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EDA Agenda - 10/09/2024 (Workshop)
AGENDA WORKSHOP - ECONOMIC DEVELOPMENT AUTHORITY (EDA) Wednesday, October 09, 2024 — 4:45 p.m. Academy Room, Monticello Community Center Commissioners: President Steve Johnson, Vice President Jon Morphew, Treasurer Hali Sittig, 011ie Koropchak-White, Rick Barger and Councilmembers Lloyd Hilgart and Tracy Hinz Staff: Executive Director Jim Thares, Rachel Leonard, Angela Schumann, Sarah Rathlisberger, Tyler Bevier 1. Call to order 2. Roll Call 3. (4:45 p.m.) Twin Pines Apartment Development Proposal - Tax Abatement Pre - Application Review and Discussion 4. (5:15 p.m.) Monticello Family Dental — Facade Improvement Forgivable Loan Pre - Application Review and Discussion 5. (5:40 p.m.) Sleep Concepts Mattress Store — Facade Improvement Forgivable Loan Pre -Application Review and Discussion 6. Adjournment Economic Development Authority Workshop: Review and Discussion of Tax Abatement Pre -Application - Twin Pines Multi -Family Proposal The Twin Pines multi -family apartment developer, Monticello Apartments LLC, recently submitted a Tax Abatement Pre -Application for consideration by the EDA. Per the adopted Tax Abatement Policy, the EDA provides an initial review and recommendation to the City Council. The City Council will make the final decision if the EDA supports a formal application. The summary information related to the Twin Pines Apartment development proposal is included in this report packet. The developer representative, Vishal Dutt, Vice President of Capital Markets, Venture Commercial Mortgage, Edina, MN, will attend the EDA Workshop to review the development proposal and the request for financial assistance. The developer is seeking $1,500,000 in assistance to fill a funding gap. History of Twin Pines Apartment The 96-unit Twin Pines apartment development proposal was first concepted and presented to the City for approval in December 2021. It is designed as four levels of apartments over a parking garage. The site is located east of Walmart (on the back side of the building). The apartment is proposed to have a driveway access to School Boulevard with the Kjellberg Business Center, a two -building commercial retail development completed several years ago. Twin Pines was concepted as a market rate apartment development at its initial presentation in 2021. It was likewise presented to serve that market at its plat and PUD extension request to the City Council in January 2024. A couple months after that, the developer reached out to City staff stating that they have a significant funding gap and asking about the potential to obtain financial assistance. City staff researched various assistance options for the project. Through this effort, staff determined Affordable Housing TIF is not an option due to prior Tax Abatement financial pledges of the parcel to support previous public infrastructure bonding by the City. The one business subsidy option available is Tax Abatement, though it is impacted to a degree by the previous City bonding and pledge of the taxes from this parcel. Tax Abatement Policy Guidance While reviewing this pre -application, the EDA will want to evaluate the Tax Abatement request within the context of the Abatement Policy's requirement to serve the public interest by: o Retaining or creatingjobs that offer stable employment or living wages and benefits, o Enhancing or diversifying the City's economy based on a demonstrated need; o Providing transportation or public infrastructure improvements; o Removing blight and/or encouraging high quality redevelopment of commercial and industrial areas through private investment; o Providing affordable housing; o Improving the quality of life of City residents by providing a desirable good or 6341 VJI O The Abatement Policy also states that the City will not grant an Abatement for projects where: o The sole public benefit of the project is the preservation or increase of the City's tax base. o The project is purely speculative (the developer must demonstrate a market demand for the project). o The Abatement would create an unfair and significant competitive financial advantage over other developments in the area. o The project would place extraordinary demands on City services or would generate significant negative environmental impacts. In evaluating the request, the EDA will also want to consider the use of tax abatement relative to capacity, and the desire to reserve the use of the abatement tool for projects that are a better fit to achieving the specific criteria above, as well as the need to make specific findings that distinguish this project from other future requests for similar multi- family projects. The EDA is asked to consider the use of tax abatement relative to overall abatement capacity, and within the context of matching the abatement tool with projects that align with the specific criteria above. If the EDA suggests moving forward to a final application, the EDA is encouraged to consider specific findings that support the use of tax abatement and distinguish this project from other future requests that may be made for similar multi- family projects. Market Needs and Challenges Based on findings in the 2023 Housing Needs & Demand Report, the local market rate multi -family rental needs have currently been met with buildings that have been constructed or are nearly completed. As noted in the report, since 2022 a total of 452 market rate apartments have been constructed or are nearly complete. The Housing Study projected 273 units as a future need based on the Low Estimate projections. When factoring in the Twin Pines building that's been approved but not built, the report suggested a potential excess of 110 units in the market at time of the report's completion (August 2023). Further, the City also approved a 150-unit project at the Great River 2"d Addition in November 2023 which has yet to begin construction. When taking the Great River project into consideration, the 530-unit future need as projected in the High Estimate will also have been met. These demand -needs figures may change again in the next several years. A new Housing Demand and Needs study in the next several years would offer additional insights into the local multi -family rental market at that time. Business Subsidy Goals and Objectives/Public Purpose The City has also adopted an overall policy for the use of Business Subsidy Tools. The Business Subsidy Policy states that "It is the City's and EDA's intent to support and comply with the goals and objectives stated in the City of Monticello's Comprehensive Plan and with the public purpose requirements of the Act when granting business subsidies." In addition to the specific Tax Abatement criteria and the noted current market challenges, the proposal should be reviewed in the context of the following factors as a contribution to achieving identified goals of the City: A. Downtown Redevelopment —Twin Pines is not a downtown redevelopment proposal. B. Pointes at Cedar Development Site —The Twin Pines proposal is not directly in the Pointes at Cedar development district. C. Affordable Housing —The proposal is intended to be a market rate development and does not contribute to any additional affordable units in the community, as outlined in the 2023 Housing Report. The EDA could direct the developer to consider a specific percentage of the units as affordable and further specify affordability requirements. D. Senior Housing —The Twin Pines proposal is not designated as a 55+ community and does not help attain the goals noted in the Housing Report relating to additional units for seniors. The EDA could direct the applicant to provide age -restricted certification through a HUD -approved program in order to consider any assistance. SUPPORTING DATA A. The Twin Pines Tax Abatement Pre -Application B. Aerial Photo of the Twin Pines development site C. Twin Pines Detailed Site and Building Plan Set D. 2023 Housing Study Excerpts E. Table of Multi -Family Units Constructed since 2015 F. Tax Abatement Policy G. Tax Abatement Evaluation Criteria H. History of the Twin Pines Approvals through the PC and CC CITY OF PHONE:763-295-2711 FAx:763-295-4404 Montf6eRo 505 Walnut Street I Suite 11 Monticello, MN 55362 CITY OF MONTICELLO BUSINESS SUBSIDY APPLICATION TAX ABATEMENT BUSINESS ASSISTANCE FINANCING Legal name of applicant: 1 1 Address: Telephone number: Name of contact person: REQUESTED INFORMATION J�WDtjllO 010" I rAt,) S�moxo (051- ;Wo- LkKrA Addendum shall be attached hereto addressing in detail the following: 1. A map showing the exact boundaries of proposed development. 2. Give a general description of the project including size and location of building(s); business type or use; traffic information including parking, projected vehicle counts and traffic flow; timing of the project; estimated market value following completion. 3. The existing Comprehensive Guide Plan Land Use designation and zoning of the property. Include a statement as to how the proposed development will conform to the land use designation and how the property will be zoned. 4. A statement identifying how the abatement assistance will be used and why it is necessary to undertake the project. 5. A statement identifying the public benefits of the proposal including estimated increase in property valuation, new jobs to be created, hourly wages and other community assets. 6. A written description of the developer's business, principals, history and past projects I understand that the application fee will be used for City-EDA staff and consultant costs and may be partially refundable if the request for assistance is withdrawn. Refunds will be made at the discretion of the City Council and be based on the costs incurred by the City-EDA prior to withdrawal of the request for assistance. If the initial application fee is insufficient, I will be responsible for additional deposits. SIGNATURE Applicant's signature: Date: & I X@-I www.ci.monticello.mn.us CITY OF MONTICELLO Application for Tax Abatement Business Assistance Financing GENERAL INFORMATION: 1x r� Business Name: � _ ����� t1�V f Date: Address: Type (Partnership, etc.): Authorized Representative: Description of Business: Legal Counsel: A 0 S A\J Phone: r Address: 1u`jj1� tl�fi S _ Phone: FINANCIAL BACKGROUND: 1. Have you ever filed for bankruptcy? Wt 2. Have you ever defaulted on any loan commitment? 