Planning Commission Agenda - 12/03/2024 (Joint Workshop)AGENDA
JOINT CITY COUNCIL/MONTICELLO PLANNING COMMISSION WORKSHOP
Tuesday, December 3, 2024 — 4:45 PM
Monticello Community Center
Planning Commissioners: Vice Chair Andrew Tapper, Teri Lehner, Rick Kothenbeutel,
Melissa Robeck, Rob Stark
City Councilmembers: Mayor Lloyd Hilgart, Charlotte Gabler, Sam Murdoff,
Tracy Hinz, Lee Martie
Staff: Rachel Leonard, Angela Schumann, Jennifer Schrieber, Ron
Hackenmueller, Tyler Bevier, Steve Grittman
1. Call to Order
a. Concept Stage Planned Unit Development Submittal for a 500+ acre technology
campus including data center uses, located within Light Industrial Park and
Development Reserve land use designation areas
2. Adjournment
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MEMORANDUM
Planning, Zoning, Land Use
TO: Angela Schumann
Mayor Hilgart and Monticello City Council
Monticello Planning Commission
FROM: Stephen Grittman
DATE: November 25, 2024
MEETING DATE: December 3, 2024 (Workshop Meeting)
RE: Monticello — Frattalone Development — Concept PUD Review
GC FILE NO: 120-01— 24.23
PLANNING CASE NO: 2024 - 047
PROPERTY ID: Multiple PIDs
Introduction
The current proposal is for a PUD Concept Plan review, which is not a formal zoning or land use
application but is intended to provide an opportunity for City feedback on a potential
development proposal prior to more formal zoning review and the extensive supporting
materials that such reviews require. The Planning Commission and City Council will have the
opportunity to review the project, ask questions of the proposer, and provide comments as to
the issues and elements raised by the project. No formal approval or denial is offered for a
Concept Review.
The neighboring property owners have been notified of the meeting, but it is not a formal
public hearing. This memorandum provides an overview of the project and will serve as an
outline for the discussion.
Site Context and Proiect Descri
This memorandum reviews the policy considerations for a technology campus concept plan
proposed on a combination of parcels south of 851h Street NE, west of Edmonson Avenue NE,
and extending to the south boundary of the Monticello Orderly Annexation Area (MOAA). This
area is currently dominated by vacant or agricultural land.
Unlike other site concept reviews, this concept discussion will focus on the proposed land use
itself, the land use impacts expected within the subject area, and considerations for both
industrial land use goals and industrial land absorption. The discussion for the policymakers is
twofold —to confirm that data centers should be accommodated within the light industrial land
use planning for the community, and to determine how and where these uses are
accommodated.
The proposed project area encompasses nearly 550 acres. The developer, Frattalone
Development, is seeking concept review and comment for a potential technology campus
project, to include large data center users. If the project proceeds, the site configuration will
depend in part on the interested data center users. As such, more detailed site design is not
part of this concept review.
The developer has provided a conceptual narrative which details the potential site build -out,
including up to 3 million square feet of building and between 200-500 full-time jobs. The
narrative describes the site's advantages for this type of campus. The developer has also
provided a variety of materials illustrating different data center projects for reference on the
scale of the likely users and the general site framework for this type of campus. Specific site
details and project approvals would be subject to later stages of PUD submission and review.
The concept discussion for the proposed technology campus also provides a reference point for
the required Alternative Urban Areawide Review (AUAR). An AUAR is a statutory process
designed for larger scale development projects and would be required for the proposed project
to proceed. The AUAR is a planning tool used to identify impacts of site development,
mitigation measures for potential impacts, and provide information necessary for planning
decisions. The AUAR identifies a full range of project impacts using at least two development
scenarios for land use. One of the scenarios should be the developer's proposal, and one
should be consistent with the City's land use plans. The AUAR process also includes an
opportunity for various state and local agencies to comment on the development concepts.
More on the AUAR concept evaluation is discussed below.
Comprehensive Plan Guidance
Land Use
Data centers themselves are a relatively unique type of industrial land use. While data centers
have a high taxable value on a per square foot basis, they generally produce a relatively low
number of jobs per square foot as compared to other industrial uses. However, frequent
upgrades to internal systems and equipment generate additional employment over time.
