Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Planning Commission Agenda - 06/06/2023
AGENDA REGULAR MEETING – PLANNING COMMISSION Monday, June 6, 2023 – 6:00 p.m. Mississippi Room, Monticello Community Center JOINT MONTICELLO PLANNING COMMISSION/CITY COUNCIL WORKSHOP Monticello Community Center 5:00 p.m. Concept Stage Planned Unit Development Proposal 100 -unit Multi -family Residential Project in a B-3 (Highway Commercial) District Outlot B, Great River Addition, 155-226-000020 (Applicant: Briggs Company) Commissioners: Chair Paul Konsor, Vice Chair Andrew Tapper, Teri Lehner, Eric Hagen, Melissa Robeck, Council Liaison: Councilmember Charlotte Gabler Staff: Angela Schumann, Steve Grittman, Ron Hackenmueller, Hayden Stensgard 1. General Business A. Call to Order B. Roll Call C. Consideration of Additional Agenda Items D. Approval of Agenda E. Approval of Meeting • Workshop Meeting Minutes—May 2, 2023 • Regular Meeting Minutes—May 2, 2023 F. Citizen Comment 2. Public Hearings A. Continued - Consideration of Conditional Use Permit for an Accessory Structure— Major and Conditional Use Permit for Driveway leading to Accessory Structure in Rear Yard in the R-1, Single Family Residential District Applicant: Ben Roberg B. Consideration of a Conditional Use Permit for Home Occupation for Manufacturing which requires equipment other than that which is typically found in a dwelling, and Use of an Accessory Building for said Home Occupation, which includes sales, in the R-1, Single-family Residential District Applicant: Tyler Berg C. Consideration of an Amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, "Land Use, Growth and Orderly Annexation", amending the text of the Plan to add flexibility for implementation of the Plan's goals and land use objectives for Industrial designations Applicant: City of Monticello 3. Regular Agenda 4. Other Business A. Community Development Director's Report 5. Adjournment MINUTES REGULAR MEETING – PLANNING COMMISSION Monday, May 2, 2023 – 6:00 p.m. Mississippi Room, Monticello Community Center PLANNING COMMISSION WORKSHOP Monticello Community Center 5:00 p.m. Continued Review of the Monti 2040 Land Use Designations and Industrial Uses Commissioners Present: Chair Paul Konsor, Vice Chair Andrew Tapper, Teri Lehner, Melissa Robeck Commissioners Absent: Eric Hagen Staff Present: Angela Schumann, Steve Grittman (NAC), Ron Hackenmueller, Hayden Stensgard 1. General Business A. Call to Order Chairperson Paul Konsor called the regular meeting of the Monticello Planning Commission to order at 6:07 p.m. B. Roll Call Mr. Konsor called the roll. C. Consideration of Additional Agenda Items None D. Approval of Agenda ANDREW TAPPER MOVED TO APPROVE THE MAY 2, 2023 REGULAR MEETING AGENDA. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. E. Approval of Meetine Minutes • Workshop Meeting Minutes—April 4, 2023 ANDREW TAPPER MOVED TO APPROVE APRIL 4, 2023 WORKSHOP MEETING MINUTES. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. • Regular Meeting Minutes—April 4, 2023 TERI LEHNER MOVED TO APPROVE THE APRIL 4, 2023 REGULAR MEETING MINUTES. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. • Special Meeting Minutes—April 12, 2023 ANDREW TAPPER MOVED TO APPROVE THE APRIL 12, 2023 SPECIAL MEETING MINUTES. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. F. Citizen Comment None 2. Public Hearings A. Consideration of Conditional Use Permit for an Accessory Structure—Major in the R-1, Single Family Residential District Applicant: Ben Roberg City Planner Steve Grittman provided an overview of the agenda item to the Planning Commission and the public. During the review of the Land Use Application, it was found that the applicant was interested in providing further information related to a companion Conditional Use Permit (CUP) for a driveway leading to the proposed accessory structure in the back yard. The applicant had since requested tabling action on the item and continuing the public hearing to the June 6, 2023 Planning Commission regular meeting, where both CUP requests can be reviewed and considered together. Mr. Konsor opened the public hearing portion of the agenda item. No comments were provided at that time. PAUL KONSOR MOVED TO CONTINUE THE PUBLIC HEARING ON THE REQUEST TO THE JUNE 6, 2023 REGULAR PLANNING COMMISSION MEETING AND TABLE ACTION ON RESOLUTION NO. PC -2023-17. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. B. Consideration of an Amendment to the Headwaters West Planned Unit Development District related to Subdivision Ordinance Requirements for Utility Installation Applicant: Delta Modular Construction, LLC City Planner Steve Grittman provided an overview of the agenda item to the Planning Commission and the public. The applicant requested to vary from the Subdivision Ordinance section related to the required installation and service of natural gas. The applicant noted that the twinhomes would be all -electric, including the areas where natural gas is commonly known to serve a home. Typically, with new development, the utility provider would install the natural gas lines at no cost, provided the lots utilize the natural gas on site. Since this would not be the case with the twinhomes, being all -electric, the utility provider would not install the main line through the development area. The request was to waive that requirement for the twinhome portion of the Headwaters West Planned Unit Development. Mr. Konsor asked if the twinhomes were still planned to be rental units and rented out by one sole owner of that portion of the development. Mr. Grittman confirmed. Mr. Konsor opened the public hearing portion of the agenda item. Brian Nicholson, of Headwaters Development, addressed the Planning Commission and the public. Mr. Nicholson mentioned that there were multiple factors that drove the decision for all -electric homes. Those factors included building design, ease of maintenance, renter safety, and long-term environmental sustainability. Mr. Konsor asked what the long-term plan was for the twinhomes, in case the twinhomes are sold to individual buyers and are left without natural gas capabilities. Mr. Nicholson clarified that at this time, Community Housing Corporation owns the entire subject area, and are slated to rent those homes out for at least the length of the Tax Increment Financing (TIF) District, roughly 25 years. Andrew Tapper asked if it was possible to place a disclaimer on these pieces of property that mentions the fact that there would be no natural gas service, in the event that these would be sold in the future. Community Development Director Angela Schumann noted that the conditions of approval in exhibit z of the agenda item includes a requirement to record documentation on all lots affected by this request. Councilmember Charlotte Gabler asked if there was an alternative for heating the homes in case power were to go out for an extended period of time. Mr. Nicholson noted that there is not a backup system for when the power goes out, but the renters of the twinhomes would have the option to go to the common area of the upcoming apartment building on site, which is to be heated by natural gas. Mr. Grittman added that homes that are heated with natural gas experience the same issue when the power goes out, and it is not exclusive to all -electric homes. Mr. Konsor closed the public hearing portion of the agenda item. Mr. Konsor asked if individual propane tanks could be installed on the property, if the twinhomes were ever sold and if the buyer wanted natural gas. Ms. Schumann noted that staff would review the ordinance sections related to bulk fuel services within the City. Councilmember Gabler asked if covenants or associated documents for the development would restrict installing natural gas in the future. Ms. Schumann mentioned that there are no association documents for the development, due to the twinhome portion being owned by a sole entity. TERI LEHNER MOVED TO ADOPT RESOLUTION NO. PC 2023-18 APPROVING AN AMENDMENT TO THE HEADWATERS WEST PLANNED UNIT DEVELOPMENT DISTRICT RELATED TO SUBDIVISION ORDINANCE REQUIREMENTS FOR UTILITY INSTALLATION, BASED ON THE FINDINGS IN SAID RESOLUTION AND SUBJECT TO THE CONDITIONS IN EXHIBIT Z. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. 3. Regular Agenda None 4. Other Business A. Community Development Director's Report Ms. Schumann provided an overview of the agenda item to the Planning Commission and the public. 5. Adjournment Andrew Tapper Moved to adjourn the May 2, 2023 regular meeting of the Monticello Planning Commission. Seconded the motion. Motion carried unanimously, 4-0. Meeting adjourned at 6:50 p.m. MINUTES WORKSHOP MEETING - MONTICELLO PLANNING COMMISSION Tuesday, May 2, 2023 — 5:00 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Paul Konsor, Teri Lehner, Melissa Robeck, Andrew Tapper Commissioners Absent: Eric Hagen Council Liaison Present: Charlotte Gabler Staff Present: Angela Schumann, Steve Grittman (NAC), Ron Hackenmueller, Hayden Stensgard 1. General Business A. Call to Order Chair Paul Konsor called the workshop meeting of the Monticello Planning Commission to order at 5:05 p.m. 2. Meeting Agenda A. Review and Discussion of the Monticello 2040 Vision + Plan (Monticello Comprehensive Plan) Land Use Desienations and Industrial Uses Community Development Director Angela Schumann provided an overview of the agenda item to the Planning Commission and the public. This discussion stemmed from two recent public hearings the Planning Commission held related to land use designations of certain industrial -zoned property in Monticello. Commissioner Andrew Tapper arrived at 5:13 p.m. The discussion at the meeting focused on contextual amendments to Chapter 3 of the Monticello 2040 Vision + Plan (Comp Plan). The purpose of the Planning Commission's workshop was to review and discuss the potential amendments brought forth by City Staff. These amendments directly related to the goals and objectives of the industrial zoning districts within the City, as well as the land slated for industrial uses in the "Future Land Use Map" in Chapter 3 of the Comp Plan. The Planning Commission will hold a public hearing on the proposed amendments at a future regular meeting. 3. Adjournment PAUL KONSOR MOVED TO ADJOURN THE WORKSHOP MEETING OF THE MONTICELLO PLANNING COMMISSION. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. MEETING ADJOURNED AT 6:03 p.m. Planning Commission Agenda - 06/06/2023 2A. Continued Public Hearing - Consideration of a Conditional Use Permit for an Accessory Structure—Major in the R-1, Single Family Residential District with a driveway leading to the detached structure in the rear yard. Applicant: Benjamin Roberg Prepared by: Meeting Date: Council Date (pending Northwest Associated Consultants 06/06/2023 Commission action): (NAC) 06/26/2023 Additional Analysis by: Community Development Director, Chief Building and Zoning Official, Community & Economic Development Coordinator, Project Engineer ALTERNATIVE ACTIONS Consideration of a Conditional Use Permit for total accessory building space exceeding 1,200 square feet in an area with a driveway leading to the detached structure in the rear yard. 1. Motion to recommend approval of the Conditional Use Permit for detached accessory structure and driveway in rear yard based on findings in Resolution No. PC -2023-17 and subject to the Conditions of Exhibit Z. 2. Motion to recommend denial of the Conditional Use Permit for detached accessory structure and driveway in rear yard based on findings to be made by the Planning Commission. 