EDA Agenda - 09/24/2025AGENDA
REGULAR MEETING - ECONOMIC DEVELOPMENT AUTHORITY (EDA)
Wednesday, September 24, 2025 – 7:00 a.m.
Academy Room, Monticello Community Center
Commissioners: President Steve Johnson, Vice President Jon Morphew, Treasurer Hali Sittig,
Rick Barger, Clint Berglof, Councilmember Tracy Hinz and Mayor Lloyd Hilgart
Staff: Executive Director Jim Thares, Rachel Leonard, Angela Schumann, Tyler
Bevier, Anne Mueller
1. General Business
A. Call to Order
B. Roll Call 7:00 a.m.
C. Consideration of Additional Agenda Items
2. Consent Agenda
None
3. Regular Agenda
A. Consideration of discussion and direction related to Block 34 and Cedar Fair and
surrounding redevelopment vision, action plans and timelines
4. Other Business
A. Consideration of Economic Development Manager’s Report
5. Adjournment
Announce that the meeting is now closed; the meeting MUST be adjourned prior to starting
the Closed Meeting
Closed Meeting - Consideration of Recessing to Closed Session 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.)
EDA Agenda: 9/24/25
3A. Consideration of direction on Block 34 and Cedar Street Area Development-
Redevelopment
Prepared by:
Economic Development Manager
Meeting Date:
9/24/25
☒ Regular Agenda Item
☐ Consent Agenda Item
Reviewed by:
Community Development Director,
Finance Director, Community &
Economic Development Coordinator
Approved by:
City Administrator
ACTION REQUESTED
Motion as determined by the EDA.
REFERENCE AND BACKGROUND
The EDA is asked to provide feedback and/or direction on planning processes and potential
action steps for the Block 34 and Cedar Street sites. In considering direction on these two sites,
the EDA is asked to frame their discussion considering various factors that will be influencing
the Cedar Street corridor area from River Street to 6th Street (east side of MN-TH 25).
In the discussion, specific considerations include the following:
The EDA owns a significant amount of property in the immediate vicinity of Broadway
and Cedar Street; a total of 3.465 acres and approximately 765 linear feet of street
frontage along Broadway and MN-TH 25.
The EDA and City own much of the land within Block 34.
Future park planning and recent grants will create new opportunities and accessibility
for recreation at East Bridge Park.
MN-DOT is completing a Highway 25 Corridor Visioning Study this year that will lay the
groundwork for potential changes in traffic management on the TH 25 corridor through
Downtown in the future. This includes the potential for removal of the signal at River
Street (adding a HAWK ped signal) and adding intersection control (either signal or
roundabout) at 4th Street. Possible changes at 7th Street could also drive additional
traffic to and along Cedar. While the timing for these improvements has not been set,
these changes have the potential and opportunity to re-shape the way the City plans for
activity and revitalization along the Cedar Street corridor from River Street to 6th Street
(similar to planning efforts along Walnut Street).
EDA Agenda: 9/24/25
The EDA may want to consider the timing of moving forward on an RFP for Block 34
relative to the above possible planning effort.
The Block 34 RFP no longer needs to include the smaller office building that was in the
previous Block 34 Redevelopment Request for Proposal (RFP).
The EDA should provide guidance or direction on whether they would like the private
party (developer) engaged to redevelop Block 34 to continue to explore site acquisitions
or alternatively have the EDA open discussions with the remaining property owners.
The location of municipal wells located in Block 34 and their potential for relocation
continues to be a consideration. The attached information provided by the City
Engineer relates to the two municipal wells and future discussions with the City Council
to weigh in on a plan of action.
The on-going planning effort for the TH 25 Corridor has yielded an initial Planning and
Environmental Linkage study identifying a Mississippi River bridge crossing option that
would implement a one-way pair roadway network and bridge improvement along the
current MN-TH 25 and Cedar Street alignments. The next phase of evaluation could
take as much as two years to finalize an alignment for the following phase of review.
The EDA will want to consider planning efforts in light of this on-going study.
I. Budget Impact: The budget impact from the consideration of the appropriate planning
and/or action processes for this area is minimal.
II. Staff Workload Impact: City staff involved in this consideration include the Community
Development Director, Community Economic Development Coordinator, Economic
Development Manager and the City Engineer. At this point in time no other staff are
required to complete the initial work tasks in this effort. Depending on EDA direction,
additional staff or consultants may be needed to complete the planning and/or action steps.
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 current Plan is already 8 years old and may need additive
supplementary information to further support the original plan concepts or adjust it based
on the factors noted above and the current and emerging transportation, land use,
development and societal trends.
STAFF RECOMMENDATION
Staff are asking the EDA to identify planning and/or action steps (tasks) with the goal of
achieving a development-redevelopment vision and concept plan and timeline for Block 34 and
EDA Agenda: 9/24/25
the Cedar Street sites within the context of the larger Cedar Street corridor area.
SUPPORTING DATA
A. Broadway and Cedar Street Aerial Photo
B-1. Small Area Plan on a Page
B-2. Walnut and Cedar Main-SAP Excerpt
B-3. Walnut and Cedar Street Guidelines
B-4. Block 34 SAP Summary Information
C. Prior Block 34 RFI, including Excerpts from 2017 Downtown Small Area Plan
D. City Engineer Block 34 Municipal Well Memo
E. EDA and City Property Ownership by Parcel
F. EDA Property Summary-Status Progress
G. East and West Bridge Park and Trail Improvement Concept Plan
H. Information from MN-DOT TH 25 Corridor Vision project
I. Excerpt - Information from MN-DOT TH 25 (Monticello to Big Lake) Corridor Planning &
Environmental Linkages (PEL) Study – Pages 45-46 (PEL Study obtained from MN-DOT
Website)
Legend
City Boundary
Parcels
September 19, 2025
Map Powered By Datafi
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1 in = 369 Ft
Broadway & Cedar Area
Project Name September 29, 2012
Minneapolis
Community Parks
Neighborhood Parks
Pocket Parks
Convertible Streets
Proposed Bituminous Trail Connections
MRT Trail
Seasonal Bridge
Existing Bituminous Trial
Pedestrian Promenade to River
Open Space & Parks
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Commercial
Mixed-Use
Small Retail Opportunities
Required Retail Frontage
Multi-Family Housing
Public
Employment
Parks/Open Spaces/Cemetery
Development and Landuse
Downtown Monticello is and shall remain the heart of the community. It is the
birthplace of the City and the focus of civic activity. This Plan builds off those
foundational qualities with a clear vision for the future of the core blocks of
Downtown. The vision includes a commitment to retaining Broadway as Monticello’s
Main Street, supporting existing businesses, improving connections to and
relationship with the River, and creating new downtown housing opportunities
along Walnut and Cedar Avenues for existing and new Monticello residents. The
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.
Character Areas
Similar to the Embracing Downtown Plan, the Plan divides the study
area into four different Character Areas. The purpose of this is to create
sub-areas in downtown, each with its own identity and purpose and
direction. The character areas are developed based on their context and
their future role in the downtown. Typically each character area is a mix
of uses, but also has a dominant use.
Character Area: Walnut Street
Walnut and Cedar Streets will fill in with new housing (2-4 stories)
that adds to the market strength of downtown and provides additional
housing choices for new and existing residents of Monticello.
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Character Area: Broadway
Monticello’s Main Street will transition over time from a street with
primarily services, to one with unique retail and restaurants.
BCharacter Area: Riverfront
A redesigned Park with an amphitheater and better relationship to
Downtown will help connect the River to Downtown.
A
Character Area: Pine Street
The community will reclaim Pine Street by maintaining it’s width and
adding pedestrian amenities and local serving commercial uses.
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Frameworks
Land Use, Open Space and Transportation are
the three frameworks that organize and define
the physical environment. As with systems in the
human body, each must function independently -
and together with - the others. If one fails, they
all fail. This is why it is important to understand
frameworks as individual systems that must
function as part of a single Downtown.
The Plan is also divided into frameworks in order to
allow different agencies, departments, and investors
act in concert with each other. This will help ensure
public and private investments are coordinated, less
risky, and more publicly acceptable.
Framework: Development and Land Use
• Riverfront District with destination restaurant and entertainment uses
• Broadway District with shopfront retail and restaurant uses beneath housing and offices
• Infill Walnut Street and Cedar Street with mid scale housing (2-4 stories) that creates an effective transition between the in-town neighborhoods and the Downtown
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Framework: Access and Circulation
• Emphasize connectivity throughout the Core, with pedestrian and bike friendly streets, a complete sidewalk system, and connectivity to the in-town neighborhoods.
• Promote a “complete streets” policy that balances the needs of all users in the Downtown.
• Manage and improve the grid system to support connectivity and access throughout Downtown
• Work with MnDOT to improve Pine Street for users of Downtown Monticello, including additional signals, maintaining the River Street signal and supporting for an additional river crossing
• Improve pedestrian crossings of Broadway at Walnut and Cedar to improve access to the Riverfront
• Reconnect Walnut Street with River Street
Framework: Open Space and Parks
• Improve Riverfront Parks to accommodate more programming and events
• Redesign Walnut Street and River Street as signature streets that can be closed and used for festivals and events throughout the year
• Convert vacant lots on Broadway to small pocket parks
• Utilize islands for additional park space
• Create pedestrian refuges or enhanced building entry ways on the corners of blocks along Pine Street
• Enliven open spaces with public art wherever possible
West Bridge Park
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Commercial
Mixed-Use
Small Retail Opportunities
Required Retail Frontage
Public
Employment
Development and Landuse
Community Parks
Neighborhood Parks
Pocket Parks
Convertible Streets
Proposed Bituminous Trail Connections
MRT Trail
Seasonal Bridge
Existing Bituminous Trial
Pedestrian Promenade to River
Open Space & Parks
Improved Pedestrian Crossing
Signalized Intersection
Access Way
Interstate 94
Broadway Street ( 75)
Add Sidewalks to Complete Grid
Surface Parking
Pedestrian Promenade to River
Pine Street (MN 25)
Traffic Calming
Access & Circulation
Shift the Center of Town to
Walnut and Broadway
Improve Pine Street for All Users
Encourage Small and Medium
Scaled Investments
Become a River Town
Summary & Goals
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September 2017
MinnesotaMonticello
City of Monticello Downtown Small Area Plan
18
Primary Recommendations
Walnut Street and Cedar Street
Walnut Street and Cedar Street are
important corridors to the River as well as
transitions between the commercial areas of
downtown and the in-town neighborhoods.
In order to perform in this capacity, the Plan
encourages new housing to infi ll vacant lots
and eventually for single family housing
to transition to medium density housing.
Live/work units or small service/production
(such as insurance agent or jewelry maker)
are permitted. In addition, the Plan
recommends improvements to the street
that will accommodate pedestrian and bike
access to the River. Th is includes parallel
parking, aligned sidewalks and crosswalks,
and curb extensions at Broadway.
Create a pedestrian promenade to the
Riverfront with wide continuous sidewalks and
well marked crosswalks
Infi ll vacant lots and redevelop underutilized
parcels with housing in small apartments
or townhouses. Small service or production
uses are permitted within these and existing
buildings.
Encourage new housing to face Walnut and Cedar Street, with
multiple doors facing the street.
Locate all parking towards the middle of the block, accessed
via a rear lane shared with other properties on the block.
Encourage small and medium scaled residential buildings
(3-5 stories, 1/4 to 1/2 block) that prioritize pedestrian scale
and walkability.
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Walnut Street Promenade to the River
Perspective along Walnut Street, looking north towards the River.
Proposed Parallel Parking
Section of Walnut and Cedar
Street
On-street parking is important
throughout Downtown. Parallel
parking will not require an
easement and is desireable in front
of residential buildings. Diagonal
parking requires an easement and
yields 50% more parking spaces.
8’12’24’8’ 8’12’8’
80’ ROW
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Walnut and Cedar Streets Character Area:
Th e recommendations and guidelines on this page
pertain to the area colored on this diagram
City of Monticello Downtown Small Area Plan | Character Areas
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Facade and Frontage
• Porches and/ or dooryards are encouraged for
all ground fl oor residential units.
