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Planning Commission Agenda - 04/01/2025AGENDA REGULAR MEETING – PLANNING COMMISSION APRIL 1, 2025 – 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners: Chair Andrew Tapper, Vice-Chair Melissa Robeck, Rick Kothenbeutel, Teri Lehner, Rob Stark Council Liaison: Councilmember Kip Christianson Staff: Angela Schumann, Steve Grittman, Bob Ferguson, Tyler Bevier 1. General Business A. Call to Order B. Roll Call C. Consideration of Additional Agenda Items D. Approval of Agenda E. Approval of Meeting Minutes • Regular Meeting Minutes – March 4, 2025 • Workshop Meeting Minutes – March 4, 2025 F. Citizen Comment 2. Public Hearings A. Consideration of a request for an Amendment to the Monticello City Code, Title XV: Land Usage, Chapter 153: Zoning Ordinance, Section 153.028 Specific Review Procedures and Requirements as related to regulations and standards for Planned Unit Development. Applicant: City of Monticello B. Consideration of a request for an Amendment to the Monticello City Code, Title XV, Land Usage, Chapter 153: Zoning Ordinance, Section 153.044 Business Base Zoning Districts, Central Community District for standards applicable to Parking and 153.067 Off-Street Parking, Standards applicable to commercial, industrial and civic/institutional uses in the Central Community District (CCD). Applicant: City of Monticello C. Consideration of a request for Amendment to the Monticello City Code, Chapter 152: Subdivisions and Monticello Zoning Ordinance Chapter 153.027, 152.060 and 152.061, and any other related sections of Subdivision or Zoning ordinance text necessary as related to regulations for planting and maintaining trees and tree canopy. Applicant: City of Monticello 3. Regular Agenda 4. Other Business A. Community Development Director’s Report 5. Adjournment 1 MINUTES – (DRAFT) REGULAR MEETING – PLANNING COMMISSION Tuesday, March 4, 2025 - 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Chair Andrew Tapper, Vice Chair Melissa Robeck, Rick Kothenbeutel, Teri Lehner, Rob Stark Council Liaison Present: Councilmember Kip Christianson Staff Present: Angela Schumann, Steve Grittman, Tyler Bevier, Bob Ferguson 1. General Business A. Call to Order Chair Andrew Tapper called the regular meeting of the Monticello Planning Commission to order at 6:02 p.m. B. Roll Call Chair Andrew Tapper called the roll. C. Consideration of Additional Agenda Items Andrew Tapper requested the addition of Robert’s Rules overview as Item number 1G. D. Approval of Agenda VICE CHAIR MELISSA ROBECK MOVED TO APPROVE THE MARCH 4, 2025 PLANNING COMMISSION MEETING AGENDA. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 5-0. E. Approval of Meeting Minutes Regular Meeting Minutes— February 4, 2025 MELISSA ROBECK MOVED TO APPROVE THE FEBRUARY 4, 2025 REGULAR MEETING MINUTES. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED, 5-0. F. Citizen Comment None G. Robert’s Rules Overview Andrew Tapper gave an overview of the Robert’s Rules of Order training and adjustments to future motions for resolutions. Angela Schumann added that the expectations of the City Clerk include affirmative action on the resolution in place or for recommendation for denial by voting against the resolution based on the staff report and findings. 2 2. Public Hearings A. Consideration of a Request for Development Stage and Final Stage Planned Unit Development/Rezoning to Planned Unit Development for Phased Industrial Development including Industrial Service and Industrial Self-Storage as Principle Uses in the I-2 (Heavy Industrial) District. Applicant: Timothy Flander City Planner Steve Grittman began with an overview of the applicant’s original submission in 2024, their current development stage, and final stage planned unit development/Rezoning to Planned Unit Development. The conditions are similar to those proposed in summer 2024, with a change to the building materials of textured metal siding with a stone wainscot on the front or Fallon Avenue facade. Andrew Tapper opened the public hearing portion of the agenda item. Andrew Tapper closed the public hearing portion of the agenda item. ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC 2025-09 RECOMMENDING APPROVAL OF REQUEST FOR A DEVELOPMENT STAGE AND FINAL STAGE PLANNED UNIT DEVELOPMENT FOR PHASED INDUSTRIAL DEVELOPMENT INCLUDING INDUSTRIAL SERVICE AND INDUSTRIAL SELF- STORAGE AS PRINCIPLE USES IN THE I-2 (HEAVY INDUSTRIAL) DISTRICT, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED, 5-0. ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC 2025-09 RECOMMENDING APPROVAL OF REQUEST FOR A REZONING TO PLANNED UNIT DEVELOPMENT AND CREATING THE MASTERCRAFT PUD DISTRICT FOR PHASED INDUSTRIAL DEVELOPMENT INCLUDING INDUSTRIAL SERVICE AND INDUSTRIAL SELF-STORAGE AS PRINCIPLE USES IN THE I-2 (HEAVY INDUSTRIAL) DISTRICT, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED, 5-0. B. Consideration for a Conditional Use Permit for a proposed Entertainment/Recreation, Indoor Commercial Facility in an I-2 (Heavy Industrial) District. Applicant: Elizabeth Barthel City Planner Steve Grittman gave an overview of the Conditional Use Permit for the I-2 Heavy Industrial district of the proposed Entertainment/Recreation, and Indoor Commercial Facility with the applicant proposing a 13,000 square foot indoor playground. 3 Planner Grittman stated that there are two access points to the site from Dundas Road. Staff is asking for clear delineation on the parking lot layout between indoor playground users and the manufacturing employees and delivery trucks, due to mixed use during offset times of the day. Staff believe the proposal fits the intent of the code and outlined the conditions of Exhibit Z. Andrew Tapper asked for the number of parking spaces intended for the proposed use. Steve Grittman stated from his research standpoint, the applicant calculated about 100 children, perhaps more, in attendance at one time. Based on the multi-capacity of the vehicles, averaging about 3 guests to vehicle, would equate to no more than 50 vehicles parked at any one time. At peak times and if exceeding the amount of allotted spaces, vehicle parking can overflow into the industrial area parking. Andrew Tapper noted the 30 spaces depicted along the berm area on Dundas Road and asked if the recommendation was to barricade the 24 spaces along the west rather than consideration of both the layout of the easterly and westerly parking islands, stating his concerns with small children and large trucks using the same lot. Steve Grittman said per the site plan, displaying the aerial image for the audience and Commission, the proposed floor plan provided by the applicant would result in the western parking area as likely to be more utilized due to the traffic at the northeast corner retained by the industrial business. Access into the building and the proposed use on the south side is closest to the western portion of the parking lot layout with potentially another access door on the west, which is currently shown as closed. Parking for the industrial business will primarily remain on the eastern portion of the lot, as depicted on the aerial and directional signage will be in place for playground patrons. Teri Lehner also expressed the concern with kids and cars within close proximity and indicated that it would be best to mitigate per the condition, from a layout perspective. Rob Stark stated the concept would be a good addition for the community and has seen other communities prosper with indoor playgrounds in all-weather situations. Teri Lehner agreed and added that the concern is for safety and traffic control. Andrew Tapper opened the public hearing portion of the agenda item. 4 Applicant Elizabeth Bartel, 17189 166th St. SE, Big Lake, MN, addressed the Commission and provided background on how she found this property, which has been vacant long-term. Conversations with the industrial business in the building confirmed the east lot has always been and will remain allotted for industrial business parking. Elizabeth Bartel shared her concerns for the two accesses used by trucks and confirmed that creating a barrier for traffic control would create inaccessibility for semis to make the turn into the westerly area of the parking lot while maintaining access to the east lot for industrial use. Elizabeth Barthel confirmed that the highest attendance for the playground business would be in the evenings and weekends, not simultaneously with the weekday operations of the industrial business and that a maximum of 20 used spaces during weekday operations is anticipated. Andrew Tapper expressed that much can be done with directional signage in visually drawing attention to parking vehicles in the south and west side of the lot, as recommended. Melissa Robeck appreciated the research done by the applicant in finding this location and by addressing the parking concerns with staff’s recommendations. Councilmember Kip Christianson thanked the applicant for bringing the innovation to the community and wished them good luck. Tyler Bevier added that a citizen comment email was received after the agenda packet was posted for the public and is printed and made available for consideration. In total, twelve citizen emails were received in support for approval with positive aspects for the community. Andrew Tapper closed the public hearing portion of the agenda item. ROB STARK MOVED TO ADOPT RESOLUTION PC NO. 2025-10 RECOMMENDING APPROVAL OF AN AMENDMENT TO A CONDITIONAL USE PERMIT FOR AN INDOOR ENTERTAINMENT/RECREATION FACILITY IN AN I-2 (HEAVY INDUSTRIAL) DISTRICT, WITH THE CONDITIONS AS NOTED IN EXHIBIT Z, BASED ON FINDINGS OF SAID RESOLUTION. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED, 5-0. C. Consideration of a Conditional Use Permit for a proposed Auto Repair-Minor Facility in an B-4 (Regional Business) District and Consideration of a Conditional Use Permit for Cross Access and Parking. Applicant: RA Smith, Inc. Steve Grittman gave an overview of the proposal for the East 7th Street parcel, located south of St. Henry’s Catholic Church with residential facility to the north and counseling center to the east. The proposed project is a tire service facility. 5 Steve Grittman spoke to the shared access point for the subject property with the counseling center, and an additional access point on the west to East 7th Street. Service bays are located on the south side of the building facing the freeway, with customer entrance on the east. Steve Grittman spoke to the surrounding uses in the B-4 district and the institutional use of St. Henry’s Catholic Church to the north of the site. The primary uses of the subject parcels on the east are of similar use and support facilities along East 7th Street are in place for considerable commercial traffic; use of this site was factored at the time of the original split and rezoning. Steve Grittman spoke to the conditions relating to operational practices and proposed use, which include material enhancement wrapping the pylon post for the freestanding signage at the southeast corner of the site and recommended improvements to the architectural aesthetics on the north side of the building facing the 7th Street side. Councilmember Kip Christianson asked whether the size of delivery trucks for tires was considered in the layout of the property. Steve Grittman stated that the City considers accessibility of fire and other emergency vehicles and equipment, and that the applicant has met the requirements of the turning template at the site based on City-used equipment. Because trucks are not allowed to park for delivery along East 7th Street, the issue becomes the applicant’s alone by function of their own design. Andrew Tapper opened the public hearing portion of the agenda item. Applicant Todd Mosher of RA Smith, 55 Schumann Blvd., Naperville, IL, addressed the Commission. Todd Mosher spoke to the architectural comments and ability to work with staff on those conditions, coupled with additional landscaping. Complications with location of utility easements made for the best location and positioning on the parcel for the building, facing the expressway rather than East 7th Street. Todd Mosher spoke of store operational hours and to Councilmember Kip Christianson’s comment regarding deliveries, stating that they utilize a delivery courier via contract on an average of two deliveries a week. Andrew Tapper closed the public hearing portion of the agenda item. MELISSA ROBECK MOVED TO ADOPT RESOLUTION NO. PC-2025-11 RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR A MINOR AUTOMOBILE REPAIR FACILITY IN A B-4, REGIONAL BUSINESS DISTRICT, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. ROB STARK SECONDED THE MOTION. MOTION CARRIED, 5-0. 6 ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC-2025-12 RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR A CROSS- ACCESS AND PARKING IN A B-4, REGIONAL BUSINESS DISTRICT, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. ROB STARK SECONDED THE MOTION. MOTION CARRIED, 5-0. D. Consideration of a Conditional Use Permit for Cross Parking Agreement in the Central Community District (CCD) Applicant: Zach Barthel City Planner Steve Grittman addressed the Commission, explaining the request for joint and cross parking agreement in the CCD to convert an existing building from a former retail use to a restaurant and bar facility. The site itself is downtown and has minimal on-site parking. Planner Grittman explained that restaurant generation of parking is substantial compared to the former retail usage and reviewed the staff report calculations for parking. In summary, the site is eligible for cross-parking for a limited number of spaces on site, while the current code would not allow joint parking as proposed due to the distance between the proposed restaurant and the proposed joint parking locations. Planner Grittman stated that the applicant is seeking offsite parking options for the deficit of 30 spaces per the zoning code. To resolve this issue, the applicant would provide cross-parking for public use on-site for the available spaces and make payment into a parking fund that the City would provide and maintain for off-site public parking to recoup costs for improvements in the downtown area and along River Street or future parking areas. The proposed use is compliant with the zoning regulations and consistent with the City’s goals for Downtown, as hospitality businesses are desirable from the City’s standpoint. Steve Grittman noted that the depicted site plan indicates an interchangeable use for the 6 passenger vehicle spaces on-site to be utilized by multiple motorcycles in the summer months. Andrew Tapper asked Steve Grittman to display a map of the downtown area public parking locations for Commissioners to review and inquired where the parking options are located for parking in front of and nearby the site. Rick Kothenbeutel asked about the potential for public parking on-street to become private parking and referenced the business parking on Walnut Street across from the Monticello Community Center (MCC). Angela Schumann stated that on-street parking on public streets is public parking, the arrangement mentioned by Commissioner Kothenbeutel relates to 7 special circumstances of the planned unit development related to the Town Center and MCC. Rick Kothenbeutel asked if the 101 parking spaces behind the apartment complex are utilized on a first-come, first-served basis. Angela Schumann confirmed that a conditional use permit is in place for cross-access parking for the public in those spaces and the Block 52 developer is required to provide a parking management plan indicating how their residential and commercial users will be managed. Teri Lehner asked of the 30 parking spaces in deficit, how many are required to be handicap accessible and the distance from the building to public parking. Steve Grittman explained that public parking does not have a handicap requirement and on-street parking is accessible by nature. Private parking lots have requirements for accessibility based on number of spaces in the lot and ratio allotted to accessible use, per the State structure. Andrew Tapper asked about the existing 6 private spaces and if required to reserve any of those for accessibility. Steve Grittman stated that any private parking up to 15 spaces is required to have one handicapped-designated space, so the City would work with the applicant on the design to accommodate. Cities have maintained handicap spaces in public parking areas due to close proximity to buildings and per ratio of requirements. For clarification, Angela Schumann stated that the consideration before the Commission is for a conditional use permit to allow whatever spaces are onsite to become cross parking with the public. If the City were to amend the ordinance to change its distance requirements for joint off-street parking, the condition is written that the approval is also authorizing joint parking and that any remaining deficiency is recognized per the terms of the current ordinance and the applicant will pay into the City parking fund. Councilmember Kip Christianson noted that this is an opportunity to utilize the available parking space in line with desired downtown uses and stated that street parking does not seem to be a concern during peak traffic and hours of operation. Andrew Tapper asked for clarification on the conditional use permit approval for cross and joint parking. Andrew Tapper stated concern with the greater distance of designated off-site parking as cross-parking as much greater than what Commission has seen in the past. Angela Schumann clarified that cross-parking is allowed when the uses are directly adjacent to one another; the parking lots are joined and when the lots 8 are used by the public. The consideration before the board is authorizing the public use of the 6 spaces on the lot as cross-parking with the private lot to be used simultaneously by the public. A conditional use permit is also required by code for joint parking, when two uses which may not be directly adjacent to one another but share parking when spaces or when operational times are offset. The issue is that the current code does not allow for joint parking when more than 300 feet from the business. The condition was written to accommodate the cross parking and joint parking should the city amend the code, with the applicant paying into the parking fund for and whatever deficiency remains.; The condition is written so that no further authorization for the joint parking would be required. This process also eliminates visiting any potential variance to be brought back to Commission, evaluating joint parking amendments potentially in the future, while the applicant maintains the flexibility that they have. Melissa Robeck reiterated that the Commission is considering approval of a CUP before the ordinance is updated. Steve Grittman included that this gives the applicant credit for what is onsite and if nothing else changes, the applicant owes the City 30 parking spaces with likelihood of future conversation in changes to the eligibility for off-site or joint parking spaces forthcoming, per stated in Condition 3 of the Staff Report. Andrew Tapper opened the public hearing portion of the agenda item. Applicant Zach Barthel, 212 East 4th Street, addressed the Commission, stating that since 2017 the downtown area has not been fully utilized and is not structured for new business-building. At the current location for the past six years, Nordic is now nearing the end of its lease. The current location is tucked away from the downtown corridor and at peak attendance, does not see more than 30 cars in the lot other than special events. Zach Barthel stated that he has visited the new location area during nights and weekends and indicated that he has seen open public parking that could be utilized. Other communities closer to the Twin Cities with operations like his have similar public parking situations with city blocks to walk or that paying for private parking is not unusual. Zach Barthel stated that he is grateful to the community and the locals to have the area lots available to open up if in the off- chance they are needed. He believes there is already a significant amount of public parking in place now for his business needs. He stated that the fees for his business setup and parking are in excess and would rather his patrons walk a few blocks than have nowhere to patronize. His proposal includes a rooftop patio for riverfront viewing, an upgrade to the building for the community, and for more available motorcycle parking in the summer months and designated staff parking to allow for more patronage parking elsewhere. 9 Andrew Tapper recognized the value of the proposal and stated that the city is supportive of Mr. Barthel’s business and noted other communities with similar public parking. He indicated that the Commission is looking at parking from a different perspective in covering what is written. Parking is available, but the Commission also has to evaluate how the rules fit the needs. Rob Stark stated that he also owns a downtown business in Buffalo nearby to another taproom with on-site and public parking, which a many-block walk for him as well. The concept is similar to what exists in Buffalo, overlooking the lake with a roof-top patio, and is in favor of support for approval. Andrew Tapper referenced the staff report and asked of anticipated maximum occupancy given the future plans for two-levels plus a rooftop. Zach Barthel stated occupancy is anticipated at 200-225 on a busy night, but on a Friday or Saturday only out of the week. The hope is to attract more people because of the rooftop and river. Other businesses downtown are operational by day; his is at night when parking should be available and referenced Beef ‘O’- Brady’s by comparison. The concept designs for future remodeling are strategic for maximum occupancy with anticipation of community growth. Melissa Robeck agrees that the community could benefit from a rooftop establishment. Rob Stark considers future growth and asked staff about the restaurant space potentially causing parking congestion and what might be planned for Block 52. Angela Schumann stated the lower level of Block 52 includes 30,000 square feet for commercial use including the space along River Street for a restaurant. The parking calculation for Block 52 includes cross-parking and consideration of the restaurant space. She noted that joint parking calculations can be recalibrated when underutilized lots are taken out of the equation as they begin to serve additional uses. Parking utilization studies are important to help the city understand where to make the best parking investments. Andrew Tapper closed the public hearing portion of the agenda item. MELISSA ROBECK MOVED TO ADOPT RESOLUTION NO. PC-2025-13 RECOMMENDING APPROVAL OF REQUEST FOR A CONDITIONAL USE PERMIT FOR A PROPOSED JOINT/CROSS-PARKING AGREEMENT IN THE CENTRAL COMMUNITY DISTRICT (CCD), SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. ROB STARK SECONDED THE MOTION. MOTION CARRIED, 5-0. 10 3. Regular Agenda A. Consideration of Site Plan Review for The Nordic at 106 Walnut Street. Planner Grittman spoke of the Site Plan Review process, a requirement when remodeling of the site for restaurant/bar use, which is a permitted use in the district. Commission has not been encountered with a site plan consideration for quite some time; no recent applications have been received for new uses within the downtown column to spark review. A Site Plan Review is provided for Planning Commission review, pursuant to the parking review, however, no specific approval or other decisions are required as a part of the process. The nature of this intended consideration is to maintain a guideline for downtown façades and construction for new or remodeled buildings in downtown. Andrew Tapper asked what the dumpsters are backed up against, per the presented site plan. Planner Grittman said it is a box truck and an electrical transformer. Mr. Tapper noted the skewed property line’s uniqueness and Planner Grittman said the noted belongs to the property line to the south. In reviewing the floor plan presented, Mr. Tapper asked to review the floor plan, noting the kitchen location near the rear garage doors. Planner Grittman displayed the main floor kitchen which also included the bar, main level, and mezzanine seating with stairs up to the mezzanine level and rooftop patio seating. Mr. Tapper asked about the motorcycle parking and if it could be moved to the back lot line. Planner Grittman replied that the space was earmarked for employee parking. No action was taken on the agenda item. B. Consideration of Approving Corrective Resolution PC-2025-03A – Meadowbrook Development Stage PUD TERI LEHNER MOVED TO ADOPT CORRECTIVE RESOLUTION NO. PC-2025-03A WHICH INCLUDES REVISED CONDITIONS CONSISTENT WITH THE CONDITIONS AS SHOWN IN THE FEBRUARY STAFF REPORT AND EXHIBIT Z. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED, 5-0. 4. Other Business A. Community Development Director’s Report Community Development Director Angela Schumann provided an overview of Council actions on Planning Commission recommendations. She also updated the Commission 11 on property inventory maps available for public and prospect reference on development-ready land sites. No action was taken on the agenda item. 5. Adjournment TERI LEHNER MOVED TO ADJOURN THE MARCH 4, 2025 REGULAR MEETING OF THE MONTICELLO PLANNING COMMISSION. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED, 5-0. MEETING ADJOURNED AT 8:36 P.M. Recorded By: Anne Mueller__ Date Approved: ATTEST: _________________________________________ Angela Schumann, Community Development Director Planning Commission Agenda – 04/01/2025 1 2A. Public Hearing - Consideration of a request to Amend the Monticello City Code, Title XV: Land Usage, Chapter 153: Zoning Ordinance, Section 153.028 Specific Review Procedures and Requirements as related to regulations and standards for Planned Unit Development. Applicant: City of Monticello Prepared by: Community Development Director Meeting Date: 04/01/2025 Council Date (pending Commission action): 04/28/2025 Additional Analysis by: Consulting City Planner, Community & Economic Development Coordinator ALTERNATIVE ACTIONS Decision 1: Consideration of Amending the Monticello City Code, Title XV: Land Usage, Chapter 153: Zoning Ordinance, Section 153.028 Specific Review Procedures and Requirements as related to regulations and standards for Planned Unit Development. 1. Motion to adopt Resolution No. PC-2025-017 recommending approval of Ordinance No. 8XX of the Monticello City Code, Title XV: Land Usage, Chapter 153: Zoning Ordinance, Section 153.028 Specific Review Procedures and Requirements as related to regulations and standards for Planned Unit Development, based on findings in said resolution. 2. Motion to adopt Resolution No. PC-2025-017 recommending denial of Ordinance No. 8XX Amending the Monticello City Code, Title XV: Land Usage, Chapter 153: Zoning Ordinance, Section 153.028 Specific Review Procedures and Requirements as related to regulations and standards for Planned Unit Development, based on findings to be made by the Planning Commission and directing staff to prepare the resolution and authorizing the Chair to execute said resolution. 3. Motion to continue the hearing and postpone action on Resolution No. PC-2025-017. REFERENCE AND BACKGROUND Property: Legal Description: City of Monticello PID #: City of Monticello Planning Case Number: 2025-15 Request(s): Consideration of Amending the Monticello City Code, Title XV: Land Usage, Chapter 153: Zoning Ordinance, Section 153.028 Planning Commission Agenda – 04/01/2025 2 Specific Review Procedures and Requirements as related to regulations and standards for Planned Unit Development. Deadline for Decision: NA Project Description: Follow-up amendments to the ordinance specifying application procedures for Planned Unit Development, clarifying process for rezoning to Planned Unit Development and other clerical corrections. ANALYSIS: In August of 2024, the City amended the zoning ordinance specifying application procedures for Planned Unit Development. Planned Unit Development occurs by rezoning, establishing and applying an ordinance specific to a subject site. The 2024 amendments modified zoning regulations to clarify the process for phased PUD projects and incorporated the flexibility to rezone an entire project area at the initial development stage PUD application. This modification provided the City with zoning control at an earlier point in the PUD process, setting in place the PUD ordinance that would apply to all future phases of the development. The amendments also provided assurance to applicants of the established land use pattern and the relevant performance standards that would be applied to future reviews. City staff is proposing follow-up amendments to these regulations, having had the opportunity to evaluate their application in recent PUD projects. The proposed amendments clarify that PUD rezoning may apply to two distinct phasing scenarios for PUD: 1. At development stage PUD application, an applicant puts forward a full plan for the development, providing detailed information for all phases of the proposed development, including lot layout, access configuration, architectural standards for all buildings, landscaping plans, etc. Examples of this type of PUD application are the recent development stage applications for Haven Ridge West and Meadowbrook. 2. At development stage PUD application, an applicant presents a master plan detailing the conceptual lot layout, potential individual uses and the general development guidelines for the proposed development. However, as final uses for each development lot or building site may not be known at the time of the initial development stage application, the development requires subsequent review of additional plans, with each phase subject to development and final stage applications and an amendment to the PUD. Examples of this type of PUD procedure include the Union Crossings development and Big River development. Planning Commission Agenda – 04/01/2025 3 The prior amendment to PUD procedure addressed the second scenario described above, but not the first. The amendments allowed the rezoning to occur at the initial development stage application and required that the applicant submit development and final stage plans for each subsequent phase identified in the master plan. For the first scenario, in which the applicant has already provided full development stage plans for all lots and buildings, the language would also require the same process, requiring the applicant to submit redundant development stage plans for each phase of the project. The proposed amendment recognizes PUD proposals which provide all required development details at the initial development stage application, allowing those projects to move directly to final stage PUD. For applications which do not provide the full development stage detail for all phases, the PUD proposer must still submit development stage and final stage PUD applications for each phase and amend the PUD ordinance to incorporate these plans. The proposed language retains the ability for rezoning at development stage PUD in both scenarios, but distinguishes the process required for each. The rezoning hearing also continues to be held with each development stage PUD application. In addition to the amendments for PUD rezoning procedure, amendments to address PUD timeline are also recommended. First, the timeline for concept proposal re-submission is proposed to be deleted. Concept PUD submission is optional under the ordinance (as recommended by the City attorney in order to maintain compliance with the 60-day rule for application processing). As an optional submission, a proposer has the option to submit a revised concept for review or proceed directly to development stage PUD application and the language is therefore unnecessary. Second, an amendment is proposed to allow an applicant one year from the time of development stage approval to the time of final stage PUD submittal. The amendment aligns the PUD final stage timeline with that for platting. The subdivision ordinance allows one year from the time of preliminary plat approval to the time of final plat approval. Maintaining consistency between the two is recommended given the plat and PUD process most often proceed in tandem. Other proposed amendments serve to further clarify and support the PUD rezoning and submittal process described above, or address consistency in clerical formatting. STAFF RECOMMENDED ACTION Staff recommend the proposed amendments. As the PUD process has been applied, amendments to address these two different types of phased development are necessary to provide the City with the appropriate tools to address both types of phased PUD. Planning Commission Agenda – 04/01/2025 4 SUPPORTING DATA A. Resolution PC-2025-17 B. Proposed Ordinance Amendment – Redline C. Ordinance No. XXX D. Monticello Zoning Ordinance, Excerpt CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2025-17 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO RECOMMENDING APPROVAL OF AN AMENDMENT TO CHAPTER 153: ZONING ORDINANCE, SECTION 153.028 SPECIFIC REVIEW PROCEDURES AND REQUIREMENTS AS RELATED TO REGULATIONS AND STANDARDS FOR PLANNED UNIT DEVELOPMENT. WHEREAS, the City regulates land use through its development regulations, including subdivision and zoning ordinances which may rely on Planned Unit Development (PUD) zoning; and WHEREAS, the City Code related to processing of PUD applications regulates the adoption of PUD rezoning ordinances for lands that are being developed under a comprehensive development plan, but which will be constructed and approved in phases over time; and WHEREAS, the City finds that the best interests of the City’s land use goals and objectives, and reasonable procedure for development planning and timing, would be best served by amending the current Code to clarify the alternative processes and requirements for such multi-phased projects; and WHEREAS, with the applicable Ordinance, the City would continue to retain land use control over a PUD project, but would allow more effective planning and development for phased projects; and WHEREAS, the Planning Commission has reviewed the amendments modifying the applicable ordinances and their effect on the City’s land use plans and policies; and WHEREAS, the Planning Commission held a public hearing on April 1, 2025 on the application and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution the following Findings of Fact in relation to the recommendation of approval: 1. The City’s land use planning documents direct a balanced approach to development, requiring adherence to high standards of use, but also recognizing the needs of the private development market to efficiently plan for and finance that development. 2. The use of multi-phased Planned Unit Development accommodates both the City’s economic development interests, as well as its interest in quality land planning. 3. The current ordinance related to requirements and timing of rezoning and PUD review require clarification for process, timeline and submission requirements for the effective application of the PUD zoning technique. 4. The proposed amendments create a reasonable process for both the City and the private development interests working in the community. 5. The proposed amendment details meet the intent and requirements of the applicable zoning regulations and are consistent with the applicable land use policies and ordinances. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends to the Monticello City Council approval of the proposed zoning amendments in Ordinance No. 2025-___, based on the findings noted herein. ADOPTED this 1st day of April, 2025 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Andrew Tapper, Chair ATTEST: ____________________________________________ Angela Schumann, Community Development Director 1 153.028 (O) Planned unit developments. (b) PUD development stage, preliminary plat, and rezoning. 1. Initiation of proceedings. Requests for PUD development stage, rezoning to PUD and preliminary plat (as applicable) shall be initiated by application of the property owner or other person having authority to file an application pursuant to § 153.027(B), Authority to File Applications. The development stage PUD request shall be subject to timelines set by M.S. § 15.99, as it may be amended from time to time. 2. Application. a. All applications for rezoning to PUD, development stage PUD and preliminary plat shall be in accordance with § 153.027, Common Review Requirements; b. The application for rezoning to PUD shall be in accordance with § 153.028(B), Zoning Ordinance Text and Zoning Map Amendments; c. The application for preliminary plat (as applicable) shall be in accordance with City Code, data required for preliminary and final plats; and shall include the additional information requirements listed in § 153.028(O)(9)(c)3. below to be considered complete (except as exempted by the Community Development Department) ; d. If the PUD is proposed to develop in phases over a timeframe exceeding two years, a PUD phasing plan for the entire project shall be submitted. Subsequent final stage PUD plan applications would only grant approval and development rights for an individual phase; In such case where there is a phased PUD plan approved as part of the development stage PUD, and where future phases of the PUD are proposed which may require additional City review prior to their eligibility for construction, the City at its sole discretion may approve an alternative final ftage PUD and rezoning schedule as provided in Section 153.028 (O)(9)c.5.a. 3. Specific PUD development stage, preliminary plat and rezoning submittal requirements. An applicant shall provide a separate PUD development stage plan clearly delineating the proposed development and all features not consistent with underlying zoning regulations (e.g. setback deviations). At a minimum, the plan should show: a. All required information per § 153.028(O)(9)(b)3.; b. PUD master plan, which shall detail development schedule indicating the approximate date for commencement and completion of construction of the project, or stages of the same, (including the proposed phasing of construction of public Deleted: If the applicant has processed an optional concept proposal review pursuant to § 153.028(D)(9)(a), the development stage application shall be submitted within six months of such review. If more than six months have elapsed since the concept review, the applicant may submit a new concept proposal unless the Community Development Department determines to waive this provision.… Deleted: (to be completed in phases) Deleted: PUD Deleted: F Formatted: No underline, Font color: Auto Formatted: Indent: Left: 1.5", Don't add spacebetween paragraphs of the same style, Line spacing: Multiple 1.08 li, Pattern: Clear (White) Deleted: D Deleted: and/or Final Deleted: S Deleted: F Deleted: S Deleted: R Deleted: laid out Deleted: ¶ 2 improvements and recreational and common space area), as well as site layout, conceptual principal and accessory uses, and other PUD performance standards and details which illustrate the full development intent of the PUD; cb. Administrative information (including identification of the drawing as a “PUD development stage plan,” the proposed name of the project, contact information for the developer and individual preparing the plan, signature of the surveyor and civil engineer certifying the document, date of plan preparation or revision, and a graphic scale and true north arrow); d. Area calculations for gross land area, wetland areas, wetland buffers, right-of- way dedications, conservation areas, and proposed public and private parks; e. Existing land use guidance and zoning district(s); f. Layout of proposed lots with future lot and block numbers. The perimeter boundary line of the subdivision should be distinguishable from the other property lines. Denote outlots planned for public dedication and/or open space (schools, parks, etc.); g. Area calculations for each parcel; h. Proposed setbacks on each lot (forming the building pad) and calculated buildable area; i. Proposed gross hardcover allowance per lot (if applicable); j. Existing contours at intervals of two feet. Contours must extend a minimum of 200 feet beyond the boundary of the parcel(s) in question; k. Delineation of wetlands and/or watercourses over the property and within 200 feet of the perimeter of the subdivision parcel and delineation of the ordinary high water levels of all water bodies; l. Grading, drainage and erosion control plan prepared by a registered professional engineer, providing all information outlined in § 153.069(C); m. Location and design of utility systems that will serve the property; n. Location, width, and names of existing and proposed streets within and immediately adjacent to the subdivision parcel; o. Easements and rights-of-way within or adjacent to the subdivision parcel(s); p. The location and orientation of proposed buildings; Formatted: Indent: First line: 0.5" Formatted: Strikethrough Deleted: c Deleted: d Deleted: e Deleted: f Deleted: g Deleted: h Deleted: i Deleted: j Deleted: k Deleted: Delineation of the ordinary high water levels of all water bodies; 3 q. Colored building elevations for all building sides which detail the materials being used. Any landscaping shown on elevations must be shown as it appears in size and height at the time of planting. The elevations shall indicate the visual location and size of all exterior utility and mechanical systems, including HVAC, meters, and powerlines; r. Proposed sidewalks and trails; s. Vehicular circulation system showing location and dimension for all driveways, parking spaces, parking lot aisles, service roads, loading areas, fire lanes, emergency access, if necessary, public and private streets, alleys, sidewalks, bike paths, direction of traffic flow and traffic control devices; t. Lighting location, style and mounting and light distribution plan. u. Proposed parks, common areas, and preservation easements (indicate public vs. private if applicable); v. Landscape plan prepared by a qualified professional providing all information outlined in § 153.060(D) including planting counts, sizes and species; w. Location and detail of signage providing all pertinent information outlined in § 153.028(K)(3)(b). x. Location, access and screening detail of large trash handling and recycling collection areas in compliance with the requirements of § 153.092(D)(34); y. A listing of the areas of flexibility from the standard zoning sought through the use of PUD design; z. Any other information as directed by the Community Development Department. 4. PUD development stage, preliminary plat and rezoning to PUD review. a. The application for rezoning to PUD shall be reviewed in accordance with § 153.028(B), Zoning Ordinance Text and Zoning Map Amendments. b. The application for Preliminary Plat shall be reviewed in accordance with City Code Title 11, Preliminary Plat Procedure. c. As part of the review process for both applications, the Community Development Department shall generate an analysis of the proposal against the expectations for PUDs and this chapter to formulate a recommendation regarding the rezoning to the Planning Commission and City Council. Deleted: . Formatted: Indent: First line: 0.5" 4 d. The Planning Commission shall hold a public hearing and consider the application’s consistency with the intent and purpose of the PUD and comprehensive plan goals. The Planning Commission shall make recommendations to the City Council on the merit, needed changes, and suggested conditions of the proposed rezoning, preliminary plat and PUD development plan. e. In approving or denying the PUD development stage application and ordinance to rezone the subject property to PUD, the City Council shall make findings on the following: (i) Whether the PUD plan is consistent with the city’s comprehensive plan; (ii) Whether the PUD plan is tailored to the specific characteristics of the site and achieves a higher quality of site planning and greater public benefits than would be achieved under conventional provisions of the ordinance; (iii) Whether the PUD plan addresses the purpose and intent of the PUD rezoning laid out in § 153.028(O)(1), and the public values statement established at the beginning of the process; (iv) Whether the PUD plan addresses the expectations of a PUD laid out in § 153.028(O)(7); (v) Whether the PUD plan maintains or improves the efficiency of public streets, utilities, and other public services; (vi) Whether the PUD plan results in development compatible with existing adjacent and future guided land uses; (vii) Whether the PUD can be accommodated by existing public services, such as parks, police, fire, administration, and utilities, or the developer has provided for the growth and extension of such services as a component of the PUD. (viii) Whether the PUD is designed to take advantage of, and preserve, the natural features of the subject property, including waterways, forested areas, natural prairie, topography, views, etc. f. An ordinance rezoning the property shall be prepared by the city, for review at the development stage PUD, but adoption of such ordinance shall occur only upon approval of the final stage PUD, except as follows. (i) In the case of an approved phased PUD under Section 153.028 (O)(9)(b)2.d., the City Council may adopt the rezoning Ordinance with the development stage PUD if all phases of the PUD are represented in the development stage Deleted: D Deleted: S 5 PUD application and all phases have met the plan submission requirements of Section 153.028(O)(9)(b)3., pursuant to the requirements of Section 153.028 (O)(9)(c)5.a. Such rezoning approval shall be conditioned on the submission of final stage PUD plans for the initial phase and for each subsequent phase, processed in accordance with this ordinance for final stage PUD. (ii) Where a proposed PUD includes a PUD master plan to be developed by phase with individual development stage PUD submissions to be submitted as each phase is proposed for development, the City Council may adopt the rezoning ordinance with the initial development stage PUD. In such case, an amendment to the PUD ordinance for each phase shall be required, which shall follow the requirements of this ordinance for both development and final stage PUD, which may run concurrently. (c) PUD final stage and final plat. 1. Initiation of proceedings. a. A final stage PUD plan and final plat that conforms with the approved Development stage PUD and preliminary plat and associated PUD rezoning ordinance shall be submitted no later than 60 days following the development stage PUD approval for review within the time allotted by M.S. § 15.99, as it may be amended from time to time. Applicants may request an extension from the Community Development Department for such submittal for a maximum of one year), and shall request waivers for any statutory time limits as necessary. Applications which fail to meet this deadline shall be deemed void and shall require review and re-application according to the development stage PUD process of this chapter. b. The request for PUD final stage and final plat shall be initiated by application of the property owner or other person having authority to file an application pursuant to § 153.027(B), Authority to File Applications. 2. Application. a. All applications for PUD final stage and final plat shall be in accordance with § 153.027, Common Review Requirements. b. The application for PUD final plat shall be in accordance with City Code, Data Required for Preliminary and Final Plats. Deleted: F Deleted: S Deleted: an amendment to PUD Deleted: s Formatted: Not Highlight Formatted: Indent: Left: 0.44", Numbered + Level: 1 +Numbering Style: i, ii, iii, … + Start at: 1 + Alignment:Left + Aligned at: 0.31" + Indent at: 0.81" Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Font color: Auto, Not Highlight Deleted: an additional six months 6 c. In addition to general city code requirements, applications for a PUD final stage and final plat shall also include at least the information in § 153.028(O)(9)(d)3. below to be considered complete (except as exempted by the Community Development Department). 3. Specific PUD final stage and final plat submittal requirements. a. If a PUD master plan for the entire project was submitted and approved as part of the PUD development stage, an updated master plan shall be submitted incorporating all changes required by the PUD development stage approval. b. The PUD development stage plan shall be updated to incorporate all changes required by the PUD, preliminary plat and rezoning approvals. This document must clearly show all deviations from standard zoning being approved as part of the PUD. c. The city shall prepare, and the applicant shall execute, a developer’s agreement which references all PUD plans, development phasing, required improvements, completion dates for improvements, the required letter of credit, all required development fees, escrows, and warranties, and any other information deemed necessary by the city. d. The city shall, upon approval of the PUD final stage, recording of the final plat, and execution of the PUD developer’s agreement, publish the PUD ordinance specifying land use, densities, performance standards, and ongoing general obligations of occupants of the PUD. Such ordinance shall create a zoning district that is specific to the property for which the PUD was applied, and shall be designated in such a way as to be able to mark the official zoning map to identify the PUD ordinance. The PUD ordinance shall also designate that such property is thereby rezoned to the PUD district as adopted. e. Up-to-date title evidence for the subject property in a form acceptable to the city shall be provided as part of the application for the PUD final plat. f. Developer shall provide warranty deeds for property being dedicated to the city for all parks, outlots, etc., free from all liens and encumbrances except as otherwise waived by the City Council. g. Developer shall provide all easement dedication documents for easements not shown on the final plat including those for trails, ingress/egress, etc., together with all necessary consents to the easement by existing encumbrancers of the property. h. Association declarations and/or other private covenant documents or easements necessary to implement and maintain the PUD as approved by the city. 4. PUD final stage and final plat review. The application for PUD final stage and final plat shall be considered by the City Council at a public meeting, following a review and 7 report by the Community Development Department. Approval of the PUD final stage and final plat shall be by simple majority vote of the City Council, except where State law may specifically require a super majority. 5. Final PUD approval shall occur by adoption of a rezoning ordinance for the subject property specifying the uses, standards, and other requirements of said PUD zoning district. Such ordinance shall include an effective date clause which may delay the effective date of the ordinance until such time as the applicant has met each of the conditions of approval required by the City Council, in addition to other requirements including publication. No approvals are valid, and no permits may be issued, until the ordinance takes effect. If the final PUD is not approved by the City Council, or the applicant fails to meet the conditions as described, the ordinance shall not take effect, and the subject property shall retain its previous zoning designation. a. In the case of a PUD with an approved phasing plan under Section 153.028 (O)(9)(b)2.d, the City Council may adopt the rezoning Ordinance with the development stage PUD, with subsequent phases subject to the requirements of the PUD District Ordinance. No construction permits for subsequent phases shall be considered, nor will applications for such permits be accepted, until the applicant has applied and received approval for final stage PUD and final plat for each phase. The PUD District zoning ordinance shall include a clause specifying this requirement. For a PUD to be developed with individual development stage PUD submissions, amendments to the PUD District Ordinance shall be processed in the manner described for development and final stage PUD applications, which may run concurrently for the purposes of amendment to the PUD. (10) PUD amendments. Approved PUDs may be amended from time to time as a result of unforeseen circumstances, overlooked opportunities, or requests from a developer. At such a time, the applicant shall make an application to the city for a PUD amendment. All such amendments will be processed as one of the following: (a) Administrative amendment. The Community Development Department may approve minor changes in the location, placement, and height of buildings if such changes are required by engineering or other circumstances, provided the conform to the review criteria applied by the Planning Commission and City Council, and are consistent with all requirements of the PUD ordinance. Under no circumstances shall an administrative amendment allow additional stories to buildings, additional lots, or changes to designated uses established as part of the PUD. An administrative amendment shall be memorialized Deleted: D Deleted: S Deleted: amendment to the PUD and the applicable PUD District Ordinance Deleted: A Deleted: D Deleted: F Deleted: S 8 via letter signed by the Community Development Director and recorded against the PUD property. 1 ORDINANCE NO. 8XX AN ORDINANCE AMENDING THE MONTICELLO CITY CODE XV, CHAPTER 153.028, RELATED TO REQUIREMENTS REGULATING THE PROCESSING OF MULTI-PHASED PLANNED UNIT DEVELOPMENTS AND THE REZONING THEREOF THE CITY COUNCIL OF THE CITY OF MONTICELLO ORDAINS: SECTION 1. § 153.028 (O)(9)(b)1. is hereby amended to read as follows: (b) PUD development stage, preliminary plat, and rezoning. 1. Initiation of proceedings. Requests for PUD development stage, rezoning to PUD and preliminary plat shall be initiated by application of the property owner or other person having authority to file an application pursuant to § 153.027(B), Authority to File Applications. The development stage PUD request shall be subject to timelines set by M.S. § 15.99, as it may be amended from time to time. If the applicant has processed an optional concept proposal review pursuant to § 153.028(D)(9)(a), the development stage application shall be submitted within six months of such review. If more than six months have elapsed since the concept review, the applicant may submit a new concept proposal unless the Community Development Department determines to waive this provision. SECTION 2. § 153.028 (O)(9)(b)2.a. is hereby amended to read as follows: 2. Application. a. All applications for rezoning to PUD and preliminary plat shall be in accordance with § 153.027, Common Review Requirements. b. The application for rezoning to PUD, development stage PUD shall be in accordance with § 153.028(B), Zoning Ordinance Text and Zoning Map Amendments. c. The application for preliminary plat (as applicable) shall be in accordance with City Code, data required for preliminary and final plats; and shall include the additional information requirements listed in § 153.028(O)(9)(c)3. below to be considered complete (except as exempted by the Community Development Department). d. If the PUD is proposed to develop in phases over a timeframe exceeding two years, a PUD phasing plan for the entire project (to be completed in phases) shall be submitted. Subsequent PUD final stage PUD plan applications would only grant approval for an individual phase. 2 (i) In such case where there is a phased PUD plan approved as part of the development stage PUD, and where future phases of the PUD are proposed which may require additional City review prior to their eligibility for construction, the City at its sole discretion may approve an alternative final stage PUD and rezoning as provided in Section 153.028 (O)(9)c.5.a. SECTION 3. § 153.028 (O)(9)3. is hereby amended to read as follows: 3. Specific PUD development stage, preliminary plat and rezoning submittal requirements. An applicant shall provide a separate PUD development stage plan clearly delineating the proposed development and all features not consistent with underlying zoning regulations (e.g. setback deviations). At a minimum, the plan should show: a. All required information per § 153.028(O)(9)(b)3.; b. PUD master plan, which shall detail development schedule indicating the approximate date for commencement and completion of construction of the project, or stages of the same, (including the proposed phasing of construction of public improvements and recreational and common space area), as well as site layout, conceptual principal and accessory uses, and other PUD performance standards and details which illustrate the full development intent of the PUD; b.c. Administrative information (including identification of the drawing as a “PUD development stage plan,” the proposed name of the project, contact information for the developer and individual preparing the plan, signature of the surveyor and civil engineer certifying the document, date of plan preparation or revision, and a graphic scale and true north arrow); c.d. Area calculations for gross land area, wetland areas, wetland buffers, right- of-way dedications, conservation areas, and proposed public and private parks; d.e. Existing land use guidance and zoning district(s); e.f. Layout of proposed lots with future lot and block numbers. The perimeter boundary line of the subdivision should be distinguishable from the other property lines. Denote outlots planned for public dedication and/or open space (schools, parks, etc.); f.g. Area calculations for each parcel; g.h. Proposed setbacks on each lot (forming the building pad) and calculated buildable area; h.i. Proposed gross hardcover allowance per lot (if applicable); i.j. Existing contours at intervals of two feet. Contours must extend a minimum of 200 feet beyond the boundary of the parcel(s) in question; 3 j.k. Delineation of wetlands and/or watercourses over the property and within 200 feet of the perimeter of the subdivision parcel and delineation of the ordinary high water levels of all water bodies; k. Delineation of the ordinary high water levels of all water bodies; l. Grading drainage and erosion control plan prepared by a registered professional engineer, providing all information outlined in § 153.069(C); m. Location and design of utility systems that will serve the property; m.n. Location, width, and names of existing and proposed streets within and immediately adjacent to the subdivision parcel; n.o. Easements and rights-of-way within or adjacent to the subdivision parcel(s); o.p. The location and orientation of proposed buildings; p.q. Colored building elevations for all building sides which detail the materials being used. Any landscaping shown on elevations must be shown as it appears in size and height at the time of planting. The elevations shall indicate the visual location and size of all exterior utility and mechanical systems, including HVAC, meters, and powerlines; q.r. Proposed sidewalks and trails; r.s. Vehicular circulation system showing location and dimension for all driveways, parking spaces, parking lot aisles, service roads, loading areas, fire lanes, emergency access, if necessary, public and private streets, alleys, sidewalks, bike paths, direction of traffic flow and traffic control devices; s.t. Lighting location, style and mounting and light distribution plan. t.u. Proposed parks, common areas, and preservation easements (indicate public vs. private if applicable); u.v. Landscape plan prepared by a qualified professional providing all information outlined in § 153.060(D) including planting counts, sizes and species; v.w. Location and detail of signage providing all pertinent information outlined in § 153.028(K)(3)(b). w.x. Location, access and screening detail of large trash handling and recycling collection areas in compliance with the requirements of § 153.092(D)(34).; y. A listing of the areas of flexibility from the standard zoning sought through the use of PUD design; x.z. Any other information as directed by the Community Development Department. 4 SECTION 4. § 153.028 (O)(9)(b)4.f. is hereby amended to read as follows: f. An ordinance rezoning the property shall be prepared by the city, for review at the development stage PUD, but adoption of such ordinance shall occur only upon approval of the final stage PUD, except as follows: (i) In the case of an approved phased PUD under Section 153.028 (O)(9)(b)2.d., the City Council may adopt the rezoning Ordinance with the development stage PUD if all phases of the PUD are represented in the development stage PUD application and all phases have met the plan submission requirements of Section 153.028(O)(9)(b)3., pursuant to the requirements of Section 153.028 (O)(9)(c)5.a. Such rezoning approval shall be conditioned on the submission of final stage PUD plans for the initial phase and for each subsequent phase, processed in accordance with this ordinance for final stage PUD. (ii) Where a proposed PUD includes a PUD master plan to be developed by phase with individual development stage PUD submissions to be submitted as each phase is proposed for development, the City Council may adopt the rezoning ordinance with the initial development stage PUD. In such case, an amendment to the PUD ordinance for each phase shall be required, which shall follow the requirements of this ordinance for both development and final stage PUD, which may run concurrently. SECTION 5. § 153.028 (O)(9)4.(c)1.a. is hereby amended to read as follows: a. A final stage PUD plan and final plat that conforms with the approved Development stage PUD and preliminary plat and associated PUD rezoning ordinance shall be submitted no later than 60 days following the development stage PUD approval for review within the time allotted by M.S. § 15.99, as it may be amended from time to time. Applicants may request an extension from the Community Development Department for such submittal for a maximum of an additional six months one year), and shall request waivers for any statutory time limits as necessary. Applications which fail to meet this deadline shall be deemed void and shall require review and re- application according to the development stage PUD process of this chapter. SECTION 6. § 153.028 (O)(9)5. is hereby amended to read as follows: 5. Final PUD approval shall occur by adoption of a rezoning ordinance for the subject property specifying the uses, standards, and other requirements of said PUD zoning district. Such ordinance shall include an effective date clause which may delay the effective date of the ordinance until such time as the applicant has met each of the 5 conditions of approval required by the City Council, in addition to other requirements including publication. No approvals are valid, and no permits may be issued, until the ordinance takes effect. If the final PUD is not approved by the City Council, or the applicant fails to meet the conditions as described, the ordinance shall not take effect, and the subject property shall retain its previous zoning designation. a. In the case of a PUD with an approved phasing plan under Section 153.028 (O)(9)(b)2.d, the City Council may adopt the rezoning Ordinance with the development stage PUD, with subsequent phases subject to the requirements of the PUD District Ordinance. No construction permits for subsequent phases shall be considered, nor will applications for such permits be accepted, until the applicant has applied and received approval for final stage PUD and final plat for each phase. The PUD District zoning ordinance shall include a clause specifying this requirement. For a PUD to be development with individual development stage PUD submissions, amendments to the PUD District Ordinance shall be processed in the manner described for development and final stage PUD applications, which may run concurrently for the purposes of amendment to the PUD. SECTION 7. The City Clerk is hereby directed to make the changes required by this Ordinance as part of the Official Monticello City Code, Title XV, Chapter 153, Zoning Ordinance, and to renumber the tables and chapters accordingly as necessary to provide the intended effect of this Ordinance. The City Clerk is further directed to make necessary corrections to any internal citations that result from said renumbering process, provided that such changes retain the purpose and intent of the Zoning Ordinance as has been adopted. SECTION 8. This Ordinance shall take effect and be in full force from and after its passage and publication. The ordinance in its entirety and map shall be posted on the City website after publication. Copies of the complete Ordinance and map are available online and at Monticello City Hall. 6 __________________________________ Lloyd Hilgart, Mayor ATTEST: ___________________________________ Rachel Leonard, Administrator AYES: NAYS: (9) Amendments. All requested amendments to an existing driveway permit shall be processed in the same manner as a new application. (10) Unauthorized work. Work done without the authorization of a permit and/or found to be out of conformance with approved plans shall be immediately halted and subject to the remedies and penalties described in § 153.999. Driveways or parking lots being built out of conformance shall be brought into conformance. (11) Appeal. The applicant for a grading permit my appeal the decision of the Community Development Department to the Board of Adjustment and Appeals per § 153.028(H). (O) Planned unit developments. (1) Purpose and intent. The purpose of the Planned Unit Development (PUD) zoning district is to provide greater flexibility in the development of neighborhoods and non-residential areas in order to maximize public values and achieve more creative development outcomes while remaining economically viable and marketable. This is achieved by undertaking a process that results in a development outcome exceeding that which is typically achievable through the conventional zoning district. The city reserves the right to deny the PUD rezoning and direct the developer to re-apply under the standard applicable zoning district. (2) Initiation of proceedings. Applications for a PUD shall be initiated by application of the property owner or other person having authority to file an application pursuant to § 153.027(B), Authority to File Applications. (3) Reflection on the official zoning map. (a) PUD provisions provide an optional method of regulating land use which permits flexibility in allowed uses and other regulating provisions. In some circumstances, however, rules and regulations governing the original zoning district, or other zoning regulations found elsewhere in the city’s ordinances, may be appropriate to apply within the PUD. As such, approval of a Planned Unit Development and execution of a PUD agreement shall require the property in question be rezoned to PUD. For each PUD District, a specific ordinance shall be adopted, along with a tracking designation for use on the official zoning map to distinguish it from other PUD districts and identify the adopted ordinance in the City Code. Once a PUD has been granted and is in effect for a parcel, no building permit shall be issued for that parcel which is not in conformance with the approved PUD Plan, the current Minnesota State Building Code and all associated documents, and with all other applicable City Code provisions. (b) All PUD rezonings approved prior to the effective date of this chapter shall retain their zoning classifications of R- PUD, and shall continue to be governed by the ordinance and resolutions which created these areas. (c) All PUDs previously granted by conditional use permit shall continue to be regulated under the terms of the CUP. (4) Permitted locations for PUD rezoning. A rezoning to PUD may be requested for any area regardless of current zoning. (5) PUD qualifications. Rezonings to PUD will be considered only for areas of land in single ownership or control, except in the following circumstances: (a) Natural features of the land are such that development under standard zoning regulations would not be appropriate in order to conserve such features; (b) The land is intended to be developed in accordance with a prior PUD adjacent to or across the street from the subject property; (c) The PUD process is desirable to ensure compatibility and careful consideration of the effect of a development on surrounding land uses; (d) Multiple party ownership is adequately secured through a corporation, partnership, or other legal entity that will ensure the ability to fulfill all of the obligations of the PUD process, including approvals, development, and securities. (6) Permitted uses within PUDs. Uses within a PUD shall be governed by the ordinance establishing the PUD and by the conditions, if any, imposed by the city in the approval process and PUD documents. (7) Expectations of a development seeking a rezoning to PUD. Planned unit development is designed to allow flexibility from the application of standard zoning regulations to achieve a variety of public values that will be identified for each specific PUD project. The following list represents examples of public values that may be applicable to any individual PUD project, but is not necessarily inclusive, nor are all examples applicable to all projects: (a) Ensure high quality construction standards and the use of high quality construction materials; (b) Promote a variety of housing styles which include features such as side or rear loaded garages, front porches, varying roof pitches, and four sided architecture/articulation; (c) Eliminate repetition of similar housing types by encouraging a housing mixture that diversifies the architectural qualities of a neighborhood; (d) Promote aesthetically pleasing design within the neighborhood and appears attractive and inviting from surrounding parcels; (e) Incorporate extensive landscaping and site amenities in excess of what is required by code; (f) Provide high-quality park, open space, and trail opportunities that exceed the expectations established in the Comprehensive Plan; (g) Provide access to a convenient and efficient multi-modal transportation system to service the daily needs of residents at peak and non-peak use levels, with high connectivity to the larger community; (h) Promote development that is designed to reduce initial infrastructure costs and long-term maintenance and operational costs; (i) Where applicable, maximize the use of ecologically-based approaches to stormwater management, restore or enhance on-site ecological systems, and protect off-site ecological systems including the application of low impact development (LID) practices; (j) Facilitate a complementary mix of lifecycle housing; (k) Preserve and protect important ecological areas identified on the city’s natural resource inventory (NRI); (l) Accommodate higher development intensity in areas where infrastructure and other systems are capable of providing appropriate levels of public services, and require lower intensity in areas where such services are inadequate, or where natural features require protection and/or preservation. (8) Areas of flexibility. (a) The city may consider an increase in the density or intensity of the project, along with related reductions in lot width and size if the PUD provides substantially more site amenities and public values, as outlined in § 153.028(O)(7), than could be achieved in a conventional development for the applicable land use zone. (b) The city may consider flexibility with regard to land uses, setbacks, lot size, width, and depth, specific finishing standards of this chapter, and access to public streets, among other zoning and subdivision standards when reviewing a PUD rezoning request. Specifications and standards for lots shall be at the discretion of City Council, and shall encourage a desirable living or working environment which assists in achieving the goals set out for PUDs. (c) The city may consider flexibility in the phasing of a PUD development. Changes to the proposed staging or timing of a PUD may be approved by the City Council when necessary or on the showing of good cause by the developer. (9) PUD procedure. All requests for rezoning to planned unit development shall follow the steps outlined below. (a) PUD concept proposal. 