Planning Commission Agenda - 03/04/2025 (Workshop)AGENDA
JOINT MONTICELLO PLANNING COMMISSION/CITY COUNCIL WORKSHOP
Tuesday, March 4, 2025 – 4:45 p.m.
Mississippi Room, Monticello Community Center
Commissioners: Chair Andrew Tapper, Vice-Chair Melissa Robeck, Rick
Kothenbeutel, Teri Lehner, Rob Stark
City Councilmembers: Mayor Lloyd Hilgart, Kip Christianson, Charlotte Gabler, Tracy
Hinz, Lee Martie
Staff: Angela Schumann, Steve Grittman, Bob Ferguson, Tyler Bevier
1. Call to Order
2. Concept Stage Submittal for a 106.05 acre development including data center uses,
within a Light Industrial Park, Mixed Neighborhood, Commercial and Residential Flex
and Estate Residential land use designation areas as identified by the Monticello 2040
Vision + Plan.
3. Adjournment
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Grittman Consulting llc
Steve.GrittmanConsulting@gmail.com Planning, Zoning, Land Use
MEMORANDUM
TO: Angela Schumann
Mayor Hilgart and Monticello City Council
Monticello Planning Commission
FROM: Stephen Grittman
DATE: February 25, 2025
MEETING DATE: March 4, 2025 (Joint Workshop Meeting)
RE: Monticello – Scannell Properties – Concept PUD Review
GC FILE NO: 120-01 – 24.26
PLANNING CASE NO: 2024 - XXX
PROPERTY ID:
Introduction
The current proposal is for a 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 Project Description
This memorandum reviews the elements of a proposed concept plan on parcels located between the
City’s Otter Creek Crossing industrial park on the north, extending to 90th Street NW on the south,
and abutting the Bertram Chain of Lakes Regional Park on the west. The property comprises
approximately 106 acres over four parcels. The subject property is currently within the boundaries of
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Monticello Township, but is within the Monticello Orderly Annexation Area, abutting the City on the
north and east.
The property is currently used for agricultural purposes and includes an electric transmission line
from 90th Street north to the Xcel substation and beyond.
The applicants propose to reguide the property to an appropriate land use designation in support of
development of a data center project of up to 1.3 million square feet. A conceptual site plan for the
proposed data center campus has been provided by the submitter.
The City recently amended its 2040 Comprehensive Plan to accommodate the potential for Data
Center development in its Light Industrial Park (LIP) land use category. As noted above, approximately
30 acres of the 106-acre proposed site are currently guided in this manner. The other 76 acres are
guided by the Monticello 2040 Plan for residential or residential/commercial mixed uses and are
otherwise surrounded by both rural residential and parkland.
The concept discussion will focus on the proposed land use, which would require reguidance of the
land area as identified by the Monticello 2040 Vision + Plan, as well as considerations related to the
conceptual site plan.
Surrounding Land Uses/Comprehensive Plan Guidance
2040 Land Use Guidance
The project area is included in the Monticello 2040 Vison + Plan Future Land Use Map, guided as four
separate land use categories. The largest parcel of 41 acres occupies the northwest corner of the site,
and is guided Estate Residential. The parcel adjoins the Bertram Chain of Lakes Regional Park on the
north and west. The next largest, consisting of approximately 30 acres, is guided Light Industrial Park,
abutting the Otter Creek Business Park and the Xcel Energy power substation on the north. In the
southwest corner of the site, a parcel of 27 acres is currently guided Mixed Neighborhood, a
residential category. Finally, a parcel of approximately 8 acres extends to 90th Street, and is guided
Commercial and Residential Flex.
Surrounding Land Use
To the north, the land uses are guided as Light Industrial Park, with the majority of existing uses
consistent with that designation (excepting the Xcel substation and concrete plant). To the east, a mix
of Light Industrial and eight rural residential lots (1-acre lots) border the site. To the south and
southwest lie approximately twenty rural residential lots of 4-5 acres each. To the west, Estate
Residential guidance and Bertram Lakes parkland form the boundary. The rural residential lots and
parkland are located within Monticello Township, within the MOAA.
Key aspects of the City’s 2040 Plan requirements for data center development relate to ensuring that
the project can be adequately served by the required utilities, that it facilitates the extension of the
City’s planned development and infrastructure patterns, that it provides for the long-term provision of
tax base diversification and stability, and that they can be located in such a way as to avoid conflicts
with surrounding land uses – particularly residential land uses.