• Dormers and bay windows are encouraged to
create a pedestrian scaled facade
• Upper story balconies are encouraged.
• Courtyards are permitted along 1/2 of a front
property line.
Public Realm
• 6’-10’ sidewalk, aligned across intersections
and along the front of blocks.
• On street parking for visitors to Downtown
• Clearly marked crosswalks to accommodate
pedestrian and bike access between the
Community Center and the Riverfront
Building Use and Location
• Primarily residential uses between the Civic
Center and Walnut Street. Small scale service
and commercial businesses permitted on
corner of 4th and Cedar and 4th and Walnut.
• Buildings oriented toward front (street) and
front corners
Massing and Orientation
• Buildings should be between 2 and 4 stories.
• Buildings should be primarily oriented
to Walnut and Cedar Street to create a
comfortable pedestrian environment.
• Dormers and roof articulations should
be used to reduce the scale of buildings if
buildings are longer than 100’ in length.
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Walnut Street and Cedar Street Guidelines
City of Monticello Downtown Small Area Plan | Character Areas
Precedent Images
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Block 34
Access Way
Surface Parking
Block 34 (public ownership in blue)
Most of the properties on Block 34 are
publicly owned. In addition, there are two
wells on the block that impact development.
Redevelopment is further challenged by
limitations on property access created by
medians on Broadway and Pine Street. Th e
site is attractive for “outbound” retail and the
plan recommends such a use to be located in
the base of a multi use building on the corner
of Pine and Broadway.
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City of Monticello Downtown Small Area Plan | Character Areas
Frontage And Ground Floor Uses
Active (retail) uses are encouraged at
Pine Street and Broadway. Residential
frontages are encouraged on Cedar
Street. Th e remainder of the block is
fl exible.
Setbacks, Pocket Parks & Open Space
Buildings should defi ne the perimeter of
the block with a front facade zone between
5’ and 15’ of the front property line. Th e
two wells on site have 50’ setbacks and
shou ld be incorporated into courtyards or
parking areas.
Parking & Servicing
Primary access to mid block parking
should occur from Cedar Street and 4th
Street.
Flexible Frontage (either Active or Residential)
Active Frontage
Well Setback
Building Setback
Options
Th e two illustrations above show potential options for
development on Block 34 - both adhering to the guidelines.
Th e top illustration shows a development pattern that
assumes the property on Cedar Street remains.
Residential Frontage Active Frontage
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REQUEST FOR PROPOSAL
DOWNTOWN MONTICELLO REDEVELOPMENT SITE
RFI DUE DATE: SEPTEMBER 16, 2024
______________________________________________________________________________
SUMMARY
The City of Monticello and Monticello Economic Development Authority (EDA) are soliciting
informational proposals for a redevelopment concept for the majority of “Block 34”, a
development parcel of approximately 2.0 acres in the city’s core downtown. The development
site is located at the intersection of MN TH 25 (Pine Street) and CSAH 75 (Broadway) and one
block from the Mississippi River. See Exhibit A – Site Location.
DOWNTOWN VISION
The City has adopted a Small Area Plan for its Downtown. See Exhibit B – Downtown Small Area
Plan. The Small Area Plan sets the following vision for Downtown:
Downtown Monticello is and shall remain the heart of the community. It is the birthplace
of the City and the focus of civic activity. The Plan builds off those foundational qualities
with a clear vision for the future of the core blocks of Downtown. The vision includes a
commitment to retaining Broadway as Monticello’s Main Street, supporting existing
businesses, improving connections to and relationship with the River, and creating new
downtown housing opportunities along Walnut and Cedar Avenues for existing and new
Monticello residents. The 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 Area Plan also outlines four primary goals for Downtown revitalization:
2 | Page
PROPERTY DESCRIPTION
See Exhibit C – Site Detail.
Site Opportunities
The subject site, known as “Block 34”, is in the heart of a reenergized downtown, situated at
southeast corner of the busiest intersection in Monticello. Over 37,000 vehicles per day travel
through the MN TH25 (Pine Street) and CSAH 75 (Broadway) intersection.
The site is less than one half mile from I-94 and one block from the Mississippi River. The City
and EDA have been gradually acquiring property within the block to facilitate redevelopment,
with over 85% of the block currently in public ownership.
Data from a 2020 Ninigret Partners market study for the region found a $124 Million dollar sales
capacity within the 2-mile area surrounding the core of Monticello,
Site Constraints
There are currently two operational municipal wells located on the block within the
redevelopment area. The footprint of the wells is a relatively small area. However, sanitary
sewer lines and other building development must be located beyond a 50’ radius of the well
itself (not the well house). See Exhibit D – Municipal Well Development Radius.
Redevelopment of the block will require removal of existing vacant one and two-story buildings
and environmental remediation. The City has completed a series of environmental evaluations
on the property. Additional environmental study and completion of the required environmental
permit and remediation/response action processes is expected.
Site Data
Owner: City of Monticello/City of Monticello Economic Development Authority
Acreage: 2.0 acres (approximate)
Buildable footprint is variable based on parking requirements.
Land Use: Downtown Mixed Use; Please refer to Exhibit F – Monticello 2040
Zoning: Central Community District, Pine Street and Walnut & Cedar Sub-Districts
Please refer to Exhibit G – CCD Zoning for full details on the zoning district.
Utilities: Electric, natural gas, water, sanitary sewer, etc. are all available on site.
Height: Two-four stories; additional stories by Conditional Use Permit.
Roads: Directly adjacent to MN TH 25/Pine Street (west); no direct access.
Directly adjacent to CSAH 75 (east), right in/right out only.
3 | Page
Directly adjacent with full access to Cedar Street (east) and Third Street
(south).
Public Parking: On-street public parking
Trails: Mississippi River Trail one block to the north along the Mississippi River;
Broadway trail (sidewalk) along CSAH 75 frontage; sidewalks on Cedar and
Third Streets.
Parks: The Bridge Parks fronting the Mississippi River are located one block north
SITE PLANNING CONSIDERATIONS
Site Partnerships
The City and EDA have confirmed the interest of a local professional office user to relocate to
this block. This user requires ownership of their building and site pad and is seeking 10,000
square feet of single-story main floor Class A office space with dedicated day-time parking for 40
employees. Proposals should directly address locating this user within their redevelopment
concept.
There are two existing privately owned and occupied buildings on the block. Submitters will
evaluate and identify how they will address these existing properties within their redevelopment
concept.
Site Configuration and Phasing
The City and EDA are seeking to maximize this site’s potential given its location and proximity to
amenities.
Submitters will provide a site plan and narrative which clearly identifies the proposed uses
desired by the developer and the location of the intended uses. The developer’s submittal must
be clear in site layout, intended development square footage and floor area ratio, and parking
requirements and location. Submitters will identify the proposed phasing of development,
including how the development will address both the existing uses on the block and the
prospective office user.
DESIRED PROPERTY USE
The City and EDA are interested in the developer’s perspective on the uses most likely to be
successful on the block, with development massing, layout and phasing to support those uses.
The City and EDA have indicated that a mix of uses is preferred, including office professional and
specialty eating and retail. These commercial uses are preferred along the Broadway and Pine
frontages. The variety of uses should accommodate both employment during the daytime, as
well as shopping and dining for evenings and weekends. This mix of uses would create activity on
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the block at all times of day and complement other existing and future uses in the area, as well as
accommodate varying parking demand. If residential opportunity is desired by developers, the
goal would be to focus residential to the Cedar Street side and at a medium density scale to the
extent possible.
It is anticipated that development may occur in quarter block components, although depending
on the developer’s goals, a half block configuration could be possible.
Massing of buildings to maximize usable square footage and noted partnerships is desired.
Design of spaces should make the adjacent vehicle corridors less intimidating and scaled for
pedestrians, including the addition of green and plaza spaces within the block.
AMENITIES AND SURROUNDING BUSINESS COMMUNITY
A recently completed (2024) mixed-use development is adjacent to the northwest. This $25
million project Includes 87 residential units and 30,000 square feet of retail, restaurant and office
space.
Core Downtown retail, restaurant and professional office spaces are located within 3 block
walking distance. The majority of Downtown space is occupied.
Concentration of multi-family and single-family residential in direct proximity.
Monticello Community Center is located four blocks to the southwest, within walking distance.
MCC is home to a recreational fitness center, indoor pool, climbing wall, meeting space and
senior center.
The City’s premier riverfront parks, Bridge Parks, are located one block to the north. The parks
are home to an arboretum, fishing pier, skating rink, basketball court, playground and are located
directly on the national Mississippi River Trail (MRT).
CITY INVESTMENT
The City of Monticello and the Monticello Economic Development Authority are making
significant investments for the redevelopment of this site. Previous investments include:
1. Acquisition of 118 East Broadway - $665,000
3. Acquisition of 216 Pine Street - $465,000
4. Acquisition of Corner Montgomery Farms Property - $665,000
5. Acquisition of BL Bikes/Bait Shop - $181,950
6. Acquisition of 130 East Broadway (Zoo) - $275,000
7. Relocation Expenses - $518,207
9. Environmental Study (to date) – 35,541
10. Demolition Expenses (to date) – 47,550
Total City/Eda Investment To-Date: $2,853,248
5 | Page
REQUESTED INFORMATION SUBMITTAL
The Monticello EDA will review the information responses on behalf of the City and EDA.
Respondents are required to submit one (1) original and one (1) electronic copy of their
information proposal to the contact person listed below. To facilitate effective evaluation by the
City/EDA responses shall be limited to no more than ten (10) pages.
All questions shall be emailed to the contact listed below and all questions will be answered in
writing by email to all parties.
At the discretion of the City, a short list of the most qualified respondents may be developed, and
respondents may be asked to give a short presentation or interview as part of the evaluation and
selection process. Respondents may be asked to provide additional information.
To be considered complete, all proposals must include the following elements:
1. Cover letter describing your interest, your team and your concept.
2. Description of the development concept with specifics as to proposed:
a. Square footage
b. Floor area ratio and building height
c. Use types
d. Phasing plan
3. Conceptual site plan showing the layout of the proposed project as described in item 2
4. Market justification of the proposed use(s)
5. Estimated market value of the project when completed
6. Estimated project timeline
7. Developer’s financial capability to complete the project. In this regard, the respondent
should provide: a financing plan, anticipated sources of project financing (including
proposed City/EDA participation), and financial capacity of respondent to perform
obligations.
PROPOSAL REVIEW AND SCORING
At its sole discretion, the City of Monticello reserves the right to accept or reject any submitted
proposal.
Proposals will be evaluated and scored on a 1-10 scale for each of the following criteria:
1. Qualifications and experience of the developer(s)
3. Proposed use of the lot and fit with the City’s vision for downtown
4. Conceptual design and site configuration / architectural style of proposed project
5. Market justification for the proposed use(s) and estimated investment
6 | Page
6. Financial capacity of the developer(s)
7. Proposed timeline for the project: start of construction / project completion
Proposals will be reviewed by City Staff and the Monticello Economic Development Authority,
and a recommendation will be coordinated with the City Council.
ANTICIPATED PROCESS
The proposal process is a preliminary step to determine development interest, capacity and
alignment with City goals. The Monticello EDA will review all submitted proposals and select
development teams to proceed to interview. The goal of the EDA will be to select a development
team for further negotiations on site acquisition and development.
EXHIBITS
A. Site Location
B. Monticello Downtown Small Area Plan, Excerpts
C. Site Detail
D. Municipal Well Development Radius
E. Site Images
F. Monticello 2040, Excerpts
G. Monticello Zoning Ordinance, Excerpts
H. Environmental Documents - Available Upon Request
Exhibit A—Site Location
I-94 & MN TH 25 Interchange
Block 34 Site
Mississippi River
City of Monticello Downtown Small Area Plan
Monticello, MN
Prepared for:
The City of Monticello
ADOPTED BY CITY COUNCIL ON SEPTEMBER 25, 2017
Prepared by:
Cuningham Group Architecture, Inc.
Tangible Consulting Services
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Become a River TownImprove Pine Street for All Users Encourage Small and Medium Scaled
Investments
Shift the Center of Town to Walnut and
Broadway
Background and Purpose Goals
Th e purpose of this Plan is to attract and direct
investments on the core blocks of Downtown Monticello,
MN over the next 10 years.
