Planning Commission Agenda - 02/02/2022 (Workshop Meeting)AGENDA
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
Wednesday, February 2nd, 2022 - 5:00 p.m.
Mississippi Room, Monticello Community Center
Commissioners: Paul Konsor, Andrew Tapper, Alison Zimpfer, Eric Hagen, Teri Lehner
Council Liaison: Charlotte Gabler
Staff: Angela Schumann, Hayden Stensgard and Ron Hackenmueller
1. General Business
A. Call to Order
2. 2022-2025 Planning Commission Workplan
3. Adjournment
Planning Commission Agenda: 02/02/22
Workshop – 2022-2025 Planning Commission Workplan (AS)
REFERENCE AND BACKGROUND
Each year, the Planning Commission is asked to adopt a workplan setting its direction for
the coming year. The workplan outlines activities of the Commission which lie beyond
its required review of land use applications.
Staff has prepared a draft 2022-2025 Workplan for discussion. The 2022 Workplan has
been updated from the January draft version based on the worksheet input provided by
Commissioners and the Council liaison.
The goals and objectives set in the annual workplan relate to implementing the
Comprehensive Plan and administering the Zoning and Subdivision Ordinances in
support of the Comprehensive Plan.
The workplan is broken into the Commission’s four primary areas of review and
authority – Organizational & Training, Comprehensive Plan, Zoning Ordinance/Map, and
Subdivision Ordinance. The Commission’s role in supporting these tools, along with
others, is described in the Planning Commission Tools and Resources document
provided.
The workplan also identifies areas for research and staff updates. These topic areas
provide additional knowledge for decision-making. Items for which Commissioners or
the Council liaison have requested additional information are listed in the Research &
City Department Updates table.
The 2021 Workplan status update is also provided for reference.
Given the depth of the workplan proposed, similar to the 2021 Workplan, the document
is a multi-year workplan, rather than a single-year document.
Staff and Commission will use the workshop to discuss the draft workplan in more
detail, particularly the prioritization of the research and update topics and the 2022-
2023 ordinance codification process.
ALTERNATIVE ACTIONS
None at this time. The workshop will be a discussion, with a final draft workplan
brought to the regular meeting for adoption.
SUPPORTING DATA
A. 2022-2025 Draft Workplan, with Appendix
B. Planning Commission Tools & Resources
C. Monticello 2040 Vision on a Page
D. Monticello 2040 Vision + Plan Chapter 9 - Implementation Chapter, excerpts
E. 2021-2025 Workplan w/Status Updates
1 | P a g e
The Monticello Planning Commission is established to advise the Mayor, Council and Community
Development Department in matters concerning planning and land use matters; to review and make
recommendations regarding the Monticello 2040 Vision + Plan, subdivision and zoning ordinances and other
planning rules and regulations; to establish planning rules and regulations; and to conduct public hearings.
Purpose Statement:
The Planning Commission will support efforts to implement the Monticello 2040 Vision + Plan. The Planning
Commission will work collaboratively with the City Council, other City boards and commissions, and
community stakeholders in its work to achieve the Plan and the strategic goals of the city.
Organizational & Training Activities:
• Continue to support regional planning as identified by the Monticello 2040 Vision + Plan.
o Implementation Chapter, Land Use, Growth & Orderly Annexation
Strategy 1.10.1 - Consider the outcomes of regional planning initiatives and participate in
processes resulting from the efforts of the Central Mississippi River Regional Planning
Partnership.
• Consistent with Policy 1.2 for Agency Coordination, monitor opportunity
for engagement in roadway and pathway connectivity planning across
jurisdictions.
• Initiate and/or facilitate organizational projects in support of the Monticello 2040 Vision + Plan.
o Implementation Chapter, Land Use, Growth & Orderly Annexation
Strategy 1.1.1 - Facilitate biannual meetings to serve as a “Development Forum” with
interested property owners, realtors, builders and developers to discuss long-term
planning, real estate market conditions.
Strategy 1.1.2 - Develop and publish a ‘Development Opportunity Map’ for use by the
public, property owners and development community that identifies vacant and
potential development opportunity sites, as well as pending and approved projects with
the City and MOAA.
Comprehensive Plan Activities:
• Support the implementation of the Monticello 2040 Vision + Plan through implementation of the
Goals, Policies and Strategies identified within the Plan.
o Review industrial land inventory and planning consistent with Monticello 2040 Land Use
policies for:
Monticello Planning Commission
2021-2025 Workplan
2022 UPDATE - DRAFT
2 | P a g e
1.1 (Land Use) and 8.1 (Economic Development) - Opportunity Areas
1.2 - Growth Management (Land Use)
5.1 - Land Supply and Employment Growth (Land Use)
2.1 Diverse Economic Sectors (Economic Development)
2.4 – Industrial and Business Site Analysis and Availability (Economic Development)
• Support the priority projects set by the City Council, including the small area planning for Chelsea
Commons (now The Pointes at Cedar) area and reinvestment in Block 52 in Downtown Monticello.
Zoning Ordinance/Map Activities:
• Complete the recodification of the Monticello Zoning Ordinance, including consideration of
amendments as recommended in the Goals, Policies and Strategies of the Implementation
Chapter of the Monticello 2040 Comprehensive Plan.
o Review and revise the zoning ordinance consistent with the 2022-2023 Zoning
Ordinance Strategy priorities set by the Planning Commission per Appendix A.
Noted priorities:
Review opportunities for larger lot development and other life-cycle housing
consistent with Monticello 2040 Policy 2.1 for Neighborhood Diversity and Life-
cycle Housing.
Review regulations for outdoor storage and open sales.