3. Motion of other. REFERENCE AND BACKGROUND Property: Legal Description: Lot 8, Block 2, Sunset Ponds Addition PID #: 155-159-002080 Planning Case Number: 2023-15 Request(s): Conditional Use Permit for garage area more than 1,200 square feet, and driveway in the rear yard. Deadline for Decision: June 11, 2023 (60 -day deadline) August 10, 2023 (120 -day deadline) Land Use Designation: Low Density Residential Zoning Designation: R-1, Single Family Residential 1 Planning Commission Agenda - 06/06/2023 Overlays/Environmental Regulations Applicable: NA Current Site Uses: Single Family Residential and Attached Garage Surrounding Land Uses: North: Single Family Residential East: Single Family Residential South: 1-94 / Single Family Residential West: 1-94 / Single Family Residential Project Description: This item was tabled and the hearing continued from the regular May meeting of the Commission. The construction of a 28' x 32' detached accessory structure is proposed on the subject property. The structure is proposed to be located within the rear yard of the site and includes a total of 896 square feet on the ground level and an additional 480 square feet on a second level identified as storage. Including the existing attached 596 square foot three -stall garage, a total of 1,492 square feet of space is proposed on the site. The upper storage area of the accessory building is exempt from the accessory structure square footage calculation as it is considered non - habitable space. The Zoning Ordinance permits a total of 1,200 square feet of garage area, with an additional 300 square feet allowed by Conditional Use Permit, and a maximum overall area of 1,500 square feet. The applicant has indicated that the ground floor area of the proposed accessory structure is intended to be used as a shop, golf simulator area and potentially, the parking area for a passenger vehicle. The second floor will be used only for personal storage and constructed as such. A driveway is proposed that would lead to the detached structure. In conjunction with the garage (accessory structure) construction, the applicant intends to remove an existing 120 square foot storage shed located on the site. 2 Planning Commission Agenda - 06/06/2023 ANALYSIS Zoning. The subject site is zoned R-1, Single Family Residential. Within R-1 districts, detached accessory buildings may not exceed 1,200 square feet in area except by conditional use permit. Thus, the processing of a conditional use permit is necessary. Setbacks. As indicated below, the proposed detached accessory building location meets applicable setback requirements: Related to the setback elements, the proposed driveway extension would bypass the existing attached garage through a side yard that is 11 feet in width. The driveway is shown on the applicant's amended application to be no greater than 8 feet in width, leaving a 3 foot setback to the adjacent property line. This 3 foot setback meets the required standard for such driveways. Lot Area and Width. The subject site measures 25,494 square feet in size and has a width of approximately 80 feet (measured at the front setback line). This exceeds the minimum standards for lots located in R-1 zoning districts. Building Height. The maximum allowed accessory building height in the R-1 zoning district is 15 feet. The Ordinance defines "building height" as follows: A distance to be measured from the mean ground level to the top of a flat roof, to the mean distance of the highest gable on a pitched or hip roof, to the deck line of a mansard roof, to the uppermost point on all other roof types. As shown on the submitted front building elevation, two dormers are proposed. While the two dormers technically include "gables," it is, in this case, considered appropriate to measure structure height from the side elevation gables. In this regard, a structure height of 15 feet is proposed in compliance with the maximum height requirement of the Ordinance. Building Type and Design. The applicant has submitted a narrative which states that the proposed accessory building will be finished in siding and shingles which will match those used on the existing home. As shown on one of the submitted building elevations, it appears that vertical siding is proposed on the accessory building. In contrast, the home appears to have horizontal siding. Required Proposed Front Yard No closer than the Principal Building NA Side Yard (north) 6 feet 9 feet Side Yard (east) 6 feet 96 feet Rear Yard 6 feet 45 feet Related to the setback elements, the proposed driveway extension would bypass the existing attached garage through a side yard that is 11 feet in width. The driveway is shown on the applicant's amended application to be no greater than 8 feet in width, leaving a 3 foot setback to the adjacent property line. This 3 foot setback meets the required standard for such driveways. Lot Area and Width. The subject site measures 25,494 square feet in size and has a width of approximately 80 feet (measured at the front setback line). This exceeds the minimum standards for lots located in R-1 zoning districts. Building Height. The maximum allowed accessory building height in the R-1 zoning district is 15 feet. The Ordinance defines "building height" as follows: A distance to be measured from the mean ground level to the top of a flat roof, to the mean distance of the highest gable on a pitched or hip roof, to the deck line of a mansard roof, to the uppermost point on all other roof types. As shown on the submitted front building elevation, two dormers are proposed. While the two dormers technically include "gables," it is, in this case, considered appropriate to measure structure height from the side elevation gables. In this regard, a structure height of 15 feet is proposed in compliance with the maximum height requirement of the Ordinance. Building Type and Design. The applicant has submitted a narrative which states that the proposed accessory building will be finished in siding and shingles which will match those used on the existing home. As shown on one of the submitted building elevations, it appears that vertical siding is proposed on the accessory building. In contrast, the home appears to have horizontal siding. Planning Commission Agenda - 06/06/2023 Staff recommends that the orientation of the siding on the accessory structure match that on the home. As a condition of conditional use permit approval, the materials used to finish the garage must sufficiently match the existing home in material type and color. Driveway. As previously indicated, the applicant has expressed an interest in parking a vehicle in the accessory building and have provided a garage door to a portion of the building. With this in mind, the structure will function as a "garage" and may be accessed via a driveway. The applicant's revised plans show a driveway that would be just wide enough to access one garage space. The applicant should identify the intended surfacing to access the garage — pavement is required to avoid driving over grass or other landscaping. This clarification to the plans should be made as a condition of approval. Conditional Use Permit Criteria. Approval of a conditional use permit application requires that the City find that conditions can be established to ensure that all the following criteria will always be met: (i) The conditional use will not substantially diminish or impair property values within the immediate vicinity of the subject property. Staff Comment: The proposed conditional use is expected to increase the property value of the subject site and is not expected to negatively impact neighboring properties. The parcel is an oversized single family lot and is bounded by the 1-94 exit ramps — little impact if any is likely on neighboring property. (ii) The conditional use will not be detrimental to the health, safety, morals, or welfare of persons residing or working near the use. Staff Comment: The accessory structure will be constructed in accordance with Building Code requirements and will not endanger persons or property in the area. (iii) The conditional use will not impede the normal and orderly development of surrounding property for permitted uses predominant in the area. Staff Comment: The surrounding area is fully developed. No access or development will be impacted by the proposed accessory building. (iv) The conditional use will not pose an undue burden on public utilities or roads, and adequate sanitary facilities are provided. Staff Comment: Construction of the accessory building is not expected to have an impact on utilities or roads. (v) The conditional use can provide adequate parking and loading spaces, and all storage on the site can be done in conformance with City Code requirements. 4 Planning Commission Agenda - 06/06/2023 Staff Comment: As discussed in this report, the applicant should clarify surfacing compliant with zoning ordinance. (vi) The conditional use will not result in any nuisance including but not limited to odor, noise, or sight pollution. Staff Comment: While a portion of the accessory building is to be devoted to a "shop," odors and/or noise impacts are not anticipated. It is important to note that the requirements of the City's nuisance ordinance apply to all properties in the City. The uses in the building are typical of those expected for single family property, and no extraordinary impacts are foreseen. With the finish materials which match the existing structure, no visual impacts are expected. (vii) The conditional use will not unnecessarily impact natural features such as woodlands, wetlands, and shorelines; and all erosion will be properly controlled. Staff Comment: No impacts to any natural features are expected with this project. (viii) The conditional use will adhere to any applicable additional criteria outlined in Chapter 5 for the proposed use. Staff Comment: In review of the remaining provisions of Chapter 5, the project will be compliant with the City's requirements. Accessory Building CUP Requirements. In addition to the requirements above, the Zoning Ordinance also imposes the following requirements upon accessory structures such as that proposed by the applicant: (i) Size 1. Except by Conditional Use Permit issued pursuant to Section 5.3(D)(2)(a)(i)(2) below, no detached accessory building shall exceed ten percent (100) of the rear yard of the parcel on which it is located, nor shall any combination of attached garage and detached accessory building exceed the following maximum area, whichever is less: a. 1,200 square feet, or b. The gross square footage of the principal building footprint. Staff Comment: The combined floor area of the existing garage and proposed detached garage exceeds 1,200 square feet. Thus, the processing of a conditional use permit is necessary and is currently in process. For reference, the Zoning Ordinance defines "floor area" as 'The sum of the gross horizontal areas of the floors of a building measured from the exterior faces of the exterior walls or from the centerline of walls separating two buildings... and excluding attic areas with a headroom of less than seven feet". 5 Planning Commission Agenda - 06/06/2023 2. The size limitations for accessory building area listed in Section 5.3(D)(2)(0)(i)(1) above may be increased, up to a maximum square footage of 1,500 square feet, by the issuance of a Conditional Use permit when the following conditions are found to exist: a. Accessory building space is to be utilized solely for the storage of residential personal property of the occupant of the principal dwelling, and no accessory building space is to be utilized for commercial purposes. Staff Comment: As noted, the second floor of the building is proposed to be used for personal storage, with an external stairway providing access to the storage area. The Building Code considers habitable space to be areas of an adequate square footage with a ceiling height of at least 7 feet or more. In this case, the applicant has designed the building with an interior ceiling height of 6'- 11", which avoids the inclusion of the space as "habitable", per building code definition. This then keeps the total accessory building square footage under the 1,500 square foot cap. Although the space is usable, the primary purpose and application of the 1500 square foot ordinance limitation has been to space which is habitable or may be occupied. The applicant has stated in his narrative that the accessory building will be used for storage of personal property. As a condition of approval, no commercial business will be allowed in the new garage or existing garage. b. The parcel on which the accessory building is to be located is of sufficient size such that the building will not crowd the open space on the lot. Staff Comment: The subject property measures 25,474 square feet in size and has sufficient width to accommodate the proposed rear yard accessory structure. C. The accessory building will not be so large as to have an adverse effect on the architectural character or reasonable residential use of the surrounding property. Staff Comment: The new garage will have a footprint of 896 square feet. Staff believes that this is not an unreasonable size given the lot area and its width. d. The accessory buildings shall be constructed to be similar to the principal building in architectural style and building materials. Staff Comment: The applicant has stated his intent to provide siding and roof materials similar to the principal building in compliance with this requirement. As discussed previously, the siding should be oriented to match the existing home, horizontal rather than the vertical shown. STAFF RECOMMENDED ACTION 0 Planning Commission Agenda - 06/06/2023 Staff recommends Alternative 1, approval of the CUP with the Conditions listed in Exhibit Z. The applicant proposed a building which meets the requirements of the City's allowances for such buildings in area, height, and setbacks. Additional conditions relating to building materials will also ensure compliance with ordinance requirements. The clarification of the garage use and access/driveway considerations will be a final aspect of the review. SUPPORTING DATA A. Resolution PC -2023-17 B. Aerial Site Image C. Applicant Narrative D. Site Plan Based on the Certificate of Survey E. Plans, Including: a. Building Elevations b. Floor Plans c. Attic Layout and Wall Detail Z. Conditions of Approval 7 Planning Commission Agenda - 06/06/2023 EXHIBIT Z CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT FOR ACCESSORY STRUCTURE HAVING A FLOOR AREA GREATER THAN 1,200 SQUARE FEET WITH A DRIVEWAY LEADING TO THE DETACHED STRUCTURE IN THE REAR YARD LOT 8, BLOCK 2, SUNSET PONDS ADDITION A certificate of survey detailing all structures, including the proposed, is provided which meets the requirements of the ordinance and those recommendations of the Chief Building Official and City Engineer. 