Th e Plan advocates for solidifying Downtown as the heart
of the community with a series of coordinated public
and private investments. Together, these investments
will create a human-scaled environment that encourages
gathering, socializing, visiting and enjoying on a daily
basis - throughout the year. Th e improvements outlined
in this Plan aim to build on the unique qualities of
Monticello to make the Downtown yet more attractive
to those who have chosen to live and do business in
the community. Specifi cally, the Plan seeks to promote
Broadway Street as a storefront district with restaurants
and specialty retail, celebrate the River for its recreational,
connective and economic qualities, reinvigorate a
downtown housing market with multiple, appropriately
scaled, infi ll projects, and improve the experience of Pine
Street for all users.
Th e plan is ambitious, but achievable. Over time and
upon completion, the plan would usher in up to 500
new units of downtown housing, new restaurants
overlooking the river, and unique retail and services on
Broadway. Momentum can be established in the next
few years. Primary projects to be completed within fi ve
years include: redevelopment of Block 52, Walnut Street
connection to River Street and infi ll housing on Walnut
Street.
Implementation of this Plan will create two legacies. Th e
fi rst will be a revitalized Downtown with an economy
and attractions that benefi t all residents of Monticello.
Equally important, however to the physical improvements
described above will be the legacy of new partnerships
and civic cooperation that are essential to and will result
from coordinated actions.
Th e ideas set forth in this Plan come from the vested
interest of the Monticello community through a broad
public outreach eff ort. Th e realization of these ideas rely
on a coordinated, cooperative, and active public sector
working in tandem with an entrepreneurial private sector
Th e result will be a lively Downtown for all in Monticello,
a place that embodies both its history and future
aspirations.
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NOTE: This illustration depicts new deveopment on
both private and public properties. The plan does not
compel private property owners to change anything
regarding how they use their land. Rather, the Plan is a
guide for change if the property owner chooses to do
so. Please see page___for an illustration of the Master
Plan as it applies to publicly held properties only. The
City will endeavor to work with existing business who
wish to remain, revitalize and expand in the downtown.
City of Monticello Downtown Small Area Plan | Executive Summary
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Character Areas
Character Area: Pine Street (TH 25)
Th e community will reclaim Pine Street by maintaining it’s width
and adding pedestrian amenities and local serving commercial
uses.
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Similar to the Embracing Downtown Plan, the Plan divides the study area into
four diff erent character Areas. Th e purpose of this is to create sub-areas in
downtown, each with its own identity and purpose and direction. Th e character
areas are developed based on their context and their future role in the downtown.
Typically each character area is a mix of uses, but also has a dominant use.
Character Area: Broadway
Monticello’s Main Street will transition over time from a street
with primarily services, to one with unique retail and restaurants.
Character Area: Riverfront
A redesigned Park with an amphitheater and better relationship
to Downtown will help connect the River to Downtown
Character Area: Walnut Street and Cedar Street
Walnut and Cedar Streets will fi ll in with new housing (2-4 stories)
that adds to the market strength of downtown and provides
additional housing choices for new and existing residents of
Monticello. Th eir intersections with Broadway will be improved to
make it easier to walk to the Riverfront
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Illustrative Master Plan
Th e Plan above describes a potential long term build out of the core blocks of Downtown
Monticello.
Downtown Monticello is and shall remain the heart of the community.
It is the birthplace of the City and the focus of civic activity. Th is Plan
builds off those foundational qualities with a clear vision for the future
of the core blocks of Downtown. Th e vision includes a commitment to
retaining Broadway as Monticello’s Main Street, supporting existing
businesses, improving connections to and relationship with the River,
and creating new downtown housing opportunities along Walnut
and Cedar Avenues for existing and new Monticello residents. Th e
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.
Downtown is For Everyone
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City of Monticello Downtown Small Area Plan | Executive Summary
Existing Buildings
New Buildings
1212City of Monticello Small Area Plan | Goals and Objectives
Project Goals
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Shift the Center and Double Down on
Broadway.
Over time the travel and use patterns of Downtown have
changed - altering the overall experience of downtown.
Up until 1960, despite Broadway’s designation as a State
Highway (152) most travel was local. However, as the
region grew, Monticello became a crossroads - thereby
burdening Broadway and Pine Street with high volumes of
through traffi c and widened streets.
Today, the Broadway / Pine Street intersection is one of
the most traveled intersections in the region. Whereas
that quality makes for great visibility, it also makes for a
poor pedestrian experience and poor access to adjacent
properties.
Broadway, west of Pine Street, is relatively lightly traveled
and unlike Broadwway east of Pine Street, it has retained
its pedestrian scale. Furthermore, the City has developed
successful parks at the end of Cedar Street and Walnut
Street. Th erefore, an opportunity exists to fully extend
Walnut and Cedar Street down to the park and grow the
downtown mercantile district towards the riverfront
along Broadway.
Engage and love the riverfront. Go beyond the
Swan.
Great places have unique assets that diff erentiate them
from others. Monticello has the Mississippi River. Th is
defi ning feature can be further utilized to the benefi t of
Monticello residents and businesses. A riverfront that
is well connected with blue and green trails, is publicly
accessible and is activated throughout the day and the
year can become a defi ning feature for the City and an
important driver of economic activity.
Lots of Small Investments, a few medium ones
and just one or two big ones.
Monticello, despite it’s growth, is proud to be a small
town. Small towns develop charm and character through
a series of small incremental investments that together
add up to help a place become memorable and beloved.
Simple investments such as new awnings, improved
lighting and well maintained landscaping can make a big
impression. Small buildings that fi t on vacant parcels or
otherwise underutilized land can happen quickly - adding
vitality to a community.
By promoting a high quantity of smaller investments (1/4
block and smaller) and medium scaled redevelopment
projects (up to 1/2 block in scale), the Downtown will
become more diverse, more lively, more responsive and
adaptable to changes in the market place.
A few medium scaled investments, warranted by a strong
market or a strategic need, are important and valuable.
But they should be carefully scaled and implemented so as
to not disrupt the fragile fabric of the small town.
Improve the Pine Street Experience for
Everyone.
Whether passing through Monticello along Pine Street
(TH 25), trying to cross Pine Street by foot, or going to
a business along Pine Street, the experience of using
Pine Street is generally a negative one for all users. Th e
environment of Pine Street projects a negative image and
it is a divider between the east and west side of the town.
Whereas Pine Street will always be a heavily traveled
street, it does not need to be a negative experience.
Th e community can take it back, claiming it for more
appropriate development types, making it safer, more
pleasant, and attractive for all users.
18
Primary Recommendations
Walnut Street and Cedar Street
Walnut Street and Cedar Street are
important corridors to the River as well as
transitions between the commercial areas of
downtown and the in-town neighborhoods.
In order to perform in this capacity, the Plan
encourages new housing to infi ll vacant lots
and eventually for single family housing
to transition to medium density housing.
Live/work units or small service/production
(such as insurance agent or jewelry maker)
are permitted. In addition, the Plan
recommends improvements to the street
that will accommodate pedestrian and bike
access to the River. Th is includes parallel
parking, aligned sidewalks and crosswalks,
and curb extensions at Broadway.
Create a pedestrian promenade to the
Riverfront with wide continuous sidewalks and
well marked crosswalks
Infi ll vacant lots and redevelop underutilized
parcels with housing in small apartments
or townhouses. Small service or production
uses are permitted within these and existing
buildings.
Encourage new housing to face Walnut and Cedar Street, with
multiple doors facing the street.
Locate all parking towards the middle of the block, accessed
via a rear lane shared with other properties on the block.
Encourage small and medium scaled residential buildings
(3-5 stories, 1/4 to 1/2 block) that prioritize pedestrian scale
and walkability.
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Walnut Street Promenade to the River
Perspective along Walnut Street, looking north towards the River.
Proposed Parallel Parking
Section of Walnut and Cedar
Street
On-street parking is important
throughout Downtown. Parallel
parking will not require an
easement and is desireable in front
of residential buildings. Diagonal
parking requires an easement and
yields 50% more parking spaces.
8’12’24’8’ 8’12’8’
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Walnut and Cedar Streets Character Area:
Th e recommendations and guidelines on this page
pertain to the area colored on this diagram
City of Monticello Downtown Small Area Plan | Character Areas
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Facade and Frontage
• Porches and/ or dooryards are encouraged for
all ground fl oor residential units.
• Dormers and bay windows are encouraged to
create a pedestrian scaled facade
• Upper story balconies are encouraged.
• Courtyards are permitted along 1/2 of a front
property line.
Public Realm
• 6’-10’ sidewalk, aligned across intersections
and along the front of blocks.
• On street parking for visitors to Downtown
• Clearly marked crosswalks to accommodate
pedestrian and bike access between the
Community Center and the Riverfront
Building Use and Location
• Primarily residential uses between the Civic
Center and Walnut Street. Small scale service
and commercial businesses permitted on
corner of 4th and Cedar and 4th and Walnut.
• Buildings oriented toward front (street) and
front corners
Massing and Orientation
• Buildings should be between 2 and 4 stories.
• Buildings should be primarily oriented
to Walnut and Cedar Street to create a
comfortable pedestrian environment.
• Dormers and roof articulations should
be used to reduce the scale of buildings if
buildings are longer than 100’ in length.
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Walnut Street and Cedar Street Guidelines
City of Monticello Downtown Small Area Plan | Character Areas
Precedent Images
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Perspective along Pine Street, looking north towards the River.
Pine Street Character Area:
Th e and recomendations guidelines on this page
pertain to the area colored on this diagram
City of Monticello Downtown Small Area Plan | Character Areas
Pine Street
Pine Street (Minnesota State Hwy 25) is an
important and heavily traveled roadway in
Monticello and Sherburne County. It is one of only
two river crossings between Minneapolis and Saint
Cloud and it connects to I-94 in Monticello. It also
has an important local role because it is Downtown’s
connection to the rest of Monticello that lies
south of I-94. Th e original plat of Monticello
did not foresee the growth of Pine Street and as
a result, the steady growth of traffi c along it has
had a strong impact on the community. While it
connects Monticello to the region, it also divides the
community between east and west.
Th is Plan recognizes Pine Street as a regional
roadway, but seeks to manage its impacts as it
crosses through Downtown. Th e Plan does not
recommend any additional widening and supports
additional river crossings that would better serve
both Downtown and the region.
Work with MnDOT to maintain a 5 lane
section(2 through lanes both directions with a
center turning lane), do not increase speeds
Work with MNDot to improve pedestrian
crossings wherever possible, preferably with
traffi c signals at 4th Street.
Encourage redevelopment on the corners of
blocks, with entrances facing the street, and
shared parking in the middle of the block.
Reduce the impact of parking to pedestrians
by minimizing the width to 180’ and buff ering
parking from the sidewalk with a low fence and
streetscaping.
Reduce direct property access to Pine Street
and encourage property access from side
streets with through block easements.
15’70 ’15’
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Proposed Section of Pine Street
New development along Pine Street should be
regional serving, but locally scaled. Buildings should
be located on the corners with pedestrian refuges
along Pine Street that improve the appearance and
the experience of all along Pine Street. Th e Plan
discourages additional property access to Pine Street
and encourages side street access with through block
(north/south) easements.
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Public Realm
• 10’-15’ sidewalk; trees clustered in planters
with ground cover or low shrubs.
• Sidewalks buff ered from parking lots with low
wall or hedge.
• Gateway treatments at River Street and 7th
Street.
Building Use and Location
• Larger retail/ commercial, offi ce or
hospitality uses that desire visibility,
parking and regional access are
encouraged. Th is does not apply to Block
52 which is located in the Riverfront
character Area.
• Buildings located towards front corners of
Pine Street blocks.
• Parking lots in mid block should not be
wider than 180’, but should be clearly
visible from Pine Street and easilly
accessible from side streets.
Massing and Orientation
• Buildings should be between 2 and 5 stories.
• Buildings should be oriented to Pine Street.
Secondary entrances can be located on side
streets or facing parking lots. If located on
the Broadway/Pine Street corner, buildings
should have dual orientations - one towards
Pine Street and one towards Broadway.
