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City Council Agenda Packet 02-24-2025AGENDA REGULAR MEETING — MONTICELLO CITY COUNCIL Monday, February 24, 2025 — 6:30 p.m. Mississippi Room, Monticello Community Center CITY COUNCIL SPECIAL MEETING (Academy Room) 5:00 — 6:15 p.m. Discussion on south Monticello utility studies 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. C. Approval of Meeting Minutes • Workshop Minutes from January 31, 2025 • Special Meeting Minutes from February 3, 2025 • Regular Meeting Minutes from February 10, 2025 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. E. Public Service Announcements/Updates • City Announcements • MCC Announcements F. Council Liaison Updates • Economic Development Authority (EDA) • 1-94 Coalition G. Department Updates • Communications Annual Update 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 B. Consideration of approving new hires and departures for City departments C. Consideration of approving the sale/disposal of surplus city property D. Consideration of authorizing Rights of Entry to LHB, Inc. and WSB & Associates onto and into City owned property located at 119 3rd Street East parcel PID 155010034020 and 155010034040 (Block 34) for the purpose of Tax Increment Financing (TIF) qualification inspections and environmental investigations in connection with a potential future TIF District Consideration of adopting Ordinance 842 amending the Block 52 Planned Unit Development District for landscaping, lighting and screening conditions of the PUD approval and adopting Summary Ordinance 842A for publication. Applicant: Mark Buchholz and City of Monticello Consideration of adopting Resolution 2025-13 approving a Development Stage Planned Unit Development, Resolution 2025-14 and Ordinance 843 for rezoning to Planned Unit Development, Summary Ordinance 843A for publication, and Resolution 2025-15 approving a Preliminary Plat for Meadowbrook, a proposed single-family residential development including attached and detached units in an R-1 (Single -Family) Residential district. Applicant: JBP Land, LLC G. Consideration of authorizing the purchase of right-of-way acquisition for five properties for Golf Course Road trail H. Consideration of authorizing contract with TreeStory Inc. for tree removal in the amount of $29,850 2A. Consideration of items removed from the consent agenda for discussion 3. Public Hearings 4. Regular Agenda A. Consideration of adopting Resolution 2025-16 amending the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, "Land Use, Growth and Orderly Annexation" amending the Light Industrial Park, Employment Campus designations and any other related sections of text necessary to define various types of technology industry land uses within the City, identify considerations for their appropriate locations, and maintain consistency with other City land use goals and policies. Applicant: City of Monticello B. Consideration of adopting Resolution 2025-17 amending the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, "Land Use, Growth and Orderly Annexation" re -guiding certain parcels from their existing Development Reserve designations to alternative Light Industrial Park designation. Applicant: Monticello Tech LLC S. Adjournment MINUTES MONTICELLO CITY COUNCIL WORKSHOP Friday, January 31, 2025 —12:00 p.m. Academy Room, Monticello Community Center Present: Lloyd Hilgart, Kip Christianson, Charlotte Gabler, Tracy Hinz, and Lee Martie Absent: None Staff: Rachel Leonard, Jennifer Schreiber, Sarah Rathlisberger, Angela Schumann, Tom Pawelk 1. Call to Order Mayor Lloyd Hilgart called the workshop to order at 12:00 p.m. 2. 2025 Strategic Planning — Council Goals and Priorities Rachel Leonard, City Administrator, led the discussion on League of MN Cities handout Effective Governance and Council Roles, the Thin Book of Trust, and strategies and best practices. The City Council was provided with a copy of a City Council Manual, which included information on roles and responsibilities, being an effective council member, meetings and meeting procedures, and engaging with the public. Included in the manual was a Code of Conduct to be discussed by council members. The Council discussed the merits of signing a Code of Conduct, such as it being proactive and an agreement between council members. After a brief discussion and words of support, there was consensus that the Code of Conduct should be brought to a City Council meeting for approval. Ms. Leonard led the City Council through an exercise to determine what type of role they play on the City Council. The exercise results were that each council member played a different role, which can be good for a Council as a whole. Sarah Rathlisberger, Finance Director, presented the City Council with a breakdown of the levy. There was discussion on debt and what the City Council can change and/or control. Ms. Leonard expressed to City Council that they have very big decisions to make in the future. These include the new Public Works facility and Fallon Avenue project. She added that if both projects move forward and are levied, the City won't have much discretionary funding. The City Council discussed their priorities regarding operations, private development, maintenance, and improvements. Ms. Leonard questioned the City Council on what there priorities would be aside from maintenance. Mayor Hilgart stated that it would be helpful to City Council if they new what the cost would be of maintenance that is non- negotiable. Staff responded that these exact costs could fluctuate based on the policies of the City Council. Road maintenance was used as an example. The level of road the City wants to maintain will correlate to maintenance costs. Ms. Leonard added that City Council Workshop Minutes —January 31, 2025 once City Council determines where their support is, staff will be able to determine "must" versus "could" projects and obtain clearer costs. There was Council consensus that current priorities are the new Water Plant, new Public Works building, and Fallon Avenue Project. Other projects will be determined at a future time. The Council did express that no other funding besides sales tax revenue should be allocated to Bertram Chain of Lakes Athletic Park. 3. Adjournment By consensus, the meeting was adjourned at 5:15 p.m. Recorder: Jennifer Schreiber Attest: City Council Workshop Minutes —January 31, 2025 City Administrator MINUTES MONTICELLO CITY COUNCIL SPECIAL MEETING Monday, February 3, 2025 — 5:00 p.m. Academy Room, Monticello Community Center Present: Lloyd Hilgart, Kip Christianson, Charlotte Gabler, Tracy Hinz, and Lee Martie Absent: None Staff: Rachel Leonard Call to Order Mayor Lloyd Hilgart called the special meeting to order at 5:00 p.m. 2. Bertram Chain of Lakes (BCOL) Athletic Park Discussion Tom Pawelk, Parts, Arts & Recreation Director, presented a history of the park including its governance and operations, joint powers agreements with Wright County, and the vision for the park. He focused on the future development of the athletic park. In 2024, the Phase 2 improvements were completed. Completed improvements to date mentioned were: two premium multi -purpose fields with irrigation, paved entrance drive, irrigation pond with pumphouse, and base improvements of grading, gravel trails, partial lighting and irrigation mainlines. The remaining improvements noted were ballfields with irrigation, additional lighting for parking and athletic fields, paved parking and circulation improvements, paved trails, play area, concessions/restroom building, septic drain fields, site amenities (benches, bike racks, tables, etc.), storage shed, pickleball courts, and indoor sports facility. Rachel Leonard, City Administrator, and Tom Pawelk, began discussion on the local option sales tax that was passed to help support the park. The City will begin receiving funds in April 2025. The City Council will need to develop a strategy for prioritizing what types of phasing and projects will be funded from the sales tax, as sales tax revenue will not cover everything that is planned for the park. There was discussion between City Council members and staff regarding projects and the community's expectations. Staff recommended that the process should be that the City Council gives the initial recommendation to proceed with projects, the recommendation will be brought back to an athletic park subcommittee to gain more detailed feedback on the projects, then to the Parks, Arts, and Recreation Commission and BCOL Advisory Council for their recommendations, then back to the City for decisions on project. Once approved by the City, Wright County will need to also approve. City Council Special Meeting Minutes — February 3, 2025 Mr. Pawelk noted that one of the first steps the City needs to take is to get updated costs, as the feasibility report for the park was adopted in 2016. After little discussion, it was moved by Councilmember Martie to authorize WSB to update the 2016 Bertram Athletic Fields Feasibility Report at a cost of up to $25,000. Councilmember Gabler seconded the motion. Motion carried unanimously. Mayor Hilgart noted that he wanted staff to make sure that there is communication with user groups, as they may have unrealistic expectations of what will be completed at the park. The user groups have a voice, but the ultimate decision will be determined by the City, and it will be what is best for the City as a whole. Councilmember Christianson concurred as he heard from constituents about items they believed should be built. He also questioned whether some of the project construction could be accomplished using City staff. Rachel Leonard responded that staff would determine when items can be done in house versus contracting out. Most larger projects will need to be contracted. Councilmember Christianson questioned whether the improvements would require more operational costs. Ms. Leonard noted that the City will look to associations for information on participation levels, needs, etc., and once there is more information staff will take it back to the City Council. Mayor Hilgart added that he would support completing items that don't add operational costs. There was discussion on pickleball courts. It was noted that the conversations on pickleball courts have been happening for some time. Mr. Pawelk commented that the plan included tennis courts at BCOL, however, these were removed and replaced with pickleball courts due to the high demand. Ms. Leonard questioned whether City Council would like to move forward with the pickleball court plans this year. After minimal discussion, there was consensus of City Council that staff move forward with a proposal for construction of pickleball courts. Mr. Pawelk then requested direction by City Council on a proposed shared use facility with Wright County. Wright County expressed their preference to move quickly on this, as they have funding for the project. Wright County would be the lead on the project. The City would be paying half of the cost. Ms. Leonard added that the City looks to consolidate with Wright County as much as possible, to save on cost and avoid duplication. There was consensus of the City Council to move forward with the shared use facility project. Staff and the City Council also briefly discussed the need for an Athletic Planning Subcommittee. This committee would be involved in more detailed planning once projects were approved by the City Council. There was consensus in support of a future City Council Special Meeting Minutes — February 3, 2025 subcommittee. Council members expressed that they would want two council members to serve on the committee. 3. Adjournment By consensus, the meeting was adjourned at 6:20 p.m. Recorder: Jennifer Schreiber Attest: City Administrator City Council Special Meeting Minutes — February 3, 2025 MONTICELLO CITY COUNCIL REGULAR MEETING MINUTES Monday, February 10, 2025 — 6:30 p.m. Mississippi Room, Monticello Community Center Present: Lloyd Hilgart, Kip Christianson, Tracy Hinz, Charlotte Gabler, and Lee Martie Absent: None 1. General Business A. Call to Order & Pledge of Allegiance Mayor Hilgart called the meeting to order at 6:30 p.m. B. Approval of Agenda Motion by Councilmember Hinz to approve the agenda. Councilmember Martie seconded the motion. Motion carried unanimously. C. Approval of Meeting Minutes • Special Meeting Minutes from January 27, 2025 • Regular Meeting Minutes from January 27, 2025 Motion by Councilmember Gabler to approve of the meeting minutes. Councilmember Martie seconded the motion. Motion carried unanimously. D. Citizen Comments Scott Cutsforth, resident, addressed the City Council regarding a petition submitted to staff at a Planning Commission meeting. The petition was obtained in opposition of a future extension of 87t" Street NE. The extension of 871" St. NE is noted to accommodate a proposed housing development of Meadowbrook. This development proposed is next to the housing development Haven Ridge, of whose residents signed the petition. Mr. Cutsforth questioned if the City Council received a copy of the petition. Angela Schumann, Community Development Director, responded that the petition will be provided to City Council when the proposed Meadowbrook development is brought to the City Council meeting on February 24, 2025. E. Public Service Announcements The following public announcements were noted: • Presidents' Day Business Hours were noted. • Spring tree sale orders are due Thursday, April 24. • Balloon lantern workshop for GLOW Fest on February 15. City Council Minutes: February 10, 2025 Page 1 1 4 F. Council Liaison Updates • Planning Commission — Councilmember Christianson gave a recap of the meeting held February 4, 2025. At this meeting, the Planning Commission held three public hearings. The public hearings were: 1) Comprehensive Plan amendment to include data centers (approved); 2) Comprehensive Plan amendment re -guiding certain parcels to accommodate an applicant related to data centers (approved); and 3) Block 52 PUD amendment (approved). The Commission also considered and approved a rezoning to accommodate JBP Land, LLC's development of Meadowbrook. G. Department Updates • Wright County Sheriff's Office Quarterly/Annual Update — Lieutenant Jeff McMackins was present to present the Sheriff's Office 2024 fourth quarter report and annual report. Mayor Hilgart questioned whether or not the data distinguishes if the illegal activity was performed by a resident or non-resident. Lt. McMackins responded that it may be difficult with their current system, however, the Sheriff's Office is transitioning over to a new records management system which may more easily extrapolate the data. • Monticello Community Center 25th Anniversary Recap —Tom Pawelk, Parks, Arts & Recreation Director, gave a brief recap of the MCC's 25th anniversary events that were held February 8, 2025. 2. Consent Agenda: Motion by Councilmember Martie to approve the Consent Agenda. Councilmember Christianson seconded the motion. Motion carried unanimously. A. Consideration of approving the payment of bills. Action taken: Approved the bill and purchase card registers for a total of $786,089.94. B. Consideration of approving new hires and departures for City departments. Action taken: Approved the hires for Development Services, Facilities Maintenance, and Monticello Community Center and termination for Monticello Community Center. C. Consideration of approving the sale/disposal of surplus city property. Action taken: No report this cycle. D. Consideration of adopting Resolution 2025-12 accepting a grant from the Central Minnesota Arts Board (CMAB) in the amount of $3,500 for the Ketan Kulkarni Residency: How to Play in Bands workshop series. Action taken: Adopted Resolution 2025-12 accepting the grant. City Council Minutes: February 10, 2025 Page 2 1 4 E. Consideration of approving an application for a temporary gambling permit for bingo and a raffle to be conducted by Parenting with Grace, Inc. on April 5, 2025, at the American Legion, 304 Elm Street. Action taken: Approved the temporary gambling permit. F. Consideration of approving ab application for a temporary gambling permit for a raffle to be conducted by Parenting with Grace, Inc. on May 2, 2025, at River City Extreme, 3875 School Blvd. Action taken: Approved the temporary gambling permit. G. Consideration of approving 2024 Operating transfers. Action taken: Approved the 2024 Operating Transfers. H. Consideration of approving a contract with Marco Technologies, LLC for co - managed Information Technology (IT) services for a three-year term for an estimated monthly cost of $5,100. Action taken: Approved the contract with Marco Technologies, LLC. Consideration of approving a special event permit for Monticello Glow Fest 2025 on February 22, 2025. Applicant: MontiArts. Action taken: Approved the special event permit. J. Consideration of acknowledging receipt of a petition for annexation from David and Judy Nelson and to proceed with verification of compliance with the Joint Resolution of Orderly Annexation. Action taken. Acknowledged receipt of petition. K. Consideration of authorizing the purchase of a 2025 Towmaster Paver trailer from Ziegler, St. Cloud, MN and trade in of existing trailer for net cost of $22,123.13 plus any applicable license and registration cost. Acton taken: Authorized the purchase of the 2025 Towmaster Paver trailer and trade in of existing trailer. L. Consideration of authorizing WSB to prepare plans and specifications for pickleball improvements at the Bertram Chain of Lakes Regional Athletic Park at a cost of $50,397. Action taken: Authorized WSB to prepare plans and specifications for pickleball improvements. 3. Public Hearings 4. Regular Agenda: 5. Adiournment: The meeting was adjourned at 7:07 p.m. City Council Minutes: February 10, 2025 Page 3 1 4 Recorder: Jennifer Schreiber Attest: City Administrator City Council Minutes: February 10, 2025 Page 4 14 COMMUNICATIONS CITY ABOUT RESOURCES WEBSITE BLOG NEWSLETTER E-NEWS SOCIAL MEDIA SIGNS 2025 QUESTIONS >F COMMUNICATIONS Monticello DEPARTMENT ANNUAL UPDATE COMMUNICATIONS ABOUT RESOURCES WEBSITE BLOC NEWSLETTER E-NEWS SOCIAL MEDIA SIGNS 2025 QUESTIONS About Guiding Principles The Communications INFORM the public with accessible information that educates them Department is responsible for � about issues, projects, and plans in Monticello; familiarizes them with creating &distributing clear, local governing bodies; and connects them to local services. engaging public -facing ENGAGE the public by being approachable, responsive, and messaging indifferent seeking public input. Make engagement convenient for citizens formats to inform residents. by offering a variety of formats and using current technology. LS ENCOURAGE the public to feel connected to their community, The department works invested in their city, and united with their neighbors. internally to ensure public INSPIRE the public to participate with their local government and facing messages are � community in order to positively influence the future of Monticello. communicated effectively and cohesively, while following � HIGHLIGHT the participation of community members and brand guidelines. local government in the community. COMMUNICATIONS ABOUT RESOURCES Resources • Website • Newsletter • E-News • Social Media • Utility Bill Inserts • Press Releases • Indoor/Outdoor Digital Signage • Graphic Materials • Photo/Video 9 Cable Channel WEBSITE BLOG NEWSLETTER k;- ,q ., lI1011fklr0_IM E-NEWS SOCIAL MEDIA montscollo mn . Leah Gardner owner of 34..cent:eesgardens. recewM Wright County Economic Development Partnership s 2024 Outstand-rig Start Up Entrepreneur Award. When we stopped by to congratulate Leah she reflected on the past 3 years of being part of the Monticello Business Community. She shared that she still can 1 believe all the support " has reserved from the community and the success she's expersenced. She trusted her gut and knew that Monticello was the place to be and pursue her new career. Queen Bees is Leah s first r C% Q Q 7 Yhas 1 larwary 31 .5 Add a comnsenL_ (� a - r- November 2024 Announcements SIGNS 2025 QUESTIONS Winter Parking Restrictions Begin November 15 Monticello's Snow Ordinance is in effect from November 15 to April 1, prohibiting parking on city streets from 1 a.m. to 6 a.m. During snow events with over two inches of accumulation and during plowing operations, city street parking is also restricted. These restrictions allow crews to clear streets efficiently and effectively throughout the winter. In 2022, the City limited on -street parking only during declared snow events but found the consistent nightly restriction was more effective at keeping public streets free of parked cars during snowfalls. The city may declare snow events outside of the ordinance period as needed. Alerts will be communicated in a number of ways, including the City's website, opt -in text or email alerts, social media, and local news outlets. Visit our website to learn more about our communication tools: www.o.wonncello.mn.us/260 Parking restrictions are enforced by the Wright County Sheriff's Office. Vehicles in violation during a snow event may be towed without notice at the owner's expense. Call WCSO's non -emergency number at (763) 682-1162 to locate a towed vehicle. n Oi...::❑� LEAD INVENTORY ''i`�"i•'' TRACKING TOOL jrr (LITT) Winter Coat Drive 4M10 j Mon Monticello's Service Line Materials Inventory so low The Minnesota Department of Health requires all public water systems to identify the materials of all service lines in the system and submit that information to the state. The goal of this inventory is to identify service lines made of lead or galvanized service lines that are downstream of lead plumbing that may contain lead scale on their interiors. The City of Monticello has completed and submitted a service line materials inventory to the Minnesota Department of Health. The service line inventory is publicly available, and you can check the materials for your service line by visiting the Lead Inventory Tracking Tool (LITT) (I rr;; . r- p. w,• < a,. i tii I. To complete the service line inventory, the City reviewed building and street improvement documents, as well as requested assistance from utility customers, who provided us with pictures and/or verbal confirmation of the service line material. Utility Department staff provided free inspections upon request. As of October 16th, 2024, our inventory contains 0lead, 0 galvanized requiring replacement, 0 unknown material, and 4604 non -lead service lines. Contact the Monticello Utility Department by phone at 763-271-3274 or by email at Lj with any questions or concerns. The City of Monticello is excited to host a Winter Coat Drive from October 18 to November 30 to benefit the Salvation Army. If you have new or gently used winter coats or other winter accessories to donate, please drop them off at one of the following locations: • City Hall (505 Walnut St., Suite 1) • Monticello Community Center (505 Walnut St.) • DMV (118 W 6th St.) • Hi -Way Liquors (545 Highway 25) Thank you for helping to keep others warm this winter! WINTER COAT DRIVE 1• �M Ig COMMUNICATIONS ABOUT RESOURCES WEBSITE W e s'l* t e • City's official online presence. • Features: Blog, Text/Email Alerts, RSS Feed, News Flash, Calendars, Forms • Recent Changes: o Transitioned to MonticelloMN.gov. o Ongoing improvements to department pages, content, and accessibility. o Consistent layouts, fonts, colors on pages. BLOG NEWSLETTER E-NEWS SOCIAL MEDIA SIGNS 2025 QUESTIONS COMMUNICATIONS ABOUT RESOURCES WEBSITE We s*lte Insights 38,429 Individual Users /618/Monticello-Community-Center /373/Pool-Waterslide /Search /286/Elections /422/Membership-Options BLOG NEWSLETTER E-NEWS SOCIAL MEDIA SIGNS 2025 QUESTIONS Google Analytics Data from October 23, 2024 - December 31, 2024 Minneapolis, Big i .. Lake, Elk River, Buffalo, Saint 55% 45% Michael, Otsego MCC: Swimming Lessons, pool, birthday party packages, pickleba I I, memberships Jobs/Employment Massage Therapy License Senior Center Driver's License/Tabs Vot i n g Utilities/Garbage &Recycling/Compost COMMUNICATIONS log ABOUT RESOURCES WEBSITL BLOG NEWSLETTER • 25 blogs shared in 2024 • 8,829 views of the City's blog • Categories: o City Council Highlights o Press Releases o City Spotlight o Community & Economic Development o Parks, Arts & Recreation o What's the Pointe? E-NEWS SOCIAL MEDIA SIGNS Find outwna:s naopening in the blog. Below is a ist oa b-og rterris. City Council Highlights February 10, 2025 13 P sted :o City Council High,ights b)- Stepharie Tro-tier The City Council held a regular meeting on February 10, 2025. Highlights include: • Wright County Sheriffs Office gave their quarterly and annual report comparing rumbers of calls and incidents in 2024 to 2023. • The Central Minnesota Arts Board awarded the City a $3,500 grant for an 8-week musical workshop series, "How to Play in Bands" with artist Ketan Kulkarni. • Pickleball courts are planned for the Bertram Chain of Lakes Regional Athletic Park, with a design firm selected to prepare plans and specifications for the project. To view the agenda, and minutes when available, visit the Agenda Center. To watch the recorded meeting, stream it online or tune in on cable channel 12 (FiberNet & TDS subscribers) or channel 180 (Charter subscribers). The rebroadcast schedule is available here. Continue Reading... Celebrating the Legacy of Bill Fair: Park Bench Dedication in Monticello 06 1 Pasted :o City 5potl.ght by Stephanie Trottier On Wednesday, September 4, 2024, the City of Morticello proudly recognized the legacy of leadership and community service of Bill Fair, former Mayor and City Council of Monticello. A park bench is dedicated in his honor at East Bridge Park, next to a memorial for his mother, Fran Fair. Continue Reading._ Tag(s). Park Commission, City Even. City Council, Q�., Bil Fai, 2025 ® Rs5 View Archived Blog QUESTIONS All Slog City council Highlights City Spotlight Community & Economic Development Parks. Arts & Recreation Press Releases What's the Pointe? Am Alk1mwAnk �! www.ci.mo r nhrello, mn. us AV inter 7024_ 202 eLvsle ter. t- � w Ge 20Z4 � I Voter 4 neral Election Lo g�srratj and Wh°t s-o arlyo Oti�lIng �T x5 Tax Levy & 8u n the Ballot Fr Fundln��adate, Cdget Develop Sperry Tares at Work anWhat What appened pdates 02SEXpect in . Kam- 'I►. _ � � ' _ i COMMUNICATIONS ABOUT RESOURCES WEBSITE EmNews • Constant Contact is across-utilized resource: o City o MCC o Hi -Way Liquors • 5 active contact lists with a total of 9,303 subscribers. • 50,532 emails sent in 2024. • The City's e-news is sent once a month and contains general news and updates, as well as upcoming events and programs. BLOG NEWSLETTER E-NEWS SOCIAL MEDIA SIGNS 2025 QUESTIONS +346 New + Subscribers 50% Open Rate +6%industry average 4% Click Rate +2% industry average COMMUNICATIONS ABOUT RESOURCES WEBSITE BLOC NEWSLETTER E-NEWS SOCIAL MEDIA SIGNS 2025 Social Media f � x in Facebook Instagram X Linkedln @City of Monticello Total Followers: 7,100 + 866 in 2024 @ Monticello_M N Total Followers: 134 + 28 in 2024 @ Monticello_M N Total Followers: 401 +4 in 2024 City of Monticello, MN Total Followers: 180 +52 in 2024 YouTube QUESTIONS City of Monticello, MN Total Followers: 27 +6 in 2024 COMMUNICATIONS ABOUT RESOURCES WEBSITE Digital Signs • Outdoor Message Board Signs o City Events/Holidays o Hi -Way Liquors o Non -Profit Events/Fundraisers • Indoor Digital Monitors o Advertising Program o Downtown Businesses 2025 Waiver BLOG NEWSLETTER E-NEWS SOCIAL MEDIA SIGNS 2025 QUESTIONS COMMUNICATIONS ABOUT RESOURCES 2025 Goals • Continue public education of city departments and services. • Prioritize clear, bright visuals in communications. • Complete Brand Guidelines. • Prepare for new web &digital content accessibility guidelines coming in 2026-2027 (website redesign). • Internal education on digital accessibility. WEBSITE BLOG NEWSLETTER E-NEWS SOCIAL MEDIA SIGNS 2025 QUESTIONS Public Education Visual Storytelling Accessibility COMMUNICATIONS ABOUT RESOURCES W EBSITE BLOG 40 NEWSLETTER E-NEWS SOCIAL MEDIA SIGNS 2025 QUESTIONS 12 City Council Agenda: 2/24/2025 2A. Consideration of approving payment of bills Prepared by: Finance Director Reviewed by: N/A ACTION REQUESTED Meeting Date 2/24/2025 Approved by: City Administrator ® Consent Agenda Item ❑ Regular Agenda Item Motion to approve the bill and purchase card registers for a total amount of $1,060,090.86. REFERENCE AND BACKGROUND City staff submits the attached bill registers and purchasing card registers for approval by Council. The bill registers contain all invoices processed and the purchasing card registers contain all card purchases made since the last Council meeting. Subject to MN Statutes, most invoices require Council approval prior to releasing checks for payment. The day following Council approval, payments will be released unless directed otherwise. A credit purchasing agreement and policy was approved by Council initially and card purchases must comply with the policy. If Council has no questions or comments on the bill and purchase card registers, these can be approved with the consent agenda. If requested, this item can be removed from consent and discussed prior to making a motion for approval. I. Budget Impact: N/A II. Staff Workload Impact: No additional work. III. Comprehensive Plan Impact: N/A STAFF RECOMMENDED ACTION City staff recommends approval of bill and purchase card registers as presented. SUPPORTING DATA • Bill registers and purchase card registers 1 2A (1) Accounts Payable Checks by Date - Summary by Check Date User: julie.cheney@monticellomn.gov Printed: 2/19/2025 12:59 PM CITY OF � Mont1*CC_0 Check No Vendor No Vendor Name Check Date Check Amount ACH 1426 CITY OF MONTICELLO 02/15/2025 4,489.11 ACH 1593 MN DEPT OF REVENUE - ACH 02/15/2025 51,043.00 ACH 2282 MRI SOFTWARE 02/15/2025 198.00 ACH 2405 WELLS FARGO - Monthly Charges/Returt 02/15/2025 17,911.02 ACH 2438 VANCO SERVICES LLC 02/15/2025 119.28 ACH 2811 US BANK CORPORATE PMT SYSTEM 02/15/2025 84,323.20 ACH 3241 LINCOLN FINANCIAL GROUP 02/15/2025 3,456.76 ACH 3679 SUPERIOR PRESS 02/15/2025 946.20 ACH 4263 CAYAN 02/15/2025 1,327.74 ACH 5147 MN PEIP 02/15/2025 63,373.70 ACH 6041 HEALTHEQUITY INC 02/15/2025 376.40 Total for 2/15/2025: 227,564.41 Report Total (I I checks): 227,564.41 The preceding list of bills payable was reviewed and approved for payment. Date: 2/24/25 Approved by: Mayor Lloyd Hilgart AP Checks by Date - Summary by Check Date (2/19/2025 12:59 PM) Page 1 2A (2) Accounts Payable Checks by Date - Summary by Check Date User: debbie.gulbrandson@monticellomn Printed: 2/20/2025 9:46 AM CITY OF � Monti"Ce-0 Check No Vendor No Vendor Name Check Date Check Amount ACH 1062 BEAUDRY OIL COMPANY 02/25/2025 6,528.53 ACH 1065 BELLBOY CORPORATION 02/25/2025 13,975.54 ACH 1074 BOLTON AND MENK INC 02/25/2025 3,610.00 ACH 1079 BOYER TRUCKS - ST MICHAEL 02/25/2025 172.98 ACH 1091 CAMPBELL KNUTSON PA 02/25/2025 3,045.00 ACH 1106 CENTRAL MCGOWAN INC 02/25/2025 78.00 ACH 1129 DAHLHEIMER BEVERAGE LLC 02/25/2025 48,560.63 ACH 1239 NORTH CENTRAL INTERNATIONAL L 02/25/2025 274.01 ACH 1273 KIWI KAI IMPORTS, INC. 02/25/2025 689.00 ACH 1303 M AMUNDSON CIGAR & CANDY CO, I 02/25/2025 1,289.15 ACH 1377 MONTICELLO SENIOR CENTER 02/25/2025 5,833.33 ACH 1386 M-R SIGN CO INC 02/25/2025 2,516.63 ACH 1411 OLSON & SONS ELECTRIC INC 02/25/2025 20,986.70 ACH 1417 OSC OXYGEN SERVICE COMPANY 02/25/2025 113.82 ACH 1470 RUSSELL SECURITY RESOURCE INC 02/25/2025 400.00 ACH 1481 ANGELA SCHUMANN 02/25/2025 53.90 ACH 1518 TDS TELECOM 02/25/2025 346.93 ACH 1552 VIKING COCA COLA BOTTLING CO 02/25/2025 811.05 ACH 1572 THE WINE COMPANY 02/25/2025 1,129.00 ACH 1577 WRIGHT CO AUDITOR-TREAS - ACH 02/25/2025 207,427.53 ACH 1684 VINOCOPIA 02/25/2025 1,248.27 ACH 1726 MARCO TECHNOLOGIES 02/25/2025 1,559.98 ACH 1801 CANNON RIVER WINERY 02/25/2025 533.00 ACH 2273 FIBERNET MONTICELLO - ACH 02/25/2025 5,248.20 ACH 2928 NUSS TRUCK AND EQUIPMENT 02/25/2025 77.08 ACH 4502 ARVIG 02/25/2025 19,656.22 ACH 4633 PERFORMANCE FOOD GROUP INC 02/25/2025 1,644.02 ACH 4646 CAPITOL BEVERAGE SALES L.P. 02/25/2025 28,771.04 ACH 5027 ERICA WITZMANN 02/25/2025 3,750.00 ACH 5201 DICK FAMILY, INC. 02/25/2025 2,065.33 ACH 5211 RANDI O'KEEFE KRIER 02/25/2025 2,005.21 ACH 5426 NOVEL SOLAR TWO LLC 02/25/2025 14,489.72 ACH 5998 SADIE NIELSEN 02/25/2025 1,330.00 ACH 6272 DANGEROUS MAN BREWING COMPA 02/25/2025 252.00 ACH 6285 NOKOMIS ENERGY LLC 02/25/2025 3,113.78 ACH 6297 MEYER CONTRACTING INC 02/25/2025 107,711.13 ACH 6300 NOVEL SOLAR ONE LLC 02/25/2025 2,035.77 ACH 6301 NOVEL SOLAR FIVE LLC 02/25/2025 111.52 ACH 6462 JORDYN HALLBERG 02/25/2025 50.00 ACH 6476 PIPER HOLMSTROM 02/25/2025 50.00 ACH 6542 CAMDEN FEIERABEND 02/25/2025 50.00 129671 5948 AE2 - ADVANCED ELEMENTS, INC. 02/25/2025 26,009.72 129672 3491 ARTISAN BEER COMPANY 02/25/2025 262.70 129673 1067 BERNICK'S 02/25/2025 3,601.56 129674 4328 BREAKTHRU BEVERAGE MN WINE & 02/25/2025 11,084.07 129675 6465 DAVIS MECHANICAL SYSTEMS, INC 02/25/2025 6,695.20 129676 5980 EMERGENCY AUTOMOTIVE TECHNO: 02/25/2025 4,306.33 AP Checks by Date - Summary by Check Date (2/20/2025 9:46 AM) Page 1 2A (3) Check No Vendor No Vendor Name Check Date Check Amount 129677 6580 FANNON PROPERTIES LLC 02/25/2025 25,900.00 129678 1179 FIRE SAFETY USA INC 02/25/2025 34,245.00 129679 2075 FLAHERTY AND HOOD PA 02/25/2025 7,500.00 129680 6583 THE FLYING T EDITING COMPANY LL 02/25/2025 860.00 129681 1205 GRAINGER INC 02/25/2025 3,218.74 129682 5054 JACKSON GROSKREUTZ 02/25/2025 225.00 129683 1641 H & L MESABI COMPANY 02/25/2025 2,156.00 129684 5773 HAGEN CHRISTENSEN & MCIIWAIN A 02/25/2025 7,969.87 129685 1232 HILLYARD INC MINNEAPOLIS 02/25/2025 240.32 129686 6582 GIESLAHOELSCHER 02/25/2025 500.00 129687 3356 INDIAN ISLAND WINERY 02/25/2025 318.72 129688 1253 J H LARSON COMPANY 02/25/2025 4,500.00 129689 6581 JOSHUA JOHNSON 02/25/2025 500.00 129690 1263 JOHNSON BROTHERS LIQUOR CO. 02/25/2025 25,157.17 129691 5974 JOTL PROPERTIES, LLC 02/25/2025 1,560.60 129692 6524 L & R TREE & SHRUB 02/25/2025 1,508.46 129693 5507 NICK LAVRENZE 02/25/2025 324.36 129694 6520 LENNAR HOMES 02/25/2025 18,289.40 129695 1296 LITTLE FALLS MACHINE INC 02/25/2025 1,118.38 129696 6579 LAURA MCKENZIE 02/25/2025 450.00 129697 2512 MONTICELLO PLBG HTG AC LLC 02/25/2025 2,350.00 129698 1373 MONTICELLO SCHOOL DISTRICT #88, 02/25/2025 73.33 129699 1687 NORTHLAND SECURITIES INC 02/25/2025 1,470.00 129700 1427 PHILLIPS WINE & SPIRITS CO 02/25/2025 19,769.64 129701 5713 R.D.OFFUTT COMPANY 02/25/2025 78.90 129702 4781 RUE 38 LLC 02/25/2025 624.00 129703 5079 S W WOLD 02/25/2025 2,000.00 129704 6584 EILYSHA SKLAR 02/25/2025 1,400.00 129705 3309 SOUTHERN GLAZER'S WINE AND SPII 02/25/2025 7,106.56 129706 1937 CITY OF ST MICHAEL 02/25/2025 969.00 129707 4006 SUMMIT FIRE PROTECTION 02/25/2025 89.21 129708 1188 TWAIT WINES, INC 02/25/2025 552.00 129709 3783 ULINE 02/25/2025 1,766.31 129710 1544 US POSTAL SERVICE 02/25/2025 2,361.95 129711 3972 VARITECH INDUSTRIES INC 02/25/2025 61.03 129712 4697 VISU-SEWER, INC. 02/25/2025 1,956.00 129713 1560 WASTE MANAGEMENT OF MINNESO7 02/25/2025 83,941.67 129714 1573 WINE MERCHANTS INC 02/25/2025 2,095.25 129715 1581 WRIGHT CO RECORDER 02/25/2025 138.00 129716 1589 ZIEGLER INC 02/25/2025 1,628.00 Total for 2/25/2025: 832,526.45 Report Total (87 checks): 832,526.45 The preceding list of bills payable was reviewed and approved for payment. Date: 2/24/2025 Approved by: Mayor Lloyd Hilgart AP Checks by Date - Summary by Check Date (2/20/2025 9:46 AM) Page 2 City Council Agenda: 2/24/2025 2B. Consideration of approving new hires and departures for Citv departments Prepared by: Human Resources Manager Reviewed by: N/A ACTION REQUESTED Meeting Date 2/24/2025 Approved by: City Administrator ® Consent Agenda Item ❑ Regular Agenda Item Motion to approve new hires and departures for city departments. REFERENCE AND BACKGROUND The Council is asked to ratify the attached list of new hires and departures for the City. This listing includes full-time, part-time, seasonal, and temporary employees. The listing may also include status changes and promotions. I. Budget Impact: Positions are generally included in the budget. II. Staff Workload Impact: If new position, there may be some training involved. If terminated position, existing staff will cover hours as needed, until replacement. III. Comprehensive Plan Impact: N/A STAFF RECOMMENDED ACTION City staff recommends approval of new hires and departures as identified on the attached list. SUPPORTING DATA • List of new hires and terminated employees. 1 Name William Wallin Name Title Lifeguard Reason NEW EMPLOYEES Department MCC TERMINATING EMPLOYEES Department Hire Date 3/6/2025 Effective Date Class fi Class New Hire and Terms City Council 2025: 2/19/2025 City Council Agenda: 2/24/2025 2C. Consideration of approving the sale or disposal of surplus Citv property Prepared by: Meeting Date: ® Consent Agenda Item N/A 2/24/2025 ❑ Regular Agenda Item Reviewed by: Approved by: N/A N/A There is no report this City Council Cycle. City Council Agenda: 2/24/2025 2D. Consideration of Authorizing Rights of Entry to LHB, Inc. and WSB onto and into City owned property located at 119 3rd Street East (PID 155010034020, 155010034030 and 155010034040 for the purpose of Tax Increment Financing (TIF) qualification inspections and Environmental investigations in connection with a potential future TIF District on Block 34 Prepared by: Economic Development Manager Reviewed by: Community Development Director, Community & Economic Development Coordinator ACTION REQUESTED Meeting Date: 2/24/2025 Approved by: City Administrator ® Consent Agenda Item ❑ Regular Agenda Item Motion to authorize Rights of Entry for LHB Inc. and WSB and/or its subcontractors onto and into City -owned property located at 119 3rd Street East (PID 155010034020, 155010034030 and 155010034040) for the purpose of Tax Increment Financing (TIF) qualification inspections and environmental investigations in connection with a potential future TIF District in Block 34. REFERENCE AND BACKGROUND The Downtown Small Area Plan identifies the redevelopment of Block 34 as a key project for the overall revitalization of Downtown. The Economic Development Authority (EDA) and City Council met on January 8, 2024 to discuss goals and next steps for the block in support of the plan. As part of that discussion, the City Council provided feedback that the EDA should lead the effort for Block 34 efforts. With that direction, the EDA completed a request for proposals to determine interest in the redevelopment of the publicly owned portions of the block. The EDA recently engaged in discussions with Kraus -Anderson Development (K-A Development), one of two firms that submitted concept proposals for the redevelopment of publicly owned property on Block 34 in downtown Monticello. As a next step in the discussions, the EDA authorized the EDA attorney to draft a preliminary development agreement with a goal of EDA consideration at the meeting on March 12, 2025. In addition, the EDA acted at their regular meeting on February 12 to authorize contracts for critical tasks that will inform the redevelopment process and terms of a final development agreement. The EDA authorized professional services contracts with LHB, Inc. for Blight and Substandard TIF Analysis tasks and with WSB for a Phase 11 Environmental City Council Agenda: 2/24/2025 Site Assessment (ESA) in the southwest quarter of Block 34. The EDA also approved Rights of Entry for both consultants allowing access to the EDA-owned properties. Blight and Substandard TIF Analysis findings are required to determine if it is feasible to establish a TIF Redevelopment District in Block 34. Per Minnesota TIF Statutes, a determination must be made that certain thresholds of site coverage (previous development including paved parking areas) and blight -substandard conditions exist in the desired geographic area. The blight and substandard conditions then serve as justification for using TIF as a public financial assistance tool. LHB Inc's proposed tasks include site survey work, building inspections, and completion of final report for all properties in the block. This includes the three parcels (building parcel and two parking lot parcels) associated with the former DMV building at 119 W. 3rd Street. A copy of the LHB, Inc. proposal is attached to this report. WSB previously completed a Phase I Environmental Site Assessment (ESA) of the EDA-owned parcel at 216 Pine Street in Block 34. The results indicated a Phase II ESA of the property would be required due to a Recognized Environmental Condition (REC) finding in the northern edge of the parcel. This finding is due to a gas station previously located north of the site at the corner of Pine Street and Broadway East. WSB recently stated it would be prudent to expand the area of the Phase II ESA study to include the City -owned parcel located to the east of 216 Pine Street, parcel 155010034020. A Phase II ESA involves drilling, boring, and probing activities to a depth of 16 feet. Soil and groundwater samples will be collected from each boring. A site map is included in the proposal showing six bore locations, three on the EDA property and three on the City -owned site. These boring and sample collection activities will be completed in one day. The Phase II ESA will provide information about potential site contaminants and the need for appropriate mitigation. Ultimately, the information will guide the redevelopment next steps and timeline. A final Phase II report will be delivered to the EDA approximately five weeks from completion of the site investigation activities. It will summarize activities and provide information about the investigation findings as well as outline contamination mitigation recommendations as appropriate. The WSB Phase II ESA proposal for this area of Block 34 is attached to this report as Exhibit d. It should be noted that WSB is the City's designated Environmental Studies -Review consultant. The City Council is asked to approve Rights of Entry to City -owned Block 34 properties for the purpose of completing the TIF qualification inspections and environmental investigations in connection with a potential future TIF District as described above and within the proposals. The Rights of Entry are for LHB, Inc. and WSB and their subcontractors. If the City Council approves the Rights of Entry, the consultants will undertake their work tasks City Council Agenda: 2/24/2025 immediately. This will allow both firms to provide their respective reports to City staff for review and approval by the EDA and/or the City Council in April or May 2025. I. Budget Impact: The immediate cost attributed to the City Council in connection with the proposed Rights of Entry is minimal. The EDA will utilize its General Fund Redevelopment Activities line item for the costs associated with this work. II. Staff Workload Impact: City staff workload related to the proposed Rights of Entry is modest. Staff involved in the Rights of Entry consist of the City Administrator, Community Development Director, and Economic Development Manager. III. Comprehensive Plan Impact: Completing the TIF Qualifications Analysis and Phase II ESA reports are requirements for the potential redevelopment of Block 34. The findings from these reports will guide the next steps in the Block 34 redevelopment efforts. Redevelopment of Block 34 is identified as a goal within the 2017 Downtown Small Area Plan, an appendix of the Monticello 2040 Vision + Plan, which envisions various efforts to create a vibrant Downtown. STAFF RECOMMENDATION City staff recommend approval of the Rights of Entry to LHB, Inc. and WSB & Associates and its subcontractor(s) onto and into City -owned properties located in Block 34 for the purpose of completing TIF Qualification Inspections and Environmental investigations. Authorizing the Rights of Entry at this time will allow necessary pre -development work tasks related to Block 34 to be completed in a timely manner with the potential for EDA review of the reports/findings from both consultants at the April 2025 meeting. SUPPORTING DATA a. Right of Entry— LHB, Inc. b. Right of Entry - WSB & Associates c. LHB, Inc. Blight Substandard Analysis Proposal d. WSB & Associates — Phase II ESA Proposal e. Arel Photo — Block 34 f. Block 34 Land Ownership Illustration g. Block 34 Discussion Summary —January 8, 2024 RIGHT OF ENTRY The City of Monticello does hereby consent and grant to LHB Inc, hereinafter called the "Licensee", and its agents a license to enter only, for the purpose of performing TIF Qualification Blight Substandard Inspections in connection with completing TIF District Analysis related to potential establishment of a Redevelopment TIF District on and across the following described lands and properties situated in the County of Wright, State of Minnesota, to -wit: Block 34 EDA Owned Properties, including buildings noted below: ■ 112 Broadway East —EDA Owned; PID 155010034130 ■ 118 Broadway East —EDA Owned; PID 155010034120 ■ 130 Broadway East — EDA Owned; PID 155010034102 ■ 216 Pine Street — EDA Owned; PID 155010034010 ■ 119 — V Street East — City Owned; PID 155010034040 This right to enter shall commence on February 25, 2025, and terminate on June 15, 2025. Licensee shall accept the Premises in "as is" condition and upon the termination of this agreement shall surrender the Premises in substantially the same condition in which it was at the beginning of the occupancy. Licensee or its agents shall perform all activities on the Premises authorized under this licensein a safe and professional manner. Licensee shall indemnify, defend, save, and hold harmless the City and the EDA, its officers and employees from all claims, expenses, losses or liabilities in connection with Licensee's use of the Premises or because of any claims or liability arising from any violation of any law or regulation made in accordance with the law, whether by Licensee or any of its agents or employees. This Agreement is binding upon the parties, their successors in title or interest, assignees, and heirs. Licensee shall not assign any of its rights or responsibilities hereunder without first obtaining the written consent of the Owner. The license granted by this Agreement is a mere license to use the Premises for the specified purposes as set forth herein and does not create any estate or interest in the Premises. Page 1 of 2 (LICENSEE NAME) Its STATE OF MINNESOTA ) ) ss. COUNTY OF WRIGHT) The foregoing instrument was acknowledged before me this 2025, by , the a Minnesota limited liability corporation, on its behalf. Notary Public CITY OF MONTICELLO By Rachel Leonard, City Administrator STATE OF MINNESOTA ) ss. COUNTY OFWRIGHT ) day of of The foregoing instrument was acknowledged before me this day of 12025, by Rachel Leonard, City of Monticello City Administrator, a Minnesota municipal corporation, on behalf of the corporation and pursuant to the authority granted by its City Council. This instrument was drafted by: City of Monticello 505 Walnut Street, Suite 1 Monticello, MN 55362 Notary Public Page 2 of 2 RIGHT OF ENTRY The City of Monticello does hereby consent and grant to WSB & Associates, Inc, hereinafter called the "Licensee", and its agents a license to enter only, for the purpose of performing Phase II Environmental Site Assessment tasks in connection with potential redevelopment activities across the following described lands situated in the County of Wright, State of Minnesota, to -wit: Block 34 EDA Owned Properties, including buildings noted below: ■ 216 Pine Streeet — EDA Owned; PID 155010034010 ■ Parking lot of 119 — 3rd Street East — City Owned; PID 155010034020 This right to enter shall commence on February 25, 2025, and terminate on June 15, 2025. Licensee shall accept the Premises in "as is" condition and upon the termination of this agreement shall surrender the Premises in substantially the same condition in which it was at the beginning of the occupancy. Licensee or its agents shall perform all activities on the Premises authorized under this licensein a safe and professional manner. Licensee shall indemnify, defend, save, and hold harmless the City and the EDA, its officers and employees from all claims, expenses, losses or liabilities in connection with Licensee's use of the Premises or because of any claims or liability arising from any violation of any law or regulation made in accordance with the law, whether by Licensee or any of its agents or employees. This Agreement is binding upon the parties, their successors in title or interest, assignees, and heirs. Licensee shall not assign any of its rights or responsibilities hereunder without first obtaining the written consent of the Owner. The license granted by this Agreement is a mere license to use the Premises for the specified purposes as set forth herein and does not create any estate or interest in the Premises. Page 1 of 2 (LICENSEE NAME) Its STATE OF MINNESOTA ) ) ss. COUNTY OF WRIGHT) The foregoing instrument was acknowledged before me this 2025, by , the a Minnesota limited liability corporation, on its behalf. Notary Public CITY OF MONTICELLO By Rachel Leonard, City Administrator STATE OF MINNESOTA ) ss. COUNTY OFWRIGHT ) day of of The foregoing instrument was acknowledged before me this _day of 52025, by Rachel Leonard, City of Monticello City Administrator, a Minnesota municipal corporation, on behalf of the corporation and pursuant to the authority granted by its City Council. This instrument was drafted by: City of Monticello 505 Walnut Street, Suite 1 Monticello, MN 55362 Notary Public Page 2 of 2 ,or LHB February 3, 2025 Jim Thares Economic Development Manager City of Monticello 505 Walnut Street, Suite 1 Monticello, MN 55362 AGREEMENT FOR INVESTIGATIVE SERVICES BLOCK 34 TIF ANALYSIS Thank you for the opportunity to submit our proposal to provide a TIF analysis for Block 34 in Monticello, Minnesota. LHB is a full -service architecture, planning, and engineering firm with a total of 260 staff located in our Minneapolis, Duluth, and Cambridge, Minnesota, and Superior, Wisconsin offices. Our Government Studio has extensive experience working with local governments on their planning, design, architectural and engineering needs. Having been personally involved on various city councils and planning commissions, I understand how cities function and the importance of maintaining the support of appointed and elected officials and community throughout the process. Below outlines our previous experience, team credentials, and scope of services. This proposal, if approved, will serve as the Agreement between LHB and Client. 1. PREVIOUS EXPERIENCE LHB has significant experience with a variety of inspection and facility assessment projects, including the analysis of over 430 TIF Districts. Some examples include: • City of Columbia Heights TIF Inspection Services ■ City of St. Paul TIF Inspection Services ■ City of St. Anthony Village, NW Quadrant TIF Inspection Services • City of St. Louis Park TIF Inspection Services • City of Mount TIF District "1-2" Inspection Services ■ City of Osseo TIF Inspection Services ■ City of New Richmond (Wisconsin) TIF Inspection Services • Minnesota State System Facility Assessments • State of Minnesota Facility Assessments ■ Property Condition Assessments for the St. Paul Department of Planning and Economic Development (Franklin/Emerald Neighborhood) • Condition Surveys for every DNR Facility in the State of Minnesota, 2014 PERFORMANCE DRIVEN DESIGN i / / I i i i / I / / / i I / i i i i I I / i / I i I LHBCORP.COM BLOCK 34 TIF ANALYSIS PAGE 2 CITY OF MONTICELLO 11. TEAM CREDENTIALS Michael A. Fischer, AIA, LEED AP — Project Principal/TIF Analyst Michael is a Principal and Vice President at LHB, with over 38-years of experience serving as a Project Principal, Project Manager, Project Designer and Project Architect on planning, urban design, educational, commercial, and governmental projects, he has become an expert on Tax Increment Finance District (TIF) analysis assisting over 125 cities with strategic planning for TIF Districts. Michael completed a two-year Bush Fellowship, studying at MIT and Harvard in 1999, earning master's degrees in City Planning and Real Estate Development from MIT. He has served on more than 50 committees, boards, and community task forces, including City Council President in Superior, Wisconsin, Chair of the Duluth/Superior Metropolitan Planning Organization, and Chair of the Edina, Minnesota Planning Commission. Most recently, he served as a member of the Edina city council and Secretary of the Edina HRA. Michael has also managed and designed several award -winning architectural projects and was one of four architects in the Country to receive the AIA Young Architects Citation in 1997. Phil Fisher - Inspector For 35-years, Phil worked in the field of Building Operations in Minnesota including White Bear Lake Area Schools. At the University of Minnesota, he earned his Bachelor of Science in Industrial Technology. He is a Certified Playground Safety Inspector, a Certified Plant Engineer, and trained in Minnesota Enterprise Real Properties (MERP) Facility Condition Assessment (FCA). His FCA training was recently applied to the Minnesota Department of Natural Resources Facilities Condition Assessment project involving over 2,000 buildings. III. SCOPE OF SERVICES 1. Survey the TIF District to Determine if it Meets Applicable Coverage Test a. To meet the coverage test, parcels consisting of 70 percent of the area of the district must be "occupied" by buildings, streets, utilities, or paved or gravel parking lots. b. A parcel is not considered "occupied" unless at least 15 percent of its total area contains improvements. 2. Conduct Visual Review of Building Interior and Exterior a. Obtain property owner's consent for inspection. Document property conditions relative to Minnesota Statutes Section 469.174 Subdivision 10. 3. Estimate Building Replacement Cost a. Replacement cost is the cost of constructing a new structure of the same square footage and type on the site. b. A base cost will be calculated by establishing the building class, type, and construction quality. c. Identify amenities, which increase the value of the building over the standard construction quality level. d. Review building permits for each parcel. e. The base cost and cost of amenities will be totaled to determine the replacement cost for the property. 4. Evaluate Building Existing Condition a. Evaluate condition of the building based on Minnesota Statutes Section 469.174 Subdivision 10 definition of structurally substandard: "Structurally substandard shall mean containing defects in structural elements or a combination of deficiencies in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and condition of interior partitions, or similar factors, which defects, or deficiencies are of sufficient total significance to justify substantial renovation or clearance." Professional Services Agreement Page 2 of 5 Investigative Services-Tif Analysis Form LHB V2.0 04/2022 BLOCK 34 TIF ANALYSIS CITY OF MONTICELLO PAGE 3 5. Determine Building(s) Code Deficiencies a. Determine technical conditions, which are not in compliance with current building code applicable to new buildings. b. Provide opinion of probable cost to correct identified deficiencies. c. Compare cost of deficiency corrections to replacement value of building. 6. Prepare and Deliver Report: a. Full Redevelopment TIF Report b. Deliver final reports in .pdf format via Email. IV. ASSUMPTIONS The preliminary boundaries of the district are as follows: a. Seven buildings and one outbuilding on approximately twelve parcels within Block 34 in Monticello, Minnesota. b. LHB proposes to inspect and complete building reports for up to four buildings. LHB will also re -inspect and update previous building reports for up to three buildings. 2. Client will provide the following: a. A list of all parcels affected, including name of owner and current known business or resident name and address. b. Available information regarding the requirements of the engagement, and reports on the condition of the structures. 3. LHB shall be entitled to rely upon the information provided by the Client. 4. A building is not considered structurally substandard if it is in compliance with building code applicable to new buildings or could be modified to satisfy the code at a cost which is less than 15 percent of its replacement cost. V. STANDARD OF CARE LHB shall perform its services consistent with the professional skill and care ordinarily provided by other professionals practicing in the same or similar locality under the same or similar circumstances. LHB shall perform its services in a timely manner consistent with the professional skill and care required for the orderly progress of the engagement. Any report prepared by LHB represents a professional opinion based upon information available and arrived at in accordance with generally accepted professional standards. Other than as contained in the report, LHB makes no express or implied warranty. Short of complete deconstruction to examine every element at every location, no assessment can reveal all conditions which may exist. Additional testing, assessment, or demolition may uncover conditions which would make it necessary to modify LHB's conclusions or recommendations. Any report prepared for the purpose described in this Agreement is for the exclusive use by those to whom the report is addressed. LHB will not and cannot be held liable for the unauthorized reliance upon this report by any third party. Professional Services Agreement Page 3 of 5 Investigative Services-Tif Analysis Form LHB V2.0 04/2022 BLOCK 34 TIF ANALYSIS CITY OF MONTICELLO PAGE 4 VI. COMPENSATION We propose to provide services on an hourly basis with the following key staff: ■ Project Principal, Michael Fischer $290/hour ■ Project Manager $185/hour • Project Architect/Inspector $165/hour ■ Project Coordinator $ 125/hour Compensation shall be on an hourly basis, not to exceed Seventeen Thousand Four Hundred Dollars ($17,400), including reimbursable expenses, for the inspection of up to seven properties and one Final TIF Report. If the redevelopment strategy requires a two -phased redevelopment with two TIF Districts, an additional hourly fee, not to exceed Three Thousand Two Hundred Dollars ($3,200) will be necessary to prepare the second TIF report. VII. PAYMENT TERMS Payments are due and payable upon receipt of our invoice. Unpaid balances 60-days after invoice date shall bear interest at the rate of 8% per annum or 0.67% per month on the unpaid balance. Failure to make timely payment to LHB is a material breach of this Agreement and may, at LHB's sole discretion, result in a suspension or termination of services, and may, at LHB's sole discretion, result in the termination of the Client's limited license authorization to use LHB's copyrighted Instruments of Service. VIII. ADDITIONAL SERVICES If there is a material change in the circumstances or conditions that affect the scope of work, schedule, allocation of risks or other material terms, LHB shall notify Client. Client and LHB shall promptly and in good faith enter into negotiation to address the changed conditions including equitable adjustment to compensation. The fees and costs for any additional services will be based upon LHB's 2024 Standard Hourly Rate Schedule and 2024 Reimbursable Expenses Schedule. IX. SCHEDULE LHB can proceed to start the Work upon receipt of a signed copy of this Agreement. The final report typically requires 30 to 45 days to complete from the time we are authorized to start. We can make preliminary conclusions prior to our full report being completed, if necessary, to allow other consultants and the client to begin their work. X. CONSEQUENTIAL DAMAGES LHB and Client waive consequential damages for claims, disputes or other matters in question arising out of, or relating to, this Agreement. Professional Services Agreement Page 4 of 5 Investigative Services-Tif Analysis Form LHB V2.0 04/2022 BLOCK 34 TIF ANALYSIS CITY OF MONTICELLO PAGE 5 XI. LIMITATION OF LIABILITY To the maximum extent permitted by law, Client agrees to limit LHB's liability for Client's damages to the sum of Ten Thousand Dollars ($10,000) or LHBs fee, whichever is greater. This limitation shall apply regardless of the cause of action or legal theory pled or asserted. XII. USE OF LHB'S DOCUMENTS The documents prepared by LHB, including Documents in electronic format, are solely for use with respect to this Project. All Documents prepared or furnished by LHB pursuant to this Agreement are the Instruments of Service to the Project and LHB shall retain all common law, statutory and other reserved rights, including copyright. LHB grants to Client a nonexclusive limited license solely for the purposes of evaluating and executing the Project. Client shall not assign, delegate, sublicense, or otherwise transfer any license granted herein to another party. To the extent the documents are transferred or are modified, supplemented or otherwise altered by Client, subsequent design professional, or any other party, Client agrees to indemnify, defend and hold LHB harmless for any claims, demands, damages or causes of action arising out of such transfer or modification, supplementation or alteration. XIII. OTHER CONDITIONS The laws of the State of Minnesota shall govern this Agreement. Any provision of this agreement later held to violate a law or regulation shall be deemed void. All remaining provisions shall continue in force. Client recognizes that materials prepared by others may be subject to copyright protection and warrants to LHB that any documents provided by Client do not infringe upon the copyright held by another. Unless the parties mutually agree otherwise, the parties shall endeavor to settle disputes by mediation. A demand for mediation shall be filed, in writing, within a reasonable period of time after a claim, dispute or other matter in question has arisen. LHB and the Client, acting through the Client's legal representative, will, to the fullest reasonable extent, cooperate and coordinate efforts in preparing necessary responses to any third -party challenges to the inspections. The Client agrees to pay LHB its regular hourly rates spent as a result of a third -party legal challenge. If the terms and conditions of this Agreement are acceptable, please sign and return a copy to LHB. LHB, INC. Signature Michael Fischer Printed Name Its: Vice President Title CITY OF MONTICELLO Signature Printed Name Its: Title c:\users\mafisch\documents\mike documents\lhb\tif\tif agreements\2025 agreements\monticello block 34 of analysis 02-03-25.docx Professional Services Agreement Page 5 of 5 Investigative Services-Tif Analysis Form LHB V2.0 04/2022 2 0 U 0 z W CO U) 0 00 a LOLO z 0 a W z z 0 0 W Z) U) U) W D z W a a z W x 0 wsb'I January 14, 2025 Jim Thares City of Monticello — Economic Development Manager 505 Walnut Street Monticello, MN 55362 RE: Scope of Work and Cost — Phase II Environmental Site Assessment Block 34 Redevelopment 216 Pine Street and Wright County Parcel 155010034020 Monticello, MN 55362 Dear Mr. Thares: As requested, outlined below is a scope of work and cost estimate to complete a Phase II Environmental Site Assessment (ESA) at 216 Pine Street and the east adjoining vacant parcel (Wright County Parcel 155010034020), located at the southwestern portion of Block 34 in downtown Monticello (Site). WSB understands a new 10,000 square foot office building is proposed at the Site. WSB has provided the City of Monticello (City) with environmental assessment, investigation, and construction oversight services across Block 34 dating back to 2014. WSB recently completed a Phase I ESA report dated March 13, 2024, for the 216 Pine Street parcel (2024 Phase I ESA). The 2024 Phase I ESA identified the following recognized environmental condition (REC) associated with 216 Pine Street: • REC-1: Adjoining Contamination Impacts Previous investigations completed at the north adjoining parcel at 100 Broadway Street East identified petroleum and nonpetroleum impacts to soil. The north adjoining parcel was formerly occupied by a gasoline station and auto garage (Phillips 66 Station) from approximately the 1930s until the mid-1970s. A petroleum leak (LS0019812) was discovered at the adjoining parcel during building demolition in 2015. Subsequently, a contamination cleanup was performed at the western portion of the adjoining parcel during an intersection improvements project in 2016. Confirmation samples collected from the remaining in place soil near the northern 216 Pine Street parcel boundary identified elevated diesel range organics (DRO) and benzo(a)pyrene (BaP) equivalent impacts above regulatory thresholds in the upper four feet of soil. Based on proximity, it is likely that petroleum and nonpetroleum impacts to soil are present at the northern portion of the 216 Pine Street parcel. The likely presence of soil impacts requiring response actions during redevelopment at the northern portion of the 216 Pine Street parcel was identified as a REC. The purpose of the Phase II ESA is to: 1) Determine if the REC identified in the 2024 Phase I ESA has resulted in subsurface impacts at the northern portion of the 216 Pine Street parcel; and 2) Provide further environmental data at the Site, specifically targeting the proposed office building footprint. WSB understands the Phase II ESA findings will be used for environmental planning and budgeting purposes associated with the proposed Site redevelopment. The following tasks are proposed as part of this scope of work: Mr. Jim Thares January 14, 2025 Page 2 SOIL BORINGS WSB will advance push -probe soil borings at the Site and collect soil, groundwater and soil vapor samples for laboratory analyses. A map showing the proposed environmental boring locations is attached. The soil boring activities will include: • Complete private and public utility locates. • Advance six borings (EB-1 through EB-6) to depths of up to 16 feet below grade for the collection of soil and groundwater samples. Temporary monitoring wells will be installed at each boring location. • Advance four soil vapor borings (SV-1 through SV-4) to depths of up to eight feet below grade for the collection of soil vapor samples. • Screen soils using a photoionization detector (PID) equipped with a 10.6 electron volt (eV) lamp and for visual and olfactory indications of contamination (e.g., staining, petroleum/chemical odors, debris, etc.). • Record general soil classifications/observations on a field log. • Seal borings per Minnesota Department of Health (MDH) requirements. • Use Global Positioning System (GPS) technology to record boring locations. SOIL, GROUNDWATER AND SOIL VAPOR SAMPLING WSB will collect soil, groundwater and soil vapor samples during the investigation in accordance with Minesota Pollution Control Agency (MPCA) guidance. The samples will be analyzed for compounds commonly associated with the REC identified in the 2024 Phase I ESA and to assist with future landfill waste approval efforts if needed during Site redevelopment activities. The soil, groundwater and soil vapor samples collected from the borings will be submitted to an MDH- certified analytical laboratory for analysis of one or more of the following: Soil • DRO by the Wisconsin Modified Method (up to 12 samples) • Gasoline range organics (GRO) by the Wisconsin Modified Method (up to 12 samples) • Volatile organic compounds (VOCs) by EPA Method 8260D (up to 12 samples) • Polycyclic aromatic hydrocarbons (PAHs) by EPA Method 8270E SIM (up to 12 samples) • Resource Conservation and Recovery Act Metals (RCRA Metals) by EPA Method 602013/7471 B (up to 12 samples) Groundwater • DRO by the Wisconsin Modified Method (up to six samples) • GRO by the Wisconsin Modified Method (up to six samples) • VOCs by EPA Method 8260D (up to six samples) • PAHs by EPA Method 8270E SIM (up to six samples) • Dissolved RCRA Metals by EPA Method 602013/7471 B (up to six samples) Soil Vapor • VOCs by EPA Method TO-15, full scan (up to four samples) REPORTING WSB will summarize the results of the investigation in a final report. At a minimum, the report will include the following: • Scope of work • Sample location map • Sample methods and procedures • Results tables and laboratory analytical reports Mr. Jim Thares January 14, 2025 Page 3 • Investigation results • Recommendations (if requested by the City) • Conclusions ASSUMPTIONS The following items are assumed for this scope of work: • Site access will be facilitated by the City. • The Phase II ESA will be limited to the scoped boring locations and the magnitude and extent of contamination (if discovered) may not be defined. • The proposed boring locations shown on the attached map may need to be moved in the field due to access constraints (e.g., subgrade utility conflicts). • Based on information included in the 2024 Phase I ESA, groundwater is assumed to be present in the upper 16 feet below grade at the Site. Even if groundwater is not encountered, the borings will not be advanced deeper than 16 feet below grade. • WSB will contract an analytical testing firm for soil, groundwater and soil vapor sample analysis. The laboratory samples will be analyzed under a standard 7-10 business -day turnaround timeframe. • Up to two soil samples and one groundwater sample will be collected from each soil boring. Up to one soil vapor sample will be collected from each soil vapor boring. • If field indications of contamination are observed during the drilling, additional samples and/or analyses may be recommended. Additional samples and/or analyses beyond those listed above will require additional fees. • WSB will contract an environmental drilling firm to complete the borings. • The drilling will be completed in one workday. • The drill rig may damage sidewalks, parking areas, and/or lawn areas during normal drilling activities. The drilling subcontractor will patch concrete/asphalt as needed, but WSB will not be responsible for costs to restore any Site conditions. • A final report will be delivered within two weeks of receiving the laboratory analytical results. • The City will provide one review/comment of the report. 111611r_ W81413r_3ZI•>KAW.I=1111]4= The cost to perform the above -described Phase II ESA is a lump sum fee of $18,200. If additional work is required beyond this scope, WSB will provide those services on a time and materials basis following approval from the City. Upon authorization, the Phase II ESA will be initiated immediately, and a draft report will be provided within two weeks of receiving the laboratory analytical results. ACCEPTANCE This proposal represents our understanding of the project scope. All work completed through this proposal will be governed by the enclosed General Contract Provisions. If the scope and fee are acceptable, please sign on the space provided and return one copy to WSB. We are available to begin work once we receive signed authorization. WSB appreciates the opportunity of being considered for this project and we look forward to providing our professional services to you. If you have any questions about this proposal, please feel free to contact Ben Fehr at bfehr(cDwsbena.com or 612-248-7007. Mr. Jim Thares January 14, 2025 Page 4 Sincerely, WSB GAY Ben Fehr Project Manager Enclosures Proposed Boring Map WSB 2025 Rate Schedule WSB General Contract Provisions SIGNATURE Ryan Spencer, CHMM Director of EIR I hereby authorize the above scope of work, schedule, and cost. Name (Print) Signature Date #N,Beacon Wright County, MN Overview Legend Highways Interstate State Hwy US Hwy — Roads City/Township Limits F1c [7t L, Parcels ITorrens Date created: 1/14/2025 Last Data Uploaded: 1/14/2025 9:28:18 AM Developed byl�I SCHNEIDER �� GEOSPATIAL 2025 Rate Schedule PRINCIPAL I ASSOCIATE $195 - $281 SR. PROJECT MANAGER I SR. PROJECT ENGINEER $195 - $251 PROJECT MANAGER $171-$191 PROJECT ENGINEER I GRADUATE ENGINEER $115 - $190 PROJECT MANAGER ASSISTANT $95 - $155 ENGINEERING TECHNICIAN I ENGINEERING SPECIALIST $76 - $189 LANDSCAPE ARCHITECT I SR. LANDSCAPE ARCHITECT $86 - $182 ENVIRONMENTAL SCIENTIST I SR. ENVIRONMENTAL SCIENTIST $77 - $180 PLANNER I SR. PLANNER $89 - $188 GIS SPECIALIST I SR. GIS SPECIALIST $86 - $188 CONSTRUCTION OBSERVER $117 - $152 SURVEY Survey Office Technician $136 - $169 Drone Pilot $197 One -Person Crew $197 Two -Person Crew $265 OFFICE TECHNICIAN $67 - $147 wsb Costs associated with word processing, cell phones, reproduction of common correspondence, and mailing are included in the above hourly rates. Vehicle mileage is included in our billing rates [excluding geotechnical and construction materials testing (CMT) service rates]. Mileage can be charged separately, if specifically outlined by contract. I Reimbursable expenses include costs associated with plan, specification, and report reproduction; permit fees; delivery costs; etc. I Multiple rates illustrate the varying levels of experience within each category. I Rate Schedule is adjusted annually. WSBENG.COM WSB LLC EXHIBIT A GENERAL CONTRACT PROVISIONS FOR ENVIRONMENTAL INVESTIGATION, REMEDIATION OR ASSESSMENT ARTICLE 1 — PERFORMANCE OF THE WORK Consultant shall perform the services under this Agreement in accordance with the care and skill ordinarily exercised by members of Consultant's profession practicing under similar circumstances at the same time and in the same locality. Consultant makes no warranties, express or implied, under this Agreement or otherwise, in connection with its services. ARTICLE 2 — ADDITIONAL SERVICES If the Client requests that the Consultant perform any services which are beyond the scope as set forth in the Agreement, or if changed or unforeseen conditions require the Consultant to perform services outside of the original scope, then, Consultant shall promptly notify the Client of cause and nature of the additional services required. Upon notification, Consultant shall be entitled to an equitable adjustment in both compensation and time to perform. ARTICLE 3 — SCHEDULE Unless specific periods of time or dates for providing services are specified in a separate Exhibit, Consultant's obligation to render services hereunder will be for a period which may reasonably be required for the completion of said services. The Client agrees that Consultant is not responsible for damages arising directly or indirectly from any delays for causes beyond Consultant's control. For purposes of this Agreement, such causes include, but are not limited to, strikes or other labor disputes; severe weather disruptions, or other natural disasters or acts of God; fires, riots, war or other emergencies; any action or failure to act in a timely manner by any government agency; actions or failure to act by the Client or the Client's contractor or consultants; or discovery of any hazardous substance or differing site conditions. If the delays outside of Consultant's control increase the cost or the time required by Consultant to perform its services in accordance with professional skill and care, then Consultant shall be entitled to a reasonable adjustment in schedule and compensation. ARTICLE 4 — JOBSITE SAFETY Neither the professional activities of the Consultant, nor the presence of the Consultant or its employees and subconsultants at a construction/project site, shall impose any duty on the Consultant, nor relieve the general contractor of its obligations, duties and responsibilities including, but not limited to, construction means, methods, sequence, techniques or procedures necessary for performing, superintending and coordinating the work in accordance with the contract documents and any health or safety precautions required by any regulatory agencies. The Consultant and its personnel have no authority to exercise any control over any construction contractor or its employees in connection with their work or any health or safety programs or procedures. The Client agrees that the general contractor shall be solely responsible for jobsite and worker safety and warrants that this intent shall be carried out in the Client's contract with the general contractor. ARTICLE 5 — OPINIONS OF PROBABLE COST Opinions, if any, of probable cost, construction cost, financial evaluations, feasibility studies, economic analyses of alternate solutions and utilitarian considerations of operations and maintenance costs, collectively referred to as "Cost Estimates," provided for are made or to be made on the basis of the Consultant's experience and qualifications and represent the Consultant's bestjudgment as an experienced and qualified professional design firm. The parties acknowledge, however, that the Consultant does not have control over the cost of labor, material, equipment or services furnished by others or over market conditions or contractor's methods of determining their prices, and any evaluation of any facility to be constructed or acquired, or work to be performed must, of necessity, be viewed as simply preliminary. Accordingly, the Consultant and Client agree that the proposals, bids or actual costs may vary from opinions, evaluations or studies submitted by the Consultant and that Consultant assumes no responsibility for the accuracy of opinions of Cost Estimates and Client expressly waives any claims related to the Exhibit A — GENERAL CONTRACT PROVISIONS FOR ENVIRONMENTAL INVESTIGATION, REMEDIATION OR ASSESSMENT 02.12.20 - MN Page 1 accuracy of opinions of Cost Estimates. If Client wishes greater assurance as to Cost Estimates, Client shall employ an independent cost estimator as part of its Project responsibilities. ARTICLE 6 — REUSE AND DISPOSITION OF INSTRUMENTS OF SERVICE All documents, including reports, drawings, calculations, specifications, CADD materials, computers software or hardware or other work product prepared by Consultant pursuant to this Agreement are Consultant's Instruments of Service and Consultant retains all ownership interests in Instruments of Service, including copyrights. The Instruments of Service are not intended or represented to be suitable for reuse by the Client or others on extensions of the Project or on any other project. Copies of documents that may be relied upon by Client are limited to the printed copies (also known as hard copies) that are signed or sealed by Consultant. Files in electronic format furnished to Client are only for convenience of Client. Any conclusion or information obtained or derived from such electronic files will be at the user's sole risk. Consultant makes no representations as to long term compatibility, usability or readability of electronic files. If requested, at the time of completion or termination of the work, the Consultant may make available to the Client the Instruments of Service upon (i) payment of amounts due and owing for work performed and expenses incurred to the date and time of termination, and (ii) fulfillment of the Client's obligations under this Agreement. Any use or re -use of such Instruments of Service by the Client or others without written consent, verification or adaptation by the Consultant except for the specific purpose intended will be at the Client's risk and full legal responsibility and Client expressly releases all claims against Consultant arising from re -use of the Instruments of Service without Consultant's written consent, verification or adaptation. The Client will, to the fullest extent permitted by law, indemnify and hold the Consultant harmless from any claim, liability or cost (including reasonable attorneys' fees, and defense costs) arising or allegedly arising out of any unauthorized reuse or modification of these Instruments of Service by the Client or any person or entity that acquires or obtains the reports, plans and specifications from or through the Client without the written authorization of the Consultant. Under no circumstances shall transfer of Instruments of Service be deemed a sale by Consultant, and Consultant makes no warranties, either expressed or implied, of merchantability and fitness for any particular purpose. Consultant shall be entitled to compensation for any consent, verification or adaption of the Instruments of Service for extensions of the Project or any other project. ARTICLE 7 — PAYMENTS Payment to Consultant shall be on a lump sum or hourly basis as set out in the Agreement. Consultant is entitled to payment of amounts due plus reimbursable expenses. Client will pay the balance stated on the invoice unless Client notifies Consultant in writing of any disputed items within fifteen (15) days from the date of invoice. In the event of any dispute, Client will pay all undisputed amounts in the ordinary course, and the Parties will endeavor to resolve all disputed items. All accounts unpaid after thirty (30) days from the date of original invoice shall be subject to a service charge of 1-1/2% per month, or the maximum amount authorized by law, whichever is less. Consultant reserves the right to retain instruments of service until all invoices are paid in full. Consultant will not be liable for any claims of loss, delay, or damage by Client for reason of withholding services or instruments of service until all invoices are paid in full. Consultant shall be entitled to recover all reasonable costs and disbursements, including reasonable attorney fees, incurred in connection with collecting amounts owed by Client. In addition, Consultant may, after giving seven (7) days' written notice to Client, suspend services under this Agreement until it receives full payment for all amounts then due for services, expenses and charges. ARTICLE 8 — SUBMITTALS AND PAY APPLICATIONS If the Scope of Work includes the Consultant reviewing and certifying the amounts due the Contractor, the Consultant's certification for payment shall constitute a representation to the Client, that to the best of the Consultant's knowledge, information and belief, the Work has progressed to the point indicated and that the quality of the Work is in general accordance with the Documents issued by the Consultant. The issuance of a Certificate for Payment shall not be a representation that the Consultant has (1) made exhaustive or continuous on -site inspections to check the quality or quantity of the Work, (2) reviewed construction means, methods, techniques, sequences or procedures, (3) reviewed copies of requisitions received from Subcontractors and material suppliers and other data requested by the Client to substantiate the Exhibit A — GENERAL CONTRACT PROVISIONS FOR ENVIRONMENTAL INVESTIGATION, REMEDIATION OR ASSESSMENT 02.12.20 - MN Page 2 Contractor's right to payment, or (4) ascertained how or for what purpose the Contractor has used money previously paid on account of the Contract Sum. Contractor shall remain exclusively responsible for its Work. If the Scope of Work includes Consultant's review and approval of submittals from the Contractor, such review shall be for the limited purpose of checking for conformance with the information given and the design concept. The review of submittals is not intended to determine the accuracy of all components, the accuracy of the quantities or dimensions, or the safety procedures, means or methods to be used in construction, and those responsibilities remain exclusively with the Client's contractor. ARTICLE 9 — HAZARDOUS MATERIALS Notwithstanding the Scope of Services to be provided pursuant to this Agreement, it is understood and agreed that Consultant is not a user, handler, generator, operator, treater, arranger, Storer, transporter, or disposer of hazardous or toxic substances, pollutants or contaminants as any of the foregoing items are defined by Federal, State and/or local law, rules or regulations, now existing or hereafter amended, and which may be found or identified on any Project which is undertaken by Consultant. The Client agrees to indemnify Consultant and its officers, subconsultant(s), employees and agents from and against any and all claims, losses, damages, liability and costs, including but not limited to costs of defense, arising out of or in any way connected with, the presence, discharge, release, or escape of hazardous or toxic substances, pollutants or contaminants of any kind, except that this clause shall not apply to such liability as may arise out of Consultant's sole negligence in the performance of services under this Agreement arising from or relating to hazardous or toxic substances, pollutants, or contaminants specifically identified by the Client and included within Consultant's services to be provided under this Agreement. ARTICLE 10 — INSURANCE Consultant has procured general and professional liability insurance. On request, Consultant will furnish client with a certificate of insurance detailing the precise nature and type of insurance, along with applicable policy limits. ARTICLE 11 —TERMINATION OR SUSPENSION If Consultant's services are delayed or suspended in whole or in part by Client, or if Consultant's services are delayed by actions or inactions of others for more than sixty (60) days through no fault of Consultant, Consultant shall be entitled to either terminate its agreement upon seven (7) days written notice or, at its option, accept an equitable adjustment of rates and amounts of compensation provided for elsewhere in this Agreement to reflect reasonable costs incurred by Consultant in connection with, among other things, such delay or suspension and reactivation and the fact that the time for performance under this Agreement has been revised. This Agreement may be terminated by either party upon seven (7) days written notice should the other party fail substantially to perform in accordance with its terms through no fault of the party initiating the termination. In the event of termination Consultant shall be compensated for services performed prior to termination date, including charges for expenses and equipment costs then due and all termination expenses. This Agreement may be terminated by either party upon thirty (30) days' written notice without cause. Consultant shall upon termination only be entitled to payment for the work performed up to the Date of termination. In the event of termination, copies of plans, reports, specifications, electronic drawing/data files (CADD), field data, notes, and other documents whether written, printed or recorded on any medium whatsoever, finished or unfinished, prepared by the Consultant pursuant to this Agreement and pertaining to the work or to the Project, (hereinafter "Instruments of Service"), shall be made available to the Client upon payment of all amounts due as of the date of termination. All provisions of this Agreement allocating responsibility or liability between the Client and Consultant shall survive the completion of the services hereunder and/or the termination of this Agreement. Exhibit A — GENERAL CONTRACT PROVISIONS FOR ENVIRONMENTAL INVESTIGATION, REMEDIATION OR ASSESSMENT 02.12.20 - MN Page 3 ARTICLE 12 — INDEMNIFICATION The Consultant agrees to indemnify and hold the Client harmless from any damage, liability or cost to the extent caused by the Consultant's negligence or willful misconduct. The Client agrees to indemnify and hold the Consultant harmless from any damage, liability or cost to the extent caused by the Client's negligence or willful misconduct. ARTICLE 13 — WAIVER OF CONSEQUENTIAL DAMAGES Notwithstanding any other provision of this Agreement, and to the fullest extent permitted by law, neither the Client nor the Consultant, their respective officers, directors, partners, employees, contractors or subconsultants shall be liable to the other or shall make any claim for any incidental, indirect or consequential damages arising out of or connected in any way to the Project or to this Agreement. This mutual waiver of consequential damages shall include, but is not limited to, loss of use, loss of profit, loss of business, loss of income, loss of reputation and any other consequential damages that either party may have incurred from any cause of action including negligence, strict liability, breach of contract and breach of strict or implied warranty. Both the Client and the Consultant shall require similar waivers of consequential damages protecting all the entities or persons named herein in all contracts and subcontracts with others involved in this project. This mutual waiver shall apply even if the damages were foreseeable and regardless of the theory of recovery plead or asserted. ARTICLE 14 — WAIVER OF CLAIMS FOR PERSONAL LIABILITY It is intended by the parties to this Agreement that Consultant's services shall not subject Consultant's employees, officers or directors to any personal legal exposure for the risks associated with this Agreement. Therefore, and notwithstanding anything to the contrary contained herein, the Client agrees that as the Client's sole and exclusive remedy, any claim, demand or suit shall be directed and/or asserted only against Consultant, and not against any of Consultant's individual employees, officers or directors. ARTICLE 15 —ASSIGNMENT Neither Party to this Agreement shall assign its interest in this agreement, any proceeds due under the Agreement nor any claims that may arise from services or payments due under the Agreement without the written consent of the other Party. Any assignment in violation of this provision shall be null and void. Nothing contained in this Agreement shall create a contractual relationship with or a cause of action in favor of a third party against either the Consultant or Client. This Agreement is for the exclusive benefit of Consultant and Client and there are no other intended beneficiaries of this Agreement. ARTICLE 16 — CONFLICT RESOLUTION In an effort to resolve any conflicts that arise during the design or construction of the project or following the completion of the project, the Client and Consultant agree that all disputes between them arising out of or relating to this Agreement shall be submitted to nonbinding mediation as a precondition to any formal legal proceedings. ARTICLE 17 — CONFIDENTIALITY The Consultant agrees to keep confidential and not to disclose to any person or entity, other than the Consultant's employees, subconsultants and the general contractor and subcontractors, if appropriate, any data and information furnished to the Consultant and marked CONFIDENTIAL by the Client. These provisions shall not apply to information in whatever form that comes into the public domain, nor shall it restrict the Consultant from giving notices required by law or complying with an order to provide information or data when such order is issued by a court, administrative agency or other authority with proper jurisdiction, or if it is reasonably necessary for the Consultant to complete services under the Agreement or defend itself from any suit or claim. ARTICLE 18 — LIMITATION OF LIABILITY To the fullest extent permitted by law, and not withstanding any other provision of this Agreement, the total liability, in the aggregate, of the Consultant and the Consultant's officers, directors, partners, employees and subconsultants, and any of them, to the Client and anyone claiming by or through the Client, for any and all claims, losses, costs or damages, including attorneys' fees and costs and expert -witness fees and costs of any nature whatsoever or claims expenses resulting from or in any way related to the project or Exhibit A — GENERAL CONTRACT PROVISIONS FOR ENVIRONMENTAL INVESTIGATION, REMEDIATION OR ASSESSMENT 02.12.20 - MN Page 4 the Agreement from any cause or causes shall not exceed $20,000. It is intended that this limitation apply to any and all liability or cause of action, including without limitation active and passive negligence however alleged or arising, unless otherwise prohibited by law. In no event shall the Consultant's liability exceed the amount of available insurance proceeds. ARTICLE 19 — CONTROLLING LAW This Agreement is to be governed by the laws of the State of Minnesota. Any controversy or claim arising out of or relating to this Agreement, or the breach thereof, including but not limited to claims for negligence or breach of warranty, that is not settled by nonbinding mediation shall be settled by the law of the State of Minnesota. ARTICLE 20 — LOCATION OF UNDERGROUND IMPROVEMENTS Where requested by Client, Consultant will perform customary research to assist Client in locating and identifying subterranean structures or utilities. However, Consultant may reasonably rely on information from the Client and information provided by local utilities related to structures or utilities and will not be liable for damages incurred where Consultant has complied with the standard of care and acted in reliance on that information. The Client agrees to waive all claims and causes of action against the Consultant for claims by Client or its contractors relating to the identification, removal, relocation, or restoration of utilities, or damages to underground improvements resulting from subsurface penetration locations established by the Consultant. ARTICLE 21 — ACCESS TO SITE Client shall arrange and provide such access to the site as is necessary for Consultant to perform the work. ARTICLE 22 - SAMPLE DISPOSAL All environmental samples ("Samples") collected by Consultant are sent to and analyzed by a third -party laboratory, and all such Samples shall be disposed of according to the third -party laboratory's policies. ARTICLE 23 — EXPERT WITNESS AND SUBPOENA FEES Consultant shall not be retained as an expert witness except by separate, written agreement. The Client agrees to pay Consultant's costs to respond to any subpoena related to the work performed under this Agreement, including attorneys' fees and administrative costs. Article 24 — FIDUCIARY RELATIONSHIP Client agrees that this neither Agreement nor the services Consultant is providing under this Agreement creates a fiduciary relationship between Consultant and Client. Exhibit A — GENERAL CONTRACT PROVISIONS FOR ENVIRONMENTAL INVESTIGATION, REMEDIATION OR ASSESSMENT 02.12.20 - MN Page 5 Ttv"+ f4,,Beacon Wright County, MN Overview _ 15527�5001 - 0 010 Ems, qk r K Legend 1;5501 a Highways Intersta State us 1 25 Ci ownship Limits • a - ! . �SI 1 Uj t 44 [ Parcels � > r Torrens Of i Z 'a? -x . • ` : Date created: 2/7/2025 Last Data Uploaded: 2/7/2025 10:12:49 AM Developed by S C H N E I D E R �GF C c I I!d . Block 34 Parcel #s And Owners -_ T� vfA Ahh-. hq VI III COUNCIL PREFERENCE I BLOCK 34 1 January 8, 2024 Council's consensus was that a mix of uses, specifically including office professional and specialty eating and retail, is preferred along the Broadway and Pine frontages. The variety of uses should accommodate both employment during the daytime, as well as shopping and dining for evenings and weekends. This mix of uses would create activity on the block at all times of day and compliment other existing and future uses in the area, as well as accommodate varying parking demand. Massing of buildings to maximize usable square footage is desired, with building height preferred at 2-4 stories. The ability to construct single -story buildings with a second -story appearance could be entertained. Medium -density residential at corner of Cedar and 3rd or along Cedar would be a longer -term preference. Council indicated that the design of spaces should make the adjacent vehicle corridors less intimidating and scaled for pedestrians, including the addition of green spaces within the block. Council asked staff to research usability of land if municipal wells on the block are relocated, as well as whether curb extensions are planned for the East Broadway improvement project. It was noted that the City owns a significant amount of property on the block. Council indicated a willingness to allow the EDA to lead the redevelopment process, with Council feedback incorporated at touch points throughout the process. EDA PREFERENCE I BLOCK 34 1 January 10, 2024 EDA requested that staff engage with the two remaining existing property owners on the block following pending acquisition to discuss next steps and continued effort to communicate. Communication beyond the block was also recommended as redevelopment planning moves further forward. While EDA generally concurred with the direction of Council's preferences, EDA asked staff to arrange listening sessions with developers and local businesses interested in the block in order to determine development opportunities, uses, densities, constraints, etc. Following the preparation of a summary of the listening sessions, EDA would like to reengage to fine-tune development scenarios preferred. It was noted that Block 34 is different than Block 52 in terms of existing building character, but has different site constraints including the municipal well. The EDA indicated their desire that any redevelopment should be thoughtful in transition to adjacent residential. The EDA's preference is to develop in quarter block areas, although depending on outcome of listening session, a half block configuration could be possible. Priority order of redevelopment: 1) Building at corner of Pine and Broadway 2) Building at corner of Pine and 3rd Street 3) Building at corner of Cedar and 3rd Street If residential opportunity is noted by developers, the goal would be to focus residential to the Cedar Street side and at a medium density scale to the extent possible. EDA indicated that redevelopment should consider opportunity for additional new development or re -use for the remaining buildings on site and adjacent. The EDA also noted that a future consideration on the feasibility of a parking structure if density of development warrants. Reinforcement of pedestrian safety within the block and at Cedar/Broadway was also noted as a development expectation. City Council Agenda: 2/24/2025 2E. Consideration of adopting Ordinance 842 amending the Block 52 Planned Unit Development District for landscaping, lighting and screening conditions of the PUD approval and adopting Summary Ordinance 842A for publication. Applicant: Mark Buchholz and Citv of Monticello Prepared by: Community Development Director Reviewed by: City Planner, Chief Building & Zoning Official, Community & Economic Development Coordinator ACTION REQUESTED Meeting Date 2/24/2025 Approved by: City Administrator ® Consent Agenda Item ❑ Regular Agenda Item Planning Commission unanimously recommends approval of the amendment to the PUD. Motion to adopt Ordinance 842 amending the Block 52 Planned Unit Development District amending landscaping, lighting and screening conditions of the PUD per Exhibit Z of February 4, 2025, contingent on compliance with the balance of the Exhibit Z Conditions as approved on July 11, 2022, and based on findings Resolution No. PC-2025-08 and to adopt Summary Ordinance 842A for publication. 