1. Prior to submitting formal development stage PUD, preliminary plat (as applicable) and rezoning applications for the proposed development, the applicant may, at its option, prepare an informal concept plan and present it to the Planning Commission and City Council at a concurrent work session, as scheduled by the Community Development Department. The purpose of the concept proposal is to: a. Provide preliminary feedback on the concept plan in collaboration between the applicant, general public, Planning Commission , and City Council; b. Provide a forum for public comment on the PUD prior to a requirement for extensive engineering and other plans; c. Provide a forum to identify potential issues and benefits of the proposal which can be addressed at succeeding stages of PUD design and review. 2. a. Initiation of proceedings. A request for a PUD concept proposal review shall be initiated by the property owner and other person or party having an interest in concept proposal. b. Proposal submittal. (i) All proposals for a PUD concept proposal review shall be in accordance with § 153.027, Common Review Requirements. (ii) In addition to common review requirements, proposals for a PUD Concept Plan Review shall also include at least the information in § 153.028(O)(9)(b)3. below to be considered complete (except as exempted by the Community Development Department). c. Specific PUD concept proposal submittal requirements. The following information shall be provided unless waived by staff: (i) 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. (ii) A listing of the following site data: Address, current zoning, parcel size in acres and square feet and current legal description(s). (iii) A narrative explaining the applicant's proposed objectives for the PUD, and public values that the applicant believes may be achieved by the project. (iv) 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. (v) 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. (vi) 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). (vii) A concept PUD proposal illustrating the nature and type of proposed development. At a minimum, the plan should show: A. Area calculations for gross land area; B. Existing zoning district(s); C. Layout of proposed lots and proposed uses. Denote outlots planned for public dedication and/or open space (schools, parks, etc.); D. Area calculations for each parcel; E. General location of wetlands and/or watercourses over the property and within 200 feet of the perimeter of the subdivision parcel; F. Location of existing and proposed streets within and immediately adjacent to the subdivision parcel; G. Proposed sidewalks and trails; H. Proposed parking areas; I. Proposed parks, common areas, and preservation easements (indicate public vs. private if applicable); J. General location of wooded areas or significant features (environmental, historical, cultural) of the parcel; K. Location of utility systems that will serve the property; and L. Other: An applicant may submit any additional information that may explain the proposed PUD. (viii) A listing of the areas of flexibility from the standard zoning sought through the use of PUD design. d. PUD concept plan proposal review. Upon receiving a PUD concept plan proposal, the Community Development Department shall: (i) Schedule a joint meeting of the Planning Commission and City Council and shall provide notice of the meeting to all property owners within 350 feet of the property boundary of the proposal. During the concurrent meeting, the Planning Commission and City Council may make comment on the merit, needed changes, and suggested conditions which may assist the proposer in future application for proposed rezoning and PUD development plan. A. The Planning Commission and City Council may also take comment from the public as part of the joint meeting. B. The Council and Planning Commission shall make no formal decision as part of the consideration The City Council and Planning Commission’s comments are explicitly not an approval or decision on the project, and are intended to represent preliminary feedback related to this PUD ordinance, the applicable zoning regulations, and the Comprehensive Plan. (b) PUD development stage, preliminary plat, and rezoning. 1. Initiation of proceedings. Requests for PUD development stage, rezoning to PUD and preliminary plat shall be initiated by application of the property owner or other person having authority to file an application pursuant to § 153.027(B), Authority to File Applications. The development stage PUD request shall be subject to timelines set by M.S. § 15.99, as it may be amended from time to time. If the applicant has processed an optional concept proposal review pursuant to § 153.028(D)(9)(a), the development stage application shall be submitted within six months of such review. If more than six months have elapsed since the concept review, the applicant may submit a new concept proposal unless the Community Development Department determines to waive this provision. 2. Application. a. All applications for rezoning to PUD and preliminary plat shall be in accordance with § 153.027, Common Review Requirements. b. The application for rezoning to PUD shall be in accordance with § 153.028(B), Zoning Ordinance Text and Zoning Map Amendments. c. The application for preliminary plat (as applicable) shall be in accordance with City Code, data required for preliminary and final plats; and shall include the additional information requirements listed in § 153.028(O)(9)(c)3. below to be considered complete (except as exempted by the Community Development Department). d. If the PUD is proposed to develop over a timeframe exceeding two years, a PUD phasing plan for the entire project (to be completed in phases) shall be submitted. Subsequent PUD Final plan applications would only grant approval for an individual phase. 3. Specific PUD development stage, preliminary plat and rezoning submittal requirements. An applicant shall provide a separate PUD development stage plan clearly delineating the proposed development and all features not consistent with underlying zoning regulations (e.g. setback deviations). At a minimum, the plan should show: a. All required information per § 153.028(O)(9)(b)3.; b. Administrative information (including identification of the drawing as a “PUD development stage plan,” the proposed name of the project, contact information for the developer and individual preparing the plan, signature of the surveyor and civil engineer certifying the document, date of plan preparation or revision, and a graphic scale and true north arrow); c. Area calculations for gross land area, wetland areas, wetland buffers, right-of-way dedications, conservation areas, and proposed public and private parks; d. Existing zoning district(s); e. Layout of proposed lots with future lot and block numbers. The perimeter boundary line of the subdivision should be distinguishable from the other property lines. Denote outlots planned for public dedication and/or open space (schools, parks, etc.); f. Area calculations for each parcel; g. Proposed setbacks on each lot (forming the building pad) and calculated buildable area; h. Proposed gross hardcover allowance per lot (if applicable); i. Existing contours at intervals of two feet. Contours must extend a minimum of 200 feet beyond the boundary of the parcel(s) in question; j. Delineation of wetlands and/or watercourses over the property and within 200 feet of the perimeter of the subdivision parcel; k. Delineation of the ordinary high water levels of all water bodies; l. Grading drainage and erosion control plan prepared by a registered professional engineer, providing all information outlined in § 153.069(C); m. Location, width, and names of existing and proposed streets within and immediately adjacent to the subdivision parcel; n. Easements and rights-of-way within or adjacent to the subdivision parcel(s); o. The location and orientation of proposed buildings; p. Colored building elevations for all building sides which detail the materials being used. Any landscaping shown on elevations must be shown as it appears in size and height at the time of planting. The elevations shall indicate the visual location and size of all exterior utility and mechanical systems, including HVAC, meters, and powerlines; q. Proposed sidewalks and trails; r. Vehicular circulation system showing location and dimension for all driveways, parking spaces, parking lot aisles, service roads, loading areas, fire lanes, emergency access, if necessary, public and private streets, alleys, sidewalks, bike paths, direction of traffic flow and traffic control devices; s. Lighting location, style and mounting and light distribution plan. t. Proposed parks, common areas, and preservation easements (indicate public vs. private if applicable); u. Landscape plan prepared by a qualified professional providing all information outlined in § 153.060(D) including planting counts, sizes and species; v. Location and detail of signage providing all pertinent information outlined in § 153.028(K)(3)(b). w. Location, access and screening detail of large trash handling and recycling collection areas in compliance with the requirements of § 153.092(D)(34). x. Any other information as directed by the Community Development Department. 4. PUD development stage, preliminary plat and rezoning to PUD review. a. The application for rezoning to PUD shall be reviewed in accordance with § 153.028(B), Zoning Ordinance Text and Zoning Map Amendments. b. The application for Preliminary Plat shall be reviewed in accordance with City Code Title 11, Preliminary Plat Procedure. c. As part of the review process for both applications, the Community Development Department shall generate an analysis of the proposal against the expectations for PUDs and this chapter to formulate a recommendation regarding the rezoning to the Planning Commission and City Council. d. The Planning Commission shall hold a public hearing and consider the application’s consistency with the intent and purpose of the PUD and comprehensive plan goals. The Planning Commission shall make recommendations to the City Council on the merit, needed changes, and suggested conditions of the proposed rezoning, preliminary plat and PUD development plan. e. In approving or denying the PUD development stage application and ordinance to rezone the subject property to PUD, the City Council shall make findings on the following: (i) Whether the PUD plan is consistent with the city’s comprehensive plan; (ii) Whether the PUD plan is tailored to the specific characteristics of the site and achieves a higher quality of site planning and greater public benefits than would be achieved under conventional provisions of the ordinance; (iii) Whether the PUD plan addresses the purpose and intent of the PUD rezoning laid out in § 153.028(O)(1), and the public values statement established at the beginning of the process; (iv) Whether the PUD plan addresses the expectations of a PUD laid out in § 153.028(O)(7); (v) Whether the PUD plan maintains or improves the efficiency of public streets, utilities, and other public services; (vi) Whether the PUD plan results in development compatible with existing adjacent and future guided land uses; (vii) Whether the PUD can be accommodated by existing public services, such as parks, police, fire, administration, and utilities, or the developer has provided for the growth and extension of such services as a component of the PUD. (viii) Whether the PUD is designed to take advantage of, and preserve, the natural features of the subject property, including waterways, forested areas, natural prairie, topography, views, etc. f. An ordinance rezoning the property shall be prepared by the city, for review at the development stage PUD, but adoption of such ordinance shall occur only upon approval of the final stage PUD. (c) PUD final stage and final plat. 1. Initiation of proceedings. a. A final stage PUD plan and final plat that conforms with the approved Development stage PUD and preliminary plat and associated PUD rezoning ordinance shall be submitted no later than 60 days following the development stage PUD approval for review within the time allotted by M.S. § 15.99, as it may be amended from time to time. Applicants may request an extension from the Community Development Department for such submittal for a maximum of an additional six months), and shall request waivers for any statutory time limits as necessary. Applications which fail to meet this deadline shall be deemed void and shall require review and re-application according to the development stage PUD process of this chapter. b. The request for PUD final stage and final plat shall be initiated by application of the property owner or other person having authority to file an application pursuant to § 153.027(B), Authority to File Applications. 2. Application. a. All applications for PUD final stage and final plat shall be in accordance with § 153.027, Common Review Requirements. b. The application for PUD final plat shall be in accordance with City Code, Data Required for Preliminary and Final Plats. c. In addition to general city code requirements, applications for a PUD final stage and final plat shall also include at least the information in § 153.028(O)(9)(d)3. below to be considered complete (except as exempted by the Community Development Department). 3. Specific PUD final stage and final plat submittal requirements. a. If a PUD master plan for the entire project was submitted and approved as part of the PUD development stage, an updated master plan shall be submitted incorporating all changes required by the PUD development stage approval. b. The PUD development stage plan shall be updated to incorporate all changes required by the PUD, preliminary plat and rezoning approvals. This document must clearly show all deviations from standard zoning being approved as part of the PUD. c. The city shall prepare, and the applicant shall execute, a developer’s agreement which references all PUD plans, development phasing, required improvements, completion dates for improvements, the required letter of credit, all required development fees, escrows, and warranties, and any other information deemed necessary by the city. d. The city shall, upon approval of the PUD final stage, recording of the final plat, and execution of the PUD developer’s agreement, publish the PUD ordinance specifying land use, densities, performance standards, and ongoing general obligations of occupants of the PUD. Such ordinance shall create a zoning district that is specific to the property for which the PUD was applied, and shall be designated in such a way as to be able to mark the official zoning map to identify the PUD ordinance. The PUD ordinance shall also designate that such property is thereby rezoned to the PUD district as adopted. e. Up-to-date title evidence for the subject property in a form acceptable to the city shall be provided as part of the application for the PUD final plat. f. Developer shall provide warranty deeds for property being dedicated to the city for all parks, outlots, etc., free from all liens and encumbrances except as otherwise waived by the City Council. g. Developer shall provide all easement dedication documents for easements not shown on the final plat including those for trails, ingress/egress, etc., together with all necessary consents to the easement by existing encumbrancers of the property. h. Association declarations and/or other private covenant documents or easements necessary to implement and maintain the PUD as approved by the city. 4. PUD final stage and final plat review. The application for PUD final stage and final plat shall be considered by the City Council at a public meeting, following a review and report by the Community Development Department. Approval of the PUD final stage and final plat shall be by simple majority vote of the City Council, except where State law may specifically require a super majority. 5. Final PUD approval shall occur by adoption of a rezoning ordinance for the subject property specifying the uses, standards, and other requirements of said PUD zoning district. Such ordinance shall include an effective date clause which may delay the effective date of the ordinance until such time as the applicant has met each of the conditions of approval required by the City Council, in addition to other requirements including publication. No approvals are valid, and no permits may be issued, until the ordinance takes effect. If the final PUD is not approved by the City Council, or the applicant fails to meet the conditions as described, the ordinance shall not take effect, and the subject property shall retain its previous zoning designation. (10) PUD amendments. Approved PUDs may be amended from time to time as a result of unforeseen circumstances, overlooked opportunities, or requests from a developer. At such a time, the applicant shall make an application to the city for a PUD amendment. All such amendments will be processed as one of the following: (a) Administrative amendment. The Community Development Department may approve minor changes in the location, placement, and height of buildings if such changes are required by engineering or other circumstances, provided the conform to the review criteria applied by the Planning Commission and City Council, and are consistent with all requirements of the PUD ordinance. Under no circumstances shall an administrative amendment allow additional stories to buildings, additional lots, or changes to designated uses established as part of the PUD. An administrative amendment shall be memorialized via letter signed by the Community Development Director and recorded against the PUD property. (b) PUD Adjustment. An adjustment to a PUD may be made through review and approval by a simple majority vote of the City Council with or without referral to the Planning Commission. For a PUD adjustment, the applicant shall follow the procedures and requirements of the PUD final stage as identified in this chapter. A PUD adjustment shall be memorialized with an amendment to the PUD development agreement, executed by the city and applicant, and recorded against the PUD property. To qualify for this review, the minor adjustment shall not: 1. Eliminate, diminish or be disruptive to the preservation and protection of sensitive site features. 2. Eliminate, diminish or compromise the high quality of site planning, design, landscaping or building materials. 3. Alter significantly the location of buildings, parking areas or roads. 4. Increase or decrease the number of residential dwelling units by more than 5%. 5. Increase the gross floor area of non-residential buildings by more than 3% or increase the gross floor area of any individual building by more than 5% (residential lots not guided for specific structure sizes are excluded from this requirement). 6. Increase the number of stories of any building. 7. Decrease the amount of open space or alter it in such a way as to change its original design or intended function or use. 8. Create non-compliance with any condition attached to the approval of the final PUD plan. (c) PUD amendment. Any change not qualifying for an administrative amendment or a PUD adjustment shall require a PUD amendment. An application to amend a PUD shall be administered in the same manner as that required for a PUD development stage and preliminary plat. (11) PUD cancellation. A PUD shall only be cancelled and revoked upon the City Council adopting an ordinance rescinding the ordinance approving the PUD. Cancellation of a PUD shall include findings that demonstrate that the PUD is inconsistent with the Comprehensive Plan or other application land use regulations, threatens public safety, health, or welfare, or other applicable findings in accordance with law. (12) Administration. In general, the following rules shall apply to all PUDs: (a) Rules and regulations. No requirement outlined in the PUD process shall restrict the City Council from taking action on an application if necessary to meet state mandated time deadlines; (b) Preconstruction. No building permit shall be granted for any building on land for which a PUD plan is in the process of review, unless the proposed building is allowed under the existing zoning and will not impact, influence, or interfere with the proposed PUD plan. (c) Effect on conveyed property. In the event any real property in the approved PUD agreement is conveyed in total, or in part, the buyers thereof shall be bound by the provisions of the approved final PUD plan constituting a part thereof as well as the PUD zoning ordinance; provided, however, that nothing herein shall be construed to create nonconforming lots, building sites, buildings or uses by virtue of any such conveyance of a lot, building site, building or part of the development created pursuant to and in conformance with the approved PUD. (Ord. 770, passed 2-28-2022; Ord. 781, passed 7-25-2022; Ord. 786, passed 9-26-2022; Ord. 799, passed 2-27-2023) Proposed Zoning Ordinance Amendment Planned Unit Development April 1, 2025 2024 Amendment to PUD Process City of Monticello 2 •Modified regulations for phased PUD projects •Incorporated the flexibility to rezone the PUD project area at the initial development stage PUD application •Amendment accomplished: •Zoning control by the City at an earlier point in the PUD process, setting in place the PUD ordinance that would apply to all future phases of the development •Established an expected land use pattern and the relevant performance standards that would be applied to future reviews for the applicant/developer •City staff is proposing follow-up amendments to these regulations to further clarify that PUD rezoning may occur under two different scenarios 1.At development stage PUD application, an applicant puts forward a full plan for the development, providing detailed information for all phases of the proposed development, including lot layout, access configuration, architectural standards for all buildings, landscaping plans, etc. •Examples of this type of PUD application are the recent development stage applications for Haven Ridge West and Meadowbrook. 2.At development stage PUD application, an applicant presents a master plan detailing the conceptual lot layout, potential individual uses and the general development guidelines for the proposed development. As final uses for each development lot or building site may not be known at the time of the initial development stage application, the development requires subsequent review of additional plans, with each phase subject to development and final stage applications and an amendment to the PUD. •Examples of this type of PUD procedure include the Union Crossings development and Big River development. Proposed Amendments City of Monticello 3 •Timeline for concept proposal re-submission is proposed to be deleted. Concept PUD submission is optional (to maintain compliance with the 60-day rule for PUD application processing). As an optional submission, a proposer has the option to submit a revised concept for review or proceed directly to development stage PUD application and the language is therefore unnecessary. •Allow one year from the time of development stage approval to the time of final stage PUD submittal. The amendment aligns the PUD final stage timeline with that for platting; Subdivision Ordinance allows one year from the time of preliminary plat approval to the time of final plat approval. •Other proposed amendments serve to further clarify and support the PUD rezoning and submittal process described above, or address consistency in clerical formatting. Additional Clarifications City of Monticello 4 •Motion to adopt Resolution No. PC-2025-017 recommending approval of Ordinance No. 8XX of the Monticello City Code, Title XV: Land Usage, Chapter 153: Zoning Ordinance, Section 153.028 Specific Review Procedures and Requirements as related to regulations and standards for Planned Unit Development, based on findings in said resolution. o As the PUD process has been applied, amendments to address these two different types of phased PUD development are necessary to provide the City with the appropriate tools to address both types development. Recommendation City of Monticello 5 Planning Commission Agenda – 04/01/2025 1 2B. Public Hearing - Consideration of a request for an Amendment to the Monticello City Code, Title XV, Land Usage, Chapter 153: Zoning Ordinance, Section 153.044 Business Base Zoning Districts, Central Community District for standards applicable to Parking and 153.067 Off-Street Parking, Standards applicable to commercial, industrial and civic/institutional uses in the Central Community District (CCD). Applicant: City of Monticello Prepared by: Grittman Consulting, Stephen Grittman, City Planner Meeting Date: 04/01/2025 Council Date (pending Commission action): 04/28/2025 Additional Analysis by: Community Development Director, Community & Economic Development Coordinator ALTERNATIVE ACTIONS Decision 1: Consideration of an Amendment to the Monticello City Code, Title XV, Land Usage, Chapter 153: Zoning Ordinance, Section 153.044 Business Base Zoning Districts, Central Community District for standards applicable to Parking and 153.067 Off-Street Parking, Standards applicable to commercial, industrial and civic/institutional uses in the Central Community District (CCD). 1. Motion to continue the hearing to the regular meeting of May 6, 2025 and postpone action on the request until the regular meeting of the Planning Commission to May 6, 2025, and to further direct staff to prepare an ordinance for review based on Planning Commission direction as stated. REFERENCE AND BACKGROUND Property: Legal Description: City of Monticello PID #: City of Monticello Planning Case Number: 2025-14 Request(s): An Amendment to the Monticello City Code, Title XV, Land Usage, Chapter 153: Zoning Ordinance, Section 153.044 Business Base Zoning Districts, Central Community District for standards applicable to Parking and 153.067 Off-Street Parking, Standards applicable to commercial, industrial and civic/institutional uses in the Central Community District (CCD). Planning Commission Agenda – 04/01/2025 2 Deadline for Decision: NA Land Use Designation: Downtown Mixed Use - DMU Zoning Designation: Central Community District - CCD Overlays/Environmental Regulations Applicable: NA Current Site Uses: Downtown Monticello Project Description: Consideration of amendments related to parking requirements for the Central Community District. ANALYSIS: Staff requests that the Commission review applicable sections of zoning ordinance related to downtown parking requirements and the City Planner’s memo outlining possible amendment alternatives. Following review and discussion, it is requested that the Commission provide staff with direction for the preparation of ordinance language to be considered at the May regular meeting. It is recommended that the Commission first read the applicable sections of ordinance for context, then the City Planner’s memo. STAFF RECOMMENDED ACTION Staff recommends continuing the hearing and postponing action at this time. SUPPORTING DATA A. Monticello Zoning Ordinance, Applicable Excerpts B. City Planner Memo – Downtown Parking C. Aerial Site Images & Measurements D. Excerpt, Downtown Small Area Plan ITEM 2B Exhibit A | MONTICELLO ZONING ORDINANCE, APPLICABLE EXCERPTS ______________________________________________________________________________________ 153.044 BUSINESS BASE ZONING DISTRICTS (G) Central Community District, CCD. (3) General requirements. (c) Private joint-parking use. All new non-residential parking areas shall be designed to accommodate cross-access and joint use throughout the CCD zoning district to minimize the need for parking infrastructure. (4) Performance standards. (d) Parking. 1. Off-street parking areas shall be developed and constructed according to the requirements of § 153.067. Parking supply shall be as identified in this chapter, or where not specified herein, as in § 153.067 – Off-Street Parking. 2. A commercial use which propose to vary from the requirements of this section by deferring its required off-street supply and contributing to the public parking fund shall be accompanied by a parking study, subject to review and approval by Community Development staff, which illustrates an adequate amount of available unused public parking within 400 feet of the establishment’s primary entrance. “Adequate amount” shall be established by the city on a case-by-case basis in review of the applicant’s individualized parking study, but shall include the following elements, as a minimum: (1) an examination of the public parking supply commonly available for use by the proposed business during its peak usage hours; (2) the likely demand placed on said supply by the proposed business based on contemporary resources for parking utilization; and (3) an estimate of competing demand on said supply. 3. An existing business, as of the date of this chapter, which has a parking supply which is substandard according to § 153.067 - Off-Street Parking, shall be considered a legal nonconformity. The business may expand or change to another business that increases the parking supply deficiency only by participating in the parking fund, according to the requirements of this Section and § 153.067(E)(4)(c) for such deficiency. 4. Parking shall not be located on a parcel between the front building line of the principal building and the public street, except where expressly provided for by the City Council after recommendation from the Planning Commission. § 153.067 OFF-STREET PARKING. (C) Change in use or occupancy. (1) Change in use or occupancy of land. (a) Any change of use or occupancy of land already dedicated to a parking area, parking spaces, or loading spaces shall not be made, nor shall any sale of land, division, or subdivision of land be made which reduces area necessary for parking, parking stalls, or parking requirements below the minimum prescribed by these zoning regulations. (b) Off-street parking spaces and loading spaces or lot area existing upon the effective date of this chapter as denoted in § 153.004 shall not be reduced in number or size unless said number of size exceeds the requirements set forth herein for a similar new use. (2) Change in use or occupancy of a building. Any change of use of occupancy of any building or buildings, including additions thereto, requiring more parking area shall not be permitted until there is furnished such additional parking spaces as required by these zoning regulations. (3) Site plan drawing necessary. In all zoning districts, all applications for a building permit or prior to a change in use for an existing building or as required for a certificate of occupancy in all zoning districts shall be accompanied by a site plan drawn to scale and dimensioned indicating the location of off-street parking and loading spaces in compliance with the requirements set forth in § 153.067. (E) Standards applicable to all uses. (4) Vehicular use area stall calculation requirements. (a) General provisions. 1. The minimum number of off-street parking spaces shown in Table 4-7 shall be provided and maintained by ownership, easement, and/or lease for and during the life of the respective uses hereinafter set forth. 2. When determining the number of off-street parking spaces results in a fraction, each fraction of one-half or more shall constitute another space. 3. In stadiums, sports arenas, churches, and other places of public assembly in which patrons or spectators occupy benches, pews, or other similar seating facilities, each 22 inches of such seating facilities shall be counted as one seat for the purpose of determining requirements. 4. Should a structure contain two or more types of use, each shall be calculated separately for determining the total off-street parking spaces required. (b) Floor area. 1. The term "floor area" for the purpose of calculating the number of off-street parking spaces required shall be determined on the basis of the interior floor area dimensions of the buildings, structure, or use times the number of floors. 2. Whenever practical, final parking calculations shall be based on an actual building floor plan. 3. Unusable space (e.g. entries, halls, service areas, bathrooms, etc) within uses may be excluded from floor area calculations when applicable. 4. Required parking spaces may be reduced through alternative development types (e.g. Planned Unit Development, etc) as permitted in this chapter. (c) CCD district exceptions. Property owners in the CCD District shall comply with the parking supply requirements as listed in Table 4-7 of this chapter. However, property owners may be granted flexibility from a portion of their required parking supply under the following conditions: 1. Where the city finds that there will be adequate opportunity to provide public parking in the vicinity of the subject property, and at the city’s option, the owner shall pay into a “CCD” parking fund an amount as established by City Council Resolution. Said fund shall be used for the acquisition, construction, and/or maintenance of publicly-owned parking in the “CCD” district. 