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Planning Commission Agenda 09-01-2020 (Joint Meeting)AGENDA SPECIAL MEETING - MONTICELLO CITY COUNCIL & PLANNING COMMISSION Tuesday, September lst, 2020 — 4:15 p.m. Academy Room, Monticello Community Center Council Members: Mayor Brian Stumpf, Jim Davidson, Bill Fair, Lloyd Hilgart, and Charlotte Gabler Commissioners: Sam Murdoff, John Alstad, Paul Konsor, Andrew Tapper, and Alison Zimpfer Staff: Angela Schumann, Steve Grittman (NAC), and Ron Hackenmueller 1. General Business A. Call to Order 2. Regular Agenda A. Concept Stage Planned Unit Development Proposal for a 68-Unit Twin Home Residential Development and Commercial Lodging Use Proposer: Mike Schneider 3. Adjournment ,`��R4�R',�1��� /A+D��O��/J���� ��lJ,`���l��/A,1i��i. I���ti 4150 Olson Memorial Highway, Ste. 320, Golden Valley, MN 55422 Telephone: 763.957.1100 Website: www.nacplanning.com MEMORANDUM TO: Angela Schumann Mayor Stumpf and Monticello City Council Monticello Planning Commission FROM: DATE: RE: NAC FILE NO: PLANNING CASE NO PROPERTY ID: Stephen Grittman August 24, 2020 Monticello — Mike Schneider/Monticello Investments LLC— Concept PUD Review 191.07 — 20.14 2020-022 213-000-183101; 213-000-184203; 213-000-183102; 213-000-182302; 155-500-184203; 155-500-182309; `N��7iI�aiE:ic�i[�SI Application and Proiect Description. This memorandum reviews the elements of a proposed concept plan for a Planned Unit Development on the parcel bound by Broadway to the south, I-94 to the north, extending from the intersections with Meadow Oak Avenue on the west, and Meadow Oak Drive on the east. The development parcel consists of slightly more than 8 acres in area. The largest portion of the property is not yet annexed. The entire parcel is currently vacant. The area has been guided as Urban Reserve in the current Comprehensive Plan. The draft of the Monticello 2040 Comprehensive Plan Update envisions the area as "Employment Campus", a business/light industrial designation. The applicants have proposed the conversion of the property to residential use. The applicant's concept creates a series of individual private roads accessing from Broadway to serve 30 2-family buildings, a total of 60 dwelling units, along with a 1.52 acre parcel at the east end of the property reserved for a hotel. Both of these uses would require a change in the direction of the current Land Use Plan, and the residential use would require a change in the proposed Land Use Plan. There are a series of issues to address with this application. First is the proposed land use, both the lower density residential use and the hotel proposal. As noted above the site is potentially envisioned as "Employment Campus", but the proposed use is low-mid density residential and commercial. If designated as Employment Campus with the Monticello 2040 plan, the hotel may be allowed as a supporting use to the light manufacturing and office uses proposed for the site. Second is the need for parcels currently owned or controlled by the City or by the State of Minnesota. The applicant's proposal includes a request that the public parcels that comprise portions of the site area be turned back from the State, and vacated by the City. This would include a portion of the Broadway right of way, and the property on which the proposed hotel is sited. Third is the site planning shown on the Concept Plan. If the City believes that the land use and property issues can be resolved, the staff review below identifies aspects of the plan that will require flexibility from a variety of zoning standards. PUD Process. For the project to proceed, there are a series of City approvals that will be required: o PUD Concept Review (the subject of this report). The project requires a PUD as it proposes to develop a combination of separate land parcels and a mix of land uses that will share access to Broadway. In addition, certain aspects of site design may require flexibility. Further approvals would include the following: o Comprehensive Land Use Plan amendment reguiding the proposed residential parcel from "Urban Reserve" (currently) to "Mixed Use" or "Employment Campus" (proposed) to "Mixed Neighborhood" in the new Comprehensive Plan; o Preliminary and Final Plats incorporating the residential and remaining parcels, and resubdividing the property for the proposed commercial and residential uses; o Rezoning to PUD, Planned Unit Development District; 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. 