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City of Monticello Downtown Small Area Plan | Character Areas
Facade and Frontage
• Primary entrance to building should be
clearly visible from Pine Street accomplished
with careful design.
• One story base level articulation is
encouraged to create a pedestrian scale
frontage.
• Storefronts on the ground fl oor are
encouraged to face Pine Street. If
storefronts face mid block parking, there
must be pedestrian access to the storefronts.
• Corner treatments such as entrances, cornice
feature, or towers are encouraged at the
corners of the bocks.
Precedent Images
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Block 34
Access Way
Surface Parking
Block 34 (public ownership in blue)
Most of the properties on Block 34 are
publicly owned. In addition, there are two
wells on the block that impact development.
Redevelopment is further challenged by
limitations on property access created by
medians on Broadway and Pine Street. Th e
site is attractive for “outbound” retail and the
plan recommends such a use to be located in
the base of a multi use building on the corner
of Pine and Broadway.
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Frontage And Ground Floor Uses
Active (retail) uses are encouraged at
Pine Street and Broadway. Residential
frontages are encouraged on Cedar
Street. Th e remainder of the block is
fl exible.
Setbacks, Pocket Parks & Open Space
Buildings should defi ne the perimeter of
the block with a front facade zone between
5’ and 15’ of the front property line. Th e
two wells on site have 50’ setbacks and
shou ld be incorporated into courtyards or
parking areas.
Parking & Servicing
Primary access to mid block parking
should occur from Cedar Street and 4th
Street.
Flexible Frontage (either Active or Residential)
Active Frontage
Well Setback
Building Setback
Options
Th e two illustrations above show potential options for
development on Block 34 - both adhering to the guidelines.
Th e top illustration shows a development pattern that
assumes the property on Cedar Street remains.
Residential Frontage Active Frontage
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Frameworks: Purpose
Land Use, Open Space and Transportation are the three frameworks that
organize and defi ne the physical environment. As with systems in the human
body, each must function independently - and together with - the others. If
one fails, others are impacted. Th is is why it is important to understand
frameworks as individual systems that must function as part of a single
Downtown.
Th e Plan is also divided into frameworks in order to allow diff erent agencies,
departments, and investors to act in concert with each other. Th is will help
ensure public and private investments are coordinated, less risky, and more
publicly acceptable.
General Approach
Th e Land Use Plan promotes a development pattern that
recognizes the essential role that Downtowns plays in
the communities they serve. Successful Downtowns tend
to be places that serve many functions for the full cross
section of the community throughout the year and across
generations. Th ey are places to gather, eat, live, shop,
celebrate, protest, recreate, meet, be entertained, and
to visit. Th ey are places that promote social interactions
and the unique creative expression of the community.
At their best, Downtowns are places that exude pride
because they represent the best the community has to
off er.
In order to promote these ideals, this Plan favors policies
and development patterns that improve downtown for
those who currently use it and patterns that support the
places that people value. Th erefore, development patterns
and land uses in this Plan seek to support the Main Street
character of Broadway, the importance of Walnut Street
as a promenade to the River, regional and local needs of
Pine Street, and the riverfront as the birthplace of the
City.
Th is Plan also recognizes the traditional (and still
relevant) role of Downtown Monticello as well as the
changing nature of small Downtowns throughout
the country. In doing so, the Plan is committed to
retaining the small scale shopfront District on Broadway
by encouraging uses that value “experience” over
“convenience”. At the same time, the Plan encourages
Pine Street (the regional face of downtown) to develop as
a corridor that emphasizes convenience and accessibility.
Development patterns that support social
interaction, local character, and a compact
connected and walkable environment.
Together, both Broadway and Pine Street can complement
each other to create a downtown that attracts a wide
range of investments.
Physically, the Plan favors compact walkable small town
design with a fi ne grained mix of uses. Th e Plan arranges
development types and land uses so valued places are
supported, and new investments can add to the overall
vitality of downtown.
Recommendations
• Create a Center to Downtown that is active throughout
the day and into the evening - year round. Th e Walnut
/ Broadway Intersection should become the heart of
this area.
• Improve connections to the River by locating uses that
benefi t from open spaces and activities associated with
the River.
• Improve the entry experience from the north.
• Maintain a shopfront District along Broadway, west
of Pine Street comprised of traditional main street
(mercantile) buildings that have retail/restaurant
space on the ground fl oor and wither housing or offi ces
above.
• Create a development pattern on Pine Street that
benefi ts from high visibility and regional access.
• Infi ll Walnut Street and Cedar Street with mid
scale housing (2-4 stories) that creates an eff ective
transition between the in-town neighborhoods and the
Downtown.
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Frameworks: Land Use and Development
Commercial
Mixed-Use
Small Retail Opportunities
Required Retail Frontage
Multi-Family Housing
Public
Employment
Park/OpenSpace/Cemetery
Central
Community
District
(CCD)
Core Study
Area
City of Monticello Downtown Small Area Plan | Character Areas
Exhibit C—Site Detail
City and EDA Owned Property Municipal Well Location
Exhibit D—Municipal Well Development Radius
This first phase of the Comprehensive Plan
process, the Visioning phase, included a
community engagement process to identify
common values, growth aspirations and a vision
to inform the planning direction for the next
20 years. The vision, value statements and
preferred development scenario will serve as the
foundation for creating the new Comprehensive
Plan during the second phase of the planning
process. The Comprehensive Plan provides a set
of goals, policies and strategies for achieving
Monticello’s vision for the future.
PHASE ONE | JANUARY 2020
In 2040 the City of Monticello is an inclusive community focused around sustainable
growth while maintaining its small-town character. Monticello is a Mississippi River
town known for its schools, parks, biking and walking trails and vibrant downtown.
Monticello is an evolving, friendly and safe community that respects the quality of its
environment, fosters a sense of belonging and connection, encourages a healthy and
active lifestyle and supports innovation to promote a prosperous economy.
A balanced land use and transportation framework that provides options and connectivity.
A range of attainable housing options in terms of type, cost, and location.
A respected school and education system serving the community.
A healthy community focused on physical and mental health and wellness of its residents.
A safe, clean, and beautiful community
supported by caring and helpful residents.
A network of parks, open space and trail connections that provide recreation opportunities.
An inclusive community welcoming people of all ages, races, religions and ethnic backgrounds.
A diversified and strong local economy competitive at regional, state and national levels.
A vibrant downtown that embraces the River and provides a focal point for the community.
A thriving arts and culture scene that reflects the creativity of the community and supports a sense of place.
VISION STATEMENT
VALUE STATEMENTS
VISIT
CI.MONTICELLO.MN.US/MONTI2040
TO LEARN MORE!
PREFERRED SCENARIO
PRIORITY
GREENWAYSMIXED
RESIDENTIAL/COMMERCIAL
INDUSTRIALCOMMERCIAL
PLANNED DETACHED
RESIDENTIAL DEVELOPMENT INTERCHANGE
LEGEND:DETACHED
RESIDENTIAL
MIXED COMMERCIAL/
OFFICE/LIGHT INDUSTRIALATTACHED
RESIDENTIAL
RIVER
ACCESS
• Sustainability - Focus on sustainability, open space and wetland
preservation throughout City.
• Infill Development - New service commercial and light industrial infill.
• Conservation Neighborhoods - Single-family housing developed as
conservation subdivisions in a clustered fashion mitigating impacts to
sensitive areas.
• Industrial Expansion - Full build out and expansion of Otter Creek
Industrial Park and growth around future Interchange.
• Multi-Family Housing - New multi-family infill development near core
of downtown and other focus areas.
• New School - New elementary and middle school campus with
environmental focus.
• Downtown - Downtown plan implementation thriving with new
commercial, mixed-use and public realm improvements.
• Mississippi River - Focus on River with new access, connections and
riverfront trail.
• New Employment Center - New industrial business park developed
around new interchange with green technology, renewable energy,
manufacturing and other uses.
• Xcel Facility - The Xcel Monticello Nuclear Generating Plant is
licensed through 2030 and will seek relicensing to 2040.
• Annexation Area - Portions of the Orderly Annexation Area are
designated as an Urban Reserve for future development. Development
would likely include conservation single-family cluster subdivisions.
Note: The Preferred Scenario guidance and mapping provided in the Vision
Report will be further refined during the Comprehensive Plan process. This
map is not the City of Monticello’s final Land Use Plan. This map provides
initial guidance for the next phase of the project, the Comprehensive Plan,
and will be further detailed and refined.
The preferred development scenario is the result of community feedback on the four previous scenarios and the community’s vision.
The community envisions Monticello in 2040 as an environmentally and economically sustainable community that has experienced
strong, balanced growth.
A
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PHASE ONE | JANUARY 2020
Development Assumptions
Key Preferred Scenario Aspects
URBAN
RESERVE
INCREMENTAL, SUSTAINABLE Growth Scenario
Downtown Focus
New School
Industrial and Employment
Conservation Neighborhoods
Retail and Commercial
Trails and Open Space
VISIT
CI.MONTICELLO.MN.US/MONTI2040
TO LEARN MORE!
0 1,300 2,600650
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NORTHSTARLINE BIG LAKE
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SCHOOL BLVDSCHOOL BLVD
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JEFFERSON BLVDJEFFERSON BLVD
157TH ST SE157TH ST SE
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9494
9494
COUNTY RD 37 NECOUNTY RD 37 NE
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BERTRAMCHAIN OFLAKES
BERTRAMCHAIN OFLAKES
85TH ST NE85TH ST NE
COUNTY RD 39 NECOUNTY RD 39 NE
COUNTY RD 37 NECOUNTY RD 37 NE
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Downtown Mixed Use
10-18 Unit/Acre10-18 Unit/Acre
Service Commercial
and Light Industrial Infill
Regional Oriented Commercial
Multi-Family
10-18 Unit/Acre10-18 Unit/Acre
Medium and Small Lot Conservation Developments
4-10 Units/Acre4-10 Units/Acre Potential School Site withEnvironmental Focus
Medium and Small Lot Conservation Developments
4-10 Units/Acre4-10 Units/Acre
Otter Creek
Industrial Park
Commercial/Residential Mix (Neo Traditional) Development
Residential (South) Residential (South)
8-10 Units/Acre8-10 Units/Acre
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Technology, Renewable Energy,
Manufacturing &
Distribution Warehousing
COMPREHENSIVE PLAN | NOVEMBER 23RD, 2020 ADOPTION
CHAPTER 3: LAND USE, GROWTH AND ORDERLY ANNEXATION
47
LAND USE, GROWTH AND ORDERLY ANNEXATION 60
2017 DOWNTOWN SMALL AREA PLAN LAND USE FRAMEWORK
COMMERCIAL DESIGNATIONS
There are four commercial and mixed land use designations as follows:
Community Commercial
A Community Commercial designation applies to existing commercial uses
along State Highway 25, School Boulevard and Chelsea Road, as well as other
small pockets of Monticello that include existing shopping centers, retailers and
entertainment uses. The intent of Community Commercial is to provide locations
for everyday retail goods and services generally oriented to a city-wide basis.
Regional Commercial
A Regional Commercial designation applies to areas targeted for uses that serve
the traveling public and larger retail uses and commercial development intended
for a regional market. This designation is generally applied to various areas along
the Interstate 94 corridor with high visibility. The development character of the
regional commercial development will continue to be auto-oriented, large format
commercial uses such as ‘big-box’ uses and other uses that require a large parking
area. Looking to the future, opportunities for connectivity and design linkages
between such development and nearby uses and neighborhoods will
be emphasized.
Downtown Mixed-Use
The Downtown Mixed-Use category identifies and designates the downtown area
as a primary development focus for downtown intended to improve, revitalize
and redevelop Downtown Monticello as envisioned in the 2017 Downtown Small
Area Plan. The goal is to transform downtown into a thriving commercial area with
new mixed-use, specialty retail and restaurant uses with enhanced streetscape
and pedestrian amenities. Entertainment uses, co-working spaces, boutiques and
cafes are also envisioned. New downtown development should also embrace and
be oriented towards the river whenever possible.
