EDA Agenda - 07/09/2025User:
Printed:06/04/2025 - 3:19PM
julie.cheney@monticellomn.gov
Transactions by Account
Batch:00210.06.2025
Accounts Payable
Account Number Vendor AmountGL DateDescription Check No PO No
213-46301-421990 RENGEL PRINTING COMPANY, INCName Plate (CB) 0 19.8806/10/2025
19.88Vendor Subtotal:
213-46301-430400 BLOCK 52 HOLDINGS LLC Block 52 - Disbursement #2 (1/4) 130104 -1,104.0006/10/2025
-1,104.00Vendor Subtotal:
213-46301-430400 KUTAK ROCK LLP Block 34 Redevelopment - April 2025 130124 572.1706/10/2025
213-46301-430400 KUTAK ROCK LLP General EDA Matters - April 2025 130124 138.0006/10/2025
213-46301-430400 KUTAK ROCK LLP Nordic Tap House Facade Loan - April 2025 130124 1,740.4006/10/2025
2,450.57Vendor Subtotal:
213-46301-431990 LHB, INC Block 34 TIF Analysis 130127 9,381.2506/10/2025
9,381.25Vendor Subtotal:
213-46301-443990 BLOCK 52 HOLDINGS LLC Block 52 - Disbursement #2 (1/4) 130104 -758.7806/10/2025
-758.78Vendor Subtotal:
213-46506-443991 BLOCK 52 HOLDINGS LLC Block 52 - Disbursement #2 (1/4) 130104 18,323.0006/10/2025
18,323.00Vendor Subtotal:
213-46534-443991 BLOCK 52 HOLDINGS LLC Block 52 - Disbursement #2 (1/4) 130104 21,677.0006/10/2025
21,677.00Vendor Subtotal:
AP-Transactions by Account (06/04/2025 - 3:19 PM)Page 1
Account Number Vendor AmountGL DateDescription Check No PO No
Subtotal for Fund: 213 49,988.92
Report Total: 49,988.92
AP-Transactions by Account (06/04/2025 - 3:19 PM)Page 2
User:
Printed:06/18/2025 - 4:00PM
julie.cheney@monticellomn.gov
Transactions by Account
Batch:00203.06.2025
Accounts Payable
Account Number Vendor AmountGL DateDescription Check No PO No
213-46301-431990 WSB & ASSOCIATES INC Phase II ESA - 216 Pine St - April 2025 0 5,594.5006/24/2025
5,594.50Vendor Subtotal:
213-46301-433100 TYLER BEVIER Mileage Reimbursement - EDAM Conference (234 miles) 0 163.8006/24/2025
163.80Vendor Subtotal:
213-46301-434990 MONTICELLO CHAMBER OF COMMERCEEDA Sponsorship - Gold Level - Let's Chalk 130212 5,000.0006/24/2025
5,000.00Vendor Subtotal:
Subtotal for Fund: 213 10,758.30
Report Total: 10,758.30
AP-Transactions by Account (06/18/2025 - 4:00 PM)Page 1
User:
Printed:06/17/2025 - 1:50PM
julie.cheney@monticellomn.gov
Transactions by Account
Batch:00202.06.2025
Accounts Payable
Account Number Vendor AmountGL DateDescription Check No PO No
213-46301-433100 US BANK CORPORATE PMT SYSTEMEDAM - 2025 Summer Conference (JT; TB) 0 770.0006/15/2025
770.00Vendor Subtotal:
213-46301-438200 CITY OF MONTICELLO 216 Pine St (EDA - old Finders Keepers consignmt by old DMV) 0 53.8206/15/2025
213-46301-438200 CITY OF MONTICELLO 130 Broadway E. (EDA strmwtr - formerly the Zoo) 7/3/2019 new fee 0 31.5006/15/2025
85.32Vendor Subtotal:
213-46301-443990 US BANK CORPORATE PMT SYSTEMPIZZA RANCH - Food Special Mtg - EDA Workshop 0 62.2006/15/2025
62.20Vendor Subtotal:
Subtotal for Fund: 213 917.52
Report Total: 917.52
AP-Transactions by Account (06/17/2025 - 1:50 PM)Page 1
User:
Printed:07/01/2025 - 2:58PM
julie.cheney@monticellomn.gov
Transactions by Account
Batch:00204.06.2025
Accounts Payable
Account Number Vendor AmountGL DateDescription Check No PO No
213-46301-431991 DEMVI LLC Parking Lot Maintance - June 2025 0 213.8606/30/2025
213.86Vendor Subtotal:
213-46301-438100 CENTERPOINT ENERGY 12045691-8 - 216 Pine St 0 38.5906/30/2025
38.59Vendor Subtotal:
213-46301-438100 XCEL ENERGY 101 E 3rd St (216 Pine St) - formerly Finders Keepers 0 21.6406/30/2025
21.64Vendor Subtotal:
Subtotal for Fund: 213 274.09
Report Total: 274.09
AP-Transactions by Account (07/01/2025 - 2:58 PM)Page 1
The preceding list of bills payable totaling $61,938.83 was approved for payment.
Date: 7/9/25 Approved by:___________________________________________
Hali Sittig - Treasurer
MINUTES
WORKSHOP MEETING - ECONOMIC DEVELOPMENT AUTHORITY (EDA)
Wednesday, June 11, 2025 – 5:00 p.m.
Academy Room, Monticello Community Center
Commissioners Present: President Steve Johnson, Vice President Jon Morphew , Rick Barger,
Clint Berglof, Mayor Lloyd Hilgart, Councilmember Tracy Hinz
Commissioners Absent: Treasurer Hali Sittig
Staff Present: Executive Director Jim Thares, Community Development Director
Angela Schumann, Tyler Bevier, Anne Mueller
1. Call to Order
President Steve Johnson called the regular meeting of the Monticello Economic
Development Authority to order at 5:00 p.m.
2. Roll Call 5:00 p.m.
Mr. Johnson called the roll.
3. Direct Housing Aide and Housing Trust Fund Ordinance Review-Discussion
Executive Director Jim Thares provided a brief overview of the Minnesota Direct Housing
Aide. He noted the state funds are being distributed based on population and disbursed to
cities and counties in three cycles in 2023, 2024 and 2025. The City of Monticello received
$60,870 in 2023 and 2024 and will receive an additional $30,435 in 2025 for a grand total of
$152,175. The legislation authorizing the funding requires that it be committed to a project
or purpose within three years of receiving the funds and spent within four years of being
received. Without an obvious project at this moment, staff are seeking EDA-HRA guidance
as to usage or the option of creating an Affordable Housing Trust Fund which is believed to
allow the preservation of the funding and remove the commitment timelines. City staff are
seeking discussion and direction from the Commissioners at this time.
Clint Berglof arrived at the meeting at 5:05 p.m.
Community Development Director Angela Schumann spoke to the legislative measures
established and schedule for affordable housing funds becoming available and utilization of
said funds. Ms. Schumann suggested the decision points be based on the drafted ordinance
by the City attorney establishing a housing trust fund. It defines “affordable housing” for
the purposes of the fund, and indicates how the funding will become self-sustaining, and
lists out the allowed uses of the funding as per state statute.
EDA Workshop Meeting Minutes – 06/11/2025
Ms. Schumann reviewed the various options related to a potential housing trust fund. The
EDA-HRA could act as the responsible trust fund administrator, or the City itself could
administer the funds with the EDA acting as a review or advisory body for the Council .
Ms. Schumann also reviewed the potential uses of the funds with a focus on “affordable
housing”. It can be used to benefit single-family homes or multi-family buildings and could
be for rehabilitation projects or new development. First-time homebuyer assistance is also
allowed for low-and moderate-income households. She further noted the matrix and
percentages calculated for persons with “very low” or “moderate” income qualifications
aligning with the Federal HUD program and using the Greater Twin Cities area as a model .
The funds could also be used to match other federal, state or local funding sources for
housing projects. Conversations with legal representation for the City indicated the
availability of serving as matching funds to supplement projects the EDA wishes to fund in
conjunction with use of Federal funds or other financial assistance tools.
President Johnson noted the potential to leverage $152,000 +/- with other State programs
and also the flexibility with establishing a trust. Ms. Schumann spoke to the current median
income standards table and rates.
Ms. Schumann spoke about another key decision, if consideration for funding may be used
for multi-unit projects about the number of units as a benchmark for qualifying use. Jim
Thares spoke to the calculations in relation to the affordable housing TIF program and basis
for multi-family qualification being a similar model.
Steve Johnson, noted that regarding applicable single-family renovations at a lesser cost
than multi-units, might be best delegated by the EDA, acting as HRA, to get the most use
out of the funding dollars. Depending on demand and where to focus activity, would make
the determination for new construction or restoration. Jon Morphew spoke to smaller -scale
projects potentially not using as much in grants and subsidies as larger projects which could
wipe all funds out at once. Mr. Johnson pointed out potential situations with aging
generations with maintenance hardships on limited incomes where a grant or forgivable
loan would help.
Tracy Hinz favored the review and delegation by EDA to simply reference the HRA and
opportunity to utilize the best definition for transparency.
