Planning Commission Agenda - 09/02/2025 (Workshop)AGENDA
WORKSHOP MEETING - MONTICELLO PLANNING COMMISSION
Tuesday, September 2, 2025 – 5:00 p.m.
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, Anne
Mueller
1. Call to Order
2. Concept Stage Submittal for a 14.2 acre development including residential and
commercial within the Mixed Density Residential and Manufactured Home Park land
use designation areas as identified by the Monticello 2040 Vision+ Plan.
3. Adjournment
1
Grittman Consulting llc
SteveG@GrittmanConsulting.com Planning, Zoning, Land Use
MEMORANDUM
TO: Angela Schumann
Mayor Hilgart and Monticello City Council
Monticello Planning Commission
FROM: Stephen Grittman
DATE: August 25, 2025
MEETING DATE: September 2, 2025 (Workshop Meeting)
RE: Monticello – Fisher Group/Meadows West – Concept Review
GC FILE NO: 120-01 – 25.18
PLANNING CASE NO: 2025 - 40
PROPERTY ID: 213-100-221200; 155-500-154402
Introduction
The current proposal is for a Concept Plan review, which is not a formal zoning or land use application
but is intended to provide an opportunity for City feedback on a potential development proposal
prior to more formal zoning review and the extensive supporting materials that such reviews require.
The Planning Commission and City Council will have the opportunity to review the proposal, ask
questions of the proposer, and provide comments as to the issues and elements raised by the
project. No formal approval or denial is offered for a Concept Review.
The neighboring property owners have been notified of the meeting, but it is not a formal public
hearing.
This memorandum provides an overview of the proposal and serves as an outline for the discussion.
Site Context and Project Description
This memorandum reviews the elements of a proposed land use concept for development on an
approximately 14-acre property area lying directly west of Highway 25, south of Interstate I-94.
The primary purpose of the concept review is to provide the submitter with feedback on the City’s
desired land use and connectivity goals for the subject area.
2
Approximately 11 acres of the total land area in the proposal is a portion of the current Meadows
Manufactured Home Park (West), with a 3-acre development parcel located immediately south of the
11-acre property proposed as part of the concept. The 11-acre parcel is a portion of the larger
Meadows Manufactured Home Park and is within the City of Monticello. The proposed development
area lies directly between a manufactured park home access drive and Highway 25. The 3-acre parcel
is a portion of a larger 44-acre parcel located south of the Meadows, and currently within Monticello
Township and the Monticello Orderly Annexation Area. The northerly portion of the site is currently
occupied by support facilities for the manufactured home park. The south parcel is currently
vacant/agricultural.
The property owner is contemplating the extension of public roads through the property area
connecting with Highway 25, and a variety of land use alternatives.
For the northerly lot, the applicant proposes mix of multi-family housing (approximately 200
residential units) and retail/commercial development, or the use of that area for exclusively
commercial or exclusively multifamily residential uses. For the southerly 3-acre parcel, the applicant
proposes a commercial land use.
The project would include extension of Deegan Avenue NE to its connection with Highway 25,
creating access to the remainder of the southerly 44-acre parcel as shown on the property owner’s
concept plan. This extension would improve access to Highway 25 for residents of the West
Meadows neighborhood. The extension of Deegan Avenue would also provide access from the south
to the commercial properties in the Jefferson Commons area via its connection to School Boulevard.
Comprehensive Plan Guidance and Proposed Land Use
The project area is included in the City’s Comprehensive Plan Land Use mapping, guided as MH,
Manufactured Home and MDR, Mixed Density Residential. The northerly parcel is guided
“Manufactured Home Park ” and the southerly as “Mixed Density Residential“.
Per the Comprehensive Plan, the Manufactured Home Park land use category is to be reserved for
that specific land use. The M-H, Manufactured Home Park zoning district is designed to regulate and
manage land uses in the areas with this designation.
The applicant’s plans would require an amendment to the 2040 Plan to include some mix of
commercial retail and multi-family residential. As noted, the property owner proposes that the 11-
acre portion of the Meadows property (identified as Lot 1) be redesignated to accommodate a mix of
commercial uses and higher density housing, or exclusively one or the other. These two land uses are
viable in this location, whereas lower density residential (including expansion of the manufactured
home park units as currently guided) would be less desirable from a land use potential view, given
proximity and visibility to the trunk highway.