2. The city may, in addition to, or as an alternative to, the option listed in § 153.067(E)(4)(c)1. above, and at the discretion of the city, offer the property owner the opportunity to choose to supply parking at a rate which is 60% of the requirement listed in § 153.067 provided that the owner grants an easement to the public for automobile parking use over the subject area. The owner shall retain responsibility for maintenance of said parking area. (G) Standards applicable to commercial, industrial and civic/institutional uses. (3) Joint facilities for commercial, industrial & civic/institutional uses. A conditional use permit for one or more businesses to provide the required off-street parking facilities by joint use of one or more sites where the total number of spaces provided are less than the sum of the total required for each business should they provide them separately. When considering a request for such a permit, the Planning Commission shall not recommend that such permit be granted nor the Council approve such a permit except when the following conditions are found to exist: (a) Up to 50% of the parking facilities required for a theatre, bowling alley, dance hall, bar, or restaurant may be supplied by the off-street parking facilities provided by types of uses specified as a primarily daytime use in division (d) below. (b) Up to 50% of the off-street parking facilities required for any use specified under division (d) below as primary daytime uses may be supplied by the parking facilities provided by the following nighttime or Sunday uses: Auditoriums incidental to a public or parochial school, churches, bowling alleys, dance halls, theatres, bars, or restaurants. (c) Up to 80% of the parking facilities required by § 153.067 for a church or for an auditorium incidental to a public or parochial school may be supplied by off-street parking facilities provided by uses specified under division (d) below as primarily daytime uses. (d) For the purpose of this section, the following uses are considered as primarily daytime uses: Banks, business offices, retail stores, personal service shops, household equipment or furniture shops, clothing or shoe repair or service shops, manufacturing, wholesale, and similar uses. (e) Conditions required for joint use: 1. The building or use for which application is being made to utilize the off-street parking facilities provided by another building or use shall be located within 300 feet of such parking facilities with the following exception: For theatres located in the Original Plat of Monticello, theatre parking provided by another use shall be located within 500 feet of said theatre. 2. The applicant shall show that there is no substantial conflict in the principal operating hours of the two buildings or uses for which joint use of off-street parking facilities is proposed. 3. A properly drawn legal instrument executed by the parties concerned for joint use of off-street parking facilities, duly approved as to form and manner of execution by the City Attorney, shall be filed with the City Administrator and recorded with the County Recorder, Wright County. (4) Cross parking facilities for commercial, industrial and civic/institutional uses. Adjoining business properties may allow cross parking and/or access if authorized by a conditional use per the requirements of § 153.028(D) and subject the following conditions: (a) The required island and landscaping requirements in § 153.060 are met. (b) The vehicular use area meets the required setback at the perimeter of the parcels in question. (c) The curb cut access locations to the parking lot(s) are approved by the city. (d) A shared parking/access and maintenance agreement is provided by the parking owners and recorded against all subject properties. (e) A properly drawn legal instrument executed by the parties concerned for joint use of off-street parking facilities, duly approved as to form and manner of execution by the City Attorney, shall be filed with the City Administrator and recorded with the County Recorder. 1 Grittman Consulting llc Steve.GrittmanConsulting@gmail.com Planning - Zoning - Land Use MEMORANDUM TO: Monticello Planning Commission Angela Schumann, Community Development Director FROM: Stephen Grittman RE: Monticello – Downtown Parking Analysis GC FILE NO: 120.02 – 25.02 DATE: March 27, 2025 MEETING DATE: April 1, 2025 PROPERTY ADDRESS: NA PID: NA Background. This memorandum is prepared to address the City’s approach to parking in the downtown area and reconcile process and other details between the general parking requirements in Section 153.067 and the CCD, Central Community District standards in Section 153.044. Issues identified to be addressed include the following: A. Review application of the distance requirements currently applied for a Joint Parking Conditional Use Permit and reconcile against distances applied in other sections. B. Identify the appropriate distances for reasonable parking/walking separation and create an alternative measurement for eligible Joint Parking. C. Examine the standards currently in the code for Joint Parking use, and consider alternative standards that specifically apply to CCD parking requests. D. Add more specific requirements for seasonal parking demand (e.g. outdoor restaurant seating). E. Examine the current treatment of parking deficiencies and/or supply by existing uses, for purposes of counting new requirements upon a change of use. F. Identify other potential issues for discussion and amendment as applicable. 2 In the following material, discussion topics are presented for review and comment by Planning Commission, with the expectation that staff would prepare more formal ordinance language for consideration at the continued public hearing next month. Parking in Downtown Monticello – Objectives and Existing Regulations. The Downtown Small Area Plan relies on a “park once” objective, and discusses several factors that are intended to lead to this result: 1. Six blocks (31, 32, 35,36, 51, and 52) are the focus of the parking discussion in the Small Area Plan (SAP). This area is bounded by Pine Street (Hwy 25) on the east, River Street on the north, Locust Street on the west, and 4th Street on the south. 2. The SAP promotes a strategy that focuses on parking in mid-block areas, reserving (to the extent possible) street-frontage space for buildings. 3. Assuming that most parking will be either mid-block, or on-street surrounding the focus area, walking distances should take into account that, in many cases, the closest parking is going to be from a mid-block space to a front door on the adjoining street. This distance, depending on several individual site factors, is likely to be a minimum of 200 feet. For instance: a. A parking space in the closest (northwest) corner of the 3rd Street public parking lot is 210 feet from the front door of Cornerstone Café. The farthest parking space (southeast corner) in this lot is just under 480 feet. b. A parking space in the Block 52 lot nearest to the landscaped “sideyard” to Broadway is 310 feet to the front door of the Block 52 project at Broadway and Pine. From the farthest space in the northwest corner of that lot, the main front door of Block 52 would be a walk through the parking lot of more than 480 feet to the interior entrance, or 600 feet along the public sidewalks to the exterior main entrance. 4. These distances – walking distances to parking located on the same block as the user, suggest that the current parking distances currently used in the Zoning Ordinance for joint parking (300 feet for joint parking use, 400 feet for the parking study required for payment into the parking fund in the CCD, or 500 feet for joint parking use for movie theatres in the CCD) may be overly limiting. The Small Area Plan identifies a general desire for parking locations that can increase in distance as the projected time spent at a certain location increases. As such, when we wish to visit a specific location for a few minutes, we look for parking right in front of the door – spending more time walking to and from the business location than we expect to be in the building quickly creates frustration, and a perception that there is not enough parking in the area. Similarly, if we expect to be in the same place or even general area for an hour, or even more, our tolerance for walking farther grows. 5. The current joint parking use requirements specify that through Conditional Use Permit, an applicant can apply a discount to their parking demand by every space within a fixed distance (300 feet, or 500 feet for theatres). Beyond that distance, no credit can be given. As noted above, the current 300-foot limit could actually exclude some of the private 3 parking on the same block from eligibility for a particular business. Finally, the farther away the parking space is from the business location, the less valuable it is to the user (or to the users of surrounding businesses). An approach to address this conflict would be as follows: a. Increase the minimum distance for eligible joint use spaces from 300 feet to 450 feet – as discussed, this would account for most parking spaces on the same block as the business. In addition, use this same 450 foot number for evaluation of available public parking around a business that is preparing a parking management study for purposes of payment into the parking fund when parking is deficient per code. b. Add an allowance for a one-half space credit for parking spaces between 450 and 800 feet from the subject business property in the downtown area. As an example, this would include the spaces in the north one third of the Schlenner-Wenner private lot in the potential parking count for the proposed Nordic Taphouse restaurant. The measurement of 800 feet is the rough equivalent of walking two downtown Monticello blocks, including crossing one street. While a business might secure an agreement to park in all of the Schlenner Wenner lot (such as that secured by Nordic), only those spaces within the 800-foot limit would count, and at the one-half space rate as noted. 6. The standards in the Joint Use parking section of the code apply to a more suburban parking model. An alternative suggestion would be to specify that this section applies to the Business and Industrial Districts in the City, but the standards identified above apply to the CCD. The primary difference will be that the CCD provides an opportunity to discount one’s parking demand by participating on the public easement option, sharing parking with the public to reduce one’s required parking to 60% of the normal standard. Moreover, an applicant can still proceed with a new use when short of the 60% threshold by contributing to the public parking fund. In the CCD, we recognize that the property and building layout was established long before contemporary automobile use became prevalent. As such, the public plays a large role in providing parking in this district, an uncommon condition in other, newer, commercial areas. The 60% rule and the parking fund allow us to maximize the efficiency of those public investments by creating a system that relies on shared-use of parking facilities, whether publicly- or privately-owned. 7. In the CCD, Joint Use should incorporate the distance changes notes above, still allowing this process by CUP, and requiring the individualized parking study by applicants to examine their surrounding parking supply and become aware of those businesses with which they will be sharing those spaces, rather than requiring the parking study in relationship to the parking fund requirement. This change accomplished two goals- it requires the study to be part of the Conditional Use evaluation (rather than an administrative review) and relates the public parking availability to the proposed joint use proposed rather than the final parking deficiency calculation that will result. 8. The Nordic item highlighted the issue of seasonal uses in the CCD. The SAP encourages outdoor activities, which are going to be most prevalent during warm seasons, later spring to mid-autumn. The current parking code does not acknowledge the demand that these uses might place on parking demand – thus, applying parking requirements to such uses creates a conflict in whether the warm-season or cold-season customer counts should apply. There are a couple of options to consider. a. Exempt outdoor seasonal use from parking requirements. This approach acknowledges that outdoor uses during warm weather are more likely to 4 accommodate longer walks from parking facilities. By retaining the joint-use language discussed here, but applying only cold-season building capacities, a business will provide for the minimum parking demand and rely on a more flexible approach to nearby parking when customers are more willing to walk an extra block. This approach further avoids overparking for cold-season conditions – a condition that creates more expanses of unused pavement and has the potential to further separate business locations from each other. b. Count seasonal customer capacity but extend the formal distance for joint-use parking spaces. An example would be that the half-space credit for parking space within 800 feet could be extended to 1,000 feet for seasonal capacity increases. A business that adds a need for 25 spaces due to seasonal use could then find a joint use facility (still by CUP) another half-block walk for that specific purpose. c. Specify a reduced stall/seat requirement for outdoor seating. 9. Recalculate parking requirements for Restaurants/bar uses. As noted, the current language measures the square footage of various spaces and uses in the building (bar, dining, kitchen), then applies a specific requirement for each type of use. A common alternative method for calculating parking for restaurant parking is by seating capacity. There is a substantial amount of data that suggests sit-down restaurants with full bars will create parking demand at a one-space per three seats rate. Using seating capacity has the advantage of being a more fixed number, despite redecorating or other interior changes that a facility might make over time. 10. Consider a policy in which a new use would be able to “grandfather” an existing parking deficiency, so a new user would move in with that as a baseline – only the increased deficiency would need to be accounted for by the new use. This policy is actually in place when the new user is not increasing parking demand, such as when a retail shop takes the place of a prior retail shop. In this case, the City does not make the new shop start from scratch on parking demand – we “grandfather” in the existing condition as long as it is not being increased. However, when a restaurant moves in to a former retail location (let’s assume the site has little or no parking), the City has had the new restaurant use start its parking demand count from zero. The effect of this policy change would likely be to reduce the new parking supply contributions that a new restaurant would be required to make. 11. There are a few other modifications that staff is examining, primarily to additional definitions and similar amendments. The items above represent the primary policy modifications. Summary. The material presented here is intended to generate a discussion of downtown parking standards, with the intent of better aligning the standards with a growing downtown and the guiding Small Area Plan principles in place. With Planning Commission comment and direction, staff will work to create a set of amendments in ordinance form for a public hearing at the next Commission meeting. Staff is seeking direction on the following potential changes to the CCD and parking sections of the code: 1. Should the code be modified to apply the current joint-use CUP regulations to non-CCD districts and create a separate joint-use CUP process utilizing the distances in this discussion for CCD property. 5 a. Should the code be modified to change the Joint-Use and Parking Plan distances from the current dimensions (300, 400, and 500 feet)? b. Should the code institute a new standard for “full-credit” joint parking discount at 450 feet? c. Should the code include an extended distance (up to 800 feet) for “half-credit” joint parking? 2. Should the code be modified to factor seasonal uses for parking purposes, or retain the current approach of not including seasonal uses in parking calculations? 3. Should the code be modified to restructure the parking stall requirement for restaurants and bars? 4. Should the code be modified to grandfather parking deficiencies from an existing use to a new more intensive parking user? As noted, with direction from the Commission on these items, staff will prepare ordinance drafts to address the preferred approach. In addition, if there are any of these topics that would benefit from additional research for Commission consideration, staff will follow up on those items as well. ~310' ~600' ~480' ~210' ~480' Parking in Monticello : Measurement Scenarios 29 Parking Expectations Change as Broadway Changes As Broadway and the Riverfront transition from service and convenience retail to experience based retail (food) and events, customers expectations for the distance between their parking space (if arriving by car) and the fi nal destination changes. We expect to park a block away from a place that we may spend a few hours at. Shared Parking in a Downtown Th e traditional approach to parking is to provide designated supply for each use based on the highest parking demand for that use. Th is does not account for fl uctuations in demand by time of say, resulting in parking being overbuilt. Actual parking demand changes by use by the time of day, resulting in a peak that is much lower than a traditional approached would predict. General Approach In order to accomplish the goals in the Plan related to the public realm and human scaled design, the Plan recommends a nuanced and fl exible approach to parking. While the Plan recognizes many people, in the future, will still arrive to Downtown by car and it is important to make sure parking is plentiful and accessible; it is equally important to ensure parking does not dominate the Downtown area. Ultimately the goal is to ensure customers and visitors can comfortably and safely get to their destination, not just their parking space. Parking is just one part of a visitors experience. Supply of parking was a much discussed topic throughout the development of the Plan. Some state there is not enough parking, while others state there is plenty. Th e real answer to this question depends on how it is measured. Ideally, the answer should be data driven combining inventory numbers, utilization rates and stakeholder or user group interviews. Often this analysis reveals answers such as “there is enough parking during hte day, but not int he evening” In 2010 the City conducted a parking study to determine, among other things, the utilization of existing parking. It concluded that at any given time 80% of the parking supply is unused and only 20% of the parking spaces are occupied. Th is suggests that there was ample supply at the time to absorb a considerable amount of new development and visitors. Th is study was conducted several years ago, and it should be updated so the city and stakeholders have an accurate picture of how the existing parking supply is used. Current Demand / Supply analysis (on following page) suggests that the supply of parking downtown exceeds the demand as measured by existing square footage a “stacked” or “nonshared” parking approach. Th ough it is important to note that the surplus/defi cit is not balanced across the four blocks nor is it excessive. In otherwords, some blocks appear balanced, while others have a defi cit or a surplus. In order to obtain a truly accurate picture of the parking, the inventory has to be combined with a utilization/ occupancy study as well as interviews with user groups. Frameworks: Parking Regardless of whether there is enough parking or not, the Plan proposes a moving towards a “park once” District (Blocks 51,52,35,36,31,32) that allows visitors to the area to park once and use sidewalks and trails to go from one location to another in the Downtown. Th is is possible if the city carefully manages and maintains parking and off ers a high quality public realm that makes the experience of moving from one location to another a pleasant one - throughout the day evening and year. Th e single most important improvement to be made is improvements to the Walnut / Broadway intersection. Th e lack of stop signs at this intersection makes it uncomfortable for pedestrians to cross, which in turn makes it unlikely for visitors to utilize parking on one side of Broadway when their destination is on the other side of Broadway. For this reason, this plan places the highest priority on improving this intersection. It is critical to creating a “park once” District. A successful “park once” District also relies on provisions for shared parking, payments in - lieu of parking, close monitoring of parking inventory, excellent wayfi nding and signage, a compact walkable environments. Shared parking is crucial to creating a vibrant, multimodal downtown. Diff erent land uses have diff erent peak parking demands. Allowing a daytime offi ce building, for example, to share its parking at night with the nearby restaurant allows less parking to be built than if the restaurant had to construct its own parking. Th e outcome is less land dedicated to parking. Shared parking benefi ts multiple user groups. First, allowing less parking to be built saves up to $20,000 per space in construction costs. Cheaper development costs then facilitate lower sale or lease costs for would- be homeowners or renters. Second, well-crafted shared parking agreements can allow property owners to recognize signifi cantly more return per space on their investment. Th ird, shared parking is the only way to make most small downtown parcels viable for development. Monticello’s true economic potential will only be unlocked when it can provide an easily accessible pool of shared, public parking. Finally, shared parking will better enable growth without exacerbating congestion problems. Building reserved parking for every use results in system ineffi ciencies and will ultimately induce more vehicle trips on Monticello’s downtown streets.City of Monticello Downtown Small Area Plan | Character Areas length of visit convenience shopping on Pine Street dining and unique experiences on Broadway and the Riverfront distance between parking space and destination Parking Expectations a few minutes frustrated zone o f r e a s o n a b l e e x p e c t a t i o n s unusually lucky a few hours a few feet a few blocks time of day time of day Shared Parking in a Downtown Shared Uses: Real Demand Unshared Supply / “Stacked Demand” reduction in needed supply morning morningafternoon afternoonevening evening # o f s p a c e s residential residential restaurantrestaurant residential residential offi ceoffi ce 30 Strategy Recommendation Priority #1 Maximize use of existing parking supply Create a parking program that focuses on creating available spaces for diff erent user groups. Pilot a shared parking program in which private parking is shared with the “public.” Enhance pedestrian access to existing parking lots by developing small pocket parks on Broadway Expand and clarify on -street parking supply on all blocks in downtown. Strategically invest in information and technology Invest in and implements a comprehensive parking signage and wayfi nding system. Continually monitor occupancy, availability and utilization of parking throughout downtown Improve mobility options to reduce parking demand Complete the sidewalk system in Downtown to make walking more comfortable. Encourage bicycle access to Downtown with bike racks and clearly designated bike routes. Simplify and leverage the zoning code Revise zoning code to better support walkable development in the Downtown core. Revise the zoning code to incentivize sharing of parking and underground parking for residential buildings. Require Transportation Demand Management program for all development above a certain size. Enhance parking administration and operations Adjust on street regulations and operations to maximize fl exibility at the curb Establish formal collaboration between the City, County, and other parking stakeholders. Provide Additional public parking as needed Strategically invest in public and shared parking supply in key locations. Key Principles for New Parking Supply • Ensure that parking is shared and open to the public to the greatest degree possible. • Manage new parking as part of the larger system so that prices and regulations primarily incentivize use by long-term parkers. If off street parking is more expensive than on street parking, people will continue to circle and create congestion. • Include technology and wayfi nding that makes parking easy to locate and use. • Contribute to the downtown environment by supporting strong urban design, pedestrian access and safety, and promote street activity via ground fl oor uses. Parking Recommendations Specifi c Block By Block Recommendations Block 52: • provide 50 surface spaces for public use mid block when developing north half of block • locate residential parking underground • restripe Walnut Street with wider sidewalks for short term parking • provide short term on-street parking on River Street • expand public surface lot (50 spc) to south side of block when redeveloped. Block 51 • combine surface lots midblock • locate residential parking underground • provide short term on-street parking on River Street • provide short term on-street parking on Locust Street Block 35 • expand mid-block lot (15 spc)when redeveloping south west corner of block. • consider a midblock parking structure. Th is would require the re-routing of midblock utilities in order to preserve space for housing or other development to face the street. • locate residential parking underground Block 36 • maintain and expand mid block lot (15 spc) when redeveloping southwest corner of block • locate residential parking underground • provide short term on-street parking on 3rd Street Other • work with property owners on blocks 31, 32, 18,17 to create shared parking arrangements City of Monticello Downtown Small Area Plan | Character Areas 31 public private Supply and “Stacked” or “Unshared” Demand Analysis 51 52 3536 Interim: After development on Block 52 and Walnut Street improvements block 52 Non Residential SF 28,500 SF +48 spcParking Supply 162 Spc “Stacked” Demand 114 scp block 35 Non Residential SF 22,500 +10 spcParking Supply 100 spc “Stacked” Demand 90spc +19 spc 16,500 Non Residential SF block 5185 spc Parking Supply 66 spc “Stacked” Demand +36 spc 25,000 Non Residential SF block 36136 spc Parking Supply 100 spc “Stacked” Demand TOTAL Non Residential SF 92,500 SF +113 spcParking Supply 483 spc “Stacked” Demand 370 spc +39 spc 11,500 Non Residential SF block 5185 spc Parking Supply 46 spc “Stacked” Demand +21 spc 25,000 Non Residential SF block 36121 spc Parking Supply 100 spc “Stacked” Demand block 52 Non Residential SF 34,000 -24 spcParking Supply 112 Spc “Stacked” Demand 136 spc block 35 Non Residential SF 22,500 +94 spcParking Supply 184 spc “Stacked” Demand 90spc TOTAL Non Residential SF 92,500 SF +130 spcParking Supply 502 spc “Stacked” Demand 372 spc Build Out: After development on south side of Block 52, and south east corners of blocks 36 and 35. note: “stacked” parking demand assumes 4 spc / 1000 SF. Th is is greater than the current Monticello downtown standard of 2.8 spc / 1000 SF note: existing non residential SF and its associated demand includes approximately 15,000 SF of building that is currently vacant note: assumes all new residential parking is underground. Th is allows the middle of the block to be used for public parking. note: a complete parking analysis will incorporate utilization data as well as user group interviews to determine the most accurate possible analysis of parking. 51 52 3536 Pi n e Lo c u s t Wa l n u t Broadway River 3rd block 52 Non Residential SF 39,200SF +3 spcParking Supply 159 spc “Stacked” Demand 156spc +23 spc 11,500 Non Residential SF block 5168 spc Parking Supply 46 spc “Stacked” Demand +21 spc 25,000 Non Residential SF block 36121 spc Parking Supply 100 spc “Stacked” Demand block 35 Non Residential SF 22,500 +94 spcParking Supply 184 spc “Stacked” Demand 90spc Existing: TOTAL Non Residential SF 98,200 SF +140 spcParking Supply 533 spc “Stacked” Demand 392 spc Pin e Lo c u s t Wa l n u t Broadway River 3rd 51 52 3536 Pi n e Lo c u s t Wa l n u t Broadway River 3rd City of Monticello Downtown Small Area Plan | Character Areas 32 93 80 27 13 1228 30 34 82 Lakeview Mall 165 Coborns 48 95 105 618 20 100 20 20 20 14 10 80 140 Grocery 140 ShopKo 24 24 28 100 50 50 50 30 3040 25 70 Buff alo, MN Hutchinson, MN Kalamazoo, MI Loveland, CO Main Streets In Minnesota Th e arrangement of buildings, open spaces, and parking impacts whether or not a Main Street maintains its human scale and pedestrian character. In the three cities illustrated above: »parking is accommodated in a variety of confi gurations. All three examples off er on-street parking, parking behind buildings, and larger lots on the edge of the downtown. Some of the parking is dedicated to a single use, such as a grocery store, however most of it is shared between all users downtown. »Main Street is reinforced with a building pattern that aligns with the back of the sidewalk. By enclosing the street with buildings, a public room is created and retailers benefi t from pedestrian traffi c on both sides f the street. Signage and Wayfi nding Signage and wayfi nding are a small but important apart of the parking process and overall downtown experience. Coordinated signage and wayfi nding will make it easier for visitors to come to downtown and it presents a cohesive and coordinated image. Hastings, MN City of Monticello Downtown Small Area Plan | Character Areas Planning Commission Agenda – 04/01/2025 1 2C. Public Hearing - Consideration of a request for Amendment to the Monticello City Code, Chapter 152: Subdivisions and Monticello Zoning Ordinance Chapter 153.027, 152.060 and 152.061, and any other related sections of Subdivision or Zoning ordinance text necessary as related to regulations for planting and maintaining trees and tree canopy. Applicant: City of Monticello Tree Canopy Ordinance Review and Recommendation In support of the City’s strategic goals for maintaining, preserving and enhancing the tree canopy per the goals of the Monticello 2040 Plan, Davey’s work included a review of the City’s current ordinances related to tree coverage. In consultation with City departments including Parks, Public Works & Engineering, Development Services, and review by the City Attorney, Davey has prepared a series of proposed amendments to the City Code. These include those to the Subdivision and Zoning ordinance, which are described in summary below. Amendments to the City’s Zoning and Subdivision ordinances require a public hearing. Subdivision Ordinance The amendments proposed to the Subdivision ordinance are limited in scope. They relate primarily to language consistency between the Subdivision ordinance and Zoning ordinance for the tree inventory/survey currently required with a preliminary plat submission. The amendments require that the tree inventory is supplemented with topography and grading information to better understand how tree cover will be retained or removed with development. Zoning Ordinance The amendments to the Zoning ordinance include those to the Definitions, Landscaping and Screening, and the Tree Protection sections. Amendments to the Definitions section propose to revise the size of a specimen tree from 32” measured at diameter breast height to a size of 24” measured at diameter breast height. Definitions for “significant tree” and “woodland” have also been added. The definitions also clarify that these are desired species and are not invasive in nature. The intent is to recognize the value of larger trees and areas of extensive tree cover, while clarifying that invasive species are not protected. Amendments to the Landscaping and Screening section include those for consistency in plan requirements with the Subdivision ordinance as noted above, enhancing tree Planning Commission Agenda – 04/01/2025 2 species diversity in planting plans and implementation, as well as a clarification for trees required for single-family development. Diversity is species reduces potential impact to cover and loss resulting from disease or insect infestations. Finally, a number of amendments are proposed in the Tree Protection section of ordinance. The proposed amendments would strike the exemption for commercial and industrial properties but retain exemption for the CCD and existing single-family properties. In evaluating tree canopy within the current city boundary, tree cover in existing commercial and industrially zoned properties is limited. (See also information in the Urban Tree canopy Report.) Trees could still be removed in commercial and industrial areas, subject to the mitigation standards specified later in the Tree Protection ordinance. The proposed ordinance would limit tree removals to no more than 50% of existing “significant tree” coverage within residential development and no more than 75% of existing “significant tree” coverage in commercial or industrial. Specimen trees would require protection or mitigation per the proposed ordinance. These percentages were developed based on an analysis of resulting tree cover following residential development where the original tree coverage was over 90% of the property. That analysis is included for reference. The mitigation requirements of the Tree Protection section are proposed to be amended. Developments which propose to remove specimen trees within their development or tree cover beyond the allowable percentages would be required to mitigate the loss at a 1:1 ratio of diameter inches lost. The replacement could occur on- site, in other areas specified by the city, or through payment into the City’s tree fund. In addition, credit against the City’s base landscaping standards will be applied to tree retention achieved in new developments. In summary, the proposed amendments are intended to clarify and support maintenance of Monticello’s existing tree cover, placing an emphasis on healthy, native trees and woodland areas. The ordinances are intended to balance protection and enhancement of tree cover with a recognition that development requires adequate space and size for building and site improvements. PARC RECOMMENDATION The Parks, Arts & Recreation Commission reviewed the Davey Resource Group work products in summary on March 27, 2024. The PARC will review the ordinances and companion Tree Manual in a follow-up meeting, providing any additional comments to those of the Planning Commission. Planning Commission Agenda – 04/01/2025 3 STAFF RECOMMENDED ACTION Staff recommend Alternative 1 approving the amendments as proposed for tree planting and maintaining trees and tree canopy. Trees are significant resource for the community, adding character and value to neighborhoods, most notably in residential areas where the City is seeking to attract quality residential construction. The ordinances proposed support the strategic maintenance and protection of the City’s tree canopy in alignment with the Monticello 2040 Plan. The 2040 Plan outlines a series of policies and strategies supporting the maintenance and enhancement of the community’s tree canopy, including: CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. 2025-15 1 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO RECOMMENDING APPROVAL OF AMENDMENT TO THE MONTICELLO CITY CODE, CHAPTER 152: SUBDIVISIONS AND MONTICELLO ZONING ORDINANCE CHAPTER 153.027, 152.060 AND 152.061, AND ANY OTHER RELATED SECTIONS OF SUBDIVISION OR ZONING ORDINANCE TEXT NECESSARY AS RELATED TO REGULATIONS FOR PLANTING AND MAINTAINING TREES AND TREE CANOPY WHEREAS, the City of Monticello has adopted ordinance regulations to promote and protect the public health, safety and general welfare by providing for the protection, planting and maintenance of trees within the city; and WHEREAS, the City has embarked on a comprehensive assessment and evaluation of its tree canopy inventory and companion tree canopy management programs; and WHEREAA, the tree inventory and canopy assessment prepared for the City have documented that trees are significant resource for the community, adding character and value to neighborhoods; and WHEREAS, as a result of the evaluation and assessment of the tree canopy and management programs, the City has determined it necessary to amend its regulations for the protection and enhancement of the City’s tree canopy; and WHEREAS, the Planning Commission held a public hearing on the amendment on April 1, 2025 and members of the public were provided the opportunity to present information to the Planning Commission and comment on the proposed ordinance amendment; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the approval: 1. The proposed amendments are consistent with the City’s interest in protecting the health, safety, and welfare of its residents, businesses, and property owners. 