• Consider amendments to the Monticello Official Zoning Map in support of the Monticello 2040
Vision + Plan guided land use, including, but not limited to the following.
o Implementation Chapter, Land Use, Growth & Orderly Annexation
Strategy 2.7.1 - Amend the Zoning Map to be consistent with the Future Land Use Map
and identify areas where mixed-density residential uses are appropriate.
Subdivision Ordinance Activities:
• Complete a review and amendment of the Monticello Subdivision Ordinance, including
consideration of amendments as recommended in the Goals, Policies and Strategies of the
Implementation Chapter of the Monticello Comprehensive Plan as follows.
o Implementation Chapter, Land Use, Growth & Orderly Annexation
Strategy 2.5.1 - Implement measures to slow down or “calm” traffic on local streets
by using design techniques and measures to improve traffic safety, provide eyes on
the street, and enhance the quality of life in Monticello’s neighborhoods.
Strategy 3.8.2 - Require pedestrian and bike connections in new commercial
development.
Strategy 6.5.1 - Conduct regular review of parkland allocation and ensure sufficient
amount of land is designated for parks and recreation activities in the City as the
population increases.
3 | P a g e
Research & City Department Update Topics
As resources and time allow, the Planning Commission will consider research and information related to
the following topic areas.
Topic
Annexation Process
Transportation update
Overview of economic development initiatives for business retention and employment attraction
Status of municipal infrastructure
Tree preservation – Zoning ordinance section 4.2
Discuss next steps for East Bertram Planning Area and Northwest Planning Areas identified in Monti
2040
ATTACHMENT A
CHAPTER 3: LAND USE, GROWTH & ORDERLY ANNEXATION
Goal 1: Growth & Change
Policy 1.7: Zoning to Manage Growth
Strategy 1.7.1 - Use Floor Area Ratio (FAR) and building height standards in commercial, industrial, and mixed-
use areas to control the intensity of development. Use residential density standards (units/acre) in residential
Goal 2: Complete Neighborhoods
Policy 2.1: Neighborhood Diversity & Life-Cycle Housing
Strategy 2.1.1 - Adopt zoning regulations that allow for a wider diversity of housing types, identify character
defining features and encourage a center of focus for each neighborhood.
Strategy 2.1.2 - Encourage opportunities for residents to stay in Monticello, with additional options for estate
residential, senior living, and other life-cycle options.
Goal 3: Commercial Centers and Corridors
Policy 3.1: Connected Neighborhood Shopping Centers
Strategy 3.1.1 - Amend zoning to allow small, neighborhood serving shopping centers and commercial uses in
the Mixed Neighborhood (MN) land use designation. In the MN designation surrounding Downtown, these uses
would typically be very small up to 1,000 square feet, while other areas designated MN may have larger
neighborhoods which necessitate larger neighborhood centers.
Policy 3.5: Redevelopment & Adaptation of Commercial Corridors
Strategy 3.5.2 - Broaden permitted land uses in commercial centers to adapt to changing commercial demand
while activating these spaces. Consider educational, medical office or other compatible uses.
Policy 3.6: Commercial Building & Site Design
Strategy 3.6.2 - Review and consider amendments to the City’s commercial parking requirements based on
changes in shopping and consumer behavior. Encourage the use of shared parking in along corridors and
commercial centers, rather than independent parking lots on each commercial property. This can reduce the
total land area dedicated to parking, result in more efficient land uses, and create a more pedestrian-friendly
environment.
Policy 3.8: Commercial Uses & Public Health
Strategy 3.8.1 - Promote food access by amending zoning regulations to allow retail and service based food
uses in all commercial districts and some residential districts as appropriate. These uses may include food
stores, markets, community gardens and farmer’s markets.
Goal 5: Active Employment Centers
Policy 5.4: Employment Generating Land Use Design & Regulation
Strategy 5.4.1 - Utilize and maintain higher floor area ratio and building height allowances in certain industrial
areas for manufacturing and warehouses than for other building types, due to their unique function and space
requirements.
Strategy 5.4.3 - Continue to support quality site design for industrial uses as an investment in the community
and employment districts, including materials, landscaping and architecture.
Policy 5.6: Industrial Land Use Compatibility
Strategy 5.6.2 - Improve the visual quality and sustainability of industrial areas through requirements such as
screening of storage areas, landscaping, prompt elimination of trash and roadside debris, and ongoing
maintenance of buildings and properties.
Chapter 8 - Community Character, Design & The Arts
Goal 2: Site Design & Architecture
Policy 2.1 High Quality Design
Strategy 2.1.1 - Through zoning and PUD applications, encourage the location of infill new commercial,
residential, or mixed-use developments where appropriate and needed to provide definition to the street and
promote pedestrian activity.
Strategy 2.1.5 - Continue to evaluate the zoning ordinance for opportunities to enhance design through
landscaping, signage and building materials in all districts.
2021-2022 Monticello Planning Commission Workplan: Monticello 2040 Vision + Plan Zoning Strategies
Page 1
1 | Page
This guide provides an overview of the land use control tools used by the City of Monticello, along with the specific responsibility of the Planning Commission in
relationship to the control, and reference resources for more information.
Comprehensive Plan
The Comprehensive Plan is the city’s blueprint for growth and is the foundation upon
which development and land use decisions are based. It contains long term goals for the City’s growth and the implementation strategies to help the City achieve those goals. It is
the official adopted policy regarding the future location, character, and quality of physical development, and the conservation and enjoyment of the natural environment.
A Comprehensive Plan is also a guide to decision making. It provides the City a means for balancing social, economic and environmental benefits with the costs associated with
development. Most other City policies and regulations regarding growth and development are based on the Comprehensive Plan. All development-related ordinances
and regulations, such as the Zoning Ordinance and design guidelines, must be consistent with and implement the goals of the Comprehensive Plan.