Commercial/Residential Flex
The Commercial/Residential Flex designation encourages the mix of flexible
and compatible development of commercial, office, retail and residential uses
in limited areas of the city on the same or adjacent properties. The purpose of
this designation is to give the city and property owners flexibility for future land
use based on market demand. The Commercial/Residential Flex designation
is applied to a few of the remaining large vacant parcels in the City including
the parcels located south of Chelsea Road and north of School Boulevard and
centered along Dundas Road. This designation is also applied to parcels located
between Interstate 94 and 7th Street West. These properties may be developed as
commercial, residential, or mixed land uses under the city’s PUD zoning, subject to
review and approval of the City.
Land Use Categories Acreage
Community Commercial 125
Regional Commercial 433
Downtown Mixed-Use 48
Commercial and Residential Flex 174
TABLE 3.3: FUTURE LAND USE COMMERCIAL ACREAGES
Source: Monticello Downtown Small Area Plan (2017)
LAND USE, GROWTH AND ORDERLY ANNEXATION 76
DOWNTOWN MIXED-USE (DMU)
The Downtown Mixed-Use designation applies to the area of Monticello commonly known as the Downtown and further identified in the 2017 Downtown Monticello “Small Area
Plan”. This designation includes a commitment to retain Broadway as Monticello’s Main Street, supporting existing businesses, improving connections to and relationship with the
River, and creating new downtown housing opportunities along Walnut and Cedar Avenues. The purpose is to create a Downtown that is lively throughout the day and into the
evening at all times of the year. Typically uses include retail, restaurants, local serving offices and services, as well as residential uses above the ground floor. Some ground floor
residential uses may be allowed along Walnut, Cedar, 3rd or 4th Streets among others, subject to the location and discretion of the City.
VISUAL EXAMPLE
LOT PATTERN DEVELOPMENT FORM
• Density -
25+ units/acre
(Medium to High
Density Residential)
• Floor Area Ratio
(FAR)
0.50 to 4.0
• Height -
Up to 6 stories
• Lot Area -
N/A
2018 Correlating
Zoning DistrictZONING INFORMATION
2018 Correlating Zoning District
CCD
Community Commercial District
Primary Mode
Pedestrian-friendly
streetscape
Vehicular (slow speeds)
Secondary Mode
Bicycle facilities
and parking
Transit or
shuttle service
MOBILITY
Commercial
• Retail
• Offices
• Personal Services
• Professional
Services
• Restaurants/Cafes
• Recreation and
Entertainment
LAND USE MIX
Residential
• Multi-Family
Residential
Recreational
• Parks/Playgrounds
LAND USE MIX
MN
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General CCD
Walnut
& Cedar
Riverfront
Broadway
Walnut
& Cedar
Pine
Street
General CCD
Walnut
& Cedar
General
CCD
Date: 12/18/2023
CCD Sub-Districts
Broadway
General CCD
Pine Street
Riverfront
Walnut & Cedar
MN Wild and Scenic
River Districts
Freeway Overlay
District
City of Monticello
CCD Sub-District
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1 inch = 550 feet
Front
Interior
Side
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Side
Rear
ft.)area)
All Uses 6 6 6 6
2 stories
30 feet
[1]
(Reserved)(Reserved)
[1]: Multi-story buildings may be allowed as a conditional use pursuant to § 153.028(D) contingent upon
strict adherence to fire safety code provisions as specified by the International Building Code as
adopted in the Monticello City Code.
Accessory
Structures - See § 153.092(B) for all general standards and limitations on accessory structures.
Other
Regulation to
Consult (not all
inclusive)
- § 153.042, Common District Requirements
- § 153.043(B), Standards Applicable to All Residential Base Zoning Districts
- § 153.060, Landscaping and Screening Standards
- § 153.064, Signs
- § 153.067, Off-Street Parking
- § 153.068, Off-street loading spaces
- § 153.070, Building Materials
(G) Central Community District, CCD.
(1) (a) The purpose of the “CCD”, Central Community District , is to provide for a wide variety of land uses,
transportation options, and public activities in the downtown Monticello area, and particularly to implement the goals,
objectives, and specific directives of the Comprehensive Plan, and in particular, the 2017 Downtown Monticello “Small Area
Plan” Comprehensive Plan Amendment and its design and performance standards.
(b) All proposed development or redevelopment in the CCD shall be subject to the requirements of the
Comprehensive Plan and other standards identified in the Small Area Plan report. It is not the intent of this chapter to
abrogate any general Zoning Ordinance requirements in the CCD, and all such requirements of the Monticello Zoning
Ordinance apply fully within the CCD unless addressed separately by a more detailed CCD zoning regulation.
(c) Projects that benefit from public investments and/or subsidies will have a greater burden to provide higher levels
of both private and public amenities.
(d) Sub-districts. The CCD is hereby divided into five subdistricts, four of which comprise the study area of the Small
Area Plan. The CCD regulations shall apply uniformly across all sub-districts unless specific sub-district requirements apply.
The City Council shall, in accordance with the process providing for zoning map amendments in the Monticello Zoning
Ordinance, adopt a zoning map for the CCD area identifying the subdistrict boundaries. The subdistricts are known as:
1. Riverfront;
2. Broadway;
3. Walnut and Cedar Streets;
4. Pine Street; and
5. “General” shall be any area within the CCD that is not identified as being within one of the four named
subdistricts.
(e) Base lot area. No minimum.
(f) Base lot width. No minimum.
(2) Process requirements.
(a) New development or redevelopment projects within the Central Community District shall require a site plan review
by the Planning Commission.
(b) At the proposer’s option, or as required by this chapter, any proposed project may combine the required site plan
review as a part of a concept plan review before a joint meeting of the Planning Commission and City Council.
(c) Existing buildings shall be subject to the permitted and conditional use allowances of this chapter.
(d) Projects which do not meet the requirements of this chapter may utilize the Planned Unit Development (PUD)
process.
(3) General requirements.
(a) Character areas. The Central Community District shall be further regulated by four character sub-areas: Pine
Street, Broadway, Walnut/Cedar and Riverfront and shown in the Official Zoning Map.
(b) Projects across character area boundaries. By conditional use permit, uses and standards may extend across
character area boundaries (but not into other zoning districts) a maximum distance of up to one-half block for project
purposes, provided the majority of the project square footage lies within the permitted character-area, and the intent and
character of the downtown plan is maintained.
Where projects extend across character area boundaries, projects must show compatibility to both character area standards
relating to adjoining districts and uses.
(c) Private joint-parking use. All new non-residential parking areas shall be designed to accommodate cross-access
and joint use throughout the CCD zoning district to minimize the need for parking infrastructure.
(d) Accessory service/appurtenance uses. Building mechanical, waste-handling, and delivery service areas shall not
face the public street or public spaces (with the exception of public parking lots), and shall be screened from view of
adjoining property with materials equivalent to those of the principal building.
(e) Buildings adjacent to single-family. Building side walls adjacent to single- family residentially zoned properties, or
directly across a public street from such properties, shall have side wall heights of no greater than the horizontal distance to
the nearest single-family structure. Buildings abutting single-family residentially zoned properties shall have roofs sloping
toward the abutting single- family use, or shall employ at least one of the transitional features in § 153.066.
(f) Building materials. Building materials for all uses shall be predominantly glass, brick, natural or cultured stone, or
equivalent masonry material.
1. Materials for lapped siding, board-and-batten, or shake exteriors shall be composite, maintenance free materials,
and shall be limited in overall exterior use to no more than 30% of building exterior for residential structures.
2. Commercial and other structures, no more than 15% of building exterior may be comprised of architectural metal,
which shall be integrated into the building design.
3. Mixed use buildings shall comply with the commercial building requirements.
(4) Performance standards.
(a) Character area standards.
1. Broadway.
a. All buildings should have a storefront or entrance on Broadway.
b. Buildings shall be oriented toward the front of the lot, with a maximum ten-feet setback. Setbacks may be
increased to accommodate outdoor seating or activity spaces approved by Planning Commission during site plan review.
Such spaces shall be improved with enhanced paving and landscaping materials and other elements.
c. Storefronts facing any public street shall consist of a minimum of 50% window/door transparency on ground
floor.
d. Buildings shall be between two to four stories, additional stories may be authorized by conditional use permit.
Single-story buildings may be approved through site plan review by the Planning Commission and City Council where
multiple stories are impractical for the specific use. In such cases, the building architecture should incorporate a façade that
mimics multiple stories through additional window openings or similar features.
e. Buildings shall have a maximum width of 60 feet, or shall be articulated by setback, materials or window
treatments roofline variation, or other design methods to reflect the appearance of separate buildings, in approximately 30 to
60-foot increments.
f. Ground floor commercial buildings which front on public streets or open space shall not be entirely comprised of
office uses, but shall include other retail, hospitality or entertainment uses.
g. Sidewalks and/or pathway connections shall be provided for all development projects.
2. Walnut/Cedar.
a. Features such as upper balconies, dormers, courtyards, porches and dooryards shall be incorporated for
residential uses.
b. Buildings shall be between two to four stories; additional stories may be authorized by conditional use permit.
Single-story buildings may be approved through site plan review by the Planning Commission and the City Council where
multiple stories are impractical for the specific use. In such cases, the building architecture should incorporate a façade that
mimics multiple stories through additional window openings or similar features.
c. Buildings shall be oriented toward Walnut and Cedar Street and toward front corners where applicable.
3. Pine Street.
a. Buildings shall be between two to four stories; additional stories may be authorized by conditional use permit.
Single-story buildings may be approved through site plan review by the Planning Commission and the City Council where
multiple stories are impractical for the specific use. In such cases, the building architecture should incorporate a façade that
mimics multiple stories through additional window openings or similar features.
b. Buildings shall be oriented to Pine Street with secondary entrances located on side or interior facades. Corner
properties shall have dual orientation.
4. Riverfront.
a. Features such as upper balconies, dormers, courtyards, porches and dooryards shall be incorporated for
residential uses.
b. Buildings shall be between two to four stories; additional stories may be authorized by conditional use permit.
Single-story buildings may be approved through site plan review by the Planning Commission and the City Council where
multiple stories are impractical for the specific use. In such cases, the building architecture should incorporate a façade that
mimics multiple stories through additional window openings or similar features.
c. Buildings shall be oriented toward river and public right of way corners where applicable.
(b) Use type standards.
1. Residential.
a. Single/two-family: Where permitted, the requirements of the R-2 District will apply.
b. Townhouse.
(i) Permitted where the subject property has no direct frontage on Broadway or Walnut/Cedar.
(ii) Must preserve open space to coordinate with public spaces.
(iii) Building heights up to 25 feet or two stories above grade.
(iv) Setbacks – 15 feet from abutting single-family, minimum of eight feet from public street. Interior side
setbacks may be zero.
(v) Variable roofline and front building walls.
(vi) Classic row-house; living space to front; no garage-front design.
(vii) All parking in attached garages.
(viii) Parking ratio of two spaces per du, off-street.
c. Multi four-12 du.
(i) Only allowed where the subject property has no frontage on Broadway, Walnut/Cedar. Conditionally
permitted where the property has direct frontage on Broadway or Walnut/Cedar.
(ii) Must preserve open space to coordinate with public spaces.
(iii) Building heights up to 35 feet or three stories above grade; additional stories authorized through conditional
use permit.
(iv) Setbacks – 15 feet from abutting single-family, minimum of eight feet from public street. Interior side
setbacks may be zero.
(v) Variable roofline and front building walls.
(vi) Garage entrances may not face a public street.
(vii) Garages which face a single-family residential zoning district must screen the garage entrance from the
eye-level view of the abutting property.
(viii) All parking in attached garages within building footprint (no surface parking).
(ix) Parking ratio of 1.7 spaces per du, off-street, or a minimum of no less than one space per bedroom, off-
street, whichever is greater. As part of site plan review, the Planning Commission may impose a different (higher or lower)
standard where the nature of the use supports such standard.
(x) Residential units on upper, non-ground floors of buildings in the Riverfront Character Area are permitted as
a part of mixed-use buildings by conditional use permit.
d. Multi 13+ du.
(i) Only allowed where the subject property has no frontage on Broadway, Walnut/Cedar. Conditionally
permitted where the property has direct frontage on Broadway or Walnut/Cedar.
(ii) Must preserve open space to coordinate with public spaces.