Angela Schumann referred to the intent of the ordinance for initial funding as seed money
as a measure for communities to address long-term affordable housing needs. She also
suggested that pooled housing increment could be added to the trust fund dollars as well to
build a program.
EDA Workshop Meeting Minutes – 06/11/2025
Steve Johnson supports the concept of the EDA-HRA acting as the administrator, though
ultimately acknowledging it is the City Council’s decision to approve the ordinance. Angela
Schumann said if the EDA is the acting entity, the EDA attorney will need to draft an
ordinance adopted by the EDA.
Tracy Hinz asked about trust fund limitations and if the money would expire. Jim Thares said
the funds could sit idlily forever. Jon Morphew added that in starting a trust fund it will be
important to not let money slip away. A created and dedicated fund would encourage the
EDA to consider ways to fund it and encourage growth over an unsystematic approach.
Lloyd Hilgart asked if any fees might incur to establish a trust fund. Jim Thares said that a
modest amount of legal fees will be incurred in drafting the EDA resolution and ordinance
review. Ms. Schumann noted that the legacy costs would be modest and like TIF districts;
becoming another fund to manage which staff already do at this time.
Angela Schumann suggested if consensus is to recommend the EDA-HRA serve in the role as
the trust fund administrator and developer of the program, the next step is to ask the EDA
attorney to review the ordinance and draft the EDA resolution consideration.
Commissioners Hilgart and Hinz both agree that this is the best format of utilizing the state
funding.
Jim Thares also suggested at the end of the budget year that the EDA could review the
potential to add to the trust fund through the HRA levy dollars, not used for economic
development efforts. This would bolster growth of the trust fund. He also noted that for
smaller rehab projects it may be worth utilizing consultants as these projects consume an
immense amount of staff time with smaller community gain. Jon Morphew spoke to his
perspective of obtaining the most out of a well-versed professional than to allot additional
time to an already taxed staff with smaller-scale housing matters.
Angela Schumann noted the ongoing relationship the city has with the Central Minnesota
Housing Partnership (CMHP) and the research conducted for housing stock in the Central
Core District (CCD). Ms. Schumann suggested a possible rehabilitation program, or a
downpayment assistance would be where CMHP could help the city.
Steve Johnson spoke to an aging and low-income home on Broadway, if involved in a sewer
or water main emergency, and seeing the need for low-income emergency assistance
becoming available rather than allowing the funds to sit unused.
4. Historic Plaque Signs Review-Discussion
Mr. Thares spoke of the revised quotes and visual concepts as a follow-up to earlier EDA
discussions about the look and design of the historical plaque signage in the CCD.
EDA Workshop Meeting Minutes – 06/11/2025
Angela Schumann noted the origins of the signage program and the intent to recognize the
history and role of the buildings and the owners and the City and EDA’s investment into the
building. Ms. Schumann said it should be noted that the buildings are not nationally
registered as historic. The Agosto Law office building signage main purpose is to convey a
story with historical images of how it came to be.
Tyler Bevier noted the color palates to suit the various façade types in the CCD and provided
pictorial samples of the themes used by the City in Mississippi Bronze and Monticello blues.
He noted that the traditional bronze raised-letter plaque sample carries a substantially
greater cost than the others.
Tracy Hinz asked if changing the color palate format occurs, could a new sign be ordered for
the Agosto Law building to match the newer ones. Jim Thares said that could be done.
Jon Morphew stated he was also not in attendance at the previous sign discussion and
shared that the bronze material sign is more appropriate for historical buildings on a
registry. The Agosto sign is for information and educational purposes for community
citizens. Not taking the cost into the factor, Mr. Morphew said the Agosto sign is more
appropriate for the program.
Lloyd Hilgart said his previous comments in bringing the item back for further discussion
were aimed at addressing the potential color palette issues on the various color tones of the
buildings in the CCD. He was not aware that the bronze plaques could cost three times as
much as the current signage format.
Lloyd Hilgart asked if the signs should share the same themed color perhaps on a by-block
basis. Angela Schumann asked if the EDA might want the grantee to decide.
Jon Morphew asked if a catalog of options should be made available. Angela Schumann
clarified the options available are the two-color themes available – blue or bronze and
suggested perhaps including a black and white option for the facades which are black or
white. Rick Barger suggested that uniformity of all signs being of the same or similar palate
to make downtown look more attractive. Jon Morphew noted that the Mississippi bronze
scheme matches most of the existing buildings better than the blue. Steve Johnson agreed
that the bronze color would look better on the old city hospital (dental clinic) façade.
Jon Morphew suggested giving the applicant the option of selecting the color of their
choosing and to perhaps visit implementing this factor into the application process on any
new proposals.
EDA Workshop Meeting Minutes – 06/11/2025
Angela Schumann explained that the requirement is not written within the loan contract;
and further noted the origin of the program and the benefit of the sign paid for by the EDA
as part of the loan. She said that permission will need to be provided by the property
owners before any signs are installed. Ms. Schumann asked if the EDA was ready to move
forward and act on the palates as presented.
Lloyd Hilgart suggested removing the classic bronze historical plaques from discussion
completely and asked if the two-color palate options and a black and white option might be
made available. Staff confirmed that the suggestion is achievable and can be made available
for the EDA to decide how to proceed in a future agenda.
Lloyd Hilgart said the depictions could be printed and physically placed on the buildings to
gain perspective in real time and suggested a walking tour for the next EDA discussion and
decision. Angela Schumann spoke to the changes and updates since the last walking tour ,
including the roadway and pedestrian improvements and façade program.
Jon Morphew suggested casually contact the building owners to inform of the EDA efforts
before the next meeting to gauge interest.
Adjourn
The workshop concluded at 5:51 p.m.
Recorded By: Anne Mueller ____
Date Approved: July 9, 2025
____________________________________________
Jim Thares, EDA Executive Director
MINUTES
REGULAR MEETING - ECONOMIC DEVELOPMENT AUTHORITY (EDA)
Wednesday, June 11, 2025 – 6:00 p.m.
Mississippi Room, Monticello Community Center
Commissioners Present: President Steve Johnson, Vice President Jon Morphew,
Rick Barger, Clint Berglof, Mayor Lloyd Hilgart, Councilmember Tracy
Hinz
Commissioners Absent: Treasurer Hali Sittig
Staff Present: Executive Director Jim Thares, City Administrator Rachel Leonard,
Community Development Director Angela Schumann, Finance
Director Sarah Rathlisberger, Tyler Bevier, Anne Mueller
1. General Business
A. Call to Order
President Steve Johnson called the regular meeting of the Monticello Economic
Development Authority to order at 6:02 p.m.
B. Roll Call 6:02 p.m.
Mr. Johnson called the roll.
2. Approval of Agenda
None
3. Consent Agenda
A. Consideration of Payment of Bills
B. Consideration of Approving Workshop Meeting Minutes – May 14, 2025
C. Consideration of Approving Regular Meeting Minutes – May 14, 2025
D. Consideration of Approving Regular Meeting Minutes – May 28, 2025
TRACY HINZ MOVED TO APPROVE THE CONSENT AGENDA. RICK BARGER SECONDED THE
MOTION. MOTION CARRIED UNANIMOUSLY, 6-0.
4. Public Hearing
None
5. Regular Agenda
A. Consideration of authorizing Chalk Fest Marketing Sponsorship in the amount of $5,000
Executive Director, Jim Thares provided an overview of the Let’s Chalk event to be held
on September 21-22, 2025. The proposed sponsorship is in the amount of $5,000. It is
EDA Regular Meeting Minutes – 06/11/2025
a Gold level and offers benefits such as logo placement on all event advertising, a
preferred visitor’s table location and on-air radio-media recognition by the St. Cloud
based radio station.
Mayor Lloyd Hilgart excused himself from the vote and discussion as the event chair of
Monticello, Let’s Chalk committee member.
RICK BARGER MOVED TO APPROVE THE SPONSORSHIP OF THE MONTICELLO LET’S
CHALK EVENT IN THE AMOUNT OF $5,000. CLINT BERGLOF SECONDED THE MOTION.
Discussion
Lloyd Hilgart stepped to the podium in the audience and informed the EDA that this was
his second year serving as main organizing chairperson of the non-profit event. He
noted that this is the fourth year of the Let’s Chalk event. The Monticello Chamber of
Commerce is acting as the financial fiduciary and accepting sponsorship funding. In
2024, twenty nationally accredited professional artists plus 15 amateur local artists
crafted chalk art displays on Walnut and River Street. An estimated 4,000 people
attended each day in 2024. This was calculated through a tracking app. Mr. Hilgert
indicated that it costs about $45,000 to $50,000 to host the event and provide lodging
for the artists. Last year there were about 14 to 15 businesses involved as sponsors of
the event. The EDA provided sponsored the event in 2023 and 2024.
Steve Johnson noted that the location of the event near Block 52 and West Bridge Park
and that it showcases the City’s and the EDAs’ efforts to revitalize the downtown. He
noted that there was a recent ribbon cutting event for the new playground equipment
in West Bridge Park and that the Walk & Roll event was scheduled for the coming
weekend.
