Planning Commission Agenda 06-07-2016 (Special Meeting PC-CC)
AGENDA
SPECIAL MEETING - MONTICELLO CITY COUNCIL & PLANNING COMMISSION
WORKSHOP
Tuesday, June 7th, 2016 - 5:00 p.m.
Mississippi Room, Monticello Community Center
Council Members: Mayor Brian Stumpf, Charlotte Gabler, Lloyd Hilgart, Tom Perrault,
Glen Posusta
Commissioners: Brad Fyle, Linda Buchmann, Sam Murdoff, John Falenschek,
Marc Simpson
Staff: Angela Schumann, Steve Grittman (NAC), John Rued
1. General Business
A. Call to Order
2. Regular Agenda
A. Consideration of a request for review of a Concept Stage Planned Unit
Development submittal for the Monticello High School campus area
Submittal by: Wold Architects & Engineers
3. Adjournment
JointCityCouncil/PlanningCommissionAgenda–6/07/16
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2A.ConsiderationofarequestforreviewofaConceptStagePlannedUnitDevelopment
submittalfortheMonticelloHighSchoolcampusarea.Submittalby:Wold
Architects&Engineers (NAC)
Property:Legal:Lengthylegal;providedintitlecommitment
PIDNos.155011000172,15550013302,155011000212
Address:5225SchoolBoulevard
PlanningCaseNumber:2016-029
A.REFERENCE&BACKGROUND
Request(s):ConceptsubmittalreviewforarezoningtoPlannedUnit
Developmenttoaccommodateimprovementstothe
MonticelloHighSchoolcampus,includingbuilding
additionsandathleticfielddevelopment.
DeadlineforDecision:NA
LandUseDesignation:PlacesforCommunity(ComprehensivePlan)
ZoningDesignation:(Existing):R-1,SingleFamilyResidential
Thepurposeofthe"R-1"singlefamilydistrictistoprovide
forlowdensity,singlefamily,detachedresidential
dwellingunitsanddirectlyrelatedcomplementaryuses.
(Proposed):ThepurposeofthePlannedUnitDevelopment
(PUD)zoningdistrictistoprovidegreaterflexibilityinthe
developmentofneighborhoodsandnon-residentialareasin
ordertomaximizepublicvaluesandachievemorecreative
developmentoutcomeswhileremainingeconomically
viableandmarketable
CurrentSiteUse:Schoolfacilities
SurroundingLandUses:
North:Industrial/Commercial
East:Church
South:LowDensityResidential/PublicPark
West:MixedResidential
JointCityCouncil/PlanningCommissionAgenda–6/07/16
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ProjectDescription:TheMonticelloSchoolDistrictisseekingtoundertakea
seriesofimprovementstoitspropertyandfacilitiesalong
SchoolBoulevard.Becausevariousschoolsaresharing
someoftheoutdoorspaces,theDistrictisseekingtoplat
thepropertyintoasingleparcelandoneoutlot(thebaseball
field),andprovidefacilitiesunderaPlannedUnit
Development.
Inaseparateapplication,thefirstphaseofthese
improvementsisanadditiontothegymspaceatthe
northeastcorneroftheHighSchoolwhichwillserveasa
gymnasticsfacility.Additionalimprovementswillbe
processedinoneormorefuturephases.Underthe
rezoningtoPUDcontemplatedwiththisapplication,no
conditionalusepermitisrequired;rathertheuseand
performancestandardsfortheusewillbeprescribedinthe
PUDordinance.
ANALYSIS
PUDConceptReviewCriteria.ThefirststageofthePUDprocessconsistsofan
informalConceptPlanreviewwhichisseparatefromtheformalPUDapplicationto
followtheConceptReviewstep.TheOrdinanceidentifiesthepurposeofPlannedUnit
Developmentasfollows:
(1)PurposeandIntent
ThepurposeofthePlannedUnitDevelopment(PUD)zoningdistrictisto
providegreaterflexibilityinthedevelopmentofneighborhoodsandnon-
residentialareasinordertomaximizepublicvaluesandachievemore
creativedevelopmentoutcomeswhileremainingeconomicallyviableand
marketable.Thisisachievedbyundertakingaprocessthatresultsina
developmentoutcomeexceedingthatwhichistypicallyachievable
throughtheconventionalzoningdistrict.TheCityreservestherightto
denythePUDrezoninganddirectthedevelopertore-applyunderthe
standardapplicablezoningdistrict.
