IEDC Agenda - 06/03/2025AGENDA
INDUSTRIAL & ECONOMIC DEVELOPMENT COMMITTEE (IEDC)
Tuesday, June 3, 2025
7:00 a.m. at Monticello Community Center
Members: Chairperson Jarred Merchant, Vice Chairperson Mike Huey, Luke Dahlheimer, Shawn
Hafen, City Council Member Charlotte Gabler, Aaron Holthaus, Liz Kokesh, Sarah
Kortmansky, Sonja McElroy, Eric Olson, Joni Pawelk, Cory Ritter, Rob Stark, Darek
Vetsch, Andrew Tapper, Tony Velishek, Greg Schultz, Joe Elam
Liaisons: City Administrator Rachel Leonard, Tyler Bevier, Missy Meidinger, Deb Meyer,
Anne Mueller, Sarah Rathlisberger, Angela Schumann, Jim Thares, Dave Tombers,
Tim Zipoy
1.General Business
A.Call to Order
B.Roll Call
C.Approval of May 6, 2025, Regular Meeting Minutes
D.Consideration of Additional Agenda Items
2.Regular Agenda
A.Table Topic – Greater MSP Overview of Readiness Approach - Jim Thares & Tyler Bevier
3.Liaison Updates
A.Wright County Economic Development Partnership (WCEDP)
B.Chamber of Commerce
C.Economic Development
a.BR&E Visits Update
b.Project Update
c.Prospect List
d.June 3, 2025, Planning Commission Agenda
D.City Council Updates
4.Next Meeting Reminder – Date: Tuesday, August 5, 2025
5.Adjournment (8:15 a.m.)
MINUTES
INDUSTRIAL&ECONOMICDEVELOPMENT COMMITTEE (IEDC)
May 6, 2025
7:00 a.m. at Monticello Community Center
Members Present: Vice Chairperson Mike Huey, Luke Dahlheimer, City Council Member Charlotte
Gabler, Aaron Holthaus, Sarah Kortmansky, Sonja McElroy, Eric Olson, Joni
Pawelk, Cory Ritter, Greg Schultz, Rob Stark, Darek Vetsch, Andrew Tapper
Members Absent: Chair Jarred Merchant, Sean Hafen, Liz Kokesh, Tony Velishek
Liaisons: Rachel Leonard, Jim Thares, Deb Meyer, Dave Tombers
Liaisons Absent: Tim Zipoy, Missy Meidinger
1.General Business
A.Call to Order
Vice Chair Mike Huey called the regular meeting of the Monticello Industrial Economic
Development Committee (IEDC) to order at 7:00 a.m.
B.Roll Call
C.Approve Minutes
DAREK VETSCHMOVED TO APPROVE THE MARCH 4, 2025, REGULAR MEETING MINUTES.
CORY RITTER SECONDED MOTION. MOTION CARRIED UNANIMOUSLY.
D.Consideration of Adding Items to the Agenda
None.
2.Regular Agenda
A.Consideration of Wayne Elam Resignation and IEDC Member Application (Joe Elam)
Economic Development Manager Jim Thares introduced Joe Elam who is applying to fill
a new IEDC vacancy.
DAREK VETSCH MOTIONED TO APPROVE JOE ELAM TO THE INDUSTRIAL ECONOMIC
DEVELOPMENT COMMITTEE (IEDC) FOR A THREE-YEAR TERM ENDING ON DECEMBER
31, 2025, SECONDED BY SARAH KORTMANSKY. MOTION CARRIED, UNANIMOUSLY.
B.Table Topic – City of Monticello–Long Term Financial Management Plan, Sarah
Rathlisberger
Finance Director Sarah Rathlisberger spoke to the function and model for the Monticello
Long-Term Financial Management Plan for 2025 and beyond.
3.Liaison Updates
A.Wright County Economic Development Partnership (WCEDP)
Darek Vetsch, County Commissioner, District 2, provided an overview of WCEDP
activities as well as a Wright County update.
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ee
IEDC Meeting Minutes – 05/06/2025
B.Chamber of Commerce
Deb Meyer, Monticello Chamber of Commerce Executive Director, provided a brief
overview of recent and upcoming Chamber events.
C.Economic Development
Mr. Thares presented updates on the following economic development activities.
x Building Permits Summary – Qtr. 1 2025
x Project Update
x Prospect List
x BR&E Visits Update
x May 6, 2025, Planning Commission Agenda
D.City Council Update
City Administrator Rachel Leonard provided an update of the recent City Council activities
including downtown parking discussion, a joint workshop with Planning Commission and
the Economic Development Authority (EDA) expected to occur in the coming month, the
final plat approval on the Meadowbrook Residential development Plat, an tour and review
of the public works building, the Monticello Tech project annexation submittal package,
the School Boulevard Roundabout Improvements project, and other resident-related news.
4.Next Meeting Reminder – Date: Tuesday, June 3, 2025 (Legislative Review Table Topic)
5.Adjournment
Meeting was adjourned by consensus at 8:08 a.m.
Recorder: Anne Mueller ___
Approved: June 3, 2025
Attest:
_____________________________________
Jim Thares, Economic Development ManagerDR
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d an update of the d an u recent nt City City Coun
, a joint workshop with Planning Co, a joint workshop with Planning Co
ity (EDA) y (EDA)expected to occur in the cocted to
owbrook Residential development PResidential
the Monticello Tech project annexathe Monticello Tech p
dabout Idabout Improvements project, and otmprovements project,
Date: Tuesday, June 3, 2025 (Legislasday, June 3, 2025 (Legis
adjourned by consensus at adjourned by conse 8:0088 a.m.a
rder:rder:Anne Mueller ___Anne Muelle
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Approved:Approve June 3,June 2025025
ttest:ttest:
____________
EcoEco
1
Is Wright County Project Ready?
Wright County Ready Workshop | Part 2
May 29, 2025
Powerful
Partnership Regional
location Data,
Research,
Analysis
RE brokers,
developers,
construction,
trades
Regional
marketing,
storytelling, and
lead generation
Policy,
incentives,
regulatory
Regional assets
(e.g. R&D, labs,
feedstocks,
utilities)
The GREATER MSP
Partnership is the way we
work together to do big,
new, or hard things that no
one can do alone.
Deal
Wins
Cities, Counties,
the State
Regional
economic
development
strategy
Education
institutions,
training,
community orgs
What does it
mean to be
"RFI Ready"?
Deep Dive
8
11
What does it mean to be RFI Ready?
Sites and Buildings
•Site size, site shape and site dimensions
•Total vs. Developable acres
•On-site impediments to development & plan for mitigation
•Wetlands or Floodplains
•Underground infrastructure
•Stormwater management
•Threatened/endangered species
•Ownership and site control
•Asking Price/Lease Rate
12
What does it mean to be RFI Ready?
Zoning and Permitting
•Permitted and conditional uses
•Process, timeline and necessary approvals for zoning change
•Zoning and Land Use surrounding the site
•Forms, fees and timeline for all applicable permits
•Land disturbance
•Building
•Stormwater
•Process water
•Air
•Etc.
13
What does it mean to be RFI Ready?