Lloyd Hilgart stated about 20 professional artists, several with three-dimensional
capabilities, are expected to participate in the 2025 event. Several are traveling from
across the U.S. to participate. He noted that the goal is to raise enough funds to cover
the event’s expenses.
MOTION CARRIED UNANIMOUSLY, 5-0. Lloyd Hilgert abstained from voting.
B. Consideration of EDA Financial Statements Update
Mr. Thares provided an overview of the agenda item to the EDA.
No action was taken on the item.
6. Economic Development Manager’s Report
Mr. Thares provided an overview of the agenda item to the EDA and the public.
Jim Thares mentioned the Foundation Building Materials Business Retention & Expansion
EDA Regular Meeting Minutes – 06/11/2025
(BR&E) visit summary informational page will be added to the August agenda and spoke to
the goal of scheduling visits with businesses in June and July.
Mr. Thares provided an update of the Nordic Facade Loan project. The exterior building
improvements tasks such as stucco repairs and painting as well as signage are progressing.
Steve Johnson asked if the north wall mural would be completed by the Let’s Chalk event.
Lloyd Hilgert said that the mural artist is the same individual involved in organizing the Let’s
Chalk event and it their goal to complete the mural by late August.
Jim Thares noted the various project updates. Steve Johnson asked about the status of
Block 34. Mr. Thares said that the office development prospect had informed City staff that
that its own analysis indicates that it will not be feasible at this time to move forward with a
10,000 square foot class A office building in Block 34. Staff shared that information with the
EDA attorney and they are revising the PDA (Preliminary Development Agreement) to
reflect the new information. He further noted that it will give Kraus Anderson Development
an open pallet for potential development concepts. So, it should not be viewed as a
negative situation.
Steve Johnson asked if the second meeting of the month will be held on June 25 th. Jim
Thares responded that as of this time, a second regular meeting is not anticipated due to
lack of business items. Staff will likely send out a canceled meeting notice to the EDA
members in the next week.
No action was taken on the item.
7. Adjourn
TRACY HINZ MOVED TO ADJOURN THE REGULAR MEETING OF THE MONTICELLO EDA. RICK
BARGER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 6-0. MEETING
ADJOURNED AT 6:48 P.M.
EDA Agenda: 7/09/25
5A. Consideration of direction related to a lease agreement for Farm & Floral Market
food truck (food and beverage sales) use at the Cedar Fair property
Prepared by:
Economic Development Manager
Meeting Date:
7/09/25
☒ Regular Agenda Item
☐ Consent Agenda Item
Reviewed by:
Community Development Director,
Finance Director, Community &
Economic Development Coordinator
Approved by:
City Administrator
ACTION REQUESTED
1. Motion to authorize the EDA attorney to draft a lease agreement between Farm & Floral
Market, 108 Cedar Street, and the EDA related to use of the Cedar Fair property as a
food truck sales location for consideration at a future meeting.
2. Motion of other as determined by the EDA.
REFERENCE AND BACKGROUND
The EDA is asked to consider authorizing the EDA attorney to draft a lease agreement related to
Farm & Floral Market’s request to use the Cedar Fair property located at the corner of
Broadway and Cedar for food truck food and beverage sales. The Farm & Floral Market is
located just north of the EDA property.
During the recent Business Retention & Expansion (BR&E) visit with Farm & Floral Market
owners Matt and Maci Maier, the question was posed regarding the possible use of the EDA
owned site for the purpose of hosting Red Truck Pizza and possibly additional food trucks. Food
truck use is allowed through a mobile food unit permit issued by the City.
The proposed food truck use was described as somewhat of an experiment for the 2025
summer and fall season. They expect patrons to park nearby and walk to Red Truck Pizza,
which would be located at the western end of the Cedar Fair site. Vehicle parking is available
along Cedar Street. While this is a congested area in the late afternoon, the traffic control lights
at River and Pine Street (MNTH #25) will serve as a viable exit route. A site plan for the Farm &
Floral’s Red Truck Pizza vehicle is provided. Staff will work with Farm & Formal on the exact
allowable parking configuration off-street, given paving limitations and access considerations
for the corner site. As a notation, food truck licensure in Monticello is limited to 21 da ys total
per year. Staff have also observed that two of their other vehicles are frequently parked on the
EDA parcel as well due to lack of available space on their property. The lease could incorporate
limited Farm & Floral parking at the EDA’s direction.
EDA Agenda: 7/09/25
The Maiers indicated that if the trial food truck use for this season goes well, they would also be
interested in using the site again in 2026, possibly expanding the weekly event to include
multiple food trucks, for “food truck rally” event(s). A concept layout of the proposed use by
Farm & Floral Market is attached to this report. The EDA is not asked to review and approve
the concept layout at this time. The event and concept layout would require approval through
the City’s special event permit process. The EDA’s consideration is whether to accommodate
such activity as part of the lease consideration and under what conditions, including any lease
payment. Comments on site use and layout can then be made with the lease approval.
Insurance for site use for both the single food truck and parking, as well as any expansion for
multiple trucks and special event purposes will be required per the recommendation of the EDA
Attorney.
The EDA has confirmed that the Cedar Fair parcel is a priority development site among its
various land holdings. If the EDA authorizes the drafting of a lease agreement, it will be
presented to the EDA for consideration at a future meeting. The lease agreement would be
drafted to include a 60-day termination notice if a compelling development concept for the
Cedar Fair site materializes in the future. Consultation with the EDA Attorney on any other
concerns or issues would also be incorporated as part of the license discussion.
I. Budget Impact: The budget impact from the consideration of the EDA direction regarding
the inquiry regarding using the Cedar Fair site as a food truck location by Farm & Floral
Market is minimal. If the EDA chooses to move forward with drafting a lease agreement for
its future consideration, there will then be a budget impact of approximately $1,0 80 +/-.
II. Staff Workload Impact: City staff involved in this consideration includes the Community
Development Director and Economic Development Manager. Work tasks include
discussions with the Farm & Floral Market owners and report preparation and EDA meeting
presentation. No other staff are required to complete the work in this effort.
III. Comprehensive Plan Impact: The 2017 Downtown Small Area Plan is an adopted appendix
of the 2040 Vision + Plan. The Small Area Plan “envisions a Downtown that is lively
throughout the day and into the evening, 12 months of the year. A downtown that serves
many purposes for many people – including dining, recreation, celebrating, gathering,
shopping and living.” The small investment proposed for the temporary license would
support increased vitality in this area of the Downtown consistent with plan goals.
STAFF RECOMMENDATION
Staff recommend that the EDA authorize the EDA attorney to draft a lease agreement with
the Farm & Floral Market allowing use of the Cedar Fair parcel to be used as a food truck
EDA Agenda: 7/09/25
location for the rest of CY 2025 and the full calendar year 2026. While the subject parcel is very
visible and eventual development is likely, staff support allowing the Block 34 Redevelopment
planning process to move forward before focusing more intently on the Cedar Fair site.
SUPPORTING DATA
A. Email – Maci Maier, Farm & Floral Market
B. Site Map – Food Truck Layout #1
C. Site Map – Food Truck Layout #2
From:
Sent:
To:
Cc:
Subject:
Jim Thares
Monday, June 23, 2025 3:00 PM
Maci Maier; Matt Maier
Tyler Bevier; Stephanie Trottier; Angela Schumann
RE: Yesterday's Meeting at The Farm and Floral Market
Hi Maci and Matt. Thank you for a great BR&E visit last Wednesday (6-18-25) morning and for sending
this email regarding potential food truck use (your food truck and possibly others) of the EDA owned site
along Broadway East adjacent to your store. We will bring this to the EDA for discussion-direction at the
July 9, 2025, regular meeting. We will reach out to you with any questions or with the EDA's response
after the July 9 meeting. Thank you for your time and best regards to you and your team.
From: Maci Maier <mamaier@lifetimegrazed.com>
Sent: Thursday, June 19, 2025 11:45 AM
To: Jim Thares <Jim.Thares@MonticelloMN.gov>; Matt Maier <mmaier@lifetimegrazed.com>
Subject: Yesterday's Meeting at The Farm and Floral Market
Hello Jim and City of Monticello Team,
Thank you so much for taking the time yesterday to stop by The Farm & Floral Market. We really
appreciated the opportunity to talk and share our vision for our current space and beyond. Getting to
hear your insights and thoughts is always helpful.
We're extremely excited about the potential of the vacant lot next to our building on Broadway. We see it
as a unique opportunity to build upon the traction we're already creating with the opening of The Market
and further test our proof of concept for a future food hall, starting with 'food truck day' featuring a
variety of food truck. Our goal is to begin to develop a 'food destination' in downtown Monticello to serve
the community and surrounding area.
We would like to lease the adjacent vacant lot(s) for $1., or nominal fee of your choice, while taking on
the responsibility of upkeep and maintenance of the lot (mowing, trimming, snow removal, etc).
We would be happy to come to an agreement very soon that would allow us to utilize the vacant lot.
We're eager and ready for the next steps in this process and more than happy to help move it forward any
way we can.
Thanks again for your time and collaboration. We're looking forward to what's next!