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In this case, the applicants have provided a site plan that would re-guide all of the non-industrial
portions of the property to Light Industrial Park, removing the various other residential land uses. The
concept plan illustrates a series of four buildings, the extension of Dalton Avenue NW through the site
from north to 90th Street, and other internal site development in support of the data center use.
Of these proposed land use changes, the most significant consideration would be the proposed
removal of the Estate Residential category, which was established in the Comprehensive Plan as a
high-amenity location for this housing style due to its adjacency to the Bertram Lakes park area. The
applicants have suggested that this style of housing would not be compatible with the data center
facilities and have developed a site plan that anticipates its removal from the land use planning for
the area.
As with other such proposals, if the City chooses to reguide this portion of the site from its current
Estate Residential designation, the need for the City to find viable alternative locations for this land
use category would intensify. This direction is based on a presumption that such development would
require significant natural resource amenities to support the higher lot sizes and project costs.
Proposed Land Use
Data centers themselves are a relatively unique type of industrial land use. Data centers have a high
taxable value on a per square foot basis, while generally producing a relatively low number of
permanent jobs per square foot as compared to other industrial uses that might locate within Light
Industrial Park areas. 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.
Given the above, the City’s recent amendments to the 2040 Plan indicates that data center uses
would be considered only within areas with the Light Industrial Park land use designation.
Concept Submittal Review Criteria
The first stage of PUD process consists of an informal Concept Plan review, which is separate from the
formal zoning application which follows the Concept Review step. Concept Plan review is not a formal
zoning application but is intended to provide the applicant an opportunity for City feedback on a
potential development proposal prior to more formal zoning review.
For this project to proceed, it requires not only the Land Use guidance change but also review under
regulations related specifically to data center projects in the Light Industrial zone. As those
regulations are still to be created, the current proposal follows a concept review process similar to
that included in the Planned Unit Development section of the ordinance, although PUD may not be
the final zoning designation.
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Concept reviews are to proceed as follows:
(a) Concept Proposal
Prior to submitting formal application, 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.
For this specific concept proposal, it is critical that the Planning Commission and City Council
members engage in a frank and open discussion of the project benefits and potential issues. The
Concept Review process is most valuable when the applicants have the opportunity to 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.
Future Review and Land Use Application Process
Further land use approvals would include the following:
o Environmental Review
o Rezoning to Light Industrial, and related zoning approvals
o Development Stage and Final Stage PUD and/or other rezoning and site plan review action
o Preliminary Plat
o Final Plat
o Adoption of Zoning Amendments; Planned Unit Development; Development Agreement;
o Annexation*
*Annexation of the project is only finalized once the various zoning and subdivision approvals
are final. The Planning Commission will hold public hearings on the required elements, but
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pursuant to the City’s Orderly Annexation Agreement with Monticello Township, formal
Rezoning actions are taken subject to Annexation approval by the State of Minnesota.
Zoning. As noted above, the zoning regulations for data centers have not yet been developed.
However, per the guidance of the recent amendment to the 2040 Plan, zoning regulation for
data centers is expected to include the following analyses, among others:
• Proximity to Residential Land Uses: Data Centers have the potential to create noise,
usually through outdoor-located back-up power generation. Any other types of noise
would also need to be accounted for prior to any consideration. In contrast, if such
issues are controlled or mitigated, data centers generate very low volumes of traffic,
and virtually no regular truck traffic, so they can be low-impact neighbors. In some
examples, back-up power generation may be limited to short regular testing – similar to
other users with back-up power. In this description, only in a major power-supply
emergency would the generators be used for longer periods of time.
The developer must study and detail noise impacts and present a thorough and
adequate mitigation plan, as determined by the City.
• Utility Demands: Depending on the type of data center, these facilities can be
prodigious users of municipal water and can contribute significant volumes of
wastewater for treatment. In some areas, new utility services or design system
upgrades may need to be made to accommodate (any) land use and development, and
in others, adequate supply may be available.
The developer must demonstrate to the City’s satisfaction and adequate capacity and
design to serve these users, without creating a shortage of capacity for other
development.
• Transportation: Transportation impacts and demands will require study. Networks may
require extension, capacity and/or design improvements.
The developer must study and detail transportation impacts and present a thorough
and adequate multi-modal circulation plan, as determined by the City.