Transportation
•Access roads known
•Necessary upgrades known; cost and schedule identified
•Distance to nearest 4-lane highway(s) and interstate(s)
•Mapped routes
•Planned upgrades (roads, interchanges, etc.)
•Distance to nearest airports
•Rail Access
•BNSF
•CPKC
•UP
•Progressive Rail
14
What does it mean to be RFI Ready?
Utilities
•Utility Provider name and contact information
•Electric
•Voltage of lines at site
•Opportunity and timeline for upgrades
•Natural Gas Utility:
•Size of line at site
•Normal operating pressure
•Opportunity and timeline for upgrades
•Water/Wastewater
•Excess capacity of line at site
•Overall system excess capacity
•Opportunity and timeline for upgrades
15
What does it mean to be RFI Ready?
Environmental
•Phase I Environmental Site Assessment
•Identification of potential or existing environmental contamination liabilities
•Geotechnical Assessment
•Evaluate subsurface soil and rock conditions
•Wetlands Delineation
•Identification and mapping of boundaries of wetlands
•Archaeological Study/Cultural Resource Survey
•Identification and evaluation of cultural or historical resources that may be affected by development
•Endangered and Protected Species Study
•Assessment of whether listed plant or animal species or their habitats are present on or near the site
16
Workforce
•List of largest employers in the county
•List of largest manufacturers in the county
•List of applicable project announcements
•Attraction and Expansion
•List of applicable recent closings or layoffs
•Colleges/Universities in the region
•Applicable workforce programs and/or training resources
What does it mean to be RFI Ready?
17
Taxes
•List of applicable local and state taxes and exemptions
•Income, sales, property
•Copy of tax bill or sample tax bill
•List of tax rates applicable to the site
•Simple instructions on how to calculate property tax liability
What does it mean to be RFI Ready?
18
Visuals
•Aerial photograph with site boundaries indicated
•USGS topographic map with site boundaries indicated
•FEMA floodplain map with site boundaries indicated
•Zoning map with surrounding uses noted
•Infrastructure map identifying location of utility lines
•County soil survey
What does it mean to be RFI Ready?
19
Incentives
•Identify incentives available and/or supported at the local level
•Tax Incentives
•Revolving Loan Fund
•Infrastructure Improvements/Upgrades
•Utility Discounts & Rebates
•Permitting & Regulatory Assistance and/or Expedition
•Workforce & Training Programs
•MN DEED Programs (MIF, JCF, Automation Loan Program, etc.)
•Identify your community needs/wants and be prepared to ask directly
What does it mean to be RFI Ready?
Utilities
Electrical Power Xcel Energy 34.5 kV along frontage road
Natural Gas Centerpoint Energy 6” high pressure line along frontage road
Water City of Great City 16” water main along frontage rd
Sewer City of Great City 10” sewer line along frontage rd
Telecom/Fiber Internet Company High-speed available:
1 GB download / 35 Mbps upload
Site Due Diligence & Community Documentation
Title Commitment ●Park Covenants & Restrictions ○
Aerial Site Views & Maps ○Transportation Access Maps ●
Utility Service Maps ○Geotechnical Study / Soil Survey ○
Site Dimensions ●FEMA Flood Plain Designation & Map ○
Wetlands Map ●Air Attainment Status ●
Phase 1 Environmental Assessment ●Endangered Species Assessment ●
Community Profile & Demographics ●Letters of Support ●
Park Master Plan ○State & Local Incentives Overview ●
Archeological & Historic Use Assessments ○Business Support Services & Other Amenities ○
Contacts
City Contact
County Contact
Utilities
Disclaimer: Great City MN disclaims all warranties and representations regarding the accuracy, quality, availability, completeness, or suitability of the information provided herein. Users are advised to
independently verify all information before relying on it. Great City MN accepts no liability for any reliance on this information, and users assume all risks and responsibilities associated with its use.
Example Site
1010 Example Ave
Great City, MN
1010 Example Ave
Great City, MN 55XXX
Ready Site Details
Location 1010 Example Ave, Great City, MN
Owner(s)Jane Doe (JaneD@greatproperties.com)
Size 64.8 acres
Zoning I-2 Industrial
Asking Price $XX,XXX per acre
Highway Access 0.2 miles to I-35 // 0.1 miles to State Highway 62
Air Access 10 miles to Minneapolis-Saint Paul International
Airport
Rail Access No rail access
Other Remarks
Site Readiness Checklist
PARCELS
5
PARCEL ACREAGE
Parcel A: 7.9 acres
Parcel B: 5.1 acres
Parcel C: 5.2 acres
Parcel D: 8.4 acres
Parcel E: 6.3 acres
STREET & UTILIY
ACCESS
Frontage along 90th Street
and Chelsea Road, possible
extension of Dalton Way
Storm: Available at Site
Water: Available at Site
Sewer: Available at Site
ZONING
Light Industrial (I-1), Allowing
Light Industrial and Warehousing
Development GET CONNECTED! Learn More: MonticelloMN.gov/281
OTTER CREEK BUSINESS PARK:EAST
The City-owned Otter Creek sites
are ideal for light & precision
manufacturing/industrial
development, warehousing and
related industries.
PREFERRED USES
• Light & precision manufacturing
• Warehousing and distribution
• Research and development
• Medical laboratories
• Machine shops
• Computer technology
• Industrial engineering
OTHER SITE INFORMATION
Significant incentives are
available for manufacturing users,
including land cost reductions, tax
increment financing, low-interest
loans and more. Restrictive
covenants are in place. Visit
MonticelloMN.gov/264.
CENTRAL
WEST
WEST
WEST
A
EAST
B
EAST
C
EAST
D
EAST
E
EAST
Life is good.BUSINESS IS GREAT.
OTTER CREEKPARCELS EAST
Wright County is the Fastest Growing in Minnesota!
The City of Monticello is a vibrant
community, proud of its rich heritage
and excited about it’s growth. With a
population of nearly 15,500, Monticello has
a small town vibe with big city amenities.
We are the gateway to the Twin Cities
metro area and a major connection to
northern Minnesota adventures. We are
the front door to nature, situated along the
Mississippi River with more than 17 miles of
trails and more than 30 parks and acres of
state and regional parkland.
Our growing community includes
manufacturing, financial & professional
services, as well as a growing list of shops,
and restaurants. You can be next!
90K
Population
within 15 min.
Drive
55.3%
Population
Increase
Projected for
Wright County
35 MIN
Drive to both
Minneapolis &
St. Cloud
TOP RANKED
Performing School
System with 4,000+
Students
GROWING
Downtown and
Businesses!
The City-owned Otter Creek
sites are ideal for light &
precision manufacturing/
industrial development,
warehousing and related
industries.
For questions or to discuss a
site, contact:
Jim Thares, Economic
Development Manager
Jim.Thares@MonticelloMN.gov
763-271-3254
WHY MONTICELLO?
Connection betweenNATURE & BUSINESS.