Thank you,
1
Activity Area
(frisbee, ladder golf,
cornhole)
Music
Parking lot
= Table/Seating
= Food Truck
TITLE
SUBTITLE
DATE
TITLE
SUBTITLE
DATE
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EDA Agenda: 7/09/25
5B. Consideration of Adopting Resolution 2025-05 authorizing a First Amendment to Lease
Agreement with Civil Engineering Site Design for 118 East Broadway
Prepared by:
Economic Development Manager
Meeting Date:
7/09/25
☒ Regular Agenda Item
☐ Consent Agenda Item
Reviewed by:
Community Development Director,
Finance Director, Community &
Economic Development Coordinator
Approved by:
City Administrator
ACTION REQUESTED
1. Motion to adopt Resolution 2025-05 authorizing a First Amendment to Lease
Agreement with Civil Engineering Site Design (Scott Dahlke) for 118 East Broadway.
2. Motion of other as determined by the EDA.
REFERENCE AND BACKGROUND
The EDA is asked to consider authorizing a First Amendment to Lease Agreement with Civil
Engineering Site Design (CESD) for 118 East Broadway. The EDA’s current Lease Agreement
with CESD expired on June 27, 2025.
The EDA entered into a Lease Agreement with CESD after it completed the purchase of the
3,952.13 square feet (.09 acres) property in Block 34 from CESD in late June 2024. The 12-
month Lease Agreement was approved and entered into at the time of the closing of the
property purchase transaction. The belief at that time was that the EDA would make significant
progress in its Block 34 redevelopment efforts and that a 12-month lease would suffice and
CESD would then relocate to the former DMV building (119 - 3rd Street East).
While progress in the Block 34 redevelopment efforts continues, it is occurring at a methodical
pace due to various complexities related to completing environmental studies, formulating
relocation plans for the existing municipal wells, and effort spent in exploring an initial first
phase 10,000 square foot office development in Block 34 which would be followed by a larger
second phase project.
Understandably, CESD would prefer to stay in its current location for as long as possible. Since
the Block 34 Redevelopment action steps seem likely to occur over a longer period than initially
envisioned, it makes sense for the EDA to accommodate CESD and amend the current Lease
Agreement allowing additional use of the 1,120 square foot office. The proposed First
Amendment to the Lease Agreement contains language amending the original lease term and
automatically renewing successive additional 30-day terms, essentially becoming a month-to-
EDA Agenda: 7/09/25
month lease agreement with a 90-day notice of non-renewal or termination. With one minor
exception, all other terms of the Lease Agreement are proposed to remain the same. As a
reminder, the key lease terms are shown below:
First Amendment revision = successive renewing 30-day terms (month-to-month lease)
First Amendment revision = either party must provide a 90-day written notice of intent
to terminate (this was previously 120 days’ notice by the EDA and 30 days’ notice by
tenant)
Rental rate: No Charge
Occupancy costs including Property Taxes: Paid by Tenant
Escrow Agreement: Yes, to facilitate tenant payment of property taxes which are paid by
the EDA
Finally, it should be noted that if the EDA approves the First Amendment to the Lease
Agreement, and CESD remains as the tenant occupant of the office space beyond the October
November time frame of 2026, the EDA will then need to hold a Business Subsidy Public
Hearing based on the lease terms of zero rent payment versus the estimated fair market value
of the property. The threshold for Business Subsidy public hearing requirements is $25,000 in
value. The zero-charge rental term means that $25,000 worth of value will have been offered
to CESD at approximately that point in time. The public hearing ensures full transparency to the
general public regarding the value of the business subsidy that is being provided to the
business.
I. Budget Impact: The budget impact related to the EDA consideration of the First
Amendment to Lease Agreement with CESD for the office located at 118 East Broadway is
expected to be approximately $1,150 +/-.
II. Staff Workload Impact: In-house City staff involved in consideration of a First Amendment
to Lease Agreement with CESD includes the Community Development Director and
Economic Development Manager. Work tasks include discussions with the Scott Dahlke,
owner, CESD, and report preparation and EDA meeting presentation. The EDA attorney also
drafted the First Amendment document and the EDA Resolution. No other staff are
required to complete the work in this effort.
III. Comprehensive Plan Impact: N/A
STAFF RECOMMENDATION
Staff recommend that the EDA authorize the proposed First Amendment to the Lease
Agreement with CESD for the continued use of the 1,120 square foot office building located at
118 East Broadway on a month-to-month lease term. This is a reasonable consideration in light
of the methodical pace of the various Block 34 Redevelopment steps.
EDA Agenda: 7/09/25
SUPPORTING DATA
A. EDA Resolution 2025-05
B. First Amendment to Lease Agreement
C. Escrow Agreement (Property Tax Pmt)
D. Existing Lease Agreement – 118 East Broadway
E. WC Prop Report
F. Aerial Photo
4918-4815-6242.1
CITY OF MONTICELLO ECONOMIC DEVELOPMENT AUTHORITY
RESOLUTION NO. 2025-04
RESOLUTION APPROVING AMENDMENT DOCUMENTS TO
PROPERTY MANAGEMENT AND LEASE AGREEMENT
BETWEEN THE CITY OF MONTICELLO ECONOMIC DEVELOPMENT AUTHORITY
AND CIVIL ENGINEERING SITE DESIGN, LLC
BE IT RESOLVED by the Board of Commissioners of the City of Monticello Economic Development Authority (the “Authority”) as follows:
WHEREAS, the Authority owns certain property (the “Property”) in the City of Monticello,
Minnesota (the “City”); and
WHEREAS, the Authority and Civil Engineering Site Design, LLC (the “Tenant”) previously
entered into a Property Management and Lease Agreement, dated June 27, 2024 (the “Original Lease”)
pertaining to the commercial building located on the Property at 118 East Broadway Street in the City of
Monticello, Minnesota (the “City”); and
WHEREAS, the term of the Original Lease has expired and the Authority and the Tenant wish to
enter into a First Amendment to Property Management and Lease Agreement (the “First Amendment”)
which will extend the term of the Original Lease and an Escrow Agreement (the “Escrow Agreement”) for
the payment of property taxes; and
WHEREAS, the Board of Commissioners of the Authority (“Board”) has reviewed the First
Amendment and Escrow Agreement and has determined that it is in the best interests of the Authority to
approve and execute the First Amendment and Escrow Agreement.
NOW, THEREFORE, BE IT RESOLVED by the Board of Commissioners of the City of Monticello
Economic Development Authority as follows:
1.01. The Authority hereby approves the First Amendment and Escrow Agreement substantially in
accordance with the terms set forth in the forms presented to the Board, together with any related documents
necessary in connection therewith, and without limitation all documents, exhibits, certifications or consents
referenced in or attached to the First Amendment and Escrow Agreement (collectively, the “Amendment
Documents”) and hereby authorizes the President and the Executive Director to negotiate the final terms thereof
and, in their discretion and at such time as they may deem appropriate, to execute the Amendment Documents
on behalf of the Authority, and to carry out, on behalf of the Authority, the Authority’s obligations thereunder
when all conditions precedent thereto have been satisfied.
1.02. The approval hereby given to the Amendment Documents includes approval of such
additional details therein as may be necessary and appropriate and such modifications thereof, deletions
therefrom and additions thereto as may be necessary and appropriate and approved by legal counsel to the
Authority and by the officers authorized herein to execute said documents prior to their execution; and said
officers are hereby authorized to approve said changes on behalf of the Authority. The execution of any
instrument by the appropriate officers of the Authority herein authorized shall be conclusive evidence of the
approval of such document in accordance with the terms hereof. This Resolution shall not constitute an offer
and the Amendment Documents shall not be effective until the date of execution thereof as provided herein. In
the event of absence or disability of the officers, any of the documents authorized by this Resolution to be
executed may be executed without further act or authorization of the Board by any duly designated acting
4918-4815-6242.1
official, or by such other officer or officers of the Board as, in the opinion of the Authority Attorney, may act
in their behalf.
1.03. Upon execution and delivery of the Amendment Documents, the officers and employees of
the Authority are hereby authorized and directed to take or cause to be taken such actions as may be necessary
on behalf of the Authority to implement the Amendment Documents.
Adopted by City of Monticello Economic Development
Authority on July 9, 2025:
_______________________________
President
ATTEST:
______________________________
Executive Director
4907-8489-9922.2
FIRST AMENDMENT TO PROPERTY MANAGEMENT AND LEASE AGREEMENT
THIS FIRST AMENDMENT TO PROPERTY MANAGEMENT AND LEASE
AGREEMENT (this “First Amendment”), dated _________, 2025, by and between the CITY OF
MONTICELLO ECONOMIC DEVELOPMENT AUTHORITY, a public body corporate and
politic and political subdivision of the State of Minnesota (the “Landlord”), and CIVIL
ENGINEERING SITE DESIGN, LLC, a Minnesota limited liability company (the “Tenant”);
WITNESSETH:
WHEREAS, Landlord and Tenant are parties to that certain Property Management and
Lease Agreement dated June 27, 2024 (the “Original Agreement”), pertaining to the commercial
building located on the property at 118 East Broadway Street in the City of Monticello, Minnesota
(the “City”) and legally described in the attached Exhibit A (the “Property”), currently occupied by
the Tenant, hereinafter referred to as the “Leased Premises”.
