The URL can be used to link to this page

Planning Commission Agenda - 10/04/2022AGENDA REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, October 4, 2022 - 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners: Paul Konsor, Andrew Tapper, Alison Zimpfer, Eric Hagen and Teri Lehner Council Liaison: Charlotte Gabler Staff: Angela Schumann, Steve Grittman (NAC), Hayden Stensgard, and Ron Hackenmueller 1. General Business A. Call to Order B. Consideration of approving minutes a. Regular Meeting Minutes—September 6, 2022 b. Special Meeting Minutes—September 20, 2022 C. Citizen Comments D. Consideration of adding items to the agenda E. Consideration to approve agenda 2. Public Hearings A. Consideration of an Amendment to the Monticello Zoning Ordinance Related to Industrial Zoning Districts Applicant: City of Monticello B. Consideration of an Amendment to an Interim Use Permit for Extraction/Excavation Materials in a B-3 and B-4 Districts (Pointes at Cedar). Applicant: City of Monticello 3. Regular Agenda A. Consideration of Community Development Director’s Report 4. Added Items 5. Adjournment MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, September 6, 2022 - 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Paul Konsor, Eric Hagen and Teri Lehner Commissioners Absent: Andrew Tapper Council Liaison Present: Charlotte Gabler Staff Present: Angela Schumann, Steve Grittman (NAC), Hayden Stensgard, and Ron Hackenmueller 1. General Business A. Call to Order Chairperson Paul Konsor called the regular meeting of the Monticello Planning Commission at 6:01 p.m. A quorum was not initially present. The meeting began with review and consideration of Item 3A. No action was taken on any agenda items until a quorum was present. Mr. Hagen arrived at 6:12 p.m., creating a quorum. B. Consideration of Accepting the Resignation of Commissioner Alison Zimpfer C. Consideration of approving minutes a. Regular Meeting Minutes – August 2, 2022 ERIC HAGEN MOVED TO APPROVE THE AUGUST 2, 2022 REGULAR MEETING MINUTES OF THE MONTICELLO PLANNING COMMISSION. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 3-0. D. Citizen Comments None. E. Consideration of adding items to the agenda None F. Consideration to approve agenda TERI LEHNER MOVED TO APPROVE THE SEPTEMBER 6, 2022 REGULAR MEETING AGENDA OF THE MONTICELLO PLANNING COMMISSION. ERIC HAGEN SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 3-0. 2. Public Hearings A. Consideration of an Amendment to the Spaeth Industrial Park Planned Unit Development as Related to Building Design Applicant: Ken Spaeth City Planner Steve Grittman provided an overview of the agenda item to the Planning Commission and the public. The request is related to adjusting the originally approved design of the buildings in the PUD that would change the materials above the door frames from a shake material to siding to match the rest of the building. The second change is removing the single window located on the side walls of those buildings. The PUD was approved with these original features included in the building design, requiring the applicant to proceed with the Land Use process. Mr. Grittman noted that as a PUD enhancement the applicant has intentions of added brick/wainscot treatment to all the buildings on site, rather only than the front buildings visible from Dundas Road. Staff recommended approval of the agenda item. Mr. Konsor opened the public hearing portion of the agenda item. Seeing and hearing no comment, Mr. Konsor subsequently closed the public hearing portion of the agenda items. PAUL KONSOR MOVED TO ADOPT RESOLUTION NO. PC-2022-45, RECOMMENDING APPROVAL OF AN AMENDMENT TO THE SPAETH INDUSTRIAL PARK PUD FOR A MODIFICATION TO THE APPROVED BUILDING MATERIALS, BASED ON THE FINDINGS IN SAID RESOLUTION AND SUBJECT TO THE CONDITIONS IN EXHIBIT Z. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 3-0. B. Consideration of a Conditional Use Permit for Detached Accessory Structure— Major in an R-1, Single Family Residence District Applicant: Wes Olson Mr. Grittman provided an overview of the agenda item to the Planning Commission and the public. The applicant intended to build a Detached Accessory Structure-Major on his property. The Conditional Use Permit was requested because the proposed building would put the property above the 1,200 square foot threshold for accessory buildings on the property. It was noted the applicant will add the code required 15% minimum of brick/wainscot on the face of the building. Staff recommended approval of the agenda item. Mr. Konsor asked if it should be included in the conditions in Exhibit Z that the proposed structure will not be used for business purposes. Mr. Grittman clarified that the applicant has already made the note to staff that this will not be used for business practices, but the Planning Commission has the authority to add that to Exhibit Z. Mr. Konsor also noted that the removal of the current detached structure on site could be an additional condition to Exhibit Z as well. Mr. Konsor opened the public hearing portion of the agenda item. Applicant Wes Olson, 1025 Oak Lane, mentioned that the plan is to remove the existing detached structure on site prior to building the proposed structure. Mr. Olson also clarified that he will be retiring this year and that the proposed structure will not be used for business practices. Mr. Konsor closed the public hearing portion of the agenda item. ERIC HAGEN MOVED TO ADOPT RESOLUTION NO. PC-2022-46 RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR GARAGE SPACE EXCEEDING 1,200 SQUARE FEET IN AN R-1, SINGLE FAMILY RESIDENTIAL LOT, BASED ON THE FINDINGS IN SAID RESOLUTION AND SUBJECT TO THE CONDITIONS IN EXHIBIT Z WITH THE ADDED CONDITIONS THAT (1) THE EXISTING DETACHED ACCESSORY STRUCTURE BE REMOVED WITHIN ONE YEAR OF THE APPROVAL DATE, AND (2) THE PROPOSED STRUCTURE WILL NOT BE USED FOR BUSINESS PURPOSES. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 3-0. C. Consideration of a Conditional Use Permit for Home Occupation for a proposed dog daycare as an Accessory Use in the R-1, Single Family Residence District Applicant: Tim & Jessi Ingle - APPLICATION WITHDRAWN 3. Regular Agenda A. Consideration of Community Development Director’s Report This was the first item discussed on the night of the meeting due to a lack of a quorum until 6:12 p.m. Following the discussion of this item, the Planning Commission proceeded with the agenda. Community Development Director Angela Schumann provided an overview of the agenda item to the Planning Commission and the public. An open position on the Planning Commission is still available, and City staff is currently seeking applications from Monticello residents. Staff continues to prepare for the beginning of the Block 52 redevelopment project with constant contact and coordination with members of the community in the surrounding area of the downtown. Staff has also been working with the Developer’s team to save and repurpose certain items on the redevelopment site. The draft Master Plan for The Pointes at Cedar has been created and City staff has begun review of the plan. The plan will be going to the next PARC meeting for review and discussion, followed by consideration of adopting the draft Master Plan by the City Council on September 26, 2022. 4. Added Item None 5. Adjournment ERIC HAGEN MOVED TO ADJOURN THE REGULAR MEETING OF THE MONTICELLO PLANNING COMMISSION. SECONDED THE MOTION. TERI LEHNER MOTION CARRIED UNANIMOUSLY, 3-0. MEETING ADJOURNED AT 6:45 P.M. MINUTES SPECIAL MEETING - MONTICELLO PLANNING COMMISSION Tuesday, September 20, 2022 – 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Andrew Tapper, Eric Hagen and Teri Lehner Commissioners Absent: Paul Konsor Council Liaison Present: Charlotte Gabler Staff Present: Angela Schumann, Ron Hackenmueller, Hayden Stensgard 1. General Business A. Call to Order Vice Chair Andrew Tapper called the special meeting of the Monticello Planning Commission to order at 6:00 p.m. 2. Meeting Agenda A. Public Hearing - Consideration of an Amendment to a Conditional Use Permit for Planned Unit Development related to Building Expansion Community Development Director Angela Schumann provided an overview of the agenda item to the Planning Commission and the public. The request is related to the replacement of a detached structure on site, with an attached structure in a similar location. The use of the building will remain the same as the detached structure on site. Setbacks and materials used for the proposed addition are compliant with the Monticello Zoning Ordinance. It was noted that the parking on site is an existing non- conforming condition on the site. With the building addition on site, City Staff has recommended an expansion of the paved parking area to accommodate the required parking related to the proposed addition. The engineering department has provided a letter regarding the need for a grading and drainage plan related to the changes proposed on the site. The building department will also be working with the applicant to verify code compliance of the current building and proposed expansion. Commissioner Eric Hagen asked for clarification on the size of the proposed expansion. John Seefeldt, applicant, clarified that the proposed expansion will be 60x72 feet. Mr. Tapper opened the public hearing portion of the agenda item. Applicant John Seefeldt, of Electro Industries, addressed the Planning Commission and the public. Mr. Seefeldt noted that there is additional paved parking area on site as of 2 years ago. Mr. Tapper closed the public hearing portion of the agenda item. ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC-2022-47 RECOMMENDING APPROVAL OF AN EXPANSION OF THE PRINCIPAL BUILDING VIA AN AMENDMENT TO AN EXISTING CONDITIONAL USE PERMIT FOR PUD, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON THE FINDINGS IN SAID RESOLUTION. ERIC HAGEN SECONDED THE MOTION. MOTION APPROVED UNANIMOUSLY, 3-0. 3. Adjournment ERIC HAGEN MOVED TO ADJOURN THE SPECIAL MEETING OF THE MONTICELLO PLANNING COMMISSION. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 3-0. MEETING ADJOURNED AT 6:14 P.M. Planning Commission - 10/04/2022 1 2A. Public Hearing - Consideration of Amendments to the Monticello Zoning Ordinance Related to Industrial Zoning Districts Prepared by: Community Development Director/Northwest Associated Consultants Meeting Date: 10/04/22 City Council Date: 10/24/22 Additional Analysis by: Economic Development Manager, Community & Economic Development Coordinator ALTERNATIVE ACTIONS 1. Motion to adopt Resolution PC-2022-48 recommending approval of the amendments to the Monticello Zoning Ordinance Related to Industrial Zoning Districts as proposed. 2. Motion to deny adoption of PC-2022-48 recommending approval of the amendments to the Monticello Zoning Ordinance Related to Industrial Zoning Districts as proposed 3. Motion to table action on Resolution PC-2022-48. REFERENCE AND BACKGROUND Property: City of Monticello Planning Case Number: 2022-038 Request(s): Amendment to Monticello Zoning Ordinances for Industrial uses Deadline for Decision: NA Land Use Designation: Community Commercial Zoning Designation: IBC, I-1 and I-2 Districts Overlays/Environmental NA Regulations Applicable: Current Site Use: NA Surrounding Land Uses: NA Planning Commission - 10/04/2022 2 Project Description: Amendments to Industrial-use zoning regulations for consistency with Comprehensive Plan goals Over the last year, the City of Monticello has been engaged in long-range strategic planning for the community’s future beyond the life of the Monticello Nuclear Generating Plant. The City is now reviewing its zoning ordinances for development and land use through the lens of a successful transition from an energy-based economy as part of the implementation of this strategic planning effort. The proposed amendments for discussion are a result of that on-going work. Even as Xcel Energy seeks re-licensure of the MNGP facility, the City is focused on a steady and focused transition from an energy-based economy. Presently, Xcel MNGP is both the city’s largest employer and contributes approximately half of the city’s total annual tax base. While this has been decreasing in both percentage and amount since 2016, the City will still need to consider increasing its tax capacity and diversity in other sectors to mitigate impacts of both valuation and operational changes at the plant. The City of Monticello has taken a proactive approach to assessing and diversifying its tax base. In 2021 and early 2022, the City completed a Strategic Transition Plan, which included documents and plans to position the City for a confident transition. Sustainable growth and development is also a primary theme within the City’s 2040 Plan, of which four of the Economic Development chapter’s eight goals are related directly to tax base and workforce. Both the Strategic Transition Plan and the Monticello 2040 Plan specifically cite the need for the City to focus its efforts on high-quality development, including industrial development. More than any other land use classification, industrial land has the combined opportunity for increased tax base, diversified tax base and living-wage employment generation. The fact that less than 60 acres of development-ready industrial land is available in the city limits further bolsters the need for the City to think strategically about its use and development. Further, Monticello is part of an annexation agreement with the surrounding township which requires the extension of municipal utilities to annexed growth areas. The extension of utilities and transportation networks to serve new development areas is costly both to install and maintain. In summary, the City needs to reframe its context for the use and development of its supply of industrial land in terms of maximizing the generation of tax base and employment in support of its goals for successful economic transition and sustainable development. Staff encourages the Planning Commission to review the attached supporting data for additional background on this land use issue. Key supporting statements from the Strategic Planning Commission - 10/04/2022 3 Transition Plan and Monticello 2040 plans follow, along with excerpts from each as Supporting Data. Strategic Transition Plan – Monticello Industrial Feasibility Study “This study is another important step towards putting Monticello in the driver’s seat of its own destiny - to proactively determine and attract the type(s) of development the City desires, rather than to only receive residual development interest from Saint Cloud and Twin Cities, and to support a transition from an energy-based economy. Doing so will support the identity of the community as a regional center, located on a great river, with a downtown, and superior amenities that attract families and businesses who desire these qualities -Monticello is not just a “highway town between two metro areas.” “The City should take care with industrial development to make sure the land (and the businesses on it) and generating as many job/acre as feasible.” Monticello 2040 – Implementation Policy 5.4: Employment Generating Land Use Design & Regulations Maintain land development regulations which support economic growth, expansion into other economic sectors, and foster achievement of the City’s economic development objectives. • 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. The Planning Commission is asked to consider the proposed zoning ordinance amendments within the context of a community adapting to meet the challenges and opportunities of the next 20 years. The amendments are intended to support the maximization of industrial land for tax base and employment, and to set the same standard for high-quality development as that expected in the commercial and residential areas of the community. IEDC REVIEW AND COMMENT The Industrial and Economic Development Committee reviewed the proposed amendments on September 27th. The IEDC inquired about possible additional allowable materials in the industrial districts, specifically Masonite-type products. That comment has been noted. The County Commissioner stated that some of the uses discussed were not allowable within the County jurisdiction. Staff explained that uses such as Machinery/Truck Sales & Repair and Truck or Freight terminal are still allowed uses but are now allowed specifically within the I-2 District, where their anticipated land use pattern and impacts are consistent with the goals of the district and Monticello 2040 Plan. The IEDC had no other questions or recommended changes to the proposed amendments and did not make a formal recommendation. Planning Commission - 10/04/2022 4 STAFF RECOMMENDED ACTION City staff recommends approval of the ordinances as presented. The amendments are in alignment with the adopted policies of the City’s 2040 Plan and Strategic Transition Plan. SUPPORTING DATA A. Resolution PC-2022-048 B. Memorandum, NAC – Industrial Zoning Ordinance Amendments C. Draft Ordinance D. Guided Industrial Properties for Sale, 2022 E. Monticello 2040, Excerpts F. Monticello Industrial Feasibility Study, Excerpts G. Monticello Zoning Ordinance, Excerpts H. Monticello 2022 Zoning Map I. Monticello 2040 Land Use Map CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2022-048 1 RECOMMENDING AMENDMENTS TO TITLE 10 OF THE MONTICELLO ZONING CODE CHAPTER 4, SECTION 11 BUILDING MATERIALS, CHAPTER 5, USE TABLE, CHAPTER 5, SECTION 2 USE SPECIFIC STANDARDS AND CHAPTER 8, SECTION 4 DEFINTIONS WHEREAS, the Zoning Ordinance serves as the primary implementation tool of the City’s Monticello 2040 Comprehensive Plan goals and objectives; and WHEREAS, the City of Monticello has completed a Strategic Transition Plan and Industrial Feasibility Study further identifying economic development strategies and policies in support of the Monticello 2040 Plan; and WHEREAS, various portions of the Zoning Ordinance relating to industrial uses have been identified as benefitting from amendment for consistency with Monticello 2040 Plan and Strategic Transition Plan goals; and WHEREAS, the Planning Commission held a public hearing on October 4th, 2022 on the application 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 has identified ordinance amendments to the following chapters and sections: CHAPTER 4, SECTION 11 BUILDING MATERIALS CHAPTER 5, USE TABLE CHAPTER 5, SECTION 2 USE SPECIFIC STANDARDS CHAPTER 8, SECTION 4 DEFINTIONS WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: 1. The proposed amendments improve the ability of the Planning Commission and City Council to direct land use and land use policy in the City. 2. The proposed amendments are consistent with the language and intent of the Comprehensive Plan. 3. The proposed amendments address needs arising from a changing conditions, trend or fact; or corrects an error in the original text. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2022-048 2 NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Commission recommends that the City Council adopts the proposed amendments as presented and approved. ADOPTED this 4th day of October by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Paul Konsor, Chair ATTEST: ____________________________________________ Angela Schumann, Community Development Director NORTHWEST ASSOCIATED CONSULTANTS, INC. __________________________________________________________________ 4150 Olson Memorial Highway, Ste. 320, Golden Valley, MN 55422 Telephone: 763.957.1100 Website: www.nacplanning.com MEMORANDUM TO: Angela Schumann Jim Thares Industrial and Economic Development Commission FROM: Stephen Grittman DATE: September 21, 2022 MEETING DATE: September 27, 2022 RE: Monticello Zoning Ordinance – Industrial Zoning Standards FILE NO: 191.06 This memorandum forwards a variety of proposed changes to zoning regulations that affect the Industrial districts in the city. The changes include updates to standards, uses, and definitions, and are the result of observations of staff over the past several years as industrial development has evolved in the community. The purpose of the material is to give the IEDC members an opportunity to provide feedback and input to the formal ordinance amendment process, which would continue with a public hearing at Planning Commission, and eventually then to City Council for consideration of the proposed language. The material is presented in a table format (rather than an ordinance), with the Section number, the existing text, the proposed red-lined text, and then comments and notes relating to the proposed language. We look forward to presenting the material to the IEDC group, and discussing the various aspects and impacts of the amendments prior to formal hearing. Section Existing Language Redlined Proposal Notes and Comments 4.11 – Building Materials (E) Industrial Requirements: IBC I-1 District I-2 District I-1 (a) Exterior building finishes shall not consist of galvanized or unfinished steel, or unfinished aluminum. (b) Any exterior wall adjacent to a public street must have a higher level of aesthetics. This could be accomplished by architectural design features, increased use of stone and/or brick across twenty-five (25%) of the façade area, combination of glass and architectural metals, or a wall plane articulation across twenty-five (25%) of the façade area. Such articulation must extend at least 5 feet from the primary building line of the principal building structure. I-2 (a) Exterior building finishes shall not consist of galvanized or unfinished steel, or unfinished aluminum. (b) Any exterior wall adjacent to a public street must have a higher level of aesthetics. This could be accomplished by architectural design features, increased use of stone and/or brick across fifteen (15%) of the façade area, combination of glass and architectural metals, or a wall plane articulation across fifteen (15%) of the façade area. Such articulation must extend at least 5 feet from the primary building line of the principal building structure. For both I-1 and I-2: (b) Exterior building finishes shall consist of materials compatible in grade and quality to the following: (i) Brick; (ii) Natural Stone; (iii) Decorative rock face block or burnished block; (iv) Glass; (v) Stucco or substantially similar finish product; (vi) Exterior Insulated Finish systems, where said system is manufactured to replicate the look of one of the approved building materials in this section. (vii) Concrete tip-up panels (viii) Textured finishes on metal panels to simulate stucco or other similar treatments (ix) Commercial-grade material made of cement board, composition board, or other durable material, not including vinyl. Any exterior wall adjacent to a public street must have a higher level of aesthetics. This could be accomplished by architectural design features, increased use of stone and/or brick across fifteen (15%) of the façade area, combination of glass and architectural metals, or a wall plane articulation across fifteen (15%) of the façade area. Such articulation must extend at least 5 feet from the primary building line of the principal building structure. IBC: (e) Any exterior wall adjacent to a public street must have a higher level of aesthetics. This could be accomplished by architectural design features, increased use of stone and/or brick across fifteen (15%) of the façade area, combination of glass and architectural metals, or a wall plane articulation across fifteen (15%) of the façade area. Such articulation must extend at least 5 feet from the primary building line of the principal building structure. The proposed amendment would insert a list of allowable materials for the I-1 and I-2 Districts within the Building Materials section of code. These materials mirror the list of allowable exterior finishes for the IBC District, with some additions in underline. The most significant change is that metal building exteriors would now be required to be constructed with exterior finish similar to EFIS or stucco. As EIFS is an acceptable exterior material, the list of required improved finishes of this section for walls facing public streets is expanded to include textured finishes on metal panels, a common application for such buildings. Two additional building material types have also been specified, pre-cast concrete tip-up panels and masonite-type finishes. With these changes, the requirements for public street aesthetic improvements across a limited percentage of the public street frontage could be eliminated for the I-1 and I-2 District. Similar language requiring a height level of aesthetic is proposed to be added to the IBC District, to further strengthen the architectural standards for buildings in those districts. 5.1 Table of Principal Uses, Industrial Please refer to the table in Supporting Data This table is proposed to be amended as follows: - Change Bulk Fuel Sales to a Conditional Use in the I-1 District and retain as permitted in I-2 - Change “Wrecker Services” To “Wrecker and Towing Services” and allow as conditional in both the B-3 and I-2 Districts. - Delete the following uses from the I-1 District and amend to/retain as conditional uses in the I-2: o Machinery/Truck Repair o Recycling and Salvage Center o Truck or Freight Terminal These changes are proposed as these uses are more appropriately located and regulated in the I-2, Heavy Industrial District given the outdoor storage and other outdoor impacts often associated with the uses. Section Existing Language Redlined Proposal Notes and Comments 5.2 (F)(11) Specific Standards for Industrial Uses (11) Machinery/Trucking Repair & Sales and Industrial Services (a) The entire site other than that taken up by a building, structure, or plantings shall be surfaced with a material to control dust and drainage which is subject to the approval of the Community Development Department. (b) A drainage system subject to the approval of the Community Development Department shall be installed. (c) The lighting shall be accomplished in such a way as to have no direct source of light visible from adjacent land in residential use or from the public right-of-way and shall be in compliance with Section 4.4 of this ordinance. (d) When abutting a residential use, the property shall be screened with an opaque buffer (Table 4-2, Buffer Type “D”) in accordance with section 4.1(G) of this ordinance. (e) Parking or car magazine storage space shall be screened from view of abutting residential districts in compliance with Section 4.1(F) of this ordinance. (f) All signing and informational or visual communication devices shall be minimized and shall be in compliance with Section 4.5 of this ordinance. (g) Provisions are made to control and reduce noise. (h) No outside storage except as permitted or conditionally permitted in compliance with Section 5.3(D)(26) of this ordinance. (j) If the business repairs semi-trucks or other large machinery, a specific area shall be designated for the exterior storage of the things being repaired and/or other vehicles and equipment accessory and incidental to the vehicle or machinery being repaired or serviced. 11) Machinery/Trucking Repair & Sales and Industrial Services (a) The entire site other than that taken up by a building, structure, or plantings shall be surfaced with a material to control dust and drainage which is subject to the approval of the Community Development Department. (h) No outside storage except as permitted or conditionally permitted in compliance with Section 5.3(D)(26) of this ordinance. List the following standards FIRST and re-order other sub-section items: (i) Any such facility shall include a principal building of no less than 30,000 square feet in floor area. The square footage shall be increased by 15% of each acre of the parcel size above 5 acres. (j) Additional accessory buildings related to the principal use may be provided on the site as a part of essential operations of this use without the need for PUD approvals but shall be limited to no more than 15% of the gross square footage of the principal use. Leasing of such buildings to other business entities or operations would require the processing of a PUD per Section 2.4(O) of the Zoning Ordinance. (k) Any outdoor storage (separate from approved sales and display area) of vehicles and/or equipment awaiting repair accessory to the principal use shall be limited to an area of the site no greater than the footprint of the principal building and shall be in compliance with the other standards of Section 5.3 (D) for Outdoor Storage as an accessory use. (l) Any outdoor storage of vehicles and/or equipment awaiting repair, repair vehicles and/or equipment must be kept on a paved surface such as bituminous or concrete, screened from view of adjoining public rights of way and residentially zoned property. Such outdoor storage area must be designated on an approved site plan. Sites utilizing heavy equipment shall rely on reinforced concrete to ensure long-term durability of the paved surface. (m) Any outdoor display of for-sale vehicles or equipment must be paved with a hard surface such as bituminous or concrete and occupy an area of the site no greater than 200% of the footprint of the principal building, not including areas dedicated to required parking and general circulation on the site. Such outdoor display area must be designated on an approved site plan. (n) Sites utilizing heavy equipment shall rely on reinforced concrete to ensure long-term durability of the paved surface. This section establishes the specific standards for Machinery/Trucking Repair & Sales, etc. The standards apply to the use as minimum development requirements. It also removes the “Industrial Services” item from the use heading. Industrial Services is another use category and should therefore be addressed separately. Staff anticipates updating standards for that use with the upcoming recodification. The proposed amendments are added to this section to address certain aspects of these developments, including: • Impacts to surrounding land uses and infrastructure to ensure protection of the public infrastructure – most notably road surfaces, erosion, and stormwater management. • Develop sites that are an asset to the community by ensuring that limited industrial land areas are not excessively consumed by storage of vehicles or equipment without a suitable investment in building and employment. The purpose of pavement is two-fold. First, it avoids excessive erosion and runoff of silt and other materials that fill stormwater ponding areas, decreasing pond efficiency and increasing City maintenance requirements. Second, paved areas make the extent of allowable storage or display areas obvious, and minimize encroachment and expansion of storage or display into areas not approved for those uses. The additions are shown in the middle column to the left – the current requirements would stay in place. Section Existing Language Redlined Proposal Notes and Comments 5.2 (F)(15) Specific Standards for Industrial Uses (15) Truck or Freight Terminal (a) The architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing, conforming buildings or areas as to cause impairment in property values or constitute a blighting influence within the district in which the proposed use is located. (b) Parking areas shall be screened from view of abutting residential districts in compliance with Section 4.1(I) of this ordinance. (c) The entire site, other than that taken up by a building, structure, or plantings, shall be surfaced with a material to control dust and drainage, which is subject to the approval of the Community Development Department. (d) The site shall meet minimum lot dimension requirements of the District. (e) No outside storage except as permitted or conditionally permitted in compliance with Section 5.3(D)(26) of this ordinance. (f) Parking areas accessible to the public, including customers and employees shall be paved. (g) No more than six thousand (6,000) square feet of the site shall be devoted to the storage, parking, and/or circulation of semi- tractors and trailers, as illustrated on a site plan submitted in connection with an application for a conditional use permit. (h) All service activities shall occur within the principal building or approved accessory buildings. Re-order subsection and add: (b) Parking areas shall be screened from view of abutting residential districts and public streets in compliance with Section 4.1(I) of this ordinance. Trucks and trailers stored on the site shall be screened from adjoining residential areas and public streets with a combination of trees, shrubs, and fencing to ensure that no view of the trailers is possible from abutting residential property to a height of no less than twelve (12) feet. (c) The entire site, other than that taken up by a building, structure, or plantings, must be paved with a hard surface such as bituminous or concrete Sites utilizing heavy equipment shall rely on reinforced concrete to ensure long-term durability of the paved surface. All surfaces shall be developed with a stormwater management system approved by the City Engineer. 