• Industrial Land Supply: The City will evaluate and determine whether adequate
supplies of land to accommodate other light-industrial development are available
within its boundary and Orderly Annexation Area if data center development consumes
large areas currently guided.
• Economic/Fiscal Issues: Like most land development, the data center development
process is likely to entail several associated, but separate, entities – land developer,
construction manager, owner, user(s). Development contracts to secure financial
obligations and to bind future parties will be required for infrastructure development.
Moreover, a thorough examination of city expenses will be necessary to ensure that
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any financial or legal securities are addressed in full. The timing of these agreements
will be an important consideration in final overlay rezoning.
• Electric Power Usage: Data center development is under scrutiny due to its substantial
demand for electric power, and its potential for creating stress on the local or regional
electric power infrastructure and supply. Monticello’s location as a nuclear power plant
host, and the extensive power line infrastructure, are a significant reason for recent
data center interest. Data center coordination with energy service providers and
information on their permitting process will be a point of consideration.
The information must demonstrate to the satisfaction of the City whether the electric
power supply can remain consistent and robust for others in and around the
community, without threat of power loss due to the development of data centers in the
community.
Site Planning. The City will also need to evaluate how it will manage additional review
authority for site-specific considerations including noise, light, transportation, utilities and
other development details.
Staff Preliminary Comments and Issues
For this proposal, the primary considerations evident at this point in the process include the
following:
i. Land Use. As noted in the project description, the site is designated for a variety of land
uses, including a portion currently guided as Light Industrial Park, and other (primarily)
residential designations. The Commercial/Residential Flex and Mixed Neighborhood
categories are somewhat less location dependent than Estate Residential or Light
Industrial Park designations. They are included in this area serving as transitional land uses
between the Estate Residential and Light Industrial designations along the north side of
the site. The Light Industrial Park portion of the site would support the proposed use
(subject to other site-specific details), but the Estate Residential area would be at odds
with more intensive industrial operations.
It is this compatibility issue that appears to have resulted in the applicant’s decision to
eliminate the Estate Residential from an earlier concept. While eliminating the Estate
Residential from this plan resolves that incompatibility, it would continue to be a potential
issue for existing rural residential areas surrounding the subject property. It would also be
an issue given the relationship of the area to the Bertram Chain of Lakes Regional Park.
Moreover, as discussed above, deleting the Estate Residential designation here raises the
issue of where that land use category might be relocated, given limited options and the
need for higher amenity locations to support this type of development. The City has
discussed a process to identify those locations, but that effort is only at its beginning.
Removing the existing inventory would exacerbate this particular issue. In this location,
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that is of note given the proximity of municipal utilities to serve Estate Residential
development as compared to other Estate Residential within the MOAA.
ii. Circulation and Utilities. The site is accessed via the extension of Dalton Avenue NW from
the north. The City’s 2040 plans for transportation network in that area recommend that
Dalton Avenue extend through the site to connect to 90th Street on the south. Municipal
utilities would be required to extend though the site as well. The City Engineer’s office has
provided a letter regarding other transportation and utility comments regarding the
proposal.
As a component of any data center consideration, Xcel Energy would need to be able to
verify that the available power supply would be sufficient to serve this use, without
compromising either existing or future other growth in the region.
iii. Building Materials and Architecture. Limited information is provided at this point in the
process. The issues for discussion areas primarily about land usage and the City’s interest
in modifying the future land use map to accommodate this use and industrial designation.
Building phasing will also require detail if applicable.
iv. Connectivity and Open Space. Considerations of open space preservation and other non-
vehicular connectivity would be dependent on a more detailed site development plan.
However, it is presumed that those connections would be included along Dalton Avenue,
and options for connection to Bertram Chain of Lakes Regional Park – if appropriate – may
be a factor in site design.
v. Landscaping and Buffering. As discussed above, buffering from residential uses is a
required component on any data center development. Information on any interior or
exterior systems which have the potential for noise generation will be required, including
evaluation of mitigation measures. Considering the site is bordered by a number of rural
residential parcels of various acreages, this aspect of the proposal will require much more
detailed information and consideration.
Buffering from the existing park uses should also be a consideration in this case. As the
abutting Bertram Chain of Lakes Regional Park is a natural amenity for the community, it is
important to ensure that uses in this industrial development do not compromise the
extensive investments that have been, and are planned to be, made in this regional park.
vi. Other Details. Engineering and roadway improvements will be addressed by City
Engineering staff.