PUDConceptreviewsaretoproceedasfollows:
(a)PUDConceptProposal
PriortosubmittingformaldevelopmentstagePUD,preliminaryplat(as
applicable)andrezoningapplicationsfortheproposeddevelopment,the
applicantmay,atitsoption,prepareaninformalconceptplanandpresent
JointCityCouncil/PlanningCommissionAgenda–6/07/16
3
ittothePlanningCommissionandCityCouncilataconcurrentwork
session,asscheduledbytheCommunityDevelopmentDepartment.The
purposeoftheConceptProposalisto:
Providepreliminaryfeedbackontheconceptplanincollaboration
betweentheapplicant,generalpublic,PlanningCommission,andCity
Council;
ProvideaforumforpubliccommentonthePUDpriortoa
requirementforextensiveengineeringandotherplans;
Provideaforumtoidentifypotentialissuesandbenefitsofthe
proposalwhichcanbeaddressedatsucceedingstagesofPUDdesignand
review.
TheintentofConceptProposalreviewistoconsiderthegeneralacceptabilityofthe
proposedlanduse,andidentifypotentialissuesthatmayguidetheCity’slater
considerationofafullPUDapplication.TheConceptProposalreviewincludesnoticeto
areapropertyowners,butisnotapublichearing.TheCityCouncilandPlanning
Commissionmeetinjointsessiontoprovidefeedbacktothedeveloper,andmayinclude
anopportunityforinformalpubliccommentastheydeemappropriate.
ForthepurposesofthisPUD,thereareaseriesofproposedimprovementsthatwould
occurtotheproperty.ThesiteiscurrentlyoccupiedbytheLittleMountainElementary
School,theMonticelloHighSchool,andtheEastviewElementarySchool.Eachbuilding
hasassociatedparkingfacilities,andtheopenspacesthatencompassthebulkofthe
approximately118acrepropertyprovideavarietyofformalandinformalathleticfields.
Theproposedimprovementsincludethefollowing:
1.9,000squarefootadditiontotheHighSchoolGymnasium(PhaseI)
2.ClassroomAdditiontoEastviewElementarySchool(PhaseII)
3.HighSchoolAthleticField/Stadiumproject(PhaseIII)
Thefirstphaseproject(HighSchoolgymnasium)isbeingprocessedforaDevelopment
andFinalStagePUDreviewconcurrentwiththeConceptPlanconsideration.Asnoted
inthatstaffreport,thefacilityisnotexpectedtoimpactothersiteimprovements,andwill
beservedbyexistingparkingandaccessareas.
TheEastviewclassroomadditionisproposedtobeaddedtothenorthsideoftheexisting
building.Theapplicantshavesuggestedthatsomechangeswillbemadetothesite
circulationtoaccommodatestudentdrop-offandpick-up,butnochangesareplannedto
thesizeorextentoftheparkingareas.TheCityengineerhascommentedonsomeofthe
sitecirculationimpactsandpotentialchangestoaccesstoSchoolBoulevardthatshould
accompanyPhaseIIconsideration.
JointCityCouncil/PlanningCommissionAgenda–6/07/16
4
PhaseIIIincludestwoprimarycomponents.ThefirstisanewFootball,Soccer,and
LacrosseStadiumfacilityalongthenorthboundaryoftheproperty,generallybetween
theLittleMountainSchoolandthewestHighSchoolparkinglot.Thefacilitywouldbe
servedprimarilybytheexistingparkingareasadjacenttotheHighSchool,although
overflowcouldoccuronotherparkingareasofthecampussite.TheStadiumfacilityis
plannedtoincludeacapacityofapproximately2,500seats,andwillincorporatenew
teamroomandconcession/restroomfacilities.Thisstadiumwillincludeafenced
enclosure,andathleticfieldlighting.
SouthoftheStadium,closertoSchoolBoulevard,wouldbealocationforanewathletic
fieldandtrackfacility,witha500seatbleacherimprovement.Theapplicantsdonot
proposetolightthisfacility.Asaresultoftheseimprovements,someexistingpractice
andopenfieldfacilitieswillberelocatedonthesite.