(iii) Building heights up to 50 feet or four stories above grade; additional stories authorized through conditional
use permit.
(iv) Setbacks – shall be – 15 feet from abutting single- family, minimum of eight feet from public street. Interior
side setbacks may be zero.
(v) Variable roofline and front building walls.
(vi) Garage entrances may not face a public street.
(vii) Garages which face a single-family residential zoning district must screen the garage entrance from the
eye-level view of the abutting property.
(viii) All required parking shall be located in attached garages within building footprint (no surface parking).
(ix) Parking ratio of 1.1 spaces per dwelling unit bedroom including adjacent on-street parking, or a minimum of
no less than one space per bedroom, off-street, whichever is greater. As part of site plan review, the Planning Commission
may impose a different (higher or lower) standard where the nature of the use supports such standard.
(x) Multiple-family housing limited to seniors may reduce parking supply to half spaces per dwelling unit, off-
street. As part of site plan review, the Planning Commission may impose a different (higher or lower) standard where the
nature of the type of senior living use supports such standard.
(xi) Residential units on upper, non-ground floors of buildings in the Riverfront and Broadway Character Area
are permitted as a part of mixed-use buildings.
e. Ground floor residential units. When allowed, subject to:
(i) Common areas, lobbies, etc. (if any) should be oriented toward street.
(ii) Street levels should include additional window and doorway glass exposure toward streets.
2. Commercial and mixed-use, generally.
a. Uses adjacent to single-family residential zoned properties which include dining/drinking service spaces shall
have one outdoor areas facing public open space use areas.
b. Building heights of up to 50 feet or four stories shall be permitted.
c. Buildings heights exceeding 50 feet or four stories may be allowed by conditional use permit.
d. Residential units in mixed-use commercial buildings shall include balcony spaces.
e. Building setbacks shall be 15 feet from abutting single-family homes, minimum eight feet from public streets.
Interior side setbacks may be zero.
(c) Landscaping.
1. Site improvements in the CCD shall include landscaping consistent with the requirements of § 153.060 –
Landscaping and Screening.
2. Pedestrian, plaza/patio, and bicycle spaces on the property shall integrate alternative pavement materials,
designs, or features consistent with the surrounding streetscape.
(d) Parking.
1. Off-street parking areas shall be developed and constructed according to the requirements of § 153.067. Parking
supply shall be as identified in this chapter, or where not specified herein, as in § 153.067 – Off-Street Parking.
2. A commercial use which propose to vary from the requirements of this section by deferring its required off-street
supply and contributing to the public parking fund shall be accompanied by a parking study, subject to review and approval
by Community Development staff, which illustrates an adequate amount of available unused public parking within 400 feet of
the establishment’s primary entrance. “Adequate amount” shall be established by the city on a case-by-case basis in review
of the applicant’s individualized parking study, but shall include the following elements, as a minimum: (1) an examination of
the public parking supply commonly available for use by the proposed business during its peak usage hours; (2) the likely
demand placed on said supply by the proposed business based on contemporary resources for parking utilization; and (3)
an estimate of competing demand on said supply.
3. An existing business, as of the date of this chapter, which has a parking supply which is substandard according
to § 153.067 - Off-Street Parking, shall be considered a legal nonconformity. The business may expand or change to
another business that increases the parking supply deficiency only by participating in the parking fund, according to the
requirements of this Section and § 153.067(E)(4)(c) for such deficiency.
4. Parking shall not be located on a parcel between the front building line of the principal building and the public
street, except where expressly provided for by the City Council after recommendation from the Planning Commission.
(e) Other performance standards.
1. All other performance standards as identified in §§ 153.060 through 153.072 shall apply, unless otherwise
addressed in this section.
2. Maximum residential density: 25.0 dwelling units per gross acre.
3. Maximum building height: 60 feet.
a. Buildings may exceed 50 feet in height by conditional use permit, with enhanced site improvements,
architecture, and building materials.
4. Lot coverage, buildings.
a. Minimum building lot coverage: 20%.
b. Maximum building lot coverage: 90%.
5. Accessory structures.
a. For commercial uses, trash handling equipment shall be located within buildings wherever practical. If located
in a structure attached to, or detached from, the principal building, such structure shall screen the trash handling equipment
from the view of all neighboring property and public rights-of-way, and shall be constructed of materials which comprise the
principal building. Gates and/or doors shall be constructed of permanent opaque materials, matching the principal building in
color, and shall be kept closed at all times other than when being used for access. Roofs for such structures are
encouraged, but not required when the screening wall of the enclosure is at least eight feet in height.
b. For mixed-use and multi-family residential uses, trash handling equipment shall be located within the principal
building.
c. Any other accessory structures allowed in the CCD (see Table 5-4 – Accessory Uses by District) shall meet all
requirements of the CCD district applicable to principal buildings.
(Ord. 799, passed 2-27-2023)
§ 153.090 USE TABLE.
(A) Explanation of use table structure.
(1) Organization of Table 5-1. Table 5-1 organizes all principal uses by use classifications and use types.
(a) Use classifications. The use classifications are: agricultural uses; residential uses; civic and institutional uses;
commercial uses; and industrial uses. The use classifications provide a systematic basis for assigning present and future
land uses into broad general classifications (e.g., residential and commercial uses). The use classifications then organize
land uses and activities into specific “use types” based on common functional, product, or physical characteristics, such as
the type and amount of activity, the type of customers or residents, how goods or services are sold or delivered and site
conditions.
(b) Use types. The specific use types identify the specific uses that are considered to fall within characteristics
identified in the use classifications. For example; detached dwellings, parks and recreational areas, and schools are “use
types” in the Single-family Residence District.
(2) Symbols used in Table 5-1.
(a) Permitted Uses = P. A “P” indicates that a use is permitted by right, subject to compliance with all other applicable
provisions of this chapter. Uses may be subject to special regulations as referenced in the “additional requirements” column.
(b) Conditionally Permitted Uses = C. A “C” indicates that a use is permitted provided the city can establish conditions
necessary to ensure the use is compatible to the proposed location and surrounding properties. Inability of the city to
establish conditions to adequately control anticipated impacts is justification for denial of a conditionally permitted use.
Conditional uses may also be subject to special regulations as referenced in the “additional requirements” column.
(c) Interim Permitted Uses = I. An “I” indicates that a use may be permitted for a brief period of time provided certain
conditions are met, and a specific event or date can be established for discontinuance of the use. Inability of the city to
establish conditions to adequately control anticipated impacts is justification for denial of an interim permitted use. Interim
permitted uses may also be subject to special regulations as referenced in the “additional requirements” column.
(d) Prohibited Uses = Shaded cells. A shaded cell indicates that the listed use is prohibited in the respective base
zoning district.
(e) Uses not provided for within zoning districts. In any zoning district, whenever a proposed use is neither specifically
allowed nor denied, the use will be considered prohibited in which case an amendment to the ordinance text would be
required to clarify if, where and how a proposed use could be established.
TABLE 5-1: USES BY DISTRICT
Use Types
“P” = Permitted
“C” =
Conditionally
Base Zoning Districts Additional
Requirements
General
warehousing
See
Table
5- 1A
See
Ordinance
No.
C P P § 153.091(F)
(6)
Heavy
manufacturing C § 153.091(F)
(7)
Industrial
services C P None
Industrial self-
storage
facilities
C C § 153.091(F)
(8)
Land
reclamation C C C C C C C C C C C C C C C § 153.091(F)
(9)
Light
manufacturing P P P § 153.091(F)
(10)
Machinery/tru
ck repair and
sales
C § 153.091(F)
(11)
Recycling and
salvage center C § 153.091(F)
(14)
Truck or
freight terminal C § 153.091(F)
(15)
Waste
disposal and
incineration
C § 153.091(F)
(16)
Wrecker and
towing
services
C P § 153.091(F)
(17)
TABLE 5-1A: CENTRAL COMMUNITY DISTRICT (CCD) USES SUB-AREA
Riverfront (A)Broadway (B)Walnut &
Cedar (C)Pine (D)General
CCD Notes
Use Types
Entertainment
and open
space,
supported by
retail
Retail,
supported by
entertainment;
housing 2nd
Retail,
supported
by
housing
and
services
Office,
large
space
retail
users,
and retail
service
Housing,
supported
by limited
retail and
services
TABLE 5-1A: CENTRAL COMMUNITY DISTRICT (CCD) USES SUB-AREA
Riverfront (A)Broadway (B)Walnut &
Cedar (C)Pine (D)General
CCD Notes
Use Types
Entertainment
and open
space,
supported by
retail
Retail,
supported by
entertainment;
housing 2nd
Retail,
supported
by
housing
and
services
Office,
large
space
retail
users,
and retail
service
Housing,
supported
by limited
retail and
services
Additional use requirements applicable per § 153.091
Uses:
Residential Uses
Single- family P*CUP *Upper
floors only
Multi 3 du or under P*CUP*P *Upper
floors only
Townhouse CUP CUP*CUP P
*Townhous
es on
Broadway
east of Pine
only
Multi 4-12 du CUP CUP CUP CUP
Multi 13+ du CUP CUP CUP CUP CUP
Ground floor CUP*P P
*Allowed on
ground floor
for
townhouses
on
Broadway
east of Pine
Commercial
Brew Pub <10,000 sq. ft.P P P P
Brew Pub >10,000 sq. ft.CUP P CUP P
Commercial Day Care CUP CUP P
Commercial Lodging P CUP CUP P
Uses:
Commercial
Entertainme nt/Recreation,
Indoor Commercial (including
theaters)
CUP*CUP*CUP*CUP <10,000 sq.
ft. only
Entertainme nt/Recreation
Outdoor Commercial
Event centers CUP CUP CUP CUP CUP
Subject to §
153.091(F)
(14 )
Funeral services CUP
Personal services P P P P CUP
Places of public assembly CUP CUP CUP CUP CUP
Production brewery/ taproom P P P P
Micro- distillery/ cocktail room P P P P
Professional office - services
and retail CUP*P P P P Upper floors
preferred
Commercial office
CUP* - not
allowed on
ground floor
P/CUP* on
ground
floor
P/CUP*
on ground
floor
P Upper floors
preferred
Financial P P P P Drive thru
by CUP
Restaurants, bars <10,000
sq. ft.P P P P CUP
Restaurants, bars > 10,000
sq. ft.CUP P CUP P CUP
Retail Sales <10,000 sq. ft.P P P P P
Retail Sales >10,000 sq. ft.CUP CUP CUP P CUP
Retail with service CUP P P P P
Specialty Eating
Establishments <10,000 sq.
ft.
P P P P CUP
Vehicle fuel sales CUP
Veterinary facilities < 10,000
sq. ft.CUP CUP CUP CUP No outdoor
uses
Industrial Uses
Industrial PUD PUD Only PUD Only
Civic and Institutional Uses
Clinics/ medical services CUP CUP P P
Public buildings or uses (incl.
public parks)P CUP P CUP CUP
Schools Pre- K-12 CUP CUP CUP
TABLE 5-1B THE POINTES AT CEDAR DISTRICT (PCD)
See § 153.048
(Ord. 762, passed 8-23-2021; Ord. 780, passed 7-25-2022; Ord. 791, passed 11-14-2022; Ord. 797, passed 2-13-2023;
Ord. 799, passed 2-27-2023; Ord. 804, passed 8-14-2023)
DATE: September 18, 2025
TO: Monticello EDA
FROM: Matt Leonard, Public Works Director/City Engineer
RE: Well Relocation and Aquifer Study Summary
Two of the five wells currently used by the City of Monticello to provide potable water
are in Block 34 in the downtown area. As part of a potential plan to relocate these wells
and identify future well sites, a series of test holes were drilled to better understand the
characteristics of the aquifer beneath the city.
Test Locations Evaluated for New Well Feasibility:
• 300 4th Street – EDA-owned parcel
• 4th Street Park
• Southwest of the intersection of Fallon Avenue and 7th Street
• 103 Chelsea Road
• Well #4 Site – Dundas
The City currently operates four wells within the Quaternary-age Buried Sand and
Gravel Aquifer (QBAA) and one well in the Cambrian-age Mt. Simon Sandstone bedrock
aquifer. Under Minnesota Statutes, new water use permits for the Mt. Simon aquifer are
restricted unless no other suitable source is available.