0 Z) financing for the project? �1 3. Have you applied for conventional$ P J 4. List fir " "1 rdfarAm-pQ. a. a C. K 5. Have you ever used Tax Abatement Business Assistance Financing before? If yes, what, where and when? PROJECT INFORMATION: 1. Location of Proposed Project: 2. Amount of Tax Abatement Business Assistance requested? Il.S � 3. Need for Tax Abatement Business Assistance: Fl d miC.l M. 4. Present ownership of site: w�L- boo 5. Number of permanent jobs created as a result of project? 6. Estimated annual sales: Present: 7. Market value of project following completion: 8. Anticipated start date: 4 1 i� FINANCIAL INFORMATION: 1. Estimated project related costs: a. Land acquisition b. Site development c. Building cost d. Equipment e. Architectural/engineering fee f. Legal fees g. Off -site development costs Future: Completion Date: ( 1� 3 (4.,Beacon- Wright County, MN Overview Legend Roads — CSAHCL — CTYCL — MUNICL — PRIVATECL — TWPCL Road Labels Highways Interstate — State Hwy — US Hwy City/Township Limits ❑c ❑t ❑ Parcels 171 Torrens Parcel ID 155221000010 Alternate n/a Taxpayer n/a Sec/Twp/Rng 14-121-025 ID Address Property Class 233 - 3ACOMMERCIAL LAND AND BRICK BY BRICK DEVELOPMENT Address BUILDING LLC Acreage 3.51 Acres District (1101) CITY OF MONTICELLO-0882 Brief Tax Description SECT-14 TWP-121 RANGE-025 MONTICELLO BUSINESS CENTER 6TH OUTLOTA (Note: Not to be used on legal documents) Date created:5/30/2024 Last Data Uploaded: 5/30/2024 3:34:37 PM Developed by" Schneider OEOS PAT I AL IF Keynotes- Exterior Elevation Key Value Keynote Text E01 NICHICHA FIVER CEMENT DIMENSION SERIES -INDIGO RIBBED E02 BELDEN BRICK- BLACK DIAMOND VELOUR E03 HARDIEPANEL VERTICAL SIDING SMOOTH- COLOR NIGHT GRAY E04 HARDIEPANEL VERTICAL SIDING SMOOTH- COLOR ARCTIC WHITE E05 NICHICHA FIBER CEMENT MASONRY SERIES- SANDSTONE 0 T.O. PARAPET 146' - 9 1 /8" ROOF BEARING 142' - 9 1 /4" 4 FOURTH FLOOR 133' - 8 5/8" _ 3 THIRD FLOOR 122' - 5 3/4" 2 SECOND FLOOR 111' - 2 7/8" FIRST FLOOD 100' — 0" 0 PARKING GARAGE II 89' — 0" EXTE 1 /8" = V-0" T.O. PARAPET 146' - 9 1 /8" OOF BEARING - 142' 9 1 /4" )URTH FLOOR 133' - 8 5/8" THIRD FLOOR 122' - 5 3/4" :COND 1 FLOOR2 T8"R 11` - _FIRST FLOOR 00' 1- 0" <ING GARAGE 9 275 Market Street, Ste. 368 Minneapolis, MN 55405 612.819.1835 www.firmgroundae.com hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Registered Architect under the laws of the state of Minnesota Thomas P. Wasmoen 9-21-2021 20891 Date License No. OWNER PARTNERS/CONSULTANTS CivilSite G R O U P w .civilsitegroup.com OWNER TWIN PINES LLC 4300 School Boulevard Monticello, MN 55362 PROJECT TWIN PINES APARTMENTS 4134 SCHOOL BLVD MONTICELLO, MN, 55362 PROJECT NO. 19.055 DRAWN BY X. SAMPLE CHECKED BY T. WASMOEN © COPYRIGHT 2022 FIRMGROUNDAE INC. bg R ION N CON # I ISSUE / REVISION DATE A SHEET TITLE EXTERIOR ELEVATIONS 2 EXTERIOR ELEVATION SOUTH A401� 1 /8" = V-0" SHEET NUMBER A401 FIRM GROUND architects & engineers �I WINHIIIIIIIIIIIIIIIIIIII I E 0 U N co c� �a iN :aM fN O C cli ,a o # 275 Market Street, Ste. 368 Minneapolis, MN 55405 612.819.1835 www.firmgroundae.com hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Registered Architect under the laws of the state of Minnesota Thomas P. Wasmoen 9-21-2021 20891 Date License No. OWNER PARTNERS/CONSULTANTS CivilSite G R O U P w .civilsitegroup.com OWNER TWIN PINES LLC 4300 School Boulevard Monticello, MN 55362 PROJECT TWIN PINES APARTMENTS 4134 SCHOOL BLVD MONTICELLO, MN, 55362 PROJECT NO. 19.055 DRAWN BY Author CHECKED BY T. WASMOEN © COPYRIGHT 2022 FIRMGROUNDAE INC. bg R ION N CON # I ISSUE / REVISION DATE SHEET TITLE EXTERIOR ELEVATIONS SHEET NUMBER A402 FIRM GROUND architects & engineers FIRM G R O U N D P1111117 A SETS] Fm_ 110011011 _ .■■_■__________mmmmmm_. ■.■■■ 'MINE0 -]-c 1 0:- _____■_�■■■�=.�n MIN:i%_■___■_ __ .■_ ==�iiIIIIIII _____,._____ == MIN ___. I� NONE-]111-III 0 011111il _.■. IIIJ I�IIII�IIII ME ■ 0 0 111111011 EIIIII�II FEE !II!11 Illil; .__ , _■■,, .__ ... I 0 �— eeeeee;ieeeee� --ice OEM IN ��� ■� �; ■:: -1 +�� Ii lllllllllllllll ll� _ II II_I_I_I_I_. I_I_I_I_I_I _�__ ■. .__■_mm Mr. _ ■®®. oil ICI =: . rl IIIIIIIIIIIIIIIIIII MIN �®�Illlllll.11llll �i �- ■.SAWOU� • ICI I. 1 0 -_-_-_ ■■ ■1 . i� �fll 1 ,' i ohsowl. 11011, t Qk DR COLC FATIONS 1 VI FIRM G R O U N D . FE-1-01 o n NJ :Z iii��� iii------------ iuiiiiiu-110- -FE- I ��J IIIIIIII�IIII F FM 070 F1111111■ WIN 11010- 0 11 --- III1. Iml 12ih:I=►1�I!h DR COLC FATIONS 1 VI 108 RENTAL DEMAND - LOW ESTIMATE Within the rental market, projections are based on projected household growth, current rates of household tenure for demographics likely to be seeking rental housing, and then focused based on rates of affordability to current residents who rent within the housing market. Final unit estimates are broken down by total projection of unit need from 2020 to 2028, projected unit need subtracting out permitted units (units constructed or under construction), and projected unit need subtracting out permitted units and units with land use and land division approval (anticipated units). This demand analysis indicates a shift from ownership to renter markets, consistent with changes in rates of tenure over the past decade. Demand -driven outcomes in recent years have led to a higher percentage of rental units created compared to ownership units than an average year. The low estimate for rental housing needed after subtracting out permitted and approved units indicates that the demand estimate is close to being met though this should be used as a baseline and not used as justification to preclude development. - • • - • • •Demand • 1 1 • f • • - Demand from Household Growth Within the City Household Growth from 2023 to 2028 644 additional households New Household Renter Rate 50% Demand from New Construction 322 rental units Demand from Existing Resident Households Current Renters in Market 1,444 households Percent of Renters Seeking New Housing 22.6% Increased Demand from Existing Renters 326 rental units Renters with Preference for New Construction 20% Existing Renter Demand for New Construction 65 rental units Total Demand for New Construction Rental Units = 387 units Affordable Units 50% Mid -Level Units 40% High Market Units 10% New Affordable Demand 194 units New Mid -Level Demand 155 units New High Market Demand 39 units Additional Need for Vacancy 49 units Additional Need for Vacancy 39 units Additional Need for Vacancy 10 units Total Affordable Need 243 units Total Mid -Level Need 194 units Total High Market Need 49 units Total Rental Unit Need = 485 units Total Need minus Permitted Units = 273 units Total Need minus Permitted Units & Approved Units = 0 units (excess of 110 units) City of Monticello Housing Needs and Demand 109 RENTAL DEMAND - HIGH ESTIMATE High estimates for rental demand assume continued, strong demand within the market. This suggests continued demand for development types that have been coming forward in the City, and planning for the trend to continue will allow the City to identify sites and areas through downtown and key corridors. The City can balance market demand for more rental housing with small town character through smart siting and design regulations. This estimate of demand may come to be met if growth pressures increase further than current projections indicate, and developments should be considered based on their own merits and demonstrated need on an annual basis. New - Housing Demand Demand from Household Growth Within the City - Household Growth from 2023 to 2028 i ,159 additional households New Household Renter Rate 50% Demand from New Construction 579 rental units Demand from Existing Resident Households Current Renters in Market 1,444 households Percent of Renters Seeking New Housing 22.6% increased Demand from Existing Renters 326 rental units Renters with Preference for New Construction 20% Existing Renter Demand for New Construction 65 rental units Total Demand for New Construction Rental Units = 644 units Affordable Units 50% Mid -Level Units 40% High Market Units 10% New Affordable Demand 322 units New Mid -Level Demand 258 units New High Market Demand 64 units Additional Need for Vacancy 49 units Additional Need for Vacancy 39 units Additional Need for Vacancy 10 units Total Affordable Need 371 units Total Mid -Level Need 297 units Total High Market Need 74 units Total Rental Unit Need = 742 units Total Need minus Permitted Units = 530 units Total Need minus Permitted Units & Approved Units = 147 units Unit Demand & Recommendations 111 AFFORDABILITY - what a household can spend on housing cost - is relative to each individual household. Higher -income households can afford more within the market, meaning that there are more options that would be within their spending limit, whether they spend 10% or 30% of their income toward housing cost. Lower -income households have fewer choices in the market due to similar fixed -costs, but less units that generally rent at a level that would fall within a comfortable limit. In addition to having less units available, they sometimes directly compete with higher -income households who are "spending -down" in the market, occupying housing units that are especially affordable. The Affordable Housing rental production numbers outlined above are based on resident incomes by tenure - that is the percent of renter households who rent at each income level, before deciding to transition to the ownership market. Affordable Housing targets for these recommendations are units priced at an affordability level of 30% - 50% of the area median income for the 13-county metro. This is used to maintain consistency with common funding categories, and are adjusted to match household and bedroom size. Fifty percent of all Monticello renter households fall into this affordability range. Ideal Monthly $656 $749 $343 Affordable Rent Housing Maximum Monthly $1,093 $1,171 $1,249 $1,405 $1,561 Rent Mid -Level housing indicates prices that would be affordable to a household earning between 50% and 80% of the median income for the 13-county metro. They are adjusted to match household/ family size, and represent consistency with MHFA and HUD guidelines. Fourty percent of all Monticello renter households are within this affordability range. Ideal Monthly $1,093 $1,171 $1,249 $1,40 $1,56 Mid -Level Rent Maximum Housing Monthly $1,749 $1,874 $1 ,998 $2,248 $2,498 Rent High Market Housing is the last category for recommended cost of new units - and does not have an upper maximum. While households do rent within this category, there is a transition to homeownership that is consistent with both increasing incomes and geographic location of the City. Data and community input indicate that households tend to move to Monticello for affordability and accessibility, and the same holds true for high -income earners. There is a larger share of housing that is more affordable to these households than in the larger metro, even for households currently living in the City that could move if they choose. Unit Demand & Recommendations 112 RENTAL FINDINGS GENERAL CONDITIONS IMPACTING THE HOUSING MARKET: • Average household size has remained stable(p. 8) • Families and home -office preferences sustaining need for larger units (p. 8) • Aging households are the fastest increasing demographic since 2010 (p. 9) • Aging households will be a significant portion of households through 2050 (p. 12) • Monticello residents have lower average incomes compared to peer communities (p. 11) • Monticello residents have lower degrees of educational attainment compared to the County (p. 14) • Common occupation groups in the City indicate a need for affordable housing, especially for entry-level positions (p. 16) • Large shares of residents (48% as of 2020) commute into metro counties daily for work. Forty-eight percent of community survey respondents indicated Twin Cities or a suburb as place of employment (p. 17) • Housing unit production has not kept pace with new households moving to the County, decreasing vacancy and increasing cost (p. 19) • Rising costs and interest rates have made the development process more difficult (p. 96) • Vacancy rates continue to be low in the City and region, despite strong unit production (p. 108) WHAT RESIDENTS WANT: • Housing for young adults and early -career households • Affordable housing for those who work in the community, and higher -amenity options to move up to as income increases • Larger units for families and/or spaces to have an office • Ranges of housing types (structures/sizes) to provide a range of options MAJOR RENTAL MARKET FINDINGS: • Rental units have made up 52.3% of planned or constructed developments since 2020, well above historic building trends (p. 6) • There is good geographic distribution of rental units throughout the City (p. 28) • Renter households have been increasing slightly as a total percentage of City households since 2010, currently at 30% as of 2021 (p. 31) • Lower -income households are much more likely to be renters (p. 31) • Rental housing in the City is easily accessible within the region, with good access and amenities (p. 32) • Rates of cost burden is much higher for renter than owner households (p. 33) • There are significant housing gaps at both the top and bottom of the rental housing market (low- and high -cost) (p. 34) • Most renters that are housing cost burdened pay more than 50% of their income toward housing costs (p. 35) • There are very few rental options in 2-4 unit structures in the City (p. 38) • Median rent is affordable to the median renter, though data does not account for new construction unit costs (p. 39) • Monthly rental cost for a 2-bedroom unit has gone up 20% since 2020 (p. 40) • New units are needed to bring the vacancy rate back to healthy and balanced levels (p. 41) • 3+ bedroom units will be needed at all price points for preference towards larger units (p. 42) • Fiber internet is a key rental amenity that is attractive to households throughout the region (p. 43) • Housing subsidies (both local and state/ federal) will be needed to offset increasing construction costs and ensure lower -income households can afford rental costs (p. 47) City of Monticello Housing Needs and Demand 113 RENTAL RECOMMENDATIONS Households in the rental market, as well as local housing experts, have identified a need for middle -cost housing options in the City. Due to a large share of older rental housing stock, there are more affordable options than in other areas of the Metro. However, incomes of many local residents are also below high - market housing cost. Employers are seeing that their growth and employment base needs a middle - ground in the rental market that offers both amenities and reduced unit pricing. TAKE ADVANTAGE OF OPPORTUNITIES FOR TAX CREDIT & SUBSIDIZED DEVELOPMENT Though referred to as "affordable housing", tax credit developments offer new construction at rents that fit within the limits and demand of the community. Local employers are reporting that their workers need a middle -option, often fitting inside income categories for these units. These developments that offer opportunity to increase density in key areas, and can also be utilized for mixed -use developments that provide amenities in central, walkable areas. The City can also directly encourage more affordable rental costs through programs such as Tax Increment Financing. THERE IS A MARKET FOR "LUXURY" HOUSING - BUT THE MARKET IS LIMITED Some households with the financial means to purchase a home still prefer to rent for various reasons, and these renters will pay for increased amenities. The market has responded with plenty of new, market -rate units in the past few years, including some in the "luxury" category. Demand for even more such units will grow with population, but there is not a backlog of unmet demand for such units apparent in the current market. CONTINUE TO FOCUS ON UNIVERSAL DESIGN IN CENTRAL AREAS As households continue to age, and many wanting to age in the community, providing a range of options that have accessibility features and follow universal design will promote healthy neighborhoods. This is needed throughout the City, as well as in key walkable central areas that increase access to amenities. Many homeowners who downsize, as well as those with differing levels of ability, live in private market units and prefer walkable areas with access to amenities. ENCOURAGE REHABILITATION, REDEVELOPMENT, AND REINVESTMENT Maintaining housing affordability across a range of incomes is vital for community health - and is one of the reasons that some households choose to live in Monticello in the first place. However, aging housing stock requires upkeep in order to maintain desirability. Many rehabilitation programs offer deferred -loan assistance to landlords of small properties (such as MHFA's Rural Rehabilitation Deferred Loan program). These incentivized loans often come with income restrictions. Though not an immediate solution, increased investment in new unit development in key areas (e.g. downtown), and new unit development in general can work to relax vacancy in the market, allowing households to select units that meet their balance of affordability & amenity - and structures with rehab needs will require maintenance investment to maintain market share. MAINTAIN A MIX OF BEDROOM SIZES IN NEW DEVELOPMENT Preference towards larger unit size is evident in both ownership and rental developments. Important to this growth is ensuring households have access to a variety of both new and older stock options that meet their need for family size - and perhaps for home offices as telecommuting becomes more common. In practice, this means incorporating 3-bedroom units as a significant portion of the rental market, whether in townhome, detached, or multi -unit construction. Encouraging larger unit construction balanced with small unit construction ensures needs of all household types are served through new units. ENCOURAGE MISSING MIDDLE HOUSING Structures with 2-19 units fill a gap that exists in the market, providing more options for residents, and reduced construction costs for development compared to single -unit detached structures. Unit design fits well among both existing and new structures, and will fill in missing unit types. Unit Demand & Recommendations 114 AGING HOUSEHOLDS Senior households live in homes in both the rental and ownership markets, but as they continue to age, many need more specialized care or prefer alternate options. Nationally, HUD reports that 93% of medicare -enrollees age 65 and older are already aging in place. This vast majority of the market is remaining in their current housing - staying in non -age restricted housing until life events necessitate a move. Once households do move, many rental options offer combinations of active living, independent living, assisted living, and memory care within the same campus. Within the market, there are several options to help older households find options that work for them: Ensuring a Variety of Options in the Private Market Easing access to Accessory Dwelling Unit construction, whether internal or external to the existing primary residence, helps aging households remain in their home. Some older households design the unit with accessibility standards in mind and look to downsize into it themselves, while other households plan on it as a space for family or a caretaker who can assist them with daily tasks. Ensuring there is access to or developing non -age restricted smaller apartments in more central locations is another method of ensuring older household options in the market. This allows households to live in new construction that has a mix of access and privacy, while still having friends and other households close by. One more option is small lot size development, either in central areas or cottage court communities. These allow both rental and ownership options as households continue to age - as long as the housing is built with aging and universal design in mind (such as patio homes). Active Adult Housing Active Adult Communities are specially -designed developments with accommodations for aging households in mind. They provide upkeep -free housing, easing maintenance burden. They also often provide a sense of community for others who prefer neighbors their own age, as opposed to smaller and accessible unit options in market rentals. And, they can offer a variety of tenure choices, with many allowing residents to own or lease their housing. Independent Living Independent Living is designed for households who can - and want to - accomplish the majority of daily tasks on their own, but