The discussion at the workshop should include specific comment by the City on the balancing
between these two alternative land use choices, versus retention of the current M-H guidance. The
acceptability of additional multi-family housing has been a point of discussion in the community over
3
the past few years. While the parcels in question can be viewed as appropriately guided for
commercial, it is also not uncommon to expect that commercial lands tend to develop over a longer
period of time.
The southerly 3-acre parcel (identified as Lot 2, south of the Hwy 25 connection) is proposed as
retail/commercial. This parcel would have frontage/visibility along MN Trunk Highway 25, at the
intersection of Deegan Avenue NE and a new connector street to Highway 25. This entire 44-acre
area is currently guided as Mixed Density Residential in the 2040 Plan. The property owner proposes
to accommodate commercial uses on the 3-acre portion of the property. The concept plan envisions
additional street connections to remaining portions of the 44 acre site, with future land uses yet to be
determined in those areas. This proposal makes no plans for the remainder of the 44-acre site with
regard to land use or transportation connections.
Concept Submittal Review Criteria. This review is for an informal Concept Plan review. The
Ordinance identifies the purpose of Planned Unit Development as follows:
(1) Purpose and Intent
The purpose of the Planned Unit Development (PUD) zoning district is to provide
greater flexibility in the development of neighborhoods and non-residential areas in
order to maximize public values and achieve more creative development outcomes
while remaining economically viable and marketable. This is achieved by undertaking a
process that results in a development outcome exceeding that which is typically
achievable through the conventional zoning district. The City reserves the right to deny
the PUD rezoning and direct the developer to re-apply under the standard applicable
zoning district.
PUD Concept reviews are to proceed as follows:
(a) PUD Concept Proposal
Prior to submitting formal development stage PUD, preliminary plat (as
applicable) and rezoning applications for the proposed development, the
applicant may, at its option, prepare an informal concept plan and present it to
the Planning Commission and City Council at a concurrent work session, as
scheduled by the Community Development Department. The purpose of the
Concept Proposal is to:
1. Provide preliminary feedback on the concept plan in collaboration between
the applicant, general public, Planning Commission, and City Council;
2. Provide a forum for public comment on the PUD prior to a requirement for
extensive engineering and other plans.
3. Provide a forum to identify potential issues and benefits of the proposal
which can be addressed at succeeding stages of PUD design and review.
4
The intent of Concept Proposal review is to consider the general acceptability of the proposed
land use, and identify potential issues that may guide the City’s later consideration of a full
development application. The City Council and Planning Commission meet in joint session to
provide feedback to the developer, and may include an opportunity for informal public
comment as they deem appropriate.
It is vital that Planning Commission and City Council members engage in a frank and open discussion
of the project benefits and potential issues. The Concept Review process is most valuable when the
applicants have the opportunity to understand how the City is likely to look at the project, its
development details, and the potential issues it presents. In this way, the subsequent land use and
development specifics can be more finely tuned to address City policy elements.
Future Review and Land Use Application Process
Further land use approvals would include the following:
o Comprehensive Plan Amendment
o Rezoning to B-4, Regional Commercial, R-4, Multi-Family Residential, and/or potential Planned
Unit Development; Development Agreement;
o Preliminary Plat
o Final Plat
o Development Stage and Final Stage PUD: May not be required depending on the plat and final
development configuration
o Annexation*
*Annexation of the project is only finalized once the various zoning and subdivision approvals
are final. The Planning Commission will hold public hearings on the required elements, but
pursuant to the City’s Orderly Annexation Agreement with Monticello Township, formal
Rezoning actions are taken subject to Annexation approval by the State of Minnesota.
Staff Preliminary Comments and Issues
For this proposal, the primary considerations evident at this point in the process include the following
elements:
1. Roadway Development and Circulation. One of the primary features of the proposed
concept is the extension of Deegan Avenue NE through the project area, connecting the
south limits of the current roadway to a new intersection area with MN Trunk Highway 25.
The connection would include a new roundabout that would also provide future access to
other portions of the property owner’s southerly property. This street and its extension
are discussed more fully in the City Engineer’s comment letter. In discussions with MnDOT
regarding access in this area, the Deegan extension would modify the current access
pattern to northbound Highway 25 and create a full access to Highway 25 farther south.