From a more technical perspective, the Comprehensive Plan is used by the City Council, Planning Commission, other boards and Commissions, and City staff to inform and guide
policy decisions regarding land use, development and infrastructure improvements within the City. Developers, real estate professionals and property owners also use the
Comprehensive Plan as an informative document to understand the City’s vision and policies regarding land use and development.
See excerpt from the Monticello 2040 Plan:
Municipal Comprehensive Planning in Minnesota is enabled by Section 462.353 of the Minnesota State Statute. In this legislation, cities are granted the authority to prepare,
adopt and amend a comprehensive plan “for guiding the future development and
improvement of the municipality”. Cities are also provided authority to implement that
Plan via a zoning ordinance or “other official actions” specified in the statute.
Land Use Controls
Planning Commission Implementation Tools and Resources
2 | Page
The duty to prepare the comprehensive plan falls squarely on the Planning Commission with support from planning staff and consultants. Once a Plan is prepared, The City Council then has the authority to adopt the Plan. The Planning Commission also has the responsibility to periodically review the plan and provide amendments as necessary. The Statutes are not specific regarding the contents of the Plan, but the primary implementation tool is the zoning ordinance or other “official controls”. Land use decisions and capital improvements are required to be in conformance to the Comprehensive Plan.
State Law requires that the Comprehensive Plan contain guidelines for the timing and
sequence of the adoption of official controls necessary to ensure planned, orderly, and staged development and redevelopment consistent with the Land Use Chapter. Official
controls may include ordinances establishing zoning, subdivision controls, site plan regulations, sanitary codes, building codes and official maps.
Authority of the Commission:
The Planning Commission is responsible for holding public hearings on the adoption of and amendments to the Comprehensive Plan, and making formal recommendations to
the City Council regarding the adoption and amendments.
References:
Monticello 2040 Vision + Plan: https://www.ci.monticello.mn.us/monti2040
League of MN Cities Handbook: https://www.lmc.org/wp-
content/uploads/documents/Comprehensive-Planning-Land-Use-and-City-Owned-Land.pdf
Zoning Ordinance/Map
A zoning ordinance regulates the use of land within a municipality consistent with its Comprehensive Plan; it controls the ways in which the land can be developed and what
purposes the zoned land can serve. Monticello has adopted zoning regulations for the purpose of carrying out the goals, policies and strategies of the land use elements of the
Monticello Vision + Plan. Historically, zoning was also established for the specific purpose of protecting the public health, safety, and general welfare through the
establishment of regulations governing land development and use.
Monticello’s zoning ordinance cites these two specific purposes, as well as others; see excerpt from Chapter 1, Section 3(A):
(1) To implement the policies of the City’s Comprehensive Plan;
3 | Page
(2) To protect the public health, safety, and general welfare of the community and its
people through the establishment of regulations governing development and use;
(3) To promote orderly development and redevelopment;
(4) To protect the established use areas;
(5) To provide adequate light, air, and convenience of access to property;
(6) To prevent congestion in the public right-of-way;
(7) To prevent overcrowding of land and undue concentration of structures by regulating
land, buildings, yards, and allowed residential densities;
(8) To provide for compatibility of different land uses;
(9) To provide for administration and enforcement of this ordinance;
(10) To provide for amendments;
(11) To prescribe penalties for violation of such regulations; and
(12) To define powers and duties of the City staff, the Board of Adjustment and Appeals, the
Planning Commission, and the City Council in relation to the Zoning Ordinance.
In Minnesota, the authority to adopt zoning ordinances is established in the Municipal
Planning Act, found in Minnesota Statutes, 462.356. The Municipal Planning Act establishes a uniform and comprehensive procedure for adopting or amending and
implementing a zoning ordinance.
Zoning dictates what types of properties can exist or be developed within a particular area within a municipality. For example, some areas (districts) are zoned strictly for
single-family homes (while accommodating some exceptions such as religious buildings or parks), while certain mixed-used districts may allow for specific business and
residential uses to exist in the same area. Zoning considers the relationship and transitions between uses, such as residential, commercial and industrial. Zoning
ordinances also regulate development performance standards, such as maximum building height, minimum lot size, setbacks and building materials, etc.
Monticello also adopts an official zoning map. The zoning map illustrates the various
zoning districts enumerated within the zoning ordinance. The adoption of an official zoning map is referenced within the ordinance, Chapter 3, Section 1.
Authority of the Commission:
The Planning Commission is responsible for holding public hearings on the adoption of
and amendments to the zoning ordinance. The Commission makes formal
4 | Page
recommendations to the City Council regarding the adoption and amendment of zoning ordinances. The Planning Commission also holds hearings on conditional use permits
and variance requests as outlined within the zoning ordinance. The Commission acts as the Board of Adjustment and Appeals for variances and administrative appeals as
outlined by the zoning ordinance.
References:
Monticello Zoning Ordinance & Maps:
https://www.ci.monticello.mn.us/index.asp?SEC=6EAAF2C4-E5F1-46EE-8310-5E14734F8566&DE=AD42E810-5E1E-4664-AFFF-E111F00E42B9&Type=B_BASIC
League of MN Cities Handbook: https://www.lmc.org/wp-content/uploads/documents/Zoning-Guide-for-Cities.pdf
Subdivision Ordinance and Platting
A subdivision is a plan for a distinct area of land for the purpose of sale, rent, or building development.
Monticello’s subdivision ordinance specifies the standards of the city related to the layout and development of a given area, including lot number and configuration,
location of structures, public dedications and their standards (such as streets, easements, trails or parks), public and private utilities, and grading, drainage,
stormwater management and erosion control.
These subdivision plans are most often developed through a plat, in both preliminary
and final plat stages. In come cases, the subdivision ordinance allows for administrative subdivision processes such as lot combinations or lot line adjustments, without a plat
requirement. However, all subdivision must meet the subdivision ordinance standards and requirements.