Depending on the scale of the individual users, the use can consume significant land area and
(potentially) utility infrastructure. These facilities act as large data "warehouses"; there is no
direct customer interaction, and they typically do not consume large areas of land for parking
fields or generate significant traffic impacts.
Specifically in regard to their land use characteristics, data centers would be most appropriately
classified as a light industrial use within Monticello's existing land use framework. To better
clarify where data centers should be accommodated as an appropriate land use (and regardless
of this specific concept proposal), it would be recommended that the Monticello 2040 Plan text
be amended to incorporate these uses into the Light Industrial Park land use category, and then
be given a separate entry as a specific use for zoning purposes within the 1-1 (Light Industrial)
District.
Future Land Use Map Designation
As it relates more directly to the proposed project, the Monticello 2040 Vision + Plan
(Comprehensive Plan) guides the project area in two land use designations, "Light Industrial
Park" and "Development Reserve."
The northerly half of the project site is currently designated as "LIP — Light Industrial Park." The
"Light Industrial Park" designation accommodates a broad range of industrial businesses and
specifies correlating zoning districts that include both IBC (Industrial Business Campus,) and 1-1
(Light Industrial) zoning districts. The land use category focuses on industrial activities that are
primarily indoor and with very limited impacts, other than traffic generated by employees and
trucking activity in support of business shipping operations.
The southerly portion of the proposed project site is currently guided within the 2040 Plan as
"Development Reserve."
Per the Comprehensive Plan, the Development Reserve land use category is described as
follows:
"The purpose of this designation is to serve as a growth reserve that maintains lands for
agricultural, rural residential or other similar permitted uses until such time those lands
are developed for other uses. Future uses could include residential, commercial or
industrial development. As described previously, the Development Reserve is a long-term
tertiary growth objective for the City. Future development and change of use would
require a Comprehensive Plan amendment."
In short, the Development Reserve is a holding category, without a specific land use
designation.
To accommodate the full concept development area as proposed, in addition to the City -
initiated text amendments noted above, the developer would need to request amendments to
the Future Land use Map to guide the subject land use appropriately to support the proposed
use and zoning. As noted above, if data centers of this nature and scale are supported by the
City's policymakers, the recommended designation would be "LIP- Light Industrial Park", in
concert with the City -initiated associated amendments noted above.
An important land use point for policymaker consideration is that the campus will develop in
phases over time. This is important in considering not only infrastructure and site planning
specific to the concept area, but also in how the City facilitates and responds to the
development of other industrial land area in the community.
The Comprehensive Plan designation is also important relative to the required AUAR. The
developer is required to complete an initial step which evaluates at least two development
concepts. One concept would be their proposed technology campus and another would be a
development scenario consistent with the City's land use plan. In this case, because the 2040
Plan does not indicate a development pattern for the Reserve area, a land use designation
should be recommended for this area, even at a conceptual level, for the developer to proceed
with the AUAR scoping.
In considering a change to the Future Land Use Map, the Planning Commission and City Council
should also evaluate the impact of the prospective change on the surrounding land and its goals
for the future development of the land.
Land Use Guidance Discussion Points
The City should consider the general land use impacts of the proposed technology campus, as
well as how the designation of the Development Reserve area would affect its other land use
plans within the MOAA. Those considerations would include the following:
1. Do the City Council and Planning Commission concur that the 2040 Plan should
accommodate data centers generally within its light industrial use framework? In
responding to this question, the City is also considering how and where data centers
as a land use may be accommodated.
2. If the area is developed as proposed, how might it impact other lands in the MOAA
that are planned for industrial? Has the City guided sufficient land in other areas of
the MOAA to replace the significant amount of Light Industrial land (or Employment
Campus land), now being assigned to a data center campus project?
3. For purposes of the AUAR initial scoping, is the City comfortable with a scenario
which contemplates the "Development Reserve" area for "LIP- Light Industrial Park"
uses?
4. How well does the proposed concept development land use fit with the land
patterns and future uses in the area?
4
5. How will the development of a technology campus be consistent with the City's
goals for incremental and sustainable growth and successful transition in tax base?
How does the proposal respond to the City's goals for industrial land development,
including tax base diversification and generation of living wage employment?
6. How would the City view the utility demands of a project of this scope, given both
benefits and potential costs (in terms of capacity or other factors)? Do the utility
extensions serve the City's growth area beyond this project?