7:��1L�I1b3eT�i[�P►1 May 23, 2022: City Council approved the Preliminary Plat and Development Stage PUD. July 11, 2022: City Council approved Final Plat, Development Contract, Final Stage PUD, and rezoning to PUD. REFERENCE AND BACKGROUND Property: Legal Description: Lot 1 and 2, Block 1, Block 52 First Addition PID #: 155275001020and 155275001010 Planning Case Number: 2024-48 Request(s): Amendment to the Block 52 Planned Unit Development District Deadline for Decision: March 4, 2025 (60-day deadline) May 3, 2025 (120-day deadline) 1 City Council Agenda: 2/24/2025 Land Use Designation: Downtown Mixed Use (DMU) Zoning Designation: Block 52 Planned Unit Development District Overlays/Environmental Regulations Applicable: None Current Site Uses: Mixed -Use Commercial/Residential, Municipal Parking Surrounding Land Uses: North: Bridge Park East: Retail South: Retail, Personal Service, Office West: Retail Project Description: The applicants seek an amendment to the Block 52 Planned Unit Development District to address conditions of approval in the original PUD relating to site lighting and screening, as well as landscaping for both the City and privately -owned parcels within the PUD. ANALYSIS: Monticello Zoning Ordinance §153.028 requires an amendment to planned unit developments when a modification to the approved conditions of the PUD is requested. The Block 52 Planned Unit Development conditions were approved as part of Resolution 2022-78 (Final Plat) and 2022-79 (Final Stage PUD). Amendments are sought for both Lot 1, Block 1 of the Block 52 First Addition, which is privately owned by the original developer, Buchholz Properties (and partners), and Lot 2, Block 1 of the Block 52 First Addition, which is owned by the City of Monticello. With the exception of the requested amendments as described below, the other conditions of approval were met or are ongoing PUD requirements. Summary of Amendments Screening & Lighting The property owner/developer of Lot 1, Block 1 of the Block 52 PUD (Buchholz) requests to eliminate the condition requirement for screening of on -site mechanical/utility equipment and flexibility from the maximum illumination levels required by code. The applicable PUD conditions and analysis follow. 13. The project site and building elements shall be subject to the following requirements: K City Council Agenda: 2/24/2025 c. Where exterior wall -mounted utility meters are utilized, they shall be screened from view with materials complementary to the building design. i. Add downcast lighting under canopies and overhang, or other locations that feature the building and deemphasize the light source. Comments: The requirement for screening of utility meters was intended to shield large banks of utility meters for individual residential and commercial tenant units. At the time of the final stage PUD, the final design of utility metering was not set. When completed, the Block 52 building did not include an individual metering design resulting in large panels of utility meters. Rather, the utility metering is consolidated on the building's west side and is limited in extent. The utility meters are minor in appearance relative to the scale of the building. Further, the metering station location is directly adjacent to the sidewalk. Any screening in this location would create potential obstruction of the sidewalk. Staff recommend the amendment striking the screening requirement. Regarding the site lighting condition, no exterior lighting plans or specifications were included with the Final Stage PUD approval. The developer is required to comply with the base lighting ordinance, as well as the applicable lighting conditions noted above. The building developer opted to place lighting features emphasizing the building along the first -floor facades. These fixtures illuminate the building both upward and downward. The light source itself is not visible. The placement of the fixtures is consistent with the PUD condition. However, by ordinance the maximum illumination level at the property line is 1.0 footcandle. The developer's photometric detailing final illumination levels illustrates a footcandle reading of up to 3.7 along the Broadway (south side) of the building and 3.2 in one location along Pine Street (east side). Staff recommend PUD flexibility from the code in recognition of the developer's intent to provide lighting which features the building as well as the safety benefit of additional lighting along the sidewalks surrounding the building. The purpose of the code standard is to avoid glare of lighting from intense projects from negatively impacting residents and residential units. The design of this project avoids this impact, with the benefits of public lighting as noted. The code also requires a maximum of .5 footcandle reading at all right of way centerlines. The photometric appears to be fully compliant with the centerline requirement. The parking lot lighting footcandles also exceed the property line maximums; these are exempt from the code requirement given the municipal ownership and public use of the parking lot. City Council Agenda: 2/24/2025 The developer's narrative also proposes a parking lot light standard amendment. This amendment is not necessary as the developer has specified and ordered a fixture similar in style to those the City has installed with its public improvement project, as required. Landscaping The developer and City also request an amendment to approve the site landscaping for both the City -owned parking area and the developer -owned site. The requested amendments and comment are below. 5. A revised site plan detailing the reconfiguration of the public parking lot on Lot 1, Block 1 is required. The modified site plan will retain an area of green space along the north wall of the existing building adjacent to the public parking lot, as well as bollards or curb stops along the east wall of the some building. All corresponding plans will require revision following finalization of the parking plan. Comments: The developer seeks an amendment to the green space requirement along the north wall of the existing building (106 Walnut Street). As the City developed the final plans and specifications for the Walnut and River Street areas as part of the 2022 Downtown Pedestrian Improvement Project, it was necessary to coordinate between the public improvement areas and the parking lot constructed by the developer on Lot 2. Although the City owns the Lot 2 parking lot, the developer completed construction of the lot as part of its private project. The drainage design necessary for the finished parking lot would not accommodate the retention of green space at this location. Further, both City and developer sought to retain the maximum number of parking stalls proposed with the PUD, which required a curbed design in this area. The full curb design at the property edge, rather than bollards or curb stops, is in place. The curbed design also created space for a sidewalk along the north and east sides of the existing Walnut Street building, which accommodates pedestrian travel to the Walnut Street terrace area. Thus, the modified design benefits both parking and pedestrian movements, albeit at the expense of a portion of the green space. That said, there are numerous green spaces and other public improvements in the as -built design that offset this small area. 13. The project site and building elements shall be subject to the following requirements: j. Raised planters shall be used for shrubs and perennials which are located at the corner at Broadway and Pine Street. n. Freestanding planters shall be integrated in exterior hardscape areas. 4 City Council Agenda: 2/24/2025 Comments: The developer requests to eliminate the requirement to install both the raised and freestanding planters in the project area. The developer supplied narrative notes from a consultation with MnDOT. These indicated that raised planters along Broadway and TH25 will not be allowed in the areas originally intended, as those areas are located within or too close to the right of ways. Staff concur that raised planters in this area would also present concerns with accessible routing along the sidewalk. However, staff believe that the introduction of freestanding planters at the front building entrance at corner of Broadway and Pine could still be accommodated. Free standing planters would add color and greenscape to the area throughout the seasons. 17. Additional landscaping recommendations are as follows: a. Change the Broadway Street trees to Honey locust, matching the theme planting currently in place throughout the downtown area. The City would require planting wells and/or pervious tree boxes to avoid root growth interference with the sidewalk paving. b. Remove the eastern -most proposed overstory trees along River Street to avoid screening the views of the park and river from the restaurant and lower -level residential units. c. Add more shrub plantings throughout the project, supplementing (or replacing) the current perennial plantings to develop a more robust year- round planting palette. These may include additional evergreen shrubs and/or deciduous shrubs with winter features (color/fruit, etc.). This includes an enhanced planting plan for the green space/side yard adjacent to the westerly portion of the building and along the parking lot edges, boulevards and internal site green spaces. d. Specify alternative pavements in the pedestrian areas to avoid flat grey concrete and/or asphalt surface. This should include a pedestrian path to each of the streets through the parking areas reinforcing the building sidewalks to those street connections. Comments: The developer asks that the City accept the revised landscaping plan for their project area as presented. At the time the PUD conditions were prepared, the 2022 Downtown Street and Pedestrian public improvement plans were not complete. The plans included extensive streetscape landscaping directly adjacent and complimentary to the Block 52 area. Following completion of the public improvement plans, the developer submitted a revised landscaping plan using the final site plan and City's landscaping and species list City Council Agenda: 2/24/2025 as its base. The revised landscaping plan includes tree, shrub and plant species consistent with the City's plans. Staff authorized the developer to proceed with the planting per the plan revised earlier in 2024 for the developer to receive their full certificate of occupancy. Specific to conditions 17 a. and b., the City installed the boulevard trees. This condition is therefore not applicable. The City also completed the side yard improvements and landscaping referenced in 17 c. The condition is no longer applicable. The developer included dark grey concrete in select areas consistent with the City's selected concrete color palette for the Downtown Street & Pedestrian Improvements, consistent with condition 17 d. Regarding the revised landscaping plan itself, the supplied plan is both consistent with the quantities required by the base ordinance, as well as the final Downtown planting plan design, which is an enhancement to the Block 52 PUD overall. The City's landscaping code requires 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. The site is 1.47 acres and the building perimeter totals approximately 1050'. The required tree count is 14.7 ACI and shrub count is 210 shrubs. The developer's revised landscaping plan illustrates approximately 142 shrubs, supplemented by a mix of almost 70 perennial grasses. The plan includes 8 trees of species and size consistent with the requirements and streetscape design plans. Consistent with the public improvement planting plans, no evergreens are included. Other changes involved extensive cooperative work with the City, including a variety of public processes, and are consistent with the direction and/or requirements of those discussions. The developer is still encouraged to install decorative concrete planters along the patio and front entry to enhance the landscaping during winter months as noted above. Ongoing maintenance of the landscaping per plan is also required. I. Budget Impact: The applicant provided the required fee and escrow to cover the costs of the application review. II. Staff Workload Impact: Staff review of the application request is estimated at four hours, including consulting time. III. Comprehensive Plan Impact: The 2040 Plan incorporates the adopted 2017 Downtown Small Area Plan and states that "The City should actively promote and work towards a catalytic development project to help create a sense of place in the Downtown. This could include the Walnut Street corridor streetscape plan and connecting Walnut Street to River Street. New development projects, in particular Block 52, would make an exciting statement to the Mississippi 11 City Council Agenda: 2/24/2025 riverfront and enliven this part of the Downtown." The Block 52 mixed -use development is the catalytic development outlined by both the Downtown Plan and 2040 Plan. With the proposed amendments, the Block 52 development will remain consistent with the overall goals for a signature Downtown development project as envisioned within both plans. PLANNING COMMISSION REVIEW AND RECOMMENDATION The Planning Commission reviewed the proposed ordinance and held a public hearing on the item during its regular meeting on February 4, 2025. During discussion, the Commission clarified the location of the greenspace on the property relative to the added sidewalk noted in the PUD amendment. The Commission also supported the planters as originally approved for the PUD and as retained in the current recommendation. No public was present to address the Commission on the request. Following discussion, the Planning Commission recommended approval of the PUD Amendment unanimously. STAFF RECOMMENDED ACTION Staff recommends approval of the amendments to the PUD, with exception of the installation of planters at the building entrance. The recommendation is based on finding the developer met the design intent of the Block 52 PUD, and in fact made enhancements to the site not required by the original PUD. These enhancements include the installation of brick on the retaining wall running along the north and east sides of the site. The original requirement was stamped concrete. The PUD plan revisions were also necessary and consistent with the 2022 Downtown Street and Pedestrian Improvements plans. SUPPORTING DATA A. Resolution PC-2025-08 B. Ordinance 842 B2. Summary Ordinance 842A C. Aerial Site Image D. Applicant Narrative E. Original Conditions of Approval, Resolutions 2022-78 and 2022-79 F. Revised PUD Plans, Including: a. Final Site Plan b. Landscaping Plan c. Landscaping Plan Notes d. Lighting Photometric e. Lighting Specifications 7 City Council Agenda: 2/24/2025 G. Original PUD Plans, including: a. Final Stage PUD Site Plan b. Final Stage PUD Landscaping Plan H. Site Images Z. Conditions of Approval EXHIBIT Z Conditions of Approval Block 52 Planned Unit Development District Lots 1 and 2, Block 1, Block 52 First Addition 1. Continued compliance with Exhibit Z Conditions of Approval dated July 11, 2022 as adopted in Resolutions 2022-79 and Resolution 2022-80, except as noted below: 5. A revised site plan detailing the reconfiguration of the public parking lot on Lot 1, Block 1 is required. The rr Gd f ed Site ^'^^ will ..pt^ ^ ^ along -the ea:tarthe �,me-bull g All corresponding plans will require revision following finalization of the parking plan. 13. The project site and building elements shall be subject to the following requirements: a. Where exterior wall -mounted utility meters are utilized, they be shall screened from view with materials complementary to the building design. b. Add downcast lighting under canopies and overhang, or other locations that feature the building and deemphasize the light source. 17. Aie+nal Llandscaping per the plans dated February 4, 2025 shall be installed and maintained within the PUD. r^r^mm -PIP dGtiGPS rr^ M City Council Agenda: 2/24/2025 with wiptpr iet i Execution of an amendment to the Block 52 Development Contract. Comments and recommendations of other Staff and Planning Commission. 2E (1) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2025-08 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO RECOMMENDING APPROVAL OF AN AMENDMENT TO THE BLOCK 52 PLANNED UNIT DEVELOPMENT DISTRICT WHEREAS, the applicant is seeking amendments to the approved PUD conditions for the Block 52 Planned Unit Development District to reflect changes resulting from site and improvement conditions within and adjacent to the PUD; and WHEREAS, the proposed amendments to the PUD would consist of striking approved PUD conditions related to required utility meter screening and site landscaping, as well as flexibility from code requirements for site lighting; and WHEREAS, an amendment to the City's PUD zoning ordinance is required to incorporate the changes to the approved conditions and revised plans into the Block 52 PUD District; and WHEREAS, the subject development will remain consistent with requirements of the City's Zoning Ordinance requirements under the appropriate PUD standards; and WHEREAS, the Planning Commission has reviewed the application for the Amendment to the Block 52 PUD District pursuant to the regulations of the applicable ordinances and land use plans and policies; and WHEREAS, the Planning Commission held a public hearing on February 4, 2025 on the application and the applicant 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, and make the following Findings of Fact in relation to the recommendation of approval: 1. The proposed amendments to the PUD are consistent with the intent and purpose of the Block 52 PUD, Planned Unit Development District. 2. The impacts of amendments are those anticipated by the existing and future land uses and are addressed through standard review and ordinances as adopted. 2E (2) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2025-08 The proposed PUD amendments do not impact existing public and private improvements, including streets, utilities, and stormwater controls that ensure the project will continue to be consistent with the City's long-term public service infrastructure. 4. The proposed PUD amendments accommodate reasonable flexibility and account for other enhancements with the PUD area. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota recommends to the City Council that the proposed amendment to the Block 52 PUD District be approved, subject to continued compliance with the conditions of Exhibit Z of July 11, 2022, except as amended for conditions 5, 13 c, I and j, and 17a-d. ADOPTED this 4th day of February 2025 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION ATTEST: Ang( Andrew Tapper, Chair ity Development Director 2E (3) ORDINANCE NO. 842 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA AN ORDINANCE AMENDING TITLE XV, § 153.047 OF THE MONTICELLO CITY CODE, KNOWN AS THE ZONING ORDINANCE, AMENDING THE BLOCK 52 PLANNED UNIT DEVELOPMENT DISTRICT THE CITY COUNCIL OF THE CITY OF MONTICELLO HEREBY ORDAINS: Section 1. Section § 153.047, PUD Districts, is hereby amended to read as follows: (R) Block 52 PUD District (A) Purpose. The purpose of the PUD, Block 52 Planned Unit Development District is to provide for the development of certain real estate subject to the District for mixed land uses consistent with the direction of the Downtown Monticello Small Area Plan chapter of the Comprehensive Plan and the specific uses and improvements identified in the Final PUD Plans dated July 11, 2022, and the PUD amendments to approved Exhibit Z Conditions 5,13 c, i,and i and 17 a-e as per Amended PUD plans approved February 24, 2025, and as may be properly amended. (B) Permitted Uses. Permitted principal commercial uses in the proposed mixed -use building shall be limited to permitted and conditional uses allowed within the CCD, Central Community District. Additionally ground floor commercial uses along Broadway shall accommodate office uses on the street level, an element of flexibility from the Downtown Small Area Plan. Residential uses shall be permitted uses on the upper floors (non -street -level), per Final PUD plans for the Block 52 PUD District. (C) The introduction of any other use from any district shall be reviewed under the requirements of the PUD requirements and process. (D) Accessory Uses. Accessory uses shall be those specifically identified by the approved Final Stage plans for each approved project. (E) District Performance Standards. Performance standards for the development of any lot in the Block 52 PUD District shall adhere to the approved Final Stage plans and development agreement. In such case where any proposed improvement is not addressed by the Final Stage PUD plans, such improvement shall only be considered with an amendment to the Final Stage plans per the process specified in the Ordinance. (F) Amendments. Where changes to any proposed project in the PCD are 2E (4) ORDINANCE NO. 842 proposed in the manner of use, density, site plan, development layout, building size, mass, or coverage, or any other change, the proposer shall apply for an amendment to the approved Final Stage PUD plan under the terms of the Monticello Zoning Ordinance. The City may require that changes in overall use, density, site plan, development layout, building size, mass, or coverage, or any other change of the PUD property be processed as a new project, including a zoning district amendment. (G) Variations from Plans. The Community Development Department shall determine whether any proposed variation from the approved Final PUD plans shall constitute a PUD Adjustment or PUD Amendment. The Community Development Department shall make this determination narrowly, favoring a full Amendment process in the case of uncertainty. Section 2. The City Clerk is hereby directed to make the changes required by this Ordinance as part of the Official Monticello City Code, Title XV, 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 3. 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 for examination upon request. ADOPTED BYthe Monticello City Council this 24th day of February, 2025. Jennifer Schreiber, City Clerk AYES: NAYS: PA Lloyd Hilgart, Mayor 2E (5) SUMMARY ORDINANCE NO. 842A CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA A SUMMARY ORDINANCE AMENDING TITLE XV OF THE MONTICELLO CITY CODE, CHAPTER 153.047 OF ZONING ORDINANCE — AMENDING THE BLOCK 52 PLANNED UNIT DEVELOPMENT DISTRICT NOTICE IS HEREBYGIVEN that, on February 24, 2025, Ordinance No. 842 was adopted by the City Council of the City of Monticello, Minnesota. Due to the lengthy nature of Ordinance No. 842, the following Summary Ordinance No. 842A was prepared for publication as authorized by state law. The ordinance adopted by the Council amends the Monticello Zoning Code found in Title XV, Chapter 153 by adding the following section: Title XV: Land Usage §153.047 PUD District (R) Block 52 PUD District A printed copy of the whole ordinance is available for inspection by any person during the City's regular office hours. The complete ordinance will be posted on the City's website following publication. APPROVED FOR PUBLICATION by the City Council of the City of Monticello, Minnesota, this 24th day of February, 2025. ATTEST: Jennifer Schreiber, City Clerk DL9j1N149 N"e\TL67N VOTING IN OPPOSITION: CITY OF MONTICELLO Lloyd Hilgart, Mayor 2E (6) Consideration to Amend Block 52 PUD - Landscaping, Lighting, & Screening PI D: 155275001020,155275001010; Address: 101 W Broadway; Legal Lenthy Created by: City of Monticello 2E (7) T% 11 /13/2024 Ms. Angela Schuman Community Development Director City of Monticello 505 Walnut Street, Suite 1 Monticello, MN 55362 Dear Ms. Schumann, Upon reviewing our project, Block 52, we have come up with the following Amendment requests to the CUP. 1) Landscaping plan (as approved previously by staff for installation) a. We do not intend to add raised planters to the site, this is for a few reason, notably, there has been change to the plans that were originally agreed to upon the City redoing their street scape this last year and there is limited space for raised planters. Furthermore, upon consulting with MNDOT they will not allow raised planters in the ROW of State Highway 25. There also Lacks sufficient irrigation to maintain that plantings that will ultimately die off prematurely as such a result. 2) Building lighting (installed wall lighting exceeding City's footcandle ordinance requirements) a. The lights that were installed do slightly cast light outside of the property line along Wright County road 75. We did our best to design this to minimize the affect on to the right of way, however with a zero lot line on that side of the building it proved to be impossible to achieve this and maintain adequate lighting for safety of our residents. We believe that the lights that were installed do attempt to minimize the encroachment while still providing sufficient safety, and as a bonus are aesthetically pleasing. 3) Parking lot light poles standards (if not a match to City standard) a. An alternate design has been submitted to the city staff and has been approved. We are currently working on getting the Photometrics for these particular lights and poles to submit to the city for approval prior to ordering the fixtures. 2E (8) 4) Screening of exterior utility meters a. In discussions with city staff it has been mutually agreed upon that the necessary meters that are on the interior parking lot side of the building do not prove to be the eyesore that was potentially worried about. It does not lend itself to the necessity of being screened as f it would have been had it been 90 individual gas or electric meters. We took extensive measures during the design phase to minimize the visual impact that the needed infrastructure would have on aesthetics. Please feel free to reach out to me if you have any questions, comments or concerns. Mark Buchholz Managing Partner Block 52 Holdings LLC mdbuchholz(a)9mail.com 701-371-1646 2E (9) CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA CITY COUNCIL RESOLUTION NO. 2022-78 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MONTICELLO APPROVING A FINAL PLAT AND DEVELOPMENT AGREEMENT FOR BLOCK 52 FIRST ADDITION PID: 155-010-052031; 155-010-052060; 155-010-052070; 155-010-052071; 155-010-052090; 155-010-052101; 155-010-052102; 155-010-052110; 155-010-052120; 155-010-052131; 155-010-052132; 155-010-052140; 155-010-052150 WHEREAS, the applicant proposes a mixed use residential and commercial project on the above captioned parcels in the Central Community District; and WHEREAS, the applicant has submitted a request to plat the property to accommodate said use, and in cooperation with the City of Monticello and its EDA, manage circulation and parking on the site for the benefit of the development as well as the existing uses in the area; and WHEREAS, the applicant proposes to develop the property for residential multi- family uses on upper floors, and commercial uses on the street level, consistent with the economic development and redevelopment goals of the city for the described property; and WHEREAS, the site is guided for Downtown Mixed Uses in the City's Comprehensive Plan; and WHEREAS, the proposed plat is consistent with the long-term use and development of the property for mixed downtown use; and WHEREAS, the Planning Commission held a public hearing on May 18, 2022 on the application and the applicant 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; and WHEREAS, the City Council has considered the Planning Commission's recommendation and all of the comments and the staff report; and WHEREAS, the City Council of the City of Monticello makes the following Findings of Fact in relation to the approval: 2E (10) CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA CITY COUNCIL RESOLUTION NO. 2022-78 1. The Plat provides an appropriate means of furthering the intent of the Comprehensive Plan for the site by putting the existing and proposed buildings to uses and architecture which are consistent with the goals and objectives of the Monticello 2040 Comprehensive Plan, including Downtown Small Area Plan. 2. The proposed improvements on the site under the PUD are consistent with the needs of the development in this location as a prime corner site Monticello's downtown area. 3. The improvements will have expected impacts on public services, including sewer, water, stormwater treatment, and traffic which have been planned to serve the property for the development as proposed. 4. The improvements on the site facilitate redevelopment of the subject block and are consistent with the objectives of the City's downtown redevelopment projects through its EDA and other agencies. 5. The PUD flexibility for the project, including parcels without public street access, structured parking, mixed uses, commercial development on the street -level floor, restaurant location overlooking the public areas to the north, and reconstruction of the Walnut Street access through the site to River Street, are consistent with the intent of the City's economic development objectives, as well as with the intent of the PUD zoning regulations. NOW, THEREFORE, BE /T RESOLVED, by the City Council of the City of Monticello, Minnesota, that the Final Plat for Block 52 First Addition is hereby approved, subject to the conditions listed in Exhibit Z of the staff report as follows: 1. Approval of the final plat for Block 52 First Addition shall be conditioned on the approval of the final stage PUD. 2. Approval of the final stage PUD and rezoning for Block 52 First Addition shall be conditioned on the approval of the final plat. 3. The final plat is to be revised to accurately reflect Lot 1 and Lot 2 acreages and the internal lot line boundary as recommended to maintain intact the City -owned public parking parcels. 4. A revised site plan based on the certificate of survey and illustrating proposed plat easements relative to proposed improvements and lot lines is required. 5. A revised site plan detailing the reconfiguration of the public parking lot on Lot 1, Block 1 is required. The modified site plan will retain an area of green space along the north wall of the existing building adjacent to the public parking lot, as well as bollards or curb stops along the east wall of the same building. All corresponding plans will require revision following finalization of the parking plan. 2 2E (11) CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA CITY COUNCIL RESOLUTION NO. 2022-78 6. The site plan is required to be revised to provide internal sidewalk connections for users and residents of the Lot 2 building to the external sidewalks surrounding the block. 7. The applicant will verify that the sidewalk extends completely around the perimeter of the building and revise site plans to detail continuous sidewalk around the building and including connections to external sidewalks. 8. The applicant will comply with the requirements of the Chief Building Official and the city's designated structural engineer in regard to site demolition and structural plans. 9. As part of the approved PUD, a cross -access and parking easement for both private and public parking and access shall be executed. Such easement shall be subject to review and approval by the City. Public cross -access and parking is required for the parking areas which are to be conveyed to the developer. 10. Easement -related issues shall be subject to review and approval by the City Engineer and City Attorney. 11. Park dedication requirements of the City shall be satisfied. 12. Commercial uses in the proposed mixed -use building shall be limited to permitted and conditional uses allowed within the CCD, Central Community District. Additionally ground floor commercial uses along Broadway shall accommodate office uses on the street level, an element of flexibility from the Downtown Small Area Plan. 13. The project site and building elements shall be subject to the following requirements: a. Authentic brick is to be used on the building. b. The building design elevations shall be revised to incorporate a red, or red -based color (such that gray is not the dominant building color), similar to that of the original concept rendering. c. Where exterior wall -mounted utility meters are utilized, they be shall screened from view with materials complementary to the building design. d. Color and stamping shall be applied to concrete retaining walls throughout the project. e. Embed City entrance sign into retaining wall. f. Work with City to create an historical sign location. g. Parking lot lighting and fixtures should match the City's lighting theme. 11 2E (12) CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA CITY COUNCIL RESOLUTION NO. 2022-78 h. Underground parking spaces must be included in rent structure for units to support full utilization of facility. i. Add downcast lighting under canopies and overhang, or other locations that feature the building and deemphasize the light source. Raised planters shall be used for shrubs and perennials which are located at the corner at Broadway and Pine Street. k. Cornice and parapet treatments on the two building wings shall be modified/expanded to be more distinct and reflect the designs shown in the concept rendering. Brick sills and detailing shall be provided on all walls and surfaces and building wall articulation preserves the shadowing and interest of the concept rendering. m. A covering over a portion of the outdoor restaurant patio be provided (to avoid direct weather and residential balcony exposure). n. Freestanding planters shall be integrated in exterior hardscape areas. o. Additional screening fencing shall be provided along the Pine Street and River Street corner (possibly a mesh fence material) to limit exposure from restaurant patio to street traffic. p. An architecturally appropriate patio railing shall be provided, a detail of which shall be provided to the City for review and approval. q. Rooftop mechanical equipment, if provided, shall be screened from view in compliance with Ordinance requirements. 14. The project signage shall be subject to the following requirements: a. Wall signage that consists of channel -letter style signage, individually mounted and lit letters, or similar style, prohibiting box or painted panel signage. b. Clarification and detail of the projecting sign identifying the complex. c. Work with the City to embed the Monticello city entrance sign into the retaining wall at the corner of River and Pine. d. Work with the City to develop an historical marker sign in the public spaces along the project. e. Sign plans, with dimensions, shall be reviewed and approved by the City for each tenant space and shall be limited to no more than 15% of wall area for each tenant space f. Window signage for commercial space shall be limited to no more than 40% of any window panel. 4 2E (13) CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA CITY COUNCIL RESOLUTION NO. 2022-78 15. The applicant shall provide a parking management plan which specifies how overlap period parking issues will be addressed. 16. All proposed boulevard plantings shall be subject to review and approval by the City to ensure salt tolerance. 17. Additional landscaping recommendations are as follows: a. Change the Broadway Street trees to Honey locust, matching the theme planting currently in place throughout the downtown area. The City would require planting wells and/or pervious tree boxes to avoid root growth interference with the sidewalk paving. b. Remove the eastern -most proposed overstory trees along River Street to avoid screening the views of the park and river from the restaurant and lower -level residential units. c. Add more shrub plantings throughout the project, supplementing (or replacing) the current perennial plantings to develop a more robust year-round planting palette. These may include additional evergreen shrubs and/or deciduous shrubs with winter features (color/fruit, etc.). This includes an enhanced planting plan for the green space/side yard adjacent to the westerly portion of the building and along the parking lot edges, boulevards and internal site green spaces. d. Specify alternative pavements in the pedestrian areas to avoid flat grey concrete and/or asphalt surface. This should include a pedestrian path to each of the streets through the parking areas reinforcing the building sidewalks to those street connections. 18. Building drains designed to avoid exiting over public sidewalks. 19. An internal site is designated for pet activity. 20. An easement for public pedestrian purposes is provided through the parklet/green space feature on Lot 2. 21. A stormwater maintenance agreement shall be executed. 22. Issues related to grading, drainage and utilities shall be subject to comment and recommendation by the City Engineer. 23. Comments from Fire Chief, including: a. Verify the ground clearance for the ladder truck will be sufficient for the River Street entrance. 2E (14) CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA CITY COUNCIL RESOLUTION NO. 2022-79 b. Verify the turning radius for the ladder truck will be met, entering from the two entrances. c. Verify that hydrant locations will meet the requirements of the Fire Code. 24. Compliance with the terms of the City's Engineering Staff letter dated April 28, 2022 and July 7, 2022. 25. An easement for drainage, utility, right of way and appurtenant purposes over a portion of plaza area at the southeast corner of Lot 2, Block 1, at the intersection of Broadway and Pine Streets is executed should it be necessary at the time of plat recording. 26. The applicant shall provide all required legal descriptions and exhibits necessary for the cross easements, right of way, and pedestrian pathway easements. 27. The applicant shall provide a revised site plan and sidewalk/retaining wall design for the Pine Street sidewalk, subject to MnDOT review and including execution of any required easement or permit necessary with MnDOT. 28. A development agreement specifying the terms and conditions of plat and PUD approval for Block 52 First Addition is executed. 29. Comments of City Council. BE IT FURTHER RESOLVED BY THE CITY COUNCIL OF MONTICELLO, MINNESOTA, that the document titled "Development Contract and Planned Unit Development for "Block 52 First Addition" with assignment of the specific terms and conditions for public improvements and the specific terms and conditions for plat development, is hereby approved. ADOPTED this 11' day of July, 2022, by the City Council of the City of Monticello, Minnesota. ATTEST: )Jn 4ifrre*er,City Clerk MONTICELLO CITY COUNCIL 1 By: Lloyd Hi gait, Mayor 6 2E (15) CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA CITY COUNCIL RESOLUTION NO. 2022-79 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MONTICELLO APPROVING A FINAL STAGE PLANNED UNIT DEVELOPMENT FOR BLOCK 52 FIRST ADDITION PID: 155-010-052031; 155-010-052060; 155-010-052070; 155-010-052071; 155-010-052090; 155-010-052101; 155-010-052102; 155-010-052110; 155-010-052120; 155-010-052131; 155-010-052132; 155-010-052140; 155-010-052150 WHEREAS, the applicant proposes a mixed use residential and commercial project on the above captioned parcels in the Central Community District; and WHEREAS, the applicant has submitted a request to rezone and develop the property under a PUD, Planned Unit Development to accommodate said use, and in cooperation with the City of Monticello and its EDA, manage circulation and parking on the site for the benefit of the development as well as the existing uses in the area; and WHEREAS, the applicant proposes to develop the property for residential multi- family uses on upper floors, and commercial uses on the street level, consistent with the economic development and redevelopment goals of the city for the described property; and WHEREAS, the site is guided for Downtown Mixed Uses in the City's Comprehensive Plan; and WHEREAS, the proposed PUD is consistent with the long-term use and development of the property for mixed downtown use; and WHEREAS, the Planning Commission held a public hearing on May 18, 2022 on the application and the applicant 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; and WHEREAS, the City Council has considered the Planning Commission's recommendation and all of the comments and the staff report; and WHEREAS, the City Council of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: 2E (16) CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA CITY COUNCIL RESOLUTION NO. 2022-79 1. The PUD provides an appropriate means of furthering the intent of the Comprehensive Plan for the site by putting the existing and proposed buildings to uses and architecture which are consistent with the goals and objectives of the Monticello 2040 Comprehensive Plan, including Downtown Small Area Plan. 2. The proposed improvements on the site under the PUD are consistent with the needs of the development in this location as a prime corner site Monticello's downtown area. 3. The improvements will have expected impacts on public services, including sewer, water, stormwater treatment, and traffic which have been planned to serve the property for the development as proposed. 4. The improvements on the site facilitate redevelopment of the subject block and are consistent with the objectives of the City's downtown redevelopment projects through its EDA and other agencies. 5. The PUD flexibility for the project, including parcels without public street access, structured parking, mixed uses, commercial development on the street -level floor, restaurant location overlooking the public areas to the north, and reconstruction of the Walnut Street access through the site to River Street, are consistent with the intent of the City's economic development objectives, as well as with the intent of the PUD zoning regulations. NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Monticello, Minnesota, that the Final Stage PUD for Block 52 First Addition is hereby approved, subject to the conditions listed in Exhibit Z of the staff report as follows: 1. Approval of the final plat for Block 52 First Addition shall be conditioned on the approval of the final stage PUD. 2. Approval of the final stage PUD and rezoning for Block 52 First Addition shall be conditioned on the approval of the final plat. 3. The final plat is to be revised to accurately reflect Lot 1 and Lot 2 acreages and the internal lot line boundary as recommended to maintain intact the City -owned public parking parcels. 4. A revised site plan based on the certificate of survey and illustrating proposed plat easements relative to proposed improvements and lot lines is required. 5. A revised site plan detailing the reconfiguration of the public parking lot on Lot 1, Block 1 is required. The modified site plan will retain an area of green space along the north wall of the existing building adjacent to the public parking lot, as well as 2E (17) CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA CITY COUNCIL RESOLUTION NO. 2022-79 bollards or curb stops along the east wall of the same building. All corresponding plans will require revision following finalization of the parking plan. 6. The site plan is required to be revised to provide internal sidewalk connections for users and residents of the Lot 2 building to the external sidewalks surrounding the block. 7. The applicant will verify that the sidewalk extends completely around the perimeter of the building and revise site plans to detail continuous sidewalk around the building and including connections to external sidewalks. 8. The applicant will comply with the requirements of the Chief Building Official and the city's designated structural engineer in regard to site demolition and structural plans. 9. As part of the approved PUD, a cross -access and parking easement for both private and public parking and access shall be executed. Such easement shall be subject to review and approval by the City. Public cross -access and parking is required for the parking areas which are to be conveyed to the developer. 10. Easement -related issues shall be subject to review and approval by the City Engineer and City Attorney. 11. Park dedication requirements of the City shall be satisfied. 12. Commercial uses in the proposed mixed -use building shall be limited to permitted and conditional uses allowed within the CCD, Central Community District. Additionally ground floor commercial uses along Broadway shall accommodate office uses on the street level, an element of flexibility from the Downtown Small Area Plan. 13. The project site and building elements shall be subject to the following requirements: a. Authentic brick is to be used on the building. b. The building design elevations shall be revised to incorporate a red, or red -based color (such that gray is not the dominant building color), similar to that of the original concept rendering. c. Where exterior wall -mounted utility meters are utilized, they be shall screened from view with materials complementary to the building design. d. Color and stamping shall be applied to concrete retaining walls throughout the project. e. Embed City entrance sign into retaining wall. 2E (18) CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA CITY COUNCIL RESOLUTION NO. 2022-79 f. Work with City to create an historical sign location. g. Parking lot lighting and fixtures should match the City's lighting theme. h. Underground parking spaces must be included in rent structure for units to support full utilization of facility. i. Add downcast lighting under canopies and overhang, or other locations that feature the building and deemphasize the light source. j. Raised planters shall be used for shrubs and perennials which are located at the corner at Broadway and Pine Street. k. Cornice and parapet treatments on the two building wings shall be modified/expanded to be more distinct and reflect the designs shown in the concept rendering. I. Brick sills and detailing shall be provided on all walls and surfaces and building wall articulation preserves the shadowing and interest of the concept rendering. m. A covering over a portion of the outdoor restaurant patio be provided (to avoid direct weather and residential balcony exposure). n. Freestanding planters shall be integrated in exterior hardscape areas. o. Additional screening fencing shall be provided along the Pine Street and River Street corner (possibly a mesh fence material) to limit exposure from restaurant patio to street traffic. p. An architecturally appropriate patio railing shall be provided, a detail of which shall be provided to the City for review and approval. q. Rooftop mechanical equipment, if provided, shall be screened from view in compliance with Ordinance requirements. 14. The project signage shall be subject to the following requirements: a. Wall signage that consists of channel -letter style signage, individually mounted and lit letters, or similar style, prohibiting box or painted panel signage. b. Clarification and detail of the projecting sign identifying the complex. c. Work with the City to embed the Monticello city entrance sign into the retaining wall at the corner of River and Pine. d. Work with the City to develop an historical marker sign in the public spaces along the project. e. Sign plans, with dimensions, shall be reviewed and approved by the City for each tenant space and shall be limited to no more than 15% of wall area for each tenantspace 2E (19) CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA CITY COUNCIL RESOLUTION NO. 2022-79 f. Window signage for commercial space shall be limited to no more than 40% of any window panel. 15. The applicant shall provide a parking management plan which specifies how overlap period parking issues will be addressed. 16. All proposed boulevard plantings shall be subject to review and approval by the City to ensure salt tolerance. 17. Additional landscaping recommendations are as follows: a. Change the Broadway Street trees to Honey locust, matching the theme planting currently in place throughout the downtown area. The City would require planting wells and/or pervious tree boxes to avoid root growth interference with the sidewalk paving. b. Remove the eastern -most proposed overstory trees along River Street to avoid screening the views of the park and river from the restaurant and lower -level residential units. c. Add more shrub plantings throughout the project, supplementing (or replacing) the current perennial plantings to develop a more robust year-round planting palette. These may include additional evergreen shrubs and/or deciduous shrubs with winter features (color/fruit, etc.). This includes an enhanced planting plan for the green space/side yard adjacent to the westerly portion of the building and along the parking lot edges, boulevards and internal site green spaces. d. Specify alternative pavements in the pedestrian areas to avoid flat grey concrete and/or asphalt surface. This should include a pedestrian path to each of the streets through the parking areas reinforcing the building sidewalks to those street connections. 18. Building drains designed to avoid exiting over public sidewalks. 19. An internal site is designated for pet activity. 20. An easement for public pedestrian purposes is provided through the parklet/green space feature on Lot 2. 21. A stormwater maintenance agreement shall be executed. 22. Issues related to grading, drainage and utilities shall be subject to comment and recommendation by the City Engineer. 23. Comments from Fire Chief, including: 5 2E (20) CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA CITY COUNCIL RESOLUTION NO. 2022-79 a. Verify the ground clearance for the ladder truck will be sufficient for the River Street entrance. b. Verify the turning radius for the ladder truck will be met, entering from the two entrances c. Verify that hydrant locations will meet the requirements of the Fire Code. 24. Compliance with the terms of the City's Engineering Staff letter dated April 28, 2022 and July 7, 2022. 25. An easement for drainage, utility, right of way and appurtenant purposes over a portion of plaza area at the southeast corner of Lot 2, Block 1, at the intersection of Broadway and Pine Streets is executed should it be necessary at the time of plat recording. 26. The applicant shall provide all required legal descriptions and exhibits necessary for the cross easements, right of way, and pedestrian pathway easements. 27. The applicant shall provide a revised site plan and sidewalk/retaining wall design for the Pine Street sidewalk, subject to MnDOT review and including execution of any required easement or permit necessary with MnDOT. 28. A development agreement specifying the terms and conditions of plat and PUD approval for Block 52 First Addition is executed. 29. Comments of City Council. ADOPTED this 11" day of July, 2022, by the City Council of the City of Monticello, Minnesota. MONTICELLO CITY COUNCIL By: Lloyd aart,Qayor4' ATTEST: ji 1A , J nnifer ch*er, Clerk 2E (21 \ \ NOTE: CONTRACTOR SHALL COORDINATE BLOCK 52 BITUMINOUS BITUMINOUS PAVEMENT / SITE CONSTRUCTION WITH ADJACENT PUBLIC PAVEMENT STREET PATCH / 0 IMPROVEMENTS PROJECT CONSTRUCTION, AND \ \ \ \ \ \ \ \ \ I VERIFY ANY CHANGES IN PUBLIC IMPROVEMENTS / \ \ \\ 1 \ \ PROJECT DESIGN DURING CONSTRUCTION, WHICH \ \ \ \ \ MAY AFFECT THE BLOCK 52 PROJECT, a ?° . °. _ CONCRETE CB SIDEWALK SIDEWALK OR APRON = 921.6� In =9 PARKING CALCULATION 198 6 << \ \ \ ON -SITE PARKING = 110 SPACES oyF BITUMINOUS PAVEMENT STREET I O� \ \ \ \ \ \ PATCH AS PER CITY STANDARDS \ I � O \ �� \ / \ \ — \\ \ (TEMPORARY, UNTIL PUBLIC IMPROVEMENTS PROJECT STARTS) RB �\c , & HEX=ISTING / J / \ MATCH EXISTING TTEf�_ O� \�NJENT (TYP) EMENT (TYP) RETAINING WALL #2 / � \ / \ �\ \ � � LENGTH = 59 LF 2-FRRh P)\ ..: ..:...:.: ..::. \ \\ \� \ \ HEIGHT = 0 TO 10'-4" / / \ / AT H PUBLI v RETAINING WALL #3 / IM lz OVE TS- / \ ` \ \ LENGTH = 109 LF \ P JECT (T P) / \ \ HEIGHT = 0 TO 3'-1 j/ B612 CURB GUTTER (TYP}:. / lP �2 2-FT,•RI BON \ ST P/SIG 1533 CU (TYP) P/ P/ Z� J (MMUT 1-1 // 13 21 BOULDERS/(TYP) / END UR E / a / 2 \(COORDINATE / �0 :: ... .... .... .. `� 6: -NAPE 11* / ITUM OUS .. / 0 / CITY IAT PI�B C / \ V a \ PAV ENT BITUMI US RETAINING WALL #4 / + ♦ / (TY P ENT a IMPROVEMENT ENG H = 93 LF OC / P \ 9 d. OJECT (TYP) Q / HEIGHT = 0 TO 2'-9" / Q �, CONCRETE (. `UTTRURB F .. Z� .(. ) \ p SIDEWALK o o a (TYP) 1�4� / n� �. R �2 J" /, °'� °a, , ��r c !yye / / NOTE: PROPERTY 309.7-FT FROM MISSISSIPPI / O ` T► ............. A, aca / RIVER OHW (FROM PRELIMINARY PLAT) VCON ° r \ \ / \::. :.:.. p T)p 2 :. SIDEWALKS / a . ° \ ,F I� \ * ? : .. .... (TYP) / / d° / / NOTE: PROPERTY 316.2 FT FROM �� \ 4 .... .... .... / ON : ETE /`:. /© �: dip . /\ �- � d MISSISSIPPI RIVER EDGE OF WATER ON ' SIDE ALK cb •. hP r�. O h / Ex. Bu din ...(TYP) I -.. .. ::.. a, / 03/16/22 (FROM PRELIMINARY PLAT) ° b O No. 06 , ` _ .... .. s.... .... .. _ /Zo `� (9):CONCRETE STMH o ° 4•• (5) CONC .:. . STEPS-**--* : `.:: ° ° Rim=923.78 / �•� N�/ O FFE=9 9 SIDEWALKCROSS D /SIN `r� / / '�•\� 1 �. �° � �' STEPS / ry °� B612 CURB & ^� 0„ / '© \ ° S19 Inv= ELOWLINE W- 9 9 0 GUTTER (TYP) h ap ��'ri� / --'.FLQ.0LINE E 92 00 MATCH EXISTING EE4 / ° ° / VVV 14 ::. .... CONCRETE `b J� * TRENCH DRAIN ON t? ° \p, ryh. � ADJACENT PROPERTY _ ° e / SIDEWALK / h ,, FIELD VERIFY) \B6}2 CU B & / (TYP) �. / 23� ° °.. 26, YP BOULDERS (TYP) \ / Q � .�.. �. N� 9�,,. ��� '� ATE � 5 64'� 4O E / CONCRETE a (COORDINATE \ 612 CURB d a 9 ... 9 �„ / APRON '/ W/ CITY) / / /x /TyP • � GUTTER TY ° ( / \ Q TRANSITION FROM LENGTH = 94 LF r a B612 41 6: I .. p�Q� HEIGHT = 0 TO 10'-4" NOTE: SEE ARCHITECTURAL AND/OR c �® URB &'GU17ER 0 �a 14 � 3' ° STRUCTURAL DRAWINGS FOR DESIGN, / a WATCH EX %G \ o d' / / / DETAILS, AND SPACIFICATIONS OF ^8 HF \�J�EMENT (TYP) \ off / / % s j 7QO PROPOSED RETAINING WALLS AND/OR / ! �� ��/ �® a. CONCRETE f _ / / ASSOCIATED RAILINGS. / e CONCRETE IDEWALK / / \ %\ 1 SIDEWALK / tic f 0 �F / / / (TYP) / \ O XISTING CONC. o\F :.:. MATCH PUBLIC \ ti \ \ 26 Q . , Q / 21578 s PAVEMENT TO ° ITU/v11N 0 a ...' / D;I°; �O IMPROVEMENTS \ \ / PPyVEN1ENT PROJECT (TYP) REMAIN ` o / NCRETE SIDE / * (TYP) / D1FTE� (TYP) - f: /: TRASH ENCLOSURE TRANSITION FROM P) ° / (SEE ARCH.)NEW / O B612 0 D412 �\ ° g / `(' % / , d ° // ASP PER CITY & MNDOT \ CURB&GUTTER / : _'" Rf 2 .OQ / oy Q, a' / CONCRETE a'� , STANDARDS (TYP) / /\ 9 / Fo cb SIDEWALK i / ° B612 RB & (TYP) Q �/ 2 / y,.. O GUTT R TYP / 3< ° / QO" Q(� �` w <° B612 CURB & + / / HANDICAP GUTTER (TYP) /j� q� `� SIGNAGE a° / HANDICAP SIGNAGE \ / TRANSF RMER PAD - / �Q; / ° f ° SimH 927.47Ince- \ * (BY OT ER' 1 � :::�: ..:.�Ty�Q.. �``^��.::. (TYP) � , d �� \ / / o �j% 1. PROVIDE HANDICAP SPACE SIGNAGE A(S PER MN y O Ex. Building / / 8,0„ �, / : �?d ADA RAMPS W/ d. "/- nJ��' STATUTE 169.346 ($200 0 FINE) AND N MUTCD o O NO. 155 / o B612 CURB row, % v / ° \yF LANDING (TYP) S- GUTTER (TYP) F I ." 2. PROVIDE "NO PARKING" SIGNAGE A THE HEAD �.> , / .: \ \ / V Elfev 9 ! . o / e o 11 ai Db E P OF HANDICAP AC ESS AISLES, N MORE THAN FFE— 929. g p 9 o \ / I;.. 8-FT FROM THE HEAD OF THE AISL� (TY) �C oy ' a MATCH UBLIC 0' ��/' \ / I IMPRO EMENTS p` �/ / ° 0� �yy RETAINING WALL #5 O' � LENGTH = 244 LF � PROJ T IT � � ��• / �.�.Q.: � ry \, o CONCRETE / ° aiA, G CONCRET IQ- °� O ' C� HEIGHT = 0 TO 2'-9"/ / ...... SIDEWALK ro °.. ..:.:.. ^� / SIDEWALK ,, (TYP) d.mo.12 (TYP) / ,° (�� ♦ BOULDERS (TYP) ) _A RAMPS W/ 0Ingress and W/CITY)SMH (COORDINATE Rim=928.61 / O / \ Inv=916.11 + /' HANC CAP ANDING (TYP) o gress Easement / \ / 0' SIGNAGE , b o� Go PROPOSED BUILDING \ STMH / / \ �R/m=928.10 �U \ \ `\ °° !° MFE _ 929.00 a / / — 61 C R & ° / = 918.67 I � � \ U PUBLIC I PROVEMENTS UIO(TYP),F PROJE TO MATCH )GFE ® BUILDING (TYP) ONCRETE SIDEWALK (TYP) O CONCRETE Ip/ / SIDEWALK ` `/ .! NEW CONCRETE SIDEWALK \ \ (TYP) a.. 4 V \ AS PER CITY & MNDOT/ 7,0 STANDARDS (TYP) O \ / 01 li •MATCH PUBLIC / / \ PID: 155-218-001010 .�p= IMPROVEMENTS \,A \ \� \ PROJECT (TYP) \q�� y (2) CO RETE I / NOTE. CONTRACTOR SHALL COORDINATE BLOCK 52 \ \ O es� \\ / \ �. �h� STEPS SITE CONSTRUCTION WITH ADJACENT PUBLIC O AN �� / / IC5 I / IMPROVEMENTS PROJECT CONSTRUCTION, AND O ~ \ ,\ \� VERIFY ANY CHANGES IN PUBLIC IMPROVEMENTS _ PROJECT DESIGN DURING CONSTRUCTION, WHICH c y v I / MAY AFFECT THE BLOCK 52 PROJECT. \ V NOTE: CONTRACTOR SHALL OBTAIN ALL B ULDERS (TYP) NECESSARY STATE AND COUNTY PERMITTING /P , Pro iec M: 12 0 RDINATE FOR WORK COMPLETED WITHIN STATE AND/OR EE`. 928.45' \ /CITY) COUNTY PUBLIC RIGHT-OF-WAY V_,25 718 SMH \ / Rim = 927.58 / \ STMH \ / Rim=927.4,3 \ \ Inv=919.78E SURFACING NOTES: 1. SUBGRADES SHALL BE SCARIFIED AND/OR COMPACTED AS NECESSARY TO ATTAIN THE REQUIRED COMPACTION DESCRIBED IN THE GENERAL NOTES (SHEET Cl). TEST ROLLING OF THE SUBGRADE SHALL BE OBSERVED BY A QUALIFIED GEOTECHNICAL ENGINEER OR TECHNICIAN. LOCATIONS EXHIBITING EXCESSIVE RUTTING (PER MNDOT SPEC. 21 1 1) SHALL BE REPAIRED TO THE SATISFACTION OF THE ENGINEER PRIOR TO THE PLACEMENT OF AGGREGATE BASE. COMPACTION TESTING IN UTILITY TRENCHES SHALL BE PERFORMED BY AN INDEPENDENT TESTING FIRM. 2. GRAVEL BASE COURSES SHALL BE ROLLED AND COMPACTED. TEST ROLLING OF THE GRAVEL BASE SHALL BE OBSERVED BY A SOILS ENGINEER TO VERIFY STABILITY. 3. ALL EXISTING BITUMINOUS OR CONCRETE EDGES, WHICH WILL ABUT NEW BITUMINOUS OR CONCRETE SURFACING SHALL BE SAWCUT TO OBTAIN A VERTICAL EDGE. 4. EXPANSION JOINTS SHALL BE PLACED AT ALL LOCATIONS WHERE NEW CONCRETE ABUTS EXISTING CONCRETE, AND AT ALL LOCATIONS WHERE SEPARATE CONCRETE POURS ABUT EACH OTHER. 5. CONCRETE PAVEMENT OR APRONS, WHICH ABUT DOORWAY OPENINGS SHALL BE TIED TO THE FLOOR SLAB WITH #4 BARS ALONG THE ENTIRE WIDTH OF THE DOORWAY. SEE DETAIL ON SHEET C3. 6. SEE SHEET Cl FOR SPECIFICATIONS REGARDING THE CONSTRUCTION OF PAVEMENTS, AND CURB AND GUTTER. 12" X 0" A80 STANDARD UNIVERSAL ACCESSIBLE PARKING SIGN WITH 2-3/8" / CADMIUM DOLTS, NUTS AND LOCKS. THIS SIGN TYPICAL AT EACH ACCESSIBLE PARKING SPACE. T LOCATE 'NO PARKNG" SIGN AT I1EAD OF ACCE55 AISLE. r a3 ~ STANDARD "VAN -ACCESSIBLE' 56N REQURED AT VAN-ACCESSBLE PARKING STALLS ONLY. 2" DIA GALVANIZED i STEEL POSTr PAINTED FINISHED GRADE O woo PSI CONCRETE NOTE: ACCESSIBLE PARKING SIGN SHALL ` CONFORM WITH CURRENT STATE AND LOCAL CODES AND REGULATIONS. in I'-4' LOCATE A MAXIMUM OF 6-0" FROM THE "READ" OF THE STALL. LEVEL OF PARKING SURFACE ACCESSIBLE 51GN PETAII, NTS 10" DIAMETER LINES 5" WIDE PROVIDE WHITE PANTED SYMBOL AT EACH ACC5551BLE PARKNG 5TAJ, CENTER SYMBOL, N 5TALL. AGGE5516LE 51'M30I. NTS CIVIL SHEET INDEX CS1............................................................................................................................................SITE PLAN Cl ...............................................................................................STANDARD NOTES & SPECIFICATIONS C2- C3.....................................................................................................................STANDARD DETAILS C4......................................................................................................DEMOLITION & REMOVALS PLAN C5..................................................................................................................................GRADING PLAN C6................................................................................................................SWPPP - STANDARD NOTES C7..............................................................................................................SWPPP - STANDARD DETAILS C8............................................................................................................................SWPPP - PLAN VIEW C9........................................................................................................................................UTILITY PLAN SITE PLAN I I I I 0 30 60 120 W U) CL O ° U °' o `O U) o Z c� C z O O� N U u U N O a) N N Q QD Z O N O N u p N �E} IL r, } N N ni N O N D CV U U O N `o (1)E 0) N t-a w m O 0 V O U 0,20 Z 6c�1) ILL] O 0 c\I co I..0 0_LL z � U N O I� � v U Q c Z W LL] O N ­ N co vJ � L J U cn � 06 N C Q VJ O r i (y) N (c)> LO z O 4-L'i 0 N ) T- U) U) w O w Lu O z w C � U w Lu cr) CV 0 N v) w 0 O o 0 o W O Q:� z — CV n UN J C� Lu w �0 LL J w IL m 0 0 V) 0:J �JZ J I w OU:E O wJ = Z �v v)� U(DQ ::D Lu z z0 i2o PROJECT NUMBER: 22015 , 7 SCALE: �cn Ln 1 ' =30' O N CSl OF 1 2E (22) .m 2E (23) Plant Legend Symbol Name Autumn Brilliance Serviceberry Autumn Joy Sedum Blue Jean Baby Blue Russian Sage Blue Star Juniper 4 Butterfly Weed ' Cat's Pajamas Nepeta Common Oak Sedge Dwarf Fountain Grass Gray Dogwood Gro Low Sumac Qty Container Svmbol Name M Container 1 2" Caliper Japanese Spirea 'Goldmound' 9 #2 Cont. r� 14 #1 Cont. 40 Karl Foerster Grass 40 #1 Cont. 13 #1 Cont. Little Lime Hydrangea 4 #2 Cont. 3 #2 Cont. May Night Salvia 4 #1 Cont. 6 #1 Cont. Narrow Leaf Bluestar 5 #1 Cont. 58 #1 Cont. Northern Acclaim Honeylocust 1 2" Caliper 10 #1 Cont. Parkland Pillar Birch 4 2" Caliper 9 #1 Cont. Sea Sea of Gold Juniper 4 #5 Cont. 8 #5 Cont. Tara Prairie Dropseed 10 #1 Cont. 12 #2 Cont. Taunton Spreading Yew 8 #5 Cont. Harvest Gold Linden 2 2" Caliper 2E (24) d N. No N. V 70. 0 0 . 0 . 2 0 . S� .`0 . 4 7 0 2 . 9 .0 2 . 2\ 71 . 4 70 . 9 70 . 7 70 . 5 '0 . 4 70 .3 0 . 2 0 . N%.1 \ d . . 0 0 . 0 '0 . 0 '0 . 0 '0 . 0 ` '0 .0 '0 . 0 '0 . 0 '0 . 0 '0 . 0 '0 . 0 '0 . 0 '0 . 0 '0 . 0 '0 . 0 '0 . 0 0 ♦ 0 . 3 0 . 5 0 .8 1 . 3 2 2 �. / 74 . 6" 2. 7 71 . 7 71 . 3 70 . 9 0 . 6 70 . 4 \ -003 0.2 0 . 1 0 . %so 0 . `► ' (0 70 . 0 70 . 0 70 . 0 70 . 0 70 . 0 70 . 0 70 . 0 70 . 0 �0 . 0 �0 . 0 �0 . 0 �0 . 0 1 O .! 0 . 3 0 . 5 3 . 6 4 9 2 2 . 7 '1 , 8 '1.3. 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W aJ .i a1 N 'O a m a a w o� m m ro c to ro G G a C H 3 v° ro ro G o a) G ro .N v rz o � ro ro U Ul twa A C N N N Y�, Yi N �+ +� E tr� C H O .H O O g H H a) G W a a a a C v m w N m H o b: -N O I w a~ N 0 0 8 H '0 A 8 H H ro U N sro, w N o- ro >v m o+,�w•o� a >+ a a) a1 H v N C C G U to w o 0 ro A a a ., c ro a -1 y a v m v v sro, " sue, w G w O N N q a m a E aa)i ."G aHi -H C >r G O -1 1ro- �ro a E> x 14 a v a .� 'O H> •o a w .G v ro o F a A N w o5 a o .Ci ro Q � 70 0 O C Cz N O LO N LO lie O m E N C cz - m CO N U (d Cz N Cz U) 0 LE -J w J >z_ O LL N Cz Q IL 0 t� 2E (25) Calculation Summary Label CalcType Units Avg _Max Min Avg/Min Max/Min Description PtSpcLr PtSpcTb Meter Type CalcPts_i Illuminance Fc 1.68 59.2 0.0 N.A. N.A. Readings Taken 0'-0' AFG 10 10 Horizontal ***LAYOUT AND BOM ARE SUBJECT TO APPROVAL Luminaire Schedule Symbol Qty Tag 21 C4 �J 9 C6 �34 W W 7 A E E V r— O V O J O .E J i X W Label Arrangement CDL4W-40W50D940 SINGLE CDL6W-40W50D940 SINGLE CDLED2W-20W-WWD99WGLE A22 @200W5000K SINGLE Lum. Lumens 3620 3363 1235 25995 Arr. Lum. Lumens LLF 3620 j 1.000 3363 1.000 1235 1.000 25995 1.000 Description CDL4W-40W50D940 CDL6W-40W50D940 CDLED2W-20W-WWD940 A22 @200W5000K Lum. Watts 35 34.6 21.1 200.5 Arr. Watts 35 34.6 21.1 200.5 Total Watts 735 311.4 717.4 1403.5 Filename rab04579 m od 904040 . i es rab04593 m od 904040 . i es rab04554mod94020. ies A22 @200W5000K_IESNA2002_NTCLR23110157MO C0 It Q0 T +,LnM = M O 00 OOMO1- 00 Ln 00 Cfl .�6(.6 0 4600000000000000 O 00CD0000 0 000 O 000000 0 00 O O i O I` It N N It It M N CM In f` OO T C4 T OO T OO T OO T OO T OO T OO T OO T OO T OO T OO W 00 T T T 0 M 0 000 0 M CY T M 000 00 00 00 M T T T T 00 T 00 T 00 T 0 C� 0 C� 0 C� 0 C� 0 C� 0 C� 0 C� 0 C� 0 C� O O O O O �C\11� O �oj N N O N O O I` I` N N N I` N I` N I` N O I` 00 N O T I` N O I` N O N H ~ 2 LO LO LO LO LO LO LO O O O O O O O O O O O O O O O O O O O O O O O N N N N N N N�������������� r r r r��� M M M M M N N N N�� M M M N M N N�r11_ N M� N� N N N N N Nrl-_ N ONLOIt M0CM0N1` TNCMI`Ln000M T'`TC0C'MI`C0LOLOCMCMCMItI`ItCMC4LOM00000ItNCDCM T00 MMTN00MMC0qql-NItMI`C0LOMT-MOOT I`LOI�MrItMONNC0MCfl000'0ll`TMOOItNCfl0000LOM TMT(0CM00 -MMr-00TI`N ItC4Nd� O N C4 CD C0 It LO M It M 0 LO LO N LO M N (D T CM T CM O C4 N N C4 I` It O LO N O N u^ ) � T CO Ln (D CO N T O M T T C) T (010) It CO T N I` I` 00 C4 ILO CO 00 't CO I` 0� I` It M O T M O N Cfl T M d7 Lo O T d) N d7 O M I` I` I` (0 M O 6N O 4 co, co, 0 co, Cfl T I` M d7 O N MC0 O qt 00 Cfl 00 M N �t I` MI` I` O d7 T 07 0� 0 00 't CO LO 0 M M M I` CD It N T 0 M I` C4 LO LO It It M N N T C4 N T I` C4 LO It M N 0 M M M I` It It M 0 C4 It It O O I` LO T T I` LO M f` T 66 6 4 T O O 6 00 I` I` >- M N N N T T N N N N N N N N N T T T T T T T T T T T T N N N T T T T T T N N N N N N N N T T T T T M 0 0 0 0 OO M W� I` � C0 CO C0 C0 Cfl C0 LO LO M LO 0NN1`LTONI`I`M(D co It MC41`I`c01` LONCOLnI`LOM COO- 00 MMMr-TNM 'It NMMCfl0 TMItMNLOCDNM COT I` LO CO N M T N LO 0 0 M� C4 �� N N 0 N 0 I` (0 Ln O N 0 00 00 CM I` N N C0 M N CM N LO 00 0 CO M M T Ln Q0 LO Ln LO 00 0 M M T� I` M T 00 N 00 00 0 Ln C4 (D T I` 00 T N Ln Ln ,I- N I` T CO CO O Ln I` CO I` N N N C0 CO LO It 0) I` 00 00 (0 O � M N I` N N 0) I` L0 It 0) 0) T C) (3) C) 00 d) C0 LO O 00 O Ln CO I` 0 Ln T "t CM CO CO I` T N LO LO LO N N T O d) N I` Cfl MCO00I`000O0�NO4MM6I`M' CD' O0TMOO'tTM� T 000� NO64T000L64LnLnLnI`NLnMLnmOMTI`I`OONN64O06 i�NMNMNMNM�MMNM�MMC�MC�MMNNCNNNMMNMMMMNNNN�It����It�ItM�N�NNMNMCY)NNNNNMCMNMCNMC�NMCN _�00M00C4 T P1 P1 P1 P1 P1 P1 P1 P1 P1 aaaaaaa����������������������������������������������������������������� O � Z E OTNM'tLnC41`0000TNMItLnC0I`0000TNM'tLnC41`0000TNM'tLnC41`0000TNMItLO(0r-0000TNMItLOC41`coM0T 0 JTNM L000I`OOd7TTTTTTTTTTNNNNNNNNNNMMMMMMMMMMItItItItItItItItItItLOLnLnLnLnLOLOLOLOLn0000C0C0C0C00000C0C0I`I` NOTES: * The light loss factor (LLF) is a product of many variables, only lamp lumen depreciation (LLD) has been applied to the calculated results unless otherwise noted. The LLD is the result (quotient) of mean lumens / initial lumens per lamp manufacturers' specifications. * Illumination values shown (in footcandles) are the predicted results for planes of calculation either to the plane of calculation. * The calculated results of this lighting simulation represent an anticipated prediction of system performance. Actual measured results may vary from the anticipated performance and are subject to means and methods which are beyond the control of the designer. * Mounting height determination is job site specific, our lighting simulations assume a mounting height (insertion point of the luminaire symbol) to be taken at the top of the symbol for ceiling mounted luminaires and at the bottom of the symbol for all other luminaire mounting configurations. * RAB Lighting Inc. luminaire and product designs are protected under U.S. and International intellectual property laws. horizontal, vertical or inclined as designated in the calculation summary. Meter orientation is normal Patents issued or pending apply. O 0 c U) c� CZ U 0 `- U w J Z_ 0 U- N 0 Q m w W H O � o 0 A � ro G N 1i W 100 'N H � .0 °' G U b, d S G 7 0 ro .H H U H ro g N ro A o v b v x v ro N 0 H C G a� 7 N ro E N .G i E C O N ,G w O N H a 0 3 4 U G 0+ U v av -0 -0 °twtl N w b' G U .WCNaw,0,HmroN�H -�tSG H O W Oav H-1. W rl G tS N tp .O N 'O 'd H 0 i-7 v ou�roaE"ms�,N� v o G 1 0 4 N ��w bt P G -� a NN J� N H a N N� ate+ H O W vN C 1 a H U N m a0 W ': m .N N G � .H ,., N H 'O N U O Ra :HP 00 C a -•i H 'd ,?i N a � ro G G a C H 3 v0 b ro G O N twtl A C N N N Yroi Yi N 0 tr� G H .0 D O� H N O G W [G C a a N C O C N G N T7 G .•�i O�� W w a� N O O O H a� rvi ro A U N >. m sroi w v o- ro�vmo+,�W•o�a ,a W N N v N C G G U ttl 14 A -H.i ro G N O N E O Z7 o o N `� H A yaJ T7 N C iT w a J� m avmuvsro,''Ns�,� W G N Otoil aHi ro N bt > ,G' , A 3 rl G a 'H O, bt ro> G a N R. E N .WC m UO C G O W 11� I I bt U ro- �ro a E N ro 0 > N O N a A G w 5 a o C ro It N 0 N LO O .1, 0 Q V) m � N Ln o m m E m O c� LL 0 c NN O Q O 0 N N O O T N CZ U E CZ C- LL 2E2) CDLI-40W-50D940-K Cylinders are a complete design solution. They are available in various sizes, mounting options, colors and beam angles, and suitable for indoor/outdoor use. Color: Matte black Technical Specifications Compliance LIL Listed: Suitable for wet locations IESNA LM-79 &Im-80 Testing: RAB LED luminaires and LED components have been tested by an independent laboratory in accordance with IESNAlm-79 andlm-80 Electrical Driver: Constant Current, Class 2, 120-277V, 50/60 Hz, 120V: 0.30A, 208V: 0.22A, 240V: 0.19A, 277V: 0.14A Dimming Driver: 0 - 10V (at 120-277V), TRIAC and ELV (at 120V only) THD: 12.7% at 120V, 19.7% at 277V Power Factor: 98.4% at 120V, 89.7% at 277V Weight: 9.6 Ibs Performance Project: Type: Prepared By: Date: Driver Info LED Info Type Constant Current Watts 40W 120V 0.30A Color Temp 4000K(Neutral) 208V 0.22A Color Accuracy 90 CRI 240V 0.19A R9 52 277V 0.14A L70 Lifespan 50,000 Hours Input Watts 34.6W Lumens 3,363 Im Efficacy 97.21m/W Lifespan: 50,000-Hour LED lifespan based on IES LM-80 results and TM-21 calculations LED Characteristics LEDs: Long -life, high -efficacy, surface -mount LEDs Color Stability: LED color temperature is warrantied to shift no more than 200K in color temperature over a 5-year period Construction Cold Weather Starting: The minimum starting temperature is -30°C (-22°F) Maximum Ambient Temperature: Suitable for use in up to 40°C (1047) Lens: Solite Glass Lens and Microprismatic Diffusion Lens Optical Reflector. Optics: Vacuum-metalized polycarbonate 50' Housing: Extruded aluminum Mounting: Wall direct/indirect light Gaskets: High -temperature silicone Green Technology - Mercury and UV free. RoHS-compliant components. Finish: Formulated for high durability and long-lasting color Other Warranty: RAB warrants that our LED products will be free from defects in materials and workmanship for a period of five (5) years from the date of delivery to the end user, including coverage of light output, color stability, driver performance and fixture finish. RAB's warranty is subject to all terms and conditions found at rabliahtina.com/warrantv. Buy American Act Compliance: RAB values USA manufacturing! Upon request, RAB may be able to manufacture this product to be compliant with the Buy American Act (BAA). Please contact customer service to request a quote for the product to be made BAA compliant. Need help? Tech help line: (888) 722-1000 Email: sales@rablighting.com Website: www.rablighting.com Copyright © 2023 RAB Lighting All Rights Reserved Note: Specifications are subject to change at anytime without notice Page 1 of 2 2E 27) CDLI-40W-50D940-K Dimensions 4T2 J11-0 sale Ixm ¢r-1b Hall 6.112 I1661 17-1H l63]J �0 6'DIRECT I INDIRECT Ordering Matrix Family Size Mounting CDLED 6 W Ell 2 = 2" WD= Wall Direct (Downlight) Only 4=4" WU= Wall Indirect (Uplight)Only 6=6" W=WallDirect/Indirect (Downlight/Uptight) S = Surface (Ceiling Mount) PC = Pendant Cord 48" Standard PS = Pendant Stem Features Sleek, contemporary, architectural -grade design Universal dimming driver (TRIAC, ELV and 0-10V) 50,000-Hour LED lifespan Wattage Optic CRI/Color Temp 40W I1-7IF 50D I 940 10W = 10W 20D = 20' 927 = 90 CRI, 2700K 20W = 20W 30D = 30' 930 = 90 CRI, 3000K 26W = 26W 40D = 40' 935 = 90 CRI, 3500K 40W = 40W 50D = 50' 940 = 90 CRI, 4000K 80D = 80' 950 = 90 CRI, 5000K WW=Wall Wash Finish FIF K W = Matte White K= Matte Black S = Matte Silver Z = Bronze Need help? Tech help line: (888) 722-1000 Email: sales@rablighting.com Website: www.rablighting.com Copyright © 2023 RAB Lighting All Rights Reserved Note: Specifications are subject to change at anytime without notice Page 2 of 2 2E (2f, / / \ \ °NF \ CB 17921.64 \ \ y o=9 .98 /h`\ �92 �J I I v(E)= 7 \ \ ST `90�20,6 / I ' °tiF \ BITUMINOUS BITUMINOUS PAVEMENT PAVEMENT STREET PATCH 6 J' �NFD 7 / %�_9 � 927 6E ye \ 978 _ C 97S -0 \ / \ \ \ ACONCRETE ° ,�. .. SIDEWALK OR APRON CITY TO IMPROVE WALNUT STREET. PROPOSED �6 / \ \ BLOCK 52 PROJECT DESIGN TO BE COORDINATED \ �\ � WITH WALNUT STREET IMPROVEMENTS DESIGN / T c . \ ° \ O� 21 / HF BITUMINOOU�S PAVEMENT STREET PATCH AJ'F�ER CITY STANDARDS PARKING CALCULATION / \ \ 7-RA CONCRETE DRIVEWAY AS ON -SITE PARKING = 105 SPACES / 0 \ M TCSH EXISTIN 4 / PER CITY STANDARDS\ OFF -SITE PARKING = 12 SPACES \ CURB & TTER O \ (PARALLEL PARKING ON BROADWAY) UG o � NEW B618 CURB &UTTER / \ oy \ cs^ • / AS PER CITY STANDARDS\ \ `� B612 CURB & \ \ MATCH EXISTING\ / \ GUT4R (TYP) O \ Uc \ 21 ` CURB & GUTTER MATCH EXISTING \� PAVEMENT (TYP) /P �2/ �� Aior \ ° U°. / / RETAINING WALL #2 15233 /Typ LENGTH_ 42 LF \ HEIGHT 0 TO 10' 4" / / \ ` , MATCH EXI/S G BITUMINOUS 14 / Ud CURB & GUTTER \ / PAVEMENT B61 ��URB & \ / RETAINING WALL #3 \ ITU N (TYP) / 6,0„ LENGTH = 100 LF / PAV MEN GUTTER (TYP) \ � ` �� HEIGHT 0 TO 4'-2" \C�p °y / (TYP) /�/ �.:% o B612 CURB & \ F s GUTTER TYP So / >> / URB & ° `a SIULWALK v'� TR �FORRSMER PAD /Type �`2 1 \ \ Q� 14 GUT YP) (TYP) �4♦i ,1 HANDICAP HANDICAP SIGNAGE \ SMH\ \9, / � o p emsSIGNAGE / Rlm=927.47 / _ /TY�° / o� � (TYP) ' A( / � g 0„. ` l . PROVIDE HANDICAP SP CE SIGNAGE S PER MN Ex. Building / / \ DA RAMPS W/ STATUTE 169.346 ($200 0 FINE) AN7THE N MUTCD 1 No. 155 GUTTERU(TYP N / /Ty/; a F° LNG (TYP) r2,. FFE=929. F'" d '� 0' / �xxqq 2. PROVIDE "NO PARKING" SIGNAGE HEAD �Elev: 931.Di' / / OF HANDICAP AC ESS AISLES, N MORE THAN o° \ \ /a �. 8-FT FROM THE HEAD OF THE AISLrS I / / , /Typ/ 0vV CC4' \ CONCRETE F° vn� / v / / /Aia SIDEWALK / �� ° °V v 0) yy RETAINING WALL #5 / �' - 1 / Nti� G v ((�\ LENGTH = 83 LF HANDICA °� �1 - J HEIGHT = 0 TO 1'-1 1/ / } ' / CONCRETE SI AGE a? ��° Lj� . (3) ONCRETE SMH _ / 4 SIDEWALK 13 / ° (TYP) ��4 ��c ST ♦ O / Rim=928.61 \ - d (TYP) ArDA RAMPS W/ \\ 1 Ingress and Inv=916.11 / / / HAND�CAP ANDING (TYP) g ess Easement f . STMH / so / ... / -0° SIGNAGE Rim=928.10 / / ` �, (TY� Ex. ltuilding o,, PROPOSED BOUILDING `/. ° .,`3 RETAINING WALL #6 \ ° /�- .°'�o LENGTH = 64 LF / O Inv= \ �. /0 113 — 61(2 CURB & \ ° GFE = 918.67 ° . c� HEIGHT = 0 TO V-6" / FFF 928.9 UTTER (TYP) / O 0 \ \ NEW CON�RETE SIDEWALK / ADA RAMPS W/ AS PER CITY &COUNTY LANDING (TYP) \ STANDAADS (TYP) ° \ a (3) CONCRETE • (3) ONCRETE / /C X. STEPS CS U 11 dln 6,9„ / 7EPS / MATCH EX�I G \ \ g CURB & GUTTER / dUF . ...... \ / / No. 101 / / 6-C/, ,{ �. A. FFE=929.0 / \ a.%1 ° CONCRETE—T 1` / s SIDEWALK A-\ , \� S(S` . \ \ TYP) / \ °�; RETAINING WALL #7 '.� 6:9, ���` a �� LENGTH_ 32 LF / N 618 CURB &GUTTER / UF, \ vsC \ )` HEIGHT= 0 TO 1' S" AS PER Y & COUNTY / STANDARDS', I,� / oQ� \Al PID: 155-218-001010 /T 0 NEW CONCRETE SIDEWALK / MATCH EXISTING s e / ,. ° a AS PER CITY & MNDOT / Fr e41, PAVEMENT (TYP) • \q \ / 12 °U�... �� ° d ./' D STANDARDS (TYP) BITUMINOUS PAVEMENT FEET40 , ��� <\\ F° ° < (2) CONCRETE / PATCH AS PER CITY STANDARDS ♦ \� F STEPS / \ \ -,`MATCH�N / OC \ �RB & GUTTER N W B'618 CURB & GUTTER Q� / AS PER CITT CCOUNTY STANDARDS BITUMINOUS PAVEMENTS T / PATCH AS PER CITY STANDARD Al MATCH EXISTING e�i'a��9s PAVEMENT (TYP) / roject BM: 05 N v' APPROXIMATE LOCATION OF FUTURE RADIUS / lev. 928.45 /dry (BASED ON CONCEPT DRAWING PROVIDED I BY CITY) I / NOTE: CONTRACTOR SHALL OBTAIN ALL / NECESSARY STATE AND COUNTY PERMITTING �25718 /P 12MATCH EXISTIN FOR WORK COMPLETED WITHIN STATE AND/OR ---,CURB & GUTTER COUNTY PUBLIC RIGHT-OF-WAY SMH Rim = 927.58 Rim= 927.4,3 / �Z \ Inv= 919.78E SURFACING NOTES: SUBGRADES SHALL BE SCARIFIED AND/OR COMPACTED AS NECESSARY TO ATTAIN THE REQUIRED COMPACTION DESCRIBED IN THE GENERAL NOTES (SHEET Cl). TEST ROLLING OF THE SUBGRADE SHALL BE OBSERVED BY A QUALIFIED GEOTECHNICAL ENGINEER OR TECHNICIAN. LOCATIONS EXHIBITING EXCESSIVE RUTTING (PER MNDOT SPEC. 21 1 1) SHALL BE REPAIRED TO THE SATISFACTION OF THE ENGINEER PRIOR TO THE PLACEMENT OF AGGREGATE BASE. COMPACTION TESTING IN UTILITY TRENCHES SHALL BE PERFORMED BY AN INDEPENDENT TESTING FIRM. 2. GRAVEL BASE COURSES SHALL BE ROLLED AND COMPACTED. TEST ROLLING OF THE GRAVEL BASE SHALL BE OBSERVED BY A SOILS ENGINEER TO VERIFY STABILITY. 3. ALL EXISTING BITUMINOUS OR CONCRETE EDGES, WHICH WILL ABUT NEW BITUMINOUS OR CONCRETE SURFACING SHALL BE SAWCUT TO OBTAIN A VERTICAL EDGE. 4. EXPANSION JOINTS SHALL BE PLACED AT ALL LOCATIONS WHERE NEW CONCRETE ABUTS EXISTING CONCRETE, AND AT ALL LOCATIONS WHERE SEPARATE CONCRETE POURS ABUT EACH OTHER. 5. CONCRETE PAVEMENT OR APRONS, WHICH ABUT DOORWAY OPENINGS SHALL BE TIED TO THE FLOOR SLAB WITH #4 BARS ALONG THE ENTIRE WIDTH OF THE DOORWAY. SEE DETAIL ON SHEET C3. 6. SEE SHEET Cl FOR SPECIFICATIONS REGARDING THE CONSTRUCTION OF PAVEMENTS, AND CURB AND GUTTER. f2" X 18" .050 STANDARD UNIVERSAL, AGGE551DLZ PARKING 51GN WrrH 2-3/5" / CADMIUM BOLTS, NUTS AND LOCKS. THIS 5167N TYPICAL AT EACH AGGE5515I.E PARKING SPACE. LOCATE -NO PARKING" SIGN AT Lb HEAD OF ACCESS AISLE. STANDARD 'VAN -ACCESSIBLE" SIGN 0' u- REQUIRED AT VAN-ACCE5516LZ PARKING STALLS ONLY. oz � N 2 DIA GALVANIZED STEEL P05T.-PAINTED FINISHED GRADE 3000 F51 CONCRETE NOTE: ACCE55151,E PARKING SIGN SHALL. i CONFORM WITH CURRENT STATE AND LOCAL CODES AND REGULATIONS. LOCATE A MAXIMUM OF 8'-0" FROM THE "HEAD" OF THE STALL. LEVEL OF PARKING SURFACE AGGE5515LZ SIGN PETAII, 0 NTS 5° / 10" DIAMETER Q N �r "' UNES 5" WDE 'ROYiDE WHITE PANTED SYMBOL AT EACH ACCE55bLE PARKING STALL., CENTER SYMBOL N STALL. AGGE551BI.E SYMBOL NTS CIVIL SHEET INDEX CS1............................................................................................................................................SITE PLAN Cl ...............................................................................................STANDARD NOTES & SPECIFICATIONS C2- C3.....................................................................................................................STANDARD DETAILS C4......................................................................................................DEMOLITION & REMOVALS PLAN C5..................................................................................................................................GRADING PLAN C6................................................................................................................SWPPP - STANDARD NOTES C7..............................................................................................................SWPPP - STANDARD DETAILS C8............................................................................................................................SWPPP - PLAN VIEW C9........................................................................................................................................UTILITY PLAN SITE PLAN I I I 0 30 60 I 120 O U U) O fir 0 O z z ` G J W d 01 N C7 0 z N O U J w IL N N N } O _c X U -x N x x O 0O � U ccoo 0 (J C co c N U-C U U) O U c O1 .N N C N N U N 1 O U Q O r VJ L i LO Ir Z 0 0 N = \ O O a) \i U lf T U) U) Z O CL E Ln w 0 Z F- O o wO Q:� Z N (y) v UN J vi� wU F- W 3� OLU J w LL F_ 0 0 a_JZ W �Z N I W -� U 06 o OF— LLU W = Z 0!�v U 0 < Lu Z ::D 1120 z0 PROJECT NUMBER: 22015 SCALE: Ln 1 "=30' O N CS 1 OF 1 2E (29 / \ CB / �—Ri=921.64 In (NW)=9 .98 v(E)=91 7 \ \�J\9Z869 o \ \ \ / 0) '.'.'.'\ 0 (O / \ \\ AE 2 S'o\ \ CH ,a / 1 QD'%/2s 7/0/2lP %2 NAH \ / 152JJ 2 ' EDGING, TykAL SGM OC MUL H, T PIC / RO K LCH, YPICAL \ 3 O / C S 412 r / e �\ yd n , / / / / yA /-0, / / V Ex. Building PPB �i �ry°` d.' ' / FFE=929.7 NAH / / e a •: ' • S ,5\ O �ry �• � '` , 4 / �l IV �•.. p a.� ;, 0. �0���ry /..�::. .. S 64° 9 40 ROCK MULCH, TYPICAL - ` SMH Rim=928.61 In v= 916.1 STMH 44 Rim=928.10 Inv= I / / / / / / / / Q�h'` N �'d • �� / ...... SGM HGL . / \ 4 �\ a� , • ' 4 9J/\�/` / �' .mod .. \ KSO ./ 0) N U RETAINING WALL PER CIVIL O / ? PLANS Ex. BuNo. 155 ilding / + d Reference BM: — FFE=929. ROCK M LCH, TYPICAL ° :f \ :::ate • '� Elev. 931.01 / ILI\ d EDGING TYPICAL HGL 1 : RC 1 / Nor X J v� V / / C �b / VH / / / 10 / a / o� O d / R / x 4' TREE GRATE, TYPICAL / / 5 •* HGL / \ p , :Q...:.A. V 4. •d �� \ / o� / •' d ,d • \ \ / / PID: 155 218 001010 011 VA Pro le BM: ..�� Dry E/ev.• 92 5' O \ \ .y� / \ EX StREET TRrEE TO RE AIN I / /P %2. 5718 \ SMH Rim=927.58 STMH V \ = 927.43 ` \ In v= . 78f PLANT LEGEND SYM TREE w r AE Acolade Elm (Ulmus'Morton') wNHE New Horizon Elm (Ulmus'New Horizon') 0 Q SGM Sienna Glen Maple (Ater x freemanii 'Sienna') U) HGL Harvest Gold Linden (Tila x mongolica'Harvest Gold') NAH Northern Acclaim Honeylocust (Gleditsia tricanthos var. inermis "Harve') CH Common Hackberry (Celtis occidentalis) KSO Kindred Spirit Oak (Querscus x 'Nadler') PPB First Editions Parkland Pillar Birch (Betula platyphylla "Jefpark') SYM SHRUB U) m RC Russian Cypress (Microbata decussata) 2 U) SYM PERENNIAL Q VH Varigated Hosta (Hosta undulata) Z z FRG Feather Reed Grass (Calamagrostis acutiflora 'Karl Foerster') u W a ........... ........... ........... .......... .......... ........... ........... ........... ........... ........... ........... SOD SIZE MATURE H x W QUANTITY 2" CALIPER 70' x 40-50' 2 2" CALIPER 40-50' x 20-30' 3 2" CALIPER 60 x 40' 4 2" CALIPER 40-50' x 20' 4 2" CALIPER 35-45' x 30-35' 6 2" CALIPER 50-75' x 50' 1 2" CALIPER 35' x 6' 5 2" CALIPER 40' x 6-7' 4 SIZE MATURE H x W QUANTITY #2 CONTAINER 12" x 34 21 SIZE #1 CONT #1 CONT MATURE H x W QUANTITY V x 2.5' 18 4-5'x 2-3' 11 PLANTING NOTES 1. THESE NOTES ARE FOR GENERAL REFERENCE IN CONJUNCTION WITH, AND AS A SUPPLEMENT TO THE WRITTEN SPECIFICATIONS, DETAILS, ADDENDA AND CHANGE ORDERS ASSOCIATED WITH THE CONTRACT DOCUMENTS. 2. CONTRACTOR SHALL COORDINATE ALL WORK WITH OTHER TRADES PRIOR TO INSTALLATION. 3. CONTRACTOR SHALL BECOME FAMILIAR WITH THE LOCATION OF ALL EXISTING AND FUTURE UNDERGROUND SERVICES AND IMPROVEMENTS WHICH MAY CONFLICT WITH WORK TO BE DONE. 4. CONTRACTOR SHALL LAY OUT PLANT MATERIAL PER PLAN AND FACE TO GIVE BEST APPEARANCE OR RELATION TO ADJACENT PLANTS, STRUCTURES OR VIEWS. 5. ALL NEWLY PLANTED MATERIAL SHALL BE THOROUGHLY SOAKED WITH WATER WITHIN 3 HOURS OF PLANTING. 6. THIRTY DAYS AFTER PLANTING, CONTRACTOR SHALL RE -STAKE AND STRAIGHTEN TREES AS NECESSARY. 7. CONTRACTOR SHALL THOROUGHLY LOOSEN ANY COMPACTED SUBGRADES PRIOR TO PLACING TOPSOIL, TO A MINIMUM DEPTH OF 6". 8. ALL PLANTING BEDS, ARE TO RECEIVE 2" DEPTH, CLEAN, WASHED, 4" DRESSER TRAP ROCK OVER A 5 OZ. WOVEN LANDSCAPE WEED -BARRIER FABRIC. SUBMIT SAMPLE OF MULCH AND LANDSCAPE FABRIC FOR APPROVAL. 9. ALL PLANTS TO RECEIVE 3" DEPTH SHREDDED CEDAR MULCH IN LAWN AND ROCK MULCH PLANTING BEDS AS INDICATED BELOW; A. TREES- 5' DIAMETER B. SHRUBS - 2' DIAMETER C. PERENNIALS - 18" DIAMETER 12. CONTRACTOR SHALL MAINTAIN PLANTING BEDS AND LAWN AREAS FOR A PERIOD OF 1-YEAR) UPON COMPLETION OF PLANTING OPERATIONS. MAINTENANCE TO INCLUDE WEEDING, HAND WATERING, MOWING, MULCH REPLACEMENT, EROSION REPAIR, PLANT REPLACEMENT, FERTILIZING AND AS ADDITIONALLY REQUIRED OR NECESSARY. 13. CONTRACTOR SHALL IMPORT ADDITIONAL CLEAN, NATIVE, SHREDDED TOPSOIL, AS REQUIRED TO FINE GRADE SMOOTH AND EVEN GRADING PRIOR TO SEEDING AND SHRUB BED PREPARATION. TOPSOIL TO, FREE OF WEEDS, RHIZONES, ROCKS, STICKS, CONCRETE, CONSTRUCTION MATERIALS AND OTHER DELETERIOUS MATERIAL. 14. EDGING TO BE COMMERCIAL GRADE, PVC EDGING, INSTALL SMOOTH AND UNIFORM AND PER MANUFACTURER'S RECOMMENDATIONS. 15. CONTRACTOR TO WARRANTY ALL PLANT MATERIAL FOR 1-YEAR FROM COMPLETION OF PLANTING. REPLACE PLANT MATERIAL THAT IS DEAD OR HAS 50% OR MORE OF CANOPY NOT LEAFED OUT. PLANTING PLAN ZU N N N J O C J W U 0 w�Z 2 JL"0 Q L m i Z �n � z L Q a � aZNCf)� O M =W� Ln C N J N � V (0 00 o BTU Z M LL w o � N M CC)N Z w (D a LL -C ZU N w O V C Z� .N w w C N � N U) J uQi s= Q V) i CM LO OC Z C\ � 3 N O N � 07 07 z O IL U V) w 0 Z F- 0 0 cn W O z CV c1 U� LU w �0 J LU LU C w F_ 00F_ cn CILJZ w Jww OU� 06 O wJ I Z �v z � C0 ZO E_:2 PROJECT NUMBER: 22015 NL SCALE: 1 "=30' L1 OF 3 2E (30 PLANTS PART 1 - GENERAL 1.01 RELATED DOCUMENTS A. Drawings and general provisions of Contract, including General and Supplementary Conditions and Division-1 Specifications sections, apply to work of this section. B. The following items of related work are specified and included in other sections of these Specifications: SECTION 31 22 19FINISH GRADING (SITE WORK)SECTION 31 23 13SUBGRADE PREPARATION (SITE WORK) 1.02 SUMMARY A. Extent of landscape development work is shown on drawings and in schedules. Development work is to include furnishing and installing all components shown on plans, details and as described in the specifications for plantings, lawns, soil conditioning, accessories, etc. B. Sub -grade Elevations: Excavation, filling and grading required to establish elevations shown on drawings are not specified in this section. Refer to earthwork sections. 1.03 PERFORMANCE REQUIREMENTS A. Subcontract planting work to a single firm specializing in planting work with a minimum of 3 years planting experience. B. General: Ship plant materials with certificates of inspection required by governing authorities. Comply with regulations applicable to plant materials. C. Do not make substitutions. If specified plant material is not obtainable, submit proof of non -availability to Architect, together, with proposal for use of equivalent material. D. Analysis and Standards: Package standard products with manufacturer's certified analysis. For other materials, provide analysis by recognized laboratory made in accordance with methods established by the Association of Official Agriculture Chemists, where applicable. E. Trees, Shrubs and Plants: Provide trees, shrubs and plants of quantity, size, genus, species and variety shown and scheduled for landscape work and complying with recommendations and requirements of ANSI Z60.1 "American Standards for Nursery Stock". Provide healthy, vigorous stock, grown in recognized nursery in accordance with good horticultural practice and free of disease, insects, eggs, larvae and defects such as knots, sun -scald, injuries, abrasions, or disfigurement. F. Label at least one tree and one shrub of each variety with a securely attached waterproof tag bearing legible designation of botanical and common name. G. Inspection: The Landscape Architect may inspect trees and shrubs either at place of growth or at site before planting, for compliance with requirements for genus, species, variety, size and quality. Landscape Architect retains right to further inspect trees and shrubs for size and condition of balls and root systems, insects, injuries and latent defects, and to reject unsatisfactory or defective material at any time during progress of work. Remove rejected trees or shrubs immediately from project site. 1.04 SUBMITTALS A. Certification: Submit certificates of inspection as required by governmental authorities. Submit manufacturers or vendors certified analysis for soil amendments and fertilizer materials. Submit other data substantiating that materials comply with specified requirements. B. Certification of Grass Seed: From seed vendor for each grass -seed mono -stand or mixture stating the botanical and common name and percentage by weight of each species and variety, and percentage of purity, germination, and weed seed. Include the year of production and date of packaging. Certification of each seed mixture for turfgrass seeded areas, identifying source, including name and telephone number of supplier. C. Maintenance Instructions: Recommend procedures to Owner for maintenance of lawns during a calendar year. Submit before expiration of required maintenance periods. D. Submit to the Owner, samples of topsoil, wood mulch, rock mulch, and edging to be used in the construction of the project. Do not order, ship or install any materials, until samples have been approved. 1.05 DELIVERY, STORAGE AND HANDLING A. Packaged Materials: Deliver packaged materials in containers showing weight, analysis and name of manufacturer. Protect materials from deterioration during delivery, and while stored at site. B. Do not remove container -grown stock from containers until planting time. 1.06 JOB CONDITIONS A. Proceed with and complete landscape work as rapidly as portions of site become available, working within seasonal limitations for each kind of landscape work required. B. Utilities: Determine location of underground utilities and perform work in a manner, which will avoid possible damage. Hand excavate, as required. Maintain grade stakes set by others until removal is mutually agreed upon by parties concerned. C. Excavation: When conditions detrimental to plant growth are encountered, such as rubble fill, adverse drainage conditions, or obstructions, notify Architect before planting. D. Coordination with Lawns: Plant trees and shrubs after final grades are established and prior to planting of lawns, unless otherwise acceptable to Landscape Architect. If planting of trees and shrubs occurs after lawn work, protect lawn areas and promptly repair damage to lawns resulting from planting operations. 1.07 SPECIAL PROJECT WARRANTY A. Warranty trees, shrubs, perennials and lawns, for a period of one year after date of substantial completion, against defects including death and unsatisfactory growth, except for defects resulting from neglect by Owner, abuse by others, or unusual phenomena or incidents which are beyond the Landscape Installer's control. B. Remove and replace trees, shrubs, or other plants found to be dead or in unhealthy condition during warranty period. C. Another inspection will be conducted at end of extended warranty period, if any, to determine acceptance or rejection. Only one replacement (per tree, shrub or plant) will be required at end of warranty period, except for losses or replacements due to failure to comply with specified requirements. PART 2 - PRODUCTS 2.01 TOPSOIL A. Import topsoil as required to complete the landscape work. It is the Landscape installer's responsibility to verify all quantities. B. Imported Topsoil shall be natural loam, which is fertile, friable, surface soil, reasonably free of subsoil, clay lumps, brush, weeds, rhizomes, litter, roots, stumps, stones larger than 1 '/2" in any dimension, and other extraneous or toxic matter harmful to plant growth. Raw field topsoil is not permissible. Topsoil found to be unsuitable will be removed and replaced by the Contractor at no additional cost to the Owner. C. Obtain topsoil from local sources or from areas having similar soil characteristics to that found at project site. Obtain topsoil only from naturally, well -drained sites where topsoil occurs in a depth of not less than 4"; do not obtain from bogs or marshes. 2.02 SOIL AMEDMENTS A. Organic Soil Amendment: Organic, nitrogen stabilized mulch free from deleterious materials and suitable for trees, shrubs or plants and consisting of shredded or ground bark or other well -composted, nitrogen stabilized material with no particles exceeding 3/8" in diameter. B. Commercial Fertilizer: Complete fertilizer of neutral character, with some elements derived from organic sources and containing the following percentages of available plant nutrients: C. For trees and shrub beds, provide fertilizer of approximately 5% total nitrogen, 10% available phosphoric acid and 5% soluble potash. Verify final NPK mix from soils fertility analysis recommendations. D. For lawns, provide fertilizer with percentage of nitrogen required to provide not less than 1 lb. of actual nitrogen per 1,000 sq. ft. of lawn area and not less than 4% phosphoric acid and 2% potassium. Provide nitrogen to a form that will be available to lawn during initial period of growth; at least 50% of nitrogen to be organic form. Verify final NPK mix from soils fertility analysis recommendations. 2.03 HERBICIDES A. Pre -emergent: Provide a mixture with active ingredients consisting of a "a-a-a-trifluoro-2, 6-dinito-n, n-dipropyl-p-toluidine" (1.75% of total mixture) and inactive ingredients (98.25% of total mixture). Manufacturer: "Green Gold" by Lebanon Chemical Corp. or equal. B. Other: All other herbicides shall be approved by the Architect prior to use. 2.04 ROCK MULCH TOP DRESSING: A. Rock mulch to be as indicated in notes and details over a commercial grade, 5 oz., woven landscape weed barrier fabric designed for use in landscape applications. Mulch to be washed clean and free of fines, dirt and other debris. Rock mulch installed with fines, dirt or debris will be removed and replaced by Contractor at no additional cost to Owner. B. Boulders (if applicable) to be locally available granite boulders. Sizes shown on plans are minimum dimensions. 2.05 WOOD MULCH TOP DRESSING A. Wood mulch top dressing shall be 3-inch depth, organic shredded cedar free of deleterious materials, nitrogen stabilized and suitable for top -dressing of trees, shrubs and groundcovers. Trees in lawn areas to have 4" depth by 5 ft. diameter wood mulch. Ensure that there is no lawn within the 5 ft. mulch diameter. Submit sample of wood landscape mulch topdressing and fabric to Landscape Architect for approval. Pebble type bark is not acceptable. Add mulch at end of maintenance period to re-establish 4-inch depth of mulch, where mulch has settled. 2.06 PLANT MATERIALS A. Provide trees, shrubs, and other plants of size, genus, species and variety shown and scheduled for landscape work and complying with recommendations and requirements of ANSI Z60.1 "American Standard for Nursery Stock". 2.07 GRASS MATERIALS A. Sod: Provide strongly rooted sod, not less than 2 years old and free of weeds and undesirable native grasses and machine cut to pad thickness of 3/4" (+1/4"), excluding top growth and thatch. Provide only sod capable of vigorous growth and development when planted (viable, not dormant). B. Provide sod of uniform pad sizes and maximum 5% deviation in either length or width. Broken pads or pads with uneven ends will not be acceptable. Sod pads incapable of supporting their own weight when suspended vertically with a firm grasp on upper 10% of pad will be rejected. C. Provide mineral based sod, which is hardy to the region and is composed principally of the following, (peat based sod is unacceptable): Kentucky Bluegrass (Poa pratensis) var. D. Hydro -mulch (if applicable): The hydro mulch shall be a mixture of wood cellulose fiber, water and a tackifier as per the manufacturer's recommendations to provide adherence to the soil. Products to be manufactured and as commercially available specifically for hydro -mulch application. E. Hydro -mulch Grass Seed (if applicable): Seed of grass species as follows, with not less than 95 percent germination, not less than 85 percent pure seed, and not more than 0.5 percent weed seed: 1. 60% of seed mix to be Bluegrass Species: three cultivars in equal amounts such as New Glade, Award, New Chip, Royce, Champlain or Blue Stone. 2. 30% of seed mix to be Perennial Rye Species: two species in equal amounts such as Grand Slam and Stellar. 3. 10% of seed mix to be Creeping Red Fescue: 2.08 MISCELLANEOUS LANDSCAPE MATERIALS A. Edging: Edging to be commercial grade pre -cast concrete 'Bullet' style edging is to be installed as recommended by manufacturer and as indicated in details. B. Weed Barrier Fabric: Provide black polypropylene sheet 27 mils thick, 5 oz./sq. yd., grab tensile strength per ASTM D-4632; 90LB 9machine direction) 50 lbs. (cross machine direction). Provide "DeWitt" or approved equal. 2.09 OTHER MATERIALS: A. Provide all other material as required to complete the landscape planting as shown on the drawings, details and as specified herein. B. All materials shall be new, first quality and approved by the Architect. PART 3 - EXECUTION 3.01 PREPARATION A. Preparation of Sub -Grade; 1. Thoroughly till compacted sub -grade to allow proper root development for the plant material. Till in two directions until subsoil is loosened sufficiently and large lumps are removed. Roll sub -grade sufficient to eliminate settling while maintaining a suitable sub -grade for plant material roots to penetrate. 2. Clean exposed subgrade of roots, plants, sod, trash, stones over 1-1/2" in diameter, clay lumps, discarded construction materials, and other extraneous materials harmful or toxic to plant growth. 3. Install topsoil to finish grades as indicated on grading plans and specifications. Eliminate uneven, low or high areas to achieve a smooth and uniform grade. Ensure positive drainage away from buildings and towards drainage structures. 4. Mix specified organic soil amendments and fertilizers with topsoil at rates specified. Delay mixing fertilizer if planting will not follow placing of planting soil within a few days. Spread organic soil amendment at a rate of 2 cubic yards per 1,000 sf to be planted. Spread fertilizer at the rate of 20 lbs. per 1,000 sq. ft. Thoroughly mix organic soil amendment and fertilizer into top 4" of soil. B. Preparation of Unchanged Grades: 1. Where lawns and plants are to be planted in areas that have not been altered or disturbed by excavating, grading, or stripping operations, prepare soil for as follows: Strip existing vegetative matter, till to a depth of not less than 6"; apply organic soil amendments at the rate of 2 cubic yards per 1,000 sf and initial fertilizers as specified; remove high areas and fill in depressions; till soil to a homogeneous mixture of fine texture, free of lumps, clods, stones, roots and other extraneous matter. 