All test well locations were situated within the QBAA aquifer. Each site was found to be
viable for future well development, except for the location near Fallon Avenue and 7th
Street, which was not recommended.
Next Steps in Aquifer Evaluation
The second phase of the study is currently underway. This phase focuses on:
• Evaluating the aquifer’s capacity
• Identifying optimal well field locations to meet future community water demand
Water Treatment Plant Project Timeline
The City is in the design phase of a new centralized water treatment plant, with
construction scheduled to begin in 2026 and completion expected by 2028. Once
operational:
• Raw water from the wells will be pumped to the new plant for treatment.
• Existing treatment equipment at individual well houses will be removed.
• Treated water will be distributed through the city’s water system.
Well Relocation Considerations
While the relocation of wells could be incorporated into the water treatment plant
project, current budget allocations do not include costs for relocating wells located in
Block 34.
Key factors influencing relocation costs include:
• Required length and routing of raw watermain to connect to new water
treatment plant.
• Timing of relocation relative to treatment plant operations
If wells are relocated before the treatment plant is operational, additional costs would
be incurred for temporary chemical feed equipment and storage at each site, this
equipment will not be needed once centralized treatment begins.
Estimated Cost Per Well (Excluding Raw Watermain Extensions):
Item Cost
Capping Existing Well & Demo $400,000
Drilling New Well $900,000
Well Pump & Controls $220,000
Subtotal $1,520,000
Contingency (20%) $304,000
Engineering (20%) $304,000
Total Per Well $2,128,000
155010034101
0.09 Acres
155010034040
0.50 Acres
City Owned
EDA Owned
Block 34
Parcel #s
And Owners
EDA Owned
0.62 Acres
0.495 Acres
0.23 Acres
1 | Page
EDA-HELD PROPERTY WORKSHOP | NOVEMBER 8, 2023
SUMMARY
PROGRESS REPORT: May, 2025
_____________________________________________________________________________________
1. RIVER STREET
a. 2040 Economic Development Goals: Depending on the use of the property both
Downtown Vitality, Life-cycle Housing
b. Priority: LOW (5-10 years)
c. Notes/Discussion:
• Hold for possible integration with a larger redevelopment project in the area,
including townhomes similar to those to the north.
• Proximity to the river is an advantage for higher amenity housing, less likely
for affordable housing.
• Location makes it ideal to support/work outward from downtown activities.
• Located in Mississippi Wild Scenic and Recreational River District, which limits
impervious and height, some uses.
d. Next Steps:
• Continue to illustrate on available property maps.
• Monitor acquisition opportunity and private development interest.
e. Marketing/Development Strategies:
• Continue to illustrate on available property maps.
PROGRESS TO-DATE: Evaluation for possible addition of diagonal public parking along River
Street at direction of City Council. May require discussion with the EDA on additional
easement/ROW.
Listed on Publicly Owned Properties for Sale - Downtown map. No inquiries to-date.
2. 349 WEST BROADWAY (FORMER FRED’S AUTO)
a. 2040 Economic Development Goals: Downtown Vitality, Redevelopment &
reinvestment, Opportunity Area
b. Priority: LOW (5-10 years)
c. Notes/Discussion:
• Hold for potential combination with redevelopment/revitalization of adjacent
former post office site.
• EDA would consider additional land acquisition in the area depending on
timing and price.
• Would consider re-use of existing site depending on the use and surrounding
revitalization opportunity.
d. Next Steps:
• Monitor acquisition opportunity and private development interest.
2 | Page
• Concept development rendering; clearly depicting private properties
(discussion with adjacent property owner).
• EDA should define desired users, if any. (Refer to zoning ordinance.)
e. Marketing/Development Strategies:
• Continue to illustrate on available property maps.
PROGRESS TO-DATE: Current lease with MontiArts valid until August 31, 2025
Listed on Publicly Owned Properties for Sale - Downtown map. No inquires to-date.
3. BLOCK 36
a. 2040 Economic Development Goals: Downtown Vitality, Promotion & Partnerships
b. Priority: LOW (5-10 YEARS+)
c. Notes/Discussion:
• Utilize as a connection between existing parking and Broadway – small
improvements on the parcel with that function as the focus.
• Involve PARC in concept development.
d. Next Steps:
• Discuss priority for parklet improvements as part of current PAR Master
Planning for specific concepts and initiatives.
• Staff to research and advise EDA on funding opportunities and restrictions for
improvements to/on property.
• Budget for improvements in EDA CIP request.
e. Marketing/Development Strategies:
• Continue to illustrate on available property maps.
PROGRESS TO-DATE: No change. EDA continues to pay CAM for parking lot maintenance.
Listed on Publicly Owned Properties for Sale - Downtown map. No inquiries to-date.
4. CEDAR STREET SITE
a. 2040 Economic Development Goals: Downtown Vitality, Life-Cycle Housing,
Redevelopment & Reinvestment
b. Priority: HIGH (1-3 YEARS)
c. Notes/Discussion:
• Ideal use is two-story “brownstone” townhomes, fronting Broadway, deck over
rear-load garages.
• Market rate housing with affordable component preferred.
• Continue to look for opportunities to manage traffic and safe access across
both Hwy. 25 and CR75; look at alternative traffic control at River and Cedar.
• More environmental review needed; review DEED, MPCA or other state
assistance.
• No additional acquisition is likely needed for successful development.
3 | Page
• Zoning currently allows townhouses and multi-family units of 4-12 units by
CUP in this sub-district of the CCD.
d. Next Steps:
• Obtain quote for additional environmental work, complete work.
• Determine priority and eligibility for remediation grants.
• Contract for debris and fence removal; understand snow storage.
• Discuss desired housing program/projects at Housing Workshop in 2024.
e. Marketing/Development Strategies:
• Continue to illustrate on available property maps.
• Design, construct and place “for sale” sign.
• Develop a concept rendering of intended product and other development
parameters.
• Develop a list of possible developers and/or contractors.
• Prepare RFP.
PROGRESS TO-DATE: Economic Development Manager continues to actively market the site.
New marketing material prepared and used to respond to inquiries. Information provided to
Streetfront as a potential developer following
Listed on Publicly Owned Properties for Sale - Downtown map. Recent discussion with multi-
family housing developer occurred in early March 2025. Previous discussion with a developer
was with Main Street Development following the Block 34 RFP submittal interviews.
5. BLOCK 34
a. 2040 Economic Development Goals: Downtown Vitality, Redevelopment &
Reinvestment, Business Expansion & Retention
b. Priority: HIGH (1-3 YEARS)
c. Notes/Discussion:
• Quarter to half block redevelopment is an option.
• Evaluate opportunity to relocate one or both municipal wells, including cost
and timeframe.
• Two -story development design preferred (not 4+ stories).
• Professional office uses preferred, residential not preferred.
• Additional acquisition is an opportunity on the block.
• Parking for existing multi-family will need to be a consideration with
redevelopment.
• Develop the perimeter, leaving the center for parking (and wells if not
relocated); small structured parking something to look at in terms of design
and cost.
• More environmental work is likely needed
d. Next Steps:
• Continue to illustrate on available property maps.
4 | Page
• Obtain quote for remaining TIF qualification and environmental work,
complete.
• Determine priority and eligibility for remediation grants.
• Workshop with City on intended uses, parking and wells.
• Consider amendment to the Downtown Small Area Plan for intended uses.
• Zoning allows a mix of commercial and residential uses; block is split between
Pine Street and Walnut & Cedar sub-districts.
• Continue to monitor acquisition opportunity.
e. Marketing/Development Strategies:
• Develop a concept rendering of intended product, site plan incorporating wells
and development parameters.
PROGRESS TO-DATE: Active redevelopment efforts in progress. EDA completed a Request for
Proposal process in X. Various environmental and TIF studies complete. Pending preliminary
development agreement.
6. 4TH & PALM
a. 2040 Economic Development Goals: Life-Cycle Housing, Tax Base Expansion
b. Priority: MEDIUM (5 YEARS)
c. Notes/Discussion:
• Medium density housing preferred (not apartments).
• Senior living opportunity.
• Market rate with affordable housing component preferred.
• Evaluate well relocation to this site and any development footprint impact.
• Potential to utilize Palm Street ROW for access.
• Owner-occupied preferred.
d. Next Steps:
• Work with Engineering/Public Works to understand well relocation.
• Discuss desired housing program/projects at Housing Workshop in 2024.
e. Marketing/Development Strategies:
• Continue to illustrate on available property maps.
PROGRESS TO-DATE: Under consideration as possible Block 34 well relocation site. If feasible,
EDA and Council to negotiate acquisition/easements and timing of relocation.
Listed on Publicly Owned Properties for Sale - Downtown map. No recent inquiries. Several
inquiries in 2022 and early 2023.
7. 7th STREET EAST (FORMER RIVERWOOD BANK PROPERTY)
a. 2040 Economic Development Goals: Tax Base Expansion, Workforce Development,
Business Retention & Expansion
b. Priority: HIGH (1-3 YEARS)
c. Notes/Discussion:
• Commercial uses preferred, light industrial or campus opportunity.
5 | Page
• Develop to take advantage of I-94 visibility.
• Be mindful about competing with private property owners; focus on
diversification of business types.
• No outdoor sales and display uses.
d. Next Steps:
• Consider re-guiding and rezoning property following acquisition.
• Defer 7th Street assessments to development.
e. Marketing/Development Strategies:
• Continue to illustrate on available property maps.
• Consider developing a concept rendering of intended products and uses.
• Install a for sale/development sign.
PROGRESS TO-DATE: Subject of upcoming closed meeting on 5/14/25 for potential next steps.
Listed on Available Commercial Inventory map.
8. OTTER CREEK
a. 2040 Economic Development Goals: Business Expansion & Retention, Workforce
Development
b. Priority: MEDIUM (3-5 YEARS)
c. Notes/Discussion:
• No additional expansion of park needed at this time given the existing supply;
work to develop private industrial properties in the community.
d. Next Steps:
• Complete shovel-ready certification. Site visit is next task (likely spring 2024).
e. Marketing/Development Strategies:
• Implement Integrated Marketing & Communications Plan; prioritize actions
from plan.
• Review site selection marketing opportunities.
• Partner with Xcel’s site selection team to further marketing.
PROGRESS TO-DATE: Economic Development Manager continues to actively market the site.
New marketing material prepared and used to respond to inquiries. Two active inquiries for
potential development or expansion are in process.
Listed on Available Industrial Inventory map.
EVENT
LAWN
ACCESSBILE PLAYGROUND
TERRACE GARDENS
SPORT
COURT
WEDDING
LAWN
OVERLOOK
SLEDDING HILL PERMEABLE PARKING
AND TRAILHEAD
RAINGARDEN
RAINGARDEN
TERRACE
GARDENS
WOODED SHORELINE
WOODED SHORELINE
PARK
BLDG
FISHING
PIER
HIG
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2
5
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RIVER STREET
WEST BRIDGE PARK
(CITY OF MONTICELLO)
EAST BRIDGE PARK
(CITY OF MONTICELLO)
NEW PARK
AQUISITION
CSAH 25 BRIDGE
IMPROVEMENTS
RESURFACED SHARED USE PATH
ON-STREET CONNECTION TO
GREAT RIVER REGIONAL TRAIL
ENHANCED UNDERPASS
(PAVEMENT WIDENING
AND LIGHTING)
ON-STREET CONNECTION TO
GREAT RIVER REGIONAL TRAIL
EXPANDED TRAILHEAD PARKING LOT
AND OVERLOOK (PERMEABLE PAVERS)
EXPANDED SHARED USE PATH (TO
MEET ACCESSIBILTY STANDARDS)
NEW 6’ SIDEWALKS
STUDY OVERVIEW
Hwy 25 Study - Monticello to Big Lake
Since last fall, MnDOT has been working on a comprehensive study of
the Hwy 25 corridor in partnership with the cities of Monticello and
Big Lake and Wright and Sherburne counties and Big Lake Township.