PUD Consideration
While site plan details are not known at this time, it is likely the project will be proposed as a
Planned Unit Development. As with any Planned Unit Development project, the applicant is
required to show that flexibility from traditional zoning standards is offset by other project
elements that continue to meet the City's overall land use and development goals. This is most
often dealt with when there are site and building plans that describe the project.
Since specific site detail is not available, the City can extrapolate what is known about this type
of project to provide the developer with information on how to proceed.
PUD flexibility would be expected to include the following elements:
1. Customized site and building plans.
2. Extensive power generators.
3. Fans and/or other cooling systems.
4. Reduced parking supply from what would otherwise be required for similarly sized
buildings.
5. Land use considerations that include the following:
a. Phased development.
b. Consumption of large portions of the City's future industrial land supply.
c. Power and City utility demands extended beyond the short-term expectations
for timing.
d. Potential issues related to the use, including noise that may raise issues for
nearby development.
The developer offers several compensating elements in support of the project:
1. Extensive high -value development at a large scale.
2. Low -volume traffic generation compared to other industrial users.
3. Opportunity for buffering and site design that mitigates issues for surrounding lands.
4. Property tax generation at a high per -acre rate.
5. Facilitation of extending major city infrastructure which would otherwise have difficulty
meeting economically feasible thresholds.
6. Other possible elements and/or amenities.
Concept PUD Discussion Points
For this specific concept proposal, it is critical that Planning Commission and City Council
members engage in a frank and open discussion of the project and the items noted above. The
Concept Review process is most valuable when the applicants understand how the City is likely
to look at the project, its development details, and the potential issues it presents. In this way,
the subsequent land use and development specifics can be more finely tuned to address City
policy elements.
Staff Preliminary Comments and Issues
For this proposal, the primary considerations evident at this point in the process include the
following elements:
Land Use. As stated above, the proposed land use is currently guided for both "Light
Industrial Park" and "Development Reserve". The LIP designation as proposed to be
amended within the 2040 Plan text, would support the use. The Development
Reserve area is unguided. A series of questions listed in the Comprehensive Plan
section above can help guide the City's discussion of this aspect of the project.
As noted, absorption of the proposed land area for a single use will displace the
City's industrial land development goals to other locations around the region. While
these questions do not have to be firmly and finally decided, it is important to
accept that further industrial land supply will need to be identified and opened. It is
also important to note the development of the full proposed campus will take place
in phases.
Likewise, the PUD balancing factors noted previously provide a baseline for
consideration of introducing this use to the City development palette. There are
tangible benefits to considering the amendments necessary to accommodate the
use. Similarly, there are challenges that will need to be addressed to ensure that the
City's acceptance of this use is a good fit for the City's economic development
objectives.
Land use patterns are one the primary aspects of discussion for this concept review.
Circulation. The proposal does not have a specific circulation plan, since the site
planning for this concept will be completed as a part of a future phase of review.
The site is served by two collector and/or County highways. 85t" Street on the north
is a local street with a collector designation. Edmonson Avenue on the east is a
County highway, also with a collector function. While the project is near Minnesota
Trunk Highway 25, it is not expected to require direct access to that highway. Again,
these projects generate traffic at a much lower volume than most industrial
developments.
For the City's purposes, it will be important to ensure that the project is planned and
developed to account for any other major road extensions to surrounding property.
Even though the project itself may have limited need for extensive roadway
development, the City will require that roads are built around the project area to
facilitate the development of other land. This aspect is also true for other
infrastructure.
iii. Building Materials and Architecture. The applicants have provided a series of
architectural depictions of other projects that illustrate the site and building plans
typical of these uses. The City will need to address this issue as an aspect of the
future PUD discussion.
iv. Connectivity and Open Space. The site adjoins a wetland/pond system at its
southerly edge. This area is identified in the City's Natural Resources Plan as a major
greenway and has been contemplated as a potential pathway route. Beyond just
the open space aspect of this area, the City has envisioned these spaces to be
locations where its "Residential Amenities" District may apply, providing
opportunities for higher -end housing due to the natural resources and setting.