Summary
As noted, the Planning Commission and City Council provide comment and feedback to the developer
at the Concept Review level. City officials should identify any areas of concern that would require
amendment to avoid the potential for conflict, as well as any elements of the concept that the City
would find essential for eventual approval.
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This project concept review is primarily about land use, although other factors will impact the City’s
reaction to the request. The proposal reguides nearly three-quarters of the proposed site from
primarily residential to Light Industrial Park, eliminating the designated area of Estate Residential
currently adjoining the Bertram Chain of Lakes Regional Park. Two primary questions arise from this
proposal, assuming that the various engineering and other challenges can be resolved.
• First, how with the proposed use impact existing rural residential uses that surround
the site, and meet the City’s expectations for buffering of data center (and any)
industrial uses from residential lands, as well as the regional park?
• Second, how (and where) will the City replace the lost Estate Residential if this site is
reguided, given the importance that natural resource amenities typically play in
successful large-lot residential development?
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. Applicant Narrative
C. Site Plan
D. City Engineer’s Comment Letter
E. Excerpts, Monticello 2040 Plan
Monticello
Comprehensive Plan Amendment
Scannell Properties / Mary and David Spike Land
2.3.25
A completed City of Monticello Land Use Application form, including
full legal description of property.
Separate document attached.
A listing of contact information including name(s), address(es) and phone number(s) of: the
owner of record, authorized agents or representatives, engineer, surveyor, and any other
relevant associates
Owner: Mary and Dave Spike
Developer: Scannell Properties
Senior Development Associate: Erik Anderson
Phone: 701-238-2649
Email: erik.anderson@scannellproperties.com
Address: 294 Grove Lane E Wayzata, MN 55391
A listing of the following site data: Address, current zoning, parcel
size in acres and square feet and current legal description(s);
Monticello, MN Zoning Map:
Note: Subject Parcel have not been zoned/annexed.
A narrative explaining the applicant’s proposed objectives for the PUD, and public values that
the applicant believes may be achieved by the project
Scannell Properties is proposing to build a state-of-the-art data center campus at this site. A data
center is a specialized physical facility that houses an organization's critical computing
infrastructure, including servers, storage systems, networking equipment, and related hardware
used for storing, processing, and distributing digital data and applications.
Our proposed data center campus will deliver transformative value to the community through three
key strategic objectives:
1. Economic Advancement
• Generate significant tax revenue without adding traffic congestion
• Create high-quality technical jobs for local workforce
• Attract complementary technology ecosystem businesses
2. Infrastructure Optimization
• Leverage existing power connectivity and proximity to nuclear generation facilities
• Enhance local utility grid stability and technological capabilities
3. Strategic Community Investment
• Provide long-term economic stability through a low-impact, high-value development
• Position the community of Monticello as a forward-thinking technology hub
By executing this vision, our data center campus will deliver substantial economic and
technological benefits while maintaining the community's existing quality of life and infrastructure
integrity.
A listing of general information including the number of proposed residential units,
commercial and industrial land uses by category of use, public use areas including a
description of proposed use, and any other land use proposed as part of the PUD
Scannell’s Proposed Data Center Campus will span across 106.05 acres of Light Industrial Zoned
Land. Scannell intends to construct 4 buildings of the following Size:
Building 1: 320,000 square feet
Building 2: 320,000 square feet
Building 3: 320,000 square feet
Building 4: 320,000 square feet
While building out this data center campus, Scannell will invest in public roadways connecting
Dalton Ave NE with 90th Ave NE as requested by the City of Monticello.
Additionally, a portion of land has been carved out for the expansion of Monticello’s EDC land.
Calculation of the proposed density of the project and the potential density under standard
zoning regulations, including both gross density and net density, accounting for developable
and undevelopable land. Undevelopable land shall include all wetlands, floodplains,
sensitive ecological areas identified in the Natural Resource Inventory, slopes greater than
18%, poor soils and areas of concentrated woodlands
This development will result in a building coverage of 27.7%, (+/- 1,280,000 sq ft of building area).
This development will result in an impervious coverage of 49.7%, (+/- 2,297,000 sq ft of impervious
area).
This development will result in an undeveloped area of 50.3%, (+/- 2,322,538 sq ft of undeveloped
area).