2. The building is constructed per plans provided, ensuring that the upstairs space is not "habitable", per building code provisions. 3. As the accessory structure is to be used for the storage of a motor vehicle or vehicles it is considered a "garage" and driveway access shall be identified. The location, paving materials and configuration of such driveway shall be illustrated on the site plan. 4. The second floor of the garage (accessory building) shall be devoted to personal storage and shall not be used for the occupancy of persons. 5. No business use shall be conducted within the accessory structure. 6. The exterior finish materials of the accessory structure shall match the existing home in material type, color, and the orientation of the siding. 7. The existing 120 square foot storage shed located on the site shall be removed prior to certificate of occupancy for the new accessory building. 8. The accessory structure may not be used for a home occupation unless authorized under separate review per ordinance requirements. 9. Issuance of a Driveway Permit by the City of Monticello Engineering Department is required prior to installation of the driveway related to the Conditional Use Permit approval. 10. Comments and recommendations of other Staff and the Planning Commission. 0 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2023-17 RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR A DETACHED ACCESSORY BUILDING AND DRIVEWAY IN REAR YARD IN AN R-1 (SINGLE-FAMILY RESIDENTIAL) DISTRICT LOT 8, BLOCK 2 SUNSET PONDS ADDITION PID 155-159-002080 WHEREAS, the applicant has submitted a request to construct a detached garage structure in the rear yard portion of the subject property for storage of private residential storage and recreational use; and WHEREAS, the proposed total accessory building space would exceed the standard garage area of 1,200 square feet; and WHEREAS, accessory building space, when exceeding 1,200 square feet, requires a Conditional Use Permit, and WHEREAS, the site is zoned Single -Family Residence (R-1) and, which allows such use by Conditional Use Permit; and WHEREAS, the proposed use and development are consistent with the Comprehensive Land Use Plan designation of "Low Density Residential" for the area; and WHEREAS, the applicants have provided materials documenting the proposed structure and location of the structure on the subject property, along with access via driveway; and WHEREAS, the Planning Commission held a public hearing on May 2nd 2023 (continuing said hearing to June 6th 2023) on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: The applicant has provided plans demonstrating that the proposed structure will be in compliance with maximum square footage requirements, which require a accessory structures to total no more than 1,500 square feet. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2023-17 The applicant has provided plans demonstrating that the detached structure addition is architecturally similar to the principal structure in roofline and fagade appearance, subject to appropriate conditions of approval. The parcel is a lot which will accommodate the accessory space without crowding the subject property or neighboring parcels. 4. The large rear yard, and the lack of neighboring residential property in that direction minimizes the potential for negative impacts. 5. The building will be constructed so as to be consistent with the use and building massing of other single-family structures common in the community and in the neighborhood. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council approve the Conditional Use Permit for a detached garage, subject to the conditions identified in Exhibit Z of the Staff report, as listed below: 1. A certificate of survey detailing all structures, including the proposed, is provided which meets the requirements of the ordinance and those recommendations of the Chief Building Official and City Engineer. 2. The building is constructed per plans provided, ensuring that the upstairs space is not "habitable", per building code provisions. 3. As the accessory structure is to be used for the storage of a motor vehicle or vehicles it is considered a "garage" and driveway access shall be identified. The location, paving materials and configuration of such driveway shall be illustrated on the site plan. 4. The second floor of the garage (accessory building) shall be devoted to personal storage and shall not be used for the occupancy of persons. 5. No business use shall be conducted within the accessory structure. 6. The exterior finish materials of the accessory structure shall match the existing home in material type, color, and the orientation of the siding. 7. The existing 120 square foot storage shed located on the site shall be removed prior to certificate of occupancy for the new accessory building. 8. The accessory structure may not be used for a home occupation unless authorized under separate review per ordinance requirements. 9. Issuance of a Driveway Permit by the City of Monticello Engineering Department is required prior to installation of the driveway related to the Conditional Use Permit approval. 2 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2023-17 10. Comments and recommendations of other Staff and the Planning Commission. ADOPTED this 6t" day of June, 2023 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION IN ATTEST: Paul Konsor, Chair Angela Schumann, Community Development Director 3 Request for CUP Accessory Structure -Major and Driveway Leading to in Rear Yard in the R-1 Created by: City of Monticello To City of Monticello Community Development Staff: As part of the Conditional Use Permit (CUP) process, this document is to serve as the written narrative for my application for our property on 9413 Giffort Court; Monticello, MN 55362. We are asking for a Conditional Use Permit for the purpose of increasing the square footage allowed for a detached structure on our property up to the allowable 900 square feet. This is to build a detached shed structure that would have a footprint of 28' by 32'. Half of the structure would be used as a shop area and the other half would be used for a personal golf simulator area. We are using attic space for storage, which is accessible by deck stairs. This attic area will not be used for occupancy, but to store personal belongings for our family of six. We have added two dormers to the roof of the structure that will face the street for aesthetic purposes. We will be finishing this structure with siding that matches as close as possible to our existing color on our home, and it will have black/gray architectural shingles, which are the style on our home as well. Our existing 10x12 accessory shed will be removed upon building this detached structure. We are also asking for approval of a driveway that would extend from our current driveway to the structure in the rear yard for access. This driveway would be made of concrete. id d d r e-5 5 , I CER TIF7ICA TE OF SURVEY FOR M. W. JOHNSON CONSTRUCTION _ p ci" IS 5 _1Sq_o0a08 A$ -SUI' T~FOUNDATION SURVlY REQUIRED N 780�� SVC INV —934.0L LOT AREA . -IFT: 11 HOUSE AREA = 1663 SO. FT, 'W� �3ipd0y'd� m ( J 1 8 BLOCK 2 / MGM .VcD FILE COPY ✓fie �\ , S:: G., -.. l., Pilto lidSfeCl7f]N NOTE ALL HOUSE DIMENSIONS ARE TO OUTSIDE OF FOUNDATION LEGAL DESCRIPTION LOT 8, BLOCK 2, SUNSET PONDS, CITY OF MONTICELLO. WRIGHT COUNTY, MINNESOTA 7• _ 4W 5 � m� s4�lcc a t.eJ �riV�bA I 1 _ x azz7 tl 19389 g ADDRESS — 9413 CIFFORT COURT HOUSE TO BE STAKED IN FIELD UPON COMPLETION OF GRADING PROPOSED GARAGE FLOOR ELEV.-946.7 PROPOSED TOP OF BLOCK ELEV.-947.7 PROPOSED BASEMENT FLOOR ELEV.4939.7 DENOTES PROPOSED DRAINAGE DIRECTION ® DENOTES PROPOSED ELEVATION OOOxO DENOTES EXISTING ELEVATION ❑ DENOTES WOOD HUB TO BE SET o DENOTES IRON PIPE MONUMENT SET • DENOTES NRON MONUMENT FOUND Q DENOTES SERVICE LOCATION VERTICAL DIFFERENCE BETWEEN PROPOSED GARAGE FLOOR & TOP CURB AT CENTER OF DPoVEWAY - 3.1 CERTIFY THAT THIS SURVEY WAS PREPARED BY ME OR UNDER SUPERVISION AND THAT I AM A DULY REGISTERED LAND UNDER THE LAWS OF THE STATE OF MINNESOTA. 8-5-04 a �_ LEROY H. BOHLEN, LAND SURVEYOR MINESOTA LICENSE NO. 10795 Bohlen Surveying & Engineering 31462 Folio"a Avenue 4735 123rd Slxeel W. Northfield, 6kJ 55057 Savage, MN 55378 B E sate 200 Phone: (507) 645-7768 Phone: (952) 895-9212 Fax: (507) 645-7799 Fox: (952) 895-9259 Iot8blk2cert.S90 0. 2 GARAGE OHP 1 CRS — WN WAY a _ 7. X 15,00 o� p, 9[47x3] / tl 19389 g ADDRESS — 9413 CIFFORT COURT HOUSE TO BE STAKED IN FIELD UPON COMPLETION OF GRADING PROPOSED GARAGE FLOOR ELEV.-946.7 PROPOSED TOP OF BLOCK ELEV.-947.7 PROPOSED BASEMENT FLOOR ELEV.4939.7 DENOTES PROPOSED DRAINAGE DIRECTION ® DENOTES PROPOSED ELEVATION OOOxO DENOTES EXISTING ELEVATION ❑ DENOTES WOOD HUB TO BE SET o DENOTES IRON PIPE MONUMENT SET • DENOTES NRON MONUMENT FOUND Q DENOTES SERVICE LOCATION VERTICAL DIFFERENCE BETWEEN PROPOSED GARAGE FLOOR & TOP CURB AT CENTER OF DPoVEWAY - 3.1 CERTIFY THAT THIS SURVEY WAS PREPARED BY ME OR UNDER SUPERVISION AND THAT I AM A DULY REGISTERED LAND UNDER THE LAWS OF THE STATE OF MINNESOTA. 8-5-04 a �_ LEROY H. BOHLEN, LAND SURVEYOR MINESOTA LICENSE NO. 10795 Bohlen Surveying & Engineering 31462 Folio"a Avenue 4735 123rd Slxeel W. Northfield, 6kJ 55057 Savage, MN 55378 B E sate 200 Phone: (507) 645-7768 Phone: (952) 895-9212 Fax: (507) 645-7799 Fox: (952) 895-9259 Iot8blk2cert.S90 a Iilij i 40 to man K9 'WeInt We low 74 04, \ ; ly ® 5 4 3T ! HOP zu E I U 3® 1 29 !a € I _ .. �i s t I ZtO S I t 3 F �tuew i.� I Pn� dF con 1ir' r' -_ 1 'ice f as 1 i t Eliz€2.=DOC, 3 «i Zv" ftI II i 41 I F1 ll N I E Summylk Oman smts; -lice I 1 3 -_ -- t 2a a 0 Avfi1c- Lp,OuT llg =� {' cw i� 0 0 OS15 mtvbbihm a� t I pw P //N thl ,c a it i� *'4 . - �WjotALFI nAW M WO Sc�It- `Z p Lq l l "/&, w l- 3" Zxb V*,1L t*m lb&6-0 O,c' k, spv -*W t � , -Ise S -le pLgvloo xio fro MA � O (- Mw Planning Commission Agenda — 06/06/2023 2B. Public Hearing - Consideration of a Conditional Use Permit for Home Occupation for Manufacturing which requires equipment other than that which is typically found in a dwelling, and Use of an Accessory Building for said Home Occupation, which includes sales, in the R-1, Single-family Residential District. Applicant: Tyler Berg. Prepared by: Meeting Date: Council Date (pending Northwest Associated Consultants 06/06/2023 Commission action): (NAC) 06/26/2023 Additional Analysis by: Community Development Director, Community & Economic Development Coordinator, Chief Building and Zoning Official ALTERNATIVE ACTIONS Decision 1: Consideration of a Conditional Use Permit for Home Occupation for Manufacturing which requires equipment other than that which is typically found in a dwelling, and Use of an Accessory Building for said Home Occupation, which includes sales, in the R-1, Single-family Residential District 1. Motion to adopt Resolution No. PC -2023-19 recommending approval of a Conditional Use Permit for a Home Occupation subject to the conditions in Exhibit Z and based on findings in said resolution. 2. Motion to deny the adoption of Resolution No. PC -2023-19 recommending denial of a Conditional Use Permit for a Home Occupation based on findings to be made by the Planning Commission. 3. Motion to table action on Resolution No. PC -2023-19. REFERENCE AND BACKGROUND Property: Address: 1713 West Broadway St. PID #: 155-024-001141 Planning Case Number: 2023-20 Request(s): Conditional Use Permit for a Home Occupation 1 Planning Commission Agenda — 06/06/2023 Deadline for Decision: lune 23, 2023 (60 -day deadline) August 22, 2023 (120 -day deadline) Land Use Designation: Low Density Residential Zoning Designation: R-1, Single Family Residential Overlays/Environmental Regulations Applicable: NA Current Site Uses: Single Family Residential Surrounding Land Uses: North: Residential/Vacant Residential East: Residential/Public Park South: Broadway Street W. West: Residential Project Description: Operation of a Home Occupation manufacturing components of firearms with 3D printing machinery, and assembly/sales of completed products via mail order. ANALYSIS: The City's zoning creates categories of home occupations. The first category consists of "Exempt" Home Occupations. These are deemed to be permitted as a type of use included in various residential districts and include Family Daycare and registered Group Homes. The second category are "Administrative" Home Occupations. These are characterized by those business uses of residential property that have little or no observable impacts on the neighborhood in which the residence is located. These are approvable by administrative review, permit and oversight from the Community Development Department. The zoning ordinance identifies a series of requirements that all home occupations, including those identified as "Administrative", must comply with. When the business use of property expands to have observable impacts, whether those impacts are traffic, noise, or uses and modifications to property that are uncharacteristic of residential neighborhoods, a Conditional Home Occupation Permit is required. The standard for reviewing such permits is a series of conditions identified in the ordinance that apply to all home occupations, and a further set of conditions that apply specifically to Conditional Use home occupations. 