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Planning Commission Resolution 2021-038CITY OF MONTICELLO PLANNING COMMISSION WRIGHT COUNTY, MINNESOTA RESOLUTION NO. PC-2021-038 RECOMMENDING APPROVAL OF A PRELIMINARY PLAT FOR MONTICELLO BUSINESS CENTER EIGHTH ADDITION FOR MONTICELLO LAKES, A MULTIPLE FAMILY RESIDENTIAL SUBDVISION WHEREAS, the applicant is proposing to develop unplatted property along Edmonson Avenue in the B-4, Regional Business Zoning District; and WHEREAS, the applicant is proposing to rezone the property from B-4, Regional Business to Monticello Lakes PUD District, accommodating multi -family residential uses; and WHEREAS, the applicant has submitted a request to plat said property into one development lot and one outlot, along with public street dedication and other features, under a PUD; and WHEREAS, the site is guided for mixed uses under the label Commercial and Residential Flex in the City's Comprehensive Plan; and WHEREAS, the proposed PUD, along with the companion Plat, are consistent with the long- term use and development of the property for industrial uses; and WHEREAS, the plat will comply with the required policies and requirements of the Subdivision Ordinance, contingent on conditions noted in this resolution and upcoming Final Plat review comments; and WHEREAS, the Planning Commission held a public hearing on October 5th, 2021 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 Preliminary Plat provides an appropriate means of furthering the intent of the Comprehensive Plan for the site by putting the existing and proposed improvements and parcels to a multi -family, high density 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 mixed residential area. 1 CITY OF MONTICELLO PLANNING COMMISSION WRIGHT COUNTY, MINNESOTA RESOLUTION NO. PC-2021-038 3. The improvements will have expected impacts on public services, including sewer, water, stormwater treatment, and traffic which have been planned to serve the property for the development as proposed. 4. The development and building designs, per conditions as approved, successfully fulfill the intent of the City's development plans and regulations. 5. The flexibility from Subdivision Regulations in the Preliminary Plat for the project is consistent with the intent of the City's economic development objectives, as well as with the intent of the PUD zoning regulations. NOW, THEREFORE, BE ►T 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 Monticello Lakes, subject to the conditions listed in Exhibit Z of the staff report as follows: 1. Revise the central entrance drive to create an expanded sense of entry and terminal view through the project. 2. Provide an updated site plan showing all amenities proposed by the development team. 3. Supplement the site plan with any proposed additional detail relating to the detached covered parking structures, including building materials, architecture, and other features that fit with the required CC -SAP theming on the site. This would include an emphasis on all four sides of these buildings, including the sides facing Edmonson Avenue. 4. Provide information on site lighting, including photometrics, wall lighting, and pole lighting details and height. Decorative lighting fixtures are encouraged to accommodate the CC -SAP theme. 5. Provide information on site signage. Decorative sign plans and materials are encouraged to accommodate the CC -SAP theme. 6. Revise the proposed grading plans to accommodate the following objectives: a. Maximize capture and pre-treatment of stormwater, directing it to other basin locations along the powerline corridor and/or the northerly abutting gateway, as directed by the City Engineering department. b. Revise the slopes on the outside exposure of the building walls to create an undulating, natural form rather than a straight-line geometric bank, and accommodate access from ground units to the exterior. 2 CITY OF MONTICELLO PLANNING COMMISSION WRIGHT COUNTY, MINNESOTA RESOLUTION NO. PC-2021-038 7. Compliance with fire code requirements as directed by the City. These recommendations relate to ladder access on the perimeter of the buildings, hydrant spacing and other site circulation and internal building fire code compliance requirements. 8. Revise building architecture to reflect the Chelsea Commons biome for the southern area. Incorporate prairie -style horizontal emphasis as reflected in the Community Building, including varying and interrupted roof planes, significant increase in the use of stone and/or brick above the garage -level exposures, and additional glass where practical as suggested in this report. 9. Modify the landscaping plan significantly to introduce more prairie -specific shrub and perennial species, along with oak clusters of different varieties, with particular emphasis on the outer portions of the project exposed to the common areas of the Chelsea Commons project. a. Landscaping treatments with the Gateway area beneath the powerline shall demonstrate compliance with the Chelsea Commons biome concept. b. With the modified form of the landscape, incorporate a more extensive prairie/oak planting palette throughout the project. c. Landscaping plans should be intentional and consistent with the grading plan. 10. Address all plat recommendations of the City Engineer. 11. Address park dedication recommendations of the Parks, Arts, and Recreation Commission. 12. Work with the City to ensure that connections to the adjoining Gateway and Commons area open spaces and pathways are properly placed for design, function, accessibility. and materials. Direct connections to the Commons should consider concrete pathways. 13. Compliance with the terms of the City's engineering staff letter dated October 26th, 2021. 14. Comments and recommendations of other staff and Planning Commission. ADOPTED this 15t day of November, 2021, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION 3 CITY OF MONTICELLO PLANNING COMMISSION WRIGHT COUNTY, MINNESOTA RESOLUTION NO. PC-2021-038 r By: X Paul Konsor. Chair ATTEST: Angela Sc69 6nnCommunity Development Director