8.3 Definitions MANUFACTURING, HEAVY: The manufacturing of products from raw or unprocessed materials, where the finished product may be combustible or explosive. This category shall also include any establishment or facility using large unscreened outdoor structures such as conveyor belt systems, cooling towers, cranes, storage silos, or similar equipment that cannot be integrated into the building design, or engaging in large-scale outdoor storage. Any industrial use that generates noise, odor, vibration, illumination, or particulate that may be offensive or obnoxious to adjacent land uses, or requires a significant amount of on-site hazardous chemical storage shall be classified under this land use. This use shall include any packaging of the product being manufactured on-site. Examples include but are not limited to the production of the following: large-scale food and beverage operations, lumber, milling, and planning facilities; aggregate, concrete and asphalt plants; foundries, forge shops, open air welding, and other intensive metal fabrication facilities; chemical blending, mixing, or production, and plastic processing and production. MANUFACTURING, HEAVY: The manufacturing of products from raw or unprocessed materials, where the finished product may be combustible or explosive. This category shall also include any establishment or facility using large unscreened outdoor structures such as conveyor belt systems, cooling towers, cranes, storage silos, or similar equipment that cannot be integrated into the building design, or engaging in large-scale outdoor storage. Any industrial use that generates noise, odor, vibration, illumination, or particulate that may be offensive or obnoxious to adjacent land uses, or requires a significant amount of on-site hazardous chemical storage shall be classified under this land use. This use shall include any packaging of the product being manufactured on-site. Examples include but are not limited to the production of the following: large-scale food and beverage operations, lumber, milling, and planning facilities; aggregate, concrete and asphalt plants; foundries, forge shops, open air welding, and other intensive metal fabrication facilities; chemical blending, mixing, or production, and plastic processing and production. These definitions are amended to eliminate the examples, which tend to confuse the differences. Heavy Manufacturing is characterized by the use of combustible materials or outdoor equipment, and anticipates the potential for noise, odor and other impacts to adjacent land uses. Light Manufacturing would be characterized by the ability of the site to contain its processes to the indoor buildings, and other than obvious hazards, would not constrain the nature of the materials or products. MANUFACTURING, LIGHT: The mechanical transformation of predominantly previously prepared materials into new products, including assembly of component parts and the creation of products for sale to the wholesale or retail markets or directly to consumers. Such uses are wholly confined within an enclosed building, do not include processing of hazardous gases and MANUFACTURING, LIGHT: The mechanical transformation of predominantly previously prepared materials into new products, including assembly of component parts and the creation of products for sale to the wholesale or retail markets or directly to consumers. Such uses are wholly confined within an enclosed building, do not include processing of hazardous gases and chemicals, and do not emit noxious noise, smoke, vapors, fumes, dust, glare, odor, or vibration. Examples include, but are not limited to: production or repair of small machines or electronic chemicals, and do not emit noxious noise, smoke, vapors, fumes, dust, glare, odor, or vibration. Examples include, but are not limited to: production or repair of small machines or electronic parts and equipment; woodworking and cabinet building; publishing and lithography; computer design and development; research, development, testing facilities and laboratories; apparel production; sign making; assembly of pre-fabricated parts, manufacture of electric, electronic, or optical instruments or devices; manufacture and assembly of artificial limbs, dentures, hearing aids, and surgical instruments or parts; manufacture, processing, and packing of food products or cosmetics; and manufacturing of components, jewelry, clothing, trimming decorations and any similar item. parts and equipment; woodworking and cabinet building; publishing and lithography; computer design and development; research, development, testing facilities and laboratories; apparel production; sign making; assembly of pre-fabricated parts, manufacture of electric, electronic, or optical instruments or devices; manufacture and assembly of artificial limbs, dentures, hearing aids, and surgical instruments or parts; manufacture, processing, and packing of food products or cosmetics; and manufacturing of components, jewelry, clothing, trimming decorations and any similar item. TRUCK OR FREIGHT TERMINAL: A use where buses, trucks, and cargo are stored, where loading and unloading is carried on regularly, and where minor maintenance of these types of vehicles is performed. TRUCK OR FREIGHT TERMINAL: A use where buses, trucks, and cargo are stored, where loading and unloading is carried on regularly, and where minor maintenance of these types of vehicles is performed. This use includes Warehousing and Distribution which entails transfer of goods and materials from trucks to a building, and vice versa, and may or may not involve repackaging of such goods for transfer. Such use may also entail transfer of full trailers from one truck to another. Clarifying and expanding the definition to be inclusive of other common terms, including “Distribution” or “Warehousing”, which are not otherwise defined. WRECKER SERVICE: An establishment operated for the purpose of temporary storage onsite of no more than nine wrecked or inoperable vehicles for a period no longer than 90 days. If an establishment has 10 or more inoperable vehicles located on- site, stores inoperable vehicles for more than 90 days, stacks vehicles top to bottom, or portions of the vehicles are dismantled or removed for sale, it shall be considered a junkyard. WRECKER AND TOWING SERVICE: An establishment operated for the purpose of vehicle towing services and the temporary storage onsite of no more than nine wrecked or inoperable vehicles for a period no longer than 90 days. If an establishment has 10 or more inoperable vehicles located on-site, stores inoperable vehicles for more than 90 days, stacks vehicles top to bottom, or portions of the vehicles are dismantled or removed for sale, it shall be considered a junkyard. Changing the use to be more consistent with the activities within the definition, which is the listing in the Use table (5.1). ORDINANCE NO. ___ - ___ AN ORDINANCE AMENDING THE MONTICELLO CITY CODE AMENDING SECTIONS RELATED TO CERTAIN INDUSTRIAL AND COMMERCIAL USES AND PERFORMANCE STANDARDS IN SECTIONS 4.11, 5.1, 5.2, AND 8.3 THE CITY COUNCIL OF THE CITY OF MONTICELLO ORDAINS: SECTION 1. Section 4.11 (E)(1) is hereby amended to read as follows: (e) Any exterior wall adjacent to a public street must have a higher level of aesthetics. This could be accomplished by architectural design features, increased use of stone and/or brick across fifteen (15%) of the façade area, combination of glass and architectural metals, or a wall plane articulation across fifteen (15%) of the façade area. Such articulation must extend at least 5 feet from the primary building line of the principal building structure. SECTION 2. Section 4.11 (E)(2)(b) is hereby amended to read as follows: Section 4.11 (E)(2) (b) Exterior building finishes shall consist of materials compatible in grade and quality to the following: (i) Brick; (ii) Natural Stone; (iii) Decorative rock face block or burnished block; (iv) Glass; (v) Stucco or substantially similar finish product; (vi) Exterior Insulated Finish systems, where said system is manufactured to replicate the look of one of the approved building materials in this section. (vii) Concrete tip-up panels (viii) Textured finishes on metal panels to simulate stucco or other similar treatments (ix) Commercial-grade siding made of cement board, composition board, or other durable material, not including vinyl. SECTION 3. Section 4.11 (E)(3)(b) is hereby amended to read as follows: Section 4.11 (E)(3) (b) Exterior building finishes shall consist of materials compatible in grade and quality to the following: (i) Brick; (ii) Natural Stone; (iii) Decorative rock face block or burnished block; (iv) Glass; (v) Stucco or substantially similar finish product; (vi) Exterior Insulated Finish systems, where said system is manufactured to replicate the look of one of the approved building materials in this section. (vii) Concrete tip-up panels (viii) Textured finishes on metal panels to simulate stucco or other similar treatments (ix) Commercial-grade siding made of cement board, composition board, or other durable material, not including vinyl. SECTION 3. Section 5.1, Table of Uses, is hereby amended to effect the following changes (Table 5.1 shall be marked as follows): - Change Bulk Fuel Sales to a Conditional Use in the I-2 District - Change “Wrecker Services” To “Wrecker and Towing Services” - Delete the following uses from the I-1 District and change to require as Conditional in the I-2 District: o Bulk Fuel Sales o Machinery/Truck Repair o Recycling and Salvage Center o Truck or Freight Terminal SECTION 4. Section 5.2 (F)(11) is hereby amended to read as follows: (a) The entire site other than that taken up by a building, structure, or plantings shall be surfaced with a material to control dust and drainage which is subject to the approval of the Community Development Department. (h) No outside storage except as permitted or conditionally permitted in compliance with Section 5.3(D)(26) of this ordinance. (h) Any such facility shall include a principal building of no less than 30,000 square feet in floor area. The square footage shall be increased by 15% of each acre of the parcel size above 5 acres. (i) Additional accessory buildings related to the principal use may be provided on the site as a part of essential operations of this use without the need for PUD approvals but shall be limited to no more than 15% of the gross square footage of the principal use. Leasing of such buildings to other business entities or operations would require the processing of a PUD per Section 2.4(O) of the Zoning Ordinance. (j) Any outdoor storage (separate from approved sales and display area) of vehicles and/or equipment awaiting repair accessory to the principal use shall be limited to an area of the site no greater than the footprint of the principal building. (k) Any outdoor storage of vehicles and/or equipment awaiting repair, repair vehicles and/or equipment must be kept on a paved surface such as bituminous or concrete, screened from view of adjoining public rights of way and residentially zoned property. Such outdoor storage area must be designated on an approved site plan. Sites utilizing heavy equipment shall rely on reinforced concrete to ensure long-term durability of the paved surface. (l) Any outdoor display of for-sale vehicles or equipment must be paved with a hard surface such as bituminous or concrete and occupy an area of the site no greater than 200% of the footprint of the principal building, not including areas dedicated to required parking and general circulation on the site. Such outdoor display area must be designated on an approved site plan. (m) Sites utilizing heavy equipment shall rely on reinforced concrete to ensure long-term durability of the paved surface. SECTION 5. Section 5.2 (F)(15)(b) is hereby amended to read as follows: (b) Parking areas shall be screened from view of abutting residential districts and public streets in compliance with Section 4.1(I) of this ordinance. Trucks and trailers stored on the site shall be screened from adjoining residential areas and public streets with a combination of trees, shrubs, and fencing to ensure that no view of the trailers is possible from abutting residential property to a height of no less than twelve (12) feet. SECTION 6. Section 5.2 (15)(c) is hereby amended to read as follows: (c) The entire site, other than that taken up by a building, structure, or plantings, must be paved with a hard surface such as bituminous or concrete Sites utilizing heavy equipment shall rely on reinforced concrete to ensure long-term durability of the paved surface. All surfaces shall be developed with a stormwater management system approved by the City Engineer. SECTION 7. Section 8.3, Definition for Manufacturing, Heavy, is hereby amended to read as follows: MANUFACTURING, HEAVY: The manufacturing of products from raw or unprocessed materials, where the finished product may be combustible or explosive. This category shall also include any establishment or facility using large unscreened outdoor structures such as conveyor belt systems, cooling towers, cranes, storage silos, or similar equipment that cannot be integrated into the building design, or engaging in large-scale outdoor storage. Any industrial use that generates noise, odor, vibration, illumination, or particulate that may be offensive or obnoxious to adjacent land uses, or requires a significant amount of on-site hazardous chemical storage shall be classified under this land use. This use shall include any packaging of the product being manufactured on-site. Examples include but are not limited to the production of the following: large-scale food and beverage operations, lumber, milling, and planning facilities; aggregate, concrete and asphalt plants; foundries, forge shops, open air welding, and other intensive metal fabrication facilities; chemical blending, mixing, or production, and plastic processing and production. SECTION 8. Section 8.3, Definition for Manufacturing, Light, is hereby amended to read as follows: MANUFACTURING, LIGHT: The mechanical transformation of predominantly previously prepared materials into new products, including assembly of component parts and the creation of products for sale to the wholesale or retail markets or directly to consumers. Such uses are wholly confined within an enclosed building, do not include processing of hazardous gases and chemicals, and do not emit noxious noise, smoke, vapors, fumes, dust, glare, odor, or vibration. Examples include, but are not limited to: production or repair of small machines or electronic parts and equipment; woodworking and cabinet building; publishing and lithography; computer design and development; research, development, testing facilities and laboratories; apparel production; sign making; assembly of pre-fabricated parts, manufacture of electric, electronic, or optical instruments or devices; manufacture and assembly of artificial limbs, dentures, hearing aids, and surgical instruments or parts; manufacture, processing, and packing of food products or cosmetics; and manufacturing of components, jewelry, clothing, trimming decorations and any similar item. SECTION 9. Section 8.3, Definition for Truck or Freight Terminal, is hereby amended to read as follows: TRUCK OR FREIGHT TERMINAL: A use where buses, trucks, and cargo are stored, where loading and unloading is carried on regularly, and where minor maintenance of these types of vehicles is performed. This use includes Warehousing and Distribution which entails transfer of goods and materials from trucks to a building, and vice versa, and may or may not involve repackaging of such goods for transfer. Such use may also entail transfer of full trailers from one truck to another. SECTION 10. Section 8.3, Definition for Wrecker Service, is hereby amended to be retitled as follows: WRECKER AND TOWING SERVICE SECTION 11. The City Clerk is hereby directed to make the changes required by this Ordinance as part of the Official Monticello City Code, Title 10, Zoning Ordinance, and to renumber the tables and chapters accordingly as necessary to provide the intended effect of this Ordinance. The City Clerk is further directed to make necessary corrections to any internal citations that result from said renumbering process, provided that such changes retain the purpose and intent of the Zoning Ordinance as has been adopted. SECTION 12. This Ordinance shall take effect and be in full force from and after its passage and publication. The ordinance in its entirety and map shall be posted on the City website after publication. Copies of the complete Ordinance and map are available online and at Monticello City Hall for examination upon request. ADOPTED BY the Monticello City Council this ____ day of ______, 2022 __________________________________ Lloyd Hilgart, Mayor ATTEST: ___________________________________ Rachel Leonard, Administrator AYES: NAYS: Passed by the City Council of the City of ___, ___ County, Minnesota, this _____ day of _______________, 2___. ____________________________________ ___, Mayor ATTEST: ______________________________________ ___, City Clerk 1 2 3 5 6 7 8 9 4 13 12 14 15 16 17 18 19 21 22 23 20 24 Legend Privately Owned Properties - Guided Industrial City Owned Properties - Guided Industrial PID OWNER SIZE (ACRES) 2021 TAXES ZONING 1 155-194-000010 City of Monticello 10.87 $0.00 I-1 2 155-223-000010 City of Monticello 5.28 $0.00 I-1 3 155-194-000020 City of Monticello 6.67 $0.00 I-1 4 155-171-000050 City of Monticello 16.1 $0.00 I-1 5 155-194-000040 City of Monticello 5.01 $0.00 I-1 6 155-171-000060 City of Monticello 13.67 $0.00 I-1 7 155-248-001030 J X Bowers LLC 8.02 $348 IBC 8 155-248-001020 J X Bowers LLC 4.98 $242 IBC 9 155-248-001010 J X Bowers LLC 4.96 $240 IBC 12 155-029-002050 Kenneth Maus 5.40 $5,334 IBC 13 155-029-002090 Maas Automotive Group LLC 2.28 $1,890 IBC 14 155-029-002100 Maas Automotive Group LLC 2.20 $1,772 IBC 15 155-029-002110 Maas Automotive Group LLC 2.11 $1,830 IBC 16 155-029-002120 Maas Automotive Group LLC 2.03 $2,436 IBC 17 155-029-002130 Maas Automotive Group LLC 4.18 $3,328 IBC 18 155-255-001010 Spaeth Development LLC .53 $3,098 I-2 19 155-255-001020 Spaeth Development LLC .53 $3,098 I-2 20 155-255-001030 Spaeth Development LLC .47 $2,850 I-2 21 155-255-001040 Spaeth Development LLC .47 $2,850 I-2 22 155-255-001050 Spaeth Development LLC .47 $2,848 I-2 23 155-255-001060 Spaeth Development LLC .47 $2,848 I-2 24 155-500-0042400 Praise Acres LLC 6.48 $5,662 I-2 Updated: May 2022 community.development@ci.monticello.mn.us | 763.295.2711 Properties for Sale | Guided Industrial MONTICELLO 2040 VISION + PLAN 65 Light Industrial Park Industrial Employment Campus Employment Public and Institutional Xcel Monticello Nuclear Generating Plant Public Uses Nuclear Power General Industrial Industrial PolarisOtter Creek CrossingNA Monticello Great River Regional Library Xcel Energy Downtown Mixed-Use Community Commercial Regional Commercial Commercial and Residential Flex CommercialCommercialCommercial Commercial Cornerstone Cafe and Catering Co. Cub Foods Target NA Commercial Designations Industrial Designations Other Designations LAND USE, GROWTH AND ORDERLY ANNEXATION 80 Primary Mode Vehicular with access to collectors and arterials Transit or shuttle service Secondary Mode Pedestrian-friendly streetscape Bicycle facilities and parking MOBILITY 2018 Correlating Zoning DistrictZONING INFORMATION 2018 Correlating Zoning District IBC Business Campus District EMPLOYMENT CAMPUS (EC) This designation primarily applies to areas used for research and development, medical laboratories, advanced manufacturing, green technology, renewable energy, computer technology, professional and corporate offices and industrial engineering facilities. Some commercial uses such as restaurants and hotels are also allowed. Characteristics such as noise, vibration and odor do not occur or do not generate significant impacts. Hazardous materials handling and storage may also occur but must be stored indoors or screened from the public right-of-way. The Employment Campus designation is characterized by a campus-like environment of one and two-story buildings on large parcels. It also provides a high level of amenities including pedestrian connections and architectural and landscape treatment that maintain high standards of visual