OTTER CREEK PARCELS
GET CONNECTED! Learn More: MonticelloMN.gov/281
O t t er Cree k
COUNTY
ROAD
75
COUNTY
ROAD
18
COUNTY
ROAD
75
COUNTY
ROAD
39
COUNTY
ROAD
39
7th St E Wash
ington St
7th St W
Elm St
River
St E
River St W
River St W
Walnut St
90t h S t N E
90th St NE
106
Ca
h
i
ll
A
v
e
N
E
Br
i
arw
o
od
Ave
85th St NE 85th St NE
School Blvd
Chelsea R d E
C
h
el
sea
R
d
W
evA nosnomdE
evA nollaF
EN evA gninneF
Cedar
St
95th St NE
rD kaO wodaeM
EN evA dralliG
Meaow Oak A v e NE
Came
r
on
A
v
e
N
E
120th St NE
12
7
t
h
St
N
E
Bertram
Long
Beaver Pond
Mud
First
M ississ
i
p
p
i
R
iver
9 4
9 4
SITE LOCATION
TO ST. CLOUD
TO TWIN CITIES
TO U.S.HWY 10
CS
A
H
7
5
3 MAJOR ROAD CONNECTIONS
Interstate 94
Highway 25
Highway 10
58,000 ADT5,900 ADT
OTTERCREEK
DO
W
N
T
O
W
N
27,900 ADT
PARCELS
3
PARCEL ACREAGE
Parcels A & B: 11.59 acres
Parcel C: 6.19 acres
STREET & UTILIY
ACCESS
Frontage along Dalton Court
Storm: Available at Site
Water: Available at Site
Sewer: Available at Site
ZONING
Light Industrial (I-1), Allowing
Light Industrial and Warehousing
Development
OTTER CREEK BUSINESS PARK:WEST
The City-owned Otter Creek
sites are ideal for light &
precision manufacturing/
industrial development,
warehousing and related
industries.
PREFERRED USES
• Light & precision manufacturing
• Warehousing and distribution
• Research and development
• Medical laboratories
• Machine shops
• Computer technology
• Industrial engineering
OTHER SITE INFORMATION
Significant incentives are
available for manufacturing users,
including land cost reductions,
tax increment financing, low-
interest loans and more. Restrictive
covenants are in place. Visit
MonticelloMN.gov/264.
CENTRAL
C
WEST
B
WEST
A
WEST
EAST
EAST
EAST EAST
EAST
Life is good.BUSINESS IS GREAT.
OTTER CREEKPARCELS WEST
GET CONNECTED! Learn More: MonticelloMN.gov/281
Wright County is the Fastest Growing in Minnesota!
The City of Monticello is a vibrant
community, proud of its rich heritage
and excited about it’s growth. With a
population of nearly 15,500, Monticello has
a small town vibe with big city amenities.
We are the gateway to the Twin Cities
metro area and a major connection to
northern Minnesota adventures. We are
the front door to nature, situated along the
Mississippi River with more than 17 miles of
trails and more than 30 parks and acres of
state and regional parkland.
Our growing community includes
manufacturing, financial & professional
services, as well as a growing list of shops,
and restaurants. You can be next!
90K
Population
within 15 min.
Drive
55.3%
Population
Increase
Projected for
Wright County
35 MIN
Drive to both
Minneapolis &
St. Cloud
TOP RANKED
Performing School
System with 4,000+
Students
GROWING
Downtown and
Businesses!
The City-owned Otter Creek
sites are ideal for light &
precision manufacturing/
industrial development,
warehousing
and related industries.
For questions or to discuss
a site, contact:
Jim Thares, Economic
Development Manager
Jim.Thares@MonticelloMN.gov
763-271-3254
WHY MONTICELLO?
Connection betweenNATURE & BUSINESS.
OTTER CREEK PARCELS
GET CONNECTED! Learn More: MonticelloMN.gov/281
O t t er Cree k
COUNTY
ROAD
75
COUNTY
ROAD
18
COUNTY
ROAD
75
COUNTY
ROAD
39
COUNTY
ROAD
39
7th St E Wash
ington St
7th St W
Elm St
River
St E
River St W
River St W
Walnut St
90t h S t N E
90th St NE
106
Ca
h
i
ll
A
v
e
N
E
Br
i
arw
o
od
Ave
85th St NE 85th St NE
School Blvd
Chelsea R d E
C
h
el
sea
R
d
W
evA nosnomdE
evA nollaF
EN evA gninneF
Cedar
St
95th St NE
rD kaO wodaeM
EN evA dralliG
Meaow Oak A v e NE
Came
r
on
A
v
e
N
E
120th St NE
12
7
t
h
St
N
E
Bertram
Long
Beaver Pond
Mud
First
M ississ
i
p
p
i
R
iver
9 4
9 4
SITE LOCATION
TO ST. CLOUD
TO TWIN CITIES
TO U.S.HWY 10
CS
A
H
7
5
58,000 ADT
3 MAJOR ROAD CONNECTIONS
Interstate 94
Highway 25
Highway 10
5,900 ADT
OTTERCREEK
27,900 ADT
DO
W
N
T
O
W
N
Step 1:
Pre-Design Meeting
Staff distributes land-use
application, checklists,
fee schedule & calendar
deadlines
Permitted Use?
Follow Building Safety
and/or Economic
Development timeline
Staff submits
recommendation to
Planning Commission
Staff verifies a
completed
application.
60-day 15.99
Statute clock begins
Planning
Commission
Meeting
City Council
Meeting
(4 Monday th
of the Month)
Post Approval
Meeting
Economic
Development
Track can work
concurrently to
Planning & Zoning
60-day timeline with a completed application and board approvals
Staff distributes
Business Subsidy
Pre-Application
Completed
Pre-Applications are
due three weeks
before EDA evening
meeting (2 Tuesday
of the Month)
nd
Staff reviews for
completion
Economic
Development
Authority Workshop
Proceed to
Building Safety
Planning &
Zoning
Building
Safety
Staff distributes
Building Matrix
Checklist
Staff Reviews Building
Matrix for completion
Plan Review letter sent
to applicant of
outstanding items
Staff Reviews
Development Ready to
Proceed Checklist
Building Permit
Issued
Estimated 21-day timeline with a
completed application and board approvals
15-Business Day Review
Disclaimer: This flow chart is intended for a broad overview of the City of Monticello development process, and is not an exhaustive list of requirements and timelines.
Each project is unique and may require additional information and review to comply with zoning, statutes, and building codes.
D r a f t
C o n c e p t O n l y
Discussion
& Questions
22
IEDC Agenda 06/03/25
3C. Economic Development Updates
Prepared by:
Economic Development Director
Meeting Date:
6/3/2025
☒Liaison Updates
Reviewed by:
N/A
Approved by:
N/A
REFERENCE AND BACKGROUND
The Economic Development Update includes an overview of various information by Jim Thares,
Economic Development Manager. IEDC members are encouraged to ask questions as so
inclined. Attachments include the summaries of the first two Business Retention & Expansion
visits for 2025, the Project Updates and Projects-Prospects List. The Planning Commission
Agenda for the June 3 2025, meeting is also included.
A.BR&E Visits Update
B.Project Updates
C.Prospect List
D.Planning Commission Meeting Agenda – June 3, 2025
AROPLAX
DATE OF VISIT:
Tuesday, May 6, 2025
ABOUT THE BUSINESS:
“The Aroplax Advantage is founded on 75 years of
experience in high-quality mold design, material
selection, and injection molding solutions.”