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 and the potential issues it presents. In this way, the subsequent land use and development details can be more finely tuned to address City policy elements. 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. 2 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. Staff Preliminarv Comments and Issues. For this proposal, the primary considerations evident at this point in the process include the following elements: Land Use. The current Comprehensive Plan, adopted in 2008, identifies the parcel as "Urban Reserve", a designation which is applied to parcels which the city does not intend for development within the life of the plan, for a variety of reasons. As stated above, the proposed Monticello 2040 land use plan at this time guides the property "Employment Campus", primarily a Business/Industrial designation. The property has long been expected to develop as business property, given the high levels of I-94 exposure, although access is indirect, given the visual separation from the County 18 Interchange. While the City has entertained some conversion on non-residential property to residential use, this parcel raises new issues in that regard, and particularly related to the lower density unit design. The freeway design in this location includes the overpass on the west end of the site area, and the higher elevation of the interstate travel lanes. With this design, noise impacts on the adjoining property can be significant, and nearly impossible to screen or m itigate. Where residential is considered in areas adjacent to the freeway, multiple family housing is often preferred as it limits glass and building wall exposure to the noise source — this minimizes (but does not eliminate) the impacts of noise on the residents in the neighborhood. For multiple family units, most dwellings have only one wall exposed to the outdoor area, some with two. For the dwellings proposed by the applicant, three walls would be exposed for all units. The other land use issue raised by the proposal is the hotel site at the west end of Broadway as it turns into Meadow Oak Drive. This site is isolated from any other commercial use, and could be considered a sort of "spot zone" development. 3 Complicating this aspect is that the hotel sits on property that would need to be turned back and vacated to the applicant. The various parcels are detailed on the attached supporting data. In comments from MnDOT representatives on this issue, MnDOT strongly recommends that no land be converted from public to private ownership at this time. Over the next few years, MnDOT will be working on expansion plans for I-94 in this area, and land needs are unknown until final design is complete. Moreover, MnDOT expressed concern that by adding residential use in the location, a noise wall would be required, an aspect of the freeway project that is unbudgeted, and will raise feasibility concerns for the project. The applicant will be required to provide clear and detailed information on the title and ownership related to the use of any public property. ii. Site Layout. The plan shows a series of two-unit buildings, each pair of which utilize an internal vehicle court for first-level "tuck-under" garage access, and a private street that provides visitor access/front yard exposure. Each of the internal court driveways and the private streets take an access from Broadway. This results in as many as 12 access points, connected to both Broadway and a perimeter street along the freeway side of the residential buildings. There are several issues related to building spacing and design of the site. As noted, the applicant is seeking a vacation of a portion of the Broadway right of way. Even with this vacation, the buildings appear to be located very close to Broadway, much less than what typical residential setbacks would suggest. In addition, the internal vehicle court design shows a garage to garage spacing of 52 feet. This internal court will be dominated by paved surface. At the proposed dimension, some residents will be tempted to park