Planning Commission Resolution 2024-07 (Development Stage PUD for Big River 445)CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2024-07
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF MONTICELLO RECOMMENDING APPROVAL OF A
DEVELOPMENT STAGE PUD FOR BIG RIVER 445 — PHASE 1
WHEREAS, the applicant is seeking a Development Stage Planned Unit Development approval
for a portion of a multi -phased commercial project, currently vacant land, to be platted as Lots
1 and 2, as well as Outlot A, of the Big River 445 plat; and
WHEREAS, the proposed PUD would consist of development opportunity for a multiple -building
commercial retail center as an allowed use in the proposed Big River 445 Planned Unit
Development zoning district; and
WHEREAS, the site is concurrently subject to requests for simple subdivision creating the
subject property for platting, a preliminary plat for the proposed project, and an amendment to
the City's PUD zoning ordinance and rezoning to Big River 445 PUD District; and
WHEREAS, the plat creates a dedication for public easements, and adequate right of way
related to public streets along with drainage and utilities which will serve various phases of the
PUD, subject to the requirements of the City Engineer; and
WHEREAS, the subject parcels 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
2040 Vision + Plan Comprehensive Plan, which designate the land use for the property as
Regional Commercial uses; and
WHEREAS, the proposed Development Stage PUD addresses Phase 1 improvements serving the
project, as well as site and architectural improvements on Lots 1 and 2 of the project; and
WHEREAS, the Planning Commission has reviewed the application for the Development Stage
PUD pursuant to the regulations of the applicable ordinances and land use plans and policies;
and
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2024-07
WHEREAS, the Planning Commission held a public hearing on February 6th, 2024 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 make the following Findings of
Fact in relation to the recommendation of approval:
The proposed uses are consistent with the intent and purpose of the PUD, Planned Unit
Development District.
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 2040 Vision + Plan 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 PUD accommodates additional public and private improvements,
including streets, utilities, and stormwater controls that ensure the project will continue
to be consistent with the City's long-term public service infrastructure.
5. The proposed PUD accommodates reasonable extensions of development and
infrastructure to serve other undeveloped property in the area.
6. 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, including policies of both MnDOT and Wright County.
7. As a property which has been designated for such regional commercial uses for many
years, the proposed PUD is not anticipated to negatively impact surrounding residential
properties.
8. Approval of the PUD will not result in the need for additional road or utility
infrastructure other than that being provided by and 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 Development Stage PUD for
Phase 1 of Big River 445 be approved, subject to the conditions of Exhibit Z of the staff report,
as follows:
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2024-07
1. Development stage PUD and amendment to the PUD shall be required for
remaining proposed development parcels within Outlot A of the plat, as they
may be configured at the time of application for final plat.
2. Approval of the rezoning to planned unit development is conditioned on the
approval of the final plat of Big River 445.
3. Consolidated site and building signage shall be as specified in the application
package for the Development Stage PUD and Preliminary Plat of Big River 445
dated January 8, 2024.
4. Building enhancements for Lots 1 and 2 as noted in the staff report of February
6, 2024 are incorporated into final development plans.
5. The trash enclosure on Lot 1, Block 1 shall be relocated further from the Chelsea
Road street frontage, and all trash enclosure areas shall be located and screened
to de-emphasize their visual impacts on the site as viewed from surrounding
public areas.
6. Sidewalk to the proposed Lot 7 shall be provided at the time of Development
Stage PUD for this phase.
7. Sidewalk and other improvements for proposed Lots 6 and 7 shall be provided at
the time of platting and Development Stage PUD for those parcels.
8. The full private street, sidewalk, and utility development serving Lots 1 and 2 of
the subject phases, as well as all parcels abutting Chelsea Road, shall be
developed and constructed as a part of Phase 1 improvements.
9. Public improvements, including any of those in the Chelsea Road or Fenning
Avenue rights of way, shall be developed and constructed as a part of Phase 1
improvements.
10. As a part of Final PUD approval, an amended preliminary plan set shall be
developed illustrating conceptual locations for site amenities, including seating,
walking, and rest areas for patrons of the project which shall be subject to
ongoing review and refinement as future phases are developed, with timing of
construction to be determined.
11. An amended plan set showing additional screening or visual enhancement shall
be provided as a part of any Final Stage PUD application for the outdoor patio
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2024-07
area proposed for Lot 1, Block 1, particularly in those areas facing Fenning
Avenue.
12. Execution and recording of a legal document providing for the shared access, use
and maintenance of the private road and site signage within the planned unit
development, subject to the comments of the City Attorney.
13. Execution and recording of a legal document providing for the shared parking
between Lots 1 and 2. Block 1 of the plat, subject to the comments of the City
Attorney.
14. Execution of a stormwater maintenance agreement providing for common and
shared use of the proposed stormwater maintenance facilities, including those
public easements required by the City Engineer.
15. Execution and recording of a development governing the plat in accordance with
the standard requirements of the City Ordinance and the additional
requirements noted in the report.
16. Compliance with the terms and comments of the City's Engineering staff letter
and plan sheet review and traffic memo review comments dated January 29,
2024.
17. Compliance with the comments of the Wright County Highway Engineer's
Department and the comments of MnDOT.
18. Comments and recommendations of other Staff and Planning Commission.
ADOPTED this 6t" day of February, 2024 by the Planning Commission of the City of Monticello,
Minnesota.
MONTICELLO PLANNING COMMISSION
By:
Andrew 2rllr�,
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2024-07
ATTEST:
Angela Sch m n , ommunity Development Director