Planning Commission Resolution 2022-20 (Headwaters West Pre Plat)CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC 2022-020
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO
RECOMMENDING APPROVAL OF A PRELIMINARY PLAT OF COUNTRY CLUB MANOR FIRST
ADDITION
WHEREAS, the applicant is seeking a replatting of a parcel currently owned by the City and its
Economic Development Authority; and
WHEREAS, the proposed plat would consist of development opportunities for up to 60
twinhome units in 30 buildings, a future multi -family residential building, and outlots for
various uses, all under the requirements of a Planned Unit Development; and
WHEREAS, the site has previously been platted as an outlot, held for future residential
development; and
WHEREAS, the plat creates a dedication for public street to serve the residential uses in the
project area; and
WHEREAS, the platted lots will be consistent with requirements of the City's Subdivision and
Zoning Ordinance requirements under the appropriate PUD standards; and
WHEREAS, the subject property will be developed under the requirements of the Monticello
Comprehensive Plan, which designate the land use for the property as Mixed Density
Residential; and
WHEREAS, the Planning Commission has reviewed the application for the plat pursuant to the
regulations of the applicable ordinances and land use plans and policies; and
WHEREAS, the Planning Commission held a public hearing on April 51", 2022 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 the following Findings of Fact in
relation to the recommendation of approval:
1. The proposed uses are consistent with the intent and purpose of the R-3, Medium
Density Residential District, and the proposed Planned Unit Development District to be
adopted.
2. The proposed uses will be consistent with the existing and future land uses in the area in
which they are located, including the Monticello Comprehensive Plan.
3. The impacts of the improvements are those anticipated by the existing and future land
uses and are addressed through standard review and ordinances as adopted.
4. The proposed access and development details meet the intent and requirements of the
applicable zoning regulations, and are consistent with the applicable land use policies
and ordinances.
5. The proposed plat is not anticipated to negatively impact surrounding residential
properties, and instead is expected to encourage long term affordable residential uses
on the subject property.
6. Approval of the plat will not result in the need for additional road or utility
infrastructure other than that being provided for the proposed use, and should not
otherwise negatively impact the health or safety of the community.
NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello,
Minnesota recommends to the City Council that the proposed Preliminary Plat for Country Club
Manor First Addition be approved, subject to the conditions of Exhibit Z of the staff report, as
follows:
1. Issues related to site access and streets shall be subject to comment and
recommendation by the City Engineer.
2. The applicant shall provide screening along rear lot lines to add noise mitigation
and screening through landscaping and possibly fencing - particularly adjacent to
patio areas. Such screening efforts shall be subject to City review and approval.
3. The applicant shall demonstrate compliance with a 450 square foot garage size
requirement via the submission of a typical twinhome building floor plan.
4. Upland area within Outlot C shall be devoted to recreational open space for PUD
residents.
5. Consideration shall be given to providing a pedestrian connection from the
adjacent cul-de-sac to 7t" Street West.
6. A vegetation preservation and protection plan shall be submitted as required by
Ordinance, and replacement plantings included as required.
7. Wetland -related issues, including wetland buffer requirements, shall be subject
to comment and recommendation by the City Engineer.
8. Issues related to grading, drainage and utilities shall be subject to comment and
recommendation by the City Engineer.
9. Engineered lap siding as noted in this report, rather than vinyl, shall be used as
primary finish materials on the proposed twinhome buildings.
10. Consideration should be given to modifying the building architecture to extend
the front entry door forward to within a few feet of the garage door frontage to
add emphasis to the entrance and de-emphasize the garage door presentation
to the street. An alternative that achieves this objective may be a suitable
option.
11. If provided, street lighting shall be in accordance with the City's Subdivision
Ordinance standards. This issue shall be subject to further comment by the City
Engineer.
12. Individual trash containers shall be stored within garages.
13. Any new signage shall be subject to sign permit.
14. Compliance with the terms of the City's Engineering Staff letter dated March
30th, 2022.
15. Compliance with the terms of the City Fire Marshal's letter dated March 28tn,
2022.
16. Compliance with the comments of the Wright County Highway Engineer's
Department and the comments of MnDOT.
17. Comments and recommendations of other Staff and Planning Commission.
Added Condition
18. Review and consider an adjustment to the proposed access points to reduce
headlight disturbance towards the residential neighborhood to the North, both
during development and post development.
ADOPTED this 51n day of April, 2022 by the Planning Commission of the City of
Monticello, Minnesota.
MONTICELLO PLANNING COMMISSION
y,gv
Paul Konsor, Chair
ATTEST:
Angela Schumann, C%Amunity Development Director