need assistance from time to time. These facilities often are inclusive of food and medical care, as well as other potential on -site amenities such as cleaning, laundry, and general housekeeping. These housing units are operated most similarly to a rental unit - and as amenities go above and beyond typical housing cost, are not subject to the typical 30% affordability standard. Assisted Living Assisted Living is designed to make it easy for residents who need assistance with everyday activities in accomplishing tasks that they would not be able to do in their own homes. This is often provided through scheduled, regular support that runs a spectrum from cooking and cleaning to in -unit medical visits, transportation, and medication management. City of Monticello Housing Needs and Demand 115 SENIOR UNIT TYPE DEMAND Active Adult Housing Demand for market rate, active living senior housing comes from those household that prefer this type of unit and can afford it, either because they have sufficient current income or because they have sufficient savings, most often in the form of home sale equity. All households in this demand category, both current and projected, have at least one household member above the age of 55. Many active adult housing communities are age -restricted and become available once a household member reaches the limit (typically 55), while other are not restricted - solely marketing themselves as active adult communities to ensure inclusivity. Total unit need is broken down into two estimates including total estimated need for current demand and demand by 2028 (not including units that already exist within the market) and total unit need subtracting out permitted units (units constructed or under construction since 2020) and units with land use and land division approval (anticipated units). MarketRate - Adult Demand 2023 2028 Number of Households with Qualifying Incomes 418 613 Potentially Qualifying Households with Home Sale Equity 145 147 Base Demand 563 760 Unit Type Preference 7% 7% Existing City Resident Demand 39 53 New City Resident Demand 26 35 Total Unit Deed 65 units 88 units Total Unit Need minus Recent Permitted Units & Approved Units 52 units Subsidized Independent Living Subsidized independent living refers to income -restricted independent living developments. This offers opportunity for income -limited and fixed -income households to have access to those services they require as they continue to age. Demand is calculated by measure of fixed- and income -restricted households without the potential for home sale equity. This is then adjusted to the average percentage of households who prefer or need to live in this style housing in 55+ age categories. Total unit need is broken down into two estimates including total estimated need for current demand and demand by 2028 (not including units that already exist within the market) and total unit need subtracting out permitted units (units constructed or under construction since 2020) and units with land use and land division approval (anticipated units). Subsidized Independent Living Demand 2023 2028 Number of Households with Qualifying Incomes 562 617 Base Demand 562 617 Unit Type Preference 15% 15% Existing City Resident Demand 84 93 New City Resident Demand 25 28 ofal Unfit Noed 170 units 120 units Total Unit Need minus Recent Permitted Units & Approved Units 55 units Unit Demand & Recommendations 116 SENIOR UNIT TYPE DEMAND Market Rate Independent Living Market Rate independent living refers to non -income restricted independent living developments. This offers opportunity for higher -income senior households and those with potential home sale equity to have access to required services as they continue to age. Total unit need is broken down into two estimates including total estimated need for current demand and demand by 2028 (not including units that already exist within the market) and total unit need subtracting out permitted units (units constructed or under construction since 2020) and units with land use and land division approval (anticipated units). Market Rate Independent Living Demand 2023 2028 Number of Households with Qualifying Incomes 418 473 Potentially Qualifying Households with Home Sale Equity 145 155 Base Demand 563 682 Unit Type Preference 15% 15% Existing City Resident Demand 84 94 New City Resident Demand 34 38 Total Unit Demand 118 units 132 units Total Unit Need minus Recent Permitted Units & Approved Units 45 units Market Rate Assisted Living Market Rate assisted living refers to assisted living development for households with a higher - income or access to potential home sale equity. Demand is calculated by measure of income - qualified households, as well as potentially qualifying household with access to home sale equity. This is then adjusted based on the local number of single -person senior households in Monticello, and filtered by the estimated percent of households who can continue in -home care as opposed to assisted living. Total unit need is broken down into two estimates including total estimated need for current demand and demand by 2028 (not including units that already exist within the market) and total unit need subtracting out permitted units (units constructed or under construction since 2020) and units with land use and land division approval (anticipated units). Market Rate Assisted Living Demand 2023 2028 Persons in Need with Potential Home Sale Equity 205 276 Percent of Households with Qualifying Incomes 43% 43% Number of Income Qualified Households 232 232 Base Demand 319 351 Demand from Current Single Person Households 47 45 Demand from Current Two Person Households 278 306 Unit Type Preference/Need 40% 40% Existing City Resident Demand 128 140 New City Resident Demand 51 56 Total Unit Demand 179 units 196 units Total Unit Need minus Recent Permitted Units & Approved Units I 129 units City of Monticello Housing Needs and Demand 6 NEW MARKET ACTIVITY THIS SECTION features a concise narrative of housing development activity (proposal, approvals, constructed units) from January 2020 to June 2023. During this period, 1,137 units were planned or constructed across rental, ownership, and senior housing markets in Monticello which was a construction level not seen in many years. These projects are in various stages of development with many of these units anticipated to be completed in the time after this report. Projects are broken down by market type below. OWNER MARKET units planned or constructed in this time period numbered 288 with most projects producing single-family detached homes. Owner units represent 25.3% of planned or constructed development since 2020. New ownership developments are spread along the outskirts of City occurring on greenfield sites. Notable projects include the two Townhome/Twinhome developments that will increase the supply of affordable ownership units in comparison to traditional single-family detached unit. These developments and future townhome and condo units within Monticello are explored in a later section. Haven Ridge 1st Addition Source: City of Monticello RENTAL MARKET units planned or constructed in this time period reached historic highs with 595 new units, matching national trends in unprecedented rental unit construction. Rental unit production has outpaced owner market units since 2020 representing 52.3% of planned or constructed units. All new rental units are in multi -family apartment developments. The Savanna Vista project, part of the Pointes at Cedar planned community, will contribute 200 new apartments to the City in part of a development that will provide a connected, amenity rich experience to residents and community members. . jePermitted/A kbw� Approved/ a Haven Ridge SF its Built Units Units 1 st Addition Detached 2021 27 27 0 Homes Carlisle SF Attached Village 6th Townhomes 2022 73 73 0 Addition Featherstone SF 2021 5th Addition Detached 2022 26 26 0 Homes Edmonson 2021 Ridge Detached 2023 54 24 30 Homes Featherstone SF 2022-21 bth Addition Detached 2023 21 0 Homes Haven Ridge SF 2023-59 2nd Addition Detached 2024 0 59 Homes Stoney Brook SF Attached 2024 28 0 28 Village Twinhomes TOTAL 288 171 117 Source: City of Monticello Rivertown Residential MF Apts 2020 47 47 0 Suites Deephaven MF Apts 2022 165 165 0 Apartments Block 52 First MF Apts 2024 87 0 87 Addition Savanna MF Apts 2024 200 0 200 Vista Twin Pines MF Apts TBD 96 0 96 TOTAL 595 212 383 Source: City of Monticello City of Monticello Housing Needs and Demand Cont (763) `Senio `*Inde 4295 ig ent Se J Livi CITY OF City Policy and Monti eRo Procedure SECTION: FINANCE NO: FIN - REFERENCE: Economic Development Date: 10-23-2023 Next Review Date: TBD TITLE: TAX ABATEMENT POLICY 1.0 Purpose Minnesota Statutes, Sections 469.1812 through 469.1815, as amended (the "Abatement Act"), provides the City of Monticello, Minnesota (the "City") with the authority to grant tax abatements in certain instances. The City intends to provide tax abatement assistance ("Abatement") to: • Encourage desirable development or redevelopment in the City (each, a "Project") that would not occur but for the Abatement. • Leverage Abatement and other public dollars to maximize private sector investment in the City. 2.0 Policy Project Requirements To grant an Abatement for a Project, the City must find that (1) the benefits of the Project to the City will be equal to or greater than the cost of the Abatement; (2) the Project would not be feasible but -for the granting of the Abatement; (3) the Project is in conformity with the City's Comprehensive Plan, Land Use Plan and Zoning Ordinances and the Abatement Act; and (4) the Project will serve the public interests of the City because it will: • Retain or create jobs that offer stable employment or living wages and benefits, • Enhance or diversify the City's economy based on a demonstrated need; • Provide transportation or public infrastructure improvements; • Remove blight and/or encourage high quality redevelopment of commercial and industrial areas through private investment; • Provide affordable housing; • Improve the quality of life of City residents by providing a desirable good or service. Ineligible Projects The City will not grant an Abatement for Projects where: • The sole public benefit of the Project is the preservation or increase of the City's tax