2 Planning Commission Agenda — 06/06/2023 The proposed home occupation in this case is a manufacturing operation that utilizes 3D printing to create parts for firearms, which the applicant, as a Federally licensed dealer, then combines with purchased components to assemble completed firearms for sale. The federal Bureau of Alcohol Tobacco and Firearms reviews and manages its licensed dealers, including a requirement that the licensee has zoning approvals for the subject property. With Federal licensing of the activity itself, the City's realm of review is limited to the essential land use, not the product being manufactured or sold. In this case, the zoning approval falls into the Conditional Use Home Occupation category due to the manufacturing activity, and the use of manufacturing equipment not commonly found in a single-family home, as well as the use of a portion of an accessory building on the property for a portion of the business activity. The general conditions applicable to all Home Occupations are as follows: 153.092 (D)(18)(d) General Provisions Applicable to all Home Occupations. All home occupations shall comply with the following general provisions: 1. All home occupations shall comply with the provisions of the City code. 2. Not have substantial adverse effects or noise impacts on nearby residential neighborhoods. 3. No equipment shall be used in the home occupation which will create electrical interference to surrounding properties. 4. Any home occupation shall be clearly incidental and secondary to the residential use of the premises, should not change the residential character thereof and shall result in no incompatibility or disturbance to the surrounding residential uses. 5. No home occupation shall require internal or external alterations or involve construction features not customarily found in dwellings except where required to comply with local and state fire and police recommendations. 6. There shall be no exterior storage of equipment or materials used in the home occupation, except personal automobiles used in the home occupation may be parked on the site. 7. The home occupation shall meet all applicable fire and building codes. 8. All signage on the property shall conform to requirements for residential signs in Section 4.5. 9. No home occupation shall be conducted between the hours of 10 p.m. and 7 a.m. unless said occupation is contained entirely within the principal building and will not require any on -street parking facilities. Planning Commission Agenda — 06/06/2023 10. No home occupation shall generate more traffic than one (1) car for off-street parking at any given point in time. 11. If located in the CCD district, the home occupation must meet all requirements for a "permitted home occupation" enumerated in subsection 153.092(D)(18)(e) below. In reviewing the general requirements, the use would appear to comply with the subject requirements. The "manufacturing" activity will occur in the home, as shown on the applicant's plan submissions, with use of the detached accessory structure for assembly as described in the narrative. The applicant does not conduct sales on the property, and there is no other external evidence of the business use of the property. The applicant has indicated that the materials will be secured in a locked safe on the premises. For those home occupations that do not comply with the requirements for Administrative approval, the following standards are applied: (g) Specific requirements for conditionally permitted home occupations. 1. Conditionally permitted home occupations may be established only after securing a conditional use permit subject to the requirements of § 153.028(D). Examples of conditionally permitted home occupations include: barber and beauty services, photography studio, group lessons, saw sharpening, skate sharpening, small appliances and small engine repair and the like. 2. All conditionally permitted home occupations shall comply with the provisions applicable to all home occupations [§ 153.092(D)(18)(d)] and the following additional provisions in order to obtain a permit: a. No person other than a resident shall conduct the home occupation, except where the applicant can satisfactorily prove unusual or unique conditions or need for non-resident assistance from no more than four people, and that this exception would not compromise the intent of § 153.092(D)(18). b. The home occupations shall not create a parking demand in excess of that which can be accommodated on the premises as regulated by § 153.067, or five vehicles, whichever is less. c. No vehicle on the premises shall be parked closer than 15 feet from the curb line. d. Areas for stock -in -trade incidental to the performance of the service and equipment other than that which is typically found in a dwelling shall be identified on a site plan, and the applicant shall need to successfully demonstrate how such can be accommodated out of view from neighboring properties. 4 Planning Commission Agenda — 06/06/2023 As indicated in the application materials, the applicant will be the sole operator of the business, and no parking requirements other than those related to residents of the property will be created or needed. The applicant's materials are stored in the locations shown on the plans and secured as required. While the manufacturing aspect of the business is a component of the requirement for the CUP, the manufacturing in this case is a relatively quiet machine and is not expected to create noise that is atypical of residential property. Indeed, the 3D printers used in this business are becoming more and more common for various uses and require no unusual modifications to operate in a residential dwelling. STAFF RECOMMENDED ACTION Home Occupations are permitted accessory uses on residential property, with specific limitations to ensure that the business use is clearly secondary, and that its impacts do not create conditions that conflict with the surrounding residential character. The business use in this case appears to be consistent with those requirements, both general and specific as they apply to this site and location. As such, staff recommends adoption of Resolution No. 2023-19, recommending City Council approval of a Conditional Use Permit for a Home Occupation under the conditions and business description as provided in the application. SUPPORTING DATA A. Resolution PC -2023-19 B. Aerial Site Image C. Applicant Narrative D. Site Plan E. Floor Plans Z. Conditions of Approval 5 Planning Commission Agenda — 06/06/2023 EXHIBIT Z Conditions of Approval Conditional Use Permit for a Home Occupation 1713 West Broadway St. 155-024-001141 1. Subject to the business description as provided in the applicant narrative and site plans. 2. Subject to the applicant receiving and continuing as valid all required and applicable state and federal licenses and permits. 0 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2023-19 RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR A CONDITIONAL HOME OCCUPATION IN AN R-1 (SINGLE-FAMILY RESIDENTIAL) DISTRICT PID 155-024-001141 WHEREAS, the applicant has submitted a request to conduct a Home Occupation which requires a Conditional Use Permit per Monticello Zoning regulations; and WHEREAS, the proposed Home Occupation would include manufacturing and assembly of parts, and would be conducted both in portions of the principal home and a detached accessory structure; and WHEREAS, the proposed use would be contained entirely indoors, with little or no outside visual or noise impacts; and WHEREAS, the site is zoned Single -Family Residence (R-1) and, which allows such use as an accessory use by Conditional Use Permit; and WHEREAS, the Home Occupations, when they are found to have little or no negative impacts on the residential character of the neighborhood, are consistent with the Comprehensive Land Use Plan designation of "Low Density Residential" for the area; and WHEREAS, the applicants have provided materials documenting that the proposed home occupation will require no on-site employees apart from residents of the property; and WHEREAS, the applicants have provided materials documenting that the proposed home occupation will create no outside traffic to the home, and is otherwise conducted via mail and/or common delivery vehicles; and WHEREAS, the Planning Commission held a public hearing on June 6th 2023 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2023-19 1. The applicant has provided plans demonstrating that the proposed structure will be in compliance with the standards for Home Occupation found in the zoning ordinance. 2. The applicant has provided plans demonstrating that the use will be confined to limited portions of the primary home and accessory building, whereas the residential use will continue to serve as the principal use of the buildings and property. 3. The parcel is a lot which will not require outside visits or create a demand for parking for outside visitors. 4. The operation of the business will not create noise, odors, visual impacts, or other noticeable impacts on the property or the neighborhood in which it is located. 5. The use will rely only on residents of the home, and require no outside employees. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council approve the Conditional Use Permit for a home occupation, subject to the conditions identified in Exhibit Z of the Staff report, as listed below: 1. Subject to the business description as provided in the applicant narrative and site plans. 2. Subject to the applicant receiving and continuing as valid all required and applicable state and federal licenses and permits. ADOPTED this 6t" day of June, 2023 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION Bv: Paul Konsor, Chair ATTEST: Angela Schumann, Community Development Director 2 Request for CUP for Home Occupation in the R-1, Single-family Residential District Created by: City of Monticello T&T G u nwo rks 1713 W Broadway St. Monticello Minnesota, 55362 Introduction T&T Gunworks is fundamentally about designing and manufacturing budget oriented firearms and firearm accessories. Through the relatively new technology of additive machining (3D printing) we can create affordable and quality products for market. This requires a large amount of Research and Development time up front to create (in order of importance) a safe, functional, quality, and affordable product. We will be initially manufacturing and selling firearms that are in the public domain (eg. AR -15 style rifles and Glock style pistols) while designing our own firearms. The design process is well underway currently but rigorous testing will of course be required. The cash-flow derived from selling designs not made in house will allow us to finish the design and testing. The Process We utilize modern 3D printers to produce our firearms and accessories. Everything we manufacture is made of polymers of various grades (Glass Impregnated Nylon, PolyLacticAcid+, Thermoplastic Polyurethane, etc). These polymers are non-toxic and can be recycled. The Bureau of Alcohol, Tobacco, Firearms, and Explosives (BATFE) considers a "firearm" to be the serialized component of a gun. The specific component that is labeled a "firearm" varies from gun to gun, but generally it is the largest, integral component. In the case of an AR -15 it is the lower receiver, and in the case of Glock style pistols it is the frame. These components are what we manufacture. After the "firearm" is manufactured in our 3D printers we move onto assembly to make a completed, functional firearm. Every other component is purchased from other vendors and shipped to us. This includes all small parts (springs, pins), and larger parts (barrels, hand guards). Assembly is a relatively straight forward process and involves the use of hand tools (hammers, punches, files, wrenches) as well as the use of rotary tools (Dremel). Business Model Our business is a purely online one. Through a public facing website we can ship out accessories directly to our customers, and completed assembled firearms can be shipped out to a Federal Firearms License holder of our customers choice. Organic marketing