- aroplax.com
WHAT WE
LEARNED
Aroplax representatives
indicated a satisfaction with
their current business facility
and production capacity in
Monticello. They spoke to the
challenge of finding available
childcare and affordable
housing for their employee
attraction and retention
efforts. Aroplax also noted
that water and power needs
will be infrastructure
considerations for their future
growth.
BUSINESS RETENTION & EXPANSION VISIT
LOCATION:
200 Chelsea Rd
Monticello, MN 55362
FOUNDATION BUILDINGMATERIALS
DATE OF VISIT:
Thursday, May 15, 2025
ABOUT THE BUSINESS:
“An industry leading building materials and
construction products distribution company..”
-www.fbmsales.com/about-us/
WHAT WE
LEARNED
Foundation Building Materials
has 8,000 employees
nationwide, with an estimated
19 FT at the Monticello
location, with room for growth
of an additional 4 employees.
providing drywall, steel studs,
acoustic tile, lumber, doors,
and specialty products with
60% residential and 40%
commercial contractors.
FBM shows the need for truck
delivery drivers. Currently
leasing in the building,
transportation near rail
preferred.
BUSINESS RETENTION & EXPANSION VISIT
LOCATION:
207 Dundas Rd.,
Monticello, MN 55362
1
IEDC Agend
a: 6/03/25
Project Update
Block 52 Mixed Use Commercial-Residential Redevelopment:
The Block 52 developer recently installed the parking lot lights and is nearing the completion of
the final punch list items at the core downtown development. The developer is in discussions
with a restaurant operator considering a suite in the north end cap with outdoor patio
overlooking West Bridge Park. Per the development contract’s business subsidy agreement, a
total of 45 new jobs are required to be created by entities that locate in the building within
three years from the benefit date. Simplicity Group Financial Services has approximately 102
employees housed in the facility with some of those being new jobs. The home health hospice
firm, St. Croix Hospice, has approximately 27 FTE assigned to the Monticello office.
Fairfield By Marriott Hotel:
Progress continues oni the 98-room Fairfield By Marriott Hotel project and the attached
Boulder Tap House Restaurant. Footings at the site have been poured and initial foundations
walls are being put in place. The Boulder Taphouse restaurant will open in November 2025,
and the hotel is expected to be completed by mid-summer 2026. A total of 45 to 50 jobs will
be created through this development. The City and County used Tax Abatement as a financing
assistance tool for the development. It was the City’s very first use of this tool. The combined
assistance from the City and County will total $742,655 over a 10-year time frame. Please see
pictures of the construction progress.
Nordic Tap House and Restaurant:
Progress continues on the Nordic Tap House facility interior renovation efforts at the site of the
former Frank and Bessie Antique Store at 106 Walnut Street (near the Block 52 building). The
EDA recently approved a Façade Improvement Forgivable Loan request for Nordic for exterior
façade renovations. The City also approved an assessment agreement with Nordic in
accordance with its newly approved policy to allow downtown businesses, including Nordic, to
assess applicable SAC/WAC and parking fees over a 10-year period with no interest charges.
Data Center Campus Proposals:
Two fairly large data center campus proposals have been submitted to the City for review and
entitlement processes. These two proposals are sizeable and have considerable review and
approval processes to go through. These steps include environmental review and land
IEDC Agenda: 6/03/25
2
entitlement through the City. The Minnesota Public Utilities Commission may also have some
review processes as well. And, finally Xcel Energy, the electric utility serving these sites, also
has its own service studies that are expected to be completed in the future.
Housing Development:
Tamarack
Tamarack is seeking Preliminary Plat and Development Stage and Rezoning to Planned Unit
Development for a 158-unit single-family residential project. Tamarack was recommended for
denial by the Planning Commission at the May 6, 2025, Planning Commission. The requests
are expected to move forward to the City Council in June. Planning Commission’s denial
summary includes extensive use of 45’ lots with no local precedent, how the 45’ lots would
meet PUD design standards, lack of detail for neighborhood design and detail, inconsistences
in plan submissions; and failure to provide landscaping and amenity plans and failure to meet
subdivision ordinance block length requirements.
Meadowbrook
Meadowbrook was recently approved for their Final Plat and Final Stage Planned Unit
Development and development contract at the April 28, 2025, City Council meeting. This
three-phase residential development includes 107 single family homes and 73 town homes.
Construction has begun on the project.
Haven Ridge West
Haven Ridge West is expected to seek their Final Stage and Final Plat Planned Unit
Development approval from the City Council in June. This residential development includes a
mix of single-family lot types from attached townhomes to detached single family, with lot
sizes ranging from 26’ for the townhomes to up to 80’ for the detached single-family lots. The
total residential development is proposed to have 298 lots. Groundbreaking is planned for
2025 with final lot sales between 2028 or 2029 for this multi-phase project.
FAIRFIELD INN & SUITES/
BOULDER TAP HOUSE
This project includes a 98-room Fairfield Inn &
Suites hotel and Boulder Tap House, a full-
service restaurant. The hotel will occupy the
easterly portion of the property, with parking on
the north, east, and south sides of the building.
The four-story hotel will offer an indoor pool,
meeting room space, exercise area, and
breakfast dining for guests. The restaurant will
be connected to the west of the hotel.
OPENING DATE:
Boulder Tap House: October/November 2025
Fairfield Inn & Suites: Late Spring 2026
May 30, 2025 Update
FAIRFIELD INN & SUITES/
BOULDER TAP HOUSE
May 30, 2025 Update
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Available Housing Lots/ Single-Family Units
www.MonticelloMN.gov
DEVELOPMENT IN PROGRESS
KEY DEVELOPMENT
SINGLE
FAMILY LOTS
(DETACHED)
MULTI
FAMILY LOTS
(ATTACHED)
A Edmonson Ridge 26 0
B Autumn Ridge Villas 1 0
C Stony Brook Village (Twinhomes)28 0
D Haven Ridge 2nd Addition 59 0
E Country Club Manor 3/4 Addition (Rental Townhomes)0 88
F Haven Ridge West (Proposed Multiple Phases)226 72
G Meadowbrook (Proposed Multiple Phases)109 73
H Featherstone 7th Addition TBD 0
Updated March 2025
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ID NAME UNITS ADDRESS PROPERTY PHONE
NO.