base. • The Project is purely speculative (the Developer must demonstrate a market demand for the Project). • The Abatement would create an unfair and significant competitive financial advantage over other developments in the area. • The Project would place extraordinary demands on City services or would generate significant negative environmental impacts. Developer Requirements For the City to grant an Abatement for a Project, the developer of the Project (the "Developer") must: • Invest a reasonable amount of cash equity into the Project, as determined by the City. • Provide financial guarantees to ensure completion of the Project to the satisfaction of the City, including, but not limited to, letters of credit, personal guarantees, etc., unless an exception is granted by the City. • Demonstrate, to the City's sole satisfaction, an ability to complete the Project based on, among other things, past development experience and credit history, among other factors including the size and scope of the proposed project. • Demonstrate the benefits to the City, specifically how the Project meets the Project Requirements of this policy. • Provide any market, financial, environmental, or other data as the City or its consultants may reasonably request to analyze the Project and the need for the Abatement. • The Developer shall comply in all respects with the City's Business Subsidy Criteria and comply with all the Minnesota Statutes, Section 116J.993 through 116J.995 (the "Business Subsidy Act"), if applicable. • The Developer shall be responsible for the payment of all costs of the City's consultants relating to the abatement, including but not limited to the fees of the City's municipal advisor and attorney. Abatement Funds Amount: The length and amount of the Abatement will be based on the Abatement Act and a specific Project's need as determined by the City. Source: The Abatement shall be garnered from City property taxes collected from the added tax base of the Project. Property taxes collected from the base value of the land or any current structures on the property will not be abated as part of any assistance granted under this Policy. Uses: When applicable, Abatement funds shall be prioritized in use to finance public improvements and City -supported design elements associated with the Project. Abatement funds may also be used to finance: • Legal, administrative, and engineering costs; • Site preparation, site improvement, land purchase*, demolition, and environmental remediation; and • Capitalized interest and bonding costs, if applicable. *Abatement shall not be provided to reimburse land purchases in excess of a property's fair market value. An appraisal by a third party, agreed upon by the City and Developer and paid for with Developer's escrow, will determine the fair market value of a property. MN 1 90\101 \900566.0 Payments: Approved Abatements shall be provided to the Developer upon receipt of the Abatement by the City, otherwise referred to as the pay-as-you-go method. Abatement Approval Process: 1. Developer submits the completed application along with a nonrefundable initial application fee and escrow as established in the City's adopted ordinance for fee schedule. City staff reviews the application and completes the Application Review Worksheet (the "Worksheet"). 2. The Worksheet is submitted to City's Economic Development Authority (the "EDA") who reviews the Project and provides a recommendation on whether or not to grant the Abatement. 3. The Worksheet and the EDA's recommendation are submitted to the City Council for review. If preliminary approval of the Abatement is granted, the applicant submits the final application fee and escrow as established in the City's adopted ordinance for fee schedule. 4. If preliminary approval is granted, City staff works with its consultants to prepare the documents necessary to approve the Abatement, including but not limited to a tax abatement assistance agreement between the City and the Developer including a business subsidy agreement, if required by the Business Subsidy Act (the "Development Agreement"). 5. Public hearing notice(s) are published. 6. Public hearing(s) on the Abatement and, if necessary, the granting of a business subsidy as required by the Business Subsidy Act, are held. Please note that the City will not hold a public hearing on the Abatement until the Development Agreement is in final form and has been signed by the Developer. 7. The City Council grants final approval or denial of the Abatement and the Development Agreement, including a business subsidy agreement, if applicable. The City reserves the right to approve or reject Projects on a case -by -case basis, regardless of the EDA's recommendation, taking into consideration established policies, Project criteria, and potential demand on City services weighed against the potential Project benefits. Meeting the Project and Developer requirements detailed in this Tax Abatement Policy does not guarantee that a Project will be granted an Abatement. Approval or denial of one Project is not intended to set precedent for approval or denial of another Project. Further, the City Council may deviate from this Tax Abatement Policy for Projects that supersede the objectives identified herein, for which the public benefit shall be enumerated within the official findings for the Abatement. 3.0 Scope This policy applies to all projects that apply for and may receive tax abatement assistance pursuant to the Abatement Act. 4.0 HISTORY Approval Date: 10-23-2023 Approved by: City Council Amendment Date: Approved by: Amendment Date: Approved by: MN 190\ 101 \900566.0 City of Monticello Economic Development Authority Tax Abatement and TIF Development Project Ranking October 10, 2023 The scoring worksheet is to be used as a Guideline for weighing the merits of the use of EDA development tools such as incentive financing such as TIF or Tax Abatement. It is intended to be Guideline and should be applied to prospects in this manner. There may be instances where factors of a proposed development may warrant deviation from the Guidelines. It is the EDA's discretion to adhere to the Guidelines or deviate from them in the interest of furthering Economic Development Goals and Objectives in the City of Monticello as identified in by the Monticello Comprehensive Plan. There are several factors that are pertinent to proposed scoring. They are shown below with a Worksheet Summary at the conclusion. 1 Name of Project: 1. Number of New Employees +1 1-5 +2 6 - 15 +3 16 - 30 +4 31-50 +5 51 + 2. Number of Jobs Per Acre Point Value Number Per Acre +1 1— 2 per acre +2 3 — 4 per acre +3 5 — 6 per acre +4 6 — 7 per acre +5 8 + per acre 3. Average Wages for New Jobs Point Value Pay Range +1 $15,000-24,999 +2 $25,000-29,999 +3 $30,000-44,999 +4 $45,000-59,999 +5 $60,000 + Dollar Weiehtine $20,000 $27,500 $37,500 $52,500 $60,000 4. Public Assistance per New Jobs $ Public Assistance Number of new jobs created 2 Total Empl. Weighted $ Amt. Public Assistance per new job Point Value Public Dollars Invested Per New Job +1 Over $50,000 +2 $40,000 to $49,999 +3 $30,000 to $39,999 +4 $20,000 to $29,999 +5 $0 to $19,999 5. Number of Years of TIF Assistance Needed + 0 9 years +1 8 years +2 7 years or less 6. Developed Assessed Value Per Acre Point Value Value Per Acre +1 $150,000-199,999 +2 $200,000-349,999 +3 $350,000-499,999 +4 $500,000-599,999 +5 $600,000 + 7. Business Retention Point Value Number of Retained Jobs +0.5 1-5 jobs +1 6-10 jobs +1.5 11-30 jobs +2 31-50 jobs +2.5 50-100 jobs +3 101 + jobs 3 8. Ratio of Private versus Public Investment in Project $ Private Investment $ EDA/Public Investment n-:-4. 11-1- +1 +2 +3 +4 +5 Total Investment Ratio of Private versus Public financing Ratio over 2:1 over 3:1 over 4:1 over 5:1 6:1 or greater 9. Significant Community Impact Point Value Unsubsidized Spin -Off development potential +1 Low potential for spin-off of unsubsidized development +2 Moderate potential for spin-off unsubsidized development +3 High potential for spin-off unsubsidized development 10. Tenure in Business Operation Point Value Number of Years in Business +1 Five years or less +2 6 to 10 years +3 11 years or more 4 11. Environmental Impacts Point Value Tvoes of Environmental Issues +1 Enhances the environmental aspects of a site via clean-up of contaminants or improved aesthetics via unique site or architectural features -0- No impacts -1 Noise Issues -2 Noise and negative visual aesthetics -3 Noise, odors, dust, traffic and negative visual aesthetics WORKSHEET SUMMARY C n 4-, #1. Number of New Employees (1-5) #2. Number of Jobs Per Acre (1-5) #3. Average Wages for New Jobs (1-5) #4. Public Assistance Per New Job (1-5) #5. Number of Years of TIF Assistance (1-2) #6. Developed Assessed Value Per Acre (1-5) #7. Business Retention (# of Jobs) (.5-3) #8. Ratio of Private to Public Invest. (1-5) #9. Significant Impact/Comp Plan Goals (1-3) #10. Number of Years of Business Oper. (1-3) #11. Environmental Impacts (-3 to +1) Total Points Total Possible Points = 42 5 City Council Agenda: 1/22/2024 21. Consideration to approve a request for extension of final plat approval for Twin Pines First Addition to August 28, 2024 Prepared by: Meeting Date: ® Consent Agenda Item Community Development Director 1/22/2024 ❑ Regular Agenda Item Reviewed by: Approved by: Assistant City Engineer, Chief Building and -Zoning Official— - City Administrator ACTION REQUESTED Motion to approve a six-month extension of the final plat approval for Twin Pines First Addition to August 28, 2024, with such approval conditioned on: 1. All prior approved conditions and comments are applicable as shown in Exhibit Z of the January 22, 2024 staff report. 2. The Development Contract and PUD Agreement are revised and executed to include language requiring payment of escrows and fees at prevailing rate at the time of plat recording. 