City Council Resolution 2019-87CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
RESOLUTION NO. 2019-87
A RESOLUTION OF THE MONTICELLO CITY COUNCIL
APPROVING A DEVELOPENT STAGE
PLANNED UNIT DEVELOPMENT (PUD) FOR DEEPHAVEN
WHEREAS, the applicant seeks to subdivide and develop a previously unplatted
parcel to create a multifamily residential development and an outlot to be reserved for future
commercial uses; and
WHEREAS, the applicant has submitted requests 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 PUD rezoning incorporates a request for PUD Development Stage
review and approval; and
WHEREAS, subject to approvals for the land use and plat actions, the proposed
Development Stage PUD is consistent with the long-term use and development of the
property for residential uses; and
WHEREAS, the proposed Development Stage PUD is consistent with the
requirements of the proposed zoning, 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 City Council has considered all of the comments 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 recommendation of approval:
1. The PUD provides an effective means of furthering the intent of the
Comprehensive Plan for the site by provided for the development of
multifamily and commercial uses in appropriate locations.
2. The proposed improvements on the site under the PUD are consistent with the
needs of the development in this location.
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 PUD 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 PUD 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 City Council of the City of
Monticello, Minnesota, that the Monticello City Council approves the Development Stage
PUD for Deephaven, 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.
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
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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.
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 preliminary plat is modified to reflect the required drainage and utility and outlot
configuration for the stormwater pond as recommended by the City Engineer.
25. 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.
26. The applicant complies with the requirements of the City Engineer's report, including
requirements for stormwater, right-of-way, and easements, dated October 30, 2019.
27. 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.
28. The applicant proceeds to Final PUD and Final Plat within the timelines addressed in
the Zoning and Subdivision Ordinances, and prepares revised development stage
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PUD and Preliminary Plat documents consistent with the conditions approved by the
City Council.
29. The applicant enters into a development and PUD agreement for the plat and PUD.
30. Comments and conditions of other staff and Planning Commission.
ADOPTED this 25th day of November, 2019, by the City Council of the City of
Monticello, Minnesota.
ATTEST:
r
Jef O' , City Administrator
H
MONTICELLO CITY COUNCIL
By:
Brian Stumpf, Mayor