There are two issues for discussion in this regard. One relates to reserving a
pathway corridor along the natural greenway route. The applicants have indicated a
willingness to accommodate this plan, particularly as there are environmental
constraints that can limit development adjoining these areas.
However, reserving land for residential use could have implications both for the land
area available for data center uses as well as for noise or other impacts of the data
center campus on the residential neighborhood. Managing noise generated by
these uses will be an issue to address, and even more importantly in areas of
residential development.
If the City chooses to forgo the residential opportunity along this greenway corridor,
alternative locations should be considered as a part of further land use planning.
Similar conflicts have been raised for the areas between Bertram Lakes and the
City's Otter Creek Business Park. High -amenity residential lands can be difficult to
identify and protect. This issue should be addressed forthrightly as a part of this
project discussion.
V. Public Utilities. The engineering department will have more extensive discussion of
utility impacts of this type of project, both opportunities and potential challenges.
The importance of the City's practice of development paying for the impact it
creates, including advancement of services to new development areas and required
system capacity, will be evaluation points in the utility discussion.
vi. Private Utilities. To serve a technology campus of this size requires a two-step
analysis process by Xcel Energy. The process produces information on the required
permitting and infrastructure required to serve the data centers. As the information
becomes available from Xcel Energy, the utility and the developer should be
prepared to discuss the findings and City impacts.
vii. Land Use Applications & Process. Further land use approvals for the proposed
project would include the following:
o Environmental Review (AUAR)
o Annexation
o Comprehensive Plan Amendment — Map Amendment for Development Reserve
o Development Stage PUD
o Final Stage PUD
o Preliminary Plat
o Final Plat
o Rezoning to PUD, Planned Unit Development
viii. Other Details. The Development Stage PUD phase of review will consider site and
building planning for this project, including architecture, roadway development, off -
site aspects of the project, as well as signage, lighting, accessory uses, noise
mitigation, service needs, utilities, and all other aspects of the project.
Summary
The Planning Commission and City Council provide comment and feedback to the developer at
the Concept Plan review level. This concept review is somewhat different than prior
discussions where more detailed development materials are available. Instead, this discussion
focuses largely on land use and policy -level questions, including land supply, tax generation,
utility demand, and general land use questions for more than 200 acres that have not been
subject to a detailed land use planning analysis.
However, as always, it is critical that these issues are addressed so the development team will
have thorough understanding of the City's positions, both pro and con, as it prepares to invest
heavily in environmental review and then development plans. Policymakers are encouraged to
use the discussion points outlined in this report to provide the developer with feedback.
The notes listed above acknowledge that a significant amount of detail will be added as the
project proceeds to a more advanced stage of review.
SUPPORTING DATA
A. Aerial Site Image
B. Concept Narrative
C. Concept Land Area Exhibit
D. Concept Investment Summary
E. Concept Tax Base Analysis
F. Concept Land Use Absorption Comparison
G. Rosemount Data Center Site Illustrations
H. Outstate Data Center Site Illustrations
I. Monticello 2040 Plan, Excerpts
J. Monticello Zoning Ordinance, Concept Plan Excerpt
K. NRI/A Greenway Corridor
L. Joint WorkshoD — Data Centers. September 23, 2024
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#N.Beacon Wright County, MN
Concept Stage Planned Unit Development Submittal for a 500+ acre technology campus Created by: City of Monticello
Legal Lengthy Contact City Hall, Multiple PIDs : See Notice
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O M P A N / E S
Earthwork • Demolition • Utilities • Develoament
Project Overview - Monticello
November 11, 2024
• Frattalone Companies is proposing a data center development across 550 (plus or minus) acres of land
• Frattalone Companies is currently working with Xcel Energy to provide the market with the opportunity for a
high -quality data center development that will appeal to many large users on a national scale
• The property is generally flat with limited neighbors resulting in the perfect setting for development
Economic Impact
• Total project costs estimated to be between $2.5 Billion and $5.0 Billion
• Significant increase in property taxes (over $10M annually)
• The project will extend sewer and water which in turn will assist with additional area development
Jobs
• 200 to 500+ full time jobs once operational
• Over 1,000 construction jobs over a 5-10 year period
Facility
• 2,000,000 — 3,000,000 square feet of building potential
• Buildings will be secured with berming and high -quality fencing
• Site is large enough to accommodate significant buffering
• High quality construction material used for construction
• Building heights typically less than 30 feet
• Great proximity to Xcel Power plant making project very sustainable
Xcel
• Xcel has indicated that the appropriate power infrastructure is in place to facilitate the development
• A "power application" has been submitted to Xcel to further study the impacts and upgrades needed to support
the development
City Utility Demand
• Water
o Peak daily water — Unknown at this time
o Developer has escrowed $85,000 to the city for a study to determine water capacity for the area
o Primary water usage will occur between April — September
• Sewer
o The development is anticipating to extend trunk sewer to the site
o Developer has agreed to participate in the costs associated with the extension
3205 Spruce Street • St. Paul, MN 55117 • Phone 651.484.0448 • Fax 651.484.7839 • Visit us at: www.Frattaloneco.com
POTENTIAL SITE ACCESS LOCATION
85TH ST NE
CITY UTILITIES TO BE EXTENDED
i O FROM FALLON AVE / CHELSEA RD
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EXISTING WE.
