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EDA Meeting Minutes - 09/24/25MINUTES REGULAR MEETING - ECONOMIC DEVELOPMENT AUTHORITY (EDA) Wednesday, September 24, 2025 — 7:00 a.m. Academy Room, Monticello Community Center Commissioners Present: President Steve Johnson, Treasurer Hali Sittig, Rick Barger, Clint Berglof, Mayor Lloyd Hilgart, Councilmember Tracy Hinz Commissioners Absent: Vice President Jon Morphew Staff Present: Executive Director Jim Thares, City Administrator Rachel Leonard, Community Development Director Angela Schumann, Bob Ferguson, Anne Mueller 1. Call to Order President Steve Johnson called the regular meeting of the Monticello Economic Development Authority to order at 7:01 a.m. Mayor Hilgart arrived to the meeting at 7:03 a.m. 2. Roll Call Mr. Johnson called the roll. 3. Consent Agenda None 4. Consideration of discussion and direction related to Block 34 and Cedar Fair and surrounding redevelopment vision, action plans and timelines Economic Development Manager Jim Thares reviewed the agenda item contents with the Commissioners. He noted that attached illustration and site depictions along with the history of the sites. Mr. Thares also shared the City Engineer's memo about the two municipal wells in Block 34 and noted the estimated costs of approximately $2,100,000 to relocate the wells. In addition, he pointed out the recent and planned improvements at East Bridge and West Bridge Park. Finally, he reviewed the Minnesota Trunk Highway 25 (MN-TH 25) Area Planning and Environmental Linkages (PEL) Study and the recent MN-TH 25 planned improvements which will result in changes at the 4t" Street intersection via a potential roundabout or a light and the follow-on impacts that will occur with traffic diverted to Cedar and other streets. Community Development Director Angela Schumann said the purpose of the meeting is to consider potential improvements as presented by other entities and how the EDA envisions moving forward on Block 34 and Cedar Fair as one large corridor rather than two separate studies. Ms. Schumann presented the question to EDA members, whether now might be the time for members to continue with the visioning as it has been moving forward or to wait until the studies from other entities are available to review as informative inputs into the EDA Regular Meeting Minutes — 09/24/25 redevelopment action step -plans. Mayor Hilgart shared his disappointment in learning of the estimated costs related to the wells. In rough numbers, he estimated that it will mean a total of about $6M more needing to be invested in Block 34 related to all aspects of redevelopment. Jim Thares said the current costs total $2.8 million. To fully recoup this total back in future TIF increment, the redevelopment tax value will need to be approximately $27 to $30 million in improvements. Mayor Hilgart stated that for Block 34, he prefers less height than Block 52. A two-story building or possibly some portions being three story structures, perhaps for housing, to satisfy the valuation objective. His preference is not to have housing on Cedar Street if it exists on Block 34. Ms. Schumann suggested that a Cedar Street Corridor Plan should probably be laid out, envisioning how the public may want to use the space and further consider the Land Use Plan and think of it more cohesively with the potential MN -DOT intersection improvements at MN-TH 25 and East 4th Street. Ms. Hinz urged the EDA to be careful and methodical on Block 34 redevelopment, especially knowing the estimated cost of the wells and the recent information on the proposed MN- TH 25 improvements. She suggested the focus be shifted to Cedar Street as a next objective. Ms. Schumann noted that although it is quite remote, one-way pairs are also a slim possibility coming out of the Mississippi River Crossing study (PEL). The one -ways could present serious challenges for the City. City Administrator Rachel Leonard shifted focus to the MN-TH 25 study corridor project and suggested presenting realistic timelines for City planning and guidance from the EDA with efforts to have more engaging conversations relating to MN -DOT plans and the Downtown corridor for Monticello. She noted traffic flow and pedestrians' safety as issues and said it is better to work together. She suggested the EDA may want to ask what the City would want the improvement to look like as protective redevelopment measures. Ms. Schumann pointed out the potential adjustment at River Street and MN-TH 25 with the pedestrian crossing conversion to High Intensity Activated Cross Walk (acronym "HAWK") technology signal. Administrator Leonard noted MNDOT's awareness for City needs and described the current bridge crossing service as being at "Level F". She noted the desire of Staff to possibly incorporate an additional crossing to shift traffic flow or another option to alleviate most traffic and potentially reroute hauling trucks due to service level failure and increased traffic. Ms. Hinz said Downtown Street crossings are sparsely used possibly due to perceived 2 EDA Regular Meeting Minutes — 09/24/25 dangerous conditions and questioned how to get pedestrians to go under the bridge to get better and safer access for the east and west sides of MN-TH 25. Ms. Sittig said her work location on the east side of MN-TH 25 saw no visitors at all during the recent well attended Let's Chalk festival. People primarily parked and stayed on the west side of MN-TH 25. Ms. Schumann addressed the MN -DOT corridor study and suggested the EDA look at areas to provide measures for pedestrian traffic if the 4t" Street/MN-TH 25 intersection becomes a roundabout and how to treat the River Street signal if it potentially is converted to a HAWK crossing. Mr. Johnson said a stop light at 4th Street might alleviate reduced time idling with pulsing traffic flow versus continuous movement with minimal mitigation. He