As noted by the League of Minnesota Cities, “Subdivision regulations allow cities to ensure that a new development or redevelopment meets the standards of the city for a
safe, functional and enjoyable community. Importantly, subdivision regulations can help the city preserve and protect vital natural resources.”
Authority of the Commission:
The Planning Commission is responsible for holding public hearings on preliminary
plats, and making formal recommendations to the City Council regarding preliminary
5 | Page
plats. The Commission will also review and make recommendations regarding administrative subdivisions. The Commission is also responsible for holding public
hearings on amendments or variances to the subdivision ordinance.
References:
Monticello Subdivision Ordinance: https://codelibrary.amlegal.com/codes/monticellomn/latest/monticello_mn/0-0-0-
23559
League of MN Cities Handbook:
https://www.lmc.org/wpcontent/uploads/documents/Subdivision-Guide-for-Cities.pdf
Natural Resource Inventory & Assessment
Monticello has completed and adopted a Natural Resources Inventory & Assessment (NRI/A), which is recognized as a planning tool within the Monticello 2040 Vison + Plan.
An NRI/A identifies and describes the natural resources within a community, including wetlands, water courses, woodlands and open spaces. It provides the basis for land
conservation planning, allows natural resource information to be included in local planning and zoning, and provides communities with a strong foundation for informed
decision-making regarding its natural resources. In some cases, the document is an inventory only; in Monticello the inventory was supplemented by an assessment, which
provides greater detail on the quality of the resources and references for implementation strategy.
Monticello’s NRI/A identifies ecologically significant resources, such as high-quality
wetlands or undisturbed native plant communities, but also recognizes culturally
significant natural resources.
The NRI/A is used to evaluate development proposals, ranging from plat requests to
individual site planning. It is also used as a background in park and pathway planning considerations.
Authority of the Commission:
The adoption of the NRI/A does not require a public hearing. However, the Planning
Commission had the opportunity to review the document prior to adoption and references the document as part of plan review. The City Council adopts the NRI/A.
6 | Page
References:
Monticello NRI/A: https://www.ci.monticello.mn.us/index.asp?SEC=9AF55B49-F75F-
4603-BF18-B4B51AB330E3&Type=B_BASIC
Building, Fire & Property Maintenance Codes
The Minnesota State Building Code is the minimum construction standard required
throughout Minnesota, pending its adoption by a local jurisdiction. Monticello has
adopted the Minnesota State Building Code, with specific amendments. AS stated on
the Department of Labor and Industry website: “The State Building Code is intended to create a level playing field for the construction industry by establishing the
construction standard for all buildings in the state.” The Minnesota Fire Code and International Property Maintenance Code, with amendments specific to Monticello
have also been adopted with amendments by the City of Monticello. Taken together, these codes further the purpose of protecting health, safety and general welfare.
Authority of the Commission:
Although the Planning Commission has no direct authority over or responsibility for
these codes, which are reviewed and adopted by the City Council, they are noted here as additional tools used to regulate the development and use of land. The Building
Code is applied and enforced in Monticello by the Department of Building Safety & Code Enforcement. The Fire Code is jointly reviewed for compliance by the Department
of Building Safety & Fire Marshal. The Chief Building Official and Fire Marshal review land use applications with the intent of informing applicants of future building and code
requirements as part of the customer service process. The Department of Building
Safety and Code Enforcement also administers the International Property Maintenance
Code and public nuisance ordinances.
References:
Monticello Building Codes: https://codelibrary.amlegal.com/codes/monticellomn/latest/monticello_mn/0-0-0-23328
Monticello Fire Code: https://codelibrary.amlegal.com/codes/monticellomn/latest/monticello_mn/0-0-0-21371
Monticello Nuisance Code: https://codelibrary.amlegal.com/codes/monticellomn/latest/monticello_mn/0-0-0-20682
This first phase of the Comprehensive Plan
process, the Visioning phase, included a
community engagement process to identify
common values, growth aspirations and a vision
to inform the planning direction for the next
20 years. The vision, value statements and
preferred development scenario will serve as the
foundation for creating the new Comprehensive
Plan during the second phase of the planning
process. The Comprehensive Plan provides a set
of goals, policies and strategies for achieving
Monticello’s vision for the future.
PHASE ONE | JANUARY 2020
In 2040 the City of Monticello is an inclusive community focused around sustainable
growth while maintaining its small-town character. Monticello is a Mississippi River
town known for its schools, parks, biking and walking trails and vibrant downtown.
Monticello is an evolving, friendly and safe community that respects the quality of its
environment, fosters a sense of belonging and connection, encourages a healthy and
active lifestyle and supports innovation to promote a prosperous economy.
A balanced land use and transportation framework that provides options and connectivity.
A range of attainable housing options in terms of type, cost, and location.
A respected school and education system serving the community.
A healthy community focused on physical and mental health and wellness of its residents.
A safe, clean, and beautiful community
supported by caring and helpful residents.
A network of parks, open space and trail connections that provide recreation opportunities.
An inclusive community welcoming people of all ages, races, religions and ethnic backgrounds.
A diversified and strong local economy competitive at regional, state and national levels.
A vibrant downtown that embraces the River and provides a focal point for the community.
A thriving arts and culture scene that reflects the creativity of the community and supports a sense of place.
VISION STATEMENT
VALUE STATEMENTS
VISIT
CI.MONTICELLO.MN.US/MONTI2040
TO LEARN MORE!
PREFERRED SCENARIO
PRIORITY
GREENWAYSMIXED
RESIDENTIAL/COMMERCIAL
INDUSTRIALCOMMERCIAL
PLANNED DETACHED
RESIDENTIAL DEVELOPMENT INTERCHANGE
LEGEND:DETACHED
RESIDENTIAL
MIXED COMMERCIAL/
OFFICE/LIGHT INDUSTRIALATTACHED
RESIDENTIAL
RIVER
ACCESS
• Sustainability - Focus on sustainability, open space and wetland
preservation throughout City.
