated June 3, 2024.
The applicant proposes to construct a 30,000 square foot building with outdoor areas for displays
and storage on 13 acres along Chelsea Road and CSAH 39 on the south side of Interstate 1-94.
The documents were reviewed for general conformance with the City of Monticello's general
engineering and stormwater treatment standards. We offer the following comments regarding
these matters.
General
1. City staff will provide additional comments under separate cover.
2. Provide final permitting documents to City prior to the start of construction.
3. A future 10' wide bituminous trail is planned along CSAH 39, additional ROW may be
necessary. City staff will review what will be required and respond.
4. There is the possibility of a round -about at the CSAH 39/Chelsea Road intersection,
verify if additional ROW is necessary.
5. Vacation of existing easements between the two lots will be required when the lots are
platted together.
6. Provide soil borings and full geotechnical evaluation to verify soil conditions, groundwater
elevations within the site, and the proposed pavement section meeting City design
requirements.
Site, Street, & Utility Plans
7. Parking lots and utilities shall be designed in accordance with the applicable City
Subdivision Ordinances and the City's General Specifications and Standard Details
Plates for Street and Utility Construction.
8. The Fire Marshall and/or building department will review required fire hydrant location(s)
and emergency vehicle access/circulation. Fire truck circulation will need to
accommodate the City's ladder truck. Provide a turning movement exhibit to show that a
M:\025922-000\Admin\Docs\2024-06-06 Submittal (Concept)\_2024-06-26 General Equipment Site Concept PUD - WSB Engineering Comments.docx
City of Monticello — General Equipment Concept Stage PUD — Engineering Plan Review
June 26, 2024
Page 2
fire truck can access all building structures and parking lots as applicable. Additional
comments may be provided under separate cover.
9. Show and note pedestrian facilities on the site plan.
a. Two accessible parking spaces must be provided for a parking lot with 26-50
spaces.
b. Note locations of pedestrian curb ramps.
c. Provide a 6' sidewalk connection along Chelsea Road.
10. With future submittals, provide a full civil plan set that includes an existing/removals plan,
utility plan (sanitary sewer, watermain, storm sewer), site/paving plan, grading/drainage
plan, erosion/sediment control, and standard details plan. It appears the project will
disturb more than one acre and a SWPPP will be required, consistent with the MPCA
CSWGP standards.
Stormwater Management
11. Below are General Stormwater Requirements for the Site:
a. The applicant will be required to submit a stormwater management plan for the
proposed development in accordance with the requirements in the City's Design
Manual.
b. Karlsburger regional pond is planned for expansion by the City and is sized to
provide treatment for up to 72% percent of impervious for this site. Site
improvements over 72% impervious will be required to be treated onsite.
c. Rate control will be required for the new development. All rates must be equal or
less than existing rates for each discharge location.
i. Rate control will be assumed to be met with drainage conveyed to the
Karlsburger regional pond.
ii. For drainage areas that do not directly drain to the regional basin,
provide calculations showing rates are less than or equal to the existing
conditions.
d. An operation and maintenance plan for all stormwater BMPs is required and
should be submitted with the stormwater report for review.
e. The site is within the DWSMA and is subject to requirements of the City's
Wellhead Protection Plan.
12. Two feet of freeboard is required for the HLW of a basin to the low opening of a structure.
Two feet of vertical separation is also required from an area's EOF elevation to the low
opening.
13. Include storm sewer sizing calculations with future plans. Refer to the City design
guidelines for Storm sewer requirements.
14. The last structure prior to discharge to a stormwater BMP is required to be a 4' minimum
sump structure. Prior to leaving the site and discharging to the regional basin a sump
should be installed.
15. The proposed project will disturb more than one acre. Develop and include a SWPPP
consistent with the MPCA CSWGP with future plan submittals. Provide calculations
showing disturbed area, proposed impervious, and future impervious for the site. A
detailed review of erosion control BMP's will take place with future submittals.
City of Monticello — General Equipment Concept Stage PUD — Engineering Plan Review
June 26, 2024
Page 3
16. An NPDES/SDS Construction Storm Water General Permit (CSWGP) shall be provided
with the grading permit or with the building permit application for review, prior to
construction commencing.
Traffic & Access
17. The applicant is proposing two driveway access points, the first one located
approximately 850 south of County State -Aid Highway (CSAH) 39 and the second one
150 feet from the first one. Street access spacing and sight lines will be reviewed with
future submittals. Include Dalton Avenue on the site plan. Shift the westerly access
further west to align with the Karlsburger site entrance.
18. The site would likely generate less than 300 daily trips, with approximately 30 trips during
the PM peak hour. The existing Average Daily Traffic on Chelea Road is 4,100 and on
CSAH 39 is 3,770. The addition of the proposed traffic would not have an impact on
roadway capacity or operations.
19. Show turning movement templates with proposed design vehicle at access locations.
20. Photometrics to be reviewed when provided in a future submittal.
Wetlands & Environmental
21. A wetland delineation, or data documenting the absence of wetlands on the site, must be
submitted. Any permanent or temporary impacts proposed as a result of site
development must be permitted via the Wetland Conservation Act.
A more detailed review of the development plans will be completed when the applicant submits
complete civil plans and a stormwater management report.
Please have the applicant provide a written response addressing the comments above. Feel free
to contact me at 612-419-1549 if you have any questions or comments regarding the engineering
review.
Sincerely,
WSB
;� L
James L. Stremel, P.E.
Senior Project Manager
PRELIMINARY NOTES:
OTTER CREEK CROSSING 6TH ADDITION
C.S.A.H. NO.39
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-FINAL VEHICULAR PARKING SPACE LOCATIONS AND
,''f/ SIDEWALK PLACEMENT TBD
' BY CITY OF MONTICELLO
COUNTS WILL BE DETERMINED BY THE CITY OF
MONTICELLO, THE CIVIL ENGINEERS, AND THE OWNER
OF THIS PROPERTY.
-SITE CONNECTIONS TO EXISTING UTILITIES ALONG
CHELSEA ROAD TO INCLUDE:
-EXISTING WATER MAIN AND/OR ITS STUBS
-EXISTING SANITARY SEWER MAIN AND/OR ITS STUBS
-EXISTING STORM SEWER MAIN AND/OR ITS STUBS
-EXISTING ELECTRICAL MAIN AND/OR ITS STUBS
-EXISTING NATURAL GAS MAIN AND/OR ITS STUBS
-EXISTING FIBER OPTIC MAIN AND/OR ITS STUBS
-EXISTING PHONE MAIN AND/OR ITS STUBS
AND FINAL CIVIL SITE
DESIGN
PROPOSED SITE PLAN
0 60 120 180 240
GRAPHIC SCALE IN FEET
1 INCH = 100 FEET
PROJECT: �
0000
FILE:
0000
DRAWN BY:
NCD
SALESMAN:
0000
START DATE:
TBD
PROJ. TIME:
0000
SQ. FT.
0000 1
REVISIONS.
5-1-24
S- 7-24
6-3-24
0000
0000
0000
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