Planning Commission Resolution 2022-34 (Dev. Stage PUD Block 52)CITY OF MONTICELLO
WRIGHT COUNTY, MINNNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2022-034
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO
RECOMMENDING APPROVAL OF A DEVELOPMENT STAGE PUD FOR PROPERTY IN THE
CCD, CENTRAL COMMUNITY DISTRICT
PID: 155-010-052031; 155-010-052060; 155-010-052070;
155-010-052071; 155-010-052090; 155-010-052101;
155-010-052102; 155-010-052110; 155-010-052120;
155-010-052131; 155-010-052132; 155-010-052140;
155-010-052150
WHEREAS, the applicant proposes a mixed use residential and commercial project on the
above captioned parcels in the Central Community District; and
WHEREAS, the applicant has submitted a request to plat the property to accommodate said
use, and in cooperation with the City of Monticello and its EDA, manage circulation and
parking on the site for the benefit of the development as well as the existing uses in the
area through planned unit development; and
WHEREAS, the applicant proposes to develop the property for residential multi -family uses
on upper floors, and commercial uses on the street level, consistent with the economic
development and redevelopment goals of the city for the described property; and
WHEREAS, the site is guided for Downtown Mixed Uses in the City's Comprehensive Plan;
and
WHEREAS, the proposed Development Stage PUD is consistent with the long-term use and
development of the property for mixed downtown use; and
WHEREAS, the Planning Commission held a public hearing on May 18, 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 PUD provides an appropriate means of furthering the intent of the
Comprehensive Plan for the site by putting the existing and proposed buildings
to uses and architecture which are consistent with the goals and objectives of
CITY OF MONTICELLO
WRIGHT COUNTY, MINNNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2022-034
the Monticello 2040 Comprehensive Plan, including Downtown Small Area
Plan.
2. The proposed improvements on the site under the PUD are consistent with the
needs of the development in this location as a prime corner site Monticello's
downtown 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 improvements on the site facilitate redevelopment of the subject block
and are consistent with the objectives of the City's downtown redevelopment
projects through its EDA and other agencies.
5. The PUD flexibility for the project, including parcels without public street
access, as well as structured parking, mixed uses, commercial development on
the street -level floor, restaurant location overlooking the public areas to the
north, and reconstruction of the Walnut Street access to River Street, are
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 the Block 52 First Addition, subject to the
conditions listed in Exhibit Z of the staff report as follows:
1. Approval of the preliminary plat for Block 52 First Addition shall be conditioned on the
approval of the development stage PUD.
2. Approval of the development stage PUD for Block 52 First Addition shall be
conditioned on the approval of the preliminary plat.
3. The preliminary plat be modified to create a separate lot for purposes of retaining City
ownership of the parking and access route through site with a cross -access and
parking easement for both private and public use as part of the PUD. Such easement
shall be subject to review and approval by the City. Public cross -access and parking
will also be required for the parking areas which are to be conveyed to the developer.
4. Easement -related issues shall be subject to review and approval by the City Engineer
and City Attorney.
5. Park dedication requirements of the City shall be satisfied.
6. Commercial uses in the proposed mixed -use building shall be limited to permitted
and conditional uses allowed within the CCD, Central Community District.
Additionally ground floor commercial uses along Broadway shall accommodate
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CITY OF MONTICELLO
WRIGHT COUNTY, MINNNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2022-034
office uses on the street level, an element of flexibility from the Downtown Small
Area Plan.
7. City Officials provide feedback to the applicant regarding the desirability of balconies
along Pine Street.
8. The comments of MnDOT and Wright County shall be satisfied. If such comments
require amendment to the proposed preliminary plat or development stage PUD, the
developer shall address these with a complete set of plans with the Final Stage PUD
and Final Plat application.
9. The project site and building elements shall be subject to the following
requirements:
a. Authentic brick is to be used on the building.
b. The building design elevations shall be revised to incorporate a red, or red -based
color (such that gray is not the dominant building color), similar to that of the
original concept rendering.
c. Where exterior wall -mounted utility meters are utilized, they be shall screened
from view with materials complementary to the building design.
d. Color and stamping shall be applied to concrete retaining walls throughout the
project.
e. Embed City entrance sign into retaining wall.
f. Work with City to create an historical sign location.
g. Parking lot lighting and fixtures should match the City's lighting theme.
h. Underground parking spaces must be included in rent structure for units to
support full utilization of facility.
i. Add downcast lighting under canopies and overhang, or other locations that
feature the building and deemphasize the light source.
j. Raised planters shall be used for shrubs and perennials which are located at the
corner at Broadway and Pine Street.
k. Cornice and parapet treatments on the two building wings shall be
modified/expanded to be more distinct and reflect the designs shown in the
concept rendering.