LIGHT INDUSTRIAL PARK
(PER 2040 MONTICELLO COMP PLAN)
_294 AC
TOTAL SITE AREA
- - ±547 AC
DEVELOPMENT RESERVE
(PER 2040 MONTICELLO COMP PLAN)
_253 AC
PROPOSED GREENWAY CORRIDOR
(PER 2040 MONTICELLO COMP PLAN)
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EXISTING WETLAND AND
ENVIRONMENTALLY SENSITIVE
= AREA (TO BE PROTECTED)
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PHONE: 612-315-1272 PARK -1
WWW.KIMLEY-HORN.COM 11 /04/2024
Total Investment Based on Estimated Square Footage
Square Footage
1,000,000
2,000,000
3,000,000
Estimated Cost per Square Foot
$
1,055.00
$
1,055.00
$
1,055.00
Total Bldg Cost
$
1,055,000,000
$
2,110,000,000
$
3,165,000,000
Infrastructure Upgrades
Sewer and Water
$
25,000,000
$
25,000,000
$
25,000,000
Earthwork
$
20,000,000
$
35,000,000
$
55,000,000
Other Cost
$
10,000,000
$
20,000,000
$
30,000,000
TOTAL INVESTMENT
$
1,110,000,000
$
2,190,000,000
$
3,275,000,000
Tax Analysis - Current Tax vs
Anticipated
Tax Post Development
(Based on 405 Acre Project)
Proposed - Data
Owner
value tax
Center
Prop ID
155 800 332300
213100233100 $ 648,200.00 $ 3,808.00
213100234403 $ 173,900.00 $ 968.00
213100233300 $ 185,800.00 $ 1,034.00
213100262400 $ 182,100.00 $ 1,014.00
213100262200 $ 47,800.00 $ 266.00
213100262300 $ 707,600.00 $ 4,722.00
213100271100 $ 414,500.00 $ 2,308.00
213100224401 $ 279,800.00 $ 1,558.00
213100224100 $ 269,600.00 $ 1,500.00
Taxable Value 1 1 $ 129,511,800 1 1 $ 2,909,300 1 1 $ 600,000,000
Total Tax
$ 3,022,726
2.33%
$ 17,178
0.59%
$ 14,003,634
2.33%
County
$ 841,659
$ 9,892
$ 3,899,222
0.65%
0.34%
0.65%
City
$ 730,819
$ 3,782
$ 3,385,726
0.56%
0.13%
0.56%
State
$ 209,867
$ 3,782
$ 972,268
0.16%
0.13%
0.16%
School District
$ 348,771
$ 2,618
$ 1,615,782
%
0.27%
0.09%
0.27%
Special Taxing Districts
$ 29,731
$ -
$ 137,739
0.02%
0.00%
0.02%
Increase
$ 597,090,700 Taxable Value
$ 13,986,456 Total Tax
$ 3,889,330 County
$ 3,381,944 City
$ 968,486 State
$ 1,613,163 School District
$ 137,739 Special Taxing Districts
Land Square Footage
Mega Watts
Building Square Footage
Construction/Investment
Construction Cost/Sf
Building/Site Density
META -Rosemount
Per Publications
280 Acres
12,196,800 SF
230 M W
650,000 SF Building
$ 800,000,000 Construction Investment
$ 1,231 Construction Cost/SF
5.33% Building/Site Density
Monticello -1
Estimate
500 Acres
21,780,000 SF
500 M W
2,330,000 SF Building
$ 2,500,000,000 Construction Investment
$ 1,231 Construction Cost/SF
10.70% Building/Site Density
Monticello - 2
Estimate
500 Acres
21,780,000 SF
750 MW
3,500,000 SF Building
$ 3,750,000,000 Construction Investment
$ 1,231 Construction Cost/SF
16.07% Building/Site Density
Meta - Rosemount
' #W
Meta - Rosemount
Existing Non -MN Data Centers
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Monticello 1) 2040
- VISION + PLAN
COMPREHENSIVE PLAN I NOVEMBER 23RD, 2020 ADOPTION
CHAPTER 3:
LAND USE
.. GROWTH AND
ORDERLYANNEXATION
47
PRIMARY GROWTH
CITY-WIDE GROWTH AND DOWNTOWN
Developing parcels within the City and the Downtown are the primary growth
objectives of the 2040 Comprehensive Plan. Monticello will prioritize infill
development within the existing municipal boundary and adjacent lands accessible
by existing utility infrastructure, with a strong focus on the revitalization and
redevelopment of the Downtown.
