Planning Commission Resolution 2019-030CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC -2019-030
RECOMMENDING APPROVAL OF AN AMENDMENT TO THE
MONTICELLO ZONING ORDINANCE ESTABLISHING THE
"DEEPHAVEN PUD DISTRICT", AND REZONING A PARCEL FROM
B-4, REGIONAL BUSINESS TO DEEPHAVEN PUD DISTRICT
WHEREAS, the applicant seeks to develop a previously unplatted parcel to create a
multifamily residential development and outlot(s) to be reserved for future commercial uses;
and
WHEREAS, the applicant has submitted a request to revise the land use designation
for a portion of the property from commercial to residential, and zone the land consistent
with the proposed plat; and
WHEREAS, the applicant has submitted a request for PUD rezoning for the proposed
residential portion of the property and incorporates a request for PUD Development Stage
review and approval; and
WHEREAS, subject to approvals for the land use and plat actions, the proposed PUD
zoning is consistent with the long-term use and development of the property for residential
uses; and
WHEREAS, the proposed amendment is consistent with the requirements of the PUD
zoning regulations, subject to conditions recommended by the Planning Commission and
required by the City Council; and
WHEREAS, the Planning Commission held a public hearing on November 4th 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 amendment provides an effective means of furthering the intent of the
Comprehensive Plan for the site by providing for the development of
multifamily and commercial uses in appropriate locations.
2. The proposed improvements on the site under the development plans are
consistent with the needs of the land uses in this location.
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC -2019-030
3. The improvements will facilitate the logical application of existing municipal
public services, including sewer, water, stormwater treatment which have
been planned to serve the property for the development as proposed.
4. The development plan proposed with the amendment is consistent with the
intent of the City's economic development objectives, as well as with the
intent of the City's zoning regulations.
5. The amendment provides an opportunity to support district -wide
improvements and common stormwater ponding that will facilitate a variety
of land uses and public spaces in the immediate area.
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 PUD zoning ordinance and rezones the subject
property to the Deephaven PUD District, subject to the conditions listed in Exhibit Z of the
staff report as follows:
1. The City approves the flexibility incorporated into the plans cited in the staff
comments for parking count, setback, shared access, multiple buildings on a single -
parcel, unit size, and site landscaping, subject to the modifications required by
Exhibit Z.
2. Shift the west building farther to the west and south to open up views into the site
from the northwest corner.
3. The applicant continues to cooperate with the City's efforts to expand the site
planning and common stormwater and open space improvements to the south,
including dedications and final improvements, and construction access as necessary,
among other requirements.
4. The applicant supplies the required traffic study and stormwater management plans
and complies with the comments in response to the review of those documents.
5. The applicant revises the plan to show all pathways noted in the report, and constructs
pathways for private use as a part of the PUD approval, and pathways for public use
as a credit against the required park dedication.
6. The applicant enters into an agreement to manage shared access across the
commercial lots to the west.
7. The applicant shifts the Edmonson Avenue access point to abut the property line, and
agrees to accommodate shared access at the time of redevelopment of the adjoining
parcel.
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CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC -2019-030
8. The applicant dedicates the right of way areas as recommended by the City Engineer
and participates in the required improvements for that roadway to ensure its capacity
for increased development, including pathway construction.
9. The City accepts the parking lot design and quantities as proposed, with the following
exception:
a. Redesign on the west building parking lot to accommodate a flow for exiting
vehicles, including emergency service access and egress. An example of this
design is illustrated in this report.
10. The applicant improves the private open spaces, and develops a phasing plan for
private open space improvements, for consideration by the City and incorporation
into the PUD development agreement. This shall include consideration of a
playground facility on-site.
11. The applicant modifies the landscape plan to add shrub plant materials along the
foundation areas of the building where the garage level is exposed. This modification
may result in lower tree planting quantities, but shall not drop below minimum
requirements.
12. The applicant provides landscape irrigation to all landscaped areas.
13. The landscaping plans are modified to add the required buffer plantings at the north
and west perimeter of the site.
14. The landscaping plans are modified to add the required landscaped island delineator
spaces in the parking lot areas.
15. The plan is revised to incorporate trash handling within the garage areas of the
building.
16. Brick or cultured stone is added to the building facing consistent with the comments
in this report, or to at least 20% of the building face.
17. The EFIS base material is enhanced to add architectural pilaster components to the
corners of the building base to emphasize the corners and de-emphasize the flat -wall
impression of the ground floor.
18. The applicant adds window openings to the ground floor wall.
19. Commercial lighting areas are designed to avoid any glare or lighting impacts on the
residential property.
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CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC -2019-030
20. The applicant complies with the recommendations of the Parks Commission as
approved by the City Council for park dedication.
21. Final signage plans are provided and subject to review prior to final PUD
consideration.
22. The Plat is modified to include easement dimensions consistent with Subdivision
Ordinance requirements.
23. The preliminary plat is revised to reflect the outlot configuration described for the
commercial area.
24. The Plat is modified to include an outlot for public space at Cedar and Chelsea of
approximately 50 feet by 50 feet. The City will work with the applicant to create an
appropriate plaza design and maintenance agreement that enhances access and
development of the adjoining commercial land.
25. The applicant complies with the requirements of the City Engineer's report, including
requirements for stormwater, right-of-way, and easements, dated October X, 2019.
26. Should compliance with final stormwater analysis require a substantive change to the
lots or site plan layout for the PUD, the applicant will be required to submit an
amended application to the City for review.
27. The applicant proceeds to Final PUD and Final Plat within the timelines addressed in
the Zoning and Subdivision Ordinances, and prepares revised development stage
PUD and Preliminary Plat documents consistent with the conditions approved by the
City Council.
28. The applicant enters into a development and PUD agreement for the plat and PUD.
29. Comments and conditions of other staff and Planning Commission.
ADOPTED this 0 day of November, 2019, by the Planning Commission of the City of
Monticello, Minnesota.
MONTICELLO PLANNING COMMISSION
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Sam urdoff, Chair / 0
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC -2019-030
ATTEST:
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Angela Schu ommunity Development Director