their vehicles outdoors on the driveways, raising both visual and access issues for residents, and other drivers. On the private street side of the buildings, the applicant proposes a 20 foot setback from building to curb, and a one-way street with visitor parking on one-side. With the sidewalks on each side of the street, more than half of this space will be paved. iii. Building Height and Architecture. Each proposed building consists of two units in 3 stories, side by side. Each unit would have a garage space on the ground level, with an entrance foyer for visitors in front with internal access from the garage for residents. The second and third floors of the building would contain the residential portions of each dwelling. The garage design raises a separate issue. There are two spaces shown, one of which runs the full depth of the building (about 32 feet), but the other is just 16 feet in depth, and could interfere with access to the stairwell doorway 0 if the second vehicle is even mid-sized, which have an average length of 14.8 feet. The buildings would be located with a side-setback of just 8 feet, with a building height that appears to be in the range of 35 feet. The Building Official has raised potential issues with fire rating requirements for side walls with this separation. iv. Open Space. Based on the site plan and concept narrative provided by the applicant, the amount of open space was not detailed, although the plan shows open common space at the perimeter of the side along Broadway and the Interstate. Stormwater management requirements will impact usable open space. To meet the zoning standards, the applicant must propose at least 500 square feet of common open space per dwelling unit. The high amount of impervious surface (driveways, parking, sidewalks and principal buildings) appears to limit usable green space available to future residents of the project. a. Trails. Pedestrian access currently exists along the south side of Broadway. A sidewalk addition would be required along the north side of Broadway to serve the residents of this project. b. Landscaping and Buffering. The project will be subject to a buffer requirement between the commercial and residential properties, requiring specific additional setbacks and landscaping to screen and buffer the differing land uses. This requirement could result in additional setback and/or landscaping to screen and buffer the use. Related to this would be the noise wall requirement that would be at issue at the time of the Interstate expansion. As noted, MnDOT has not included a noise wall in this location, and new residential could impact the project. The City should consider whether it would separately require noise wall construction as a component of the project by the developer to avoid interfering with the upcoming I-94 project. v. The City Engineer has provided a separate comment letter with additional notes relating to ongoing plan development. vi. Annexation. As noted, the primary development parcels are not currently annexed to the city. The property is located within the Monticello Orderly Annexation Area. Any consideration of this project would need to be accompanied by a petition for annexation by the property owner. Summarv. As noted, the Planning Commission and City Council provide comment and feedback to the developer at the Concept Review level. Planning staff has raised a 5 number of concerns with the proposed concept within this memo. At a conceptual level, staff would not recommend proceeding with a residential use at this location given the issues raised. City officials should comment on these issues and identify any additional areas of concern that would require amendment to avoid the potential for eventual denial, 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: 1. Overall Land Use — Is the site appropriate to consider for residential, and particularly for low-mid density? Existing and in-process Comprehensive Planning elements encourage business-related land uses in this area, due to the proximity of the freeway. 2. Provision of publicly-held land for private development — as noted, MnDOT staff strongly discourages any land transfers at this time. 3. Site Planning. There are several site plan concerns raised by staff, including building spacing, driveway design, overall pavement and lot coverage, and minimal open space, given the low density of the project. Also at issue would the extensive access points to Broadway from this project. 