WHEREAS, the parties have worked diligently to perform their obligations under the
Original Agreement and now wish to extend the term of the Original Agreement pursuant to this
First Amendment.
NOW THEREFORE, in consideration of the foregoing and of the mutual covenants and
obligations set forth herein, the Landlord and the Tenant hereby agree as follows:
1. Amendment to Section 2 of the Original Agreement as amended by the First
Amendment. Paragraph 2 of the Original Agreement is hereby deleted and replaced with the
following:
2. TERM. The term of this Agreement (the “Term”) shall commence June
27, 2024 (the “Commencement Date”) for a period of 12 months and end on June 27,
2025 (the “Initial Term”). Upon the expiration of the Initial Term, this Agreement shall
automatically renew for an additional period of 90 days (the “Renewal Term”), under the
same terms and conditions herein, unless either party provides written notice of its intent
to terminate the lease at least 90 days prior to the expiration. Any such notice of non-
renewal shall be delivered in accordance with the notice provisions of this Agreement.
For the Initial Term and the Renewal Term to be effective, the Landlord and Tenant must
enter into an escrow agreement providing for the payment of property taxes.
2. Confirmation of Original Agreement. Except as amended by this First Amendment,
the Original Agreement shall remain in full force and effect. Upon execution, the Tenant shall
reimburse the Landlord for all reasonable out-of-pocket costs incurred by the Landlord in
connection with negotiating, drafting and approval of this First Amendment.
3. Effective Date. The amendments made to the Original Agreement, as set forth in
this First Amendment, shall be effective as of the date and year first written above.
4. Counterparts. This First Amendment may be executed in any number of
counterparts, each of which shall constitute one and the same instrument.
4907-8489-9922.2
IN WITNESS WHEREOF, the Landlord has caused this First Amendment to be duly
executed in its name and behalf and its seal to be duly affixed hereto and the Tenant has caused this
First Amendment to be duly executed as of the date and year first above written.
LANDLORD:
CITY OF MONTICELLO ECONOMIC
DEVELOPMENT AUTHORITY
By
Its President
By
Its Executive Director
TENANT:
CIVIL ENGINEERING SITE DESIGN,
LLC
By
Its:
A-1
4907-8489-9922.2
EXHIBIT A
PROPERTY
A-1
4936-3488-0850.1
ESCROW AGREEMENT
THIS ESCROW AGREEMENT (this “First Amendment”), dated ____________, 202_,
is by and between Civil Engineering Site Design, LLC, a Minnesota limited liability company (the
"Tenant") and the City of Monticello Economic Development Authority, a public body politic and
corporate under the laws of the State of Minnesota (the "Landlord").
Recitals
A. The Tenant and the Landlord entered into a Property Management and Lease
Agreement (the "Original Agreement"), dated June 27, 2024, pertaining to the commercial
building located on the property at 118 East Broadway Street in the City of Monticello, Minnesota
(the “City”) and legally described in Exhibit A attached to the Original Agreement (the “Property”).
B. The Tenant and the Landlord entered into a First Amendment to the Property
Management and Lease Agreement (the “First Amendment”), dated [_____], 2025, to extend
the term of the Original Agreement.
C. As a condition of entering into the First Amendment, the Tenant must enter into this
Agreement and must deposit into escrow with the Landlord a portion of cash in order to secure
the Tenant's obligation to pay real estate taxes for the term of the Lease (the "Term").
Agreement
NOW, THEREFORE, the parties hereto agree as follows:
1. Upon execution of this Agreement and the First Amendment, the Tenant agrees to
deposit into escrow the sum of $4,000 (the "Escrowed Funds") in cash, to be held by the Landlord in
a non-interest bearing account.
2. During the Term, the Landlord shall pay all real estate taxes on the Property from the
Escrowed Funds.
3. Following the Term, absent Tenant default, any Escrowed Funds remaining shall be
refunded to the Tenant pursuant to the terms of this Agreement and the Lease.
4. Notices to be sent to the parties to this Agreement shall be sent by mail or personal
delivery to:
A. If to Tenant: Civil Engineering Site Design, LLC
P.O. Box 566
Monticello, MN 55362
Attn: Scott Dahlke
IN WITNESS WHEREOF, the parties have executed this Agreement on the date and year
first above written.
A-2
4936-3488-0850.1
LANDLORD:
CITY OF MONTICELLO ECONOMIC
DEVELOPMENT AUTHORITY
By
Its President
By
Its Executive Director
TENANT:
CIVIL ENGINEERING SITE DESIGN,
LLC
By
Its:
Wright County, MN
Developed by
Date created: 7/1/2025
Last Data Uploaded: 7/1/2025 9:58:49 AM
148 ft
Overview
Legend
Highways
Interstate
State Hwy
US Hwy
Roads
City/Township Limits
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Parcels
Torrens
City Council Agenda: 7/09/2025
5C. Consideration of recommendation regarding proposed Affordable Housing Trust Fund
Ordinance and specifically language stipulations related to percentage of multi-family
affordability standards
Prepared by: Community Development
Director/Economic Development
Manager
Meeting Date:
7/09/2025
☐ Consent Agenda Item
☒ Regular Agenda Item
Reviewed by:
Finance Director
Approved by:
ACTION REQUESTED
Motion recommending approval of proposed Housing Trust Fund Ordinance with specific multi-
family affordability standards as determined by the EDA.
Motion of other as determined by the EDA.
REFERENCE AND BACKGROUND
In 2023, the State of Minnesota enacted legislation establishing a Statewide Local Housing Aid
program, directing an annual amount of housing funding to local jurisdictions for a period of
three years. The intent of the aid was to encourage affordable housing at a community level,
acting as seed money for a permanent and renewable source of funding to meet housing needs
for moderate, low, and very low-income households.
Cities receiving the aid are required to utilize the funding for qualifying projects by December
31 in the third year following the year after the aid was received. The first year of housing aid
allocation was 2023 and the last year of allocation from the state will be 2025. The total
amount of aid to Monticello is expected to be $152,175.
Cities also have the option of creating an Affordable Housing Trust Fund to manage the housing
aid dollars. Establishing a trust fund allows cities to retain the state housing aid if a project has
not been identified within the spending deadline and creates a mechanism for local on-going
affordable housing programs as intended by the legislation.
In Monticello, the Economic Development Authority acts as the Housing & Redevelopment
Authority for the city. By statute, an HRA has the following purpose:
(1) to provide a sufficient supply of adequate, safe, and sanitary dwellings in order to
protect the health, safety, morals, and welfare of the citizens of this state;
(2) to clear and redevelop blighted areas;
City Council Agenda: 7/09/2025
(3) to perform those duties according to comprehensive plans;
(4) to remedy the shortage of housing for low and moderate income residents, and to
redevelop blighted areas, in situations in which private enterprise would not act without
government participation or subsidies;
The City Council will consider the proposed Affordable Housing Trust Fund Ordinance at the July
14, 2025, meeting. If the EDA recommends so and the City Council approves the proposed
ordinance, it will establish the Housing Trust Fund, define affordable housing and income limits
consistent with state requirements, specify the allowable uses of the fund, and outline
additional revenue sources to support the fund going forward. The ordinance specifies that the
EDA, acting as the HRA, will administer the fund and develop programs for its use.
Again, if the Ordinance is adopted, the EDA’s next step will be to consider adopting a resolution
accepting the role as the Housing Trust Fund administrator and begin its work on program
development consistent with the allowable aid uses. These programs may include activities like
providing down payment assistance, support for affordable housing development, and housing
rehabilitation. It can also be used as matching dollars for other funding sources for housing
projects. The target date for EDA consideration of a resolution related to a potential Affordable
Housing Trust Fund is expected to be August 13, 2025.
I. Budget Impact: The impact on the budget in considering a recommendation to the City
Council regarding the establishment of a Housing Trust Fund is limited. A modest amount
of legal fees has been incurred from use of both the City and EDA Attorney for the
development of the proposed ordinance. In the future, under the ordinance, the EDA may
choose to direct a portion of its HRA levy as a revenue source.
II. Staff Workload Impact: Development Services staff members including the Community
Development Director and Economic Development Manager, as well as the Finance
Director, have spent approximately 12 hours on the trust fund concept.
III. Comprehensive Plan Impact: The ordinance supports the 2040 Plan policy to “Actively
promote and seek opportunities for the development of a wide variety of housing types,
styles and price points as a mechanism to support and attract employment.” The use of
the state housing aid will further the EDA’s efforts to facilitate affordable housing
opportunities for workforce housing.
STAFF RECOMMENDED ACTION
City staff recommend that the EDA approve a motion recommending the City Council adopt the
proposed Affordable Housing Trust Fund Ordinance. Establishment of the Affordable Housing
Trust Fund is consistent with the City and EDA’s goals, including those identified in the EDA’s
adopted Workplan.