Theintroductionofcompetitionfieldsforfootball,soccer,lacrosse,andtrackwill
increasetrafficonandaroundthesiteduringmajorevents.Theapplicantsproposedto
utilizeexistingparkingareastoservethepeakeventtimes.Thatanalysiswillbemadeas
apartoftheDevelopmentStagePUDconsiderationsforeachphase.
Forthisproject,themostprominentissues,inadditiontotheincreasedeventuse,would
likelyincludelightingimpactsfromtheStadiumfacility,siteimprovementsrelatedtothe
changeinuse,introductionofpublicusesonthesite,andbuildingmaterialsforthenew
buildings(teambuildingandconcession/restroombuilding).TheCityshouldbeclear
aboutanyexpectationsforthese,andanyother,issuestodirecttheapplicantinitspursuit
offutureDevelopmentStagePUDapprovals.
Asnotedabove,PUDistobeconsideredwhentheprojectmeetsthegenerallanduse
goalsforanareainawaythatexceedsthestandardzoningapproach.Enhancementsto
thebuildingand/orsite,aswellastheoff-siteimpactswouldbetypical.
TheresultoftheConceptPlanmeetingisthedevelopmentofapolicyguidestatement
thatidentifiesthegoalsandelementsofthePUDthatthePlanningcommissionandCity
CouncilwillexpecttoseeinthesubsequentDevelopmentStagePUDapplication,which
includesallofthebuilding,site,andcivilengineeringdetail.Itshouldgiveboththe
applicantsandtheCityarelativelyclearsetofguidelinesbywhichtheDevelopment
Stageapplicationwillbejudged.
B.ALTERNATIVEACTIONS
NoofficialactionistakenattheConceptReview.Asnotedabove,thePlanning
CommissionandCityCouncilshouldprovidefeedbacktothedeveloperthatwillhelp
guidetheirformalPUDapplication.
JointCityCouncil/PlanningCommissionAgenda–6/07/16
5
C.STAFFRECOMMNDATION
NoformalstaffrecommendationismadeontheConceptProposal.
D.SUPPORTINGDATA
A.AerialSiteImage
B.ApplicantNarrative
C.ConceptPUDPlanSubmittal
D.CityEngineer’sLetter,datedJune1,2016
E.MonticelloLandUsePlan
Mon ticello High Scho ol R equ est, 5225 Sch oo l B ou levard
Created by: City of M onticello
728 ft
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5/5/2016 4:55:31 PM
INDEPENDENT SCHOOL DISTRICT #882
MONTICELLO HIGH SCHOOL GYMNASTICS
GYM ADDITION
May 9, 2016
Comm No: 152245
PUD CONCEPT
NARRATIVE (1 of 2)S:\ISD882\152245 - High School (PH I)\02_ARCH\Revit\152245_Central.rvt
Planned Unit Development - Concept ProposalPlanned Unit Development - Concept ProposalPlanned Unit Development - Concept ProposalPlanned Unit Development - Concept Proposal
IntroductionIntroductionIntroductionIntroduction
This Planned Unit Development application is part of a series of applications to the City of Monticello related to
additions and site improvements for Monticello Public Schools. This Planned Unit Development is for the area
currently occupied by Little Mountain Elementary School, Monticello High School, Eastview Family Center, and their
corresponding activity fields. The PUD is triggered by re-platting the four existing parcels into one main lot and one
outlot, where the main lot would be occupied by all three existing schools. Three projects are planned within this lot: a
gymnastics gym addition to Monticello High School, a stadium and running track with related team room and ticketing
buildings at Monticello High School, and a classroom wing addition to Eastview Elementary School. This PUD
Concept Proposal application is being submitted concurrently with a Conditional Use Permit, Site Plan Review,
Preliminary Plat and Final Plat for the High School gymnastics gym addition. A Conditional Use Permit and Site Plan
Review application will be submitted for the Eastview classroom wing addition in August. A Conditional Use Permit
and Site Plan Review application for the High School Stadium and Track will also by submitted in August. The PUD
applications will be phased so that the final PUD application will be submitted in August as well. Please see below for
additional information required by the PUD Concept Proposal Checklist.
