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Planning Commission Resolution 2014-077 (2)CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. 2014-077 RECOMMENDING APPROVAL OF REZONING (FROM B -4 REGIONAL BUSINESS DISTRICT TO R -4 MEDIUM -HIGH DENSITY RESIDENCE DISTRICT), PRELIMINARY/FINAL PLAT, CONDITIONAL USE PERMIT, VARIANCE AND SITE PLAN FOR A PHASED, MULTI - FAMILY HOUSING DEVELOPMENT WHEREAS, IRET Properties has submitted an application for approval of the rezoning of a parcel of land from B -4 Regional Business District to R -4 Medium -High Density Residence District; and WHEREAS, in addition to the request for rezoning approval, the applicant has also requested approval of a preliminary /final plat, a conditional use permit (to allow multi - family housing in an R -4 District), a variance (from minimum dwelling unit size requirement of the R -4 District) and site and building plans for a phased, 202 unit, multi - family housing development; and WHEREAS, the Monticello Comprehensive Plan has been recently amended to change the land use designation of this parcel from Places to Work to Places to Live based on a determination of the site's suitability for residential development; 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, the proposed 202 -unit phased multi - family apartment community with conditions and the approval of the dwelling unit variance meets applicable performance standards of the City's Zoning Ordinance and specifically those provisions of the City's R -4 zoning district; and WHEREAS, the Planning Commission held a public hearing on August 5, 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: CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. 2014-077 1. The proposed R -4 zoning designation is consistent with the "Places to Live" land use designation assigned to the subject property within the City Comprehensive Plan. 2. With conditions, the preliminary /final plat meets all applicable requirements of the City's Subdivision. Ordinance. 3. With conditions, the proposal satisfies all conditional use permit evaluation criteria as established within the City's Zoning Ordinance. 4. Practical difficulties exist which justify the approval of the requested variance from the minimum dwelling unit size requirement imposed in the R -4 District. 5. Except as otherwise allowed via variance and with conditions, all applicable requirements performance standards of the City's Zoning Ordinance will be satisfied. NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of Monticello, Minnesota hereby approves the variance to minimum dwelling unit square footage, based on the following findings, and that such findings establish that the use is a reasonable one for the property and the neighborhood, and that practical difficulties exist in putting the property to this use without the variance. 1. the development as a whole includes dwelling unit sizes which average nearly 990 square feet per unit; 2. that the facility is located adjacent to an interstate freeway and two collector roadways that support some smaller dwelling unit sizes; 3. that the property is developed in such a way as to encourage a mix of unit sizes consistent with the intent of the Monticello Comprehensive Plan; BE IT FURTHER RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that approval be subject to the following conditions: Variance (from minimum dwelling unit size requirement of the R -4 District) 1. The City approve the requested rezoning, preliminary /final plat and conditional use permit. 2. The average dwelling unit size (in Phases 1 and 2) shall not be less than 900 square feet. 3. In no case shall any one bedroom dwelling unit be less than 600 square feet in size. General Site Plan The City approve the requested rezoning, preliminary /final plat, conditional use permit and variance. Pa CITE' OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. 2014-077 2. A phasing plan be provided which provides a plan illustrating Phase 1 site improvements. Such improvements shall include, but may not be limited to, building footprints, amenities, surface parking/drive lanes and grading. 3. The number of uncovered parking stalls upon the site be reduced from 223 stalls to 222 stalls. 4. The Applicant considers amending the landscape plan to illustrate plantings around proposed courtyard amenities. 5. The City Engineer provide comment and recommendation regarding the placement of trees (Sugar Maple and Mountain Ash) within the 20 foot drainage and utility easement which borders the subject site's north property line. 6. The applicant provide details related to proposed courtyard amenities including, but not limited to, fence details, sidewalks, landscaping and the timing of such improvements. 7. The detached garage buildings be finished steel siding, similar to that used on the principal structure. 8. The applicant provide details related to waste storage /removal and loading activities, subject to City approval. 9. The setback of the proposed monument sign from Meadow Oak Avenue be increased to 15 feet (to satisfy the minimum setback requirement of the Ordinance). 10. The monument sign plan be modified to include a measurable scale (to determine sign area). 11. All signs erected upon the subject site shall be subject to sign permit. 12. The submitted grading and utility plans shall be subject to review comment by the City Engineer. BE IT FURTHER RESOLVED, that the Planning Commission of the City of Monticello, Minnesota recommends that the Monticello City Council approve the following: 1. Pursuant to Minn. Stat. 462.357, the application for rezoning of a parcel of land from B -4 (Regional Business District) to R -4 (Medium -High Density Residence District) for a phased, multi- farnily housing development (Monticello Commerce Center Eighth Addition) BE IT FURTHER RESOLVED, that the Planning Commission of the City of Monticello, Minnesota recommends that the Monticello City Council approve the following: 1. Pursuant to Minn. Stat. 462.357, the application for Preliminary Plat and Final Plat for a phased, multi - family housing development (Monticello Commerce Center Eighth Addition) BE IT FURTHER RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that approval be subject to the following conditions: 3 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. 2014-077 Preliminary/Final Plat (Monticello Commerce Center Eighth Addition) 1. The City approve the requested rezoning. 2. Easement related issues, as well as right -of -way dedication requirements, shall be subject to comment and recorrunendation by the City Engineer. 3. Submission of all plat drawings updated with the revised survey information. 4. Park dedication requirements shall be subject to review and recommendation by the Parks Commission. 5. The applicant enters into a development agreement securing the terms of plat and CUP approval. BE IT FURTHER RESOLVED, that the Planning Commission of the City of Monticello recommends that the Monticello City Council approve the following: 1. Pursuant to Minn. Stat. 462.357, the application for Conditional Use Permit for a phased, multi - family housing development (Monticello Commerce Center Eighth Addition) BE IT FURTHER RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that approval be subject to the following conditions: Conditional Use Permit (to allow multi- family housing in an R -4 District) 1. The City approve the requested rezoning and preliminary /final plat. 2. The westerly access is relocated to avoid conflicts with the church property access to the south, as directed by the City Engineer. 3. The easterly access point includes restriping in the street to properly configure the transition between road width along Meadow Oak Avenue. 4. The central access point is reviewed to ensure adequate site lines for traffic exiting the project, including possible amendments to the landscaping plan if necessary. 5. The landscaping plan is modified to specify topsoil spread over the proposed lawn. areas. 6. All landscape areas are irrigated. 7. All other applicable use standards, as identified as part of site plan review, shall be satisfied. 8. The applicant enters into a development agreement securing terms of plat and CUP approval. 4 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. 2014-77 ADOPTED this 5th day of August 2014, by the Planning Commission of the City of Monticello, Minnesota.