City Council Agenda: 7/09/2025
SUPPORTING DATA
A. Proposed Housing Trust Fund Ordinance – Draft
B. Monticello 2040 Vision + Plan, Excerpts
C. EDA Workplan, Excerpt
236183v2
4920-6136-9938.1
ORDINANCE NO. 8XX
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
AN ORDINANCE AMENDING THE MONTICELLO CITY CODE TITLE III, ADMINISTRATION,
ESTABLISHING AN AFFORDABLE HOUSING TRUST FUND FOR THE CITY OF MONTICELLO
THE CITY COUNCIL OF THE CITY OF MONTICELLO HEREBY ORDAINS:
SECTION 1. Title III: ADMINISTRATION is hereby amended to add the underlined language as a
new Chapter 38 as follows:
CHAPTER 38: AFFORDABLE HOUSING TRUST FUND
§ 38.01 DEFINITIONS.
For the purpose of this chapter, the following definitions shall apply:
AFFORDABLE HOUSING. Housing developments where = a unit or units have a monthly housing
payment of not more than 30% of the gross household income of persons of very low, low, or
moderate income, including rent, utilities, loan principal and interest, property taxes and
insurance, and homeowner association or common interest community (condo association)
dues. For development of 2 units or more, at least 20% of units must meet this same
requirement.
PERSONS OF VERY LOW INCOME. Families and individuals whose incomes do not exceed 50%
of area median income, as median income was most recently determined by the United States
Department of Housing and Urban Development for the Minneapolis-St.Paul-Bloomington,
Minnesota-Wisconsin Metropolitan Statistical Area, as adjusted for smaller and larger families.
PERSONS OF LOW INCOME. Families and individuals whose incomes do not exceed 80 percent
of the area median income, as median income was most recently determined by the United
States Department of Housing and Urban Development for the Minneapolis-St. Paul-
Bloomington, Minnesota-Wisconsin Metropolitan Statistical Area, as adjusted for smaller and
larger families.
PERSONS OF MODERATE INCOME. Families and individuals whose incomes exceed 80 percent,
but do not exceed 115% of area median income, as median income was most recently
determined by the United States Department of Housing and Urban Development for the
Minneapolis-St. Paul-Bloomington, Minnesota-Wisconsin Metropolitan Statistical Area, as
adjusted for smaller and larger families.
236183v2
4920-6136-9938.1
§ 38.02 ESTABLISHMENT OF AFFORDABLE HOUSING TRUST FUND.
Pursuant to the authority granted to the city under Minnesota Statutes, Section 462C.16, an
affordable housing trust fund is established to support the development, rehabilitation, and
financing of affordable housing and provide down payment assistance, rental assistance and
home buyer counseling services to persons of very low, low and moderate income.
§ 38.03 ADMINISTRATION OF THE AFFORDABLE HOUSING TRUST FUND.
The Monticello City of Monticello Economic Development Authority shall administer the
affordable housing trust fund consistent with the requirements of this chapter. Applications for
funding for proposed projects or programs must be submitted to the Executive Director of the
City of Monticello Economic Development Authority in accordance with applicable program or
project requirements.
§ 38.04 FUNDING FOR AFFORDABLE HOUSING TRUST FUND.
The Affordable Housing Trust Fund shall be funded by funding directed to the City from the
Statewide Local Housing Aid fund as approved by the City Council. Other sources of funding
may include, but are not limited to:
(A) Private donations designated for the Affordable Housing Trust Fund;
(B) Bond proceeds;
(C) Grants and loans from a federal or state sources designated to fund an affordable
housing trust fund;
(D) Local government appropriations, including development fees and other funds as
designated by the City Council;
(E) Land sale proceeds;
(F) Investment earnings from the Affordable Housing Trust Fund; and
(G) City of Monticello Economic Development Authority levies in accordance with
Minnesota Statutes, Chapter 469.
§ 38.05 FUNDING USES.
The City of Monticello Economic Development Authority (the “EDA”) may disburse money from
the Affordable Housing Trust Fund to assist applicants through projects or programs as
236183v2
4920-6136-9938.1
designated by the EDA for the purpose of developing and rehabilitating housing affordable for
persons of very low, low and moderate income, including but not limited to:
(A) Making loans at interest rates below or at market rates in order to strengthen the
financial feasibility of proposed projects;
(B) Interest rate buy-down for private loan financing;
(C) Providing gap financing for affordable housing developments;
(D) Financing the acquisition, demolition, and disposition of property for affordable
housing projects;
(E) Financing construction of public improvements and utilities to aid proposed
affordable residential developments;
(F) Financing the rehabilitation, remodeling, or new construction of affordable housing;
(G) Tenant and project based rental assistance;
(H) Funding to facilitate affordable homeownership opportunities including down
payment assistance and home buyer counseling services;
(I) Administrative costs associated with affordable housing programs, not to exceed
10% of the balance of the Affordable Housing Trust Fund;
(J) Interim financing of public costs for affordable housing projects in anticipation of a
permanent financing source (i.e. construction financing, bond sale, etc.); and
(K) Other uses as permitted by law and approved by the City Council.
§ 38.06 TERMS AND CONDITIONS OF FUNDING.
The EDA shall determine appropriate terms and conditions for each loan or grant from the
Affordable Housing Trust Fund, including the appropriate security and interest, if any, should
repayment be required.
§ 38.07 ANNUAL REPORTING.
The EDA shall report annually to the City on the administration of the City’s Affordable Housing
Trust Fund account, including the number of loans and grants made, any associated matching
funds from federal or state sources, the number and types of residential units assisted through
the account, and the number of households for whom rental assistance payments and
homebuyer counseling services were provided. The city shall post the report on its website.
236183v2
4920-6136-9938.1
SECTION 2. This ordinance shall be effective immediately upon its passage and
publication.
ADOPTED by the City Council of the City of Monticello, Minnesota this ___ day of _____, 2025.
______________________________
Lloyd Hilgart, Mayor
ATTEST:
_____________________________
Jennifer Schreiber, City Clerk
AYES:
NAYS:
1 | Page
MONTICELLO ECONOMIC DEVELOPMENT AUTHORITY
2025-2027 ECONOMIC DEVELOPMENT WORK PLAN
EDA Purpose:
The EDA is charged with coordinating and administering the City of Monticello’s economic
development and redevelopment plans and programs. The EDA is also responsible for housing
and housing redevelopment.
EDA Work Plan Mission Statement:
The EDA’s work plan is adopted in support of achieving the goals of the Monticello 2040 +
Comprehensive Plan. The EDA will be proactive by developing and undertaking actions for
achievement of the Comprehensive Plan’s Economic Development goals and will be reactive in
responding to economic development opportunities as they arise in the most timely and effective
manner possible. The EDA shall utilize the Economic Development Implementation Chart
contained in the Comprehensive Plan as a guiding document creating its 2022-2024 Work Plan.
Comprehensive Plan Goals:
1. Business Attraction and Retention
2. Tax Base Expansion
3. Downtown Vitality
4. Redevelopment and Reinvestment
5. Life Cycle Housing
6. Workforce Development
7. Promotion and Partnerships
8. Opportunity Focus Areas
2 | Page
GOAL #1: BUSINESS ATTRACTION AND RETENTION
Policy 1.1. Business and Employment Retention
Strategies:
1. Maintain a strong Business Retention and Expansion (BR&E) program to monitor
opportunities for continued growth and expansion of businesses as well as the continued
relationship development between the City and existing businesses.
2. Identify and support companies that are expanding and adding employees.
3. Identify and promote programs that assist existing companies in expansion and creation
of new jobs.
4. Assist and support companies in accessing business assistance programs including
financing and educational programs.
5. Bring Businesses and Educations Organizations together to create training programs to
foster new living wage opportunities.
Policy 1.2: Local Business Support
Strategies:
1. Facilitate relationships with existing businesses on the expansion, redevelopment and
improvement of their buildings and facilities.
2. Utilize façade rehabilitation programs, small business loans, grants and other tools to
encourage property reinvestment and support local businesses.
3. Foster partnerships and maintain networking relationships through BR&E (business
retention and expansion) visits and business feedback roundtable meetings with the goal
of sharing information and maintaining communication in support of existing businesses.
GOAL #2: TAX BASE EXPANSION
Policy 2.1: Diversify economic sectors to broaden the base of available living wage
employment in the community.
Strategies
1. Capitalize on the proximity to the I-94 regional transportation facilities, available land
and educated and skilled workforce to create opportunities for job growth.
2. Inventory existing industry clusters by attracting similar and complementary businesses.
3. Work with existing business clusters to expand the attraction of supply chain companies.
4. Recognize changing land use patterns for industrial parks, and other or alternative uses
such as co-working spaces.
3 | Page
Policy 2.2: Maintain a business development and job creation toolbox to assist
existing and future businesses.
Strategies:
1. Identify and communicate new or innovative state and federal programs or grants which
could be leveraged to support business development.
2. Proactively support small business start-up efforts through programs, collaborative efforts
and various tools available for small businesses.
Policy 2.3. Work collaboratively with partners to foster the attraction of new
businesses.