3. All applicable fees and escrows for site development and building construction shall be paid at prevailing rate. 4. Terms and conditions of the Development Contract and PUD Agreement remain in force, except as noted for fees and escrows. PREVIOUS COUNCIL ACTION December 13, 2021: Approval of preliminary plat of Twin Pines First Addition and Development Stage Planned Unit Development for Twin Pines First Addition. February 28, 2022: Approval of final plat of Twin Pines First Addition, Rezoning of Lot 1, Block 1 Twin Pines First Addition to Planned Unit Development, Final Stage Planned Unit Development for Twin Pines First Addition. October 24, 2022: Approval of transfer of Development Contract for the Twin Pines First Addition from Kjellbergs Inc. to Apartments Monticello LLC and approval of a PUD Adjustment for Twin Pines First Addition, including related amendments to the Development Agreement for Twin Pines First Addition. City Council Agenda: 1/22/2024 February 27, 2023 Approval of a 6-month extension of the final plat approval for Twin Pines First Addition to August 28, 2023. August 14, 2023: Approval of a 6-month extension of the final plat approval for Twin Pines First Addition to February 28, 2024. REFERENCE AND BACKGROUND Property: PID: 155-221-000010 Legal: Outlot A, Monticello Business Center 6th Addn. Planning Case Number: 2021-047 Deadline for Decision: NA Land Use Designation: Commercial -Residential Flex Zoning Designation: Twin Pines Planned Unit Development District Overlays/Environmental Regulations Applicable: NA Current Site Uses: Vacant Outlot as a phase of a Planned Unit Development Surrounding Land Uses: North: Commercial East: Medium Density Residential South: Powerline Easement/Manufactured Home Park West: Commercial ANALYSIS The developer of the plat and PUD of Twin Pines First Addition has requested a new 6-month extension for approval of the final plat. The City's Subdivision Ordinance and the development contract and planned unit development agreement for the project allow 365 days to record the plat from the time of final plat approval. The final plat of Twin Pines First Addition was approved on February 28, 2022. The original plat approval expiration was on February 28, 2023. The applicant received an initial 6-month extension to the original plat approval to August 28, 2023, and a subsequent extension to February 28, 2024. The reading of the subdivision ordinance is such that as the final plat approval deadline has now shifted to February 28, 2024, the developer can request a subsequent 6-month extension. Twin Pines is a 96-unit multi -family residential project located along School Boulevard, accessed by a private drive accommodated through planned unit development. The four-story project includes both an underground parking garage and a surface parking lot. City Council Agenda: 1/22/2024 Twin Pines received the required land use approvals for plat and planned unit development. Since the time of the approvals, the developer has been moving through the various processes required to acquire the property from the current property owner. The process has taken longer than anticipated, with additional requirements on the private side of the transaction necessary for completion of the closing process. The developer has now closed on the property currently platted as Outlot A and is working toward construction and development in the coming year, which will require recording of the plat, development agreement and other development -related documents. Since the timeofapproval, the developer provided updated plans addressing conditions of approval. The developer also submitted an application for building permit, with the understanding that the review is contingent on execution and recording of the plat and supporting required documents. As part of the extension request, staff recommended a set of conditions, which include continued application of the original conditions of approval, compliance with the terms and conditions of the previously approved development contract. The current extension also requires execution of a development contract which requires payment of escrows and fees at prevailing rates at the time of plat recording. In addition, other development and building - related charges shall be paid at prevailing rate. Budget Impact: The impact of the extension is an increase in required payment for development and building related charges. 11. Staff Workload Impact: Minimal; limited to review of request and preparation of report. III. Comprehensive Plan Impact: The Monticello 2040 Vision + Plan designates the site as Commercial -Residential Flex, which accommodates the proposed mix of land uses, including the approved Twin Pines residential project. STAFF RECOMMENDED ACTION City staff recommends approval of the extension request. The developer continues to work through the items related to property development and plat recording. No change has occurred in any land use restriction or the Comprehensive Plan, or any other official control affecting the use, development density, lot size, lot layout, or dedication or platting required or permitted by the preliminary plat. However, the City fee schedule was adjusted since the time of the original final plat approval. Therefore, a condition of the extension of approval is payment at prevailing rates, consistent with other contracts and projects. SUPPORTING DATA A. Letter of Request City Council Agenda: 1/22/2024 B. Final Plat C. Site Plan D. Development Contract and Finance Plan, Revised for 2024 Rates E. City Engineer's Comment Letters F. Subdivision Ordinance Excerpt Z. Conditions of Approval Conditions of Approval Twin Pines First Addition Final Plat 1. Rezoning of Outlot A, Monticello Business Center 6th Addition to Twin Pines PUD is contingent on approval and recording of the Final Plat and development contract of Twin Pines First Addition, and approval of the Final Stage PUD for Twin Pines First Addition with conditions as assigned. 2. The Final Plat for Twin Pines First Addition is contingent on the approval of the rezoning and Final Stage PUD for the Twin Pines PUD District with conditions as assigned. 3. The Preliminary and Final Plat are found consistent with the requirements of the Subdivision Ordinance, including verification that all easements and association maintenance aspects of the mixed -use Outlot A area are addressed to the satisfaction of the City Attorney. 4. The applicant is required to supply a cross -parking agreement with the adjacent office building over Outlot A. Submittal of association and/or common area easement documents is required. The documents shall be subject to the review and comment of the City Attorney. 5. The applicant executes and records into a PUD and Plat development agreement at the time of final plat. 6. An encroachment agreement for development encroachments within the easterly drainage and utility easement, for the entrance monument area and Outlot A shall be executed and recorded. 7. A stormwater maintenance and easement agreement will also be required as a condition of plat approval and is shall be subject to the review and comment of the city Engineer and City Attorney. 8. The Preliminary and Final plat shall include all easements, including perimeter easements per the direction of the City Engineer. 9. Each of the underground parking spaces are included in the rent set for specific units. City Council Agenda: 1/22/2024 10. Vacation of the drainage and utility easements over Outlot A are to be re-established on the plat per the City Engineer's direction and such vacation shall be contingent on recording of the final plat of Twin Pines First Addition. 11. The applicant verify attached or internal trash handling. 12. Elevations and floor plans shall be revised to be consistent with grading plans, carrying approved and consistent materials through to all exposed elevations. 13. The circulation routes through the project are reviewed to ensure safe travel for residents and commercial tenants in all areas of the project site, including directional signage related to discouraging traffic through the veterinary office building to the west. 14. The site plan is revised to comply with the comments of the fire department staff for code compliance, circulation and public safety aspects, including the comment letter dated February 24t", 2022. 15. The applicant provide a plan for consolidated entrance monument signage and avoid additional freestanding sign displays. 16. The applicant prepare and submit lighting plans, including attention to existing commercial site lighting that acknowledges the change in use and residential needs of the property. 17. The applicant provides amended plans consistent with the requirements of the City Engineer's letters. 18. The applicant complies with additional conditions as recommended by other City staff or City Council, including those of the staff report of January 22, 2024 as follows: a. All prior approved conditions and comments are applicable as shown in Exhibit Z of the January 22, 2024 staff report. b. The Development Contract and PUD Agreement are revised and executed to include language requiring payment of escrows and fees at prevailing rate at the time of plat recording. c. All applicable fees and escrows for site development and building construction shall be paid at prevailing rate. d. Terms and conditions of the Development Contract and PUD Agreement remain in force, except as noted for prevailing rates for fees and escrows. T (612) 337-6100 F (612) 339-6591 100 Washington Ave S. I Suite 1300 SIEGEL Minneapolis, MN 55401 BRILL PA siegelbrill.com ATTORNEYS AT LAW July 27, 2023 City of Monticello Attn: Zoning Administrator 505 Walnut Street Monticello, MN 55362 Re: REQUEST FOR EXTENSION OF FINAL PLAT RECORDING DEADLINE PLAT OF TWIN PINES FIRST ADDITION, MONTICELLO, MN Our File No. 30815-001 To Whom it May Concern: We represent Apartments Monticello LLC, the potential buyer and developer of the property described in the final plat of Twin Pines First Addition, Monticello, Minnesota, which final plat was approved on February 28, 2022. The deadline for recording the plat was originally February 28, 2023, and that deadline was previously extended by six (6) months. The closing has been delayed; however, the potential buyer still intends to develop the project, and we do not want the final plat approval to expire. This request is being sent to be filed with the Zoning Administrator to request that deadline for recording the Twin Pines First Addition plat be extended by an additional six (6) months (i.e. until February 28, 2024) pursuant to Monticello, MN Code of Ordinances, Section 152.027(G). Please place the request on the agenda for the regularly scheduled City Council meeting on August 14, 2023. Please