through social media as well as advertising at local/regional gun shows will drive our customer engagement. This is a manufacturing business, there will be no customer interaction where the firearms are produced, and no sales of any kind will be allowed on site. Miscellaneous Information Our owner (and sole employee) Tyler Berg, is an industrial manufacturing veteran bringing years of experience in traditional machining for the most demanding of customers. He has worked for customers in both the civilian world and defense contractors producing and prototyping components for the nuclear, aerospace, and medical industries. Prior to beginning his career in manufacturing he worked as a pawnbroker and has experience with BAFTE compliance and data maintenance. Manufacturing will be conducted during daylight hours and entirely indoors. Noise levels generated by a 3D printer are low and comparable to a dishwasher. All assembly will be completed in the detached garage. All firearms and components will be stored on the 2nd story in the NE room marked STORAGE on the floor plan. Firearms will be locked in a fire proof gun safe. No items will be stored in the detached garage unless assembly is actively occurring. All deliveries will be handled by domestic carriers (FedEx, UPS) and all outgoing shipments will be handled by both USPS and domestic carriers. These will be handled by Tyler dropping the shipments off at a carriers facility using his personal vehicle. The surrounding area is almost exclusively zoned R-1; with the exception of the 1-2 zone to the northwest for the Monticello Nuclear Generating Plant. (Maps have been attached bellow) Single family houses make up the vast majority of the neighborhoods. One of the benefits of this type of light manufacturing is that it has a very small footprint; from the exterior nothing will look different about the property from any other in the neighborhood. Since this is not a public facing business there will be no signage or other promotional material displayed. Thank you very much for your time and consideration, Tyler Berg Owner T&T Gunworks �' eddgeview -- Assembly of Cody ���� Duane's MarineQ A N Monticello Count z; Country CIUb ® F - 0 © Green Haven 0 Farm Market Counry Fa 99 dr c ya039 NF 4btcourse Ra m Te Oora�ty closed. C Monticello Ewing Farms Q4 \ ❑ ae� s F o 0 0 Mppn MplprsportsQ Runnini Manticelld Middle School / Purple ORTi['�_ ....TheH me Dep.1 `..--® QTarget a,ervrewo _ cP�"`v as as rvE Fleet Farm Q Monticello High School - - - ©Culver'sGQ Emaglne Monticello Q Go�,gle Walmart Supercenter P "o Disc Golf Course Monhssippi Park; Launch c COOn 7Rtl 75 NFA us Nuclear -- —\ Regulatory Commn© Montissippi o Regional Park c �Montisslppl Co Park© :ity Fields Q SAF Xcel Energy - MonticelloQ l� Training Center Monticello RodV & gun Clublub Monticello AreaQ Alan. Society wB WRNer$, Hillcrest, Park© _ a— Ho CrystalinewingsQ _ q vDynamic Bodywork Hulcrear#d 4p P T� prairie Rd p rauie Rd Preirie pd Rive. 51 Knx BookkeepingQ �aoa u Y� Hillcrest Park Go gle F I A N P. m N Hillcrest Park From: To: Subject: Cnnsie m o a oc]Monal D P roi 1713 W Broadway Date: c rday, June 3, 2023 2:0:32 W Acta drments: I To: City of Monticello Planning Commission. City of Monticello City Council Subject. Consideration of a Conditional Use Permit 1713 W Broadway As a current neighborhood resident, previous owner of the subject property and current owner of two adjacent parcels I am writing to express that I have no objection to the proposed conditional use of the subject property. The conditional use, as specifically defined in the proposal, appears to present no adverse effect on the R-1 neighborhood. However, I want to further state that additional traffic, noise, or any other future adverse effects would meet with my substantial opposition and pursuit of having the conditional use permit suspended. Submitted to the Planning Commission for their review at the June 6, 2023 hearing. Daryl C. Tindle 1707 W River St. "Be lovers of freedom and anxious for the fray" Planning Commission Agenda - 06/06/2023 2C. Consideration of an Amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan). Chapter 3. "Land Use. Growth and Orderly Annexation". amending the text of the Plan to add flexibility for implementation of the Plan's goals and land use objectives for Industrial designations. Applicant: City of Monticello Prepared by: Meeting Date Council Date (pending Community Development Director 06/06/2023: Commission action): 06/26/2023 Additional Analysis by: Grittman Consulting, LLC, Chief Building and Zoning Official, Community & Economic Development Coordinator, Economic Development Manager ALTERNATIVE ACTIONS Consideration of Amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, "Land Use, Growth and Orderly Annexation", amending the text of the Plan to add flexibility for implementation of the Plan's goals and land use objectives for Industrial designations. 1. Motion to recommend approval of the Amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, "Land Use, Growth and Orderly Annexation", amending the text of the Plan to add flexibility for implementation of the Plan's goals and land use objectives for Industrial designations, based on findings in Resolution No. PC -2023-20. 2. Motion to recommend denial of the Amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, "Land Use, Growth and Orderly Annexation", amending the text of the Plan to add flexibility for implementation of the Plan's goals and land use objectives for Industrial designations based on findings to be made by the Planning Commission. 3. Motion to table for further discussion. REFERENCE AND BACKGROUND Property: Industrial Land Use designations, City of Monticello Planning Case Number: 2023-23 Request(s): Monticello 2040 Vison + Plan (Comprehensive Plan) Amendments, Chapter 3 — Land Use, Growth and Orderly Annexation 1 Deadline for Decision Land Use Designation Zoning Designation Overlays/Environmental Regulations Applicable: Current Site Uses: Surrounding Land Uses: Project Description: ANALYSIS: Planning Commission Agenda - 06/06/2023 10"L Employment Campus, Light Industrial Park, General Industrial IBC, 1-1, 1-2 NA Various NA Amendments to the Monticello 2040 Vision + Plan to align various images and text with industrial land use goals within the community. In March of 2023, the Planning Commission considered two amendments to the Monticello 2040 Vision + Plan relating to industrial land use designations within the City. During the discussion regarding these two amendments, the Commission indicated that the specific land use guidance for industrial areas should be reviewed in more detail to better align with the City's goals for industrial development and expectations for land use controls, such as zoning. Subsequently, the Planning Commission held two workshops in April and May of 2023 to discuss the current 2040 Plan language. The Commission discussed the City's overall goals for industrial development, including those specifically identified within the 2040 Plan, and further supported by the recent Industrial Development Feasibility Study. The Commission then reviewed each of the 2040 Plan's three industrial land use designations in detail. The Commission clarified that each designation should clearly identify the expected land use impacts, site design goals and the types of industrial uses which would best fit these characteristics. In response to the direction and discussion, staff has prepared proposed amendments to the 2040 Plan for the three industrial land designations for the Commission's review. The amendments are to the text of the three industrial designations, although minor amendments to the supporting graphics are also proposed where warranted. STAFF RECOMMENDED ACTION Staff recommends Alternative 1 for approval of the proposed Amendments to the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, "Land Use, Growth and Orderly 2 Planning Commission Agenda - 06/06/2023 Annexation". The proposed amendments better reflect the City's current policies for industrial development in its various land use designations. SUPPORTING DATA A. Resolution PC -2023-20 B. Proposed Monticello 2040 Vision + Plan Industrial Land Use Amendments C. Excerpts, Monticello 2040 Vision + Plan, Land Use, Growth & Orderly Annexation *The Land Use Map included does not reflect the map amendments adopted by the city on March 27, 2023. D. Excerpts, Monticello 2040 Vision + Plan, Implementation E. 2023 City of Monticello Zoning Map F. Principal Use Table from Section 153.090 of the Monticello Zoning Ordinance CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2023-20 RECOMMENDING ADOPTION OF AMENDMENTS TO THE MONTICELLO 2040 VISION + PLAN FOR INDUSTRIAL LAND USE DESIGNATIONS WHEREAS, within the Monticello 2040 Vison + Plan, the city's adopted comprehensive plan, the City has provided land use guidance for industrial and employment land uses; and WHEREAS, the City has evaluated the text and supporting graphics for industrial and employment land use designations and has found a need to amend these components to more closely align with the goals, policies and strategies of the Monticello 2040 Vision + Plan; and WHEREAS, the proposed amendments provide distinguishing characteristics for each of the three industrial land use designations as related to expected land use impacts and land use compatibility, as well as the Monticello 2040 Vison + Plan's goals for a range of industrial and employment districts; and WHEREAS, the Planning Commission held a public hearing on June 6, 2023 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: The proposed amendments to the Monticello 2040 Vision + Plan will continue to accommodate future and surrounding industrial and employment use and development, as envisioned by the City's industrial and economic development goals. The proposed amendments to the Monticello 2040 Vision + Plan address the expected impacts of industrial land uses on public services, including sewer, water, stormwater treatment, and traffic. The proposed amendments to the Monticello 2040 Vision + Plan provide guidance for the anticipated impacts of industrial land uses on surrounding property. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council approves the amendment to the Monticello 2040 Vision + Plan's industrial land use designations, including Employment Campus, Light Industrial Park and General Industrial. CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2023-20 ADOPTED this 6th day of June, 2023, by the Planning Commission of the City of Monticello, Minnesota. ►Ti[�7�[ : i � e ► ► ► er�i ►]�1► 1���[�7�1 : Paul Konsor, Chair Angela Schumann, Community Development Director 2 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2023-20 EXHIBIT A PROPOSED AMENDMENTS Proposed Monticello 2040 Vision + Plan Amendments Chapter 3 - Land Use, Growth and Orderly Annexation Page 65 Employment Campus Light Industrial Park Qttpr rr„pl CFessiRg Suburban Manufacturing General Industrial Cargill Kitchen Solutions Page 80 EMPLOYMENT CAMPUS (EC) Th+s The Employment Campus designation designatieR 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. 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 er r^r^^^^d fr^^^ This designation primarily applies to areas used for research and development, medical laboratories, advanced and light manufacturing, preen and renewable technology development (not installations), computer technology, corporate headquarters and office campuses, and industrial engineering facilities. Some commercial uses such as restaurants and hotels are also allowed. LAND USE MIX: Employment Research and Development Advanced and Light Manufacturing Green & Renewable Technology Demel meet Renewable ReseurEe Pfflfessmenal Corporate Headquarters and Office Campuses Industrial Engineering Facilities Commercial Restaurant Child Care Genvenmence Retail Corporate Hotel Recreational Plaza Public Space LOT PATTERN: Revise image to UMC lot configuration. Page 81 LIGHT INDUSTRIAL PARK (LIP) The Light Industrial designation accommodates a variety of light industrial uses. ^f^"ional and eeFpeFate ^{{ices and ^ facilities. This land use designation does not include the principal retail commercial uses found in the Employment Campus and a more limited range of commercial activities. Uses are characterized by a higher level of amenities not required in the General Industrial designation. 