Planning Commission Resolution 2019-018CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC -2019-018
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF MONTICELLO RECOMMENDING APPROVAL OF A
PRELIMINARY PLAT FOR HAVEN RIDGE A 213 ACRE RESIDENTIAL PLAT
IN SECTIONS 23, 249 AND 26 OF TWP 121, RANGE 025
PIDs: 213-100-234101; 213-100-234103; 213-100-242200
WHEREAS, the applicant seeks to develop property within the Monticello Orderly
Annexation Area, subject to annexation, Comprehensive Plan amendment, and rezoning; and
WHEREAS, the applicant has submitted a request to plat said property into a series
of single family lots, a series of outlots for varied purposes, public streets and trails, and
townhouse lots and common areas; and
WHEREAS, the site is guided as "Urban Reserve", pending approval of the proposed
amendment to "Places to Live" in the City's Comprehensive Plan; and
WHEREAS, the proposed Plat is consistent with the long-term use and development
of the property for residential uses; and
WHEREAS, the proposed Plat is consistent with the requirements of the various
proposed zoning districts, subject to conditions recommended by the Planning Commission
and required by the City Council; and
WHEREAS, the Planning Commission held a public hearing on July 2" d, 2019 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:
1. The Plat provides an appropriate means of furthering the intent of the
Comprehensive Plan for the site by continuing the development plans for
residential use.
2. The proposed improvements on the site under the Preliminary Plat are
consistent with the needs of the development in this location as a low density
residential area.
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC -2019-018
3. The improvements will facilitate the logical extension of municipal public
services, including sewer, water, stormwater treatment, and streets which have
been planned to serve the property for the development as proposed.
4.. The Plat is consistent with the intent of the City's economic development
objectives, as well as with the intent of the City's zoning regulations.
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 approves the Preliminary Plat for Haven Ridge, subject to the
conditions listed in Exhibit Z of the staff report as follows:
1. The City approve the requested Annexation, Comprehensive Plan Amendment
and rezoning actions.
2. Applicants petition separately (with property owners as necessary) for
requested right of way vacations, concurrent with submission of final plat
application.
3. Compliance with comments of the City Engineer related to wetland buffer
areas along with appropriate cover treatments and management, including
easements. Alterations to wetland boundaries or buffer requirements may
result in reconsideration of the Preliminary Plat and permitting as required.
4. The applicants submit a revised Preliminary Plat consistent with the
conditions as ultimately approved by the City Council.
5. Compliance with the City Engineer's comment and recommendation
regarding street -related issues per the letter of June 26th, 2019, including the
design of the proposed roundabout.
6. Direct lot access shall be prohibited for the following lots:
Along Fallon Avenue:
Lot 1, Block 1
Lots 1-3, Block 2
Lot 1, Block 3
Lots 1 &2, Block 4
Along 85th Street:
Lots 13-20, Block 29
Lots 1-9, Block 30
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CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC -2019-018
Lots 1-4 Block 25
Along Eisele Avenue:
Lot 5 & Lots 8-11, Block 25
7. Verification of lot size compliance pursuant to any changes in street
dedications required by the City Engineer.
8. Eliminate the "eyebrow" street design in the northwest corner of the plat.
9. The applicants demonstrate compliance with R-1 District lot width
requirements (for lots zoned R-1) by providing additional information related
to lot width averaging.
10. The R -A District front yard setback requirements referenced on the
preliminary plat be changed from 30 to 35 feet as required by the Ordinance.
11. The applicants provide sketch plan alternatives demonstrating use
development, and access to the outlot remnants in the northeast portion of the
plat.
12. The applicants provide additional information, based on the PUD size
standards, which demonstrate compliance with R-3 District lot area
requirements. Such information shall be subject to review and verification by
the City Engineer.
13. The submitted townhome development plans be modified to correctly
reference R-3 District setback requirements as well as parking supply and
locations as a part of the amended plans provided for the Development Stage
PUD application.
14. The submitted landscape plan be revised to demonstrate compliance with the
minimum caliper inch requirements for canopy trees (4 aggregate caliper
inches per lot)
15. The landscaping plan be revised to provide for native plantings and cover in
powerline corridors and wetland areas per recommendations of the Parks
Superintendent.
16. The landscaping plan be revised to include tree protection mitigation for the
loss of specimen trees, to be planted in locations per the recommendation of
the Parks Superintendent.
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CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC -2019-018
17. Within the townhome area of the site, at least three evergreen trees per acre
and at least two shrubs per each 10 feet of building perimeter shall be
provided. Compliance with such requirements shall be demonstrated upon a
revised landscape plan.
18. The applicant provide a financial security which guarantees live growth of the
plant materials for a two (2) year period from the date of installation.
19. Compliance with issues related to grading, drainage and utilities, subject to
comment and recommendation by the City Engineer, according to the
Engineer's letter dated June 27th, 2019.
20. Address outstanding comments of the Environmental Assessment Worksheet.
21. To provide a pedestrian connection to the northern half of the subdivision, an
additional trail be provided within Outlot G along the west side of wetland.
22. Park dedication requirements are satisfied according to each phased final plat,
and as regulated by a development agreement.
23. Developer and City identify ownership and management requirements of all
outlots transferring ownership as necessary.
24. The applicant comply with required wetland permits as related to the proposed
plat, with any substantive changes or alterations resulting from compliance
requiring a plat amendment, as necessary.
25. Compliance with the comments of the Wright County Highway Engineer.
26. Compliance with the comments of the City Engineering Department letter,
dated June 27th, 2019.
27. Consideration of comments of other City Staff.
ADOPTED this 2nd day of July, 2019, by the Planning Commission of the City of Monticello,
Minnesota.
MONTICELLO PLANNING COMMISSION
By: _ ":�4
Sam Murdoff, Chair '
l
M
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC -2019-018
ATTEST:
Angela Schu , Community Development Director