Strategies:
1. Continue to support the IEDC interactions within the Wright County Workforce
Pathways efforts in addressing workforce needs and training.
2. Consider IEDC recommendations and be prepared to be a partner in potential solutions
based on WCWFP findings.
3. Partner with Wright County EDA on infrastructure and development project funding as
warranted.
GOAL #3: DOWNTOWN VITALITY
Policy 3.1: Implement the recommendations of the Downtown Small Area Plan.
Strategies:
1. Support and advocate for improvements to the downtown area as envisioned in the Small
Area Plan and Walnut Street Corridor Plan.
2. Develop and support the appropriate policies, programs, and incentives that enable the type
of development described in the Plan.
3. Continue to build a funding base for use in property acquisition and redevelopment efforts in
targeted areas.
4. Implement a façade improvement program for desired revitalization areas.
5. Continue to meet with downtown property owners with the goal of relationship building in
informal group settings (Downtown Rounds) or individually and to understand their concerns
with traffic, parking, land use and possible reinvestment in their property as well as
willingness to sell, partner, desired price, etc.
6. Encourage continued incorporation of arts as an economic development tool for Downtown
Monticello and the community at large.
7. Support opportunities for park and pathway development as consistent with the Downtown
Small Area Plan.
8. Encourage the redesign of the pathway connection under the MN-TH #25 bridge to
incorporate safety elements and improved lighting.
9. Ensure that greenway and pedestrian/cycle connections are considered within the downtown
and from the downtown to other areas within the community.
10. Support park improvements in the downtown area.
4 | Page
GOAL #4: REDEVELOPMENT & REINVESTMENT
Policy 4.1: Redevelopment: Continue to support redevelopment efforts for publicly owned properties in Block 52, Block 34 and other EDA owned sites.
Strategies:
1. Remain open to and analyze strategic opportunities for redevelopment throughout the
community.
2. Proactively market Block 34, the Cedar/Broadway site, 4th Street site, West River Street
parcel and the West 7th Street land tract to the commercial and residential development
community towards a goal of attaining the highest and best use.
3. Engage with developers in an effort to identify an appropriate scale of redevelopment in
Block 34 and support such efforts through the use of available economic development tools.
GOAL #5: LIFE-CYCLE HOUSING
Policy 5.1: Actively promote and seek opportunities for the development of a wide
variety of housing types, styles and price points as a mechanism to support and
attract employment.
Strategies:
1. Develop revised policy statements for housing which address the identified 2023 Housing
Study needs.
2. Continue to market workforce housing development on EDA owned land or at suitable sites
in the City, including the Downtown.
3. Support efforts by private and non-profit entities to develop affordable housing projects
utilizing state and federal programs.
4. Examine the use and application of available housing TIF dollars per the 2016 TIF
Management Plan and the Direct Housing Aide funding as well as the adopted Policy
Statements for Available TIF Funds.
5. Continue to periodically examine housing stock for aging or blighted properties and research
development of programs for redevelopment and/or revitalization of existing housing.
6. Market the availability of incentives/subsidies available for development of housing.
GOAL #6: WORKFORCE DEVELOPMENT
Policy 6.1. Diversified and Skilled Workforce
Strategies:
1. Support interactions with local organizations to address workforce needs and training.
2. Partner with Wright County Workforce Pathways (WCWFP) on solutions for workforce
needs and training.
5 | Page
3. Promote Central Minnesota Jobs and Training Services as an option to Community
College or university for students seeking alternative careers in the trades, manufacturing,
and similar sectors.
4. Support the development of a plan to market living wage employment opportunities
aimed at the local commuter workforce GOAL #7: PROMOTION & PARTNERSHIPS
Policy 7.1: Create and maintain a comprehensive Marketing & Communication
Strategy for priority sectors and locations.
Strategies:
1. Identify community partners that can be regularly engaged and advised on economic
development activities and events.
2. Engage with partners in the development and implementation of strategic marketing plans,
including creation of an overall economic development brand, for various focus audiences
and sectors of development; residential, commercial and industrial and redevelopment.
3. Incorporate the marketing of EDA incentive programs in a more proactive manner, both
within the community and beyond,
a. Present existing and new incentive programs to smaller community groups, local
banks, realtors, and local businesses either in an informal group session or a formal
roundtable format.
b. Develop and communicate a “complete” development package program which
provides support and assistance to prospects and developers from inquiry to
construction.
c. Measure the effectiveness of the marketing efforts to guide adjustments as needed.
4. Market industrial development at the Monticello Business Center (Otter Creek Business
Park) to a broad variety of prospects as guided by the Comprehensive Plan.
a. Focus on prospects which serve or rely on the St. Cloud and Twin Cities markets.
b. Focus on supply chain prospects.
5. In collaboration with the IEDC, communicate with current business and industry in support
of Business Retention & Expansion.
a. Engage in informal business and industry small group meetings and explore
potential format of helpful formal round tables meetings.
b. Work with the Monticello Times to do a business spotlight or profile article two
times per year.
c. Leverage the networks of existing commercial and industrial entities currently doing
business in and around Monticello.
Policy 7.2: Engage as a partner in local and regional planning and development
opportunities.
Strategies:
1. Monitor the regional planning efforts of the Central Mississippi River Regional Planning
Partnership (CMRRPP) and engage with feedback as requested.
6 | Page
2. Consider funding and/or completing studies that provide policy and strategy framework for
desired land uses/or projects in the downtown and for other programs.
3. Monitor commuter rail development in and around the Twin Cities metro region for potential
benefits and opportunities to serve Monticello.
GOAL #8. OPPORTUNITY FOCUS AREAS
Policy 8.1: Opportunity Focus Areas
1. Maintain open lines of communication with property and business owners to understand
their long-term development objectives.
2. Consider strategies, loans, grants and other financing methods to boost reinvestment and
improvements.
3. Encourage public infrastructure investment in these areas in an effort to support private
investment.
4. Focus on additional outreach with the downtown businesses with a goal of further
enhancing and supporting a dynamic vibrant core downtown area.
Policy 8.2: Support community quality-of-life initiatives which act as economic
development tools.
Strategies:
1. Encourage and support coordinated planning and development of parks, trails in or near
business districts.
2. Increase the visibility of the intersection of all amenities including parks and trails with the
economic hubs of the city.
3. Support the development of Bertram Chain of Lakes Regional Park, including community
Connections.
Appendix: Monticello 2040 Vision + Plan, Economic Development and Implementation
EDA Agenda: 7/09/2025
6A. Economic Development Manager’s Report
Prepared by:
Economic Development Manager
Meeting Date:
7/09/2025
☒Other Business
Reviewed by:
N/A
Approved by:
N/A
REFERENCE AND BACKGROUND
1.Volunteer Appreciation Picnic Event – July 24, 2025:
EDA members are invited to the City Volunteer picnic which will be held at West Bridge Park
on July 24, 2025, from 6:00 p.m. to 7:30 p.m. It is held in recognition of the time and effort
that volunteers provide to the city. Please see exhibit A.
2.Downtown Façade Forgivable Loan Projects:
Final work activities were recently completed on the north side of the Lucille Murray’s Dance
Studio building located at 155 West Broadway. Jon and Lucille Murray received a
$100,000 forgivable loan in late 2024. A recent photo of the north side of the building is
attached.
Nordic Taphouse is also making rapid progress in its work as well. Three sides of the building
have been painted, and signage has been placed on the buildings’ south and west facing
walls. The loan was approved by the EDA in late May in the amount of $111,000. See
pictures of both projects as exhibit B.
3.Business Retention & Expansion Efforts:
The Industrial and Economic Development Committee (IEDC) and the EDA are progressing in
the goal of conducing a total of 12 total BR&E visits in CY 2025. During the month of June
members visited two more businesses. They were Classique Jewelry (June 11, 2025) and
and Farm Floral Market (June 18, 2025). Summary overview information sheets are
included as exhibit C. The purpose of the visits is to demonstrate support for local business
investment and gather feedback on assistance and/or other tools to further encourage
business development and retention in the community. More visits will be scheduled in July
and August.
EDA Agenda: 7/09/2025
4. TIF District Updates:
The various documentation steps for each of the recent TIF District development projects
which allows (triggers) the start of increment payments are nearing completion. Staff have
provided document packets regarding cost certifications and the required investment
letters to each of the developers and are awaiting the completion of the documents by the
developers. Once these document packets are received by city staff, the TIF Revenue Notes
can be signed by the EDA President and the City Finance Director. These tasks have been
completed for TIF District 1-42, CHC Monticello (Villa Twin Home Development – 60 units),
TIF District 1-45, Block 52 Redevelopment (Buchholz-Block 52) and TIF District 1-46, Wiha
Tools (78,000 square foot warehouse-assembly facility). It is expected that increment
payments will start to be paid to the developers in August 2025 for TIF District 1-45 and TIF
District 1-46. TIF District 1-42 will likely have to wait until 2026 for receipt of its first
increment payment. Staff will consult with the County regarding the timeline for receipt of
increment for this District.
5. Population Estimate Updates:
Please see attached exhibit D for the most recent population estimates provided by the
Minnesota State Demographers Office.