I. Brick sills and detailing shall be provided on all walls and surfaces and building
wall articulation preserves the shadowing and interest of the concept rendering.
m. A covering over a portion of the outdoor restaurant patio be provided (to avoid
direct weather and residential balcony exposure).
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CITY OF MONTICELLO
WRIGHT COUNTY, MINNNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2022-034
n. Freestanding planters shall be integrated in exterior hardscape areas.
o. The stairway located at corner of River Street and Pine Street shall be changed to
an accessible ramp. This may be developed in the rights of way to maximize
accessible opportunities and maintain public and private uses.
p. Additional screening fencing shall be provided along the Pine Street and River
Street corner (possibly a mesh fence material) to limit exposure from restaurant
patio to street traffic.
q. An architecturally appropriate patio railing shall be provided, a detail of which
shall be provided to the City for review and approval.
Rooftop mechanical equipment, if provided, shall be screened from view in
compliance with Ordinance requirements.
10. The project signage shall be subject to the following requirements:
a. Wall signage that consists of channel -letter style signage, individually mounted
and lit letters, or similar style, prohibiting box or painted panel signage.
b. Clarification and detail of the projecting sign identifying the complex.
c. Work with the City embed the Monticello city entrance sign into the retaining
wall at the corner of River and Pine.
d. Work with the City to develop an historical marker sign in the public spaces along
the project.
e. Sign plans, with dimensions, shall be reviewed and approved by the City for each
tenant space and shall be limited to no more than 15% of wall area for each
tenantspace
Window signage for commercial space shall be limited to no more than 40% of
any window panel.
11. To improve vehicle circulation in the surface parking lot, the southernmost parking
stalls within the western north -south row of parking shall be converted to more
direct access and which includes an appropriate vehicle turning radius.
12. The applicant shall provide a parking management plan which specifies how overlap
period parking issues will be addressed.
13. All proposed boulevard plantings shall be subject to review and approval by the City
to ensure salt tolerance.
14. Additional landscaping recommendations are as follows:
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CITY OF MONTICELLO
WRIGHT COUNTY., MINNNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2022-034
a. Change the Broadway street trees to Honey locust, matching the theme
planting currently in place throughout the downtown area. The City would
require planting wells and/or pervious tree boxes to avoid root growth
interference with the sidewalk paving.
b. Remove the eastern -most proposed overstory trees along River Street to avoid
screening the views of the park and river from the restaurant and lower -level
residential units.
c. Add more shrub plantings throughout the project, supplementing (or replacing)
the current perennial plantings to develop a more robust year-round planting
palette. These may include additional evergreen shrubs and/or deciduous
shrubs with winter features (color/fruit, etc.). This includes an enhanced
planting plan for the green space adjacent to the westerly portion of the
building.
d. Specify alternative pavements in the pedestrian areas to avoid flat grey
concrete and/or asphalt surface. This should include a pedestrian path to each
of the streets through the parking areas reinforcing the building sidewalks to
those street connections.
e. Add a usable patio feature to the central open space in the parking area
(currently shown as all lawn grass), and some additional shrub/perennial
planting to make this space an attractive outdoor seating area, including the
opportunity for public art.
15. The parking lot layout shown on the submitted lighting plan shall be modified to
match the layout on the site plan.
16. Decorative lighting provided within the westerly green space.
17. Building drains designed to avoid exiting over public sidewalks.
18. An internal site is located for pet activity.
19. The trash enclosure shall be finished in the same brick as that used on the principal
building with coated steel gate.
20. Issues related to grading, drainage and utilities shall be subject to comment and
recommendation by the City Engineer.
21. Comments from Fire Chief.
22. Compliance with the terms of the City's Engineering Staff letter dated April 28, 2022.
23. Comments and recommendations of other Staff and Planning Commission.
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CITY OF MONTICELLO
WRIGHT COUNTY, MINNNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2022-034
ADOPTED this 181" day of May, 2022, by the Planning Commission of the City of
Monticello, Minnesota.
MONTICELLUPLANNING COMMISSION
am
ATTEST:
PaurY\Jnsor, Chair
Angela Schu n , C mmunity Development Director
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