2. The proposed amendments support the protection and integration of street trees into Monticello’s neighborhoods to enhance their visual quality, create inviting and safe spaces, and improve access to nature and recreation. 3. The proposed amendments serve to promote tree growth throughout the city and encourage tree plantings along streets, pathways and on private property. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. 2025-15 2 4. The proposed amendments are in alignment with the Monticello 2040 Vision + Plan goals for a strong set of amenities which enhance quality of life, retain residents and support continued investment, and design which minimizes impacts to mature landscaping, water features and environmentally sensitive areas. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, the Planning Commission hereby recommends that the Monticello City Council approve the proposed Amendments to the Zoning Ordinance specified in Ordinance No. 8XX. ADOPTED this 1st day of April, 2025, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Andrew Tapper, Chair ATTEST: ____________________________________________ Angela Schumann, Community Development Director § 152.040 PRELIMINARY PLAT. The owner or subdivider shall prepare and submit a preliminary plat together with any necessary supplementary information. (A) Contents. The preliminary plat shall contain the following information: (1) Proposed name of subdivision; names shall not duplicate or too closely resemble names of existing subdivisions; (2) Location of boundary lines in relation to a known section, quarter section, or quarter- quarter section lines comprising a legal description of the property; (3) Names and addresses of the record fee owner; (4) Scale of plat not less than one inch to 100 feet; (5) Date and north point; (6) Project narrative; and (7) Certificate of survey signed by a registered land surveyor and current within six months of plat application to include legal description, all public utilities including pipe size, material type, depths, location, and detail of private utilities or easements, any other easements of record. (B) Existing conditions plan. (1) Boundary line of proposed subdivision clearly indicated and to a close degree of accuracy; (2) Existing zoning classifications for land within and abutting the subdivision; (3) Location right-of -way width, and names of existing or planned streets, or other public ways, parks, and other public lands, permanent buildings and structures, easements, school districts, section and corporate lines within the plan and to a distance 350 feet beyond shall also be indicated; (4) Boundary lines of adjoining unsubdivided or subdivided land, within 350 feet, identified by name and ownership, including all contiguous land owned or controlled by subdivider; (5) Topographic data, including contours at vertical intervals of not more than two feet and all surface features and structures. Watercourses, marshes, rock outcrops, delineated wetlands, power transmission poles and lines, size, location, and elevation of all appurtenances of existing public utilities and all quasi-public utilities, including the name and operating authority of each utility, and other significant features shall be shown. U.S.G.S. data shall be used for all topographic mapping where feasible. (1929 sea level data shall be used for all topographic mapping.) The flood elevation of all lakes, river, and wetlands shall also be shown; (6) An accurate soil survey of the subdivision prepared by a qualified person; (7) Location and size of existing sewers, water mains, culverts, storm sewer, or other underground facilities within the tract and to a distance of 100 feet beyond the tract. Such data as grades, invert elevations and locations of catch basins, manholes, and hydrants shall be shown only on request; (8) A survey prepared by a qualified person identifying tree coverage in the proposed subdivision in terms of type, weakness, maturity, potential hazard, infestation, vigor, density, and spacing. Deciduous trees that are less than six inches in diameter at a point five feet above natural grade, or trees that are diseased or invasive as defined by the Department of Natural Resources may be exempted from this survey; and shall be prepared. Any significant tree on the property to be platted shall be inventoried and tagged with a unique identification number. This number will be used to depict the tree locations on a map at the same scale as the grading plan. The unique identification numbers shall be keyed to a chart showing location, species, condition, size (DBH), and critical root zone (CRZ) of every significant tree on the property. Total DBH inches of all inventoried trees shall be tallied and provided on the chart. In addition to trees on said property, significant trees on adjacent property which have CRZs overlapping onto said property must be inventoried. The chart and map shall specify which trees are to be removed or preserved and reasoning for the decision. The map shall be provided as both a separate sheet and as an overlay atop the grading plan. Special considerations and preservation measures for trees to be preserved shall be described in the tree preservation plan and depicted on both versions of the map. All significant Trees shall be noted. (9) Wetland data report shall be required and must consist of a wetland delineation report which identifies all wetlands, ponds, lakes, waterways, floodplains, and shorelines, and a wetland functional assessment summary. The wetland data report must be submitted with the preliminary plat. (C) Proposed design features. (1) A proposed grading plan showing the present and existing contours at two-foot contour interval, together with off-site existing contours depicting drainage patterns entering the proposed site, within 200 feet or more of the proposed subdivision is required unless waived by the City Engineer. If determined to be necessary by the City Engineer, one-foot contours may be required for proposed grading plans in order to ensure property drainage. High and low point elevations and emergency overflow elevations and routes shall be provided. The proposed grading plan shall demonstrate a design for the subdivision that respects the natural topography, and preserves existing trees, wetlands, and other natural features; (2) Layout of proposed streets showing the right-of-way widths, centerline gradients, typical cross-sections, and proposed names of streets. The name of any street heretofore used in the county or its environs shall not be used unless the proposed street is a logical extension of an already named street, in which event the same name shall be used. Street names conform to the master street name and numbering system as adopted; (3) Locations and widths of proposed streets and pathways; (4) Layout, numbers, and preliminary dimensions of lots and blocks and dimensions of street frontage; (5) Tabulation of the acreage of the full subdivision; (6) Tabulation statement of the approximate square footage and dimensions of the individual lots; (7) Minimum front and side street building setback lines. When lots are located on a curve, the width of the lot is measured at the building setback line; (8) For each lot, specify building type, finished floor elevations, and lowest opening elevations. (9) Areas, other than streets, alleys, pathways, and utility easements intended to be dedicated or reserved for public use, including the size of the area or areas in acres; (10) Proposed location and routing of proposed sewer lines and identification of gravity mains or forcemains; (11) Proposed location and routing of proposed water mains; (12) A vegetation preservation and protection plan that shows those trees proposed to be removed, those to remain, the types and locations of trees, and other vegetation that are to be planted; A landscaping and vegetation plan prepared per the requirements of 153.060(D) and (E) and a tree protection plan prepared per the requirements of 153.061. (13) A stormwater management plan and erosion and sediment control plan in accordance with the requirements of the city’s Design Manual and per zoning ordinance Chapter 4.10; and (14) Open space and landscaping plan. (D) Other information. (1) The applicant shall supply proof of title in a form approved by the City Attorney and the legal description of the property for which the subdivision is requested and, as applicable, supply documented authorization from the owner(s) of the property in question to proceed with the requested subdivision; (2) Statement of the proposed use of lots stating type of residential buildings with number of proposed dwelling units and type of business or industry, so as to reveal the effect of the development on traffic, fire hazards, and congestion of population; (3) If any zoning changes are contemplated, the proposed zoning plan for the areas; (4) (a) Where the subdivider owns property adjacent to that which is being proposed for the subdivision, the Planning Commission shall require that the subdivider submit a sketch plan of the remainder of the property so as to show the possible relationships between the proposed subdivision and the future subdivision; and (b) In any event, all subdivisions shall be shown to relate well with existing or potential adjacent subdivision. (5) Where structures are to be placed on large lots (over 30,000 square feet), the preliminary plat shall indicate placement of structures so that lots may be further subdivided; (6) Where potential subdivision and use of excessively deep (over 300 feet) lots exist, the preliminary plat shall indicate placement of structures so that lots may be further subdivided; (7) A copy of all proposed private restrictions and covenants; and (8) Other information as may be requested by the engineer, surveyor, or Planning Commission. § 153.012 DEFINITIONS. CITY FORESTER. The “Tree Care Manager/City Forester” is a person or persons certified by the Minnesota Commission of Agriculture to plan, direct, and supervise all requirements for controlling shade tree diseases and general tree maintenance throughout the City. The Parks, Arts and Recreation Director or designee shall be the City Forester. CRITICAL ROOT ZONE. The area inside the dripline of a tree that contains its roots. The distance from the trunk that equals one foot for every inch of the tree's diameter. DBH (diameter at breast height) . Tree diameter measured at 4.5 feet above soil level. SHADE TREE FUND. A fund established by the City into which fees collected from tree preservation plan enforcement are placed, used to finance City planting and maintenance of shade trees on public lands. STREET TREES. “Street Trees” are trees, shrubs, bushes, and all other woody vegetation which have been or will be planted in a public right-of-way by the City at the direction of the City Forester. TREE SAVE AREA. The area around a specimen tree defined as either the CRZ (critical root zone) or the area that extends one linear foot around the tree's dripline. TREE SIZES. A “Small Tree” is any plant material that will grow to a height and/or spread of thirty (30) feet; a “Medium Tree” is any plant material that will grow to a height and/or spread of thirty-one to and including fifty (50) feet; a “Large Tree” is any pant material that will grow to a height and/or spread of over fifty (50) feet. TREE, SIGNIFICANT. Any tree over 6” DBH for hardwood trees, over 8” for softwood trees, or over 12’ in height for conifers. TREE, SPECIMEN. Any canopy tree with a DBH of 2436 inches or more and any understory or ornamental tree with a DBH of 8ten inches or more that is not exempted as a specimen tree by this chapter,. rated in fair or better condition and not of a species listed under ‘Prohibited Trees For Planting’ in the City of Monticello’s Tree Manual. WOODLAND. A grouping or cluster of coniferous and/or deciduous trees with contiguous crown cover, occupying 15,000 or more square feet of property, and composed of deciduous trees of 6 caliper inches or more, coniferous trees over 12 feet in height, and primarily of species not on the Prohibited Trees for Planting list. Whether a grouping or cluster of trees with populations or stands of species on the Prohibited Trees for Planting list meets the definition of “woodland” shall be determined by the City Forester. § 153.060 LANDSCAPING AND SCREENING. (C) General requirements for landscaping. (1) Applicability of landscaping standards. (a) General. Except as exempted by § 153.060(C)(1)(b) below, the standards in § 153.060 shall apply to all development in the city. (b) Exemptions. Development in the CCD shall be exempt from the perimeter vehicular use area landscaping standards in § 153.060(F)(3). (c) Landscape plan. To ensure compliance with the standards of this section, a landscape plan demonstrating how landscaping will be planted on a development site shall be included as a part of any application when required by the Community Development Department. (2) Planting standards. Plantings provided in accordance with this section shall comply with the following standards: (a) Deciduous canopy or shade trees shall be a minimum of two caliper inches in size at the time of planting, as determined in the American Standard for Nursery Stock, ANSI Z60.1-2004, as amended. (b) Evergreen canopy trees shall be a minimum of six feet in height above ground level at the time of planting. (c) Understory or ornamental trees shall have a caliper of one-and-one half inches at time of planting, as determined in the American Standard for Nursery Stock, ANSI Z60.1-2004, as amended. (d) Deciduous or evergreen shrubs shall be upright in nature and be a minimum of 24 inches in height at the time of planting. (e) In cases where an aggregate caliper inch (ACI) requirement is utilized to derive a required amount of vegetation, and the ACI figure includes a fraction, an applicant may: 1. Utilize a tree or trees with a caliper inch measurement exceeding the minimum size at time of planting standard of § 153.060(C) in order to meet the required ACI; or 2. Round the ACI figure upwards until the figure corresponds with a whole number of trees meeting the minimum size at time of planting standard. When trees exceeding the minimum size at time of planting standard are proposed, the minimum calipers of such trees shall be clearly noted on the Landscaping Plan. (f) In cases where application of landscaping requirements result in a fraction in the number of shrubs to be provided, the minimum number of shrubs or trees to be provided shall be rounded upwards to the next highest whole number. (g) All landscape plant materials shall conform to the latest version of the American Standard of Nursery Stock (ANSI Z60.1, as amended). Plant material shall be of standard quality or better, true to name and type of species or variety. (h) The use of native, drought tolerant vegetation is encouraged to reduce dependency upon irrigation. (i) To curtail the spread of disease or insect infestation in a plant species, new tree plantings shall comply with the following standards: 1. When fewer than 20 trees are required on a site, at least four two different species shall be utilized, in roughly equal proportions. 2. When more than 20 but fewer than 40 trees are required to be planted on site, at least six three different species shall be utilized, in roughly equal proportions. 3. When 40 or more trees are required on a site, at least eight four different species shall be utilized, in roughly equal proportions. 4. Nothing in this division shall be construed so as to prevent the utilization of a larger number of different species than specified above. (j) Required species. 1. All trees used in site developments shall be indigenous to the appropriate hardiness zone and physical characteristics of the site. 2. All deciduous trees proposed to satisfy the minimum requirements of this policy shall be long-lived hardwood species. 3. No species listed under ‘Prohibited Trees For Planting’ in the City of Monticello’s Tree Manual shall be planted. (3) Existing vegetation. (a) It is the policy of the City of Monticello to preserve the natural forest and woodland areas throughout the city; and with respect to specific site development, to retain, as far as practicable, substantial tree stands which should be incorporated into the site. . Areas meeting the definition of Woodland as outlined in section 153.012 DEFINITIONS shall be subject to the guidelines set forth in 153.061 (2)(a) Woodland Preservation. (b) Existing healthy, well-formed canopy and understory trees as well as healthy shrubs shall be credited toward the requirements of this section, provided the vegetation meets the minimum size standards of this chapter, is protected before and during development of the site in accordance with § 153.061(B), Tree Protection During Construction, and is maintained thereafter in a healthy growing condition. (4) Stabilization. All required landscape planting areas and required yards shall be stabilized and maintained with lawn, ground covers, mulches, or other approved materials to prevent soil erosion and allow rainwater infiltration. (5) Berms. (a) The slope of all berms shall not exceed a two-to-one ratio (horizontal to vertical), shall have a top width at least one-half the berm height, and a maximum height of four feet above the toe of the berm. (b) All berms, regardless of size, shall be stabilized with a ground cover or other suitable vegetation. (c) Berms proposed to be placed along street right-of-way shall be designed and constructed to provide adequate sight distances at intersections and shall not impair safe operation of vehicles. (d) Berms shall in no case damage the roots or trunks of existing healthy vegetation designated to be preserved. (6) Easements. Nothing except groundcover shall be planted or installed within any underground or overhead utility, drainage, gas easement, or within three feet of a fire protection system without the consent of the utility provider, easement holder, or the city, as appropriate. (7) Ground cover when no landscaping or site plan is required. All areas not otherwise improved in accordance with approved site or landscaping plans shall be seeded or sodded with lawn cover, except for managed natural landscapes as defined in M.S. § 412.925. Other exceptions to this criterion may be approved by the Community Development Department as follows: (a) Undisturbed areas containing existing viable natural vegetation which can be maintained free of foreign and noxious plant materials. (b) Areas designated as open space or future expansion areas properly planted and maintained with prairie grass. (c) Use of mulch materials such as bark, rock mulch over four mil poly, and wood chips in support of shrubs and foundation plantings. (D) Landscaping plan requirements. (1) Detailed landscape plans shall be required as specified in this chapter and in all cases where site plan approval is specified by either this chapter or the subdivision ordinance. (a) The landscape plan should illustrate planned development on the site; and (b) The landscape plan shall be produced on a separate sheet or sheets from other required plans such as grading, drainage, and utility plans. (2) Detailed landscape plans shall include the following information: (a) In general. 1. Name and address of developer/owner. 2. Name and address of architect/designer. 3. Date of plan preparation. 4. Dates and description of all revisions. 5. Name of project or development. 6. Scale of plan (engineering scale only, at one inch equals 50 feet or less). 7. North point indication. (b) Site analysis. 1. Boundary lines of property with dimensions based upon certified survey. 2. Name and alignment of proposed and existing adjacent on-site streets. 3. Location of existing and proposed utility rights-of-way, easements, and lines (water, gas, electric). 4. Location of existing and proposed building. 5. Topographic contours of the minimum interval of two feet, extending at least 100 feet beyond the site boundaries. 6. Location of existing and proposed parking facilities, including curbing detail and traffic island delineators. 7. Location of existing and proposed water bodies. 8. Location of existing and proposed sidewalks, trail corridors, and fire lanes. 9. Other existing or proposed conditions which would be expected to affect landscaping. 10. Percentage of gross site area not covered by structures and pavement and percentage of gross site area covered by pervious and impervious surfaces. (c) Landscape data. 1. Planting schedule (table) containing symbols, quantities, common names, botanical names, sizes of plant material, root specification (b.r., B & B, potted, etc.) and special planting instructions. 2. Existing trees and shrubbery, locations, common names, and approximate size. 3. Planting detail (show all species to scale at normal mature crown diameter or spread for local hardiness zone). 4. Typical sections in details of fences, tie walls, planter boxes, tot lots, picnic areas, berms, and the like. 5. Typical sections of landscape islands and planter beds with identification of materials used. 6. Details of planting beds and foundation plantings. 7. Note indicating how disturbed soil areas will be restored through the use of sodding, seeding, or other techniques. 8. Delineation of both sodded and seeded areas with respective areas in square feet. 9. Coverage plan for underground irrigation system, if any. 10. Exterior lighting plan (as applicable). (E) Standards for site landscaping. (1) Purpose and intent. Site landscaping material is intended to soften the visual impact of building foundations and provide for the even dispersal of trees across a development site. (2) No exceptions. The site landscaping provisions of § 153.060(H) shall be required for all development. (3) Distinguished from other required landscaping. Site landscaping, for the purpose of this section, is exclusive of required perimeter buffer and screening landscaping. Plantings required to meet vehicular use area and perimeter vehicular use area landscaping standards can be counted towards meeting site landscaping requirements. (4) Site landscaping standards. Site landscaping shall be supplied in the amounts identified in Table 4-4: Required Site Landscaping Plantings. Site landscaping shall meet the minimum size standards for new planting specified in § 153.060(C)(2), Planting Standards. TABLE 4-4: REQUIRED SITE LANDSCAPING PLANTINGS Use Type [1] Required Plantings Per Site [2][3][4] TABLE 4-4: REQUIRED SITE LANDSCAPING PLANTINGS Use Type [1] Required Plantings Per Site [2][3][4] General Standards Single-family detached and Multi-family dwellings with less than five (5) units [5] [6] 4.0 ACI of canopy trees per street frontage per unit OR [7] Multi-Family Dwellings with five (5) or more units 16.0 ACI of canopy trees (including at least 3 evergreen trees) per acre + at least 2 shrubs per each 10 feet of building perimeter, or as may be otherwise specified in the zoning district Civic & Institutional Uses 14.0 ACI of canopy trees (including at least 2 evergreen trees) per acre + at least 1 shrubs per each 10 feet of building perimeter Office & Commercial Uses 10.0 ACI of canopy trees (including at least 1 evergreen tree) per acre + at least 2 shrubs per each 10 feet of building perimeter Industrial Uses 4.0 ACI of canopy trees (including at least 1 evergreen tree) per acre + at least 1 shrub per every 10 feet of a building wall facing a public right-of-way District Specific Standards TN District lot standards (all plantings must be in the front or side yards, and all shrub and flower plantings must be in the front yard) See § 153.060(J)(2) CCD lot standards See § 153.060(J)(3) IBC District lot standards See § 153.060(J)(4) NOTE: ACI = Aggregate Caliper Inches [1]: See Table 5-1, Uses By District. [2]: At least ½ of the required shrubs shall be of an evergreen variety. [3]: Each evergreen tree meeting the minimum size standards of this section shall count as two caliper inches towards the total number of required canopy tree caliper inches. [4]: Credits towards required landscaping are available for the retention of non- specimen trees per the provisions of § 153.61(D), Tree Preservation Incentives. [5]: Required landscaping trees shall be planted within the boulevard. [6]: Lots in the T-N District shall not adhere to these standards, but instead to the specific standards listed in § 153.61(J)(2). [7]: Required Plantings for corner lots shall be double the listed requirements (8.0 ACI of canopy trees) § 153.061 TREE PROTECTION. (A) Purpose. The purpose of this section is to preserve existing natural resources of the community and to encourage the greening of the city. The City Council finds that the preservation of trees and other vegetation, where practicable, is in the best interest of city residents’ health and welfare. To that end, the City Council has found it necessary and desirable to establish regulations to ensure the city preserves its most significant trees and clusters of exiting trees throughout the city. (B) Protection of specimen trees. (1) Applicability. (a) In general. All development in the city, except that exempted in accordance with § 153.061(B)(1)(b) below, shall be required to protect specimen trees in accordance with this section. (b) Exemptions. The following development shall be exempt from these standards: 1. Development on land within the CCD zoning district and all other commercially and industrially zoned properties; 2. Development on land containing an existing single-family detached residential dwelling on a lot-of-record which cannot be further subdivided. (2) Separate plan required. The location, species, and size of all specimen trees to be retained in accordance with this section shall be depicted on a separate inventory and protection plan clearly depicting all required information. Every significant tree on the property where the permit is being applied for shall be inventoried and tagged with a unique identification number. This number will be used to depict the tree locations on a map at the same scale as the grading plan. The unique identification numbers shall be keyed to a chart showing location, species, condition, size (DBH), and critical root zone (CRZ) of every significant tree on the property. Total DBH inches of all inventoried trees shall be tallied and provided on the chart. In addition to trees on said property, significant trees on adjacent property which have CRZs overlapping onto said property must be inventoried. The chart and map shall specify which trees are to be removed or preserved and reasoning for the decision. The map shall be provided as both a separate sheet and as an overlay atop the grading plan. Special considerations and preservation measures for trees to be preserved shall be described in the tree preservation plan and depicted on both versions of the map. All significant trees shall be noted. (a) Woodland Preservation - Significant trees to be preserved in areas meeting the definition of “woodland” shall be exempt from inventory requirements. Specimen trees shall be inventoried as described above, as well as any significant trees whose CRZ will be impacted by development. If more than 250% of the total area of woodland is to be cleared, specimen and significant trees shall be replaced according to the guidelines set forth in § 153.061 (B)(5) Replacement trees required. (3) General requirement. (a) No specimen tree may be removed, and no more than 50% of the total significant tree DBH inches inventoried shall be removed for residential developments, and no more than 75% for commercial developments, except in accordance with § 153.061(B)(4), Removal of a Specimen Tree ("specimen tree" is defined in § 153.012). ), Removal of a specimen tree or significant tree shall be subject to the following requirements (“specimen tree” and "significant tree" is defined in § 153.012). (b) All specimen trees and significant trees shall have the following protections, whether located on public or private land: 1. Cutting, removal, or harm prohibited. Specimen trees and significant trees shall not be cut, removed, pushed over, killed, or otherwise harmed. 2. Paving or soil compaction prohibited. The area within the dripline of any specimen tree and significant trees shall not be subject to paving or soil compaction greater than 10% of the total area within the dripline, or within 12 feet of the tree trunk. (4) Removal of a specimen tree or significant tree. Specimen trees and significant trees may be removed if the landowner demonstrates to the Community Development Department that one of the following sets of conditions is met: (a) Removal of a healthy specimen tree or significant tree beyond the allowable removal allotment. A specimen tree or significant tree that is in healthy condition may only be removed if either all of the following standards are met: 1. The specimen tree or significant tree prevents development of a lot platted prior to the effective date of this chapter as denoted in § 153.004 in a way that limits building area to less than otherwise allowed, or hinders compliance with the standards in §§ 153.040 through 153.047, §§ 153.060 through 153.072, and §§ 153.090 through 153.093. 2. Mitigation is provided in accordance with § 153.061(B)(5), Replacement/Mitigation of Specimen Trees and Significant Trees. Such mitigation shall be counted toward the landscaping and screening requirements required by this ordinance for the development. (b) Removal of a severely diseased, high risk, or dying specimen tree or significant tree. A specimen tree or significant tree that is certified as being severely diseased, high risk, or dying by a certified arborist ISA Certified Arborist® may be removed without required mitigation. (5) Replacement/mitigation of specimen trees and significant trees. Those causing the destruction or removal of a healthy specimen tree or significant tree, unless exempted by this chapter, shall be responsible for the following mitigation: (a) Replacement trees required. 1. Each healthy specimen tree or significant tree removed or destroyed shall be replaced with three or more replacement trees equaling or exceeding a total of 18 aggregate caliper inches. at a rate of 1:1 aggregate caliper inch (ACI) to removed DBH inches, e.g. removal of a 24” DBH tree shall require planting of 12 x 2” caliper trees. All plantings shall be done in accordance with the standards established in § 153.060 LANDSCAPING AND SCREENING of the City of Monticello municipal code of ordinances. In cases where the ACI figure includes a fraction, an applicant may follow the guidelines in section 153.06(C)(2)(e). 2. The required replacement trees shall be planted within 12 months of the removal or destruction of the specimen tree. 3. Boulevard trees removed or destroyed shall be replaced at a 1:1 ratio (one new tree for each tree removed) due to planting space restrictions. If replanting sites available are found to violate the standards for boulevard tree plantings set forth in the Tree Manual or are otherwise unsuitable, alternative plantings sites may be required. Planting in a location where a stump was recently removed should be avoided, if possible. Pending approval by the City Forester replanting requirements may be substituted with the payment of a fee equivalent to the replanting cost of trees and labor, to be paid to the City Shade Tree Fund. (b) Location of replacement trees. Replacement trees shall be either planted on the parcel of land from which the specimen tree was removed if sufficient space is available, or placed on nearby lands in accordance with § 153.060(E), Alternative Landscape Plan. If soil quality is determined to be non-conducive to tree root development by the City Forester, soil replacement or improvement measures may be required. Pending approval by the City Forester, replanting requirements may be substituted with the payment of a fee equivalent to the replanting cost of trees and labor, to be paid to the City Shade Tree Fund. (c) Establishment period. Replacement trees shall be maintained through an establishment period of at least two complete growing seasons. The applicant shall guarantee the survival and health of all replacement trees during the establishment period and guarantee any associated replacement costs. If the replacement trees do not survive the establishment period, the applicant shall purchase and install new replacement trees. (C) Tree protection during construction. (1) Owner’s responsibility. During development, the owner or developer shall be responsible for the erection of any and all barriers necessary to protect any existing or installed vegetation from damage both during and after construction. (2) Tree protection fencing and tree save areas. (a) Where required. Specimen trees, significant trees, and other existing trees being used for credit towards landscaping requirements shall be fenced with a sturdy and visible fence before grading or other development activity begins. Fencing shall be erected no closer than one linear foot to the tree’s dripline or CRZ. The Community Development Department shall consider the existing site conditions in determining the exact location for tree protection fencing. Areas located inside of tree protection fencing are considered “tree save areas”. (b) Inspection. All tree protection measures shall be inspected and approved by the city prior to start of any land disturbing activities. Failure to have tree protection measures approved prior to the commencement of construction is a violation of this chapter. (c) When required. No construction, grading, equipment or material storage, or any other activity shall be allowed within the tree save (fenced) area without the approval of an ISA Certified Arborist® or the City Forester.. Fencing shall be maintained until after the final site inspection. (3) Encroachments into tree save areas. Encroachments into specimen tree save areas shall occur only when no other alternative exists. If such an encroachment is anticipated, the following preventive measures shall be employed with the approval of an ISA Certified Arborist® or the City Forester:: (a) Soil compaction. Where compaction might occur due to construction traffic or materials delivery through a tree save area, the area must first be mulched with a minimum four inch layer of wood chips. Equipment or materials storage shall not be allowed within a tree save area. (b) Fill. No fill shall be placed within a specimen tree save area without adequate venting to allow air and water to reach the roots. (c) Chemical contamination. Trees located within a specimen tree save area shall be protected from chemical contamination from liquids or other materials, including but not limited to paint, chemical solvents, gasoline, oil, diesel fuel, hydraulic fluid, concrete spoils, or rinse water from vehicle cleaning, including rinsing of concrete truck tanks and chutes. (d) Paving limitations. Except for driveway access points, sidewalks, curb, and gutter; no paving shall occur within five feet of a specimen tree save area unless authorized through an alternative landscaping plan [See § 153.060(E), Alternative Landscaping Plan]. (D) Tree preservation incentives. (1) Tree preservation credits. In order to encourage the preservation of as many healthy trees as practical on a development site, credit towards the minimum landscaping requirements shall be applied to all existing trees retained on a site that are not specimen trees that comply with the credit standards of this division. Credits are offered only for trees that are not required to be retained by other sections of this chapter. Credits shall be granted in accordance with the following standards: (a) Credit amount. A credit of one-and-one-quarter multiplied by the aggregate caliper of trees that are not specimen trees shall be credited and applied towards the landscaping standards in § 153.060, Landscaping and Screening, when the trees that are saved comply with the following minimum size standards: 1. Canopy trees. Canopy trees, whether deciduous or evergreen, of seven inches in caliper or greater, measured six inches above ground level. 