2. Apply specified commercial fertilizer and organic soil amendment at rates specified and thoroughly mix into upper 4" of topsoil. Delay application of fertilizer if planting will not follow within a few days. 3. Fine grade lawn areas to smooth, even surface with loose, uniformly fine texture. Roll, rake and drag lawn areas, remove ridges and fill depressions, as required to meet finish grades. Limit fine grading to areas, which can be planted immediately after grading. 4. Moisten prepared lawn areas before planting if soil is dry. Water thoroughly and allow surface moisture to dry before planting lawns. Do not create a muddy soil condition. 5. Restore planting and lawn areas to specified condition if eroded or otherwise disturbed after fine grading and prior to planting. C. Preparation of Lawn Areas: 1. Fine grade lawn areas as necessary to establish smooth and uniform grades. Ensure positive and even drainage to drainage structures, swales, detention areas and ponds as applicable. Remove any debris encountered as necessary. Prepare soil for as follows: Strip existing vegetative matter; remove high areas and fill in depressions; till soil to a homogeneous mixture of fine texture, free of lumps, clods, stones, roots and other extraneous matter. 2. Apply specified commercial fertilizers specified and thoroughly mix into topsoil. Delay application of fertilizer if planting will not follow within a few days. 3. Fine grade lawn areas to smooth, even surface with loose, uniformly fine texture. Roll, rake and drag lawn areas, remove ridges and fill depressions, as required to meet finish grades. Limit fine grading to areas, which can be planted immediately after grading. 4. Moisten prepared lawn areas before planting if soil is dry. Water thoroughly and allow surface moisture to dry before planting lawns. Do not create a muddy soil condition. 5. Restore planting and lawn areas to specified condition if eroded or otherwise disturbed after fine grading and prior to planting. D. Layout individual tree and shrub locations and areas for multiple plantings. Stake locations and outline areas and secure Landscape Architect's acceptance before start of planting work. Make minor adjustments as may be requested. Ensure drainage is away from buildings and structures at 2% minimum slope. E. Excavation for Trees and Shrubs: 1. Excavate pits with vertical sides and with bottom of excavation slightly raised at center to provide proper drainage. Loosen hard subsoil in bottom of excavation. Scarify sides of pit. Pit width to be a minimum of twice the diameter of the root ball or as indicated on details, whichever is greater. 2. Thoroughly moisten excavations for trees and shrubs with water and allow to percolate out before planting. 3.02 PLANTING A. Planting Trees, Shrubs and Perennials: 1. Layout: Coordinate layout of plants with the Landscape Architect for inspection and approval prior to planting. 2. Container Removal: Remove containers with proper tools being careful to keep rootball intact. 3. Set plant material in pit as shown on details. Set plumb and faced for best appearance. Set crown level or slightly above surrounding grade, or as indicated on details, after settlement. Trees and shrubs will be inspected for proper planting depth. Plants found to be planted at improper depths as determined by Landscape Architect will be raised (or lowered) by the Contractor to the proper depths. Remove advantageous roots that have grown above the trees flare roots. Expose the flare root as necessary. Plant trees with flare roots exposed at or slightly above the adjacent grade. 4. Backfilling: Surface amended soil will be suitable for placement as top 12 inches around sides of root -ball. Backfill below this depth should not contain organic soil amendment and can be comprised of un-amended, pulverized soil. 5. Neatly trim all broken and frayed roots. Flood plant pit when half back -filled and allow to drain. Complete back -filling. Tamp as necessary but do not over compact. 6. Watering: Thoroughly water plants immediately after planting and construct water basin per details. Water all plants for the first growing season as required to promote establishment. Note that there is no irrigation system. The Contractor will be required to make accommodations to hand water. 7. Pre -Emergent Herbicides: Apply granular herbicides at the rates and as recommended by the manufacturer. Do not apply pre -emergent herbicides where seeding will be done. If weeds appear in treated areas during the first year, landscaper shall return to remove all weeds at no cost to Owner. 8. Weed Barrier Fabric: Apply to planting beds below mulch. 9. Mulch Pits and Planted Areas: Provide not less than 3" thickness of mulch in tree pits and shrub planting beds and 2" depth in perennial beds. Keep mulch material away from base of trees, shrubs and perennials. 10. Prune: Thin out and shape trees and shrubs in accordance with standard horticulture practice. Prune trees to retain required height and spread. Unless otherwise directed by Landscape Architect, do not cut tree leaders, and remove only injured or dead branches from flowering trees, if any. Prune shrubs to retain natural character, do not shear plants. 11. Stake trees immediately after planting, as shown in details. Imbed stakes a minimum of 18" into undisturbed subsoil. Loop strap around trunk and tie to stake. Strap as shown on details. B. Sodding New Lawns 1. Lay sod within 24 hours from time of stripping. Do not plant dormant sod or if ground is frozen. 2. Lay sod to form a solid mass with tightly fitted joints. Butt ends and sides of sod strips; do not overlap. Stagger strips to offset joints in adjacent courses. Work from boards to avoid damage to sub -grade or sod. Tamp or roll lightly to ensure contact with sub -grade. Work sifted soil into minor cracks between pieces of sod; remove excess to avoid smothering of adjacent grass. 3. Water sod thoroughly with a fine spray immediately after planting. 4. Water lawn until sod is firmly rooted and established. Note that there is no irrigation system and the contractor will be required to make accommodations to hand water all lawn areas. C. Hydro -Seeding New Lawns (if applicable): 1. If vegetation exists on the seed bed areas 10 days prior to seeding it should be sprayed with a Glyphosate herbicide (Roundup or Ranger) following label directions. Remove any vegetation that will inhibit direct contact of the seed to the soil. 2. Ensure areas to be seeded are smooth, even with loose uniformly fine texture. Roll, rake and drag seeding areas to remove ridges and fill depressions as required to meet finish grades. 3. Apply lawn grass seed at the rate of 5 pounds per 1,000 s.f. 4. Install seed by method of a mechanical drill or broadcast followed by incorporation by hand raking or with a tractor drawn spike -tooth harrow. Roll seeded areas with a drum roller to ensure good seed contact with the soil. 5. Hydro -mulch at a rate of 2,000 lbs. per acre. Cover 100% of the seeded areas and avoid over -spray onto pavement and structures. Wash over -spray off of buildings. 6. Re -seed grass areas larger than 1 sq. ft. showing root growth failure, deterioration, bare or thin spots, or otherwise not having a uniform stand of grass. 7. Restore pavement, grassed areas, planted areas, and structures damaged during execution of work for this section. 3.03 MAINTENANCE A. Begin maintenance immediately after planting. Maintenance period will begin upon final completion of all planting areas with a written notice from the landscape installer to the Landscape Architect indicating substantial completion. Maintenance period days will be counted from May 15 to October 15. B. Areas to be maintained are to include those areas installed as a part of this contract. C. Maintain and Warranty trees, shrubs, lawns and other plants until final acceptance or as noted on plans, but in no case less than the following period: 1-YEAR after substantial completion of planting for general maintenance and watering for length of time as required for establishment D. Maintain trees, shrubs and other plants by pruning, cultivating, weeding, watering and as required for healthy growth. Restore planting saucers. Tighten and repair stake supports and reset trees and shrubs to proper grades or vertical position as required. Apply pesticides only as required to keep trees and shrubs free of insects and disease. Adjust watering as weather dictates for optimum plant establishment. Do not over -water plantings. E. Maintain lawns by watering, fertilizing, weeding, watering (hand watering as required), weekly mowing, trimming, and other operations such as rolling, re -grading and replanting as required to establish a smooth acceptable lawn, free of eroded or bare areas. Adjust watering as weather dictates for optimum lawn establishment. The contractor must periodically water by hand or truck as necessary to facilitate establishment. F. Immediately replace all unhealthy or dead plant materials found during the 1-year warranty period. 3.04 CLEANUP AND PROTECTION A. During planting work, keep pavements clean and work area in an orderly condition. B. Protect planting work and materials from damage due to planting operations, operations by other contractors and trades and trespassers. Maintain protection during installation and maintenance periods. Treat, repair or replace damaged planting work as directed. 3.05 SATISFACTORY LAWNS A. Satisfactory Lawn: A healthy, well -rooted, even -colored, viable lawn has been established, free of weeds, open joints, bare areas, and surface irregularities. B. Repair areas that erode before lawn establishes. Replace lost topsoil, grade even, reseed and re-hydromulch as necessary. C. Reestablish lawns that do not comply with requirements and continue maintenance until lawns are satisfactory. 3.06 INSPECTION AND ACCEPTANCE A. When planting work is completed, including maintenance, Landscape Architect will, upon request, make an inspection to determine acceptability. B. Where inspected planting work does not comply with requirements, replace rejected work and continue specified maintenance until re -inspected by Landscape Architect and found acceptable. Remove rejected plants and materials promptly from project site. PLANTING SPECIFICATIONS Z O w 0' ZU N N 6 J O C J W C 0 Z. W � armE U0 Z oQ LA�Z Q a rn Z <O M U, C N W m J N � V Z_ 0. WZ W CD Z (n (D w ZO Ww N �- co Z)06 Z �U^^ VJ Z O IL U V) w 0 w F_ Q 0 O Z U c-4 L() Lu I- 0 LU C m 00F_ Z N W LL1 JUG O = Z UQQ m < Q PROJECT NUMBER: 22015 SCALE (000o 0 T U M (y) 2! CO co @j o Q0 m M 0�0 N 4- a ri -C U m c m Q m r In CM a� LO Cl Z +-�� :3 N = O Cn N a) � :3 /W T ^ ^ CV M F_ V) w F_ w w F_ cn w Z 0 0 wJ w U FLU � � Z ZO E_ :2 L2 OF 3 2E (31) 6 3 2 9 [A RHET ARCHITECTURE 0 A 0 FBI E M m BLOCK 52 MIXED USE MONTICELLO, MN GENERAL CONTRACTOR: BUCHHOLZ CONSTRUCTION ATTN: JOSH THIESCHAFER PHONE:(320) 980-5600 EMAIL: buchpropmn@gmail.com ARCHITECT: RHET ARCHITECTURE ATTN: RHET FISKNESS, AIA ADDRESS: 27 11th ST. N. FARGO, ND 58102 PHONE: (701) 715-8232 EMAIL: rhet@rhet-arch.com WEB: WWW.RHET-ARCH.COM CIVIL ENGINEER: SCHULTZ ENGINEERING & SITE DESIGN ATTN: BRIAN SCHULTZ ADDRESS: 18 S. RIVERSIDE AVE. SUITE 320 SARTELL, MN 56377 PHONE: (320) 339-0669 EMAIL: schultzeng@live.com WEB: WWW.SCHULTZENGDESIGN.COM RENDERING FOR ARTISTIC PURPOSES. NOT FOR CONSTRUCTION. STRUCTURAL ENGINEER: SANDMAN STRUCTURAL ENGINEERS ATTN: NATHAN HOFFMAN ADDRESS: 1587 30th AVE. S. MOORHEAD, MN 56560 PHONE: (701) 793-0804 EMAIL: nathan.hoffmann@sandmanse.com WEB: https://www.sandmanse.com/ DRAWING INDEX: ARCHITECTURE Al COVER SHEET A001 CODE SUMMARY, SHEET INDEX, TYPICAL ADA DETAILS A002 CODE PLAN, WALL TYPES A003 PARKING PLAN / SCHEDULE, TRASH ENCLOSURE A100 OVERALL LOWER LEVEL, 1ST FLOOR A101 OVERALL 2ND FLOOR, 3RD FLOOR A102 OVERALL 4TH FLOOR, 5TH FLOOR A200A LOWER LEVEL - AREA W A200B LOWER LEVEL - AREA'B' A201A 1 ST FLOOR - AREA W A201 B 1 ST FLOOR - AREA'B' A202A 2ND FLOOR - AREA W A202B 2ND FLOOR - AREA'B' A203A 3RD FLOOR - AREA 'A' A203B 3RD FLOOR - AREA'B' A204A 4TH FLOOR - AREA 'A' A204B 4TH FLOOR - AREA'B' A205A 5TH FLOOR - AREA 'A' A205B 5TH FLOOR - AREA'B' A210 ROOF PLAN - OVERALL A401 ELEVATIONS A402 ELEVATIONS A410 DOOR AND WINDOW TYPES AND SCHEDULES A501 OVERALL BUILDING SECTIONS A502 BUILDING STAIR SECTIONS A503 BUILDING STAIR / ELEVATOR SECTIONS A504 BUILDING SECTION @ CORRIDOR AND ROOFTOP PATIO / CLUBHOUSE W/ BALCONIES A505 BUILDING SECTION @ GARAGE AND TWO STORY SPACE / PATIO A507 FULL HEIGHT BUILDING SECTION A601 WALL SECTIONS A602 WALL SECTIONS A610 WALL DETAILS A611 WALL DETAILS A701 UNIT PLANS A702 UNIT PLANS A703 UNIT PLANS A704 CLUBHOUSE AND PATIOS CIVIL CS1 SITE PLAN C1 STANDARD NOTES & SPECIFICATIONS C2 - C3 STANDARD DETAILS C4 DEMOLITION & REMOVALS PLAN C5 GRADING PLAN C6 SWPPP - STANDARD NOTES C7 SWPPP - STANDARD DETAILS C8 SWPPP - PLAN VIEW C9 UTILITY PLAN STRUCTURAL S001 STRUCTURAL NOTES S002 SPECIAL INSPECTIONS S101A FOUNDATION PLAN -AREAA S101B FOUNDATION PLAN -AREA B S201A FIRST FLOOR PRECAST FRAMING - AREA A S201 B FIRST FLOOR PRECAST FRAMING - AREA B S202A SECOND FLOOR PODIUM FRAMING -AREA A S202B SECOND FLOOR PODIUM FRAMING - AREA B S203A THIRD FLOOR FRAMING - AREA A S203B THIRD FLOOR FRAMING - AREA B S204A FOURTH FLOOR FRAMING - AREA A S204B FOURTH FLOOR FRAMING - AREA B S205A FIFTH FLOOR FRAMING - AREA A S205B FIFTH FLOOR FRAMING - AREA B S206A ROOF FRAMING - AREA A S206B ROOF FRAMING - AREA B S207A UPPER ROOF FRAMING - AREA A S230 PRECAST LOADING PLAN S231 SHEARWALL PLAN AND SCHEDULE S232 SHEARWALL DETAILS AND SECTIONS S301 FOUNDATION DETAILS S401 FRAMING DETAILS S402 FRAMING DETAILS S403 FRAMING DETAILS S404 FRAMING DETAILS S405 FRAMING DETAILS S406 FRAMING DETAILS LJ RHET ARCHITECTURE 27 11th ST. N. FARGO, ND 58102 701.715.8232 WWW.RHET-ARCH.COM I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Registered Architect under the laws of the State of Minnesota. Signature: 6_0 . Date: 06/06/2022 REG. NO.: 50755 PROJECT NAME: MONTICELLO BLOCK52 101 W. BROADWAY ST. MONTICELLO, MN 55362 OWNER: BUCHHOLZ CONSTRUCTION ATTN: JOSH THIESCHAFER PHONE: (320) 980-5600 EMAIL: BUCHPROPMN@GMAIL.COM CD CONSTRUCTION DOCUMENTS 06/24/2022 MARK DESCRIPTION DATE REVISION SCHEDULE COPYRIGHT: 0 C FBI All plans, specifications, computer files, field data, notes and other documents and E instruments prepared by RHET FISKNESS ARCHITECT, as instruments of service shall remain the property of RHET FISKNESS ARCHITECT. RHET RISKINESS ARCHITECT shall retain all common law, statutory and other reserved rights, including the copyright thereto. PROJECT N0: 19-100602 DRAWN BY: DIN CHECKED BY: RF DRAWING TITLE: COVER SHEET AOOO 2 3 4 9 N 2E (32) 1 2 3 I 4 15 I 0 C 0 FBI PRE -FIN. METAL SUN SHADE PRE -FIN. METAL PARAPET FLASHING CAP PRE -FIN. METAL WRAPPED 2X8 CORNICE PRE -FIN. METAL PARAPET FLASHING CAP PRE -FIN. METAL WRAPPED 2X8 CORNICE TYPICAL MATERIALS BRK-1 BRICK OBASIS FOR DESIGN: HEBRON MODULAR INSTALLATION: 1/2" RUNNING BOND COLOR: SEA GRAY 12 BRK-2 BRICK �2 BASIS FOR DESIGN: HEBRON MODULAR INSTALLATION: 1/2" RUNNING BOND COLOR: GARNET MTL-H HORIZONTAL METAL WALL PANEL OBASIS FOR DESIGN: PAC -CLAD PRECISION HIGHLINE C1 COLOR: SLATE GRAY OMTL-V VERTICAL METAL WALL PANEL 4 BASIS FOR DESIGN: PAC -CLAD PRECISION HIGHLINE C1 COLOR: SLATE GRAY EFIS OBASIS FOR DESIGN: DRYVIT COLOR: SLATE GRAY EFIS BASIS FOR DESIGN: DRYVIT COLOR: BEIGE 3� 2 A502 a 6 s0 9 - - _�3 IA602 ILI �p kkT kP ��p �p 4�p PP BRICK SOLDIER COURSING TO WRAP CORNER -- BRICK HEADER CORBELLING - ------ kill BRICK SOLDIER COURSING --- " a __ _ _ T T� a ARCHITECTURAL UP/DOWN LIGHTS PRE -FIN. METAL PARAPET FLASHING CAP BRICK DOUBLE SOLDIER COURSING CHANNEL LETTER SIGNAGE OR SIMILAR STYLE TO MEET MONTICELLO SIGNAGE CODE MECHANICAL LOUVER PIT 1 2'- 6" EFIS CORNICE 1 - SEE STRUCTURAL \%51 2 A501 - �� rrrr r« rrrrr« rrlr rr�r = ««�rl/rrrrrrrrrrrr rrrrr - ram: «« ««rrrrrr«rrrrr rrr"i ---( (r««(r«r«rr rK( "''� fl I, ...... ....... j•.'��' - i-i�_ ��ti r�r�� as-���ll-�ti. .,� ..�) r-I ' TIT 4 2 2- I�- jtlIl l II II II II II II II II II I 2IIIIIII Il ll ll ll ll ll ll ll ll � , z �I I fi jI IIIIIII IIIIII IIIIIIIIIIIIII - __ " ---- r- - - - — -;_ ,��trr�TrrTrf _ � �����Ir�� _- - - - �,� 7 `-----------y'---'-'- -- f--ii- u----------- --------------------------- 11 II --IT ------------ -- 4 -- i p 2 rTy � o e @� �1®(, 1 2 _ ,IIIIII rlI?Ill 7111111) rl r (11111)111111111 rrr -71 lj r y 'I v-�i • �G� �G, —' ::_ULU T=ff OJk d I==ITEID (IIII IIIIII r101111 1 A503 PRE -FIN. METAL DRIP EDGE FLASHING 6 E111EE O EL O 0 0_ _i 3 O - �IIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIII "\ ,-- y_ I I I I I I I I I IIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII _ T ILL . ...... ... �. IE IF ® IIII I IIIII I IIIII I IIIII I IIIII I IIIII � � 23, M .. 1� � z r �tir(rS�c 1 / JI�II�I��Il�I11�U�V'�allli it �rlilii�iiiil ' II 1 1 2 2� r � .� _ 3 I (( Wr T, MRk2 — — — I I �I I ICI I I I �I I I� I�� 11- � IIIII I I OI I I� I I I III ICI 11 I � I I 1 i 1 I I �I 11= o� 1 I I I I� I 1 I I �I I I-= I I I IIII I I �1 I� 1 I I ICI � 1IIIIII I �10 I I I 11 T1(TI TIFl1 l TI 11I1 11I1111II0TIT ITITI Tf F�FlFf F�FlFf F�FlFf F�l71I I TI I I I I1 I I I I1 I I I I1 I I I I1 I I I I JAI I I1 I I I I1 I I I I1 I I I I1 I I I I1 I I I I1 I I I I1 I I I I1 I I I I1 I I I I1 I I I I111�1 1 III I I�1 I I I I I I I I I�1 I I I I I I I I I�1 I I I I [fi I I I I I1 I I ICI III ICI 11I I I11I I I11I I I11I I I11I I I11I I I11I I I11I I I11I 11 IIIIII IIIIII � IIIIII II IIIIIIIilllllllllilllllllllllllllllllllllllllllllllllllllllllllll GENERAL ELEVATION NOTES: 1. MECHANICAL LOUVERS AND EXHAUST VENTS PAINT TO MATCH COLOR OF ADJACENT SIDING 2. SEE CIVIL FOR GRADING 3. SEE STRUCTURAL FOR FOOTING DEPTH, SIZE, & LOCATION 4. SEE FLOOR PLANS FOR WINDOW TAGS 5. VTAC VENTS TO MATCH COLOR OF EXTERIOR WALL - ARCHITECT TO APPROVE 1 A501 LED LIGHTING AT PARAPET CAP 1 I I O 3 a PRE -FIN. 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FARGO, ND 58102 701.715.8232 WWW.RHET-ARCH.COM I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Registered Architect under the laws of the State of Minnesota. Signature:"6_0� Date: 06/06/2022 REG. NO.: 50755 PROJECT NAME: MONTICELLO BLOCK52 101 W. BROADWAY ST. MONTICELLO, MN 55362 OWNER: BUCHHOLZ CONSTRUCTION ATTN: JOSH THIESCHAFER PHONE: (320) 980-5600 EMAIL: BUCHPROPMN@GMAIL.COM n C C CD CONSTRUCTION DOCUMENTS 0612412022 MARK DESCRIPTION DATE PRE -FIN. METAL WRAP REVISION SCHEDULE BETWEEN WINDOWS COPYRIGHT: All plans, specifications, computer files, fell data, notes and other documents and E instruments prepared by RHET FISKNESS ARCHITECT, as instruments of service shall remain the properly of RHET FISKNESS ARCHITECT. RHET FISKNESS ARCHITECT shall retain all common law, statutoryand other reserved rights, including 9 9 the copyright thereto. PROJECT NO: 19-100602 DRAWN BY: BH CHECKED BY: RF DRAWING TITLE: ELEVATIONS I 2 I 3 PRE-FIN. METAL WRAP BETWEEN STOREFRONT 4 1 5 1 6 u A401 2E 33) 1 2 i 3 I 4 5 A 0 PRE -FIN. METAL WRAP BETWEEN WINDOWS D TRASH ENCLOSURE - SEE A003 PRECAST CONCRETE BRIDGE LED LIGHTING AT PARAPET CAP BALCONY TO USE MIDSPAN KNIFE PLATES MOUNTED @ 6' - 8" AT UNIT 401 ONLY PRE -FIN. METAL BALCONIES PATIO WALLS - SEE STRUCTURAL STAIRS - SEE CIVIL TYPICAL MATERIALS BRK-1 BRICK OBASIS FOR DESIGN: HEBRON MODULAR INSTALLATION: 1/2" RUNNING BOND COLOR: SEA GRAY 12 BRK-2 BRICK OBASIS FOR DESIGN: HEBRON MODULAR INSTALLATION: 1/2" RUNNING BOND COLOR: GARNET MTL-H HORIZONTAL METAL WALL PANEL OBASIS FOR DESIGN: PAC -CLAD PRECISION HIGHLINE C1 COLOR: SLATE GRAY OMTL-V VERTICAL METAL WALL PANEL 4 BASIS FOR DESIGN: PAC -CLAD PRECISION HIGHLINE C1 COLOR: SLATE GRAY EFIS OBASIS FOR DESIGN: DRYVIT COLOR: SLATE GRAY OEFIS BASIS FOR DESIGN: DRYVIT COLOR: BEIGE a MEN ME MEN on in] MEN No ME NEI Ld-O Ilillll IIIII0 MEN Offs 0 01 LLEE 0 E.p IN NONE 0 No NONE 0 NONE LE 4 4 ' ® T 1� ..------- T El LIL TIM ..11 . � . � TI I II I I II 1111 1 III - I-7.11117 IIII�IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII{Il l ll ll yII IIIII II rrlllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllll ilillillilillillilillillilill llllllllllllllllllllllllllllllllllllllll llll1�11111�11111�11111�11111�11111�11111�11111�11111�11111�11111�11111�11111�� 2 `-<::,<::_ �1J11�11111�11111�11111�11111�11111�11111�11111�11111� IIIIIIIL1IIIII`IIIIILII IIIIIIILIIIIIIIIII`1 T' IIIIIII II'IIIIIIII II IIIIIII II'IIIIIIII 1 2 2 2 2 1 PW 2 2 1 I iJl III I III=1 I I I I=1 I I I I I I—IIIII=1 I I I I=1 I I I I=1 I I I I=1 I I I I=1 I I I II I I I I� I �I I I IIII IIIII I I I I I IIIII IIII IIIII IIIII- I I I I I - 1I I I II II II II II II II II II I I I I I I I I I I I II II II II II I I I I I I II II II II I I I I I II II II II IIIII III III II III III III IIII III III III III III III III III III III III III III III III III III III III III III III III III III III III I I III III III III III III III I IIIIIIII I V I I�1IIIIIIIIIIIIIII—IIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII I�IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII—IIII IIIIIIIIIIIIIIIIIIIIIIIIIIII_ = = =1 I � 1= I I II I II II II II II II II II II II II � I II II II II II II II II II II II II II � I II II II II II —III III I� III III III —IIII III III III III III III III III III III IIC IIC III III III III III III III III III III III III IIC �� �I I�I III III III III IT III I I I1k=rII1I IIIII IIIIIgM�I=ddk_idd IIII IICI IIIII IIIII IIIII IIIII IIIII IIIII IIIII IIIII IIIII IIIII IIIII Ifi IIIII ffl ft ffl ft ffl ft ffl IIIII ffl ft ffl IIIII IIIII IIIII IIIII IIIII IIIII IIIII IIIII—IIII 1= IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII II III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III I l i 1 11 I I I I1 I I I I1 I I I I1 I I I I tl Ifil tl Ifil�1 I I 1 11 I I 1 11 I I 1 11 I I 1 11 I I 1 11 I I 1 11 I I 1 11 I I 1 11 I I 1 11 I I 1 11 I I 1 11 I I 1 11 I I 1 11 I I 1 11 I I 1 11 I I 1 11 I I 1 11 I I 1 11 I I 1 11 I I 1 11 I I 1 11 I I 1 11 I I 1 11 I I 1 11 I I 1 11 I I 1 11 I I 1 11 I I 1 11 I I 1 11 I I 1 11 I I 1 11 I I 1 11 I I I I PRE -FIN. METAL DRIP EDGE FLASHING t � II.■l uu ■II■ 1 A503 1 A507 GENERAL ELEVATION NOTES: 1. MECHANICAL LOUVERS AND EXHAUST VENTS PAINT TO MATCH COLOR OF ADJACENT SIDING 2. SEE CIVIL FOR GRADING 3. SEE STRUCTURAL FOR FOOTING DEPTH, SIZE, & LOCATION 4. SEE FLOOR PLANS FOR WINDOW TAGS 5. 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N. FARGO, ND 58102 701.715.8232 WWW.RHET-ARCH.COM I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Registered Architect under the laws of the State of Minnesota. Signature: 6_0 . Date: 06/06/2022 REG. NO.: 50755 PROJECT NAME: MONTICELLO BLOCK52 101 W. BROADWAY ST. MONTICELLO, MN 55362 OWNER: BUCHHOLZ CONSTRUCTION ATTN: JOSH THIESCHAFER PHONE: (320) 980-5600 EMAIL: BUCHPROPMN@GMAIL.COM : C n CD CONSTRUCTION DOCUMENTS 06/24/2022 MARK DESCRIPTION DATE REVISION SCHEDULE COPYRIGHT: All plans, specifications, computer files, field data, notes and other documents and E instruments prepared by RHET RISKINESS ARCHITECT, as instruments of service shall remain the properly of RHET FISKNESS ARCHITECT. RHETFISKNESS ARCHITECT shall retain all common law, statutory and other reserved rights, including the copyright thereto. PROJECT N0: 19-100602 DRAWN BY: BH CHECKED BY: RF DRAWING TITLE: ELEVATIONS A402 2 3 4 5 6 u 2E(34) -`` 2E (35) ► AV s AV Ar �r /- AW ur 41" _ s AW AW MW 2E (37) 2E (38) 0 2E (40) City Council Agenda: 2/24/2025 2F. Consideration of adopting Resolution 2025-13 approving a Development Stage Planned Unit Development, Resolution 2025-14 and Ordinance 843 for Rezoning to Planned Unit Development, Summary Ordinance 843A for publication, and Resolution 2025-15 approving a Preliminary Plat for Meadowbrook, a proposed single-family residential development including attached and detached units in an R-1 (Single - Family) Residential district. Applicant: JBP Land, LLC Prepared by: Meeting Date: Grittman Consulting - Stephen Grittman, 2/24/2025 City Planner Reviewed by: Approved by: Community Development Director, Chief City Administrator Building & Zoning Official, Community and Economic Development Coordinator, Assistant City Engineer ACTION REQUESTED ® Consent Agenda Item ❑ Regular Agenda Item Planning Commission unanimously recommends approval of all three requests. Decision 1: Consideration of Development Stage Planned Unit Development 1. Motion to adopt Resolution 2025-13 approving the Development Stage Planned Unit Development for Meadowbrook, subject to the conditions in Exhibit Z and based on findings in said resolution. Decision 2: Consideration of Rezoning to Planned Unit Development 1. Motion to adopt Resolution 2025-14 and Ordinance 843 approving the rezoning of land to be platted as Meadowbrook as Meadowbrook Planned Unit Development District subject to the conditions in Exhibit Z and based on findings in said resolution, and adopt Summary Ordinance 843A for publication. Decision 3: Consideration of Preliminary Plat 1. Motion to adopt Resolution 2025-15 recommending the Preliminary Plat of Meadowbrook subject to the conditions in Exhibit Z and based on findings in said resolution. REFERENCE AND BACKGROUND Property: Legal Description: See plat PID #: 155500231200 1 City Council Agenda: 2/24/2025 Planning Case Number: 2024-46 Request(s): 1. Development Stage Planned Unit Development 2. Rezoning to Planned Unit Development 3. Preliminary Plat Deadline for Decision: February 7, 2025 (60-day deadline) April 8, 2025 (120-day deadline), extension letter sent to applicant Land Use Designation: Single -Family Residential Zoning Designation: R-1 (Single -Family Residential) District Overlays/Environmental Regulations Applicable: Notice of Decision — No wetlands present Current Site Uses: Vacant Land Surrounding Land Uses: North: Single -Family Residential East: Single -Family Residential South: Civic/Institutional/Undeveloped (Township) West: Single -Family Residential Project Description: The project consists of a plat of approximately 56 acres of undeveloped land east of Edmonson Avenue NE, west of the Hunter's Crossing single family subdivision, and companion request for Planned Unit Development (PUD) for flexibility in lot size and mix. ANALYSIS: The subject property was originally preliminary platted as a part of the Hunters Crossing subdivision and was proposed to include a mix of R-1 (Single Family) lots and attached townhouses. (Exhibit S) The current application for plat and PUD includes a similar mix of units, although several of the single-family lot sizes are proposed to be reduced in size from the R-1 standard to lots with a variety of widths. Overall, the project proposes 182 units over a developable area of 44 acres, with 109 detached single-family lots and 73 attached single-family lots. The project is proposed to be developed in three phases over an estimated 6-year period. K City Council Agenda: 2/24/2025 While technically separate, the Preliminary Plat and Development Stage PUD approvals typically run together and share many of the same comments and review notes. Thus, this report consolidates the comments for these two approvals and the request for rezoning to PUD. The Planning Commission will be asked to consider separate resolutions for each action. The ordinance regulating PUD allows for rezoning at the time of approval Development Stage PUD for multi -phase plats/PUDs, subject to resolution of Development Stage conditions of approval. Land Use The City's 2040 Monticello Vision + Plan Land Use Map designates this area for Low Density Residential land use, a pattern that is consistent with the existing development areas to the north, east, and west. The 2040 Plan further defines Low Density Residential as being between 3 and 6 units per acre. The land area proposed for development is located within the current municipal boundary and does not require annexation. As described above, the proposed Meadowbrook plat would create a total of 182 single-family residential units. With a net developable area of 43.96 acres (accounting for the powerline easement area), the resulting net residential density is 4.14 units per acre. The proposed development is well within the 3-6 units per acre designated within the 2040 Plan. The 2040 Plan also pairs the Low -Density land use category with the R-A and R-1 zoning districts, which range from 10,000-16,000 in lot area. However, the 2040 Plan also notes the need to address the "missing middle" housing category, allowing for slightly denser (and thus more affordable) than standard suburban housing styles. The lot sizes specified within the 2040 Plan suggest a range from 6,000 square feet to 16,000 square feet for lower -density residential land uses. The land use patterns and lot sizes proposed by the Meadowbrook project are consistent with these goals, and subject to other development details, can be pursued under the existing 2040 Comprehensive Plan directives. To accomplish the blend of smaller single-family lots and attached units, while maintaining consistency with the density directions of the Comprehensive Plan, the applicants are seeking a Planning Unit Development (PUD). PUD is a tool to permit flexibility from the base zoning requirements, enhance opportunities for residential amenities, and still meet the Comprehensive Plan goals. Preliminary Plat The preliminary plat illustrates a total lot count of 109 detached single-family lots and 73 individual attached townhome lots. City Council Agenda: 2/24/2025 The detached lots are generally based on minimum widths of 52 and 62 feet, although some vary upward due to street design, easements, and other factors. A portion of the plat includes series of lots that are more typical of the R-1 standards in the northeast corner of the plat area, north of the power line corridor easement that transects the site. This area is also impacted by a private gas line easement that requires some of the lots in this area to maintain larger depth and setbacks. There are 17 such lots in this area. Many of these lots have widths and areas that exceed the R-1 lot area regulations. In addition to the single-family lots, the project includes 73 row townhomes along the western portion of the project area. This land use pattern generally reflects the original plat and PUD approvals granted in the 2000s. As noted above, approximately 10.5 acres of the site is encumbered by a powerline corridor. In addition to the residential units, the applicants propose to reserve an area below the powerline corridor for a non -motorized bicycle park of approximately 3.5 acres, with the remaining 7 acres for ponding and other undeveloped space. These spaces are shown as outlots within the plat. Lot Dimensions. As noted above, the corresponding zoning districts for the Low -Density Residential (LDR) designation are the R-A and R-1 districts, most commonly R-1. The applicable R-1 zoning standards for lots are as follows: Lot Area (Average): 12,000 square feet Lot Width (Average): 80 feet (70 minimum) Front Setback: 30 feet Rear Setback: 30 feet The proposed plan includes a variety of lot widths and lot areas, some of which are consistent with the R-1 baseline, and a majority of the others which are reduced in size to lots of 52 or 62 feet in width with 6-foot side setbacks. This results in a change from what are commonly 60- to 80-foot-wide building pads in the R-1 district to 40 feet or 50 feet in width for the proposed plat, respectively. The proposed plat has lot sizes that range in area from approximately 6,600 square feet (for the 52-foot lots) and 7,600 square feet (for the 62-foot lots) to more than 18,000 square feet, with a few at much greater area. Again, this dimension is consistent with 2040 Plan guidance for LDR land uses, although the R-1 zoning sets the area at a higher threshold. In addition to flexing both lot width and area, the applicant seeks side yard setbacks of 6 feet (rather than 10 feet), and front and rear yard setbacks of 25 feet, rather than the typical R-1 standards of 30 feet. :] City Council Agenda: 2/24/2025 For the townhome lots, the R-3 (Medium Density) Residential zoning standard is most applicable. The R-3 ordinance requires a net of 3,500 square feet per dwelling unit. At approximately 4,800 square feet of net area per dwelling unit, including common area surrounding the units, the proposed townhome area meets the base R-3 dwelling unit area requirement. It should be noted that the R-3 zoning standards apply to projects utilizing public streets and would result in building spacing with a distance of 120 feet between facing buildings. In the proposed PUD design, those cross -street distances are reduced to approximately 73-74 feet, utilizing privately owned and maintained streets. Easements. The applicant's Preliminary Plat shows typical drainage and utility easements along the perimeter of all lots, and additional easement covering the impacted area of the gas line corridor. Stormwater ponds (as well as the park area) are all located within the power line corridor, designated as three outlots. The detail shows the lot boundary easements as 6 feet interior, and 12 feet along streets and at the perimeter of the plat, consistent with City requirements. The preliminary plat illustrates an additional dedication of right-of-way width along Edmonson Avenue, as required by the City Engineer for this collector road. This dedication area will also accommodate the required bituminous trail along the east side of the plat. Access and Circulation. The plat is laid out to accommodate street connections with adjoining neighborhoods, as originally contemplated by these earlier plats and the previously approved preliminary plat of Hunters Crossing. These street connections are critical to ensuring more balanced traffic circulation for this area of the community, and that no existing or future neighborhood absorbs an undue level of traffic due to limited roadway options. The largest amount of traffic generated in this project is most likely to navigate to one of the two access points with Edmonson Avenue NE at 87t" Street and 89t" Street. The densest portion of the plat lies along Edmonson and these two intersections. Edmonson Avenue is a collector route and is designed to accommodate the expected traffic volumes. Left turn lanes on Edmonson Avenue at the access points to the development are required. The applicant has provided a traffic memo which evaluates traffic volume and circulation. For pedestrian circulation, sidewalks are provided on one side of all public streets. In addition, a trail connection from the proposed cul-de-sac through the outlot to the park is proposed. A trail along the east side of Edmonson is also required. City Council Agenda: 2/24/2025 Park Dedication/PARC Recommendation. Park dedication has been an item of discussion with Parks department staff and Parks, Arts, and Recreation Commission (PARC) members. The developer has been working with PARC to set aside a portion of the property for a non -motorized bicycle course. The park area is shown as a portion of the approximately 3.5-acre Outlot A. Given the presence of powerlines in the area, as well as stormwater facilities, the final park dedication is subject to verification with the development contract and final plat. The developer also proposes to provide and construct on -street parking for the park along 891" Street. The final design is subject to the City Engineer's requirements for spacing purposes. The PARC recommendation for dedication is as follows: Recommendation for park dedication for Meadowbrook as a combination of land dedication and cash -in -lieu payment as detailed in the staff report of November 14, 2024, with land dedication contingent on written confirmation of allowable use by the powerline easement holder. This includes the following components: a. Land area dedication credit for land within "Outlot A" of the preliminary plat intended for exclusively park purposes, not including stormwater pond area within the outlot. (The applicant has provided an updated park dedication exhibit for this purpose.) b. Land area dedication credit for 30' in width across pathway section lengths within "Outlot B" and "Outlot C" which do not serve a stormwater maintenance function. (The applicant has provided an updated park dedication exhibit for this purpose.) c. Pending a balance of park dedication due to meet the 11% requirement, payment by cash -in -lieu for the equivalent remaining. Other parks and open space impacts of the project include the requirement for sidewalk along one side of all public streets, and continuation of the Edmonson pathway along the length of the plat boundary. In addition to these connections, it is recommended that a 10' bituminous trail be added on the north side of the project within an existing City easement, connecting to Farmstead Avenue. A pedestrian crossing to the sidewalk on the east side of Farmstead will be provided. This improvement is eligible for park dedication credit. The sidewalk along the south side of Park Drive within the plat is still required to be constructed with the project. A future sidewalk extension within the existing neighborhood will be added to the City's Sidewalk Connection Map for future construction. Wetland Impact/Environmental Review City Council Agenda: 2/24/2025 The applicant has completed a wetland delineation and evaluation which demonstrated there are no wetlands on the property. No Environmental Assessment Worksheet is required for the development based on the number of units in the proposed plat. Development Stage PUD/Rezoning to PUD The information below is carried forward from the January 7, 2025, Planning Commission report. Where the final conditions of approval vary based on the Planning Commission's review and recommendation, information is noted in italics. Detached Single -Family For adoption of the PUD ordinance for Meadowbrook, staff recommend the development of a set of minimum standards, rather than adoption of individual building plans. In similar subdivisions that have sought PUD flexibility from lot and building size for detached single-family units, the City has used the T-N (Traditional Neighborhood) zoning district standards as a guide to building materials and lot design requirements, with the expectation that these enhancements help support the use of PUD and the departures from standard zoning requirements. These standards are summarized below. In some cases, these standards were modified to a specific PUD, such as Haven Ridge or Edmonson Ridge, where lower finishable square footages or brick/stone percentages were allowed. 1. 25-foot front setbacks, with 6-foot side yards and 20-foot usable rear yards. 2. Minimum building sizes of 1,050 finished square feet, and 2,000 square feet finishable area. For Meadowbrook, the Planning Commission recommended minimum building sizes of 1,050 finished square feet and a minimum of 1,585 finishable square feet, with the exception of not more than 25% of the detached single-family lots at 1,355 square feet of finishable square foot home plans. 3. Garage square footage of at least 480 square feet, exterior dimension. Planning Commission recommends minimum garage square footage of 476 square feet. 4. Roof pitches of at least 5:12, with modifications for gables or shed roof ornamentation. 5. Brick/Stone on front fagade equal to at least 15% of all front -facing surfaces. Planning Commission recommended a maximum of 30% of all single-family City Council Agenda: 2/24/2025 units may meet less than a 10% brick or stone requirement when a combination of board and batten, corbels, shakes, garage windows or other facade features exceed 20% of the front facade. Staff also recommend adding that all plans include at least some brick/stone treatment. 6. Livable portions of the home exposed to the front street no less than 40% of the width of the structure. Planning Commission recommended maintaining this requirement with an allowable alternative of the addition of usable front porches or expanded front entry patios. 7. Front entry doors no greater than 6 feet farther back from the garage doors, or in the alternative, the addition of usable front porches or expanded front entry patios or entry features. Planning Commission recommended maintaining this requirement with an allowable alternative of the addition of usable front porches or expanded front entry patios. 8. Additional large trees in the front yards or other open space areas of the proposed lots to make a more immediate impact on the streetscape. The single-family detached lots all meet or exceed the lot dimensional standard in item 1 above, but it is unclear whether the other building design standards in items 2-7 would be met in all home plans proposed for Meadowbrook. As a condition of approval, the applicant is asked to verify consistency, or identify departures from the other standards above, and identify additional amenity treatments which offset any downward modification of City standards. Verification of these items will set minimum standards for the PUD via the rezoning ordinance, rather than adoption of individual building plans. As requested by the Planning Commission, these minimums were verified and are reflected in the standards noted above in italics. Regarding the building square footages, the applicant has provided various building elevations and floor plans for the detached single-family homes expected within the project area. A summary of the unit sizes for Meadowbrook is shown in the applicant's presentation materials and range from 1,355 to 3,500 square feet and above, although it is not clear what is finished versus finishable space on the plans. The City's standard threshold for detached dwellings in both the T-N and R-1 District is a 1,050 square foot foundation and 2,000 square feet of finishable space. The applicant will need to verify the finished and finishable square footage of their plans. For Exhibit Z, staff proposed a minimum finished square footage of 1,000 square feet and 1,700 square feet finishable. Following the discussion with applicant and Planning Commission review, the Commission recommended an allowance to 1,585 square feet finishable, with some exception as noted. City Council Agenda: 2/24/2025 The applicant's building design and packet also detail the architectural components of the proposed homes. The majority of the plans provided include significant architectural detail, including brick/stone on the front facade, and a mix of shakes, corbels, board and batten and other siding features. In addition to the standards above, staff recommend two additional design standards applicable for the Meadowbrook PUD. 9. Driveway widths for all units are limited to a maximum of 20 feet at the back of curb/curb cut, and for lots with 2-car garages, a maximum width of 20 feet overall. 10. The applicant provides an anti -monotony plan to further support the PUD flexibility requested. The applicant has provided an anti -monotony plan. The driveway width standard is due to the limited lot widths. More expansive driveways lead to a reduction in green space and tree planting areas, particularly as all utilities and services are squeezed into narrower lots. Moreover, overflow visitor parking on -street is severely impacted by the narrower lot widths. Ensuring that driveway curb cuts are limited helps avoid the loss of these temporary on -street parking uses. The anti -monotony plan requirements would limit houses of the exact some facade style from locating directly across or next to one another. This ensures a neighborhood design including more character and variety. The PUD process permits flexibility in lot and building design, but the standards identified above are intended to ensure that this project is treated in a manner similar to other PUD projects similarly situated and in concert with the 2040 Plan's policy for Neighborhood Diversity & Life -Cycle Housing: "Sustain a diverse array of neighborhood character and housing types throughout Monticello." Townhouses As identified above, the project includes a total of 73 attached townhouse units in a series of 3-, 4-, 6- and 8-unit buildings. All the townhouses are designed to front on internal private streets that serve only this portion of the project area, connecting to the public streets on the east (Country Avenue), and to the north (891" Street NE). • Building design and materials. The proposed townhouse drawings presented by the applicant include a variety of siding styles (lap, board and batten, shake, etc.), but do not include materials information. Staff recommend that an amenity aspect of PUD flexibility is applied to restrict the use of vinyl siding materials. LP Smartside or fiber -cement board (such as Hardie) are the preferred siding materials, in addition to surfaces covered by masonry or glass. These City Council Agenda: 2/24/2025 details should be specified as a condition of further approvals. In the alternative at least 15% of the fagade shall be brick/stone in addition to other features such as board and batten, shakes, or similar. The Exhibit Z Conditions of Approval are written to accommodate this alternative. Unit spacing. The plans illustrate adequate building spacing and private street dimensions (24-25-foot driveway depths and 25-foot street widths). These dimensions result in a minimum building face-to-face separation distance of 73 feet. For the units that back up to Edmonson Avenue NE, there is a substantial rear yard which would permit that row of units to be shifted a few feet to the west, increasing the face-to-face distances between buildings, and thus increasing driveway lengths by a few feet. This additional spacing will limit the congestion in the private streets which are required to handle both internal traffic and pedestrian movements (no sidewalks are included in the private street areas). • Landscapin.Q. While the landscaping plan appears to list the required number of trees for the lots, the landscaping plans are recommended to be revised and enhanced to illustrate proposed tree locations to avoid later conflicts with as - built hard cover and/or utility installations and to verify that the noted tree requirements will be met for each lot/unit. Adequate shrub planting quantities are provided, based on the example plan. However, approximately three- quarters of the "shrubs" proposed are perennial plants, rather than actual shrubs. Staff recommend that the shrub -perennial ratios be flipped, and additional shrub types include evergreen shrubs to enhance year-round impact. • Parking. Parking is shown to include two garage spaces, plus two driveway spaces, and off-street parking bays for visitors at a rate of approximately one space per two units. This supply is more than adequate to meet the demand in the attached unit portion of the project. Staff is comfortable reducing the parking bay space supply by one-fourth and instead increasing the tree planting in those areas to enhance the green space and shade. This would retain a visitor parking ratio of one space per three units, which with unit parking, should be more than adequate. • Garage sizes. The garages for the townhomes are significantly smaller than the City's typical standard of 450 square feet for attached residences. The applicants show an interior space of 420 square feet and have provided a graphic illustration of two vehicles (SUV and mid -size passenger car) parked in that 10 City Council Agenda: 2/24/2025 space. Staff notes that the illustration also shows space for trash and recycling containers. At issue is the accessibility for those vehicles, given the need for door swing space. Both vehicles would limit the ability for residents to use the vehicles due to the proximity of the vehicle doors to garage sidewalls. The trash bins would appear to raise a separate issue in wheeling them out of the garage between the cars if the vehicles were parked as shown. If the plan is approved as shown, there is likely to be a significant incentive for residents to park vehicles outside in the interior courtyards (on private driveways) of the development. This space is already of limited usability due to the driveway needs, but it does create some green and open space in these types of townhouse neighborhoods. But when they are dominated by parked cars, both the visual impacts and utility of the spaces for outdoor use are further restricted. This result — cars forced to park outside due to restrictions in the covered garage — also impacts winter conditions, where snow cannot be removed efficiently. While it is understood that some residents will choose to park outside regardless of design, the City's standard is intended to minimize this likelihood, based on experience with small garage development in prior years. If the City Council chooses to accommodate the proposed designs, these impacts should be presumed as the project is developed and matures over time. Staff recommend interior garage widths of at least one or preferably two extra feet. It is acknowledged that the applicant needs an alternative floor plan to accommodate this preference. Following a review of the garage and driveway plans, the Planning Commission recommended a condition which would allow the driveway lengths to be expanded where feasible within the townhome area. Rather than adding depth or width to the garage itself, the expanded driveway length will allow both additional driveway parking space, but also a sense of spaciousness within the development. Other PUD Amenities/Enhancements. As a neighborhood benefitting from PUD flexibility in lot size, building size, potentially building materials, additional amenities help reach the threshold for PUD consideration. In this case, the applicant set aside a large area under the powerline corridor for ponding and is providing grading to accommodate a pathway that would connect this corridor to other existing 11 City Council Agenda: 2/24/2025 and future pathway areas. These grading improvements are typically a function of park dedication requirements and general grading of the site. To enhance those areas, staff recommend a scattering of shrub -planting clusters, rather than just seeded grassland. Especially on the upper levels of these outlots, there are adaptable shrub varieties that would greatly enhance the view of these areas, without compromising the power line corridor tree planting restrictions. These enhancements would also serve to create a more definable sense of place for the neighborhood. As noted, the application should also be supplemented with a clear statement of minimum building design and lot standards for the PUD ordinance. PLANNING COMMISSION REVIEW AND RECOMMENDATION The Planning Commission reviewed these requests in January and February 2025. During the January meeting, there was significant discussion regarding the applicant's proposed plans and their variation from the proposed conditions of approval. Townhome garages and driveway lengths were a point of discussion for the applicant and the Commission. During the public hearing, the Commission took comment regarding the proposed through -street configuration, as well as the unit count and mix of both attached and detached single family homes. Planning Commission closed the public hearing and tabled action on the applications during the January meeting, requesting that staff and the applicant meet to discuss the Exhibit Z conditions of approval prior to the February meeting. Planning Commission indicated that the applicant and staff should work to address the variation between the applicant's requests for flexibility in lot and home design and the recommended conditions of approval in Exhibit Z. Staff and the applicant met following the January Planning Commission meeting to discuss the conditions proposed as compared to the variety of home plans offered. It was noted that the applicant's home plans all met the code minimum of a 1,050 square feet foundation floor area, and the majority of home plans would meet a minimum of 1,585 square feet of finishable space (with some plans offering significantly more square footage) as opposed to the original recommendation of 1,700 square feet. The applicant also proposed a reduced amount of brick/stone on the front facade. The City allowed a reduction from the code minimum of 15% when other enhancements are included, such as board and batten, shakes, varying roof gables, corbels, etc. The applicant proposes similar facade treatments in exchange for a proposed reduction. Regarding the townhome units, the applicant verified that they would be able to adjust the lots and building pads to accommodate longer driveways, reducing concern for garage depths and vehicle parking space. 12 City Council Agenda: 2/24/2025 The discussions with the applicant resulted in two primary areas of remaining variance between the applicant's plans and the January Exhibit Z conditions. The two items related to zoning code requirements for the front fagade design: • A requirement that livable portions of the home exposed to the front street are not less than 40% of the width of the structure. • Front entry doors shall be no greater than 6 feet farther back from the garage doors, or in the alternative, the addition of usable front porches or expanded front entry patios or entry features. The intent of these standards is to create subdivisions which function as neighborhoods in both appearance and activity. These enhancements serve to mitigate the reduction in the other standards the applicant requested. They are also common standards applied to prior PUDs approved by the City where similar flexibility has been requested. Staff indicated these two standards would carry forward in the Exhibit Z conditions for the February Planning Commission review. The tabled application requests were reviewed by the Planning Commission in February. As the public hearing was held and closed in January, no additional public or applicant comment was taken by the Planning Commission. Regarding the proposed through -street circulation pattern, the City Engineer's office prepared a memo for policymaker review. It is important to note that staff provided direction to the applicant to submit a preliminary plat consistent with the street connectivity pattern approved with the 2008 Hunters Crossing preliminary plat. The applicant complied with that request. The Commission indicated that they were satisfied with the information and the street pattern as proposed. Following a brief discussion on the PUD design standards, which included reference to maintaining neighborhood character in exchange for PUD flexibility in lot and home sizes, the Planning Commission unanimously approved each of the three decisions with the conditions as recommended by staff, including those related to the 40% livable frontage and 6' forward requirements, with alternatives for porches and patios. The applicant and staff met following the February Planning Commission meeting to discuss the Commission's recommendation. The applicant indicated it is their intent to fully comply with the conditions as approved by the Planning Commission. They will remove home plans which do not meet the Exhibit Z conditions as recommended by the Planning Commission. The resolutions and draft PUD ordinance were updated to reflect the proposed PUD standards as recommended by Planning Commission. 13 City Council Agenda: 2/24/2025 Budget Impact: The applicant provided the required fee and escrow for the review of the application requests. II. Staff Workload Impact: Development Services staff allocated approximately 15 hours of time to these requests, in addition to the invoiced time of the consulting City Planner. III. Comprehensive Plan Impact: As noted within the analysis and the staff recommendation, staff believe the plat and PUD are consistent with the Monticello 2040 Vision + Plan goals, including "Monticello will be a community with a wide variety of housing options that includes workforce, starter, step up, and senior housing to allow for new and existing residents to remain and age in the community." The plat includes a wide spectrum of lot sizes and the opportunity for homes at a variety of sizes and price points. Retaining requirements for front facades and landscaping amenities will reinforce neighborhood character consistent with the 2040 statement "The unique design elements that define each neighborhood should be protected and enhanced in the future including its housing stock, parks and public infrastructure." Further, the proposed plat and PUD support the development of housing consistent with the consideration identified in the "Workforce Housing" portion of the Economic Development Chapter of the 2040 Plan. STAFF RECOMMENDED ACTION Staff recommend approval of the Preliminary Plat, Development Stage PUD, and Rezoning to Meadowbrook Residential PUD District, based on findings in the attached resolutions, and subject to the conditions identified in Exhibit Z as adopted by the Planning Commission. The area is located within the existing city boundary, with municipal utilities directly adjacent. The proposed plat includes desired vehicle and pedestrian connectivity elements, as well as the provision for open space. These factors are consistent with the City's growth strategy for "growing from within." Regarding the use of PUD, the applicant has worked to develop unit design alternatives which meet goals for development of housing variety and affordability, as well as the development of neighborhoods with character and value retention. While the current zoning of the subject site is R-1 (Single -Family Residential), the City's ordinance accommodates PUD zoning to "provide greater flexibility in the development of neighborhoods and non-residential areas 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 proposed Meadowbrook project includes a variety of housing types, including varying detached single-family styles, as well as attached single-family product. 14 City Council Agenda: 2/24/2025 The proposed PUD standards provide a balance between the flexibility in lot size and home square footage requested by the applicant with the retention of design enhancements to the front facade and living areas in support of 2040 Plan goals. The plat and PUD provide needed single-family residential housing supply as detailed in the 2023 Housing Needs and Demand Report, as well as the Housing Summary adopted by the City Council. Subject to the conditions in Exhibit Z, the proposed plat and PUD are consistent with the 2040 Vision + Plan's goal for the development of Complete Neighborhoods. SUPPORTING DATA A. Resolution 2025-13 — Development Stage PUD B. Resolution 2025-14 — Rezoning to PUD C. Resolution 2025-15 — Preliminary Plat D. Ordinance 843 — Meadowbrook PUD D2. Summary Ordinance 843A E. Aerial Site Image F. City Engineer's Street Connection Memo, dated January 23, 2025 G. Applicant Narrative & Presentation, including: a. Narrative b. Development Data c. Land Use Objectives d. Product Summary e. Architectural Distinctions f. Townhome and Home Plans g. Estimated Phasing h. Applicant Information i. Supplemental Information j. Anti -Monotony Plan H. Certificate of Survey I. Plans, Including: a. PUD Development Stage Plan b. Existing Conditions c. Preliminary Plat d. Preliminary Tree Preservation Plan e. Preliminary Utility Plan f. Preliminary Grading Plan g. Preliminary Erosion Control Plan h. Preliminary Signage, Lighting & Mailbox Plan i. Preliminary Landscaping Plan 15 City Council Agenda: 2/24/2025 j. Typical Foundation Planting Plan J. Revised Phasing Plan K. Geotechnical Report (See 1 7 25 or 2 4 25 PC Agenda) L. Stormwater Management Plan (See 1 7 25 or 2 4 25 PC Agenda) M. Infrastructure Extension Plan, South N. Park Dedication Exhibit 0. Park Dedication Research P. Wetland Delineation Memo & Notice of Decision (See 1 7 25 or 2 4 25 PC Agenda) Q. Traffic Study R. Draft HOA Documents S. City Engineer's Letter and Plan and Traffic Memo Comments dated December 23, 2024 a. For Plan Comments see 1 7 25 or 2 4 25 PC Agenda) T. Chief Building Official's Letter, dated December 31, 2024 U. 2008 Hunters Crossing Preliminary Plat V. Monticello 2040 Vision + Plan, Excerpts W. 2023 Housing Needs & Demand Report, Excerpt X. Housing Workshop Summary & Priorities, 2024 Y. Citizen Petition, Submitted January 7, 2025 AA. Planning Commission Agenda and Minutes, January 7, 2025 BB. Planning Commission Agenda, February 7, 2025 Z. Conditions of Approval EXHIBIT Z Conditions of Approval Meadowbrook Preliminary Plat, Development Stage PUD 155500231200 Conditions of Preliminary Plat and Development Stage PUD requiring resolution prior to Effective Date of Rezoning to PUD: 1. Verification that the building and design proposals for the Single Family detached units and lots will meet the following standards: a. 25 foot front setbacks, with 6 foot side yards and 20 foot usable rear yards. b. Minimum building sizes of 1,050 finished square feet and a minimum of 1,585 finishable square feet, with the exception of not more than 25% of the detached single-family lots at 1,355 square feet of finishable square foot home plans. s City Council Agenda: 2/24/2025 c. Garage square footage shall be a minimum of 476 square feet. d. Roof pitches of at least 5:12, with modifications for gables or shed roof ornamentation. e. A maximum of 30% of all single-family units may meet less than a 10% brick or stone requirement when a combination of board and batten, corbels, shakes, garage windows or other fagade features exceed 20% of the front fagade, with all plans including brick/stone treatment. f. Livable portions of the home exposed to the front street no less than 40% of the width of the structure, or in the alternative, the addition of usable front porches or expanded front entry patios. g. Front entry doors no greater than 6 feet farther back from the garage doors, or in the alternative, the addition of usable front porches or expanded front entry patios. h. Additional large trees in the front yards or other open space areas of the proposed lots to make a more immediate impact on the streetscape. Establish maximum driveway widths of 20' for the two -car garage lots overall, and 20' at the curb line/curb cut line for three -car garage lots as part of the PUD. The PUD will comply with the anti -monotony included with the PUD plans. Verification that the building and design proposals for attached Single Family units and lots will meet the standards identified in this report, specifically: a. Reduce visitor parking clusters in the townhouse area by approximately one- fourth and replace with additional green space and tree planting. b. Update landscaping plans showing a much greater proportion of shrubs (as opposed to perennials) in the shrub planting base for the townhouses. c. Townhome units shall meet a requirement of 10% brick/stone in combination with board and batten, corbels, shakes or other fagade features exceeding 20% of the front fagade. d. Townhome lot and unit design will be revised to increase the length of the driveways wherever feasible. Update landscape plans showing tree planting locations for the trees in the townhouse portion of the project and verification of tree planting for all areas per code requirements. 17 City Council Agenda: 2/24/2025 4. Update landscaping plans showing additional clusters of shrub plantings and seating areas in the outlots comprising the development's stormwater ponding areas. Provide written confirmation of allowable use for a non -motorized bicycle park by the powerline easement holder. Land dedication for park is contingent on this requirement. 6. Compliance with the terms of the City's Engineering Staff letter dated December 23, 2024, including the comments of January 2, 2025. 7. Compliance with the terms of the Chief Building Official's letter dated December 31, 2024, and comments dated January 2, 2025. 8. Comments and recommendations of other Staff and Planning Commission. Other Conditions of Preliminary Plat and Development Stage PUD: 9. Compliance with comments from the Wright County Highway Engineer's Office and any of the Wright County Surveyor. 10. The submitted Homeowner's Association Documents are subject to the review and comment of the City Attorney and shall be executed and recorded upon satisfaction of comment. 11. Execution and recording of a development contract for the plat, incorporating the terms and conditions for development, including fees and escrows. FJIE 2F (1) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA CITY COUNCIL RESOLUTION NO. 2025-13 A RESOLUTION APPROVING A DEVELOPMENT STAGE PLANNED UNIT DEVELOPMENT FOR MEADOWBROOK WHEREAS, the applicant is seeking a Development Stage Planned Unit Development approval, among other concurrent applications, for a parcel of currently undeveloped land; and WHEREAS, the proposed PUD would incorporate development opportunity for mixed residential uses as an allowed use in the proposed Meadowbrook Planned Unit Development zoning district; and WHEREAS, the PUD provides for a variety of residential units styles, including single family detached and attached unit, up to 182 total residential units; and WHEREAS, the PUD incorporates a series of development standards that the applicant will meet with the submitted, or supplemental, plans and documents; and WHEREAS, the subject property will be developed under the requirements of the Monticello Comprehensive Plan, which designate the land use for the property Low Density Residential uses; and WHEREAS, the proposed preliminary plat shows the development parcel, upon which the existing and proposed buildings will be located, as well as other improvements such as streets, utilities, parkland; and WHEREAS, the proposed development will consist of an overall residential density of approximately 4 units per acre, within the Comprehensive Plan's target range of 3-6 units per acre; and WHEREAS, the Planning Commission has reviewed the application for the Development Stage PUD pursuant to the regulations of the applicable ordinances and land use plans and policies; and 2F (2) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA CITY COUNCIL RESOLUTION NO. 2025-13 WHEREAS, the Planning Commission has reviewed the application for the Development Stage PUD pursuant to the regulations of the applicable ordinances and land use plans and policies; and WHEREAS, the Planning Commission held a public hearing on January 7, 2025 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has recommended approval of the Development Stage PUD for Meadowbrook on February 4, 2025; and WHEREAS, the City Council has considered all of the comments of the Planning Commission, the public, and the staff report, which are incorporated by reference into the resolution, and WHEREAS, the City Council of the City of Monticello makes the following Findings of Fact in relation to the approval for Development Stage PUD: 1. The proposed uses are consistent with the intent and purpose of the PUD, Planned Unit Development District. 2. The proposed uses will be consistent with the existing and future land uses in the area in which they are located, including the Monticello Comprehensive Plan. 3. The impacts of the improvements are those anticipated by the existing and future land uses and are addressed through standard review and ordinances as adopted. 4. The proposed plat accommodates additional public and private improvements, including pedestrian facilities, utilities, and stormwater controls that ensure the project will continue to be consistent with the City's long-term public service infrastructure. 5. The proposed plat accommodates reasonable extensions of development and infrastructure to serve other undeveloped property in the area. 6. The proposed access and development details, as supplemented in further submissions, meet the intent and requirements of the applicable zoning regulations. 2F (3) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA CITY COUNCIL RESOLUTION NO. 2025-13 7. As a property development plan that is generally consistent with the previously approved plat and land use, the proposed plat is not anticipated to negatively impact surrounding residential properties. 8. Approval of the plat will not result in the need for additional road or utility infrastructure other than that being provided by and for the proposed use, and should not otherwise negatively impact the health or safety of the community. NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Monticello, Minnesota that the Monticello City Council approves the Development Stage PUD for Meadowbrook, subject to the conditions of Exhibit Z of the staff report, as follows: Verification that the building and design proposals for the Single Family detached units and lots will meet the following standards: a. 25 foot front setbacks, with 6 foot side yards and 20 foot usable rear yards. b. Minimum building sizes of 1,050 finished square feet and a minimum of 1,585 finishable square feet, with the exception of not more than 25% of the detached single-family lots at 1,355 square feet of finishable square foot home plans. c. Garage square footage shall be a minimum of 476 square feet. d. Roof pitches of at least 5:12, with modifications for gables or shed roof ornamentation. e. A maximum of 30% of all single-family units may meet less than a 10% brick or stone requirement when a combination of board and batten, corbels, shakes, garage windows or other facade features exceed 20% of the front fagade, with all plans including brick/stone treatment. f. Livable portions of the home exposed to the front street no less than 40% of the width of the structure, or in the alternative, the addition of usable front porches or expanded front entry patios. g. Front entry doors no greater than 6 feet farther back from the garage doors, or in the alternative, the addition of usable front porches or expanded front entry patios. h. Additional large trees in the front yards or other open space areas of the proposed lots to make a more immediate impact on the streetscape. 2F (4) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA CITY COUNCIL RESOLUTION NO. 2025-13 i. Establish maximum driveway widths of 20' for the two -car garage lots overall, and 20' at the curb line/curb cut line for three -car garage lots as part of the PUD. j. The PUD will comply with the anti -monotony included with the PUD plans. 2. Verification that the building and design proposals for attached Single Family units and lots will meet the standards identified in this report, specifically: a. Reduce visitor parking clusters in the townhouse area by approximately one- fourth and replace with additional green space and tree planting. b. Update landscaping plans showing a much greater proportion of shrubs (as opposed to perennials) in the shrub planting base for the townhouses. c. Townhome units shall meet a requirement of 10% brick/stone in combination with board and batten, corbels, shakes or other facade features exceeding 20% of the front facade. d. Townhome lot and unit design will be revised to increase the length of the driveways wherever feasible. 3. Update landscape plans showing tree planting locations for the trees in the townhouse portion of the project and verification of tree planting for all areas per code requirements. 4. Update landscaping plans showing additional clusters of shrub plantings and seating areas in the outlots comprising the development's stormwater ponding areas. 5. Provide written confirmation of allowable use for a non -motorized bicycle park by the powerline easement holder. Land dedication for park is contingent on this requirement. 6. Compliance with the terms of the City's Engineering Staff letter dated December 23, 2024, including the comments of January 2, 2025. 7. Compliance with the terms of the Chief Building Official's letter dated December 31, 2024, and comments dated January 2, 2025. 8. Comments and recommendations of other Staff and Planning Commission. 2F (5) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA CITY COUNCIL RESOLUTION NO. 2025-13 9. Compliance with comments from the Wright County Highway Engineer's Office and any of the Wright County Surveyor. 10. The submitted Homeowner's Association Documents are subject to the review and comment of the City Attorney and shall be executed and recorded upon satisfaction of comment. 11. Execution and recording of a development contract for the plat, incorporating the terms and conditions for development, including fees and escrows. ADOPTED this 24t" day of February, 2024 by the City Council of the City of Monticello, Minnesota. MONTICELLO CITY COUNCIL By: _ Lloyd Hilgart, Mayor ATTEST: Jennifer Schreiber, City Cerk 2F (6) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA CITY COUNCIL RESOLUTION NO. 2025-14 A RESOLUTION AMENDING SECTION 153.047 OF THE MONTICELLO CITY CODE, KNOWN AS THE ZONING ORDINANCE, CREATING THE MEADOWBROOK PLANNED UNIT DEVELOPMENT DISTRICT, AND REZONING THE SUBJECT PROPERTY TO MEADOWBROOK PUD DISTRICT PID 155500231200 WHEREAS, the applicant is seeking a Planned Unit Development for a mixed residential project, consisting of 182 residential units, to be platted pursuant to the concurrent request for the Meadowbrook Addition plat; and WHEREAS, the proposed Meadowbrook PUD District would create the uses and standards applicable to all development in the Meadowbrook plat, to consist of a series of public and private streets serving residential units and lot as designated on the approved Preliminary Plat subject to the Meadowbrook Planned Unit Development zoning district; and WHEREAS, the site is concurrently subject to requests for a preliminary plat for the proposed project, and a Development Stage PUD approval for Meadowbrook; and WHEREAS, the proposed PUD and its associated plat creates a dedication for public easements, and adequate right of way related to public streets along with drainage and utilities which will serve various phases of the PUD; and WHEREAS, the subject parcels will be consistent with requirements of the City's Subdivision and Zoning Ordinance requirements under the adopted Meadowbrook PUD District standards, as well as other applicable standards of the Monticello Zoning Ordinance; and WHEREAS, the subject property will be developed under the requirements of the Monticello Comprehensive Plan, which designate the land use for the property as Low Density Residential; and WHEREAS, the Planning Commission has reviewed the application for the Amendment to the Zoning Ordinance pursuant to the regulations of the applicable ordinances and land use plans and policies; and 2F (7) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA CITY COUNCIL RESOLUTION NO. 2025-14 WHEREAS, the Planning Commission held a public hearing on January 7t", 2025 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has recommended approval of the rezoning of the proposed plat of Meadowbrook to Meadowbrook PUD; and WHEREAS, the City Council has considered all of the comments of the Planning Commission, the public, and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the City Council makes the following Findings of Fact in relation to the approval of the rezoning to Meadowbrook PUD: 1. The proposed Zoning District is required to address the existing use, and provide the potential for development consistent with the intent and purpose of the plans, goals, and policies of the Monticello Comprehensive Plan related to the Low Density Residential land use category. 2. The proposed uses will be consistent with the existing and future land uses in the area in which they are located, provided the development is adequately served by existing roadways. 3. The impacts of the improvements are those anticipated by the existing and future land uses and are addressed through standard review and ordinances as adopted. 4. The proposed PUD District and the associated development plans accommodate additional public and private improvements, including streets, utilities, and stormwater controls that ensure the project will continue to be consistent with the City's long-term public service infrastructure. 5. The proposed PUD does not interfere with reasonable extensions of development and infrastructure to serve other undeveloped property in the area. 6. As a property which has been vacant for many years, but which has been anticipated to be developed for Low and Medium Density Residential uses, the proposed PUD is not anticipated to negatively impact surrounding properties or values. 2F (8) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA CITY COUNCIL RESOLUTION NO. 2025-14 7. Approval of the PUD will not result in the need for additional road or utility infrastructure other than that being provided by and for the proposed use, and should not otherwise negatively impact the health or safety of the community. NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Monticello, Minnesota that the proposed amendment to the Monticello Zoning Ordinance creating the Meadowbrook PUD District, and rezoning the area being platted as the Meadowbrook PUD District, is hereby approved subject to the conditions of Exhibit Z of the staff report, as follows: 1. Verification that the building and design proposals for the Single Family detached units and lots will meet the following standards: a. 25 foot front setbacks, with 6 foot side yards and 20 foot usable rear yards. b. Minimum building sizes of 1,050 finished square feet and a minimum of 1,585 finishable square feet, with the exception of not more than 25% of the detached single-family lots at 1,355 square feet of finishable square foot home plans. c. Garage square footage shall be a minimum of 476 square feet. d. Roof pitches of at least 5:12, with modifications for gables or shed roof ornamentation. e. A maximum of 30% of all single-family units may meet less than a 10% brick or stone requirement when a combination of board and batten, corbels, shakes, garage windows or other fagade features exceed 20% of the front fagade, with all plans including brick/stone treatment. f. Livable portions of the home exposed to the front street no less than 40% of the width of the structure, or in the alternative, the addition of usable front porches or expanded front entry patios. g. Front entry doors no greater than 6 feet farther back from the garage doors, or in the alternative, the addition of usable front porches or expanded front entry patios. h. Additional large trees in the front yards or other open space areas of the proposed lots to make a more immediate impact on the streetscape. i. Establish maximum driveway widths of 20' for the two -car garage lots overall, and 20' at the curb line/curb cut line for three -car garage lots as part of the PUD. 2. Verification that the building and design proposals for attached Single Family units and lots will meet the standards identified in this report, specifically: 2F (9) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA CITY COUNCIL RESOLUTION NO. 2025-14 a. Reduce visitor parking clusters in the townhouse area by approximately one- fourth and replace with additional green space and tree planting. b. Update landscaping plans showing a much greater proportion of shrubs (as opposed to perennials) in the shrub planting base for the townhouses. c. Townhome units shall meet a requirement of 10% brick/stone in combination with board and batten, corbels, shakes or other fagade features exceeding 20% of the front fagade. d. Townhome lot and unit design will be revised to increase the length of the driveways wherever feasible. 3. Update landscape plans showing tree planting locations for the trees in the townhouse portion of the project and verification of tree planting for all areas per code requirements. 4. Update landscaping plans showing additional clusters of shrub plantings and seating areas in the outlots comprising the development's stormwater ponding areas. 5. Provide written confirmation of allowable use for a non -motorized bicycle park by the powerline easement holder. Land dedication for park is contingent on this requirement. 6. Compliance with the terms of the City's Engineering Staff letter dated December 23, 2024, including the comments of January 2, 2025. 7. Compliance with the terms of the Chief Building Official's letter dated December 31, 2024, and comments dated January 2, 2025. 8. Comments and recommendations of other Staff and Planning Commission. ADOPTED this 24t" day of February, 2025 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO CITY COUNCIL 0 Lloyd Hilgart, Mayor 2F (10) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA CITY COUNCIL RESOLUTION NO. 2025-14 ATTEST: Rachel Leonard, City Administrator 2F (11) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA CITY COUNCIL RESOLUTION NO. 2025-15 A RESOLUTION APPROVING THE PRELIMINARY PLAT OF MEADOWBROOK ADDITION WHEREAS, the applicant is seeking a preliminary plat of a parcel of currently undeveloped land; and WHEREAS, the proposed plat would incorporate development opportunity for mixed residential land uses as an allowed use in the proposed Meadowbrook Planned Unit Development zoning district; and WHEREAS, the plat creates a series of residential development parcels, dedication of public easements and streets, and utilizes existing right of way related to public streets along with drainage and utilities; and WHEREAS, the platted parcels will be consistent with requirements of the City's Subdivision and Zoning Ordinance requirements under the appropriate PUD standards; and WHEREAS, the subject property will be developed under the requirements of the Monticello Comprehensive Plan, which designate the land use for the property as Low Density Residential uses; and WHEREAS, the proposed preliminary plat shows a variety of residential lots, including lots for both single family detached and attached housing; and WHEREAS, the Planning Commission has reviewed the application for the plat pursuant to the regulations of the applicable ordinances and land use plans and policies; and WHEREAS, the Planning Commission held a public hearing on January 7t", 2025 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has reviewed the application for the plat pursuant to the regulations of the applicable ordinances and land use plans and policies; and WHEREAS, the Planning Commission has recommended approval of the proposed preliminary plat of Meadowbrook on February 7, 2025; and 2F (12) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA CITY COUNCIL RESOLUTION NO. 2025-15 WHEREAS, the City Council has considered all of the comments of the Planning Commission, the public, and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the City Council makes the following Findings of Fact in relation to the approval of the preliminary plat: 1. The proposed uses are consistent with the intent and purpose of the PUD, Planned Unit Development District. 2. The proposed uses will be consistent with the existing and future land uses in the area in which they are located, including the Monticello Comprehensive Plan. 3. The impacts of the improvements are those anticipated by the existing and future land uses and are addressed through standard review and ordinances as adopted. 4. The proposed plat accommodates additional public and private improvements, including pedestrian facilities, utilities, and stormwater controls that ensure the project will continue to be consistent with the City's long-term public service infrastructure. 5. The proposed plat accommodates reasonable extensions of development and infrastructure to serve other undeveloped property in the area. 6. The proposed access and development details, as supplemented in further submissions, meet the intent and requirements of the applicable zoning regulations. 7. As a property with development consistent with both the Comprehensive Plan and the previously approved plat for the site, the proposed plat is not anticipated to negatively impact surrounding residential properties. 8. Approval of the plat will not result in the need for additional road or utility infrastructure other than that being provided by and for the proposed use, and should not otherwise negatively impact the health or safety of the community. NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Monticello, Minnesota that the Monticello City Council approves the proposed Preliminary Plat for Meadowbrook, subject to the conditions of Exhibit Z of the staff report, as follows: 2F (13) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA CITY COUNCIL RESOLUTION NO. 2025-15 1. Verification that the building and design proposals for the Single Family detached units and lots will meet the following standards: a. 25 foot front setbacks, with 6 foot side yards and 20 foot usable rear yards. b. Minimum building sizes of 1,050 finished square feet and a minimum of 1,585 finishable square feet, with the exception of not more than 25% of the detached single-family lots at 1,355 square feet of finishable square foot home plans. c. Garage square footage shall be a minimum of 476 square feet. d. Roof pitches of at least 5:12, with modifications for gables or shed roof ornamentation. e. A maximum of 30% of all single-family units may meet less than a 10% brick or stone requirement when a combination of board and batten, corbels, shakes, garage windows or other fagade features exceed 20% of the front fagade, with all plans including brick/stone treatment. f. Livable portions of the home exposed to the front street no less than 40% of the width of the structure, or in the alternative, the addition of usable front porches or expanded front entry patios. g. Front entry doors no greater than 6 feet farther back from the garage doors, or in the alternative, the addition of usable front porches or expanded front entry patios. h. Additional large trees in the front yards or other open space areas of the proposed lots to make a more immediate impact on the streetscape. i. Establish maximum driveway widths of 20' for the two -car garage lots overall, and 20' at the curb line/curb cut line for three -car garage lots as part of the PUD. j. The PUD will comply with the anti -monotony included with the PUD plans. 2. Verification that the building and design proposals for attached Single Family units and lots will meet the standards identified in this report, specifically: a. Reduce visitor parking clusters in the townhouse area by approximately one- fourth and replace with additional green space and tree planting. 2F (14) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA CITY COUNCIL RESOLUTION NO. 2025-15 b. Update landscaping plans showing a much greater proportion of shrubs (as opposed to perennials) in the shrub planting base for the townhouses. c. Townhome units shall meet a requirement of 10% brick/stone in combination with board and batten, corbels, shakes or other fagade features exceeding 20% of the front fagade. d. Townhome lot and unit design will be revised to increase the length of the driveways wherever feasible. 3. Update landscape plans showing tree planting locations for the trees in the townhouse portion of the project and verification of tree planting for all areas per code requirements. 4. Update landscaping plans showing additional clusters of shrub plantings and seating areas in the outlots comprising the development's stormwater ponding areas. 5. Provide written confirmation of allowable use for a non -motorized bicycle park by the powerline easement holder. Land dedication for park is contingent on this requirement. 6. Compliance with the terms of the City's Engineering Staff letter dated December 23, 2024, including the comments of January 2, 2025. 7. Compliance with the terms of the Chief Building Official's letter dated December 31, 2024, and comments dated January 2, 2025. 8. Comments and recommendations of other Staff and Planning Commission. 9. Compliance with comments from the Wright County Highway Engineer's Office and any of the Wright County Surveyor. 10. The submitted Homeowner's Association Documents are subject to the review and comment of the City Attorney and shall be executed and recorded upon satisfaction of comment. 11. Execution and recording of a development contract for the plat, incorporating the terms and conditions for development, including fees and escrows. 2F (15) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA CITY COUNCIL RESOLUTION NO. 2025-15 ADOPTED this 24t" day of February, 2025 by the City Council of the City of Monticello, Minnesota. MONTICELLO CITY COUNCIL By: Lloyd Hilgart, Mayor Jennifer Schreiber, City Clerk 2F (16) ORDINANCE NO. 843 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA AN ORDINANCE AMENDING TITLE XV, § 153.047 OF THE MONTICELLO CITY CODE, KNOWN AS THE ZONING ORDINANCE, ESTABLISHING THE MEADOWBROOK PLANNED UNIT DEVELOPMENT DISTRICT AND REZONING THE FOLLOWING DESCRIBED PROPERTY TO MEADOWBROOK PUD: PLAT OF MEADOWBROOK ADDITION THE CITY COUNCIL OF THE CITY OF MONTICELLO HEREBY ORDAINS: Section 1. Section § 153.047, PUD Districts, is hereby amended to add the following: (XX) Meadowbrook PUD District (1) Purpose. The purpose of the Meadowbrook PUD District is to provide for the development of certain real estate subject to the Meadowbrook Planned Unit Development District for mixed residential land uses. (2) Phased Development. The Meadowbrook PUD District will be developed in phases, pursuant to the approved phasing plans. Subsequent phases, although plat names may change, shall continue to be zoned and regulated under the Meadowbrook PUD district, as may be amended. (3) Permitted Principal Uses. Permitted principal uses in the Meadowbrook PUD District shall be single family detached uses on all lots as shown in the Meadowbrook Preliminary Plat dated and attached townhouse residential on all lots as shown in the Meadowbrook Preliminary Plat dated subject to the approved Final Stage PUD Development Plans dated , and development agreement dated and subject to the conditions of approval imposed by City Council Resolution Nos. , and as may be further amended. Each individual use is limited to the location and building identified on the Final PUD Development Plans. No other principal use shall be allowed in the Meadowbrook PUD District, with the exception that public uses on public property shall not be subject to this limitation. The introduction of any other use or change in density shall be reviewed under the requirements of the Monticello Zoning Ordinance, 153.028(0)(9)(b) — Planned Unit Developments for 2F (17) ORDINANCE NO. 843 Development Stage PUD. (4) Accessory Uses. Allowed Accessory Uses in the Meadowbrook PUD District shall be those as allowed in the T-N, Traditional Neighborhood zoning district for any lot used for single family residential use, or as allowed in the R-3, Medium Density Residential zoning district for any parcel used for attached housing. No other accessory uses shall be permitted in the Meadowbrook PUD District, nor shall any outdoor storage or display be allowed, other than as specifically identified on the Final Stage PUD Development Plans. (5) District performance standards. Performance standards for the development of any lot in the Meadowbrook PUD District shall adhere to the approved Final Stage PUD plans, City Council Resolution Nos. , and development agreement dated (6) The specific flexibility and conditions of the Meadowbrook PUD District shall be as follows A. Single Family detached, or single family attached, as shown on the approved Development Stage PUD plans, shall be subject to the modified building locations and setbacks and shown on said plans. B. The PUD provides flexibility from building spacing and setback requirements. C. The PUD provides flexibility from the standard requirement for public streets by allowing private streets in the areas serving attached housing. D. The PUD provides flexibility from the requirement for sidewalks along all streets by waiving such requirement along the private streets in the plat. E. Parking for the attached housing areas shall be as provided per the approved plans and located throughout the attached housing development areas. F. The Final Stage PUD architectural plans for the PUD are required to meet the standards, including building materials, as set forth in the Conditions of Approval for the Development Stage PUD, including those below and which are incorporated into the City Council Resolution Nos. 2025-XX and 2025-XX: 1. The building and design proposals for the Single Family detached units and lots will meet: a. 25 foot front setbacks, with 6 foot side yards and 20 foot usable rear yards. N 2F (18) ORDINANCE NO. 843 b. Minimum building sizes of 1,050 finished square feet and a minimum of 1,585 finishable square feet, with the exception of not more than 25% of the detached single-family lots at 1,355 square feet of finishable square foot home plans. c. Garage square footage of at least 476 square feet d. Roof pitches of at least 5:12, with modifications for gables or shed roof ornamentation. e. A maximum of 30% of all single-family units may meet less than a 10% brick or stone requirement when a combination of board and batten, corbels, shakes, garage windows or other facade features exceed 20% of the front fagade, with all plans including brick/stone treatment. f. Livable portions of the home exposed to the front street no less than 40% of the width of the structure, or in the alternative, the addition of usable front porches or expanded front entry patios. g. Front entry doors no greater than 6 feet farther back from the garage doors, or in the alternative, the addition of usable front porches or expanded front entry patios. h. Additional large trees in the front yards or other open space areas of the proposed lots to make a more immediate impact on the streetscape. i. Establish maximum driveway widths of 20' for the two - car garage lots overall, and 20' at the curb line/curb cut for three -car garage lots as part of the PUD. j. The PUD will comply with the anti -monotony plan included with the PUD plans. 2. The building and design proposals for attached Single Family units and lots will meet: a. Reduce visitor parking clusters in the townhouse area by approximately one-fourth and replace with additional green space and tree planting. 3 2F (19) ORDINANCE NO. 843 b. Update landscaping plans showing a much greater proportion of shrubs (as opposed to perennials) in the shrub planting base for the townhouses. c. Townhome units shall meet a requirement of 10% brick/stone in combination with board and batten, corbels, shakes or other fagade features exceeding 20% of the front fagade. d. Townhome lot and unit design will be revised to increase the length of the driveways wherever feasible. Landscaping shall be as per approved Final Stage PUD Development Plans, or as administratively approved per Monticello City Code. G. The location and widths of internal lot line drainage and utility easements are as per the approved plat of Meadowbrook Addition or its successor plats. H. An executed and recordable easement and stormwater maintenance agreement for the District shall be recorded with the final plat in a form approved by the City. (6) In such case where any proposed improvement is not addressed by the Final Stage PUD, then the applicant shall seek a PUD Amendment per the processes of the Monticello Zoning Ordinance and as directed by the Community Development Department. (7) Where there are any conflicts in the allowed uses or required performance standards between the Meadowbrook PUD District and any other applicable zoning regulations, the requirements of the Meadowbrook PUD District and its associated plans shall prevail. (8) Amendments. Where changes to the PUD are proposed in the manner of use, density, site plan, development layout, building size, mass, or coverage, or any other change, the proposer shall apply for an amendment to the PUD under the terms of § 153.028(0)(10). The city may require that substantial changes in overall use of the PUD property be processed as a new project, including a zoning district amendment. Section 2. The City Clerk is hereby directed to mark the official zoning map to reflect this ordinance. The map shall not be republished at this time. Section 3. The City Clerk is hereby directed to make the changes required by this Ordinance as part of the Official Monticello City Code, Title XV, 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 11 2F (20) ORDINANCE NO. 843 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 4. 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 for examination upon request. ADOPTED BYthe Monticello City Council this 24th day of February 2025. Lloyd Hilgart, Mayor ATTEST: Rachael Leonard, City Administrator AYES: NAYS: 2F (21) SUMMARY ORDINANCE NO. 843A CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA A SUMMARY ORDINANCE AMENDING TITLE XV OF THE MONTICELLO CITY CODE, CHAPTER 153.047 OF ZONING ORDINANCE BY ADDING THE MEADOWBROOK PLANNED UNIT DEVELOPMENT DISTRICT NOTICE IS HEREBYGIVEN that, on February 24, 2025, Ordinance No. 843 was adopted by the City Council of the City of Monticello, Minnesota. Due to its lengthy nature the following Summary Ordinance No. 843A was prepared for publication as authorized by state law. The ordinance adopted by the Council amends the Monticello Zoning Code found in Title XV, Chapter 153 by adding the following section: Title XV: Land Usage §153.047 PUD District (XX) Meadowbrook PUD District (1) Purpose (2) Phased Development (3) Permitted Principal Uses (4) Accessory Uses (5) District Performance Standards (6) Conditions A printed copy of the whole ordinance is available for inspection by any person during the City's regular office hours. The complete ordinance will be posted on the City's website following publication. APPROVED FOR PUBLICATION by the City Council of the City of Monticello, Minnesota, this 24th day of February, 2025. ATTEST: Jennifer Schreiber, City Clerk ► O]91\Le11►■WAYL9];� VOTING IN OPPOSITION: CITY OF MONTICELLO Lloyd Hilgart, Mayor 2F 3) CITY OF Montice o To: Planning Commission and City Council From: Engineering Staff Date: January 23, 2025 OFFICE:763-295-2711 FAX:763-295-4404 505 Walnut Street Suite 1 I Monticello, MN 55362 Subject: Meadowbrook Plat-87th Street Connection Engineering Recommendation for 87th Street Connection The City Engineering staff recommends the connection of 87th Street between the proposed Meadowbrook plat and the existing Hunters Crossing plat, as originally planned in the Hunters Crossing development. This connection will enhance access and circulation for both daily traffic and emergency vehicles in the neighborhoods. Key Benefits: 1. Improved Emergency Response: The connection will reduce the distance to the fire station by approximately % mile from the intersection of 87th and Eisele, facilitating quicker emergency response times. 