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.
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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:
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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.
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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.