5
Residents of the Meadows West neighborhood currently must turn right out only and
travel south on Highway 25, then U-turn to go north. Similarly, residents who are
northbound on Highway 25 must U-turn at School Boulevard to access their
neighborhood. (Similar turning issues impact the Meadows East neighborhood, but this
project would not impact the East side of the development.)
The project would also have the effect of providing more direct local street access to both
the Meadows West and the new development to School Boulevard and the Jefferson
Commons area of the community. A large percentage of the local-destination traffic from
the Meadows West area would be able to use the local street system, rather than rely on
the Trunk Highway for short trips and U-turn movements.
It is likely the goal of the land owner that the development of the land area between the
Deegan extension and the highway supports the cost of the extension of the road and
utilities and the more productive use of that area.
2. Land Use. Land use is the second of the two primary aspects of this concept review. As a
manufactured home park, the Meadows uses the current 11-acre parcel for service uses in
the park, and for occasional sales or display of product intended as accessory to the
manufactured home units. The proposed change to this area is to reguide the site to
accommodate commercial and multi-family residential uses.
The commercial land use concept would extend the current line of commercial uses that
rely on Deegan and Highway 25 frontage to the north of the site. The extension of Deegan
Avenue NE through this area would create a boundary between the existing manufactured
home park areas and the proposed development.
The conversion of this area to multi-family and commercial uses would more accurately
reflect the value of Highway 25 frontage and the traffic capacities of both the new and
existing road system. The current space is underutilized from a land use standpoint.
Additional manufactured housing (as would be suggested by the Comprehensive Plan
designation) would be consistent with the existing neighborhood, but less consistent with
“highest and best use” principles.
One discussion point to add to this review would be the distribution of uses on the 11-
acre parcel between residential and commercial designations. The applicant suggests a
residential development of 200 units. Under the City’s R-4 zoning, that would require at
least 8 of the 11 acres at 25 units per acre (the general maximum density). This would
leave a 3-acre parcel for commercial uses. The City should consider this land use
distribution, and the issues or benefits of this pattern in the change from the current
Manufactured Home Park designation.
For the 3-acre parcel at Highway 25 and the new intersection, commercial development
would seem to be a natural land use at such a high exposure and high access location.
While the applicant has not suggested land uses on the remainder of the 44-acre parcel,
6
commercial uses on the 3-acre site would not negatively impact those land use decisions,
as additional commercial, and/or a mix of residential development options, would
reasonably fit the general pattern.
3. Other Considerations - Connectivity and Open Space. The extension of Deegan Avenue
also raises future non-vehicular connection options, including pathway or sidewalk
development. As residential uses grow in this area, recreational open space opportunities
that are accessible to non-driving population will need to be examined. There are few
such spaces available to residents in this area. Connections will be paramount, but new
usable open space considerations should also be incorporated into the general land use
planning of the area.
Summary
As noted, the Planning Commission and City Council provide comment and feedback to the developer
at the Concept Review level. City officials should identify any areas of concern that would require
attention, as well as any elements of the concept that the City would find essential for eventual
approval.
Specific comment should address the potential issues and opportunities related to the proposed land
use and circulation. While the applicant has provided a broad description of their goals, the feedback
should clarify any support or concerns related to the proposed land uses, but also raise potential
concerns and goals to address as more detailed planning for the area goes forward. Specific zoning
details, including densities, site planning, design features, and other related elements, will be part of
any more specific development plans and subdivision requests as they come forward.
SUPPORTING DATA
A. Aerial Site Image
B. Applicant Concept Proposal
C. City Engineer’s Comment Letter
D. Excerpts, Monticello 2040 Plan
Concept Stage | Fisher Development Co
Legal: Lengthy (contact City Hall) | PIDs: 155500154402 & 213100221200
Created by: City of Monticello
472 ft
Concept Proposal Application
Applicant Information
• Applicant Name: Fisher Development Company
• Application Date: 8/4/2025
Application Submittal Requirements
1. Land Use Application Form & Contact Information
A completed City of Monticello Land Use Application form, including the full legal description of the property,
will be submitted separately.