2. Understory/ornamental trees. Understory or ornamental trees, whether deciduous or evergreen, of four inches in caliper or greater, measured four inches above ground level. (b) Credit applied towards required plantings. The credit shall be applied to the aggregate tree caliper inch standards for landscaping. In no case shall credits substitute for more than 75% of the required landscaping material. (c) Exclusions to credit provisions. Dead, dying or diseased trees shall not be used towards crediting. (2) Reduction in the minimum number of required parking spaces. Up to a 5% reduction in the number of off-street parking spaces required on a development site shall be allowed if the reduction in the amount of required pavement will preserve the root zones of existing healthy specimen trees. The amount of reduction can be determined only after taking into consideration any unique site conditions and the impact of the reduction on parking needs for the use, and must be agreed upon by both the applicant and the Community Development Department. Alternative paving materials may be required by the Community Development Department in cases where required parking areas encroach upon root zones. § 152.040 PRELIMINARY PLAT. The owner or subdivider shall prepare and submit a preliminary plat together with any necessary supplementary information. (A) Contents. The preliminary plat shall contain the following information: (1) Proposed name of subdivision; names shall not duplicate or too closely resemble names of existing subdivisions; (2) Location of boundary lines in relation to a known section, quarter section, or quarter- quarter section lines comprising a legal description of the property; (3) Names and addresses of the record fee owner; (4) Scale of plat not less than one inch to 100 feet; (5) Date and north point; (6) Project narrative; and (7) Certificate of survey signed by a registered land surveyor and current within six months of plat application to include legal description, all public utilities including pipe size, material type, depths, location, and detail of private utilities or easements, any other easements of record. (B) Existing conditions plan. (1) Boundary line of proposed subdivision clearly indicated and to a close degree of accuracy; (2) Existing zoning classifications for land within and abutting the subdivision; (3) Location right-of -way width, and names of existing or planned streets, or other public ways, parks, and other public lands, permanent buildings and structures, easements, school districts, section and corporate lines within the plan and to a distance 350 feet beyond shall also be indicated; (4) Boundary lines of adjoining unsubdivided or subdivided land, within 350 feet, identified by name and ownership, including all contiguous land owned or controlled by subdivider; (5) Topographic data, including contours at vertical intervals of not more than two feet and all surface features and structures. Watercourses, marshes, rock outcrops, delineated wetlands, power transmission poles and lines, size, location, and elevation of all appurtenances of existing public utilities and all quasi-public utilities, including the name and operating authority of each utility, and other significant features shall be shown. U.S.G.S. data shall be used for all topographic mapping where feasible. (1929 sea level data shall be used for all topographic mapping.) The flood elevation of all lakes, river, and wetlands shall also be shown; (6) An accurate soil survey of the subdivision prepared by a qualified person; (7) Location and size of existing sewers, water mains, culverts, storm sewer, or other underground facilities within the tract and to a distance of 100 feet beyond the tract. Such data as grades, invert elevations and locations of catch basins, manholes, and hydrants shall be shown only on request; (8) A survey prepared by a qualified person identifying tree coverage in the proposed subdivision in terms of type, weakness, maturity, potential hazard, infestation, vigor, density, and spacing. Deciduous trees that are less than six inches in diameter at a point five feet above natural grade, or trees that are diseased or invasive as defined by the Department of Natural Resources may be exempted from this survey; and (9) Wetland data report shall be required and must consist of a wetland delineation report which identifies all wetlands, ponds, lakes, waterways, floodplains, and shorelines, and a wetland functional assessment summary. The wetland data report must be submitted with the preliminary plat. (C) Proposed design features. (1) A proposed grading plan showing the present and existing contours at two-foot contour interval, together with off- site existing contours depicting drainage patterns entering the proposed site, within 200 feet or more of the proposed subdivision is required unless waived by the City Engineer. If determined to be necessary by the City Engineer, one-foot contours may be required for proposed grading plans in order to ensure property drainage. High and low point elevations and emergency overflow elevations and routes shall be provided. The proposed grading plan shall demonstrate a design for the subdivision that respects the natural topography, and preserves existing trees, wetlands, and other natural features; (2) Layout of proposed streets showing the right-of-way widths, centerline gradients, typical cross-sections, and proposed names of streets. The name of any street heretofore used in the county or its environs shall not be used unless the proposed street is a logical extension of an already named street, in which event the same name shall be used. Street names conform to the master street name and numbering system as adopted; (3) Locations and widths of proposed streets and pathways; (4) Layout, numbers, and preliminary dimensions of lots and blocks and dimensions of street frontage; (5) Tabulation of the acreage of the full subdivision; (6) Tabulation statement of the approximate square footage and dimensions of the individual lots; (7) Minimum front and side street building setback lines. When lots are located on a curve, the width of the lot is measured at the building setback line; (8) For each lot, specify building type, finished floor elevations, and lowest opening elevations. (9) Areas, other than streets, alleys, pathways, and utility easements intended to be dedicated or reserved for public use, including the size of the area or areas in acres; (10) Proposed location and routing of proposed sewer lines and identification of gravity mains or forcemains; (11) Proposed location and routing of proposed water mains; (12) A vegetation preservation and protection plan that shows those trees proposed to be removed, those to remain, the types and locations of trees, and other vegetation that are to be planted; (13) A stormwater management plan and erosion and sediment control plan in accordance with the requirements of the city’s Design Manual and per zoning ordinance Chapter 4.10; and (14) Open space and landscaping plan. (D) Other information. (1) The applicant shall supply proof of title in a form approved by the City Attorney and the legal description of the property for which the subdivision is requested and, as applicable, supply documented authorization from the owner(s) of the property in question to proceed with the requested subdivision; (2) Statement of the proposed use of lots stating type of residential buildings with number of proposed dwelling units and type of business or industry, so as to reveal the effect of the development on traffic, fire hazards, and congestion of population; (3) If any zoning changes are contemplated, the proposed zoning plan for the areas; (4) (a) Where the subdivider owns property adjacent to that which is being proposed for the subdivision, the Planning Commission shall require that the subdivider submit a sketch plan of the remainder of the property so as to show the possible relationships between the proposed subdivision and the future subdivision; and (b) In any event, all subdivisions shall be shown to relate well with existing or potential adjacent subdivision. (5) Where structures are to be placed on large lots (over 30,000 square feet), the preliminary plat shall indicate placement of structures so that lots may be further subdivided; (6) Where potential subdivision and use of excessively deep (over 300 feet) lots exist, the preliminary plat shall indicate placement of structures so that lots may be further subdivided; (7) A copy of all proposed private restrictions and covenants; and (8) Other information as may be requested by the engineer, surveyor, or Planning Commission. BASEMENT. Means any area of a structure, including crawl spaces, having its floor or base subgrade (below ground level) on all four sides, regardless of the depth of excavation below ground level. BED AND BREAKFAST. A private residence, generally a single-family residence, engaged in renting one or more dwelling rooms on a daily basis to tourists, vacationers, and business people, where provision of meals is limited to breakfast for guests only. BERM. An earthen mound designed to provide visual interest on a site, screen undesirable views, reduce noise, or fulfill other such purposes. BEST MANAGEMENT PRACTICES (BMPs). Erosion and sediment control and water quality management practices that are the most effective and practicable means of controlling, preventing, and minimizing degradation of surface water, including, but not limited to, avoidance of impacts, construction-phasing, minimizing the length of time soil areas are exposed, or prohibitions or other management practices published by state or designated areawide planning agencies. BLUFF. A topographic feature such as a hill, cliff, or embankment having the following characteristics (an area with an average slope of less than 18% over a distance for 50 feet or more shall not be considered part of the bluff): (1) Part or all of the feature is located in a shoreland area; (2) The slope rises at least 25 feet above the ordinary high water level of the waterbody; (3) The grade of the slope from the toe of the bluff to a point 25 feet or more above the ordinary high water level averages 30% or greater; and (4) The slope must drain toward the waterbody. BLUFF IMPACT ZONE. A bluff and land located within 20 feet from the top of a bluff. BOARDER. A person who regularly receives lodging with or without meals at another's home for pay or services. BOATHOUSE. A structure designed and used solely for the storage of boats or boating equipment. BODY ART. Establishments that engage in providing "body art" or "body art procedures" including physical body adornment using, but not limited to, tattooing and body piercing. Body art does not include practices and procedures that are performed by a licensed medical or dental professional if the procedure is within the professional's scope of practice. BREW PUB. A restaurant-brewery that sells 85% or more of its beer on-site. The beer is brewed primarily for sale in the restaurant and bar, and may be dispensed directly from the brewery's storage tanks. Brewpubs may also sell beer for off- sale consumption in growler containers. BUILDABLE AREA. The portion of a lot remaining after required yards have been provided. BUILDING. A structure with a roof, intended for shelter, housing, business, or enclosure. BUILDING, FRONT FACADE. A building elevation which fronts on a public street, public parking lot, private parking lot available to the general public, or pedestrian walk where customer access to a structure is available. BUILDING HEIGHT. See § 153.010(B)(5). BUILDING LINE. See § 153.010(B)(3). BUILDING, PRINCIPAL. A building in which is conducted the principal use of the lot. BULK FUEL SALES AND STORAGE. The commercial storage of gasses and fuels in above ground containers. BUSINESS. Any establishment, occupation, employment, or enterprise where merchandise is manufactured, exhibited, or sold, or where services are offered for compensation. BUSINESS DAY. A day on which City Hall is open. BUSINESS SUPPORT SERVICES. Establishments that engage primarily in rendering services to businesses including but not limited to copy shops, printing services, package and postal services, photo processing, janitorial services, and similar operations. CALIPER. A horticultural method of measuring the diameter of a tree trunk for the purpose of determining size. The caliper inches of a tree shall be determined by measuring the tree's diameter four feet, six inches from the ground. CANOPY. A roof-like cover, often of fabric, plastic, metal, or glass on a support, which provides shelter over a doorway. CANOPY TREE. A tree that has an expected height at maturity of 30 feet or more. CELLAR. See BASEMENT. CEMETERY. Land used or intended to be used for burying the remains of human dead and dedicated for cemetery purposes, including mausoleums and mortuaries when operated in conjunction with and within the boundaries of the cemetery. CHANNEL. A natural or artificial depression of perceptible extent, with definite bed and banks to confine and conduct CONTRACTOR. The party who signs the permit, application, construction contract, or development agreement with the city to construct a project. Where the construction project involves more than one contractor, the general contractor shall be the contractor that is responsible pursuant to the obligations set forth in this chapter. CONVENIENCE RETAIL. A retail store not more than 4,000 square feet in area that generally carries a reduced inventory of a variety of items such as dairy products, minor automobile related items, groceries, novelties, magazines, etc. A convenience store may be combined with vehicle fuel sales where permitted. COOPERATIVE (HOUSING). A multiple-family attached dwelling owned and maintained by the residents. The entire structure and real property is under common ownership as contrasted to a condominium dwelling where individual units are under separate individual occupant ownership. COUNTRY CLUB. A membership club or business organized and operated primarily to provide recreational activities such as golf, swimming, tennis, and other outdoor recreation to its members and their guests which includes facilities such as a club house, banquet areas, locker rooms, and pro shop. COURT. An unoccupied open space other than a yard which is bounded on two or more sides by the walls of the buildings. CREMATORY. A facility containing furnaces for the reduction of dead bodies to ashes by fire. DAY CARE - HOME. See definitions for GROUP RESIDENTIAL FACILITY. DAY CARE CENTER. A service provided to the public in which children of school or preschool age are cared for during established business hours, and which does not qualify as a group residential facility. DECIDUOUS TREE. A tree that generally loses all of its leaves for part of the year. DECK. A horizontal, unenclosed platform with or without attached railings, seats, trellises, or other features, attached or functionally related to a principal use or site at any point extending above grade. DENSITY, BASE. The number of dwelling units allowed per net acre of land. DENSITY, MAXIMUM. The number of dwelling units potentially allowed per net acre of land if certain conditions are met through either performance standards or the planned unit development process. DEPARTMENT STORE. See RETAIL COMMERCIAL USES (OTHER). DEPOSIT. Any rock, soil, gravel, sand, or other material deposited naturally or by man into a water body, watercourse, floodplain, or wetland. DEWATERING. The removal of water for construction activity such as the removal of temporary sediment basin water or appropriated surface or groundwater to dry and/or solidify a construction site. DISTRICT. An area delineated on the official zoning map that sets forth standards and guidelines for all development within the prescribed zoning district. DONATION DROP-OFF CONTAINER. A receptacle designed with a door, slot, or other opening that is intended to accept and store donated items. DRAINING. The removal of surface water or groundwater from land. DREDGING. To enlarge or clean out a water body, watercourse, or wetland. DRIPLINE. A vertical line that extends from the outermost branches of a tree's canopy to the ground around the circumference of the tree. DRIVE-THROUGH SERVICE. A building opening, including windows, doors, or mechanical devices, through which occupants of a motor vehicle receive or obtain a product or service. DUMPSTER. A container that has a hooking mechanism that permits it to be raised and dumped into a sanitation truck or be hauled away for emptying. DWELLING. A building or portion thereof designated exclusively for residential occupancy, including one-family, two- family, and multiple-family dwellings, but not including hotels, motels, and boarding houses. DWELLING, ATTACHED. A structure intended for occupancy by more than one family, including duplexes, townhomes, multi-family dwellings, apartments, and condominiums. Accessory dwelling units as defined and permitted by this chapter are incidental to a principal dwelling unit and are not considered to be attached dwellings. DWELLING, DUPLEX OR TWO-FAMILY. Any building that contains two separate dwelling units with separation either horizontal or vertical on one lot that is used, intended, or designed to be built, used, rented, leased, let or hired out to be occupied, or occupied for living purposes. DWELLING, SINGLE-FAMILY DETACHED. Any building that contains one dwelling unit used, intended, or designed to be guilt, used, rented, leased, let or hired out to be occupied, or occupied for living purposes by one family. DWELLING, MULTIPLE-FAMILY. A building designed with three or more dwelling units exclusively for occupancy by EVERGREEN TREE. A tree that retains some or most of its leaves or needles throughout the year. EXISTING TREE CANOPY. The crowns of all healthy self-supporting canopy trees with a diameter at breast height (DBH) of ten inches or greater and understory trees with a caliper size of four inches or greater at breast height. EXTRACTION OF MATERIALS. The development or extraction of a natural resource in excess of 400 cubic yards from its natural occurrences on affected land without processing. EXTRACTIVE USE. The use of land for surface or subsurface removal of sand, gravel, rock, industrial minerals, other nonmetallic minerals, and peat not regulated under M.S. §§ 93.44 to 93.51, as they may be amended from time to time. FAMILY. An individual or group that maintains a common household and use of common cooking and kitchen facilities and common entrances to a single dwelling unit, where the group consists of: (1) Two or more persons each related to the other by blood, marriage, domestic partnership, adoption, legal guardianship (including foster children); or (2) Not more than four unrelated persons. FARMERS MARKET. An occasional or periodic market held in an open area or in a structure where groups of individual sellers offer for sale to the public such items as fresh produce, seasonal fruits, fresh flowers, arts and crafts items, and food and beverages (but not to include second-hand goods) dispensed from booths located on-site. FENCE. A tangible barrier constructed of any allowable material erected for the purpose of providing a boundary or as a means of protection, or to prevent uncontrolled access, or for decorative purposes (such as an ornamental gate or ornamental gates), or to screen from viewers in or on adjoining properties and streets, materials stored and operations conducted behind it. FILLING. The act of depositing any rock, soil, gravel, sand, or other material so as to change the natural grade of the land; and/or to fill or partly fill a water body, watercourse, or wetland. FINAL GRADE. Excavation or fill of material to final plan elevation. Final grade completed as part of individual site development. FINAL STABILIZATION. (1) All soil disturbing activities at the site have been completed and a uniform (e.g., evenly distributed, without large bare areas) perennial vegetative cover with a density of 70% of the native background vegetative cover for the area has been established on all unpaved areas and areas not covered by permanent structures, or equivalent permanent stabilization measures (such as the use of riprap, gabions, or geotextiles) have been employed; (2) For individual lots in residential construction by the contractor, the contractor must either: (a) complete final stabilization as specified above; or (b) establish temporary stabilization including perimeter controls for an individual lot prior to occupation of the structure. If the contractor chooses (b), it must inform the owner in writing of the requirements for final stabilization; (3) For construction projects on land used for agricultural purposes (e.g., pipelines across crop or range land) final stabilization may be accomplished by returning the disturbed land to its preconstruction agricultural use. Areas disturbed that were not previously used for agricultural activities, such as buffer strips immediately adjacent to surface waters and drainage systems and areas which are not being returned to their preconstruction agricultural use must meet the final stabilization criteria in subparts (a) or (b) above; (4) The contractor must clean out all sediment from conveyances and from temporary sedimentation basins that are to be used as permanent water quality management basins. Sediment must be stabilized to prevent it from washing back into the basin, conveyances or drainage ways discharging off-site or to surface waters. The cleanout of permanent basins must be sufficient to return the basin to design capacity. All drainage ditches constructed to drain water from the site after construction is complete must be stabilized to preclude erosion; and (5) All temporary synthetic and structural erosion prevention and sediment control BMPs (such as silt fence) must be removed as part of the final stabilization on the site. FINANCIAL INSTITUTION. An establishment that provides retail banking services, mortgage lending, or similar financial services to individuals and businesses. Financial institutions include those establishments engaged in the on-site circulation of cash money and check-cashing facilities, but shall not include bail bond brokers. Financial institutions may also provide automated teller machine (ATM) services, located within a fully enclosed space or building, along an exterior building wall intended to serve walk-up customers only, or in a city authorized drive-thru lane. FINISHING STANDARD. Criterion established to control and limit the impacts generated by, or inherent in, uses of land or buildings. The term "finishing standard" shall be synonymous with "performance standard." FLAG. Any fabric or similar lightweight material attached at one end of the material, usually to a staff or pole, so as to allow movement of the material by atmospheric changes and which contains distinctive colors, patterns, symbols, emblems, insignia, or other symbolic devices. FLOOD. A temporary increase in the flow or stage of a stream or in the stage of a wetland or lake that results in the inundation of normally dry areas. RETAIL COMMERCIAL USES (OTHER). A commercial land use where the establishment is primarily engaged in the sale or rental of goods and materials to the general public, accepts payment or orders for, and delivers to the end user a good or service. Elements of the retail business include stock-in-trade held on the premises in the case of goods or provides a service to the end user on the premises. Retail businesses may arrange for delivery of a good rather than deliver the good concurrent with the transaction, or may accept payment or orders electronically in advance, for delivery of the good or service in person at a later date. Retail commercial uses do not include those business engaged primarily in delivery of goods for further treatment or finishing, or the sale of goods to businesses for subsequent resale, sale of goods from moveable motorized vehicles, or medical clinics. Where the Zoning Ordinance establishes a separate class of use for a specific business, such business shall be subject to the specific regulations applicable to such use. RETAIL SERVICE. A retail service establishment is a form of retail business that creates a product of value (either good or service) on site and delivers said good or service to the end user on site. Examples of retail services include businesses which fabricate and/or craft creative goods on site and both display and sell such goods to the end user at the retail location such as artist studios, bicycle shops, photography studios or similar uses. Where the Zoning Ordinance establishes a separate class of use for a specific business, such business shall be subject to the specific regulations applicable to such use. RIVER, AGRICULTURAL. Rivers that run through intensively cultivated areas, mainly in the southern and western area of Minnesota. RIVER, FORESTED. Rivers that are in forested, sparsely to moderately populated areas with some roads; typically found in northeast, southwest and north-central Minnesota RIVER, REMOTE. Rivers that are primarily in roadless, forested, sparsely populated areas in northeastern Minnesota. RIVER, TRANSITION. Rivers that are in a mixture of cultivated, pasture and forest lands. RIVER, TRIBUTARY. Rivers in the Protected Public Waters Inventory that are not classified by the DNR as an agricultural, forested, remote or transition river. ROOF. The exterior surface and its supporting structure on the top of a building or structure. The structural makeup of which conforms to the roof structures, roof construction and roof covering sections of the International Building Code. ROOT ZONE. The area inside the dripline of a tree that contains its roots. SCHOOL, HIGHER EDUCATION. A public or private non-profit institution for post-secondary education or a public or private school offering vocational or trade instruction to students. Such educational institutions operate in buildings or structures on land leased or owned by the educational institution for administrative purposes. Such uses include classrooms, vocational training (including that of an industrial nature for instructional purposes only), laboratories, auditoriums, libraries, cafeterias, after school care, athletic facilities, dormitories, and other facilities that further the educational mission of the institution. SCHOOL, PRE-K-12. A public or private school offering general, technical, or alternative instruction at the elementary, middle, or high school level that operates in buildings or structures on land leased or owned by the educational institution for administrative purposes. Such uses include classrooms, vocational training (including that of an industrial nature for instructional purposes only in middle or high schools), laboratories, auditoriums, libraries, cafeterias, after school care, athletic facilities, dormitories, and other facilities that further the educational mission of the institution. SCROLLING TEXT. A type of dynamic sign movement in which the letters or symbols move horizontally across the sign in a continuous scroll, permitting a viewer to observe the message over time. Scrolling shall not include flashing or other types of video movement. SEDIMENT. The product of an erosion process; solid material both mineral and organic, that is in suspension, is being transported, or has been moved by water, air or ice, and has come to rest on the earth's surface either above or below water level. SEDIMENT CONTROL. Measures and methods employed to prevent sediment from leaving the site. SELF-STORAGE FACILITY. A building or group of buildings that contains equal or varying sizes of individual, compartmentalized, and controlled access stalls or lockers for the storage of residential or commercial customer's goods or wares. SEMIPUBLIC USE. The use of land by a private, nonprofit organization to provide a public service that is ordinarily open to some persons outside the regular constituency of the organization. SENIOR HOUSING. A multiple-family structure, 80% of whose occupants shall be 65 years of age or over, or a multiple- family structure where each unit is occupied by at least one person who is 55 years of age or over and is retired. The facility may include common areas for the congregation of occupants for activities or meals. Senior housing shall typically consist of multiple-household attached dwellings, but may include detached dwelling units as part of a wholly owned and managed senior project. SENSITIVE RESOURCE MANAGEMENT. The preservation and management of areas unsuitable for development in their natural state due to constraints such as shallow soils over groundwater or bedrock, highly erosive or expansive soils, steep slopes, susceptibility to flooding, or occurrence of flora or fauna in need of special protection. SETBACK. The horizontal distance between a structure and the lot lines of the lot on which it is located; or the minimum horizontal distance between a structure, sewage treatment system or other facility and an ordinary high water level, sewage treatment system, top of a bluff, road, highway, property line, or other facility. SEWAGE TREATMENT SYSTEM. a septic tank and soil absorption system or other individual or cluster type sewage treatment system as described and regulated in Minn. Rules Chapter 7080. SEWER SYSTEM. Pipelines or conduits, pumping stations, and force main, and all other construction, devices, appliances, or appurtenances used for conducting sewage or industrial waste or other wastes to a point of ultimate disposal. SHADE TREE. A tree planted or valued chiefly for its shade from sunlight; this term usually applies to large trees with spreading canopies. SHELTER, FALLOUT. An accessory building specifically designed and used for the protection of life from radioactive fallout. SHELTER, STORM. An accessory building specifically designed and used for the protection of life from weather events. SHOPPING CENTER. An integrated grouping of commercial stores under single ownership or control. See also RETAIL COMMERCIAL USES. SHORE IMPACT ZONE. Land located between the ordinary high water level of a public water and a line parallel to it at a setback of 50% of the required structure setback. SHORELAND. Land located within the following distances from public water: (1) One thousand feet from the ordinary high water mark of a lake, pond, or flowages. (2) Three hundred feet from a river or stream, or the landward extent of a floodplain designated by ordinance on such river or stream, whichever is greater. The limits of shorelands may be reduced whenever the waters involved are bounded by topographic divides that extend landward from the waters for lesser distances and when approved by the Commissioner of the Department of Natural Resources or the commissioner's designated representative. (3) The area included in the recreational land use districts for the Mississippi River as defined in Minn. Rules Chapter 6105.0800-0950. SHRUB. A woody plant, smaller than a tree, consisting of several small stems emerging from the ground, or small branches near the ground. Shrubs may be deciduous or evergreen. SIDEWALK SALES AND DISPLAY, OUTDOOR. Outdoor sale and display, conducted as an accessory, incidental activity by the proprietor, of products normally sold inside a retail establishment, subject to the limitations identified in this chapter. SIGN. Any letter, word or symbol, poster, picture, statuary, reading matter or representation in the nature of advertisement, announcement, message or visual communication, whether painted, posted, printed, affixed or constructed, including all associated brackets, braces, supports, wires and structures, which is displayed for informational or communicative purposes. SIGN FACE. The surface of the sign upon, against, or through which the message of the sign is exhibited. SIGN STRUCTURE. Any structure including the supports, uprights, bracing and framework which supports or is capable of supporting any sign. SIGN, ABANDONED. Any sign and/or its supporting sign structure which remains without a message or whose display surface remains blank for a period of one year or more, or any sign which pertains to a time, event or purpose which no longer applies, shall be deemed to have been abandoned. Signs applicable to a business temporarily suspended because of a change in ownership or management of such business shall not be deemed abandoned unless the property remains vacant for a period of one year or more. Any sign remaining after demolition of a principal structure shall be deemed to be abandoned. Where a sign has received a special permit or other city approval, such approval shall run with the principal use of the property, and such a sign shall be considered to be abandoned under this definition when it meets the conditions specified in this section, notwithstanding the prior special approval. SIGN, AREA. A sign identifying a series of related parcels or uses, rather than a specific parcel or use. SIGN, AREA IDENTIFICATION. A freestanding sign which identifies the name of a neighborhood, a residential subdivision, a multiple residential complex consisting of three or more structures, a shopping center consisting of five or more separate business concerns, an industrial area, an office complex consisting of three or more structures, or any combination of the above located on contiguous property. SIGN, AWNING. A building sign or graphic printed on or in some fashion attached directly to the awning material. SIGN, BALLOON. A sign consisting of a bag made of lightweight material supported by helium, hot, or pressurized air which is greater than 24 inches in diameter. SIGN, BILLBOARD. See OFF-PREMISEs SIGN. SIGN, BUILDING. Any sign attached or supported by any building. cover made from plastic, tarp, or other similar type fabrics or materials is placed. TATTOO, TATTOOING. Any method of placing designs, letters, scrolls, figures, symbols or any other mark upon, under or in the skin with ink or any other substance resulting in the coloration of the skin by the aid of needles or any other instruments which puncture any portion of the skin to any degree. TELECOMMUNICATION TOWER. Any structure that is designed and constructed primarily for the purpose of supporting one or more antennas. TEMPORARY EROSION PROTECTION. Short term methods employed to prevent erosion. Examples of these methods include: straw, wood fiber blanket, wood chips and erosion netting. TEMPORARY MOBILE CELL SITE. Any mobile tower, pole, or structure located on a trailer, vehicle, or temporary platform intended primarily for the purpose of mounting an antenna or similar apparatus for personal wireless services, also commonly referred to as cellular on