Planning Commission Resolution 2014-048CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. 2014-048
Motion By: Gabler Seconded By: Heidemann
A RESOLUTION RECOMMENDING APPROVAL OF THE PRELIMINARY PLAT
FOR CEDAR STREET ADDITION AND CONDITIONAL USE PERMIT FOR CROSS
PARKING /ACCESS BETWEEN TWO ADJOINING BUSINESS PARCELS IN A B -3
HIGHWAY BUSINESS DISTRICT
WHEREAS, Oppidan Inc., on behalf of Goodwill Easter Seals of Minnesota has submitted an
application for preliminary and final plat approval and a conditional use permit for cross access/
parking between adjoining business properties; and
WHEREAS, the preliminary and final plat will meet design standards and other provisions
outlined in Title XI, the Monticello Subdivision Ordinance subject to conditions enumerated
below; and
WHEREAS, Retail Commercial Uses are permitted in the B -3 Highway Business District, the
underlying zoning of the parcel; and
WHEREAS, Chapter 4, Section 4.8, Subsection G.(2)(iv.) provides for cross access /parking
between adjoining business properties and the proposal meets the criteria outlined in the city
code to provide for such use subject to the conditions enumerated below; and
WHEREAS, the Planning Commission held a public hearing on May 6, 2014 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 preliminary and final plat creates a parcel suitable for commercial development in a
B -3 Highway Business district in accordance with Title IX, Monticello Subdivision
Ordinance.
2. The proposed use of the site for Retail Commercial Uses is a permitted use in the B -3
Highway Business Zoning District.
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. 2014-048
3. The zoning ordinance provides for cross access /parking between adjoining business
properties and such an arrangement in this location will reduce the number of access
drives on Cedar Street enhancing traffic safety and facilitate vehicular circulation on the
commercial properties.
4. Cross access /parking at this location meets all required conditional use permit evaluation
criteria as outlined in Section 2.4(D)(4)(a) such that:
a. The proposed use is consistent with the existing and future land uses in the area
and will not diminish property values or be detrimental to the health, safety and
welfare of persons in the area.
b. The proposed use is consistent with the improvements and requirements for such
uses in the applicable zoning district and sufficient infrastructure exists or is
proposed to accommodate the use such as utilities and parking and loading
facilities.
c. The proposed use can reasonably occupy the subject property without negative
impacts on surround properties or public facilities.
5. The cross access /parking proposal is subject to additional conditions as outlined in
Chapter 4, Section 4.8, Subsection G.(2)(iv.) and shall meet those conditions as
enumerated below.
NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of
Monticello, Minnesota:
The Planning Commission recommends that the City Council approve the preliminary plat for
the development of a Goodwill retail facility and Conditional Use Permit for cross
access /parking between adjoining business properties, subject to the following conditions:
1. The final plat must show required drainage and utility easements around the perimeter of
the parcel and such easements shall be dedicated to the city.
2. Encroachment agreements must be filed with the city for all areas where drive aisles
encroach on drainage and utility easements.
3. The final plat shall include the platting of the full right -of -way for Cedar Street.
4. The final plat shall include an easement through Outlot A for Dundas Road.
5. A sidewalk connection must be installed between the northeast drive access and north
property line.
6. A trail connection must be provided from the parking lot to the trail along Highway 25.
7. Additional landscaping must be provided at the southeast corner of the property to ensure
sufficient screening of the loading area.
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CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. 2014-048
8. All landscaped areas must be irrigated.
9. The northeast driveway must be realigned per engineer's requirements; if parking spaces
are removed as a result, a proof of parking area should be designated on the site.
10. The applicant must obtain approval from easement holders for all proposed tree and
shrub plantings in easement areas.
11. Vehicular use areas on the parcel to the north must meet all required setbacks and
landscaping requirements at such time that development is proposed.
12. Future curb cut access locations between the parcel in question and the adjoining
property to the north shall be subject to review and approval by the city.
13. The proposed utility, grading, drainage, and erosion control plans are subject to review
and comment by the City Engineer. The applicant shall comply with all
recommendations of the City Engineer as provided in the comment letter dated May 1 St,
2014.
14. A shared access and maintenance agreement shall be filed by the adjoining property
owners at such time that the parcel to the north is developed.
15. The applicant shall execute a development agreement covering the terms of the City's
Plat and CUP approval.
NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of
Monticello, Minnesota, approves the request based on the conditions provided in Exhibit Z of the
referenced staff planning report.
ADOPTED BY the Planning Commission of the City of Monticello, Minnesota this 6th day of May,
2014.
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