Contact InformationContact InformationContact InformationContact Information
Owner - Owner - Owner - Owner - Monticello Public Schools - 302 Washington St Monticello, MN 55362
Tina Burkholder - (763) 272-2000
Owner’s Representative - Owner’s Representative - Owner’s Representative - Owner’s Representative - ICS Consulting, Inc - 3890 Pheasant Ridge Dr NE, Ste 180 Blaine, NN 55449
Kyle Walter - (763) 354-2670
Architect - Architect - Architect - Architect - Wold Architects and Engineers - 332 Minnesota St, Ste W2000 St. Paul, MN 55101
Eric Linner - (651) 227-7773
Engineer - Engineer - Engineer - Engineer - Anderson Johnson Associates, Inc - 7575 Golden Valley Rd, Ste 200 Minneapolis, MN 55427
Laura Detzler - (763) 544-7129
Surveyor - Surveyor - Surveyor - Surveyor - Sunde Land Surveying - 9001 East Bloomington Fwy, Ste 118 Bloomington, MN 55420
(952) 888-9526
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INDEPENDENT SCHOOL DISTRICT #882
MONTICELLO HIGH SCHOOL GYMNASTICS
GYM ADDITION
May 9, 2016
Comm No: 152245
PUD CONCEPT
NARRATIVE (2 of 2)S:\ISD882\152245 - High School (PH I)\02_ARCH\Revit\152245_Central.rvt
1.Site Data
a.Address
i.Little Mountain Elementary School – 9350 Fallon Ave, Monticello MN 55362
ii.Monticello High School – 5225 School Blvd, Monticello MN 55362
iii.Eastview Elementary School – 9375 Fenning Ave NE, Monticello MN 55362
b.Current Zoning
i.Parcel ID 155011000172 = R-1
ii.Parcel ID 155500133302 = R-1
iii.Parcel ID 155011000212 = R-1
iv.Parcel ID 155011000172 = R-1
c.Parcel Size (acres and square feet): Proposed Lot 1 = 4,792,566 sq. ft. or 110.022 acres.
Proposed Outlot A = 372,501 sq. ft. or 8.551 acres. (Also see plat documents)
d.Current Legal Descriptions: See Title Commitment document.
2.The proposed objective for this Planned Unit Development allow the existing Little Mountain Elementary
School, Monticello High School, and Eastview Family Center to occupy one proposed main lot after re-
platting the four existing parcels into one main lot and one outlot. The three schools share existing and
proposed athletic fields, so identifying the land as one lot main lot and one outlot will eliminate any
confusion caused by the existing four parcels.
3.The existing land uses are places for community.
4.For the proposed site, the existing land use by the schools and related activity fields will remain the
same.
5.The conceptual development schedule is as follows:
a.High School Gymnastics Addition – construction proposed for August 2016 – January 2017.
b.High School Stadium for Football/Soccer/Lacrosse, Track with Sand/Peat Field, Team Room
Building, and Ticket/Toilet/Concessions Building – construction proposed for September 2016
– August 2017.
c.Eastview Family Center Classroom Addition – construction proposed for October 2016 – March
2017.