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. Transportation impacts which occur are indirect support of the manufacturing or production use. The Light Industrial land use is distinguished from General Industrial land use by reduced potential for noise, visibility, truck activity, storage and other land use impacts. The Light Industrial Designation accommodates uses such as processing, assembly, production, and fabrication manufacturing which uses moderate amounts of partially processed materials, warehousing and distribution, research and development, medical laboratories, machine shops, computer technology, and industrial engineering facilities. Office uses also occur within these areas. This designation also accommodates limited local -serving commercial uses which may generate storage or noise impacts. LAND USE MIX: Industrial Warehousing and Distribution Light Manufacturing Assembly Production & Fabrication Research and Development Medical Laboratories Computer Technology Commercial E)ffmce C.,.. d...,_ based Minor Auto -Repair Self 5tora4e ZONING INFORMATION: 2018 Correlating Zoning District IBC Industrial Business Campus (Amended March, 2023; Resolution 2023-27) 1-1 Light Industrial District Page 82 GENERAL INDUSTRIAL (GI) Tor s The General Industrial designation allows for a variety of industrial uses that may need separation from residential or commercial uses. Thus design^*i^^ variety metallurgy,npl, Op--- -aute repair and servicing, machine sheps, artisan, crafts, woodworking and censtructien -and ce.ntracting, equipment aa.n.dl veh.cle rental, small vdare-he-u-se and delivery , self steFage faealities, sfflall ;.yhA_le,_;aleFs, and ether Small Scale industFial eperatiens. .4. limited Aurn-help Aef These aFea s ` have the potential to generate off-site impacts including noise, odors, and vibration a -R4 true. Buffering, screening and landscape treatments may be required to enhance public rights-of- way and ensure land use compatibility. Transportation needs and impacts beyond those in direct support of a site-specific manufacturing or production use may occur but require additional consideration or mitigation. This designation includes manufacturing, production and assembly, wholesale trade, production brewing, eer-per-GtieFq O.R. _d contracting yards, warehousing and distribution terminals and other industrial uses that may need separation from residential or commercial uses, which aFe generally ""i^^+^^' *Aw;;r^"^ra' , viarehouse and delivery eperatiens, self steFage facilities, small whelesalers, -;;Pp-1 A-ther Small SeCale ^peratiens. This designation also accommodates limited local -serving commercial uses which may generate storage or noise impacts. Industrial L+ght-Manufacturing mal wf arehouse and delvery Distribution Oaperations Recycling Facilities Production Brewing Construction and Contracting Yards Machinery/Truck Repair Commercial MaiorAuto Reoair Commercial Entertainment/Outdoor Recreation AeeesseryUses Office FUTURE LAND USE MAP TABLE 3.7 FUTURE LAND USEACREAGES Note: This acreage includes both developed and undeveloped land within the City and MOAA. MONTICELLO 2040 VISION + PLAN 63 Commercial Designations Downtown Mixed -Use 4 Community Commercial fi Regional Commercial Commercial and Residential Flex LIndustrial Designations ���E E Light Employment Industrial General Campus Park Industrial ■ CURRENT Other Designations Public and Institutional Xcel Monticello Nuclear Generating Plant 1 sum (9 Commercial Commercial Commercial Commercial Employment Industrial Industrial Public Uses Nuclear Power �bZBZ�Z Cornerstone Cub Cafe and Target NA Foods Catering Co. MONTICELLO 2040 VISION + PLAN Otter Creek NA Polaris Crossing BZW Monticello Great River Xcel Regional Energy Library CURRENT 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. Employment Research and Development Advanced Manufacturing Green Technology Renewable Resources • Professional and Corporate Offices • Industrial Engineering Facilities Commercial • Restaurant • Convenience Retail • Corporate Hotel Recreational • Plaza • Public Space Primary Mode Vehicular with access to collectors and arterials �i Transit or shuttle service Secondary Mode Pedestrian -friendly streetscape Bicycle facilities and parking • Floor Area Ratio (FAR) 0.50 to 0.75 • Height - Up to 6 stories • Lot Area - N/A ♦� 2018 Correlating Zoning District IBC Business Campus District 80 MC(� LAND USE, GROWTH AND ORDERLY ANNEXATION CURRENT 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. Industrial • Warehousing and Distribution • Manufacturing • Research and Development • Medical Laboratories • Computer Technology • Professional and Corporate Offices Commercial • Office • Service -based MONTICELLO 2040 VISION + PLAN Primary Mode Vehicular with access to collectors and arterials Transit or shuttle service Secondary Mode Shared bike/ pedestrian facilities • Floor Area Ratio (FAR) 0.50 to 0.75 • Height - Up to 4 stories • Lot Area - N/A ♦l 2018 Correlating J Zoning District 1-1 Light Industrial District CURRENT GENERAL INDUSTRIAL (GIS 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. Industrial • Light Manufacturing • Small warehouse and delivery operations • Recycling Facilities • Production Brewing • Construction and Contracting Yards Commercial • Accessory Uses • Office -AM ■■ LOT PATTERN Secondary Mode Shared bike/ pedestrian facilities • Floor Area Ratio (FAR) 0.50 to 0.75 • Height - Up to 2 stories • Lot Area - N/A '♦1 2018 Correlating J Zoning District 1-2 Heavy Industrial District 82 (« LAND USE, GROWTH AND ORDERLY ANNEXATION Primary Mode Vehicular with access to collectors and arterials 1F Transit or shuttle service Secondary Mode Shared bike/ pedestrian facilities • Floor Area Ratio (FAR) 0.50 to 0.75 • Height - Up to 2 stories • Lot Area - N/A '♦1 2018 Correlating J Zoning District 1-2 Heavy Industrial District 82 (« LAND USE, GROWTH AND ORDERLY ANNEXATION Industrial and Employment Generating Areas The City uses three zoning districts to classify its industrial land based on use and locational aspects. Three new land use designations have been created based on these districts. The existing zoning district standards and their basic hierarchy is expected to remain, with development standards and use restrictions tailored to accommodate the particular needs of different industry types. However, the City may need to amend the zoning code to accommodate a range of new and modern industrial and employment generating uses, with consideration for any specific operational characteristics associated with such uses. The City should also continue to address potential impacts from industrial uses to nearby non -industrial uses. This is implemented through the zoning and the development review process, as well as the zoning ordinance performance standards that reduce the potential for land use conflicts. Strategies to reduce impacts related to vehicle storage, excessive dust and noise, landscaping and screening, and exterior lighting requirements can be included. Downtown Monticello The strategy for Downtown will rely on the City's Downtown Small Area Plan. Implementation of the Comprehensive Plan to achieve the vision of the Downtown will require a consistent approach between both planning documents. However, the Downtown Plan is the guiding document. Adjustments, as needed, to the existing zoning code will be one of the first steps. A significant catalytic project is needed to change perceptions of the Downtown. It is recommended that the City concentrate public investments in areas of the Downtown where a new sense of place can emerge. The City should actively promote and work towards a catalytic development project to help create a sense of place in the Downtown. This could include the Walnut Street corridor streetscape plan and connecting Walnut Street to River Street. New development projects, in particular Block 52, would make an exciting statement to the Mississippi riverfront and enliven this part of the Downtown. A new streetscape and new development along Walnut Street will reinforce the character of the corridor and connect the Downtown core near the riverfront to the Monticello Community Center, Cargill and other activity generators south of the Downtown. Mixed Neighborhoods & Commercial/Residential Flex Districts The Comprehensive Plan includes a new land use designation labeled Mixed Neighborhood. The purpose of this designation is to recognize areas of Monticello where a mix of residential housing types is the predominant use but could also have neighborhood serving commercial development that provides goods and services generally needed on a day-to-day basis. Commercial uses would typically be very small up to 1,000 square feet, while other areas near East Bertram designated MN may have larger neighborhoods which necessitate larger neighborhood centers. The City will need to amend the Zoning Code accordingly to accommodate such uses. Another new land use designation included in the Comprehensive Plan is referred to as Commercial/Residential Flex (CRF). The purpose of the Commercial/ Residential Flex designation is to give the City and property owners flexibility for future land use based on the economy and market demand. This designation allows a mix of flexible and compatible uses, such as commercial, office, retail and residential, in limited areas of the City on the same or adjacent properties. Development and improvement of properties designated as CRF will be implemented through the City's Planned Unit Development (PUD) zoning process, subject to review and approval of the City. ®s�e�1���0 iO�Qfi./' d'ri� N millMEN WATER ACCESS PROPOSED PARKPOTENTIAL TUNNEL CROSSING1 ® I -POTENTIAL BRIDGE CROSSING MIXED NEIGHBORHOOD CHELSEA COMMONS PARK CONCEPT 190 IMPLEMENTATION IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION SHORT- I LONG- ONGOING THEME TERM TERM I Policy 5.1. Land Supply Strategy 5.1.3 - Retain existing General and Employment Growth 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 O O for tax base and employment generation. 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 209 IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION SHORT- I LONG- ONGOING THEME TERM TERM Policy 5.2: Range of Employment Districts Plan for a range of different types of workplace environments, accommodating many different kinds of businesses of all shapes and forms. Strategy 5.2.1 -Use the Employment Campus designation to signify areas for premier employment districts. Accommodate a range of uses and development settings in the "Employment Campus" designation, including research and development, technology, advanced manufacturing, medical laboratories, corporate office and planned industrial parks with a character of abundant landscaping and high design and aesthetic standards. O Strategy 5.2.2 - Use General Industrial zoning districts to provide a buffer between heavier industrial areas and more commercial or residential land uses consistent with the Future Land Use Map. These areas are also meant to 4accommodate local -serving businesses that are not appropriate for the City's retail centers due to their visual character, operational requirements and potential off-site impacts. Policy 5.3: Conversion of Industrial Land to Other Uses Prohibit the conversion of industrial or employment designated land to non- industrial uses unless two of the following three conditions are met: • The industrial use is isolated and is surrounded by non -industrial uses. • Subsequent analysis and public input are provided through a public review process that justifies a land use change. O • It is demonstrated that an extraordinary benefit would be provided to the city if converted to another use. This policy provides important criteria to be applied when evaluating Comprehensive Plan Amendments. It recognizes that employment and industrially focused land uses may not be viable in all locations in the city in the long-term and gives the City the flexibility to respond to new economic opportunities. However, it establishes a rigorous test to ensure that those locations that are viable for industry are conserved for that purpose. 