Outline a conceptual development schedule indicating the approximate date when
construction of the project, or stages of the same, can be expected to begin and be completed
(including the proposed phasing of construction of public improvements and recreational and
common space areas)
Preliminary Development Schedule
1. Initial Concept Plan Presentation (1-2 months)
• Present early concept plan to Monticello City Council and Planning Commission for
initial feedback
2. Environmental Assessment Worksheet (EAW) Process (6-8 months)
• Prepare and submit EAW document with project details, potential environmental
impacts, and mitigation measures
3. Formal Application Submission (1 month)
• Submit detailed project plans and required documentation to Monticello Planning
Department
4. Planning Commission Review (2-3 months)
• Staff review of application
• Planning Commission public hearing and recommendation
5. City Council Review and Approval (1-2 months)
• City Council public hearing
• Final decision on project approval
6. Permitting Process (2-3 months)
• Apply for necessary building permits, stormwater management permits, etc.
• Address any conditions set by the City Council during approval
7. Pre-Construction Phase (1-2 months)
• Finalize construction documents
• Secure contractors and suppliers
8. Construction Phase 1 (18-24 months)
• Site preparation and infrastructure development
• Building construction and equipment installation
9. Construction Phase 2 (18-24 months)
• Building construction and equipment installation
10. Construction Phase 3 (18-24 months)
• Building construction and equipment installation
Total estimated timeline: Approximately 30-40 months (2.5-3.5 years) from initial concept
presentation to the completion of the first data center building, depending on the complexity of the
project and any unforeseen challenges or additional requirements.
Concept Plan
o Area calculations for gross land area;
o Existing zoning district(s);
o Layout of proposed lots and proposed uses. Please show existing & proposed structures on
site. Denote outlots planned for public dedication and/or open space (schools, parks, etc.);
o Area calculations for each parcel
o General location of wetlands and/or watercourses over the property and within 200 feet of
the perimeter of the subdivision parcel
o Location of existing and proposed streets within and immediately adjacent to the
subdivision parcel
o Proposed sidewalks and trails
o Proposed parking areas
o Proposed parks, common areas, and preservation easements (indicate public vs. private if
applicable)
o General location of wooded areas or significant features (environmental, historical,
cultural) of the parcel
o Location of utility systems that will serve the property
Location of utility systems that will serve the property
The utilities for the planned data center campus are anticipated to be extended from Dalton
Avenue, which is located in the existing Monticello Economic Development Commission (EDC)
industrial park to the Northeast.
This approach would leverage the existing utility connections in the industrial park to support the
development of the new data center campus, potentially streamlining the construction process
and reducing infrastructure costs.
A listing of the areas of flexibility from the standard zoning sought through the use of PUD
design.
It is Scannell Properties understand that the City of Monticello is adopting zoning language of Data
Centers into the Light Industrial Zoning Code.
M:\028214-000\Admin\Docs\2025-02-10 Submittal (Concept Plan)\_2025-02-24 Scannell Properties Data Center - Concept Plan - WSB Engineering Review
Letter.docx
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February 24, 2025
Matt Leonard
City Engineer/Public Works Director
City of Monticello
505 Walnut Street, Suite 1
Monticello, MN 55362
Re: Scannell Properties Data Center Site - Concept Stage PUD Plan Review
City Project No. 2025-__
WSB Project No. 028214-000
Dear Mr. Leonard:
We have reviewed the Scannell Propertied Data Center Site conceptual stage PUD site plans
dated January 31, 2025. The applicant proposes to construct four buildings as a part of a new
data center complex on multiple parcels over 98 acres on what is being called the “Spike
Property”.
The documents were reviewed for general conformance with the City of Monticello’s general
engineering and stormwater treatment standards. We offer the following comments regarding
these matters.
General
1. City staff will provide additional comments under separate cover.
2. Provide soil borings and full geotechnical evaluation to verify soil conditions, groundwater
elevations within the site, and the proposed pavement section meeting City design
requirements.
3. The current concept plan shows improvements within both the overhead power
easements and in the pipeline easements. The developer will need to work with the
easement holders to verify what improvements will be allowed in order to obtain
approved from the easement holders.
Site, Street, & Utility Plans
4. Streets, parking lots, and utilities shall be designed in accordance with the applicable City
Subdivision Ordinances and the City’s General Specifications and Standard Details
Plates for Street and Utility Construction.
5. The Fire Marshall and/or building department will review required fire hydrant location(s)
and emergency vehicle access/circulation. Fire truck circulation will need to
accommodate the City’s ladder truck. Provide a turning movement exhibit to show that a
fire truck can access all building structures, cul-de-sacs, roundabout areas, and parking
lots as applicable. Additional comments may be provided under separate cover.