quality in a campus like environment. CASE STUDY EXAMPLE LOT PATTERN DEVELOPMENT FORM • Floor Area Ratio (FAR) 0.50 to 0.75 • Height - Up to 6 stories • Lot Area - N/A Employment • Research and Development • Advanced Manufacturing • Green Technology • Renewable Resources • Professional and Corporate Offices • Industrial Engineering Facilities LAND USE MIX Commercial • Restaurant • Convenience Retail • Corporate Hotel Recreational • Plaza • Public Space LAND USE MIX MONTICELLO 2040 VISION + PLAN 81 Primary Mode Vehicular with access to collectors and arterials Transit or shuttle service Secondary Mode Shared bike/ pedestrian facilities MOBILITY DEVELOPMENT FORM LIGHT INDUSTRIAL PARK (LIP) The Light Industrial designation accommodates uses such as process and production manufacturing which uses moderate amounts of partially processed materials, warehousing and distribution, research and development, medical laboratories, machine shops, computer technology, professional and corporate offices and industrial engineering facilities. Characteristics such as noise, vibration and odor do not occur or do not generate significant impacts. Hazardous materials handling and storage may also occur but must be stored indoors or screened from the public right-of-way. Activities such as the handling of hazardous materials and outdoor storage are limited. • Floor Area Ratio (FAR) 0.50 to 0.75 • Height - Up to 4 stories • Lot Area - N/A LOT PATTERN LAND USE MIX Industrial • Warehousing and Distribution • Manufacturing • Research and Development • Medical Laboratories • Computer Technology • Professional and Corporate Offices Commercial • Office • Service-based VISUAL EXAMPLE 2018 Correlating Zoning DistrictZONING INFORMATION 2018 Correlating Zoning District I-1 Light Industrial District LAND USE, GROWTH AND ORDERLY ANNEXATION 82 LAND USE MIX Industrial • Light Manufacturing • Small warehouse and delivery operations • Recycling Facilities • Production Brewing • Construction and Contracting Yards Commercial • Accessory Uses • Office GENERAL INDUSTRIAL (GI) This designation includes manufacturing, wholesale trade, production brewing, corporation and contracting yards and other industrial uses that may need separation from residential or commercial uses. This designation also accommodates a variety of local-serving industrial uses which are generally oriented toward local businesses and residents. These include auto repair and servicing, machine shops, artisan, crafts, woodworking and metallurgy, construction and contracting, equipment and vehicle rental, small warehouse and delivery operations, self-storage facilities, small wholesalers, and other small-scale industrial operations. A limited number of offices, commercial uses, and production and assembly uses also occur within these areas. These areas may have the potential to generate off-site impacts including noise, odors, vibration and truck traffic. Buffering, screening and landscape treatments may be required to enhance public rights-of-way and ensure land use compatibility. VISUAL EXAMPLE LOT PATTERN DEVELOPMENT FORM • Floor Area Ratio (FAR) 0.50 to 0.75 • Height - Up to 2 stories • Lot Area - N/A Primary Mode Vehicular with access to collectors and arterials Transit or shuttle service Secondary Mode Shared bike/ pedestrian facilities MOBILITY 2018 Correlating Zoning DistrictZONING INFORMATION 2018 Correlating Zoning District I-2 Heavy Industrial District 126 The flow of employees to jobs outside of the City, or into the City while living in a different area occurs for several reasons. Attracting employees can be the result of livable wage positions that may not be available in the areas that they live. It can also be a result of the employee being attached to their existing community because of the school system, family, or other personal reasons. Another issue that can affect the attraction of employees to a community is the availability of housing to meet their needs. As families move through their career paths and family status, their housing needs change and will rely on communities to provide that lifecycle housing. WORKFORCE HOUSING As a city actively developing, Monticello is taking a careful yet proactive approach to planning land use and density to ensure adequate amounts of land are guided to provide opportunities for a full range of “life cycle” housing options. The City is especially looking for opportunities to develop a range of life-cyle and “step- up” housing options as a way to attract new industrial development and jobs that offers higher paying wages. Existing Housing Value Assessment The measure of affordability of a housing unit compares housing cost to gross household income. The general standard is that housing is affordable if housing expenses equal 30% or less of a person’s gross household income. Tables 6.5 and 6.6 demonstrates the value of the City of Monticello’s housing stock in comparison to the entirety of Wright County. Notably, 46% of the City of Monticello’s housing stock is valued between $150,000 - $250,000 compared to 29% of Wright County housing stock of the same value (refer to Table 6.5 and 6.6). This aligns with the data that suggests housing prices are increasing in Monticello compared to the County. It is important that a range of affordable housing stock in the community is maintained while also providing housing products in the higher values as well. Affordable Workforce Housing The City completed (2020) a comprehensive housing study that assesses the housing needs for the community. It is imperative that any successful economic development policies and strategies allow for the development of life-cycle housing to allow for the continued growth of the community. The policies and strategies from the housing study have been incorporated into this plan. A generally accepted standard is that in order to develop new affordable housing, the development needs to be a minimum of eight units per acre. Based on the City’s future land use plan 986 acres would allow for residential development at eight units or more per acre. While the City has created a land use plan that permits areas at greater density, barriers to development of affordable housing still exist. Some of these barriers are beyond the City’s control including, but not limited to: • Steady increases in land prices and State and County tax structures • Increase in construction costs. When combined with land prices, it becomes more difficult to provide affordable units through new construction. • Property constraints from wetlands, woodlands, soils, poor access or others. • Availability of regional public transit options within the City. The goals, policies, and strategies section includes specific efforts to pursue as it relates to offering a range of affordable housing options. ECONOMIC DEVELOPMENT ISSUES AND OPPORTUNITIES In the next 20 years the City will face a variety of issues as well as opportunities related to economic development. Many of these issues are larger in scale and will require regional and state partners to address them, especially as related to transportation and infrastructure. Tax Base Diversification One of the primary issues facing the City will be sourcing new tax revenue and normalizing the City’s financial system. The City’s tax base relies heavily on the Xcel MNGP which is a finite revenue stream and will eventually be gone. Communities with diverse tax bases are resilient to shifts and fluctuations in the economy more so than communities that have a single large taxpayer or a majority of businesses in a single industry or sector. When the generating station is excluded from the equation, the City’s largest single taxpayer makes up only 2.3% of the total tax capacity. This allows the city to have significant stability as it replaces the Xcel MNGP taxes. However, this diversity requires the community to look to multiple projects to help fill the pending gap but also allows for the development of industry clusters to provide both tax base and employment opportunities. ECONOMIC DEVELOPMENT MONTICELLO 2040 VISION + PLAN 131 ECONOMIC DEVELOPMENT GOALS Listed below are the economic development goals which were informed by the Community Vision. For the complete set of policies and strategies for the goals refer to the Implementation Chapter. GOAL 1: BUSINESS ATTRACTION AND RETENTION A successful business attraction and retention program that attracts new businesses and retains existing businesses. GOAL 2: TAX BASE EXPANSION 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. GOAL 3: DOWNTOWN VITALITY A vibrant and thriving Downtown that contributes to the City’s economic development and housing objectives. GOAL 4: REDEVELOPMENT AND REINVESTMENT Redevelopment of vacant and underutilized parcels consistent with meeting the City’s economic development, land use and community design objectives. GOAL 5: LIFE-CYCLE HOUSING Monticello will be a community with a wide variety of housing options that includes workforce, starter, step up, and senior housing to allow for new and existing residents to remain and age in the community. GOAL 6: WORKFORCE DEVELOPMENT A workforce development and training program that provides the skills and knowledge needed for a wide range of jobs and opportunities. GOAL 7: PROMOTION AND PARTNERSHIPS Collaborative Partnerships and the Promotion of Monticello Economic Development Projects, Programs and Activities. GOAL 8: OPPORTUNITY FOCUS AREAS Reinvestment, redevelopment and overall improvement of the opportunity focus areas within the City. MONTICELLO 2040 VISION + PLAN 131 MONTICELLO 2040 VISION + PLAN 185 CHAPTER 9: IMPLEMENTATION 185 208 IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION GOAL POLICY STRATEGY ONGOING THEMESHORT- TERM LONG- TERM Goal 4: Revitalized Mixed-Use Downtown Policy 4.3: Downtown Mixed-Use Strategy 4.3.2 - Focus investment and redevelopment efforts on Block 52 and surrounding parcels. Recruit a high-profile tenant or other large activity generator in a premier building space overlooking the River and anchoring the Downtown. Strategy 4.3.3 - Implement improvements to the downtown streetscape, including the Walnut Corridor Streetscape Plans, to complement the goal for a new and revitalized downtown. All downtown branding and signage should be consistent. Strategy 4.3.4 - Coordinate with MnDOT as necessary to implement traffic management measures and streetscape design techniques to reduce truck speeds through Downtown, improve the pedestrian experience and incorporate design techniques that emphasize safety, access and mobility throughout the Downtown. Active Employment Centers Goal 5: Monticello as a strong and growing regional employment center including a variety of economic sectors established as the preferred location for manufacturing, technology, research, and development, and home to a diverse mix of businesses and industries. See also the Goals, Policies and Strategies for Economic Development. Policy 5.1: Land Supply and Employment Growth Maintain an industrial land supply that is adequate and suitable for the continued growth of the City’s core industries, including manufacturing, logistics/distribution, and emerging technologies. The City should capitalize on its proximity to Interstate 94, regional transportation facilities, and educated and skilled work force to create opportunities for job growth. Strategy 5.1.1 - Retain and plan for development of land zoned for Employment Campus and Light Industrial Park that is sufficient to meet long-term needs for light industrial uses, manufacturing, production and assembly, and other uses which support continued diversity in tax base and create living-wage employment. Strategy 5.1.2 - Evaluate industrial land use opportunity for warehousing/distribution as a growing industrial sector, balancing impacts on transportation corridors and land-to- employment ratios. IMPLEMENTATION MONTICELLO 2040 VISION + PLAN 209 IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION GOAL POLICY STRATEGY ONGOING THEMESHORT- TERM LONG- TERM Goal 5: Active Employment Centers Policy 5.1: Land Supply and Employment Growth Strategy 5.1.3 - Retain existing General Industrial areas, recognizing a need for such uses, while recognizing that these areas may require outdoor yard space, have special operational needs and are incompatible with more sensitive uses such as housing, schools and retail development. The impacts of these areas on the environment and nearby neighborhoods should be managed to reduce impacts and potential hazards, avoid nuisances, and maintain a high quality of life in Monticello. Strategy 5.1.4 - Develop a plan for servicing Employment Campus land areas with roads and utilities in recognition of their potential for tax base and employment generation. MONTICELLO 2040 VISION + PLAN MONTICELLO, MN FUTURE LAND USE MAP - EXHIBIT 3.3 DECEMBER 2020 1 inch = 2,250 feet PROJECT TEAM: PREPARED FOR: CITY OF MONTICELLO THE LAKOTA GROUP WSB © 2020 THE LAKOTA GROUP MONTICELLO 2040 FUTURE LAND USE EMPLOYMENT BASE DESIGNATIONS - CHAPTER 3 MONTICELLO 2040 EMPLOYMENT CENTERS EXCERPT - CHAPTER 3 Most of the City’s employment-generating land is developed with low-rise industrial uses and business parks, reflecting the City’s character and proximity to Interstate 94. However, Monticello’s employment base is diverse. The City includes health care facilities, manufacturing businesses, light assembly and repair businesses, professional and management services, hotels, restaurants, and a vast array of retail and service jobs. Just as neighborhoods and open spaces shape Monticello’s identity and quality of life, so do these workplaces. MONTICELLO 2040 VISION + PLAN 211 IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION GOAL POLICY STRATEGY ONGOING THEMESHORT- TERM LONG- TERM Goal 5: Active Employment Centers Policy 5.4: Employment Generating Land Use Design & Regulations Maintain land development regulations which support economic growth, expansion into other economic sectors, and foster achievement of the City’s economic development objectives. 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. Since the higher permitted FARs, standards shall be established to ensure that such buildings are maintained as warehouses and not converted to uses generating significantly higher traffic volumes. Strategy 5.4.2 - Maintain a land use strategy for industrial and employment focused land that is consistent with the Economic Development Chapter. 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. Strategy 5.4.4 - As a means to attract and retain quality employees, develop employment centers which are supportive of quality of life needs of employees. Encourage the provision of outdoor and indoor employee-serving amenities in the City’s workplaces, such as parks and plazas, outdoor seating areas, fitness facilities, bicycle storage areas and showers and related facilities. Strategy 5.4.5 - Where high-quality natural amenities exist within or adjacent to developing industrial uses, integrate these areas into site design to support high-quality industrial development. 212 IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION GOAL POLICY STRATEGY ONGOING THEMESHORT- TERM LONG- TERM Goal 5: Active Employment Centers Policy 5.5: Co-Working, Flexible Building Space & Office Development Recognize the changing dynamic to workspaces and anticipate the changing needs of office development. Co-working spaces provide a centralized office location utilized by a variety of individuals and small groups. Building space should be adaptable to multiple needs. New speculative office development should be discouraged unless a primary tenant is directly involved. Strategy 5.5.1 - Amend zoning to allow co- working spaces in the downtown and other commercial or employment areas of the City; require adaptable building and office space for speculative development. Goal 5: Active Employment Centers Policy 5.6 - Industrial Land Use Compatibility Achieve compatibility between industrial uses and adjacent land uses through the regulation of industrial activities, limits on operations, and standards for buffering when required. This is particularly important in areas that may be adjacent to commercial and residential uses. Strategy 5.6.1 - Monitor and limit industrial uses that use, store, generate, or transport significant quantities of hazardous materials in areas close to sensitive “uses such as schools, housing, or shopping centers. 