210 9« IMPLEMENTATION IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION SHORT- I LONG- ONGOING THEME TERM TERM MONTICELLO 2040 VISION + PLAN Policy 5.4. Employment Strategy5.4.1- Utilize and maintain higher Generating Land Use Design floor area ratio and building height allowances & Regulations in certain industrial areas for manufacturing and Maintain land development warehouses than for other building types, due to regulations which support economic their unique function and space requirements. O Since the higher permitted FARs, standards shall growth, expansion into other be established to ensure that such buildings are economic sectors, and foster maintained as warehouses and not converted to achievement of the City's economic uses generating significantly higher development objectives. traffic volumes. Strategy5.4.2- Maintain a land use strategy for industrial and employment focused land that is consistent with the Economic Development Chapter. Strategy5.4.3- Continue to support quality site design for industrial uses as an investment in the community and employment districts, including O materials, landscaping and architecture. Strategy5.4.4 - 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 O outdoor and indoor employee -serving amenities O in the City's workplaces, such as parks and plazas, outdoor seating areas, fitness facilities, bicycle storage areas and showers and related facilities. Strategy5.4.5 - Where high-quality natural amenities exist within or adjacent to developing industrial uses, integrate these areas into O ((c site design to support high-quality industrial JJl development. MONTICELLO 2040 VISION + PLAN IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION SHORT- I LONG- ONGOING THEME TERM TERM 212 IMPLEMENTATION Policy 5.5. Co -Working, Strategy5.5.1- Amend zoning to allow co - Flexible Building Space working spaces in the downtown and other & Office Development commercial or employment areas of the City; require adaptable building and office space for Recognize the changing dynamic speculative development. to workspaces and anticipate the changing needs of office evelopment. Co -working spaces provide a centralized office location O �a 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. Policy 5.6 - Industrial Strategy 5.6.1- Monitor and limit industrial uses ' Land Use Compatibility that use, store, generate, or transport significant quantities of hazardous materials in areas close O Achieve compatibility between to sensitive "uses such as schools, housing, or industrial uses and adjacent shopping centers. land uses through the regulation of industrial activities, limits on Strategy5.6.2- Improve the visual quality operations, and standards for and sustainability of industrial areas through buffering when required. This is requirements such as screening of storage particularly important in areas that areas, landscaping, prompt elimination of trash O may be adjacent to commercial and and roadside debris, and ongoing maintenance of buildings and properties. residential uses. 212 IMPLEMENTATION § 153.090 USE TABLE. (A) Explanation of use table structure. (1) Organization of Table 5-1. Table 5-1 organizes all principal uses by use classifications and use types. (a) Use classifications. The use classifications are: agricultural uses; residential uses; civic and institutional uses; office use; commercial uses; and industrial uses. The use classifications provide a systematic basis for assigning present and future land uses into broad general classifications (e.g., residential and commercial uses). The use classifications then organize land uses and activities into specific "use types" based on common functional, product, or physical characteristics, such as the type and amount of activity, the type of customers or residents, how goods or services are sold or delivered and site conditions. (b) Use types. The specific use types identify the specific uses that are considered to fall within characteristics identified in the use classifications. For example; detached dwellings, parks and recreational areas, and schools are "use types" in the Single-family Residence District. (2) Symbols used in Table 5-1 (a) Permitted Uses= P. A "P" indicates that a use is permitted by right, subject to compliance with all other applicable provisions of this chapter. Uses may be subject to special regulations as referenced in the "additional requirements" column. (b) Conditionally Permitted Uses = C. A "C" indicates that a use is permitted provided the city can establish conditions necessary to ensure the use is compatible to the proposed location and surrounding properties. Inability of the city to establish conditions to adequately control anticipated impacts is justification for denial of a conditionally permitted use. Conditional uses may also be subject to special regulations as referenced in the "additional requirements" column. (c) Interim Permitted Uses= /.An "I" indicates that a use maybe permitted for a brief period of time provided certain conditions are met, and a specific event or date can be established for discontinuance of the use. Inability of the city to establish conditions to adequately control anticipated impacts is justification for denial of an interim permitted use. Interim permitted uses may also be subject to special regulations as referenced in the "additional requirements" column. (d) Prohibited Uses = Shaded cel/s.A shaded cell indicates that the listed use is prohibited in the respective base zoning district. (e) Uses not provided for within zoning districts. In any zoning district, whenever a proposed use is neither specifically allowed nor denied, the Community Development Department shall determine if the proposed use is comparable in potential activities and impacts to a use listed within the zoning district and is acceptable related to land use compatibility, traffic, and/or nuisance issues and established conditions and standards relating to development of the use. Where such a determination is made, the requirements established for the listed use shall apply as minimum standards for the proposed use. Additional requirements may be applied to address differences between the listed use and the proposed use. If no comparable use determination can be made, the use will be considered prohibited in which case an amendment to the ordinance text would be required to clarify if, where and how a proposed use could be established. TABLE 5-1: USES BY DISTRICT Use Types Base Zoning Districts Additional Requirements «P„ _ Permitted "C., _ Conditionally A R R R T M B I I I Permitted O A 1 2 N R3 R4 H 1 B2 B3 64 CCD BC 1 2 "I" = Interim Permitted TABLE 5-1: USES BY DISTRICT Use Types Base Zoning Districts Additional Requirements «P„ _ Permitted «C„ _ Conditionally A R R R T M B I I I Permitted O A 1 2 N R3 R4 H 1 B2 B3 B4 CCD BC 1 2 "I" = Interim Permitted Agricultural Uses § 153.091(B) Agriculture P P P P P P P P P P P P P P P (1) Agricultural P § 153.091(B) Sales (2) Community P P P P P P P P P❑ § 153.091(B) Gardens () § 153.091(B) Stables CE❑ (4) Residential Uses § 153.091(C) (1) Attached Dwelling Types § 153.091(C)(2)(a ) Duplex P C § 153.091(C) See (2)(b ) Townhouse C PEIE E Table § 153.091(C) 5- 1A (2)(c ) Multiple- C P C C § 153.091(C) family (2)(d ) None Detached P P P P P P Dwelling Group residential P P P P P § 153.091(C) facility, single- (3) family Group residential C C C § 153.091(C) facility, multi- (3) family § 153.091(C) Mobile and manufactured C C C P C (4) home park TABLE 5-1: USES BY DISTRICT Use Types Base Zoning Districts Additional Requirements "P„ _ Permitted «C„ _ Conditionally A R R R T M B 1 1 Permitted O A 1 2 N R3 R4 H 1 B2 B3 B4 CCD BC 11 2 "I" = Interim Permitted TABLE 5-1: USES BY DISTRICT Use Types Base Zoning Districts Additional Requirements "Pyl Permitted „C„= Conditionally A R R R T M B 1 1 Permitted O A 1 2 N R3 R4 H 1 B2 B3 B4 CCD BC 11 2 "7” = Interim Permitted Civic and Institutional Uses Active park facilities P P P P P P P P P P P P P P P None (public) Active park facilities P P P P P P P § 153.091(D) (private) (1) Assisted living C I P C 1 C P § 153.091(D) facilities (2) Cemeteries C C C C C C C § 153.091(D) (3) C None Clinics/medical C P P services Essential P P P P P P P P P P P P P P P None services Hospitals C P P C § 153.091(D) (4) Nursing/ See § 153.091(D) convalescent C C C C C C C C C C P Table (5) home 5- 1A C None Passenger C C C terminal Passive parks and open P P P P P P P P P P P P P P P space § 153.091(D) Place of public C C C C CP C assembly (6) 153.091(D) Public buildings or C C C C C C C P C C P P C P P§ (7) uses Public § 153.091(D) warehousing I 1 1 (8) temporary C I I § 153.091(D) Schools, K-12 C C C C C (9) Schools, higher C education Utilities (major) C C C § 153.091(D) (10) TABLE 5-1: USES BY DISTRICT Use Types Base Zoning Districts Additional Requirements «P, _ Permitted "C„ _ Conditionally A R R R T M B 1 1 Permitted O A 1 2 N R3 R4 H 1 B2 B3 B4 CCD BC 11 2 "I" = Interim Permitted TABLE 5-1: USES BY DISTRICT Use Types Base Zoning Districts Additional Requirements "P" = Permitted «C" _ Conditionally Permitted A R R R T R3 R4 M B B2 B3 B4 CCD I 11 I O A 1 2 N H 1 BC 2 "I" = Interim Permitted Commercial Uses Adult uses P P § 153.046(T) Auction house C § 153.091(E) (2) P P § 153.091(E) Auto repair - C C minor 1(3) Automotive wash P C § 153.091(E) facilities (4) Bed and C C C C C § 153.091(E) breakfasts (5) Brew pub P P § 153.091(E) (6) P P P None Business support P P services Commercial C P P § 153.091(E) lodging (7) P § 153.091(F) Commercial self- C storage See (3) P P P § 153.091(E) Communications/ P Table broadcasting 5- (8) Convenience C P P P 1A § 153.091(E) retail (9) § 153.091(E) Country clubC (10) P C § 153.091(E) Day care centersC C P (11) Entertainment/ recreation, P P C C C§ 153.091(E) indoor (12) commercial Entertainment/ recreation, CC C C § 153.091(E) outdoor (13) commercial Event centerLLHL C C C § T(15) 153.091(E)14) Financial I �F P C P § 153.091(E) institution TABLE 5-1: USES BY DISTRICT Use Types Base Zoning Districts Additional Requirements "P„ _ Permitted «C„ _ Conditionally A R R R T M B 1 1 Permitted O A 1 2 N R3 R4 H 1 B2 B3 B4 CCD BC 11 2 "7" = Interim Permitted TABLE 5-1: USES BY DISTRICT Use Types Base Zoning Districts Additional Requirements Permitted „C„= Conditionally A R R R T R3 R4 M B B2 B3 B4 CCD 1 11 1 Permitted O A 1 2 N H 1 BC 2 "7” = Interim Permitted Commercial Uses Funeral P P § 153.091(E) services (16) Kennels C § 153.091(E) (commercial) (17) § 153.091(E) Landscaping/ nursery P (18) business Offices, commercial 153.091(E) and P P P P P P P§ (20) professional services Personal C P P P § 153.091(E) services (22) Production brewery or micro- p p § 153.091(F) distillery (12) without taproom See Production brewery or Table § 153.091(E) micro- C C 5 1A C C C (23) distillery with § 153.091(F) taproom or (13) cocktail room Recreational § 153.091(E) vehicle camp C (24) site Repair C P P P P§ 153.091(E) establishment (25) Restaurants C P P C § 153.091(E) (26) Retail commercial uses (other) P P P § 153.091(E) buildings less (27) than 10,000 sq. ft. Retail commercial § 153.091(E) uses (other) C P P (27) buildings over 10,000 sq. ft. TABLE 5-1: USES BY DISTRICT Use Types Base Zoning Districts Additional Requirements «P„ _ Permitted "C., _ Conditionally A R R R T M B 1 1 Permitted O A 1 2 N R3 R4 H 1 B2 B3 B4 CCD BC 11 2 "I" = Interim Permitted TABLE 5-1: USES BY DISTRICT Use Types yp Base Zoning Districts Additional Requirements Permitted "C„ _ Conditionally A R R R T R3 R4 M B B2 B3 B4 CCD 1 11 1 Permitted O A 1 2 N H 1 BC 2 "I" = Interim Permitted Commercial Uses Retail service in the Pointes P P P P § 153.048 at Cedar Specialty § 153.091(E) eating U C P P P (28) establishments I § 153.091(E) Vehicle fuel LIED 1C C C sales (29) § 153.091(E) Vehicle sales C and rental (30) Veterinary C § 153.091(E) facilities (rural) (31) § 153.091(E) Veterinary facilities C C C (31) (neighborhood) P P P None Wholesale EFLLL11 sales See Industrial Uses Auto repair -§ C P P 153.091(F) major Table 5- (1 ) Bulk fuel sales C § 153.091(F) and storage 1A (2) Contractor's § 153.091(F) yard, I I I (4) temporary I I § 153.091(F) Extraction of minerals (5) §) 53.091 (F) General��❑ warehousing C P P 6 §) 53.091 (F) Heavy���❑ manufacturing C 7 Industrial ��❑ C P None services § 153.091 (F) Industrial self- storage C C (8) facilities Land C C C C C C C C C C C C C C C§ 153.091(F) reclamation (9) TABLE 5-1: USES BY DISTRICT Use Types Base Zoning Districts Additional Requirements „P„ _ Permitted „C„ _ Conditionally A R R R T M B 1 1 Permitted O A 1 2 N R3 R4 H 1 B2 B3 B4 CCD BC 11 2 "I" = Interim Permitted TABLE 5-1: USES BY DISTRICT Use Types Base Zoning Districts Additional Riverfront (A) Broadway (B) Requirements «P„ _ General Notes Permitted Cedar (C) CCD Retail, Office, Entertainment «C„ _ supported large Housing, Use and open supported by by space supported Types space, entertainment; Conditionally A R R R T supported by housing 2nd M B retail and I retail I Permitted O A 1 2 N R3 R4 H 1 B2 B3 B4 CCD BC 11 2 walnut & "7" = Interim General Notes Cedar (C) (D) CCD Office, PermittedLLL Entertainment Retail, large Housing, and open Retail supported space supported Use Types space, supported by Industrial Uses Light by limited supported by entertainment; housing users, retail and retail housing 2nd and P PP § 153.091(F) manufacturing services retail service Additional use requirements applicable per § 153.091 Uses: Residential Uses Single- family (10) Machinery/truck CUP *Upper floors only Multi 3 du or P* CUP* § 153.091(F) repair and *Upper under floors only *Townhous C (11) sales es on Townhouse CUP CUP* CUP P Broadway See Recycling and only C § 153.091(F) salvage center Table 5- 1A (14) Truck or freight C § 153.091(F) 1(15) terminal Waste disposal C § 153.091(F) and incineration (16) Wrecker andP LCI § 153.091(F) towing services ---L (17) TABLE 5-1A: CENTRAL COMMUNITY DISTRICT (CCD) USES SUB -AREA Riverfront (A) Broadway (B) walnut & pine (D) General Notes Cedar (C) CCD Retail, Office, Entertainment Retail, supported large Housing, Use and open supported by by space supported Types space, entertainment; housing retail by limited supported by housing 2nd and users, retail and retail and retail services services service TABLE 5-1A: CENTRAL COMMUNITY DISTRICT (CCD) USES SUB -AREA Riverfront (A) Broadway (B) walnut & Pine General Notes