1 154 E Broadway Apartments 15 154 E Broadway (612) 669-3486
2 Block 52 87 101 W Broadway St (763) 314-4295
3 Bluffs, The 72 700 , 707, 714E 7th St (320) 253-0003
4 Chock Apts 12 801, 803, 807 W 3rd St (763) 295-2091
5 Deephaven Apartments 165 1255 Edmondson Ave NE (701) 412-2947
6 Hillside Properties I—(Low Income)36 207 E 7th St (763) 295-5804
7 Hillside Properties II—(Low Income)12 301, 303 E 7th St (763) 295-5804
8 Jefferson Heights Apts 24 615 7th St E (320) 530-0003
9 Jen’s River Road Apts 8 159 Riverview Drive (763) 295-6566
10 Joyro Investments, LLC 8 625 E 3rd St (763) 280-6307
11 Jude Apts 4 624 W 5th St (763) 263-7704
12 Klick Apts 4 719 E 4th St (651) 242-9463
13 Landmark Square Apts 9 204, 206 Locust St (320) 253-0003
14 Longley Apts 4 247-249 Marvin Elwood Rd (763) 295-6566
15 Marywood Apts 24 407 E 7th St (763) 878-6318
16 Monticello Crossings 202 2205 Meadow Oak Ave (651) 204-0957
17 Monticello Manor 12 306 W 6th St (651) 602-7090
18 Monticello Village Apts 60 725, 727, 729, 731, 733
MN St (651) 204-1027
19 Park Place Apts 8 11 Walnut St (763) 807-8657
20 Pointe Apts, The 12 607 E 7th St (612) 854-6534
21 Ramsey Townhomes 8 501-507, 509-515 Ramsey St (763) 295-2590
22 Ridgemont Apts—(Low Income)48 716 Maple St (320) 493-0562
23 Ridgeway Apts—(Low Income)44 330, 331, 332, 333 W
6th St (763) 295-5081
24 River Road Apts 24 139 Riverview Dr (763) 295-3013
25
River Road Residential Suites
(income restrictions apply to 20%
of units)
47 212 Locust St (763)-249-5045
26 Rowan Apts 8 705 E 3rd St (763) 295-6566
27 Savanna Vista 200 9277, 9379 Edmunson
Ave NE (320) 258-3000
28 Seventh Street Townhomes 15 313 W 7th St (763) 295-5081
29 Silvercrest Apt 35 307 E 7th St (320) 240-8188
30 Smith & Associates 4 200 W Broadway (952) 254-8385
31 Terrace Six Apts 12 318 W 6th St (763) 913-9521
32 Terrace View Apts—(Low Income)26 401 E 7th St (763) 263-1955
33 Twelve Oaks Townhomes 8 518-520, 522-524 Wright St (651) 465-6841
34 Twelve Oaks Townhomes 8 511-513, 515-517 E 7th St (651) 465-6841
35 Twelve Oaks Townhomes 4 513 1/2 -517 1/2 E 7th St (651) 465-6841
36 Twelve Oaks Townhomes 8 517-519, 521-523 Ramsey
St (651) 465-6841
37 West Cello Apts 44 915, 917, 919, 921 Golf
Course Rd (763) 295-2981
38 **Broadway Square Apts 28 243 W Broadway (763) 263-1955
39 *Cedar Crest Apt 38 406 Cedar St (763) 295-4242
40 *Country Club Villas - Under
Contruction 60 10715 Tee Box Trail (952) 358-5152
41 *Mississippi Shores 49 1213 Hart Blvd (763) 295-0787
42 **River Park View Apts 31 218 W River St (763) 263-1955
43 *St Benedicts—(Independent Living)91 1301 E 7th St (763) 295-4051
44 *St Benedicts—(Independent Living)59 1305 E 7th St (763) 295-4051
45 *Willows Landing 92 9872 Hart Blvd (320) 428-9586
*Senior Living**Independent Senior or/ Disabled Living
Updated March 2025
www.MonticelloMN.gov
Date of
Contact
Company Name Business Category Project Description Building-Facility Retained Jobs New Jobs Total Investment Project Status
5/22/2018 Karlsburger Foods Food Products Mfg.Facilty Expansion 20,000 sq. ft. +/- 42 10 to 20 $4,500,000 On Hold
2/28/2022 Project Emma II Light Ind-Assembly New Construction 20,000 sq. ff.0 4 $1,350,000 Active Search
10/28/2021 Project Stallion Technology Service New Construction 42,000 sq. ft.40 $3,600,000 Active Search
8/11/2022 Project Sing Precision Machining New Construction 400,000 sq. ft.0 500 $90,000,000 Active Search
5/30/2023 Project Flower
M & M
Commercial Concept Expansion ????Concept
6/9/2023 Project Pez Mfg New Construction 6,000 to 8,500 sq. ft. 12 2 $1.300,000 Active Search
8/16/2023 Project Lodge RT4 Lodging-Hopsitality New Construction 98 Room Hotel N/A 30 $19,500,000 Identified Site
9/19/2023 Project Panda #4 SZ Childcare Facility New Construction ?N/A ? $2,000,000 +/- Active Search
2/12/2024 Project Lodge-
MSMWDC
Lodging-Hospitality New Construction ?0 10 $12,000,000 Identified Site
3/5/2024 Project Panda 20-MS Child Care Facility New Construction 25,000 sq. ft. 0 20 $5,500,000 Active Search
3/29/2024 Project ET-BB-12-9 Industrial Relocate - Existing Bldg 12,000 sq. ft.12 $1,150,000 Identified Site
4/12/2024 Project Rest B52 Restaurant New build out-Finish 5,000 sq. ft. +/-0 15 1500000 +/- Identified Site
5/30/2024 Project EP-BDDC
LACW
Data Center New Construction ?????? Identified Site
5/31/2024 Project DC2-NWG-GB Data Center New Construction ??0 40 ?? Active Search
7/30/2024 Project EPG 40x2-50 Industrial New Construction 40,000 sq. ft. 0 40 $4,000,000 Active Search
12/3/2024 Project LEI Pack Industrial New Construction 52,500 sq. ft. 0 21 $16,500,000 Active Search
1/14/2025 Project Megawatt Industrial New Construction 650,000 to 1,300,000
sq. ft.
0 592 $757,000,000 Active Search
2/5/2025 Project Nordic Resturant-Taphouse Relocate - Remodel-4,300 sq. ft. 9 1 $1,090,000 Identified Site
4/17/2025 Project Corona Industrial - Retail New Construction 30,000 to 50,000 sq.
ft.
0 50 $15,000,000 Active Search
4/15/2025 Project BB Food Service-Retail Renovation 6,000 sq. ft. 0 25 $2,500,000 Identifed Site
5/19/2025 Project 7030-B-O Industrial New Construction 70,000 sq. ft.0 30 $7,300,000 Site Search
Contacts:
M = 03
YTD = 12
PROSPECT LIST 05/21/2025
AGENDA
REGULAR MEETING – PLANNING COMMISSION
June 3, 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 – May 6, 2025
F.Citizen Comment
2.Public Hearings
A.Continued 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
3.Regular Agenda
4.Other Business
A.Community Development Director’s Report
5.Adjournment
Planning Commission Agenda – 06/03/2025
1
2A. Continued 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:
06/03/2025
Council Date (pending
Commission action):
06/23/2025
Additional Analysis by: Community Development Director, Community & Economic
Development Coordinator
ALTERNATIVE ACTIONS
1. Motion to adopt Resolution 2025-016 recommending approval of Ordinance No. 8XX
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),
based on findings in said resolution.
2. Motion to adopt Resolution No. PC-2025-16 recommending denial of Ordinance No. 8XX
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),
based on findings in said resolution, 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 to the Planning Commission regular meeting of July 1, 2025
and postpone action on Resolution No. PC-2025-16.
REFERENCE AND BACKGROUND
Property: Legal Description: City of Monticello
PID #: City of Monticello
Planning Commission Agenda – 06/03/2025
2
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).