2. Enhanced Traffic Flow: Existing residents in Hunters Crossing will benefit from a % mile reduction in travel distance to the intersection of School and Edmonson, improving overall traffic efficiency. 3. Traffic Distribution: Eliminating the 87th Street connection would increase traffic congestion at the remaining access points, negatively impacting traffic flow. 4. Infrastructure Integration: The connection will enable the integration of sanitary sewer and watermain systems between the two plats, ensuring efficient utility services. 5. Avoiding Disruption: Without this connection, a temporary cul-de-sac would need to be relocated within the Hunters Crossing plat, affecting two existing homes to construct a permanent cul-de-sac. By implementing the 87th Street connection, we can ensure better infrastructure, improved emergency response, and enhanced traffic management for both neighborhoods. www.ci.monticello.mn.us REZONE, PRELIMINARY PLAT, DEVELOPMENT STAGE PUD QSTTO SOCIA TES Engineers & Land Surveyors, Inc. 2F (25) ABOUT THE BUILDER / DEVELOPER JPB Land, LLC I JP Brooks Builders, locally owned, will be the developer and homebuilder ensuring the vision is consistent from start to finish OUR MISSION IS SIMPLE: TO BUILD QUALITY HOMES AT AN AFFORDABLE PRICE • JP Brooks has been in business since 2013 • Over 850 homes constructed in 40+ communities since 2013 • Currently building in 18 locations throughout the metro • Average number of homes closings 2022-2023 = 150 homes annually • Ranked Top 25 Builder in revenues for 2023 in the Twin Cities market • Minnesota Green Path Certified Builder %i JP Brooks JPB LAND BUILDERS �v. . 1 2F (26) PRELIMINARY PLAT & DEVELOPMENT STAGE PUD MEADOWBROOK, MONTICELLO APPROVAL RATIONALE FOR PUD — PUBLIC BENEFITS — OUR PLAN �� JPB LAND • Our plan meets many of the stated goals of the 2040 Comprehensive Plan • We offer a life -cycle community with a variety of lot types and sizes and home styles, providing choices to serve all demographics of residents • Dedicates approximately 2 acres of land for expanded Edmonson Ave ROW • Provides a trail easement along the Edmonson Ave ROW and through Outlots B and C • Dedicates 10.45 acres of public open space (including a 3.46 acre park) • Provides 3.46 acres of dedicated public park space for a "BMX" park • Utilizes existing infrastructure for water and sewer that "pays its own way" • Provides street connectivity on all four perimeters of the site to existing and/or proposed neighborhoods • Provides neighborhood -wide restrictive covenants plus HOA (snow + mow, maintenance and insurance) for the townhomes lots • Provides sidewalk and trail connectivity to existing neighborhood network and and park area k I� JP Brooks BUILDERS s A 2 2F (27) PRELIMINARY PLAT & DEVELOPMENT STAGE PUD 42"*t, JP Brooks MEADOWBROOK, MONTICELLO JPB LAND BUILDERS — — • p� a r_T.: �i , _ _ _ _ ! EDMoNSON� AVENUE NE 1 1 OUriOTO 2 2� 4 1 121110 9 1817�6151F4F3F2EI 4' 3 3 I �� �iv� R 1 j cam• - I c g 0 I — _ OTA 4 0� g 1 8_ 3 2 1 3 4 5 71 2 8 2I 4 21 9 5 Z o 4 3 6 3 4 5 6 5 4 _ 5 4 PWATE 2 - 6 1 1�� 1 WJ6 1 3 2 1 4 3 12 11 f0 9 8 7 7 7 5 OUTL07O 5 8 l 6 q�� 4 3 6 5 1 7 r_ll l 8 Outtor a 2' E 1 14 1 8 7 6 _5_ 4 3 2 1 9 3 2 13 1 3 2 9 i 20 _ 4 3 4 72 3 rt_-------- 2 1 3 2 l 4 11 8 10 7 19 5 3 5 4 5 w 11 18 - w 6 6 6 0 5 12 17 10 7 0- 9 18 7 r 6 13 14 15 116 8 1 2 I j 8 Mf / ............ € 4 3 9 J 10 OUMOT C v 10 11 12 137 16 15 14 113 ,.. 4 22 12 116 `• DATA Gross Site Area: 56.45 Acres Net Developable Area: 54.46 Acres Townhomes = 73 lots Edmonson Ave ROW: 1.99 Acres Overall Net Density: 3.34 Units Per Acre 52' Single Family = 41 lots Open Space: 10.45 Acres Proposed Total Residential Lots: 182 62' Single Family = 68 lots BMX Park (Outlot A) : 3.46 Acres Total Single Family = 109 lots 3 2F (28) CITY OF MONTICELLO 2040 COMPREHENSIVE PLAN LAND USE AND GROWTH OBJECTIVES ACHIEVED V A LGoa0j I Growth and Change, and Goal 2 1 Complete Neighborhoods Zi► JP Brooks JPB LAND BUILDERS A City that prioritizes growth inward by concentrating development activities within the existing city boundaries and grows or develops into the Orderly Annexation Area only when development is proposed or planned contiguous to city boundaries, sensitive open space lands are protected and thoughtfully incorporated into the development pattern, and the land is serviced by appropriate utility and transportation systems. An open space "frame" around and woven through Monticello, complemented by the Mississippi River, Bertram Chain of Lakes Regional Park, other local and regional parks, trails and recreation areas which together protect the City's natural resources, lakes, wetlands and woodlands, and provide opportunities for recreation, enhance visual beauty, and shape the City's character. Cl 2F (29) CITY OF MONTICELLO 2040 COMPREHENSIVE PLAN KEY THEMES ACHIEVED 1. Sustainabillity W04W • Provides infill development • Utilizes the land efficiently • Provides linear open space corridor • Provides trails and sidewalks for pedestrians and cyclists • Preserves open space • Provides a new community park within walking distance of residents • Preserves open space i• JP Brooks JPB LAND BUILDERS • Provides access to other neighborhoods and commercial areas of the city nearby • Promotes pedestrian and bicycle use of trails and sidewalks encouraging a healthy lifestyle for residents • A variety of housing types and price points provided to serve all demographics of home purchasers within one community 1.1 2F (30) HOUSE PRODUCT SUMMARY i• JP Brooks JPB LAND BUILDERS Garage Size Type Plan Name Bedrooms Bathrooms Sq Ft Stalls 3£ o Attached Townhomes Birchwood 3 3 2 1709 s° J Attached Townhomes Villa Hazelwood Oxford II 4 2-3 2 2 3 1709 1585-1721 Villa Augusta 2 2 2 1355-1499 J o Villa Madison 3 2 2 1596-1740 Ln a Villa Lakewood 3 2 2 1794-1830 0 Villa Two Story Waterford Hillcrest 3 3-4 2 3-4 2 3 1948-2068 1801-2570 o° c a J N a Two Story Stonybrook 4-5 3-4 3 2040-2840 'r' v (n ° N Two Story Villa Silvercreek Augusta 4-5 2 3-4 2285-3053 1355-1496 Villa Madison 3 1596-1740 Villa Lakewood 2-3 1794-1830 = Villa Waterford 2-3 1948-2068 Split Oak Ridge 2-4 2-3 1355-2534 a CD Split Washington 3-5 2-3 1596-2919 � Ln Split Weston 2-5 2-3 3 1846-3025 0 Multi Maplewood 2-5 2-3 3 1972-3559 N Multi Rambler Crestview Augusta 3-4 2-4 3-4 2-3 3 3 1804-2612 1355-2534 Rambler Madison 3-5 2-3 3 1596-2919 0 Rambler Somerset 2-5 2-3 3 1846-3025 .. 0 J o a Rambler Edgewater 2-5 2-3 3 1972-3559 N Two Story Brookview 4-5 3-4 3 2295-3082 v Two Story Summit 4-5 3-4 3 2539-3482 Two Story Sedona 4-5 4-5 3 3164-4410 0 2F (31) ARCHITECTURAL DISTINCTIONS • Front porches with (SmartSide) LP pillars • Stone base pillar upgrades • Varying heights and quantities for stone • Built out gables • Coach lamps at garage door • LP SmartSide window wrapping (SF only) • Transom or sidelight windows at front entry door (SF only) • Different siding options in gables (Board and Batten, Shakes, Built Outs, Dentils, Brackets) • Garage door is an upgraded short raised panel garage door with grooves. Also allows for windows to be added. Multiple colors, including wood grain to provide higher quality look • Stone address plaque upgrade option • All homes Minnesota Green Path certified �i► JP Brooks JPBLAND BUILDERS • Included front door is an upgraded fiberglass door with a wide array of color options and wood grain options. (Most builders don't do the wood grain because of the cost, we include standard due to positive feedback from customers. SF only) • Full time designer on staff with over 25 years of experience planning out exterior packages for large, quality communities • In house design studio where customers can choose their selections • We are intentional with a self imposed anti -monotony code about not allowing the same elevation or color palette next door, on either side, or directly across the street 7 2F (32) Birchwood and Hazelwood meow W-,411h. a Bedrooms: 3-4 Bathrooms: 3 Garage Stalls: 2 Square Feet: 1709 JP Brooks BUILDERS 93 2F (33) Birchwood Floor Plan REF , DINING KITCHEN zUS�rH 14'-4- x 9'-1 1' =i00w4G Tw NSIMN O Q UP j t 1111 ��7J GARAGE 65 gal 5 ga 17'-11" x 22 _6" INTERIOR OF LIVING ROOM GARAGE WALLS Q. FT. = 420 .• I � a 4 FORD CHEVROLET EN , EXPLORER'� �ALBU6'-11"— yl PORCH _ ' ® I �'-0" x 6'-D' I I 7 0 SQUAREFOOTAGE Main Floor: 708 sf Upper Floor: 1001 sf Garage: 446 sf Storage: 90 sf C cc PR. BA. L LOFT - BATH 9'-2" x IT-T l5'-3" A 10�'rr— , WIC - -� Ij W!D J, i f ---. N e � III III a I 93EDROO 3 - 10'-0' x 11' 11 PRIMARY SUITE igEDROOM 2 10-6' x 13'-10" T-6" x 10'4" 1 , I � I I JP Brooks BUILDERS 2F (34) Hazelwood Floor Plan KITCHEN PATIO m 14�4 r 9-11, ME -CH a u n+ L BATH if „LIVING ROOM GARAGE u • . Z2.-F INTERIOR OF GARAGE WALLS m.5Q. FT. = 420 EVRO AU - M 1 1 E PRIMARY SUITE -3'-E K 13-113" L� Yr - BEDRDOM 3 1 lU-2' y!► 2' SQUAREFOOTAGE Main Floor: 708 sf Upper Floor: 1001 sf Garage: 446 sf Storage: 106 sf An m Ron NJ LOFT r"F-Y _ 1 j'-)0' OPTIONAL 1 6EDROOM { w L-------------------------- JP Brooks BUILDERS 10 2F (35) GARAGE STORAGE OPTIONS 1 lj!!2^ JP Brooks JPBLAND BUILDERS P QP-10 2F (36) The Oxford II VILLA FLOOR PLAN JP Brooks BUILDERS _.A 4 - --, W t-1 r, . -is Bedrooms: 2-3 Bathrooms: 2 Garage Stalls: 3 Square Feet: 11585 - 11721 r - 12 52'LOTS - 40'HOUSE PAD - &SIDE YARDS Is q .0 OVERVIEW P7 A E_7 2F (38) The Madison VILLA FLOOR PLAN 11 Bedrooms: 3 Bathrooms: 2 Garage Stalls: 2 Square Feet: 11596 - 19740 JP Brooks BUILDERS ML! 2F (39) The Lakewood VILLA FLOOR PLAN � \ Bedrooms: 2-3 Bathrooms: 2 Garage Stalls: 2 Square Feet: 1,794 - 1,830 JP Brooks B U I L D E R S 15 2F (40) The Waterford VILLA FLOOR PLAN JP Brooks B U I L D E R S a Bedrooms: 2-3 Bathrooms: 2 Garage Stalls: 2 Square Feet: 19948 - 2,068 owl 16 2F (41) The Weston SPLIT LEVEL FLOOR PLAN pp� Bedrooms: 3-5 Bathrooms: 2-3 Garage Stalls: 2 Square Feet: 19440 - 2,251 JP Brooks B U I L D E R S `VA 62' LOTS - SO' HOUSE PAD - &SIDE YARDS OVERVIEW �EIN 2F (43) The Madison RAMBLER FLOOR PLAN JP Brooks BUILDERS Bedrooms: 3-5 Bathrooms: 2-3 Garage Stalls: 3 Square Feet: 11596 - 21919 19 62' LOTS - SO' HOUSE PAD - &SIDE YARDS OVERVIEW 4 �• � a1 1 2F (45) The Waterford VILLA FLOOR PLAN Bedrooms: 2-3 Bathrooms: 2 Garage Stalls: 3 Square Feet: 1,948 - 2,068 JP Brooks B U I L D E R S 21 2F (46) The Somerset RAMBLER FLOOR PLAN wpw OVERVIEW Bedrooms: 2-5 Bathrooms: 2-3 Garage Stalls: 3 Square Feet: 1,846 - 39025 JP Brooks BUILDERS 22 2F (47) The BrookvieW TWO STORY FLOOR PLAN ."­ , "V, MIKIRIMIN" Bedrooms: 4-5 Bathrooms: 3-4 Garage Stalls: 3 Square Feet: 2,295 - 3,082 JP Brooks B U I L D E R S ;L - 23 2F (48) TheSUMMit TWO STORY FLOOR PLAN Bedrooms: 4-5 Bathrooms: 3-4 Garage Stalls: 3 Square Feet: 2,539 - 3,482 w Iv - JP Brooks BUILDERS 2F (49) The Oak Ridge SPLIT LEVEL FLOOR PLAN Bedrooms: 2-4 Bathrooms: 2-3 Garage Stalls: 3 Square Feet: 11138 - 11994 JP Brooks B U I L D E R S ;ww � , ttl 25 2F (50) The Weston SPLIT LEVEL FLOOR PLAN JP Brooks B U I L D E R S Bedrooms: 3-5 Bathrooms: 2-3 Garage Stalls: 3 Square Feet: 19440 - 2,251 10 26 2F (51) The Maplewood MULTI LEVEL FLOOR PLAN Bedrooms: 4 Bathrooms: 4 Garage Stalls: 3 Square Feet: 21289 JP Brooks B U I L D E R S 27 2F (52) The Crestview MULTI LEVEL FLOOR PLAN Bedrooms: 4 Bathrooms: 0 Garage Stalls: 3 Square Feet: 21562 yell JP Brooks B U I L D E R S 1\ W 2F (53) - - - - - - The Washington MULTI LEVEL FLOOR PLAN 10 Bedrooms: 3-5 Bathrooms: 2-3 Garage Stalls: 3 Square Feet: 11596-21919 JP Brooks BUILDERS 29 2F (54) - - - - - - The Edgewater RAMBLER FLOOR PLAN JP Brooks B U I L D E R S s Bedrooms: 2-5 Bathrooms: 2-3 Garage Stalls: 3 Square Feet: 1972-31559 all 2F (55) The Sedona TWO STORY FLOOR PLAN r Adi Bedrooms: 4-5 Bathrooms: 4-5 Garage Stalls: 3 Square Feet: 3,164-4,410 JP Brooks B U I L D E R S 31 2F (56) ESTIMATED PHASING JP Brooks JPB LAND BUILDERS Proposed Phasing Phase 1: 60 Lots — 2025-2026 Phase 2: 60 Lots — 2027-2028 Phase 3: 62 Lots — 2029-2030 JPB Land, LLC's vision for Meadowbrook is to partner with the City of Monticello to create a neighborhood that will be attractive to residents and provide multiple home style options for buyers. As such, this PUD will establish standards of excellence while allowing flexibility to accommodate the market and consumer preferences over time. We have built many homes in Monticello over the years and have really enjoyed being a great partner with the city in the past. We look forward to working with the city on the Meadowbrook development and providing wonderful homesites for the residents of Monticello for years to come! Thank you for your consideration. • ,L,c- -'7 OR u 71 32 DEVELOPER / BUILDER JPB Land, LLC. I JP Brooks, Inc. 13700 Reimer Drive North, Suite 100 Maple Grove, MN 55311 Art Plante Lucinda Spanier Office: (763) 285-4795 Office: (763) 285-4789 Mobile: (612) 804-5742 Mobile: (612) 979-3965 ENGINEERING / SURVEYING CONSULTANT Otto Associates 9 Division Street W Buffalo, MN 55313 Cara Schwahn Otto (763) 682-4727 www.ottoassociates.com WETLAND CONSULTANT Kjolhaug Environmental Services Company 2500 Shadywood Road, Suite 130 Orono, MN 55331 Mark Kjolhaug (952) 401-8757 www.kjolhaugenv.com Jai 2F (58) Certificate of Sand TSurvey _ D ST ST ST � 0 s -7 7 I I \ Existing MH / h Rim=957.88 % i. Existing CB CA Inv=951.71 A A n l I co � Rim = 956.92 /-i I U l V l I V -... 0 ng MH 12•• _8" DIP Surmountable I _ WM Fence 1 foot Curb &Gutter o �a�-Rimtr959.50 Benchmark: DIP WM \ / -North of Conc.1 / property line �)ln/�r- /lI l / P P Y / �n/T//l� I / lnv=954.76 T.N.H. / r-/ / r- All A A ^ / / ^ T/ /� 1 / Elevation=962.32 Feet l \ l LJ \ 7 L _ V/T� - 1 /-I I \ I V l ` r l 7 /-� LJ LJ l l I lJ / V FF= 959.03- Existing 7 - 15 " RCP /� /` / House �.., ao / ' j (N. A. V.D. 1988,) In v= 955. 10 ' j -� � s � �. r 958.67 / /• p: � X955.78 W Q' � �W� � 7 i � r"'�' / � L . L_ l / V s � � o '/ / �, 7 ei -Fence ^ w / Fence 1 foot %l -� l o VX 6 - D i 6h-0 X958.81 Oy-i SS SS' ,-North of " �. / / j X c➢ s6 961. 960'`1 _ T / g� X� 958 �k \ F w 12" PVC X 6 -.. - . 9549 / property line -21 " RCP 3 / \• Existin �X Conc. Sidewalk-���-���-: �: � • �, g, 51 •.� �/ �-I �� cn 50 5� _16" DlP WM 2X j: 9s>4o g5� 0 \ :Shed g `v Son. 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Sec. 23, T. 121, R. 25 Field Line - - 4�- o \� \ °p X953,39 No. 475446 �� \ Wright County yF :o - /yam /yam - - - 95743X X957.34 C Utility Easement per f •-► / Monument at the ,; g44 I \ \ \ X 958.O�X �S LDoc. No. 634336 X958.58 32 NW corner of the- 88 X95 h rn 56 \ \ NE 1/4 of Sec. cn y - -..._ ._ OyF \oyF 3>6 \ o 9 23, T. 121, R. 25 ro I I c �S.'" \ \ rn 0 c � \ Ql \ Q ? �mc°'F I 55.51 ST� \ �yF °yF �h\ X96/97 \ / / X958.54 Conc. F - \ \ �X9'�'\ � Pod � 0 6 _ l !� Existing \ X ; 9 �F \ �. _Tops 953.16 °yF h \ °yF X96j6g \ i / c9S \ \ �_.:�House \ OyF < so I I \ W. Inv. = 945. 76 �• \\ / \ Co c. 3 p E lnv=943.01 �� i 9 X959.33 / \ �� -Bit. Driveway Surmountable = O co Q I 8 �� yF / \ ONF 0/y, \ - \ S8 X 959.36 O F o y X �O\� \ 19 \\ \ \\ \ \ / 0 \ c�S co^ - / Curb &Gutter xq I I QyF ; �� , , ° Oy X 958.59 1 o 1. �- / °yF Son. MH \ F I I I 949.33X :/� �\ F F \ ``L Grp;% \ \ X958.85 ��h _Edge 95a f I 957.99 -�� \�I N / o \\ yG \ c im-956.52 <l� ,� \ I u, O :� N- \\ Oy O \ `to F'hio X960.21 9S \ h0 of Bit- PARK DRIVE rn h F\ s o o \ 8" PV i SS SS °yF I \ o OyF °�' F /�� \� i I �a/s`�'�i O'o \ SS Bit. R ad SS SS 8 W I co / X 47. 9 l \ \ �°,> •'� \ \ Val W W 95 W I ^ o \ n` \ 96?86 \ /' QyF ./ \tiF oyF �o s/��rA�9� c �/ \ \ \6» DIP WM ys - --- 958.07 ST rn� 0yF °yF / q 8 �� \ \ �J '' o� ` q�/ o . -�.. 8 ss . - - - - - - \ 956.4 °j-� g X964.05. T. o�, �y . � �\ � I� �96\ � g \ ° F � ON \ Son. MH X959.50 f/� � / L s -p � 0'`; �179 °��y\ pF ,, / AS O Inv=946.83 "lQl� OyF �/y �::....... °��9�Bit. Driveway 58.149\ \56'/ / 960. F -'\ II i O i Existing CB \ �\ -\ �� x g �. F \ 0 96 OF/ O \ Conc. / 9 2 _..._..._..._ �v6 \C g5 \ qS \ -FF= 961.22 q� �� 963.23 ` \ F \ �c� \ a •-FF=961.22 Rim=955.01 Oy 9596 �� �0�� Q Uy / 964 966 ` .\ 8 In v= 950.81 0 \ X9S9 �6�\ �` /Xg632 j 96� \ 96s \ _ / `\X96�88 oyF \ \ \... _ FF= 96 .54 960 OIyF 3S \ .\ 96g X oyF _�958 l 962 964 \ �• \ G .• ( _ 961.4 0. Oiy 't �.:' -Field Line 96 ,�Fence matches 96 0 \ % F !� . \ property line -Exist g House QyF \\\�� O O/y \ \ \ P P Y \ w X I yF \ 9s F \ ✓ S,o Fos Fence s I y rn lil \ y \� Conc. Walk-...\ a V) ^o a0 1 ` y O � / \ Exis tin g MH F F yF c' yF l \ \ ,8866' �.•. \ J 46 1 Rim = 961.56 - \ . I I I Q y X9 Inv= 955. 11 r?\ :6� h / 0 02 0 \ \ X 956.12 < _ "°�I m I Feed OyF / \ yF \ Oy � � �F � \\ � y \ 956 U- T r �\ \ 961 95; N o zinP' \ \ \ \ 966 \� ` \ F \ �\ Q Field Line.- F \ M 66 s�j . cn D ��� X QyF \\\OyF \ 0 o y \ yF \ \ I \ Q 89TH ST. o W '� �\NZ SS op , I \963/6 \ O \� \\ 0 y9 1 I �, y C \ b yF \ \ X956.35 \ Fence 4 feet [ Bit. Rood:/SS> S = /y \ 9\yF 9S2 Q9\ o / San. MH / o W - y I \ S8 956 \ 'ik. I \ \� 952 \ h \ QAF / i " , `propertyoo `� C \line (� ` 0. a� " ' / oyF °yF \ sR °yF �' •S' X957.11 Rim=961.83-: 66.� \ \ _ OyF os�\\ \ \ 9S 6" INE c�� :.`Existing \� .In v= 936.30 /g6\./' WM I / I 960 \ it in L / 1 X 963.37 Bud / 1 / \ Q \ 9 py X 950.85 \ \\\ \ �9S 9s 9 Curb &Gutter � OyF � h'F ssr 6 6 Conc. Wolk \ \ 9 \ 958 \\\ �9� \ \ \ OyF \ \ 6 29 Fiber Optic Box g \ °yF 6p� OyF °yF\\ \ �- 9S�\ 7'PINE �L 9lr 'l Existing CB rn rla 6X yF \ Sp�� \ Qy�\ O/V `yt > l Rim = 959.20 I I \ \ Oly \ \QyF \ \\ \QyF \ \ s \ ) Inv 955.68 I I I \ F C\ \ 9 00 \ \ 10'BIRCHTW/N I 963.85 \ �...Ao fP,/ \ F X950.07 y\ yF Lr J L \ 7 \\ Cry \ ` 0 F `0 S 10 ASHTRIPLET X 0 I X X 963.03 D tyPr �� / Oy a� L'o aft, 0 / 950.20X 011F 954 952 X9So \ 10"CEDAR X960.24 \ F do yip o, \ Oy \ \ ?Vg� y Ff'5P\ F OyF OyF � \ - I- Oiy �j sL�,y/� fo f� OyF \ hl QyF 956 \ �\ 'y 9 "P11V•E ,_ F rif s \ Q IV C ce \ \ O Fence / 0 per \\ yF 0h X959.37 OyF h'F ` y \ \ oyF h� oyF \ �` h \ o h`01 C, L I I I F \ h/ \ \ j �^ oyF OyF . C, X� \ I ON,- \ \\\ °yF \ rn ON- w %\ _ �� \ \ OyF 96 I X 9Sry 9s X9 \\\\ .T °yF OyF X �� r 33 " RCP Io� c X 963.80 / \ Oy \ °yF \ o \ Oy� 2 o sr9so \j 955.00 \ i 962.20� I X \ I I \ � � \\ I yF � � \ y\ F 52 Sg . � F F j` \ .(n v= 4 .9G�..� \ 9 8 S Oy OyF 960.1 ( Oiy / 954 \� 4 9 \X954.86 N LU I I I 9s yF F\ �, I �0 / \ O h ! ` 0 2 /Q g \ 6 \ \ X 952.45 o Li I / I \ ON- yF I I \ •`O / yF - ! \ ,X 9\ O 44 9¢6 \ \ g6 \ y I 949.9 F / � -j l \ QyF � yF 9< \ \\ ✓ 961.64 � QyF 2XO\ /� t `yF '\`�\\\ O \ \\ \ r \ < _CY) 96o O/yF \ \ \ QyF °� Xo N QyF X 943.20 \ \ g S C 0 a I X 960. 19 \ / \ \ / Oy E X 942.06 \ O \ oyF \ � a I � \ F �` � \ \ y\ LU ­; f Or \yF gs X960.31 X961.46 \ Oy\ 9,S4z� \ /-1 Tl /� T A 0/v I LLJ o yF \ "n ' X 966. 76 959.81 X C J ' \ 9s6 OhF / h� \ X gS�69 \ X9A2sg ON. 24 " RCP I}>> I a, I \ ��� \ °� OyF \ In v= 947. 13 -�: rn X 960.70 OyF / 0 96O / �-,\ X953.10 F z " 966 I OyF 3 G* \ o g° I C) _ /v X 959.81 I / 5 X�yF / � /9Q F 9 g J X 953. 78 0 I Es o C l � I �� iyF X 941. 77 C I X 966.87 I X 960. 73 0/yF I \ r.� LU Area = 56.45 ACRES Structure / \\ 946JyF 944_ Fence-... �. � 9 4 � _/ / X954 55 Fence S / O yF N= \ �..._42" RCP LU � J E..... Izo o I I \ xW x Existing MH X� 958.38� I co r< \ ` -Rim=954.26 _ o �\ \ v 954.72 /n v= 946.82 r \ N rn co I I X 966.99 963.79 L� X °� O � \ � � 958.19 / I\ _ X963.66 0 o X963.48 -42" RCP - �" � \ 6 ELM - o I '' X962.18 10'ELM N I I_ \) \ �,, i ,,, � X 966.78 X 962.61 1 D ELM O ^ q) ' I 8'ELM X960.16 I eW > X961.97 �r u~i obi .'�� ��' � X962.20 12"ELM �965.22,v; � � 9S8 Existing CB / • �0 2 v Q X962.75 � 962 8'ELM 3 - Rim = 952.30 I= I I I 7 Inv=947.7� X 967.45 / X 958.85 X 958.47 I 62 � ptP _ ence 12 feet East �.....-...r.. -.•. \ �-�u'tn � S //-" of property line \_� c x Im t `� a ` 9sQ `.' , ` x 966.81 �' ^ern a�i X961.02 �h o W ~ ° -36" RCP \ ; `r 2 � x > Ld rn c q, N 12 ELM c0 X 954.69 < , .0 I 0 25 25 o N \ C \-Fen �...-oencro property Eas o /: P P Y 10'E /' Existing CB Inv=947.96 X967.16 X962.61 -Rim-952.54 56.8 " 1 q 953 �. N co \ 9 ELM X 56,93 95 99 -21 " RCP / LLJ_^ I \ l 9�, -36" RCP 9" .Qry --9L g67.4 NO i 7"E-F��TkY/ <`iy s ��tx �h6 �")� -Existing CB �h h� X /� Rim Ln 950.927 X96791 0 s � °� l / Son. MH ' r 964 I 16'ELM X � - m=95 .74 o � �� Ri w I rn I I X963.20 Edge_..,-..-...-...-..._...-...� t955'� lnv=943.66 <> 0 96� \ ✓ 6'ELM " of Bit. -..� 1 /:� I _ / / •� / •.-Conc. idewolk L 6 ELM DO 6 S - �. /. Curb &Surmiluntobler 9s92 8�'FF\M 6'ELM7W, °)18" RCPI... '` �6 . / / -Son. MH w r\ o 9 "ELM Rim=958.64 [ N 60 'ELM on. MH 9 j S p I \ / �� \ 9' Rim=955.81 / 95 63 ��� X 964. 71 6g/7%7 \ In v= 943.92 7: 9 _ .. C I I X964.84 I \ / l �� \ \ \ \ Existing CB 7: I o � '� I '96,9I rn I \ \ Rim 950.482-...�' / . � oo, S >: 7 18" RCP Existing MH _ 0 �� � I 2 i � � � D 87TST. NE Rim=969. 15 �: a �v�1� I , r J - \ \ X > \ Fiber 1 959.24T g Optic Box' j 8/ I I \ 7POPLAR g I 68 8" DIP \ \ � � Existing MH W D WM W J-- 87TH ST NE Bit' Road Pea. y< X965.65 X965.03 7 ELM °I� -Rim=955.40 I 966 \ J 9'ELM \ _Existing 1 STCP/ D �g4Romps I _ I ` / lnv X9�9.17 co o / 7ELMTWIN 4 Curb Gutter68: • 1 69 >> X966.38 \ 8ELM -36" RCP l 03 Conc. Wolk-'g6g `\I I - _ - F t u r gFiber,r o \ `�✓ 7"ELM 0 8"ELM N rn J 6 C) > Optic Box I X 965.41 _ O I 966.34X 10 ELM \ 10 ELM N � FenceP perty�ene '�� \ > N 15" RCP-.. _ 12ELM L C / X96790 10'POPLAR7 ELM X958.68 Existing CB �1 6 6 7POPLAR 8'ELM X r �., Rim=967.41 :I 9 � >_ X966.31 X965.80 7"BOXELDER 10'ELM Fence 6' �� Lr 9'BOXELDER �r I r I ` C j 0 60 120 T '' I 7BOXELDER 8 BOXELDER \) C Feet _ w °j 7'ELM 1 _ y o I - 6 BOXELDER 8ELM ELM O I r CB r J `r J o I 7'BOXELDER R- `r 32 t. i� X966.12 X961.03 Existing .0 N •\ \ -Rim=955.07 X964.64"AS 1 /nv=951.05 9 6 X964.61 N 7'ELM 6'BOXELDER ER � Fi(3) \1eld Line. ao °'O I 9662� i X965.59 7"BOXELDER 9 BOXELDER 12"BOxELD \S� _Fence matches LEGEND co �� 1?.. property line 988 denotes Existing Contour / lJ °j I I f-7 8'BOXELDER rn N897g6 39 E 435.60 / 7'BOXELDER 988.00X denotes Existing Spot Elevation 77-33.031 t Line parallel with the S. / 966 rn -9 "EL MTRIPLET TELM 5%� FF=980.40 denotes Finished Floor Elevation line of the NE i/4 of 96 0 66 TBOXELDER 6a r [ 9 9 �C \\ ❑T denotes Telephone Pedestal g 10 ELMTWIN J :;:: \ I I I Sec. 23, T. 121, R. 25 688`( o _..._..._. 965.05, - • ,\ .. il Set npokJ, 5- 25 966.72X 966�8 /... ^ 9662 6 u I II Existing_.: " I X House ! ( o I 1 3 0� oo h h •-FF=966.95 r+ LrJ 0 r\ T � I rIJ a� w \11� X966.86 a ,•c°'• 0 o N •"� Q N X 965.05 c J -r < C� 1 435.60 < / Fence 2 feet South�' 'i° of property line_ • �°' C� <j II I 966.52X 65. gSX C [r� 966.38X 9 a, I o . � I I• I 0 • a) rn ^ I I N Line parallel with the S. line of the NE 1/4 of-...� I II I Sec. 23, T. 121, R. 25 I\ 1 I N89-06 39"E 467.14 meos. (467.11 deed) "% I i ko I II I 69 � � • I I cO10 �v I N SW corner of the �..•-NE 1/4 of Sec. 1 / 23, T. 121, R. 25 N89 V6 39 "E 467.14 meos. (467.11 deed) Certificate of Survey and Topographic l hereby certify that this survey, plan, or Requested By: re art was re ared b me or under m i., o a°) � ;7^b11 3ZN �b td b 0 w~ M Q.q) .c '� cn J 61 • 958.56 r 7'BOXELDER X / > X965.47 10 ASH < 12'ELM vl < > � 10"ELMTW►N `r \ X 958.41 961.86 X X 962.03 �O o Fen matches or' �•..� roperty line -Fence o - 9S>>6 7 X95728 `- l X964.98 12 BOXELDER Fence 2 feet East X966.78 Field Line- .\ oo Sac, / ' of property line / I I Line parallel with the S. / 964.80X line of the NE 1/4 of Sec. 23, T. 121, R. 25 Survey on part of the W. 1/2 of the NE p p p y y 114 of Section 23, Township 121, Ron ge 25, 1 Ldirect supervision and that l am a dulyAPR I qnrl I I icensed Land Surveyor under the laws Wright County, Minnesota of the State of Minnesota. Revised: � G � Date: Drawn By: Scale: Update Easements T.✓.B. 10-29-24 1 0-2-2`'F T. B. 1 if__6O' Paul E° Otto L L License #40062 Date: 10-29-24 /\ S89176 39"W 1407 It -Fence 6 964 X 965.20 r - \ / / r - ��� T l /-1 A / L_ / v L_ l l l/ I V S line of the NE 1/4 of Sec. 23, T. 121, R. 25 \ N8910639 E 939.97 meos. (940.00 deed) 962 49X _ - 92.73 Fence 1 foot South-, X X of property lineX � N •bi _, ZE to i 3 oN a� d. \� � A 3 ^� b �) 9 •14J Q o J O z • denotes iron monument found www.ottoassociates.com O denotes 1/2 inch by 14 inch iron pipe 9 West Division Street set and marked by License #40062 Buffalo, MN 55313 0 denotes P. K. nail set (763)682-4727 SSOCIATES Fax: (763)682-3522 Engineers &Land Surveyors, Inc. Project No. 24 - 0314 5 � i r- Il denotes Sign -4 denotes Guy Wire denotes Power Pole denotes Light Pole Dadenotes Water Valve denotes Hydrant denotes Outlet Control Structure Qs denotes Sanitary Manhole QQ denotes Storm Manhole o 1-11 denotes Catch Basin ©I denotes Catch Basin - Round Q denotes Deciduous Tree denotes Coniferous Tree w denotes Water Line GAS denotes Gas Line SS denotes Sanitary Sewer Line ST denotes Storm Sewer Line oHE denotes Overhead Electric Line x denotes Fence Line denotes Drainage and Utility Easement PROPERTY DESCRIPTION: The West Half of the Northeast Quarter of Section 23, Township 121, Range 25, Wright County, Minnesota. EXCEP T.• The South 466.27 feet of the West 466.69 feet of the Northeast Quarter of said Section 23. ALSO EXCEPT.• A tract described as commencing at the Southwest corner of the Northeast Quarter, thence Easterly, along the Southerly line, a distance of 467.11 feet to the point of beginning; thence continue Easterly, along the South line, a distance of 940.00 feet; thence Northerly, parallel with the West line, a distance of 696.69 feet; thence Westerly, parallel with the South line, a distance of 1407.11 feet to the West line; thence Southerly, along the West line, a distance of 230.00 feet; thence Easterly, parallel with the South line, a distance of 467.11 feet; thence Southerly, parallel with the West line, a distance of 466.69 feet to the point of beginning. ALSO EXCEPT.• A tract described as commencing at the Southwest corner of the Northeast Quarter; thence North along the West line, a distance of 696.69 feet to the point of beginning; thence East, parallel with the South line, a distance of 435.60 feet; thence North, parallel with the West line, a distance of 200.00 feet; thence West, parallel with the South line, a distance of 435.60 feet to the West line; thence South, along the West line, a distance of 200.00 feet to the point of beginning. Checked By: P.E.O. Surveyors Note: A title commitment was provided for this survey and the easements listed ore shown. This is not on AL TA/NSPS Land Title Survey. AGE PLAN MEADOWBROOK SET: PUDI DEVELO -:)ME \JT ST MN mnNTICELLO, r-r- A T 1 1 r- ) Z-n A/ r ,- L_/-1 I r7L_ ' I L./l 1L_ I I I I I ►: L_ L.// V LJ /1 r-r A -7-1 , r- T/-) A / r r_' n A A /l A J^ /l A l —,_) / n/ r- A n n/ T/ /l A/ I; L j �- / L_/-I l f 7 L_!\ .� l lJ / J L_ (h < \ L 7 L_LJ V/l// V`:L// V / l \ILJ\2L_ / 1L/LEI l IU (�i <� r. -7 8�I T! T /1 r-r1 A A/1 A I ^mil A/ A I /r-A I I I r- L_LJIVIU/ V�:IJ! V /-1 V L_I VLJL Q -_ 1. • w w 4 ass155sDMONSON A�%FN��F o iii i.mr millit OUTLOT D 1 LJ 4 1211109 8765 F4 4 1 �� > 2 3 2 1 3� <�� 2 2 \ PRIVATE ROAD 1 OUTLOT A 3 C - 3 BMX PARK / 1 / \ 3 0 8 8 1 3 2 1 3 —— �� 1 1 0 2 0. 4 0 2 ;lc 0 7 Z o SJ 4 � Q2, o —� 8— o� 4 5 6 42 5 6 1 w �P O 6' 3 6 3 z 5 O 3` 2 9 5 4 5 4 5 4 PRIVATE R �- 23\—� 3 6 i� 3 2 1 6 4 _ 1 8 1 uj 6 1 Q n — �-- 7 2> 7172 A192 OUTLOT D 511 10 9 8 7 °p --�— L�J REV. NO. DATE BY -7 DESCRIPTION 12 8 3 6 3 n 4 3 r. F 4 5 4 7 _�_ , AVE UNTRY >: � CO 1 ` r 1 14 8 7 6 4 3 2 5 1 I' 1 2 r 13 2 9 20 3 1 'o . 4 12 3 W 19 10 7 Z 8 11 4 11 W 5 0 18 W W 10 5 r+ O 12 17 C/) 6 CL } _ O t �- g g 14 rn 10 7 7 6 13 15 16 00 12 13 16 15 14 13 12 A nn/T/r1A! °• / A l A T / / A A / rV/ t/f7/ 1/Vv I hereby certify that this survey, plan, or report was prepared by my or under my direct supervision and that I am a duly Licensed Land Surveyor unde the laws of the State of Minnesota. Paul E. Otto 12_9_24 I" se - 40062 Date. 6 / 7 / 8 0 100 200 Feet SCALE: 1 "=100' OWNER: 4-0 SISTERS INVESTMENTS, LLC A T TN: GREG OL SON 1645 10TH STREET SE BUFFALO, MN 55313 DEVELOPER: JPB LAND, LLC A T TN: ART PL AN TE 13700 REIMER DRIVE NORTH SU/ TE 100 MAPLE GROVE, MN 55311 763-285- 4795 PARCEL DA TA:. GROSS SITE AREA: -56.45 AC, -1.99 AC EDMONDSON AVE ROW N54.46 AC. NET DEVELOPABLE: PROPOSED SINGLE FAMILY, 182 LOTS. 68 LOTS 62' SINGLE FAMILY (50'x60' PAD): 35 LOTS 52' SINGLE FAMILY (40'x60' PAD): 52' SINGLE FAMILY VILLA (40'x80.5' PAD): 6 LOTS 73 LOTS TO WNHOMES. OVERALL NET DENSITY. 3.34 UNITS/AC. 182 UNITS / 54.46 AC NET DEVELOPABLE AREA. TOTAL OPEN SPACE: _ 15.54 AC, -3.46 AC OUTLOT A N2.87 AC OUTLOT B -4.12 AC OUTLOT C -5.09 AC OUTLOT D SHEET INDEX SHEET NO. DESCRIPTION I PUD DEVELOPMENT STAGE PLAN 2 EXISTING CONDITIONS PLAN (NORTH) PLAN (SOUTH) 3 EXISTING CONDITIONS PRELIMINARY PLAT (OVERVIEW) 4 PRELIMINARY PLAT (NORTH) 5 PRELIMINARY PLAT (SOUTH) 6 7 PRELIMINARY TREE PRESERVATION PLAN (NORTH) TREE PRESERVATION PLAN (SOUTH) 8 PRELIMINARY PRELIMINARY UTILITY PLAN (NORTH) g 10 PRELIMINARY UTILITY PLAN (SOUTH) 11 PRELIMINARY GRADING (NORTH) 12 PRELIMINARY GRADING (SOUTH) PRELIMINARY EROSION CONTROL PLAN (NORTH) 13 14 PRELIMINARY EROSION CONTROL PLAN (SOUTH) PRELIMINARY S/GNAGE, LIGHTING, & MAILBOX PLAN 15 16/L 101 PRELIMINARY NORTH LANDSCAPE PLAN 171L 102 PRELIMINARY SOUTH LANDSCAPE PLAN 18/L103 TYPICAL TOWNHOUSE FOUNDATION PLAN _ Vicinity Map Not to Scole SEC. 23, T. 121, R. 25 I ' A N TRY VEQ N DR �U CL 1 —� A TON PARK s ...... 3 ClR NE �� .. L.i. ..... F L �9 9��90 PC I Pr; / ..., t 2 OUTLOT C ::::: 2 2 _ , v v v ' / `r 87TH ST NE ¢ 4 r ,, 7TH ST NE l Z a > 1 O.......... ... \ O INF/L TRA TION <) m T BASIN 3 l j; C 86TH) ST NE 5 •' " LI` C A 85TH ST NE � ` PROJECT i Q L OCA TION l n l ITI nT A Icen - www.ottoassociates.com DESIGNED DRAWN WHEREBY THAT PDIIRECAT 0 SUPERVISION REPORT OR I UNDER MSPECIFICATION, 9 West Division Street T. J. B. REPAREDIFY BY AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER Buffalo, MN 55313 UNDER TH LAWS OFT STATE OF MINNESOTA. (763)682-4727 TTO CHECKED � SSOCIATES Fax. (763)682-3522 C. S. 0. Coro M. S chwohn tto 12-9-24 4 LICENSE # 0433 Surveyors, Inc. Engineers & Land S y DATE: 6 J lJ I V I l\ I t-t V L_ xi L ` / I A nnT r//lAI f 7 I /-I 1J LJ I I I L./ l I` 1, I MEADOWBROOK JPB LAND, LLC MONTICELLO, MN z YY I / W W _ PROJECT NO: PUD DEVELOPMENT 24_0314 STAGE PLAN DATE: � 2.9.24 SHEET NO. 1 OF 18 SHEETS p ST ST ST ST \ Existing MH \ r'� v)` i \ Rim=957.88 I I X 7 ExistingCB v Inv=951.71 L �...-Rim =956.92 / r' / -7 r 12 I _8" DIP Curb &SurmouGutteeMH -DlP WM \ WM 1 o Cno-Rlmt959.50 _Benchmark: Conc. / Inv=954.76 / T.N.H. ^ A A ^ T Ann �1 » RCP Devotion=962.32 Feet I t - - - ` I I - 7 /-I L'I LJ l I / l./ / V FF= 959.03 - Existing / cd I d r� /\L_L_Il v l A Il \lVl.� 9 4 5 C N.A.V.D. 1988 cfl Q �� / s 9 � House \... /..._ �, -Fence '" ` Inv= 955.10i �o w .S� W -- �� N ss r 958.67 rk i-955.78 -, o p � - N i / `/ o X .-, 46 / 6 h X958.81 SS N SS X w 6 \ 961 - 960. :.. T : �' Oh °� 1 958 - � 12 PVC 9 -21 " RCP %� 6� Con Sidewalk- - " 51 -: •� %� L.. S r h 1-50 ¢ 92 9S 03 Existing %� X Son. MH �... _� :�• .•.. - r1 n n / A l� -16" DIP WM 4 95 I' �r /�9 Lilacs r- A - n .4 ^ /- �... Shed a, / 6 a C �/ r-IAI - ),w AI �� �X X / /' Rim=959.80- g 0 6�) 53.78 \ g^ n v= 945.34 S9 f L:-I l\ l V l `: i l\ LJ /-► l�G�l t l/ l V /-► l\ f L -ova- lrtv�953.95 1 Fence-.,` r� S I \ / ` 8-I I� I i i x x A � = II ( L. *95�.21 � g5 / ��. �tilit osem o I � i-I l \ / \ ExistingMH / �IQ •� 0 60 120 g O OAy / E/ectric Transmission / g5g.22 \-•••�8s 6 Rim=956.26 -cn, Easement per Doc.::' �0, g - - Feet Inv=945.58 < p yF o I No. 475446 \• \ 9¢ / T X958.52 3 Field Line \ -\ g- - N - - - - - I SCALE: 1 =60' X 9 X 953.52 / \ 3 25 . 25 S �2 \ m - - - - - - X 953.39 � - - - - - - � \ . 9 oyF •0 4'c -0` Oyu - - - -� � - - 95743X X957.34 / G o PID NO.: 155500231200 / 958.04X qS EXISTING ZONING: R-1 SINGLE FAMILY RESIDENTIAL 9 4 4 \ \ 53 / � 1 / X 958.58 88 \ X-9a� 56 / \ \ TOTAL PLAT AREA = 56.45 ACRES .O c \ O\ I 9 \ d 7 rn F tZ I hF F `� �i l` / 6 / :-1 Grp .^�o co Conc. ° �� y s`� X 958.54 rn . --Pod \ \9 6 i> rn I w 0 X ` \ too �o Existing o =tr X I 4F 1 ���._Top 3. � 9 /F F I 9 -o \ i_.. House °�/ N riii. I, i9 I o W. Inv.=945.76 ^• / / is �.� '�io Co1C. F a o I I \ c� #: 55 �s . In v. = 943.01 \ " �� q�► 56 / N `/F SB X959.33 \ O 33, 9 83 ° \ d/ \ 9 X959.36 •..FFBit6 Driveway %/ = hF rn X 1 �! ��\\;�\ \ 958.18o\ - �...� �� / '� p� ^� Surmountoble F i 6 , 9� �� �\ /� 958.59X 60 \ Io �... / \ �� I OyF / 8 \�� y -1 oyF 9 1 -�\ o �a-- - j_ �.. Curb &Gutter . . Son. MH / \ I � ` \ \ X 958.85 °j Ede 95a i I 95 7. 99 im - 956.52 a 1 �O o j oy O X 960. 21 c9 0 °� °j of Bit. \ �� n'F- cD : s.. r I rn. co h F SB / ` S �0 0 ,` /-I t v ] � i v L._ o rn h \ 8" PV(f -I- Ss- 0* 50 SS OAy I ON �r � /.� � � 959.76 S fJ- SS F co F / X�47. 9 \ - i / \ \ \ Bit. Rood W � *958 W W t I s l �\ Oy, o 0, W lP X 958.07 `i /0 j / /\ \ O \ •••\6 D WM �ys8 956.4 0�o'l=L� O4FI I I yF.� �g�$/� / X964 0 \ \� ` \ qS �y0 . -�_ _ S6 . _ .. _ .. - �5., 0 L 950 �' / �\ OcjF oNF \ \ X 959.50 \ \ \�� 9S . Son. MH LEGEND L \ yF \� F / g5 J �\ 960 \ -Rim=959.33 / 6 �\\ cq \ ) d 988 denotes Existing Contour / 95 `y OyF \ / s t cc \ lnv=946.83 988 0o X denotes Existing Sot Devotion Iy958.I49 Oy ��/ g56 / / 960. O F / \ �' rn ` 'Bit. Driveway 9 P F F 50 `Conc. FF=980.40 denotes Finished Floor Elevation l E96 xisting CB I \ \ I��� �� x��963 23 \ 964 / -FF=961,22 ❑T denotes Telephone Pedestal Rim=955.01 �_ OA,�)< 390 \� �0�� �NF \ vyF \ %� �966- o,`�� 9 \ Cw `...-FF=961.22 nSign Inv-95a81 \ denotes \\�-FF=96 .54 -960 oy Js 9 > -964� `yF _ c )(9 denotes Guy Wire :s:< p' 9 / F \\6sr_ �0�/ \ 962� �� ° �s� qs �50 _..._Exist g House ss.: co R. 6' \ g61. Oy t \ \ �� f > 0 g60• / d.� 958_ •960 �, o fpP� F denotes Power Pole y \ 88 ` denotes Light Pole \ ai I F °yF s -` yF� J 6E\ �...� ('� cv \\ / OAy`Ssz ' �\ \ /. \ O \ _ \.. Fence <� denotes Water Valve I> o E \ \: 1yF _ \ / denotes H Brant Conc. Wo/k-•..\yy Y Existing MH \ ~ \� X \ F ( ` �\ O \ -' �- \ denotes Outlet Control Structure Rim=961.56-...\� Nam';:::: v> I I� Q oryF �� F o / I rn 9 \ o �� F \ 1 i. lnv=955.11 �?\•.6� ' `� l \ \ \ o���B 0 956- X956.12 L, \ �,\ QS denotes Sanitary Manhole \ �1. I m I F L F \� 9 %4 \ Qo denotes Storm Manhole ' T ..°� Reid / I \ ONF ON- \ `� h� \ o /ine�... \ ` \ \ 960 \\ \� 9 \\ 0 Field \ \ \ 6 �C 'I '� III denotes Catch Basin o� a) 5 oy \ �Dy \ so �� N� �� \ \ i L �7 p o \�� F \ \ X 56 35 n T - Round ,; ,- ��_ X963 \ \ \\\\ ` OyF �� q�� \�� \otiF 9 ® denotes Catch Basin ..5�. / VL_ O } Bit. Rood../SS°p> S 2 / \ ,� °y \ 9S�\E 95 9R9�\ I I00 �- / �\ ` \ \ O w �/ o I 9� \ o C _ \ ` / denotes denotes Deciduous Coniferous Tree Son. MH W SB \ 956. _� \ \ 9s `� �� \ Rim=961.83-�� 6-�y `��I� 961.97 / Oy l �iy� 2\ �s� OiyF �qs / �� X95711 denotes Soil Boring F o \� `\ �g \ w denotes Water Line .lnv=-960 �.30 �6\:i'. <`. WM I I ` ►\ �` yF \ S6 \ 19S 00 .Existing 1• b / X963.37 Ce \ O \ 9\ O X950.85 \ `,q g GAS denotes Gas Line Curb &Gutter 2 0 T ' 1 S� \ \i 96 ""` yF 9s8 \ \\ \ y ` \ \ ti '- S6 9s66' ss denotes Sanitary Sewer Line Conc. Walk o `L' P / °j �o �� I 6� 'I'o °moo 'vo, 96 0 \ o ` �� _ 9S ST denotes Storm Sewer Line Fiber Optic Box-... o L, �g \ ?� any fhP0/-/ o'06 \ NF \ \� �9s NF \\� SZ52\ sr� \ � 9� Existing CB sr% �� �o - / \Fos�nesf°\ X \ F \ \ oar OHE denotes Overhead Electric Line Rim=959.20- :s y I I of p s OAy \AyF \ oyF \ \ 9S\\ - - x - - denotes Fence Line In v= 955.68 I Pr F X 950.07 6 '1 I,.,,... w I 963.85 F s oN °tiF s \ X - - denotes Droinoge and Utility X \ �\ 9� B oz X963.03 o O / 9,5p 0 /� �95 / F �' Eosemen t N y ` 43 X950.20 F 954 - 2� 9 \ X960.24 \ F \/ 0 y denotes Building Setback Line oyF \ h`L Oy -` 956 (; Fron t = 25 / F �\ oy 0 �h0 \ o Fence Side = 6' 20' ROW o E I \ \ \ \\,�\ F , \ XS�.7I Oyu N - 7� o o I� Rear - 25 L , W a � :,,: \ � \\ \ gSA�vyFl �I p � � "� OyF � oNF rON 33" RCP oA . K✓ X 963.80 \ \ / \/ \ O _- ON o I I \ ON / -' 8� `ysr98 F 9 �6 09� \. I cy ON- \ \ rn F O 962' 2" , - .� \ 960.1 I OAyF f \ \ 954�O14v_ \\ ­94 �9 \X954.86 s -) �� \ 8 5 I .,..... o I I I I o`� \ \ o \ O I 9�0.60 `� / 0 �2\�/ /y \� X 952.45 ># I= / o \ NF NF I \ O •.`O / `/F l / l �X 9\ SIF j` %\ \ h otiF 99 87 \ ON 961.64 949.9 F �I ho ON, % h`�� l \ ` �\ of 0 oA'�\ \ X 943.20 9 �\ o rn \960\ o I �' I X 960.19 / .�` / ` \ j oNF / rn l X 942.06 Oy\ ON \ ho C� �a OyF \ 1 L r X 961. 46 \ss� Oh'F / o \ oyF- o L J m m T X 960.31 0 \ 9 / X \ �/y 9S SQ 2; /1 r i I l /l T A ONF ? \ 90 zo l L - l / l i ti•: I / 1 / ��95� \���9 / X9sr2 oy 24" RCPJ... '\ Q SB X966.76 J 959�81 X ` \ / F \ a, I 966.06 \ / / \ rn / \ co F / X 960.70 � In v= 94'713� 96 .49 yF v \ o OyF \ \ X9A81 �/ \ OT 96'0 >\Zt 10 Ld XoP I /-lnv=94�9 \ F \ / 9h / g5 "95 - MA-TCL NF I \ Co \ C7 F I \ 9�� yy O /g0 / . - - -- -.I.�I ,�r-.-.-.-.-.-.-.-.--�.---..�------..�.�-------�.-.-.-.-.---.-.-/-.-.�.Xe-- y9 ��,5°=•�,� SHEET 3 I oy 941.7-7- SEE ��` _ ss d 25 25 I X966.87 \ 1 X960.73 0 } \\\\/ .... �o \ Ploy- / \ \�g4\ F G. Structure �...�� A, \� �6 - 4 REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN l hereby certify that this survey, plan, or report was prepared by my www.ottoassociates.com PROJECT NO: C. S. 0. T. J. B. or under my direct supervision and that l am a duly Licensed Land MEADOWBROOK EXISTING CONDITIONS Surveyor unde the laws of the State of Minnesota. 9 West Division Street PLAN (NORTH) 24-0 314 CHECKED f" �y TTO Buffalo, 55313 J P B LAND, L L C \ (� (763)682-4-4727 P. E. 0. License #40062 Date: 12-9-24 Engineers &Land Surveyors, Inc. Fax: (763)682-3522 M O N T I C E L L O, M N SHEET NO. 2 OF 18 SHEETS DATE: 1 2-9-24 SEE . IJ I 6X960.70 I \ ...-'�- o'1n0vk=$ �9475.�13 -7/,' 96.49 ON- 01�k 0Eo o 7- ON- 0 O� �5lnv=946p X959.81 .9 gX9 SHEET 2 gy� /5 %. ` \ - I -T - • - • - • - • - • - • - • - • - • - • - • - • - • - • - - • - • - � MA 1 l 1 X 960. 73 \ PIG// / yF 25 w 25 X966.87 \ \ Stru tune / \\� 96J/yF 944 /� \ /% I -o-co n rn Fence X ( Sp\ _/ / X954.35 9 / co -Fence 9S� � py / 0 t w °j \ 95 �..._4 e RCP F � AF\ _ N = 958.84 � I �°p p I I ` 1 X Existing MH 958.38- n=926 Iv 0 F \ \ rn co j 954.72 n = 946.6.82 co r\ \ I N 0 963.79; ; X � p / I_ X 963.66 X963.48 -42" RCP I� 0 I X 962. 18 ,� X966.78 1 = X962.61 I \ 965. 0 �o r 0 I I X967.45 I = w O 966.81 ^C0 0) I�= 1 rn � O I 6s /. I rn v I � 967 L 1 1 X967.91 y C�L N 2 9 �q)zLLJ J '> o � ■ N - I ° � i o Existing MH Rim=969.15 -0-_010 \,I 8 DIP WM I r7 B. Rood. O D Ped. w itI ly �,�_ 15" RCP:/ D 0g4Romps I 1 9 = Curb &68. 6 I Gutter IConc. Wolk� 969 g6g 6 o o, L J Fib er > Op tic Box" I w I \ 15" RCP - _I O ti^ L J 0. I X 967.90 ` Existing CB i 9� I ,) Rim -967.41 <> L � I � i 1 i55 p i 33 Jam... (p I I 6 L J m XC� I � I � SB 966.15 SB 966.62 X967. 16 0 965.34 X 966 X 965.65 X 965.41 I •, i X 966.31 rn Field Line. X 964.61 966,2,) 'sss �(b 25 0 966 � v 966 �� 88� � 965.05:::::: I I r f' I \ 966. 72X I \966 �8 1.966 62 u � Existin I House h '••-FF=966.95 I I < 55 > �... ... 3 1 I L�J _7 I � I I I I I I � II REV. NO. DATE BY DESCRIPTION I X 962.75 X962.61 X 965.59 I X 962.97 X 964.84 X966.12 h� � � 0� 966.52X I gX 966.38 X 965,9 DESIGNED DRAWN I hereby certify that this survey, plan, or report was prepared by my C. S. 0. T. J. B. or under my direct supervision and that I am a duly Licensed Land Surveyor u7;e-f laws of the State of Minnesota. CHECKED P. E. 0. Paul E. Otto (� License #40062 Date: 12-9-24 962 X 961.02 � SB 961.37 966 X 966.38 X 965.80 0 X966.47 9 962 •• A SB 965.24 X964.71 -Fence 964.80 X X 965.20 www.ottoassociates.com QS.SOCIATES 9 West Division Street MN 55313 IBuffalo, 10 (763)682-4727 Fax (763)682-3522 Engineers & Land Surveyors, Inc. X961.97 X 962.20 962 SB 963.32 X 965.03 I I I / Field Line- .\ N rn R 961.86 X IX960.16 I958 \ Existing CB /. -Rim=952.30 < I V \ \ Inv=947.72 c j X 95885 .X958.471 / / 0 60 120 Feet ,• \ F-X9S ` SCALE: 1"=60' Q Ohl -36" RCP PID NO.: 155500231200 X954.69 EXISTING ZONING: R-1 SINGLE FAMILY RESIDENTIAL 0 I \-Fence Existing CB 0 -Rim=952.54 Inv=94796 s 956.8 954 `399 -21 " RCP X 56.93 �36" RCP LEGEND Existing CB 90 0 -Rim=954.87 988 denotes Existing Contour ss`�' �`��' �h� ce X i/� Inv-9San�8 988.00 X denotes Existing Spot Elevation SOX o 7' Rim=95 .74 FF=980.40 denotes Finished Floor Elevation Edge_..._...-...-...-� \c955.71 Inv=943.66 I or Bit. 7 L ❑T denotes Telephone Pedestal �-Conc. ldewolk I i 7 El denotes Sign �O S /' 7` lCurb untoble -3 denotes Guy Wire Curb &Gutter y 9Sg �18" RCP: L / 7 _Son. MH -0- denotes Power Pole \ 2p \ San. MH 955 p3 D S / Rim = 958.64 denotes L igh t Pole 0 ��/g59.65 N denotes Water Valve 6U-;7 \ \ \ \ Inv=943.92 � denotes Hydrant / �� Existing CB / / \ ��� 959.2� Y t 1 \ \Rim=954.82- / I p denotes Outlet Control Structure 9 91 1 rn I \ Inv=950.477 j S ss -�T/ / Os denotes Sanitary Manhole \2 i 18" RCP D ./ i r 1 \ co > \ \ I Fiber .� 1 959.24r;T ^ /r- QD denotes Storm Manhole 4 �^� l optic Box" j - 1.l v`- 5�i denotes Catch Basin � \ Existing MH -Rim 955.40 @ denotes Catch Basin - Round \ _Existing MH \� \ Inv=948.73 Rim=958.40 denotes Deciduous Tree X959.17 �14 denotes Coniferous Tree -36 " RCP denotes Soil Borin g w denotes Water Line 6 GAS denotes Gas Line N ss denotes Sanitary Sewer Line X958.68 ST denotes Storm Sewer Line °�' ° I OHE denotes Overhead Electric Line X - °' o ==V) x denotes Fence Line - - - - - - denotes Drainage and Utility Easement Fence =u % - - denotes Building Setback Line Fron t = 25' 0 Existing CB Side = 6 (20 ROW) < X961.03 / -Rim=955.07 �'� Rear = 25' SB In v= 951.05 \ X \ 961.27 �' \) J 9 X 61 6g / 958.56^ . I^ X Il X 962.03 958.41 / <> �J o� SB �' < 950.33 -Fence o �9S>>6 7:7 X95728 962.49X G. rn Cy) lSj X �� N C� MEADOWBROOK JPB LAND, LLC MONTICELLO, MN EXISTING CONDITIONS PROJECTNO: PLAN (SOUTH) 24-0314 SHEET NO. 3 OF 18 SHEETS DATE. 12-9-24 0 100 200 Feet SCALE: 1 "=100' TOTAL PLAT AREA = 56.45 ACRES Preliminary Plat of MEADOWBROOK LEGEND - - - - - - denotes Drainage and Utility Easement - denotes Building Setback Line Fron t = 25' Side = 6' (20' ROW) (n Rear = 25' �• � SECON I- Centerlin of Utility ZONIN�: R-1 SINGLE ED ONSON RID jE 'ZONING: PUD1 I / Easeme t per N P p S -�.� D D l Tl ON. I T FAMILY RESIDENTIAL I 00 _W. line of the NE 1/4 of Doc. No. 477484 '�•.. F A l H R et k nail / Sec. 23 T. 121 R �. l �O �2. -3 . 4.. 5 . 6.. 7 8 9 / 0:.-s p l 60 22 ;� . R. 5 8 .., �, z 50136 50 W 896.69 j - 4 -. _ 22 cn -� I PROPOSED ' I - V� 66.72 - .- 9.97 meos. (230.00 deed) .` � � ° � i �+ � �...- y �� DENING & RESTR/PING FOR _ �'� N13650 E 1731.29 I �' tt�- EDMONSOI�I ,q I / 696.69 ; I L+ - - - \ N7 3b D`%J t 1 /31.LJ r . - . 200.00 + c - - Lh t N % -Ln . - .. - . v NE VL-N Uft / SW corner of I 1T f - - 1 �-- - :: sf �, - `the N 1/4 of I /..._. _ _ - 60 F r---------------- -- Sec. ' T Cnn •t�z"iN rn I 1 � �1 I s91-I f-------------_ u, 121 25 I 3 �' tl - - OWNER: DEVEL OPER: 4-D SISTERS INVESTMENTS, LLC JPB LAND, LLC A T TN: GREG OL SON A T TN: ART PLAN TE 1645 10 TH S TREE T SE 13700 REIMER DRIVE NORTH BUFFALO, MN 55313 SUITE 100 MAPLE GROVE, MN 55311 763-285 - 4795 � FEA THER� TOkE 71 DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS., 11 15 N I I N BEING 12 FEET IN WIDTH, UNLESS OTHERWISE INDICA TED, AND ADJOINING RIGH T- OF- WA Y LINES, AND BEING 6 FEET IN WIDTH, UNLESS OTHERWISE INDICATED, AND ADJOINING LOT LINES, AS SHOWN ON THE PLAT. / (ZONING: P�DI OUTLOT A a 10.250 S.F °4 I I I O U TL O T D r; ° a, 1 17, 928 S. F. I / 1 / r �... LI---JJ 13 I i r, , 60 �..�5 :wl �CL L_------ 0-T 4 1211109 8 7 6 5 /4 3 2 1 1 vi°� o„ 1852 --n _ 1-21-2 3 2 1 I I 4 I r ., �n - 6, 264 S F.I L_ - O I °IC! a°i °� ° N � Az `n I 10,415 S.F. L I- - -•.] J - - - - - - - - n W L_-- - - - -LI to C) Existing z `'j � 183 - - - - I� r 13120� - ; `° PRIVATE r R �2 W N „� House 1 3 1 F � � \ f 3 z� I 6,202 sF , _ -- / OUTLOT Q P° LI---'-1J r ---- v 466.27 o io10,88849 - - - -� j �, 0 S F. I 1t�_�� I I 49 BMX PARK =W �` 2 L-----� I- 4119�� ° 1 1 1 8 1 I 49 18 1 i�-}I 3 2 1 3 ` / : Area = 3.5 ACRES Q to Q. o N '• 181 4 L 16,162 S. " I I I ,1 1�- I 2 Droinoge &Utility Q �, I _ 2 7 2 1 7 2 1 I 1 Easement in its entirety o U j .';b L- 9,756 S. F. = F-1--118-T� I 1 Q I 1 p 1 1 1 4 /% ?\ // : O 0 W � Line parallel %` ------ 5 I I Q I I Q 1 4 5 6 2 5 / / / -I 3 6 3 1 Q 6 �'- 1 /. 2 oh with the W, line co Q1805 I Z 1--� J 1 O 1 1------- L16 22SF. / of the NE 1/4� / `� 19i _ _ (,� I I I h� \ o % o 10, 088 S.F. I \ s \ / I of Sec. 23, T. ______ ,�. �V j rn 121, R. 25:1 O L------17 (1) IJ �� 11� �- -- 1 �_ 1 1 5 4 I PRIVATE - ROAD �/ ^�?��� cn T / the NW corner of the NE 1 4 o of Sec. 23, T. 121, R. 25 13. 4 �o 10 V N) Z m Ll Can n cp I - 1 - .S' \ \/ to 8,323 S.F. ,.� - 13 2 1 ��.3 \�' �3g / ; 7 'Win9.957 S.F, \ I 1 ,.F - \ �! r, \ / .� 1 / 62 5252 __ n-- 142 1 8 1 1 16 1 1 I- 1 /6 :, 4\ s \ SO1'3650"W - I 70� r f- 7 ' \ I W I LU Q �/61 I 46 -1-P Fl-0- r� 18 I-7 F 1 � 2 L8,678 s-F_ J N l 2 I Q 1.7172 i Q i 5 2 i I �': 6.72 meos. 112 Ff I �1 I �l I �1 � � - - - I -IOUTLOT D 1 5 (466.69 deed) I Line parallel with N C7• I C1 1, = r i531 ` I I I I 1 \\ the w. line of l„ O I �o I IN I IN 0 I I� _�' �` 8 I 3 I I 6 3 -1- cV v "� N I keo = 5.1 ACRES' � ti �o h I C I 4 3 the NE 1/4 of I '�� I 1 I I °` I I '� .�� o Sec. 23, T. 121, �' 1'. - �' . - �' . Imo' . -I I 60 5 4 �i2, 561 S F I I I I R. 25 C C J .L.... J L J L J L . J ..� -� I 49 I 49 \ \ / \ \'sue �` / STOR) 68 62 52 52 56 -8 - -7 \� -....: --_::• L -J L- _476 ---- \ \ / �6.T�\ \• � / BASIN N TRY _ I i� COUNTRY AVE ourLoi \ /G v 0 L07 _8� -128- - Area = 2.9 � i V / - �� O _ .5z 62 54 f- -76- �� % / '�� 9 h Drainage & `� f` I F 1 6 \ _� r I I o, �/ Easement i 1 . d I � � � _ 10, 947 S.F. -..._.. _..._..._. -� '� 9,523 SF _ 60 ° p �' \ . 8 `i• I I I I N 14 c� I �' I I I I 4 3 �. , O v:.._ ` / entirety Cn L I- 124 - Li � ' � � I 7 6 � � 112 F)(b, 1o.793S.1 \� ^ II^J� z o o 2 I I_ 1118_ LI / y ' 7,704 s F s°----\� �i �\ 40 57 61 62 61 58 O _ 13 � F. J L 5 °N ? 3 8,89329.E �\ 55652 �> ��----215 g �� �� �26 ----- L_ -1 / O ,/ ry / S W - - - \ g' \ 20 120 �7 / L �. /3 A 3 Q 7,687 S.F. - - - \ �h9 i 12,421 SF �_t LI _14,636 S.F. 2 -� / 00/,2� / /1 �•� / �� / cri ° o Ll-125= JJ o 12, �� ; gg9ys3.\\ \-- __---� r - 218_- _ L o� <\ �/` �O//r�°i� / 4 Q 8,308 SF.13 `\° i / ^ �\ - 82 ^ _ - - /�� / ` S� o Q 3 `° I 8, 069 S F. O L _ _ - J \ 6 / \ ` \ 10, �_S F. �� I / 1 9 ' � of 5 'o� -133--�� o� ��"r to. 11 %�� SF. \ ` U- ____--� LI- 13,965 S.F.- �; f L1/0,312 S. F. 7 5 �� o ': 9.676 S1F4.3 \. 10'A S n '11 I 200 - - - - -I I 1 1 `�� 7 �, 9, 062 S. F. w `� - - - 6� 10,12.5 S. F � J . 1 8 I f �+ 6 / / STORMWA TER E 2 142 `c' \ % ; S F . \ L� _ _ - - - _ - L L12, 647 S.F. IJ _ - - 10, 653 S,� �o BASIN ,L__-_-_ cn �� 10 _ CA 9,690 S.F. 1 \26$ 5 I r - 160 I� n - _ _ _ _ J J I 165 rn �� 6 �.. ;; �_ 157� �\_ :' 1112 F� I 19017 f�^ 7��� W��/ r� 10, 055 S. F. _ _ _ _ -1-65- - - - U 92 S. 11, 906 S.F. �+ J l '` �� 152 _ - _ O i 113 C68 63 �-7 _ _ -161 - L I- - 181 - - - I �o L I- _ = 9, 833 / Q �o• / / - OC � C 8' = = r / n co 1' 9 I F I I , 84 �2 (- r --- 152 T i �, c f6.3 �- F / 13,396 S. � iQ / / 1 to LS��// 2 ^I ' I 16,515 S.F. 5 D---L=J i35 T -1 ap � I 10, 882 S.F. I W 60 137 4 I �I N z 3 11,461 .. F. I `� Q �I--- 141 5 1 \ I 11,354 S.'I - O ��---15 z�, J 2 I / 14,064 S. F. '0 L L � Aso COON TRY AVE �C I I - _ 64 r 117 -I �- a / ,�� rn `J �o v� I I I of I I _ Utilit Easement per .. �� ^II ^►► 71�II 6�,. N13 14� 15 ► 9,14oSF �� / / = ,...y y 2 011,Z 5' J _ I I h0 " y I I S I •�� I I N 6 ui Q� I -I- - - - -1 \ A 'S' /� 2 60 �oc� �oti�1 Doc. No. 634336 �64 - -\ `', - - _1 1� °'�� I A- I I 1p1' I I -- I 138 -7-7 -J h 16,354 SF J \ 6 py 40 8 sa �- II ---- - ` 87- _� C L L� 9 `O / 156 - - /\ I r, J -- U\ 9,535 :/ / /:-�_/L------ J Q I �AZ 1 332 S.F. r eF 216 � / / o Q•ti 1 .3% I 04 I / 32, 34 S.F. 3 n 22� / / 9 -I F_ -7� � r �zo_ � r- -� y\ � � 1 0 � � � 17,649 S.F. � 2 �l / / / -1 �_- -� 62 \10.192 S o / OUTLOT O T C I I I I -I I- C . C 5 Z `. \ \ \ ��0, /Area = 4.1 ACRES / : F r E. line of the W. C 25,179 S F. / 1111 1112 I I I I I I I I C C -\ \ \ \`� Drainage &Utility o l 227 - - - - - - - - _ / 13 I ' I 16 15 I I I I / S Easement in its entire i / I 4 I 2 o 1/2 of the NE F' I 1 F' ' -�- \ � Y /4 of Sec. 23, T / I I I I I I I I 1113 \ \ `/ 'ti / / I 18, 53o S. F. I 15,184 S. F. \ ao 1 �. �� I �' � • 1112 ��` \ \ 234 189 I R INFIL TRA /ON / o I / p° t- I r^ O 3 121, R. z5 \ --- _-� �� �I I "'� �I I ^`O "I I °i� I I �i' I I �I I �,' I I '^ 116,> �.. BASIN LL_ 4 __ LL - - - - -- vJ N _ _ �• o �65------�- J rr-----..._ �. _ 1� 15, 991 S F. ^ / s j - . �. 163 1�5 70 -I �- ion 43 / ° / , _I I_�• I I �• I I �. \ \ / s s I . _ 3� 3 �I L--J LJ L� 99 62 62 62 110 _ _ �_--� L--J L 2 L-J L 110 72 / / 12I 18,830 S.F. po 50 °� I 17,305 S.F. I rn % I / I I �O 4 \ 437 / / I-L--- 237--�/--LJ Line parallel with the W. ^ l l� l /� 6p S131 34 "W 1934.98 / / �' L L - - 190 - J / line of the NE 1R. of-' 1 (Jl \l TERS l�R SSING/-I ` w _ Sec. 23, T. 121, R. 25 \ rn ZONING: SINGLE 1�•V ��. l 5 4 / , �FAM/LY RESIDENTIAL ,/ KL ElN' A RMS NOl _& 50 E 696. 3 2 / 5 OUTLOT o T ,� ,..-� z 10 9 g 7 6 ZN A DDI TION 1\ � 2 / I - NA 71�A NS COUR T ' / � N a 2 �� Q� 2 6 5 2 4 / �� � 2 S/X T4 / � .. A DDl Tl0/V� REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN I hereby certify that this survey, plan, or report was prepared by my 1 12-13-24 CSO REVISIONS PER Cl TY STORMWA TER REVIEW C. S. 0. T. J. B. or under my direct supervision and that l am a duly Licensed Land Surveyor u;U,up laws of the State of Minnesota. CHECKED S P. E. 0. Paul E. Otto/ License #40062 Date: 12-13-24 www.ottoassociates.com 9 West Division Street Buffalo, MN 55313 (763)682-4727 Wsii9 Fax: (763)682-3522 Engineers & Land Surveyors, Inc. MEADOWBROOK JPB LAND, LLC MONTICELLO, MN PARCEL AREAS LOT BUILDABLE BLOCK - L 0 T AREA AREA (S. F.) (S. F. ) BLOCK 1 - LOT 1 13,396 7,533 BLOCK 1 - LOT 2 16,515 6,288 BLOCK 1 - LOT 3 10.882 4,149 BLOCK 1 - LOT 4 11,461 4,475 BLOCK 1 - LOT 5 11,354 4,632 BLOCK 1 - LOT 6 14,064 5,014 BLOCK 2 - LOT 1 32,374 9,348 BLOCK 2 - LOT 2 15,184 6,909 BLOCK 2 - LOT 3 17.305 9,073 BLOCK 3 - LOT 1 10,774 4,424 BLOCK 3 - LOT 2 10.295 5,635 BLOCK 3 - LOT 3 12,583 5,857 BLOCK 4 - LOT 1 13,386 7,783 BLOCK 4 - LOT 2 16,354 8.049 BLOCK 4 - LOT 3 17,649 11,579 BLOCK 4 - LOT 4 18,530 11,033 BLOCK 4 - LOT 5 18,830 8,479 BLOCK 5 - LOT 1 7,170 2,997 BLOCK 5 - LOT 2 6.641 J.108 BLOCK 5 - LOT 3 6.641 3,108 BLOCK 5 - LOT 4 6.641 3,108 BLOCK 5 - LOT 5 6,641 3,108 BLOCK 5 - LOT 6 6.641 3,108 BLOCK 5 - LOT 7 6,641 3,108 BLOCK 5 - LOT 8 9,767 3, 903 BLOCK 5 - LOT 9 10,947 5.820 BLOCK 6 - LOT 1 6,579 3,054 BLOCK 6 - LOT 2 6,607 3,075 BLOCK 6 - LOT 3 6,607 3,174 BLOCK 6 - LOT 4 8,943 3,337 BLOCK 6 - LOT 5 10,312 6,038 BLOCK 6 - LOT 6 10.653 6.066 BLOCK 6 - LOT 7 9, 833 5,401 BLOCK 6 - LOT 8 9,140 4,819 BLOCK 6 - LOT 9 9,535 4,886 BLOCK 6 - LOT 10 10,192 4,856 BLOCK 6 - LOT 11 15,991 8,726 BLOCK 6 - LOT 12 11,975 6,266 BLOCK 6 - LOT 13 8,917 4,712 BLOCK 6 - LOT 14 8,994 4,781 BLOCK 6 - LOT 15 9,072 4,850 BLOCK 6 - LOT 16 11.939 5,180 BLOCK 7 - LOT 1 9,984 4,097 BLOCK 7 - LOT 2 8,615 4,389 BLOCK 7 - LOT 3 7,701 3,801 BLOCK 7 - LOT 4 7.706 3, 717 BLOCK 7 - LOT 5 7,345 3,414 BLOCK 7 - LOT 6 6,735 3,054 BLOCK 7 - LOT 7 7,023 3,278 BLOCK 7 - LOT 8 11, 737 4,962 BLOCK 7 - LOT 9 12,427 7,356 BLOCK 7 - LOT 10 10,909 6,259 BLOCK 7 - LOT 11 10,128 5,656 BLOCK 7 - LOT 12 11,492 6,558 BLOCK 7 - LOT 13 9,045 3,363 BLOCK 7 - LOT 14 8,034 3,447 BLOCK 7 - LOT 15 7.716 3,293 BLOCK 7 - LOT 16 12,627 5.658 BLOCK 7 - LOT 17 11,906 7,055 BLOCK 7 - LOT 18 12,647 7,642 BLOCK 7 - LOT 19 13.965 8,666 BLOCK 7 - LOT 20 14, 636 9,311 BLOCK 8 - LOT 1 13,442 5,632 BLOCK 8 - LOT 2 9.556 4,979 BLOCK 8 - LOT 3 9,995 5,512 BLOCK 8 - LOT 4 10,461 5,920 BLOCK 8 - LOT 5 12,681 6,995 BLOCK 8 - LOT 6 9,233 3,560 BLOCK 8 - LOT 7 7,507 3,466 BLOCK 8 - LOT 8 7,606 3.520 BLOCK 8 - LOT 9 11,306 4,772 BLOCK 8 - LOT 10 9,690 4,247 BLOCK 8 - LOT 11 9,676 5,020 BLOCK 8 - LOT 12 8,308 4,132 BLOCK 8 - LOT 13 8,893 4,257 BLOCK 8 - LOT 14 10,793 4,716 BLOCK 9 - LOT 1 17,928 8.872 BLOCK 9 - LOT 2 10,415 5,976 BLOCK 9 - LOT 3 10,888 6,314 BLOCK 9 - LOT 4 9,756 5,488 BLOCK 9 - LOT 5 10,088 5,722 BLOCK 9 - LOT 6 9,957 4.789 BLOCK 9 - LOT 7 10,148 4,111 BLOCK 9 - LOT 8 6.759 3,122 BLOCK 9 - LOT 9 6,368 2.896 BLOCK 9 - LOT 10 6,421 2,938 BLOCK 9 - LOT 11 7.786 3,766 BLOCK 9 - LOT 12 8.700 4,031 BLOCK 10 - LOT 1 9,523 3,753 BLOCK 10 - LOT 2 7.704 3,696 BLOCK 10 - LOT 3 7,687 3.672 BLOCK 10 - LOT 4 8,069 3,972 BLOCK 10 - LOT 5 9,062 4,705 PARCEL AREAS LOT BUILDABLE BLOCK - L 0 T AREA AREA (S.F) (S. F. ) BLOCK 10 - LOT 6 10,055 5,410 BLOCK 10 - LOT 7 11,435 5,958 BLOCK 10 - LOT 8 18.332 81908 BLOCK 10 - LOT 9 25,179 13.598 BLOCK 10 - LOT 10 14,926 7,659 BLOCK 10 - LOT 11 10,735 5,994 BLOCK 10 - LOT 12 10,636 51913 BLOCK 10 - LOT 13 10,994 4,947 BLOCK 11 - LOT 1 2,435 2,391 BLOCK it - LOT 2 1,857 1,857 BLOCK /1 - LOT 3 1,859 1,859 BLOCK 11 - LOT 4 2,434 2,434 BLOCK 12 - LOT 1 2,435 2,435 BLOCK 12 - LOT 2 1,857 1,857 BLOCK /2 - LOT 3 1,858 1.858 BLOCK 12 - LOT 4 2,434 2,434 BLOCK 12 - LOT 5 2,435 2,435 BLOCK 12 - LOT 6 1,857 1,857 BLOCK 12 - LOT 7 1,858 1.858 BLOCK 12 - LOT 8 2,434 1,854 BLOCK 12 - LOT 9 2,435 1,855 BLOCK 12 - LOT 10 1.857 1.857 BLOCK 12 - LOT 11 1.858 1,858 BLOCK 12 - LOT 12 2,434 2,430 BLOCK 13 - LOT 1 2,435 2,425 BLOCK 13 - LOT 2 1,857 1,857 BLOCK 13 - LOT 3 1.858 1.858 BLOCK 13 - LOT 4 2,434 2,434 BLOCK /4 - LOT 1 2,726 2,708 BLOCK 14 - LOT 2 1,856 1,856 BLOCK 14 - LOT 3 1,858 1,858 BLOCK 14 - LOT 4 2,724 2,515 BLOCK 15 - LOT 1 2,736 2,600 BLOCK 15 - LOT 2 1,860 1.860 BLOCK 15 - LOT 3 1,860 1,860 BLOCK 15 - LOT 4 2,725 2,723 BLOCK 16 - LOT 1 2,022 2,019 BLOCK 16 - LOT 2 1,377 1,377 BLOCK 16 - LOT 3 1,377 1,377 BLOCK 16 - LOT 4 2,022 1,724 BLOCK 16 - LOT 5 2,020 1.765 BLOCK 16 - LOT 6 1,375 1,375 BLOCK 16 - LOT 7 1,375 1,375 BLOCK 16 - LOT 8 2.020 2,018 BLOCK 17 - LOT 1 2,021 1.806 BLOCK 17 - LOT 2 1,375 1,376 BLOCK 17 - LOT 3 1,376 1,376 BLOCK 17 - LOT 4 2,021 1,870 BLOCK 17 - LOT 5 2,021 2,021 BLOCK 17 - LOT 6 1,376 1,376 BLOCK 17 - LOT 7 1,376 1,376 BLOCK 17 - LOT 8 2,021 1,764 BLOCK 18 - LOT 1 2,021 1.745 BLOCK 18 - LOT 2 1,376 1,376 BLOCK 18 - LOT 3 1,376 1,376 BLOCK 18 - LOT 4 2,021 2,013 BLOCK 18 - LOT 5 2,019 2,011 BLOCK 18 - LOT 6 1,378 1.378 BLOCK 18 - LOT 7 1,376 1,376 BLOCK 18 - LOT 8 2,021 1,745 BLOCK 19 - LOT 1 2,021 1,832 BLOCK /9 - LOT 2 1,376 1,376 BLOCK 19 - LOT 3 2,021 2,021 BLOCK 19 - LOT 4 2,021 2,021 BLOCK 19 - LOT 5 1,376 1,376 BLOCK 19 - LOT 6 2,021 1,832 BLOCK 20 - LOT 6 2,021 2,021 BLOCK 20 - LOT 1 2,021 2,021 BLOCK 20 - LOT 2 1,376 1,376 BLOCK 20 - LOT 3 2.021 1,788 BLOCK 20 - LOT 4 2,021 1,772 BLOCK 20 - LOT 5 1,376 1,376 BLOCK 21 - LOT 1 2,021 2,021 BLOCK 21 - LOT 2 1,376 1,376 BLOCK 21 - LOT 3 2.021 2,008 BLOCK 21 - LOT 4 2,021 2,021 BLOCK 21 - LOT 5 1,375 1,376 BLOCK 21 - LOT 6 2,021 1,863 BLOCK 22 - LOT 1 2,146 2,146 BLOCK 22 - LOT 2 1,856 1,856 BLOCK 22 - LOT 3 2.146 2,146 BLOCK 23 - LOT 1 10,250 3,806 BLOCK 23 - LOT 2 6,264 2,814 BLOCK 23 - LOT 3 6.202 2,771 BLOCK 23 - LOT 4 6,162 2,740 BLOCK 23 - LOT 5 6,122 2,709 BLOCK 23 - LOT 6 8,323 4,069 BLOCK 23 - LOT 7 8.678 4,460 BLOCK 23 - LOT 8 12,561 5,611 OUTLOT A 150,626 0 OUTLOT B 125,056 0 OUTLOT C 179,600 0 OUTLOT D 221,914 0 PROJECT NO: PRELIMINARY PLAT (OVERVIEW) 24-0314 SHEET NO. 4 OF 18 SHEETS DATE: 12-9-24 Preliminary Plat of MEADOWBROOK 155- f05-003010 155-105-003020 155- 105-003030 155-105-003040 155-105-003050 2 I I ROGER D GAU STEPHEN & IRA CY EDGAR J ARIZA ALEX M & AMBER M ALAN A & EILEEN / 4696 DIAMOND DR KARVONEN 4728 DIAMOND DR BYMAN M JIMENEZ MONTICELLO MN 55362 4714 DIAMOND DR MONTICELLO MN 4744 DIAMOND DR 4758 DIAMOND DR 155-f05-001070 1155-105-001060 I155-105-001050 155-105-001040 Q . MONTICELLO MN 55362 MONTICELLO MN MONTICELLO MN MARCUS NOLAN & GEORGE E O BRIEN TRENTYN L NELSON HEA TH P & KELL Y R 2 I 55362 55362 55362 \ I HEATHER NOLAN 4602 BIEGLER IEL5&18E�H 05 001090 JR---Ij, I I(ZONING: �UD1 155-105-001080 4572 4586 COBBLESTONE COBBLESTONE CT 4614 COBBLESTONE CT 155-105-001010 Surmountable_ 2 3 5 DECHENE & IDAWD & ELIZABETH COBBLESTONE CT CT MONTICELLO MN MONTICELLO MN 55362 JEFFREY B ABBOTT Curb &Gutter ~DANIEL BONKMONTICELLO MN 55362 Wright County Monument 4544 COBBLESTONE CT ERICSON 55362 MONTICELLO MN 9011 COUNTRY AVE Conc.-\\ at the NW corner of the MONTICELLO MN 55362 4556 COBBLESTONE 55362 MONTICELLO MN 55362 NE 114 of Sec. 23, r.—' , CT 4 T�-' A DDI Tl ON Existing 1. I'! = Q I p 60 120 I KL L I N 50N62 ELLO MN F RMS House \. <' c m U 121, R. 25 , 0 4 , -.5; ;: Feet 9 S 7 6 5 OUTLOT A _ I _ _ — SCALE: 1" 60' Conc. Sidewalk-----..- PID NO.: 155500 31200 Exis tin ' 50 50 gKL El N FARMS 3RD ADDITION PARK 2 :Shed EXISTING ZONING: R-1 SINGLE FAMILY RESIDENTIAL 155-500-143401� ZONING: R-1 SINGLE 60 '\ 33.04 (FAMILY RESIDENTIAL CITY OF MONTICELLO JE�" N88 58 03 E 13 ,.83 ADDRESS UNASSIGNED \ / I I - - - - _ - - - - - - - 80 92 DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS MONTICELLO MN 55362 I ---------- --- ----� r 80 \ 84 :. LR �- 167 ` &UtlDrainage 1 PARK _ Ill r- - 156 r 80 83 _ __ Utilit Easement per L r& Utily 386 I r / j /� I 1 I I \ _ _ -Doc. No. 634336 Easement Electric Transmission �. I I =' •.\ "�` �' Y I I N. line of the NE 114 of_. Easement per Doc.—.::' I 0 1 :`, r I o \. ( -, ,{ _- — - - - 155-124-002010 j Sec. 23, T. 121, R. 25 No. 475446 \ I I I \ I I I —� 25 . 25 \ I I - - I I ^ - - STEPHEN G & \ 'I\ \\ 1 60 I 1 I o'�i1 / I I I CA THERINE A MEYER I I / 4759 PARK DR I I I �I � y 3 74 MONTICELLO MN 55 J L 2.3 s . �, I I 2 .:.:::.::. 88 :::.� , \ � 2 I I 3 I I 4 I I 5 11 I\ I A ---- --- --- ---- —.._..._ ._ . I \ 16, 515 S.F. I I 10, 882 S.F. I I 11, 461 S F. I I I 6 e o f 1 05 S F ........................ / � \ \ \ � A I I A 1 11, 354 S.F. I II [� _ \ I °' I \ / \' ........... , I 15.184 S. F. I I 7, 3 � I � 2 14, 064 S.F. I / " I I I I 7 ORA/NAG l� \ \ A I I A 1- I / BEING 12 FEET IN WIDTH, UNLESS OTHERWISE INDICATED, I ` Z_ \ ,� \ A I �•f,� •ss o / I I I I I Conc. AND ADJOINING RIGH T- OF- WA Y LINES, AND BEING 6 FEE T IN 55 / \ I I I �� s �� / / f I \ \ J I - os Fo `Oo / A I I I PodExistin WlD TH, UNLESS OTHERWISE INDICATED, AND ADJOINING L O T L L_ �........... / \ U J -----� L----- � . I -> ss,�o\,l I I '4 I o g LINES, AS SHOWN ON THE PLAT. \ i 80 83 - _ J I o \ / I 1 �_.: Huse I I I I �: �h A2 I _Co c. 55 l 13, 396 S.F. o o 0 \ _ 33 i I o -Bit. Driveway CONNECT TO EXIST. �' I . — • CURB & GUTTER Surmountable o L T>iL-c I L_-8 -- ------ /:7i/ �.�...�Curb & Gutter 169 -` i h \ i1 50 ,. 14s I -- .. of Bit. , PARK DRl VE II I j /-----7 r__69 N1 - - e Bit. Road OUTLOTA �� / —� , DRIVE r... _..—..—..—..—.. BMX PARK / ' l 80 80~ � \ I / Areo = 3.5 ACRES • _ - - - - _ l TING / ¢ ` EXIS NG COS O BE 2 I I j ?� / '4 -REMOVED & DRIVEWAYS I _ Drainage & Utility .b / A - - - - -1 � . — CONNECTED TO NEW STREET 9 Y 10, 774 S. F, / l I I —I Easement in its entirety / l A / / sp / — r r-\.. ` -Bit. Driveway Conc. LEGEND \s�295 / /h 3 , ^ / I I I I I Easement and Utility 155-155-001010 h \ f'Gf -/ \ l l 12,583 S.F. / ,` / / I 'O I I I _ . MICHAEL R SEL/NSKY & I: yFo S.F.�/ ,�.`�? A �I I I I� �' —Exist House denotes Building Setback Line JENNIFER K FEAL Y % 0oo o,z \)O /\ / r �, C 2 I 1 1 I 1 I 1 ` 9 Fron t= 25' SELINSKY �.. - \ 16 354 S.F. I I I I ` i _ , 4479 89TH ST NE STORM \ 6g S,o �8S ,S / I q I Side - 6 (20 ROW) MONTICELLO MN 55362 I BAS/N ` �... �S / ;J / / I I A I I Rear = 25 Conc. Walk-... 1 \ _... O / �! I Ito I I .• •.. I' I I I I I OUTLOT e 0 o \ Areo = 2.9 ACRES >C 1 10 �- I I" Q p?jam Drainage & Utility ` p 13,386 SF, I I 17,649 S.F. I I 4 I I I / 2 gg jy I 1 Easement in its entirety I Io I 18,530 S.F. I I I S T NE- /. I I / s5\� I `O r — . — _1 — — _I I 18_83o S. F. -I L 0 T & HOUSE PAD SIZE: , L Bit. Road: o ) \ 62 1 I I I I A = 62 SINGLE FAMILY LOT (50 X60 PAD) I I I ,�06 / \ / ^ I J - J L - -80 - - J L - 80 - - B = 52' SINGLE FAMILY L 0 T (40'X60' PAD) / / s\ : I B / �� ••-.....� .....•.•••.•••• 1 C = 42 SINGLE FAMILY VILLA LOT Ox80.5 PAD) 30 (4 D Curb & Gutter ` 7,170 S.F. �Ae,�fPr \ y �\ \ Building / \ o ,�0 B \/ /\ \ o tee, v��� �� : I \ Conc. Walk �' iF \ < s N Cof PROPERTY DESCRIPTION: I r- _ sue\ \ 2 2� 0�1 ofhor \ _ J \ The West Half of the Northeast Quarter of 6, 641 S.F. 9?st jFoso�P fofo / �0� ` obi 2 O ,p \ \ o 0 0 Section 23, Township 121, Range 25, Wright 155-155-004010 I :::` I ` U" ~'f s O 00 2 / c �, s t9 �� B / \ t9 per \ \ 3 o J o g County, Minnesota. JULIE HAL VORSON I C v b 8 \ < sr,\ d o i3 o 4456 EAKERN CIR NE I s�, \ 3 / \ \ \ =� I� MONTICELLO MN 55362 / o 2, 4 S S. F� \ s, 641 S.F. / '° W e \ EXCEP T. \/ /\ STORM WATER BASIN ��� " N Q m � ZQooPz / ^ry 2 \ \ ,,�� B / / s�\, \ �� /� / �\ ��� \ (� The South 466.27 feet of the West 466.69 I / �, / + feet of the Northeast Quarter of said Section 23. 155-155-004020 ° h p° L 6,641 S.F. $ ^ \ \ \ HEATHER & JAMES 2` ° /� ? B / \ \ B W a ^ �/ G ` ALSO EXCEPT. CLANTON4454 EAKERN ClR NE �Z 1 I I ( 1, 8 s S.F. , ? / ^ \ y \� \ 5 / `sr'\ \ 10, 947 S.F. / INFIL TRA TfQN BASIN 6,641 MONTICELLO MN 55362 j 42 `>> 55 I �ry F. 4 \ �� \ems / \ \ \ I \ A tract described as commencing at the Southwest corner of the Northeast Quarter, 57.9 2, 434 S F. N 43 \ �`b B 43 s \ 6 thence Easterly, along the Southerly line, a \ `S8 bry / 1 ►\ F -\�` '' \.. "1�.. I I 49 .0421 S.F. b 0�\ \ j'' / \/ /� `I / B OUTLOT C 58 Imo' / \ B l s 6,579 S F. 155-155-004030 I = 43 / \ �\ Areo = 4.1 ACRES / \\ J7 0 I I j �..64.5 2 .0 2 s\ / /� �h WANDA K PARRISH I\ " 5 r' 6, 641 S.F. r, / 6 ")/ ' 4452 EAKERN C/R NE 1 h 1 I I 376 SF. N 5 h h Drainage &Utility / \ MONTICELLO MN 55362 I 43 1,376 S. \ / B ` / \ Easement in its entirety j er '} ti• 3 = B 4 9 58 1 •. �C' /� \ / L 6.607 S.F. I � 2 .6 3 � ^ c�• / \ ass`•;. .857 S.F.a' `� ry l \ /767 / ;~?8p \ / 0 o I 1 Q Ia 43� \ \ / / �/ �. I 63� 155-155-004040 i� I I 58 - I O/ / I11 " I � ti �. I �- 1 DUSTIN H& ELIZABETH I I I I o I I 43 a 20 \ J KRUCH TEN `7- Q �• O I V/ 6,807 S.F. 4450 EAKERN C/R NE m I ,858 S. I 43 43 I 25 'i ^ p,�/ \ gyp` \ / ` ! ,,�0 I I I� 1 MONTICELLO MN 55362 - ^ B-B i /� I I 6� rn 1 58 F. I i S.F. I \ �`�.. \ ys / I I I h �I I 5 OUTLOT A I 110,653 S.F. I 7 I r N 6 I 'f �6` ^ \ \ p 60 00 / �l 10, 312 S. F. I I 9, 833 S. F. I I I 60 \ ^/ : \ 155-177- 000010 =[u I I I I I i I .��¢ / • . \- \CITY OF MONTICELLO2,146S155-155-004050 58 43 I B ^ 9,140 S.F. ADDRESS UNASSIGNED D1 I 58J&L REAL ESTATE INVESTMENT LLC o • � ' ' • • • • • ' ' • MON TICEL L O MN 55362 F ' •::• ` 8, 943 S.F. I � I / " > 2 " 5 �a l 4448 EAKERN C/R NE e Imo- I I " ��h 5 1 *� I , 376 S.F. 1 376 S. MON TICEL L O MN 55362 1 43 43 I 1, 856 S. . ZONING.58 9 R-1 SINGLE 1 I11 " o\ / I I 49, ^ui 49i F OUTLOT D 9,535 S.F. o ... FAM/L Y RESIDENTIAL >rr 1 :::: ::::; 58 �r 4cV -.. _ c�• o > A ,q I s 6 - , 021 S F. N R6 " N Area = 5.1 ACRES ^�o / J ` I A j 25.5 �' ^ 24.0 24.0 ti• \ `� �I - - 10,192 S. 8> 1 ,857 S.F. L I F. i / / 58 SEE SHEET 6 I I " I _ _ - - - i 62 6 L ----J L _ y 0 / / \ ZONING: R-1 SINGLE I I 7 ,� m l 60 rA \ 263 - �l 1 a 2 25.. i - I _ / 20 54 / / I FAMILY RESIDENT/AL ,858 s °��"m PRI i r I 6 ........ 1 ��D I— = ATE-- ROAD :� l �, l �l� _ \ _ _-------------- < _ / �� ti, \ distance of 467.11 feet to the point of beginning, thence continue Easterly, along the South line, a distance of 940.00 feet; thence Northerly, parallel with the West line, a distance of 696.69 feet; thence Westerly, parallel with the South line, a distance of 1407.11 feet to the West line; thence Southerly, along the West line, a distance of 230.00 feet; thence Easterly, parallel with the South line, a distance of 467.11 feet; thence Southerly, parallel with the West line, a distance of 466.69 feet to the point of beginning. A L SO EXCEP T.- A tract described as commencing at the Southwest corner of the Northeast Quarter, thence North along the West line, a distance of 696.69 feet to the point of beginning; thence East, parallel with the South line, a distance of 435.60 feet; thence North, parallel with the West line, a distance of 200.00 feet; thence West, parallel with the South line, a distance of 435.60 feet to the West line; thence South, along the West line, a distance of 200.00 feet to the point of beginning. REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN I hereby certify that this survey, plan, or report was prepared by my www.ottoassociates.com PROJECT NO: 1 12-13-24 CSO REVISIONS PER CITY STORMWA TER REVIEW C. S. 0. T. J. B. or under my direct supervision and that I am a duly Licensed Land MEADOWBROOK PRELIMINARY PLAT (NORTH) RT H Surveyor u7;e-�/24t;l laws of the State of Minnesota. 9 West Division Street ) 24-031 4 CHECKEDTTO Buffalo, MN 55313 J P B LAND, L L C (763)682-4727 Fax 763 682-3522 MONTICELLO, N T I C E L LO, M N DATE: P.E.O. Paul Otto ssocSHEET NO. 5 OF 18 SHEETS 12-9-24 License #40062 Date: 12-13-24 Engineers &Land Surveyors, Inc. Preliminary Plat of MEADOWBROOK ZONING: R-1 SINGLE - - I I I I L021 S.F. FAMIL Y RESIDENTIAL ......: 58 I i 49 3 4� 49 I 6 I N 1 R- SEE SHEET 5 -.- ... - _ I 125.5^ �24.0 l 10,192S.F. ._._._._._._ I , 857 S. F. I L a N v I 24.0 `l ` , % MA TCHL lNE 1 58 I I i I _ } _ _ _ _ _ _ _7_ - - - - '' 9 62 - J L - - - -J L _ 0 1 O ' / , \ ZONING: R-1 SINGLE I 1 I I " 7 I u,m----_-__________ /` 6p �`'° ` 62 63 _� ! / / I \ 155-155-004060 2. 25.:II i I 54 1 \FAMILY RESIDENT/AL ,_ N I ,858 S.F-] -_ _ _ _ - - i� r / ti /---------------------- - `� / NI :., ::.. - 6 '"'... I o 58= _ m -PRI _ATE q p CS GERALD K BRAND T & > _ :::.:; ,.:: _ I. LYNN M STENVICK:: :.::;: `�' N I _ - / y / \ \ \ ,. ;,,------- - - -- 4446 EAKERN o f / / B y 89TH STREET NE ..... MONTICELLO MN155362 //%% I \ ���. I �: I � / � 11 4 / / L - - i a ? 434 S - J I f7 47 N I =F 1 >> o �J \ LL I 47 I ::::...:•.:....:.,. ! 15,991 S.F. 58 24.01 I 1 2b "� �F "� S ;.{., _ / --- 20 9, 984 F. I I 65.0 ti� '\ a o 4, ,� �, 6 I L 1 ► s� „ ;'. , .... \ \ I 47 I 1 ,;5 2 3ti I -_ I 0\ \ I N (% 32 32 4 �• O - _ - _ I - - (� I �� J_j-I ---- I155-155-004070 I n `s 125 -�- �. 7 - 47 32 47 r - - A -� r r- - moo..... \, - �• I I J \ 9 • • . � � �:. 155-177-002070 ✓OSE & MAYRA VARGAS [ t.435 S.F. I I B B I. �ih f I I -- t \ i a I 7 7 I Q Q F . �+ Ui I MICHAEL ✓EROME LENZEN & 4444 EAKERN CIR NE ..._..._..I v'` `� 5' "�V4i a 5 `� 6 �'� '� I B 1 I I A I \ DENNIS LEE MEHRER MON TICEL L O MN 55362 s ::: I 58 Off' 16 `� 56 5 4, 5 I ,, 2 N I 1 F o ti ► V1 I I I I A 1 l o I ryL j 20 9 1 0 48.9 1 A I ^I \ MONTICELLO FAIRHILL LN 1 O ��- I I A I I MON TICELL O MN 55362 I J ,857 S. 147 ry �� 47 I I 8,615 S.F. I I I I I I h I I ^ I I A 12 I ^I f 155-177-002060 o-- J L 1- 133 I- J I I I I I I 16 I I h l 11,975 S.F. I LESLIE FUENTES cn 1 2= I '::: :: I I 58 v Q N I N I ---_--_- �I I I I I I L I I rn RDDRiGUEz '" I I I I o "� 11 4l -- T , 1 I 12, 627 5 F. I ,858 S I N m I - I NI I I I ► - ( l I wI - � -I- J � 8783 FAIRHILL v E. line of the W. 155-155-004080 ss>s> � DC W J 58 �, : I B _ - _...- I I I I I f f LN 1/2 of the NE - I 3 °p I I �I I 43 MONTICELLO MN..; 1 4 of Sec. 23, T. DWAYNE A& TRACY L 3 1 rn I Qi _ �t - - 1 - 114 O- I cnl 11 I I I I L-_- i __ I I , s' / ✓ONES I I v, 12 Q N - - I -- - -- I 7, 701 S F. I I 2 O I I 1 g o 18 I 17 I J I N I 13 I 55362 121, R. 25 4442 EAKERN CIR NE o W I ,434 S - - 138-- - L J I 1 IN I o I �- - - - _ - - 'o A N ^^II Q 2 I N 2 .0 V 26.9 47 47 14,636 S.F.I 13,965 S.F. 12,647 S.F. 1�, �- 8,917 S.F. col MONTICELLO MN 55362 W Z I 58 a c�.?^ c� - �• 471 - - _ - - - IN I I I I I^ 11,906 S.F. I I 1 I I I /:� �� o so 120 8 I o I >:; :: I - ti J ti I 4) ro 6 22. 3 f r I I I I I I L __in :. I o 15 _ I _ / Feet � 1 �Qi �� 1 ,I 1;�13� 4 I I I^ I I 7 I I I I I° I o I /Q Co I > 1 :? I I 65.3 I I _ 47 32�. '`32 �% 47 Ti.7 32 32 20 4175 F. I � B I � -I I 7,71 S F. j- J r � „ , Wx 4 00 : �L.._..._..._. , F. - - �I o1 I - - -1 (_ - - J L _� I 144 - - -I I� SCALE: 1 =60 58 N I �-- I o I I -1 I- I '. \ a �� $ o �� . 7 6 I $ �� 7 F 6 F 5 F ^ 4' 1706 S r. I I- =1 I- _ J - - - 67 - I - J I / N I ��h 1 01 `� v ^h d Sti0 ti, `' t L - - - - 'r- - -I - J J t- - - - 70 112 rr I co I A 14 N Q PlD NO.: 155500231200 1 0 6 "� L - 75 87 a ' • '` I WI "� 0 16 y1 v 01 v I _ 62 _ - _ _ _ _ _ I 8, 994 S.F. 1 col EX/S TING ZONING: R-1 SINGLE FAM/L Y RES/DEN T/AL 0 I 1 I 58 47 '`' �� 47 I 147 , 1 • 4 I r - - - - - 1 48 - 63 _ -� -1 r - - _ 1 - -� L I 155-177-002050 cV 2 - - o - - - - - 7 I �' -1 - �� -� I- - I I '" _ - - I- J AR�ENE� UIS�NGA OCAMPO LEGEND o I I I 857S.F 1 I N 1-J I B I r J I I I 14 r- I to _� I N I 1 NI I- I '- I N 146 - - 8781 FAIRHILL LN I: I .::::: I ' _ m - -°___ .. Q co 5 co I I I I I I h 8,034 SF. 1 r\ :, I I MONTiCELLO MN 55362 - - - - - - denotes Drainage and Utility I 58 I -N i I _ �- I 7,345 S F. I I I, 11 12 g y I Z N 3 o m + F? I----- -- »i -- L J I I I 1 O I I�10,128 S.F. I I-- 11,492 S.F. L__u I Iy`' to I A 15 I �I Easement "� ,858 SF _ o o �. g I h I I I J I 32 1 9,072 S.F.enotes Building Setback Line IRii� I I I I r N - - - cv 4 - - - I I 10, 909 S.F. I F-F I I ---- � 2 ' 584 i 47 47 47 ~ B i h2.427 S F. II I I I 1 - -1 '� - - - I_ J 5 Front 25 49.... I 47 I z I G I I i 6 IN A I I e r- -147 - - Rear = 25(20 ROW) \• _ I � ,Side 434 S.F. � �? (�• ,� I h � • �• I - � I � I I I N I � 155-155-004090 I I I N 2 .0 I `n 1�F 2�F '� J t� '� 4 1 0 c�• ao 3&1 4 6,735 S.F. `O I I I 13 1., .: ►� I WILLIAM A FREDERICKSON SR I 58 a I ro 6 I ro o __ l i y I A I I� 9, 045 S. F. °p _ .. 60. i 4440 EAKERN CIR NE �•� I :;.:.:; I I I y h 2, 724 F. I 2 36 S F. fro 00 "� 7 1 - L J I A °o 14 I A 1 v -I-- MONTICELLO MN 55362 26.. `y' "1 I �, 2, 25 � r _ _ _ _ �- I A �- _ _ 1 I I I 155-175-00f010 I 47 32 4�--I-- I - 11,939 S.F. rn1 DAN/EL TRAN & 1 TEMP. L 0 T &HOUSE PAD SIZE- oil r- 32 32 47 32 I , I---J------_J A = 62 SINGLE FAMILY LOT 50X60 PAD - Drainage &I I I o / f_F ^ B I A I �j - J 58 110 I_ _ _ - _CUL-DE-SAC SIRIPHONE TRAN i .:-Utility 20 �- h I I / I, - - �; ::.:• - - - \ TO BE 4761 87TH ST N B = 52 SINGLE FAMILY LOT 40 X60 PAD I L _ I OUTLOT D its - - - �}� - - J 7 I �I I 62 :�� - MONTICELLO MN , ( > Easement 20 A�eo = 5.1 ACRES �' I 7023 S.F. "� I I� 1 4i`' I REMOVED C = 42 SINGLE FAMILY VILLA LOT 40x80.5 PAD -� Imo- I L 27 S.i 55362 i 90 I \ - _ J �0t 33 L L - - r _ I I 63 i I ► -� L--------------- ter_ I ,� 7TH-ST. v :: r1 I .i M o� ...... _..._ ;;;:•; Jf 1 f I- -3�2 52 -5z2 - _ -1 r �I. Droinogec� I I- g5 Ig;�_ _ :� _ _..._..._ 2 PROPERTY DESCRIPTION 2� 5 -_ �a y a - -7 -5� I I `-u 1 B o L i --- - - -Conc. idewolk o ...... I / I em �... - I h Eas ent _ I 11 /p / �Surm untable V a`, 2 1 I 1 I I- -� ~ �- -� r I I I I I I 1 11,737 S.F. J / J / 110 - - - -5 - _ \ \ , Curb &Gutter The West Half of the Northeast Quarter of a I / - - Section 23 Township 121 Range 25 Wright 2% 22 I I N o rn -� I I I I 1 --- Uroino `,T-- , p g O ..... m B B �' ^o B B I B 01:, I I °� I / g B B B I�, I I I I 1^ so N I / -1 Utility Eosemonr I -• \ County, Minnesota. 155-180-002220 I Q, ;:::::>::1 1 1 I 2 3 4 5 I' 6 I I 7 I I 8 I _.._... I /// I ,� RA ME COUGHLIN ' ` N I 10 �I- 1 6 A 60 O I \ \ \ I / _ _ EXCEP T- I a I I I 8, 323 S. F. I 18, 678 S.F. 12, 561 S.f I I = I I / A II I I I Bi 4483 87TH ST NE Q I W 1 IN I i0,250 S.F. 6,264 S F. 6,202 S.F. 6,162 S.F. 6,122 5.F. I I I / 5 I' 10 9,233 S.F. ,q \ r MONTICELLO MN Q I I I I I I I I I I 6 \ \ L _ - I 1 13� i ! s' The South 466.27 feet of the West 466.69 55362 I 55 ;:;:; :: I 1- I -� I -J I V , / \ A \ 12 681 S. F. I - - - - J -t j ago r II f the Northeast Q t f d s r �� �-�•-•••=••••.arm o eQuarter o said Section f0,994 S.•. �I feet 1 L--Ss --J L-- L 52 -� L 52 J L--J L----� L---, I-----J I ^< \\ \ 4 \ I (--�-- ----� I- ___� J 87TH 23. 52 %/, 52 64 58 81 •r p h / A \ 10,461 S.F. I,n I - - 1 S NE : , .. \ - \ 1 3 co �,•, 51 -...'; / \ I I ALSO EXCEPT. 87TH _: \ / 9,995 S.F. \ -�j10 I I I I ••`CONNECT TO EXIST. Bit. Rood Ped. _ _ 8 7TH S T. N� I < \ \ 7,507 S F, o A 12 CURB & GUTTER S T NE / Romps Ti I - I i o - -: - - - I _ \ \ \ \ \ o- 10 I ^ I ^I A tract described as commencing at the c c c c c c c A \ \\ \ L -j 10636 SF I Southwest corner of the Northeast Quarter; \ I 155-175-005010 Curb & _ _ _ _ _ _ . _ _ _ _ : _ : _ _ _ _ _ _ __ _ 10� \ \ 2 \ 8 \� _ _ _ _ I , thence Easterly, along the Southerly line, a \ \ r _ _ VICTORIA SYB/LLA Gutter 94 57 60 I i \ \ 9,556 S.F. \ \ \ \ �3 I .y' - - - - - - L _I HADLEY distance of 467. 11 feet to the point of _ - Conc. alk 54 57 56 121 r �, \ \ 4 1 *. f - - - - - 8703 EISELE AVE NE beginning; thence continue Easterly, along the �y-----�--� -- --------- _..-... a,\ \ 1 �: MONT/CELLO MN 55362 I \ o \ ) 70 co I 8 A I 1 South line, a distance of 940.00 feet; thence I I i I I A l \ Drainage &: I R: I I I Northerly, parallel with the West line, a 10- I I 13,442 S.F. \ \ �- 60 7� Utility L 7,606 S. I o A I distance of 696.69 feet; thence Westerly, \% / Eosement 2 I I 11 I I I I I� I _10 I o \i parallel with the South line, o distance of I I I I I Y. I \ 97 _ I 1 1 155-175-005020 C I I C I I C I I C I I C I 1 C oI B 7 I I. I \, 5 �, 7� --- -I r--- ii�� - -I I L-_ 10,735 S. 1 ✓EREMY C JOHANSON 1407.11 feet to the West line; thence 10,148 S.F. f i---- J ,fig I �I I I I I -- -- 8685 EISELE AVE NE Southerly, along the West line, o distance of -� 32 1 - - - - 2 MONTICELLO MN 55362 230.00 feet; thence Easter/y, parallel with the o z o `: 1: °pw I I I I I I I ,« F-F _l01 __ �8 o �I I I n I 1 g A I 1 r� 154 - --1 , , _ I South line, a distance of 467.11 feet; thence I I I 1 11, 306 S. F. `� I I I I I I I 9 I I °' to f- - I I I 10 al I `� I J Drainage `;:`.::: I I Southerly, parallel with the West line a C'q Zw o , I - h co A • Utilit Easement ' `' I I I I I 1 B �/ y U -' - ••-.• U) I co I I I I 1 I I 1 O / distance of 466.69 feet to the point of �'' "0 o Q W 55 �33� I I h I h, I h I h 5 I I I I 8 I '� I I I I I 12 I 11 I 9,690 S.F. I I o N /beginning. N�� I 1 I 1D 9,676 S. 14,926 SF. / ^ 2 I� 3 I I 4 I I I 16 �- -10 6, 759 S. F. ^ I I 13 8,308 S F. I I A 1/ I 1 17, 928 S F, I I I 10, 888 S F. 9, 756 S.F. 10, 088 S.F. - - - - _f ;' I o I 14 8,893 s. F 1 A A I _ I _ y �' % /` (� 10, 415 S.F. I I I I I I I J I 10, 793 S F. �' I I I r _- t_ �9 - O ALSO EXCEPT. I �� A _ i L _J , J7 L1 ----� �---� L---J L---I L-- �25 B I A I I I - l- _ -- ,:`,•••`'' \ �\ / I\ A tract described as commencing at the 155-264-003100 + - I 62 /� \ \ . . L S W INVESTMENTS �aN I I I I- I- �*►�; ' ' \ 55 �r N �, 9 N ;• I - - - :••`''' :.;;::::::.. 0 \ ,/ Southwest corner of the Northeast Quarter; LLC �l r ^ 1 I 6,368 S. - - J L - J �- - - -WWPV' ,, w T / o - - r \ thence North along the West line, a distance ADDRESS l 0 v 1 - I 99 57 60 54 ' 56 56 I I - - - - _ 63 ; ..:.. • : \ 155 175 005030 v UNASSIGNED Set k L ` N89106" E 435.60 % I- . e�: J 100 75 - -�cv A \ REECE D & CAROL M SCHLENZ �� of 696.69 feet to the point of beginning; / ,: Q p,_...-... T l :; :....:..:.: :..::.,..•:::..:...., : ,..... •,:: 8673 EISELE AVE NE MONTICELLO MN noil : I / Q ' "' ' `'''`'' ,r; �\ MONTICELLO MN 55 thence East, parallel with the South line, a i 4 f- / Easement RDA 55362 \ ( Line parallel with the S. Drainage & Utility. I D . �• 60 / %` I 362� Q \ ' 25 line of the NE / o SED I B _ _ �O , \ \ I I / distance of 435.50 feet; thence North, Sec. 23, T. 121, R. 25 I 10 I _ �� _ _ pR0 -63 _ \ -� 20 parallel with the West line, a distance of 25 1 / I I I I - \ \ g I I I 4 200.00 feet; thence West, parallel with the IZON/NG: PUDI �-�.. r �... 3 _ - /' 0 6, 421 S F. 65 9 I �3.E03 ho L 1,74 J _ 62 - -� F A I 155-175-005040 (/� South line, a distance of 435.60 feet to the Existing.: I o0 7 �+ - -� r \ \ Q \ \ 25,179 S.F. J ROLLIE & ✓ESSICA LEMKE House Yi N r- Z 77 63 63 _64 -I I' A \ \ 8 \ / I I /West line thence South along the West line 1 F- -i \ I 8661 EISELE AVE NE ' I s oN B _ _ - A I 18,332 S. \ I MONFICELLO MN 55362 o distance of 200.00 feet to the point of 0i �...,...y N I 11 I 01 I I .�. A I I I I \ \\ 1 1 �I �� beginning. (f E /\ l� E P l / 0 I V c 7, 786 S F. U I A A A A n1 I I 11,435 S.F. 55 33 "3 2 N °i 25 I 1 o� �' �~ J o -135 J N I 4 w I I 10,055 S. I I \\ \ I DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: O o 213- f00-231302 0 0 _ _ _ _ _ 1 2 3 "` I , , - ; I 1 p DA VlD D& DIANE M KERN o o N O I -I I 9, 523 S F. N 7 7S.F.19, 062 S.F. NI I \ _ I I I I N I 8664 EDMONSON AVE NE I B I I 7,704 S F. , 68 S 8, 069 S F. I I I �I I 1 O _ - _ / I 155-175- 005050 6 _... MONTICELLO MN 55362 q o I I I _ 12 o 100 I - - J l- - I j I • J I 8647 EISELE AVE NE LYNCH L I I I I o1 I I I _ I - -I _ 8,700S.F. `D:: 60 _ - -I I----�_-_•-� �� I I � r 1 I II I -� J L - - - J L _ / 2J MONTICELLO MN 55362 7 I LLJ---127--�LJ L -- ---J I� 63 63 71 73 83 150 92.73 435.60 1� 76 63 878.78 Il----�------�---- 1 - �60 - -1407 !Li .-Drainage & Line parallel with the S S89 06 39"W 1407.11 213- f00-231301 Utility Easement I I I # � • 11 I I I I REV. NO. DATE BY 1 12-13-24 CSO DESCRIPTION REVISIONS PER CITY STORMWA TER REVIEW .ram � �.•� � �U � --line of the NE 1/4 of CIVIL ENGINEERING SITE Sec. 23, T. 121, R. 25 DESIGN BEING 12 FEET IN WIDTH, UNLESS OTHERWISE 261999 EDMONSON AVE NE INDICATED, AND ADJOINING RIGHT-OF-WAY LINES, AND � O � MON TICELL O MN 55362 BEING 6 FEET IN WIDTH, UNLESS OTHERWISE INDICATED, www.ottoassociates.com U Q DESIGNED DRAWN /hereby certify that this survey, plan, or report was prepared by my C. S. 0. T.J. B. or under my direct supervision and that l am a duly Licensed Land Surveyor unde the laws of the State of Minnesota. CHECKED f I 9 West Division Street Buffalo, MN 55313 (763)682-4727 P. E. 0. Paul E Otto SSOCIATES Fax (763)682-3522 License #40062 Date: 12-13-24 Engineers & Land Surveyors, Inc. ZON/NG.• (TA) TRANSITION AREAI MEADOWBROOK JPB LAND, LLC MONTICELLO, MN AND ADJOINING LOT LINES, AS SHOWN ON THE PLAT. PROJECT NO: PRELIMINARY PLAT (SOUTH) 24-0314 SHEET NO. 6 OF 18 SHEETS DATE. 12-9-24 _ O �p -- ST ST ST ST \ L I o 7 N, w Surmountable_ _ QnUN I o I Curb & Gutter �°' I / Conc.1 0 �oN ,.. Benchmark: �,.T.N.H. FF=959.03--•- Existing �.I / Elevation=962.32 Feet / co co c9is c✓ House �... qm.".L y`°::LD� j (N.A.V.D. 1988t N \ W �' cq co Q i l c3� i' `/ 958.67 -` : ,. /' �o� /...-Fence /l i i T l TT A ^' oo �W W - rn -� `:':: j 0 i V V l C. V l 0 -t rn SS �`�,--K� SS' / �. / ` o X w so gs� g60.46 N �6 °�h -958 i X958.81 k >. . -::. ::. ;;;;;: - - ::::: .�..� .L .. 9 3 Existing � X � Con .. . .51 �•.'� .^ X � )t _ 50 50 9S E- 0 9 � s:;: � p�, cn co �� 957' - :I -Shed cr /�9 2 �.. Lilacs-,�P llE %- \ x- 'r� 1�' 7 OyF #s: Oy 53. 8 \ X / a' 9Sso 601 \ i-i / \ r 7 \ ..,-Fence-.,: 9S F5'PINE \ � `98 � ��`'ti lr •' � 71PlNE:r-7 PINE � ...... Feet IN ;T) - 6'� I 5'PINE �6'P E G ; >: h ,) 9_ � psi �. i �� � "`�htuht+.-� - - 96 o so �zo tit t\ vn� ---.�� - ��� " v t unt uht i t Y ���st/ 10"CEDA S s {'� - Feet _ ( c 5�.21 o NE 5to A SCALE. 1 = 60 2 "CEDA 9 s o , i i l r g o Oy o Electric Transmission 10'P/N 958 2 19 \ �• 9%8 I I Q D� E Easement per Doc. 9 \ - � p � � \ h j • 9R � •. cA X 958.52 c� \ yF ` ` No. 475446 '• Field Line \ iA 25 , _ ' s 00 X 953. 52 OyF co 25'\� ° \ - - -co y ��� \ X957.34 90 �" �..�Utility Easement per \\ - �� - �\\ 957.43X / 958. G' S X 958.58 I / \ � rn 1 � q Doc. No. 634336 Q 88_ .._ :o _ OAS\ % / / /g5 \ \ \ 7 o Conc. F / F \�°� ,� / / \ \':ys� X958.54 rn ;'Pad 9 s :sss I r \\ \ sp f / \ \ �s F`�o Existing X I 0/�F I ( yF �� d yF I X9 f 6 \ / \ �s \ - '�of `�,� oo . I �_.. House Co cs 8 H "� d� / \ \ X 959. 36 -'4 °�9� 1 ... _Bit. Driveway �y6 F \\ \ / h� yF X959.33 J � �\ \ Surmountable 0c/F = °yF . rn �� j� 9`58 \ O \ \ T� � - �...-FF= 61.71 / �...�Curb & Gutter I: s> 6) d I \ 0 sr� 958.59X \ 6 Oyu X958.85„, - yF 91,33X D� I g �,9 - 957.99 I II k h Ede _ h� i� °h'F b ° `�� / Xsso.21/ °�c ��. of Bit. PARK DRIVE �- ss o O /.,� ss ss ss ss • _ ss yF yF X47. 9 / - Bit. R d/V 958 W W _.._. :.::• 6�� / / OyF / / \� O� ` �•••_..._:• ••-CONSTRUCTION LlM/TS-•••-•..•••\ c \ / \ :C958.07 S� � oF� l °yF 48�� / /�� ,, qs S8S6.-..-..-..-..-.. 956.4 $ I °� B I j:� g ,(j� / / iQ964.0 Oy �F\ X959.50 �...� ` - q l / �•- oy� L oyF�960_ �•..� \/\� s\ 8 r \ 58149 \ \t E� 9g2 y / / 960. oyF oyF �..`.. / c9S \ Ory y / 9 Bit. Driveway � � a�C6 FF\oe. 1 \ �^ ` I �l� �= ^��9 g63 23 �. \ 96 - h' / "'� g / \ p'9 h C \-FF=961.22 964�\ 900 66- h FF=961.22 oyF \'•.....°j \..-FF=96 .54 i> Q �960 O/yF S \ssr_ �g �964� �' Fo \ \ _ G s 9i' \ 62� �� o s� / qs, o -...-Exist g House o /� 9s� \ g60. oy / IdJv?r��'_� �� �_ 960 \ .. _ OyF °hF % \9 _ �58 �\ ,/ \86s9'Kso ::, :• \ \ / ph,cS�sr i\ �� \ ° �...� \ �...�...Fence Conc. Walk-..� wa, \ 0,5,F / ` ��• �/ �os� ��y c I: F "� cn � I i I � � ' � \ yF �`so \ � � � •: F � F � \ � 1 I Oh o� \ l 0 \ \ 956- X956. ��►`` /r j \ F ,96 ��\F \ oyF�F oyF 9 ° u / �e� 0 \ Field \ \ rn { 7 9 6 i \ \ D ;'�`a F `�` Ln .. \ \ \\\\ \\\ °yF _� o F \ X 956.35 89TH ST. NE- > �63�8 �'� I°�' - 0�6 y ` LEGEND < /` 9 W Bit. Road.WSS� S o /�95� O denotes Deciduous Tree Saved 6' W - �, I •�\ 956• � � � ` �� 9S? 9 \ h / � �`� � , .24 i••'� / oyl\� ` \ \ sR °yF \ 9S \ 6'PINE,... �p X957.11 denotes Coniferous Tree Saved �__ Oy\9 s� Existin ' 9633 C -960 F \ ` \ \ I?\ \ 1 Building L / denotes Deciduous Tree Removed IQ Curb & Gutterl' 20 T X 7 i,�' / �AP�fPr °yF \ °yF \ 9SQ \ \, oy X950.85 \�\\ 956, 9S6 denotes Coniferous Tree Removed r ti o o R F� \ SF denotes Pre -construction Silt Fence Conc. Walk-' o, I::;: II 0 i'' \ c Ca t\ \ \9 \ \ s op g6 '1'0 '1'of oti� 9so Oy �� �� _ Oy \ \ /'- -sLs2 9Ssr \ _ _ ... _Q� denotes Post -grading Silt Fence z/XNE.�.:�'�Fs� Sfof\�` \ F \ 9so�� F \ \ ° ah \ \ 7 PINE 1 denotes Construction Limits P'' �s y \\ �y �( \ 0 10"BIRGITW/N- -...� X f pPr oy G F 0 F �,,,.j i F X950.0\ °/ Oh OSH�TfL - _ X 101, w I 9 .85 / (,F N F ' i'" Oy °y X950.20 0 F i-9,54- 952�i�9 \ \ F o �� \\\ °yF oyF 911l X960.24 \ yF �` `� ^.� I ```'''�• I � -. / � o \ �, \ c�; � Oy 956 � \ � \ 'h � � > •_ v i J . O ph /0 \� Fence o � o • � ���� � ;.� � "�' yF X�S�. �7I O,yF �uyF , 1 o o I ( o oy oy oyF yF h Xp N _ _ 1 I� %✓ y X 963.80 \ / \ o / yF rn ., 0 o Ih IN \8 0R c°y F00- �.. I \yam \ rn yF? 9190 1 \ x o 962.2G,:s-. y� °yF ° 960.1 I I ( OyF \ \ 954 \� \ -94 \9 \X954.86 so o X 952.45 z / \ ( F I I I O/ l l 0 94. 46 ON I I I O /964 961.64 949.9 = o O / 960, y ` \ F 0 ' X \ �X943.20 .... o� C r \ � / 0 O 10 C\ �\ I I I / X960.19 / .;e`� F oyF / �n �\ X942.o6 oy` OyF 1 cb < . I W �,,,e-... O \ \ \yF 1 9h \oyF I i y + X 961.46 � �i9s\ � F I ' 7c X 960.31 0 \9S S^\� / n i i T l n T n oyF >C� \ � �� /: L-t II �y "? y X 966.76 959 81 X p' \ ph &� oy SQ X960.70 96 \� O F yF Z-51. ON- 01: / 1960 66 ` o 9k I �g \ \ 13 Ogl I \ OyF 9k� / s::: ►�.. ✓ \ X9581 I �/ \ 5 IF \ / 9k6 g5� <95 1 9h _ / _ _ F MA TCHL INN _ o 950 . - - . . - . - . - . - . - . - . - . - . - . - . - . - . - . - . - . - . - . - . . - . - . - . - . - . - . - . - . - . - . - . - . . - . -s - I - - --� - � � � . �• \ }� SEE SHEET �8 I'I ' I 25 25 I X966.87 1 i X961,/ Uy ii <r I Play_ n 6 JNc 044 'is: rn I L / Structure ¢ REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN / hereby certify that this survey, plan, or report was prepared by my www.ottoassociates.com PROJECT NO: C. S. 0. T. J. B. or under my direct supervision and that l am a duly Licensed Land MEADOWBROOK PRELIMINARY T R E E Surveyor underthe laws of the State of Minnesota. 9 West Division Street PRESERVATION PLAN (NORTH) 24 -0 314 CHECKED�O :f �.�p TTO Buffalo, MN 55313 J P B LAND, L L C (763)682-4727 Fax 763 682-3522 M O N T I C E L LO, M N DATE: P.E.O. Paul E. Otto ssocSHEET NO. 7 OF 18 SHEETS 12-9-24 License #40062 Date: 12-9-24 Engineers &Land Surveyors, Inc. I ss i ... \ ✓ / / \ X 3 p ` 95 . I ■ 95 81 y 4E\ �7, \�� \ IF SH �Tsr .----- -I. ,. ----------�.---.�-- ----� -- ----- 1............ 25 25 I X966.87 \ 1 X960.73 Play- / \ \\�6 I \ \ Structure _ 944 � 9 x 1 \so\ y L I>�n \ Fence-...., -Fen9S \ `� --� �/X954.35 0 ce / Ld Imo L-J I \ - xc°1 ` - 1 / \ o > W I 1 954, \ \ yF 958.38 \ v I##> .72 - > > \ 958.19 X963.66ILO .ass: X 963.48 \ \ » M / I 0/ I I \ X96�2.j8 1 10 ELM I > W I X966.78 X962.61 \ I 10"EL M X961.97 1C960.16 965.22 . s j / / / \ X962.20 1 #sl �o 962.75 \ -962 958 12ELM N \ X X 958.85 X967.45 X962.97 \ / I I I I 62/ X95�47 � \ /g / ~ I o ti� 966.81 'a i<, C) I � Ih� Z? cn A J co 12"ELMS X954.69 Fenc sssss': J rr `I J I �•••\• F,-e r' \ �.• X967.16 / X96261 / 6 10ELM- I 956.8 -... 954 5399 9 ELM X 93 / g67.49.:;.' "�... 7'E 9 7n g5 oi' /--��✓✓ / o I �...`.. 16'ELM 575pX-...-... \ J,�, I rn I •� X963.20 _ » e _..._ ..-...-..._ .. 55. \ = I ••� / I 6 ELM of Bi. �. -Conc. dewalk L L o 6 ELM p unfable Curb S Surm rn & Gutter / L L 9Q&ZL_M EL p - - - - - .�: CONSTRUCTION LlM/TS- --•••-..._..._ �\ 9'M EL w n I o �, / -• •_..._..._..._..._... �..._..._..._..._..._..._..._..._ M \ 955 01 D S p 3 . X964.71 1 9... ... \ �S 87T ST. NE _. . rn vg1 I o o r7 \ \ �, co 959.24 0 60 120 Feet SCALE: 1 "= 60' 96(9 6"""' q) \ rn LEGEND i 0�=�I .vI EL Jrn 7" O AR W X965.03W �- 0 denotes Tree 87TH ST NEBit. RoadX965.65 amps 966 9"EL� denotes Coniferous Tree SavedX959.17o ST. p Curb & denotes Deciduous Tree Removed �:•.- Gutter$ 9 ... 9�i /•� X966.38 \ / \ 8_EL 1 / denotes Coniferous Tree Removed IConc. Walk g69?6g6 / / \ / \ SF denotes Pre -construction Silt Fence 9 ss>s10'ELM TELM 8ELM X965.4110" LM� 1 / / denotes Post -grading Silt Fence N� J 966.34X / / / 12'ELM X958.68 = denotes Construction Limits 10L9��ELM 1 / \ / -•8ELM I 1 ::i: I. � 88 �._..T... I w l I I I I A6 96lb 1 a r� / l / c� rn I j`o o, 25 \ 965.05 I I 25 � \ v n oi' 1, I I I I -7 I I I I I I I g66 I I Field Line 966 \ 2 966• g8 � 6, 966.72X Existin 9_.• I House 1• FF= 966.95 X 964.61 X 966.86 0 0� 966.52X 966.38X I/ 7'PO� AR-...-... rn N W L �I/\ X965.80 - \ \'9'BOXELDER X966.31 7'BOXELDER�.. �F�� I I \ I Fe�ice-�� 1 1 II 7'BOXELDER �... �8'BOXELDER \ 1 / 'B-... �6'BOXELDER 7 7OXELDER " �- +� ELM / 8E�� l \ X966)12 X961.03 LM / X964.64 7ELM���' -6'BOXELDER ; `•'� 7"AS� \ , / `•../ ti 7'B0XELDER�'­ � : \, pXEuj)ER \ 1 \9s� X965.59 . B / o' I /• co � 1 \-g'BOXELDER \ 7"BOXELDER� r �...�12' M \ � � •� •�• I LS'BOXELDER / ! L9'ELMTRIPLET / ELMT / \ 8 10 \. �7'BOXELDER 616 TELM'_958.5E 96662 / X966.47 \ l �7"BOXELDER 10"ASH -12ELM r /-10'ELMTWIN S / J _0\ r 61.86X �•� X958.41 � � b � 2.03 ..-Fence X965.05 / o ^9S>�6 j / X957.28 I / X 964.98 X966.78 Field Line- .� \ / 61 00 ♦ Mw 00 6 -Fence \ \96 12'BOXELDERJ `J I rn 0 9$ J64.801 X965.20 rn� rn 965• �� N N REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN / hereby certify that this survey, plan, or report was prepared by my direct that I duly Licensed Land www.ottoassociates.com MEADOWBROOK PROJECT NO: PRELIMINARY TREE C. S. 0. T. J. B. or under my supervision and am a laws of the State of Minnesota. Surveyor u;VK:f 9 West Division Street 24 314 CHECKED Buffalo, MN 55313 TTO J P B LAND, L L C PRESERVATION PLAN (SOUTHl -0 / �_ (763)682-4727 P. E. 0. Paul E. Otto 12-9-24 SSOCIATES Fax (763)682-3522 M O N T I C E L L O, MN �+ Q DATE: SHEET NO. 8 OF � 8 SHEETS 12-9-24 License #40062 Date: Engineers & Land Surveyors, Inc. o 2 p ST ST ST ST \ I I � I I / 3 : °\ Existing MH \ -Rim=957.88 I I I 2 _Existing CB U Inv=951.71 / Rim=956.92 / Surmountable-• :�'; 2 3 4 5 6 o -12" I _8" DIP Curb & Gutter s:. �� -Existing MH I / DIP WM \ WM / Conc.-\ *' No Rim=959.50 -Benchmark: % Inv= 954. 76 I T. N.H. Q Existing,.. ;;:;; --15" RCP E/elion=962.32 Feet / o is G✓ I �� House \..._ ,;.�: m .../ / ✓----Inv=955.10 (N.A.V.D. 988) _Fence W W W / �,.. , :: '.. D CON ECT TO i' �.. OU TL 6r-T 0 SS SS' 8 7 '.:<: T. SAN. MHO. y -+�+ - _ ��� -21 " RCP CAUT/ON: OVERHEAD Conc. Sidewalk----', ::;;;. , ,... �' �II X :;sr - g -...-San. MH ...-... \.: 1 ::• w 12 PVC .�;:. _ ELECTRIC LINES = - / \:�_ �I � 1 Existing _..: , .; � •�... �i�acs C PARK 2 hHF �� h DIP WMShed :° ,.- _ '!� Riv=945.34° 0+00-►: ;;;;: ,o _..._..._..._..._. c ;;> -CL ::..; lnv-953.95 Fence-••`�. ;..., w • .. _..._..._..._...-� -Fence-�- O \ _ _ _ _ Vht_ Vnt �� - - -Un - vnC � vn� }( X - vn�i� - -- -��vn� -- t uht uht - - - vrit I r CONNECT TO sss: - - - - - - - Drainage PARK Existin MH \ o Electric Transmission , r ` o I I EXIST. 8 -DIP WM 1 d I r& Utility a Feet Rim=956.26 -�,. oyF p ' l I I I I I I I \ a = :._Utilit Easement per Eosemen t Easement per Doc.::' Y P I CB 1nv945.58 p . oyF C) 1 \ -FES No. 475446 \.• I I I I I I I I \ / I I _ - - - 1 \ Doc. No. 634336 - --1- - SCALE. =60' 30„ 25 . 25 \\ I DAP wM / �/ I I 3 I o \ I I I I I I .� y ,....oy� .oyF _FES / 2 4 5 I 10 /N-.'I-..._ .. 2 ;.. �.. \ fi... / y I I I : .I •�::::. '� -- � � \ �•� .............• _8" PVC I I I I I _ I � I � •��'•�...-...,... � __ I � 2 w 0 ! h \ \\ I I I I :✓ SAN SEWf�4 SAN MH I S _ DWAG 0 / '' /�/ I CAUTION: �j \ ',..jF yF )1 \\ I I I I I I R/M=961.61 I I 8" P ✓C I I o / �..._L.. _L. h I Conc. ° F ° 55 �:. -FES �� \ l \ \ _ \ / UNDERGROUND Q Pad : - - - J i` �rov �N may= - �. l� ><' w :c:; \:..... OOS •.......\ \ 1 - - _ 41 SAN SENrR7 \ I y / I I / GAS LINE I Existing \ J �-----� � lNV OUT (E)���.2£ I 1 cq \/ O cn0�� i oz ;:•: �F .._Top=953.16 \ ..OyF... h yF ••' \ •-FES I II I House yF Q �I>'?` W. lnv.=945.76 : ^- \ \ / / I 8" PVC 1 -Co c. \\\ '/ I _3 \/ I j 2 I I c� p Inv.=943.01 l - MlI- • •r y / -SAN SEN=R Bit. Driveway y \ ° 0' 1 AN MH i / CBMH- I I r I w f yF yF • / J I I I " �_...� - Surmountable 0 = py L R/M=961.22 / �o :.� ` c o _•••-..._ _CONNECT TO yF o F / ` 2+0o I5 i I _... PIIIIIIIIIIIIIIIIIIIIIIIIIIIIII_! q I J L: J �.. Curb &Gutter y j \ \ ° O l \ UT (E)=9 .21-• -- SS Piq / \ S - LI _ - - - r - - - - - �.. EXIST. SAN. MH - \ \- °yF San. MH Cy / \ S�, \ J 6 DIP WM �.:, :.,.. �`... / O \ :. -- of Bit. im=956.52 Ql� .- =<:: I :h yF \ O o s.:,;:,•.::•_CBMH q PARK DRII�oo: 10+46.92 is :' , .:.: o Oy /�� yF AlX , - ::..,.... a °O N u� - 7+0o j �I s 8" PV�j +I t d goo -�so ss yF _ yF F \ \ �'• -HYD. & / -� - - 7 _ _ _ _ 111 �' i-�I Sf0 6 55" y5 SS - /S Bit. R W W W z /� DRIV �i 1 oyF air °yF '� C8 6" cv / / /- \ / w _fir•-� w f _ - �i° 1 S� oy °yF / OUTLOTA \` o+oo / o I /,ce li \ �✓ r w - - - - - \' F \ /a I -_ - ; sue' ,... _� o . - - . S X PARK ON'- 0 / SAN MI•I / « GV�..'' W _ Y - ,:::; o I ...... \ o y � - -! � R.: •'" San. MH 2 �A is yi ' \ NF lNV IN ( 8.21 , 3 I /- L _ = CB _ - - - I - _ - 1 DIFG \CONNECT TO I -Rim= 959.33 & Utility l - 6" I/ I " 0 ° \ INV /N ) 48.21 \.• r S EXIST, 6 -•: 1 .. _��-••. 1nv946.83 Easeme :n its entirety �iyE yF l INV OU /( 948.11 / ° l -HYD. & 6" GV� I DIP WM �.\ • :; I Oy oyF o F ocs-: \ \ \ / / 6 GV I I i I I I `CoBit. Driveway SS w Existing CB yF \ N i,V WM 1II I I III �SANIII -dk ❑TLEGEND Rim =955.01_ denotes Telephone P3 edestalINVrJ(E)=949.75 1 11 denotes SignWlnv=950.81 0 8ES yF olyF �DiP denotes Guy Wire�SF F 0y denotes Power PoleOcSTORMWAoyF Fence denotes Li ht Pole BASIN 2 oy TER CAUTION.- OVERHEAD oyF `\ �► / / I I / Conc. Walk-, \ \ NS,o / I I I Presumed Droi age & cv denotes Water Valve a 1 ?::=i" ELECTRIC LINES o f \ y: i"' 0 9 •. / 1 I I D4 \. h O FES iyF �.• _•• �� 0 I I I Utility Easement per Existing MH \ I ::.;.:. F 0 \ 0 / AN MH I I I I Doc. was not listed in denotes Hydrant Rim=961.56- ivy >' I -I \ yF yF I I I I x ( denotes Outlet Control Structure \ i ._ \ F - 1M=958.22 J I I Title work) In v= 955.11 �.. CONNECT TO #E-I --EXIST. 12" DiP ° °y \ °'y V OUT (N)=94 .99 I I I I I s denotes Sanitary Manhole 'yF F 0 O UTL OT B F 4 I I y q.. 1 I10 i 3 I I 4 I I I 2 OD denotes Storm Manhole o i Oy o/yF \ Drainage & Utility ��'F \ o �O 5 no denotes Catch Basin p moo, I �' --12" GV F 89 T S% - \ @bgement :n its entirety \ yF I I I _ S it. denotes Catch Basin Round H S Bit. Road./ S = -- W i I 1 00 / / �jo oyF oyF \ .0* , I I I I I SS San. MH /�:%N'" 0 12 0 -6YD & / / / % /\ I O °yF FES-•.. �; X `. - J L _ - - - _ W Rim=961.83 � ;;: � / \ Oh 1 y : �/ . .lny=936.30 / j' "IN WM I .`'• ; :. w~\ / / \ F' F \ O St J \ 0.... ST W 7px / 1 I\ \ yF �` ,' yF ' ..Existing ❑ Curb &Gutted'' oy CBMH- ` yF \ /,\ \ \\ \ Building : T - -CB < �o / o� Piy� F F o �. \ o w denotes Water Line Conc. Wa/k j:' -Ooc N co�ofN� \ yF �° + -CBMH\ \ / \ yF \ GAS denotes Gas Line Fiber 0 tic Box - ST / \ o 00 . f O O/y /y I P = r- �Jt A H 2 h yF \ F \ :' F \.. CAUTION: OVERHEA \� \ \ ::•::: . w ST '' ; \ g9�y ors SS denotes Sanitary Sewer Line - Fo O Existing CB ;:•• � ���� �•- � � 962.40 � _ ••-•-•••-••• : 9 o :: I - - f�i \ \ sow Sfof\ / _ •- °y yF Rim=959.20 ;;.: I ::::=I _..� / / (SW)=95 . / /\ ��f �s O FES ELECTRIC LINES F \ \ X �'v ST denotes Storm Sewer Line lnv=955.68 I _ 1 CB INif\Ou (SE) 25 / / \ °ter °yF\yF o i:� \ O OHE denotes Overhead Electric Line LL,= QI I z ; I / 1 \ s x 12t" G 3 / \ \ 0 yF / i \ \ �\ yF \ x X denotes Fence Line ..w:� o �� � = I o°i o „py } •'� oy ., ... ••: oyF c �, 8 GV / /\ F Oy �STORMWATER BASIN '� - - - - - - denotes Drainage and Utility _ / �... / / \ / \ Easement air O' _ / J / 3,� �i \ 4 / \ / CBMHSF : ' �� ...- lye... !yF \� \ �::,_Fence O, 1.._...� / MH- 5 % \ .t °yF \ oyF °yF' " NOTE: c o O � �Ci / SAN M / �i~ , ,' Y ; /� : �1 D/P WM SA MH / /\ \ SA MH .7 F \ : F 2, W a ^ I RIM. �� , • s� s� Rl = o S oy o oy \ THE LOCATIONS OF EXISTING UNDERGROUND y, �2 1 INV =953.04 5 M \ \ R/ 959.83 / p ? \ F\. \ : INF/L TRA-WN c =1 I IN OUT =9 2. `J `/� \\ \\/ _INV W)=951.38 \INV O SW)=95 957... h " ,'•-CBMHoyF oy \ :nyF BASIN \ \ UTILITIES ARE SHOWN IN AN APPROXIMATE WAY ::•::;• :... w <- �" l 5=951.38 rFF a ONLY THE CONTRACTOR SHALL FIELD VERIFY az = 55 I -CBMH \ UT S -95 \ / \� ov F i oy °yF \ \ F \ \ LOCATIONS AND ELEVATIONS OF EXISTING oyF \ °yF . �� UTILITIES PRIOR TO ANY CONSTRUCTION. `2F5 \j 6 / \ \ / h // : \\ oyF \oyF \oyF OyF yF \ °'F O U TL O T C yF \ oy w F I - 7 3 _ L... I 2 5 zo - I SAN MH 1 1 �� 8" PVC_ y / / yF' F : r�ji age &Utility O RIM= 964. 96 I \ SAN WER J = X // / / & / \ \� Eau t ' its entirety j : \ \ yF INV IN (` =953.95- 2 � / �F INV OUT(N) 953.85 w ::::: I 2 _�I 3 4 / / cB-� \/ N MH \ ° ° _ :::: N MH / l \ R = 964.91 / :~ y �4O. 1 Oy HF yF o I w `•?:'I I R/M= _...i' o \ \ '� \INV (NW 950.2� // / / I r ` \ F oyF 10' MIN—. N S)=95 .74 1 I;�"'T ...�.. 8" PVC \ s sS U�V1( OUT�(E)=95¢19 " 3 INV OU - 5 64 I SAN SEWER u: • \ "-� 8 DIP WM 3 �/ I I r oyF 4 " I I \ \ / ` / I Oy m I 8 DIP M. M,...-a" PVC ,o \ Y ` ` I 12�Gv-•/ Rio / I I 1 I I F f0 MAN- �-- A` 4 s I /� I 6 y'' >> 4 I �� I s sE I �i..._8" DIP WM \\ s / J ,_` s° / // / 5 I I I I 7 I I F ,�h �� oyF OU TL O T Q I :.: \ _...1-8« GV /NV /N (.5 9 773 1 2 I r I .......,2 5 I I� 2 `\ ••::• `��° a /: �1y•.. ".._..._..._... � . 3 � • •''oy� ... •' • � :•:•::•;: I I F SAN MH \ ..CB` H IN /N (lyE - 49.73 5 ? oz i:i:i 5 I -RIM 969.07 I I \ -• ff' �...-6�. INV OUTI(�t3=949.63 I I n _ I I �- INV UU l ( t = N 0 \ ::..:: • . . L I I 1 �J l OyF o'�F I I 3 4 R1N=9i9.46 OUTLOT D >M" ' ' ,l-1nv946.69 '/' INr IN (W)=956.33 i t / I 1 I 1 \ A T H l ?::: 1 I 8" P /c 49 I _ s w M C L NE :.::..;.: 6 I ij IN 1 /N (E) 956.33 ::::: I L I SAN t WtK i'... / -WNf OL TAN)=956_23 • CBMH / l SEE SHEET 10 ► • o+oo -ceMH - - - - 'l` s.. /o xoo _ �-[ _ _ _ J L - _1Ye-� l• •/ / -~ 1 oy 7 1+00 n� - = n� 6° �! V w - -� cv o� 10 25 25 `: i I o. !♦ 2+I0o rn: 0 -CBMH / / -CiWH L.� ' ` _ 6 V �3+00.16 %CB \� 1�• 12" DIP WM ••.` _ J ` / // /� Play I / ` ... i / , ;.. ... ��r�6Z�n Structure ...--*&1 A � :_� ON - REV NO. DATE BY DESCRIPTION DESIGNED DRAWN I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT PREPARED www.ottoassociates.com MEADOWBROOK PRELIMINARY UTILITY PROJECT NO: 1 12-13-24 CSO REVISIONS PER CITY STORMWA TER REVIEW WAS BY ME OR UNDER MY DIRECT SUPERVISION C.S.O. T•J.B. AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER est on 24-0314 UNDER TH LAWS OFT STATE OF MINNESOTA. CHECKED TTO Buffalo, MN 55313eet J P B LAND, L LC PLAN NORTH ) (763)682-4727 C. S. o. Coo M. Schwohn tto 12-13-24 ssoc Fax (763)682-3522 M O N T I C E L LO, M N SHEET NO. 9 OF 18 SHEETS DATE• 12-9-24 DATE: LICENSE # 40433 Engineers &Land Surveyors, Inc. 3 iNv vui ct N' r-_i PA1�Lda!! No \ \ - - - \ I I i I I / i �F ° :Q I - I I ,_Rl�►=9��9.4s OUTLOT D MH ss oo I l \ N- I...... I I " 4 1- �_ �: IN►' IN (W)=956.33 i > t C W �' I I l `-lnv=946.69 i :. I I 8 P /C �J 49 L- _ S II I l / Os Oy /F ..... I :' 6 �- INV IN E 956.33 SEE SHEET 9 L I (� , , I / , F °y I 1 SAN SLW&M �- INV OL TLN)=956_23 , i CBMH / _ _ l I0 0+00 !� -- -CBMH �� :�� oo-_--� L_-_J - / •/ / i �� ON- ...... MA TCHLINEI :::: :> I I 7 - :� 1+00 n1 - - rIr %MH _.' 6� �'�C�MH •.,.. �� w _ cv� 1 O / / I°yF 6 _ 25 �5;: 2+00 rn: S 0 -ar:- I I --I Ii a S �3+00.16 / Ca \ \..: w _ 12" DIP WM-...` `� / / / Stru Puare I / \I` y sr 1 8 I II to _ - " " DP - - III I -HYD. &/ / \ \..•.. ry _ W1�-�96� s.«<` \ / o i \ \ \\ 6 GV W W �/ Fence---... , � I >s> : -CB l SA MH 1 SS gN - _ Yy -Fence X p 0 4 w _ - L - CBMH J I r� 2 1 Ilr _�=968.G8 -CB I ;' Rl=967.46 1 �- ►� J 1 KLEst I SS o 11 1'� o S1 �� _ , I -, 1 L H 120 Iry our (yV)=957.j5 l IN l=953.56 ,:• - , -CBMHo 3 4CB� I ' o L INV OUT ( 5346 I I ,� \ Existing MH \ OyF :::::: - L, �. - _ I SAN r/ "`." 9 _ I 19 I r--_ _ -_ I Rl = 71 ----I - Inv=946.82 2 3 o _ J I M 96 . r HYDCT . &�; Y SAN SEINER rn I i I - _ INV IN N 48.41 -/'� \ ` °yF 'n w 1 6" GV I-- oo I 6 5 I 6 5 4 I �A' i"I-8' GV I INV OUT �) 48.31 SAN SEWER I Pvc;I R�1=962.56 ` \ o I \\ `-TONEX�ST. \ I I' p I ~ SAN MH I _ " I 2 I I I I i' IIN V IN (W)= 94 Z O6 \ STORM MH IM 970 CB H I /~ 8 PVC 5 / SEWS I �' S� N MH I I lIW OUT (SE) �46.96 ; \: -CBAIH o I �.. \ \ ?c: iw I O 10 I I l V OU I11 I :•-I-•RI4=968.27 I I I I I I I, 12 I -42" RCP a :iS: I I - - - - - - - - _ _ _ n / l 78 I �n I SAN MH � na L----- I I I I CBMH vi \ o ':':' I I 0+00� -� ---- J I I I I I I 16 ; I RM=960.55 " .. I I l_N V /N (NW)= 946. i5 :...... :::: I ;;:::.: :. �•::;•: M. I O 11 1+00 �2+ 3 00 :o� .I'/ r---- - - - - -� _ ii::r: I I "^ V K v, I S! I !t 3+ 62.18 I I I I 'C I I I T (5)=s`46 5g - -- J o '' I I :_8"G - -+ ► ULA 3 11 I I I I I I H f z I 12-�4N-�rl _ _ _ " _ __ _ I..._HYD. & I I 20 ' 19 I ' 18 ' I I L_-_-_-_---- NI I 13 :. Ln _::... 