Planning Commission Resolution 2022-22 Amd. to CUP for PUD FeatherstoneCITY OF MONTICELLO
WRIGHT COUNTY, MINNNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2022-022
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO
RECOMMENDING APPROVAL OF AN AMENDMENT TO A CONDITIONAL USE PERMIT FOR
PLANNED UNIT DEVELOPMENT FOR THE FEATHERSTONE PLANNED UNIT DEVELOPMENT
WHEREAS, the applicant has submitted a request to revise a Conditional Use Permit for a
PUD by amending the residential uses, modifying the boundary between residential and
industrial/commercial areas, and retaining an allowance for up to ten acres of future
commercial use; and
WHEREAS, the site is zoned R-1, Single Family Residential District and A-O, Agriculture -Open
Space District, the former which allows single family residential development when platting
according to the original PUD approval in 2003; and
WHEREAS, the A-O District portion of the PUD (the westerly 79 acres ±, is guided as
Employment Campus in the Comprehensive Plan, and would include options for industrial
and commercial uses, subject to rezoning, platting, and provision of streets and utilities; and
WHEREAS, the proposed use and development of the future residential areas as small -lot
single family would be consistent with Comprehensive Plan designation as Mixed
Residential for the subject area; and
WHEREAS, the uses will not create any unanticipated changes to the demand for public
services on or around the site; and
WHEREAS, the Planning Commission held a public hearing on April 5th, 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; 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 proposed uses are consistent with the existing and future land uses in
the area in which they are located.
2. The proposed PUD incorporates the original standards of the PUD applicable
to the R-1 zoning district to the 6th Addition residential plat.
3. The impacts of the improvements are those anticipated by residential,
industrial, and commercial land uses and are addressed through standard
review and ordinances as adopted.
4. No other changes or impacts resulting from the proposed platting or
development are anticipated.
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 amendment to the Conditional Use Permit for Planned Unit
Development, subject to the conditions listed in Exhibit Z of the staff report as follows:
1. The 21 lots in the 6t" Addition R-1 area shall be developed, and buildings shall
be constructed, according to the standards of the original PUD for R-1 zoning.
2. The PUD is hereby amended to:
a. Transition the boundary between residential and commercial/industrial
to follow the section line, leaving approximately 79 acres for commercial
and industrial uses within Outlot C.
b. Reaffirm that the future commercial area will consist of up to 10 acres in
area.
c. Affirm that the layout of the 10 acre commercial area will be identified
based on an approved preliminary plat, development stage PUD and
subsequent rezoning of the area at the time of development.
d. Require that the commercial/industrial area will be subject to a future
plat, rezoning, and PUD approvals as determined by the City, but
notwithstanding the specific lines shown in the Comprehensive Plan
future land use layout.
e. Create a Development Stage approval for a series of up to 56 detached
single family lots along the extension of 89t" Street between the 6tn
Addition and 851" Street as shown in the concept plan attached, subject
to PUD conditions identified in this report, generally following the
standards of the T-N, Traditional Neighborhood District. Those
standards, at minimum shall include:
1. 7,500 square feet of lot area.
2. 45-65 foot lot widths.
3. 25 foot front setbacks, with 6 feet side yards and 20 feet
rear yards.
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4. Building sizes of 1,050 finished, and 2,000 square feet
finishable area.
5. Garage square footage of at least 480 square feet
6. Roof pitches of at least 5:12.
7. Brick/Stone on front facade equal to at least 20% of all
front -facing surfaces.
8. Livable portions of the home exposed to the front street
no less than 40% of the width of the structure.
9. Usable front porches or similar features.
10. Front entry doors no greater than 6 feet farther back from
the garage doors.
11. Extensive buffer of landscaping along the Easterly
industrial border, including a common privacy boundary
line fence.
3. Phased development of the small -lot single family area shall, as requirement
of its first phase, either:
a. Connect 89th Street NE from its terminus at the 6th Addition to a new
intersection with 85th Street NE; or
b. Connect 89th Street NE from its terminus at the 6th Addition to an
intersection with 86th Street NE.
4. Park Dedication shall be required as shown with Outlot A of the 6th Addition
with the Final Plat of the 6th Addition dedicated in satisfaction of the 21-unit
plat area of the 6th Addition, together with a cash -in -lieu dedication for the
remaining dedication requirement attributable to the prior residential
platting.
5. Outlot B will be subject to the park dedication requirements in effect at the
time of preliminary and final plat.
6. The plat shall include an outlot designation or drainage and utility easement
for the ponding areas along the west boundary of the residential areas, per
recommendation of City Engineer.
7. Outlots B and C are required to show the standard 6' and 12' easements
8. Comments and recommendations of the City Engineer in their letter dated
March 30th112022.
9. Compliance with the comments of the Fire Marshal, in the letter dated
March 28th, 2022.
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10. Comments and recommendations of other staff and the Planning
Commission following the public hearing.
11. Review and comments of MnDOT.
12. Execution of an amended PUD agreement governing the remaining
development in accordance with the standard requirements and the
additional recommendations noted in this report.
ADOPTED this 5t" day of April, 2022 by the Planning Commission of the City of
Monticello, Minnesota.
MONTICELLO PLANNING COMMISSION
Paul Konsor, Chair
ATTEST:
Angela Schugnr , kommunity Development Director
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