• Infill Development - New service commercial and light industrial infill.
• Conservation Neighborhoods - Single-family housing developed as
conservation subdivisions in a clustered fashion mitigating impacts to
sensitive areas.
• Industrial Expansion - Full build out and expansion of Otter Creek
Industrial Park and growth around future Interchange.
• Multi-Family Housing - New multi-family infill development near core
of downtown and other focus areas.
• New School - New elementary and middle school campus with
environmental focus.
• Downtown - Downtown plan implementation thriving with new
commercial, mixed-use and public realm improvements.
• Mississippi River - Focus on River with new access, connections and
riverfront trail.
• New Employment Center - New industrial business park developed
around new interchange with green technology, renewable energy,
manufacturing and other uses.
• Xcel Facility - The Xcel Monticello Nuclear Generating Plant is
licensed through 2030 and will seek relicensing to 2040.
• Annexation Area - Portions of the Orderly Annexation Area are
designated as an Urban Reserve for future development. Development
would likely include conservation single-family cluster subdivisions.
Note: The Preferred Scenario guidance and mapping provided in the Vision
Report will be further refined during the Comprehensive Plan process. This
map is not the City of Monticello’s final Land Use Plan. This map provides
initial guidance for the next phase of the project, the Comprehensive Plan,
and will be further detailed and refined.
The preferred development scenario is the result of community feedback on the four previous scenarios and the community’s vision.
The community envisions Monticello in 2040 as an environmentally and economically sustainable community that has experienced
strong, balanced growth.
A
B
C
D
E
F
G
H
I
J
K
PHASE ONE | JANUARY 2020
Development Assumptions
Key Preferred Scenario Aspects
URBAN
RESERVE
INCREMENTAL, SUSTAINABLE Growth Scenario
Downtown Focus
New School
Industrial and Employment
Conservation Neighborhoods
Retail and Commercial
Trails and Open Space
VISIT
CI.MONTICELLO.MN.US/MONTI2040
TO LEARN MORE!
0 1,300 2,600650
1 inch = 2,500 feet !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!
!
!!
!
!
!
!
!
!
!
!
!
!
!
!
!
!!!!
!
!
!
!!!!!!!
!
!
!
!
!
!!!!!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!!
!
!
!
!
!!!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!
!
!
!
!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!
!!!!!!!!!!!
!
!
!!!!
!
!
!
!
!!!!!
!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!
!
!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!
!
!!!!!
!
!
!
!
!
!
!
!
!
!
!
!
!!!!!!!!!!!!
!
!
!!
!
!
!
!
!!!
!
!
!
!!!!
!
!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!
!
!
!
!
!
!!!
!
!
!
!
!
!
!!!!!!!!!!!!!!!!!!!!!!!!!!!!!
!
!
!
!
!
!
!
!
!
!!!!!!!!!!NORTHSTARLINE BIG LAKE
25
68
131
43
14
10
SCHOOL BLVDSCHOOL BLVD
CHE
L
S
E
A
R
D
CHE
L
S
E
A
R
D
EDMONSON AVEEDMONSON AVEFENNING AVEFENNING AVEPINE STPINE STELM STELM STBRO
A
D
W
A
Y
S
T
BRO
A
D
W
A
Y
S
T 172ND ST NW172ND ST NW165TH AVE SE165TH AVE SELAKE ST SLAKE ST SJEFFERSON BLVDJEFFERSON BLVD
157TH ST SE157TH ST SE
LABEAUX AVE NELABEAUX AVE NECOU
N
T
Y
R
D
3
9
N
E
COU
N
T
Y
R
D
3
9
N
E
80TH ST NE80TH ST NE
JA
S
O
N
A
V
E
N
E
JA
S
O
N
A
V
E
N
E
9494
9494
COUNTY RD 37 NECOUNTY RD 37 NEBRIARWOOD AVEBRIARWOOD AVEBERTRAMCHAIN OFLAKES
BERTRAMCHAIN OFLAKES
85TH ST NE85TH ST NE
COUNTY RD 39 NECOUNTY RD 39 NE
COUNTY RD 37 NECOUNTY RD 37 NE
MI
S
S
I
S
S
I
P
P
I
R
I
V
E
R
MI
S
S
I
S
S
I
P
P
I
R
I
V
E
R
Downtown Mixed Use
10-18 Unit/Acre10-18 Unit/Acre
Service Commercial
and Light Industrial Infill
Regional Oriented Commercial
Multi-Family
10-18 Unit/Acre10-18 Unit/Acre
Medium and Small Lot Conservation Developments
4-10 Units/Acre4-10 Units/Acre Potential School Site withEnvironmental Focus
Medium and Small Lot Conservation Developments
4-10 Units/Acre4-10 Units/Acre
Otter Creek
Industrial Park
Commercial/Residential Mix (Neo Traditional) Development
Residential (South) Residential (South)
8-10 Units/Acre8-10 Units/Acre
A
B
CC
C
D
E
F
G
H
H
I
J
K
K
K
Technology, Renewable Energy,
Manufacturing &
Distribution Warehousing
MONTICELLO 2040 VISION + PLAN 185
CHAPTER 9: IMPLEMENTATION
185
194
IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION
GOAL POLICY STRATEGY ONGOING THEMESHORT-
TERM
LONG-
TERM
Growth and Change
Goal 1: A City that prioritizes
growth inward by concentrating
development activities within
the existing city boundaries
and grows or develops into the
Orderly Annexation Area only
when development is proposed
or planned contiguous to city
boundaries, sensitive open
space lands are protected and
thoughtfully incorporated into the
development pattern, and the land
is serviced by appropriate utility
and transportation systems.