• Owner of Record: Monticello Land, LLC and Monticello MHC, LLC
o Address: 8800 N Bronx Ave, Fl 2, Skokie, IL 60077-1804
o Phone: 847-275-9911
• Authorized Agent/Representative: Fisher Development Company
o Address: 201 N Riverfront Dr, Suite 230, Mankato, MN 56001
o Phone: 507-720-8842
2. Site Data
• Address: 9127, 9187 State Hwy 25 NE - Monticello, MN
• Current Zoning: 9127 is zoned M-H; 9187 is guided as TA – Transition Area in the Monticello Township
Land Use Plan.
• Parcel Size: Approximately 14.2 acres (Lot 1: 11.2 acres, Lot 2: 3 acres)
• Square Feet: Approximately 618,552 sq ft (14.2 acres × 43,560 sq ft/acre)
• Legal Description(s): See image below
3. Narrative: Proposed Objectives and Public Values
The primary objectives are:
• Extend Deegan Avenue and create an intersection on Hwy 25 to serve both the existing mobile home
park and future adjacent developments.
• Develop lots for uses compatible with the nearby Community Commercial district and future Mixed-
Density Residential district.
This project aims to realize several public values:
• Support the “Incremental, Sustainable Growth” Transportation Framework with the Deegan Avenue
extension.
• Promote diverse housing options.
• Facilitate locations for everyday retail goods and services intended for city-wide use.
• Extending local utilities to accommodate future development.
4. Proposed Land Uses
• Residential: 200+ units on Lot 1
• Commercial: Typical retail or service commercial uses on both Lots 1 and 2
5. Development Schedule
Phase 1 (Infrastructure):
• Expected Start: Spring 2026
• Expected Completion: Spring 2027
• Public Improvements: Roads and utilities (including Deegan Avenue extension and Hwy 25
connection)
Phase 2 (Residential & Commercial):
• Expected Start: Spring 2026
• Expected Completion: Winter 2027
Phase 3 (Additional Infrastructure and Outlot Development)
6. Concept Plan
To be submitted as separate plan sets (see attachment).
7. Additional Information
Multiple meetings have occurred between the developer and city staff. Initial phases will focus on
establishing access, extending utilities for future development, and creating lots to fund improvements.
Additional identified benefits include the extension of water service to the existing mobile home park,
reducing direct driveway access to Hwy 25, and reducing the number of U-turn movements on southbound
Hwy 25.
Applicant Signature:
Date:
8/4/25
LOT 1
LOT 2
9127 STATE HWY 25 NE - MONTICELLO, MN
Kjellberg Property
PROPOSED LOT DEVELOPMENT
SHEET NO.DATE
PROJECT INFO.
PROPOSED LOT 2
3 ACRES
PROPOSED LOT 1
11.2 ACRES
PROPOSED FUTURE TRAFFIC
INTERSECTION (ROUNDABOUT)
PROPOSED ROAD
EXTENSION DEEGAN
AVENUE
NEW HWY ACCESS
LOCATION
07/28/2025 A0
SITE PLAN
SCALE 1" = 200'-0"
M:\031590-000\Admin\Docs\2025-08-18 Submittal (Concept Plan)\2025-08-27 Fisher Lakeshore Development Site Concept Plan - WSB Engineering
Comments.docx
7
0
1
X
E
N
I
A
A
V
E
N
U
E
S
|
S
U
I
T
E
3
0
0
|
M
I
N
N
E
A
P
O
L
I
S
,
M
N
|
5
5
4
1
6
|
7
6
3
.
5
4
1
.
4
8
0
0
|
W
S
B
E
N
G
.
C
O
M
August 27, 2025
Matt Leonard
City Engineer/Public Works Director
City of Monticello
505 Walnut Street, Suite 1
Monticello, MN 55362
Re: Fisher Lakeshore Development Site - Concept Stage Plan Review
WSB Project No. 031590-000
Dear Mr. Leonard:
We have reviewed the Fisher Lakeshore Development Site conceptual stage site plan dated
August 4, 2025. The applicant proposes to develop lots on a 14.2 acre parcel for uses
compatible with the nearby Community Commercial district and future Mixed-Density Residential
district. The proposed project also includes an extension of Deegan Avenue and a new
intersection at MN-25.
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.
General
1. City staff will provide additional comments under separate cover.
2. The applicant shall review the project with MnDOT and/or County for new access points
and spacing along MN-25. Provide final permitting documents to City prior to the start of
construction.
