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City Council Resolution 2022-79CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA CITY COUNCIL RESOLUTION NO. 2022-79 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MONTICELLO APPROVING A FINAL STAGE PLANNED UNIT DEVELOPMENT FOR BLOCK 52 FIRST ADDITION 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 rezone and develop the property under a PUD, Planned Unit Development 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; 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 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 City Council has considered the Planning Commission's recommendation and all of the comments and the staff report; and WHEREAS, the City Council of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA CITY COUNCIL RESOLUTION NO. 2022-79 I. 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 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, 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 through the site 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 /T RESOLVED, by the City Council of the City of Monticello, Minnesota, that the Final Stage PUD for Block 52 First Addition is hereby approved, subject to the conditions listed in Exhibit Z of the staff report as follows: 1. Approval of the final plat for Block 52 First Addition shall be conditioned on the approval of the final stage PUD. 2. Approval of the final stage PUD and rezoning for Block 52 First Addition shall be conditioned on the approval of the final plat. 3. The final plat is to be revised to accurately reflect Lot 1 and Lot 2 acreages and the internal lot line boundary as recommended to maintain intact the City -owned public parking parcels. 4. A revised site plan based on the certificate of survey and illustrating proposed plat easements relative to proposed improvements and lot lines is required. 5. A revised site plan detailing the reconfiguration of the public parking lot on Lot 1, Block 1 is required. The modified site plan will retain an area of green space along the north wall of the existing building adjacent to the public parking lot, as well as 2 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA CITY COUNCIL RESOLUTION NO. 2022-79 bollards or curb stops along the east wall of the same building. All corresponding plans will require revision following finalization of the parking plan. 6. The site plan is required to be revised to provide internal sidewalk connections for users and residents of the Lot 2 building to the external sidewalks surrounding the block. 7. The applicant will verify that the sidewalk extends completely around the perimeter of the building and revise site plans to detail continuous sidewalk around the building and including connections to external sidewalks. 8. The applicant will comply with the requirements of the Chief Building Official and the city's designated structural engineer in regard to site demolition and structural plans. 9. As part of the approved PUD, a cross -access and parking easement for both private and public parking and access shall be executed. Such easement shall be subject to review and approval by the City. Public cross -access and parking is required for the parking areas which are to be conveyed to the developer. 10. Easement -related issues shall be subject to review and approval by the City Engineer and City Attorney. 11. Park dedication requirements of the City shall be satisfied. 12. 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 office uses on the street level, an element of flexibility from the Downtown Small Area Plan. 13. 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. 3 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA CITY COUNCIL RESOLUTION NO. 2022-79 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). n. Freestanding planters shall be integrated in exterior hardscape areas. o. 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. p. An architecturally appropriate patio railing shall be provided, a detail of which shall be provided to the City for review and approval. q. Rooftop mechanical equipment, if provided, shall be screened from view in compliance with Ordinance requirements. 14. 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 to 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 tenant space 11 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA CITY COUNCIL RESOLUTION NO. 2022-79 f. Window signage for commercial space shall be limited to no more than 40% of any window panel. 15. The applicant shall provide a parking management plan which specifies how overlap period parking issues will be addressed. 16. All proposed boulevard plantings shall be subject to review and approval by the City to ensure salt tolerance. 17. Additional landscaping recommendations are as follows: 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. 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/side yard adjacent to the westerly portion of the building and along the parking lot edges, boulevards and internal site green spaces. 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. 18. Building drains designed to avoid exiting over public sidewalks. 19. An internal site is designated for pet activity. 20. An easement for public pedestrian purposes is provided through the parklet/green space feature on Lot 2. 21. A stormwater maintenance agreement shall be executed. 22. Issues related to grading, drainage and utilities shall be subject to comment and recommendation by the City Engineer. 23. Comments from Fire Chief, including: 5 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA CITY COUNCIL RESOLUTION NO. 2022-79 a. Verify the ground clearance for the ladder truck will be sufficient for the River Street entrance. b. Verify the turning radius for the ladder truck will be met, entering from the two entrances. c. Verify that hydrant locations will meet the requirements of the Fire Code. 24. Compliance with the terms of the City's Engineering Staff letter dated April 28, 2022 and July 7, 2022. 25. An easement for drainage, utility, right of way and appurtenant purposes over a portion of plaza area at the southeast corner of Lot 2, Block 1, at the intersection of Broadway and Pine Streets is executed should it be necessary at the time of plat recording. 26. The applicant shall provide all required legal descriptions and exhibits necessary for the cross easements, right of way, and pedestrian pathway easements. 27. The applicant shall provide a revised site plan and sidewalk/retaining wall design for the Pine Street sidewalk, subject to MnDOT review and including execution of any required easement or permit necessary with MnDOT. 28. A development agreement specifying the terms and conditions of plat and PUD approval for Block 52 First Addition is executed. 29. Comments of City Council. ADOPTED this 11th day of July, 2022, by the City Council of the City of Monticello, Minnesota. ATTEST: Jtnnifer IchreWer, City Clerk MONTICELLO CITY COUNCIL R By: i Lloyd H,if art, ayor 6