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. IMPLEMENTATION Prepared for: City of Monticello, MN Prepared by:Bolton and Menk, Inc. Industrial Development Feasibility StudyFINAL REPORT Table of ContentsExecutive Summary 3Introduction 6Northwest Monticello Land Analysis 19East Monticello Land Analysis 26Cost Beneﬁ t and Conclusions 33Industrial Development Feasibility Study Monticello, MinnesotaJune 9, 20222Background Industrial Development Feasibility Study Monticello, Minnesota June 9, 20223Background1. Executive Summary Industrial Development Feasibility Study Monticello, MinnesotaBackgroundJune 9, 20224BackgroundOwning Monticello’s FutureNW GROWTH AREA EAST GROWTH AREAWell-informed land use decisions are part of Monticello’s broader eff ort at strategically transitioning from an energy-based economic foundation towards a diversiﬁ ed economic and land use base. Towards that end, this study looks at two large areas on the edges of the city and their potential to support the city’s goals of being a regional center, growing a balanced tax base, and promoting job growth.This study is another important step towards putting Monticello in the driver’s seat of its own destiny - to proactively determine and attract the type(s) of development the City desires, rather than to only receive residual development interest from Saint Cloud and Twin Cities, and to support a transition from an energy-based economy. Doing so will support the identity of the community as a regional center, located on a great river, with a downtown, and superior amenities that attract families and businesses who desire these qualities - Monticello is not just a “highway town between two metro areas.”Yet, the City must still address several larger regional issues that impact it precisely because it is between two large metros: surrounding exurban land use patterns, market competition with nearby communities, the potential of a new interchange, and the possibility of a future new bridge crossing.In this study the City explores three development scenarios for each growth area - two scenarios in each area that consider a future interchange, and one without. Each scenario, and associated cost estimates, provide a preliminary framework in which the City can evaluate growth feasibility, strategies, and necessary allocation of resources. This study recommends that the City pursue growth via three approaches: 1. Concentrate expanding infrastructure to catalyze future development and an interchange/bridge, within the Northwest growth area 2. Incrementally develop contiguous residential lands within the East growth area, as outlined in the Comprehensive Plan. 3. Continue pursuing inﬁ ll growth for available land within the city’s existing borderThis approach will allow the City to promote higher quality development where it can be effi ciently served with existing and future infrastructure, and protect its identity as a regional center through land management on its eastern edge. 1122 Industrial Development Feasibility Study Monticello, MinnesotaBackgroundJune 9, 20225BackgroundThis study recommends that the City pursue growth via three approaches: 1. Concentrate expanding infrastructure to catalyze future development and an interchange/bridge, within the Northwest growth area 2. Incrementally develop contiguous residential lands within the East growth area, as outlined in the Comprehensive Plan while initiating discussions with Otsego about potential partnerships to develop employment uses along the shared border. 3. Continue pursuing inﬁ ll growth for available land within the city’s existing borderThis approach will allow the City to promote higher quality development where it can be effi ciently served with existing and future infrastructure, and protect its identity as a regional center through land management on its eastern edge.123BIG LAKEOTSEGOMNGPBertram Chain of LakesPelican LakeCHELSEA CHELSEA COMMONSCOMMONSDOWNTOWNDOWNTOWNFENNING / FENNING / BROADWAYBROADWAYNORTHWEST STUDY AREANORTHWEST STUDY AREAEAST STUDY AREAEAST STUDY AREA 5Industrial Development Feasibility Study Monticello, MinnesotaBackgroundJune 9, 20225Background2. Introduction and Context 6Industrial Development Feasibility Study Monticello, MinnesotaBackgroundJune 9, 20226BackgroundNorthwest SiteEastSiteStudy AreasMonticello has identiﬁ ed two areas for this study - one on the northwest side of the City and one on the east side.Purpose Monticello in the RegionPlan Structure and OutcomesIntroductionThis study is one of several eff orts the City has undertaken in recent years to help prepare for the potential transition of the Xcel Monticello Nuclear Generating Plant (MNGP). The purpose of this study is to: • Establish initial feasibility of the development of large tracts of land to the northwest and the east of the existing City limits. • Provide initial insights as to the relative beneﬁ ts and costs of developing each of the study areas. • Explore diff erent development approaches to the two areas.• Understand how industrial land and their related uses in these two study areas can connect to a wide range of City goals, thereby contributing to the overall health and well being of the City and its residents. Located equidistant from the Twin Cities and St. Cloud, along the Mississippi River and astride I-94, Monticello is in a strong position to take advantage of its locational advantages and to accomplish its vision to become a regional center with a strong downtown, a balanced tax base, and a model for sustainable growth.Proximity to two growing regions presents great opportunity. Monticello’s residents have ever increasing options in the outer ring suburbs for employment, amenities, and activities. However its location between two metropolitan areas also poses several challenges. With outward growth from Saint Cloud and the Twin Cities pushing towards Monticello, the City is at risk of being negatively impacted by undesirable and incompatible uses that seek inexpensive land where operations are isolated from nearby uses. At the same time, the City has the opportunity to beneﬁ t from its strategic location along a primary transportation corridor near a major metro area, which is attractive to many industries. If properly managed and staged, resulting development can generate signiﬁ cant beneﬁ ts to the City such as diversiﬁ ed tax base, increased jobs, and customers for area retail districts.Rather than just being the willing recipient of any and all development that move outward from the two metropolitan areas, Monticello is positioning itself an emerging regional center along a great riverway, with strong schools and a true downtown. Those are the qualities that the City must leverage as it attracts new employers to the City. Fortunately, the industrial and employment marketplace is moving in that direction already. Whereas access and availability of unencumbered land was once considered the single most important locational factor for employers, today location decisions are more complex. With a shortage of workers, many employers know they can no longer “pull” employees long distances to job sites with no amenities. The job is not the attraction - the location, and the ability to live a desired lifestyle is the attraction. Therefore, more employers want to be where the employees already are and/or where they desire to be. This bodes well for Monticello as it aspires to be, ﬁ rst and foremost, a desirable community along a great river, with a strong school system, great parks, and a thriving downtown. Ultimately, this is what will attract both employees and employers, as well as visitors and residents. A Small Regional Center in between two growing metropolitan areasMonticello can take advantage of its location between the Twin Cities and Saint Cloud, however it also has to contend with the potential negative impacts. Saint CloudI-94Mississippi RiverMonticelloTwin CitiesThis study is organized to provide City staff and policy makers with information on the suitability of two sites for primarily industrial, light industrial, and other job-creating uses. It also provides information about how these uses can serve a wide set of community needs beyond jobs and tax base. To that end, the plan includes a discussion about the range of industrial and light industrial uses, the sizes and patterns they tend to take, and their relative suitability in the community. Section One provides background information on the MNGP, the anticipated extent of impacts upon possible closure, the City’s current relevant policies that address the transition to a non-energy economy, and the market trends currently aff ecting industrial and light industrial development in the region. Sections Two and Three analyze the two study area sites. Each chapter contains a physical analysis of development opportunities and challenges. These chapters off er potential ways in which each site can be developed, along with the major infrastructure needs necessary to serve it. Section Four contains a cost / beneﬁ t analysis of scenario outcomes, and a discussion on ﬁ nal recommendations.I-94 Introduction The Xcel “X Factor”Market Context and Trends7Industrial Development Feasibility Study Monticello, MinnesotaBackgroundJune 9, 20227BackgroundStemming from the potential transition of the Xcel Monticello Nuclear Generating Plant (Xcel (MNGP), the industrial market in and around Monticello has been the subject of multiple studies in recent years. The focus of this Plan therefore is not to replicate these eff orts, but rather to summarize and utilize relevant points as they apply to the need for – and future of – two proposed industrial development areas. These considerations include:• Current and forecasted industrial market conditions, in terms of expected development types, scale, absorption, and requirements• Trends in industrial space usage, based on overall market conditions in the area, as well as more generalized best practices • Opportunities for Monticello in particular, based on its location and assetsStudy AreasThe MNGP (red circle) is located on the north edge of the city, along the Mississippi River and adjacent to this study’s Northwest Growth Area.Image Source: thehometownsource.comMNGPNORTHWESTEASTThe MNGP is located on the northern edge of the city along the Mississippi River. Though not certain, it is possible that the MNGP will not seek re-certiﬁ cation past the year 2040. Operating since 1971, the MNGP has consistently been the city’s largest employer and its largest source of tax revenue. Though its valuation and employees ﬂ uctuate, in 2021 the MNGP had 700 employees and a tax capacity of approximately $17 million - equivalent to approximately 50% of the property taxes paid to the City. The City has been actively working to diversify its tax base over recent years, and intends to continue doing so to absorb the anticipated future reduction in tax revenue from MNGP. Fortunately, recent growth and area development have already enabled the City to begin reducing its economic reliance on MNGP by diversifying its tax base. Previous impact studies determined that to “backﬁ ll” the full tax capacity of the Plant by 2040, the city would need to increase its tax base by approximately $250,000/year. If accomplished annually until 2040, the City would experience no net loss of taxes by the estimated Plant closure date of 2040. Furthermore and regardless of plant closure, assuming economic development eff orts are diversiﬁ ed across industries, the result will be a more resilient tax base that lessens its reliance on one single industry and taxpayer. Towards a Resilient Economy8Industrial Development Feasibility Study Monticello, MinnesotaBackgroundJune 9, 20228BackgroundTo foster economic sustainability and market resilience, cities should seek to diversify their tax base while ﬁ nding beneﬁ cial ways to support area growth, in alignment with community needs and visions.Principles that are emerging from the City’s eff orts on this front are summarized below:• Diversiﬁ cation is good practice, regardless of plant status. A more robust and diversiﬁ ed tax base will provide a more sustainable economic future as resilience against future economic cycles and shocks. Even if the plant remains open for the long term, the approach here will support a stronger and healthier local economy. • Gradual changes over time are advisable. Rather than banking on a sudden shift, incremental changes over the next few decades are more achievable and manageable. In fact, reliance on Xcel has been decreasing since 2016, due to changes in how the property is valued and increase in other city development. This has gone from 61% of tax capacity in 2016 to 53.5% in 2021.• City guidance is needed to optimize outcomes. The city has acknowledged for many years that a strategic and proactive approach will be critical to a strong transition from MNGP. This involves not just direct economic development assistance but considering how to align city goals and actions across multiple areas.Monticello’s top 15 taxpayers, and their tax capacity, as noted in the city’s 2040 Comprehensive Plan. Current Industrial Market ConditionsWith its central location between Saint Cloud and the Twin Cities, Monticello is well situated to beneﬁ t from growth of both areas, especially with its proximity to Interstate 94, which links them. Due to its size and proximity, Twin Cities Metropolitan Area statistics provide the most relevant trends in terms of growth. As such, the section below references Twin Cities data.While many indicators of economic “health” are still recovering from COVID-19 pandemic impacts, others have already recovered or surpassed pre-pandemic levels. Minneapolis Saint Paul Regional Economic Development Partnership (GreaterMSP) maintains a Regional Recovery Hub that tracks economic indicators in terms of status relative to their pre-pandemic baseline in early 2020 (top left image). The Tracker notes that while housing construction and offi ce space leases continue to lag, factors such as employment, job posting, jobless claims, small businesses, and startup funding have largely recovered or surpassed pre-pandemic levels.Notably for communities like Monticello, demand for industrial space remains at historically high levels. In its 2021 year in review report (right), Colliers looked back on a time of unprecedented activity in the industrial market in the Twin Cities. Contributing factors included construction and development delays due to the pandemic, the entrance of large e-commerce ﬁ rms into the market, increases in stock levels, and onshoring of key industrial sectors. As such, 2021 was the region’s second-best year ever of absorption, going from a typical level of 7-8 million to 13-14 million square feet. The increase was driven by the demand for several large space users, needing 500,000-1,000,000 square feet each – including e-commerce retailers like Amazon, and grocery distributors like Associated Wholesale Grocers. Economic developers have identiﬁ ed a shortage of close-in developable sites near the metro area. The following charts and graphs show the related impacts on investment volume, rent growth, and overall activity.0.81%1.76%2.03%2.23%2.50%2.54%3.02%4.02%5.52%5.58%5.73%6.80%7.65%.DQVDV&LW\DetroitCincinnatiChicagoHoustonSouth FloridaMilwaukeePhoenixDallasClevelandTampa BaySt. LouisMinneapolisSource: Colliers Research$390$450$812$847$588$793$1,130$1,560$1,693$2,120$0$500$1,000$1,500$2,000$2,5002012 2013 2014 2015 2016 2017 2018 2019 2020bSource: Colliers Research0.24MSF1.95MSF0.05MSF3.30MSF5.33MSF7.16MSF2.52MSF2.23MSF-0.57MSF0.35MSF5.42MSF-2MSF0MSF2MSF4MSF6MSF8MSF20112012201320142015201620172018201920202021Net Absorption (SF)Industrial Space AbsorptionYear over Year Rent Growth for Industrial SpaceTwin Cities Metro Industrial Investment Volume9Industrial Development Feasibility Study Monticello, MinnesotaBackgroundJune 9, 20229Background Regional CompetitivenessGreaterMSP also maintains a regional indicators dashboard (below), which tracks general economic, environmental, and social outcomes both directly and compared with several peer regions (Atlanta, Austin, Boston, Charlotte, Chicago, Dallas-Ft. Worth, Denver, Pittsburgh, Portland, San Francisco, and Seattle). These reﬂ ect on the region’s overall economic competitiveness. Looking at the most recent version for 2021, Minneapolis ranks middle of the pack or better on most indicators around economy, business vitality, talent, education, infrastructure, environment, livability, and vital statistics. The exceptions include lower than average growth rates for gross regional product, jobs, and new establishments – as well as racial disparities in employment and income.Industrial Land Use AbsorptionIt’s important to note that Monticello has a solid existing economic base in terms of diversiﬁ cation and economic growth. Despite a heavy reliance on MNGP, employment is diversiﬁ ed across employers and sectors. Proactive approaches to economic development have resulted in the signiﬁ cant achievements with business retention and attraction. City tools have included assistance with land acquisition and assembly, construction of public infrastructure, remediation of brownﬁ elds, tax increment ﬁ nancing, and a revolving loan program. Level of assistance provided has been assessed based on project need, availability of resources, and alignment with city goals. Due to limited resources, it will be important to prioritize areas and investments using these criteria.Since the early 2000’s, Monticello has been active in building out new industrial areas. To help track and predict the rate of industrial growth, the City conducted a 2020 study on industrial land absorption & demand. Based on this study, and associated analysis, it was estimated that Monticello currently experiences an average industrial absorption of about 5 acres a year - equating to 100 acres through the year 2040, at the current rate. The chart to the right from the study outlines industrial land absorption within Monticello from 2013-2018. This incremental rate of growth could be altered based expansion of existing businesses, or opportunity business attractions. In 2000, the City of Monticello was made aware of a large potential manufacturing company that was exploring locating to the city. Site feasibility assessments identiﬁ ed several possible locations, with land consumption around 30-50 acres or more for this use. While this is currently on hold (based on signiﬁ cant questions about site feasibility and public costs of serving the sites), it opened up possibilities regarding the suitability of the area for larger industrial uses that could maximizes the city’s advantages, and provides a larger economic beneﬁ t. Further, the feasibility work highlighted the importance of the city to continue identifying and tracking land feasibility for prospective development and needs.ECONOMYINCLUSIVE GROWTHBUSINESS VITALITYENTREPRENEURSHIPTALENTTALENT AVAILABILITYANNUAL JOB GROWTH 0.8%MSP TREND: WORSEPEER RANK: 10 ØAVERAGE WEEKLY WAGE$1,240MSP TREND: BETTERPEER RANK: 7 ØJOBS PAYING A FAMILY SUSTAINING WAGE271.1%MSP TREND: BETTERPEER RANK: 3 ØWAGE GAP WHITE — OF COLOR(AGED 16-64 YEARS)332.7%MSP TREND: BETTERPEER RANK: 7 ×EMPLOYMENT GAP WHITE — OF COLOR(AGED 16-64 YEARS)9.1%MSP TREND: WORSEPEER RANK: 11 ÙANNUALGROSS REGIONAL PRODUCT GROWTH10.8%MSP TREND: WORSEPEER RANK: 11 ØVALUE OF EXPORTS$18.6BMSP TREND: WORSEPEER RANK: 8 ÙPATENTS ISSUED PER 1,000 WORKERS1.82MSP TREND: BETTERPEER RANK: 6 ÙLOANS TO BUSINESSES UNDER $1M IN REVENUE$897MMSP TREND: WORSEPEER RANK: 8 ÙNEW ESTABLISHMENTSThis data is for Minnesota9,662MSP TREND: BETTERPEER RANK: 12 ÙESTABLISHMENTS SURVIVING 5 YEARSThis data is for Minnesota55.3%MSP TREND: BETTERPEER RANK: 1 ×ANNUAL AMOUNT OF VENTURE CAPITAL$1.52BMSP TREND: BETTERPEER RANK: 8 ÙYEARLY GROWTH IN TECH JOBS4-1.0%MSP TREND: WORSEPEER RANK: 7 ×FEMALES AGED 16-64 YEARS WORKING78.5%MSP TREND: BETTERPEER RANK: 1 ÙFOREIGN-BORN POPULATION AGED 16-64 YEARS WORKING79.4%MSP TREND: BETTERPEER RANK: 1 ×POPULATION 25+ WITH AN ASSOCIATE’S DEGREE OR HIGHER53.5%MSP TREND: BETTERPEER RANK: 3 ÙPOPULATION 25+ WITH A BACHELOR’S DEGREE OR HIGHER43.2%MSP TREND: BETTERPEER RANK: 6 ÙNET MIGRATION OF 25-34 YEAR OLDS+4,778 PEOPLEMSP TREND: WORSEPEER RANK: 5 ×1) Real change based on inflation-adjusted GRP, chained to 2012 dollars. 