Policy 1.1: Opportunity Areas
Guide new growth and development
to specific areas of the City
identified on the Future Land Use
Map. As described in the text below,
growth areas include “primary”
areas where development is
anticipated and encouraged and
“secondary” growth areas where
development may be longer-term
but still may happen prior to 2040,
and “tertiary” where development
is not expected prior to 2040.
Strategy 1.1.1 - Facilitate biannual meetings to
serve as a “Development Forum” with interested
property owners, realtors, builders and
developers to discuss long-term planning, real
estate market conditions, potential development
proposals and constraints.
Strategy 1.1.2 - Develop and publish a
‘Development Opportunity Map’ for use by
the public, property owners and development
community that identifies vacant and potential
development opportunity sites, as well as
pending and approved projects within the
City and MOAA.
Strategy 1.1.3 - Adopt necessary amendments
to the official zoning map consistent with the
Land Use Plan for those opportunity areas within
the city boundary.
MONTICELLO 2040 GROWTH AND CHANGE EXCERPT - CHAPTER 3
The Primary Growth areas include the Downtown, Otter Creek Business Park, the Chelsea Road corridor, the 7th Street Corridor, the 90th Street NE corridor, and other large vacant parcels within or contiguous to
the existing municipal boundary. Significant growth should occur within the City boundary prior to development in the MOAA. Although there may be exceptions to this policy when warranted by specific development
proposals, particularly in the East Bertram Planning Area.
The Secondary Growth areas include the designated Planning Areas, and properties in the MOAA designated a specific land use. This includes, but is not limited to, the Northwest and East Bertram Planning Areas,
residential development in the southern and eastern portions of Monticello, the CSAH 39 corridor and the Highway 25 corridor south of the City boundary.
The Development Reserve of the MOAA represents a rural Tertiary Growth area considered over a much longer development period. These areas are generally not contiguous to city boundaries and will require
utility, infrastructure and transportation studies prior to development. These areas, which are protected from development by MOAA land use controls, may have positive attributes attractive for development
proposals but also have the size and land area that warrant a longer term, phased development approach determined by the City’s progress in the primary and secondary growth areas, housing demand, economic
conditions and infrastructure spending.
Opportunities for growth and change also exist within established city neighborhoods but are more limited in scope. Change in established neighborhoods will be more incremental, with a gradual shift toward
design improvements, sustainability initiatives, amenities, and connectivity to improve the quality of life of Monticello residents.
IMPLEMENTATION
MONTICELLO 2040 VISION + PLAN 195
IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION
GOAL POLICY STRATEGY ONGOING THEMESHORT-
TERM
LONG-
TERM
Goal 1: Growth and Change Policy 1.2: Growth Management to Achieve Goal
Adopt and maintain growth
management tools which prioritize
development within the existing
city boundary first as the primary
growth area and then into the
Planning Areas and some adjacent
MOAA areas as a secondary option
and then into Development Reserve
of the MOAA as the last option.
There may be exceptions to this
when utilities and transportation
infrastructure is readily available.
Strategy 1.2.1 - Create growth management
tools and solutions such as development
incentives, zoning regulations, capital
investments, and other measures which
support focused development into the
primary growth areas.
Strategy 1.2.2 - Consider a more detailed
planning initiative for the Northwest and East
Bertram Study Areas to better define land use,
utility and transportation corridors and needs,
which can be incorporated into finance and
capital improvement plans.
Strategy 1.2.3 - Develop utility and
transportation solutions supporting the
development of “primary” growth areas
which best meet the city’s immediate
development goals, such as those for the
Chelsea/School Boulevard (CR) area, and
estate residential areas.
Goal 1: Growth and Change Policy 1.3: Balance Land Use with Transportation Choices
Ensure that land use decisions
consider the characteristics of the
transportation network, including
road capacity, the quality of the
streetscape, sidewalks, accessibility,
availability of public transportation
and other modes of travel.
Strategy 1.3.1 - Use the development review
process to evaluate and mitigate potential
impacts on traffic, parking, transportation safety,
accessibility, connectivity, and transit needs.
Strategy 1.3.2 - Require a preliminary
transportation plan, including conceptual
roadway network, with any development
proposed in the Northwest or East Bertram
Planning Areas.
Strategy 1.3.3 - Coordinate and participate
in regional land use planning activities,
particularly along State Highway 25, with
Wright County, Sherburne County, the Cities
of Buffalo, Big Lake and Becker, the Central
Mississippi River Regional Planning Partnership
and the School District.
MONTICELLO 2040 VISION + PLAN 199
IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION
GOAL POLICY STRATEGY ONGOING THEMESHORT-
TERM
LONG-
TERM
Complete Neighborhoods
Goal 2: A City that prioritizes
growth inward by concentrating
development activities within
the existing city boundaries
and grows or develops into the
Orderly Annexation Area only
when development is proposed
or planned contiguous to city
boundaries, sensitive open
space lands are protected and
thoughtfully incorporated into the
development pattern, and the land
is serviced by appropriate utility
and transportation systems.
Policy 2.1: Neighborhood Diversity & Life-Cycle Housing
Sustain a diverse array of
neighborhood character and
housing types throughout
Monticello. These will range from
estate residential to established
traditional neighborhoods, to
new planned subdivisions and
conservation development, and
neighborhoods oriented around
a center or activity generator.
The unique design elements that
define each neighborhood should
be protected and enhanced in the
future including its housing stock,
parks and public infrastructure.
Strategy 2.1.1 - Adopt zoning regulations
that allow for a wider diversity of housing
types, identify character defining features and
encourage a center of focus for
each neighborhood.
Strategy 2.1.2 - Encourage opportunities for
residents to stay in Monticello, with additional
options for estate residential, senior living, and
other life-cycle options.