4. Building Design and Materials. Both building spacing and garage dimensions raise concerns for staff, with just an 8 foot side separation, and one of each pair of garage stalls at a shallow depth, accommodating only smaller vehicles. 5. Parking layout in the internal court — this area suffers from a very narrow spacing, and parking could interfere with access to other residents. 6. Landscaping, green space, setbacks, and other site plan improvements — How adequately does the plan provide access to trails and open space? As noted, a sidewalk/pathway should be planned for the north side of Broadway. 7. Engineering comments and recommendations, as noted above. The notes listed here acknowledge that a significant amount of detail would need to be added if the project proceeds to a more advanced stage of review. SUPPORTING DATA A. Aerial Site Image B. Parcel Ownership Illustration C. Applicant Narrative D. Concept Site and Building Plans E. Survey and Boundary Illustration F. City Engineer's Letter - August 21, 2020 G. 2008 Comprehensive Plans, Excerpt H. Monticello 2040 Land Use Map — DRAFT I. Townhome Development Examples (Eagle Crest and Vine Place) 0 ° ,�-� � �., � �° �i� � '., • �' � w� � j �- � •��''� - 1 ^. ,�.. �" 1 . I E R R�' ! �f d^'^ '1 `�. . . a"' �\ Y ' j � � �a� 4 m � �� ���.�wtl� ��—Y l � 1�y��t � ,,..%�� � �.. • , C •, - ` O v iR.' z+ :�d .�*'�' ��, y x e� .z�. ,. f � � � �.�„ . �- ,��. � _� � . +� � . :. . �. . _ f O �� `4� 4 :.�' . r . i �.it . .. � . � � �'� 1 � � _ .. , ` �. • : . w � � ` ' U � , x : � r_ r � , s.� , .�. .. � . . ' � � � Z 1 ! .� �.! � . ), �jr 4 ,� �r'R. .., �� � , a'-. � r ' f . 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's' ,���,� r � - r � GG e� -,N ��t+i " +f ` _ iy��[!_ r, {f "* �� 'r , �Rra � _ � � � ,. ��; i - '`- ��� -� , ; � ,� . `, , x � ' � � :� - I ��_ � G �f `'�,� �,'``''f � +%'. N� �'., C3 �Y � r'�'- � ,�k"�� f� - � _�-, ..:' <,{ � , �• — 1�� � s� I �- „ �� !v � � * ,+� " — 't3 � � ' __ � � r� i _ r , J ,� r � � k � N ` � �� ♦ '�` _ ♦- *� { � �. �' � - . � �I� � R � �" � � ! _ ` ' / f s�� � (, ' I' � 5'" � � �� � ti !' � � � i..,,� t � � .,e% �1� `S ± r -� �� ~ � ;.'! � ,r, �: � � _ ...� �'f,�. .�' . F �.. � , �� aw : .��`i � �Y`; } ` � �' � y� F �l�' r.�- � +�. �y ��y a� •�7, i-'� 'rl�` '! � � � r S., Q ►.�� x� � �4 �� � � � �+ � � m�! , �� ! � �� .� ,� 'I�I. � �� � � �� � `i�CL �� �� � . . } ' � � �� � •: �r �4 i�� � � �' '•�*' � � /�.- . Y-> `' ' _ , `'�i ` r � � �r '" ��' �_ � r . � ,ir � "� if 'T' . i_� Q ,�,'s "�,.` �� � ^_i� � ��;'_ J� � + � � ,� � � � � 7� ' �""' r- � � i" ' , � _ .�y t 4. - � � C �� , �. - . ^,� . +-` i� - :_.+ - . i � * � . �.� 'r« ��"� •'e„ -fi11 ���. f .� , �- `�' u • ;� r�� �` -''a �x.1 ''�'��' r`� x t�. '�i :� �Cit3M�S�f�' �� �� �,�:' �,` -'r �f , ,. ,,,� 1� { €„- r� ��,, iF' ��,�y����� , ►.. � ,��' lr � ,T` �' _-- ! - �_ ` •, � _ � �. � _ r � � �' , . i � "`� ��' _ � � . 4� 6' � 4 i r 1 � < v �` rl s �,; '. - ,% ?. �+ '�} � � �\._ � r�J . � ' � r'� _ 'i �' a :�,'�, �,�, 4 , .� � :� , � ; - , �" �- r .. �' �'� � �,� _* � _ -��, '� ; eJ � �� �.-� � � � ' �� 1 � r � - l �� ' � . .. .- ;�" �' � y � ' ` r1�! ,�lC "Cy --�. � }� . ' �c ,� � _ �« � �. . . � � Ir �, _ �; - >1'!�; ��-, � r, � . .��a;� ,; j h� I ' ._ " -. t {j k``, . � , � � J i � � f'.J � � ���. - :,� ,,� T � .... '� �p. ��.. ��, i� .s,' �'rr�c�. . � , - t HOMESTEADS ON BROADWAY will consist of aproximately 68 rental twinhomes situated on about 6.5 acres. There are very vew rental townhomes in Monticello, but the demand for the�n is� very strong. �Zenters usually have to settle for apartment living because there are no rental townhomes available. In addition to the rental townhomes, the development will also include a 1.6 acre motel site. The motel will be Hampton Inn, Fairfield Inn or Grand Stay depending on which brand has the greatest need for a presence in the Monticello area based on reward points for frequent guests. Location is always important and highway exposure at this location could not get any better. The site is presentl� located in Monticello Township but is part of an orderly annexation area. It is presently zoned agricultural. 