8 /NV�O J= HII " / :���-------J I ' I I I I I 17 I I Existing CB 2 20 8" GV I I I I I 3 I -Rim=952.30 8 _ 1�- :::.::I 1 -� 2 3 �4 I I �SANMH------� I I I I ► I o I; 15 I L I / lnv=947.7/ I `O SAI / M/1/ 1 I _ R/M = 967.97 1 I `'`"' o I I , lAr 9 0. 46 I I 1 2 3 4 I INV OUT (S)= 956.7J I I I I 7 I I I o I ::•:;•:: I I I Y I :y`. r--CB I I I I f . --- F- 46 IN4• UUIi JJ=yiy.4 I 4n I I o I I _ \ _ ---- � " GV 4 I I I - _ _ L - J I- - - - _ _ l I +10` MIN L SAW MH 7 6 5 1 1 8 7 6 5 `:� T S 4N MH 11 ' L____ J 3 14 N I 1 R/ML 69. 99 I I I a L R M= 966 85 - - - - J L - J Si T - :a'd - CB lNV CBMH I 3" PVC -,AN S R-... + / nvv r I -HYD. & U \ o I _ II u J I s'. '•TIN, CBMH- I L 6 GV I I �...... ..;;; 2 LJ - - - - - - - - of / I INV OUT (S)= 955. c5 I r I I I I I " j - - - -I x I I1 % 8P SASWE --� , I I I I I, 14 _I;;y ,-. 0+00 �1+0o r 2 :� -- I 5 1 1 I I I I I I I I I _' -1 -1�" DIP WY ---- 1 ~ O I et 3+00 "L,7`/.•[)� + I<G �, B �� I �^ 1 ; 3+99.72 I I I I I 11 12 PVC SAN SE R-I -�4 ;"' I -36" RCP o 60 120 w I 3 W ac I L---- ---- I I I I I L I 1 Feet 9 0 i"DIP ►-.,� �_ _ _ 8 DI wM _ ----- - i 9 I I 10 I I I I I------� I 5 I„_ , <:: :: ::::. k _ _ I 1 - - - _ I Fence SCALE. - 60 8- �. s .._ I I I r -_ L J I 4 8 P I r r 8" D/P wM I I - I 21 SAN MH 1 +' I ; --_- J sls€s I 9 SA SEWS CBMH I 1 •- " I I I I I --_ "'' "'"' I 13 f Existing CB •.:::. ... .. I R/M=962. S� I 9 7+67.99 I ....... I I I 1 2 3� 4 1 1 '' 6 2 I I I I I :-lNV IN (w � 6.72 SAN , .. -Rim=952.54 LEGEND 0 1 3 4 = 1 I RIM= 958.67 /n v= 947.96 I CBMH- 1 N I I _ _ _ _ I I 1 INV OUT ()=�46.P1 _ �.60 i I 161NV IN (N)=944,79I T❑ denotes Telephone Pedestal _ _ - P 1 I _ - -� 1 I \ I C6bH I •. I -INV IN (S)=944.79 II ST -� ST H6 G - -� - j I I r - - - - - - _ 1 I \ I \ 3 7 INV IN (W)=944.791 -21" RCP � denotes Sign 8 DIP WM- - J �- - - - _ MH- • I l denotes Gu Wire w rI-CB 3 I 1 L'• - - - -� ♦ : / 2 _ 1 36 RCP y oz Drainage &1 1 I � _ I - - J - _ INV OUT (E)-944.6fi :TUtilit r l I I I I I L , CBMH-...18" GV-.. ' I- _ _ _ I Existing CB denotes Power Pole L I ,� ► H OUTLOT D �I _ _ _ _ 7 I / -12 cv _ _ s�..:.•• F- CONNECT w _ / Easement `SAN M N (��0� - J 1 .,J j�" DIP Will cn T -Rim=954.87 _ - -� _ �I �-20 RIM=969.57 1 Q I I I :,:.,-:.._ .. 0 EXIST j denotes Light Pole I In v-950.92 Si I �__ INV OUT N-958.66 - -., L__-_ I �� I^' I _..... I o I �,� L ()- _ _ _ - - _ J ST - _ _ _ J HYD. &_ ) �Iri o�- �t w� iw _ v<� DIP , San. MH denotes Water Valve CBMH CBMH 1 112GV ci v : Sr- - - - - - - - ST I ST = TM -Rim=95 .74 T ST ST S - - -I f - - - - \ - - - - - - _ rl - SS SS SS lnv=94366 Rio T T- _ I 6" GV 4'1+`�D w % ❑T i denotes Hydrant ,! r �_ I '�`��_..._ S a, _ -f -1 Drainage &� I i c,S 0 % 2 ® denotes Outlet Control Structure ss: o -MH I I .L 1 rrr SS ��dewalk CBMH 1 I I I I Eotsemen t I r ' 1 I' SS s surm un table c t o w I I I I I 1231 �,. SAh MH H a '.; �`'� �.r OO denotes Sanitary Manhole i� I I I I I RIM. =965.06 i y _ �-CBM _ _CBMH-` % �,. 8.. Curb & Gutter Qp denotes Storm Manhole 4 I _ / S� - 8" PVC 2 j 22 m I 1 1 1 1 I a I --INV IN (N)-9533� , CBMH- • %- Dramage do - SA(-N�EVGEI� '� 1 ' CP / -San. MH In denotes Catch Bpsin 1 I 1 1 II INV OUT (S)=953.2,5 / \. 8" pV Utility Easement I D Rim=958.64 w o I I I 160 : �' '� R _ .. COIIVNFC S x j denotes Catch Basin -Round = I ::•..I I I 6 I 1 7 8 1 1 1 SS i\� \ SEWS I I 60 -� T : Rim=9�.81-'� 1 2 3 4 5 \ 1D �I- 3 q Ehlsr. SS REMOVE EXIST, I "' I ::;; ; 1 :r 10' MIN 0 6 Inv=94,` 92 I 1 I I 1 1 CBMH...\ rt i ,N I \\ 5 ~Ion i SIN. MH W HYDRANT &CONNECT-•••_-..i I = I SAN j41-/ HYD. & 2 I CB SAN TO EXIST, 8" DIP WV = " I I I 1 1 8' GV1•. i I ;'�1 I \ z \ Existing CB / W -` :::::. 55 I lA�t f T7 6 GV 8" GV ' i \ I- - - - - - - I Rim=954.82-... ST -I..-... 1 1 I i1 Rl I - J S ...... 9 + -lNV L T (E)=95. A9 L- J 8" D/R y�q�,/ L H I I / 0 6 /n v-95 % I I 7-TH --1- r l r Exis tin MH_..� L-- - -- L--J --J L '"°' -- J I - /' SY/ < Vl `( 948.16 4 \\ r 0.4�8, - I RCP-•• D j, - '- L - - INV OU 948.06 o -� j Rim=969.15 V �r 6" GV �` �• _ :k� I I ST Nc w denotes Water Line _ A ^' •� H YD. & 'P' :. v - :. '� - �- . - . A. \ N� •> n in �''L"�`� • -. .. denotes tes Gas Line 23 DIP _ _ -- / j }: / 3 V A V A I I =: ■' I �6" GV Existing MH j GAS w - - mooA i 1 7 I C: ^� I �...- = n Sanitary r in 8 7 TH W W W W w W w -_I I 12 Existin MH Y p Bit. Road.. Ped. � I 1+00 2+00 3+0 W M► -� � � ` \ \ Rim 955.40 ss denotes Sa to Sewer Line S T l V E 15" RCP..7 Ramps �:� I a! S'► I if' 32 1 SS 4+,00 �_r cc _S+pCIS �- SS- \ L SA WER - 8 DIP WY Inv=948.73 -Rim=958.40 n \ \ \ � 8" PVC_ � ;:. � � g " I � �'� \ \ \ \ 0-.�-10� N SEWI �.` .� � _ I _ _ I sT denotes Storm Sewer Line ST D o =' 7 Tt�1C n r Electric in Curb &.._...�: +00 : ::--_____= I18 THST. NE `�� CB ���/ RM 36 \\\ LJ \\ �' ~ I-36"RCP 0 E denotes Overhead Eect c Line \ \ \ �I I H e / cutter �...��..:.: <.:: I a::- 2 \ -----� .; I---__-_ x denotes Fence Line -� .-.... I a �� j lNVI=949.59 \\ \ \ \ �� ; ----_1 Conc. Walk- I ► :.:;;: _ _ _ MH- ' :' _ F8"-Gv INV 0 )=949.49 \ \ I 4 - - - - - - denotes Drainage and Utility I I \ - I \ \ \ \ I "'-C3MH •' r--- ------ Easement 9 Y FibMH1 1 I R _ )-CBMH- ---- ; I \ o\ 8 I I R1.11=960.04 er_I I :.' I 8 PV��: SAN AI1F r - - - -I - - ", I "' fin' : �-/N / /N (SW)= 947. E3 Optic Box o I w I r:: I 1 1 K/M-=64. I 10-� CB+ 60..0 .. 1 1 R/M=962.74 \ \ _ \ \ , Drainage & I R. I INV 11I e=952.84 \Utility o I x CAUTION: OVERHEAD I 1 1 -� 1 �. INV IN (W)=950, ] / Easement �- - - _ _ -c3 I IN / OUT (N)=947. 53 ", 2 - :::::: : I i :' 1 1 I INV E)=952.7 1 I '"..._JNV �N (S)=950. \ - - -- r: ;� rn 11 I I CONNECT RXm t/967. :sssA / ELECTRIC LINES fL - -10 1 o ,� -� 1 (N)=950.4 f - - - - - - - :.-TO EXIST. 1 �/ I I 1 1 1 1 1 I I I 7 I I �- ; 1 l INV OUT (E� 9531 - - - - - -I -I �0 MIN - - - - - - - - 1 > i STORM CB :_'� I I I I I I I L--- ��I ce-� I I I I I I ! ___-_- - NOTE: I I I I I I I I I I I ----- J ~ 11 I I 9 I '; % -- 2 THE LOCATIONS OF EXISTING UNDERGROUND o ::`: I 1 1 1 1 I I I I 9 1 I W --- 1 I I I Fence-' sss= I r I I 7 % Drainage & UTILITIES ARE SHOWN IN AN APPROXIMATE WAY 'I I I I I I I I I I I I--- ^► O� 1 I I I 10 I I j CEPMH v 1� �j°Utility Easement ONLY, THE CONTRACTOR SHALL FIELD VERIFY w I I I I I I rF l 8 (� ; ; o I I 1 12 I 11 I I I cB- I 0 10 '�� :� LOCATIONS AND ELEVATIONS OF EXISTING = I:>#I I I I I I I 2 1 3 1 1 4 1 1 5 I I -� 1 1 1 I I 1 /:; I /y ;:: s o I 1 I I I 610 f oo \ �HYD & 1 1 13 I " I I / / / /Existing CB UTILITIES PRIOR TO ANY CONSTRUCTION. I 1 1 1 C- - 4 1 8 PVC - _ 6 CV I / y` -Rim=955.07 II I I 1 I SAN SEWER i In v=951.05 7 L- ----� L---J �---� �---I L--- 25 I I I 2 1 I L'�-- �� / ,� J q CBMH-' J w 55 L N RIM =964. 40 CJ I p I J L- I '. = oz ', hVV /N (S)= 953.37 - ..� L - - - - - - J I- - --J L - 4 -CBMH I I " I / o MV OUT <N)=953.2 AD ��+'� ......... /.10 SAN MH .......... M 9 O 08 Drainage & Utilityi i . '.I P SED R Ix \,\ R/ 6 . r\ \ / ..........25 Easement \ �- V /N (SW)= 94 .18 I , 25 I 1 0 SS w - -1 -� \ \IN U T (NE) 948.08y S--T - 2 +00 W r \ I r19 Imo_ / I I 25+50, 30� oo °" 25+� j w /'^ t W - - j r - \ \ \ \ \ 9 4 9 I ExistingJ: -8" GV 1 / - - - -1 �" DIP WM I YD & j \ \ \-CBMIII I I House u 3 i / _- f I I 6" GV_... \\ \ ll 8 \\\ I I r' SAN MH i I I SAN MH \ / I I �... 1 I i �... _... 10' M/N \•• , r--- I-6" GV r RIM=962.. 4 I I I I I 1 R/M=960.31- I,---- y ` ...� ... _...�I " I .. T ` _ )AN M/'/ c I INV /N (W�.51.05 1 I I I 7 \ �-I V /N � 48.72 ~I 8 PVC SAN SEWtRrt - I RIM=963.5., INV OUT (� �950.95 I I I \ \ (NE)=948.62 8 ° J o - - - - - - J :.� es #-...�...+5'� DIP WM INV OUT (E7-�2.57 5 I 1 6 II I I ° W --_� -- I 1 2 3 4 1 I I I I \\ I / I I /: -Fence _TEMP. HYD. 1 1 I O I I I 1 lj' &6"GV 1 I I t o SA4MH12 oI 6 jj I I I I I I I II R/ti'=q&S 7-...-...�.,\ ...-..-..� �I I I I J L__- J LL-- 7 l INV OUT (N)=955.0 �'' L 1j - - - - - - L_L------- - A A A A A A n n i 1 i l A �, r A \ X \ X 2 I I A NI A A �... n. i "A._Droinoge & 6 x 60 %� .-Fence Utility Easement 0 0 I I I I LU Pt 20+39.11 6 I I�UQ REV. NO. DATE BY DESCRIPTION DESIGNED DRA INN I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION www.ottoassociates.com MEADOWBROOK PRELIMINARY UTILITY PROJECTNO: 1 12-13-24 CSO REVISIONS PER CITY STORMWATER REVIEW C.S.O. T.J.B. AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER est on 24-0314 UNDER TH LAWS OFT STATE OF MINNESOTA. CHECKED TTO Buffalo, MN J P B LAND, L LC PLAN SOUTH C (763)682-4727 C. S. o. Coo M. Schwohn tlo 12-13-24 ssOC Fax (763)682-3522 M O N T I C E L LO, M N SHEET NO. 10 OF 18 SHEETS DATE. 12-9-24 DATE: LICENSE # 40433 Engineers &Land Surveyors, Inc. GARAGE SIDE 3w . G GARAGE ELEV - G=929.0 L/OUT - FULL BASEMENT LOOKOUT TOP OF FOUNDATION ELEV- TF=929.3 WO - FULL BASEMENT WALKOUT GRADING NOTE LOW LEVEL ELEV = LL=921.3 SELO - SPLIT ENTRY LOOKOUT THE LOCATIONS OF EXISTING UNDERGROUND UTILITIES ARE I SEWO - SPLIT ENTRY WALKOUT p ST SHOWN IN AN APPROXIMATE WAY ONLY. THE CONTRACTOR \ os b� ��in I LOW OPENING ELEV LO=921.3 SOG - SLAB ON GRADE / SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING 3 0 HOUSE TYPE WO Existing MH UTILITIES BEFORE COMMENCING WORK. HE AGREES TO BE a' N� °� n I -Rim=957.88 FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES WHICH MIGHT 2 �, i'. %� OUTSIDE GRADE ELEV - x920.8 ' V _Existing CB �� lnv=951.71 BE OCCASIONED BY HIS FAILURE TO EXACTLY LOCATE AND ` - n / Rim=956.92I ? I PRESERVE ANY AND ALL UNDERGROUND UTILITIES. Surmountable- - 2 3 4 5 6 -12•' _8" DIP Curb &Gutter a, -Existing MH D/P WM \ WMClo --- Rim=959.50 -Benchmark: Conc. / \ FF= - istin I :/ lnv=954.76 Devotion=962.32 Feet ya / 959. 03 • Ex g ! � / ..-15" RCP I N.A. V, D. 1988 0 60 120 � I 5 House \... m i' ( ) cp co eS 5 -.�: / Feet ,( �/ In v= 955.10 wri°N.j c9 / eoCIO / `ram s+ -, 4 958.67 : ,:..',: e / I �y /...-Fence--X955.78 W' W SS SS 12" PVC U ` o X cp , ss 961' ...96D `�6 ", ,�'' �y�b XOh - 958- X958.81 SCALE: 1 = 60 9 21 " RCP \ x 6 Con Side alk- ' II r sue: • 51 - �...:.. - 505�0 ". 9 S� 3 Existing San. K_ JC o g /// PARK 2 I _16" DIP WM 95 - :Shed �96 sss... Lilacs \ \ oX %< / \ rn Rim=959.80- 95 p 6 _.... 53.78 ::. _ r UI1 _ 945.34 T nt _ 956--lrrr•�953.95 "� Fence-••`. \ I - _ I _..._..._..._...-..._Fence-`.-..._..._ 6 8 -- - - - �,� ar --� �JI� • s o---------- I`�- , I I ----`rnt - 9 ---- ---- - ^90 HOME T ` nt � YPE TABLE t ;f anti /.E X -Tr vrirl� - -'' writ - -- u unt vnt Uht j - - - 5 sF sF PARK LOT WIDTH S 5 1 - p ; 9 I a: a CA ExistingMH 9 o O I / nFR.2 p I I �F I \ ~� i GRADE 42' 52' 62' yo\ r:;::. J \ I I I Rim=956.26 -c�� �''' • h 952 / - - :L .T- �r �r `' I 60 ° - ` I 956.0 TOWNHOME TOTAL lnv=945.58 D F g �S I cA -958-- - _ rYPE LOTS LOTS LOTS g58� c >#s S3 5\ SF g g-r-- SOG 6 3 0 73 82 >s \ 2 953.39 _ ° '954 - - -e \ 6� I I `�I o �' / / 2 \ 960 I SEL 0 0 14 22 0 36 x 4.2 rn' \ 95 T G= 964.0 G= 964.0 I I I I 9 I b o M I' 9 oo ¢ \ / / \ I I - G=964,5 I - �o �C958.58 3 88 952: h l �` �, \ 64.0 TF= 964, 3 TF= 964, 3 / TF= 964.8 _ f °' �' O / I I SEWO 0 5 26 0 31 :::Y. \ 'A \ '9 4.3 LL=956.3 � I LL=956.3 I G=963.0 \ n 1i 1 � / / \ , c / \ G'�g6 3 ' LL=956.8 I I \ v r� g62'� I I g62a I L/OUT 0 5 8 0 13 a CO / \ \ TF ,956' 3 LO=959.3 I _I LO=959.3 I I LO=959.8 �I TF=963.3 I o \ / _ �R� c �940 I h�\ L O,g59' I L/OUT I I L/OUT I L OUT I LL=960.2 I -a J I / a I I I ' I o 7 2 WO 0 8 12 0 20 O' I /_ �` 9 l 0 I. UT G I G G I / I L0=963.3 I / // G=963.0 G=962.2 0 � rn F \F WL 9 SO 1 / \ �0 _ J I G SEL 0 I \� 962' '/ '� I %�i®i 3 I I TF= 962.5Con c. TOTAL 6 35 68 73 182 �°� l , \ 9¢ / I G I I I \ y / I I �,----Pad �' \ F �� \ 948„ 6 / 1 \ J L - - - - - J \ e161 / �� I LL=960.2 LL=959.4 I Existing \6% I 950_ • I h \ - - - - - 964-� I 19 \/ I LO=963.3 I r I LO=962.5 House O ;:; X - �, Z / .� p, \ 5 ISEL 0 Oh' N cl "I I W. Inv. 76 952 ` b C� L 0 I / I I SEL 0 F a o `` 9 a` a �• %� 962 I \/ I I I G \ c� :;; 55 cs 33s, ?: 0 Inv.=943.01 / �jh �o ro h ro' ---.. - .. \ 962 u 0. \ / \ G I -Bit. Driveway F :::::: \ \ 9 2+00 --- 59 36 X959.33� ,I ro / \ I I L -I I- �1 - Surmountable F I ssss i '(0 9 / I X I 0� /\ c9S _ L - - - - 0 �'`' - i' Curb &Gutter °yF Rc9 ` \� \ 9 / 1 x OG 62. � -- '- A 00 Ltg6 _/ �i� / - _ _ � J ��'-� 962 � �' k� i- 1. - . . - -- X O 3 6 g = -- ----------PAR 111 X yocs. rso 5$' 99 :::• F San MH ..... I I I 9 3X 95 � "�� -- /\ p - ` ' / Fr \ im=956,52 al: I rn, / - �.. :::... o ONc c : 4 ry / 21 c9 �4 o yr of Bit. 8 S 1- I 954 a :.,•..: ,� o ( 7 o s ��8 PARK DRl11o0: :... ..... � h � i a ur --- P re+�6ss2 ss OyF I o ON- a, - 00 . - - - - _ _ _ �1------- -0 \ 6 + 00 - 10 - 0 8 ) . V �JO t. R d 58 W W 9, _ 5+ 96 _ - �, w ;� �° _ _ 9 co 16,O X 47. 9 9 MC .. 50.60 r .� OO ► A \/\/ O U TL O T A tiF l S6' ° `9S .94 -1 _ /- _ 96 9+00 e �_ 59 $ - �' ..._ - _ - W � i<958. 07 .:.��I _ [IT _iJAyF �8� \ o / G G -1 �/ r►► DRIV 4 ..- �..... :�::-..-..-..-.. 956.4 ACT °' BMX�PARKg \�95 / 'gam? l G-963 / G - p 960 . ----- - , t• Y9 . ,.\ i 9 s-- ?�: • 9 .. ..:.......:. � :.:.. � 64 / 96 G- l •�'• - S San. MH 2 ::> oy oy/ 5�. �- - _ _ CC - S CC - 4 , l l TF 9633 _ _ - r �8 9 $ - C0-9g6s CO__ 1 •96.36 / - - - - - - - Gq I I - IN � 9S6 CC-9 _ � _-_ S c c� '� \ lnv=946.83 �_��� Bit. Driveway rz ..149 0� 56 / / 960. / ♦ O WO T C 0-95 5 6 / 6p l -I \ Y °hF O i �/� 9 y WO 6 I 962 \ o -Conc. Existing CB - s: I � I 9 3 23 c ` \ - . si: 1 ..9 ,, 96 l I \ s l 5 I 19 I - FF= 961.22 Rim = 955.01 is _ r Oi yg-86 \58 "hF 1 �, - 9st S/ WlD A/CCES `��� 6' l / / / 9 I I I \ S W: ... - FF= 961.22 LEGEND lnv=950.81 p 1 :?; �� �_ `\�'h \ 25 % \ / / `S� / I 964 I I w \ \ '' \ \ 32� 9 ( \ / 3 i / / ^� I I I it \ - FF= 96 .54 ,g .9 I / _ ti �, �. ^� I I I ) 96 denotes Existing Contour � h h /� . :::... 6 �\ �,9 \ 1 '-YY/DE �960 Oy �f •�h /��0. sr �� V �o / 962 S S IV / / q ,, o, Oh,` 6 $ G I I / qS 1 sp - Exisr g mouse 88.E denotes Existing Spot Elevation T• TRAIL 4�i \ S' I I i, 5 I .. o c# t g61.4 g 6 0�-� ���� \ y V �C q J 9 I/� I I G \ 3z �p / \ 95g_ '96I� I `0 F \ l �` `� O O �f G=964.5 8 I I \ 988 denotes Proposed Contour \ h \ J �6 . I I I F= 964.8 I I G= 965.7 \ g60 F yF �O -�--,-�T� o� \ ` \ v 2� TF=966.0 I I / 1 :< 988.5 X denotes Proposed Sot Elevation i' h I LL=956.8 1 :. Fence P P rno \ ^ -.•.:� / / �- U-TL�1.N-6 \ �� Oh \ 95g / 0 I L0=956.8 LL=958.0 -L.. Conc. Walk I / `� \� I- �o ` - / I LO=958.0 a { i denotes Proposed Drainage o a, 1 /',:.:.: °yF / / v sue, rn'y \ \ / t7 \ I WO I 'G= 962.0 % Existing MH \ \_ ( ��O �� F `��\ \ o / �� ^� \ I I WO TF=962.3 I FF=980.40 denotes Finished Floor Elevation I 9 y/ Rim=961.56-...�o N I �/ :::•:: I / hF ^ 0 \ F �n _ rO �' �• \ T �' Y I x I lnv=955.11 6�'�`96� �1 .' N`' /IZI 6� STO POI' 5 $ LL=959.2 J denotes Telephone Pedestal 0 0\ I m 9 4\ 0� \; q J 5'\LO=959.2n denotes Sign , I SOTTO 942, \ - `� Q' 4 3 I Ilb M-946.5 �, O \ vaSEWO \ \ \ - 9S I �? I oh denotes Guy Wire 96r H �Q, 0 9 �\ X 8 �, I I I f y :r �� ��, - \ sty ` / 4j _ � denotes Power Pole 89 TH ST NE D 0+0d0� W fit`.•/ _ • •.: �j j ^ \ \ �� �9�� °yF ( '� J 1 log \ \I �`�6 -� I = _ I I - . _X9j6 .�s - . 956 I 958 / 0 denotes Light Pole 1.400 `� 95 \ �`s 95tg \ � j I \ `7, cv Bit. Road: \ - I I denotes Water Valve W iyv'" o l -o X.g62.91 �56.0 ? 9Sli 9 � 9�,5 y 6° \� �h Wh 0 5 R = �� - 1 L - -954 - J L - - - I D4 San. MH ti / /� DSO �� �j_ - 9,s - - _ _ R� denotes t es Hydrant /i 2I ' R h \ \ I -I 95t `s - �\ �� , - -1 I I -III - - tiro Rim = 961.83-: 6 0 p - g / \ 8` O/ hX �I - =� �'' I I 111= III -I I `-III-III-i i i-I I r III L J- �� X 957.11 _ _ denotes Outlet Control Structure ~\ 9 6 �+ / l h :.�Exlsting � .lny=�.30 %�x / G �o°�9hh6h \ \ ' • "9S�F \� -9 \ Sr6.5 �� � OyF+ter � � I � \ `9S2 s�r� \ I � n Sanitary o o , \ \ / 1 950- Buildin 3 s denotes So to Curb & Gutter! ' 620 T \'� 1 _ �`, v O ��O�O 1 56,5 phF -III \� / D� I �� �' g 948 .956 g O y g 0 0 \/ 9 R 11- • s OD denotes Storm Manhole Conc. Wa/k-' �,`�II' I �� ?:: ►i9. 946- n� denotes Catch Basin Fiber Optic Box-�•/ 6'9sr "• \°' _ _ �o _ _ Sr \� �F �,�,Oh 0 III- I \ S WATER POND #2 /� \ O Y y \ \ I N 1111 © denotes Catch Basin - Round Existing CB ;' i G = o� I y i, \ \ 0 95 �� O / / \ T Rim=959.20-� ;:.;;;: 1 �� 0 ti I =1i1- I h BOTTOM=942.0 %� III:, X denotes Deciduous Tree Inv=955.68 ! s' I J at I / .; 6y g / \ III 0 1= = p �h / /p��` NWL=946.7`SO`\ \I >: z h `� \ _ - / y0 5 ` III denotes Coniferous Tree -A - �O /�/ / HWL = 951. 5 /� , 946\ \ h'F I \ X d denotes Soil Boring T 5 �TCi - Off/ h 50 43 d 950.2 O� 952 g51� ,Q�. - 956 �i I / / ` 9150 \ o \ w denotes Water Line L / O 0 00 \ ��0 =1I ` GAS - denotes Gas Line F°�o, r70 / 9 =I -• /t. I \\ 0� ry / - I Fence ss denotes Sanitary Sewer Line \, ,O ` �` ^ X o{�. 71 I O' �..._ . 0' W/DE P ND ACCES 1.. 10' WrDE v i 9 \ 56.8 ry �; "� ^i / �' \ \ ST denotes Storm Sewer Line 2 I j\ :: • / Bl T. TR lL U/ h s v�0 h^ / �� °yF I I \ \ 1 \ h0 I II�� '� / / X \ 0 6�O \ \ // // /�' O� O S 9 •�9 �' I I I rN LTR)4T/i ASiN #2 1 otiF 5X9� OHE - denotes Overhead Electric Line I I �I ( 3 / o �. / \ 'Y k o �6, \ \F�,O�Og�' \ O �O / y x ,g5. O \ \� / O I I BOTTOM=945.2 1 1 X denotes Fence Line w ? I . \ sz \v 4 g�1 v / St- \ / O p� \ =951.5 1 5 ::;:;:: 96 \ ;�` \.0 95 \/ /\ \ 0 / \ S8 ♦ / h h 0 F I ss \ OyF I - _ - - - - - - denotes Drainage and Utility / /' 6. 6 / \ 9 - � / / / -' 2 9 I � �• � Easement o00 0 ,, iO6h��rO C \ �95 / �,. / `sp' ' \ ' _ \ \ N °tiF 6o I I �� I� \ - ,9 g \ \ oy ca O O S - denotes Building Setback Line 962.2osss II I 9 / ' ` \ \/ �F��� ,°' 7 95 . �; °� / �°.y"' ^� ^� \ O I F I I r III tiF\\\/'yam a - ' �o h I o o -954 Fron t 25 I 964 4 a \ sr \.0 0/ /� / o, h �. . \ / 960. (� l l /-� yF . I I I I v�9, 49 0 // i O `7 i OUTL OT C • awl :;#; I I 966 sx \'9� 61. 0 \ O/ 0 0 �/ /, ,�i � � - 1 h hl �e - � \9 0��---QHF- Side = 6 (20 ROW) I I= I o0 6` G o ,9 g°�' 0 N O ,; �, O pJ 95 ' I O \ �N; / i I = EOF S? / Rear = 25 3 o I : I �I I Frio/ V)- ` I CO 950. 60 Inc 951. 0 I I O 'h O o 01 ST denotes Proposed Storm Sewer \ 0 0" �OD� a ^ \ / / - 961. 64 to h l 949. 9 F I I III C J F \ p 61 0 (0� ; o� �o �o'O- / I I / �\ -/ iii denotes Proposed Catch Basin /°� � F I %2 0 0 I I I •� / II / \ G F� h°'' is / 0/ // /°' °� g5 h tiF 1 I00 II \ SF denotes Pre -construction Silt 3 J �' "i w 2 I I , ,>, , o o -- II °� ° x94320 �, o I� 1 Fence o I L� I I °' o \ �0 / h \ v / L - - g5$ °y� I r I�;I �^ I �\ X9 ...:.: s G co h 1 __ \\ ���� h i o v I M 1 I 6+ / / �0 <orO <orO ``� \ \ \/ / I TUBE- TR %�' °� h ��` °'S'F 3 /�h �f0 0 °'S'F /i J 96 If w r I Q68 I �96, \ tij' o� \\sv1P / I I I I 9S8 I -1 9g S� `� s¢�� C p ,ur�0T A 6 1 �o / A A� �/ 60 9so ► I $� J ► /� \ ^Y:: I I 60• I I 51 I i s ,a l tiF , -/i /i �, I S C- , 9 5g P - rn 968 vi �o \ U // /i J g61. ��0 �-' 9 I 95t I 962.49 .. I I I 2 0 5 I - ; 2 �, \ \ �. o �o , T,', , v g5 / I , .. e i o i O1 p c� \ 65. 66 \ \ `' v 4 N CC -961 1 '� F 968, 8 G= 967, 7 Y l l � � X95 .10 5 _ 5 I rn I o " o \• ry b L =969.1 G=966.8 G_ rn \ o I ^ °� r 2 N I I C� I, \ , . T WO 961.1 LL = 961,1 TF= 968, 0 TF= 967.1 -965.7 \ \ON I V 6 "�9 I I c� l�� 8 L= LL=960,0 _ TF-966.0 � Q F I I ::::•. . j 19 3 rO G I O 961,1 LL - 9591 LL = 958.0 C 03 \ ....... � :::•;: O ^ ^ 4 3 U TL;O T D > Oro ro 96 9(' L 0= 960.0 I I - `•F - 6 4 WO L0=959.1 .�/ 956, \ -lnv=946 -A TUNE ".• I S� /o 1 - ► wo L 0= 958.0 a i / I / p u o I I I j o �A o: G I w0 WO / t '�9ss \\ F I\ �� F i I �::'TI T 2+7;7 ------ �S �f �-r' 8' _-�' I / a 9s .� o -� SEE SHEET 12 �` I.....' I I ----------- _ / o _ L__ �, 1 �� y s41.7� 7D+DD 6.87 1+D 6965 1112+DD , 60 \ \ .:.:.: �\ \ 966- - ro I I F I '�r PR ��TE I } Icn 0 3+00.16/ \ \ 964 \ -I - - - , - �� _ _ _ _ _ - - - ROAD �I :.. s� \ lots„ --_ ---- -- T - St �uQe REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT www.ottoassociates.com MEADOWBROOK PROJECT NO: 1 12-13-24 CSO REVISIONS PER CITY STORM WA TER REVIEW C.S.O. T.J.B. AWAS ND THAPAREDT I AM BYD E OR UNDER LICENSED MY DIRECT SUPERVISION ENGINEER PRELIMINARY GRADING UNDER THE LAWS OF THE STATE OF MINNESOTA, 9 West Division Street 24-0314 CHECKED TTO Buffalo, MN 55313 J P B LAND L L C PLAN (NORTH) (763)682-4727 C. S. o. Cora M. Schwohn Otto ssoc►Fax: (763)682-3522 M O N T I C E L L O M N SHEET NO. 11 OF 17 SHEETS DATE.' 1 2-9-24 DATE: 12-13-24 LICENSE # 40433 Engineers &Land Surveyors, Inc. , �v G=966.8 L0 Ll I I ,,;- � TF= 969. 1 U = Yo /. / - X951. 10 LU WO 961. 1 LL=961.1 TF= 968. 0 TF=9671 G=965.7 G* 65.66 1966 11) (9 1 LO=961.1 LL=960.0 LL=959.1 TF= 966, 0 3 �: I �9, ... . ... 3 UTLOT D > -704 WO L O= 960� 0 LL=958.0 wo LO=959.1 L O= 958. 0 956.8 I \In v-- 9 4 6 ....... .... .1 G wo -SEC SHEET 11 wo G :So 'o G 96,ge- -.4 1 ;L ....... ...... %,,-2+71III.18 -MA, -TCH' L ----------- L J1 Vn 1.7-7- -T ► 966 Xgff.87 1 0 60 +00 + 0 �O N NE 7o 0 964 I Lq 10 It 0 -4V - - 944 P R?�; J+00. 16/ 9 U) TE ----- - ROAD 70 --- 4 0 0- 1 4 -A 8 -970 Co- c:I. C�- T14 \1 -dVdV4 EE 1- E �Zzz f Fence 96. III I -iOO 42 & U P 4 : 0 60 120 Lj800 RCP 9 8. 2 3 1 1 2 L 9C D Existing MH 121 ­.-Rim=954.26 Feet -946.82 G=9,V.g In v- 0 ...... ...... 963.79 )41 ..... . ..... SOG C--96,9 G F SCALE: 1' =60' 96�.? 7 G L 6,99 G=969 6 X u) 1 11 1 7=5-71.2 TF=969.,? § 9 6N X r 0) 44 �5 / 7 1 1 8 7 1 1� C-- 968­7 G G j i -(� 6 5 1 6 1 Ora. �r966 4 G= 968. o LEGEND gmgl 2 0 4 0 G=965.51. 988 denotes Existing Contour -966:4 4 Z zz 965.- 9 TF= 96 7. 3 1 5 4 0- TF= 968. 3 G=967. -Wo I ON I . . . . .... .. . .. Aglo/ !y9,,-L 48.1 ILLJ�IY65 . 9 .1 LL=965.2 LL = 964,2 TF=965,8 9 1//^"* ­-42" IPICP . . . . . . . . . . . . SEWO L025965.2 LL =962 7 tn I ...... ...... LO=964.2 988.00X denotes Existing Spot Elevation L SEW4Kqc, LO �962.7 12 <o 01N if if 11 . . . . . . .... -988- denotes Proposed Contour -J -i -j 9 7 SEWO It SE;0 0+0 '1 L O><,qaa " i 00 T 7* 988.5 X denotes Proposed Spot Devotion ..2+00 . ..... VZ- 3+00 k) Cq CN .... ..... 91 6 HA .... ..... R(:)Ab-- to to R/YATE uT 970. A42.61 F .. ..... ... I� gro 964V! denotes Proposed Drainage ,n :;;: rl. I 9A6 - �1 • 0.16 6 01010"1111, X 0 0 �<96 .00 11 11 11 Q X 1 .3+82. 18 coA 7 -j FF= -980.4 o denotes Finished Floor Elevation 12 0 it: Zi _5 18 xl,--.-- ji UD -J>ti (P �R V) Existing CB ko if if Ili '13 -Rim=952.30 den a t es Sign �l denotes Telephone Pedestal 965.22 L 2 VI to Lo to J2 In v=947 I + 1 2 964 962 3 to N C4 -4 denotes Guy Wire 4 0198 ►1: n 1 9 0 2 3 F zi cs �N �� 15 . ....... G= 9,7. 0 0 c, G= 9 59.8 61 01, 0,. 0) 00- X95 -0- cz) TF= _G71. j TF=070.1 q 11 11 F r denotes Power Pole QJ 0, 0� It (3 4- SOG - C 0c; 11 11 r 'N denotes Light Pole 7 0 L -j CY) GV 8 6 5 8 5 4 SB L denotes Water Valve w a I r 190.1 966. 5L If + C, denotes Outlet Control Structure .,6 c1q U+00 -N. oi to (0 65 ---A 0, 0y, I Z,3 4 (D denotes Sanitary Manhole 10' KDE 19 N ti,o . ...... I + 00-.<�-- denotes Storm Manhole V denotes Hydrant 16 _j 4& 2 L-I -F -F (311 -Id- - gro 2+00 11 Lt, 1 ft 5 If 11 H/ T. 966.81 '0 1 3+00 III �i T0.2, -F- iZ -4 Uj ­36 RCP 00 (3 N (0 Le�. 0, 12 q (a t:� -J --I V) Q denotes Catch Basin ca L 662-8 5 968 roo ------- 10 ION 'J-�j 9 1: X954.69 3 17- 1 N 6 2 9 1 (a) 0 11 L1111 -i '--Fence @ denotes Catch Basin Round 9 6 4. 2 01 denotes Deciduous Tree 9 Wi 1 2 �ot! I VIt 4? G�965-0 TF-9(i�- denotes Coniferous Tree CB tool .3 L.L=9151.4 Exis tin g -71. 3 NQ1 64 Do N 00 =965 denotes Soil Boring -966.0 TF . ... -Rim=952.54 4 OG TF= 69. If u �N Eu LO=961.4 OG T�=966.3 Q) Inv=947.96 (0 OT W N SEWO I I - 11 11 11 L 53.2 LO=962.2 5 a; 0) o,) %A denotes Water Line LL=9( J, to 4) 7.0 0-q6 __j G=96 L -i 3s�qs 3 4 3 4 3.2 SEWO -j ­j IL0 P11 G 00 L TF= 96 7. 3 -21" RCP GAS - denotes Gas Line T4 SEWO G X .9 SS - denotes Sanitary Sewer Line - 960-r=o�j . . . . . . . . . . L L % . . . . . :.. f a Z, N) n - -964.2 7+6799 06 Up G �J617 RCP 5 �j L �= 964.2 970 1., If Al-V ST - V"` '968 "o 9' St WO .964 'ro j Existing CB denotes Storm Sewer Line /4�5 ...- /M OUTLOT D 71,11 q'�j cY R* =7 967. . .... .....IIIdenotes Overhead Electric Line N Z j-'5 G b Inv OHE 464 968 St 966 San. MH X - denotes Fence Line - - - - - - denotes Drainage and Utility STInv--94J.66 ST �g66� 55.0 NoX Eosemen t -15-�O� 68 o t J:-• .-...-Conc. dewalk 0 9+ denotes Building Setback Line 9 964- 1 1 13 o CQ, 'N', 631- FE LLJ V --9b4Surmcluntable q6• 9b Curb /& Gutter 965-5 1 1 L gb& ��` - 0 IZ) Front 25' Son. MH Side 6' (20' ROW G=965.5 G=965.3 Z 64.8 3 (7,7F= 9 70. 0 c--,=,967.5 G=966.7 G=965.7 TF=965.8 TF=965.5 Rear 25' 21 22 G- 49 G=969.7 o ,j TF= 7 G=968.6 9� Irl, 60 1 1.1--96611, Q) 966.0 64 10 LO=9 8 oP,� L O= 9 70. 0 LL=Y55.d - LL= 7 ;yviLL=966.9 TF=968.9 -X=96 7.8 TF=967 0 TF= Z LL=962.7 ILL 962 4 1 1, -,: - 65 70. LL 964. 7 6 F�n 9 5' LL=953.9 LL=962.9 LO=965.5 I ST denotes Proposed Storm Sewer LO=965.8 SEL 0 SEL 0 L0=968.9 LO=967.8 LO 9670 L O= 966. 0 1 SEL 0 SErO X If It .92 G U­ 53 W IN ali; 5 denotes Proposed Catch osin G 95 2)� G 2 SF denotes Pre -construction Silt 1 S 2 'EL03 sEL04 "5 sEL06 1 8 'G G G G G 610 A ..... 9bl­ 0=9 19 N ....... ..... 65. 3 96�2 Existing MH L 970---j' L J �j 11 Qb I. 3 RC N, Q 7--TrH-- Fence 968 L -J L 0 EWO Rim=969.15 966-1 L 00 964 959.24ST NE to r\ to 110 up- --Ion I 9619-1 DIP ON 6ro u%p 1- 1 5 7 0� Exi&KIn 9 lvfH I' qb ... 54 ` 5. OJ4 Existing MH IMM 30 it 11 0 1 +00 \_2+00 6 t2S---' 1-19V �4 ;� �Ihi�-L 99458 Rim=958.40 87TH W It V A 9� 0) Ch 59.1 to 3+00 4+00 5+00 tz amps c) I - ST NE ir RCP-/ P 4Bit. Road. o " 1 -1 1 - . fop .2. 4 1\ 21 tz orl� SB 6 X,959.17 00 00-j o- f - - - -j 7TH !�T. NE>. U V , .2 N Curb & ­6g� : . � �� � � � - A t) (j V I b i \ Gutter-'--,-9 � ()�, t -Y 6. i.5 \ 3 '---,36" RCP _,96 J8 1,1- 096 _77, Conc. Walk-- 9 70 -=N 964 N (0 N 14, v) (0-1 0 r pq S& I F- 96 J - 8 N F- 968--N r - - - 7=966,,, Fib er 3rn . - - - - - - 5ff 64.0 IN) tp 60 EOF op tic box if if A F-- 2 L G t56.J4X G to ��964: C� 1 1 J -+ or) 11 - 15" RCP- X G G Q, (y) 96�\l X958.68 If If -V (L 21 -962 IL-L Existing o if -, I - �,, - - :I C) 1 0 V C, ZI ? "I Rim=96741 F cj 0; 'a 1�00 Z,0, .8 7 FF '0 > N Q cy, a N) LT, - 0, 0) 11 nut ?6a IZ) ai j� N '0 �o "o 0, , lb 4 01 11 it Q 11 it C) 0,11 C3 "00" oil, 96 r 9 L .12 �5 -4 V -964 =J- G= 964. 0 If Ft c TF= 964. 3 GARAGE SIDE G AT TF= 963 8 1 64 945 L L = 960. 4,3 IV. G=96 LL=Y157.2 / (0 W) ov, Gm 929. 0 to to '130, G= 965. 0 LO=963, GARAGE ELEV Lrl 109 ?64. 10, rn 1 LIOUT FULL BASEMENT LOOKOUT 3 TF=964.6 :5� 01 if 11 G=965.5 LO=964. TF= TF= 965. 3 LL=961.5 J/ SEL 0 TOP OF FOUNDA TION ELEV V WO - FULL BASEMENT WALKOUT 0 964 Q, SEL 0 ;-413xu � N) TF=965.8 Existing CB LOW LEVEL ELEV - LL=-921.3 SELO SPLIT ENTRY LOOKOUT 0 1 1 LL=962.2 L O= 964.6 v1- 5 - --J' j LL=962.7 G \1­-Rim=955.07 SPLIT ENTRY WALKOUT 5 9 64 + I Nr SEWO 3 1 1 1 6 1 LO=965 3 SEL 0 Inv=951.05 LOW OPENING ELEV - LO=921.3 SOG SLAB ON GRADE I LO=965.8 I - I G <b VUU SELO X96, HOUSE TYPE WO SEL 0 G J4,AF eld Line--.r L - - --I C) I-- - 962 -j 962 01-911 1 L 14 .-13 4­964 OUTSIDE GRADE ELEV im- x92O.8 r----,966 964 10 1 L 11 1110 1130, 9 �9 6j. 5 C-: L - - - L UTIOT D 0 Lh . ... .. ............ 4) 00 % "-9 64 (5, r A -j +00 'o (o q. P ISIE C5 4- .. . ... . .. .. .. .... IV- 0- .. .. . .... .. . . . . . . . . . . .... . . . . . . . . . . . . . . . . . 21 . . . . . . . . . . . . . . 22+00 . . . . . . . . . . . .... . . . . . . . . . . .... c) . . . . . . . .. . .... .. . . . . . . . . . 9958.56 (Z C. -) 11 11 1 962 966.,9,9 oll r�ll Irz-) r- to -4 Ar �10 to .5d .05 \47 \;�, I I I 1 0)(310) JO -----23+c - - I \ 9 2, OR 14, 3D'. 32' OR 36' (PACE TO FAGS Y !3q9j 25 00 965 2400 966.72X 9 N� 9 4725 062 a n 0i 4 0 U, a," C) - - - -� I G M00CIED DESOY D `1 LO + CLRG & 61,11 R Existing. *11 9 1 2? - - --I r G 963* 0 3 1' - House Gz:� )63- 2-WX .DDx 2.0 oxx X < --FF=- LL I � , I : \ 2 64 -954 G G=:963.4 T 960- q65.95 1- 960, r G= 964. 0 TF-963.7 0%;; X958.41 XG V TH CK H *2' S" AND WJLC4 OR SCD 966.86 :P '003 o) "30', �� 11 t, :.. I LL=960.6 COI%RM IT m Q) 114 :N -N 6 �0) . . I G G G G=964.2 TF=96#0 8 1- -1 LO=9bU'u OR V C 5 WSE 1 1/2 WK 2300 11MA"US WEAR ND COURSE E X C E P T 0 N iz �, N) LN C) I LL = 961.2 1 CTYPCA) G=966.5 L64.7 TF=964.5 LO=961.2 SEWO T" CW 11MOOT 2357 G=965.7 G=965.3 T� LL=961.4 SEWS 8 �Y� "W BITUWWUS NON -WEARING CIDLAM TF= 966.8 TF= 966. 0 TF=965.6 0 LO=964.5 6 .33 ---r'WM V ~L W*I(.D) LL = 96J. 7 L : '96651: 9 1 LL=962.9 LL = 962.5 SEL 0 7 1. co° 95 9 -Fence _C3 WILEV ORAMAM WAIRM (r- Ir KNIIND CURB) - - - - - - LO=966.8 TLCO= 965. 0 5 B' %00" SCAN" NO COWV= S"RACE F SEL 0 LO=966.0 LO=965.6 60. X957.28 fEL 0 SEL 0 SELO 0 to Thickness determined C) to tjo to 0, QF. It, TYPICAL SECTION 0, ION 0) '16 N 'r 6_� 5 -J URBAN RESIDENTIAL by developers .95C 1-0 i960 011 Geotech and CA LN N) LN C) '50 1 4" 7 `2 L 96 0--962' L -J approved by city 62 (D 2 ROUS OF SOD TO BE PEACES BEH,ND CJR9 AND $DESNA/M-AL L - -J \\ engineer 7 L `� �964 X X X X D THE USE ANJ THICKNESS V SELEC C;q&NJ'-M, A 69, BORROW IS EASED ON EXISTM CC L CChC-3NS (Geotech recommends A A Xr- AS DUMMED RY THE MY ENER. using onsite soils) STREE' VADTH TO BE DETERS NEC-. INY -I­-E CrY 50 CIA Ij ENGINEER. 0* PERFORATED PVC PPE WITH FABRIC. IN 'ALL 0 Fence *"IRI CLAY SCILS ARE INCC� 4TIR111 1, INS `0 CO C�o 41 cl-- k--� 6�\ \ I SUBGRADE OR AS D.RECTFD 9Y THE ENG NTEERE:. RCAD*4' 1139. GRADING NOTE 20+X965.20 � X r THE LOCATIONS OF EXISTING UNDERGROUND UTILITIES ARE SHOWN IN AN 966.52X APPROXIMATE WAY ONLY, THE CONTRACTOR SHALL DETERMINE THE 965-96V CD Typical Street Standard Plate Library EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK. 966.38X Residential (Minor) HE AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES City of Monticello Date: 01J U. WHICH MIGHT BE OCCASIONED BY HIS FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UNDERGROUND UTILITIES. REV NO. DATE BY DESCRIPTION DESIGNED DRAWN I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT www.ottoassociates.com PROJECTNO.- 1 12-13-24 CSO REVISIONS PER Cl T Y S TORY WA TER RE VIE W C. S. O. T. J. B. AND THAT WAS PREPARED A BY DULY ME ORLICENSED UNDER MY DESSIONAIRECT SUPERVISIONGINEER N 9 West Division Street MEADOWBROOK PRELIMINARY GRADING I AM PROFL EUNDER THE LAWS OF THE STATE OF MINNESOTA. Buffalo, MN 55313 J P B LAND , L L C PLAN (SOUTH ) 24-0314 CHECKED TTO (763)682-4727 C. S. 0. Cora M. Schwohn Otto SSOCIATES Fax: (763)682-3522 DATE: DATE: 12- 1J-24 LICENSE # 40433 Engineers & Land Surveyors, Inc. MONTICELLO, MN SHEET NO. 12 OF 18 SHEETS 12-9-24 o p ST S \ os �� I� 2 I I / 3 Exis tin g MH Rim=957.88 Existing CB / In v= 951.71 w �j / Rim=956.92 Surmountable^ I 2 3 `f 5 6 t° I zo I 8" DIP Curb & Gutter Existing MH rn rn I ...-12" �WM \ a ..._Rim=959.50 DlP WM \. I Conc., cno / o � enchmork: / ~ 1 I / .�15r' RCP 4.76 i E/evotion=962.32 Feet FF=959.03 Existing / / >>» Qi o� c ✓ 5 o s , House \... • m i ' / l (0) -Fence �` 0 4-':? / -ln v= 955.10 N.A. V.D. 1988 / / T�� yy a W W -� �� N 5. 958.67 �..955.78 OV l L_ V lCL - ^ (� 8 7 6' o o X q,6 D / 6� h�0 _ X958.81 Oh, a, SS SS' / .7 ` X cQ g6� g60 }'y j i' 5 - 958- f-i 57, 9 3 \ <:: 9S ��-21 " RCP Con I Side a/k--••- \P VC Existing PARK 2 co 50 16" DIP WM �4oX c� XgS� l cT Son. H� /\' :. Lilacs-:. �y I I h / ,\hed /9 z:: q' - - \ \ Rim=959.80-...gs� p � \ 53.78 \lrtv'`953.95 ence-.,. nv=945.34 � ....... � I d. ..-..._Fence-..-..._..._...-...-.. • � F � 1 . l c � _ _ _ _ h t - ' - - - - - - - - �.o N�' °�' `'yE� r ��,��`� ..G 1(� �)(�� -�% - �_ 76 It wn� �� U t Uhit UI1t UI1t - i� hit Utit UYif� r - �� PARK - - - - - - -j- ,- - - - -I g5/ ' I SF cfl cfl $%' 0 60 120 /` I s' rn cA - Jr Feet = 5 J 1 • p _I/ Existing MH Fb` :.:. o I t<i' 8.2 I I 1 I" - Rim=956.26� >". oh'! ' / --PROTECTION INLET_... 952� / / g5 -- ��\� I„ �� I I SF g60 0 - J - �>$56.0 1 I Im-945.58 ::" D F /'�\9S PROTECTION g5p.0 ^ �8 I I rieia �- $� I j qs I I st ��9 1 958 - -1 u� SCALE: 1 „= 60' 3 .52 \ sF 9 5 I I 5$' I I g�`' I I �� I _ X953.39 /� h� - 9 - - - 5 o I - oyF �S'cc.� : >.: 01 \ ; oy - 054• - - ri - 1 \ - r 557 ,3344� I I \I ,� o M N I I �� / i 2 I I/ -960 9 5 4 ''� X 4. 2 0�- G= 964.0 G= 964.0 - 1 9 I �i QS "i 96218 1 I \ /� X 958.58 �' 1 / / \, eF.O I I TF= 964.3 I I/ TF= 96_4.3� G- 964.5 �?' c`"o o, rn O r % 3 88 `:. n 952 s )s ' 1/ °' 9 \ G 96 64 3 I I L L= 956.3 " I Jl L -956.3 I I TF= 964.8 G= 963 0 t� IF �' I � p n o -� ' / / b J / / \ \ 9 3 _ _ - _ LL = 956.8 I TF= 963. 3 I ; I C9 U J J V1 1 l ;� 62'� I I 62 I a �� \ �. cO a //� ' \ TF 956' 3 I I LO-959.3 LO-959.3 I I LO=959.8 I I o I \ 9 2 tN 946=� - a� h�' 0,959 I L/OUT I I L/OUT I L OUT I LL=960.2 t _o i SI i I yF , L-9 / 9S � / L pUT I G / I LO-963.3 I / // ' =9 o G=962.2 0 0< 7` G I G SEL O I � r I � 3 I I TF= 962.5 I I I --Conc. F nO � ��GI\962 // �I LL=960.2 LL=959.4 _Existin.948 �� 946 \ `I % Pad w ?\ \950_l-J L---�964 I I cq y� / I LO=963.3 I I LO=962.5 I'g v>°ErX I _ -3J. 9 rp� l �. \ - .I _ '/ S / 61� I SELOHouseoy :::: : W. In v. = 94�s 52 1� \a a C� L - 0 I / SELOF Q o ��i 9 a s �. �` 962 I I I I I I I G I...-Co1C. \ c� 55 �stable Inv.=943.01 / h <o �0 962 _ { / G �/ ...-Bit. Driveway 1 33 0 1 h h q 0 \ _ 1 I Y �F \ O O O h B _59.36 X95�33- J 0 / I - ✓ ✓ 0 \� - -FF= 61.71 5 :A: cL. m L ^� \ �\\\�\ ✓ ✓ O \ r I / I 0 Curb &nGutter 0 F = oy _... C� ✓✓ ✓i 9 .1 958 \- / ° L �...� y R�RAP� ti v / 962 y2 �00 .. 60 / / \ / qs �- - - - - -g i 1. rn O F R8 \V �' 9 / �ko0 62J I coo `' -f�0 I �g- _/ 5� - _ _ �J 962 k� - .-/ . . - . . °yF San. MH \ / I I 9419.33X 956 g PARK 111� O \ '�`35t�.tt� tiD� , I Fri�P �g5a / _ -I `<957.99 im=956.52 ¢� �- ::-�co c e 'f- :� 1 954 yF 4 0 21 q ��; o by oft�it. \ as PARK DRI b oo- 1- �4 _ a ss2 ° L,� �h i- I - - - ° ti ,MINI ---� = 7+00 _ O 8 8" Pvc,� -j `-- - -co 10c, ss X 47. 9 = - -- - _- +00 60 \ 6+ _ o t. R,ad W _W 958 W W l - s, OUTLO A°yF _ -- _ -- - _ _ -_ o _ - -__ _ :. o. so 4_ /- - _ - r _ 9 5g $ , ,9 ► \61 \ 1. `° _W» _ ��958.07 62 ORIV S8S6 9+00 - 956.4 rn 1FI I I 9_ ---- --- -_ - _ ----_-_-- �--- � � / G_ � � / 9 G � � I ...... I \ BMX�PAR/C /bh�'�? 960 / •r- \ s. O I 0 ig k - - - - - - - - _ - - - L '964.1 / G=96 - - \r - - - - - \��.. •.S San. MH y956 /g -__ - - -- - - -- - - - - -- - -- Sss CL,gs l TF_ /l I----- ------1T - - -8-Rim=959.33 ,os / --- - - - - - - to, - I I \-- \ \ __ _ _ __ _ JWO 56 S lyo' 956,1 L - 9S5 6 / 6 l - r _ S \ �i0 -� \ \ Inv=946.83 \s.I49 \ �/ ��/ 956 / / 960. - - -_ _- _ __ _ __ _ __ - - __ __ _ -_ __ 1 LO,g �. •\O 6Q� - F I 1 I o --Bit. Driveway LEGEND -`' D I ��y... ... ° F g50 / /i =--__- _-_ -- _ - = - --_-__ - K'O O / g I -962 I I cp'\ \ Conc. ,47q. 62 - - O I rn •. SF denotes Pre -construction Silt _ - - _ = - = - i -_ - / - Existing CB �. � I I 9 g63, 23 _ / �Y _ _ Ss / s x / $�I\ / I 1 \ c \ Rim=955.01-...-. �= 1 \ 06 958 �jy C _ _ _ - _ - _ - - _ - 9 -_ -_ - _�-_- __-_ \ .� 0 s / / / / / 0 95 I I I 958 \ I qS I \,-FF-961.22 Fence -construction 1 "` `- / F T s�, \ �2S _ -= W/D AICCESS�,`o l l ss I I 1964 I I h \ '•••-FF=961.22 denotes Post construction Silt 111 _ i c - y \ / 3 �` / / ry ^� 5 I I I I �. - FF= 96 .54 Fen c e E 960 � 0 _ _ - _ _ y___-__ `� a I I I \. BIT. TRAIL '�` yF - - _ _ - _ ��`/��`• 962= S - __ __ - _-_ \ l l ✓ice,' �i'oh 6 8 I G I I' I / cqS I `sue -...-Exist g House denotes In -street Inlet g61.4 = -O - _ - ' ire- \ \ y S 0 ✓i ✓✓ J 95 I I G Qv L / oy 0 -- _ -_ -_ _ _ _ �_ �58_ --- - - __-_ __ h�\ J `' O �O �6 I I TF=964.8 I I G=965.7 l I \ \ Protection rn \. \� 96 i � � /� •96I9. % - F � l � � ,� G-964.5 8 � i � N ; ` 'r ^ �• 96O F y �- hF� - _ 8 /� 2 1 I TF=966.0 J I I I �'ti denotes Green Area Inlet F=_ L 0= 956.8 f'iL L = 958.0 �... \ i :. Fence - Conc. Walk-, cp6, 1 •::•::; Oy _ _ _--_ V 9s rn� \ \ --_ / h / I , WO �c G=9 2.0;+ Protection Existing MH \` O F - __ O I I WO y I I Rim=961.56-•••\moo: cV ,� 1 I w I / _ _ _ _ ��`CL. lI'/h'FQ: -_ _ -_ F FAO �Yta• S� t-`I\ T TF=9 2.3 I x I = _ _ _ _ denotes Cat. 25 Erosion Inv=955.11 �\ :6� h N <:.. / / 96`l - _ _ _ _ _ _ -1 MAP p STO Pole _ __ - -_- _- _- - J ii ✓°erg Ojh 6 55 S J JI 956.12 9S�S I I L0=9 9.2 I I Control Blonket 60TTCT 942. \ __ - __ _ -__ _= C� `� ✓i I \ 946.5 9 4 � - - = -_ - _ _ - F 9 � O O \ r 4 3 I 4 1 I mSEWO I �� hj-_ -_ _- -_ _ - H W- 0 -- _ - - - - -__ gory \ \ g6� F - _ _ _ __ _ '9�sr , \ 0 9`SO \��, \ _ - -- - - - `�X_ \ t K 1 \ I 1 I 89 TH D o' \ / s - --_ - - - - -_ _ -�\ �g 'c/F J 1 \ -- -_ - - - h6 - - - - I 1 X9 6 956 S� /VE o 0+ o� - /ate=-- - -- - _ - �? I \ \' . `P 958 /ss° w _ 1-400 \ 1 �y _- - �-- � s �\ 9��� I \ -_-_ `L �O 56 - _-_--- --==-I Bit. Road: S i / W 6.0--_--_- y - _ - �9 9s o IA- - oco _ ---_-- _ 95, 1 San. MH :/,W W _ I� �g62.91 kph �95 / /\--_--_-- - --� ASS �`� \� \� -- h f O 0 - __ L -----J L----- L--- ;� / 96 6R• _ CL.\!ll_... - _ - / h - _ - � - _ _ - - =i i i� i X957.11 .ln v=936.30 6� % WM I ;:.;.:::: ::.:...:... vg g6" \ S� - -__ - - - -- - _ �- RN9I� P '�' _ - - _ .. + I I = - - _ �' _ - - -_ _ - � _ _ _ - - - - - - - - - i}i i=i i i=iTi==� _ 1= _ =I ^ Existin _\ --- - - - / _ _ - _ + �. - - 1 --- ---- ------------- ---==r�--'-_--- - __--_ Buildi --_-- ng Curb & Gu t ferl 0 /� ��. r 5 Y _ - - _ - - - -_ - - - - - -- - - - -- - g6 / i r \. p �1 0 \/---____ = _ -_- `/ - - - ��_ _ _ _ I s�2 C 3�0.7 , _ - - ----------- --- - Conc. Walk `� 11 0`\' / I ' fig, fi/= \ 9 6 h. 0 \ - -__ -_ _ _ _ _ -__ _ - _� / _ _ -_ R� �n• -_ _ �i `F - - -945- y6 _ Fiber Optic Box-.../ O s>r 0 0 I - 62 \ G '9�g6 h110 \ - _ - - -_ - - �� _ = - _ - __„` __ -_ �' -CL. III \� 0 5ZS2 9Ssr _ _ -- -=1- s P co - S T .. 2 \ / G '9 h _ _____ D� . R/PRAP / \ -_ _i I I sr Existing CB = \Q' / - - f/ `7 �� 9 5 0 - -_ --- _ = - -_ -_ _ �- _ _ - _ -__ - S WATER POND h' ` /g Rim=959.20-• I / _ _ _ _ _ ;.;.... I = - / � :.. � ��0 h� h � . � I-1 0 - � _ / �Bo rro � 42. o / � , \ �u� -LI I: x h --�-=_-=__ - = = ----_ Inv=955.68 \ 6 h / \ \ • - - - ---- - - - -- -_-_-- o� NWL=946 _-- -- -- �•==`_�A_� G 9 6 1 h - - - --__-- -_- / HWL=951.5 -_-- �� y ---- ` h C - - ------------ S / F 0 I \ - -- ------ - II- INSTALL & w lO I : 8 / \ �-_-____- ---- - -- - MAINTAIN ROCK s ...o 9 0 ST o \� 0�°1 4 yc II - ------__--- - _ - - 6 =-_--_ _ -- -_- -_ - - - / cp 1X �5 5 vrvp Oy (� I - _ / 95° 43 & X950.2 ��� - _ - _ - \ \ �� 's_' _- �_ TRUC TION - 0 g - -_ CONSENTRANCE \ v�0 6�g02 G� °yF •-jr Fence I�� 8 / _ _ CL.11f0' WIDE Pp�D ACCES <` I I .�, 10' WIDE °� 00 O� �� l �'�00 9 56.8 O�\;0�, 9 _ \ - =_ -_-_--_6� C BI T. Ti lL G / O N v\ y rT A \ \ G 3\ 66 \ \ roi ✓o� OhO� 6O - - -_ __ - _ _ IPRAP =- -- _ = a' F _- -- - \ _ _- - O �j• �4j� I'r::> II - IN�L TR�1 Tl(�N AsiN h g . / 00 t ��� i \ oa ,96 \ �tg� / \ \ �,�! �pJ �sz - _ - _ -_ -_ _ = I W rroM=�945._2 a � ; \ sz U �v 0° 95 1 % \ / / � � S• - -_ -- \ - - _ � - - � _ _ - _ _ -_ _ 95Y. 5 55 �. 964 0 63.8 4 / l / s� 000 , 66- I I' `� / \�95 . S� / Ci O - ___-_ \ / __-_____- I 0 °yam 962.20 I I � - � / - - - - - - - - - - ' rn --� 964 9 48 1 .,.,.. \ �o��� oy rn 1 I I- i966 .9 6 3. 9. - 100 \ / 0 ✓i �°'��,�,h -I = --- -_ _ _--__ _ _ - _-- / OUT OTC 7 4 1= I I - O " \ cs6 G o 06 9 0 �, O 0 �� ✓i J 95 I I -_ _ - _ = _ __ __ \ - _ _ -i - _ /B 9S?�- �J 1 :: I1 i �o� \ F� i9y hg' V �i�o �� a I I --- -- __ _ _ - _ -- - �- _ - 950.60 I' _ I 2 �o �.vp9 5 O / �� 1 / \ I=--=--- ----- - -- - --rp - _ I --l 94.46 a = `�,o o o ,� / I _ ____ __ __ _ _ __ �_- - - _ -�- l 949 °)'F -Q1.9 %� :.? ._ � .9 9 g6 61 ' 4 cD�' .• � � �o O' oi' � �/ _-_ - - - J y - _- -- = �_ l � I I- � • ^ � _ °�' :; ",t \ • 2 c,�o � I I / / 'LO �° �F�X943.204 oyF \ O °i ► v _9�°O vo�'�I8, �� / WOG =/ g�.J g1 I 1 _ I 59' 1I _J° .i �' 95 ► I ► II= CY) °-- y_-- I1-- j 'y�1/tn ►F 11 � \/I // F A{ �o \ 9 �\ .OyF FX o9y4F2 '. 0�6 I o aoy°jh 4 3 \F oyF _7. rn \\n 4q 68 6- TL 0 T� 6 � 66.76 �60 96079.�o 4 6 A 9o ry 9 I 68- g5S 962.49 2 2G=968.8 G_9675 v oI TF=969.1 _ I G=966.8 TF- 968965.7 LL=961.1 =967.1 LL=9600 �F_966.0 -.1966LO961.1 L=9591 �X 10o WO 96C0 I LO=959.13 4 3 L L958.0 O�y\�F4 j16nv=94 .gWOG G WOMA TCHLINE GL . 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A - � `� -Ilr -I 0 X05110 �\� °y£ ` , � -- - �o /.1 �-' TF= 969. l � � G= 966.8 � \p - I io o `� o �i II O 55. 66 r; v p� • O L 0= 961.1 L L = 961. f TF= 968. - TF= 967.1 TF 9966. 0 \ - I O1 I 1 1I I o� WO LL=960 0-I �, Q \ I I N}� _� �\.. 0 6 G I LO=961.1 LO=96do LL=959.1 _.J LL=958.0 Gam•/ 956. I-lnv=94i :.::. . 66 ?� 9 I I c� cn 4 ! U TL T D > .. ,. 0 966 964 I WO WO I L O= 959.1 L 0= 958.0 i9s 8 £ 1 :� 9" £ 3 3 r 1 Iwo h s �. fO F - I II II •;trr'� JI - �' I I I Ir_ .--/I%I�- - -_ - r Si '� �J`�\ ••... !�� `•�\\oyG- , �\941. z7- _ SEE SHEET `::i;::.:::;x.!.�:i {:><??::>: r• : : dI I - - -N- ►N •`-� �c .• s _^ I 3 R OII E1►I E0T • r\ 364 I -o ~ -play -1 rn I I � "�$ �P,P \ \ 9 s _944 6y 18 9 St cture x+718 s.E7 +RQAQ3+00.161 1af6OMA TCHLINE Fen -IT4 4 < �6 \ 42I970 PRI�AE \_Q Existing MH J I Rim_ 62 G9664 3 L 1 I � In v-946.82 I _ 6� oG_ r9 iG=969. F_9692 9G7.oa<oI 9 I TF=.2 TF=969. I GSO9s G G �=967 G=968. o G_9670 _9ss 4 TF= °LO_9664I _969.a I '968.3 F=967,3 G=965.5 co2 0) 8 6 5 6 5 /4 I96 iooc, j T_42°1LL7 I ISEO I _ I .2 O 2 C��,.I S I .;w S£O 9If t�96 LO=964.2 o Lr� -r _2. tb On^ ILO=962.7 -I .3SEWOJ SEWD L g7oo J r Ty aQ N2+00 3+DO g66:1 E2.61 �C960.16 ., 964 � 0 6"E 970•g1 PRTVAOAb_ n'�6v)7 X961 h O rn oi O 13 sting CB3+82.18 , u 33X 62.1201c1 -Rim 952.301-1-� I1 �hn I"+�r lnv947.77� rn_0 Y,56 -962 o���,,\ 'x I I I oaWI I I :1 \ • 1I `= '�:?:�,::;;: I �t .�:<:.'.:,':`._`?: :. - /HP hII►I I-M- iC��---II - �-- � i - I -I I --- �1 ,II ,I 2 1., ;9/54 r I I I 5965.22 E.3 i1 1 f0)0)2 1 o (3, �0 9 �II � I-Vx)G=9,1. 08 G= 9 i9.8 { TF= 9V1. 3 c���v, co 6 45 .u'\ h O96 9 I�� /\\ \ �6a= I I 11 11 967.-�9 . I-=_- o,rno I h-ao�970 Loco I58 -I I SG X s2 4 :- J:��LSB -816 5 - 96 F woi 6 �065 14 I gr -36 RC1P t1 0+00 °o I I a o LII -11 10' VhDE Q 5 K2 1+00 2+00 3+00 co -BIT. 1 ­3�t.02 5 X9 54.69 7968� 6g 11 Of cn 1`, -- t: 966.81 o + Lrn 1O1 / Fence +99. TF I oo co ...-Rim=952.54 % - I-.o W0"o"a�zpciv�avd . �BitS!.$K'?R-o..a..d6..3. 2\oI•f I� •I•I I•:<;::i.:;;:;s:;;.:;} s.:: ' . I'>' > .s:.>,.i .�0/N�zoS=,o'��I , 0� .'-cDII c`�o0,v07'm I e9r I�f'�i�,'.lIs _rI0lII \,•/1.,I LI1' II I \I }I I � °Wb`p�1''j�.rn :' ,` .:% .o.=�o,I r � II 5III "o��'�3::,.'::.::::;;1.fI.'.•�::':«'�>:: ";1II I l E -b.-•_- -fI- J-- - m 3 I_ - I � M _ I, 96I /- / 0 S 0-o-_6�-4I�:_-�i (- 6g �-•I J � -r_h,-. -�_r --1_ .orn ,----�o= a ,, 1 c - 6$ I -rJ\�I ►\ri-,�:p ,:. .'' S IE9'W�B1-1co .3 I�+Oo ,►o. M\ r � V o; / �. '�-.- 9B : 9/,_✓ 1 29 c1 n-M_CI M IS - °I , r-'-f � I 4b\/ rnoI J � � III �cIn Tc 9Ir a S\ '- \ 8 / `\ • :\ \ ` `rc v: E 9x 5'is 8 1t .•i5 n 6g . .. C SBO0, ": , 62 6 L5 6u r"2 3 rJ vi 1g962=965.964.2 4 TF9. LL _ g 4 11 G_ 66.0 o , 3 /nv=947.96 TF= 71.K_ 11 � SEWu .6 L_ 62,2 LO_961. PLLzP96 O�1 5k3O R 9Ci `39.21 . G OG G=967.3 ' L29 TF= 967 SE��36/ RCP LL=94.2 960 o o Existing CB L0=964.2 G 964 o'-Rim=954.877 799 L 970 EW► 9h nv=950.92 o rLOTSan. -Rim=11OX�966 G MH 967.49.� 4 L 5 - .74 kir ;�Inv943.66 968 966 'ST 95 / - 2 -Conc. dewalk T of Bi m unfable 964` -'Curb & Gutter,S�B g3qo 9+ Lo - 964 no 964 San, MH58.641 Rim=9(/✓976 965 U5 G=95.5 I I G=965.3 64.85g63o`2 �I ' VG=905 I d 2 22 I G 60 F=970.0 9?, IfLL=9677 9 TF=968.9 T TF=9670 TF=966.0LL=962.7 LL=962,' . LO=970.8 I P LO=970.0 -J65.8 LO_ G6 �, v) 9592�w 0 t o, c��J o=3=. o LO=968.90-9678 LO-9670 LO-966.0 SELO SEGO TF, g6 SELD G962.2 60 G GSEL �CsE�G A67��653SELO \ V/��, 91 B2D ELD SEL9 J o.�RSD 7� � G 3� G G 0 t6 959.24E \\ 970.� 968 L1--- L - 8 I co � Existing MH 966 960 9OF0 r rc 96151S �_o0_ Exi�n MHI Rim=969.15 g6k.1 6 : cI 540 Existing MH g k /365 03 ci 9� IIII !I 1 - /n=99458Rrm=958 404--�� -. Gorn I a• - fi. 6 968 DIP 0 G 96 0'0 cn �a 4 I \\W 1+00 5.654+00 5+00 \,v40 9�X959.17 SE87TH 61,42I- 36 RCPST NE 15D6- SB It-cb\� L 94 Curb & \ 00 00�o 7TH$NE Tu .� LSE,jo ,�6 rGutter68 N70 , Conc. Walk __ to ,59'X958.68 ' EOu965.41 ;� �°964OFiberI 1�$6.34X +Optic Box G 6Z 'O ! 115" RCP- 9 I>X 6 -\-- Existing CB �7 I`0 oQ M2 4. 2 00Rim=961.41 to ko 01 ) 9 c�0)1 rn rn Zq 1162. CN Fco��G=963 0, aVU o9 6 G=964.0 C� TF=963. 9.qo 1NSTA L 5TF=964.36 I LL=960.64.3 0) 0) V , - - -- I o01 co G=.L0=63II coo G_965.0 TF=964.6 962MAINTA/N CONSTRUCTION LO=964.3 Existing CB 0P rn TF=965.3 LL=961.5 SELDENTRANCE �\ ••-Rim=955.07TF=965.8 LL=962.2 L0=964.6 �/nv95t.05964 - 011 LL=9627 LO=965 3 SELD 9I ISELO X964.E45 64 I LO=965.82 3sLo14 I 6 �G 7968 ��3 \% L 0 if G L _�9G 964 ed 96 ((�96 .5. 0-L-----0 10 :A 1 �o 3+ � 99ss8rn ( �- I 962 96� 5+005p�30 965.8.�4+00 G25cH o.96X 966.72X G G,96g, Existing602 _.... TF=963House G 11 0•2G=96.7 '. X958.419 0r c G=r�966 964.O p TF-96 6�.8 X ILL=96 LO=96FF=966.95 X966.86 G=964.2 G G L1 �' SEWO 96' 1zoO 3 L64.7 TF=964.5 0=9 12 8 G 966.5 G= 965LL 961.4 ISEE //E pT O oG=9 5.7 11 -FenceTF=966.8 TF=965.6 T=9650 LO=964.5 W' g�O 6 55 33 TF- 66. 0 L=961..9 958 5 LL9637 .TO=965.0 _-68 LO=966.8 LO=966.0 LO=965.6 9 \ 9558SLO �bI ` % 11iitO �-9 6-__ -=_ _ _ o68 '960 L .f�2L962no0tJ�fO 00L-7Z-J I-r'_ -964LJ - 7 n � Fence 0)I�i I T-100 h10 (0 0)- 10 _ 96¢\ X ---- - I I I 20+39.11 � cr 964.80X X965.20 �� N 966.52X 9t3 I\ N 966.38X 965 5 0 60 120 Feet SCALE: 1 "= 60' LEGEND SF denotes Pre -construction Silt Fence IFINk denotes In -street Inlet 161mp Protection *\"'♦ denotes Green Area Inlet ,A,* Protection denotes Cot. 25 Erosion Control Blanket PROJECT NO: ly I I PRELIMINARY EROSION DESIGNED DRAWN I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT ww.ottoassociates.com MEADOWBROOK 24-0314 REV. NO. DATE BY DESCRIPTION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION 1 12-13-24 CSO REVISIONS PER CITY STORMWATER REVIEW C.S.O. T.J.B. AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER 9 WestDivision Street LLC CONTROL PLAN (SOUTH) NECKED UNDER TH LAWS OF STATE OF MINNESOTA. T � Buffalo, uffal , MN 55313 J P B LAND, C DATE: 27 C.S 0. Coro M. SchWohrl tto ssoc�ares Fax (763)682-3522 MONTICELLO, MN SHEET NO. 14 OF 18 SHEETS 12-9-24 DATE: 12-9-24 LICENSE # 40433 Engineers & Land Surveyors, Inc. 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I � � ll � I m I m DENOTES MAILBOX REGION Cn I , �, / 89TH STREET NE Aso 0 8 1"'- PROPOSED ROAD I ^ 4 o o— 7 2 1 _ '�� '� �° GO 12 MAILBOXES I O PRIVATE - 2 s - AFR ,q so � 7 O o 4 — a s ° G - V �-� i �l MA BOXES— LU 4 � - - A8 17--- 1 — Q ! ,� 9TH (NE ��° 1 7 _ W , ; POS —_ 7 2— �- 2 IY OUTLOT D 5 a �'" _ .6 3 12 MAILBOXES I 8j— a 5 4 a Y AVENUE INSTALL TEMP, �(Iv lrr r VENUE _ �COUNTR 7 ARRICADES�••• G ��P�OPOSED ROAD - PROPOSED ROAD 1 LOT i l..xr % \ ^ , �- 1 16 MAILBOXES } - ' Cd TRY UE n' o V L_ 8 \SvRBET ' n I I J 11 MAILBOXES CO 8 MAILBOXES 3 J CO�NTRY of 8 -- -- � 3 2 �Nr,�, �s / f / 14 8 H STR T 7 5 5 r �C �J COUNTRY AVE4,UE 1./ J< ; PROPOSED �Rgg,AD / „s0 4 i 2 4 c 2 9 20 � 2 1 � 3 5 12 3 10 19 S �' ° � �' � 4 7 Uw �s s° t o 8 6 1 0 11 z .t �-- i ems° '� a Q 4 11 w 6 s° w 101 5 118 :j I �— 7 17 I �s �-... 9 MAILBOXES o v v v v l l /-i v �_ 6 O Y: 16 MAILBOXES o 15 MAILBOXES ! 1 16 MAILBOXES �• . Ps 00 „Z o o is o - 8 ,s �s s° 2 9 8 -15 10 7 7 6 13 14 ' �o �� PARKT DRIVE AVENUE / 9 s 8 :,:. :.: s 4 3 _ 10 ems° , ,,. I?GOU LOT 212 9 87TH STIR`f NE 1 �' - o 'T - 11 12 16 5 8 MAILBOXES 13 ,. 1 14 13 1.0 ^3 _ 12 3 � �s s� 5 3 O —� ❑ 60 ,c O X 1 = / I I l21 L � ♦ / � I I c \\1 I o �s ° / 1� I s PROJECT NO: PRELIMINARY SIGNAGE, 24-0314 www.ottoassociates.com MEADOWBIROOK LIGHTING, & MAILBOX PLAN DESCRIPTION , DESIGNED DRAWN WAS RPREPA PREPAREDFY BY THAT OR I UNDER ,MYPDIIRECTTS°UPERVISION REPORT 9 West Division Street J P g LAND, LLC REV. NO. DATE BY C.S.O. T.J.B. AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER Buffalo, MN55313 Q DATE:-g-2^ UNDER TH LAWS OFT STATE OF MINNESOTA. (763)682-4727 N SHEET NO. 15 OF 1 U SHEETS y L�F TTO _ 2 ONTICELLO, M CHECKED SSOCIATES Fax: (763)682 352 M chw'a hn tto Surveyors, Inc. C. S. 0. Coro M. S 40433 Engineers & Land S y DATE: 12-9-24 LICENSE # LANDSCAPE NOTES: • CONTRACTOR TO HAVE ALL UTILITIES ON SITE VERIFIED AND MARKED BEFCONTRACTO IS WORK. ••ABLE FOR ANY DAMAGE TO EXISTING UTILITIES ON SITE AND RESPONSIBLE FOR THE COSTS ASSOCIATED WITH REPAIRING/REPLACING DAMAGE. • CONTRACTOR IS LIABLE FOR ALL DAMAGE RELATED TO CONTRACTORS ACTIVITY ON SITE AND RESPONSIBLE FOR THE COSTS ASSOCIATED WITH REPAIRING/REPLACING DAMAGE. • OBTAIN ALL NECESSARY PERMITS FOR PLANTING IN ALL RIGHT-OF-WAY. • COMPLETE WORK PER OWNERS CONSTRUCTION SCHEDULE AND COORDINATE WORK WITH OTHERS ON SITE. • PLANT MATERIAL SHALL COMPLY WITH THE AMERICAN ASSOCIATION OF NURSERYMEN STANDARDS AND BE FREE OF DISEASE AND DAMAGE. •• ALL PLANT MATERIALS TO BE WARRANTIED ONE (1) FULL YEAR FROM THE COMPLETION AND ACCEPTANCE BY OWNER, WITH ONE TIME •• WATER AND MAINTAIN ALL PLANT MATERIALS UNTIL ACCEPTED BY OWNER. • IF THERE IS A DISCREPANCY BETWEEN THE QUANTITY OF PLANTS SHOW ON THE PLAN COMPARED TO THE PLANT LEGEND, THE PLAN TAKES PRECEDENCE. • ALL AREAS DISTURBED DURING CONSTRUCTION TO RECEIVE 6" OF TOPSOIL AND SOD UNLESS OTHERWISE SPECIFIED ON PLANS. •• VERIFY TOPSOIL DEPTH AND NOTIFY OWNER OF ANY DEFICIENCY. •• REPLACEMENT TOPSOIL SHOULD BE CLEAN, FREE OF DEBRIS, SHARP OBJECTS, ROCKS AND WEEDS. •• ALL AREAS TO BE LANDSCAPED AND SODDED SHALL BE GRADED SMOOTH AND EVEN. • SOD TO BE A KENTUCKY BLUEGRASS SEED VARIETY. •• NO GUARANTEE ON SOD EXCEPT SOD THAT IS NOT ACCEPTABLE AT TIME OF INSTALLATION. •• STAKE SOD ON SLOPES 3:1 AND GREATER. • PROVIDE BLANKET ON ALL SEEDED AREAS THAT ARE SLOPED. MULCH APPLICATION FOR ALL OTHER SEEDED AREAS SHALL BE HYDROMULCH OR DISCED STRAW DEPENDING ON SEED TYPE. • INSTALL BLACK VINYL EDGING AROUND ALL PLANTING BEDS AS SHOWN ON PLAN. • MULCH TO BE FINELY SHREDDED, UNDYED, HARDWOOD ORGANIC MULCH INSTALLED TO 4" DEPTH. •• NO WEED FABRIC BARRIER BENEATH ORGANIC MULCHES. •• TREES SHALL HAVE MULCH PULLED BACK 2" FROM BASE OF TRUNK. •• NO EDGING AROUND TREES OUTSIDE OF SHRUB BEDS. • ROCK MULCH SHALL BE 1-1/2" DIAMETER WASHED RIVER ROCK INSTALLED TO 3" DEPTH WITH APPROVED WEED FABRIC BARRIER. • SWEEP AND MAINTAIN ALL PAVEMENT AREAS AFTER LANDSCAPE INSTALLATION IS COMPLETE AND ACCEPTED BY OWNER, DAILY CLEANING TO BE COMPLETED IF REQUIRED BY THE MUNICIPALITY. SEED NOTES: • SPRING SEEDING TO BE BETWEEN MARCH 15TH - MAY 15TH. :• FALUST 15TH - OCTOBER 15TH. • NO SUMMER SEEDING ALLOWED. • PROVIDE EROSION CONTROL BLANKET ON ALL SIDE SLOPES. PROTECT MAIN LEADER, REMOVE DE BROKEN BR STAKE & GL WRAP TREE INSTALLAT: EXPOSE RO SET AT FIN: 4" DEPTH N NOT PLACE OF TRUNK FINISH GRE CUT & REMI TWINE, BUI BASKET, PL UNDISTURE SUBGRADE REMOVE DEAD & BROKEN BRANCHI EXPOSE ROOT FLI SET AT FINISH GF 4" DEPTH MULCH FINISH GRADE SCARIFY & SPREA ROOT MASS OVER -EXCAVATE I SUBGRADE � 1 / SUBDIVISION TREE REQUIREMENTS 90 UNITS TWO BOULEVARD TREES REQUIRED PRIOR TO HOME OCCUPANCY 19 UNITS FOUR BOULEVARD TREES REQUIRED PRIOR TO HOME OCCUPANCY TOWNHOME TREE REQUIREMENTS 49 UNITS TWO BOULEVARD TREES REQUIRED PRIOR TO TOWN HOME OCCUPANCY 24 UNITS THREE BOULEVARD TREES REQUIRED PRIOR TO TOWN HOME OCCUPANCY SS SS•12" PVC / / �ivw" v \ \ \ `\ "�.. cxn `is :,LllaC j - -r°PE I u LANDSCAPE PLANT LEGEND •���-50 / F, Existing �... r� `` \ San. MH ...........�o _16" DIP WM — I -Shed ` . ao ;:;::� _ / l 1 M\ ZONING: R-1 SINGLE Rim=959.80-{....\ \ •µ : `,\ "� S R �...L \ \ .nv=945.34 - FAMILY RESIDENTIAL �l f: <::<:: ` ry �- i _� \\ Fen — _� Inv-953.95 _ _ ._ Fen eel � \ � ��� — - - N88 58'03'E 1 22.83unL G'�nc — r 1 (I� DECIDUOUS TREES .. ! .. - — — — —� — — —Vr1C �i VrIL — — — — — — — ,.� unC unC V— a -ice ur r� ui r1 w � _r \ h o 1 : r7 �f ��rc �� un� un� r r- vrrr — unr- _ un� ,� Fi"'PINE �E iE # # iE7`f/NE Field Line 2 1 - — — — I I II I I >„ COMMON HACKBERRY , o,� SP (5) / # 10 FlN� c*S`�o ',o i I I I I IcFOq 12"CEDAf I \ p I _ \ ? ',F, feet south CH 9 Celtis occidentalis 2.5 CAL. B&B 50 H x 50 W `\ F \ N. line of the NE 952 ( �/ I r I �= I I �6 c9S O \ /N 4o - I ""r line 958 _ - — — - \ Oy Sec. 23, T. 1 1 R. \\ 958 I I I \ I /i - I /� —I I AG g AUTUMN GOLD GINKGO 2.5" CAL. B&B 50'H x 30'W F\ I 960 I Ginkgo biloba 'Autumn Gold' 954 \ —. / \ \ - QUAKING ASPEN 3 954 QA 5 2" CAL. B&B 40'H x 20'W / Po ulus temuloides 5 c NORTHERN REDBUD »'Lz, .........„a,,.,,,, I I a l ,1 I I I NR 9 2 CAL. B&B 20 H x 20 W `� I I I I I I \ s \ / I Cercis canadensis Northern Strain x.���aaaa%%sss„�....•.nw---aa.a ..��T"y�x. l / I _ 962\ / 5 .xxxx�a. a .,,.,. . ,,, \ — — — — J L — — — — — J / I EVERGREEN TREES / — „F F F %F„F„ c I��.,,. \ � 964 Y I� 62—�/IJ � AP 6' HT B&B 50'H x 30'W1-1 WP 3J 9AUSTRIAN PINE Pinusnigra0/yF _92 L------SS(6) \J \6WHITE PINE WP 7 6' HT B&B 50'H x 30'W AG (I Pinus strobus NV (3) / ° o �h-,954 yF � \ ID..S.. J goy yF �\ / i ��� l J ''� ----- z \� / 964 \lO / � � y ,.S Cr oy oy oy ra &Utility I �ww'�. Fosem in its entirety I oyF y / yF hry \ 9Q <. NV 7) \ py \ py \ (� 10' W/DE F - 3/T. TRAIL �..i oyF F I / oyF \ \ \ \ �q \ I \ l oOUT\STOSTORMWATER POND / / \ N \2 BOTTOM=9 p rainage & \Utility -i rrll 0 _ Jl� BH(3) ID(5) \n';,' \ OyNWL=946.5 r �iHl 950.3 meet i., its entirety y \ i Su 7 r, (J NV 2 / i ST s� 9 i f 4 4 4 'gab' ♦ i / C� 1 S 3 SS (4) \tea :««<� WIDE 5� AP (1J TRAIL s ` ` 964 I ` \ \�' 7 N I— I— ID (5)rj SCOTCH PINE SP 9 6' HT B&B 40'H x 30'W X X 9� \ X\ Pinus sylvestris -7 % 9 ___ __ - - BLACK HILLS SPRUCE , 62 K'i \ y _ -��:. •,r .... , tr BH 3 6 HT B&B 30 H x 20 W icea glauca SWISS STONE ALGONQUIN PILLAR SS 27 4' HT B&B 25'H x 10'W Pinus cembra 'Algonquin Pillar' '962 I I� \\ I SHRUBS 964- y NANNYBERRYVIBURNUMk I` NV 77 #5 CONT. POT 20'H x 10'W Viburnum lentago S \ 1 STAGHORN SUMAC 2 I I I I I \\I �.\ SU 54 Rhus t hina h6#2 CONT. POT 10'H x 15'W YP I ID 80 ISANTI DOGWOOD #5 CONT. POT 5'H x 7'W / I 146J / Cornus sericea Isanti i' I MNDOT SEED MIX 33-262 DRY SWALE/POND (OR APPROVED h� \\ J I I I i I -- SY ALTERNATE). MNDOT SEED MIX 35-241 - MESIC PRAIRIE GENERAL (OR Y ID(5) 955� I I I I I I\ APPROVED ALTERNATE). su (5) I 958— I -- SY MNDOT SEED MIX 25-131 - LOW MAINTENANCE TURF (OR I/ i ID (5) `n`Q� r I tasr APPROVED ALTERNATE). ID (8) ' 4 ., - — ID (3J L — — NV (3J — J NV 3 9 -- `l NV 4 / , ,��' MULCH - - CY 12 .... INE 0 a%s%s xxlraaaa,,.., .� 7'PINE F ly'y: .J / � • laces 'WIN — /� oyF O NV (4) l C� W '�.'iy' '�SHr IPLET Z "CEDAR h / F STOR 4WATER POND #2 / NWL6F7 yIWWWWyW"WyW�. "" 'PINE�OM=942.0 QWL 7 . OyF I I IIVF/L 7P, T40A% ,9A,S/A% `Fi yF \ \ 'I.901ToML-945.2 .W.'.W.'.� y \ p'0 HWCz957.7.'. q r, (J v O yF � / yF C'uu. geW&UtilitUtility W.eWty. . Ese -in-itsentir� °yF () o�y�- SCALE: 1 "=60' CORTRA/(� \�. ID(')� �F F\�W..W..��WWW-'-W s° Knowwhatsbe�OW. ID Call before you di 0 60 120 °nnnnnxxxu�Q�.. o� Y 9• I I I s8 I I I I I i 7 r \\,v l In nJ I HEREBY CERTIFY T.','.T THTS r AN, SPECIFICATION REPC R' VVAS PREPARED �3' ME OP UNDER MY DIRECT S'_YER\"tT0N AND THAT I AM A 1,ULY L.CL IvSED LANDSCAPE ARCHITF-.. JNDER THE LAWS OF THE STA.- E C,F MINNESOTA. SIGNATURE: JOSEPH L. SCHEFFLER Expiration: 06-30-2026 License #: 55597 Date: 12-09-2024 PROJECT MANAGER LOUIE DRAWN BY J+L PROJECT NAME MEADOWBROOK MONTICELLO, MINNESOTA ISSUE LOG 12-09-2024 SUBMITTAL PROJECT NUMBER SHEET TITLE NORTH LANDSCAPE PLAN SHEET NUMBER L 10 1 16 OF 18 SHEETS IY G«< , CH (1) QA CQ \ •a` � 968 L I I 1 � I\ I I v 6 I \ 00 968— 1 = �r cH(1). 2 5_ I 2 ri INV (2) X 1'CVHL I / ,CH (1) cp Q r I V/01 I / r / - r _j I 1 970— ID (3) T I 2 �1 I IWPr�I� I 7`� j ID (3J '. WP >1) I w2 IJ I _ -rJ T ^ L1---NV(2) 9J Q (ll I II II I /1 o I:::11 - I X X ! 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W� ix %�hF lW-Ease %(yin -its entiretyW !; a NV(5) SUBDIVISION TREE REQUIREMENTS 7y 90 UNITS TWO BOULEVARD TREES REQUIRED PRIOR TO HOME OCCUPANCY 19 UNITS FOUR BOULEVARD TREES REQUIRED PRIOR TO HOME OCCUPANCY �/\ / y /�I--r I i I TOWNHOME TREE REQUIREMENTS 49 UNITS TWO BOULEVARD TREES REQUIRED PRIOR TO TOWN HOME I rn I i OCCUPANCY THREE BOULEVARD TREES REQUIRED PRIOR TO TOWN HOME 24 UNITS OCCUPANCY 10'ELM J F \ -� I 8 ELM I LANDSCAPE PLANT LEGEND i I �; 12'ELM 8'ELM 0 I DECIDUOUS TREES Fr — CH 10 COMMON HACKBERRY I� Celtis occidentalis AUTUMN GOLD GINKGO L �\ AG g Ginkgo biloba 'Autumn Gold' —I \ QA 5 QUAKING ASPEN w �N �— -� v) Populus temuloides t o o W z 5 I NORTHERN REDBUD c N I I\ NR 9 Cercis canadensis 'Northern Strain' J E) EVERGREEN TREES Q) - I I AUSTRIAN PINE rn 8'ELM © I , AP 2 Pinus nigra 9"ELM O 1 I i WP 7 WHITE PINE Pinus strobus �-. � ���' " ' � SP 9 SCOTCH PINE •:. •., Pinus sylvestris — BLACK HILLS SPRUCE d e — BH 3 Picea glauca SWISS STONE ALGONQUIN PILLAR 8-- ss 27 Pinus cembra 'Algonquin Pillar' NR( Opt Ni( I -- SHRUBS 2.5" CAL. B&B 50'H x 50'W 2.5" CAL. B&B 50'H x 30'W 2" CAL. B&B 40'H x 20'W 2" CAL. B&B 20'H x 20'W 6' HT B&B 50'H x 30'W 6' HT B&B 50'H x 30'W 6' HT B&B 40'H x 30'W 6' HT B&B 30'H x 20'W 4' HT B&B 25'H x 10'W NANNYBERRY VIBURNUM \ NV 77 #5 CONT. POT 20'H x 10'W ' ; Viburnum lentago STAGHORN SUMAC I) . j SU 54 Rhus typhina #2 CONT. POT 10'H x 15'W 4) = j ISANTI DOGWOOD N —i ID 80 #5 CONT. POT 5'H x 7'W Cornus sericea 'Isanti' MNDOT SEED MIX 33-262 - DRY SWALE/POND (OR APPROVED - SY ALTERNATE). -- SY MNDOT SEED MIX 35-241 - MESIC PRAIRIE GENERAL (OR APPROVED ALTERNATE). SY MNDOT SEED MIX 25-131 - LOW MAINTENANCE TURF (OR APPROVED ALTERNATE). I I J_ 1 \..._Ri . In rrl r (.Lj I� MULCH - --- CY SCALE: 1 "=60' Know what's below. Call before you dig. 0 60 120 —I O W CL a U o Z� J QS a� I HEREBY CERTIFY T.','.T THTS r AN, SPECIFICATION RED L R' VVAS PREPARED �3' ME OP UNDER MY DIRECT S'_'�'ER\1TL'i()Iv AND THAT I AM A 1,ULY L.CL'IvSED LANDSCAPE ARCHITr JNDER THE LAWS OF THE STA- E C,F MINNESOTA. SIGNATURE: JOSEPH L. SCHEFFLER Expiration: 06-30-2026 License #: 55597 Date: 12-09-2024 PROJECT MANAGER LOUIE DRAWN BY J+L PROJECT NAME MEADOWBROOK MONTICELLO, MINNESOTA ISSUE LOG 12-09-2024 SUBMITTAL PROJECT NUMBER SHEET TITLE SOUTH LANDSCAPE PLAN SHEET NUMBER L102 17 OF 18 SHEETS 3" ROCK MULCH & T ----------------------------------- ------ --------------------------------- SEED - — — — — SEED SEED SEED 3" ROCK MULCH &EDING� -------------- • I ROCK MULCH &EDGING �lI/ Ali \!i I I 3 KF (4) _ I KF (4) KF (4) KF (4) I J KF (4) I SE (a) I L — — — ------- --- 3_'ROCK MULCH &EKING SEED _ - - - - - - - - - - - - - [ - - - ---------------------- SE (4) I I RS (3) I I I I I I I . LL (3) I I SW (6) I I, + I + 3" ROCK MULCH, & EDGING + I I SEED + 'I + I I LL (3) I I •I I I I I I RS (3) I I I I KF (4) KF (4) SE (4) I ' I I �• I ifs � ii� it its ! Ali 11i �?% I - - SE (4) 141 LANDSCAPE NOTES: • •• CONTRACTORUTILITIES STARTING CONTRACTOR IS LIABLE FOR ANY DAMAGE TO EXISTING UTILITIES ON SITE AND RESPONSIBLE FOR THE COSTS ASSOCIATED WITH REPAIRING/REPLACING DAMAGE. • CONTRACTOR IS LIABLE FOR ALL DAMAGE RELATED TO CONTRACTORS ACTIVITY ON SITE AND RESPONSIBLE FOR THE COSTS ASSOCIATED WITH REPAIRING/REPLACING DAMAGE. • OBTAIN ALL NECESSARY PERMITS FOR PLANTING IN ALL RIGHT-OF-WAY. • COMPLETE WORK PER OWNERS CONSTRUCTION SCHEDULE AND COORDINATE WORK WITH OTHERS ON SITE. • PLANT MATERIAL SHALL COMPLY WITH THE AMERICAN ASSOCIATION OF NURSERYMEN STANDARDS AND BE F DISEASE AND DAMAGE. •• FREE ALL PLANT MATERIALS TO BE WARRANTIED ONE (1) FULL YEAR FROM THE COMPLETION AND ACCEPTANCE •• BY OWNER, WITH ONE TIME REPLACEMENT. WATER AND MAINTAIN ALL PLANT MATERIALS UNTIL ACCEPTED BY OWNER. • IF THERE IS A DISCREPANCY BETWEEN THE QUANTITY OF PLANTS SHOW ON THE PLAN COMPARED TO THE PLANT LEGEND, THE PLAN TAKES PRECEDENCE. • ALL AREAS DISTURBED DURING CONSTRUCTION TO RECEIVE 6" OF TOPSOIL AND SOD UNLESS OTHERWISE •• SPECIFIED ON PLANS. VERIFY TOPSOIL DEPTH AND NOTIFY OWNER OF ANY DEFICIENCY. •• REPLACEMENT TOPSOIL SHOULD BE CLEAN, FREE OF DEBRIS, SHARP OBJECTS, ROCKS AND WEEDS. •• ALL AREAS TO BE LANDSCAPED AND SODDED SHALL BE GRADED SMOOTH AND EVEN. TO BE A KENTUCKY BLUEGRASS SEED VARIETY. • •• SODNO GUARANTEE ON SOD EXCEPT SOD THAT IS NOT ACCEPTABLE AT TIME OF INSTALLATION. •• STAKE SOD ON SLOPES 3:1 AND GREATER. • PROVIDE BLANKET ON ALL SEEDED AREAS THAT ARE SLOPED. MULCH APPLICATION FOR ALL OTHER SEEDED AREAS SHALL BE HYDROMULCH OR DISCED STRAW DEPENDING ON SEED TYPE. • INSTALL BLACK VINYL EDGING AROUND ALL PLANTING BEDS AS SHOWN ON PLAN. • MULCH TO BE FINELY SHREDDED, UNDYED, HARDWOOD ORGANIC MULCH INSTALLED TO 4" DEPTH. •• NO WEED FABRIC BARRIER BENEATH ORGANIC MULCHES. •• TREES SHALL HAVE MULCH PULLED BACK 2" FROM BASE OF TRUNK. •• NO EDGING AROUND TREES OUTSIDE OF SHRUB BEDS. • ROCK MULCH SHALL BE 1-1/2" DIAMETER WASHED RIVER ROCK INSTALLED TO 3" DEPTH WITH APPROVED WEED FABRIC BARRIER. • SWEEP AND MAINTAIN ALL PAVEMENT AREAS AFTER LANDSCAPE INSTALLATION IS COMPLETE AND ACCEPTED BY OWNER, DAILY CLEANING TO BE COMPLETED IF REQUIRED BY THE MUNICIPALITY. a LANDSCAPE REQUIREMENTS (MULTI -FAMILY 5+ UNITS) 4 • TWO (2) SHRUBS PER 10 LF OF BUILDING PERIMETER • 484 LF = 96.8 SHRUBS REQUIRED • 100 SHRUBS PROVIDED LANDSCAPE PLANT LEGEND SHRUBS LL 12 LITTLE LIME HYDRANGEA Hydrangea paniculata 'Jane' SW 12 SUMMER WINE NINEBARK Physocarpus opulifolius 'Seward' PERENNIALS RS 12 RUSSIAN SAGE Salvia yangii SE 32 AUTUMN FIRE Sedum x 'Autumn Fire' ORNAMENTAL GRASSES KF 32 KARL FORESTER FEATHER REED GRASS Calamagrotis x acutiflora 'Karl Forester' EDGING - --- LF ROCK MULCH - --- CY REMOVE DEAD & - BROKEN BRANCHI EXPOSE ROOT FLI SET AT FINISH GF 4" DEPTH MULCH FINISH GRADE SCARIFY & SPREA ROOT MASS OVER -EXCAVATE I SUBGRADO . #3 CONT. POT 5'H x 5'W #2 CONT. POT 5'H x 3'W #1 CONT. POT 4'H x 3'W #1 CONT. POT 1.5'H x 2'W #1 CONT. POT 4'H x 2.5'W Know what's below. Call before you dig. SCALE: 1 "=10' 5 0 10 20 I HEREBY CERTIFY T.','.T THTS r AN, SPECIFICATION REPC k' VVAS PREPARED �3' ME OP UNDER MY DIRECT','_YER\"tT0N AND THAT I AM A L'ULY L.CL IvSED LANDSCAPE ARCHITF -.� JNDER THE LAWS OF THE STA.- E C,F MINNESOTA. SIGNATURE: JOSEPH L. SCHEFFLER Expiration: 06-30-2026 License #: 55597 Date: 12-09-2024 PROJECT MANAGER LOUIE DRAWN BY J+L PROJECT NAME MEADOWBROOK MONTICELLO, MINNESOTA ISSUE LOG 12-09-2024 SUBMITTAL PROJECT NUMBER SHEET TITLE TYPICAL TOWNHOUSE FOUNDATION PLAN SHEET NUMBER L103 18 OF 18 SHEETS AGE PLAN MEADOWBROOK SET: PUDI DEVELO -:)ME \JT ST MN mnNTICELLO, r-r- A T 1 1 r- ) Z-n A/ r ,- L_/-1 I r7L_ ' I L./l 1L_ I I I I I ►: L_ L.// V LJ /1 r-r A -7-1 , r- T/-) A / r r_' n A A /l A J^ /l A l —,_) / n/ r- A n n/ T/ /l A/ I; L j �- / L_/-I l f 7 L_!\ .� l lJ / J L_ (h < \ L 7 L_LJ V/l// V`:L// V / l \ILJ\2L_ / 1L/LEI l IU (�i <� r. -7 8�I T! T /1 r-r1 A A/1 A I ^mil A/ A I /r-A I I I r- L_LJIVIU/ V�:IJ! V /-1 V L_I VLJL Q -_ 1. • w w 4 ass155sDMONSON A�%FN��F o iii i.mr millit OUTLOT D 1 LJ 4 1211109 8765 F4 4 1 �� > 2 3 2 1 3� <�� 2 2 \ PRIVATE ROAD 1 OUTLOT A 3 C - 3 BMX PARK / 1 / \ 3 0 8 8 1 3 2 1 3 —— �� 1 1 0 2 0. 4 0 2 ;lc 0 7 Z o SJ 4 � Q2, o —� 8— o� 4 5 6 42 5 6 1 w �P O 6' 3 6 3 z 5 O 3` 2 9 5 4 5 4 5 4 PRIVATE R �- 23\—� 3 6 i� 3 2 1 6 4 _ 1 8 1 uj 6 1 Q n — �-- 7 2> 7172 A192 OUTLOT D 511 10 9 8 7 °p --�— L�J REV. NO. DATE BY -7 DESCRIPTION 12 8 3 6 3 n 4 3 r. F 4 5 4 7 _�_ , AVE UNTRY >: � CO 1 ` r 1 14 8 7 6 4 3 2 5 1 I' 1 2 r 13 2 9 20 3 1 'o . 4 12 3 W 19 10 7 Z 8 11 4 11 W 5 0 18 W W 10 5 r+ O 12 17 C/) 6 CL } _ O t �- g g 14 rn 10 7 7 6 13 15 16 00 12 13 16 15 14 13 12 A nn/T/r1A! °• / A l A T / / A A / rV/ t/f7/ 1/Vv I hereby certify that this survey, plan, or report was prepared by my or under my direct supervision and that I am a duly Licensed Land Surveyor unde the laws of the State of Minnesota. Paul E. Otto 12_9_24 I" se - 40062 Date. 6 / 7 / 8 0 100 200 Feet SCALE: 1 "=100' OWNER: 4-0 SISTERS INVESTMENTS, LLC A T TN: GREG OL SON 1645 10TH STREET SE BUFFALO, MN 55313 DEVELOPER: JPB LAND, LLC A T TN: ART PL AN TE 13700 REIMER DRIVE NORTH SU/ TE 100 MAPLE GROVE, MN 55311 763-285- 4795 PARCEL DA TA:. GROSS SITE AREA: -56.45 AC, -1.99 AC EDMONDSON AVE ROW N54.46 AC. NET DEVELOPABLE: PROPOSED SINGLE FAMILY, 182 LOTS. 68 LOTS 62' SINGLE FAMILY (50'x60' PAD): 35 LOTS 52' SINGLE FAMILY (40'x60' PAD): 52' SINGLE FAMILY VILLA (40'x80.5' PAD): 6 LOTS 73 LOTS TO WNHOMES. OVERALL NET DENSITY. 3.34 UNITS/AC. 182 UNITS / 54.46 AC NET DEVELOPABLE AREA. TOTAL OPEN SPACE: _ 15.54 AC, -3.46 AC OUTLOT A N2.87 AC OUTLOT B -4.12 AC OUTLOT C -5.09 AC OUTLOT D SHEET INDEX SHEET NO. DESCRIPTION I PUD DEVELOPMENT STAGE PLAN 2 EXISTING CONDITIONS PLAN (NORTH) PLAN (SOUTH) 3 EXISTING CONDITIONS PRELIMINARY PLAT (OVERVIEW) 4 PRELIMINARY PLAT (NORTH) 5 PRELIMINARY PLAT (SOUTH) 6 7 PRELIMINARY TREE PRESERVATION PLAN (NORTH) TREE PRESERVATION PLAN (SOUTH) 8 PRELIMINARY PRELIMINARY UTILITY PLAN (NORTH) g 10 PRELIMINARY UTILITY PLAN (SOUTH) 11 PRELIMINARY GRADING (NORTH) 12 PRELIMINARY GRADING (SOUTH) PRELIMINARY EROSION CONTROL PLAN (NORTH) 13 14 PRELIMINARY EROSION CONTROL PLAN (SOUTH) PRELIMINARY S/GNAGE, LIGHTING, & MAILBOX PLAN 15 16/L 101 PRELIMINARY NORTH LANDSCAPE PLAN 171L 102 PRELIMINARY SOUTH LANDSCAPE PLAN 18/L103 TYPICAL TOWNHOUSE FOUNDATION PLAN _ Vicinity Map Not to Scole SEC. 23, T. 121, R. 25 I ' A N TRY VEQ N DR �U CL 1 —� A TON PARK s ...... 3 ClR NE �� .. L.i. ..... F L �9 9��90 PC I Pr; / ..., t 2 OUTLOT C ::::: 2 2 _ , v v v ' / `r 87TH ST NE ¢ 4 r ,, 7TH ST NE l Z a > 1 O.......... ... \ O INF/L TRA TION <) m T BASIN 3 l j; C 86TH) ST NE 5 •' " LI` C A 85TH ST NE � ` PROJECT i Q L OCA TION l n l ITI nT A Icen - www.ottoassociates.com DESIGNED DRAWN WHEREBY THAT PDIIRECAT 0 SUPERVISION REPORT OR I UNDER MSPECIFICATION, 9 West Division Street T. J. B. REPAREDIFY BY AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER Buffalo, MN 55313 UNDER TH LAWS OFT STATE OF MINNESOTA. (763)682-4727 TTO CHECKED � SSOCIATES Fax. (763)682-3522 C. S. 0. Coro M. S chwohn tto 12-9-24 4 LICENSE # 0433 Surveyors, Inc. Engineers & Land S y DATE: 6 J lJ I V I l\ I t-t V L_ xi L ` / I A nnT r//lAI f 7 I /-I 1J LJ I I I L./ l I` 1, I MEADOWBROOK JPB LAND, LLC MONTICELLO, MN z YY I / W W _ PROJECT NO: PUD DEVELOPMENT 24_0314 STAGE PLAN DATE: � 2.9.24 SHEET NO. 1 OF 18 SHEETS 2F (<<6j-- AGE PLAN SET: MEADOWBROOK PUD DEVELO -:)ME \JT ST MN mnNTICELLO, r-r- A T 1 1 r- ) Z-n A/ r ,- L_/-1 I r7L-_ ' I \.Jl 1L_ I I I I I ►: L_ \_.// V LJ /1 r-r A -7-1 , r- T/-) A / r r_' n A A /l n J^ /l A l —,_) / n/ r- A n n/ T/ /l A/ I; L j �- / L_/-I l f 7 L_!\ L_ LJ V/ 1,./ l V L/ / V / l\ l L/ l 2 L_ / 1 LJ LJ I! l U (i< L ^ -7 $Q T! T A r_-r1 A A/1 A I ^mil A/ A I /r-A I I / r- can L_lJ/V/lJ/ V/-1 V L_I VIJL l VL_ �� q 1. w w 4 ass155sDMONSON AVFNi IF N Z.0: 1 o iii i.mr t OUTLOT D 1211109 4 2 8765 F4 4 31 > 2 3 1 � <2 2 \ PRIVATE ROAD 1 OUTLOT A 3 C - 3 BMX PARK / 1 / \ 3 0 8 8 1 3 2 1 3 —— �� 1 1 0 2 0. 4 0 2 ;1C 0 7 2 0 SJ 4 Q — o —�U3 x 4 5 6 42 5 6 1 w �P O 6 3 6 3 z 5 O 3 ` 2 9 5 4 5 4 5 4 PRIVATE R �- 23 —� 3 6 i� 3 2 1 6 4 _ 1 Lu 8 1 uj 6 1 Q n — �-- 7 2> 7 2> 92 OUTLOT D 5 1 —� - 11 10 9 8 7 °p � f — L�J REV. NO. DATE BY -7 DESCRIPTION 12 8 3 6 3 n 4 3 r. F 4 5 4 7 UNTRY AVr >: CO 1 ` r 1 g 7 4 3 2 14 6 5 1 I' 1 2 r 13 2 9 20 3 1 'o . 12 3 19 .� W 4 Q 10 7 Z 8 11 4 11 W 5 0 18 W W 10 5 r+ O 12 17 C/) 6 _ O t �- g g 14 rn 10 7 7 6 13 15 16 00 12 13 16 15 14 13 12 -7 A nn/T/r1A! °• / A / A - - / / A A / tl c, rV/ t/f7/ 1/Vv I hereby certify that this survey, plan, or report was prepared by my or under my direct supervision and that I am a duly Licensed Land Surveyor unde the laws of the State of Minnesota. Paul E. Otto 12_9_24 I" se - 40062 Date. 6 / 7 / 8 0 100 200 Feet SCALE: 1 "=100' OWNER: 4-0 SISTERS INVESTMENTS, LLC A T TN: GREG OL SON 1645 10TH STREET SE BUFFALO, MN 55313 DEVELOPER: JPB LAND, LLC A T TN: ART PL AN TE 13700 REIMER DRIVE NORTH SU/ TE 100 MAPLE GROVE, MN 55311 763-285- 4795 PARCEL DA TA:. GROSS SITE AREA: -56.45 AC, -1.99 AC EDMONDSON AVE ROW N54.46 AC. NET DEVELOPABLE: PROPOSED SINGLE FAMILY, 182 LOTS. 68 LOTS 62' SINGLE FAMILY (50'x60' PAD): 35 LOTS 52' SINGLE FAMILY (40'x60' PAD): 52' SINGLE FAMILY VILLA (40'x80.5' PAD): 6 LOTS 73 LOTS TO WNHOMES. OVERALL NET DENSITY. 3.34 UNITS/AC. 182 UNITS / 54.46 AC NET DEVELOPABLE AREA. TOTAL OPEN SPACE: -15. 54 AC, -3.46 AC OUTLOT A N2.87 AC OUTLOT B -4.12 AC OUTLOT C -5.09 AC OUTLOT D SHEET INDEX SHEET NO. DESCRIPTION I PUD DEVELOPMENT STAGE PLAN 2 EXISTING CONDITIONS PLAN (NORTH) PLAN (SOUTH) 3 EXISTING CONDITIONS PRELIMINARY PLAT (OVERVIEW) 4 PRELIMINARY PLAT (NORTH) 5 5 PRELIMINARY PLAT (SOUTH) 7 PRELIMINARY TREE PRESERVATION PLAN (NORTH) TREE PRESERVATION PLAN (SOUTH) 8 PRELIMINARY PRELIMINARY UTILITY PLAN (NORTH) g 10 PRELIMINARY UTILITY PLAN (SOUTH) 11 PRELIMINARY GRADING (NORTH) 12 PRELIMINARY GRADING (SOUTH) PRELIMINARY EROSION CONTROL PLAN (NORTH) 13 14 PRELIMINARY EROSION CONTROL PLAN (SOUTH) PRELIMINARY S/GNAGE, LIGHTING, & MAILBOX PLAN 15 16/L 101 PRELIMINARY NORTH LANDSCAPE PLAN 171L 102 PRELIMINARY SOUTH LANDSCAPE PLAN 18/L103 TYPICAL TOWNHOUSE FOUNDATION PLAN _ Vicinity Map Not to Scole SEC. 23, T. 121, R. 25 I ' A N TRY VEQ PARK N DR �U EL 1 —� A TON . . .. . . s /' 3 �, 7 ClR NE ....... ..... . L.i. F L �9 9�90 PC OUTLOT C .::::: ti o Q ,� 2 2 _ , v v v ' / `r 87TH ST NE ¢ 4 _j ,, 7TH ST NE l Z a > 1 O \ O < ` / J J INF/L TRA TION <) m T BASIN ...... I ` ` �. ¢ 3 l j; C � 86 TH) ST NE 5 LI` C 85TH ST NE r ` PROJECT i Q L OCA TION l n l ITI nT A Icen - www.ottoassociates.com DESIGNED DRAWN WHEREBY THAT PDIIRECAT 0 PERVISION REPORT OR I UNDER MSPECIFICATION, g West Division Street T. J. B. REPAREDIFY BY AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER Buffalo, MN 55313 UNDER TH LAWS OFT STATE OF MINNESOTA. TTO(763)682-4727 CHECKED � SSOCIATES Fax. (763)682-3522 C. S. 0. Coro M. S chwohn tto 12-9-24 4 LICENSE # 0433 Surveyors, Inc. Engineers & Land S y DATE: QLIB L 6 J I V I l\ I /-t V L_ _j I 1 ` ` J L ` / I A nnT rI/lAI f 7 I /-I LJ LJ I I I L./ l I` 1, I MEADOWBROOK JPB LAND, LLC MONTICELLO, MN AS z YY I / W W _ PROJECT NO: PUD DEVELOPMENT 24_0314 STAGE PLAN DATE: � 2.9.24 SHEET NO. 1 OF 18 SHEETS 2F (<<62>>) a' r'•_- 4w s.. f�_ �C R\\\\� sui / i rn.nr r`n`r Loi iR 1 ]w.auo w uv f X c £ P r 10 N isY ;r .. i PRELIMARY PLAT OF MEADOWBROOK ,/ ! j l�,yI i 1- • � 1 se. i i � �\ � 1 nr,]ra mee 2 n 3 li 1 I I I ( J I ILLtW J•YL]]Mgr Rol i2s•. 'i - i —.� r.—.� �.—.J .— J ! :� I...--- \\�' �ov'.m on.•»w.v ,s L]w`✓ w]n. a ws 1 _ � :K as c u,.. n � w°` n rw•]n].Ir rr i1owi as. ass � V u]]TaM ! i,.,•r „•• a i �A • •: + N 0/ 1 d 3 O X 3 -- * ` ...,. -i --------------------------- rl— as � r • Nb11 d30X3 I#t ' ` Z ` , • • • I 10 r V • �' ♦ • � � fit'• � � I i t 1. 1 = 13 -- - - - - - - — — — — — -----------------------1--J---------------------- ' sT..wrwr i ai•"ataot s BS:YI 57REET !S / - +•,. I� TYI IM.lf 1.tiJ 'YI 1 Wi'1yFlwo lam+a...�wo ____ ______ __\____________________. w I.w..w., r c 4 II I T r.,...n c....•..-m..ww.uw+v 11'�TII ­:ri] \! - s'� m ia1= i'8l I _ `il ii i i i�l ell iil iiI it i'idI i I I `:� >a�.]• 'IE �•'9I •�9I eyl ' •�� vsi i OIL •: g� iog'9i ii l , 19 w § 1 8 1e \ I• .. ~ 1�11'».•—s,J '`_.:� ---'„e ---J -i.-ue -- i V.I P kELIfiN_ )IlNARY PLAT QFI�lAVEN R��E ;.WEST---------="------------- ' \ ----- 4 5 I. s y� - — - - �• I i:' .�>,'.°w, •�l• ]�/e'�'-'' u-'�'_y�'�I"'i�i ;I! �---III---III---III---.I.-'�-.I.---;li---ilk-"-'-�Ir---il�ss-'I. .I' •Ili EXHIBIT: POSSIBLE FUTURE ROAD EXTENTION Outlot A (in green) = 3.19 acres PARK DEDICATION EXHIBIT Outlot B (in green) = 0.23 acres Outlot C (in green) = 0.34 acres MEADOWBROOK -r..a,.i _ o ter_ ....�..,. U U I L U I D I •, II- \ \ \ \ \ \ III \ 2 3 7 PA f PARK t-t-�9 o of Bit. \ DRIV \ C IN, . \ \ `Cot \ _FF=9 \ \—FF=96-54 cgs—...—Exist,ng He 2 ---Fence X I - 5 cd .! I-1 11=1 11=1 =—i i i—i 11. �- i =1TI�1 I I-1 I I-1 11=1 \ ,,Existin2 Buildingg / — -- ---__ II- I_I= NNIiM O I / Fence9 WIDE POND ACCESc- 5 10' WIDE BI T. TR 5 \ 3 Uu 6 \ \ \ / 55 I:. - / 7 I.::� � 6 / .1 r / / ► I .III. 2 8 . 5 \ \ : 2 _ �\IF I Fit — —� .: � , FUTURE TR III or OIL — co 41Z - 4 I I 1= it I� ' I: :, 4 F 3 5 OUTLOT6 \ �<<:. I � , �► -� — III � F 71 9 11 = II <<>� 2 :; 5 5 I I I-- I 3 10 2F (<<62>>) BMX PARKS Initial Research Cottage Grove Bike Park, MN 7050 Meadow Grass Ave S, Cottage Grove, MN 55016 • The 2.4-acre bike park includes a pump track, dirt jumps, a mountain bike skills area and a four - cross (mountain cross) track. A tot track and slope style course are in the master plan, but not currently built. Once complete it will be the largest park (to -date) in Minnesota Taft Park Bike Park, Richfield, MN 62"d Street and Bloomington Avenue Located on the west side of Taft Park • The park features off -road bike experiences like berms, rollers, jumps, rock features, sloped wood decking, and pump tracks (including a main track and one for younger riders and adaptive bikes). The park is a partnership between the Citv of Richfield and Three Rivers Park District. • Size of a baseball field? ' SKILLS FEATURES .. • Lx .Ie,e,rdeolnre Level • n pa"ar:...... ,.,.. J Q i Rp l.•it.i^. • LI EL • sl2i�bl weo0 faalEf a� Q nelmalecX Bdiwr Q Etakx a09o'_... w Q IcrQ Hoot feaN'e s •.i Q E[lu cerslan fyrinn • Q berm hea�ie AA'' ryryffiffiII iX�lf(�JIVI Q brm ld'alelE Imo. ��b"QOi 0, ThreeRi�vers PATHFINDER Eagan BMX Park, MN • .75-acres • Moved roughly 3,000 yards of dirt to add amenities to the pre-existing bike track Crow Rover BMX Park. St. Michael, MN 0 National Caliber technical BMX Race Track. 2F («g2>>) • 1300' long with a downhill dragstrip 1 st Straight. Carver Lake Bike Park in Woodbury, MN • Approximately the size of football field • The bike park playground will be maintained by volunteers from the Minnesota Off -Road Cyclists organization • The bike park playground is located at Carver Lake Park in the open field area just off the main park entrance road. The bike park playground has four designated areas to provide a full progression of riding and learning including: Bicycle playground, Tot track, Pump track, and Advanced skills loop with technical trail features Perkins Hill Park, MN 300 34th Ave. N Minneapolis, MN 55411 • Asphalt Pump Track • This is the longest asphalt pump track in Minnesota • Pump TrackApprox 900' / Park itself 3.31 Acres httos://www.minneaDoLisoarks.orc/ asset/9Dzrrt/Dhoi nsamD.Ddf ---- 4_-- --- alarura15urleca --- � �—�"r � — TrainingTrack: I FWur, Pftava _ _ ♦r�� t - \ cs�w.uaTr�:F _ G. Keene Creek Bike Park. Duluth, MN • Roughly 1-acre near, and partially underneath, Interstate-35 • The conceptual design calls for a dirt jump plaza, pump track, and bicycle playground area with wooden features designed to increase rider handling skills and competency 2F (<<62>>) KEENS CREEK ERE PLAN Rotary Natural Plav Hill & Bike Park, Moorhead, MN N A� NorA�aNa • 1.26-acre Rotary Play Hill is located at Moorhead's Riverfront Park - 600 1 Ave N • The Bike Park has been included, with features including a teeter totter, log roller, tabletop plank, bridge deck, mounds, rock patch and bike sidewinder ramp Minneapolis Bike Parks, MN • Perkins Hill Park (Asphalt Pump Track) - 300 34th Ave N, Minneapolis o This is the longest asphalt pump track in Minnesota o Park itself 3.31 Acres / Pump Track Approx 900' • Bryn Mawr Meadows (Bike Skills Course) - 601 Morgan Ave S, Minneapolis — • Hall Park (Bike Skills Park) - 1524 Aldrich Ave N, Minneapolis — Pineview Park BMX. St. Cloud. MN Pineview Park BMX is a non-profit, BMX racingfacility. It is sanctioned by USA BMX and the property is leased from the City of St. Cloud Blue Lake Bike Park. California • Though the park is less than 5 acres, Blue Lake is a small community of just over 1200 residents • This park will bring together participants of all ages and abilities. There is a designated area for kids and small children riding small bikes and striders. There will be a paved pump track to serve youth and developing skateboarders, scooter riders, roller skaters, bike riders, and wheelchair users. Also, there is a moderately difficult bike park area for parents and advanced bicyclists. • The facilitywill include a USA -BMX -sanctioned racetrack, jump flow lines and a pump track. 2F («g2>>) BLUE LAKFPIKE PARK lao rs•n0.romOMs.ruarrw[rgrsrfwOMOn �/� / �•Y[O IYIIII•CR ip1 MES, 1/O SCOeR11S wcavaun .no roM•�s oano oE.E�ow•wr NIIIIIIIIIIIJ •ew •11Er.r1Es AN uo •ssRAN urLmEs s•rt MO o�erwEss•s iU11 D - - s uns. [u rams • ���L--YYY��� r J ?. �� ���.• gym. r.rlr Y. i [[[ a l . _ �� _-_ _ .lti �. l� �•1-� — I�tr. raW r IaR .�. r JDRAFTT CONCEPTUAL ilAll f`4 OTV OF BLUE LAKE. OA 953i! Resources: Bike Park Examples: Bike parks come in all different shapes and sizes. It is also likely that bike parks mean something a little different to each person. Below are some additional examples of existing bike parks in different cities. Bike Park and Puma Track Builders: These are a few professional trail builders and manufacturers who build bike parks, pump tracks, and park features. Click the names of the companies to see some of their work in action and let your imagination run wild. • Velosolutions • Progressive Bike Ramos • Pathfinder Trail Building • Rock Solid Trail Contractors • Pumbtrax USA • Clark & Kent Contractors • Action Soorts Construction • Aloine Bike Parks • Fast Racks 2F (<<62>>) Other Resources: httos://www.motsbikeoarks.orL/resources httos://pages.abo.com/rs/796-XAK-811/imaLes/2023 OBP Impact Reoort.odf?version=0 How many acres are needed for a BMX race facility? 2-3 acres will support a full-scale BMX track which is located in an existing park or complex which already includes parking. 3-5 acres will be required for a facility which will need to incorporate parking and additional amenities. httos://www.usabmx.com/site/sections/349 What are the dimensions of the track area itself? A typical track will take up a space of 150' x 350'. To include spectators, you will need a total area of approximately 400' x 500'. httas://www.usabmx.com/site/sections/349 The size of a BMX bike park can vary depending on its intended use: • Full-scale BMX track - A full-scale BMX track can be built in a park or complex that's 2-3 acres in size. • BMX freestyle park - A BMX freestyle park that can host local and national events should be at least 15 meters wide and 25 meters long. It should also have basic elements like quarter pipes, hips, a jump box, ledges, and walls. • BMX bike park for all ability levels - A BMX bike park that's designed for riders of all ability levels can be 25,000 sq ft, like the Chandler Bike Park in Arizona. Other considerations for BMX bike parks include: • Parking: A facility that can attract people from outside the city should have enough parking for daily use, plus overflow parking for large events. • Support infrastructure: A BMX bike park should have restrooms, shade structures, picnic areas, and a spectator area. 2F (<<62>>) M: To: Lucinda Spanier, Entitlements Manager JPB Land LLC From: Brent Clark, PE, Project Manager Ashley Sherry, PE, Engineer III Date: November 26, 2024 Subject: Meadowbrook Residential Development Introduction DRAFT Memorandum SRF No. 18533 Monticello, Minnesota SRF has completed a traffic study for the proposed Meadowbrook residentiM development in the City of Monticello, Minnesota. The proposed development is generally located east of Edmonson Avenue NE, between 89th Street NE and 87t� Street NE (see Figure 1: Project Location). '116main objectives of the study are to evaluate existing operations within tl-A-- study area, identify any transportation impacts associated with the proposed development, and recommend improvements to address any issues, if necessary. The following information provide the assumptions, analysis, and study recommendations offered for considerationWr II. Previous Studies The Have Ridge Development Traffic Study was developed by WSB in June 2024 (hereon referred to as the Haven Ridge Study) and evaluated the Haven -Ridge reOrdential development, which is located directly south bf the proposed Meadowbrook developmenrlOriginally completed in August 2018, the study was recently dated to reflect the removal of approximately 60 single-family units, resulting in a decrease in umber of trips associated with the development. The current Haven Ridge development co of a total of 298 residential units, which includes 226-units of single-family housing and 72-unit ownhomes. The most recent Haven Ridge Study utilized traffic data from the previous study at six (6) tudy inte ections, evaluated year 2030 traffic operations, and recommended various infrastructure imprbve ents. The Haven Ridge development is expected to be completed by 2030, therefore, information from the Haven Ridge Study was leveraged to aide in the development of this study. www.srfconsulting.com 3701 Wayzata Boulevard, Suite 100 1 Minneapolis, MN 55416-3791 1 763.475.0010 Fax: 1.866.440.6364 An Equal Opportunity Employer 2F <<62>> L O Z W Z Q O O I_ W School Boulevard Project Location 87th Street NE Haven Ridge Second Addition Development 85th Street NE Haven Ridge Development Project Location SRFMeadowbrook Residential Development Traffic Study Figure 1 02418533 Monticello, MN November 2024 2F («g2>>) Meadowbrook Residential Development Traffic Study November 26, 2024 Page 3 Existing Conditions Existing conditions were reviewed to establish a baseline to identify any future impacts associated with the proposed development. The evaluation of existing conditions includes a review of traffic volumes, roadway characteristics, and an intersection capacity analysis, which are summarized in the following sections. Data Collection Weekday a.m. and p.m. peak period vehicular turning movement and pedestrian/bicyclist counts were collected at the following study intersections on Wednesday, October 9, 2024, while area schools were in session: • Edmonson Avenue NE and 89th Street NE • Edmonson Avenue NE and 87th Street NE • Edmonson Avenue NE and 85th Street NE Roadway Characteristics A field assessment was completed to identify various roadway characteristics within the transportation system study area, such as functional classification, general configuration, and posted speed limit. A summary of these roadway characteristics is shown in Table 1. Note that these are general characteristics and that there are some deviations within the area or segments of the roadways. Table 1. Existing Roadway Characteristics Roadway Functional General Posted Speed Classification (1) Configuration Limit (mph) Edmonson Avenue NE Major Collector 2-lane undivided 45 89th Street NE Local Roadway 2-lane undivided 30 87th Street NE Local Roadway 2-lane undivided 30 Iz> 85th Street NE Local Roadway 2-lane undivided 45 (3) (1) Functional Classification based on the Monticello 2040 Comprehensive Plan. (2) Roadway has an unposted speed limit. Speed limit was assumed to be 30-mph. (3) Roadway has an unposted speed limit. Speed limit was assumed to be 45-mph. From a traffic control perspective, all study intersections are unsignalized with side -street stop control. Existing geometrics, traffic controls, and traffic volumes in the study area are shown in Figure 2. 2F (<<62») 0 z 25 o E a W 89th Street NE (30) 52 *T (3) 3 co u r; o o o �00 E W 87th Street NE (27) 27 I (1) 1 o � o M 85th Street NE t 0 8 (7) i 19 (21) 85th Street NE (8) 12 (37) 43 {► (4) 9 i N CO 0) rn N f� N.00 87th Street NE w z d 3 a� a _ 0 _ 0 E w Project Location Haven Ridge Development Existing Conditions IS'RF Meadowbrook Residential Development Traffic Study 02418533 Monticello, MN November 2024 School Boulevard Haven Ridge Second Addition Development LEGEND XX A.M. Peak Hour Volume (XX) P.M. Peak Hour Volume Q Side -Street Stop Control Figure 2 2F (<<62>>) Meadowbrook Residential Development Traffic Study November 26, 2024 Page 5 Intersection Capacity Analysis An intersection capacity analysis was completed using Synchro/SimTraffic software to establish a baseline condition to which future traffic operations could be compared. Capacity analysis results identify a Level of Service (LOS) which indicates how well an intersection is operating. Intersections are graded from LOS A through LOS F. The LOS results are based on average delay per vehicle, which correspond to the delay threshold values shown in Table 2. LOS A indicates the best traffic operation, while LOS F indicates an intersection where demand exceeds capacity. Overall intersection LOS A though LOS D is generally considered acceptable based on MnDOT guidelines. Table 2. Level of Service Criteria for Signalized and Unsignalized Intersections LOS Designation Signalized Intersection Unsignalized Intersection Average Delay/Vehicle (seconds) Average Delay/Vehicle (seconds) A <_ 10 <_ 10 B >10-20 >10-15 C >20-35 >15-25 D > 35 - 55 > 25 - 35 E >55-80 >35-50 F > 80 > 50 For side -street stop -controlled intersections, special emphasis is given to providing an estimate for the level of service of the side -street approach. Traffic operations at an unsignalized intersection with side - street stop control can be described in two ways. First, consideration is given to the overall intersection level of service. This takes into account the total number of vehicles entering the intersection and the capability of the intersection to support these volumes. Second, it is important to consider the delay on the minor approach. Since the mainline does not have to stop, the majority of delay is attributed to the side -street approaches. It is typical of intersections with higher mainline traffic volumes to experience high -levels of delay (i.e., poor levels of service) on the side -street approaches, but an acceptable overall intersection level of service during peak hour conditions. Results of the existing capacity analysis, shown in Table 3, indicate that all study intersections currently operate at an acceptable overall LOS A during the weekday a.m. and p.m. peak hours with the existing traffic control and geometric layout. No significant side -street stop delay or queuing issues were observed. Table 3. Existing Intersection Capacity Analysis Intersection Edmonson Avenue NE and 89th Street NE (1) Edmonson Avenue NE and 87th Street NE (1) Edmonson Avenue NE and 85th Street NE (1) A.M. Peak Hour P.M. Peak Hour LOS Delay LOS Delay A/A 5 sec. A/A 5 sec. A/A 5 sec. A/A 5 sec. A/A 7 sec. A/A 7 sec. (1) Indicates an unsignalized intersection with side -street stop control, where the overall LOS is shown followed by the worst side -street approach LOS. The delay shown represents the worst side -street approach delay. 2F («g2>>) Meadowbrook Residential Development Traffic Study November 26, 2024 Page 6 Proposed Development As mentioned previously, the proposed development is generally located east of Edmonson Avenue NE, between 89th Street NE and 87th Street NE. The proposed development consists of a total of 182 residential units, which include 109-units of single-family housing and 73-units of townhomes. A preliminary site plan for the proposed development is illustrated in Figure 3, which was used as the basis for the traffic analysis. The development is anticipated to be fully constructed and operational by the year 2030. Access to the development is proposed on the east legs of the 89th Street NE and 87th Street NE intersections along Edmonson Avenue NE. In addition, the proposed development is expected to include neighborhood connections to Country Avenue to the north and 87th Street NE to the east. Year 2030 Build Conditions To identify the impacts associated with the proposed development, traffic forecasts for year 2030 build conditions were developed. The year 2030 build conditions take into account the planned adjacent development (i.e. Haven Ridge development), general background growth, and traffic generated by the proposed development. The following sections provide detail on the proposed development trip generation, intersection capacity analysis, and potential improvement considerations. Background Traffic Growth To account for general background growth in the area, a growth rate of two (2) percent was applied to the existing peak hour traffic volumes to develop year 2030 background forecasts. This growth rate was developed using a combination of historical average daily traffic (ADT) volumes from surrounding roadways published by MnDOT, traffic forecasts from both the City of Monticello and Wright County Comprehensive Plans, and engineering judgment. It should be noted that this growth rate is generally consistent with the growth assumptions as part of the Haven Ridge Study. Adjacent Developments (Haven Ridge) As previously noted, the Haven Ridge development is located in the southeast quadrant of the Edmonson Avenue NE and 85th Street NE intersection, which is directly south of the proposed Meadowbrook development. The development impacts were evaluated as part of the Haven Ridge Study, which was originally completed in 2018 and updated in June 2024. Since completion of the study, construction has begun for the second addition which is located east of the proposed development. The current Haven Ridge development consists of a total of 298 residential units, which includes 226-units of single-family housing and 72-units of townhomes. Therefore, to account for the most updated land use plans, site trips were utilized from the latest Haven Ridge Study, and distributed to the adjacent roadway network. It should be noted that the development is expected to be completed by 2030, therefore, was included in the 2030 build analysis. The adjacent development is expected to account for approximately 112 a.m. and 146 p.m. peak hour trips along Edmonson Avenue NE, near the proposed access locations. �LKm f-'. , raa .,, FA1I.Ti :6L[iPf UAfA CADiS 41a A➢EA -SG AS AC EWMY.si7h A.0 FOW M� 2rK (D+ABt1 -1 Jf AC -S•M AC , r tors w.ur fAw,IAo'•e0` r,Vil •t i0r5 61' ANIdC :-1•iN 1 (SU-.Eo' apl eA cots ru�u/ rirt riEwLrr ». c_ t</�r /ei C•x rs � 'I{ AA AC Y(t OEKtOPABif AF[• IrQ,r�i.1lPLN S"�if -j 6 UV4Jr A 01110 r a -1 AC 4I6 AC -� ea AC pi¢UI C a./nnr o -sw Ac male° A' "` '" F JPB LAND, LLC CONCEPT PLAN 240314 MONTICELLO. MN ISHEETNO 1 OF 1 SHEETS 11-15-24 a. f aw.A......,..r I'SRF Site Plan Meadowbrook Residential Development Traffic Study 02418533 City of Monticello November 2024 Figure 3 2F (<<62>>) Meadowbrook Residential Development Traffic Study November 26, 2024 Page 8 Proposed Development Trip Generation To account for traffic impacts associated with the proposed development, trip generation estimates for the proposed land uses were developed for the weekday a.m. and p.m. peak hours and a daily basis. The estimates, shown in Table 4, were developed using the ITE Trip Generation Manual, 11 th Edition. Table 4. Proposed Development Trip Generation Estimate A.M. Peak Hour P.M. Peak Hour Land Use Type (ITE Code) Size Daily Trips In Out In Out Single -Family Attached 73 DU 9 26 25 17 526 Housing (215) Single -Family Detached 109 DU 19 57 65 37 1,028 Housing (210) Total Site Trips 28 83 90 54 1,554 Results of the trip generation estimate indicate that the proposed development is expected to generate approximately 111 a.m. peak hour, 144 p.m. peak hour, and 1,554 daily trips. The trips generated were distributed throughout the area based on the directional distribution shown in Figure 4, which was developed based on existing travel patterns and engineering judgement. The resultant year 2030 build traffic forecasts, which include general area background growth, adjacent development trips (i.e. Haven Ridge), and traffic generated by the proposed development are shown in Figure 5. Intersection Capacity Analysis To determine how the study intersections will accommodate the year 2030 build traffic forecasts, an intersection capacity analysis was completed using Synchro/SimTraffic. Results of the analysis, which is summarized in Table 5, indicate that all study intersections are expected to continue to operate at an overall LOS A during the weekday a.m. and p.m. peak hours. No side -street stop delay or queuing issues are expected. Table 5. 2030 Build Intersection Capacity Analysis Intersection Edmonson Avenue NE and 89th Street NE (1) Edmonson Avenue NE and 87th Street NE (1) Edmonson Avenue NE and 85th Street NE (1) A.M. Peak Hour LOS Delay A/A 7 sec A/A 6 sec P.M. Peak Hour LOS Delay A/A 7 sec. A/A 6 sec. A/A 7 sec. A/A 10 sec. (1) Indicates an unsignalized intersection with side -street stop control, where the overall LOS is shown followed by the worst side -street approach LOS. The delay shown represents the worst side -street approach delay. 2F <<62>> L O Z To/From East/Northeast ® 350 School Boulevard a 0 U _ LIti0PiL� I00 i�El 00000loo❑ �p�o ;�❑ 87th Street NE 87th Street NE o'O'i� Haven Ridge ID ED❑00000 I ooblolo� •,�;� Second Addition o Development 85th Street NE 50 r Haven Ridge Development Z� JO O� Q� O� Cy O Directional Distribution LSRFMeadowbrook Residential Development Traffic Study 02418533 Monticello, MN November 2024 Figure 4 2F (<<62») 0 z 25 s \ o'0�a' (30) CI40 l 'w 0 (0) . 5 (5) 89th Street NE (35) 60 (0) 0 Ln � (5) 5 0 N 0 0 � o > \ O M O c oMo0 25(20) l� w +0 () 10 (55) 87th Street NE (30) 30 (0) 0+ o o Lo (5) 5 ono 0 85th Street NE G. o G. n o o ,n ,n 'e N �' `� w 70 (50) �} 40 (50) i 30 (30) 85th Street NE (15) 15 (50) 55 + (10) 15 � co 87th Street NE W z a� c a� a c 0 c 0 E W Haven Ridge Development Year 2030 Build Conditions IS'RF Meadowbrook Residential Development Traffic Study 02418533 Monticello, MN November 2024 School Boulevard Haven Ridge Second Addition Development LEGEND XX A.M. Peak Hour Volume (XX) P.M. Peak Hour Volume Q Side -Street Stop Control Figure 5 2F («g2>>) Meadowbrook Residential Development Traffic Study November 26, 2024 Page 11 Based on the year 2030 build conditions operations analysis, no geometric or traffic control changes are needed to accommodate the proposed development from an operations perspective. However, given Edmonson Avenue NE is a high-speed (45-mph) roadway, turn lanes could be considered at the access locations from a safety perspective. Therefore, the following two (2) improvement options are provided for consideration to improve safety at the study intersections: o Option 1: The City of Monticello's Capital Improvement Plan (CIP) includes the reconstruction of Edmonson Avenue NE, between Chelsea Avenue and School Boulevard, as part of the Pointes at Cedar project. The reconstruction project, scheduled for 2029, is expected to reconfigure this section of Edmonson Avenue NE from a two-lane undivided roadway to a three -lane urban configuration with a two-way left -turn lane. Given the surrounding land use (i.e. residential, schools, and parks) of the development area, consider extending the three -lane section from School Boulevard to 85th Street NE. This extension would help lower speeds along Edmonson Avenue NE, providing the ability to improve pedestrian safety, crossings, and connectivity, while complementing the surrounding developing area. o Option 2: Consider reconfiguring the existing bypass lanes at the 89th Street NE and 87th Street NE intersections to provide left -turn lanes for both northbound and southbound approaches (see Figure 6). Given that a large portion of development traffic is expected to travel to/from the north, southbound left -turn lanes would be beneficial from a safety perspective and would be considered warranted based on AASHTO guidance. While northbound right -turn lanes could also be considered at the access locations, in addition to the two options provided, traffic to/from the south is expected to be minimal. As a result, such lanes would not be warranted based on Minnesota Local Road Research Board (LRRB) guidelines. Neighborhood Connections As mentioned previously, the proposed development is expected to include roadway connections to Country Avenue to the north and 87th Street NE to the east. Depending on users' origins and destinations, some users of the proposed development are expected to utilize these neighborhood connections. As shown in the inset, approximately 85 and 90 new daily trips are expected to route to/from Country Avenue and 87th Street NE, respectively. Note these volumes are expected to be minimal, with between five (5) and 10 vehicles during peak hours (i.e. one (1) car every six (6) to 12 minutes), and no issues are expected. Improvement Considerations - Option 2 IS'RF Meadowbrook Residential Development Traffic Study Figure 6 02418533 Monticello, MN November 2024 2F («g2>>) Meadowbrook Residential Development Traffic Study November 26, 2024 Page 13 Site Plan Review A review of the proposed site plan was completed to identify any issues and recommend potential improvements with regard to internal roadways, access, traffic controls, sight distance, circulation, and multimodal facilities. The following information should be considered when designing internal traffic controls and access roadways: ■ Incorporate traffic controls, signing, and stripping based on guidelines establish in the Manual on Uniform Traffic Control Devices (MUTCD). ■ Special consideration should be made to limit any sight distance impacts from future structures, landscaping, and signing. In general, all roadways within the proposed development are expected to function adequately as two- lane facilities. Internal intersections are also expected to operate adequately with side -street stop control. As development occurs, internal intersections should be reviewed to determine if a higher level of traffic control (i.e. an all -way stop) should be considered. Summary and Conclusion SRF has completed a traffic study for the proposed residential development in the City of Monticello, Minnesota. The proposed development is generally located east of Edmonson Avenue NE, between 89th Street NE and 87th Street NE. Key findings of the traffic study are summarized below: 1) Existing Conditions: a. All study intersections currently operate at an acceptable overall LOS A during peak hours, and no operational or queuing issues were observed. 2) Traffic Forecasts: a. Proposed Development: The proposed development consists of a total of 182 residential units, which includes 109-units of single-family housing and 73-units of townhomes. Access to the development will be provided at the 89th Street NE and 87th Street NE intersections along Edmonson Avenue NE, as well as through neighborhood connections to Country Avenue to the north and 87th Street NE to the east. The development is expected to generate 111 a.m. peak hour trips, 144 p.m. peak hour trips, and 1,554 daily trips. b. Background Growth: A growth rate of two (2) percent was applied to existing peak hour traffic volumes to account for background traffic increases, based on historical data and traffic forecasts from the City and County comprehensive plans. c. Adjacent Development: The Haven Ridge development, located south of the proposed development, is expected to be completed by 2030. Therefore, the updated Haven Ridge site trips were included in the analysis, which forecasts 112 a.m. peak 2F («g2>>) Meadowbrook Residential Development Traffic Study November 26, 2024 Page 14 hour trips and 146 p.m. peak hour trips along Edmonson Avenue NE, near the proposed access locations. 