6. The overall City Comprehensive Plan calls for a watermain to be extended through the
site along the public roadway connection to 90th Street.
Scannell Properties Data Center Site Concept Stage PUD – WSB Engineering Plan Review
February 24, 2025
Page 2
7. With future submittals, provide a utility plan showing the existing and proposed sanitary
sewer, watermain and storm sewer serving the site.
a. Watermain looping may be required through the site to provide adequate fire flow
supply.
b. Additional consideration should be given to the water demands for cooling of the
data centers. Provide calculations pertaining to this use.
c. Full depth sanitary sewer may need to be extended through property.
d. Additional utility stubs to adjacent properties may also be required to
accommodate future looping connections.
8. With future submittals, provide a full civil plan set that includes an existing/removals plan,
utility plan, more detailed site/paving plan, grading plan, erosion/sediment control, and
standard details plan.
Stormwater Management
9. Below are General Stormwater Requirements for the Site:
a. The applicant will be required to submit a stormwater management plan for the
proposed development in accordance with the requirements in the City’s Design
Manual.
b. Infiltration is required for new developments. If infiltration is not feasible provide
documentation on the rational before moving to additional BMP’s.
c. The new site will need to provide onsite volume control for runoff of 1.1” over the
new impervious area, Pre-treatment measures are required prior to discharging
to the volume control BMPs.
d. Water quality requirements will be considered met if volume control is achieved
for the site. If volume control cannot be met then the development will need to
show a no net increase of TSS and TP.
e. Rate control will be required for the new development.
i. The majority of the site drains towards Dalton Avenue cul-de-sac. For
this portion of the site, rate control must not exceed a 100-year discharge
rate of 10 cfs to the existing storm sewer stub on the west side of the
Dalton Ave NE cul-de-sac that serves as the outlet.
ii. The small portion of the site that drains west must meet existing
conditions discharge rates.
f. An operation and maintenance plan for all stormwater BMPs is required and
should be submitted with the stormwater report for review.
g. The eastern portion of the site is located within a low and moderate vulnerability
DWSMA and is subject to requirements of the City’s Wellhead Protection Plan.
There are no additional requirements for low and moderate vulnerability
DWSMAs.
10. Two feet of freeboard is required for the HLW of a basin to the low opening of a structure.
Two feet of vertical separation is also required from an area’s EOF elevation to the low
opening.
11. Include storm sewer sizing calculations with future plans. Refer to the City design
guidelines for Storm sewer requirements.
12. The last structure prior to discharge to a stormwater BMP is required to be a 4’ minimum
sump structure.
Scannell Properties Data Center Site Concept Stage PUD – WSB Engineering Plan Review
February 24, 2025
Page 3
13. The proposed project will disturb more than one acre. Develop and include a SWPPP
consistent with the MPCA CSWGP with future plan submittals. Provide calculations
showing disturbed area, proposed impervious, and future impervious for the site.
14. An NPDES/SDS Construction Storm Water General Permit (CSWGP) shall be provided
with the grading permit or with the building permit application for review, prior to
construction commencing.
15. A detailed review of erosion control BMP’s will take place with future submittals. Provide
redundant perimeter control around all wetlands onsite.
Traffic & Access
16. The applicant is proposing access from a planned future public roadway connection
between 90th Street and Dalton Avenue. Street access spacing, grades, and sight lines
will be reviewed with future submittals.
17. The site would likely generate over 1,200 daily trips and over 120 trips during peak hours.
A traffic study should be completed for the development.
18. Analyze the need for turn lanes at the future roadway connection with 90th Street.
19. Identify any trails or sidewalks proposed with the development.
20. Include parking space calculations in future submittals.
Wetlands & Environmental
21. A wetland delineation should be completed and submitted to the Local Government Unit
for review and approval. This should include a review of historical aerial imagery for an
offsite hydrology determination in cropped areas.
22. Any permanent or temporary impacts proposed to wetlands must be permitted via the
Wetland Conservation Act..
A more detailed review of the development plans will be completed when the applicant submits
complete civil plans and a stormwater management report.
Please have the applicant provide a written response addressing the comments above. Feel free
to contact me at 612-419-1549 if you have any questions or comments regarding the engineering
review.
Sincerely,
WSB
James L. Stremel, P.E.
Senior Project Manager