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:
A series of amendments to various sections of the zoning ordinance regulating off-street
parking are proposed. The amendments relate to both general restaurant parking calculations,
as well as regulations specific to downtown parking requirements.
The amendments proposed are consistent with direction provided by the Planning Commission
on potential ordinance amendment options presented during the April regular meeting. A
short summary of the amendments follows.
Central Community District Ordinance – Section 153.044 (G)
Section 1: Proposes to extend the walking distance for eligible parking when
evaluating feasibility of payment into the parking fund. Currently, the City calculates
the available parking within 400’ of the primary entrance. The amendment increases
the distance to 450’. This increase supports the Downtown Small Area Plan “park once
strategy”, which encourages multiple visits to downtown destinations, although they
will only park once. The amendment also recognizes that a City block has a distance of
330’; the longer distance proposed allows for walking one- and one-half block between
Planning Commission Agenda – 06/03/2025
3
parking and a destination. The proposed amendment further details how the 450’
distance is measured. Finally, this section of amendments clarifies the timeline for City
review of the required parking study for payment into the parking fund.
Section 2: The proposed amendments clarify that a conditional use permit process is
required to utilize either or both cross and joint parking options in the CCD. While
other sections of the ordinance reference the need for CUP. This provision lies within
the CCD ordinance itself for easy reference. The ordinance amendment to this section
further clarifies that existing parking deficiencies are not grandfathered into the
parking requirement calculation when a use converts to a more intense parking
demand.
As a reminder, the code accommodates two forms of shared parking. “Joint” parking
allows two sites/uses to provide less than the required number of parking spaces for
either or both of the uses, but only when conditions can support the shared use through
hours of operation or differing use types. Joint parking requires authorization through
Conditional Use Permit, which continues in this amendment proposal.
“Cross” parking allows two sites/uses adjoining one another to share parking, allowing
cross access to parking lots. Joint parking may or may not be a part of the cross-parking
agreement. Cross parking is also allowed via Conditional Use Permit.
Off-Stret Parking Ordinance – Section 153.067
Section 3: Amends the off-street parking table to require parking spaces for sit-down
restaurants based on occupant load as specified in the adopted building code. The
requirement is 1 parking space per three occupants. Staff believes this is a more
accurate representation of parking demand for restaurants than the current square
footage requirement.
Section 4: Reference to the CCD District’s amended language for parking study added.
Section 5: Clerical correction for clarity.
Section 6: Proposes to amend the ordinance consistent with the CCD parking distance
regulation noted above, increasing the eligible parking for joint use to parking located
within 450’ for full credit and 800’ for half credit per space. The measurement method
is also provided.
STAFF RECOMMENDED ACTION
Staff recommends adoption of the proposed amendments for off-street parking requirements.
The amendments support the City’s goals for Downtown revitalization. The amendments
balance the necessary parking supply to support business and customer parking needs with
reservation of land area for active tax base and employment activities.
Planning Commission Agenda – 06/03/2025
4
SUPPORTING DATA
A. Resolution 2025-16
B. Ordinance No. 8XX, Draft
C. Ordinance Excerpts
D. Planning Commission Minutes of April 1, 2025
E. Planning Commission Agenda Report – April 1, 2025
CITY OF MONTICELLO
WRIGHT COUNTY, MINNNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2025-16
1
RECOMMENDING ADOPTION OF AN ORDINANCE AMENDING MONTICELLO CITY CODE XV,
CHAPTER 153.044 AND 153.067, RELATED TO REQUIREMENTS
REGULATING THE PARKING OF PASSENGER VEHICLES
WHEREAS, the City of Monticello regulates the required minimum amount of parking for
specific land uses and the availability and accessibility of public and private parking within
the Central Community District; and
WHEREAS, the zoning regulations applicable to parking facilities both facilitates and limit
their locations in ways that the City uses to support its goals for land use; and
WHEREAS, the City finds that revision of the Code to add more specificity and direction is in
the public interest; and
WHEREAS, the Planning Commission held a public hearing on June 3rd, 2025 on the
application and the applicant City of Monticello and members of the public were provided
the opportunity to present information to the Planning Commission; and
WHEREAS, the Planning Commission of the City of Monticello makes the following Findings
of Fact in relation to the recommendation of approval:
1. The zoning amendment provides an appropriate means of furthering the
intent of the Comprehensive Plan by focusing the ordinance regulations on
the needs of the community.
3. The change in zoning language will accommodate reasonable and efficient
operation of existing or new parking facilities when evaluating new
development or changes in land use.
4. The change in language will have no expected impacts on public services and
expected land uses.
NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello,
Minnesota, that the Planning Commission hereby recommends that the Monticello City
Council approves the zoning amendment to modify the regulations applicable to Extraction
of Materials, Land Reclamation, and Temporary Contractor’s Yards as defined in the
proposed ordinance.
ADOPTED this 3rd day of June, 2025, by the Planning Commission of the City of
Monticello, Minnesota.
MONTICELLO PLANNING COMMISSION
CITY OF MONTICELLO
WRIGHT COUNTY, MINNNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2025-16
2
By: _______________________________
Andrew Tapper, Vice-Chair
ATTEST:
____________________________________________
Angela Schumann, Community Development Director
ORDINANCE NO. 8XX
AN ORDINANCE AMENDING THE MONTICELLO CITY CODE XV,
CHAPTER 153.044 AND 153.067, RELATED TO REQUIREMENTS
REGULATING THE PARKING OF PASSENGER VEHICLES
THE CITY COUNCIL OF THE CITY OF MONTICELLO ORDAINS:
SECTION 1. Section 153.044 (G)(4)(d) is hereby amended to read as follows:
2. A commercial use which demonstrates an adequate amount of available
parking is eligible to propose to vary from the requirements of this section by
deferring its required off-street supply and contributeing to the public parking
fund in lieu of providing all or a portion of the off street-parking as required by this
ordinance. 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,. Such study but shall
be required for payment-in-lieu to the public parking fund and shall include the
following elements, as a minimum: (1) an examination of the public parking
supply located within 450 feet of the establishment’s property, measured from the
boundary of the subject property in a straight line to the public parking facilities
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. The Community Development Department may request
additional information to support the analysis of the study, and shall render an
opinion as to the sufficiency of the public parking supply within 15 business days
following the submission of all requested study materials.
SECTION 2. Section 153.044 (G)(4)(d) is hereby amended to read as follows:
3. An existing business non-residential land use, 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 non-
residential land use may expand or change to another business land use that
increases the parking supply deficiency only by approval of a Conditional Use
Permit for Joint-parking and/or Cross-parking, or if necessary, participating in the
CCD parking fund, according to the requirements of this Section and
§153.067(E)(4)(c) for such deficiency. The parking deficiency applicable to such
new or expanded non-residential land use occupant shall be calculated based on
the existing available parking on-site and shall not “grandfather” the prior
deficiency.