Additional InformationAdditional InformationAdditional InformationAdditional Information
Planned Unit Development - Concept ProposalPlanned Unit Development - Concept ProposalPlanned Unit Development - Concept ProposalPlanned Unit Development - Concept Proposal
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CONCEPT PLAN NOTESCONCEPT PLAN NOTESCONCEPT PLAN NOTESCONCEPT PLAN NOTES GROSS LAND AREA: 5,410,049 SQUARE FEET OR 124.198 ACRES EXISTING ZONING DISTRICTS: EXISTING ZONING DISTRICT IS R-1 FOR ALL FOUR EXISTING PARCELS (155011000172,155500133302, 155011000212, 155011000172)PROPOSED LOTS AND PROPOSED USES: SEE PRELIMINARY AND FINAL PLAT FOR PROPOSED LOTS. EXISTING USE FOR SCHOOLS AND RELATED ACTIVITY FIELDS WILL REMAIN THE SAME.AREA CALCULATION FOR EACH PARCEL:PROPOSED LOT 1 = 4,792,566 SQ. FT. OR 10.022 ACRES.PROPOSED OUTLOT A = 372,501 SQ. FT. OR 8.551 ACRES.WETLANDS & WATERCOURSES: THERE ARE NO EXISTING OR NEW WETLANDS OR WATERCOURSES.STREETS: SEE SURVEY FOR EXISTING STREETS. NO NEW STREETS ARE PROPOSED.SIDWALKS AND TRAILS: SEE SURVEY FOR EXISTING SIDEWALKS AND TRAILS. SEE CONCEPT PLAN AND CIVIL PLANS FOR NEW SIDEWALK PROPOSED AROUND THE HIGH SCHOOL GYM ADDITION.PARKING: SEE SURVEY FOR EXISTING PARKING. NO NEW PARKING IS PROPOSED.PARKS/COMMON AREAS/ PRESERVATION EASTMENTS: NO NEW PARKS, COMMON AREAS, OR PRESERVATION EASEMENTS ARE PROPOSED.WOODED AREAS & SIGNIFICANT FEATURES: THERE ARE NO EXISTING WOODED AREAS OR SIGNIFICANT FEATURES.UTILITY SYSTEMS: SEE SURVEY FOR EXISTING UTILITY SYSTEMS THAT SERVE THE PROPERTY.A0.01
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K:\02596-250\Admin\Docs\LTR-a-schumann- School PUD 060106.docx
June 1, 2016
Ms. Angela Schumann
Community Development Director
City of Monticello
505 Walnut Street, Suite 1
Monticello, MN 55362
Re: Monticello School District PUD- Concept Plan, Preliminary and Final Plat Plan Review
Little Mountain Elementary, Monticello High School and Eastview Family Center
City Project No. ZZMISD
WSB Project No. 02596-250
Dear Ms. Schumann:
We have reviewed the PUD concept proposal as prepared by Wold Architects and Engineers
dated May 9, 2019 and the preliminary and final plat dated April 11, 2016, as prepared by Sunde
Land Surveying, and offer the following comments.
PUD Concept
1. The existing easterly full access from School Boulevard for Eastview Family Center is in
close proximity to the intersection at CSAH 18, creating potential vehicles conflicts.
Given the proposed use and circulation pattern for Eastview Family Center, this access
should be modified to a right-out only. The applicant has indicated that the access from
CSAH 18 will be used as the main entrance to the site for drop offs. Drivers will exit to
CSAH 18 or School Boulevard, therefore a right-out only at School Boulevard is feasible.
2. The applicant shall provide a plan for how traffic will be managed on School Boulevard
and Chelsea Road during events at the proposed stadium and track field.
Preliminary and Final Plat
3. The plat dedicates a 40-foot wide right of way along Fallon Avenue from centerline.
This appears to be adequate for future widening and pathway facilities along the
roadway.
4. Re-submit the full size preliminary plat sheet showing the existing public utilities within
existing documented easements for review. It does not appear that the existing storm
sewer that extends west of the High School is aligned within the existing easement.
June 1, 2016
Page 2
K:\02596-250\Admin\Docs\LTR-a-schumann- School PUD 060106.docx
5. Please have the applicant explain why a 10-foot wide drainage and utility easement being
proposed in certain segments along the north property line of Lot 1, Block 1? A 6-foot
wide easement is the standard width along interior lot lines.
6. According the survey, a segment of the existing pathway along School Boulevard
adjacent the Eastview Family Center, is located outside of the right of way. A pathway
easement shall be provided to the City for this pathway segment.
7. The final plat should include one overall sheet for the entire plat area.
Please give me a call at 763-271-3236 if you have any questions or comments regarding this
letter. Thank you.
Sincerely,
WSB & Associates, Inc.
Shibani K. Bisson, PE
City Engineer
cc: Steve Grittman, NAC
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June 9, 2014Data Source: MnDNR, Sherburne County, Wright County, and WSB & Associates. Land Use Plan
Amended by City Council Resolution 2014-062, June 9, 2014
Legend
Places to Live
Places to Shop
Places to Work
Places to Recreate
Places for Community
Downtown
Mixed Use
Interchange Planning Area
Urban Reserve
Infrastructure
Rivers and Streams
Public Waters Inventory
Wetlands (National & Public Waters Inventories)
Potential Greenway
Potential Interchange
Future Bridge
Existing Arterial or Collector Road
Proposed Arterial or Collector Road
Powerline
Monticello City Boundary
Orderly Annexation Area