SECONDARY GROWTH
STUDY AREAS AND PORTIONS OF THE MOAA
The secondary growth objectives of the 2040 Comprehensive Plan include
directing growth into the Northwest Study Area, the East Bertram Study Area,
specific parcels of land within the MOAA with a future planned land use
designation, and other areas that align with City goals and policies. In particular,
property outside the Study Areas but with frontage on County Highway (CSAH) 39,
Highway 25 and other major transportation corridors, or properties already served
by utilities are logical development opportunities and may be considered Primary
Growth Areas. The City shall retain discretion when evaluating development
proposals in the Secondary Growth Area that are consistent with the Goals and
Vision of the Comprehensive Plan.
Sunset Ponds Development
TERTIARY GROWTH
DEVELOPMENT RESERVE OF THE MOAA
The third growth objective is to direct growth in the Development Reserve of the
MOAA. Property within the MOAA will retain their existing uses until requests for
annexation and development under the Orderly Annexation Agreement occurs,
and transportation and utility improvements are installed. This includes utility
studies to support cost effective and efficient infrastructure into the secondary
and tertiary areas. It would be premature to change the land use designations
of parcels at the time of this Comprehensive Plan given this Plan's long-term
development horizon, and the potential need for future study and development
impact assessment. As appropriate, the City may undertake or authorize
development studies to respond to Comprehensive Plan amendment proposals
or changing circumstances. Since these areas have a longer development horizon
and have not been assigned a new future land use designation, they will continue
to accommodate the existing single-family, rural residential and agricultural land
uses that exist today. Any future change of land use will require a Comprehensive
Plan amendment.
Residential Development in the City of Monticello
MONTICELLO 2040 VISION + PLAN 51
GROWTH STRATEGY MAP
FUTURE LAND USE MAP
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DEVELOPMENT RESERVE
A Development Reserve land use designation applies to a significant portion of the
Monticello Orderly Annexation Area (MOAA). The Development Reserve includes
3,100 acres on the Future Land Use Map. The purpose of this designation is to
serve as a growth reserve that maintains lands for agricultural, rural residential or
other similar permitted uses until such time those lands are developed for other
uses. Future uses could include residential, commercial or industrial development.
As described previously, the Development Reserve is a long-term tertiary growth
objective for the City. Future development and change of use would require a
Comprehensive Plan amendment.
RESIDENTIAL DESIGNATIONS
Monticello has approximately 3,484 acres of land currently used for residential
purposes. The majority of this land, 3,127 acres or roughly 90%, is developed with
single-family homes. The remaining 357 acres accommodates a limited variety of
attached single- and multi -family housing types, including townhomes, duplexes,
multi -story apartment buildings, and manufactured homes.
There are approximately 4,496 acres of land designated for residential use on
the Future Land Use Map, including 3,374 acres for single-family homes and
1,122 acres for a variety of mixed and multi -family style housing types. This
acreage is projected to accommodate the existing uses and future anticipated
housing needs in the City over the next twenty years consistent with the Primary
Growth Strategy. This acreage does not include the 49 acres of Downtown Mixed -
Use and 174 acres of Commercial/Residential Flex (both described in the following
section on commercial land use) which also have potential to contain future
residential development.