6. EDAM Summer Conference – Duluth, MN (June 11, 2025, through June 13, 2025):
A brief summary overview of the highlights of the Summer 2025 EDAM Conference is
attached as exhibit E.
7. Joint City Council, Planning Commission and EDA Housing Discussion Meeting - March 31,
2025:
Minutes of the Joint Housing Discussion Meeting are attached as exhibit F.
8. Planning Commission Agenda – July 1, 2025:
Please see attached exhibit G.
9.Rustech Brewing, LLC – Equipment Sale Occurring: Staff continue to stay in touch with Bill
Burt, the owner Rustech, regarding the wind down of the business venture and disposing of
the assets. The EDA has a first security interest through a Purchase Money Security Interest
(PMSI) on a list of brewing equipment through a valid UCC (Universal Commercial Code)
EDA Agenda: 7/09/2025
filing with the MN Secretary of State’s office. Mr. Burt is actively looking at equipment
auction options and is updating staff regarding prices and offers.
10.Prospect List – July 3, 2025:
Please see Exhibit H.
As a BIG THANK YOU...
City of Monticello volunteers and their
families are invited to join us for a picnic at
West Bridge Park!
Rain or Shine
(In case of rain the picnic will be moved indoors to the Community Center)
Please RSVP with number attending to
HR@MonticelloMN.gov by July 21st.
24July
CLASSIQUE JEWELRY
DATE OF VISIT:
June 11, 2025
ABOUT THE BUSINESS
Classique Jewelry, currently Downtown, has been a local
Monticello business since 2016. Services include jewelry
sales and repair
WHAT WE LEARNED
The Broadway Street construction impacted the business
significantly, with the customer base for the store primarily
consisting of Monticello, Buffalo, and Big Lake residents.
BUSINESS RETENTION & EXPANSION VISIT
LOCATION:
141 W Broadway, Ste 1
Monticello, MN 55362
FARM & FLORAL MARKET
DATE OF VISIT:
June 18, 2025
ABOUT THE BUSINESS
Located downtown, the Farm and Floral Market was started
to continue to improve the fresh food and floral offerings in
the greater Monticello community.
WHAT WE LEARNED
The market chose Monticello for the close proximity to their
farm and the interstate. The owners wanted to bring the
high-quality, farm-fresh food that is often found at local food
cooperatives. In addition to the market, they have a seasonal
food truck outside open on Thursdays. The owners are
hoping to grow the market and food truck presence in the
coming years to model a co-op and food hall concept.
BUSINESS RETENTION & EXPANSION VISIT
EDAM CONFERENCE
DATE OF CONFERENCE
June 12-13, 2025
“EMBRACING YOUR QUIRKS”
This session focused on embracing the quirks of each Minnesota town to highlight in communications and
marketing efforts for economic development, attraction, and retention.
Cities featured: Fridley, MN, Grand Forks, ND
Embracing quirks with humor, uniqueness and a point of pride.
Table idea : “Meet Me in the Middle in Monticello” - Halfway point between MSP & St. Cloud
WHO LEADS IN MINNESOTA
MNcompass.org
Women in leadership in local government in Minnesota closely match the state’s demographics. Topics
included how to create more inclusive meetings, including childcare at meetings, and meeting time
consideration
SUMMER 2025 DULUTH CONFERENCE
LOCATION:
The DECC
Duluth, MN
SANDSTONE REVITALIZATION
How can a small rural town bring distinction and compete within the state and nation.
Focused on their worldwide knowledge of the ice climbing competition, focused on healthcare and
hospital preservation, home owner rehabilitation and rental ordinance.
Childcare listed as #1 EDA Priority for the City of Sandstone.
KEYNOTE
Development of a communications matrix for cross-generational communication and work methods.
Managerial preferences, feedback, coaching, thermostat vs. thermometer, and fail cards team exercise.
AI FOR ECONOMIC DEVELOPMENT
AI examples were shown in real-time with imperfect data, affecting team creativity. Resources
Gigaimage for historical images turned into video, ImpactLocal.
DEED UPDATES
Slight reductions to Job Creation Fund / Minnesota Investment Fund, increase in Drive for 5.
Preservation of Child Care Economic Development Grants
Housing Challenge Grant
AGENDA
REGULAR MEETING – PLANNING COMMISSION
July 1, 2025 – 6:00 p.m.
Mississippi Room, Monticello Community Center
Commissioners: Chair Andrew Tapper, Vice-Chair Melissa Robeck, Rick Kothenbeutel,
Teri Lehner, Rob Stark
Council Liaison: Councilmember Kip Christianson
Staff: Angela Schumann, Steve Grittman, Bob Ferguson, Tyler Bevier
1. General Business
A. Call to Order
B. Roll Call
C. Consideration of Additional Agenda Items
D. Approval of Agenda
E. Approval of Meeting Minutes
• Regular Meeting Minutes – June 3, 2025
F. Citizen Comment
2. Public Hearings
A. Consideration of a Request for Amendment to Conditional Use Permit for
Planned Unit Development for a Restaurant as a Principal Use and Drive Through
Services as an Accessory Use in the B-4, Regional Business District.
Applicant: Earl Gebauer
B. Consideration of a Request for Conditional Use Permit for a Wireless
Telecommunications Service Antennae and Antenna Support Structure in the I -1,
Light Industrial District.
Applicant: George Wojcicki
C. Consideration of a Request for Conditional Use Permit for Cross Parking and
Access in the I-1, Light Industrial District.
Applicant: Michael Maher
PLANNING COMMISSION WORKSHOP
Academy Room, Monticello Community Center
5:00 p.m. Discussion – Ordinance framework to define and regulate Data Center uses
D.Consideration of an amendment to Title IX for General Regulations, Title XI for
Business Regulations and Title XV, Chapter 153: Zoning, for the regulation of
Cannabis and Lower-Potency Hemp Edible land uses subject to local adoption of
the provisions and mandates of the Minnesota State Statute Chapter 342.
Applicant: City of Monticello
3.Regular Agenda
4.Other Business
A.Community Development Director’s Report
5.Adjournment
Date of
Contact
Company Name Business Category Project Description Building-Facility Retained Jobs New Jobs Total Investment Project Status
5/22/2018 Karlsburger Foods Food Products Mfg.Facilty Expansion 20,000 sq. ft. +/- 42 10 to
20
$4,500,000 On Hold
2/28/2022 Project Emma II Light Ind-Assembly New Construction 20,000 sq. ff.0 4 $1,350,000 Active Search
10/28/2021 Project Stallion Technology Service New Construction 42,000 sq. ft.40 $3,600,000 Active Search
8/11/2022 Project Sing Precision Machining New Construction 400,000 sq. ft.0 500 $90,000,000 Active Search
5/30/2023 Project Flower-M &
M
Commercial Concept Expansion ????Concept
6/9/2023 Project Pez Mfg New Construction 6,000 to 8,500 sq. ft. 12 2 $1.300,000 Active Search
8/16/2023 Project Lodge RT4 Lodging-Hopsitality New Construction 98 Room Hotel N/A 30 $19,500,000 Identified Site
9/19/2023 Project Panda #4 SZ Childcare Facility New Construction ?N/A ? $2,000,000 +/- Active Search
2/12/2024 Project Lodge-
MSMWDC
Lodging-Hospitality New Construction ?0 10 $12,000,000 Identified Site
3/5/2024 Project Panda 20-
MS
Child Care Facility New Construction 25,000 sq. ft. 0 20 $5,500,000 Active Search
3/29/2024 Project ET-BB-12-9 Industrial Relocate - Existing Bldg 12,000 sq. ft.12 $1,150,000 Identified Site
4/12/2024 Project Rest B52 Restaurant New build out-Finish 5,000 sq. ft. +/-0 15 1500000 +/- Identified Site
5/30/2024 Project EP-BDDC
LACW
Data Center New Construction ?????? Identified Site
5/31/2024 Project DC2-NWG-GB Data Center New Construction ??0 40 ?? Active Search
7/30/2024 Project EPG 40x2-50 Industrial New Construction 40,000 sq. ft. 0 40 $4,000,000 Active Search
12/3/2024 Project LEI Pack Industrial New Construction 52,500 sq. ft. 0 21 $16,500,000 Active Search
1/14/2025 Project Megawatt Industrial New Construction 650,000 to 1,300,000 sq.
ft.
0 592 $757,000,000 Active Search
2/5/2025 Project Nordic Resturant-Taphouse Relocate - Remodel-4,300 sq. ft. 9 1 $1,090,000 Identified Site
4/17/2025 Project Corona Industrial - Retail New Construction 30,000 to 50,000 sq. ft. 0 50 $15,000,000 Active Search
4/15/2025 Project BB Food Service-Retail Renovation 6,000 sq. ft. 0 25 $2,500,000 Identifed Site
5/19/2025 Project 7030-B-O Industrial New Construction 70,000 sq. ft.0 30 $7,300,000 Site Search
6--11-25 Project Black Sabil Industrial New Construction 1,000,000 sq. ft.8000 $960,000,000 Active Search
Contacts:
M= 02
YTD= 14
PROSPECT LIST 07/03/2025