2) Defined as the annual wage an individual must earn to support a set of typical expenses for necessities for a family of four with two working adults and two children (MSP = $35,485), per the MIT Living Wage Calculator. 3) Percent gap is between median wages of people of color and white, non-Hispanic workers’ median wages. 4) Data reflects COVID-19 impactCommercialIndustrialYearBusiness NameTotal AcreageBusiness NameTotal Acreage2013Dollar Tree0.75Von Hanson’s1.772014Aldi’s2.00Goodwill2.602015Mattress Firm0.93Kwik Trip2.232016Auto Zone1.73Dalheimer Beverage6.20Aspen Dental1.13LaMont Retail0.75Camping World1.58Sherburne State Bank0.892017Burnham Mini-Storage6.28Dental Clinic1.68Red Rooster0.10Mills Fleet Farm20.02018Twin City Staffing1.12Bondus Expansion0.76Moon MotorSports1.46Ryan Auto5.00Total Commercial Acreage Absorbed:53.00Total Industrial Acreage Absorbed:6.96Average Acreage Absorbed/Year:5.24Average Acreage Absorbed/Year:1.16Recent Industrial projects in Monticello10Industrial Development Feasibility Study Monticello, MinnesotaBackgroundJune 9, 202210Background Industrial Land Use SupplyMonticello has approximately 200 acres of land for industrial and employment uses in its existing inventory, with 95 gross acres available for industrial development - most of it located in the City’s two industrial parks. The City’s newest industrial park, Otter Creek Business Park (100 acres), has an estimated 48 gross acres suitable for development including 23 acres in several shovel-ready sites. Monticello also has limited land available in Oakwood Industrial Park (also 100 acres) for both development and redevelopment. Most of the sites in Oakwood are approximately 5 acres. The supply of available land and estimated annual industrial land absorption rate suggests that the city will likely be able to accommodate small to mid-sized uses for 20+ years on a variety of small to medium sized sites (2-15 acres). However, with the prospect of large-scale possibilities, Monticello is looking beyond existing inventory to see what areas could be made available beyond the city’s existing land supply. In particular, warehousing and distribution uses, which may be attracted by Monticello’s proximity to the metro area and access to I-94, would require sites that are signiﬁ cantly larger than what is currently available. Additionally, it takes time to acquire and prepare land for industrial development, as even private development requires public infrastructure. Conducting this study in advance of speciﬁ c interests intends to proactively position the city for strategic growth.Northwest Study AreaEast Study AreaOtter Creek Business ParkOakwoodBusiness ParkComparison of Monticello’s Two Business ParksSize Land Use UndevelopedOtter Creek Business Park130 ac light industrial 48 acOakwood Business Park110 acgeneral industrial15 acIndustrial Land Uses and the Comprehensive PlanIndustrial Land Uses and the Comprehensive PlanIn Monticello 2040, the City’s comprehensive plan, the future land use map guides approximately 1,729 acres for industrial and employment uses. The comprehensive plan identiﬁ es three land use types: Light Industrial Park (757 acres), General Industrial (220 acres), and Employment Campus (752 acres).• Light Industrial Park (LIP) guides areas for warehousing and distribution, manufacturing, research and development, medical laboratories, computer technology, and professional and corporate offi ces. Floor area ratio is 0.50 to 0.75, with a height of up to four stories and no minimum lot size. This corresponds to the zoning designation Light Industrial District (I-1).• General Industrial (GI) guides areas for light manufacturing, small warehouse and delivery operations, recycling facilities, production brewing, and construction and contracting yards. Floor area ratio is 0.50 to 0.75, with a height of up to two stories and no minimum lot size. This corresponds to the zoning designation Heavy Industrial District (I-2).• Employment Campus (EC) guides areas for research and development, medical laboratories, advanced manufacturing, green technology, renewable energy, computer technology, professional and corporate offi ces, light manufacturing, and industrial engineering facilities, along with some limited commercial. Floor area ratio is 0.50 to 0.75, with a height of up to six stories and no minimum lot size. This corresponds to the zoning designation Business Campus District (IBC).Employment CampusLight Industrial ParkGeneral Industrial Industry and Employment in Monticello11Industrial Development Feasibility Study Monticello, MinnesotaBackgroundJune 9, 202211BackgroundMonticello Future Land Use MapThe majority of land use guidance in the NW Site is industrial and commercial, while low-density residential and preservation lands encompass the East Site.Existing Industrial Supply Trends Impacting Industrial CompetitivenessThe following discuss trends and factors to consider regarding the location of industrial uses in the Monticello area. For the sake of clarity and brevity, this summarizes prior reports rather than duplicating analysis and citations.• Regional access and mobility. Monticello’s proximity to two metropolitan regions, as well as direct access to Interstate 94 and Trunk Highway (TH) 25, make it a strategic location for the movement of goods and services. These advantages have been augmented by capacity increases on I-94 south of Monticello, as well as access to the rail corridor in Sherburne County via TH 25. Additional plans for future interchanges and river crossing off of I-94 would further this advantage. Uses such as warehousing, distribution, manufacturing, and some retail prioritize this strategic advantage in choosing sites. Growth in distribution networks is an observable national trend that is driving demand for logistics and strategic locations.• Manufacturing jobs. Traditionally a base for industrial areas, manufacturing has experienced decades of transition and decline in some sectors, especially due to automation and globalization of trade. However, the Central Mississippi River Regional Planning Partnership’s Framework 2030 plan notes growth in manufacturing jobs in Wright County from 2008-2018, and Minnesota DEED forecasts (after correction for the pandemic) continued growth through 2028 for both Wright and Sherburne Counties. With a strategic location and access to workforce, Monticello may reasonably expect to be able to attract some of this growth.. • Environmental, social, and governance (ESG) principles. ESG refers to a mindset within the real estate development industry that prioritizes goals beyond just economics and proﬁ tability – to focus on environmental sustainability, environmental justice, climate action, and related values. The importance of these goals has been ampliﬁ ed in recent years, with increasing interest in younger generations, particularly Millennials. These factors may be critical in both talent recruitment and retention, as well as ensuring community support for new or expanded industry. While these principles are being driven by the private sector, city participation and policy may also be a factor.• Workforce availability and retention. For Monticello, location near two metro areas, and in a livable community, will be critical to ensuring access to a stable and growing workforce does not constrain growth going forward. A recent Central Mississippi River Planning Partnership (CMRP) study noted that regional job growth is outpacing regional household growth for the Wright and Sherburne County areas. Monticello’s employment inﬂ ow/outﬂ ow statistics indicate a signiﬁ cant opportunity to retain workforce leaving the community and generate economic impact from those commuting in. Due to this dynamic, ensuring that Monticello is a livable community with a range of housing options is an important economic development strategy, particularly from the perspective of workforce attraction and retention.• Availability of amenities to attract workforce. Increasingly businesses are recognizing the importance of having on site or nearby amenities for their workforce to enjoy. Amenities may include walking trails, access to lunch options, or nearby businesses to do mid day errands. With competition for workforce, employers and Cities often create partnerships to increase the attractiveness of the environment, which in turn helps businesses compete for workers. • Integrating with communities: Most light industrial and employment uses are clean, quiet, and relatively innocuous machinery and equipment. This renders many of them as perfectly compatible with nearby residential and commercial uses. While off site impacts always have to be considered carefully, as the City evolves, employment uses should be integrated in the city in a compatible manner wherever possible, and separated only when absolutely necessary. 12Industrial Development Feasibility Study Monticello, MinnesotaBackgroundJune 9, 202212Background LogisticsLogisticsLogistics ProductionProductionProductionLogisticsLogisticsOfﬁ ceOfﬁ ceOfﬁ ceOfﬁ ceOfﬁ ce+/- 5 jobs/acre+/- 10 jobs/acre+/- 20 jobs/acreFulfillment Center<5 jobs/acre5-10 jobs/acre20-35 jobs/acre5-15 jobs/acre5-15 jobs/acre5-10 jobs/acre<20 jobs/acre>20 jobs/acre10-20 jobs/acreYard and StorageManufacturingFlex commercial / Light IndustrialCommercial / Industrial parkCorporate campusWarehouseSmall Office ParkMaker/Tech SpaceJob DensityScale and OrientationJob density is an important measurement of the beneﬁ ts of a industrial uses in Monticello. Akin to measuring a car’s effi ciency by miles per gallon versus size of gas tank, the City should take care with industrial development to make sure the land (and the businesses on it) are generating as many jobs / acre as feasible. This is due largely to the cost of both land, and of serving new land uses with public infrastructure. Flex commercial buildings - the most common building for light industrial uses - are large open bay structures designed for interior ﬂ exibility. They can be divided for multiple tenants and / or they can be divided for multiple diff erent operations for one business. Typically, the interior space is used for some combination of offi ce/production/warehousing. Businesses using the space for primarily offi ce or manufacturing will have higher job density than businesses using the space for warehousing and distribution.Employment uses come in a variety of shapes and forms. Some have strict siting requirements, others are more ﬂ exible. The diagram below describes a broad spectrum of employment buildings, their land area, and the number of jobs they might produce. The illustration is not all encompassing, but illustrates the variety and diff erences amongst select types. Generally, the larger the building the more it will have a regional orientation - because it likely serves a broader region. These buildings tend to be located on the edge of a city, away from residential and with superior access to the region. Smaller buildings to the right of the diagram tend to have a community orientation and ﬁ t within the fabric of the city quite well. Access to Highway10-20 jobs/ acreAccess to People and Amenities2-5 jobs/acre13Industrial Development Feasibility Study Monticello, MinnesotaBackgroundJune 9, 202213BackgroundIndustrial and Employment TypesIndustrial Types and Employment Densities CHAPTER 4: FINISHING STANDARDS Section 4.11 Building Materials Subsection (E) Industrial Requirements City of Monticello Zoning Ordinance Page 337 (4) Metal exterior finishes shall be permitted only where coordinated into the overall architectural design of the structure, such as in window and door frames, mansard roofs or parapets, and other similar features, and in no case shall constitute more than 15% of the total exterior finish of the building. (5) Metal Roofing. Metal shall be an allowed roofing material in the “B”, Business Districts, provided such material is designed to resemble traditional commercial architecture and/or is designed to complement the architectural design of the building. (6) Building Materials and Design for the CCD District: All buildings within the CCD shall meet the materials and design standards of the Comprehensive Plan as defined by the Downtown Monticello Small Area Plan Amendment, the requirements of the CCD District, as well as the standards in Section 4.11 of this ordinance. (E) Industrial Requirements (1) In the Industrial and Business Campus District (IBC), the following building materials and standards shall apply: (a) Buildings shall maintain a high standard of architectural and aesthetic compatibility with conforming surrounding properties to ensure that they will not adversely impact the property values of the abutting properties and shall have a positive impact on the public health, safety, and general welfare, insofar as practicable. (b) Exterior building finishes shall not consist of galvanized or unfinished steel, or unfinished aluminum. (c) Exterior building finishes shall consist of materials compatible in grade and quality to the following: (i) Brick; (ii) Natural Stone; (iii) Decorative rock face block or burnished block; (iv) Wood, provided that the surfaces are finished for exterior use and wood of proven exterior durability is used, such as cedar, redwood, or cypress (v) Glass; (vi) Stucco or substantially similar finish product; CHAPTER 4: FINISHING STANDARDS Section 4.11 Building Materials Subsection (E) Industrial Requirements Page 338 City of Monticello Zoning Ordinance (vii) Exterior Insulated Finish systems, where said system is manufactured to replicate the look of one of the approved building materials in this section. (d) Metal exterior finishes shall be permitted only where coordinated into the overall architectural design of the structure, such as in window and door frames, mansard roofs or parapets, and other similar features, and in no case shall constitute more than 15% of the total exterior finish of the building. (2) In the Light Industrial District (I-1), the following building material standards shall apply: (a) Exterior building finishes shall not consist of galvanized or unfinished steel, or unfinished aluminum. (b) Any exterior wall adjacent to a public street must have a higher level of aesthetics. This could be accomplished by architectural design features, increased use of stone and/or brick across twenty-five (25%) of the façade area, combination of glass and architectural metals, or a wall plane articulation across twenty-five (25%) of the façade area. Such articulation must extend at least 5 feet from the primary building line of the principal building structure. (3) In the Heavy Industrial (I-2) districts, the following building material standards shall apply: (a) Exterior building finishes shall not consist of galvanized or unfinished steel, or unfinished aluminum. (b) Any exterior wall adjacent to a public street must have a higher level of aesthetics. This could be accomplished by architectural design features, increased use of stone and/or brick across fifteen (15%) of the façade area, combination of glass and architectural metals, or a wall plane articulation across fifteen (15%) of the façade area. Such articulation must extend at least 5 feet from the primary building line of the principal building structure. CHAPTER 5: USE STANDARDS Section 5.1 Use Table Subsection (A) Explanation of Use Table Structure City of Monticello Zoning Ordinance Page 361 TABLE 5-1: USES BY DISTRICT (cont.) Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Base Zoning Districts Additional Requirements A O R A R 1 R 2 T N R 3 R 4 M H B 1 B 2 B 3 B 4 C C D I B C I 1 I 2 Retail Commercial Uses (other) Buildings Less than 10,000 SF P P P 5.2(E)(27) Retail Commercial Uses (other) Buildings Over 10,000 SF C P P 5.2(E)(27) Specialty Eating Establishments C P P P 5.2(E)(28) Vehicle Fuel Sales C C C 5.2(E)(29) Vehicle Sales and Rental C 5.2(E)(30) Veterinary Facilities (Rural) C 5.2(E)(31) Veterinary Facilities (Neighborhood) C C C 5.2(E)(31) Wholesale Sales P P P None Industrial Uses Auto Repair – Major C *SEE TABLE 5-1A P P 5.2(F)(1) Bulk Fuel Sales and Storage P P 5.2(F)(2) Contractor's Yard, Temporary I I I 5.2(F)(4) Extraction of Materials I I I 5.2(F)(5) General Warehousing C P P 5.2(F)(6) Heavy Manufacturing C 5.2(F)(7) Industrial Services C P None Industrial Self-Storage Facilities C C 5.2(F)(8) Land Reclamation C C C C C C C C C C C C C C C 5.2(F)(9) Light Manufacturing P P P 5.2(F)(10 ) Machinery/Truck Repair & Sales P P 5.2(F)(11 ) Recycling and Salvage Center C C 5.2(F)(14) Truck or Freight Terminal C C 5.2(F)(15) Waste Disposal & Incineration C 5.2(F)(16) Wrecker Services C P 5.2(F)(17) CHAPTER 5: USE STANDARDS Section 5.2 Use-Specific Standards Subsection (F) Regulations for Industrial Uses City of Monticello Zoning Ordinance Page 405 (f) A calendar of specific dates when land reclamation operations will be conducted, including specific beginning and ending dates; and (g) The submission of a surety by the applicant in an amount determined by the Community Development Department to be equal to 100% of the value of the cost of restoring land whereupon land reclamation is to occur and repairing the degradation of roadways used to transport soils. (10) Light Manufacturing Light manufacturing uses may include a commercial component provided the following standards are met: (a) The commercial component is directly related to the products being created by the light manufacturing use. (b) The commercial component shall not exceed 30% of the gross floor area of the principal use. (11) Machinery/Trucking Repair & Sales and Industrial Services (a) The entire site other than that taken up by a building, structure, or plantings shall be surfaced with a material to control dust and drainage which is subject to the approval of the Community Development Department. (b) A drainage system subject to the approval of the Community Development Department shall be installed. (c) The lighting shall be accomplished in such a way as to have no direct source of light visible from adjacent land in residential use or from the public right- of-way and shall be in compliance with Section 4.4 of this ordinance. (d) When abutting a residential use, the property shall be screened with an opaque buffer (Table 4-2, Buffer Type “D”) in accordance with section 4.1(G) of this ordinance. (e) Parking or car magazine storage space shall be screened from view of abutting residential districts in compliance with Section 4.1(F) of this ordinance. (f) All signing and informational or visual communication devices shall be minimized and shall be in compliance with Section 4.5 of this ordinance. (g) Provisions are made to control and reduce noise. Section 4.1(G): Standards for Perimeter Buffers Section 4.1(F): Standards for Vehicular Use Area Landscaping CHAPTER 5: USE STANDARDS Section 5.2 Use-Specific Standards Subsection (F) Regulations for Industrial Uses Page 406 City of Monticello Zoning Ordinance (h) No outside storage except as permitted or conditionally permitted in compliance with Section 5.3(D)(26) of this ordinance. (i) All conditions pertaining to a specific site are subject to change when the Council, upon investigation in relation to a formal request, finds that the general welfare and public betterment can be served as well or better by modifying the conditions. (j) If the business repairs semi-trucks or other large machinery, a specific area shall be designated for the exterior storage of the things being repaired and/or other vehicles and equipment accessory and incidental to the vehicle or machinery being repaired or serviced. (12) Production Breweries and Micro-Distilleries Production Breweries and Micro-Distilleries shall be allowed as a permitted use in the I-1 and I-2 District, provided that: (a) The owner of the brewery qualifies for and receives a brewer license and a malt liquor wholesale license from the State of Minnesota, according to Minn. Statutes Section 340A.301. (b) Total production of malt liquor may not exceed 250,000 barrels annually. (13) Production Breweries and Micro-Distilleries with Accessory Taproom or Cocktail Room Production Breweries and Micro-Distilleries with Accessory Taproom or Cocktail Room shall be allowed by conditional use permit in the IBC, I-1 and I-2 Districts, provided that: (a) The facility is located in an area that includes and/or serves commercial traffic. (b) The facility is not located within 500 feet of a residential zoning district. (c) The owner of the brewery qualifies for and receives a brewer license and a malt liquor wholesale license from the State of Minnesota, according to Minn. Statutes Section 340A.301. (d) Total production of malt liquor may not exceed 250,000 barrels annually. (14) Recycling and Salvage Center (a) The center shall be on a parcel with an area of at least four acres. Section 5.3(D)(26): Outdoor Storage CHAPTER 5: USE STANDARDS Section 5.2 Use-Specific Standards Subsection (F) Regulations for Industrial Uses City of Monticello Zoning Ordinance Page 407 (b) The center shall be located at least 250 feet from any residential district, school, or day care. (c) Except for a freestanding office, no part of the center shall be located within 15 feet of any property line, or the minimum buffer yard setbacks required in Section 4.1(G), whichever requires the greater setback. (d) All recycling activities and storage areas shall be effectively screened from view by walls, fences, or buildings. Such screening shall be designed and installed to ensure that no part of recycling activities or a storage area can be seen from rights-of-way or adjacent lots. (e) All outdoor storage areas shall be surrounded by a solid fence or wall that is at least eight feet high, located no less than 30 feet from any public right-of-way, and located no less than 15 feet from any adjacent property. (f) Recyclable materials shall be contained within a leak-proof bin or trailer, and not stored on the ground. In the alternative, the outdoor storage of recyclable materials may occur on the ground, provided that the ground is surfaced with a suitable material acceptable to the City to control dust and drainage in a manner that is consistent with the City’s stormwater management requirements, and is fenced and screened to ensure that no storage is taller in elevation than the height of the screening. (g) The facility shall at all times comply with the terms of the MCPA permitting for the site, and shall promptly comply with any order of mitigation or correction issued by the MPCA when an inconsistency or violation is found. The City may require additional improvements to protect the City’s stormwater management system resulting from operation of the facility, including but not limited to, additional stormwater treatment, reporting, and notifications as appropriate. (h) There shall be no collection or storage of biodegradable wastes (as defined by the PCA) on the site. The storage of hazardous wastes shall be, at all times, found to be in compliance with the requirements and permitting of the MPCA as applicable to the site and the material in question. (i) Space shall be provided to park each commercial vehicle operated by the center. (j) The facility shall be administered by on-site persons during the hours the facility is open. CHAPTER 5: USE STANDARDS Section 5.2 Use-Specific Standards Subsection (F) Regulations for Industrial Uses Page 408 City of Monticello Zoning Ordinance (k) The site shall be maintained free of fluids, odors, litter, rubbish, and any other non-recyclable materials. The site shall be cleaned of debris on a daily basis and shall be secured from unauthorized entry and removal of materials when attendants are not present. (l) Noise levels shall be controlled in accordance with Section 5.2(A)(2)(e). (m) Signage shall include the name and phone number of the facility operator and indicate any materials not accepted by the center. (n) Access to the center shall be from a collector or arterial street. (o) No dust, fumes, smoke, vibration or odor above ambient level shall be detectable on abutting properties. (15) Truck or Freight Terminal (a) The architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing, conforming buildings or areas as to cause impairment in property values or constitute a blighting influence within the district in which the proposed use is located. (b) Parking areas shall be screened from view of abutting residential districts in compliance with Section 4.1(I) of this ordinance. (c) The entire site, other than that taken up by a building, structure, or plantings, shall be surfaced with a material to control dust and drainage, which is subject to the approval of the Community Development Department. (d) The site shall meet minimum lot dimension requirements of the District. (e) No outside storage except as permitted or conditionally permitted in compliance with Section 5.3(D)(26) of this ordinance. (f) Parking areas accessible to the public, including customers and employees shall be paved. (g) No more than six thousand (6,000) square feet of the site shall be devoted to the storage, parking, and/or circulation of semi-tractors and trailers, as illustrated on a site plan submitted in connection with an application for a conditional use permit. (h) All service activities shall occur within the principal building or approved accessory buildings. Section 5.2(A)(2)(e): Noise Section 4.1(I): Standards for Required Screening Section 5.3(D)(26): Outdoor Storage CHAPTER 5: USE STANDARDS Section 5.2 Use-Specific Standards Subsection (F) Regulations for Industrial Uses City of Monticello Zoning Ordinance Page 409 (16) Waste Disposal and Incineration (a) Disposal must be in accordance with Minnesota Pollution Control Agency regulations. (b) The facility must secure applicable local, county, state, and/or federal permits. (17) Wrecker Services (a) No portion of any salvage yard or junkyard shall be located within five hundred (500) feet of any residence district; (b) All outside storage in such yards shall be enclosed by a sight-obscuring fence of at least eight (8) feet in height, which fence and the materials used to construct it shall be approved of by the City; (c) No vehicles or junk shall be dismantled or stored within the 100-year flood plain. (d) Upon receiving a motor vehicle which will not be repaired, the battery shall be removed and the engine lubricant, transmission fluid, brake fluid and engine coolant shall be drained into watertight, covered containers and shall be recycled or disposed of according to all applicable Federal and State laws, rules, and regulations. No discharge of any fluids from any motor vehicle shall be permitted into or onto the ground. (e) To reduce noise, all dismantling of motor vehicles shall take place during timeframes deemed reasonable by the City; (f) No vehicle or junk shall be dismantled or stored within three hundred (300) feet of any water body or inland wetland, regardless of size; (g) No vehicles or junk shall be stored within three hundred (300) feet from the property line of any school, church, public playground, public park or cemetery or within ordinary view from the public facility. (h) No vehicles or junk shall be dismantled or stored within three hundred (300) feet of a well that serves as a public or private water supply unless such well serves the business; (i) No vehicles, junk or parts of other items shall be stored closer than one (100) feet of any property line. City Code Title 7, Chapter 6: Garbage and Refuse CHAPTER 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (B) Lots Page 492 City of Monticello Zoning Ordinance jurisdiction, including, but not limited to, clearing, grubbing, grading, excavating, transporting and filling. LAND RECLAMATION: The reclaiming of land by the importation, depositing, or grading of soils in excess of 400 cubic yards so as to elevate the grade. LANDSCAPE STRIP, PERIMETER: Vegetative material associated with the perimeter landscaping required for a vehicular use area. LANDSCAPING / NURSERY BUSINESS: A retail business devoted to the growth, display, and/or sale of plants, shrubs, trees; and/or landscaping materials and services. LIGHT INDUSTRIAL USE: (see “MANUFACTURING, LIGHT”) LOT (OF RECORD): A parcel of land, whether subdivided or otherwise legally described, as of the effective date of this ordinance, or approved by the City as a lot subsequent to such date and which is occupied by or intended for occupancy by one (1) principal building or principal use together with any accessory buildings and such open spaces as required by this ordinance and having its principal frontage upon a street. LOT: Land occupied or to be occupied by a building and its accessory buildings, together with such open spaces as are required under the provisions of this zoning regulation, having not less than the minimum area required by this zoning ordinance for a building site in the district in which such lot is situated and having its principal frontage on a street or a proposed street approved by the Council.  LOT Related Definitions (e.g. lot depth, lot area, lot corner, etc): [see section 8.2(B)] LOT LINE: A property boundary line of any lot held in single or separate ownership, except that where any portion of the lot extends into the abutting street or alley, the lot line shall be deemed to be the street or alley right-of-way. MACHINERY/TRUCK REPAIR: This business performs mechanical, electrical, structural, and cosmetic repairs to trucks and heavy equipment. Allowed: Tune ups and adjustment, replacement of parts, rebuilding of parts or components when installation is available, body repair, collision service and painting, frame straightening and repair, steam cleaning and/or sandblasting, undercoating and rust proofing, radiator repair, tire repair, wheel alignment and balancing, washing, cleaning, and polishing. MANUFACTURED (MOBILE) HOME: A structure transportable in one or more sections which in the traveling mode is 8 body feet or more in width or 40 body feet or more in length, CHAPTER 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (B) Lots City of Monticello Zoning Ordinance Page 493 or, when erected on a side, is 760 or more square feet and which is built on a permanent chassis and designed to be used as a dwelling with or without a permanent foundation when connected to the required utilities, and includes the plumbing, heating, air conditioning, and electrical systems contained in it, and which complies with the manufactured home building code (MN State Statute 327.31). MANUFACTURED HOME PARK: A contiguous parcel of land which has been developed for the placement of manufactured homes and is owned by an individual, firm, trust, partnership, public or private association, or corporation. MANUFACTURING, HEAVY: The manufacturing of products from raw or unprocessed materials, where the finished product may be combustible or explosive. This category shall also include any establishment or facility using large unscreened outdoor structures such as conveyor belt systems, cooling towers, cranes, storage silos, or similar equipment that cannot be integrated into the building design, or engaging in large-scale outdoor storage. Any industrial use that generates noise, odor, vibration, illumination, or particulate that may be offensive or obnoxious to adjacent land uses, or requires a significant amount of on-site hazardous chemical storage shall be classified under this land use. This use shall include any packaging of the product being manufactured on-site. Examples include but are not limited to the production of the following: large-scale food and beverage operations, lumber, milling, and planning facilities; aggregate, concrete and asphalt plants; foundries, forge shops, open air welding, and other intensive metal fabrication facilities; chemical blending, mixing, or production, and plastic processing and production. MANUFACTURING, LIGHT: The mechanical transformation of predominantly previously prepared materials into new products, including assembly of component parts and the creation of products for sale to the wholesale or retail markets or directly to consumers. Such uses are wholly confined within an enclosed building, do not include processing of hazardous gases and chemicals, and do not emit noxious noise, smoke, vapors, fumes, dust, glare, odor, or vibration. Examples include, but are not limited to: production or repair of small machines or electronic parts and equipment; woodworking and cabinet building; publishing and lithography; computer design and development; research, development, testing facilities and laboratories; apparel production; sign making; assembly of pre-fabricated parts, manufacture of electric, electronic, or optical instruments or devices; manufacture and assembly of artificial limbs, dentures, hearing aids, and surgical instruments or parts; manufacture, processing, and packing of food products or cosmetics; and manufacturing of components, jewelry, clothing, trimming decorations and any similar item. MARQUEE: Any permanent roof like structure projecting beyond a theater building or extending along and projecting beyond the wall of that building, generally designed and constructed to provide protection from the weather. CHAPTER 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (B) Lots Page 500 City of Monticello Zoning Ordinance RECREATIONAL VEHICLE CAMP SITE: A lot or parcel of land occupied or intended for occupancy by recreational vehicles for travel, recreational, or vacation usage for short periods of stay subject to the provisions of this ordinance. RECYCLING AND SALVAGE CENTER: A facility engaged solely in the storage, processing, resale, or reuse of recyclable and recovered materials. REGIONAL FLOOD: A flood which is representative of large floods known to have occurred generally in Minnesota and reasonably characteristic of what can be expected to occur on an average frequency in the magnitude of the 100-year recurrence interval. Regional flood is synonymous with the term "base flood" used in the Flood Insurance Study. REGULATORY FLOOD PROTECTION ELEVATION: The regulatory flood protection elevation shall be an elevation no lower than one foot above the elevation of the regional flood plus any increases in flood elevation caused by encroachments on the flood plain that result from designation of a floodway. REPAIR ESTABLISHMENT: An establishment primarily engaged in the provision of repair services for TV’s, bicycles, clocks, watches, shoes, guns, canvas products, appliances, and office equipment; including tailor; locksmith; and