The Future Land Use Plan establishes six different residential designations to
achieve a variety of housing and neighborhood character that differ between
housing type, scale and form, and density. Three designations allow and
encourage a range of new single-family, multi -family and mixed housing types
and densities. The purpose of the residential designations is to characterize and
preserve neighborhoods, promote a range of housing types and housing stock
diversity, continue to provide areas for single-family homes, and encourage the
infill development of small -lot single-family homes, townhomes, condominiums,
senior housing and mixed or alternative styles of multi -family development.
TABLE 3.2: FUTURE LAND USE RESIDENTIAL ACREAGES
Land Use Categories
Estate Residential
Acreage
1,102
Low -Density Residential
2,198
Traditional Residential
74
Mixed Neighborhood
635
Mixed -Density Residential
348
Manufactured Home
135
Low -Density
There is ample available land that could be developed for low -density, single-
family residential uses and create new neighborhoods. Two land uses, Estate
Residential and Low -Density Residential, will guide new single-family residential
neighborhoods in the City. By 2040, the Comprehensive Plan envisions low density
single-family uses and conservation style development in these areas of the City
and contiguous to the MOAA. Generally, an average density of 4 housing units per
acre characterizes single-family neighborhoods but these areas could likely be
developed between 3-6 units per acre depending on utility infrastructure, sensitive
natural resources, conservation style development, developer preferences and
project specifics. Other types of single-family housing styles, including small -lot
development and attached single-family homes is encouraged in this and other
residential land use designations.
Eastwood Knoll Residential Property, Source: City of Monticello
56 LAND USE, GROWTH AND ORDERLY ANNEXATION
EMPLOYMENT AND INDUSTRIAL DESIGNATIONS
Monticello currently contains approximately 194 acres of land used for industrial
and employment purposes. The industrial land in Monticello is generally located
in the Otter Creek Business Park, along Chelsea Road between Edmonson Avenue
and Fenning Avenue, and the Cargill complex in downtown. The Future Land Use
Map includes approximately 1,729 acres of industrial and employment designated
land to promote a strong industrial business sector represented by increased jobs
and tax revenue generated for Monticello. The goals for developing workforce
and tax base are found in the Economic Development Chapter of this plan. Three
designations classify industrial and employment generating uses.
Light Industrial Park
This designation encourages the broadest range of industrial related land
uses, including warehousing and distribution. Three large areas of the City are
designated as Light Industrial Park. This includes Otter Creek Business Park and
parcels located directly to the north on Chelsea Road. Two large portions of the
MOAA have also been designated as such, including portions of the Northwest
Study Area and a large area just south of the city boundary on the east side of
Highway 25. The planning objective for expanding the amount of industrially
designated land is to increase the number and types of industrial and employment
generating businesses in Monticello.
General Industrial
The General Industrial designation applies to areas centered along Chelsea and
Dundas Roads. These areas include uses that may require automotive access for
customer convenience, servicing of vehicles or equipment, loading or unloading,
outdoor storage or parking of commercial service vehicles. Cargill's facility
adjacent to the Downtown is also designated as General Industrial.
Employment Campus
An Employment Campus designation applies to areas of Monticello where a high
concentration of jobs is desired. The design character of these areas includes
site and building design elements that incorporate landscaping, screening,
and building treatments that promote a high -quality visual environment. Open
spaces and smaller commercial uses or restaurants may be intermixed to serve
the employment base. Other permitted employment uses may include advanced
manufacturing, research and development, technology and communications,
and professional and corporate office uses.
TABLE 3.4.- FUTURE LAND USE EMPLOYMENT AND INDUSTRIAL ACREAGES
Source: Cargill Kitchen Solutions Inc.
Source: WGI Industries
MONTICELLO 2040 VISION + PLAN 61
TABLE 3.7.- FUTURE LAND USE ACREAGES
Note: This acreage Includes both developed and undeveloped land within the City and MOAA.