3) Future Operations: a. Year 2030 Build Conditions: The study area transportation network is expected to adequately support both the proposed and adjacent developments under 2030 conditions. No queueing or delay issues are expected at the study intersections. b. Improvement Considerations: Although no operational issues are expected, two (2) improvement considerations were provided from a safety perspective: i. Option 1: Extend the planned three -lane configuration of Edmonson Avenue NE, currently set to span from Chelsea Avenue to School Boulevard, further south to 85th Street NE. This extension could help reduce speeds and improve pedestrian safety, crossings, and connectivity. ii. Option 2: Reconfigure the existing bypass lanes at the 89th Street NE and 87th Street NE intersections to include left -turn lanes for both northbound and southbound approaches. This improvement would enhance safety, particularly for southbound traffic, given most users from the development are destined to/from the north. c. Neighborhood Connections: The proposed development will include roadway connections to Country Avenue and 87th Street NE, with an estimated 85 to 90 new daily trips using these routes. These volumes are expected to be minimal, with only 5 to 10 vehicles during peak hours (about one car every 6 to 12 minutes), and no issues are expected. 4) Site Plan Review: a. A review of the proposed site plan was completed to identify any issues and recommend potential improvements with regard to internal roadways, access, traffic controls, and circulation. 2F (<<62>>) DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS (MEADOWBROOK) This Declaration is made on . 202_, by JPB LAND LLC, a Minnesota limited liability company ("Declarant'). RECITALS WHEREAS, Declarant is the owner of certain real property located in Monticello, Minnesota, legally described in Exhibit A attached hereto and referred to herein as the "Property WHEREAS, Declarant has developed the Property (the "Development') with subdivision improvements for ( ) single family residential home lots (each individually is a "Lot' and more than one are "Lots") shown on the Plat of Meadowbrook, Wright County, Minnesota, together with any amendments or supplements thereto recorded from time to time (the -Plat"). WHEREAS, Declarant has elected not to have the Development be treated as a common interest community under Minn. Stat. Chap. 51513, and the Development falls within the exemption set forth in Minn. Stat. Sec. 515B.1- 102(e)(2 ): WHEREAS, Declarant desires to establish uniform and continuing covenants, conditions, restrictions, reservations and easements for the benefit and enjoyment of the present and future owners thereof, and WHEREAS, Declarant desires to subject all of the Property to this Declaration. DECLARATION NOW, THEREFORE, Declarant declares that the Property shall be subject to the following covenants, conditions, restrictions, reservations, positive easements, and negative easements, which are for the purpose of protecting the value and desirability of said land and which shall run with the land and be binding upon all parties having any right, title or interest in said land or any part thereof, and their respective heirs, successors and assigns, and shall inure to the benefit of each owner thereof. SECTION 1 DESCRIPTION OF LOTS, BOUNDARIES AND RELATED EASEMENTS 1.1 Lot Description. There are one hundred twenty (120) Lots. All Lots are restricted exclusively to single-family residential use. Each Lot constitutes a separate parcel of real estate. No additional Lots may be created by the subdivision or conversion of any Lot or Lots. The Lot identifiers and locations of the Lots are as shown on the Plat, which is 2F (<<62>>) incorporated herein by reference. The Lot identifier for each Lot shall be its lot and block numbers and the subdivision name. 1.2 Recorded Plat. The Plat establishes certain restrictions applicable to the Property. All dedications, restrictions and reservations created herein or shown on the Plat shall be construed as being included in each contract, deed, or conveyance executed or to be executed by or on behalf of Declarant, conveying said Property or any part thereof whether specifically referred to therein or not. 1.3 Utility/Drainage Easements. Declarant has created public utility and drainage easements shown on the Plat for the purpose of constructing, maintaining and repairing a system or systems of electric lighting, electric power, fiber optic cable, telephone lines, gas lines, sewer lines, water lines, if any, storm drainage (surface or underground), cable television, or any other utility the Declarant sees fit to install in, across and/or under the Property. Owners of adjoining Lots shall have reciprocal easements for reasonable access over adjoining Lots for the maintenance and upkeep of retaining walls, fences, landscaping, grass and other improvements; provided that any damage to an adjoining Lot resulting from such access shall be promptly and fully repaired. Declarant and its assigns further expressly reserves the right to enter upon any Lot for the purpose of improving, constructing, maintaining or redirecting any natural drainage pattern, drainage swales, area or easement. All utility and drainage easements in the Property may be used for the construction of drainage swales in order to provide for improved surface drainage of the Lots. Declarant shall not be liable for any damages done by any utility company, water district, political subdivision or other authorized user of such easements or their assigns, agents, employees, or servants, to fences, shrubbery, trees and lawns or any other property of the Owner on the property covered by said easements. For purposes of this Declaration, the terns "Owner" shall mean the record owner, whether one or more Person, of the fee simple title to any Lot except that, where a Lot is being sold on a contract for deed and the contract vendee is in possession of the Lot, then the vendee and not the vendor shall be deemed to be the Owner. For purposes of this Declaration, the terin "Person" shall mean a natural individual, corporation, limited liability company partnership, trustee, or other legal entity capable of holding title to real property. 1.4 Title Subiect to Easements. The Property shall be subject to such other easements as may be recorded against it or otherwise shown on the Plat. The owners of the respective Lots shall not be deemed to own pipes, wires, conduits or other service lines running through their Lots which are utilized for or service other Lots, but each owner shall have an easement in and to the aforesaid facilities as shall be necessary for the use, maintenance and enjoyment of the Owner's Lot. 1.5 Impairment Prohibited. No Person shall materially restrict or impair any easement benefiting or burdening the Property, subject to this Declaration. I 2F (<<62>>) SECTION 2 ADDITIONAL RIGHTS OF MORTGAGEES The holder of any mortgage of record against any Lot, upon written request given by the holder of such mortgage to the other Owners advising the other Owners of such mortgage interest and its mailing address, shall be given written notice by the other Owners of all defaults of the Owner of the Lot upon which such mortgage is a lien, then or thereafter existing, in fulfilling his/her obligations under this Declaration; but the defaults set out in such notice shall not be conclusive on the other Owners, and the other Owners shall have the right to enforce all claims against such Owner for all defaults of such Owner whether or not notice thereof is given to the holder of such mortgage. SECTION 3 RESTRICTIONS ON USE OF PROPERTY All Owners and Occupants (for purposes of this Declaration, the term "Occupant" shall mean any Person or Persons, other than an Owner, in possession of or residing in a Lot.), and all secured parties, by their acceptance or assertion of an interest in the Property, or by their occupancy of a Lot, covenant and agree that, in addition to any other restrictions which may be imposed by this Declaration, the occupancy, use, operation, alienation and conveyance of the Property shall be subject to the following restrictions: 3.1 Residential Use. No Lot shall be used for anything but Residential Purposes, except that Declarant and its successors and assigns shall be entitled to maintain model homes and other sales facilities upon the Lots. For purposes of this Declaration, the tern "Residential Purpose" shall mean that the Lot is used exclusively for single-family residential occupancy only; provided, however, an Owner may maintain: (i) a home office within a Dwelling provided there is no advertising signs or regular visits by customers or clients; or (ii) an in -home daycare in compliance with all applicable laws, rules and regulations. For purposes of this Declaration, the tern "Dwelling" shall mean a building consisting of one or more floors, designed and intended for occupancy as a single family residence, and located within the boundaries of a Lot, and the Dwelling includes any attached or detached garage structure within the Lot. 3.2 Use of Temporary Structures. No structure of a temporary character, whether trailer. basement, tent, shack, shed, garage, barn or other outbuilding of a temporary character shall be maintained or used on any Lot at any time as a residence, either temporarily or permanently. Notwithstanding the foregoing a motorhome, camper, trailer and/or tent may be used on a Lot for short-term, occasional use (no longer than five (5) consecutive days) and no more than fifteen (15) total days of using one or more of such items per calendar year on any Lot. 3.3 Prohibition of Offensive Activities. All Owners and Occupants and their guests shall have a right of quiet enjoyment of their respective Lots, and shall use the Property in such a manner as will not cause a nuisance, nor unduly restrict, interfere with or impede the use of the Property, or any other Lot, by other Owners and Occupants and their guests. 3 2F (<<62>>) No obnoxious or offensive activity shall be carried on upon any Lot, nor shall anything be done thereon which is or may become a violation of applicable statutes, ordinances or regulations imposed by any applicable governmental authority or an annoyance or nuisance to any Owner or Occupant of any Lot. 3.4 Garbage, Trash Disposal and Recvelina. All Owners must contract with a garbage and trash disposal company for the removal of trash and recycling. Garbage and trash or other refuse accumulated on the Property shall not be permitted to be dumped at any place upon adjoining land or any Lot where a nuisance to any residence of the Property is or may be created. No part of the Property may be used or maintained as a dumping ground for rubbish or landfill. Trash, garbage or other waste shall not be allowed to accumulate, shall be kept in sanitary containers and shall be disposed of regularly. No trash, garbage or other waste shall be burned on the Property. All equipment for the storage or disposal of such material shall be kept in a clean and sanitary condition, within the garage or other enclosed structure. Waste receptacles must be removed from the curbside within twenty-four (24) hours of having been placed out for collection. Notwithstanding the forgoing, Declarant and its subcontractors may maintain trash dumpsters on a Lot during construction of the initial Dwelling on a Lot. 3.5 Inoperable Motor Vehicles Prohibited. No inoperable vehicle shall be stored on any Lot, except within an enclosed garage or other approved structure on the Lot. No accessories, parts or objects used with cars, boats, buses, trucks, motor homes, trailers, house trailers, campers, or the like, shall be kept on any Lot other than in a garage or other enclosed structure. 3.6 Vehicles and Recreational Vehicles. Passenger automobiles, passenger vans, motorcycles and pick-up trucks that are in operating condition, have current license plates and inspection stickers, and are in regular legal use as motor vehicles on public streets and highways may be parked on a home's driveway. Trailers, boats, buses, motor homes, campers, snowmobiles, fish houses, ATVs, or other types of recreational vehicles may be parked on the home's driveway or on the side of the garage as long as they are in good, operating condition. 1.7 Signs. No signs, advertisement, billboard or advertising structure of any kind, except a "For Sale" sign not to exceed five (5) square feet in size, may be erected or maintained on any Lot. Notwithstanding the foregoing, Declarant shall have the right to erect and maintain such sign as it deems necessary to advertise the development during construction and sale periods. 3.8 Livestock and Animals. No animals, livestock or poultry of any kind shall be raised, bred or kept on any Lot if they are kept, bred or maintained for commercial purposes or they become a nuisance or threat to other Owners. All animals kept at a Lot must be kept in compliance with all applicable laws. No such animals shall be allowed to run loose on a Lot, unless contained within such Lot by an "invisible fence" type fence or other fence. No outdoor kennel(s), doghouse or other outdoor pet enclosure(s) may be located on any of the Lots. A maximum of two (2) dogs and two (2) cats may be kept at any Lot. 4 2F (<<62>>) 3.9 DrainaQe/Utilities. Any platted drainage and utility easements shown on the Plat or natural drainage patterns of streets, Lots or roadway ditches shall not be impaired by any Person or Persons. The easement and drainage areas on each Lot and all improvements thereon shall be maintained by the Owner, except to the extent maintained by the city or utility company. 3.10 Hazardous Substances. Except for common household cleaners and supplies, no Hazardous Substance shall be brought onto, installed, used, stored, treated, buried, disposed of or transported over the Lots. All activities on the Lots involving Hazardous Substances shall, at all times, comply with applicable law. 3.11 Holidav Decorations/Lip-hting. Seasonal/holiday lights and decorations shall be permitted on the Lots, provided that they are installed/placed and removed (i) for the winter holiday season (i.e. Christmas, Hanukah, etc.) no earlier than November l and no later than March 31, respectively, and (ii) for all other holiday seasons within 15 days of the relevant holiday/season. 3.12 Fences. No fences shall be allowed on the Lots, except for (i) a four (4) foot high white vinyl, black aluminum or black chain link fence or (ii) an "invisible fence". Any such fence must be installed in accordance with City of Monticello code. 3.13 Antennae. No exterior television, radio, satellite or microwave or broadcasting antenna of any sort shall be erected or maintained upon any Lot which is readily visible from ground level on the public roadway in front of the Lot on which it is located. The following are not permitted in Meadowbrook: exterior antennae used for amateur radio, CB radio, FM or AM radio, or satellite radio. The following are permitted: Dish antenna one meter or less in diameter designed to receive direct broadcast satellite service or to receive and transmit fixed wireless signals via satellite. • Antenna/Dish one meter in diameter or less designed to receive wireless cable or to receive or transmit fixed wireless signals other than by satellite. • Commercially available analog and digital television antennae. A resident may install no more than one antenna or dish for each type of service. • Dishes shall be no more than one meter or 39 inches in size. Dishes shall be installed only on the roof of the Dwelling. Dishes shall not be installed on the lawn or trees, or on the siding, trim, fascia, windows, patios or deck of any Dwelling. 5 2F (<<62>>) • Dishes shall be placed below the ridge vent on the back side or rear of the Dwelling and shall not be visible from front street side of the Lot and must not be visible from the front of the building. • No excess cable wire shall be used or wound on the exterior of any Dwelling and must be securely fastened. No coax cable may be left on the ground. • Cable runs must be as short as possible with only one entry point into the Dwelling, ideally through an attic ridge vent. The cable must be colored to match the roof color. • Antennae or dishes no longer in service must be removed, together with all related wiring and hardware, within 30 days following discontinuation of service. • Owners must provide a copy of these guidelines to the installer and, if the satellite dish is not properly installed, other Owners shall have the right to request the removal of the satellite dish at any time. 3.14 Mailboxes. All mailboxes in the Development shall be CBU (cluster) mailboxes. Declarant shall be responsible for initial installation of all mailboxes in the Development. Any replacements or modifications of such mailboxes are at each Owner's expense. 3.15 Auxiliary Buildings. Except for a storage shed (not to exceed 160 square feet) placed in the back yard of a Lot, no shed/storage/accessory building, including but not limited to solar heat gathering systems and/or woodfired heating systems, may be located on any Lot. No auxiliary building shall be constructed on any Lot prior to construction of the Dwelling thereon. Any such permitted storage shed must be placed on the Lot so that it does not (i) block or hinder stonnwater drainage or (ii) interfere with utility lines, and must (x) match colors with the Dwelling and (y) meet all applicable city code requirements. 3.16 Driveways. All driveways and sidewalks within a Lot shall be paved with hard surfaces (asphalt and/or concrete). 3.17 Exterior Materials/Colors. Exterior materials on Dwellings must be consistent with or better than original construction materials. Painted materials must be consistent with the original construction colors/concepts within the Development (e.g. no outlandish colors or paint schemes). No murals or paintings may be placed on garage doors or any other part of the Dwelling. No Person may modify or change the appearance of the exterior of any Dwelling, except in accordance with the requirements set forth in this Declaration. 3.18 Irrigation Svstems. Each Lot shall have properly operating, and such system shall the months of .tune through September. Iz an inground irrigation system installed and be regularly operated during each year during 2F (<<62>>) 3.19 Leasing. No Lot or Dwelling located thereon shall be rented or leased for occupancy for a period of less than thirty (30) consecutive days in duration. No short-term, including but not limited to VRBO and AirBNB style, rentals shall be allowed within the Development. Any permitted leasing shall be pursuant to a written Lease, that subjects the Lot and tenants)/occupant(s) under the Lease to the terms of this Declaration. SECTION 4 COMPLIANCE AND REMEDIES Each Owner and Occupant, and any other Person owning or acquiring any interest in the Property, shall be governed by and comply with the provisions of this Declaration, and such amendments thereto as may be made from time to time. A failure to comply shall entitle the other Owner(s) to the relief set forth in this Section, in addition to the rights and remedies authorized elsewhere by this Declaration. 4.1 Entitlement to Relief. Any Owner(s) may commence legal action against another Owner(s) to recover damages or injunctive relief, or any combination thereof.. or an action for any other relief authorized by this Declaration or available at law or in equity to enforce compliance with this Declaration. 4.2 Cumulative Remedies. All remedies shall be cumulative, and the exercise of, or failure to exercise, any remedy shall not be deemed a waiver of the other Owners' right to pursue any others. 4.3 Costs of Proceeding and Attomevs' Fees. With respect to any action, legal, administrative, or otherwise, which any Owner(s) take to enforce the provisions of this Declaration, whether or not finally determined by a court or arbitrator, such Owner(s) shall be entitled to reimbursement from the violator for any expenses incurred in connection with such enforcement, including without limitation reasonable attorneys' fees, and interest (at the highest rate allowed by law) thereon until paid in full , 4.4 Effect of Nonvavment; Remedies of Other Owners. In addition, if any such amount is not paid within fifteen (15) days after its due date, the other Owner(s) enforcing this Declaration shall have a continuing lien against the violating Lot(s), and may foreclose such lien by action or advertisement in the same manner as a real estate mortgage may be foreclosed. The enforcing Owner(s) shall have the power of sale in connection with a foreclosure by advertisement. No Owner may waive or otherwise escape liability for such costs by rental, non-use or abandonment of the Owner's Lot. 4.5 Subordination of the Lien to Mortgages. The lien for such amounts provided for herein shall be subordinate to the lien of any first mortgage. While the transfer of any Lot generally does not affect such lien, the foreclosure of any such mortgage or any proceeding in lieu thereof or deed in lieu of foreclosure, shall extinguish the lien of such lien as to payments which became due prior to such foreclosure or proceeding in lieu thereof or which become due during any period of redemption and, if such liens were extinguished and cannot be collected in an action against the Person personally obligated 7 2F (<<62>>) to pay them, the other Owner(s) bringing such action shall bear such amounts equally. No sale or transfer shall relieve such Lot from liability for any such amount thereafter becoming due or from the lien thereof. SECTION 5 TERM AND AMENDMENTS 5.1 Term. The provisions of this Declaration shall run with the Property and shall be binding upon all Owners and all persons claiming under them for a period of thirty (30) years from the date this Declaration is recorded, after which time said Declaration as amended pursuant to Section 5.2 below, shall be automatically extended for successive periods of ten (10) years each, unless the Owners elect to terminate the common interest community created by this Declaration pursuant to applicable law. Notwithstanding anything contained herein to the contrary, any easements created hereby shall continue in perpetuity in accordance with the respective terms thereof. 5.2 Amendments. This Declaration may be amended by the consent of. (i) Owners of Lots to which are allocated at least sixty-seven percent (67%) of the votes of the Owners; and (ii) the consent of Declarant to certain amendments as provided in Section 6.2 below. Consent of the Owners, and the Declarant shall each be in writing. Any amendments shall be subject to any greater requirements imposed by applicable law. SECTION 6 SPECIAL DECLARANT RIGHTS 6.1 Control of Development. Declarant shall have the right to control the operation and administration of the Development until the date the last Lot is sold by Declarant. 6.2 Consent to Certain Amendments. As long as Declarant owns any unsold Lot for sale, Declarant's written consent shall be required for any amendment to this Declaration which directly or indirectly affect or may affect Declarant's rights under this Declaration. SECTION 7 MISCELLANEOUS 7.1 Severability. If any term, covenant, or provision of this instrument or any exhibit attached hereto is held to be invalid or unenforceable for any reason whatsoever, such determination shall not be deemed to alter, affect or impair in any manner whatsoever any other portion of this Declaration or exhibits attached hereto. 7.2 Construction. Where applicable the masculine gender of any word used herein shall mean the feminine or neutral gender, or vice versa, and the singular of any word used herein shall mean the plural, or vice versa. 0 2F (<<62>>) 7.3 Notices. All notices required to be given by or to the Owners or Occupants shall be in writing and shall be effective upon hand delivery, or mailing if properly addressed with postage prepaid and deposited in the United States mail. 7.4 Enforcement. The Declarant or any Owner or any first mortgagee of record, shall have the right to enforce this Declaration by proceedings at law or in equity. Failure by any person or governmental authority to enforce any provision of this Declaration shall not be deemed a waiver of the right to do so thereafter. 7.5 No Trust. No trust is created by this Declaration. No charitable purpose is served by this Declaration. This Declaration is for the private use and benefit of the Owners and not for any public use, benefit or purpose. IN WITNESS WHEREOF, the Declarant has executed this Declaration as of the day and year first above written. DECLARANT: JPB LAND LLC By: (Print Name) Its: STATE OF M IN N ESOTA ) SS. COUNTY OF This instrument was acknowledged before me as limited liability company, on behalf of the company. This instrument was drafted bv: Larkin Hoffman Daly & Lindgren Ltd. 8300 Norman Center Drive, Suite 1000 Minneapolis, MN 55437-1060 (TFA) Cj . 202, by of JPB Land LLC. a Minnesota NOTARY PUBLIC 2F (<<62>>) EXHIBIT A Fhe I'ropertv's leeal description is as follows: Lots - , Block all within Meadowbrook. Wright County, Minnesota. 4873-3441-5863, v 1 2F (<<62>>) 0 U (7 Z w m U) 0 0 CO (0 LO LO Z ui J 0 a a w Z Z 0 M W U) U) W D Z W Q a Z w x 0 wsb I. December 23, 2024 Matt Leonard City Engineer/Public Works Director City of Monticello 505 Walnut Street, Suite 1 Monticello, MN 55362 Re: Meadowview Residential Subdivision — PUD Prelim Plat & Plan Review City Project No. 2024-37 WSB Project No. 026477-000 Dear Mr. Leonard: We have reviewed the JP Brooks Residential Subdivision PUD preliminary plat and civil site plans dated December 9, 2024. The applicant proposes to construct a 182-unit (109 single-family; 73 Townhome) residential development on a 55-acre parcel. The documents were reviewed for general conformance with the City of Monticello's general engineering and stormwater treatment standards. We offer the following comments regarding these matters. Preliminary Plat (Sheets 4 — 6) & General Comments 1. City staff will provide additional comments under separate cover. 2. Edmonson Avenue right of way width shall be 55' wide. Complete. 3. Verify the project concept will work with the existing utility easements on the property. Show the locations of existing easements on future submittals. Complete. 4. The plat will require 12' perimeter drainage and utility easements and 6' easements in the side -yards. Complete. 5. The outlots around the townhome lots should all be drainage and utility easements. 6. Confirm with the holder of the powerline easement that BMX bike park will be allowable within their easement. 7. With future submittals provide soil borings and full geotechnical evaluation to verify soil conditions, groundwater elevations within the site, and the proposed pavement section meeting City design requirements. 8. Additional comments have been provided directly on the plan sheets. Not all comments on the plans have been summarized in this review letter. M:\026477-000\Admin\Docs\2024-12-09 Submittal (Preliminary Plat)\_2024-12-23 Meadowview Residential Subdvision PUD & Prelim Plat - WSB Engineering Review Letter.docx 2F (<<62>>) Meadowview Residential Subdivision PUD Prelim Plat & Civil Plans — WSB Engineering Plan Review December 23, 2024 Page 2 Existinq Site & Demolition Plan (Sheets 2 — 3) 9. With final plat submittal, provide a removals/demolition plan (could add to the existing site plan) to show what trees are proposed to be removed, impacts to adjacent streets, removals of existing utility infrastructure, etc. Site Plan & Streets 10. Streets shall be designed in accordance with the applicable City Subdivision Ordinances and the City's General Specifications and Standard Details Plates for Street Construction. With final plat submittal provide a separate site/street plans including profile views. Signage and lighting locations can be included on these sheets as well. 11. City design standards require horizontal and vertical curve lengths to meet a 30 MPH design speed for local streets, at minimum. The minimum horizontal curve radius is 300' and the minimum vertical curve length is 90'. Exceptions can be reviewed on a case -by - case basis for low volume roadways. 12. The plan includes trails, sidewalks, and pedestrian facilities. See additional comments on pedestrian access and mobility requirements provided by City Staff under separate cover. A more detailed review will be provided with future submittals, but initial comments are as follows: A 10' bituminous trail will be required along Edmonson Avenue. Complete. b. Add a 6' wide concrete sidewalk to the cul-de-sac. c. Connect the 6' wide sidewalk on 87th to the existing sidewalk to the east. Complete. d. Country Avenue will require a temporary cul-de-sac to the south for the proposed stub street. e. Provide curb bump outs to a road width of 24' at future trail crossing on Country Avenue. 13. Review all locations where trails and/or sidewalks connect to roadways, all of these locations will require pedestrian curb ramps. 14. The developer will need to confirm the depth of the gasmain and crossing height across existing easement to verify that the proposed roadway elevation will work. 15. With final plat submittal provide the following: a. Profile view of streets that include stationing, curve length, percent grade, and other standard geometric/design information. Add stationing to plan view on all sheets and horizontal curve information on the street design sheets. Use a different set of stationing numbers for each street so that there are not overlapping numbers. b. Signage and lighting locations can be added to the plan/profile sheets. c. Applicable City standard detail plates, see specific notes in section below. Utilitv Plans (Sheets 9 — 10) 16. Utilities shall be designed in accordance with the applicable City Subdivision Ordinances and the City's General Specifications and Standard Details Plates for Utility Construction. 17. The Fire Marshall and/or building department will review required fire hydrant location(s) and emergency vehicle access/circulation. Fire truck circulation will need to 2F (<<62>>) Meadowview Residential Subdivision PUD Prelim Plat & Civil Plans — WSB Engineering Plan Review December 23, 2024 Page 3 accommodate the City's ladder truck. If the cul-de-sacs are designed to City standards, typically a turning movement detail is not required. Additional comments may be provided under separate cover. 18. Provide a utility plan showing the existing and proposed sanitary sewer, watermain and storm sewer serving the site: a. Watermain looping may be required through the site to provide adequate fire flow supply. Oversize watermain to 12" in connection from 87th to 8911 Complete. b. Additional utility stubs to adjacent properties may also be required to accommodate future looping connections. Add a watermain stub to the south. Complete. c. The City's minimum size watermain is 8-inches. d. The watermain to the south stud should be oversized to 12-inches. e. Verify on plans whether PVC or DIP will be used for watermain. f. See additional comments on plan markups. 19. Hydrant locations shall be reviewed and approved of by the City Fire Marshal; typically, a maximum of 250' overlapping influence radius (maximum 400' spacing) is required along roadway (hose length). 20. With final construction plans, provide confirmation of MDH (watermain) and MPCA (sanitary sewer) plan review and permitting. The City engineer will need to review and sign the sanitary sewer permit. 21. Any public sanitary sewer and watermain shall be encompassed by drainage and utility easements where located outside of public road right of way. Drainage and utility easements will need to allow for a 1:1 trench from the invert of the utility with a minimum of 20' centered on the utility. 22. All manholes shall be located along the centerline of the street. To the greatest extent possible, move curb stops to the adjacent green space if possible. If this option is not feasible, the curb stops will require curb stop casting covers. 23. The City is reviewing the sanitary sewer model to determine if the proposed sanitary sewer layout will work with planned capacities. In the current plans, only 17 lots are going to the north stub and 165 lots are going to the east stub. The review will determine if additional lots will need to be directed to the north stub. 24. Add general notes to the utility plans to the effect of: a. The City shall not be responsible for any additional costs incurred that are associated with variations in the utility as -built elevations. All utility connections shall be verified in the field. b. The City, or agents of the City, are not responsible for errors and omissions on the submitted plans. The Owner and Engineer of Record are fully responsible for changes or modifications required during construction to meet the City's standards. c. All watermain and sanitary sewer testing shall be conducted in accordance with the City standards and specifications. Copies of all test results shall be submitted to the City (Public Works Director, City Engineer), the Owner, and the Engineer of Record. d. Watermain shall have a minimum cover of 7.5'. e. Tracer wire installation shall be in accordance with the latest edition of the MN Rural Water Association Standards. See these standards for further details. f. The City will require televising for sanitary and storm sewer pipe installations prior to accepting a warranty for the utility system; provide report and video files to the City for review. 2F (<<62>>) Meadowview Residential Subdivision PUD Prelim Plat & Civil Plans — WSB Engineering Plan Review December 23, 2024 Page 4 25. With final plat submittal provide the following: a. Plan/profile sheets for watermain, sanitary sewer, and storm sewer. a. Provide dimension notes from watermain to parallel sewer mains (storm and sanitary sewer); the minimum horizontal separation between mains is 10 feet. Where watermain crosses storm or sanitary sewer, add a note at each location to the effect of "Maintain 18" Minimum Separation, 4" Rigid Insulation" on both the plan view and profile view locations (both utility and storm sewer sheets). b. Show water/sewer service location to each lot and include the curb stop location at utility easement location (10' beyond ROW). For each lot location add the low floor opening elevation, sewer service station from downstream manhole, sewer service invert elevation at utility easement (10' beyond ROW), riser height if applicable, and curb stop elevation. Grading & Drainaae Plans (Sheets 11 —12) 26. Storm sewer pipes should be in drainage and utility easements, please verify that pipes are all within easements. 27. With final plat submittal provide the following a. In general maintain all surface grades within the minimum of 2% and maximum 33% slopes. Vegetated swale grades shall also be a minimum of 2.0%. b. Drainage arrows on plans showing direction of runoff. Note specifically high points between each side -yard swale. c. Include percent slope In all other swale locations and verify that it meets the City requirement of 2% minimum. d. Provide proposed driveway grades at each location. e. Add rip -rap quantities and class notes at each flared end section and pond overflows (if applicable). f. Note the size of proposed storm sewer structures. Erosion & Sediment Control Plans (Sheets 13 — 14) 28. The proposed project will disturb more than one acre. Develop and include a SWPPP consistent with the MPCA CSWGP with future plan submittals. 29. An NPDES/SDS Construction Storm Water General Permit (CSWGP) shall be provided with the grading permit or with the building permit application for review, prior to construction commencing. 30. A detailed review of erosion/sediment control and SWPPP will be conducted with the final plat submittal. Provide SWPPP documents with final plan submittal. Construction Notes & Standard Details Plans 31. With final plat submittal provide details sheets and utilize the City's Standard Details Plates for Street and Utility Construction. 32. The street section should follow the updated City standard detail with 1 '/2" wear course and 3" non -wear pavement (Monticello Only). 33. Provide details for the proposed stormwater treatment areas. 2F (<<62>>) Meadowview Residential Subdivision PUD Prelim Plat & Civil Plans — WSB Engineering Plan Review December 23, 2024 Page 5 34. Provide specific details for each of the control structures proposed. 35. A full review of standard details will be conducted with the final plat submittal. Stormwater Management 36. Below are General Stormwater Requirements for the Site: u. i ; applicant will be required to submit a stormwater management plan for the proposed development in accordance with the requirements in the City's Design Manual. Complete. b. Infiltration is required for new developments. If infiltration is not feasible provide documentation on the rational before moving to additional BMPs. It appears the plans show wet stormwater basins. Provide soils report or rational why infiltration is not feasible onsite. Soils report and infiltration test provided. Infiltration tests indicate that infiltration is not feasible in ponds 1 and 2. Infiltration does appear feasible in the proposed infiltration basin. However, the tests were taken at the existing ground. The tests should be taken once the basin is excavated to the proposed ground elevation. It is highly recommended that boring(s) be conducted in the proposed infiltration basin to confirm the soils at the basin bottom are conducive to infiltration. Complete. c. The new site will need to provide onsite volume control for runoff of 1.1" over the new impervious area, Pre-treatment measures are required prior to discharging to the volume control BMPs. Complete. d. Water quality requirements will be considered met if volume control is achieved for the site. If volume control cannot be met then the development will need to show a no net increase of TSS and TP. Complete. e. Rate control will be required for the new development. All rates must be equal or less than existing rates for each discharge location. Proposed drainage areas P5 and P6 drain offsite. Provide a rate control comparison for each discharge point offsite to confirm that the rate control requirement is met. Complete. f. An operation and maintenance plan for all stormwater BMPs is required and should be submitted with the stormwater report for review. g. The site is within the DWSMA and is subject to requirements of the City's Wellhead Protection Plan. Complete, the site is not within the DWSMA, no action needed. 37. Two feet of freeboard is required for the HWL of a basin to the low opening of a structure. Two feet of vertical separation is also required from an area's EOF elevation to the low opening. HWL freeboard requirement met. A minimum of 2-feet of freeboard is required between the low opening and EOF elevation. This requirement is not met for, Lot 3 Blocks 1, 2, and 3, Lot 4 Blocks 1, 2, and 3, all blocks in Lot 5, Lot 6 blocks 1, 2, 9, and 10, Lot 7 Blocks 2, 3, 30, 39 — 43, Lot 8 blocks 14 and 15, Lot 9 Blocks 7 and 8, Lot 10 Blocks 3, 4, 6, 7, 8, 9, and Lot 11 Blocks 6, 7, 8, and 9 There are conflicting requirements within the Design Guidelines document, in this case 1.5ft of freeboard between the EOF and low opening of adjacent structures is acceptable. The 1.5ft requirement is not met for Block 4 lots 1 through 3 and Block 6 lot 10. Please see note 44 below for additional EOF considerations. 38. Include storm sewer sizing calculations with future plans. Refer to the City design guidelines for Storm sewer requirements. Will be submitted with final design. a. All flared end sections 12 inches in diameter and greater shall include trash guards per City detail 2F (<<62>>) Meadowview Residential Subdivision PUD Prelim Plat & Civil Plans — WSB Engineering Plan Review December 23, 2024 Page 6 The minimum full flow velocity within the storm sewer should be three fps. The maximum velocity shall be 10 fps, except when entering a pond, where the maximum velocity shall be limited to six fps. Vaned grate (3067V) catch basin castings shall be used on all streets. The maximum design flow at a catch basin for the 10-year storm event shall be three cubic feet per second (cfs), unless high capacity grates are provided. Catch basins at low points will be evaluated for higher flow with the approval of the City Engineer. 39. The last structure prior to discharge to a stormwater BMP is required to be a 4' minimum sump structure. 40. The proposed project will disturb more than one acre. Develop and include a SWPPP consistent with the MPCA CSWGP with future plan submittals. Provide calculations showing disturbed area, proposed impervious, and future impervious for the site. 41. Please provide an electronic version of the HydroCAD model for existing and proposed conditions. Complete. 42. The proposed model indicates that there is an increase in 100-year HWL for the ponds upstream of Meadowbrook, varying from 0.3ft to 0.7ft. The proposed design should be modified to maintain the existing 100-year HWL upstream while maintaining the existing discharge rates for the 2, 10, and 100-year, 24-hour storm events downstream. Complete, see comment 44 for outstanding item. 43. The development is located within a significant regional drainage system. As shown on Figure 4, future development in subcatchments KF-02 and KF-05 will flow north through the proposed site. The proposed development will need to extend drainage infrastructure to maintain conveyance from these offsite areas for both existing conditions and full development. Additionally, the proposed model includes future ponding for KF-02. There currently is no pond in this subwatershed. As noted above, the development must provide conveyance for both existing and future conditions drainage for these offsite areas. Pipe will be added through the exception parcel to route drainage from KF-02 and KF-05. Show on plans. 44. The location of the inlets and outlet from Pond 2 will tend to lead to short circuiting. The location of the inlet from Park Drive to Pond 1 will tend to lead to short circuiting. In process. 45. Clearly indicate maintenance access routes and benches to all BMPs on the plans. Complete. 46. Clearly indicate the elevation of the overflow between Infiltration Basin 2 and pond 2. Runoff should discharge to the infiltration basin prior to discharging downstream for storm events 1.1" and less Complete. 47. The report indicates that no outlet was found from the pond 204 east of the site. Please confirm if this is accurate. Given the large upstream tributary area, a piped outlet is recommended between pond 204 and infiltration basin 2 or pond 2 to minimize erosion. Modify the outlet in the model as needed. In the 12/11 meeting, it was confirmed with Otto Associates and Ryan Melhouse that there is no outlet for pond 204, and it tends to act as an infiltration basin. The original City-wide model included an outlet from pond 204 at elevation 942.0. With only an overland outlet, the 100-yr HWL of this pond increases 2F (<<62>>) Meadowview Residential Subdivision PUD Prelim Plat & Civil Plans — WSB Engineering Plan Review December 23, 2024 Page 7 approximately 1-foot from previous assumptions. After reviewing plans for the neighboring housing developments, it has been determined that a 30" piped outlet must be provided from KF-06 to Meadowbrook Pond 12P to facilitate the final design of the regional system. The pipe should be constructed at an invert of 947.0' at the upstream pond KF-06. The regional conveyance system always included a piped outlet from this basin. Although it has functioned to date as an infiltration without a piped outlet, there is a large upstream watershed that will continue to develop and a piped outlet is required. Please incorporate the piped outlet into the HydroCAD model and evaluated freeboard requirements. Note that the low properties in Hunters Crossing are at 956.0'. The EOF at County Avenue must provide a minimum of 1.5' of separation. 48. Add riprap at the proposed aprons. 49. The proposed trail along Edmonson is located in the existing ditch that conveys the road runoff. How will drainage be maintained for the existing road? Complete, storm sewer stubs and a ditch have been added. 50. Recommend incorporating the depression in the rear yards of Lots 8 and 9, Block 11 into the model to confirm adequate freeboard is provided from the depression in Outlot D due to the offsite tributary area. Complete, EOF provided is sufficient, do not need to incorporate Block 11. 51. Where is drainage area P1 routed in the proposed conditions Hydrocad model? P-1 appears to be routed to the existing 36" pipe on the east side of the development. Provide calculations that the pipe has sufficient capacity for the proposed tributary area. IN -progress, will be provided when storm sewer is sized for final plans. 52. As currently shown, the upstream offsite area, approximately 420 acres, is all tributary to infiltration basin 2. It is not recommended to route this mi:r.h offsitP drainage through an infiltration basin as it is likely that infiltration will fail. Complete, addressed in 12/11 meeting, it is acceptable to let upstream area drain to infiltration basin 2. Traffic & Access 53. The applicant is proposing five access points, one extending Country Avenue to the south, one extending 87th Street to the west, one extending Park Drive to the west, and two becoming the east legs of existing intersections along Edmonson Avenue (at 87th Street and 89th Street). Verify that offset intersections are not being proposed along Edmonson Avenue at 87th Street and 89th Street Complete. 54. Street access spacing is based on existing 87th Avenue and 89th Avenue intersections on Edmonson Avenue. Verify lane configurations on Edmonson Avenue at these intersections based on traffic study resu' Complete. 55. Include sight distance exhibits for new access locations on Edmonson Avenue at 87th Street and 89th Street to ensure landscaping does not impact sightlines. 56. The site would generate approximately 1,424 daily trips, 106 AM peak hour trips and 143 PM peak hour trips. The existing Average Daily Traffic on Edmonson Avenue for 2023 is drafted to be near 3,400 and is 6,200 on School Boulevard west of Edmonson Avenue. The addition of tl-- -"` - -- pected to have an impact on roadway capacity and operations. Traffic study is complete. 2F (<<62>>) Meadowview Residential Subdivision PUD Prelim Plat & Civil Plans — WSB Engineering Plan Review December 23, 2024 Page 8 57. Provide a traffic study for this development including impacted intersections, turn lane recommendations, and traffic control mitigation measures if needed. A draft traffic study has been completed by SRF. See PDF for comments. 58. Inc,uae any signing ana pavement mai 19 IIIUUIIIL.CILIL;110 uquired on Edmonson HvCi.�C based on new access locations. Traffic study and plans indicate left -turn lanes on Edmonson Avenue will be provided, show modified signing and striping. Wetlands & Environmental 59. A complete application for wetland delineation was submitted to the LGU for review and approval on October 21, 2024. The comment period for the delineation ends on November 13, 2021. The TEP reviewed the delineation on site on October 28, 2024 and agreed that no wetlands were present on the site. A Notice of Decision will be issued after the comment period is complete. Please have the applicant provide a written response addressing the comments above. Feel free to contact me at 612-419-1549 if you have any questions or comments regarding the engineering review. Sincerely, WSB z James L. Stremel, P.E. Senior Project Manager 2F (<<62>>) M: To: Lucinda Spanier, Entitlements Manager JPB Land LLC From: Brent Clark, PE, Project Manager Ashley Sherry, PE, Engineer III Date: November 26, 2024 Subject: Meadowbrook Residential Development Introduction DRAFT Memorandum SRF No. 18533 Monticello, Minnesota SRF has completed a traffic study for the proposed Meadowbrook residentiM development in the City of Monticello, Minnesota. The proposed development is generally located east of Edmonson Avenue NE, between 89th Street NE and 87t� Street NE (see Figure 1: Project Location). '116main objectives of the study are to evaluate existing operations within tl-A-- study area, identify any transportation impacts associated with the proposed development, and recommend improvements to address any issues, if necessary. The following information provide the assumptions, analysis, and study recommendations offered for considerationWr II. Previous Studies The Have Ridge Development Traffic Study was developed by WSB in June 2024 (hereon referred to as the Haven Ridge Study) and evaluated the Haven -Ridge reOrdential development, which is located directly south bf the proposed Meadowbrook developmenrlOriginally completed in August 2018, the study was recently dated to reflect the removal of approximately 60 single-family units, resulting in a decrease in umber of trips associated with the development. The current Haven Ridge development co of a total of 298 residential units, which includes 226-units of single-family housing and 72-unit ownhomes. The most recent Haven Ridge Study utilized traffic data from the previous study at six (6) tudy inte ections, evaluated year 2030 traffic operations, and recommended various infrastructure imprbve ents. The Haven Ridge development is expected to be completed by 2030, therefore, information from the Haven Ridge Study was leveraged to aide in the development of this study. www.srfconsulting.com 3701 Wayzata Boulevard, Suite 100 1 Minneapolis, MN 55416-3791 1 763.475.0010 Fax: 1.866.440.6364 An Equal Opportunity Employer 2F <<62>> L O Z W Z Q O O I_ W School Boulevard Project Location 87th Street NE Haven Ridge Second Addition Development 85th Street NE Haven Ridge Development Project Location SRFMeadowbrook Residential Development Traffic Study Figure 1 02418533 Monticello, MN November 2024 2F («g2>>) Meadowbrook Residential Development Traffic Study November 26, 2024 Page 3 Existing Conditions Existing conditions were reviewed to establish a baseline to identify any future impacts associated with the proposed development. The evaluation of existing conditions includes a review of traffic volumes, roadway characteristics, and an intersection capacity analysis, which are summarized in the following sections. Data Collection Weekday a.m. and p.m. peak period vehicular turning movement and pedestrian/bicyclist counts were collected at the following study intersections on Wednesday, October 9, 2024, while area schools were in session: • Edmonson Avenue NE and 89th Street NE • Edmonson Avenue NE and 87th Street NE • Edmonson Avenue NE and 85th Street NE Roadway Characteristics A field assessment was completed to identify various roadway characteristics within the transportation system study area, such as functional classification, general configuration, and posted speed limit. A summary of these roadway characteristics is shown in Table 1. Note that these are general characteristics and that there are some deviations within the area or segments of the roadways. Table 1. Existing Roadway Characteristics Roadway Functional General Posted Speed Classification (1) Configuration Limit (mph) Edmonson Avenue NE Major Collector 2-lane undivided 45 89th Street NE Local Roadway 2-lane undivided 30 87th Street NE Local Roadway 2-lane undivided 30 Iz> 85th Street NE Local Roadway 2-lane undivided 45 (3) (1) Functional Classification based on the Monticello 2040 Comprehensive Plan. (2) Roadway has an unposted speed limit. Speed limit was assumed to be 30-mph. (3) Roadway has an unposted speed limit. Speed limit was assumed to be 45-mph. From a traffic control perspective, all study intersections are unsignalized with side -street stop control. Existing geometrics, traffic controls, and traffic volumes in the study area are shown in Figure 2. 2F (<<62») 0 z 25 o E a W 89th Street NE (30) 52 *T (3) 3 co u r; o o o �00 E W 87th Street NE (27) 27 I (1) 1 o � o M 85th Street NE t 0 8 (7) i 19 (21) 85th Street NE (8) 12 (37) 43 {► (4) 9 i N CO 0) rn N f� N.00 87th Street NE w z d 3 a� a _ 0 _ 0 E w Project Location Haven Ridge Development Existing Conditions IS'RF Meadowbrook Residential Development Traffic Study 02418533 Monticello, MN November 2024 School Boulevard Haven Ridge Second Addition Development LEGEND XX A.M. Peak Hour Volume (XX) P.M. Peak Hour Volume Q Side -Street Stop Control Figure 2 2F (<<62>>) Meadowbrook Residential Development Traffic Study November 26, 2024 Page 5 Intersection Capacity Analysis An intersection capacity analysis was completed using Synchro/SimTraffic software to establish a baseline condition to which future traffic operations could be compared. Capacity analysis results identify a Level of Service (LOS) which indicates how well an intersection is operating. Intersections are graded from LOS A through LOS F. The LOS results are based on average delay per vehicle, which correspond to the delay threshold values shown in Table 2. LOS A indicates the best traffic operation, while LOS F indicates an intersection where demand exceeds capacity. Overall intersection LOS A though LOS D is generally considered acceptable based on MnDOT guidelines. Table 2. Level of Service Criteria for Signalized and Unsignalized Intersections LOS Designation Signalized Intersection Unsignalized Intersection Average Delay/Vehicle (seconds) Average Delay/Vehicle (seconds) A <_ 10 <_ 10 B >10-20 >10-15 C >20-35 >15-25 D > 35 - 55 > 25 - 35 E >55-80 >35-50 F > 80 > 50 For side -street stop -controlled intersections, special emphasis is given to providing an estimate for the level of service of the side -street approach. Traffic operations at an unsignalized intersection with side - street stop control can be described in two ways. First, consideration is given to the overall intersection level of service. This takes into account the total number of vehicles entering the intersection and the capability of the intersection to support these volumes. Second, it is important to consider the delay on the minor approach. Since the mainline does not have to stop, the majority of delay is attributed to the side -street approaches. It is typical of intersections with higher mainline traffic volumes to experience high -levels of delay (i.e., poor levels of service) on the side -street approaches, but an acceptable overall intersection level of service during peak hour conditions. Results of the existing capacity analysis, shown in Table 3, indicate that all study intersections currently operate at an acceptable overall LOS A during the weekday a.m. and p.m. peak hours with the existing traffic control and geometric layout. No significant side -street stop delay or queuing issues were observed. Table 3. Existing Intersection Capacity Analysis Intersection Edmonson Avenue NE and 89th Street NE (1) Edmonson Avenue NE and 87th Street NE (1) Edmonson Avenue NE and 85th Street NE (1) A.M. Peak Hour P.M. Peak Hour LOS Delay LOS Delay A/A 5 sec. A/A 5 sec. A/A 5 sec. A/A 5 sec. A/A 7 sec. A/A 7 sec. (1) Indicates an unsignalized intersection with side -street stop control, where the overall LOS is shown followed by the worst side -street approach LOS. The delay shown represents the worst side -street approach delay. 2F («g2>>) Meadowbrook Residential Development Traffic Study November 26, 2024 Page 6 Proposed Development As mentioned previously, the proposed development is generally located east of Edmonson Avenue NE, between 89th Street NE and 87th Street NE. The proposed development consists of a total of 182 residential units, which include 109-units of single-family housing and 73-units of townhomes. A preliminary site plan for the proposed development is illustrated in Figure 3, which was used as the basis for the traffic analysis. The development is anticipated to be fully constructed and operational by the year 2030. Access to the development is proposed on the east legs of the 89th Street NE and 87th Street NE intersections along Edmonson Avenue NE. In addition, the proposed development is expected to include neighborhood connections to Country Avenue to the north and 87th Street NE to the east. Year 2030 Build Conditions To identify the impacts associated with the proposed development, traffic forecasts for year 2030 build conditions were developed. The year 2030 build conditions take into account the planned adjacent development (i.e. Haven Ridge development), general background growth, and traffic generated by the proposed development. The following sections provide detail on the proposed development trip generation, intersection capacity analysis, and potential improvement considerations. Background Traffic Growth To account for general background growth in the area, a growth rate of two (2) percent was applied to the existing peak hour traffic volumes to develop year 2030 background forecasts. This growth rate was developed using a combination of historical average daily traffic (ADT) volumes from surrounding roadways published by MnDOT, traffic forecasts from both the City of Monticello and Wright County Comprehensive Plans, and engineering judgment. It should be noted that this growth rate is generally consistent with the growth assumptions as part of the Haven Ridge Study. Adjacent Developments (Haven Ridge) As previously noted, the Haven Ridge development is located in the southeast quadrant of the Edmonson Avenue NE and 85th Street NE intersection, which is directly south of the proposed Meadowbrook development. The development impacts were evaluated as part of the Haven Ridge Study, which was originally completed in 2018 and updated in June 2024. Since completion of the study, construction has begun for the second addition which is located east of the proposed development. The current Haven Ridge development consists of a total of 298 residential units, which includes 226-units of single-family housing and 72-units of townhomes. Therefore, to account for the most updated land use plans, site trips were utilized from the latest Haven Ridge Study, and distributed to the adjacent roadway network. It should be noted that the development is expected to be completed by 2030, therefore, was included in the 2030 build analysis. The adjacent development is expected to account for approximately 112 a.m. and 146 p.m. peak hour trips along Edmonson Avenue NE, near the proposed access locations. �LKm f-'. , raa .,, FA1I.Ti :6L[iPf UAfA CADiS 41a A➢EA -SG AS AC EWMY.si7h A.0 FOW M� 2rK (D+ABt1 -1 Jf AC -S•M AC , r tors w.ur fAw,IAo'•e0` r,Vil •t i0r5 61' ANIdC :-1•iN 1 (SU-.Eo' apl eA cots ru�u/ rirt riEwLrr ». c_ t</�r /ei C•x rs � 'I{ AA AC Y(t OEKtOPABif AF[• IrQ,r�i.1lPLN S"�if -j 6 UV4Jr A 01110 r a -1 AC 4I6 AC -� ea AC pi¢UI C a./nnr o -sw Ac male° A' "` '" F JPB LAND, LLC CONCEPT PLAN 240314 MONTICELLO. MN ISHEETNO 1 OF 1 SHEETS 11-15-24 a. f aw.A......,..r I'SRF Site Plan Meadowbrook Residential Development Traffic Study 02418533 City of Monticello November 2024 Figure 3 2F (<<62>>) Meadowbrook Residential Development Traffic Study November 26, 2024 Page 8 Proposed Development Trip Generation To account for traffic impacts associated with the proposed development, trip generation estimates for the proposed land uses were developed for the weekday a.m. and p.m. peak hours and a daily basis. The estimates, shown in Table 4, were developed using the ITE Trip Generation Manual, 11 th Edition. Table 4. Proposed Development Trip Generation Estimate A.M. Peak Hour P.M. Peak Hour Land Use Type (ITE Code) Size Daily Trips In Out In Out Single -Family Attached 73 DU 9 26 25 17 526 Housing (215) Single -Family Detached 109 DU 19 57 65 37 1,028 Housing (210) Total Site Trips 28 83 90 54 1,554 Results of the trip generation estimate indicate that the proposed development is expected to generate approximately 111 a.m. peak hour, 144 p.m. peak hour, and 1,554 daily trips. The trips generated were distributed throughout the area based on the directional distribution shown in Figure 4, which was developed based on existing travel patterns and engineering judgement. The resultant year 2030 build traffic forecasts, which include general area background growth, adjacent development trips (i.e. Haven Ridge), and traffic generated by the proposed development are shown in Figure 5. Intersection Capacity Analysis To determine how the study intersections will accommodate the year 2030 build traffic forecasts, an intersection capacity analysis was completed using Synchro/SimTraffic. Results of the analysis, which is summarized in Table 5, indicate that all study intersections are expected to continue to operate at an overall LOS A during the weekday a.m. and p.m. peak hours. No side -street stop delay or queuing issues are expected. Table 5. 2030 Build Intersection Capacity Analysis Intersection Edmonson Avenue NE and 89th Street NE (1) Edmonson Avenue NE and 87th Street NE (1) Edmonson Avenue NE and 85th Street NE (1) A.M. Peak Hour LOS Delay A/A 7 sec A/A 6 sec P.M. Peak Hour LOS Delay A/A 7 sec. A/A 6 sec. A/A 7 sec. A/A 10 sec. (1) Indicates an unsignalized intersection with side -street stop control, where the overall LOS is shown followed by the worst side -street approach LOS. The delay shown represents the worst side -street approach delay. 2F <<62>> L O Z To/From East/Northeast ® 350 School Boulevard a 0 U _ LIti0PiL� I00 i�El 00000loo❑ �p�o ;�❑ 87th Street NE 87th Street NE o'O'i� Haven Ridge ID ED❑00000 I ooblolo� •,�;� Second Addition o Development 85th Street NE 50 r Haven Ridge Development Z� JO O� Q� O� Cy O Directional Distribution LSRFMeadowbrook Residential Development Traffic Study 02418533 Monticello, MN November 2024 Figure 4 2F (<<62») 0 z 25 s \ o'0�a' (30) CI40 l 'w 0 (0) . 5 (5) 89th Street NE (35) 60 (0) 0 Ln � (5) 5 0 N 0 0 � o > \ O M O c oMo0 25(20) l� w +0 () 10 (55) 87th Street NE (30) 30 (0) 0+ o o Lo (5) 5 ono 0 85th Street NE G. o G. n o o ,n ,n 'e N �' `� w 70 (50) �} 40 (50) i 30 (30) 85th Street NE (15) 15 (50) 55 + (10) 15 � co 87th Street NE W z a� c a� a c 0 c 0 E W Haven Ridge Development Year 2030 Build Conditions IS'RF Meadowbrook Residential Development Traffic Study 02418533 Monticello, MN November 2024 School Boulevard Haven Ridge Second Addition Development LEGEND XX A.M. Peak Hour Volume (XX) P.M. Peak Hour Volume Q Side -Street Stop Control Figure 5 2F («g2>>) Meadowbrook Residential Development Traffic Study November 26, 2024 Page 11 Based on the year 2030 build conditions operations analysis, no geometric or traffic control changes are needed to accommodate the proposed development from an operations perspective. However, given Edmonson Avenue NE is a high-speed (45-mph) roadway, turn lanes could be considered at the access locations from a safety perspective. Therefore, the following two (2) improvement options are provided for consideration to improve safety at the study intersections: o Option 1: The City of Monticello's Capital Improvement Plan (CIP) includes the reconstruction of Edmonson Avenue NE, between Chelsea Avenue and School Boulevard, as part of the Pointes at Cedar project. The reconstruction project, scheduled for 2029, is expected to reconfigure this section of Edmonson Avenue NE from a two-lane undivided roadway to a three -lane urban configuration with a two-way left -turn lane. Given the surrounding land use (i.e. residential, schools, and parks) of the development area, consider extending the three -lane section from School Boulevard to 85th Street NE. This extension would help lower speeds along Edmonson Avenue NE, providing the ability to improve pedestrian safety, crossings, and connectivity, while complementing the surrounding developing area. o Option 2: Consider reconfiguring the existing bypass lanes at the 89th Street NE and 87th Street NE intersections to provide left -turn lanes for both northbound and southbound approaches (see Figure 6). Given that a large portion of development traffic is expected to travel to/from the north, southbound left -turn lanes would be beneficial from a safety perspective and would be considered warranted based on AASHTO guidance. While northbound right -turn lanes could also be considered at the access locations, in addition to the two options provided, traffic to/from the south is expected to be minimal. As a result, such lanes would not be warranted based on Minnesota Local Road Research Board (LRRB) guidelines. Neighborhood Connections As mentioned previously, the proposed development is expected to include roadway connections to Country Avenue to the north and 87th Street NE to the east. Depending on users' origins and destinations, some users of the proposed development are expected to utilize these neighborhood connections. As shown in the inset, approximately 85 and 90 new daily trips are expected to route to/from Country Avenue and 87th Street NE, respectively. Note these volumes are expected to be minimal, with between five (5) and 10 vehicles during peak hours (i.e. one (1) car every six (6) to 12 minutes), and no issues are expected. Improvement Considerations - Option 2 IS'RF Meadowbrook Residential Development Traffic Study Figure 6 02418533 Monticello, MN November 2024 2F («g2>>) Meadowbrook Residential Development Traffic Study November 26, 2024 Page 13 Site Plan Review A review of the proposed site plan was completed to identify any issues and recommend potential improvements with regard to internal roadways, access, traffic controls, sight distance, circulation, and multimodal facilities. The following information should be considered when designing internal traffic controls and access roadways: ■ Incorporate traffic controls, signing, and stripping based on guidelines establish in the Manual on Uniform Traffic Control Devices (MUTCD). ■ Special consideration should be made to limit any sight distance impacts from future structures, landscaping, and signing. In general, all roadways within the proposed development are expected to function adequately as two- lane facilities. Internal intersections are also expected to operate adequately with side -street stop control. As development occurs, internal intersections should be reviewed to determine if a higher level of traffic control (i.e. an all -way stop) should be considered. Summary and Conclusion SRF has completed a traffic study for the proposed residential development in the City of Monticello, Minnesota. The proposed development is generally located east of Edmonson Avenue NE, between 89th Street NE and 87th Street NE. Key findings of the traffic study are summarized below: 1) Existing Conditions: a. All study intersections currently operate at an acceptable overall LOS A during peak hours, and no operational or queuing issues were observed. 2) Traffic Forecasts: a. Proposed Development: The proposed development consists of a total of 182 residential units, which includes 109-units of single-family housing and 73-units of townhomes. Access to the development will be provided at the 89th Street NE and 87th Street NE intersections along Edmonson Avenue NE, as well as through neighborhood connections to Country Avenue to the north and 87th Street NE to the east. The development is expected to generate 111 a.m. peak hour trips, 144 p.m. peak hour trips, and 1,554 daily trips. b. Background Growth: A growth rate of two (2) percent was applied to existing peak hour traffic volumes to account for background traffic increases, based on historical data and traffic forecasts from the City and County comprehensive plans. c. Adjacent Development: The Haven Ridge development, located south of the proposed development, is expected to be completed by 2030. Therefore, the updated Haven Ridge site trips were included in the analysis, which forecasts 112 a.m. peak 2F («g2>>) Meadowbrook Residential Development Traffic Study November 26, 2024 Page 14 hour trips and 146 p.m. peak hour trips along Edmonson Avenue NE, near the proposed access locations. 3) Future Operations: a. Year 2030 Build Conditions: The study area transportation network is expected to adequately support both the proposed and adjacent developments under 2030 conditions. No queueing or delay issues are expected at the study intersections. b. Improvement Considerations: Although no operational issues are expected, two (2) improvement considerations were provided from a safety perspective: i. Option 1: Extend the planned three -lane configuration of Edmonson Avenue NE, currently set to span from Chelsea Avenue to School Boulevard, further south to 85th Street NE. This extension could help reduce speeds and improve pedestrian safety, crossings, and connectivity. ii. Option 2: Reconfigure the existing bypass lanes at the 89th Street NE and 87th Street NE intersections to include left -turn lanes for both northbound and southbound approaches. This improvement would enhance safety, particularly for southbound traffic, given most users from the development are destined to/from the north. c. Neighborhood Connections: The proposed development will include roadway connections to Country Avenue and 87th Street NE, with an estimated 85 to 90 new daily trips using these routes. These volumes are expected to be minimal, with only 5 to 10 vehicles during peak hours (about one car every 6 to 12 minutes), and no issues are expected. 4) Site Plan Review: a. A review of the proposed site plan was completed to identify any issues and recommend potential improvements with regard to internal roadways, access, traffic controls, and circulation. 2 <<62>>) -A1 CITY OF *w Monticeflo December31s!, 2024 MEADOWBROOK, Development Stage PUD General Comments PHONE:763-295-2711 rnx:763-295-4404 505 Walnut Street Suite] Monticello, MN 55362 The city is not responsible for errors and omissions on the submitted plans. The owner, developer, and engineer of record are fully responsible for changes or modifications required during construction to meet the City's requirements. After review of the most recent land use application for the proposed development in the city of Monticello, we have determined the following based on the MN State Fire Code: •Provide Fire truck turning radius throughout development on civil plans. *Provide locations of all fire hydrants on civil plans. (locations must meet fire code and city code requirements) *Verify cut -de -sacs meet the city code requirements, and fire truck turning requirements. *May need a turnaround or a hammer head at the end of the south dead-end road. These items are subject to the approval of the Monticello Fire Chief and Fire Inspector. This is a preliminary list of items that would need to be addressed. _;�� 414t��� Ron Hackenmueller www.ci.monticel lo.m n.us 2F («g2>>) 1 LI I I _ a 2CO 4001 1 600 SCALE { -FEET �I 1 S Mr I I ii t 2-Z\tom. s� • �, .� 1 PROJEC fLOCATI[ LOCATION PLAN NOT TO SCALE —I f kF • a I •r i I E — KEV(61Dn6 Pete: Deseriogon: By: Dow Decal � IhereC@ fttthis IsnwdB re fed by ^6y P P Pai hymamenlon BY: endlhatk eme Licensed PltlPssional Deli fined By: I I Schnell CBent: & Madsfln Inc. Bison Development, Inc. i/as/as _ r1oNa1 IX. TOPO/PRQP. STpRuI CB I FMI—t Ubdorlaupftnrheluion I Englnee uneer the laws o1 the 51ele of ntinnesma. KA Il �� Drawn By: 1 Englntlaring a Surveying o Planning 91741SANT1 ST. HE BLAINE, M 66440 - O6/01/04 Itt COMMENTS I pFp I — SoiE Testin - g Environmental Services 17e31 75N6 S177 7/26/04 TY COMMENTS DFD -- I KenneihAtldr CB w�wna�lmadgn.�m Sylvia Development, LLP Oelc i7fi0A3 Reg. No. 1204tS Checked By: to 53.waysara6em—d Minna s.. Minn.- 55,9a-ta25 Wwad�ws21 U6-7e01-rez(95215<SA as e625 Edlnb—kPCrossing BROOKLYN PARK, MN S5443 -- —. (Tea) 786-a 17T -. v SHEET INDEX SHEET DESCRIPTION 1. COVER 2. EXISTING CONDITIONS --SE 3. EXISTING CONDITIONS —NE 4. EXISTING CONDITIONS —SW 5. EXISTING CONDITIONS —NW 6. PRELIMINARY PLAT —SE 7- PRELIMINARY PLAT —NE 8. PRELIMINARY PLAT —SW 9. PRELIMINARY PLAT —NW 10. PRELIMINARY GRADING & EROSION CONTROL —SE 11, PRELIMINARY GRADING & EROSION CONTROL —NE 12. PRELIMINARY GRADING & EROSION CONTROL —SW 13. PRELIMINARY GRADING & EROSION CONTROL —NW 14• PRELIMINARY UTILITY PLAN —SE 15. PRELIMINARY UTILITY PLAN --NE 16. PRELIMINARY UTILITY PLAN —SW 17. PRELIMINARY UTILITY PA?1—a1w 1B. LANDSCAPE PLAN R E: C E I V; 19. LANDSCAPE DETAILS j 20. TYPICAL DETAILS 21. BOUNDARY SURVEY J U L 2 6 200 CITY OF MONi ivELLQ II P1o1en NameA-ocagon Date: kill BUNTERS CROSSING 1v1D/o3 Lfanticello, Mlnneaote !� Sheet7111e: COVER 111 Sh1etDt 211 1 it _ `ZMI Project Nuntw: 63991-001 CHAPTER 3: E .. GROWTH AND LYANNEXATION 47 2F («g2>>) GROWTH STRATEGY Monticello's growth strategy balances land use development needs with real estate market demand, and transportation and infrastructure improvement requirements to ensure an orderly and efficient use of land and resources. There is a significant amount of development potential within Monticello's existing municipal boundary and even greater potential in the surrounding MOAA. Therefore, for the next 20 years, the general growth strategy prioritizes development of remaining available vacant land within existing boundaries and the downtown and surrounding area before substantially developing and annexing land within the MOAA. The growth strategy has three objectives: Encourage growth which creates a strong and vibrant place to live, work, shop and recreate, with focused infill development and redevelopment to create a vibrant downtown and core community, • development which provides a range of housing, employment and economic opportunity, development which provides both a walkable community and safe multi -modal transportation options, and development which sustains and enhances the natural amenities of Monticello. • Support investment and reinvestment within the existing city boundary of Monticello, directing development into areas of Monticello already serviced or planned to be serviced by roads and utilities, while also thoughtfully designing and limiting development within and around sensitive natural areas. Ensure the managed development of appropriate and compatible land uses which is resilient to shifts and changes in the economy, real estate market and consumer demand, and responds to a changing tax base. Briar Oakes Residential Property, Source: City of Monticello Another aspect of the growth strategy is the designation of significant portions of the MOAA as a Development Reserve. This is land reserved for an extended, longer -term growth horizon beyond 2040 and the time horizon of this Comprehensive Plan. However, some development in the MOAA is likely to occur before 2040 and Monticello should adjust its land use policies and decision - making with some measure of flexibility to accommodate new development proposals as they occur. As long as development proposals meet the overarching land use planning goals presented in this Comprehensive Plan, an amendment to the Plan is the proper procedure for consideration of such projects. Consideration for projects in the MOAA and annexation requests will follow the current annexation agreement parameters, or any future amendments to the agreement. Growth and development within the MOAA would naturally follow the existing roadway network and its potential for expansion as well as the availability of utility infrastructure, specifically sewer and water lines provided as City services. Specific projects will require analysis of utility and infrastructure needs, roadway network capacity, as well as land use compatibility. Given the MOAA's existing land area and its growth potential, its full development build -out would occur over a much longer time period, extending beyond the 20-year timeline of this plan. Land in the Monticello Orderly Annexation Area 50 LAND USE, GROWTH AND ORDERLY ANNEXATION GROWTH STRATEGY MAP 2F (<<62>>) E= City of Monticello Boundary ......... Monticello Orderly Annexation Area (MOAA) 0 Parcels C Streets +H+ Railroad Water Bodies 0 Development Reserve (DR) Open Space and Resource Conservation (OSRC) City Parks and Recreation (PR) 0 Estate Residential (ER) Low -Density Residential (LDR) 0 Traditional Residential (TR) EXHIBIT 3.3 0 Mixed Neighborhood (MN) 0 Mixed -Density Residential (MDR) 0 Manufactured Home (MH) 0 Downtown Mixed -Use (DMU) Community Commercial (CC) Regional Commercial (RC) Commercial and Residential Flex (CRF) Employment Campus (EC) 0 Light Industrial Park (LIP) General Industrial (GI) 0 Public and Institutional (P) 0 Xcel Monticello Nuclear Generating Plant (MNGP) MONTICELLO 2040 VISION + PLAN 55 2F (<<62>>) LOW -DENSITY RESIDENTIAL (LDR) The Low -Density Residential designation corresponds to the majority of Monticello's single-family residential neighborhoods. These areas are characterized by subdivisions of detached homes, usually on lots from 7,000 to 14,000 square feet. Housing in this designation includes single-family detached residential units as well as detached accessory structures. Other compatible uses, such as schools, nursing homes, private parks and religious facilities may also locate in this designation. L� Residential • Single -Family • Other Low -Density Residential uses Public/institutional • Schools Recreational • Parks/Playgrounds Open Space • Sensitive Habitat Primary Mode Vehicular (slow speeds) Secondary Mode Pedestrian paths !1 and trails Bicycle facilities and parking 1F Transit or Shuttle Service • Density - 3-6 units/acre ♦ 2018 Correlating (Low -Density Zoning District Residential) R-A • Height - Residential 1-2 stories Amenities District • Lot Area - R-1 Single -Family 6,000-14,000 Residence District sq. ft. per unit MONTICELLO 2040 VISION + PLAN 71 CHAPTER 5: ECONOMIC DEVELOPMENT 115 2F («g2>>) The flow of employees to jobs outside of the City, or into the City while living in a different area occurs for several reasons. Attracting employees can be the result of livable wage positions that may not be available in the areas that they live. It can also be a result of the employee being attached to their existing community because of the school system, family, or other personal reasons. Another issue that can affect the attraction of employees to a community is the availability of housing to meet their needs. As families move through their career paths and family status, their housing needs change and will rely on communities to provide that lifecycle housing. WORKFORCE HOUSING As a city actively developing, Monticello is taking a careful yet proactive approach to planning land use and density to ensure adequate amounts of land are guided to provide opportunities for a full range of "life cycle" housing options. The City is especially looking for opportunities to develop a range of life-cyle and "step- up" housing options as a way to attract new industrial development and jobs that offers higher paying wages. Existing Housing Value Assessment The measure of affordability of a housing unit compares housing cost to gross household income. The general standard is that housing is affordable if housing expenses equal 30% or less of a person's gross household income. Tables 6.5 and 6.6 demonstrates the value of the City of Monticello's housing stock in comparison to the entirety of Wright County. Notably, 46% of the City of Monticello's housing stock is valued between $150,000 - $250,000 compared to 29% of Wright County housing stock of the same value (refer to Table 6.5 and 6.6). This aligns with the data that suggests housing prices are increasing in Monticello compared to the County. It is important that a range of affordable housing stock in the community is maintained while also providing housing products in the higher values as well. Affordable Workforce Housing The City completed (2020) a comprehensive housing study that assesses the housing needs for the community. It is imperative that any successful economic development policies and strategies allow for the development of life -cycle housing to allow for the continued growth of the community. The policies and strategies from the housing study have been incorporated into this plan. A generally accepted standard is that in order to develop new affordable housing, the development needs to be a minimum of eight units per acre. Based on the City's future land use plan 986 acres would allow for residential development at eight units or more per acre. While the City has created a land use plan that permits areas at greater density, barriers to development of affordable housing still exist. Some of these barriers are beyond the City's control including, but not limited to: • Steady increases in land prices and State and County tax structures • Increase in construction costs. When combined with land prices, it becomes more difficult to provide affordable units through new construction. • Property constraints from wetlands, woodlands, soils, poor access or others. • Availability of regional public transit options within the City. The goals, policies, and strategies section includes specific efforts to pursue as it relates to offering a range of affordable housing options. ECONOMIC DEVELOPMENT ISSUES AND OPPORTUNITIES In the next 20 years the City will face a variety of issues as well as opportunities related to economic development. Many of these issues are larger in scale and will require regional and state partners to address them, especially as related to transportation and infrastructure. Tax Base Diversification One of the primary issues facing the City will be sourcing new tax revenue and normalizing the City's financial system. The City's tax base relies heavily on the Xcel MNGP which is a finite revenue stream and will eventually be gone. Communities with diverse tax bases are resilient to shifts and fluctuations in the economy more so than communities that have a single large taxpayer or a majority of businesses in a single industry or sector. When the generating station is excluded from the equation, the City's largest single taxpayer makes up only 2.3% of the total tax capacity. This allows the city to have significant stability as it replaces the Xcel MNGP taxes. However, this diversity requires the community to look to multiple projects to help fill the pending gap but also allows for the development of industry clusters to provide both tax base and employment opportunities. 126 ECONOMIC DEVELOPMENT 2F («g2>>) Workforce Development The success of workforce development requires that the City develop a plan for development and training of the required work force. Creating and maintaining strong relationships with businesses is critical to identify needs and assist with the coordination between the training institutions to teach the required skills. This will also help identify potential funding sources further strengthening those relationships. The attraction of new livable wage employment opportunities is important to allow for the continued success of the local economy as well as attraction of new businesses and employment opportunities. The retention of existing businesses and employees in the community will maintain a workforce and help attract the needed workers to fill these positions. Workforce Housinq The City has a limited number of step-up type housing and senior housing units. The community does have a significant number of "entry" level housing which limits the community's ability to retain residents that seek housing units with a greater level of amenities. These residents, while working in Monticello, live in the surrounding communities resulting in the City losing the opportunity to benefit from the retail spending and additional tax base of higher value homes. In addition to the shortage of move up housing, the City also has a limited number of senior housing opportunities. This limited supply results in older residents staying in their homes and those homes not being available for new residents. If the older residents move to another community for housing, Monticello loses their retail activity which is generally higher than younger residents further reducing growth and economic stability. The city also has a limited number of multi -family units to allow for the workforce required for the jobs that are being created through the expansion and attraction of businesses. As people are changing or beginning their careers, finding affordable housing is a pressing need and can be a primary factor in their success or failure. Regardless of the success of creating employment opportunities, if workers cannot live in the community and become part of the socio-economic fabric of the community, then the success will be short lived. Transportation Improvements Monticello will continue to plan for the completion of its comprehensive roadway and pathway system. Transportation costs are a major factor for businesses evaluating new locations. A well -maintained transportation network connected to the larger regional network will be critical for attracting new business and diversifying to warehousing and distribution sectors. The continued planning and development of the transportation system improvements including a potential interchange with major transportation arteries will also allow for the continued growth of Monticello. The City will also need to commit resources to the continued maintenance of the existing infrastructure to support the local economy. Bridge Traffic Presently, State Highway 25 is the only river crossing in the City and greater region. A new bridge crossing would help alleviate traffic congestion on Highway 25 and also provide options for emergency access. However, Highway 25 results in motorists traveling through the City's downtown that serve as possible customers for local businesses. Transportation improvements could alleviate some congestion and also improve east/west walkability through downtown Monticello. A new bridge in the region is a long term improvement and requires considerable investment and additional study, but would also will reduce the amount of traffic flowing through downtown, especially on the weekends. Monticello needs to continue to be an active member in the Central Mississippi River Regional Planning group as they work towards siting and eventually development of a new river crossing to maximize the benefit to the City. COVID-19 Pandemic Response The City proactively responded to the business community to support business operations during the global COVID-19 pandemic. The City approved temporary loan forbearance requests and an emergency grant program to assist those businesses with outstanding loans that have been negatively affected by the pandemic. This loan forbearance helped to ensure employers continue to retain employees. The long-term effects of the pandemic will not be known until after adoption of this plan. MONTICELLO 2040 VISION + PLAN 127 ECONOMIC DEVELOPMENT GOALS Listed below are the economic development goals which were informed by the Community Vision. For the complete set of policies and strategies for the goals refer to the Implementation Chapter. GOAL 1: BUSINESS ATTRACTION AND RETENTION A successful business attraction and retention program that attracts new businesses and retains existing businesses. GOAL 2: TAX BASE EXPANSION A stable and expanding tax base that diversifies the cty's economy and creates a sustainable employment to offset the eventual closure of the Xcel Monticello Nuclear Generating Plant. %UGOALC.3: DOWNTOWN VITALITY A vibrant and thriving Downtown that contributes to the City's economic development and housing objectives. GOAL 4: REDEVELOPMENT AND REINVESTMENT Redevelo ment of vacant and underutilized parcels consistent with meeting the City's economic development, land use and community design objectives. GOAL 5: LIFE -CYCLE HOUSING Monticello will be a community with a wide variety of housing options that includes workforce, starter, step up, and senior housing to allow for new and existing residents to remain and age in the community. GOAL 6: WORKFORCE DEVELOPMENT A workforce development and training program that provides the skills and knowledge needed for a wide range of jobs and opportunities. GOAL 7: PROMOTION AND PARTNERSHIPS IV Collaborative Partnerships and the Promotion of Monticello Economic Development Projects, Programs and Activities. GOAL 8: OPPORTUNITY FOCUS AREAS Reinvestment, redevelopment and overall improvement of the opportunity focus areas within the City. MONTICELLO 2040 VISION + PLAN 131 CHAPTER 9: IMPLEMENTATION 185 2F («g2>>) IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION Policy 2.1: Neighborhood Diversity & Life -Cycle Housing Sustain a diverse array of neighborhood character and housing types throughout Monticello. These will range from estate residential to established traditional neighborhoods, to new planned subdivisions and conservation development, and neighborhoods oriented around a center or activity generator. The unique design elements that define each neighborhood should be protected and enhanced in the future including its housing stock, parks and public infrastructure. SHORT- I LONG- ONGOING THEME TERM TERM Strategy2.1.1-Adopt zoning regulations that allow for a wider diversity of housing O JJJ types, identify character defining features and encourage a center of focus for each neighborhood. Strategy2.1.2 - Encourage opportunities for residents to stay in Monticello, with additional options for estate residential, senior living, and other life -cycle options. Strategy2.1.3 - Amend zoning regulations as necessary to allow for small -lot single family homes, neo-traditional housing styles, cottage homes, accessory dwelling units (ADUs), and mansion style condos. Strategy2.1.4 - Encourage housing options which incorporate Universal Design to promote equity in housing choice. Strategy2.1.5 - Consider allowing Accessory Dwelling Units (ADUs). Monticello's neighborhoods help define the city's form and sense ofplace. The city's neighborhoods will continue to evolve in the years ahead. In areas where the basic development pattern is already established continued reinvestment in the housing stock and infrastructure is encouraged with an emphasis on sustainable design in terms of private property improvement and investment, as well as capital improvements. In the outlying areas of the city where the development pattern is still evolving, new neighborhoods will be safe, healthy, attractive with a diverse population and housing stock. The planning objective for all Monticello residential areas is to make each neighborhood "complete" — with a variety of housing choices, proximity to neighborhood- scaled commercial services, community services, and neighborhood parks that serve as an identifiable center and gathering place for its neighbors and future residents. MONTICELLO 2040 VISION + PLAN 199 2F (<<62>>) IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION Policy 2.2: Neighborhood Centers Enhance or create identifiable "centers" in each neighborhood which serve as local gathering places. Neighborhood centers may take a variety of forms as public uses such as parks, community centers, or schools; neighborhood shopping districts; or any other public space where residents can congregate. Policy 2.3. Neighborhood Reinvestment Encourage continued reinvestment in Monticello's neighborhoods by private property owners and through capital improvements. While the basic land use pattern in many neighborhoods is already set and will be maintained, their continued improvement and evolution should be viewed an important part of the City's sustainability initiatives. SHORT- I LONG- ONGOING THEME TERM TERM Strategy 2.2.1 - Encourage and support location of public facilities including schools and parks close to neighborhoods to make them easily accessible by walking or bicycling. Strategy2.2.2 - Ensure all neighborhoods have access to healthy food, including community gardens and farmers markets, through a food security assessment. Small scale food stores and neighborhood markets should be a permitted use in the Mixed Neighborhood designation. Strategy2.2.3- Design sidewalks and pathways that enable safe crossings of major roadways in getting to and from nearby points of designation. Strategy2.3.1- Establish incentives and allowances to facilitate design improvements to buildings and properties in the Traditional Neighborhood designation and older areas of the City. Strategy2.3.2- Create gateways and incorporate other urban design elements in residential or mixed neighborhoods with new signage and streetscape features such as branded street signs and streetscape amenities. («(«(«(«(« IMPLEMENTATION 2F (<<62>>) IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION Policy 2.4: Connectivity Improve the ability to travel through neighborhoods and between neighborhoods on foot, bicycle, or automobile. Street layouts should facilitate pedestrian travel and connect neighborhoods with nearby services to the greatest extent feasible. Policy 2.5. Safe and Secure Neighborhoods Maintain infrastructure and improvements that promote safety and make residential neighborhoods safe and inviting places. Policy 2.6. Residential Compatibility Ensure residential neighborhoods and uses are adequately buffered from adjacent uses with conflicting operational characteristics such as noise, odors, vibrations, lighting or truck traffic. Strategy2.4.1- Invest in improvements which make Monticello's neighborhood streets safer and more convenient for walking and bicycling. The pedestrian and bicycle networks in Monticello's neighborhoods should reflect universal design principles that make the City more accessible for seniors and others with mobility limitations. Cul-de-sacs and dead -ends should be avoided if they require circuitous routes for pedestrians. Strategy2.4.2 - Consider use of natural, non -motorized open space corridors, such as utility easements and waterways, as another method to connect the City. Strategy2.5.1- Implement measures to slow down or "calm" traffic on local streets by using design techniques and measures to improve traffic safety, provide eyes on the street, and enhance the quality of life in Monticello's neighborhoods. Strategy2.5.2 - Maintain communication and partnership with Wright County Sheriff's Office. Strategy2.5.3 - Consider access to school facilities through the Safe Routes to School planning principles when designing new neighborhoods. Strategy2.6.1- Review plans for new development in consideration of adjacent residential uses and require measures that reduce any potential impact to residential neighborhoods such as lighting, outdoor speakers, or sports courts. Continue use of proper buffering such as fences, barriers, landscaping, and separation. SHORT- I LONG- ONGOING THEME TERM TERM )» O MONTICELLO 2040 VISION + PLAN 201 2F (<<62>>) IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION Policy 2.7. Locations for Higher Density Housing Generally, locate new higher density housing and mixed - use development in proximity to Downtown where there is good access to parks and open space, proximity to local -serving commercial uses, and proximity to the transportation network. Consider impacts to over concentration of multi -family uses in specific locations. Conversely, the City should discourage the use of vacant sites with these attributes for new low employee intensity or low value land uses. SHORT- I LONG- ONGOING THEME TERM TERM Strategy2.7.1-Amend the Zoning Map to be consistent with the Future Land Use Map and identify areas where mixed -density residential uses are appropriate. Policy 2.S. Equitable Planning Ensure that no single neighborhood or population group is disproportionately impacted by flooding or environmental burdens, city services, incompatible uses, neighborhood constraints or potential hazards. Policy 2.9 - Neighborhood Design Support the development of neighborhoods with a strong set of amenities which enhance quality of life, retain residents and support continued investment. Strategy2.9.1- Integrate open space, parks, street trees, landscaping, and natural features into Monticello's neighborhoods to enhance their visual quality, create inviting and safe spaces, and improve access to nature and recreation. Strategy2.9.2 - Create and maintain a Neighborhood Conservation Overlay zoning district to identify areas that should be developed in a manner consistent with conservation style development. («(«(«(«(« IMPLEMENTATION 64 2F (<,62») ENTRY-LEVEL AFFORDABILITY LOWER -INCOME HOUSEHOLDS that own their housing commonly occupy what is referred to as the "starter home" market. For purposes of this study, this is tracked as the "Bottom Tier Home Value" and is the median of the 511 to 35th percentile of all home values within the City. These homes followed the same general trend both going into and coming out of the recession - showing consistent steady increases in cost over the past decade. Amongst peer communities, Monticello still has the lowest -cost entry point into the ownership market, even considering appreciation. However, the "starter home" market is still becoming increasingly unaffordable for those who live in the City. As of the most recent data and estimates (2023), the median starter -home cost is just out of reach of the affordability limit for a City household earning 80% of the median income ($269,000 home entry cost vs. $263,000 purchase limit). As housing costs continue to rise throughout the market, Monticello households below the AMI will be increasingly precluded or "priced -out" of ownership opportunities in the City, consistent with occupancy and consumption records. STARTER HOME VALUE $350,000 $300,000 $250,000 $200,000 $150,000 $100,000�� $50,000 OCCUPANT INCOMES OF HOUSES AFFORDABLE TO 50% AMI HOUSEHOLDS 0% - 50% AMI 200 330 51 % - 80% AMI 265 85 81 % - 100% AMI 215 45 > 100% AMI 429 110 -ource: HUD Comprehensive He ising Affordability Stra egy a� > > > > > > > > > > > > > > Monticello Buffalo Becker —Big Lake Saint Michael Source: Zillow Data and Research (MLS Aggregator) City of Monticello Housing Needs and Demand 65 2F (<,62>, HOUSE AVAILABILITY SINGLE -UNIT HOME AVAILABILITY as tracked by the Multiple listing Service is often inversely related to prices - as inventory decreases, prices increase. As the local housing market was coming out of the recession, there was a market slowdown - though this slowdown (as represented by months' of supply) still indicated a balanced market. Months' supply is generally considered to be balanced when there are 4-6 months' of inventory in the market. As that lessens, it is indicative of increased competition for available homes in what is often referred to as a "seller's market". Since peaking in 2011 at more than three months, the average days on market has dropped to a steady 2-3 weeks on market over the past 4 years. There is seasonal variation within the data that reflect common market periods, but time on market has generally decreased to a point where during peak real estate season, houses have averaged less than 3 weeks since 2016. SINGLE-FAMILY AVAILABILITY 140 120 100 U1 `7 cT G 80 0 a m 0 60 40 20 J This increased sales activity is directly reflected in the months of supply metric, as it is the balance between inventory and demand (number of sales). Together, these metrics indicate a competitive market with increased competition among buyers that is causing cost inflation well beyond the 2% average U.S. inflation rate. A slight increase in months supply in recent years may be due to the increase in units coming online within the City which can signal a return to a more balanced market. 