Planning Commission Resolution 2021-040CITY OF MONTICELLO
PLANNING COMMISSION
WRIGHT COUNTY, MINNESOTA
RESOLUTION NO. PC-2021-040
RECOMMENDING APPROVAL OF A DEVELOPMENT STAGE
PLANNED UNIT DEVELOPMENT FOR MONTICELLO LAKES,
A 200 UNIT MULTI -FAMILY RESIDENTIAL PROJECT
WHEREAS, the applicant proposes to develop property along Edmonson Avenue, currently
zoned B-4. Regional Business District; and
WHEREAS, the applicant proposed to rezone the property from B-4, Regional Business to
Monticello Lakes PUD District; and
WHEREAS, the applicant has submitted a request to plat said property into one
development lot and one outlot 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 site is within the planning area of the Chelsea Commons Small Area Plan,
which directs the site for multi -family residential uses, under a specified theme relating to
site planning, architecture, landscape features, and relationship to the Chelsea Commons
public areas; and
WHEREAS, the proposed PUD, along with the companion Plat, are consistent with the long-
term use and development of the property for residential uses; and
WHEREAS, the proposed PUD falls below the densities prescribed in the Comprehensive
Plan, but is consistent with the general expectations for higher density property in the area;
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:
CITY OF MONTICELLO
PLANNING COMMISSION
WRIGHT COUNTY, MINNESOTA
RESOLUTION NO. PC-2021-040
1. The PUD provides an appropriate means of furthering the intent of the
Comprehensive Plan and the Chelsea Commons Small Area Plan for the site
by putting the existing and proposed improvements and parcels to a high
density residential use.
2. The proposed improvements on the site under the PUD, as modified by the
approved conditions, are consistent with the needs of the development in
this location as a mixed residential area.
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 successfully fulfill the intent of the
City's development plans and regulations.
5. The PUD flexibility 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 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 Development Stage PUD 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:
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CITY OF MONTICELLO
PLANNING COMMISSION
WRIGHT COUNTY, MINNESOTA
RESOLUTION NO. PC-2021-040
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.
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.
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CITY OF MONTICELLO
PLANNING COMMISSION
WRIGHT COUNTY, MINNESOTA
RESOLUTION NO. PC-2021-040
ADOPTED this 111 day of November, 2021, by the Planning Commission of the City of
Monticello, Minnesota.
MONTICELLO PLANNING COMMISSION
By: u
Paul Konsor, Chair
ATTEST:
Angela Sc u "n, Community Development Director
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