upholsterer. RESTAURANT: An establishment where meals or prepared food, including beverages and confections, are served to customers for consumption on or off the premises. Such a facility may include indoor and outdoor seating and/or drive through services. RETAIL COMMERCIAL USES (OTHER): Establishments primarily engaged in the sale of goods and materials to the general public not otherwise specifically defined in code. Retail commercial uses may include by are not limited to bookstores, antique stores, grocery stores and similar uses; but do not include sales from moveable motorized vehicles. RIVER, AGRICULTURAL: Rivers that run through intensively cultivated areas, mainly in the southern and western area of Minnesota. RIVER, FORESTED: Rivers that are in forested, sparsely to moderately populated areas with some roads; typically found in northeast, southwest and north-central Minnesota RIVER, REMOTE: Rivers that are primarily in roadless, forested, sparsely populated areas in northeastern Minnesota. RIVER, TRANSITION: Rivers that are in a mixture of cultivated, pasture and forest lands. CHAPTER 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (B) Lots Page 512 City of Monticello Zoning Ordinance family dwellings, or townhome units which do not utilize a communal location for trash and recycling. TREE, CANOPY: A tree that has an expected height at maturity of 30 feet or more. TREE, ORNAMENTAL: A small tree that has high visual impact typically grown for the beauty of its foliage and flowers rather than its functional reasons. TREE, SPECIMEN: Any canopy tree with a DBH of 36 inches or more and any understory or ornamental tree with a DBH of 10 inches or more that is not exempted as a specimen tree by this ordinance. TREE, UNDERSTORY: A tree that has an expected height at maturity of no greater than 30 feet. TREE SAVE AREA: The area around a specimen tree that extends one linear foot around the tree’s dripline. TRASH HANDLING AND RECYCLING COLLECTION AREA: Areas containing large dumpsters or compactors used to temporarily store trash and recycling materials prior to a regularly scheduled pick up. Such facilities are typically associated with multi-family buildings of more than four units, commercial operations and industrial sites. TRUCK OR FREIGHT TERMINAL: A use where buses, trucks, and cargo are stored, where loading and unloading is carried on regularly, and where minor maintenance of these types of vehicles is performed. UNDERSTORY TREE: A tree that has an expected height at maturity of no greater than 30 feet. UPLAND: Means all lands at an elevation above the ordinary high water mark. USE: The purpose or activity for which the land or building thereon is designated, arranged, or intended, or for which it is occupied, utilized, or maintained, and shall include the performance of such activity as defined by the performance standards of this ordinance. UTILITIES – MAJOR: Major utilities shall include the following: (A) Public infrastructure services providing regional or community-wide service that have regular employees on site during common working hours, and entail the construction of new buildings or structures such as waste treatment plants, potable water treatment plants, and solid waste facilities. CHAPTER 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (B) Lots City of Monticello Zoning Ordinance Page 517 protection, high aesthetic quality, and provide excellent opportunities for educational and scientific activities within the community. WETLANDS, HIGH QUALITY: High quality wetlands are still generally in their natural state and tend to show less evidence of adverse effects of surrounding land uses. Exotic and invasive plant species may be present and species dominance may not be evenly distributed among several species, however, a minimum of twenty (20) different species can be found within the basin. There tends to be little evidence of water level fluctuation due to storms and their shorelines are stable with little evidence of erosion. The combination of these factors result in these wetlands being judged as providing a greater level of water quality protection and significantly better wildlife habitat. They show little if any evidence of human influences and their greater levels of species variety, wildlife habitat and ecological stability results in higher aesthetic quality. These characteristics also offer opportunities for educational or scientific value to the community. WETLANDS, LOW QUALITY: Wetlands included in this category have been substantially altered by agricultural or urban development that caused over nutrification, soil erosion, sedimentation and water quality degradation. As a result of these factors, these wetlands exhibit low levels of plant species and a related reduction in the quality of wildlife habitat. These wetlands may also tend to exhibit extreme water level fluctuations in response to storms and show evidence of shoreline erosion. While these wetlands do provide for water quality and serve an important role in protecting water quality downstream, the combination of these characteristics cause these wetlands to provide low levels of water quality protection and to have poor aesthetic quality. They often exhibit evidence of significant human influences and they are deemed to be of little educational or scientific value to the community. WETLANDS, MEDIUM QUALITY: Medium quality wetlands have a slightly higher number of plant species present than low quality wetlands, often with small pockets of indigenous species within larger areas dominated by invasive or exotic species. Their relatively greater species variety results in slightly better wildlife habitat. They exhibit evidence of relatively less fluctuation in water level in response to storms and less evidence of shoreline erosion. As a result of these characteristics, these wetlands provide somewhat better water quality protection. They also exhibit relatively less evidence of human influences and therefore, tend to be of a higher aesthetic quality. These wetlands are still judged to be of limited educational or scientific value to the community. WETLAND BUFFER: An area of non-disturbed ground cover abutting a wetland left undisturbed to filter sediment, materials, and chemicals. CHAPTER 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (B) Lots Page 518 City of Monticello Zoning Ordinance WHOLESALE SALES: Establishments or places of business primarily engaged in selling merchandise to retailers; to industrial, commercial, institutional, or professional business users; or to other wholesalers. Wholesale establishment does not include contractor’s materials or office or retail sales of business supplies/office equipment. WHOLESALER: Any person engaged in the business of selling alcoholic beverages to retail dealers. WILDLIFE: All free living animals. WIND ENERGY CONVERSION SYSTEM (WECS): A wind-driven machine that converts wind energy into electrical power for the primary purpose of resale or off-site use WINE: The product made from the normal alcoholic fermentation of grapes, including still wine, sparkling and carbonated wine, wine made from condensed grape must, wine made from other agricultural products than sound, ripe grapes, imitation wine, compounds sold as wine, vermouth, cider, sherry and sake, in each instance containing not less than one half of one percent nor more than 24% alcohol by volume for nonindustrial use. WRECKER SERVICE: An establishment operated for the purpose of temporary storage on- site of no more than nine wrecked or inoperable vehicles for a period no longer than 90 days. If an establishment has 10 or more inoperable vehicles located on-site, stores inoperable vehicles for more than 90 days, stacks vehicles top to bottom, or portions of the vehicles are dismantled or removed for sale, it shall be considered a junkyard. YARD [see Section 8.2(B)(3)(a)]  YARD Related Definitions (e.g. front yard, corner yard, side yard, etc): [see section 8.2(B)(3)(a)(vii)] County Hwy 75 Chelsea Rd State Hwy 2585th St NE90th St N ELinn StPine StE 7th St School Blvd Riverview Dr Cedar StW River St Ma r v i n RdJason Ave NE Dundas Rd W Broadway St Hart Blvd Country LnHaug Ave NEElm StW 4th St Fenning Ave NEOakwook DrMallard Ln 95th St NE Fallon Ave NEEdmonson Ave NEMississippi Dr W 5th St W 7th St Sandberg RdPel i can LnFalc on Dr Fenning Ave NEWalnut StOak Ridge Dr NOriole LnClub View Rd Broadway St Hillcrest Rd E River St Hedman Ln Mill Trai l LnFallon Ave NEWright StNew StMarvin Elwood RoadRamsey StW 6th St River Mill Dr Wildwood Way Hilltop Dr Mill Run Rd O a k vi ew Ln Farmstead AveMartin Dr E 3rd St E 3rd St Red Rock LnGillard Ave NEMaple StFallon DrWillow StEastwood LnGraystone AveMarvin Elwood Rd Fieldcrest CirFairway DrJason Ave NEVine StM e a d o w L n Jerry Liefert Dr Praire Road Starling DrPalm StFallon Ave NEGolf Course Rd Fallon Ave NEKevin Longley Dr Craig LnRed Oak LnFront St W 5th St Thomas Park DrLocust StM ock i n gb i rd Ln W 3rd St Eastwood CirBriar O aks Blvd F a r ms t e a d Dr Hennepin StEi der LnOak Ln River Forest Dr Meadow Oak Ave Kampa Cir Oak Ri dg e Ci rMill Ct River Ridge Ln Oakview CtDundas CirKenneth LnOtter Creek RdMinnesota StEagle CirCrocus LnMeadow Oak Ln Stoneridge DrChestnut St1 2 0 th S t N E Darrow Ave NE Diamond Dr Pebblebrook Dr Widgeon LnWashington StBunker CirHomestead DrThomas CirE nd i c o tt TrCenter CirOakview CirSandtrap CirCountry Cir Cheyenne Ct Territoral Rd Tanager CirHillcrest CirOsprey Cir Acorn CirBalboul CirS w allo w Cir R iverside C irMeadow Oak CtMatthew CirEast Oak DrStoneridge C irOakwood DrMeadow Oak DrCounty Hwy 75 Hart BlvdMinnesota StElm StWright St90th St NECedar StMinnesota St01 02 03 04 05 06 07 08 09 10 11 12 13 14 16 1715 18 City of MonticelloOfficial Zoning Map : 1 inch = 2,500 feet Date: 9/6/2022 LegendBASE ZONING DISTRICTS PUDs Residential Districts-- Low Residential Densities A-O R-A R-1 Business Districts B-1 B-2 B-3 B-4 CCD-- Medium Residential Densities T-N R-2 R-PUD -- High Residential Densities R-3 R-4 M-H Mills Fleet FarmRed Rooster Swan RiverMonticello High School010203040506 0708 Spaeth Industrial ParkCamping World Affordable StorageAutumn Ridge OTHER Water Industrial Districts IBC I-1 I-2 Mississippi Wild, Scenic & Rec Overlay District OVERLAY DISTRICTS Performance Based Overlay District !!!!!Shoreland District Special Use Overlay District !!!!!Freeway Bonus Sign District 09 Rivertown Suites10Monticello RV11Deephaven 12 Twin Pines 13 UMC 14 Edmonson Ridge 18 Monticello Lakes 17 Stony Brook Village16Storagelink Monticello 15 Nuss Truck and Equipment Addition MONTICELLO 2040 VISION + PLAN 55MONTICELLO 2040 VISION + PLAN MONTICELLO, MN FUTURE LAND USE MAP - EXHIBIT 3.3 DECEMBER 2020 1 inch = 2,250 feet PROJECT TEAM: PREPARED FOR: CITY OF MONTICELLO THE LAKOTA GROUP WSB © 2020 THE LAKOTA GROUP City of Monticello Boundary Monticello Orderly Annexation Area (MOAA) Parcels Streets Railroad Water Bodies Development Reserve (DR) Open Space and Resource Conservation (OSRC) City Parks and Recreation (PR) Estate Residential (ER) Low-Density Residential (LDR) Traditional Residential (TR) Mixed Neighborhood (MN) Mixed-Density Residential (MDR) Manufactured Home (MH) Downtown Mixed-Use (DMU) Community Commercial (CC) Regional Commercial (RC) Commercial and Residential Flex (CRF) Employment Campus (EC) Light Industrial Park (LIP) General Industrial (GI) Public and Institutional (P) Xcel Monticello Nuclear Generating Plant (MNGP) FUTURE LAND USE MAP EXHIBIT 3.3 North 94 25 131 94PINE STPINE STELM STELM STBRO A D W A Y S T BRO A D W A Y S T CHE L S E A R D CHE L S E A R D JA S O N A V E N E JA S O N A V E N EEDMONSON AVEEDMONSON AVEFENNING AVEFENNING AVESCHOOL BLVDSCHOOL BLVD 85TH ST NE85TH ST NE COUNTY RD 39 NECOUNTY RD 39 NE COUN T Y R D 3 9 N E COUN T Y R D 3 9 N E COUNTY RD 37 NECOUNTY RD 37 NE COUNTY RD 37 NECOUNTY RD 37 NE 80TH ST NE80TH ST NE COMPREHENSIVE PLAN | NOVEMBER 2 3RD , 2020 ADOPTION FUTURE LAND USE MAP EXHIBIT 3.3 City of Monticello Boundary Monticello Orderly Annexation Area (MOAA) Parcels Streets Railroad Water Bodies Development Reserve (DR) Open Space and Resource Conservation (OSRC) City Parks and Recreation (PR) Estate Residential (ER) Low-Density Residential (LDR) Traditional Residential (TR) Mixed Neighborhood (MN) Mixed-Density Residential (MDR) Manufactured Home (MH) Downtown Mixed-Use (DMU) Community Commercial (CC) Regional Commercial (RC) Commercial and Residential Flex (CRF) Employment Campus (EC) Light Industrial Park (LIP) General Industrial (GI) Public and Institutional (P) Xcel Monticello Nuclear Generating Plant (MNGP) North Planning Commission Agenda - 10/04/2022 1 2B. Public Hearing - Consideration of a request for Amendment to Interim Use Permit to allow Extraction/Excavation of Materials in a B-3 and B-4 Districts (Pointes at Cedar). Applicant: City of Monticello Prepared by: Community Development Director Meeting Date: 10/04/2021 Council Date (pending Commission action): 10/10/2021 Additional Analysis by: City Engineer/PW Director, Project Engineer ALTERNATIVE ACTIONS No action is necessary at this time following a review of prior approvals for this project. Planning Commission Agenda – 10/04/22 1 3A. Community Development Director’s Report Council Action on/related to Commission Recommendations  Consideration of an Amendment to the Spaeth Industrial Park Planned Unit Development as Related to Building Design Applicant: Ken Spaeth Approved on the September 12th, 2022 consent agenda of the City Council.  Consideration of a Conditional Use Permit for Detached Accessory Structure—Major in an R-1, Single Family Residence District Applicant: Wes Olson Approved on the September 12th, 2022 consent agenda of the City Council.  Consideration of an Amendment to a Conditional Use Permit for Planned Unit Development related to Building Expansion Approved on the September 12th, 2022 consent agenda of the City Council. Downtown Project Updates • Block 52: The developer is currently moving through the demolition process on the block, having removed all but one intended structure on the site. They also continue to be moving through the building permit review process. The developer has closed on the property and now owns Lot 2, Block 1 of the Block 52 First Addition. The name of the project has been indicated to remain as “Block 52”. Construction updates will continue to be posted to the Downtown page of the City website. • Downtown Pedestrian & Roadway Improvements (Walnut Street): The City’s consultant for the Downtown Pedestrian & Roadway Improvements project continues to work on developing plans for the Walnut and River Street areas. As part of their planning, they have completed a parking analysis in the downtown. The consultant will be providing an informational hand-out that can be used for the Block 52 developer, existing businesses, and prospective businesses. The consultant will also present the information in upcoming workshops with policymakers. • Communication Strategy: Two Downtown Round meetings were planned, one in August and one in September. Both were promoted by mail, social media, email and hand-delivered. However, less than 5 downtown property owners attended both in total. In addition, two “coffee at the corner” meetings were held at the corner of River and Walnut Street, one in the morning and one in late afternoon. Only one business attended the meeting. However, staff will continue to use these tools to try to reach out to property and business owners to keep them up-to-date. Planning Commission Agenda – 10/04/22 2 Comprehensive Sign Plan The City Council has authorized a contract for the preparation of a Community Sign Guide Design & Specifications. Public identification and facility signs will be an important element of upcoming City projects. Signage for City buildings, community entrances, public parking lots, and wayfinding for pathways and parks will be necessary for projects ranging from Block 52 to the proposed Public Works facility. The development of a comprehensive sign guide is an important first step in preparation for the addition and replacement of public signs. Preparation of a comprehensive sign guide will provide the City with a cohesive look and feel for all public signage, promoting the community’s identity and aiding in clarity of place. A sign guide ensures that public signs are reflective of the City’s more recent brand, logo, and color components, while incorporating style references already in place. The intended guide will include the preparation of design templates for individual sign types for all community buildings and facilities, and the preparation of plans and specifications for each individual sign. Zoning Ordinance Recodification The City Council has approved the zoning ordinance recodification. Staff has begun the review of the ordinance. The staff review will identify clerical amendments as well as sections or chapters which will be the subject of more detailed discussion by the Planning Commission. The first Planning Commission workshop will occur prior to the next regular meeting in November. At the first workshop, staff will be identifying those section of code requiring more in-depth Planning Commission review and discussion. Staff will provide excerpts from those section and specific guiding questions for Commission to consider with the agenda distribution for November and December discussion. The Pointes at Cedar Project Updates The Pointes at Cedar Master Plan was approved unanimously by the City Council on September 26th. This approval followed the PARC’s review and formal recommendation for approval. The Master Plan presentation can be viewed here. Importantly, cost estimates for the project were included. The City Council plans to discuss next steps for timing and first improvements in the public spaces at The Pointes at an upcoming workshop.