Strategy 2.1.3 - Amend zoning regulations as
necessary to allow for small-lot single family
homes, neo-traditional housing styles, cottage
homes, accessory dwelling units (ADUs), and
mansion style condos.
Strategy 2.1.4 - Encourage housing options
which incorporate Universal Design to promote
equity in housing choice.
Strategy 2.1.5 - Consider allowing Accessory
Dwelling Units (ADUs).
MONTICELLO 2040 COMPLETE NEIGHBORHOODS EXCERPT - CHAPTER 3
Monticello’s neighborhoods help define the city’s form and sense of place. The city’s neighborhoods will continue to evolve in the years ahead. In areas where the basic development pattern is already established
continued reinvestment in the housing stock and infrastructure is encouraged with an emphasis on sustainable design in terms of private property improvement and investment, as well as capital improvements. In
the outlying areas of the city where the development pattern is still evolving, new neighborhoods will be safe, healthy, attractive with a diverse population and housing stock. The planning objective for all Monticello
residential areas is to make each neighborhood “complete” — with a variety of housing choices, proximity to neighborhood- scaled commercial services, community services, and neighborhood parks that serve as
an identifiable center and gathering place for its neighbors and future residents.
224
IMPLEMENTATION CHART: ECONOMIC DEVELOPMENT
GOAL POLICY STRATEGY ONGOING THEMESHORT-
TERM
LONG-
TERM
Tax Base Expansion
Goal 2: A stable and expanding
tax base that diversifies the
city’s economy and creates a
sustainable employment to
offset the eventual closure of
the Xcel Monticello Nuclear
Generating Plant.
Policy 2.1: Diverse Economic Sectors
Diversify economic sectors to
broaden the base of available
living wage employment in
the Community.
Strategy 2.1.1 - Capitalize on the proximity to
I-94 regional transportation facilities, available
land and educated and skilled work force to
create opportunities for job growth.
Strategy 2.1.2 - Inventory existing industry
clusters and strengthen those clusters
by attracting similar and complementary
businesses.
Strategy 2.1.3 - Work with existing business
clusters to expand the attraction of supply
chain companies.
Strategy 2.1.4 - Recognize changing land
use patterns for industrial parks, and other or
alternative uses such as co-working spaces.
Goal 2: Tax Base Expansion Policy 2.2: Business Toolbox
Maintain a business development
and job creation toolbox to assist
existing and future businesses.
Strategy 2.2.1 - Promote economic
development tools to the business community.
Strategy 2.2.2 - Develop criteria for a City tax
reimbursement and abatement program.
Strategy 2.2.3 - Identify and promote new and
existing state and federal programs to support
business development and attraction.
Strategy 2.2.4 - Prepare a complete
development site package for high-priority areas
including a map of available parcels.
Strategy 2.2.5 - Certify available industrial sites
as “shovel ready” to allow for faster turnaround
of development projects.
Strategy 2.2.6 - Maintain and update annually
property availability maps for commercial and
industrial parcels.
IMPLEMENTATION
MONTICELLO 2040 VISION + PLAN 225
IMPLEMENTATION CHART: ECONOMIC DEVELOPMENT
GOAL POLICY STRATEGY ONGOING THEMESHORT-
TERM
LONG-
TERM
Goal 2: Tax Base Expansion Policy 2.3: Local Partner Collaboration
Work collaboratively with partners
to foster the attraction of
new businesses.
Strategy 2.3.1 - Proactively support small
business start-up efforts through funding
and programs made available by the State
of Minnesota’s Department of Employment,
Initiative Foundation and Economic
Development (DEED) and Wright County
Economic Development Partnership.
Goal 2: Tax Base Expansion Policy 2.4: Industrial and Business Site Analysis and Availability
Identify, plan, and develop new
industrial/business park areas
to ensure site availability for
industrial projects as existing
areas fully develop.
Strategy 2.4.1 - Identify funding sources for
infrastructure and proactively engage
a variety of partners to help complete the
development of a new business park.
Strategy 2.4.2 - Develop partnerships to assist
with marketing and promotion of industrial/
business park areas.
Strategy 2.4.3 - Monitor industrial land
absorption to help prioritize future site
development and readiness.
Strategy 2.4.4 - Investigate opportunities for
grants, legislation, transition aid, or bonding
funds to support industrial land
area development.
Downtown Vitality
Goal 3: A vibrant and thriving
Downtown that contributes to the
City’s economic development and
housing objectives.
Policy 3.1: Downtown Small Area Plan
Use and implement the Downtown
Small Area Plan as the guiding
document to improve, develop and
redevelop Downtown.
Strategy 3.1.1 - Develop and support the
appropriate policies, programs, and incentives
that enable the type of development described
in the Downtown Small Area Plan.
Strategy 3.1.2 - Install improvements to the
downtown as envisioned in the Walnut Street
Corridor Plan.
Strategy 3.1.3 - Continue to build a funding
base for use in property acquisition and
redevelopment efforts in targeted areas.
Strategy 3.1.4 - Continue to support the
façade improvement program and promote to
downtown business and property owners.
MONTICELLO 2040 VISION + PLAN 229
IMPLEMENTATION CHART: ECONOMIC DEVELOPMENT
GOAL POLICY STRATEGY ONGOING THEMESHORT-
TERM
LONG-
TERM
Goal 7: Promotion and Partnerships
Policy 7.1: Public Relation Strategy
Strategy 7.1.6 - Market industrial development
of the business/industrial areas to a broad
variety of prospects as guided by the current
and future Comprehensive Plan.
• Focus on prospects which serve or rely on the St. Cloud and Twin Cities markets.
• Focus on supply chain prospects.