Cedar (C) (D) CCD Office, Entertainment Retail, large Housing, and open Retail supported space supported Use Types space, supported by by retail by limited supported by entertainment; housing users, retail and retail housing 2nd and and services services retail service Additional use requirements applicable per § 153.091 Uses: Residential Uses Single- family P* CUP *Upper floors only Multi 3 du or P* CUP* P *Upper under floors only *Townhous es on Townhouse CUP CUP* CUP P Broadway east of Pine only Multi 4-12 du CUP CUP CUP CUP Multi 13+ du CUP CUP CUP CUP CUP *Allowed on ground floor for Ground floor CUP* P P townhouses on Broadway east of Pine Commercial Brew Pub P P P P <10,000 sq. ft. Brew Pub CUP P CUP P >10,000 sq. ft. Commercial CUP CUP P Day Care Commercial P CUP CUP P Lodging Uses: Commercial Entertainme nt/Recreation, Indoor CUP* CUP* CUP* CUP <10,000 sq. Commercial ft. only (including theaters) Entertainme nt/Recreation Outdoor Commercial Subject to § Event centers CUP CUP CUP CUP CUP 153.091(F) (14 ) Funeral CUP services Personal P P P P CUP services Places of public CUP CUP CUP CUP CUP assembly Production brewery/ P P P P taproom Micro - distillery/ P P P P cocktail room Professional Upper office — CUP* P P P P floors sere and preferred retail CUP* - not P/CUP* on P/CUP* Upper Commercial allowed on ground on P floors office ground floor floor ground preferred floor Financial P P P P Drive thru by CUP Restaurants, bars <10,000 P P P P CUP sq. ft. Restaurants, bars > 10,000 CUP P CUP P CUP sq. ft. Retail Sales <10,000 sq. ft. P P P P P Retail Sales CUP CUP CUP P CUP >10,000 sq. ft. Retail with CUP P P P P service Specialty Eating P P P P CUP Establishments <10,000 sq. ft. Vehicle fuel CUP sales Veterinary No outdoor facilities < CUP CUP CUP CUP 10,000 sq. ft. I I I I uses I Industrial Uses Industrial PUD PUD Only PUD Only Civic and Institutional Uses Clinics/ medical CUP CUP P P services Public buildings or P CUP P CUP CUP uses (incl. public parks) Schools Pre- CUP CUP CUP K-12 TABLE 544 THE POINTES AT CEDAR DISTRICT (PCD) See § 153.048 (Ord. 780, passed 7-25-2022; Ord. 791, passed 11-14-2022) Planning Commission Agenda — 06/06/23 4A. Community Development Director's Report Council Action on/related to Commission Recommendations o Consideration of an Amendment to the Headwaters West Planned Unit Development District related to Subdivision Ordinance Requirements for Utility Installation. Applicant: Delta Modular Construction, LLC Approved on the consent agenda of the City Council on May 22, 2023. Downtown Roadway & Pedestrian Project The City Council ordered the Downtown Roadway & Pedestrian Project improvements on May 22, 2023. Final plans for the bidding process are being prepared and it is hoped that the project will be out for bid early in June. The project improvements include utility and roadway improvements on River Street between Locust Street and Hwy 25, Walnut Street between River Street and Broadway Street, and Broadway Street between 500' east of Jerry Liefert Drive and Pine Street. Significant streetscape and pedestrian safety enhancements are proposed as part of the project. It is anticipated that the project will begin in late summer, with work continuing into 2024. July Commission Meeting Reminder A reminder that due to the 4t" of July holiday, the Commission's regular July meeting will move to Wednesday, July 5t", 2023. Local Land Use Regulation — Legislative Update Following a busy legislative session, new statutes have been passed which will have an impact on local land use regulation. These include those relating to cannabis and THC. Staff attended a legislative wrap-up session with the League of MN Cities on June 1, 2023 and will provide additional updates as related action in zoning of city code moves forward. MOAA Rezoning Request City staff were present to address the MOAA Board on April 13, 2023, and May 10, 2023 regarding a rezoning request made in the Orderly Annexation Area. During the May meeting, the applicant withdrew his application for rezoning. Volunteer Picnic This year's Volunteer Picnic information is attached. Planning Commission's contributions and time are appreciated —we hope you will join us! Context Studies The City is currently completing a variety of studies that will help provide context for future decision making. These include: o Housing Study Update: The City/EDA will be updating the 2020 Housing Report. Planning Commission Agenda — 06/06/23 Council requested that the EDA move the planned 2024/2025 update up one year given the current state of the single-family housing market and demand for multi -family units. The update will provide new information on Monticello's housing market, including the full range of housing options in the community. Read more: 661 (monticello.mn.us) o Hospitality Report: The EDA has directed the completion of an update to its Hospitality Report, which looks at the demand for hotel units within the community. The last update was completed during COVID. Attraction of additional hotel rooms to the community has been a priority of the EDA based on feedback from industrial users and visitors. o Bertram Chain of Lakes Athletic Park Economic Impact Study: Working with the U of M, Parks and Community Development are participating in a study to more clearly quantify both the existing and future economic impact of the athletic park on the Monticello community. The study will provide detail on direct, indirect and induced spending in Monticello by park visitors. Read more: 654 (monticello.mn.us) o Parks, Arts & Recreation Needs Assessment: Parks, working with Bolton & Menk, is preparing an in-depth evaluation of Monticello's Park and Recreation system. The Needs Assessment will establish a baseline of infrastructure, amenities, and programming as well as analyze trends, anticipated growth, and organizational capacity culminating in usable data and recommendations for the future of parks, arts, and recreation in the community. More info: 599 (monticello.mn.us) Local Option Sales Tax Update Monticello's request for special legislative approval to pursue a local sales tax passed this legislative session. This does not enact the tax, but it gives us the authority to bring the option to the voters during the 2024 general election. Monticello is proposing a % cent sales tax that would be in place for 20 years or until we raise $30 million (whichever comes first). $15 million would be used to fund phases of the Bertram Chain of Lakes Regional Athletic Park and $15 million would be used to fund The Pointes at Cedar Recreation Area. A sales tax facilitates contributions people from outside the city limits who visit these regional public parks and allows us to use existing funding sources like property taxes for other needs. Information on a recent U of M Local Option Sales Tax Analysis for Monticello can be found here: Blog • Monticello, MN • CivicEngage City Board and Commission Activity A reminder that if you are interested in learning more about what other City Boards and 2 Planning Commission Agenda — 06/06/23 Commissions, include the Economic Development Authority and Parks, Arts & Recreation Commission are working on, you can visit their agenda and minutes pages: Agenda Center • Monticello, MN • CivicEngage Project Update List June's updated project listing is attached. Regularly Scheduled Meetings of Council and Appointed Commissions - 2023 city Planning Bertram Holiday Commission Chain of Lakes EDA CITY O F 6 p.m. Advisory 8 a.m. 6 p.m. / 7 a.m. Mo4ii6&o Monticello Personnel Fire Relief Library Board Orderly Committee Recreation Meeting 5:30 p.m. Annexation 4 p.m. 7 p.m.� Area 7:30 p.m.lir January 2023 Sun Mon Tue Wed Thu Fri Sat EMAMEME June 2023 July 2023 August 2023 Sun Mon Tue Wed Thu Fri Sat MMEFr EMENEME MEAMEEM Sun Mon 12 0E "2®E ENEMA26 13 MENEM 0 13 ■® EMENEEN MEMEEME NONE �® February 2023 Sun Mon Tue Wed Thu Fri Sat MEMEMEM June 2023 July 2023 August 2023 Sun Mon Tue Wed Thu Fri Sat MEAMMEM MEAMEEM Sun Mon Tue Wed Thu Fri Sat "2®E ® 13 MENEM 0 13 MENEM NOME1,1111111L MEMEEME NONE �® O 23 NO 27 ONEEMEN 28 •NEO■■ 27 EO March 2023 April 2023 Sun Mon Tue Wed Thu Fri Sat Sun Mon Tue Wed Thu Fri Sat MEMEMEM June 2023 July 2023 August 2023 Sun Mon Tue Wed Thu Fri Sat MEAMMEM Sun Mon Tue Wed Thu Fri Sat Sun Mon Tue Wed Thu Fri Sat "2®E ® 13 MENEM MEMMEME NE NOME1,1111111L MEMEEME 23 �® O 27 MENEM ON 27 ON 28 •NEO■■ MEMEMEM June 2023 July 2023 August 2023 Sun Mon Tue Wed Thu Fri Sat ©©'©EM© Sun Mon Tue Wed Thu Fri Sat Sun Mon Tue Wed Thu Fri Sat "2®E M 10 NEW MEMMEME NE MEMMEME MEMEEME M-127—EM25 24 OE ON 27 ON 28 •NEO■■ May 2023 June 2023 July 2023 August 2023 Sun Mon Tue Wed Thu Fri Sat Sun Mon Tue Wed Thu Fri Sat Sun Mon Tue Wed Thu Fri Sat Sun Mon Tue Wed Thu Fri Sat MEAMEME October 2023 November 2023 December 2023 Sun Mon Tue Wed Thu Fri Sat Sun Mon Tue Wed Thu Fri Sat Sun Mon Tue Wed Thu Fri Sat MEMEMEM A EEr23 "2®E NN Eli MEMMEME M ■MO MEMEEME M-127—EM25 23 ON EAME EMEMEME 28 •NEO■■ 27 EO MEMMEME October 2023 November 2023 December 2023 Sun Mon Tue Wed Thu Fri Sat Sun Mon Tue Wed Thu Fri Sat Sun Mon Tue Wed Thu Fri Sat MM�AEMMM A EEr23 "2®E NN Eli MARIMMEM M ■MO MEMEEME MEME 23 ME EAME ONEEMEN 28 •NEO■■ 27 EO MEMEMEM October 2023 November 2023 December 2023 Sun Mon Tue Wed Thu Fri Sat Sun Mon Tue Wed Thu Fri Sat Sun Mon Tue Wed Thu Fri Sat MEMOMMM A EEr23 "2®E NN Eli M10 M ■MO MEMEEME MEMUMMM 24 ®O EAME MAMMr 28 •NEO■■ 27 EO MINAMEME October 2023 November 2023 December 2023 Sun Mon Tue Wed Thu Fri Sat Sun Mon Tue Wed Thu Fri Sat Sun Mon Tue Wed Thu Fri Sat MEMEMEN A EEr23 "2®E NN Eli MiSIMMEME 16 MEMEEME MEMO 24 ®O EAME M 28 •NEO■■ September 2023 October 2023 November 2023 December 2023 Sun Mon Tue Wed Thu Fri Sat Sun Mon Tue Wed Thu Fri Sat Sun Mon Tue Wed Thu Fri Sat Sun Mon Tue Wed Thu Fri Sat MENEEME M 9 MEAMENE Mi A EEr23 "2®E NN Eli O 16 MEMEEME EMEMEME ME 26 EAME 26 ®® MEMEMEM M 9 Mi A EEr23 "2®E NN MEME 16 ■ EMEMEME NE 26 ®® MEMEMEM M A ME 9 NN MEME 16 ME EMEMEME MEMEMEM MEMEMEM MEAMEME MEMEREM MENEFEE EIDEOE Deephaven Apartments Residential 1255 Edmonson Ave NE 3 apartment buildings totalling 165 units 1/30/2020 Completed Take 5 Car Wash Commercial 4008 Deegan Court New construction car wash (4,146 sq ft) 9/27/2021 Received Certificate of Occupancy 5/16/2023 Monticello Lakes Apartments Residential Southeast area of The Pointes at Cedar 2 100 unit multi -family apartments 12/13/2021 Yet to Break Ground Runnings Expansion Commercial 300 7th St W Expansion of current facility (13,962 sq ft) 12/13/2021 Completed Twin Pines Apartments Residential South Side of School Blvd. East of Wal-Mart 96 multi -family unit apartment building 2/28/2022 Yet to Break Ground Block 52 Redevelopment Mixed -Use NE Corner of Highway 25 and Broadway St 87 multi -family units with rougly 30,000 sq ft of 1st floor commercial 9/30/2022 Under Construction Featherstone 6th Addition Residential North of 85th St NE and West of Highway 25 21 Single-family lots with commercially guided outlots for future development 8/24/2022 Under Construction Tesla Stations at Cub Foods Commercial 206 7th St W Installation of 8 charging ports in the Cub Foods parking lot 7/12/2022 Completed Taco Bell Remodel Commercial 124 7th St E Remodel of existing building and expansion of 724 sq ft 9/30/2022 Completed Haven Ridge 2nd Addition Residential South of Farmstead Ave and West of Fallon Ave NE 59 Single -Family Lot Development 10/26/2022 Yet to Break Ground Headwaters West Development Residential Along South side of 7th St W between Elm St and Golf Course Rd 102 apartment unit & 60 townhome Senior 55+ Development 9/26/2022 Townhomes Under Construction Sunny Days Therapy Commercial Along South side of 7th St E West of Old McDonald's Location Development of an Occupational Child Therapy Facility 8/22/2022 Under Construction Camping World Commercial 3801 Chelsea Rd W Installation of an attached paint booth (1,100 sq ft) 8/22/2022 Yet to Break Ground Electro Industries Expansion Commercial 2150 River St W Expansion of current facility (4,300 sq ft) 9/26/2022 Yet to Break Ground Wiha Tools USA Industrial Along South Side of 7th St E across from Wright St and Ramsey St New construction light manufacturing (72,540 sq ft) 11/28/2022 Under Construction Kwik Trip #345 Commercial 9440 State Highway 25 Expansion of current facility (520 sq ft) 1/23/2023 Under Construction Scooter's Coffee Commercial 100 7th St W. New Construction of Drive -Through Coffee Shop 1/23/2023 Groundbreaking Ceremony held on 5/25/2023 Deephaven 3 Commercial Southeast corner of Cedar St and Chelsea Rd New Construction of a Clinic/Medical Service Facility (10,000 sq ft) N/A Under Construction volunteer recognition 0 NI F) 11:7, r As a BIG THANK YOU... City of Monticello volunteers and their families are invited to join us for a picnic at Ellison Park Log Shelter! Rain or Shine (In case of rain the picnic will be moved indoors to the Community Center) Please RSVP with number attending to HR@ci.monticello.mn.us by June 18th. AMi�&o o