3. 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.
Site, Street, & Utility Plans
4. Streets, parking lots, and utilities shall be designed in accordance with the applicable City
Subdivision Ordinances and the City’s General Specifications and Standard Details
Plates for Street and Utility Construction.
a. The proposed roundabout will require a more detailed review when plans are
available.
b. The extension of Deegan Avenue should match the existing street section and
right-of-way width at minimum. The street section will be further evaluated once
the traffic study is available for review.
c. Additional right-of-way will need to be acquired from the adjacent property owner
to make the required Deegan Avenue connection to the north as shown.
Fisher Lakeshore Development Site Concept Stage Plan – WSB Engineering Plan Review
August 27, 2025
Page 2
5. A future pathway is to be provided along TH 25 near the development per the Monticello
2040 Vision Plan.
6. 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
accommodate the City’s ladder truck. Provide a turning movement exhibit to show that a
fire truck can access all building structures, cul-de-sacs, roundabout areas, and parking
lots as applicable. Additional comments may be provided under separate cover.
7. With future submittals, provide a utility plan showing the existing and proposed sanitary
sewer, watermain and storm sewer serving the site, below are initial concept level
comments:
a. Full depth sanitary sewer may need to be extended through property to MN-25.
b. Watermain looping may be required through the site to provide adequate fire flow
supply.
c. Additional utility stubs to adjacent properties may also be required to
accommodate future looping connections. Add a water stub to the existing
manufactured home park. If a connection is made to this stub in the future, a
single connection will be required with a meter, backflow preventer, applicable
WAC, and trunk charges. This connection will be subject to further City review
and approval.
8. With future submittals, provide a full civil plan set that includes an existing/removals plan,
utility plan, more detailed site/paving plan, grading plan, erosion/sediment control, and
standard details plan.
Stormwater Management
9. Below are General Stormwater Requirements for the Site:
a. The 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.
b. Infiltration is required for new developments. If infiltration is not feasible provide
documentation on the rational before moving to additional BMP’s.
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.
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.
e. Rate control will be required for the new development. All rates must be equal or
less than existing rates for each discharge location.
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.
10. The majority of the proposed site drains to the regional basin located between Park Place
Dr and Highway 25 NE. The assumed impervious percentage for the northern portion of
Lot 1 is 30% and the assumed CN for the southern portion of lot 1 and all of Lot 2 is 85.
Fisher Lakeshore Development Site Concept Stage Plan – WSB Engineering Plan Review
August 27, 2025
Page 3
A small portion of the western side of Lot 1 will drain to the regional pond west of the
movie theater and south of School Blvd. The assumed impervious percentage of the
tributary drainage area to this regional pond is 65%.
Future submittals should include the impervious percentage for the proposed
development. To meet City standards, additional rate control and water quality volume
will need to be provided if the proposed development increases the impervious
percentage or CN of the tributary areas to the regional basins.
11. In future submittals, ensure the site will discharge to the existing storm sewer
connections and that the stubs will have capacity for the discharge from the new
development.
12. Two feet of freeboard is required for the HLW 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.
13. Include storm sewer sizing calculations with future plans. Refer to the City design
guidelines for Storm sewer requirements.
14. The last structure prior to discharge to a stormwater BMP is required to be a 4’ minimum
sump structure.
15. 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.
16. 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.
17. A detailed review of erosion control BMP’s will take place with future submittals. Provide
redundant perimeter control adjacent to all wetlands onsite.
Traffic & Access
18. The applicant is proposing two driveway access points, one located on the north side that
would connect to the existing mobile home development and provide access to TH 25 via
existing 600th Street. The other access point is proposed as a new full access connection
to TH 25, located approximately ¼ mile south of 600th Street. Street access spacing,
grades, and sight lines will be reviewed with future submittals.
19. The site is proposing to include 200+ mobile homes and retail/commercial uses. The
proposed land uses will likely generate over 2,000 daily trips. The existing Average Daily
Traffic on TH 25 is 15,000. The addition of the proposed traffic and the new access point
will have an impact on roadway operations and the rerouting of existing trips to/from the
existing mobile home park. A traffic study will be required for this development.