5-YEAR AVERAGE APPRECIATION RATE ON MEDIAN SF HOME: 9.3% ANNUALLY 5-YEAR APPRECIATION ON MEDIAN SF HOME (BY SALES PRICE): $130,450 Source: Multiple Listing Service 7 6 S _T fl_ Q 4 0 0 3 2 1 0 0 do do titi titi titi titi ti� ti� ti°` tio. ti`' tih ti� ti� ti� ti� tiw tiw ti� ti� ,yo ,yo titi titi titi titi ti'' ti� >110 >°> >sK >°> >sK >°> "I, >J\ >ap >°> >'ap >aC >aC >°> 41 >°> 41 1 J> >ap 1 J> Source: Multiple Listing Service -Days on Market -Months Supply Ownership Market 66 2F («62») HOUSE AVAILABILITY INVENTORY of single-family houses for sale slowly decreased from 2015 to 2021, with a slight increase in the last two years. As inventory decreased, the median sales price showed steady corresponding increases - with fewer homes available, and steady demand, markets shift toward favoring sellers through increased competition and appreciation. As available supply has slightly increased over the past two years, there was still a marked increase in the median sales price due to the skyrocketing demand for home buying coming out of the COVID-19 pandemic amid very low interest rates. With recent high interest rates, the sales price should stabilize. From January 2015 to January 2021 during the period of decreasing inventory, the median home appreciated at a rate of 10.2% annually. The recent slight increase in inventory has correlated with appreciated price at a rate of 5.2% annually for the median home. This shows that increasing inventory helps to ease pressures on the market that cause cost increases, though the months of supply metric indicates there is still demand for units in the market that will further shift buyer/seller indices toward a more balanced market. MONTHLY INVENTORY 3.7% 4.5% 30 Yr. Fixed Mortgage Rate 70 60 50 ----- ------ 30 le 10 TOWNHOME AVAILABILITY AND COST $250 $200 $ $150 a $100 $50 6 s T OL { 4 a C 3 0 /A 2 1 $ 0 do tit titi ti3 ti° tih ti� ti� J� tiro J� > > > > > > > > > > > > > > -Price/Sq. ft. -Months Supply Source: Multiple Listing Service 2.7% 5.5% O • 0 ' y� yh ti� ti� y1 y1 y`b y00 y0 ti0) LO LD Ly Ly Ll tL Monthly Inventory Median Sales Price 6.8% $400,000 $350,000 $300,000 $250,000 $200,000 $150,000 $100,000 $50,000 Source: Multiple Listing Service City of Monticello Housing Needs and Demand 2F (<<62>>) 67 1A...cS SALE TO LIST PRICE RATIOS also display trends in the ownership market that indicate increased competition on an year-to-year basis - though stabilizing as inventory of units on the market has also stabilized. Since coming out of the recession, sellers have generally accepted offers that have been more than 95% of the asking price for single- family homes in the City. The greatest peak in this ratio came amid the COVID-19 pandemic in the summer of 2021 when sellers accepted offers that were nearly 105% of their list price. With increasing supply coming in 2022, the sale to list price ratio dipped slightly, tracking with the slight decrease in median sales price. This is consistent with growth in number of units and indicative of a healthy market. MEDIAN SALES PRICE COMPARED TO LISTING 105% 100% 95% 90% TOWNHOME PCT OF ORIGINAL PRICE (AUGUST 2023) 100% for 3 consecutive months SINGLE-FAMILY PCT OF ORIGINAL PRICE (AUGUST 2023) 100% or over for 4 consecutive months Source: Multiple Listing Service 85% do do titi titi titi titi ti� ti� tior ti� ti`' tih ti° ti° ti� ti� ti� tiw ti° ti° ,yo ,yo titi titi ,yti ti� ,y'' ,y3 Townhome Single -Family Source: Multiple Listing Service Ownership Market 68 2F («g2») HOUSE SALES REGIONAL SALES TRENDS largely indicate a tightening (increased demand) of the market for many peer communities as well. Though Monticello's market was slightly slower to see increased competition and increasing offers post -recession (when tracked through sale:listing ratio), it then increased to become the second community to see the median sale cost meeting asking price, behind only Big Lake. Monticello has the highest current sale:list price ratio among its peer communities, though many have shown a consistency through the past year. Off-peak sales without a large percent decrease in sales price indicates that growth potential for the region is strong, and demand is shifting into other areas. It also likely indicates that Monticello (as the community with the largest ratio) is seeing demand that it cannot fill with the existing stock, which has spillover into other regional communities (both peer communities and others), although this is impossible to tell solely from data. 105 % 100% 95% 90% TOWNHOME PCT OF ORIGINAL PRICE IN PEER COMMUNITIES (.JULY 2020) 99% in July 2020 SINGLE-FAMILY PCT OF ORIGINAL PRICE IN PEER COMMUNITIES (JULY 2020) 100% for 4 consecutive months Source: Multiple Listing Service 85% T sac 1° 411 4' 1°� °� 1a� �� 1a� °� 1°� °� 1°� �� 1a� °� 1°� °� 1°� °� 1a� °� >a° °� 1°� °1 -Monticello -Big Lake -Buffalo -Saint Michael 2F («g2>>) 0 T 3 TA TT LT ro lkfffgo 0=0 2-11volop.11re i 104 2F («g2>>) OWNER DEMAND - LOW ESTIMATE Growth projections for the City of Monticello indicate that current household growth rates will continue - and may have the potential to increase. More commuters are looking to call Monticello home. More area residents would like more options in the housing market. This demand analysis identifies a need to increase the number of ownership units in the City - creating more opportunity for ownership that can serve residents and newcomers alike. There are two pages of demand analysis per housing tenure type (ownership and rental) - this is done to illustrate the range of potential growth that the City may undergo. In general, low estimates are based on 1.7% household growth, and high estimates are based upon 2.9% household growth. Some assumptions in each are the same - such as the need to bring vacancy back to healthy levels, and decrease the rapid speed of cost increases on housing. Other estimates differ based on current best projections. Final unit estimates are broken down by total projection of unit need from 2020 to 2028, projected unit need subtracting out permitted units (units constructed or under construction), and projected unit need subtracting out permitted units and units with land use and land division approval (anticipated units). The low estimate should be used as a baseline - a minimum threshold for unit construction, not just plats. Demand from Household Growth Within the City Household Growth from 2020 to 2028 New Household Ownership Rate Demand for New Construction Demand from Existing Resident Households Current Owner Households Current Owners Actively Looking for New Housing Increased Demand from Existing Residents Desire for New Construction 644 additional households 50% 322 ownership units 3,082 households 10.0% 308 ownership units 56% Existing Resident Demand for New Construction 173 ownership units Total Demand for New Construction Ownership Units = 495 units Preference for SF -Detached Additional Need for Vacancy Total SF -Detached Need 70% # 347 units 54 units 401 units Preference for SF -Attached Additional Need for Vacancy Total SF -Attached Need Total Ownership Unit Need = 572 units Total Need minus Permitted Units = 401 units Total Need minus Permitted Units & Approved Units = 284 units 30% # 148 units 23 units 171 units City of Monticello Housing Needs and Demand 105 2F («g2>>) OWNER DEMAND - HIGH ESTIMATE This high estimate should be used as a goal - a measure of units that could be constructed in the market to provide additional housing choice - in location, type, and price point for buyers at any given point in time. Community feedback through this process indicated the desire that there be multiple areas under different stages of development at the same time, so that buyers who want to move to the City have areas to choose in where to call home. This estimate would likely require multiple active subdivisions in order to have the demand met and fully constructed by 2028. Development interest and demand drive the housing market. Due to lending requirements and market analyses needed for large-scale developer investment, if there is developer interest, there is also likely demand. Demand from Household Growth Within the City Household Growth from 2020 to 2028 1,159 additional households New Household Ownership Rate 50% Demand for New Construction 579 ownership units Demand from Existing Resident Households Current Owner Households 3,082 households Current Owners Actively Looking for New Housing 10.0% Increased Demand from Existing Residents 308 ownership units Desire for New Construction 56% Existing Resident Demand for New Construction 173 ownership units Total Demand for New Construction Ownership Units = 752 units Preference for SF -Detached 70% Preference for SF -Attached 30% # 526 units # 226 units Additional Need for Vacancy 54 units Additional Need for Vacancy 23 units Total SF -Detached Need 580 units Total SF -Attached Need 249 units Total Ownership Unit Need = 829 units Total Need minus Permitted Units = 658 units Total Need minus Permitted Units & Approved Units = 541 units Unit Demand & Recommendations 106 2F (<<62>>) OWNERSHIP FINDINGS GENERAL CONDITIONS IMPACTING THE HOUSING MARKET: • Average household size has remained stable (p• 8) • Families and home -office preferences sustaining need for larger units (p. 8) • Aging households are the fastest increasing demographic since 2010 (p. 9) • Aging households will be a significant portion of households through 2050 (p. 12) • Monticello residents have lower average incomes compared to peer communities (p. 13) • Monticello residents have lower degrees of educational attainment compared to the County (p. 14) • Common occupation groups in the City indicate a need for affordable housing, especially for entry-level positions (p. 16) • Large shares of residents (48% as of 2020) commute into metro counties daily for work. Forty-eight percent of community survey respondents indicated Twin Cities or a suburb as place of employment (p. 18) • Housing unit production has not kept pace with new households moving to the County, decreasing vacancy and increasing cost (p. 19) • Rising costs and interest rates have made the development process more difficult (p. 97) • Vacancy rates continue to be low in the City and region, despite strong unit production (p. 104) WHAT RESIDENTS WANT: • Increase in zero -entry, patio, and rambler style homes • Detached, accessory, missing middle, and townhome units • Affordable starter -home development in proximity to amenities • Areas with different development options to build in MAJOR OWNERSHIP MARKET FINDINGS: • Ownership units have made up 25.3% of planned or constructed developments since 2020, well below historic building trends (p. 6) • Though the majority of ownership housing is single-family detached, there are also many attached ownership units (p. 51) • Owners make up a smaller portion of the overall housing market than in most regional communities (p. 53). Now at 70% of housing market as of 2021. • Though affordable homes exist in the market, residents still identified the largest negative aspect of the market as lack of affordability, with more than half of survey respondents indicating that affordable housing is becoming harder to find (p. 58) • There are generally more affordable ownership opportunities in the city core, though attached ownership units are affordable in many areas (p. 60) • Many households are remaining in their housing longer than the 7-year national average (p. 61) • Since 2014, home costs have drastically outpaced income growth with single-family home value reducing affordability and access for potential homebuyers (p. 62) • The median single-family home value is now greater than the median income affordability limit (p. 62) • The median home cost has more than doubled since 2010 (p. 62) • Among its peers, Monticello has the lowest - cost entry point for a median starter home (p. 64) • The median starter home in the City is no longer affordable to households earning 80% AMI (p. 64) • Monticello has the current highest Sales:List price ratio among peer communities (p. 68) • There is demand for ownership townhomes (p. 70) City of Monticello Housing Needs and Demand 2F (<<62>>) 2024 HOUSING WORKSHOP I SUMMARY & PRIORITIES JOINT CITY COUNCIL, PLANNING COMMISSION, EDA MONDAY, JUNE 24, 2024 Workshop Goal: Confirm, clarify and consider community housing goals, policies and strategies based on identified priorities of the City. Attendees City Council: Mayor Lloyd Hilgart, Charlotte Gabler, Tracy Hinz, Lee Martie, Sam Murdoff Planning Commission: Chair Paul Konsor, Teri Lehner, Andrew Tapper, Rob Stark Economic Development Authority: President Steve Johnson, Rick Barger, Hali Sittig, 011ie Koropchak White * Items in bolded light blue text are comments receiving the most emphasis from attendees and are highest priority next steps. 1. Review key takeaway(s) from 2023 Housing Needs & Market Demand Report and the 2040 Plan • Income levels are directly related to housing choice. • Monticello renters are more cost burdened than Monticello's current homeowners. • The community's growth rate matches what was projected in its 2040 Plan goals. This growth rate is not as a result of direct policy action, but rather a continuation of trends that the community sought to continue with the 2040 Plan's Preferred Growth Scenario. The growth in recent years has been primarily in multi -family residential. • Monticello's largest population oracket is in the 50-64 age range; this demographic and their housing needs has a significant impact on Monticello's housing supply. o The Housing Needs and Market Demand Report indicates a significant gap in senior housing supply. o Lack of affordable housing options for this group to scale down/back is causing them to stay in their larger homes longer. This means less supply of "naturally occurring affordable housing" for first-time buyers and general supply of housing available in the market. o More options for senior living are needed, particularly for ownership. 2F (<<62>>) • Like the rest of the country and state, outside factors are influencing housing attainability and affordability. • There is a need for housing for those who are at the lowest end of the Average Median Income spectrum in the community. 2. Determine housing priorities based on 2040 Plan and Housing Needs & Market Demand Report • The community needs to attract moderate income residents. • Housing for those that want to grow in the community and "move -up" is needed. • Focus on jobs and quality of WE o Housing is "where jobs sleep"; focus on living wage job creation. o Continue to invest in amenities that make Monticello an attractive place to live. • The community should continue to work toward a variety of housing options. o Lifestyle will be a driving factor in the housing choices people make. o Recognize that housing needs and desires are changing in terms of how people want to spend their time and money. • In the near term, the community should focus less on multi -family. • The community should focus on meeting the Housing Needs and Market Demand goals for single-family housing. o Be open to a variety of housing types, but the variety should respond to other demonstrated needs and goals for the community, including need for move -up housing options, and definable neighborhood character and amenities. • Monticello should continue to seek growth in all land use types — commercial, industrial and residential; Monticello is not and should not be a "bedroom community". • Quality housing that adds to the strength of neighborhoods and ages well is important. • The greatest senior housing need is for owner -occupied options. Creating this opportunity will yield other benefits for owner -occupied housing in the community. 2F (<<62>>) 3. Next Steps & Policy Development • Housing o Focus efforts on meeting single-family housing demand as identified in the 2023 Housing Needs & Market Demand report. ■ Prepare 2040 Comprehensive Plan Complete Neighborhoods Strategies that: • Prioritize single-family housing development to meet demand as identified in the 2023 Housing Needs and Market Demand Study. • Prioritize residential neighborhood development with a variety of lot and home styles, specifically including those with move -up housing options which provide for larger home sizes, larger lots, and/or enhanced amenities. • Evaluate new high density multi -family housing proposals within the context of the most current Housing Needs and Market Demand report and on how the proposal meets other stated community goals, such as those for senior housing or development of The Pointes at Cedar. ■ Annually review single-family land use guidance in relationship to the 2040 Land Use Map and progress in meeting housing goals with the Planning Commission. ■ When working with current housing development prospects, ask the question "Monticello is too far from what?" in order to determine further strategies to overcome the single-family housing barrier. o Prioritize market outreach to senior housing developers; particularly owner - occupied developers. ■ Identify priority locations for owner -occupied senior housing ■ Develop and promote a specific set of resources for developers including TIF and other affordable housing incentives. o Evaluate reinvestment programs like the Transformation Home Loan program for existing core -City housing stock. o Budget for updates to the Housing Needs and Demand Report at three to five- year intervals, with evaluation of growth rates to the 2040 Plan's Preferred Growth Scenario. 2F («g2>>) • Other o Focus economic development incentives on projects that spur living wage employment to meet housing goals. ■ Review EDA Business Subsidy Policy and amend as needed to strengthen living wage job goals. o Continue to pursue 2040 Goals/Policies/Strategies focused on building, enhancing and maintaining community amenities and character. 2F (<<62>>) Hunter Crossing Petition The purpose of this petition is to request that the proposed single-family residential development, Weadowbrook", not be connected to the existing Hunters Crossing neighborhood via through streets. The developer's, (JBP Land, LLC), also known as JP Brooks, proposal shows the new development connecting to Hunters Crossing by extending 87th St NE, which would make that a through street from Edmondson to Fallon Ave. The original plans, which were received by the City of Monticello January 13, 2004 were to have this street connection, however those plans are now 20+ years old. Reasons for this petition* • Hunters Crossing has not been connected to any other neighborhood since the first home was built. The families in the neighborhood know each other and have created a community where we watch out for each other and each other's children. The limited access to the neighborhood allows this to continue and keeps our children safer. • Safety related to increased traffic, connecting the road would now give a through street from Fallon Ave NE to Edmonson Ave NE. I and other homeowners have noticed incidents where cars have driven down 87`h Ave NE going west at a higher rate of speed (perhaps thinking they could cut through, making it difficult to turn left onto Eisele Ave NE). As parents, the increased traffic and speeds are of particular concern given the amount of small children in our neighborhood. • Currently 87th St NE ends in a cul-de-sac which has hills that provide a close, safe place for the children in our neighborhood to go sledding in the winter. • The Hunters Crossing park would be used by both neighborhoods, however, the park is small and the equipment is barely sufficient for the current number of children residing in Hunters Crossing. By not connecting the two neighborhoods the space where 87th St NE would be in the new development could be used to build a park for that neighborhood. • The neighborhoods could be connected by a walking path rather than a street, which would provide additional safety and allow access & community (via foot/bicycle traffic) between the two neighborhoods. Signing this petition signifies your support to NOT connect 87'h Street NE to the new planned neighborhood between Edmonson and Hunters Crossing. 2F (<<62>>) F � 1 �-,e-Alr,( pf • ^ 1W /.1' O 1(GA lavn`?rowr,1'nd Iledl ALL N� J�, 0 -, S�"*/ v: lql� �o �i �-.t�e I ecove �At' quc ol, ��7q riS but �� 11►111 ;: � � i (�� I 1 � � . 1 � sir �� C 1 � . ! �. ���/ ,_. �,� 2F (<<62>>) 5 Ll ��' `�� �'i � i 1MS�vl �� ,'i id� •, JL 'r)66.7 ......... f 'Al ,a9 jj Lf'lSb S1 -"4, IT" -1 Tt< J4, �4z VA I 15S-q,:5- rArrLwILL Lxj, 9 �, to 'y I,— " ,- //"// LA) 87W5 kv, ,I, 11.Z A 2F («62>>) _ / 11L 7T La 11461-►1 �G b-o lu C/ J r S, �': I/ �/%/� .fir •mac Che-ks -e,k =) Y1-) (-) r e- �wr,h Tin 5r'h 4'4' I lG'i1fi<<>ll�i ��ti� ���� p7 5 Aft' M/f S 5.5'4-• �7'�y �r rVC jM t q4-t c t, a; N -/ i 3/ " ' L' /711nf•< e//c- y95's 1&-7+1) St- rUF-7 Evt A�^ � . k ro ff-tA�- ►'Ylc /n L;Vy 7Gif &ZCar /n n/ Fln(p0 fa i r h i 1 I L� �- MD7dIcellom� s� � s� � tea, < �: , �� u�► City Council Agenda: 2/24/2025 2G. Consideration of authorizing the purchase of right-of-wav for the Golf Course Road Trail Proiect Prepared by: Meeting Date: ® Consent Agenda Item Public Works Director/City Engineer 2/24/2025 ❑ Regular Agenda Item Reviewed by: Approved by: Finance Director City Administrator ACTION REQUESTED Motion to authorize the purchase of permanent and temporary easements from the following parcels: 155500101200, 155030001011, 155500101203, 1550300010201 155030001010, and 155053001010 for the appraised amounts for a total of $73,100. PREVIOUS COUNCIL ACTION December 12, 2022: Adopted Resolution 2022-136 authorizing submission of Transportation Alternatives (TA) grant application and Resolution 2022-137 authorizing maintenance of constructed improvements. November 27, 2023: Approved a contract with Stonebrooke Engineering, Inc. for CSAH 39 Trail Improvements in the amount of $285,200. January 27, 2025: Approved continuing with good -faith acquisitions of right-of-way for the Golf Course Road Trail Project. REFERENCE AND BACKGROUND The City of Monticello has been seeking grant funds to construct high -priority improvements identified in the 2019 Safe Routes to School (SRTS) Plan. Monticello was awarded $800,000 through a Transportation Alternatives (TA) grant to construct a pathway section along Golf Course Road/CSAH 39 between Elm Street and Chelsea Road. The scope of the project was later reduced to the section between Elm Street and 7t" Street due to required bridge improvements if the pathway crosses 1-94. MnDOT approved the change in scope and allowed Monticello to maintain the full funding level split between Fiscal Year (FY) 2025 ($558,488) and FY 2026 ($241,512). Also impacting the scope of this project was an update to Wright County's Transportation Plan which now shows this section of Golf Course Road/CSAH 39 being converted into a 3-lane section with a center two-way left turn lane. The turn lane will allow safer access to the commercial and residential driveways located along the roadway corridor. However, the City Council Agenda: 2/24/2025 addition of the two-way left turn lane resulted in the need to acquire additional right-of-way to accommodate the pathway. Appraisals were completed for temporary and permanent easement acquisitions for six parcels from five property owners. The full appraisals resulted in adjusted acquisition amounts ranging from $2,300 to $25,900 for a total acquisition cost of $73,100 for the six parcels. To maintain the federal funding for the project the right-of-way needs to be acquired by June 1. A tentative agreement was reached with one of the five property owners to date. Staff and the City's consultants continue to work on reaching agreements on the remaining parcels. The acquisition amounts indicated in the appraisals are as follows: • PID 155500101203 - $21,400 • PID 155500101200 and 155030001011- $25,900 • PID 155030001010 - $5,100 • PID 155030001020 - $2,300 • PID 155053001010 - $18,400 The anticipated project schedule is to complete the construction in 2025 in coordination with Wright County's planned pavement preservation project. If the City is unable to purchase right- of-way from all five parcels and can't complete the project by the June 1 deadline, any acquired right-of-way can be utilized for a future improvement project. Budget Impact: The 2025 Budget includes $1,600,000 for the project. The 95% construction cost estimate, not including engineering, design, and easements, is $1,750,000 with Wright County's portion of the project being approximately $650,000 and $800,000 funded from federal PROTECT grant funds. II. Staff Workload Impact: Staff continue to take an active role in right-of-way acquisition. III. Comprehensive Plan Impact: The 2040 Comprehensive Plan highlights the importance of the pathway and trail system with a goal to have a complete and connected system of pathways, trails and sidewalks. This pathway will provide a connection to the downtown pathway system along Elm Street to 71" Street and will also complete the first phase of a pathway connection to the Bertram Chain of Lakes Regional Park. STAFF RECOMMENDED ACTION Staff recommend authorizing the purchase of temporary and permanent easements at the appraised amounts. This will facilitate efficient completion of property transactions rather than requiring separate council consideration for each potential transaction. SUPPORTING DATA • None City Council Agenda: 2/24/2025 2H. Consideration of approval of a contract with TreeStory Inc. for tree removal in the amount of $29.850 Prepared by: Meeting Date: ® Consent Agenda Item Public Works Director/ City Engineer 2/24/2025 ❑ Regular Agenda Item Reviewed by: Approved by: Finance Director City Administrator ACTION REQUESTED Motion to approve a contract with TreeStory Inc. for tree removal in the amount of $29,850. PREVIOUS COUNCIL ACTION January 14, 2019: Authorized the payment of $167,000 to Wright County for the discharge of stormwater from the Carlisle Village development per the agreement with Wright County and rescinded the transfer of a portion of County Ditch 33 to the City. July 26, 2021: Authorized the completion of a feasibility study for improvements on County Ditch 33 for a total amount of $25,970. August 8, 2022: Approved the purchase of an easement for $18,000 for construction of a new stormwater outlet from CSAH 39 to the Mississippi River. April 10, 2023: Approved accepting a water quality grant in the amount of $970,625 with Wright County for improvements to Ditch 33. June 12, 2023: Approved the purchase of a permanent easement for the improvements to County Ditch 33 for a total amount of $63,000. November 27, 2023: Approved a contract with WSB for engineering services for the Ditch 33 Improvements project in the amount of $196,534. March 5, 2024: Approved a contract amendment with WSB for engineering services for the Ditch 33 Improvements project in the amount of $35,500. REFERENCE AND BACKGROUND Wright County Ditch (CD) 33 is a public drainage system, and Wright County serves as the Drainage Authority. The administration of CD 33 is subject to Minnesota Statute Chapter 103E. Eastern portions of the City currently direct runoff to CD 33 as well as areas located within the City Council Agenda: 2/24/2025 orderly annexation area. The ditch was established in 1917, and many sections of the ditch are in disrepair. The City has been working with Wright County to determine potential solutions to alleviate flooding caused by the failing ditch system while ensuring adequate capacity for future development. Rather than having parallel systems for Ditch 33 and a future stormwater system with an outlet into the Mississippi River, the City and County are partnering on a single Mississippi River stormwater outfall. The City acquired the necessary easements, and the proposed a new outlet to the river would be located just east of the Tyler East subdivision. The City received $575,000 in federal funding through the Promoting Resilient Operations for Transformative, Efficient, and Cost -Saving Transportation (PROTECT) program. It also received funding in the amount of $970,625 from Wright County through their Water Quality grant program. Finally, Wright County received $400,000 from the Minnesota Pollution Control Agency, resulting in a total of $1,945,625 of grant funds for this project. An environmental review was required due to the inclusion of federal funding. The review results include a condition to remove trees before March 31. This prevents nesting of Northern Long -Eared Bats, a federally listed endangered species. To meet this timeline, a separate bid package for tree removals was prepared. Three quotes were received ranging in cost from $29,850 to $65,480. TreeStory Inc. offered the lowest bid at $29,850. City and County staff are coordinating with property owners, and tree removal is expected to be completed by mid -March. Final plans for the remainder of the project are being developed with an anticipated bid opening in June 2025 and construction completed in fall of 2025. I. Budget Impact: The 2025 project budget is $1,600,000, however updated estimates are expected as design work continues. The total project cost, including engineering and easement acquisition, is estimated at $2,000,000, which will be offset by $1,945,625 in grant funding as noted above. II. Staff Workload Impact: City and County staff are collaborating on the completion of the project. III. Comprehensive Plan Impact: N/A STAFF RECOMMENDED ACTION City staff recommends approving the contract to remove the trees within the required timeline to ensure the remainer of the Ditch 33 project can be completed this year. SUPPORTING DATA • Quote Summary QUOTE TABULATION SUMMARY PROJECT: Ditch 33 Clearing OWNER: City of Monticello WSB PROJECT NO.: 024142-000 Quotes Received: Friday, February 14, 2025, at 10:00 am Contractor Grand Total Bid 1 treeStory Inc $29,850.00 2 Vada Contracting, LLC $50,344.80 3 Ashwill Companies $65,480.00 Engineer's Opinion of Cost $115,000.00 I hereby certify that this is a true and correct tabulatioprof the quotes as received on February 14, 2025. _Denotes corrected figure Earth Evans, PE K:1024142-OOOI4dminlConstruction AdminlQuoting1024142-000 Quote Summary 021825.xlsx City Council Agenda: 2/24/2025 4A. Consideration of adopting Resolution 2025-16 amending the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, "Land Use, Growth and Orderly Annexation" amending the Light Industrial Park, Emplovment Campus designations and anv other related sections of text necessary to define various tvpes of technologv industry land uses within the City, identify considerations for their appropriate locations, and maintain consistencv with other Citv land use goals and policies. Applicant: Citv of Monticello Prepared by: Meeting Date: ❑ Consent Agenda Item Grittman Consulting, Stephen Grittman, 2/24/2025 ® Regular Agenda Item City Planner Reviewed by: Approved by: Community Development Director, City City Administrator Administrator, Community & Economic Development Coordinator, Economic Development Manager ACTION REQUESTED Planning Commission unanimously recommends approval of the amendment as proposed. A supermajority vote (4 of 5) is required to approve the amendment. Motion to adopt Resolution 2025-16 approving an amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, "Land Use, Growth and Orderly Annexation" amending the Light Industrial Park, Employment Campus designations and related sections of text necessary to define various types of technology industry land uses within the City, identify considerations for their appropriate locations, and maintain consistency with other City land use goals and policies, based on findings in said resolution. REFERENCE AND BACKGROUND Property: Legal Description: City of Monticello PIDs #: City of Monticello Planning Case Number: 2025-04 Request(s): Consideration of a request for an Amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan) Deadline for Decision: March 15, 2025 (60-day deadline) May 14, 2025 (120-day deadline) City Council Agenda: 2/24/2025 Land Use Designation: Zoning Designation: Overlays/Environmental Regulations Applicable: Current Site Uses: Surrounding Land Uses: Project Description: ANALYSIS: Data Center Land Uses Light Industrial Park, Employment Campus N/A N/A N/A N/A Consideration of amendments to the Monticello 2040 Vision + Plan related to the addition and regulation of data centers as an allowable land use within the city. Over the past several months, Monticello has received several inquiries regarding potential data center development. While reviewing this development sector and gathering information on the nature and impacts of this land use, it has become apparent that the City's current land use documents do not adequately address the use or expectations for this type of development. Data Centers are commonly described as concentrations of computer servers that store data and software applications. A data center facility consists generally of multiple computer servers, cooling systems, infrastructure such as electricity systems and structures, back-up power generation, and related functions and equipment. There are several types, including proprietary "enterprise" centers that are specific to a single business enterprise, "co -located" centers that serve a variety of businesses that rent or sell data space, and "cloud" or "hyperscale" centers that manage data for large tech users such as Amazon, Google, Microsoft, Meta, and similar corporations. Additional information and citations on the characteristics of data centers are included within this report as supporting data. The consideration for allowing data centers within Monticello is considered to have two distinct components — one public and one private. The primary role addressed by this report is the public role. The City has the authority to manage land use through its Comprehensive Plan and its Zoning and Subdivision Ordinances, and the administration thereof. The purpose of this report is to give the City the opportunity to set its land use goals and priorities for data center development independently of any private application to amend its land use documents. While private development applications related to data centers may be proposed concurrent with or after this City process, those applications are distinguished as being request(s) for land use guidance of specific parcels of land. City Council Agenda: 2/24/2025 The City's first consideration is the introduction of data centers as a specific land use within the community. Any new use to be added to the inventory of a city's land use regulations must be able to advance the City's land use goals and objectives. Generally, a city has no obligation to accommodate any particular land use. There are some limited exceptions related to Constitutional principles of free speech, press, assembly, religion, and others. Data centers do not fall into any of these protected classes. Therefore, the threshold step for the City and the subject of this report and hearing, is whether to amend the text of the Monticello 2040 Vision + Plan (Comprehensive Plan) to accommodate data centers as an allowable use within its land use designations. A map amendment is not proposed as part of this report. Clear accommodation for the use in the 2040 Plan would be necessary to any further consideration of data centers within Monticello. Comprehensive Plan Purpose The Monticello 2040 Vision + Plan is the City's adopted comprehensive plan. The Monticello 2040 Vision + Plan defines the community's goals for growth and land use development for the next 20 years. It is the foundational document on which decisions regarding land use and development are made for the community. The following is an excerpt from the Monticello 2040 Plan: 'A Comprehensive Plan is about planning for Monticello's future. It reflects the community's shared concerns and aspirations, anticipates future growth and development and supports a thriving, healthy city. It provides Monticello a means for balancing social, economic and environmental benefits with the costs associated with development. Moving forward, Monticello will seek to refine and firmly establish its identity while capitalizing on its strategic location in the region along Interstate 94 and the Mississippi River, and between the greater Minneapolis and St. Cloud metropolitan areas. As the City's blueprint for growth and guide to decision making, the comprehensive plan is the foundation upon which development and land use decisions are based. Development related ordinances and regulations, such as the Zoning Ordinance and Capital Improvement Program, must be consistent with and implement the goals of the Comprehensive Plan. The Comprehensive Plan is the official adopted policy regarding the long-term physical development and conservation of the natural environment in the City of Monticello." It is important to note that cities have the ability and authority to comprehensively plan and guide land use beyond municipal borders. The extension of land use guidance into growth areas allows cities to think proactively about orderly and efficient patterns of development, as well as City Council Agenda: 2/24/2025 the extension of utilities, funding and other community resources necessary to support that growth. The Monticello 2040 Plan guides growth to the extent of the Monticello Orderly Annexation Area (MOAA). The MOAA is the area eligible for annexation under the City's current agreement with Monticello Township. Monticello 2040 Vision + Plan (Comprehensive Plan) Goals & Obiectives The Monticello 2040 Vision + Plan details the community's goals for growth and development, including land use, economic development, mobility, open space and community facilities. When considering the introduction of a new land use, the use should be evaluated against the 2040 Plan goals. Among the Plan goals related to data center consideration are the following: • Monticello as a strong and growing regional employment center including a variety of economic sectors established as the preferred location for manufacturing, technology, research, and development, and home to a diverse mix of businesses and industries. • A successful business attraction and retention program that attracts new businesses and retains existing businesses. • A stable and expanding tax base that diversifies the city's economy and creates sustainable employment to offset the eventual closure of the Xcel Energy Monticello Nuclear Generating Plant. These goals reflect support for development which spurs employment and a stable and expanding economy based on a diverse mix of businesses. In analysis of these goals relative to data centers, the tax base potential and industry diversification are significant considerations. The building -to -land ratio of data center uses, based on recent concept layouts provided to staff and supported by other sources, show approximately 25,000 square feet of building footprint per acre, a nearly 60% land utilization. This is a very high ratio compared to other industrial uses and even commercial uses. By way of comparison, the developed portion of the City's Otter Creek industrial campus area, with a mix of manufacturing, warehousing, and office uses (such as Karlsburger Foods, Suburban Manufacturing, Dahlheimer Distribution), has a building -to -land ratio of approximately 20%. Even with intense development, industrial areas are unlikely to exceed 30% ratios. This intensity of development is balanced against the City's goals for land availability. Data centers have the potential to consume hundreds of acres of land, with needs for municipal infrastructure, including water and sewer services. However, the extension of municipal utilities necessary for the facilities can also further additional industrial (and other land use) availability. City Council Agenda: 2/24/2025 As part of planning in the interest of the 2040 tax base and employment goals, it will be important to monitor and reserve industrial land supply within the city and the Monticello Orderly Annexation Area (MOAA). When considering employment goals, industry estimates place permanent employment for data centers at about 10% per acre of a comparably sized manufacturing facility. However, these estimates do not include the large number of initial employment jobs created during construction of the facility and the ongoing employment expected for facility upgrades, which are common to these types of computing facilities. The City can also achieve its employment goals through the further designation of industrial land — both in terms of providing adequate supply and appropriate use classification. Comprehensive Land Use Designation Review In addition to ensuring consistency with the City's overall growth goals, part of the Comprehensive Plan amendment consideration is how the data center use fits within the land use designations for the community. The 2040 Plan separates land uses within broad categories reflective of the activity and impacts that may occur. These include Residential, Commercial, Industrial, and Open Space designations. In considering the text amendment to allow data centers, the City will also need to evaluate which land use designation is most appropriate to the use and its characteristics. Considering the general function and operation of data center facilities as large computing warehouses, and that there is no direct customer interaction, data centers would most appropriately be considered an industrial use within Monticello's existing land use framework. The classification as industrial is consistent with other non-commercial warehousing and processing -type uses. The Monticello 2040 Vision + Plan describes three general categories of industrial land use. • Employment Campus (EC): Described as applying "to areas of Monticello where a high concentration of jobs is desired" While the Employment Campus designation includes reference to "Computer Technology" land uses, this reference is intended and commonly read as technology jobs considering the employment goals of this land use category. Strengthening the employment focus of the Employment Campus designation within the 2040 Plan would lend additional clarity and support to this 2040 Plan goal. The Employment Campus designation generally points to zoning districts including Industrial -Business Campus (IBC). • Light Industrial Park (LIP): Described as accommodating a broad range of industrial businesses focused on activities that are primarily indoor, and with City Council Agenda: 2/24/2025 very limited impacts. These impacts may include traffic generated by employees and trucking activity in support of business shipping operations. LIP's corresponding zoning districts include both IBC (Industrial Business Campus,) and 1-1 (Light Industrial) zoning districts. The Light Industrial Park land use category bridges the Employment Campus and General Industrial descriptions. • General Industrial (GI): Described as accommodating uses which are reliant on industrial service and outdoor storage and/or conduct "heavy" industrial operations. The plan suggests that the potential for significant off -site impacts on residential or commercial development may mark a particular industrial enterprise for this category. They may also generate other impacts which require mitigation for impact off -site, such as traffic impacts. The plan suggests that General Industrial uses will most commonly be regulated through the application of the 1-2 (Heavy Industrial) zoning district. The general categories work together to support multi -faceted industrial development that can achieve overall land use goals in distinct yet complementary ways. To maintain the strength of these designations, staff analyzed the characteristics of data center development and how to best classify it within the Monticello 2040 Plan. Based on this analysis, the least consistent of the three would be the Employment Campus designation. This land use category is intended to ensure industrial development facilitates living -wage employment that is vital to achieving additional Comprehensive Plan goals for long- term city strength and stability. This designation emphasizes the creation of an employment - dense area that data centers cannot provide. The jobs created during construction and subsequent facility upgrades are temporary, and the permanent employment expected to be created is lower than the City's objectives for Employment Campus. While data centers are not particularly well -suited for this category, the designation currently includes "computer technology" uses. The reference exists in a series of examples dominated by office and research -oriented businesses. When read in this context, the intent is use or development of computer technology rather than storage as exemplified by a data center. Attention to this distinction and clarification of the language would further define the City's intent for technology land uses within the Employment Campus designation. Strengthening the employment focus of the Employment Campus designation within the 2040 Plan would also lend additional clarity to this important 2040 Plan goal. The General Industrial category accommodates some creation of noise and outdoor storage, which can be an aspect of data center development. However, it also anticipates manufacturing and trucking activities which are not typical of data center use. While data centers could be City Council Agenda: 2/24/2025 considered for the General Industrial category, the designation in application would open these development areas to several industrial use impacts that are unlikely to be compatible with other, less intense or "lighter" urban uses. In recent years, the City has taken care to locate heavy industrial land use designations in locations that are remote from other, more sensitive land uses, including residential and commercial areas. Where such heavy industrial uses have abutted other land use categories, such as residential or commercial in the past, incompatibility commonly creates issues years later. Accommodating data center development — which can consume hundreds of acres of land — under a heavy industrial categorization would likely be problematic for other land use planning around the designated area. In addition, while data centers may locate generator, cooling or water supply systems outside their primary building, these accessory uses are not substantively similar to heavy industrial outdoor storage. Rather, they are more closely aligned with the City's view of the systems necessary and appurtenant to the principal use. Finally, data centers, given their low employment and lack of customer interaction, do not create traffic or vehicle impacts common to heavy industrial uses. Given the relative inconsistency with either the Employment Campus or General Industrial land use designations, the next consideration would be an evaluation of data centers as a type of Light Industrial Park use. Light industrial uses are typically confined to businesses that contain their manufacturing or other operations indoors, and which produce limited outdoor impacts (such as odors, noise, lights, or similar impacts). Light industrial land uses may include truck operations or high employment, but these are not the focus or highest impact considerations for these uses. Warehousing (distinct from truck distribution centers) would be considered a common light industrial use, along with processing and production manufacturers without the noted outdoor impacts or storage. From this perspective, Light Industrial Park appears to be the closest land use match to data center uses. There are potential issues with a Light Industrial Park designation for data center uses. As noted above, data centers have the potential to create intermittent noise from sources which need to be understood and managed. These sources may include back-up power generation and placement of certain operational elements such as cooling or power generation systems in outdoor locations. It would be critical to control for these impacts within the City's planning documents and regulatory framework to establish compatibility with surrounding or nearby future land uses. Land Use Goals & Land Use Designation Summary Based on available information, data center land uses have a significant positive impact in the achievement of City goals for industrial development relating to tax base generation and tax base diversification. City Council Agenda: 2/24/2025 While data centers do not create extensive employment opportunities, they provide employment both within the facility and in secondary employment opportunities, and the potential for additional technology sector development. Provided the City has and retains other avenues and land areas to meet its other industrial goals and objectives, amendments to the Comprehensive Plan to allow data centers can be supported. Inherent in this support is the regulatory approach discussed later in this report. Comprehensive planning is supported by zoning and other ordinances which serve to further implement the Plan's objectives. Comprehensive Plan Text Amendment Components Should the City proceed with an amendment to establish data centers as an allowable land use, staff suggests the text of the Monticello 2040 Plan be amended as follows: 1. Both the Employment Campus land use designation and the Light Industrial Park land use designation are amended to clarify the existing "computer technology" language. a. Employment Campus language incorporates technology development and research and specifically excludes passive uses of technology as principal land use activities, such as data center storage or base computer/computing usage. The Employment Campus land use designation is amended to emphasize development which provides substantial employment density at living wages. b. Light Industrial Park language will continue to include technology development and research but will include passive uses of technology as principal land use activities, such as data center storage or data computing usage. 2. To address the specialized impacts that data center land uses may present, staff also recommend that additional language is written into the Light Industrial Park designation. The amendment states that Data Centers (defined as passive uses of technology as principal land uses for computer storage and usage/processing) are acceptable land uses when the following conditions are found to exist: a. The City's 2040 Plan recognizes data centers as a singularly unique land use due to size and scope. b. Data center use locations will not create conflict with other land uses, especially residential land uses, through off site impacts including unusual amounts of noise, lights, odors, or other similar aspects. Data center users will demonstrate site conditions that meet this condition and are consistent with other light industrial development. c. Where data center development creates shortages in land supply, utility services, electric generation service to the broader area, or any other impacts on the City City Council Agenda: 2/24/2025 of Monticello or its neighboring communities, and which are not specifically mitigated by the data center developer and its associated partners, the City is under no obligation to accommodate the use within any land use district or location, or through any land use process. d. Data center uses shall demonstrate convincingly that its burden on municipal services, infrastructure, or fiscal condition is completely mitigated by the data center project and its developers, and such mitigation is sustainable by its subsequent owners, users, and other related entities. e. The data center will not inhibit future growth; it will accommodate and facilitate the extension of efficient and orderly municipal infrastructure to the edge of the development property consistent with the City's plans for growth. f. Full and clear assurances from both the data center use and the electric utility provider that data center development will not create threats of power loss to the community, nor limit the city's other growth and development interests in the future. Regulatory Approach While the 2040 Plan Light Industrial Park land use designation has aspects that may support the inclusion of data centers, there are potential compatibility and capacity issues. Data center development raises the possibility of development on hundreds of acres of land, with building coverage in the millions of square feet. Given this potential, they have generated discussion about compatibility with surrounding uses, infrastructure capacity, and industrial land area availability. The potential scope of data center development speaks to the need to not only identify a specific land use designation and clarifying text, but to also consider a land use management approach that directly addresses the unique characteristics of data centers. The following zoning framework is suggested should the City accommodate data center land uses. This framework is intended to support the policymakers as they consider the initial Comprehensive Plan amendment. It outlines the process by which a data center use could be reviewed and authorized. Zoning Ordinance Amendment While the Comprehensive Plan guides overall land use, it is the Zoning Ordinance which specifies the zoning districts for individual uses and governs the specific standards of development. Zoning amendments are a likely next step following accommodation of the use within the 2040 Plan. The 2040 Plan generally directs land guided as "Light Industrial Park" to be zoned either Light Industrial (1-1) District or Industrial Business Campus (IBC) District. City Council Agenda: 2/24/2025 Given the earlier review of data center employment generation, the most likely (and recommended) zoning designation for data centers uses is 1-1. However, there may be locations that would not be appropriate or compatible with a data center land use, despite appropriate 1-1 zoning. To proactively manage compatibility, the City could use overlay zoning to allow a more finely -tuned evaluation of the impacts and compatibility of data center land uses. Overlay districts are a layer of zoning which is "overlaid" on the base zoning. For example, residential land use may be zoned R-1, Single Family Residential, but may also be included within a Shoreland Overlay District, which sets additional requirements specific to local and state statutory requirements for proximity to public waters. In this case, a Data Center Overlay District would be established in the zoning ordinance. A data center developer/applicant would request rezoning to apply the Data Center Overlay District over a specific area of an 1-1 (Light Industrial) District. An overlay district grants the City greater leverage in determining whether the developers' burden has been met when considering a data center development proposal. The overlay district approach also removes the presumption of approval that a Conditional Use Permit alone would entail. Where both a base zoning district and overlay district are in place, the more restrictive standard of either ordinance will prevail. Although a specific location may be guided Light Industrial Park and zoned 1-1, the use of an overlay district zoning tool would allow the City to consider whether a specific location is appropriate for data center development — and what elements contribute to appropriate location. A data center overlay rezoning action would be considered for property that meets all of the requirements in the overlay district, such as the items outlined below. • Proximity to Residential Land Uses: Data Centers have the potential to create noise, usually through outdoor -located back-up power generation or cooling systems. Any other types of noise would also need to be accounted for prior to any consideration. In contrast, if such issues are controlled or mitigated, data centers generate very low volumes of traffic, and virtually no regular truck traffic, so they can be low -impact neighbors. In some examples, back-up power generation may be limited to short regular testing — similar to other users with back-up power. In this description, only in a major power -supply emergency would the generators be used for longer periods of time. The overlay district requires a study of any noise impacts and presents a thorough and adequate mitigation plan, as determined by the City. City Council Agenda: 2/24/2025 • Utility Demands: Depending on the type of data center, these facilities can be prodigious users of municipal water and can contribute significant volumes of wastewater for treatment. In some areas, new utility services or design system upgrades may need to be made to accommodate (any) land use and development, and in others, adequate supply may be available. The overlay ordinance could be written such that the study of these systems would be conducted as a condition of application. The study would be required to demonstrate to the City's satisfaction adequate capacity and design to serve these users, without creating a shortage of capacity or block for other development. • Transportation: Transportation impacts and demands will require study. Networks, including multi -modal options, may require extension, capacity, and/or design improvements. • Industrial Land Supply: As part of its overlay zoning consideration, the City will evaluate and determine whether adequate supplies of land to accommodate other light -industrial development are available within its boundary and Orderly Annexation Area if data center development consumes large areas currently guided. • Economic/Fiscal Issues: Like most land development, the data center development process is likely to entail several associated, but separate, entities — land developer, construction manager, owner, user(s). Development contracts to secure financial obligations and to bind future parties for infrastructure development would be an overlay zoning consideration. Moreover, a thorough examination of city expenses will be necessary to ensure that any financial or legal securities are addressed in full. The timing of these agreements will be an important consideration in final overlay rezoning. • Electric Power Usage: Data center development is under scrutiny due to its substantial demand for electric power, and its potential for creating stress on the local or regional electric power infrastructure and supply. Monticello's location as a nuclear power plant host, and the extensive power line infrastructure, are a significant reason for recent data center interest. Data center coordination with energy service providers and information on their permitting process will be a point of consideration. City Council Agenda: 2/24/2025 The application information for overlay district must demonstrate to the satisfaction of the City whether the electric power supply can remain consistent and robust for others in and around the community, without threat of power loss due to the development of data centers in the community. • Development Site Design Standards: As a part of the consideration of the Zoning Overlay district, it is envisioned that the City's process will incorporate full site plan review of the details of any individual project proposal - either as a part of the Zoning Overlay District itself or as a companion zoning review. This would include items such as building design, setback, buffering, etc. The specifics of that process would be more completely defined as the City considers upcoming amendments to the 1-1 District and Zoning Ordinance. In summary, if the City proceeds with the Comprehensive Plan text amendments establishing an allowance for data centers within the Light Industrial Park designation, staff recommend future Zoning Ordinance amendments as a means to manage data centers as a specific use within light industrial guided and zoned areas. Individual data center development proposals may also require subdivision consistent with City ordinance. Budget Impact: Costs for the consideration of the amendment will be covered through the 2025 Planning & Zoning budget. II. Staff Workload Impact: Development Services and Administration staff, including the City Attorney, allocated review time to this issue and report. III. Comprehensive Plan Impact: The Monticello 2040 Plan classifies industrial land uses into three designations intended to address the particular needs of different industry types. The 2040 Plan recognizes that the City may need to amend its land use tools to accommodate a "range of new and modern industrial and employment generating uses, with consideration for any specific operation characteristics associated with such uses." The proposed comprehensive plan amendment is intended to clarify the City's position on data centers as new type of technology use. In considering the proposed amendment, the City is evaluating this use against its goals for land use and economic development, including tax base, employment, and a diversified and sustainable economy. The proposed amendment language is intended to provide a structure for allowing data center uses in balance with the City's overall goals. PLANNING COMMISSION REVIEW AND RECOMMENDATION The Planning Commission reviewed the proposed ordinance and held a public hearing on the item during its regular meeting on February 4, 2025. City Council Agenda: 2/24/2025 During their review, the Commission discussed the purpose of the amendment, which is to consider language within the 2040 Plan including data centers as an allowable use within the Light Industrial Park designation. The Commission verified that the more specific site development regulations would come later as an additional review consideration for the City. The proposed amendment addresses where data centers might be allowed and the considerations for their allowance outlined within the proposed text. The Commission inquired as to the allowance within the Light Industrial Park designation rather than General Industrial. Planner Grittman explained that the General Industrial designation accommodates heavier industrial uses. The City has limited number of locations of General Industrial due to potential compatibility issues between heavier industrial uses and other surrounding land uses. Due to the potential size and scale of data center land uses, the Light Industrial Park designation exposes the City to less potential for other heavy industrial uses to occur within the guided land area. The Light Industrial Park designation accommodates not only data centers, but other light industrial uses that are more likely to be compatible with other uses, both with initial development, and should the land use change over. Other future zoning tools, such as an overlay district, would then add additional controls for development. No public was present to address the Commission on the amendment and no written comment was received. The Planning Commission noted that there was no specific development proposal being approved with the amendment, rather the comprehensive plan framework for data center uses. Following the hearing, the Commission recommended approval of the amendment unanimously. STAFF RECOMMENDED ACTION Staff believe that the inclusion of Data Centers as an allowable land use may have a positive impact on the City's land use goals overall, given their property tax generation capacity, diversification of tax base, and economic development catalyst potential. Staff believe that the nature of the use is best accommodated within the Light Industrial Park land use designation. Staff further acknowledge that data centers may have potential impacts that require mitigation and therefore recommend as a next step a zoning ordinance amendment to address the more detailed land use considerations. Should the City proceed with approval of the amendments to the Monticello 2040 Vision + Plan the following are supporting statements, which are reflected in the Findings of Fact in the accompanying Resolution: City Council Agenda: 2/24/2025 1. The Comprehensive Plan Land Use, Growth and Orderly Annexation Chapter states the following goal: "Monticello as a strong and growing regional employment center including a variety of economic sectors established as the preferred location for manufacturing, technology, research, and development, and home to a diverse mix of businesses and industries." 2. The Comprehensive Plan Economic Development Chapter states the following goal: "A successful business attraction and retention program that attracts new businesses and retains existing businesses." 3. The Comprehensive Plan Economic Development Chapter states the following goal: "A stable and expanding tax base that diversifies the city's economy and creates a sustainable employment to offset the eventual closure of the Xcel Monticello Nuclear Generating Plant." 4. The Comprehensive Plan Implementation Chapter- Employment and Industrial Designations section notes that the City expressly provides land for such uses " .. to promote a strong industrial business sector represented by increased jobs and tax revenue generated for Monticello." 5. The Growth Strategy section of the Land Use Chapter states that future growth areas will retain existing land uses "' .. until request for annexation and development under the Orderly Annexation Agreement occur, and transportation and utility improvements are installed. This includes utility studies to support cost effective and efficient infrastructure into the second and tertiary areas." 6. The Growth Strategy section of the Land Use Chapter includes this objective, which is supported by responsibly regulated data center development due to economic changes and changing tax base conditions: "Ensure the managed development of appropriate and compatible land uses which is resilient to shifts and changes in the economy, real estate market and consumer demand, and responds to a changing tax base." 7. Data centers, if regulated appropriately, can be located such that they can contribute to infrastructure development of the city. SUPPORTING DATA A. Resolution 2025-16 B. Resolution PC-2025-06 a. Exhibit A —Amendment to Monticello 2040 Vision + Plan C. Monticello 2040 Vision + Plan, Excerpts D. 2025 Monticello Official Zoning Map City Council Agenda: 2/24/2025 Resources: a. "What is a Data Center" www.cisco.comc/en/us/solutions/data-center-virtualization/what-is-a-data- center.html. Publisher, Accessed January 30, 2025 b. "About the Data Center Industry" www.datacentercoalition.orp/data-center-industry. Publisher, Accessed January 30, 2025 ON of Monticello Joint Workshop, September 23, 2024 4A (1) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA RESOLUTION NO. 2025-16 A RESOLUTION OF THE CITY OF MONTICELLO APPROVING AN AMENDMENT TO THE MONTICELLO 2040 VISION + PLAN (THE "COMPREHENSIVE PLAN") MODIFYING RELATED CHAPTERS AND SECTIONS FOR THE INCLUSION OF "DATA CENTERS" WHEREAS, the City regulates land use through its Comprehensive Plan (currently the Monticello 2040 Vision + Plan), implemented through its development regulations, including its subdivision and zoning ordinances; and WHEREAS, the City utilizes a process for considering amendments to the Comprehensive Plan from time to time, as various conditions or needs may warrant such considerations; and WHEREAS, the City finds that the best interests of the City's land use goals and objectives, and reasonable flexibility for development planning and timing, would be best served by amending the current Comprehensive Plan to accommodate "data centers" as a unique land use category, new to the Monticello planning area; and WHEREAS, with the applicable amendment, the City would establish and retain land use control over projects of this type, to ensure more effective planning, cost-efficient development, and preservation of other City goals and objectives related to industrial and economic development; and WHEREAS, the Planning Commission has reviewed the amendments modifying the applicable sections of the Comprehensive Plan and their effect on the City's land use plans and policies; and WHEREAS, the Planning Commission held a public hearing on February 4t", 2025 on the proposal and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission considered all of the comments and the staff report and has recommended approval of the proposed amendment based on findings in Resolution PC-2025-06; and WHEREAS, the City Council 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: 4A (2) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA RESOLUTION NO. 2025-16 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 City's land use goals for industrial development as identified in the Monticello 2040 Vision + Plan include an emphasis on high -wage and high -volume employment, as well as tax -base stabilization and diversification. 3. The incorporation of data center development has the potential to accomplish tax -base stability and diversity. 4. The incorporation of data center development, due to its concentration of use has the potential to create employment that includes high -wage positions, and periodically, levels of employment that can be a component of the City's economic development goals, even though total employment may be less than other industrial uses. 5. By retaining the ability to limit such uses in a controlled fashion, and only to suitable locations, the potential allowance of data center development can accommodate both the City's economic development goals and objectives, as well as its interest in quality land planning. 6. The City may consider the following factors in permitting data center development, providing assurances that such development is advancing the City's land use and economic development interests: a. Proximity to Residential Land Uses: The City will review data center development requests for compatibility with existing and future residential development areas. b. Noise and other Potential Site Impacts. The City will review and consider data center development only when concerns related to nuisance noise and/or other site impacts can be satisfactorily addressed with demonstrated data. c. Utility Demands: The City will require that the developer demonstrate adequate capacity and design to serve these users to the satisfaction of the City, without creating a shortage of capacity for other development. d. Transportation: The City will require that transportation impacts and demands are studied to ensure that road networks are maintained and advanced, and that capacity and/or design improvements are accounted for to the satisfaction of the City as a part of such development. e. The City will require that any such developer will study and detail transportation impacts and present a thorough and adequate multi -modal circulation plan, as determined by the City. 4A (3) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA RESOLUTION NO. 2025-16 f. Industrial Land Supply: The City will evaluate, and use as a consideration of approval or denial, whether adequate supplies of land to accommodate other light -industrial development are available if data center development consumes large areas currently guided. g. The City will examine, and use as a consideration of approval or denial, whether the City's current Orderly Annexation boundaries and Orderly Annexation Agreement expansion language will not negatively impact other land use and growth considerations as land is consumed by data center uses. h. Economic/Fiscal Issues: The City will require execution of development contracts including various financial tools and securities to ensure that the financial obligations of the developer will be met and bind future parties to achieve the goals of the projects under consideration. Electric Power Usage: Data center coordination with energy service providers and information on their permitting process may be a factor in local approval or denial. The information must demonstrate to the satisfaction of the City whether the electric power supply can remain consistent and robust for others in and around the community, without threat of power loss due to the development of data centers in the community. j. The City will evaluate other site -specific considerations through applicable implementation tools, including the zoning and subdivision ordinance. NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Monticello, Minnesota, that the proposed amendments to the Monticello 2040 Vision + Plan as provided in in Exhibit A to this resolution are approved, based on the findings noted herein. ADOPTED this 24t" day of February, 2025 by the City Council of the City of Monticello, Minnesota. MONTICELLO CITY COUNCIL By: Lloyd Hilgart, Mayor ATTEST: Jennifer Schreiber, City Clerk 4A (4) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA RESOLUTION NO. 2025-16 EXHIBIT A AN AMENDMENT TO THE MONTICELLO COMPREHENSIVE PLAN (2040 MONTICELLO VISION + PLAN) THE MONTICELLO COMPREHENSIVE PLAN (2040 MONTICELLO VISION + PLAN) IS HEREBY AMENDED TO INCORPORATE THE FOLLOWING UPDATES, REVISIONS, AND MODIFICATIONS TO THE SPECIFIED SECTIONS OF THE PLAN. Section 1. The land use description of the Employment Campus (EC) designation is hereby amended to include the additional language: "Computer technology" land uses are intended and commonly read as technology jobs considering the employment goals of this land use category. Computer Technology excludes the development of low -employment technology land uses, including data centers. The Employment Campus designation is intended to apply to areas of Monticello where a high concentration of jobs is desired. Section 2. The land use description of the Light Industrial Park (LIP) designation is hereby amended to include the additional language: "Computer technology" includes active technology uses dominated by office and research - oriented businesses. The Light Industrial Designation accommodates Data Center (or similar "Technology Campus") development for passive computer storage and processing only when specific elements are demonstrated. Consideration of these uses in the LIP areas shall be subject to the following review requirements, among others as determined on a case -by -case basis: a. The City's 2040 Plan recognizes data centers as a singularly unique land use due to size and scope. b. Data center use locations will not create conflict with other land uses, especially residential land uses, through off -site impacts including unusual amounts of noise, lights, odors, or other similar aspects. Data center users will demonstrate site conditions that meet this condition and are consistent with other light industrial development. 11 4A (5) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA RESOLUTION NO. 2025-16 c. Where data center development creates shortages in land supply, utility services, electric generation service to the broader area, or any other impacts on the City of Monticello or its neighboring communities, and which are not specifically mitigated by the data center developer and its associated partners, the City is under no obligation to accommodate the use within any land use district or location, or through any land use process. d. Data center uses shall demonstrate convincingly that its burden on municipal services, infrastructure, or fiscal condition is completely mitigated by the data center project and its developers, and such mitigation is sustainable by its subsequent owners, users, and other related entities. e. The data center will not inhibit future growth; it will accommodate and facilitate the extension of efficient and orderly municipal infrastructure to the edge of the development property consistent with the City's plans for growth. f. Full and clear assurances from both the data center use and the electric utility provider that data center development will not create threats of power loss to the community, nor limit the city's other growth and development interests in the future. Data Center development is considered against each of these factors, and other site- or use - specific factors that may be relevant at the time of any such proposal. The City reserves the discretion to determine that any location or project has the potential to imperil the City's infrastructure, related regional infrastructure, the City's future land use goals, the City's various economic development goals and objectives, the City's financial and fiscal obligations and projections, or any other reasonable area of City authority. No area guided LIP (or any other land use category) shall have an inherent right to Data Center development under this amendment. Section 3: The land use description of the General Industrial (GI) designation is hereby amended to include the additional language: Technology campus or data center development is not viewed as appropriate in the General Industrial designation, as such land uses anticipate infrastructure that could be under- or over - utilized used by this land use designation. on CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2025-06 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO RECOMMENDING APPROVAL OF AN AMENDMENT TO THE 2040 MONTICELLO VISION + PLAN (THE "COMPREHENSIVE PLAN") MODIFYING RELATED CHAPTERS AND SECTIONS FOR THE INCLUSION OF "DATA CENTERS" WHEREAS, the City regulates land use through its Comprehensive Plan (currently the 2040 Monticello Vision + Plan), implemented through its development regulations, including its subdivision and zoning ordinances; and WHEREAS, the City utilizes a process for considering amendments to the Comprehensive Plan from time to time, as various conditions or needs may warrant such considerations; and WHEREAS, the City finds that the best interests of the City's land use goals and objectives, and reasonable flexibility for development planning and timing, would be best served by amending the current Comprehensive Plan to accommodate "data centers" as a unique land use category, new to the Monticello planning area; and WHEREAS, with the applicable amendment, the City would establish and retain land use control over projects of this type, to ensure more effective planning, cost-efficient development, and preservation of other City goals and objectives related to industrial and economic development; and WHEREAS, the Planning Commission has reviewed the amendments modifying the applicable sections of the Comprehensive Plan and their effect on the City's land use plans and policies; and WHEREAS, the Planning Commission held a public hearing on February 41h, 2025 on the proposal 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. 4A (7) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2025-06 2. The City's land use goals for industrial development as identified in the Monticello 2040 Vision + Plan include an emphasis on high -wage and high -volume employment, as well as tax -base stabilization and diversification. 3. The incorporation of data center development has the potential to accomplish tax -base stability and diversity. 4. The incorporation of data center development, due to its concentration of use has the potential to create employment that includes high -wage positions, and periodically, levels of employment that can be a component of the City's economic development goals, even though total employment may be less than other industrial uses. 5. By retaining the ability to limit such uses in a controlled fashion, and only to suitable locations, the potential allowance of data center development can accommodate both the City's economic development goals and objectives, as well as its interest in quality land planning. 6. The City may consider the following factors in permitting data center development, providing assurances that such development is advancing the City's land use and economic development interests: Proximity to Residential Land Uses: The City will review data center development requests for compatibility with existing and future residential development areas. b. Noise and other Potential Site Impacts. The City will review and consider data center development only when concerns related to nuisance noise and/or other site impacts can be satisfactorily addressed with demonstrated data. c. Utility Demands: The City will require that the developer demonstrate adequate capacity and design to serve these users to the satisfaction of the City, without creating a shortage of capacity for other development. d. Transportation: The City will require that transportation impacts and demands are studied to ensure that road networks are maintained and advanced, and that capacity and/or design improvements are accounted for to the satisfaction of the City as a part of such development. The City will require that any such developer will study and detail transportation impacts and present a thorough and adequate multi -modal circulation plan, as determined by the City. f. Industrial Land Supply: The City will evaluate, and use as a consideration of approval or denial, whether adequate supplies of land to accommodate other 4A (8) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2025-06 light -industrial development are available if data center development consumes large areas currently guided. g. The City will examine, and use as a consideration of approval or denial, whether the City's current Orderly Annexation boundaries and Orderly Annexation Agreement expansion language will not negatively impact other land use and growth considerations as land is consumed by data center uses. h. Economic/Fiscal Issues: The City will require execution of development contracts including various financial tools and securities to ensure that the financial obligations of the developer will be met and bind future parties to achieve the goals of the projects under consideration. i. Electric Power Usage: Data center coordination with energy service providers and information on their permitting process may be a factor in local approval or denial. The information must demonstrate to the satisfaction of the City whether the electric power supply can remain consistent and robust for others in and around the community, without threat of power loss due to the development of data centers in the community. j. The City will evaluate other site -specific considerations through applicable implementation tools, including the zoning and subdivision ordinance. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission recommends to the City Council that the proposed amendments to the Monticello 2040 Vision + Plan as provided in in Exhibit A to this resolution be approved, based on the findings noted herein. ADOPTED this 4th day of February, 2025 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By:41 Andrew Tapper, Chair ME CITY OF MONTICELLO ATTEST: Angelz WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2025-06 ity Development Director 4A (10) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA faW_L1i!11►[CY4191 i1"VM11.1lei ► RESOLUTION NO. PC 2025-06 EXHIBIT A AN AMENDMENT TO THE MONTICELLO COMPREHENSIVE PLAN (2040 MONTICELLO VISION + PLAN) THE MONTICELLO COMPREHENSIVE PLAN (2040 MONTICELLO VISION + PLAN) IS HEREBY AMENDED TO INCORPORATE THE FOLLOWING UPDATES, REVISIONS, AND MODIFICATIONS TO THE SPECIFIED SECTIONS OF THE PLAN. Section 1. The land use description of the Employment Campus (EC) designation is hereby amended to include the additional language: "Computer technology" land uses are intended and commonly read as technology jobs considering the employment goals of this land use category. Computer Technology excludes the development of low -employment technology land uses, including data centers. The Employment Campus designation is intended to apply to areas of Monticello where a high concentration of jobs is desired. Section 2. The land use description of the Light Industrial Park (LIP) designation is hereby amended to include the additional language: "Computer technology" includes active technology uses dominated by office and research - oriented businesses. The Light Industrial Designation accommodates Data Center (or similar "Technology Campus") development for passive computer storage and processing only when specific elements are demonstrated. Consideration of these uses in the LIP areas shall be subject to the following review requirements, among others as determined on a case -by -case basis: a. The City's 2040 Plan recognizes data centers as a singularly unique land use due to size and scope. b. Data center use locations will not create conflict with other land uses, especially residential land uses, through off -site impacts including unusual amounts of noise, lights, odors, or other similar aspects. Data center users will demonstrate site 4A (11) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2025-06 conditions that meet this condition and are consistent with other light industrial development. c. Where data center development creates shortages in land supply, utility services, electric generation service to the broader area, or any other impacts on the City of Monticello or its neighboring communities, and which are not specifically mitigated by the data center developer and its associated partners, the City is under no obligation to accommodate the use within any land use district or location, or through any land use process. d. Data center uses shall demonstrate convincingly that its burden on municipal services, infrastructure, or fiscal condition is completely mitigated by the data center project and its developers, and such mitigation is sustainable by its subsequent owners, users, and other related entities. e. The data center will not inhibit future growth; it will accommodate and facilitate the extension of efficient and orderly municipal infrastructure to the edge of the development property consistent with the City's plans for growth. f. Full and clear assurances from both the data center use and the electric utility provider that data center development will not create threats of power loss to the community, nor limit the city's other growth and development interests in the future. Data Center development is considered against each of these factors, and other site- or use - specific factors that may be relevant at the time of any such proposal. The City reserves the discretion to determine that any location or project has the potential to imperil the City's infrastructure, related regional infrastructure, the City's future land use goals, the City's various economic development goals and objectives, the City's financial and fiscal obligations and projections, or any other reasonable area of City authority. No area guided LIP (or any other land use category) shall have an inherent right to Data Center development under this amendment. Section 3: The land use description of the General Industrial (GI) designation is hereby amended to include the additional language: Technology campus or data center development is not viewed as appropriate in the General Industrial designation, as such land uses anticipate infrastructure that could be under- or over - utilized used by this land use designation. M. Monticello))) 2040 VISION + PLAN - COMPREHENSIVE PLAN I NOVEMBER 23RD, 2020 ADOPTION CHAPTER 3: E .. GROWTH AND LYANNEXATION 47 4A (14) INTRODUCTION The Land Use, Growth and Orderly Annexation Chapter outlines the goals, policies and land use strategy that will guide future land use development and decision - making in the community as well as in the Orderly Annexation Area (MOAA). The MOAA is included in this land use plan to help plan for and ensure orderly and efficient growth, and to protect and maintain the MOAA until that growth occurs. This Chapter also serves to inform other aspects and chapters of the Comprehensive Plan, including transportation and mobility, housing, community facilities and parks and open space. Overall, the Future Land Use Plan will help define the pattern and location of development in the City for the next 20 years. Monticello desires a balanced land use pattern to ensure a stable and growing tax base that promotes economic diversity and resiliency to changes in the local, regional, state and national economy. The Future Land Use Plan describes a strategic, recommended pattern of land uses in the City and MOAA. The strategy also emphasizes the improvement and enhancement of Monticello's downtown and surrounding traditional neighborhood blocks, the repositioning of the City's commercial areas to take advantage of emerging economic opportunities, and the diversification of the tax base through ongoing economic development efforts that promote job growth and expand existing employment centers. The Future Land Use Map (FLUM) illustrates land use planning according to specific land use categories. In addition, this Chapter is an important tool for achieving Monticello's environmental sustainability and public health goals. Specific policies and strategies are included that advance an efficient land use and transportation pattern to reduce greenhouse gases and promote clean air and water, provide new mobility options, support local businesses, and is accessible and inclusive of persons of all ages, races and physical capabilities. This Chapter supports goals for economic sustainability consistent with the Economic Development Chapter. This Chapter also integrates transportation strategies recommended in the Mobility and Connectivity Chapter with an aim toward implementing a complete multi -modal transportation system. This Chapter introduces concepts that reinforce goals and strategies for other chapters of the Monticello 2040 Plan, including Parks, Pathways and Open Space and Community Character. TABLE3.1: EXISTING LAND USE ACREAGES (WITHIN CITY BOUNDARIES) Land Use Categories Residential (Single -Family, Twin and Townhomes, Multi -Family, Manufactured) Acreage 3,479 Agriculture 1,078 Vacant (Only Commercial and Industrial Designated Land) 1,112 Infrastructure (Railway, ROW, Utility) 465 Open Space (Natural Resources, Parks and Open Space) 457 Commercial 425 Industrial 194 Source: City of Monticello Geographic Information System (GIS) 2019 Existing Land Use Data Downtown Monticello Looking East on West Broadway Street 48 LAND USE, GROWTH AND ORDERLY ANNEXATION 4A (15) FUTURE LAND USE DESIGNATIONS AND MAP Achieving Monticello's planning goals and implementing its growth strategy requires an approach to City-wide land use that finds an appropriate balance between all land uses considering changing market conditions, development opportunities, and resident and stakeholder aspirations for Monticello's future. A balance between such land uses is needed to protect neighborhoods, to provide recreational opportunities, to offer community gathering places, and to ensure a stable and growing tax base that promotes economic diversity and resiliency to economic changes. The Future Land Use Designations and Map will guide future land use decision - making and can be amended when circumstances or opportunities warrant a change in planning direction in the City. However, any changes to the Future Land Use Map should also be consistent with the larger community vision established through the comprehensive planning process. The Monticello City Council can only approve changes to the Land Use Designations and FLUM through a Comprehensive Plan Amendment. In total, there are 18 distinct land use designations, including six residential designations, four commercial and mixed -use designations, three industrial designations, two parks and open space designations, one public and institutional designation, one for the Development Reserve of the MCAA, and one for the Xcel MNGP. Carlisle Village Residential Property, Source: City of Monticello The land uses designations include: • Development Reserve (DR) • Open Space and Resource Conservation (OSRC) • Parks and Recreation (PR) • Estate Residential (ER) • Low -Density Residential (LDR) • Traditional Residential (TR) • Mixed Neighborhood (MN) • Mixed -Density Residential (MDR) • Manufactured Home (MH) • Downtown Mixed -Use (DMU) • Community Commercial (CC) • Regional Commercial (RC) • Commercial and Residential Flex (CRF) • Light Industrial Park (LIP) • General Industrial (GI) • Employment Campus (EC) • Public and Institutional (P) • Xcel Monticello Nuclear Generating Plant (MNGP) 54 LAND USE, GROWTH AND ORDERLY ANNEXATION 4A (16) E= City of Monticello Boundary ......... Monticello Orderly Annexation Area (MOAA) 0 Parcels C Streets +H+ Railroad Water Bodies 0 Development Reserve (DR) Open Space and Resource Conservation (OSRC) City Parks and Recreation (PR) 0 Estate Residential (ER) Low -Density Residential (LDR) 0 Traditional Residential (TR) EXHIBIT 3.3 0 Mixed Neighborhood (MN) 0 Mixed -Density Residential (MDR) 0 Manufactured Home (MH) 0 Downtown Mixed -Use (DMU) Community Commercial (CC) Regional Commercial (RC) Commercial and Residential Flex (CRF) Employment Campus (EC) 0 Light Industrial Park (LIP) General Industrial (GI) 0 Public and Institutional (P) 0 Xcel Monticello Nuclear Generating Plant (MNGP) MONTICELLO 2040 VISION + PLAN 55 4A (17) EMPLOYMENT AND INDUSTRIAL DESIGNATIONS Monticello currently contains approximately 194 acres of land used for industrial and employment purposes. The industrial land in Monticello is generally located in the Otter Creek Business Park, along Chelsea Road between Edmonson Avenue and Fenning Avenue, and the Cargill complex in downtown. The Future Land Use Map includes approximately 1,729 acres of industrial and employment designated land to promote a strong industrial business sector represented by increased jobs and tax revenue generated for Monticello. The goals for developing workforce and tax base are found in the Economic Development Chapter of this plan. Three designations classify industrial and employment generating uses. Li4ht Industrial Park This designation encourages the broadest range of industrial related land uses, including warehousing and distribution. Three large areas of the City are designated as Light Industrial Park. This includes Otter Creek Business Park and parcels located directly to the north on Chelsea Road. Two large portions of the MOAA have also been designated as such, including portions of the Northwest Study Area and a large area just south of the city boundary on the east side of Highway 25. The planning objective for expanding the amount of industrially designated land is to increase the number and types of industrial and employment generating businesses in Monticello. General Industrial The General Industrial designation applies to areas centered along Chelsea and Dundas Roads. These areas include uses that may require automotive access for customer convenience, servicing of vehicles or equipment, loading or unloading, outdoor storage or parking of commercial service vehicles. Cargill's facility adjacent to the Downtown is also designated as General Industrial. Employment Campus An Employment Campus designation applies to areas of Monticello where a high concentration of jobs is desired. The design character of these areas includes site and building design elements that incorporate landscaping, screening, and building treatments that promote a high -quality visual environment. Open spaces and smaller commercial uses or restaurants may be intermixed to serve the employment base. Other permitted employment uses may include advanced manufacturing, research and development, technology and communications, and professional and corporate office uses. TABLE 3.4.- FUTURE LAND USE EMPLOYMENT AND INDUSTRIAL ACREAGES Light Industrial Park 757 General Industrial 220 Employment Campus 752 Source: Cargill Kitchen Solutions Inc. Source: WGI Industries MONTICELLO 2040 VISION + PLAN 61 4A (18) TABLE 3.7.