Goal 7: Promotion and Partnerships
Policy 7.1: Partnerships
Engage as a partner in local and
regional planning and
development opportunities.
Strategy 7.2.1 - Engage in the regional planning
efforts of the Central Mississippi River Regional
Planning Partnership (CMRRPP) to allow for the
continued development of the community.
Strategy 7.2.2 - Consider funding and/or
completing studies that provide policy and
strategy framework for desired land uses/
or projects in the downtown and for other
development opportunities and programs.
Strategy 7.2.3 - Monitor commuter rail
development in and around the Twin Cities
metro region for potential benefits and
opportunities to serve Monticello.
Opportunity Focus Areas
Goal 8: Reinvestment,
redevelopment and overall
improvement of the opportunity
focus areas within the City.
Policy 8.1: Opportunity Focus Areas
Recognize the opportunity
focus areas of the city as the
locations with optimal conditions
for attracting reinvestment and
the overall improvement of the
appearance and character of
these areas.
Strategy 8.1.1 - Maintain open lines of
communication with property and business
owners to understand their long term
development objectives.
Strategy 8.1.2 - Consider tax strategies, loans,
grants, and other financing mechanisms to boost
reinvestment and improvements.
Strategy 8.1.3 - Encourage public infrastructure
investment in these areas to encourage
private investment.
1 | P a g e
The Monticello Planning Commission is established to advise the Mayor, Council and Community
Development Department in matters concerning planning and land use matters; to review and make
recommendations regarding the Monticello 2040 Vision + Plan, subdivision and zoning ordinances and other
planning rules and regulations; to establish planning rules and regulations; and to conduct public hearings.
Purpose Statement:
The Planning Commission will support efforts to implement the Monticello 2040 Vision + Plan. The Planning
Commission will work collaboratively with the City Council, other City boards and commissions, and
community stakeholders in its work to achieve the Plan and the strategic goals of the city.
Organizational & Training Activities:
• Attend in-house Land Use Basics training. COMPLETE
• Complete the Basics of Land Use and My Roles as a Planning Commissioner through Fusion Learning
Partnership. INCOMPLETE
• Understand land use application types and process. COMPLETE
• Continue to support regional planning as identified by the Monticello 2040 Vision + Plan.
o Implementation Chapter, Land Use, Growth & Orderly Annexation
Strategy 1.10.1 - Consider the outcomes of regional planning initiatives and participate in
processes resulting from the efforts of the Central Mississippi River Regional Planning
Partnership.
ON-GOING
• Initiate and/or facilitate organizational projects in support of the Monticello 2040 Vision + Plan.
o Implementation Chapter, Land Use, Growth & Orderly Annexation
Strategy 1.1.1 - Facilitate biannual meetings to serve as a “Development Forum” with
interested property owners, realtors, builders and developers to discuss long-term
planning, real estate market conditions.
INCOMPLETE
Strategy 1.1.2 - Develop and publish a ‘Development Opportunity Map’ for use by the
public, property owners and development community that identifies vacant and
potential development opportunity sites, as well as pending and approved projects with
the City and MOAA.
COMPLETE - ANNUAL
Monticello Planning Commission
2021-2025 Workplan
FINAL – 2021 STATUS UPDATE
2 | P a g e
Comprehensive Plan Activities:
• Support the implementation of the Monticello 2040 Vision + Plan through implementation of the
Goals, Policies and Strategies identified within the Plan.
ON-GOING
• Support the priority projects set by the City Council, including the small area planning for
Chelsea Commons area and reinvestment in Block 52 in Downtown Monticello.
THE POINTES AT CEDAR (CHELSEA COMMONS) SMALL AREA PLAN WAS ADOPTED IN
SEPTEMBER 2021. IMPLEMENTATION ACTIVITES HAVE BEGUN AND WILL BE ON-GOING.
ACQUSITIONS AND PLANNING FOR BLOCK 52 ARE IN PROGRESS.
Zoning Ordinance/Map Activities:
• Complete the recodification of the Monticello Zoning Ordinance, including consideration of
amendments as recommended in the Goals, Policies and Strategies of the Implementation
Chapter of the Monticello 2040 Comprehensive Plan.
o Review and revise the zoning ordinance consistent with the 2021-2022 Zoning
Ordinance Strategy priorities set by the Planning Commission per Attachment A.
BUDGETED FOR 2022
• Consider amendments to the Monticello Official Zoning Map in support of the Monticello 2040
Vision + Plan guided land use, including, but not limited to the following.
o Implementation Chapter, Land Use, Growth & Orderly Annexation
Strategy 2.7.1 - Amend the Zoning Map to be consistent with the Future Land Use Map
and identify areas where mixed-density residential uses are appropriate.
INCOMPLETE
Subdivision Ordinance Activities:
• Complete a review and amendment of the Monticello Subdivision Ordinance, including
consideration of amendments as recommended in the Goals, Policies and Strategies of the
Implementation Chapter of the Monticello Comprehensive Plan as follows.
o Implementation Chapter, Land Use, Growth & Orderly Annexation
Strategy 2.5.1 - Implement measures to slow down or “calm” traffic on local streets
by using design techniques and measures to improve traffic safety, provide eyes on
the street, and enhance the quality of life in Monticello’s neighborhoods.
Strategy 3.8.2 - Require pedestrian and bike connections in new commercial
development.
Strategy 6.5.1 - Conduct regular review of parkland allocation and ensure sufficient
amount of land is designated for parks and recreation activities in the City as the
population increases.
INCOMPLETE
3 | P a g e
Research & City Department Update Topics
As resources and time allow, the Planning Commission will consider research and information related to
the following topic areas.
Topic
Monticello Orderly Annexation Area - COMPLETE
Status of municipal infrastructure - INCOMPLETE
Tree preservation – Zoning ordinance section 4.2 - INCOMPLETE