MONTICELLO 2040 VISION + PLAN 63
CHAPTER 9:
IMPLEMENTATION
185
IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION
SHORT- I LONG- ONGOING THEME
TERM TERM
Policy4.3: Downtown Mixed -Use
Strategy4.3.2- Focus investment and
redevelopment efforts on Block 52 and
surrounding parcels. Recruit a high -profile
tenant or other large activity generator in a
premier building space overlooking the River
and anchoring the Downtown.
Strategy4.3.3- Implement improvements
to the downtown streetscape, including
the Walnut Corridor Streetscape Plans, to
complement the goal for a new
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and revitalized downtown. All downtown
branding and signage should be consistent.
Strategy4.3.4- Coordinate with MnDOT as
necessary to implement traffic management
measures and streetscape design techniques
to reduce truck speeds through Downtown,
improve the pedestrian experience
) }
and incorporate design techniques that
emphasize safety, access and mobility
throughout the Downtown.
Policy 5.1. Land Supply
Strategy5.1.1- Retain and plan for
and Employment Growth
development of land zoned for Employment
_
• • ' • •
• • • • - • • • •
Maintain an industrial land supply
Campus and Light Industrial Park that is
sufficient to meet long-term needs for light
• • . •
•
that is adequate and suitable
industrial uses, manufacturing, production
)
- • • • . • - •
for the continued growth of the
and assembly, and other uses which support
- • - - • • • •
City's core industries, Including
continued diversity in tax base and create
• - • • •
manufacturing, logistics/distribution,
living -wage employment.
• • • - - • • -
and emerging technologies.
• • - • • -
The City should capitalize on its
Strategy5.1.2 - Evaluate industrial land use
• • • •
proximity to Interstate 94, regional
opportunity for warehousing/distribution as a
growing industrial sector, balancing impacts
-- . • .. ••
transportation facilities, and
p
on transportation corridors and land -to-
.. . -. - . ..
educated and skilled work force to
employment ratios.
i- • ..
create opportunities for
job growth.
IMPLEMENTATION
IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION
SHORT- I LONG- ONGOING THEME
TERM TERM
Goal 5:
Policy 5.1. Land Supply
Strategy5.L3 - Retain existing General
Active Employment Centers
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.
Strategy5.1.4 - Develop a plan for servicing
Employment Campus land areas with roads
and utilities in recognition of their potential
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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
Policy5.4: Employment
Strategy 5.4.1 - 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.
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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
is consistent with the Economic
))
4that
Development Chapter.
Strategy5.4.3 - Continue to support quality site
design for industrial uses as an investment in the
community and employment districts, including
materials, landscaping and architecture.
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
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
site design to support high -quality industrial
)))
development.
MONTICELLO 2040 VISION + PLAN 211
Monticello Zoning Ordinance, Excerpt - PUD Concept Review Criteria.
The first stage of PUD consists of an informal Concept Plan review which is separate from the
formal PUD application to follow. The Ordinance identifies the purpose of Planned Unit
Development as follows:
(1) Purpose and Intent
The purpose of the Planned Unit Development (PUD) zoning district is to provide
greater flexibility in order to maximize public values and achieve more creative
development outcomes while remaining economically viable and marketable.
This is achieved by undertaking a process that results in a development outcome
exceeding that which is typically achievable through the conventional zoning
district. The City reserves the right to deny the PUD rezoning and direct the
developer to re -apply under the standard applicable zoning district.
PUD Concept reviews are to proceed as follows:
(a) PUD Concept Proposal
Prior to submitting formal development stage PUD, preliminary plat (as
applicable) and rezoning applications for the proposed development, the
applicant may, at its option, prepare an informal concept plan and
present it to the Planning Commission and City Council at a concurrent
work session, as scheduled by the Community Development Department.
The purpose of the Concept Proposal is to:
1. Provide preliminary feedback on the concept plan in collaboration
between the applicant, general public, Planning Commission, and City
Council;
2. Provide a forum for public comment on the PUD prior to a
requirement for extensive engineering and other plans.
3. Provide a forum to identify potential issues and benefits of the
proposal which can be addressed at succeeding stages of PUD design
and review.
The intent of Concept Proposal review is to consider the general acceptability of the
proposed land use and identify potential issues that may guide the City's later
consideration of a full PUD application. The City Council and Planning Commission meet
in joint session to provide feedback to the developer and may include an opportunity for
informal public comment as they deem appropriate.
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