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'S�eh1qNm �' - : � / , ��D',�q� . �� � � ' � c3 � I .-__- -�.. , F'19� � �� `b,€i ,('�<"�`/ / � � " /' � ."GJ /�, �' .�� . .w—�� �'�y,�"r _—__ ' __ — �-x �\ t , . / /q - ', ` ,pbyy� �ii\% �.F-.O� „ �� / N'O'�.1i ��� ;� % � j �kP �h�q�' / ,`a I ( � �, ' ; � N/ ,_� < �\ y, ?'i / / oP , / � � � � h ���� � /\� � g^.p� �,! /, \ � _ ' i�� � :��yl � ,, j L D��ry,�'a i .� / �� _��� � � ���� / i �tss ! , �� ���/ �' /�i a.� � %' - ii / ,, , / ^ � ,1 / / . � ✓�\; i Y � � �i. _ �� a / - . ,� ;ytq,� .. )% �// _ / � dV / ' / cPoi SA 9�" l / / � i �- / % / ./%d � � �� . i ' y�ro�,�' � � / � � aPAe .� ' � � � � +P � ;,��i� , , �& - po��; , , �� , �; ,�,� h.,,, ���,� ; �� � � � � � �.�, ' �/ � , . i �� i � ��� � � � '� _ ��/' . ;', �^ �� � �: � � � �lo� " � �,-' _ � �� , � i ��e �_, ��,�, — ' „�.' / ' ; �;� ��� � _ ,�iv' . �,� � � 1;,;�i,`�� - � ��' ` �'��� ,' / �ill����/l; „- � e �4 / / ,�.ii�Vlli " �t �s-'�d'iH / / � ' lll�l� ��\ l 'f4 �/� il�r� � C� �„y2�'i l (� � � \1 / �' Ci�i / � � o 0 ' % � �I A°ss. n; �/ / � � ? o m �o�� I '� z FnU „E +� x �//I � ''V `' / � � xa o7~c � $oo� I 1 i�,./I '�, "°' ✓ e o f b�F i' L? � s ��ii Z �„s uo a - �� � �/ � �0 3� 0 8� h 1�'I� `,A d`1 � � � _ � o�zp o� z ooaoz ( ��� I NII,��� =<i'� � � o o aEz ou � mo�$o „ / � p 7 - .�'��lu� -�1�� y ry� • QQ o C' % a i rv m q, -�t ,///� �/ II � . � ,� � � ' III� I ✓/�/� // � ' F�;�I�li,ii I ''� ��\i H / ��irl�l.wi�ill�l yj\ ���%N �// / / �'� i / � G� / � /�/// �/� 7 � /I �� � � �,G §�� � wg��a�� a � � 3 � ��� � � �� i � � '� g s' ����x ' �������� � � � § � � � ; � � � � � 1—;�O�r: ������ � o ii � / � Z i� I y Y g I I / W I � � (1 , i I ,\ J I � � � S � ; � � ^ II II I � � � � � ¢ � o} " - --- � I � �. % � i .� CITY OF � �%11t1C� a August 21, 2020 Re: Schneider Multi-Family City Project # 2020-022 OFFICE:763-295-2711 FAX:763-295-4404 505 Walnut Street� Suite 1 � Monticello, MN 55362 The Engineering Department has reviewed the concept dated 7/14/20 as prepared Artecka Architects and offers the following comments: General Comments 1. Streets 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. 2. Sanitary sewer service is not currently available to this site. Existing city service utilities are located on the south side of Broadway and the existing railroad. The applicant would be required to jack service lines under the railroad along with obtaining the necessary permits from the BNSF railroad. 3. The watermain will be required to be looped through the site. There is an existing 12" main located at the corner of Broadway and Meadow Oak Drive. The applicant would be required to jack service lines under the railroad at Meadow Oak Avenue along with obtaining the necessary permits from the BNSF railroad, to complete the loop. 4. A grading plan will need to remove the existing ditch system and replace it with a curb and gutter storm water collection system. 5. A pedestrian path will be required along Broadway along the development. 6. Access spacing guidelines in the 2011 Transportation plan recommends 1/16 mile for low volume streets. The development access spacing will have to be updated to follow these recommendations. 7. The proposed development appears to use land designated as the City of Monticello, MnDOT right-of-way, and BNSF easement. Please verify proposal limits and coordinate with appropriate land owners. 8. A noise wall may be required as part of the development project. www.ci.monticello.mn.us � CITY OF � � OFFICE:763-295-2711 FAX:763-295-4404 ��ntl�� V 505 Walnut Street Suite 1 Monticello, MN 55362 � � 9. 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. Proposed Stormwater Management Plans must incorporate Volume Control, Rate Control, and Water Quality Control as the basis for stormwater management in the proposed development plan. 10. The stormwater ponding will have to be managed onsite. 11. 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. 12. The 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 an exhibit showing turning movements. 