contact me if you have any questions. Regards, oshua B. Grossman (612) 337-6134 1 Direct joshgrossman@siegelbrill.com cc: Vishal Dutt CITY OF Mont e o MEMORANDUM OFFICE:763-295-2711 FAX:763-295-4404 505 Walnut Street Suite 1 I Monticello, MN 55362 To: City of Monticello Economic Development Authority From: Jim Thares, Economic Development Manager Date: 10/3/2024 Subject: Concept Review for Fagade Loan Application 1201 W. Broadway Introduction• The City has received a complete Fagade Improvement Forgivable Loan application from AJ Properties LLC (Monticello Family Dentistry), located at 201 W. Broadway. Christian Block, owner of Monticello Family Dentistry, submitted improvement plans and quotes from contractors related to a proposal consisting of exterior improvements, including: • New staining of the exterior brick fagade • Concrete repairs to the base of the building • New door on Walnut Street, • Door painted to match the red brick • Refreshed awning above the rear door Application Materials: Materials submitted for EDA review of the proposal include the following: ✓ A completed application with a summary of the proposal ✓ Improvement project quotes (two quotes as required by the program policy were submitted; the best desired quote consistent with policy is included in the packet. The applicant has had difficulties securing two concrete bids per the policy. Staff has included the rejection letters from concrete bids to satisfy the two bid requirements. ✓ Affidavit regarding owner financial commitment (equity) ✓ Property and ownership information STAFF RECOMMENDATION Staff recommend that the EDA move forward with the development of a Downtown Fagade Improvement Program Forgivable Loan for AJ Properties in the amount of $13,172 to be presented at the October 23, 2024, meeting. www.ci.monticello.mn.us CITY OF Mont e o Project Budget: ■ Facade Improvements - $11,900 o Brick Staining - $8,160 o Concrete - $3,404 o Door - $336 ■ Signage Improvements - $900 OFFICE:763-295-2711 FAX:763-295-4404 505 Walnut Street Suite 1 I Monticello, MN 55362 ■ Building Permit - $372 (Estimate by City staff) ■ Total Improvement Project Cost: $13,172 ■ J&J Properties is required to contribute a minimum 5% match which totals $640. J&J Properties has indicated they will meet this requirement in cash payment to the contractor. J&J Properties will be required to make the initial payment, with proof of such payment to the EDA, prior to release of EDA funds. Budget Impact The Fagade Loan sub -fund currently has $150,003.07 available. The EDA should also keep in mind that the mattress store in Block 52 previously submitted letters of interest and partially completed applications regarding proposed fagade improvement projects Comprehensive Plan: The Monticello 2040 Vision + Plan identifies the Downtown as a "development focus" area with the intent of promoting investment and redevelopment of key properties and parcels in the City's core area. The subject parcel, 201 W Broadway, is located at the intersection of the newly reconstructed Broadway Street and Walnut Street. The Downtown Small Area Plan includes a goal of "shifting the Center of Downtown to Broadway and Walnut Street" and this project is in support of that goal. This block is also a critical connection between the continued public investment in a renewed West Bridge Park and Broadway Street businesses. This street is slated to include additional public improvements including, but not limited to, overhead string lights, swinging benches and public art. By using its available tools such as the Fagade Loan Program to assist in property investment, the EDA is helping to facilitate the effort to realize Comprehensive Plan goal "A vibrant and thriving Downtown that contributes to the City's economic development and housing objectives" (Chapter 5, 2040 Plan). www.ci.monticello.mn.us CITY OF Mont e o Attachments: A. Project Narrative B. Facade Loan Application C. Existing Conditions Photos 1. Front Exterior 1 2. Front Exterior 2 3. Rear Wall 4. South Wall 1 5. South Wall 2 6. South Wall 3 7. South Wall Signage D. Selected Contractor Project Quotes E. Aerial Photo F. Beacon Property Report G. Historic Image OFFICE:763-295-2711 FAX:763-295-4404 505 Walnut Street Suite 1 I Monticello, MN 55362 www.ci.monticello.mn.us FACADE IMPROVEMENT PROGRAM August 29, 2024 MONTICELLO FAMILY DENTISTRY 201 W BROADWAY MONTICELLO, MN 55362 763-295-3676 All four sides of the building will be stained from the cement foundation to the roof to have a uniform look to the building. It will hide all previous renovations that have mismatched patterns and colors of brick that have been done to the building over the years. The staining will also even out the lines along the foundation of the building. It will leave a nice clean division. The window ledges will be cleaned up. Please see attached pictures. Enclosed are the start of 2 bids for staining. Axel H Oman is willing to do the mixed colors which we prefer instead of just one color. The back door awning will be updated to new shingles (possibly a metal roof). The back door will be painted to match the building and the 'rustic farm red' door on the front of the building. Please reference picture of front of building to see the red door. The supporting awning beams will either be stained or painted brown. The awning will not be part of the fagade program. We have the paint for the door already and the awning roof will be replaced on our own. The Walnut side entrance door will be updated. We are waiting for a bid from Russell. The exterior sign on Walnut Street above the door will be updated. It will be removed so the area under it is included in the staining process of the building. The tooth structure on the existing sign will be incorporated with the new sign. Next Tuesday, September 3rd Franklin Sign will be out with a bid and we are waiting to hear on a second bid from Scenic Signs. Monticello 1. CONTACT INFORMATION MONTICELLO EDA DOWNTOWN FACADE IMPROVEMENT FORGIVABLE LOAN PROGRAM APPLICATION Legal Name of Business: Mon{ iee_ (n -,Otyi 'i4ftt. I -EC Project Site Address: Q0 ► W tRrc, arl wa.-% City / State / Zip: 5- Contact Person(s): .5%Pv-e 51or-rC, % (' i ►� r S �'rnyL 55�ocj` Business Phone: 763 a9 5 " 36Ao Email: Any -t , e-Wo paeyl l 1,1 C�r✓�7 iSf✓:c� ci �S,�IC� Home Phone: 96-T )? s - 36 ?o, Check One: C Proprietor ::i Corporation *""Partnership Federal ID L S- I Z c0 4114 30 State ID N SIG k I Legal Name of Property Owner: d +- r� /'5r7- u nor J-, r_S Project Site Address: .2o + c.tJ roaduc City / State / Zip: you r1 t, u.[Co Contact Person(s): 5 e � e. 3-, W- -A- l C h, r S�, e,,v, /3lo cal, — Business Phone: 7&) .2 5 - 36>(P Email: S fe �✓� . b �' w a �.» ric (• c c✓�'� 2. PROJECT GOALS Please give a brief summary of the project: /5.^rClcwa✓ /� ��r'u v� cam`° `,z�� G(c� e0 I I P> Please describe how the proposed project Mll positively impact the city's downtown/Central Community District:1 ./askP c.Pduk C.,P U-r b�[r:'��fd� � Our,.k!% GS�c�Gs �sr 1, P.T1 2ar/Yi�1 of•d G cis 76 f"d. ; A4#,,'n 14 Gt,w 11 t�i lA ss .Ml _T pd. r^Gai� �i,�. �'o�s. L✓f^u+� of/Cr Gc)jar �Z �J,��inJ p,�� wC_ Wq.n>wd- � '�^.�•n�►-Ih /'+,Q.f, �p�u�,� Cjv� eX/��j•,� �J15il�S� w,t 1 0 1Vt o..� %�a,�d;crap kac65f I`2 LL lea Ioc -�- 6 �'- o� �a�^J� a►S 7�f7t e� (Jv^ O✓$�w5 5. 3. PROJECT FUNDING A. FORGIVABLE LOAN USE FUNDING REQUEST Maximum grant amount of $50,000 Fagade Improvements $ 2 f'D0 CAP Frontage Improvements $ 4(10 (Signage, awnings, permanent landscaping) e�• Total Loan Request: $ 21 l(Po B. OTHER PROPOSED FUNDING SOURCES Bank Loan $ cu Private Fund Commitment (5% required) $ �,qo Applicant Commitment $ Other $ Total Other Funding Sources $ PROJECT TOTAL: $ 2 ogcx) 4. PROJECT CONTACTS (Lenders, private funding source, partners, etc...) 2 1 P Name 34-6/4 Address ZC r tc 1 ij!ut.il eu /:.� t• t �u !�%/� i S s L Phone/Email: r&3 275 - 36 76 / ?� ev e n b.G ryL Cam► Q M0.c(, . ev�'`�-- Name—i��/S�.cL�, Address Phone/Email: %l V IV - 3 co 74� / C- h 1^1am I cy-vc, w W&C, — 21"al'LOC 6. ATTACHMENTS CHECK LIST Please attach the following: A) Letter of Commitment from the Other Sources of Financing, Stating Terms and Conditions of their Participation in Project (if applicable) B) Project Plans (Architectural Rendering and Scope must be included) C) Project Quotes/Estimates D)Property Legal Description 7. AGREEMENT I / We certify that all information provided in this application is true and correct to the best of my/our knowledge. I / We authorize the Monticello EDA to verify financial and other information. I / We agree to provide any additional information as may be requested by the city. The undersigned has received the EDA's policy regarding the payment of costs of review, understands that the EDA requires reimbursement of costs incurred in reviewing the application, agrees to reimburse the EDA as required in the policy and make payment when billed by the EDA, and agrees that the application may be denied for failure to reimburse the EDA for costs as provided in the policy. APPLICANT SIGNATURE APPLICANT FAME (Print): Lhr i S fi a rt- PROPERTY OWNER NAME (Print): G� "" -c- _'S7 Je PROPERTY OWNER SIGNATURE: Lh� r S Ic, ✓� 6 �U L ��- DATE: The EDA is a governmental entity and as such must provide public access to public data it receives. Data deemed by Applicant to be nonpublic data under State law should be so designated or marked by Applicant. See Minnesota Statutes, Sections 13.591, Subd. 1 and 2. �. .e..q � 4��� VTCO#Aypw �W �. � �I • �:. . �100 Wpo� got �tjSig, of Xv f w -��ri�;A ..._ice '� u � _y, ,: �_ .��' EAh k, -, M�A v � wm� 4 I OCRs of IQ Name / Address Monticello Family Dentistry 5 201 W RroadvNay St. Monticello. MN 55362 Russell Security Resource Inc 205 5th St NE #6 Buffalo. MN 55313 I'll: 763-682-1253 Estimate Date Estimate # 9/3/2024 7855 P.O. No Terms Rep A.i I Russell Security Resource. Inc. guaranties all materials to be ofgood quality and to be installed in a professional manner. Russell Security Resource. Inc. prides itself on folloN,ing Subtotal `631' 92 a high code ot'cthics and will not compromise this high standard. All warranties will follo%� the manuiaCturers warranty unless otherwise stated. All prices are guaranteed for 30 days. Sales Tax 7.375% no additional charges will be added without prior approval aes ) $23.08 Total $336.00 Pam, I would estimate it would cost around $8200 to stain the bricks on your building. If you want to go ahead, I can do an official bid sheet for you. I am going out of town next week so I can circle back with you on Tuesday Sept. 2. Thanks Matt ALi TT STAA,Nv, CSI, CDT Sales & Marketing Manager Concrete Staining Division OU,I,DtN6 Y WIN l I 1 ilea L,ANC]MANKS CX3"CO Zr. s s aAweo14-2x-1r Cell: 952-836-8329 Matt@AxelOhman.com qr-i� Monticello Family Dentistry LLC P.O. Box 969 Monticello MN 55362 ..a •:_ J. '���� -. r7 t. _ �- -� �` tip � 1 -- • ---: ---ram, � ��� �- yam' - rrvrrrrrrrrrr�r loss 1.1111551 -�� DENTISTRY LO FAMILY y ` _� �r �i' �?.yy���� • j I�--�-i p- � r- .