SECTION 3. Section 153.067, Table 4-7, MINIMUM OFF-STREET PARKING SPACES BY USE, is
hereby amended to read as follows:
Restaurants. Sit down/dining area: 1.0 space for each 40 square feet of gross floor area
of dining and bar area; Pick-up or Counter Area: 1.0 space for each 15 square feet of
gross floor area but not less than 15 spaces; Kitchen Area: 1.0 space for each 80 square
feet of kitchen area. 1.0 space for each 3 seats of seating capacity as determined by the
Building Code. Seasonal outdoor seating shall be exempt from the application of off-
street parking requirements, provided such seating does not occupy required off-street
parking spaces.
SECTION 4. Section 153.067 (E)(4)(c) is hereby amended to read as follows:
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. Eligibility for this payment-in-lieu shall be
determined based on the availability of an adequate amount of parking per Section
153.044(G) of this ordinance.
SECTION 5. Section 153.067 (G) is hereby amended to read as follows:
(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.
Notwithstanding other provisions of this section, including Subd. (G)(3)(a), (G)(3)(b),
(G)(3)(c), and (G)(3)(d), for uses in the CCD, the Community Development Department
shall determine the compatibility of uses qualifying for joint parking facilities, and the
appropriate levels of joint use. Except as allowed herein, 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:
SECTION 6. Section 153.067 (G)(3)(e) is hereby amended to read as follows:
(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 300 450
feet of such parking facilities for each full space to be credited. Any proposed joint
parking space more than 450 feet, but within 800 feet, of the subject property shall be
counted as one-half space. 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 Distances shall be measured from the nearest boundary
of the subject property in a straight line to the proposed parking space; any parking
space or portion of a space shall be eligible to be counted.
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.
__________________________________
Lloyd Hilgart, Mayor
ATTEST:
___________________________________
Rachel Leonard, Administrator
AYES:
NAYS:
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.
May 6, 2025
Planning Commission Agenda – 6/03/25
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4A. Community Development Director’s Report
Council Action on/related to Commission Recommendations
• Consideration of a request for Preliminary Plat of Meadows at Pioneer Park; Development
Stage Planned Unit Development; Rezoning to Planned Unit Development for proposed 157
single-family residential development in the Monticello Orderly Annexation Area (MOAA),
currently guided as low-density residential
Applicant: Reid Schulz
The applicant requested moving this item to the June 9th, 2025 City Council agenda.
• Consideration of an Amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan),
Chapter 3, “Land Use, Growth and Orderly Annexation” re-guiding certain parcels from their
existing Estate Residential, Commercial and Residential Flex, and Mixed Neighborhood
designations to Light Industrial Park designation.
Applicant: Scannell Properties, LLC
The City Council approved this item on the consent agenda on May 27, 2025.
• Consideration of a request for Amendment to the Red Rooster Planned Unit Development for
changes related to the building expansion for vehicle use and storage. Applicant: Brian
Jovan/Jovan Properties LLC
The City Council approved this item on the consent agenda on May 27, 2025.
• Consideration of a request for an Amendment to the Conditional Use Permit for Planned Unit
Development for Carcone Second Addition, for interim improvements to support the land use
of vehicle sales, display and storage.
Applicant: Aeron Ashbrook
The City Council approved this item on the consent agenda on May 27, 2025.
Legislative Action
The City received information from the Coalition of Greater MN Cities that the zoning pre-
emption language did not proceed in any form for this session. However, the Housing chairs of
both the Senate and House intend to address the language again in the next session. City staff
will continue to work the LMC and CGMC on conversations with legislators on housing solutions
rather than pre-emption.
Meadowbrook Plat & Construction
JPB Land has recorded the plat and all related development documents with Wright
County. Work has commenced on site for the first phase of construction on this
residential neighborhood.
Housing Workshop Follow-Up
Council will consider adoption of the minutes from the March workshop in June.
Following, staff will coordinate a Planning Commission workshop for consideration of
Planning Commission Agenda – 6/03/25
2
direction on 2040 Plan and zoning ordinance amendments.
City Annual Comprehensive Financial Report
The City’s consulting auditor provided an overview of the report, commonly known as the
annual audit, on May 13, 2025. To view the report, click here: 1248
Project Update List
The project update list current through May 2025 is attached.
Website Project Page
A reminder to stay current with news and information by visiting:
Projects | Monticello, MN
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
Pending Land Use Application Projects Project Type Address/Location Description Approval Date & Info Progress Report
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 Recommended denial at May 2025 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
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
Preliminary Plat, Development Stage PUD approved at January
Meeting.
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 Construction commenced
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.
Active Adventures Commercial 207 Dundas Road Indoor Entertainment/Recreation Commercial Approved
MONTICELLO DEVELOPMENT PROJECTS
AGENDA
REGULAR MEETING – MONTICELLO CITY COUNCIL
Monday, May 12, 2025 – 6:30 p.m.
Mississippi Room, Monticello Community Center
Mayor: Lloyd Hilgart
Council Members: Kip Christianson, Charlotte Gabler, Tracy Hinz, and Lee Martie
1. General Business
A. Call to Order & Pledge of Allegiance
B. Approval of Agenda – Councilmembers or the City Administrator may add items
to the agenda for discussion purposes or approval. The City Council may or may
not take official action on items added to the agenda. Approved
C. Approval of Meeting Minutes
• Special Meeting Minutes from April 28, 2025 Approved
• Regular Meeting Minutes from April 28, 2025 Approved
D. Citizen Comments – Individuals may address the City Council about any item not
contained on the agenda. Each speaker will be allotted three minutes with a
maximum of five speakers. The Mayor may allow for additional time and/or
speakers. The City Council generally takes no official action of items discussed,
except for referral to staff for future report. No citizen comments
E. Public Service Announcements/Updates
• No Mow May
• Farmers Market Opening Day – Thursday, May 15
• Holiday Hours for Memorial Day
• Next City Council Meeting is Tuesday, May 27
F. Council Liaison Updates
• Industrial & Economic Development Committee (IEDC) Update provided
by Council Member Gabler
• Planning Commission Update provided by Council Member Christianson
G. Department Updates
• Fibernet/Arvig quarterly update Arvig provided report for Quarter 1 2025
• Finance Update Annual update provided by Assistant Finance Director Liz
Lindrud
CITY COUNCIL SPECIAL MEETING
(Academy Room)
5:15 p.m. County Road 39 West Utility Extension Project Update
Council consensus to pursue extending water service only to stay
within the existing project budget and use grant funding.
• Construction Update City Engineer Matt Leonard provided an update for
the Downtown punch list and School Boulevard Improvements.
2. Consent Agenda – All items listed on the Consent Agenda are considered standard or
may not need discussion prior to approval. These items are acted upon by one motion
unless a councilmember, the city administrator, or a citizen requests the item by
removed from consent for additional discussion.
A. Consideration of approving payment of bills Approved
B. Consideration of approving new hires and departures for City departments
Approved
C. Consideration of approving the sale/disposal of surplus city property Approved
D. Consideration of adopting Resolution 2025-31 accepting donations of $500 from
American Legion for Power of Produce Kids Club, $500 from Monticello Lions for
a Fire Department fire wrap tool, $700 from Uptown Eye Care for Movie in the
Park, and $100 from Dennie and Judy Suedbeck for flowers at cemetery
Approved
E. Consideration of appointing Joe Elam to the Industrial Economic Development
Committee (IEDC) for a term to expire on December 31, 2025 Approved
F. Consideration of appointing Clint Berglof to the Economic Development
Authority (EDA) for a six-year term ending December 31, 2030 Approved
G. Consideration of approving a Special Event Permit allowing the use of City parks,
core City public right-of-way, Monticello Community Center parking lot and
related assistance for the annual Riverfest celebration on July 11-13, 2025.