13. A more detailed review of the development plans will be completed when the applicant submits civil plans and stormwater management report. The City is not responsible for errors and omissions on the submitted plans. The owner, developer, and engineer of record are fully responsible for changes or modifications required during construction to meet the City's standards. Please have the applicant provide a written response addressing the comments above. Please contact the Engineering Department with any questions. Sincerely, i �'GC�-,�.e��„� Matt Leonard City Engineer www.ci.monticello.mn.us Places for Community Places for Community consist of public and semi- public land uses. Public uses include all governmental facilities (city, county, state and federal) and schools. lhis category also applies to churches, cemeteries, hospitals, and other institutional uses. It is important to note that these land uses relate only to existing land uses. 1he Comprehensive Plan does not guide the location of new churches, schools, public buildings and other institutional land uses. Places for Community will be needed in the Northwest area as it develops. lhese uses are typically allowed in residential areas and governed by zoning regulations. These institutional uses (such as schools and churches) are important parts of the fabric of the community, but require guidance to ensure a proper fit with its residential surroundings. New institutional use should be allowed in residential areas under certain conditions. These conditions should address the aspects of the use that conflict with desired characteristics of residential neighborhood. Criteria for locating an institutional use in a residential land use area include: 1. Size. Large buildings and site areas can disrupt neighborhood cohesiveness. Use in lower density in the near term in this Plan. The objective is to encourage rural and agricultural uses, preventing barriers to future development opportunities. It is anticipated that the City will grow into portions of the Urban Reserve as planned land use areas become fully developed and capacity for future growth in needed. The Urban Reserve is not simply a holding area for future development. Parts of the Urban Reserve are lil<ely to be preserved as natural resource areas or for agricultural purposes. Future planning will consider the locations in the Urban Reserve best suited for development. Interchange Planning Area The Interchange Planning Area encompasses undeveloped land in the northwest part of Monticello around the site of a potential west interchange with Interstate 94. The purpose of this land use is to preserve the area for future development and prevent the creation of development barriers. If built, the area should be planned to support a mixture of commercial, employment and residential land uses. The interchange location and the routes of future connecting roads are solely for illustration. Future land use issues in this area are discussed in the Focus Area for Northwest Monticello. residential areas should not be more than [to be Private Infrastructure determined] square feet in lot area. 2. Parl<ing. Parl<ing may spill on to neighborhood streets without adequate on-site facilities. 1he parl<ing needs will vary with the use of the facility. Each facility should provide adequate on-site or reasonable off-site shared parl<ing based on the use of the facility. 3. Traffic. Institutional uses should be oriented to designated collector or arterial streets. 4. Lighting and signage. Site lighting and signage needs may resemble commercial uses. lhese site factors should be managed to fit the character of the surrounding residential development. Urban Reserve 1he Urban Reserve contains all property in the Orderly Annexation Area that it not shown for development lhis category applies to Xcel Energy's power plant and railroad right-of-way. lhis category recognizes the unique role of the power plant in Monticello. Greenway 1he Land Use Plan Map shows a"potential greenway" ringing the western and southern edges of Monticello. 1he Greenway is intended to provide an environmental corridor that connects large community parl<s and open spaces to neighborhoods, schools, shopping areas and places to worl<.1hey serve to protect environmentally sensitive areas such as natural habitat, wetlands, tree canopy, and drainage ways. Land within this corridor could be comprised of a combination of public and private open space. 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