- FUTURE LAND USE ACREAGES Note: This acreage includes both developed and undeveloped land within the City and MOAA. MONTICELLO 2040 VISION + PLAN 63 4A (19) Commercial and Downtown Community Regional Residential Mixed -Use Commercial Commercial Flex -& " 41#� + 4k, ! Commercial Commercial Commercial Commercial Cornerstone Cub Cafe and Foods Target NA Catering Co. Light Employment Industrial General Campus Park Industrial r Employment Industrial Industrial Ee UMC 0Z0 Suburban Cargill Kitchen Manufacturing Solutions Xcel Monticello Nuclear Public and Generating Institutional Plant Public Uses Nuclear Power 0Z6 Monticello Great River Xcel Regional Energy Library MONTICELLO 2040 VISION + PLAN 65 4A (20) EMPLOYMENT CAMPUS (EC) The Employment Campus designation is characterized by a campus -like environment on large parcels. It also provides a high level of amenities including pedestrian connections and architectural and landscape treatment that maintain high standards of visual quality in a campus like environment. Characteristics such as noise, vibration and odor do not occur or do not generate significant impacts. Hazardous materials handling and storage may also occur but must be stored indoors. This designation primarily applies to areas used for research and development, medical laboratories, advanced and light manufacturing, green and renewable technology development (not installations), computer technology, corporate headquarters and office campuses, and industrial engineering facilities. Some commercial uses such as restaurants and hotels are also allowed. Employment • Research and Development • Advanced and Light Manufacturing • Green & Renewable Technology Development • Corporate Headquarters and Offices Campuses • Industrial Engineering Facilities Commercial • Restaurant • Child Care • Corporate Hotel Recreational • Plaza • Public Space Primary Mode IRVehicular with access to collectors and arterials Transit or shuttle service Secondary Mode Pedestrian -friendly streetscape Bicycle facilities and parking • Floor Area Ratio (FAR) ��� 2018 Correlating 0* 0.50 to 0.75 Zoning District • Height - IBC Up to 6 stories Business • Lot Area - Campus District N/A 80 9« LAND USE, GROWTH AND ORDERLY ANNEXATION 4A (21) LIGHT INDUSTRIAL PARK (LIP) The Light Industrial designation accommodates a variety of light industrial uses. Uses are characterized by a higher level of amenities not required in the General Industrial designation. Characteristics such as noise, vibration and odor do not occur or do not generate significant impacts. Hazardous materials handling and storage may also occur but must be stored indoors or screened from the public right-of-way. Activities such as the handling of hazardous materials and outdoor storage are limited. This land use designation does not include the principal retail commercial uses found in the Employment Campus and a more limited range of commercial activities. Transportation impacts which occur are in direct support of the manufacturing or production use. The Light Industrial land use is distinguished from General Industrial land use by reduced potential for noise, visibility, truck activity, storage and other land use impacts. The Light Industrial Designation accommodates uses such as processing, assembly, production, and fabrication manufacturing which uses moderate amounts of partially processed materials, warehousing and distribution, research and development, medical laboratories, machine shops, computer technology, and industrial engineering facilities. Office uses also occur within these areas. This designation also accommodates limited local -serving commercial uses which may generate storage or noise impacts. Industrial • Warehousing and Distribution • Light Manufacturing • Assembly • Production & Fabrication • Research and Development • Medical Laboratories • Computer Technology Commercial • Minor Auto -Repair • Self Storage Primary Mode Vehicular with access to collectors and arterials F Transit or shuttle service Secondary Mode Shared bike/ pedestrian facilities 2018 Correlating • Floor Area Ratio ♦ Zoning District (FAR) 0.50 to 0.75 Light Industrial District • Height - Up to 4 stories IBC Industrial • Lot Area - Business Campus N/A (Amended March 2023; Resolution 2023-27) MONTICELLO 2040 VISION + PLAN 4A (22) GENERAL INDUSTRIAL (GO The General Industrial designation allows for a variety of industrial uses that may need separation from residential or commercial uses. These uses have the potential to generate off -site impacts including noise, odors, and vibration. Buffering, screening and landscape treatments may be required to enhance public rights -of -way and ensure land use compatibility. Transportation needs and impacts beyond those in direct support of a site -specific manufacturing or production use may occur but require additional consideration or mitigation. This designation includes manufacturing, production and assembly, wholesale trade, production brewing, contracting yards, warehousing and distribution terminals and other industrial uses that may need separation from residential or commercial uses. This designation also accommodates limited local -serving commercial uses which may generate storage or noise impacts. Industrial • Manufacturing • Warehouse and Distribution Operations • Recycling Facilities • Production Brewing • Construction and Contracting Yards • Machinery/Truck Repair Commercial • Major Auto Repair • Commercial Entertainment/ Outdoor Recreation Primary Mode Vehicular with access to collectors and arterials Transit or shuttle service Secondary Mode Shared bike/ pedestrian facilities • Floor Area Ratio (FAR) 2018 Correlating 0.50 to 0.75 oN* Zoning District • Height Up to 2 stories Heavy Industrial • Lot Area - District N/A 82 9««M LAND USE, GROWTH AND ORDERLY ANNEXATION Vi - - AND USE, GROWTH AND ORDERLY ANNEXATION GOALS Listed below are the land use goals which were informed by the Community Vision. For the complete set of policies and strategies for the goals refer to the Implementation Chapter. GOAL 1: GROWTH AND CHANGE A City that prioritizes growth inward by concentrating development activities within the existing city boundaries and grows or develops into the Orderly Annexation Area only when development is proposed or planned contiguous to city boundaries, sensitive open space lands are protected and thoughtfully incorporated into the development pattern, and the land is serviced by appropriate utility and transportation systems. I& GOAL 2: COMPLETE NEIGHBORHOODS A City that prioritizes growth inward by concentrating development activities within the existing city boundaries and grows or develops into the Orderly Annexation Area only when development is proposed or planned contiguous to city boundaries, sensitive open space lands are protected and thoughtfully incorporated into the development pattern, and the land is serviced by appropriate utility and transportation systems. GOAL 3: SUCCESSFUL COMMERCIAL CORRIDORS AND CENTERS 171k 14 or Successful, vibrant commercial centers and corridors that can adapt over time and provide a place for shopping, services, civic activities, entertainment, and arts and culture. GOAL 4: REVITALIZED MIXED -USE DOWNTOWN A revitalized mixed -use downtown that embraces the River and serves as the heart of the community and focus of civic activity that is lively throughout the day and night consisting of a variety of dining, shopping, recreation, celebrating, gathering and living opportunities. GOAL 5: ACTIVE EMPLOYMENT CENTERS Monticello as a strong and growing regional employment center including a variety of economic sectors established as the preferred location for manufacturing, technology, research, and development, and home to a diverse mix of businesses and industries. An open space "frame" around and woven through Monticello, complemented by the Mississippi River, Bertram Chain of Lakes Regional Park, other local and regional parks, trails and recreation areas which together protect the City's natural resources, lakes, wetlands and woodlands, and provide opportunities for recreation, enhance visual beauty, and shape the City's character. MONTICELLO 2040 VISION + PLAN 95 CHAPTER 5: ECONOMIC DEVELOPMENT 115 4A (25) Diversifvinp Local Economv Prior to 2020, the City has completed a number of economic development projects including the Dalheimer Beverage and Bondhus Corporation expansions, and the Monticello RV Center. Together those projects have provided additional jobs and tax base for Monticello. A major issue facing the community on the diversification of the local tax base is the suitability of land for future development. The City of Monticello completed an industrial park land absorption study in 2019 that indicated that the community did have a limited supply of industrial property available for development. The City of Monticello has a very diverse employment base even when the nuclear generating station is included in the overall employment numbers. This diversity will help the community as it works to replace the positions lost with the decommissioning of the Xcel MNGP. Monticello's top industries by North American Industry Classification System (NAICS) codes includes Retail Trade, Health Care & Social Assistance, Professional, Scientific, & Tech Services, Real Estate Rental & Leasing, Construction, and Manufacturing. Together those industries account for over 50% of the City's employment base. CentraCare - Monticello, Source: City of Monticello TABLE 5.2: TOP MONTICELLO EMPLOYERS Employer NAICS Code Prod ucts/Services Employee Count Xcel Energy Nuclear 221113 Electric Power Generation 700 Power (Xcel MNGP) Monticello ISD #888 611110 Public School System I 576 CentraCare Health 62210 General Medical -Surgical 500 System Hospital Cargill Kitchen 42440 Egg based food products 433 Solutions Walmart Store 452311 Supercenter Discount Retail 325 Store Ultra Machine 339112 Precision Manufacturing 200 Corporation Home Depot 452311 Supercenter/Discount Retail 160 Store Target Store 452311 Supercenter/Discount Home 150 Store WSI/Polaris 336310 Precision Machining, Engine 130 Pa its Cub Foods Grocery 445110 Supermarket Grocery Store 100 Bondhus 332216 Tools/Wrenches/Screwdrivers 103 Dahlheimer 424810 Beer Distributor 96 Beverage Genereux-Westland 337212 Cabinets/Cabinet Parts 67 Distribution Suburban 333914 Lubrication/Filter System 65 Manufacturing Components Production Stamping 336370 Metal Stamping Fittings/ 62 Gaskets/Parts Twin Cities Die Cast 331523 Aluminum/Magnesium Die 62 Casting Camping World 441210 Camping Vehicle Sales 55 Aroplax Plastic Injection Molded Parts 52 Karlsburger Foods 311421 Soup, Sauce and Base Foods 49 120 ECONOMIC DEVELOPMENT 4A (26) Pending Closure of Xcel Nuclear Generating Plant Wel MNGP) Monticello has taken a proactive approach to assessing and diversifying its tax base. Monticello's largest taxpayer, Xcel Energy, had previously planned for its nuclear power generation plant in Monticello to be decommissioned in 2030. However, it recently submitted a new long-term resource plan to the Minnesota utility regulators stating its intention to extend the license ten more years to 2040. Recognizing that the future is uncertain with respect to the Xcel generating facility, the City of Monticello is actively working to diversify its tax base and increase employment with additional commercial and industrial businesses. This is important as not only is Xcel Energy the largest employer within the community, it is also the largest tax payer in Monticello. Looking long-term, Monticello will have to seek other sources of revenue such as increased property taxes as the pending closure of Xcel nears. The City of Monticello collects approximately 30% of the total tax capacity generated within its municipal boundary. The remaining two thirds of the taxes are distributed to Wright County and the School District with the remaining ten percent being distributed to special taxing districts. The total net tax capacity for 2018 was $29,528,145. The City of Monticello collected approximately 30% of that amount resulting in $8,858,443 being collected by the City. In the same year Xcel had a tax capacity of $4,888,283 which amounted to 55% of the City's total annual tax base in 2018. The amount Xcel pays has been decreasing since 2016 due to changes in the formula for the determining of property valuations for generating stations. The percentage has also been decreasing due in part to the overall increase in tax capacity in Monticello as a result of recent development projects. This scenario is expressed in Table 6.4. In total Northern States Power has approximately 450 acres currently under site control with frontages on Interstate 94 as well as the Mississippi River. The land use for Xcel MNGP is reserved exclusively for their facility since they have now requested licensing through the year 2040. Monticello Mall, Source: Monticello Chamber of Commerce Brochure (1980s) TABLE 5.4: NORTHERN STATES POWER (XCEL ENERGY) COMPANY TAX ANALYSIS Xcel Energy Facility, Source: Monticello Chamber of Commerce Brochure (1980s) MONTICELLO 2040 VISION + PLAN 123 4A (27) The flow of employees to jobs outside of the City, or into the City while living in a different area occurs for several reasons. Attracting employees can be the result of livable wage positions that may not be available in the areas that they live. It can also be a result of the employee being attached to their existing community because of the school system, family, or other personal reasons. Another issue that can affect the attraction of employees to a community is the availability of housing to meet their needs. As families move through their career paths and family status, their housing needs change and will rely on communities to provide that lifecycle housing. WORKFORCE HOUSING As a city actively developing, Monticello is taking a careful yet proactive approach to planning land use and density to ensure adequate amounts of land are guided to provide opportunities for a full range of "life cycle" housing options. The City is especially looking for opportunities to develop a range of life-cyle and "step- up" housing options as a way to attract new industrial development and jobs that offers higher paying wages. Existing Housing Value Assessment The measure of affordability of a housing unit compares housing cost to gross household income. The general standard is that housing is affordable if housing expenses equal 30% or less of a person's gross household income. Tables 6.5 and 6.6 demonstrates the value of the City of Monticello's housing stock in comparison to the entirety of Wright County. Notably, 46% of the City of Monticello's housing stock is valued between $150,000 - $250,000 compared to 29% of Wright County housing stock of the same value (refer to Table 6.5 and 6.6). This aligns with the data that suggests housing prices are increasing in Monticello compared to the County. It is important that a range of affordable housing stock in the community is maintained while also providing housing products in the higher values as well. Affordable Workforce Housing The City completed (2020) a comprehensive housing study that assesses the housing needs for the community. It is imperative that any successful economic development policies and strategies allow for the development of life -cycle housing to allow for the continued growth of the community. The policies and strategies from the housing study have been incorporated into this plan. A generally accepted standard is that in order to develop new affordable housing, the development needs to be a minimum of eight units per acre. Based on the City's future land use plan 986 acres would allow for residential development at eight units or more per acre. While the City has created a land use plan that permits areas at greater density, barriers to development of affordable housing still exist. Some of these barriers are beyond the City's control including, but not limited to: • Steady increases in land prices and State and County tax structures • Increase in construction costs. When combined with land prices, it becomes more difficult to provide affordable units through new construction. • Property constraints from wetlands, woodlands, soils, poor access or others. • Availability of regional public transit options within the City. The goals, policies, and strategies section includes specific efforts to pursue as it relates to offering a range of affordable housing options. ECONOMIC DEVELOPMENT ISSUES AND OPPORTUNITIES In the next 20 years the City will face a variety of issues as well as opportunities related to economic development. Many of these issues are larger in scale and will require regional and state partners to address them, especially as related to transportation and infrastructure. Tax Base Diversification One of the primary issues facing the City will be sourcing new tax revenue and normalizing the City's financial system. The City's tax base relies heavily on the Xcel MNGP which is a finite revenue stream and will eventually be gone. Communities with diverse tax bases are resilient to shifts and fluctuations in the economy more so than communities that have a single large taxpayer or a majority of businesses in a single industry or sector. When the generating station is excluded from the equation, the City's largest single taxpayer makes up only 2.3% of the total tax capacity. This allows the city to have significant stability as it replaces the Xcel MNGP taxes. However, this diversity requires the community to look to multiple projects to help fill the pending gap but also allows for the development of industry clusters to provide both tax base and employment opportunities. 126 ECONOMIC DEVELOPMENT 4A (28) Workforce Development The success of workforce development requires that the City develop a plan for development and training of the required work force. Creating and maintaining strong relationships with businesses is critical to identify needs and assist with the coordination between the training institutions to teach the required skills. This will also help identify potential funding sources further strengthening those relationships. The attraction of new livable wage employment opportunities is important to allow for the continued success of the local economy as well as attraction of new businesses and employment opportunities. The retention of existing businesses and employees in the community will maintain a workforce and help attract the needed workers to fill these positions. Workforce Housinq The City has a limited number of step-up type housing and senior housing units. The community does have a significant number of "entry" level housing which limits the community's ability to retain residents that seek housing units with a greater level of amenities. These residents, while working in Monticello, live in the surrounding communities resulting in the City losing the opportunity to benefit from the retail spending and additional tax base of higher value homes. In addition to the shortage of move up housing, the City also has a limited number of senior housing opportunities. This limited supply results in older residents staying in their homes and those homes not being available for new residents. If the older residents move to another community for housing, Monticello loses their retail activity which is generally higher than younger residents further reducing growth and economic stability. The city also has a limited number of multi -family units to allow for the workforce required for the jobs that are being created through the expansion and attraction of businesses. As people are changing or beginning their careers, finding affordable housing is a pressing need and can be a primary factor in their success or failure. Regardless of the success of creating employment opportunities, if workers cannot live in the community and become part of the socio-economic fabric of the community, then the success will be short lived. Transportation Improvements Monticello will continue to plan for the completion of its comprehensive roadway and pathway system. Transportation costs are a major factor for businesses evaluating new locations. A well -maintained transportation network connected to the larger regional network will be critical for attracting new business and diversifying to warehousing and distribution sectors. The continued planning and development of the transportation system improvements including a potential interchange with major transportation arteries will also allow for the continued growth of Monticello. The City will also need to commit resources to the continued maintenance of the existing infrastructure to support the local economy. Bridge Traffic Presently, State Highway 25 is the only river crossing in the City and greater region. A new bridge crossing would help alleviate traffic congestion on Highway 25 and also provide options for emergency access. However, Highway 25 results in motorists traveling through the City's downtown that serve as possible customers for local businesses. Transportation improvements could alleviate some congestion and also improve east/west walkability through downtown Monticello. A new bridge in the region is a long term improvement and requires considerable investment and additional study, but would also will reduce the amount of traffic flowing through downtown, especially on the weekends. Monticello needs to continue to be an active member in the Central Mississippi River Regional Planning group as they work towards siting and eventually development of a new river crossing to maximize the benefit to the City. COVID-19 Pandemic Response The City proactively responded to the business community to support business operations during the global COVID-19 pandemic. The City approved temporary loan forbearance requests and an emergency grant program to assist those businesses with outstanding loans that have been negatively affected by the pandemic. This loan forbearance helped to ensure employers continue to retain employees. The long-term effects of the pandemic will not be known until after adoption of this plan. MONTICELLO 2040 VISION + PLAN 127 ECONOMIC DEVELOPMENT GOALS Listed below are the economic development goals which were informed by the Community Vision. For the complete set of policies and strategies for the goals refer to the Implementation Chapter. GOAL 1: BUSINESS ATTRACTION AND RETENTION A successful business attraction and retention program that attracts new businesses and retains existing businesses. GOAL 2: TAX BASE EXPANSION A stable and expanding tax base that diversifies the cty's economy and creates a sustainable employment to offset the eventual closure of the Xcel Monticello Nuclear Generating Plant. %UGOALC.3: DOWNTOWN VITALITY A vibrant and thriving Downtown that contributes to the City's economic development and housing objectives. GOAL 4: REDEVELOPMENT AND REINVESTMENT Redevelo ment of vacant and underutilized parcels consistent with meeting the City's economic development, land use and community design objectives. GOAL 5: LIFE -CYCLE HOUSING Monticello will be a community with a wide variety of housing options that includes workforce, starter, step up, and senior housing to allow for new and existing residents to remain and age in the community. GOAL 6: WORKFORCE DEVELOPMENT A workforce development and training program that provides the skills and knowledge needed for a wide range of jobs and opportunities. GOAL 7: PROMOTION AND PARTNERSHIPS IV Collaborative Partnerships and the Promotion of Monticello Economic Development Projects, Programs and Activities. GOAL 8: OPPORTUNITY FOCUS AREAS Reinvestment, redevelopment and overall improvement of the opportunity focus areas within the City. MONTICELLO 2040 VISION + PLAN 131 CHAPTER 9: IMPLEMENTATION 185 4A (31) Industrial and Employment Generating Areas The City uses three zoning districts to classify its industrial land based on use and locational aspects. Three new land use designations have been created based on these districts. The existing zoning district standards and their basic hierarchy is expected to remain, with development standards and use restrictions tailored to accommodate the particular needs of different industry types. However, the City may need to amend the zoning code to accommodate a range of new and modern industrial and employment generating uses, with consideration for any specific operational characteristics associated with such uses. The City should also continue to address potential impacts from industrial uses to nearby non -industrial uses. This is implemented through the zoning and the development review process, as well as the zoning ordinance performance standards that reduce the potential for land use conflicts. Strategies to reduce impacts related to vehicle storage, excessive dust and noise, landscaping and screening, and exterior lighting requirements can be included. Downtown Monticello The strategy for Downtown will rely on the City's Downtown Small Area Plan. Implementation of the Comprehensive Plan to achieve the vision of the Downtown will require a consistent approach between both planning documents. However, the Downtown Plan is the guiding document. Adjustments, as needed, to the existing zoning code will be one of the first steps. A significant catalytic project is needed to change perceptions of the Downtown. It is recommended that the City concentrate public investments in areas of the Downtown where a new sense of place can emerge. The City should actively promote and work towards a catalytic development project to help create a sense of place in the Downtown. This could include the Walnut Street corridor streetscape plan and connecting Walnut Street to River Street. New development projects, in particular Block 52, would make an exciting statement to the Mississippi riverfront and enliven this part of the Downtown. A new streetscape and new development along Walnut Street will reinforce the character of the corridor and connect the Downtown core near the riverfront to the Monticello Community Center, Cargill and other activity generators south of the Downtown. Mixed Neighborhoods & Commercial/Residential Flex Districts The Comprehensive Plan includes a new land use designation labeled Mixed Neighborhood. The purpose of this designation is to recognize areas of Monticello where a mix of residential housing types is the predominant use but could also have neighborhood serving commercial development that provides goods and services generally needed on a day-to-day basis. Commercial uses would typically be very small up to 1,000 square feet, while other areas near East Bertram designated MN may have larger neighborhoods which necessitate larger neighborhood centers. The City will need to amend the Zoning Code accordingly to accommodate such uses. Another new land use designation included in the Comprehensive Plan is referred to as Commercial/Residential Flex (CRF). The purpose of the Commercial/ Residential Flex designation is to give the City and property owners flexibility for future land use based on the economy and market demand. This designation allows a mix of flexible and compatible uses, such as commercial, office, retail and residential, in limited areas of the City on the same or adjacent properties. Development and improvement of properties designated as CRF will be implemented through the City's Planned Unit Development (PUD) zoning process, subject to review and approval of the City. 190 («(«(«(«(« IMPLEMENTATION .` �i City Council Agenda: 2/24/2025 4B. Consideration to adopt Resolution 2025-17 amending the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, "Land Use, Growth and Orderly Annexation" re -guiding certain parcels from their existing Development Reserve designations to alternative Light Industrial Park designation. Applicant: Monticello Tech LLC Prepared by: Meeting Date: ❑ Consent Agenda Item Grittman Consulting, Stephen Grittman, 2/24/2025 ® Regular Agenda Item City Planner Reviewed by: Approved by: Community Development Director, City City Administrator Administrator, Community & Economic Development Coordinator, Economic Development Manager ACTION REQUESTED Planning Commission unanimously recommends approval of the amendment. A supermajority vote (4 of 5) is required to approve the amendment. Motion to adopt Resolution 2025-17 amending the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, "Land Use, Growth and Orderly Annexation" re -guiding certain parcels as described in the resolution from their existing Development Reserve designations to alternative Light Industrial Park designation based on findings in Resolution 2025-17. REFERENCE AND BACKGROUND Property: Legal Description: Lengthy -Contact City Hall PID #s: 213-100-271300,-262300;-262200;-262400;-271100, - 271301,-271302 Planning Case Number: 2025-03 Request(s): 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 Development Reserve designations to alternative Light Industrial Park designation on the Future Land Use Map. Deadline for Decision: March 8, 2025 (60-day deadline) May 7, 2025 (120-day deadline) City Council Agenda: 2/24/2025 Land Use Designation: Development Reserve Zoning Designation: N/A Overlays/Environmental Regulations Applicable: N/A Current Site Uses: Agricultural Surrounding Land Uses: North: Vacant/Agricultural - MOAA East: Vacant/Agricultural/Rural Residential - MOAA South: Environmental/Rural Residential - MOAA West: Vacant/Agricultural - MOAA Project Description: The applicants seek to reguide an area of approximately 253 acres located south of the city to "Light Industrial Park." The area is currently guided by the Monticello 2040 Vision + Plan (Comprehensive Plan) as "Development Reserve." The subject area abuts another 300 acres (approximately) to the north, which is currently guided as Light Industrial Park. If the amendment is approved, the entire area would be guided as Light Industrial Park, and then subject to zoning and subdivision actions necessary to facilitate any development. ANALYSIS: Context The applicant seeks to amend the Monticello 2040 Future Land Use Map to reguide a 250+ acre area from its current "Development Reserve" designation to "Light Industrial Park," consistent with the balance of property directly adjacent to the north. The applicant previously presented an initial concept for the development of a data center technology campus to the City during a joint workshop with the Planning Commission and City Council. The concept development area represented approximately 550 acres, which included both the approximately 250-acre land area subject to this request, as well as the approximately 300-acre areas directly north of the site. The land area to the north is contiguous to the current City boundary and the full 550-acre area is within the Monticello Orderly Annexation Area (MOAA). Site development as a data center is not the subject of this request. The consideration of this application is whether the "Light Industrial Park" land use designation is appropriate for the application subject area given the City's growth and land use goals as outlined within its City Council Agenda: 2/24/2025 adopted Monticello 2040 Vision +Plan (Comprehensive Plan). Development of the site would require further future application and separate consideration by the City. 2040 Land Use Planning In the 2040 Monticello Vision + Plan, the City undertook a complete update of its long-term land use planning. The 2040 Plan is the foundational document on which the City makes decisions regarding its future growth. The 2040 Plan includes planning strategies for land areas within the City and the Monticello Orderly Annexation Area. The 2040 document illustrates a vision for the community over a 20-year period, incorporating Land Use (including Annexation), Transportation/Mobility, Economic Development, Parks, Infrastructure/Utilities, Community Character, and other elements. The Plan further includes a chapter on Implementation, with an extensive set of strategies for achieving the vision and planning laid out in the 2040 Plan. First among the implementation goals, within the category "Growth and Change," is the acknowledgment that the City intends to prioritize development of the community from within, extending into "Secondary" or "Tertiary" areas when "development is proposed or planned contiguous to city boundaries, sensitive open space lands are protected and thoughtfully incorporated into the development pattern, and the land is serviced by appropriate utility and transportation systems." These areas are further described as follows: Secondary Growth: The Secondary Growth areas include the designated Planning Areas, and properties in the MOAA designated a specific land use. This includes, but is not limited to, the Northwest and East Bertram Planning Areas, residential development in the southern and eastern portions of Monticello, the CSAH 39 corridor and the Highway 25 corridor south of the city boundary. Tertiary Growth: The Development Reserve of the MOAA represents a rural Tertiary Growth area considered over a much longer development period. These areas are generally not contiguous to city boundaries and require utility, infrastructure and transportation studies prior to development. These areas, which are protected from development by MOAA land use controls, may have positive attributes attractive for development proposals but also have the size and land area that warrant a longer term, phased development approach determined by the City's progress in the primary and secondary growth areas, housing demand, economic conditions and infrastructure spending. The following language from the Plan describes how development may occur into these areas: City Council Agenda: 2/24/2025 Policy 1.2: Growth Management to Achieve Goal - Adopt and maintain growth management tools which prioritize development within the existing city boundary first as the primary growth area and then into the Planning Areas and some adjacent MOAA areas as a secondary option and then into Development Reserve of the MOAA as the last option. There may be exceptions to this when utilities and transportation infrastructure is readily available. Current Land Use Designation In support of its overall goals for growth, the 2040 Plan separates land uses within broad categories reflective of the activity and impacts that may occur. These include designations for residential, commercial, industrial, and open space land uses. The applicant's request is to re -guide a 250-acre portion of land so that it is consistent with land use guidance to the north. The area is located within a Tertiary Growth Area of the Plan and is currently designated on the 2040 Plan's Future Land Use Map as "Development Reserve." The land area directly to the north, and directly adjacent to the current City boundary, is guided as "Light Industrial Park." The intent of the Development Reserve is to preserve land for future development, including land for transportation and utility corridors needed to serve future development. This allows the City to evaluate growth and development based on the noted utility, transportation and infrastructure studies. The Light Industrial Park designation accommodates a wide variety of manufacturing, storage, office, and other similar uses. In considering the amendment, the City is making a determination whether the requested Light Industrial Park designation is appropriate for the area. Land Use Amendment Analvsis Within the Implementation chapter of the 2040 Plan, the document identifies the Zoning Ordinance as one of the primary implementation tools for land use. The Zoning Ordinance includes a process for considering amendments to the Comprehensive Plan, including the following analytical requirements: (a) Whether the proposed amendment corrects an error or addresses the need resulting from some changing condition, trend, or fact arising since the adoption of the Comprehensive Plan, (b) Whether the proposed amendment is consistent with the guiding principles of the Comprehensive Plan; City Council Agenda: 2/24/2025 (c) The extent to which the proposed amendment addresses a demonstrated community need; (d) Whether the proposed amendment will protect the health, safety, morals, and general welfare of the public, (e) The impacts on the natural and built environments, including air, water, noise, stormwater management, wildlife habitat, water quality, vegetation, drainage, streets, and other engineering design or environmental factors; (f) Whether the proposed amendment is compatible with existing and proposed uses surrounding the subject property, whether the proposed design and land uses are appropriate for the land, and whether the proposed amendment will maintain or improve compatibility among uses and ensure efficient development within the city; (g) Whether the proposed amendment will result in a logical, orderly and predictable development pattern; and (h) Whether the proposed amendment is consistent with the purpose of this chapter. These evaluation criteria are intended to support the City as it considers amendments to the 2040 Plan. These criteria are addressed individually for the subject proposal in the following paragraphs. (a) Whether the proposed amendment corrects an error or addresses the need resulting from some changing condition, trend, or fact arising since the adoption of the Comprehensive Plan; Staff Comment: The applicants suggest that the amendment is intended to propose a land use category for the previously unstudied Development Reserve portion of the potential development area. The Development Reserve area is described in the Comprehensive Plan as "Tertiary" growth area —within the Monticello Orderly Annexation Area (MOAA), but with undesignated land use direction. The Development Reserve designation was applied given the City's direction to grow primarily from within, with tertiary land areas beyond the 2040 plan's forecasted growth, and requiring addition information on the infrastructure improvements needed to serve the area. The large land areas necessary to support the scale of development envisioned by the applicants necessitates land at the "edge" of the City's growth horizon. The applicant also proposes to identify how the area is appropriate for the provision of infrastructure services. Consistent with other themes of this criterion, the interest in technology centers such as the data center concept City Council Agenda: 2/24/2025 reasonably represents the type of "changing conditions and trends" that can support consideration of the proposed land use map amendment in question. While the onset of a new type of development meets these criteria, the City is not obligated to accommodate it. Consistency with the other requirements of growth is still key to considering these types of expansions, as is the style of development, and whether it supports the City's other Land Use and Economic Development goals. That said, the nature of the proposed land use can be viewed as meeting the minimum requirements of this condition. (b) Whether the proposed amendment is consistent with the guiding principles of the Comprehensive Plan; Staff Comment: The proposed amendment expands the City's extensive guidance of industrial land area, a key aspect of the Comprehensive Plan's Economic Development chapter. Growth of industrial land supply which meets all attendant requirements for services, land use compatibility, and other necessary elements supports 2040 objectives for tax base creation and diversification, as well as employment opportunity. The applicant's narrative notes the proposal "does not conflict" with this requirement. The expectation would be that the eventual use of the land will be consistent with the achievement of these objectives. The proposed technology campus is, however, a new kind of industrial use that consumes much greater amounts of land than more "traditional" industrial development. The City will need to evaluate the ability to maintain its industrial land supply and a balance of industrial types if the data center use is incorporated into the industrial landscape. (c) The extent to which the proposed amendment addresses a demonstrated community need; Staff Comment: The Comprehensive Plan identifies two primary objectives of industrial development —tax base and employment. The expansion of light industrial land use would be consistent, generally, with these objectives. For this particular purpose, the conceptual development proposed would primarily provide tax base, since the technology -focused use proposed creates limited levels of employment. Nonetheless, the tax -base impact is an important factor, given the City's traditional reliance on Xcel Energy as a significant factor in its fiscal stability. Broadening the base can be seen as a healthy fiscal strategy, and consistent with the 2040 Plan's goal of tax base diversification. Integral to this assumption is that the use, if developed, facilitates and pays for its own City Council Agenda: 2/24/2025 infrastructure needs without relying on City funds, and at the same time, would not seek subsidies or exemptions from its property tax payment levels. Regardless of the conceptual data center campus, the re -guidance of this land area as light industrial presents additional opportunity for tax base and employment generation for the City. (d) Whether the proposed amendment will protect the health, safety, morals, and general welfare of the public; Staff Comment: There would be no expectation that the proposed land use map amendment, or the development subsequent to the amendment, would raise these issues. This comment is made in the context that any development is properly served by utility services which do not burden the City, that compatibility issues with adjacent land uses will be addressed, and that access to emergency services is clear and unobstructed. (e) The impacts on the natural and built environments, including air, water, noise, stormwater management, wildlife habitat, water quality, vegetation, drainage, streets, and other engineering design or environmental factors; Staff Comment: Development within the City that meets the City's various standards should raise no issue with this requirement, and the scale of development concept would require other environmental review. The primary issue for this site relates to the chain of water/wetland bodies at the south boundary of the planning area. This chain was identified as a key asset in the City's Natural Resources Inventory and is expected to play a role in the long- term development of the City's greenway and pathway system development. While amendment to the land use map does not necessarily degrade the feasibility of this goal, review of development details would be important to ensure that it is designed to both protect and support these systems. The introduction of a data center campus under the light industrial designation does have potential implications for transportation network. The relatively low employment density may result in a lower impact to TH 25 and the collector route system than if the site were to develop under other designations, or even a more intense industrial pattern. TH 25 through Monticello is a congested corridor, and the lower traffic generation of a data center project, presuming that is the ultimate development, would be beneficial to the Trunk Highway (or at least, not exacerbate existing issues). City Council Agenda: 2/24/2025 (fJ Whether the proposed amendment is compatible with existing and proposed uses surrounding the subject property; whether the proposed design and land uses are appropriate for the land; and whether the proposed amendment will maintain or improve compatibility among uses and ensure efficient development within the City; Staff Comment: Of the several criteria, this one may raise the greatest discussion. The nature of the Development Reserve is that some of the proposed surrounding land uses have not been previously identified. While the north portion of the site is currently guided Light Industrial Park (which does not present a conflict), the remainder of the subject area, and its surrounding property, is not guided with a specific land use designation. Staff note that in other locations, high -amenity property (particularly those in natural environments) are important opportunities for higher -amenity residential development. The applicant's request would preclude that option in this area, although it is noted that the preservation of green space and pathway systems could likely still be accomplished. This would be dependent on the details of any development planning in the area. If the City wishes to reserve the opportunity for residential development in the environmentally sensitive areas of the site (in addition to the greenway/pathway elements), it would likely result in a need to shift the southerly boundary of the developable industrial area north by several hundred feet. Because of the nature of the area in question, and the location of the site, other types of land uses over the majority of the subject area would not be likely. Commercial development of the site in question is not practical due to the lack of major transportation and visibility to the area. Moreover, the City has historically worked to concentrate its commercial areas along Highway 25, the downtown, and along 1-94. If not designated for industrial, the most feasible alternative land use would be other residential uses — possibly a mix of uses and densities given the size of the site and area. These uses would be consistent with the most probable development patterns in areas to the east and west. However, the borderline between residential and light industrial would still be an issue —just along the existing land use boundary, given the existing Light Industrial Park designation on the north 300 acres. So, guiding the south 253 acres for residential would not resolve the potential land use conflict, just relocate the edge. In summary, the primary question is whether the City will consider preservation of the environmental edge along the southerly portion of the subject area for City Council Agenda: 2/24/2025 high -amenity residential, reserving a portion of the proposed amendment area for that purpose. As noted, incorporation of public and green space uses is possible with the Light Industrial guidance as proposed. Staff estimates that reserving residential along the south boundary would reduce the industrial area by at least 50 acres of the proposed 300-acre proposal area, possibly more. (g) Whether the proposed amendment will result in a logical, orderly and predictable development pattern; and Staff Comment: The proposed amendment is logical and orderly. Combined with the currently guided Light Industrial Park land to the north and required extension of utilities and roadway improvements to serve the area, the proposal does not conflict with any of the City's development objectives. While the site is not currently within existing city boundaries, it is noted that the acreages necessary to support the proposed land use cannot reasonably fit within the existing incorporated areas of the City— nor would the City likely prefer such a pattern. The development concept requires the evaluation of this land area and development pattern. Because the conceptual use is a large, self- contained campus, it creates a sort of blockage to extension of growth beyond. In this way, placing the use at the edge of the City is the better strategy to avoid the logical and orderly growth required by this criterion. However, it will also be necessary for the City to evaluate the infrastructure development plan for the proposal, ensuring appropriate extension to the project boundary to facilitate future growth. (h) Whether the proposed amendment is consistent with the purpose of this chapter. Staff Comment: As noted above, the amendment can be seen to be consistent with the purpose of "this chapter," that being the zoning ordinance and the foundational Comprehensive Plan land use goals. The development area is not obstructing other goals or land use patterns and is expected — as a basic condition of any future development approval —to pay its way in terms of public services and improvements. It is further expected to contribute to the City's tax base diversification, a key goal of the City's economic development function. Summary There are two fundamental issues that the City should consider as related to the proposed amendment. These questions are raised not with the expectation that there are current answers, but to acknowledge that they require ongoing attention as a part of the City's land use planning and future decision -making. City Council Agenda: 2/24/2025 First, the City will need to evaluate development proposals within the amendment area for their ability to meet expectations for tax base creation, infrastructure development and financing, and how they avoid the negative land use impacts that can occur from data center uses. Second, if the southerly portion of the site is not reserved for higher amenity residential, the City should review land area supply and locations to accommodate its ongoing objective of finding high -amenity and environmental areas for higher -end residential uses. Budget Impact: The applicant for the amendment submitted a fee and escrow for the review of this request. II. Staff Workload Impact: Development Services and Administration staff, including the City Attorney, allocated review time to this issue and report. III. Comprehensive Plan Impact: The Monticello 2040 Vision + Plan states that "Monticello's growth strategy balances land use development needs with real estate market demand, and transportation and infrastructure improvement requirements to ensure an orderly and efficient use of land and resources" and that land area designated as "Development Reserve" is reserved for an extended, longer -term growth horizon. The plan notes that "... some development in the MOAA is likely to occur before 2040 and Monticello should adjust its land use policies and decision -making with some measure of flexibility to accommodate new development proposals as they occur. As long as development proposals meet the overarching land use planning goals presented in this Comprehensive Plan, an amendment to the Plan is the proper procedure for consideration of such projects." In considering the Future Land Use Map amendment to reguide the subject area to Light Industrial Park, the City is evaluating whether the designation will support the achievement of City goals as envisioned within the plan. These include goals for the orderly and efficient use of land, tax base and employment creation, and a diversified and sustainable economy. This report reviews the proposal against these goals and suggests that the LIP designation for the subject area is in support of 2040 goals. PLANNING COMMISSION REVIEW AND RECOMMENDATION The Planning Commission reviewed the proposed amendment and held a public hearing on the item during its regular meeting on February 4, 2025. During their discussion, the Commission briefly discussed the southeast portion of the subject area and whether it should be reserved for uses other than Light Industrial Park. It was noted that although the City may guide that area as LIP, that specific area could be reserved or developed differently at the time of actual development. The Commission also noted that the Natural Resource Inventory does identify a greenway corridor in the area. Staff commented that there is not a specific requirement for the corridor dimension or width. The Planning City Council Agenda: 2/24/2025 Commission recognized that the width and greenway components would be evaluated as part of development. No public was present to address the Commission on the request and no written comment was received. Following the public hearing, the Commission suggested the reguidance to Light Industrial Park is a logical extension of the current guidance to the north and left land along Trunk Highway 25 to potential commercial development. The Chair also noted that buffering and greenway corridor planning would be part of development proposal evaluation. Following the discussion, the Planning Commission unanimously recommended approval of the amendment to the Future Land Use Map. STAFF RECOMMENDED ACTION The proposed land use map amendment is one of the most fundamental policy decisions for the City. The Comprehensive Plan identifies several factors for consideration as a part of any proposal to amend the plan, as enumerated in this report. The factors show that the proposed amendment can be supported as it relates to overall city land use goals. This is with the understanding that the proposed amendment will require continued planning and intentional decision -making for any project proposed within the subject area, as well as for future land use development in the City's other growth areas. The issues which will require additional review, either as a part of the development review, or as ongoing planning projects for the City are summarized as follows: 1. Ensuring that the project supports itself financially in the provision of public services, including utilities, roads, and other infrastructure. 2. Ensuring that the project maintains the expected tax base benefit throughout the life of the project. In this way, the project meets a key goal of the City's economic development planning. 3. Ensuring that the project is developed in a manner that preserves and helps implement the City's goals in protecting the environmental assets at the south boundary of the subject area, including both greenway and pathway systems. 4. Ensuring that as land is dedicated to technology campus/data center development, other lands are found to support the City's industrial development objectives. 5. Ensuring that as the environmental assets in this area — often viewed as potential high -end residential opportunities - are consumed for non-residential use, the City is able to actively identify alternative locations to achieve its goals for a full range of housing choice. City Council Agenda: 2/24/2025 6. Ensuring that as the project is developed under the amended land use, compatibility with future adjoining land uses is preserved, and the City maintains flexibility in choosing appropriate land use designations for those nearby area. With these principles in mind, staff believe that the amendment can be found consistent with the requirements of the Comprehensive Plan and Zoning Ordinance requirements and therefore recommends approval of the proposed land use map amendment. SUPPORTING DATA A. Resolution 2025-17 B. Resolution PC-2025-07 C. Aerial Site Image D. Applicant Narrative E. Proposed Land Use Designation Amendment — Map F. Excerpts, Monticello 2040 Vision + Plan G. Excerpt, Monticello Natural Resource Inventory & Assessment 4B (1) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA RESOLUTION NO. 2025-17 A RESOLUTION OF THE CITY OF MONTICELLO APPROVNG AN AMENDMENT TO THE MONTICELLO 2040 VISION + PLAN (THE "COMPREHENSIVE PLAN") AMENDING THE FUTURE LAND USE MAP, EXHIBIT 3.3, ALTERING LAND USE GUIDANCE FOR THE PROPERTY IN QUESTION FROM DR — DEVELOPMENT RESERVE TO LIP, LIGHT INDUSTRIAL PARK WHEREAS, the City regulates land use through its Comprehensive Plan (currently the Monticello 2040 Vision + Plan), relying on the Future Land Use Map (Exhibit 3.3) for guidance as to future land uses and resulting impacts; and WHEREAS, the City utilizes a process for considering amendments to the Comprehensive Plan from time to time, as various conditions may warrant such considerations; and WHEREAS, the Comprehensive Plan designates various lands for general land use categories, including Light Industrial Park and Development Reserve, among other categories; and WHEREAS, the Development Reserve designation is reserved for further study and consideration, pending the ability of the City to provide adequate municipal services, to the area, among other factors; and WHEREAS, the representatives of approximately 253 acres at the southern edge of the community have requested the property be re -guided from DR, Development Reserve to LIP, Light Industrial Park; and WHEREAS, the City finds that the best interests of the City's land use goals and objectives, and reasonable flexibility for development planning and timing, would be best served by amending the current Comprehensive Plan to modify land use guidance for the subject property, based on the findings herein, and various limitations and requirements inherent in the City's exercise of its land use authority; and WHEREAS, the re -guidance of said property to LIP, Light Industrial Park would be consistent with the adjoining land to the north, also currently guided LIP; and 4B (2) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA RESOLUTION NO. 2025-17 WHEREAS, the proposed LIP designation would support a variety of light industrial land uses, an important land use objective of the City; and WHEREAS, the City would adopt, or has adopted, various land use management requirements ensuring that development within the LIP areas is undertaken in accordance with the City's land use and economic development goals; and WHEREAS, with the applicable amendment, the City would establish and retain land use control over projects of this type, ensuring more effective planning, cost-efficient development, and preservation of other City goals and objectives related to industrial and economic development; and WHEREAS, any property located within the area subject to this re -guidance would need to be processed and reviewed according to those standards and to achieve the applicable goals; and WHEREAS, the Planning Commission has reviewed the amendments modifying the Future Land Use Map of the Comprehensive Plan and the effect on the City's land use plans and policies; and WHEREAS, the Planning Commission held a public hearing on February 4th, 2025 on the proposal and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission considered all of the comments and the staff report and has recommended approval of the proposed amendment based on findings in Resolution PC-2025-07; and WHEREAS, the City Council 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. 4B (3) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA RESOLUTION NO. 2025-17 2. The City's land use goals for industrial development include an emphasis on tax -base stabilization and diversification, as well as employment creation. 3. The incorporation of the subject area into the LIP land use category has the potential to accomplish tax -base stability and diversity. 4. The incorporation of data center development as allowed by the LIP, and contemplated by the interested parties has the potential to create employment that includes high - wage positions, and periodically, levels of employment that can be a component of the City's economic development goals, even though total employment may be less concentrated than other industrial uses. 5. Accommodation of data center development within Light Industrial Park designations accelerates the supply of local jobs beyond the historical pace of light industrial land development. 6. By retaining the ability to regulate data center uses per the language in the Light Industrial Park designation, and only to suitable locations, the potential allowance of data center development can accommodate both the City's economic development interests, as well as its interest in quality land planning. 7. The City retains the ability to consider the following factors in permitting data center development, providing assurances that such development is advancing the City's land use and economic development interests: a. Proximity to Residential Land Uses: The city will review data center development requests to ensure protection of existing and future residential development areas. b. Noise: The City will review and consider data center development only when concerns related to nuisance noise can be satisfactorily addressed with demonstrated data. c. Utility Demands: The City will require that the developer must demonstrate adequate capacity and design to serve these users, without creating a shortage of capacity for other development. d. Transportation: The City will require that transportation impacts and demands are studied to ensure that road networks are maintained and advanced, and that capacity and/or design improvements are accounted for as a part of such development. e. The City will require that any such developer will study and detail transportation impacts and present a thorough and adequate multi -modal circulation plan, as determined by the City. 4B (4) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA RESOLUTION NO. 2025-17 f. Industrial Land Supply: The City will evaluate, and use as a consideration of approval or denial, whether adequate supplies of land to accommodate other light -industrial development are available if data center development consumes large areas currently guided. g. The City will examine, and use as a consideration of approval or denial, whether the City's current Orderly Annexation boundaries and Orderly Annexation Agreement expansion language will not negatively impact other land use and growth considerations as land is consumed by data center uses. h. Economic/Fiscal Issues: The City will utilize various financial tools to ensure that development contracts adequately secure financial obligations and bind future parties to achieve the goals of the projects under consideration. Electric Power Usage: Data center coordination with energy service providers and information on their permitting process may be a factor in local approval or denial. The information must demonstrate to the satisfaction of the City whether the electric power supply can remain consistent and robust for others in and around the community, without threat of power loss due to the development of data centers in the community. j. The City will evaluate other site -specific considerations through applicable implementation tools, including the zoning and subdivision ordinance. NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Monticello, Minnesota, that the proposed Comprehensive Plan amendment to the Future Land Use Map, Exhibit 3.3, altering land use guidance from DR— Development Reserve to LIP - Light Industrial Park for the subject site as illustrated on Exhibit A to this resolution is approved, based on the findings noted herein. ADOPTED this 24t" day of February, 2025 by the City Council of the City of Monticello, Minnesota. 11ri[91►119[4144119Z4I1WY41010L[4llN By: Lloyd Hilgart, Mayor ATTEST: Jennifer Schreiber, City Clerk 4B (5) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA RESOLUTION NO. 2025-17 EXHIBIT A AREA TO BE REGUIDED LIGHT INDUSTRIAL PARK _ \ . =z �� l - 0 v o� r - �'-' L jI 4B (6) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2025-07 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO RECOMMENDING APPROVAL OF AN AMENDMENT TO THE 2040 MONTICELLO VISION + PLAN (THE "COMPREHENSIVE PLAN") AMENDING THE FUTURE LAND USE MAP, EXHIBIT 3.3, ALTERING LAND USE GUIDANCE FOR THE PROPERTY IN QUESTION FROM DR — DEVELOPMENT RESERVE TO LIP, LIGHT INDUSTRIAL PARK WHEREAS, the City regulates land use through its Comprehensive Plan (currently the 2040 Monticello Vision + Plan), relying on the Future Land Use Map (Exhibit 3.3) for guidance as to future land uses and resulting impacts; and WHEREAS, the City utilizes a process for considering amendments to the Comprehensive Plan from time to time, as various conditions may warrant such considerations; and WHEREAS, the Comprehensive Plan designates various lands for general land use categories, including Light Industrial Park and Development Reserve, among other categories; and WHEREAS, the Development Reserve designation is reserved for further study and consideration, pending the ability of the City to provide adequate municipal services, to the area, among other factors; and WHEREAS, the representatives of approximately 253 acres at the southern edge of the community have requested the property be re -guided from DR, Development Reserve to LIP, Light Industrial Park; and WHEREAS, the City finds that the best interests of the City's land use goals and objectives, and reasonable flexibility for development planning and timing, would be best served by amending the current Comprehensive Plan to modify land use guidance for the subject property, based on the findings herein, and various limitations and requirements inherent in the City's exercise of its land use authority; and WHEREAS, the re -guidance of said property to LIP, Light Industrial Park would be consistent with the adjoining land to the north, also currently guided LIP; and 4B (7) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2025-07 WHEREAS, the proposed LIP designation would support a variety of light industrial land uses, an important land use objective of the City; and WHEREAS, the City would adopt, or has adopted, various land use management requirements ensuring that development within the LIP areas is undertaken in accordance with the City's land use and economic development goals; and WHEREAS, with the applicable amendment, the City would establish and retain land use control over projects of this type, ensuring more effective planning, cost-efficient development, and preservation of other City goals and objectives related to industrial and economic development; and WHEREAS, any property located within the area subject to this re -guidance would need to be processed and reviewed according to those standards and to achieve the applicable goals; and WHEREAS, the Planning Commission has reviewed the amendments modifying the Future Land Use Map of the Comprehensive Plan and the effect on the City's land use plans and policies; and WHEREAS, the Planning Commission held a public hearing on February 4th, 2025 on the proposal 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 City's land use goals for industrial development include an emphasis on tax -base stabilization and diversification, as well as employment creation. 3. The incorporation of the subject area into the LIP land use category has the potential to accomplish tax -base stability and diversity. 4B (8) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2025-07 4. The incorporation of data center development as allowed by the LIP, and contemplated by the interested parties has the potential to create employment that includes high - wage positions, and periodically, levels of employment that can be a component of the City's economic development goals, even though total employment may be less concentrated than other industrial uses. 5. Accommodation of data center development within Light Industrial Park designations accelerates the supply of local jobs beyond the historical pace of light industrial land development. 6. By retaining the ability to regulate data center uses per the language in the Light Industrial Park designation, and only to suitable locations, the potential allowance of data center development can accommodate both the City's economic development interests, as well as its interest in quality land planning. 7. The City retains the ability to consider the following factors in permitting data center development, providing assurances that such development is advancing the City's land use and economic development interests: a. Proximity to Residential Land Uses: The city will review data center development requests to ensure protection of existing and future residential development areas. Noise: The City will review and consider data center development only when concerns related to nuisance noise can be satisfactorily addressed with demonstrated data. Utility Demands: The City will require that the developer must demonstrate adequate capacity and design to serve these users, without creating a shortage of capacity for other development. d. Transportation: The City will require that transportation impacts and demands are studied to ensure that road networks are maintained and advanced, and that capacity and/or design improvements are accounted for as a part of such development. e. The City will require that any such developer will study and detail transportation impacts and present a thorough and adequate multi -modal circulation plan, as determined by the City. Industrial Land Supply: The City will evaluate, and use as a consideration of approval or denial, whether adequate supplies of land to accommodate other light -industrial development are available if data center development consumes large areas currently guided. 4B (9) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2025-07 g. The City will examine, and use as a consideration of approval or denial, whether the City's current Orderly Annexation boundaries and Orderly Annexation Agreement expansion language will not negatively impact other land use and growth considerations as land is consumed by data center uses. h. Economic/Fiscal Issues: The City will utilize various financial tools to ensure that development contracts adequately secure financial obligations and bind future parties to achieve the goals of the projects under consideration. Electric Power Usage: Data center coordination with energy service providers and information on their permitting process may be a factor in local approval or denial. The information must demonstrate to the satisfaction of the City whether the electric power supply can remain consistent and robust for others in and around the community, without threat of power loss due to the development of data centers in the community. j. The City will evaluate other site -specific considerations through applicable implementation tools, including the zoning and subdivision ordinance. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission recommends to the City Council that the proposed Comprehensive Plan amendment to the Future Land Use Map, Exhibit 3.3, altering land use guidance from DR— Development Reserve to LIP - Light Industrial Park for the subject site as illustrated on Exhibit A to this resolution be approved, based on the findings noted herein. ADOPTED this 4th day of February, 2025 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION Andrew Tapper, Chair 4B (10) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2025-07 ATTEST: Angela Schumann, "mgnity Development Director 4B (11) CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2025-07 EXHIBIT A AREA TO BE REGUIDED LIGHT INDUSTRIAL PARK 4B (12) Consideration to Amend Monticello 2040 Comp Plan -Land Use Growth & Orderly Annexation PID: 213100-271300; 262300; 262200; 262400; 271100; 271301; 271302 Legal: Lengthy Address: Multiple Created by: City of Monticello 4B (13) Kimley»>Horn DATE: January 6, 2025 TO: Angela Schumann, City of Monticello — Community Development Director FROM: Brian Wurdeman, PE, Kimley-Horn Nick Frattalone, Monticello Tech LLC — Chief Executive Officer SUBJECT: Monticello Light Industrial Comprehensive Plan Amendment Overview On behalf of Monticello Tech LLC, the following information has been included in our Comprehensive Plan Amendment application. We are seeking support from the City of Monticello to re -guide approximately 253 acres of land currently guided Development Reserve to Light Industrial. We believe this application is conforming with the guidelines put forth by the City of Monticello. Thank you for your consideration of the following information. Please let us know if you have any questions or would like additional information to be provided. We look forward to doing business in your community. Comprehensive Plan Amendment Approval Criteria This memorandum assesses the consistency of the proposed amendment from Development Reserve to Light Industrial with the Comprehensive Plan, addressing the following criteria: 1. Whether the proposed amendment corrects an error or addresses a need due to changing conditions, trends, or facts arising since the Comprehensive Plan's adoption. 2. Whether the proposed amendment is consistent with the guiding principles of the Comprehensive Plan. 3. The extent to which the proposed amendment addresses a demonstrated community need. 4. Whether the proposed amendment will protect the health, safety, morals, and general welfare of the public. 5. The impacts on the natural and built environments, including engineering and environmental factors. 6. Whether the proposed amendment is compatible with existing and proposed surrounding uses, and appropriate for the land. 7. Whether the proposed amendment will result in a logical, orderly, and predictable development pattern. 8. Whether the proposed amendment is consistent with the purpose of this ordinance. Analysis 1. Correction of Errors or Addressing Changing Conditions - The proposed amendment does not aim to correct any errors or emissions of the initial comprehensive plan. It is intended to provide further guidance in Development Reserve Area that was not previously guided or studied as part of the current comprehensive plan. 2. Consistency with Guiding Principles - The guiding principles of the Comprehensive Plan establish a framework for sustainable and equitable development. The proposed amendment does not conflict with these principles as the 4B (14) Kim ey>>> Horn Page 2 amended area would be adjacent to land currently guided towards Light Industrial. 3. Addressing Demonstrated Community Need - The market has demonstrated a need for additional land area to be guided towards Light Industrial as there is market interest in Light Industrial users developing the property. 4. Protection of Public Health, Safety, Morals, and General Welfare - The proposed amendment will not inhibit the Public Health, Safety, Morals, and General Welfare of the Community as the proposed re -guided Light Industrial Area would be located immediately adjacent to areas currently guided towards Light Industrial. All developments within the Light Industrial district would then be subject to meeting all requirements related to traffic, noise, air quality, etc. established by the City and State. 5. Impacts on Natural and Built Environments - Environmental analyses indicate that the proposed amendment minimally impacts air, water, and noise levels as there is adjacent land guided towards Light Industrial. All developments within the Light Industrial district would then be subject to meeting all requirements related to environmental regulations of the City and State. 6. Compatibility with Surrounding Uses and Land Suitability - The proposed amendment is compatible with existing and planned uses in the vicinity. The design respects the character and needs of the surrounding properties, ensuring harmonious integration. 7. Logical, Orderly, and Predictable Development Pattern - This amendment contributes to a logical and predictable development pattern by following planned growth trajectories and enhancing infrastructural continuity. It fits within the City's established development framework. 8. Consistency with Ordinance Purpose - The amendment directly supports the purpose of this ordinance by advancing such as urban growth and economic development. It aligns with regulatory intents and enhances the overall implementation of city planning policies. Conclusion In conclusion, the proposed amendment satisfies all the criteria listed, ensuring it is a valuable and necessary adjustment to the Comprehensive Plan. This amendment will address emerging needs, preserve public well-being, and foster a sustainable development pattern in alignment with the City's long-term vision. If there are any questions or further clarifications needed, please feel free to contact me. Sincerely, Brian Wurdeman, P.E. Associate Kimley-Horn 4B (15) GRAPHIC SCALE IN FEET 0 200 400 800 M` 71 /01 85TH ST NE i I N Q- I DEVELOPMENT RESERVE TO BE RE -GUIDED TO LIGHT INDUSTRIAL PARK ±253 AC nonn�c�n �o��nnninv ��ooin�o - - - - ------•-----------•----- I I I I I I s Kimley)))Horn NORTH 11995 SINGLETREE LANE, SUITE 225, EDEN PRAIRIE, MN 55344 PHONE: 612-315-1272 WWW.KIMLEY-HORN.COM COMPREHENSIVE PLAN AMENDMENT EXHIBIT i PREPARED FOR: FRATTALONE DEVELOPMENT DRAWN BY: MOB DATE: 12/19/2024 SHEET NO. EX-1 t.� Monticello))) 2040 VISION + PLAN - COMPREHENSIVE PLAN I NOVEMBER 23RD, 2020 ADOPTION CHAPTER 3: E .. GROWTH AND LYANNEXATION 47 4B (18) GROWTH STRATEGY Monticello's growth strategy balances land use development needs with real estate market demand, and transportation and infrastructure improvement requirements to ensure an orderly and efficient use of land and resources. There is a significant amount of development potential within Monticello's existing municipal boundary and even greater potential in the surrounding MOAA. Therefore, for the next 20 years, the general growth strategy prioritizes development of remaining available vacant land within existing boundaries and the downtown and surrounding area before substantially developing and annexing land within the MOAA. The growth strategy has three objectives: Encourage growth which creates a strong and vibrant place to live, work, shop and recreate, with focused infill development and redevelopment to create a vibrant downtown and core community, • development which provides a range of housing, employment and economic opportunity, development which provides both a walkable community and safe multi -modal transportation options, and development which sustains and enhances the natural amenities of Monticello. • Support investment and reinvestment within the existing city boundary of Monticello, directing development into areas of Monticello already serviced or planned to be serviced by roads and utilities, while also thoughtfully designing and limiting development within and around sensitive natural areas. Ensure the managed development of appropriate and compatible land uses which is resilient to shifts and changes in the economy, real estate market and consumer demand, and responds to a changing tax base. Briar Oakes Residential Property, Source: City of Monticello Another aspect of the growth strategy is the designation of significant portions of the MOAA as a Development Reserve. This is land reserved for an extended, longer -term growth horizon beyond 2040 and the time horizon of this Comprehensive Plan. However, some development in the MOAA is likely to occur before 2040 and Monticello should adjust its land use policies and decision - making with some measure of flexibility to accommodate new development proposals as they occur. As long as development proposals meet the overarching land use planning goals presented in this Comprehensive Plan, an amendment to the Plan is the proper procedure for consideration of such projects. Consideration for projects in the MOAA and annexation requests will follow the current annexation agreement parameters, or any future amendments to the agreement. Growth and development within the MOAA would naturally follow the existing roadway network and its potential for expansion as well as the availability of utility infrastructure, specifically sewer and water lines provided as City services. Specific projects will require analysis of utility and infrastructure needs, roadway network capacity, as well as land use compatibility. Given the MOAA's existing land area and its growth potential, its full development build -out would occur over a much longer time period, extending beyond the 20-year timeline of this plan. Land in the Monticello Orderly Annexation Area 50 LAND USE, GROWTH AND ORDERLY ANNEXATION 4B (19) PRIMARY GROWTH CITY-WIDE GROWTH AND DOWNTOWN Developing parcels within the City and the Downtown are the primary growth objectives of the 2040 Comprehensive Plan. Monticello will prioritize infill development within the existing municipal boundary and adjacent lands accessible by existing utility infrastructure, with a strong focus on the revitalization and redevelopment of the Downtown. SECONDARY GROWTH STUDY AREAS AND PORTIONS OF THE MOAA The secondary growth objectives of the 2040 Comprehensive Plan include directing growth into the Northwest Study Area, the East Bertram Study Area, specific parcels of land within the MOAA with a future planned land use designation, and other areas that align with City goals and policies. In particular, property outside the Study Areas but with frontage on County Highway (CSAH) 39, Highway 25 and other major transportation corridors, or properties already served by utilities are logical development opportunities and may be considered Primary Growth Areas. The City shall retain discretion when evaluating development proposals in the Secondary Growth Area that are consistent with the Goals and Vision of the Comprehensive Plan. Sunset Ponds Development TERTIARY GROWTH DEVELOPMENT RESERVE OF THE MOAA The third growth objective is to direct growth in the Development Reserve of the MOAA. Property within the MOAA will retain their existing uses until requests for annexation and development under the Orderly Annexation Agreement occurs, and transportation and utility improvements are installed. This includes utility studies to support cost effective and efficient infrastructure into the secondary and tertiary areas. It would be premature to change the land use designations of parcels at the time of this Comprehensive Plan given this Plan's long-term development horizon, and the potential need for future study and development impact assessment. As appropriate, the City may undertake or authorize development studies to respond to Comprehensive Plan amendment proposals or changing circumstances. Since these areas have a longer development horizon and have not been assigned a new future land use designation, they will continue to accommodate the existing single-family, rural residential and agricultural land uses that exist today. Any future change of land use will require a Comprehensive Plan amendment. Residential Development in the City of Monticello MONTICELLO 2040 VISION + PLAN 51 GROWTH STRATEGY MAP 4B (21) FUTURE LAND USE DESIGNATIONS AND MAP Achieving Monticello's planning goals and implementing its growth strategy requires an approach to City-wide land use that finds an appropriate balance between all land uses considering changing market conditions, development opportunities, and resident and stakeholder aspirations for Monticello's future. A balance between such land uses is needed to protect neighborhoods, to provide recreational opportunities, to offer community gathering places, and to ensure a stable and growing tax base that promotes economic diversity and resiliency to economic changes. The Future Land Use Designations and Map will guide future land use decision - making and can be amended when circumstances or opportunities warrant a change in planning direction in the City. However, any changes to the Future Land Use Map should also be consistent with the larger community vision established through the comprehensive planning process. The Monticello City Council can only approve changes to the Land Use Designations and FLUM through a Comprehensive Plan Amendment. In total, there are 18 distinct land use designations, including six residential designations, four commercial and mixed -use designations, three industrial designations, two parks and open space designations, one public and institutional designation, one for the Development Reserve of the MCAA, and one for the Xcel MNGP. Carlisle Village Residential Property, Source: City of Monticello The land uses designations include: • Development Reserve (DR) • Open Space and Resource Conservation (OSRC) • Parks and Recreation (PR) • Estate Residential (ER) • Low -Density Residential (LDR) • Traditional Residential (TR) • Mixed Neighborhood (MN) • Mixed -Density Residential (MDR) • Manufactured Home (MH) • Downtown Mixed -Use (DMU) • Community Commercial (CC) • Regional Commercial (RC) • Commercial and Residential Flex (CRF) • Light Industrial Park (LIP) • General Industrial (GI) • Employment Campus (EC) • Public and Institutional (P) • Xcel Monticello Nuclear Generating Plant (MNGP) 54 LAND USE, GROWTH AND ORDERLY ANNEXATION 4B (22) E= City of Monticello Boundary ......... Monticello Orderly Annexation Area (MOAA) 0 Parcels C Streets +H+ Railroad Water Bodies 0 Development Reserve (DR) Open Space and Resource Conservation (OSRC) City Parks and Recreation (PR) 0 Estate Residential (ER) Low -Density Residential (LDR) 0 Traditional Residential (TR) EXHIBIT 3.3 0 Mixed Neighborhood (MN) 0 Mixed -Density Residential (MDR) 0 Manufactured Home (MH) 0 Downtown Mixed -Use (DMU) Community Commercial (CC) Regional Commercial (RC) Commercial and Residential Flex (CRF) Employment Campus (EC) 0 Light Industrial Park (LIP) General Industrial (GI) 0 Public and Institutional (P) 0 Xcel Monticello Nuclear Generating Plant (MNGP) MONTICELLO 2040 VISION + PLAN 55 4B (23) DEVELOPMENT RESERVE A Development Reserve land use designation applies to a significant portion of the Monticello Orderly Annexation Area (MOAA). The Development Reserve includes 3,100 acres on the Future Land Use Map. The purpose of this designation is to serve as a growth reserve that maintains lands for agricultural, rural residential or other similar permitted uses until such time those lands are developed for other uses. Future uses could include residential, commercial or industrial development. As described previously, the Development Reserve is a long-term tertiary growth objective for the City. Future development and change of use would require a Comprehensive Plan amendment. RESIDENTIAL DESIGNATIONS Monticello has approximately 3,484 acres of land currently used for residential purposes. The majority of this land, 3,127 acres or roughly 90%, is developed with single-family homes. The remaining 357 acres accommodates a limited variety of attached single- and multi -family housing types, including townhomes, duplexes, multi -story apartment buildings, and manufactured homes. There are approximately 4,496 acres of land designated for residential use on the Future Land Use Map, including 3,374 acres for single-family homes and 1,122 acres for a variety of mixed and multi -family style housing types. This acreage is projected to accommodate the existing uses and future anticipated housing needs in the City over the next twenty years consistent with the Primary Growth Strategy. This acreage does not include the 49 acres of Downtown Mixed - Use and 174 acres of Commercial/Residential Flex (both described in the following section on commercial land use) which also have potential to contain future residential development. The Future Land Use Plan establishes six different residential designations to achieve a variety of housing and neighborhood character that differ between housing type, scale and form, and density. Three designations allow and encourage a range of new single-family, multi -family and mixed housing types and densities. The purpose of the residential designations is to characterize and preserve neighborhoods, promote a range of housing types and housing stock diversity, continue to provide areas for single-family homes, and encourage the infill development of small -lot single-family homes, townhomes, condominiums, senior housing and mixed or alternative styles of multi -family development. TABLE 3.2: FUTURE LAND USE RESIDENTIAL ACREAGES Land Use Categories Estate Residential Acreage 1,102 Low -Density Residential 2,198 Traditional Residential 74 Mixed Neighborhood 635 Mixed -Density Residential 348 Manufactured Home 135 Low-Densitv There is ample available land that could be developed for low -density, single- family residential uses and create new neighborhoods. Two land uses, Estate Residential and Low -Density Residential, will guide new single-family residential neighborhoods in the City. By 2040, the Comprehensive Plan envisions low density single-family uses and conservation style development in these areas of the City and contiguous to the MOAA. Generally, an average density of 4 housing units per acre characterizes single-family neighborhoods but these areas could likely be developed between 3-6 units per acre depending on utility infrastructure, sensitive natural resources, conservation style development, developer preferences and project specifics. Other types of single-family housing styles, including small -lot development and attached single-family homes is encouraged in this and other residential land use designations. Eastwood Knoll Residential Property, Source: City of Monticello 56 LAND USE, GROWTH AND ORDERLY ANNEXATION 4B (24) LIGHT INDUSTRIAL PARK (LIP) The Light Industrial designation accommodates a variety of light industrial uses. Uses are characterized by a higher level of amenities not required in the General Industrial designation. Characteristics such as noise, vibration and odor do not occur or do not generate significant impacts. Hazardous materials handling and storage may also occur but must be stored indoors or screened from the public right-of-way. Activities such as the handling of hazardous materials and outdoor storage are limited. This land use designation does not include the principal retail commercial uses found in the Employment Campus and a more limited range of commercial activities. Transportation impacts which occur are in direct support of the manufacturing or production use. The Light Industrial land use is distinguished from General Industrial land use by reduced potential for noise, visibility, truck activity, storage and other land use impacts. The Light Industrial Designation accommodates uses such as processing, assembly, production, and fabrication manufacturing which uses moderate amounts of partially processed materials, warehousing and distribution, research and development, medical laboratories, machine shops, computer technology, and industrial engineering facilities. Office uses also occur within these areas. This designation also accommodates limited local -serving commercial uses which may generate storage or noise impacts. Industrial • Warehousing and Distribution • Light Manufacturing • Assembly • Production & Fabrication • Research and Development • Medical Laboratories • Computer Technology Commercial • Minor Auto -Repair • Self Storage Primary Mode Vehicular with access to collectors and arterials F Transit or shuttle service Secondary Mode Shared bike/ pedestrian facilities 2018 Correlating • Floor Area Ratio ♦ Zoning District (FAR) 0.50 to 0.75 Light Industrial District • Height - Up to 4 stories IBC Industrial • Lot Area - Business Campus N/A (Amended March 2023; Resolution 2023-27) MONTICELLO 2040 VISION + PLAN 4B (25) IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION Policy 1.2. Growth Management to Achieve Goal Adopt and maintain growth management tools which prioritize development within the existing city boundary first as the primary growth area and then into the Planning Areas and some adjacent MOAA areas as a secondary option and then into Development Reserve of the MOAA as the last option. There may be exceptions to this when utilities and transportation infrastructure is readily available. Policy 1.3. Balance Land Use with Transportation Choices Ensure that land use decisions consider the characteristics of the transportation network, including road capacity, the quality of the streetscape, sidewalks, accessibility, availability of public transportation and other modes of travel. Strategy 1.2.1- Create growth management tools and solutions such as development incentives, zoning regulations, capital investments, and other measures which support focused development into the primary growth areas. Strategy 1.2.2 - Consider a more detailed planning initiative for the Northwest and East Bertram Study Areas to better define land use, utility and transportation corridors and needs, which can be incorporated into finance and capital improvement plans. Strategy 1.2.3 - Develop utility and transportation solutions supporting the development of "primary" growth areas which best meet the city's immediate development goals, such as those for the Chelsea/School Boulevard (CR) area, and estate residential areas. Strategy 1.3.1- Use the development review process to evaluate and mitigate potential impacts on traffic, parking, transportation safety, accessibility, connectivity, and transit needs. Strategy 1.3.2 - Require a preliminary transportation plan, including conceptual roadway network, with any development proposed in the Northwest or East Bertram Planning Areas. Strategy 1.3.3 - Coordinate and participate in regional land use planning activities, particularly along State Highway 25, with Wright County, Sherburne County, the Cities of Buffalo, Big Lake and Becker, the Central Mississippi River Regional Planning Partnership and the School District. SHORT- I LONG- ONGOING THEME TERM TERM MONTICELLO 2040 VISION + PLAN 195 413 (26) * �y tNNNUOTA II0F Of II� lmoiiiiaimimi� MONTICELLO City of Monticello NATURAL RESOURCE INVENTORY AND ASSESSMENT Figure 8 Conceptual Greenway Corridors 0 0.4 0.8 1.6 2.4 Miles LEGEND Project Boundary Roads Greenway Corridor Powerline Corridors Natural/Semi-Natural Land Cover Features Pa rks - City Property US FWS Waterfowl Production Area - 1 f S -iR K.\0154G14Z&Maos\NRIA R.... Figures\NRI Fig 8 Greenway Corridors mxd Nov 04 2008 12 14 28 PM Monticello Planning Commission 2=4=2025 Comprehensive Plan Amendment Proposed Text Amendments (City of Monticello) Comprehensive Plan Amendment (TEXT) (City of Monticello) Amendment to the Comprehensive Plan (Monticello 2040 Vision + Plan) establishing definition and policy for consideration of Data Center development in Light Industrial Park areas, and clarifying technology uses in other industrial land use categories. 1.13oth the Employment Campus land use designation and the light Industrial Park land use designation are amended to clarify the existing "computer technology" language. a. Employment Campus - re-emphasize employment -dense businesses, regardless of technology nature of business. b. light Industrial Park — modified to specify that "passive" uses of technology (such as data centers) are allowed. 2. Address the specialized impacts that data center land uses may present, and create additional language to the light Industrial Park designation. a. Acknowledge data centers as unique light industrial use. b. Avoid off -site impacts (noise, lights, traffic, odors, etc. ) c. limits use of data center designation when shortages of various resources (land, infrastructure, etc.) result. d. Data center impacts are addressed by the development and/or sustainable by the community long term. e. Data center development will actively accommodate or not inhibit future growth of the city or infrastructure. f. Full assurances of no negative impacts on power supply City Review Process 1. Comprehensive Plan Amendment(s) — Map or Text 2. Environmental Reviews — EAW/AUAR,, and others 3. Zoning Amendments — Zoning Districts/Standards 4. Platting — Subdivision/Combin ations, Ded 5. Conditional Use Permits — Site and Bldg. P ications Manning Resolution PC 2025=06 Staff has recommended approval for the Monticello 2024 Vision + Plan Comprehensive Plan (Text) Amendment: staff believe that the inclusion of Data Centers as an allowable land use ray have a positive impact on the City's land use goals overall, given :heir property tax generation capacity, diversification of tax base, and economic development catalyst potential. staff further acknowledge that data centers may have potential impacts :hat require mitigation and therefore recommend as a next step a coning ordinance amendment. The zoning ordinance amendment would nclude consideration of various zoning amendments and Conditional Jse Permit standards. � Monticello Planning Commission 2=4=2025 Comprehensive Plan Amendment Proposed Map Amendments (Monticello Tech LLC) Comprehensive Plan Amendment (MAP) (Monticello Tech LLC) Amendment to the Land Use Map for an area of approximately 250+ acres, from Development Reserve to LIP, Light Industrial Park • ter% _`�.= �`� `�� 1 II f �11�IIIII��1 - `�, Ott•\� 1 � Am �IJ11► s Fot � CITY M 7 7��j- � Monticello Criteria (from Monticello Zoning Ordinance) a) Whether the proposed amendment corrects an error or addresses the need resulting from ,)ome changing condition, trend, or fact arising since the adoption of the Comprehensive Plan; b) Whether the proposed amendment is consistent with the guiding principles of the comprehensive Plan; c) The extent to which the proposed amendment addresses a demonstrated community need; d) Whether the proposed amendment will protect the health, safety, morals, and general velfare of the public; e) The impacts on the natural and built environments, including air, water, noise, stormwater management, wildlife habitat, water quality, vegetation, drainage, streets, and other engineering Design or environmental factors; f) Whether the proposed amendment is compatible with existing and proposed uses surrounding the subject property; whether the proposed design and land uses are appropriate 'or the land; and whether the proposed amendment will maintain or improve compatibility imong uses and ensure efficient development within the city; g) Whether the proposed amendment will result in a logical, orderly and predictable levelopment pattern; and h) Whether the proposed amendment is consistent with the purpose of his chapter. ��E, ��� Resolution PC 2025=07 Staff has recommended approval for the Monticello Tech Comprehensive Plan (Map, Amendment: 'ursuant to the findings that the City retains the ability (pending appropriate zoning adoption) to regulate and determine when and Nhere specific data center projects may be developed, managing for the potential adverse impacts, and ensuring that the ultimate project will meet those requirements. Through the zoning overlay (and other tools as adopted), the reguiding of the subject land will be consistent with the foals and objectives of the Comprehensive Plan (as considered in the ;ompanion text amendment).