Applicant: Riverfest Committee Approved
H. Consideration of approving a temporary liquor license for the Monticello Lions
for Riverfest events on July 12 and 13, 2025 Approved
I. Consideration of approving a Special Event Permit, a temporary liquor license,
and charitable gambling permit for Church of St. Henry for St. Heinrich’s Fest on
September 27, 2025. Applicant: Church of St. Henry Approved
J. Consideration of approving an application for a charitable gambling permit and a
temporary liquor license for the Monticello Grad Party organization for a raffle to
be held on October 4, 2025, at the Monticello Community Center. Applicant:
Monticello Graduation Party Approved
K. Consideration of authorizing an on-sale liquor license for Nordic Tap House
located at 106 Walnut Street beginning June 1, 2025. Applicant: Zach Barthel
Approved
L. Consideration of approving a contract with HCM Architects for the preparation
of bid documents for the roof replacements from recent storm damage in the
amount of $92,368 Approved
M. Consideration of approving a request for Conditional Use Permit for an Accessory
Structure-Major in the R-1, Single Family Residential District with a driveway
leading to the detached structure in the rear yard. Applicant: Benjamin Roberg
Approved
2A. Consideration of items removed from the consent agenda for discussion
3. Public Hearings
4. Regular Agenda
A. Consideration of accepting the 2024 Annual Comprehensive Financial Report
(ACFR) Audit report presentation from Abdo. ACFR approved unanimously.
B. Consideration of approving plans and specifications and authorization to bid for
the Ditch 33 Improvements Project Approved unanimously
C. Consideration of adopting Ordinance 848 granting a 10-year franchise
agreement to Fibernet to construct, operate, and maintain a cable system and
provide cable service in the City of Monticello and to adopt Summary Ordinance
848A for publication Approved unanimously
D. Consideration of approving a contract with Safety Rail Company for the
installation of fall protection systems in the amount of $31,716.39 Approved
unanimously
E. Consideration of authorizing the City Administrator to sign a letter of support for
TH 25 Area Planning and Environmental Linkages (PEL) Study and Wright
County’s Corridor of Commerce Readiness grant application Approved
unanimously
F. Consideration of adopting an amendment to the City of Monticello Assessment
Policy and approving a Sewer and Water Availability and Connection and
Downtown Parking Fund Assessment Agreement for Nordic Tap House (Property
Owner Keith Kjellberg/Linda Yonak)
Decision 1 –Amendment to the City of Monticello Assessment Policy approved
unanimously
Decision 2 – Assessment Agreement for Nordic Tap House approved
unanimously
5. Adjournment
AGENDA RECAP
MONTICELLO CITY COUNCIL
Tuesday, May 27, 2025 – 6:30 p.m.
1. General Business
A. Call to Order & Pledge of Allegiance
B. Recognition of Pam Loidolt and Introduction of new Monticello Senior Center
Director Jay Jay Tauzell
C. Approval of Agenda – Approved
D. Approval of Meeting Minutes - Approved
• Special Meeting Minutes from May 12, 2025
• Special Meeting Minutes from May 13, 2025
• Regular Meeting Minutes from May 12, 2025
E. Citizen Comments - None
F. Public Service Announcements/Updates
G. Council Liaison Updates
• Economic Development Authority
• Park, Arts, and Recreation Commission
H. Department Updates
• Construction Update
2. Consent Agenda – Approved
A. Consideration of approving payment of bills - Approved
B. Consideration of approving new hires and departures for City departments -
Approved
C. Consideration of approving the sale/disposal of surplus city property – No report
D. Consideration of adopting Resolution 2025-33 accepting donation of $300 from
Women of Today for Farmers Market Power of Produce Kids Club and $1,028.20
from H. Brothers Painting for mural by MontiArts at Nordic Tap House – Adopted
resolution accepting donations
E. Consideration of adopting Resolution 2025-34 accepting a grant from the Central
Minnesota Arts Board in the amount of $18,972 for a community mural project –
adopted resolution accepting grant
CITY COUNCIL SPECIAL MEETING
(Academy Room)
6:00 – 6:15 p.m. Discussion on THC Beverage Sale at Hi-Way Liquors
F. Consideration of approving a special event permit for the Monticello VFW Post
8731, including use of City resources for Summerfest 2025 event on July 26, 2025
– approved special event permit
G. Consideration of approving a special event permit allowing use of Ellison Park
and related assistance for the Brewfest event on August 16, 2025, and approval
of temporary liquor license. Applicant: Monticello Lions Club – Approved special
event permit and temporary liquor license
H. Consideration of adopting Ordinance 849 amending City Code Title IX, Chapter
112: Mobile Food Units, Section 112.28 Conditions of Licensing Adopted
ordinance 849
I. Consideration of authorizing a one-month credit of base water and sewer
charges to properties that provide water samples for testing – Authorized the
credit
J. Consideration of setting the 2025 pension benefit level at $5,500 per service
year for current Monticello Fire Relief Association members and a deferral rate
at 2.5% for past members – Approved the pension benefit level
K. Consideration adopting Resolution 2025-35 approving an amendment to the
Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, “Land Use,
Growth and Orderly Annexation” re-guiding certain parcels from their existing
Estate Residential, Commercial and Residential Flex, and Mixed Neighborhood
designations to Light Industrial Park designation. Applicant: Scannell Properties,
LLC – Adopted resolution approving the amendment to the comp plan
L. Consideration of adopting Ordinance 850 amending the Red Rooster Planned
Unit Development for changes related to the building expansion for vehicle use
and storage. Applicant: Brian Jovan – Adopted ordinance 850
M. Consideration of approving an amendment to the Conditional Use Permit for
Planned Unit Development for Carcone Second Addition, for interim
improvements to support the land use of vehicle sales, display and storage.
Applicant: Aeron Ashbrook – Approved the amendment
N. Consideration of adopting Resolution 2025-36 approving plans and specifications
and authorizing to bid for Golf Course Road (CSAH 39) Trail project – Adopted
resolution approving plans and specification and authorizing bids
O. Consideration of approving a funding and construction agreement with Wright
County and adopting Resolution 2025-37 restricting on-street parking on Golf
Course Road from Elm Street to Bridge 86802 over Interstate 94 for the Golf
Course Road Trail Project – Adopted resolution restricting on-street parking and
approved the agreement
P. Consideration of approving a quote from Michels Underground Cable, Inc. for
Fibernet installation within the Country Club 4th Addition for $30,299.26 –
Approved the quote
Q. Consideration of approving an agreement with Xcel Energy for the relocation of a
transmission line pole as part of the School Boulevard Intersection
Improvements Project – Approved the agreement
R. Consideration of approving annual liquor license renewals for 2025-2026
Approved liquor license renewals
2A. Consideration of items removed from the consent agenda for discussion
Adjournment