wheels (COW). TOE OF BLUFF. The lower point of a 50-foot segment with an average slope exceeding 18%. TOP OF BLUFF. The higher point of a 50-foot segment with an average slope exceeding 18%. TOTAL SITE SIGNAGE. The maximum permitted combined area of all signs allowed on a specific lot. TOWNHOUSES. A single-family dwelling unit constructed in a group of two or more attached units in which each unit extends from the foundation to the roof and having open space on at least two sides of each unit. Each single-family dwelling unit shall be considered to be a separate building. No single structure shall contain in excess of eight dwelling units, and each dwelling unit shall have separate and individual front and rear entrance. TRASH HANDLING AND RECYCLING COLLECTION AREA. Areas designated for the accumulation, storage and pick- up of refuse and recyclable material associated with multi-family home sites, civic and institutional uses, office uses, commercial uses, and industrial uses. This definition does not include trash and recycling containers associated with single- family dwellings, or townhome units which do not utilize a communal location for trash and recycling. TREE, CANOPY. A tree that has an expected height at maturity of 30 feet or more. TREE, ORNAMENTAL. A small tree that has high visual impact typically grown for the beauty of its foliage and flowers rather than its functional reasons. TREE, SPECIMEN. Any canopy tree with a DBH of 36 inches or more and any understory or ornamental tree with a DBH of ten inches or more that is not exempted as a specimen tree by this chapter. TREE, UNDERSTORY. A tree that has an expected height at maturity of no greater than 30 feet. TREE SAVE AREA. The area around a specimen tree that extends one linear foot around the tree's dripline. TRASH HANDLING AND RECYCLING COLLECTION AREA. Areas containing large dumpsters or compactors used to temporarily store trash and recycling materials prior to a regularly scheduled pick up. Such facilities are typically associated with multi-family buildings of more than four units, commercial operations and industrial sites. TRUCK OR FREIGHT TERMINAL. A use where buses, trucks, and cargo are stored, where loading and unloading is carried on regularly, and where minor maintenance of these types of vehicles is performed. This use includes warehousing and distribution which entails transfer of goods and materials from trucks to a building, where the primary use is the storage of trucks and distribution and vice versa, and may or may not involve repackaging of such goods for transfer. Such use may also entail transfer of full trailers from one truck to another. TURF-GRASS LAWN COVER. A lawn compromised mostly of grasses commonly used in regularly cut lawns or play areas, including but not limited to bluegrass, fescue, and ryegrass blends, intended to be maintained at a height of no more than eight inches. UNDERSTORY TREE. A tree that has an expected height at maturity of no greater than 30 feet. UPLAND. Means all lands at an elevation above the ordinary high water mark. USE. The purpose or activity for which the land or building thereon is designated, arranged, or intended, or for which it is occupied, utilized, or maintained, and shall include the performance of such activity as defined by the performance § 153.060 LANDSCAPING AND SCREENING. (A) Section organization. The Monticello landscaping and screening standards are organized into the following main divisions: (1) Division (B), Purpose and Intent. Sets out the purpose and intent for the standards; (2) Division (C), General Requirements for Landscaping. Includes the applicability provisions, requirements for landscaping plans, and standards for new plantings; (3) Division (D), Landscaping Plan Requirements. Outlines the specific information that must be supplied to the city anytime a landscape plan is required by this chapter; (4) Division (E), Standards for Site Landscaping. Introduces standards for foundation plantings around some buildings; (5) Division (F), Alternative Landscaping Plan. Includes the procedures and standards for review of alternative landscaping plans; (6) Division (G), Standards for Vehicular Use Area Landscaping. Includes the standards for landscaping around the perimeter and within vehicular use areas; (7) Division (H), Standards for Perimeter Buffers. Includes the landscaping buffer standards applied to the edges of some base zoning districts; (8) Division (I), Standards for Required Screening. Includes the screening requirements for site features like refuse, loading, and service areas ; (9) Division (J), Zoning Specific Landscaping Standards. Includes specific landscaping standards specific to zoning district. (10) Division (K), Landscaping Installation and Maintenance Standards. Includes the other standards for landscaping installation, timing, maintenance, monitoring for compliance, and incentives. (B) Purpose and intent. It is the purpose of this section to promote and protect the public health, safety and general welfare by providing for the planting and maintenance of trees, shrubs, and other plants within the city. The intent of this section is to promote this purpose by: (1) Ensuring and encouraging the planting, maintenance, restoration and survival of trees, shrubs, and groundcover; (2) Ensuring the protection of community residents and visitors from personal injury and property damage, and the protection of the city from property damage, caused or threatened by the improper planting, maintenance or removal of trees, shrubs, or other plants; (3) Mitigating against erosion and sedimentation; (4) Reducing stormwater runoff and the costs associated therewith; (5) Preserving and protecting the water table and surface waters; (6) Reducing audible noise from automobiles and land uses; (7) Restoring soils and land denuded as a result of construction or grading; (8) Increasing the tree canopy to provide shade and moderate the effect of urban heat islands; (9) Limiting glare created by exterior lighting; (10) Reducing visual pollution from the urban environment and increasing privacy between incompatible uses; (11) Protecting and enhancing property values and aesthetic qualities; (12) Helping to differentiate streets and other areas of the public realm from private lands; (13) Providing additional improvements to air quality through the carbon dioxide uptake process provided by trees and landscaping; and (14) Providing visual screening, where appropriate. (C) General requirements for landscaping. (1) Applicability of landscaping standards. (a) General. Except as exempted by § 153.060(C)(1)(b) below, the standards in § 153.060 shall apply to all development in the city. (b) Exemptions. Development in the CCD shall be exempt from the perimeter vehicular use area landscaping standards in § 153.060(F)(3). (c) Landscape plan. To ensure compliance with the standards of this section, a landscape plan demonstrating how landscaping will be planted on a development site shall be included as a part of any application when required by the Community Development Department. (2) Planting standards. Plantings provided in accordance with this section shall comply with the following standards: (a) Deciduous canopy or shade trees shall be a minimum of two caliper inches in size at the time of planting, as determined in the American Standard for Nursery Stock, ANSI Z60.1-2004, as amended. (b) Evergreen canopy trees shall be a minimum of six feet in height above ground level at the time of planting. (c) Understory or ornamental trees shall have a caliper of one-and-one half inches at time of planting, as determined in the American Standard for Nursery Stock, ANSI Z60.1-2004, as amended. (d) Deciduous or evergreen shrubs shall be upright in nature and be a minimum of 24 inches in height at the time of planting. (e) In cases where an aggregate caliper inch (ACI) requirement is utilized to derive a required amount of vegetation, and the ACI figure includes a fraction, an applicant may: 1. Utilize a tree or trees with a caliper inch measurement exceeding the minimum size at time of planting standard of § 153.060(C) in order to meet the required ACI; or 2. Round the ACI figure upwards until the figure corresponds with a whole number of trees meeting the minimum size at time of planting standard. When trees exceeding the minimum size at time of planting standard are proposed, the minimum calipers of such trees shall be clearly noted on the Landscaping Plan. (f) In cases where application of landscaping requirements result in a fraction in the number of shrubs to be provided, the minimum number of shrubs or trees to be provided shall be rounded upwards to the next highest whole number. (g) All landscape plant materials shall conform to the latest version of the American Standard of Nursery Stock (ANSI Z60.1, as amended). Plant material shall be of standard quality or better, true to name and type of species or variety. (h) The use of native, drought tolerant vegetation is encouraged to reduce dependency upon irrigation. (i) To curtail the spread of disease or insect infestation in a plant species, new tree plantings shall comply with the following standards: 1. When fewer than 20 trees are required on a site, at least two different species shall be utilized, in roughly equal proportions. 2. When more than 20 but fewer than 40 trees are required to be planted on site, at least three different species shall be utilized, in roughly equal proportions. 3. When 40 or more trees are required on a site, at least four different species shall be utilized, in roughly equal proportions. 4. Nothing in this division shall be construed so as to prevent the utilization of a larger number of different species than specified above. (j) Required species. 1. All trees used in site developments shall be indigenous to the appropriate hardiness zone and physical characteristics of the site. 2. All deciduous trees proposed to satisfy the minimum requirements of this policy shall be long-lived hardwood species. (3) Existing vegetation. (a) It is the policy of the City of Monticello to preserve the natural forest and woodland areas throughout the city; and with respect to specific site development, to retain, as far as practicable, substantial tree stands which should be incorporated into the site. (b) Existing healthy, well-formed canopy and understory trees as well as healthy shrubs shall be credited toward the requirements of this section, provided the vegetation meets the minimum size standards of this chapter, is protected before and during development of the site in accordance with § 153.061(B), Tree Protection During Construction, and is maintained thereafter in a healthy growing condition. (4) Stabilization. All required landscape planting areas and required yards shall be stabilized and maintained with lawn, ground covers, mulches, or other approved materials to prevent soil erosion and allow rainwater infiltration. (5) Berms. (a) The slope of all berms shall not exceed a two-to-one ratio (horizontal to vertical), shall have a top width at least one-half the berm height, and a maximum height of four feet above the toe of the berm. (b) All berms, regardless of size, shall be stabilized with a ground cover or other suitable vegetation. 3. Planting detail (show all species to scale at normal mature crown diameter or spread for local hardiness zone). 4. Typical sections in details of fences, tie walls, planter boxes, tot lots, picnic areas, berms, and the like. 5. Typical sections of landscape islands and planter beds with identification of materials used. 6. Details of planting beds and foundation plantings. 7. Note indicating how disturbed soil areas will be restored through the use of sodding, seeding, or other techniques. 8. Delineation of both sodded and seeded areas with respective areas in square feet. 9. Coverage plan for underground irrigation system, if any. 10. Exterior lighting plan (as applicable). (E) Standards for site landscaping. (1) Purpose and intent. Site landscaping material is intended to soften the visual impact of building foundations and provide for the even dispersal of trees across a development site. (2) No exceptions. The site landscaping provisions of § 153.060(H) shall be required for all development. (3) Distinguished from other required landscaping. Site landscaping, for the purpose of this section, is exclusive of required perimeter buffer and screening landscaping. Plantings required to meet vehicular use area and perimeter vehicular use area landscaping standards can be counted towards meeting site landscaping requirements. (4) Site landscaping standards. Site landscaping shall be supplied in the amounts identified in Table 4-4: Required Site Landscaping Plantings. Site landscaping shall meet the minimum size standards for new planting specified in § 153.060(C) (2), Planting Standards. TABLE 4-4: REQUIRED SITE LANDSCAPING PLANTINGS Use Type [1]Required Plantings Per Site [2][3][4] TABLE 4-4: REQUIRED SITE LANDSCAPING PLANTINGS Use Type [1]Required Plantings Per Site [2][3][4] General Standards Single-family detached and Multi- family dwellings with less than five (5) units [5] [6] 4.0 ACI of canopy trees OR [7] Multi-Family Dwellings with five (5) or more units 16.0 ACI of canopy trees (including at least 3 evergreen trees) per acre + at least 2 shrubs per each 10 feet of building perimeter, or as may be otherwise specified in the zoning district Civic & Institutional Uses 14.0 ACI of canopy trees (including at least 2 evergreen trees) per acre + at least 1 shrubs per each 10 feet of building perimeter Office & Commercial Uses 10.0 ACI of canopy trees (including at least 1 evergreen tree) per acre + at least 2 shrubs per each 10 feet of building perimeter Industrial Uses 4.0 ACI of canopy trees (including at least 1 evergreen tree) per acre + at least 1 shrub per every 10 feet of a building wall facing a public right-of-way District Specific Standards TN District lot standards (all plantings must be in the front or side yards, and all shrub and flower plantings must be in the front yard) See § 153.060(J)(2) CCD lot standards See § 153.060(J)(3) IBC District lot standards See § 153.060(J)(4) NOTE: ACI = Aggregate Caliper Inches [1]: See Table 5-1, Uses By District. [2]: At least ½ of the required shrubs shall be of an evergreen variety. [3]: Each evergreen tree meeting the minimum size standards of this section shall count as two caliper inches towards the total number of required canopy tree caliper inches. [4]: Credits towards required landscaping are available for the retention of non-specimen trees per the provisions of § 153.61(D), Tree Preservation Incentives. [5]: Required landscaping trees shall be planted within the boulevard. [6]: Lots in the T-N District shall not adhere to these standards, but instead to the specific standards listed in § 153.61(J) (2). [7]: Required Plantings for corner lots shall be double the listed requirements (8.0 ACI of canopy trees) (5) Shrub placement. Required shrubs shall be placed around the building perimeter, a minimum of three feet from the building, with emphasis placed on screening building foundations visible from the public right-of-way. Required shrubs may be planted up to ten feet from the building, or up to 15 feet from the building if there is a sidewalk located between the planting area and the building wall. (6) Tree placement. Trees serving as site landscaping shall be dispersed across a site in accordance with good planting practice and the following priority listing: (a) In yards between a building façade and a street right-of-way where no vehicular use area landscaping is required; (b) Between a building and an adjacent lot with an existing use that provides more than 50% of the vegetative material associated with a required perimeter buffer; (c) Between a building façade and an abutting lot with the same or a more intense zoning district classification (where no perimeter buffering is required); (d) Within open-space set-aside areas with no existing or reforested trees; (e) Adjacent to on-site areas of pedestrian or vehicular circulation where no other vegetative material is required (e.g., drive-thrus or stacking lanes); or (f) Other areas near accessory structures or accessory uses. (F) Alternative landscaping plan. (1) Purpose. In cases where development conditions require a deviation from the landscaping standards in this section or the tree protection standards in § 153.061, Tree Protection, an alternative landscaping plan shall be required. Submission of an an alternative landscaping plan shall be required for managed natural landscape. Nothing in § 153.060(F) shall prohibit a development configuration that meets or exceeds the landscaping and tree protection standards in this chapter or the allowances of M.S. § 412.925. (2) Justification. Alternative plans, materials, or methods may be justified due to: (a) Natural conditions, such as streams, natural rock formations, or topography; (b) The likelihood that landscaping material would be ineffective at maturity due to topography, placement, or other existing site conditions; (c) Lot size or configuration; (d) The presence of utility or other easements; (e) The potential for interference with public safety; (f) Installation and maintenance of managed natural landscapes; and (g) Other situations where strict adherence to the landscaping or tree protection standards in this Chapter are determined to be impractical by the Community Development Department. (3) Allowable deviations. The Community Development Department shall approve any managed natural landscape that satisfies the definition thereof in M.S. § 412.925. The Community Development Department may also approve any alternative landscape plan if it meets the purpose and intent of § 153.060, Landscaping and Screening, or § 153.061, Tree Protection, as appropriate. Allowable deviations from the standards of this section include, but are not limited to the following: (a) Reduced planting rates due to public facilities. An adjustment to planting locations or reduction of up to 20% in the type or total number of required caliper inches may be allowed when underground connections to public facilities, public utilities, or public easements or right-of-way cause difficulty in meeting the required standards. (b) Reduction in standards due to nature of parcel. A reduction in the count, spacing, or species variety standards by up to 20% may be allowed where the reduction is desirable in terms of protection of existing natural resources, better consistency with the goals of the comprehensive plan, or a site design that exceeds the quality of what would otherwise result under a strict application of the standards in this chapter, in the opinion of the Community Development Department. (J) Zoning specific landscaping standards. (1) Residential Amenities (RA) District Landscaping Requirements. RESERVED. (2) Traditional Neighborhood (TN) District Landscaping Requirements. Lots in the TN district shall adhere to the following additional landscaping requirements: (a) No less than 60% of the square footage of the front yard area shall be planted in garden meeting the following requirements: 1. Four caliper inches of canopy trees, which must be no less than three caliper inches at DBH at time of planting, plus two ornamental trees. Trees may be planted in front or side yard. 2. No less than one shrub per 20 square feet of front yard area. 3. No less than one deciduous flower planting per 20 square feet of front yard area. (b) No private driveway leading to a garage may be more than 24 feet in width at the front yard property line. (c) Lot area that is not covered by shrubs and trees may be covered with lawn, gardens, and patios or decks. (d) A landscaping plan must be approved by the Community Development Department prior to issuance of a building permit. (e) A landscape security shall be provided to ensure the landscaping of each lot in accordance with this section. (3) CCD District Landscaping Requirements. (a) No less than 10% of any parcel shall consist of landscaping, including plant materials, decorative paved surfaces, landscape structures, public art, water features, or other similar site improvements. This percentage shall not include required landscaping within parking lots or circulation areas, but may include pedestrian areas on private property. Tree and shrub planting shall be as required by § 153.060(H), but may include trees planted within the public right-of-way abutting the property line toward meeting this replacement. (b) Landscaping within parking and circulation areas shall be as required by § 153.060(F). (c) All other landscaping requirements of § 153.060 shall apply within the CCD. (4) Industrial and Business Campus (IBC) District Landscaping Requirements. All IBC lots must include and maintain an operational irrigation system for the full site at time of certificate of occupancy unless excluded by an approved alternative landscaping plan for native plantings. (K) Landscaping installation and maintenance standards. (1) Time for installation of required landscaping. (a) Time limit. All required landscaping (including mulching and seeding) shall be installed in accordance with the required planting standards set forth in this section prior to issuance of a certificate of occupancy unless the Community Development Department grants an extension to this time limit in accordance with § 153.060(K)(1)(b) below. (b) Extensions. 1. The Community Development Department may, for good cause shown, grant extensions to the above time limit, allowing a developer/owner to delay the installation of required landscaping. Circumstances that may warrant an extension include but are not limited to the following: [CLIENT] TITLE PAGE URBAN TREE CANOPY REPORT Monticello, MN January 2025 Prepared for: City of Monticello 505 Walnut Street Monticello, MN 55362 Prepared by: Davey Resource Group, Inc. 295 S. Water Street, Suite 300 Kent, Ohio 44240 800-828-8312 MONTICELLO, MINNESOTA Contact Info City of Monticello 505 Walnut Street Monticello, MN 55362 Assessment Details DRG completed the tree canopy study in 2024 URBAN TREE CANOPY EXECUTIVE SUMMARY PROJECT OVERVIEW In 2024, the City of Monticello commissioned a tree canopy study to provide the city with a data-based assessment that describes where trees are currently, where they are needed, and the structure, function, and value of the urban forest to the community. MONTICELLO’S LAND COVER MONTICELLO’S TREE CANOPY Monticello, Minnesota, has a population of 14,831 residents and contains 1,798 acres of tree canopy. In total, 24.3% of the city is shaded by trees. An additional 2,005 acres of land in Monticello could possibly support tree canopy, which would bring citywide tree cover up to 51%. Residential land in Monticello contains both the greatest existing tree canopy as well as the most land area where additional tree canopy can be added. NEXT STEPS Monticello’s urban forest is an important asset that improves the quality of life for everyone in the city. Future actions to preserve and expand tree canopy include planting trees, particularly within low-canopy neighborhoods; preserving existing tree canopy; and monitoring changes in tree cover on a regular basis. Tree canopy 24% Impervious surface 22% Other vegetation 43% Bare soil 3%Open water 8% $10.3 million Total value of carbon that is stored by Monticello’s trees Each year, Monticello’s trees also provide Annual CO2 capture 1,820 tons, valued at $309,657 Annual air pollutants removal 46 tons, valued at $13,048 Annual stormwater interception 960,720 gallons, valued at $8,585 Air Pollution Removal $13,048 Stormwater Interception $8,585 Carbon Capture $309,657 ANNUAL TREE BENEFITS Urban Tree Canopy Report Davey Resource Group City of Monticello, Minnesota 2 January 2025 TABLE OF CONTENTS EXECUTIVE SUMMARY .................................................................................................................................. I INTRODUCTION ............................................................................................................................................. 2 SECTION I: LAND COVER MAPPING AND METRICS ........................................................................... 3 SECTION II: URBAN HEAT ISLAND STUDY ......................................................................................... 13 SECTION III: BENEFITS OF THE URBAN FOREST ............................................................................. 14 CONCLUSION ................................................................................................................................................ 15 GLOSSARY ...................................................................................................................................................... 16 REFERENCES .................................................................................................................................................. 17 INTRODUCTION The City of Monticello in Wright County, Minnesota, is home to an estimated 14,460 people (U.S. Census Bureau, 2020). The city sits along the Mississippi River and lies just northwest of the Minneapolis–Saint Paul metropolitan center. Monticello has been recognized by the Arbor Day Foundation as a Tree City USA since 2008. Tree canopy is an essential part of Monticello’s infrastructure that helps to address multiple community goals and priorities. Benefits related to stormwater handling, air quality, and carbon capture have been quantified for Monticello’s citywide tree canopy and are further described in Section III. This report does not capture other known tree benefits—including property value increases, public safety, traffic calming, and human health benefits—that improve the quality of life in Monticello. To preserve tree benefits and make them more equitable into the future, it is important to continue to reduce inequality in tree canopy cover and to mitigate threats to the urban forest. This report presents data, analysis, and maps organized into the following sections: Urban Tree Canopy Report Davey Resource Group City of Monticello, Minnesota 3 January 2025 • Section I: Land Cover Mapping and Metrics. Examines Monticello’s tree canopy and other land cover. • Section II: Urban Heat Island Study. Explores the variation in surface temperature across Monticello. • Section III. Benefits of the Urban Forest. Presents an estimate of public benefits that are provided by Monticello’s citywide tree canopy. SECTION I: MONTICELLO LAND COVER The City of Monticello worked with Davey Resource Group, Inc., (DRG) to analyze 2023 leaf-on, high-resolution aerial imagery from the U.S. Department of Agriculture National Agriculture Imagery Program (NAIP). The assessment categorized city area into five land cover classes as seen from above: tree canopy, other vegetation, impervious surface, bare soil, and water. Land Cover Classification Monticello and Bertram Park contain 1,798 acres of tree canopy, which translates into citywide tree canopy cover of 24.3% (Figure 1, Table 1, Map 1). Impervious surfaces—including streets, sidewalks, parking lots, and buildings—that are not shaded by trees comprise an additional 22% of total city land area. An additional 27% of land area (2,005 acres) could possibly support additional tree planting; this includes fields, residential lawns, specially constructed planting beds in or around impervious surfaces. It excludes areas such as ball fields and utility rights-of-way where trees may conflict with existing land uses. Planting trees within these areas could expand citywide tree canopy cover to a maximum of 51%. What is an urban forest? An urban forest consists of all trees growing on public and private land. In Monticello, this includes all trees across 6,149 acres of city land, including those in parks, open space, backyards, commercial land, schoolyards, and along streets, as well as trees within 1,257 acres of Bertram Park. Urban Tree Canopy Report Davey Resource Group City of Monticello, Minnesota 4 January 2025 Figure 1. Land cover in Monticello. Table 1. Tree cover in Monticello as a percentage of total city area. STUDY AREA ACRES TREE CANOPY COVER IMPERVIOUS SURFACE POSSIBLE TREE CANOPY MAXIMUM TREE CANOPY Monticello 6,149 21% 26% 26% 47% Monticello and Bertram Park 7,406 24% 22% 27% 51% Tree canopy 24% Impervious surface 22% Other vegetation 43% Bare soil 3% Open water 8% How does Monticello compare? Monticello’s tree cover of 24.3% is similar to that of several other similarly sized communities across the U.S. (Table 2). Although comparison data from similar sized communities in Minnesota is limited, research has noted that canopy cover of 40%–60% is typically attainable (Leahy, American Forests, 2017). Table 2. Tree Cover by Community COMMUNITY ACRES TREE CANOPY ACRES TREE CANOPY COVER Urbana, IL 7,627 1,549 20.3% Davis, CA 6,426 1,681 26.2% Goshen, IN 11,494 2,313 20.1% Mountain View, CA 7,829 1,443 18.4% Yuba City, CA 9,545 1,824 19.1% i ll Urban Tree Canopy Report Davey Resource Group City of Monticello, Minnesota 5 January 2025 Map 1. Land cover in Monticello. Tree Canopy by Zoning Type Examining how tree canopy is distributed across zoning classes can provide additional insight into where trees are and where they are most needed. By percentage, the four zoning classes with the highest tree cover are Manufactured Home Park District (M-H, 44%), Single Family and Two Family Residential (R-2, 33%), Single Family Residential (32%), and Residential Planned Unit Development (32%; Table 3). By acreage, Single Family Residential has the greatest existing tree canopy (536 acres) as well as the most land area where additional tree canopy can be added (490 acres). High Density Residential, which often includes multi-story apartment buildings, townhome complexes, condominiums, and converted commercial buildings, has the lowest tree cover of all Urban Tree Canopy Report Davey Resource Group City of Monticello, Minnesota 6 January 2025 residential classes (3%) while also exhibiting a large opportunity for canopy growth, with 34% of its land area suitable for adding trees. Central Community District (65%) and Regional Business (55%) are two zoning classes with the highest percentage of impervious surface, likely due to larger building footprints and associated parking facilities. This correlates with their low tree canopy percentage (15% and 6% respectively). Regional Business areas have 28% of their land area available for additional planting, which could likely be utilized in parking lots or other large expanses of pavement. Adding trees within and around parking lots could help shade and cool these areas, while also intercepting hundreds to thousands of gallons of stormwater runoff. Collectively, residential zoning types contain one half of the city’s urban forest (Table 4, Figure 2). These zoning types have the highest existing tree cover and the largest potential for planting new trees (819 possible tree canopy acres). Table 3. Current and possible tree cover by zoning class. CODE ZONING DESCRIPTION ACRES TREE COVER IMPERVIOUS SURFACE POSSIBLE TREE COVER MAXIMUM TREE COVER A-O Agriculture - Open Space 770 12% 4% 19% 31% B-1 Neighborhood Business 4 15% 54% 17% 32% B-2 Limited Business 69 17% 35% 21% 39% B-3 Highway Business 220 5% 50% 31% 36% B-4 Regional Business 207 6% 55% 28% 34% CCD Central Community District 121 15% 65% 12% 28% I-1 Light Industrial 188 9% 26% 46% 55% I-2 Heavy Industrial 658 29% 25% 36% 65% IBC Industrial and Business Campus District 97 10% 23% 43% 53% M-H Manufactured Home Park District 136 44% 23% 19% 63% PCD Pointes at Cedar District 89 5% 13% 17% 22% R-1 Single Family Residential 1,693 32% 18% 29% 61% R-2 Single Family and Two Family Residential 295 33% 30% 20% 53% R-3 Medium Density Residential 115 23% 35% 28% 51% R-4 High Density Residential 18 3% 52% 34% 38% R-A Residential Amenities District 224 27% 9% 18% 45% R-PUD Residential Planned Unit Development 75 32% 23% 17% 49% T-N Traditional Neighborhood Residence Area 34 18% 26% 29% 47% Urban Tree Canopy Report Davey Resource Group City of Monticello, Minnesota 7 January 2025 Table 4. Tree canopy cover by zoning type. ZONING TYPE ACRES TREE CANOPY ACRES TREE CANOPY COVER IMPERVIOUS SURFACE POSSIBLE TREE CANOPY MAXIMUM TREE CANOPY Residential 3,361 902 27% 16% 24% 51% Industrial 943 217 23% 25% 39% 62% Business 621 55 9% 53% 25% 34% Figure 2. Average tree canopy coverage by base land use classification. Tree Canopy within Parks Parks account for 21% (1,558 acres) of total land area in Monticello. Existing tree cover within parks (39%) is above city average; an additional 34% of park area is possible tree canopy (Table 5, Map 2). In total, Monticello parks contain 602 acres of tree canopy and have the potential to add an additional 531 acres of trees. Table 5. Tree cover across Monticello’s 32 parks. AREA ACRES TREE CANOPY ACRES TREE CANOPY COVER IMPERVIOUS PERCENT POSSIBLE TREE CANOPY MAXIMUM TREE CANOPY Monticello Parks 1,558 602 39% 3% 34% 73% 27% 23% 9% 0% 5% 10% 15% 20% 25% 30% Residential Industrial Business Tr e e C o v e r Zoning Type Urban Tree Canopy Report Davey Resource Group City of Monticello, Minnesota 8 January 2025 Map 2. Monticello, Minnesota, canopy cover by park. Tree Canopy by Parcel DRG collected and analyzed data for the 5,566 individual parcels in Monticello, which range in size from less than one acre to 387 acres and include both public (municipal, state, and federally owned) and private parcels. The most common parcel condition is between 0%–10% tree cover (42% of all parcels), while only 52 parcels (1%) are fully forested with 90%-100% tree cover (Figure 3). Urban Tree Canopy Report Davey Resource Group City of Monticello, Minnesota 9 January 2025 Figure 3. Canopy cover distribution of parcels. Tree Canopy by Subdivision Tree cover was measured across 248 subdivisions in Monticello. There are 666 acres of existing tree canopy within subdivisions (19% tree cover; Table 6). An additional 935 acres (27%) is characterized as possible planting area. If fully maximized with tree plantings, subdivisions could reach 46% maximum tree canopy. Table 6. Current and possible tree canopy across Monticello's 248 subdivisions AREA ACRES TREE CANOPY COVER IMPERVIOUS SURFACE POSSIBLE TREE CANOPY MAXIMUM TREE CANOPY Monticello Subdivisions 3,458 19% 35% 27% 46% Subdivision tree canopy percentages range from 0% (no canopy) to 100% (fully forested). Most subdivisions (161) have 25% tree cover or less (Figure 4). Of these 161 subdivisions, 100 of them have less than 10% tree canopy present, and therefore have opportunities for adding to the canopy with greater potential planting sites available. 2,342 759 605 523 396 364 263 169 85 52 0 500 1,000 1,500 2,000 2,500 0%-10% 10%-20% 20%-30% 30%-40% 40%-50% 50%-60% 60%-70% 70%-80% 80%-90% 90%-100% Parcels Ca n o p y P e r c e n t Urban Tree Canopy Report Davey Resource Group City of Monticello, Minnesota 10 January 2025 Figure 4. Distribution of tree cover by subdivision (248 subdivisions). Tree Canopy by Block Group and Census Tract Census tracts are federally designated areas of study, for which a wealth of socioeconomic and other data can be found. A U.S. Census block group is a statistical subdivision of a census tract, which is typically made up of multiple block groups. Block groups are the smallest areas for which the Census Bureau collects sample data. Because block groups are determined by population count, the number of people in each area dictates the size of the block group. Tree cover ranges from 7%–43% among census areas (Table 7; Map 3). Census tracts have 19%– 30% of their land cover available for additional tree planting, with maximum tree canopy area ranging from 31%–60%. Table 7. Monticello tree cover by U.S. Census tract and block group. 