thought that a roundabout would slow down speeding traffic. Mr. Barger spoke of complications for pedestrians with a roundabout, noting the compact nature of the established area and the high level of semi -truck traffic. Administrator Leonard pointed out the discussions with MN -DOT relating to crossings at East 7t" Street to potentially include a center island as a pause point as well as consideration to improve the east/west connections to MN-TH 25. She suggested ideas for utilizing Cedar & Walnut as designated bike and pedestrian routes to address safety concerns should be part of the traffic plans. Ms. Schumann pointed out that the overall goal at this point is not solving traffic and transportation issues. She suggested that EDA members decide to continue thinking about redevelopment action steps using the information presented and currently available or pause and wait until the river crossing PEL study and MN -DOT plans are released in the future. Mr. Johnson suggested a focus on expanding the Downtown core one block to east. He feels the improvements on MN-TH 25 from East 7t" Street to Broadway will impact several blocks of commercial properties and raises the question of how to best buffer the adjacent residential area from the increase in traffic levels. He said the EDA should try to purchase vacant parcels to potentially develop another Downtown corridor along Cedar Street east of the highway parallel to Walnut Street. Ms. Schumann noted her personal desire to incorporate additional traffic signals on MN-TH 25 for blockbusting for circular traffic flow. Mr. Berglof felt it would be best to reroute foot traffic to flow under the bridge. Mr. Johnson pointed out the apartments and the northeast corner of Locust and West River Street and thought that it may perhaps become an area of more redevelopment interest despite the potential elevation issues. Ms. Schumann said that if the EDA is interested in this area, it can be added to future continued conversations. Mr. Johnson noted the beauty 3 EDA Regular Meeting Minutes — 09/24/25 created by the Downtown improvements enabling the Walnut/River area to become an entertainment hub rather than underutilized buildings and parking lots. Ms. Hinz asked about raising awareness of specific businesses on Broadway, i.e., an ice cream shop. Ms. Schumann noted similar comments were heard at the Downtown Rounds gathering held last week. She said potential ideas are signage and improved information supporting walkability. Ms. Hinz said she appreciated the idea of improving walkability amid the Downtown Small Area Plan and said she suspects psychological reasons play a role for pedestrians with concerns about safety. Ms. Schumann said the Downtown Small Area plan was adopted 8 years ago. It has been about 9 years since discussions such as this took place. She suggested the EDA continue with more discussion in the future to refresh the Plan and refocus on current cohesive components. The landscape has changed over time and reviewing the impacts Block 52 has created allows exploration of how it might affect other blocks beyond the core downtown area. Ms. Schumann mentioned the potential to work again with Andrew Dresdner, Urban Planner/Designer, Bolton & Menk, as he helped draft the Downtown plans and has the capacity for visionary conversations to put together a revised redevelopment vision plan. EDA members agreed with this suggestion and supported moving forward in that effort. Mayor Hilgart shared a personal observation and said Cedar Street needs improvements and notable destinations in comparison to the Walnut Street corridor. Downtown visitors prefer to not park on the east side of MN-TH 25 to walk to the west side, unless establishments are incorporated along the park -to -destination pathway. Ms. Sittig agreed and noted the Chalk Event brought no customers to her east side business. The Arts in the Park event, held at Ellison Park, produced many walk-in customers. Mayor Hilgart believes that potentially MN -DOT'S project proposal for roundabouts or potential one -ways (river crossing study) will completely change what was anticipated and planned for Downtown thus far. He is not in favor of additional active redevelopment next steps until the bridge plans and location are determined. Administrator Leonard again advised EDA members to look at Downtown holistically. She suggested a reasonable goal would be to create a vision plan based on realistic expectations. She also said that the Plan should be an adaptive plan based on scenarios of what could happen with MN-TH 25 improvements and utilize the City's perspectives and views to influence MN -DDT's bridge plans. Ms. Sittig appreciated the potential food truck or food hall development scenario concept next to the Farm & Floral site, potentially creating increased foot traffic along Broadway and maybe offering a reason to cross MN-TH 25 from west to east. Mr. Johnson said he was in favor of utilizing a planning consultant to be engaged as the next al EDA Regular Meeting Minutes — 09/24/25 step in the overall redevelopment visioning and planning process. Ms. Schumann said she would reach out to Bolton & Menk as they are currently working with MN -DOT on MN-TH 25 studies already underway. 5. Economic Development Manager's Report Mr. Thares provided an overview of the agenda item to the EDA and staff. No action was taken on the item. 6. Adjournment The EDA adjourned at the regular meeting at 8:20 p.m. and entered into a closed meeting to discuss the agenda items below. Closed Session - Consideration of adjourning to Develop or Consider Offers or Counteroffers for the Purchase or Sale of Real or Personal Property Pursuant to Minnesota Statute 13D.05, Subdivision 3(c)(3) • PID # 155010033041 - .29 acres (12,473.41 sq. ft.) Recorded by: Anne Mueller u Approved: October 22, 2025 Jim Oark Executive Director of the Monticello EDA 5