• .. • • l _ r- r _ _"��_ _ 3. 71, •R- � i~ r,.T � 1 __ _, ' 1.���� ley. - �� _ _ r IN-HOUSE r_� 'j'--I- . SENIOR - •° _ - DISCOUNTMN 'T � --� T DISCOUNT ��si�����i�����__S�� ' �i•��'�- �.�r tea_ _r_ •••••• ..:��� •,���r�=��rrrrrrurrrrrrrr�� PT a Ilk If>iiii� iiiil�i/i��i a�sr •Y y: �s_!/� 1 ��i1i•�W�L �IN� ` ��_=M �1��i'. fir• --r ill ' • •� � -'yam ��r� � MO FAMILY DEN71STR Y�� '�ilbR1'�t� ":i! 1JIS C: i�l9ltal6ata��� 1 ` ..�- IIIIiWIll lm� 763295-3676 �px � earl _ ■�S�S/�MVK\W.ill ILL1 mill /'::ctl� — Not t > .fir .._• :., � ' j'isE+•Y•��1.T � .�' 'S t \'i" - . 1-..' v�- � f n111111Q111 a* SWOR ka MON --.1p -boo Loa kThe bricks on a these two walls -vvill be an _uniform color matching in color as the rest of the - - building- Mow'! MMM IT 401 qp X. WA L Ciry resoonsible for door threshold nd foun*on around it. The existing sign will be removed and a new one created keepistructure BROTHER CERT small, minority, and emerging small business enterprise NCMSDC certified MBE Bid for: Monticello Family Dentistry base repair rear of buildi Address: 201 W Broadway St, Monticello MN 55362 Total $ 3,404.63 Included in bid: Repair of the damaged base to match existing construction and appearance on the north elevation and portion north west elevation. Excluded in bid: Perimeter foundation insulation, winter conditions, dumpsters, caulking/sealants, firestopping, acoustic sprays, fluid applied air barrier, misc. metals, door frames, or bolt in door frame installation, steel beams, lintels. Mortar and block to be standard gray unless specified above. Any special testing required. Acknowledge addendum(s): Water must be provided on site. Brother Built Masonry 16904 142"d St Big Lake MN 55309 FRANKLIN W�RAMTCS L�ww 2024© FRANKLIN OUTDOOR ADVERTISING. Any use of this proposal without consent or compensation is strictly prohibited. Advertiser: Monticello Family Dentistry Account Executive: Chris Barta Size: 4'x8' Media: Polycore Laminate: 3M 8518 gloss Quantity: 1 Single or double Sided: Single Date: September 11, 2024 Install Date: 5 business days from approval Designer: Terry DeRuyter Price: $900.00 Billing Info: monticellofamilydentistry@tds.net 763-295-3676 201 W Broadway St, Monticello, MN 55362 Shipping info: Notes & Install info: 20092 Edison Circle East Clearwater, MN 55320 320-556-3000 AM 0� 10/3/24, 9:42 AM Beacon - Wright County, MN - Report: 155010051100 Wright County, MN Summary Parcel ID 155010051100 Property Address 113WALNUTST MONTICELLO MN 55362 Sec/Twp/Rng 11-121-025 Brief Tax SECT-11 TWP-121 RANGE-025 ORIGINAL PLAT MONTICELLO LOT-010 Description BLOCK-051 (Note: Not to be used on legal documents) Class 233-3ACOMMERCIALLAND ANDBUILDING District (1101) CITY OF MONTICELLO-0882 School District 0882 (Note: Class refers to Assessor's Classification Used For Property Tax Purposes) Sales Adjusted Multi Instr Qualified Sale Sale Sale eCRV Sale S.S. Transact Parcel Type Sale Sale Date Book Page Type Buyer Seller Price Price # eCRV Type Rcmd. S.S. Rjt. Rsn. Num N WD U 4/21/2004 I- J & J PROPERTIES T& K PROPERTIES $246,000 $246,000 89583 I 10-PRIOR 89583 Improved INTE N WD U 7/1/1998 1- GOEMAN,DANIEL SANDBERG,MARGUERITE $130,000 $130,000 60893 1 14-CFD/INT 60893 Improved PA N WD U 7/1/1998 1- HANSONTHOMAS GOEMAN,DANIEL $175,000 $175,000 60894 1 20- 60894 Improved LEASEBACK Valuation 2024Assessment 2023Assessment 2022 Assessment 2021 Assessment 2020Assessment + Estimated Land Value $99,100 $60,500 $45,400 $45,400 $45,400 + Estimated Building Value $165,000 $159,600 $159,600 $153,600 $148,600 + Estimated Machinery Value $0 $0 $0 $0 $0 = Total Estimated Market Value $264,100 $220,100 $205,000 $199,000 $194,000 % Change 19.99% 7.37% 3.02% 2.58% 2.11% Taxation 2023 and 2024 taxation data can be found here 2022 Payable 2021 Payable Estimated Market Value $199,000 $194,000 Excluded Value $0 $0 Homestead Exclusion $0 $0 = Taxable Market Value $199,000 $194,000 Net Taxes Due $4,116.00 $3,966.00 + Special Assessments $0.00 $0.00 = Total Taxes Due $4,116.00 $3,966.00 % Change Taxes Paid Receipt# Receipt Print Date Bill Pay Year Taxes Paid after 2022 can be found here AmtAdj AmtWrite Off 3.78% Amt Charge -25.03% Amt Payment 1786763 9/14/2022 2022 $0.00 $0.00 $0.00 ($2,058.00) 1781303 5/31/2022 2022 $0.00 $0.00 $0.00 ($82.32) 1780838 5/23/2022 2022 $0.00 $0.00 $82.32 ($2,058.00) 1720678 10/5/2021 2021 $0.00 $0.00 $0.00 ($1,983.00) 1687535 5/6/2021 2021 $0.00 $0.00 $0.00 ($1,983.00) 1642259 9/14/2020 2020 $0.00 $0.00 $0.00 ($2,645.00) 1608423 5/6/2020 2020 $0.00 $0.00 $0.00 ($2,645.00) 1567656 10/3/2019 2019 $0.00 $0.00 $0.00 ($2,642.00) 1556646 6/10/2019 2019 $0.00 $0.00 $4.23 ($109.91) 1556068 6/3/2019 2019 $0.00 $0.00 $105.68 ($2,642.00) 1499786 10/15/2018 2018 $0.00 $0.00 $0.00 ($2,554.00) 1446800 4/24/2018 2018 $0.00 $0.00 $0.00 ($2,554.00) 1404762 9/1/2017 2017 $0.00 $0.00 $0.00 ($2,958.00) 1364972 4/25/2017 2017 $0.00 $0.00 $0.00 ($2,958.00) 1322621 10/11/2016 2016 $0.00 $0.00 $0.00 ($3,087.00) 1266801 4/13/2016 2016 $0.00 $0.00 $0.00 ($3,087.00) https://beacon.schneidercorp.com/Application.aspx?ApplD=187&LayerlD=2505&PageTypelD=4&PagelD=1310&KeyValue=155010051100 1/2 10/3/24, 9:42 AM Map Beacon - Wright County, MN - Report: 155010051100 The information provided on this site is intended for reference purposes only. The information is not suitable for legal, engineering, or surveying purposes. Wright County does not guarantee the accuracy of the information contained herein. I User Privacy Policy I GDPR Privacy. Notice Last Data Upload: 10/3/2024. 6:55:33 AM Contact Us Developed by C SCHNEpDER https://beacon.schneidercorp.com/Application.aspx?ApplD=187&LayerlD=2505&PageTypelD=4&PagelD=1310&KeyValue=155010051100 2/2 ,�. -\.�vb- . $\1S\NESS BWCY� lMiFt\C6\W.h\hq� _ - -�,:3 CITY OF Mont e o MEMORANDUM OFFICE:763-295-2711 FAX:763-295-4404 505 Walnut Street Suite 1 I Monticello, MN 55362 To: City of Monticello Economic Development Authority From: Jim Thares, Economic Development Manager Date: 10/3/2024 Subject: Concept Review for Fagade Loan Application I Block 52 Intrnrhirtinn• The City has received portions of the Fagade Improvement Forgivable Loan application submittal materials for the front and back of the Mattress Store from Buchholz Construction (Block 52 developer staff). A revised fagade rendering was provided, which retains much of the previous renderings look though it addresses the increasing costs of the proposal by swapping out some materials for less costly items. Josh Theischafer, Buchholz Construction, has indicated that detailed quotes will be provided in the next week to 10 days. The forthcoming quotes from contractors will relate to the improvements consisting of exterior improvements, including: • New EIFS • Signage • New Windows • New Door Application Materials: Materials submitted for EDA review of the proposal include the following: ✓ A completed application with a summary of the proposal ✓ Improvement project quotes (two quotes as required by the program policy were submitted; the best desired quote consistent with policy is included in the packet) ✓ Affidavit regarding owner financial commitment (equity) ✓ Property and ownership information STAFF RECOMMENDATION Staff recommend that the EDA move forward with the development of a Downtown Fagade Improvement Program Forgivable Loan for the Mattress Store in the amount of $100,000 to be presented at the October 23, 2024, meeting. www.ci.monticello.mn.us CITY OF monticcRo Proiect Budget: OFFICE:763-295-2711 FAX:763-295-4404 505 Walnut Street I Suite 11 Monticello, MN 55362 ■ Fagade Improvements - $107,000 to $112,000 ■ Building Permit - $X( Estimate by City staff) ■ Total Improvement Project Cost: $107,000 to $112,000 ■ The Mattress Store is required to contribute a minimum 5% match for a $100,000 forgivable loan which totals $5,000. All costs above and beyond $100,000 are the responsibility of the property owner -applicant. Proof of the matching funds will be required prior to the initial loan disbursement. Budget Impact The Fagade Loan sub -fund currently has $150,003.07 available. Comprehensive Plan: The Monticello 2040 Vision + Plan identifies the Downtown as a "development focus" area with the intent of promoting investment and redevelopment of key properties and parcels in the City's core area. The Downtown Small Area Plan includes a goal of "shifting the Center of Downtown to Broadway and Walnut Street" and this project is in support of that goal. By using its available tools such as the Fagade Loan Program to assist in property investment, the EDA is helping to facilitate the effort to realize Comprehensive Plan goal "A vibrant and thriving Downtown that contributes to the City's economic development and housing objectives" (Chapter 5, 2040 Plan). Attnrhmantc- A. Updated (revised) Facade Rendering (received 10-03-24) B. Previous Facade Rendering provided to staff in 2023 www.ci.monticello.mn.us CITY OF Mont e o OFFICE:763-295-2711 FAX:763-295-4404 505 Walnut Street Suite 1 I Monticello, MN 55362 www.ci.monticeIlo.mn.us ��m An- `.J� r 0-fti iL w goo w • 40 I 0 IL •.. �IYA A A .1. 0- "so I I 440 mo - a 4 a. l • I I I 1AV OV 4. — w -� t -� WlAft • I r r � • a � 3 ALA `.J� r 0-fti iL w goo w • 40 I 0 IL •.. �IYA A A .1. 0- "so I I 440 mo - a 4 a. l • I I I 1AV OV 4. — w -� t -� WlAft • I r r � • a � 3 ALA Ub --% Rim 40 — — FJ pr 01 amp \ r • ,•• 4 .~ ~� 'ft AWN IP few t • i wool • j do Iw ' �'. • ,• • • • ` ; alit; Pie, S •' , f .40" 0 - * *A i— I � - ^�- .. ` • r.. � �, •fir lip! � • � � -swew• #4 4K 1•. R • �` . '� • • ♦ • • • • as do . Y30AP fit s, 10 11 *,% x A 46 •� - AL do 0 is Aq I I �t , ^ 0 qb -- - ti r •Bonn— a tun 0 14 .01 10 elk*; tip ow _ ,,. 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