20. Review the need for a southbound right-turn lane on TH 25 into the new site access. Also
review the need for separate turn lanes out of the site at TH 25.
Fisher Lakeshore Development Site Concept Stage Plan – WSB Engineering Plan Review
August 27, 2025
Page 4
Wetlands & Environmental
21. A wetland delineation should be completed for the project site and provided to the city for
review and approval.
22. Any permanent or temporary impacts proposed as a result of site development or
construction must be permitted via the Wetland Conservation Act.
A more detailed review of the development plans will be completed when the applicant submits
complete civil plans and a stormwater management report.
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
James L. Stremel, P.E.
Senior Project Manager
LAND 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.
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
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.
GOAL 6: NATURAL ENVIRONMENT, PARKS AND OPEN SPACE
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 53
MONTICELLO 2040 VISION + PLAN 33
MANUFACTURED HOME (MH)
The Manufactured Home designation specifically applies to the two areas of the City designated for manufactured homes and related accessory uses only. Densities generally
range between 10-13 units per acre corresponding to a minimum site area allowances of 3,300-4,000 square feet per unit. Off-street surface parking is provided, and these areas
are residential in character.
Residential
• Manufactured
Home Park
LAND USE MIX
Recreational
• Parks/Playgrounds
Open Space
• Sensitive Habitat
LAND USE MIX VISUAL EXAMPLE
LOT PATTERN DEVELOPMENT FORM
• Density -
M-H standards
(Medium Density
Residential)
• Height -
1 story
• Lot Area -
3,300-4,000 sq. ft.
2018 Correlating
Zoning District
ZONING INFORMATION
2018 Correlating
Zoning District
MH
Residential Mobile
and Manufactured
Home Park District
MOBILITY
Primary Mode
Vehicular (slow speeds)
Secondary Mode
Pedestrian paths
and trails
Bike facilities
and parking
MONTICELLO 2040 VISION + PLAN 13
FUTURE LAND USE MAP
EXHIBIT 3.3
City of Monticello Boundary
Monticello Orderly Annexation Area (MOAA)
Parcels
Streets
Railroad
Water Bodies
Development Reserve (DR)
Open Space and Resource Conservation (OSRC)
City 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)
Employment Campus (EC)
Light Industrial Park (LIP)
General Industrial (GI)
Public and Institutional (P)
Xcel Monticello Nuclear Generating Plant (MNGP)
North
LAND USE, GROWTH AND ORDERLY ANNEXATION 32
MIXED-DENSITY RESIDENTIAL (MDR)
The Mixed-Density Residential designation applies to areas of the City where mixed housing types and medium to high density housing are appropriate. Housing types could include
attached housing such as apartments, townhomes, condominiums and multi-family buildings. It may also includes areas appropriate for small-lot single-family homes and cottage
homes. Densities generally range between 8 to 25 units per acres corresponding to site area allowances of 1,700-5,000 square feet per unit. Allowed density is dependent on
adjacent land uses, existing building form and character and other factors. Higher densities are permitted at the discretion of the City. These areas have mixed housing types and
reflect a denser, more urban environment. Buildings in these areas are generally between two to five stories and may have surface parking. Other compatible uses, such as schools,
nursing homes, parks and religious facilities may also locate in this designation.
LAND USE MIX
Residential
• Medium to
High Density
(Residential
characterized by
a wide mix of
housing types)
• Senior Living
Facility
Public/institutional
• Schools
Recreational
• Parks/Playgrounds
Open Space
• Sensitive Habitat
Primary Mode
Vehicular (slow speeds)
Secondary Mode
Pedestrian paths
and trails
Bicycle facilities
and parking
Transit or
Shuttle Service
MOBILITY
DEVELOPMENT FORM
• Density -
8 - 25+ units/acre
(Medium to High
Density Residential)
• Height -
1-5 stories
• Lot Area -
1,700-5,000
sq. ft. per unit
LOT PATTERN
VISUAL EXAMPLE
2018 Correlating
Zoning District
ZONING INFORMATION
2018 Correlating
Zoning District
R-3
Medium Density
Residential District
R-4
Medium-High Density
Residence District
Concept Submittal
Applicant Review
8/26/25
Location and Property Detail
Deegan
Extension
Subdivision
Land Use
Concepts
Apartments
Concepts
Commercial