161 67 15 5 0 50 100 150 200 0-25% 26%-50% 51%-75% 76%-100% Number of subdivisions Tr e e C o v e r CENSUS TRACT AND BLOCK GROUP ACRES TREE COVER IMPERVIOUS SURFACE POSSIBLE TREE CANOPY MAXIMUM TREE CANOPY 2701710100202 218 7% 4% 23% 31% 1 218 7% 4% 23% 31% 2701710100203 4,098 30% 17% 29% 60% 1 969 43% 15% 26% 69% 2 463 30% 21% 29% 59% 3 327 23% 45% 19% 42% 4 2,339 26% 13% 32% 58% 2701710100205 1,046 23% 30% 19% 42% 1 211 24% 44% 21% 45% 2 835 23% 26% 18% 41% 2701710100206 1,994 15% 31% 28% 43% 1 559 29% 28% 26% 55% 2 1,435 10% 33% 29% 38% Urban Tree Canopy Report Davey Resource Group City of Monticello, Minnesota 11 January 2025 Map 3. Monticello, Minnesota, canopy percent by block groups. Tree Canopy by Quadrant Tree canopy in Monticello was summarized by city quadrant. Despite consistent distribution of impervious surface throughout the city’s four quadrants (between 21%–29%), tree cover varies widely across quadrants, ranging from 11% cover in the southwest quadrant to 35% in the northwest quadrant (35%; Table 8, Map 4). Table 8. Monticello tree cover by city quadrant. QUADRANT ACRES TREE COVER IMPERVIOUS SURFACE POSSIBLE TREE CANOPY MAXIMUM TREE CANOPY Southeast 2,211 14% 29% 28% 42% Northeast 1,064 23% 29% 18% 41% Northwest 1,867 35% 21% 26% 61% Southwest 1,006 11% 25% 28% 40% Urban Tree Canopy Report Davey Resource Group City of Monticello, Minnesota 12 January 2025 Map 4. Monticello tree cover by city quadrant. Urban Tree Canopy Report Davey Resource Group City of Monticello, Minnesota 13 January 2025 SECTION II: LAND SURFACE TEMPERATURE Urban areas are often subject to higher localized temperatures due to large amounts of impervious surfaces that trap and retain heat relative to nearby undeveloped areas, a phenomenon known as urban heat island effect. To establish an understanding of the distribution of urban heat in Monticello, land surface temperatures were taken during late afternoon on August 19, 2023 and August 13, 2024 and averaged to produce a map (Map 5). Average surface temperatures varied from 64–92 degrees F. By visually comparing this map to the map of land cover (Map 1), it can be seen that higher land surface temperatures occur within areas with dense impervious surface and are inversely related to areas with high tree cover. Map 5. Monticello land surface temperature, averaged from remotely sensed thermal bands from approximately 5:00 p.m. on August 19, 2023 and August 13, 2024. Monticello, Minnesota Summer Land Surface Temperature Urban Tree Canopy Report Davey Resource Group City of Monticello, Minnesota 14 January 2025 SECTION III: BENEFITS OF THE URBAN FOREST The trees of Monticello play a vital role in the quality of life of residents while offering a variety of benefits. Trees provide essential environmental, social, and human health benefits, the value of which can be estimated from avoided costs. Annual Value of Monticello’s Tree Canopy Benefits: $331,290 Monticello’s tree canopy cover provides annual benefits totaling $331,290 as estimated from the i- Tree Tools software suite from the USDA Forest Service (Table 7): • Carbon. The trees sequester 1,820 tons of carbon, reducing the amount returning to the atmosphere as a greenhouse gas. Annual value: $309,657. • Stormwater. The trees intercept and absorb about 960,720 gallons of stormwater, reducing the amount entering the storm sewer system. Annual value: $8,585. • Air Pollution. The trees remove 398 pounds of carbon monoxide, 7,930 pounds of nitrogen dioxide, 60,235 pounds of ozone, and 822 pounds of sulfur dioxide from the atmosphere, helping to reduce atmospheric warming, improve air quality, and mitigate the public health effects from air pollution. Annual value: $5,027. • Air Quality. Monticello’s urban forest removes 23,358 pounds of dust, smoke, and other particles from the air, directly improving air quality and respiratory health (e.g., asthma). Annual value: $8,021. Table 7. Ecosystem benefits provided by Monticello’s urban forest. ECOSYSTEM BENEFITS QUANTITY VALUE Annual benefits Air quality: Carbon Monoxide (CO removal (lb) 398 $23 Air quality: Nitrogen Dioxide (NO2) removal (lb) 7,930 $170 Air quality: Ozone (O3) removal (lb) 60,235 $4,828 Air quality: Sulfur Dioxide (SO2) removal (lb) 822 $6 Air quality: Particulate Matter (PM2.5 & PM10) removal (lb) 23,385 $8,021 Carbon (C) sequestration (ton) 6,660 $309,657 Stormwater: avoided runoff (gal) 960,720 $8,585 TOTAL ANNUAL BENEFITS $331,290 Accrued benefits Carbon storage (ton) 60,930 $10,391,290 TOTAL BENEFITS $10,722,782 Urban Tree Canopy Report Davey Resource Group City of Monticello, Minnesota 15 January 2025 Value of Carbon Stored by Monticello’s Trees Over Their Lifetimes: $10.4 million The largest annual ecosystem benefit that Monticello’s trees provide is the sequestration of 1,820 tons of carbon each year. Over their lifetimes, Monticello’s trees have stored a total of 60,930 tons of carbon stored, valued at $10.4 million (Table 7). This benefit represents the long-term contribution that trees by removing carbon from the atmosphere and storing it in the roots, stems, and foliage. CONCLUSION Monticello’s urban forest is an important asset that provides innumerable social, environmental, and economic benefits. This analysis helps to document the current state of the urban forest in Monticello and relate that to urban heat island and community benefits. As a result of this study, Monticello can consider possible future actions to preserve and expand tree canopy: • Plant New Trees. Monticello’s tree canopy cover is currently 24.3% and varies across the city. Future tree plantings could be planned to prioritize lower canopy areas, to ensure that all residents are receiving benefits from the urban forest. The City and its partners should also encourage private property tree planting in residential, business, and industrial areas to help mitigate urban heat. • Preserve Existing Tree Canopy. Mature canopy trees contribute significantly more benefits than do young, small trees. Caring for and preserving large trees should be an integral part of Monticello’s strategy to maximize the benefits provided by trees and ensure a sustainable canopy over time. Methods to preserve existing tree canopy include education and outreach campaigns—including volunteer programs—, tree protection and preservation policies, and programs that celebrate large trees such as a Heritage Tree program. • Remeasure Tree Canopy on A Regular Basis. As initiatives are undertaken to preserve and care for existing trees and plant new ones, Monticello will want to track progress and re-evaluate efforts towards meeting community goals. While a rigorous tree canopy analysis provides useful, detailed information, Monticello can perform less rigorous self-assessments to track canopy changes using i-Tree Canopy. Industry standards recommend assessing tree canopy every 5-10 years. Monticello is encouraged to use urban tree canopy data and additional datasets to analyze relationships and connections that can help develop community objectives, understand challenges, and frame urban forest management decisions. Urban Tree Canopy Report Davey Resource Group City of Monticello, Minnesota 16 January 2025 GLOSSARY bare soil (land cover): Areas mapped as bare soil typically include vacant lots, construction areas, and baseball fields. block group: A US Census-defined geographic area that is typically made up of 600–3,000 residents. canopy: Branches and foliage that make up a tree’s crown. canopy cover: The area of land surface that is covered by tree canopy as seen from an aerial view. carbon: An abundant chemical element that is an important building block for humans, plants, and animals; it is also found in the atmosphere, where it is part of molecules that contribute to climate change. carbon monoxide (CO): An odorless, colorless gas in the atmosphere that results from the incomplete combustion of fuels and is toxic to humans. carbon sequestration: Removal of carbon from the atmosphere. Trees remove carbon through a process known as photosynthesis, which converts sunlight and carbon dioxide into food. carbon storage: Storage of carbon, such as in the wood and leaves of trees, that keeps it out of the atmosphere. existing tree canopy: The amount of tree canopy present within the community boundary. impervious surface (land cover): Area that does not allow rainfall to infiltrate the soil; typically includes buildings, parking lots, and roads. i-Tree Canopy: The i-Tree Canopy tool allows users to easily photo-interpret Google aerial images of their area to produce statistical estimates of tree and other cover types, along with calculations of their estimates. This tool serves as a simple, quick, and inexpensive means for cities and forest managers to accurately estimate their tree and other cover types. i-Tree Tools: State-of-the-art, peer-reviewed software suite from the USDA Forest Service that provides urban forestry analysis and benefits assessment tools. The i-Tree Tools help communities of all sizes to strengthen their urban forest management and advocacy efforts by quantifying the structure of community trees and the environmental services that trees provide. Tree benefits were calculated using the i-Tree Vue model and TR- 55 hydrologic equations. i-Tree Vue estimates carbon storage and sequestration and air pollutant removal. TR- 55 hydrologic equations model stormwater runoff. land cover: Physical features on the earth mapped from satellite or aerial imagery such as bare soils, canopy, impervious, vegetation, or open water. nitrogen dioxide (NO2): Nitrogen dioxide is a compound typically created during the combustion processes and is a major contributor to smog formation and acid deposition. open water (land cover): Land cover consisting of water, including lakes, rivers, streams, and ponds. ozone (O3): A strong-smelling, pale blue, reactive toxic chemical gas with molecules of three oxygen atoms. It is a product of the photochemical process involving the sun’s energy. Ozone exists in the upper layer of the atmosphere as well as at the Earth’s surface. Ozone at the Earth’s surface can cause numerous adverse human health effects. It is a major component of smog. Urban Tree Canopy Report Davey Resource Group City of Monticello, Minnesota 17 January 2025 particulate matter (PM10): A class of air pollutants consisting of tiny solid or liquid particles of soot, dust, smoke, fumes, and mists that are 10 micrometers in size. possible tree canopy: The amount of land that is theoretically available for the establishment of tree canopy within the city boundary, including both vegetation and impervious surfaces but excluding open water and active recreational spaces (such as ball fields). right-of-way (ROW): A strip of land generally owned by a public entity on which infrastructure such as highways, railroads, or power lines are built. species: A category of scientific classification consisting of related organisms that are capable of interbreeding. stormwater: rain and snow melt that have the potential to collect on land and run off into streets, rivers, and streams. Large collections of stormwater runoff can contribute to flooding and sewer overflows. sulfur dioxide (SO2): A strong-smelling, colorless gas that is formed by the combustion of fossil fuels. Sulfur oxides contribute to the problem of acid rain. tree: A tree is defined as a perennial woody plant that may grow more than 20 feet tall. It usually has one main stem, although many species may have multiple stems. tree benefit: An economic, environmental, or social improvement that benefits the community and results mostly from the presence of a tree. The benefit carries real or intrinsic value. urban forest: All of the trees within a municipality or a community, both publicly and privately owned. This includes the trees along streets and in parks, residential yards, and other developed areas. urban tree canopy assessment (UTC): A study of land cover to better understand where trees are currently present and where they could potentially be added. This assessment is typically performed using aerial photographs and spatial data. vegetation (land cover): Vegetated area (grass, shrubs, etc.) that is not shaded by trees that allows rainfall to infiltrate the soil (“pervious”); typically includes parks, golf courses, and lawns. REFERENCES US Census Bureau. 2020 Census. https://www.census.gov/quickfacts/monticellocityminnesota USDA Forest Service. (n.d.). i-Tree Tools. [Computer Software]. iTree Canopy v 7.0 and iTree Hydro v 6.0. Retrieved from https://www.itreetools.org/ Wolf, K. 2007. City Trees and Property Values. Arborist News 16, 4: p. 34–36. SHADE TREE PROJECT Tree Diversity SHADE TREE ORDINANCE § 152: PRELIMINARY PLAT SHADE TREE ORDINANCE § 153.047 PLANNED UNIT DEVELOPMENT DISTRICTS SHADE TREE ORDINANCE 153.060 LANDSCAPING AND SCREENING SHADE TREE ORDINANCE 153.061 TREE PROTECTION SHADE TREE ORDINANCE 153.061 TREE PROTECTION Questions? Planning Commission Agenda – 4/01/25 1 4A. Community Development Director’s Report Council Action on/related to Commission Recommendations • Consideration of a Request for Development Stage and Final Stage Planned Unit Development/Rezoning to Planned Unit Development for Phased Industrial Development including Industrial Service and Industrial Self-Storage as Principle Uses in the I-2 (Heavy Industrial) District. Applicant: Timothy Flander Approved on the City Council consent agenda on March 24, 2025. • Consideration for a Conditional Use Permit for a proposed Entertainment/Recreation, Indoor Commercial Facility in an I-2 (Heavy Industrial) District. Applicant: Elizabeth Barthel Approved on the City Council consent agenda on March 24, 2025. • Consideration of a Conditional Use Permit for a proposed Auto Repair-Minor Facility in an B-4 (Regional Business) District and Consideration of a Conditional Use Permit for Cross Access and Parking. Applicant: RA Smith, Inc. Approved on the City Council consent agenda on March 24, 2025. • Consideration of a Conditional Use Permit for Cross Parking Agreement in the Central Community District (CCD). Applicant: Zach Barthel Approved on the City Council consent agenda on March 24, 2025. Legislative Action During this legislative session, a number of bills have been put forward that would drastically change the housing landscape in Minnesota cities. The language proposed impacts not just future housing, but also existing neighborhoods. Monticello has been closely following these bills, sending letters to our local legislators expressing our concern. Monticello is a member of both the League of MN Cities and the Coalition of Greater MN Cities; both entities have been providing frequent updates to help support our efforts to oppose the current language. Last year, the Planning Commission requested a letter directly from the organization to local legislators. Staff is happy to prepare a letter for this session if directed by the Commission. Bills to watch: House HF1987 – Minnesota Starter Home Act HF2140– Missing Middle/More Homes Act HF2018 – Multi-Family/Commercial Districts Act Planning Commission Agenda – 4/01/25 2 Senate SF2229 –Minnesota Starter Home Act SF2231– Missing Middle/More Homes Act SF2286 – Multi-Family/Commercial Districts Act More information: Lawmakers Advance Zoning Reform Bills That Limit Local Decision-Making Authority - League of Minnesota Cities News & Events — Coalition of Greater Minnesota Cities State of the City A City of Monticello staff team recently presented at the Monticello Chamber of Commerce luncheon on “The State of the City”. The presentation is an opportunity to provide the local business community with information on the projects and programs occurring at the direction of the City Council. The presentation included updates on development, capital improvements, transportation and fiscal policy. A copy of the presentation powerpoint is attached here for reference. 2024 Development Survey Each year, the Development Services Department sends out a customer service survey to all land use applicants to help us improve service to the public and stakeholders in the development process. For 2024, we received 11 responses out of a possible 31 land use applicants from the prior year (36%), with multiple attempts to encourage a response. The returned responses came from a broad spectrum of land use applicants - land developers, local businesses, realtors, property owners, engineers, and home builders. Survey responders were asked to provide feedback on multiple areas of the Land Use process, with a response scale of “Excellent”, “Satisfactory”, and “Improvement Requested”. The majority of responders provided feedback for all fields requested. Highlights from the survey included positive reviews for the plan review and construction process and working proactively with applicants to overcome issues in the process. About 90% of responders said they would recommend Monticello to other builders/developers. All responses indicated that staff provided applicants with adequate information about the design standards and review process. Survey responses also showed that the City provided assistance and good communication to keep projects moving forward to completion for local businesses. Survey responses also included comments on how the City can better improve the planning/development/land use review process. A breakdown of this multi-response Planning Commission Agenda – 4/01/25 3 question is included with this report. Comments requesting improvement in response time, streamlining processes and consolidating and clearly communicating conditions of approval were offered. With the addition of administrative staff in 2025, we are working to improve our response time to applicants, and to provide consolidated comments and information on recommended conditions in a timely manner. For 2025, we will be changing our survey process to encourage increased response. Rather than sending the survey out in one batch at the end of the year, we will be sending the survey to individual applicants following decision on their land use requests. We have also added an evaluation component for Economic Development, requesting customer service delivery review for business subsidy applications. Property Inventory & Availability The map of residential project areas illustrating available lots and multi-family resources is now available online. Project Update List The project update list current through March 2025 is attached. Website Project Page A reminder to stay current with news and information by visiting: Projects | Monticello, MN STATE OF THE CITY CHAMBER OF COMMERCE MARCH 18, 2025 CITY COUNCIL •Mayor Lloyd Hilgart •Charlotte Gabler •Tracy Hinz •Lee Martie •Kip Christianson COUNCIL & BOARDS CITY BOARDS & COMMISSIONS •Economic Development Authority (EDA) •Planning Commission •Parks, Arts, & Recreation Commission (PARC) •Industrial & Economic Development Committee (IEDC) •Bertram Chain of Lakes Advisory Council •Library Board What is the Comprehensive Plan? •The Monticello 2040 Vision + Comprehensive Plan serves the blueprint for growth and development. •It was developed with public input and provides a framework for decision-making. •It was adopted in 2020, and additional planning efforts have been adopted as appendices. COMPREHENSIVE PLAN Monticello Vision Statement “In 2040 the City of Monticello is an inclusive community focused around sustainable growth while maintaining its small-town character. Monticello is a Mississippi River town known for its schools, parks, biking and walking trails and vibrant downtown. Monticello is an evolving, friendly and safe community that respects the quality of its environment, fosters a sense of belonging and connection, encourages a healthy and active lifestyle and supports innovation to promote a prosperous economy.” COMPREHENSIVE PLAN Guided by Sustainable Growth •Grow Responsibly: Embrace opportunities while ensuring we maintain what we have and grow at a manageable rate. •Grow with a Purpose: Diversify the economy and build long-term resiliency. •Grow as an Investment: Every step forward is a commitment to Monticello’s future. COMPREHENSIVE PLAN FINANCIAL CONTEXT Attributes of Municipal Funding Local government follows common accounting practices augmented by guidelines specific to the use of public funds. •Expenditures •By Type: Personnel services, supplies, services & charges, capital outlay, debt services, transfers •By Function: General government, public safety, public works, sanitation, recreation & culture, economic development, debt service interest & charges, enterprises •Revenues •Grants, charges for services, debt & other •Property taxes We strive to use external funding sources and direct charges for services to the greatest appropriate extent, but cities in MN are heavily reliant on property taxes due to the authority granted by the State. Challenges FINANCIAL CONTEXT We use proactive planning efforts to guide decision making and anticipate the impacts of what is outside our control. •Tax base diversity •Market conditions •State legislative changes •Maintaining vs. expanding We strive to balance financial stewardship with our short and long-term responsibilities to the community. Downtown is for Everyone GROWTH & DEVELOPMENT – GROWING FROM WITHIN •Vision of the Downtown Small Area Plan •A Downtown that is lively throughout the seasons, day and night •A Downtown for dining, recreation, gathering, working, shopping and living •Vision into Action •Block 52: Coordinated public and private investment •Building connectivity to the river •Investment in existing and growing businesses •Downtown Façade Improvement Loan Program •Block 34: Continuing the evolution of Downtown Downtown Improvements •Thank you for your patience in 2023 & 2024! •Minor finishing touches to the project in 2025 •Retaining wall repairs along River Street and Bridge Park •Remaining permeable pavement installation •Hanging baskets on street poles •West Bridge Park •Destination playground installation this spring •Updates to community room rental space •Connecting people with the Mississippi River •MontiArts connection •Updating fishing pier and river access/future sidewalk connections •Flexible events spaces street/park GROWTH & DEVELOPMENT – GROWING FROM WITHIN A Place to Call Home •Housing Study & Legislative Initiatives •Sustainable Incremental Growth •Developing Neighborhoods •Future Neighborhoods •Maintaining Quality & Investment GROWTH & DEVELOPMENT – GROWING FROM WITHIN Commercial Investment •Big River Development •Union Crossings & 7th Street East •Repurposing Existing Space •Pointes at Cedar •Reimagines the potential development of a prominent land area in the core of Monticello. •The Plan is designed to inspire exceptional private development that values and builds on these distinctive public areas. •A varied mix of commercial services, residential living opportunities, and public open space amenities. •Centered on a water feature and surrounded by a series of interconnected public spaces for discovery. GROWTH & DEVELOPMENT – GROWING FROM WITHIN •Business Retention & Expansion Efforts o Otter Creek and West Chelsea •In-fill in existing Oakwood Industrial Park and 7th Street GROWTH & DEVELOPMENT – GROWING FROM WITHIN Developing Tax Base & Jobs Extending our Borders •Grow outward when it’s responsible and feasible. •Renewed Monticello Orderly Annexation Area (MOAA) Agreement. •On the Horizon •Data Centers: Developer Interest, Public Evaluation Comprehensive Plan Amendment •Northwest Monticello: Achieving multiple goals GROWTH & DEVELOPMENT – GROWING OUTWARD Trunk Utility Extensions •CSAH 39 Utility Extension •Area west along CSAH 39 identified as a key future tax base for commercial, residential and industrial uses. •City secured $1 Million from MN DEED to extend utilities from Otter Creek to 0.4 miles west of Chelsea Road along CSAH 39. •Allows future development to extend utilities further west. •Fallon Avenue Trunk Utility Extension •Design is underway for the trunk utilities extension and roadway reconstruction along Fallon Avenue from Chelsea Road south to Fallon Drive, south of School Boulevard. •The project includes curb, gutter, pathways, and water/sewer utilities to support southward growth. •Project construction timeline is dependent on securing funding. TRANSPORTATION & UTILITIES School Boulevard Improvements •The Pointes at Cedar Master Plan recommends roundabouts at Cedar St. & Edmonson Ave. on School Blvd. •Current and post-development traffic volumes warrant the replacement of the all-way stop-controlled intersections to single-lane roundabouts. •The City received $1,485,000 in federal grants for the project. •Construction begins in May and is expected to finish by late August (contractor: OMG Midwest, Inc.) •Access will be maintained throughout the project, but detours will occur. Visit MonticelloMN.gov for project updates. TRANSPORTATION & UTILITIES Water Treatment Plant •The City’s water meets federal and state requirements but has high levels of manganese which is monitored as an emerging contaminant. •To address this, the City is working toward constructing a central water treatment plant for iron and manganese removal. •30% designed with $11M secured from the FY2023 State Bonding Bill; additional funding requests are in progress. •Construction is expected to begin May 2026 with completion expected by August 2028. •Estimated project cost: $45M TRANSPORTATION & UTILITIES I-94 Gap Project •MnDOT is expanding I-94 to a three-lane section between Monticello and Albertville. •Construction Timeline: •2024 – 2027: Project Duration •2025: Construct westbound lanes, traffic on eastbound side •2026: Construct eastbound lanes, traffic on westbound side •2027: Final wrap-up TRANSPORTATION & UTILITIES PEL & Corridor Study •Wright and Sherburne Counties partnered with communities and state agencies for the Highway 25 Area Planning and Environmental Linkages (PEL) Study to plan long-term transportation improvements. •More information on PEL Study results will be presented at a future Chamber Meeting. More information can be found at MonticelloMN.gov. •MnDOT is leading a corridor study to evaluate short- to medium-term improvements, which may be incorporated into the 2030 Hwy 25 pavement preservation project between I-94 and Hwy 10 in Big Lake. TRANSPORTATION & UTILITIES Parks Master Plan Monticello’s investment in playgrounds, green spaces, sports fields, and the arts creates places and programs for the community to enjoy. GOAL 1: Provide a highly-accessible and diverse system of great parks, arts, and recreational opportunities. GOAL 2: Provide a connected system of trails that get people to places they want to go. GOAL 3: Provide signature community parks that attract and serve residents and visitors. GOAL 4: Integrate the Mississippi River as a defining part of Monticello’s park, art, and recreation system. GOAL 5: Provide a system of high- quality natural open spaces. GOAL 6: Provide an arts program that creates opportunities for artistic expression and collaboration. COMMUNITY CHARACTER & INVESTMENT Bertram Chain of Lakes •The City of Monticello & Wright County acquired 1,200 acres to preserve natural space and create a regional park for public enjoyment. •The City is responsible for the 110-acre active recreation area, including athletic fields, shelters, and picnic areas. •The unique attributes of Bertram blend passive natural spaces with active sports and play areas. •Council adopted Master Plan to guide phased improvements. •In 2024, voters approved a 0.5% local sales tax as a funding source for park improvements. Tax takes effect April 1, 2025, collected by the MN Dept. of Revenue. •Council authorized WSB to: •Update cost estimates & recommendations for future phases. •Design pickleball courts. Plans and specifications are currently being created. COMMUNITY CHARACTER & INVESTMENT Celebrating 25 Years of the MCC •February marked the 25th anniversary of the Monticello Community Center, which opened in 2000. •The Community Center building is a hub for recreation and is home to City Hall, the Senior Center, and National Guard. •The MCC is a valuable asset that contributes to bringing the community together. •The building requires ongoing preventative maintenance and investment to ensure it can continue to serve the public for years to come. COMMUNITY CHARACTER & INVESTMENT Shade Tree •EAB Management Plan: Established a comprehensive plan to address the Emerald Ash Borer (EAB) infestation. •DNR Grant: Funded a city-wide inventory of all public trees, including right-of-way trees. •Tree Canopy Study: Completed a study identifying heat islands and potential planting areas. •Shade Tree Ordinance & Tree Manual: Updated to guide urban forestry practices. •Post-EAB Forestry Approach: Focus on diverse tree planting projects throughout the city to enhance the urban forest. COMMUNITY CHARACTER & INVESTMENT Long-Term Financial Plan | Strategic Transition Plan Long-Term Financial Plan + Projections and Updates Annual Comprehensive Financial Report Capital Improvement Plan Annual Budget Strategic Transition Plan FUTURE PLANNING Public Works Facility •Since 2007, the City has been working to replace the Public Works Facility at 909 Golf Course Road. •The current facility lacks space for equipment and materials and requires significant repairs. •A new site was purchased on School Blvd. •Design is 60% complete, with anticipated construction in 2027. FUTURE PLANNING Expand responsibly, growing from within and moving outward when we can serve. Sustainable Growth Develop residential, commercial, and industrial sectors. Balanced Economy Support diversification, tax base growth, and living wage jobs. Industrial Focus Foster development while preserving Monticello’s community character. Community Investment FOCUS POINTS Stay Connected •MonticelloMN.gov •MonticelloMN.gov/173/Projects •City Newsletter •Subscribe to City E-News •Follow us on Social Media info@MonticelloMN.gov 763 – 295 – 2711 505 Walnut Street Monticello, MN 55362 Concept Projects Project Type Address/Location Description Review Date & Info Progress Report Project V Commercial/Light Industrial 88 acre parcel bounded by The Meadows to the North, Highway 25 to the West, 85th Street NE to the South, and the Featherstoe Residential neighbohood to the East Concept Stage review for a planned unit development for a multi-phase Medical Office Buildings on roughly 25 acres, with subsequent phases of private development to follow. Joint City Council and Planning Commission review on 3/25/24 On hold General Equipment Industrial 13 acre parcel along CSAH 39 and West Chelsea Road Concept Stage review for planned unit development for Machinery/Truck Repair and Sales Joint City Council and Planning Commission review on 7/2/24 Post Concept Stage PUD, Pre-Development Stage PUD Application Submittal Tamarack/The Meadows at Pioneer Park Residential 68 acre parcels along Fallon Avenue Concept Stage review for planned unit development for single-family residential Reviewed in Joint PC/CC on 9/16/24 Concept Stage PUD Submittal, Annexation Petition pending Pending Land Use Application Projects Project Type Address/Location Description Approval Date & Info Progress Report Haven Ridge West Residential Near the Southeast corner of 85th Street NE and Fallon Ave NE, Also South of 85th Street NE between Eislele Ave NE and Edmonson Ave NE Concept Stage review for a planned unit development for a 298-unit residential development with various lot sizes and townhome section Reviewed by Planning Commission on 1/7/25 Tabled from January Planning Commission Meeting Previously Approved Projects Project Type Address/Location Description Approval Date & Info Progress Report Broadway Plaza PUD Commercial 6321 E. Broadway Street bound by Interstate 94 to the North and East Broadway Street to the South Development Stage PUD and preliminary plat for a 76-room hotel, 15,000 square-foot event center, 6,800 square-foot restaurant, and a 6,000 square-foot post-frame building. 11/24/2024 Approved 11.25.24, Annexation Pending Twin Pines Apartments Residential South Side of School Blvd. East of Wal-Mart 96 multi-family unit apartment building 2/28/2022 Final Plat Expired Block 52 Redevelopment Mixed-Use NE Corner of Highway 25 and Broadway St 87 multi-family units with rougly 30,000 sq ft of 1st floor commercial 7/11/2022 Continued leasing of commercial spaces, Revised Conditions CC Approved 2.24.25 Featherstone 6th Addition Residential North of 85th St NE and West of Highway 25 21 Single-family lots with commercially guided outlots for future development 4/25/2022 Under Construction; last lot permit issued Haven Ridge 2nd Addition Residential South of Farmstead Ave and West of Fallon Ave NE 59 Single-Family Lot Development Reapproved 8/28/2023 Home sites under construction Country Club Manor 3rd/4th Addition Residential Along South side of 7th St W between Elm St and Golf Course Rd 82 Twinhomes Senior 55+ Development 4/22/2024 Under construction, home sites under construction Deephaven 3 (Lot 2)Commercial Southeast corner of Cedar St and Chelsea Rd New Construction of a Clinic/Medical Service Facility (10,000 sq ft)N/A (Permitted Use)Completed Jimmy Johns/Baskin Robbins Commercial Southeast Corner of Oakwood Drive E and Cedar Street New Construction of Quick Service Restaurant with Drive-Through Service 1/22/2024 Withdrawn Big River Commercial Vacant property north of Chelsea Rd, south of Interstate 94, and west of Fenning Avenue PUD for New Construction of two commercial lots for a quick-service restaurant and a coffee shop, with 6 lots platted for subsequent commercial development. 4/8/2024 Commenced, Chipotle open and Starbucks finalizing construction Holiday Store EV Charging Stations Commercial 110 Oakwood Drive E.Installation of up to 12 Electric Vehicle Charging Stations in Lot behind Building 5/28/2024 Construction commenced StorageLink (Dundas Site) PUD and Plat Commercial 36 Dundas Road (Southeast corner of Dundas Road and Cedar Street)Preliminary & Final Plat of Cedar Street Storage, Dev. & Final Stage PUD for expansion of permanent storage area 6/24/2024 Construction commenced Rockstone Auto Commercial 219 Sandberg Road Conditional Use Permit Request for Minor Automotive use as a Principal Use in the B-3, Highway Business District 1/27/2025 Approved Fairfield Inn & Restaurant Commercial Along south side of Chelsea Road directly north of Deephaven Apartments Development Stage Permit (CUP) for construction of a 98-room hotel and restaurant in the northern "Populus" biome of the Pointes at Cedar District 7/22/2024 Approved, building permit in progress Wendy's CUP Commercial Near Highland Way, Union Crossings Conditional Use Permit for Amendment to PUD and accessory drive-through 9/23/2024 Approved; building permit submitted Valvoline Commercial Big River 445 PUD Amdt to Big River 445 PUD and Development and Final State PUD - Auto Repair - Minor 10/28/2024 Approved; building permit submitted Les Schwab Commercial Big River 445 PUD Amdt to Big River 445 PUD and Development and Final State PUD - Auto Repair - Minor 10/28/2024 Approved, building permit submitted Discount Tire Commercial 1300 7th Street East Conditional Use Permit for Auto-Repair Minor and Cross Access 3/24/2025 Approved Mastercraft Outdoors PUD Industrial 1.46 acre vacant lot along the West side of Fallon Ave NE between Washburn Computer Group and Norland Truck Sales Development Stage review for a planned unit development of a vacant site for an Industrial Service use 3/24/2025 Approved JPB Land/Meadowbrook Residential 44 acre parcel along Edmonson Avenue 3/24/2025 Development Stage and Rezoning Approved. MONTICELLO DEVELOPMENT PROJECTS