We are looking to accelerate near-term improvements to address
concerns:
• High traffic volumes and congestion
• Improving traffic signal operations
• Closely spaced intersections and mid-block access
• Walkability and bikeability for people of all abilities
Priority focus areas for this study include:
• Signalized intersections at Seventh St, Broadway St, River St,
and CR 11/CR 14 (Park Blvd SE)
• Hwy 25/I-94 bridge and interchange area
• Westbound I-94 exit ramp to Hwy 25
• Access management from I-94 to Hwy 10
• Speeds entering Big Lake
• Bike and pedestrian facilities between Monticello and Big Lake
Overview Study area
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Legend
Study area
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Scan QR code or visit https://talk.dot.state.mn.us/hwy-25-from-monticello-to-big-lake to learn more!
Scan QR code or visit https://talk.dot.state.mn.us/hwy-25-from-monticello-to-big-lake to learn more!
AREA PROJECTS
Hwy 25 Study - Monticello to Big Lake
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MONTICELLOMONTICELLO
BIG LAKEBIG LAKE
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I-94 Gap Project (MnDOT)
Albertville to Monticello - Now through Summer 2027
I-94 Overpass Redecking (MnDOT)
To be completed in 2027
TH 25 Resurfacing Project (MnDOT)
To be completed in 2031
TH 25 ITS Improvements (MnDOT)
Monticello to Big Lake - To be completed in 2027
TH 25 Trail (Sherburne County)
CR 11 to Big Lake - To be completed in 2027
School Boulevard Roundabout (Monticello)
Now through September 2025
Bridge Park Underpass Trail Improvements (Monticello)
To be completed in 2027
TH 25 PEL Study (Sherburne & Wright County)
Completed in July 2025
Legend
Scan QR code or visit https://talk.dot.state.mn.us/hwy-25-from-monticello-to-big-lake to learn more!
EXISTING ISSUES
Hwy 25 Study - Monticello to Big Lake
1. Safety: several intersections are performing with elevated
crash rates and six fatal or serious injury crashes have been
reported within the last 10 years.
2. Pedestrian & Bicycle Safety: 13 pedestrian or bicycle-
related crashes have occurred in the last 10 years.
Traveling along or across Highway 25 is uncomfortable in
most areas.
3. Congestion: The segment between I-94 and CR 11/14
is commonly congested with unacceptable delays
experienced during the AM and PM peak hours, as well
as during summer peak periods. Due to the constrained
nature of the corridor, expanding the highway to add
capacity is not feasible.
4. Speeds: High speeds are observed as high-speed areas
transition to low-speed areas in downtown Monticello and
entering Big Lake.
5. Access Management and Growth Planning: The high
number of full accesses may contribute to safety and
congestion-related issues. In addition, long-term growth
in Big Lake and Monticello requires planning for future
access to the highway.
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85th St NE85th St NE
County Rd 14County Rd 14
MONTICELLOMONTICELLO
BIG LAKEBIG LAKE
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Congestion Typical
Crash Concerns
Trail Gap
Legend
Scan QR code or visit https://talk.dot.state.mn.us/hwy-25-from-monticello-to-big-lake to learn more!
DOWNTOWN ISSUES
Hwy 25 Study - Monticello to Big Lake
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LEGEND
Ped/Bike Crash
Crash Issues
Fatal Crash
Severe Injury Crash
Daily Traffic Volume
Many intersections are operating
with elevated crash rates.
Over 25,000 vehicles per day
travel the corridor. The four-lane
roadway has reached its capacity.
Approximately 2,000 heavy trucks travel the corridor
each day. The river crossing is an important connection
between the I-94 and Hwy 10 freight corridors.
Nine pedestrian or bicyclist-related
crashes in the last ten years.
30+ seconds of delay experienced during typical
peak periods.
One fatal and two serious injury
crashes in the last ten years.
Nearly 60 crashes per year between
I-94 and River St.
Local traffic from stop-controlled intersections is not able
to turn left onto or cross the highway for much of the day.
Scan QR code or visit https://talk.dot.state.mn.us/hwy-25-from-monticello-to-big-lake to learn more!
DOWNTOWN 4TH ST ROUNDABOUT ALTERNATIVE
Hwy 25 Study - Monticello to Big Lake
7th Street Turn Restrictions
Left turns from 7th Street onto Highway
25 will be restricted. Eliminating these left
turns improves intersection safety, reduces
queuing on 7th Street, and increases the
amount of green time given to Highway 25.
Interstate Ramp Expansion
The westbound I-94 exit ramp would be
expanded to feature an additional turn lane
and also extend turn lane lengths, increasing
the capacity of the ramp and reducing
potential for queuing onto the interstate.
Right In/Right Out (RIRO)
Access closures are proposed at 3rd, 6th, and River
Streets. A raised median on Highway 25 will only allow
for right turning traffic on and off of the sidestreets.
This eliminates dangerous traffic movements, reduces
conflict points, and improves traffic flow.
River Street Pedestrian Crossing
The existing signal at River Street is unwarranted and would be
removed. The proposed raised median through the intersection
creates a large pedestrian refuge space to make a two-staged
crossing. A Pedestrian Hybrid Beacon would stop traffic and
allow for pedestrians to cross the busy highway.
4th Street Roundabout
A roundabout provides significant improvement
in safety as corridor speeds are lowered and
conflict points are reduced. The roundabout easily
accommodates u-turning traffic created by RIRO
intersections and the 7th Street turn restrictions.
63%
27%68%
37%~11
Reduction in vehicle
conflict points
Reduction in corridor travel time (~45 seconds) durring peak hours Reduction in local delays
Reduction in pedestrian
conflict points
Angle/left turn crashes
per year prevented
Scan QR code or visit https://talk.dot.state.mn.us/hwy-25-from-monticello-to-big-lake to learn more!
DOWNTOWN 4TH ST SIGNAL ALTERNATIVE
Hwy 25 Study - Monticello to Big Lake
Interstate Ramp Expansion
The westbound I-94 exit ramp would be
expanded to feature an additional turn lane
and also extend turn lane lengths, increasing
the capacity of the ramp and reducing
potential for queuing onto the interstate.
River Street Pedestrian Crossing
The existing signal at River Street is unwarranted and would be
removed. The proposed raised median through the intersection
creates a large pedestrian refuge space to make a two-staged
crossing. A Pedestrian Hybrid Beacon would stop traffic and
allow for pedestrians to cross the busy highway.
55%
6%
26%~9
Reduction in vehicle
conflict points
Reduction in corridor travel time (~10 seconds) durring peak hours
Reduction in pedestrian
conflict points
Angle/left turn crashes
per year prevented
54%
Reduction in local delays
4th Street Traffic Signal
A signal at 4th Street provides a controlled
crossing opportunity of the highway for
vehicles and pedestrians. A signal at 4th
Street is not warranted unless left turns
from 7th Street are restricted.
7th Street Turn Restrictions
Left turns from 7th Street onto Highway
25 will be restricted. Eliminating these left
turns improves intersection safety, reduces
queuing on 7th Street, and increases the
amount of green time given to Highway 25.
Right In/Right Out (RIRO)
Access closures are proposed at 3rd, 6th, and River
Streets. A raised median on Highway 25 will only allow
for right turning traffic on and off of the sidestreets.
This eliminates dangerous traffic movements, reduces
conflict points, and improves traffic flow.
Scan QR code or visit https://talk.dot.state.mn.us/hwy-25-from-monticello-to-big-lake to learn more!
NORTH AREA ALTERNATIVES
Hwy 25 Study - Monticello to Big Lake
While the 2031 pavement project plans to replace the pavement on Highway 25, there is no funding designated for additional improvements
in the area, north of the river. The study evaluated several improvements that may be implemented as additional funding is made available.
The intersection of Highway 25 at CR 11/14 experiences a high volume of traffic each
day. The existing signal functions acceptably, but notable delays are experienced on
northbound and eastbound movements. A high number of crashes are also observed.
One of the considered alternatives includes closing the road to Highway 14 from the
intersection, creating a T intersection. Intersection geometry may be reconfigured to a
Continuous Green T design to provide notable operations and safety benefits, including:
• Northbound through traffic always has a green light
• Northbound left turn delays reduced by up to 50 seconds
• Area travel times reduced by up to 20%
• Conflict points decreased from 32 to 9
Several low-cost countermeasures for reducing traffic
speeds entering Big Lake are being considered for
implementation with the 2031 project or with future
projects. Options include:
• Curb and gutter
• Intersection lighting
CR 14/11 Continuous Green T Intersection Alternative Traffic Calming Treatments
Raised medians
Chicane Speed feedback sign
Top of the “T” passes
through the intersection
uninterrupted
Left turns from the side street use
the channelized lane to accelerate
and merge onto the highway
The Green T direction is
always shown by a green
up arrow
Green T intersection on Hwy 12 and Hwy 25 near Montrose
Scan QR code or visit https://talk.dot.state.mn.us/hwy-25-from-monticello-to-big-lake to learn more!
NORTH AREA ALTERNATIVE #1
Hwy 25 Study - Monticello to Big Lake
CR 17/200th Street Intersection
The Highway 17/200th Street intersection is currently
experiencing elevated crashes and notable delay. Realigning
Highway 14 to the intersection will draw more traffic and
justify the installation of a roundabout or traffic signal. Each
alternative will improve safety and traffic flow, and serve as a
safe crossing location for a future trail.
CR 11/14 Intersection
The Highway 14 approach is removed from the intersection to
reduce the amount of entering traffic. Removal of westbound
traffic simplifies signal timings, increasing capacity of the
intersection and improves safety. Northbound through traffic
has continuous green under this geometry.
Highway 25 Entering Big Lake
Speeding concerns are present for
traffic entering Big Lake on Highway 25.
Improvements targeting speed reductions are
being evaluated.
CR 14 Realignment
The closing Highway 14 access to Highway 25 across from
Highway 14 requires an alternate connection to Highway 25.
A realignment to Highway 17/200th Street is considered along
with a compact roundabout at the southern end to minimize
impacts to surrounding property.
Note: Improvements shown are not currently funded or included with the 2031 project.
Area conflict points are reduced by 73%,
reducing the opportunity for crashes
Highway 25 travel times may be reduced by
up to 20% during peak periods
Alternative Cost - High
Alternative Impacts - High
Scan QR code or visit https://talk.dot.state.mn.us/hwy-25-from-monticello-to-big-lake to learn more!
NORTH AREA ALTERNATIVE #2
Hwy 25 Study - Monticello to Big Lake
CR 11/14 Intersection
The Highway 14 approach is altered to allow all westbound
traffic to make a right turn onto northbound highway 25 only.
Any trips seeking to go south into Monticello would need to
make a u-turn at the Highway 17 roundabout. Restriction of
westbound traffic simplifies signal timings, increasing capacity
of the intersection and improves safety.
Highway 25 Entering Big Lake
Speeding concerns are present for
traffic entering Big Lake on Highway 25.
Improvements targeting speed reductions are
being evaluated.
Note: Improvements shown are not currently funded or included with the 2031 project.
Area conflict points are reduced by 50%,
reducing the opportunity for crashes
Highway 25 travel times may be reduced by
up to 5% during peak periods
Alternative Cost - Medium
Alternative Impacts - Low
CR 17/200th Street Intersection
The Highway 17/200th Street intersection is currently
experiencing elevated crashes and notable delay. Without
realigning Highway 14 to the intersection, there is not enough
traffic at the intersection to justify a traffic signal. A roundabout
will improve safety and traffic flow, and serve u-turning traffic
from the Highway 11/14 intersection. The roundabout will also
serve as a safe crossing location for a future trail.
TH 25 Area Planning and
Environmental Linkages (PEL) Study
Final Study Report
June 17, 2025
This report is prepared in accordance
with Title 23 U.S. Code (USC) Sec. 168
Highway 25 Area Planning and Environmental Linkages Study
PEL Study Report
Highway 25 Area PEL 45
10. Implementation Plan
The PEL process is intended to provide a framework for the long-term implementaƟon of recommended
improvements as funding becomes available and to be used as a resource for future NEPA
documentaƟon. The implementaƟon plan and sequencing was developed by Wright and Sherburne
CounƟes in coordinaƟon with the TAC and based on the planning-level informaƟon available at this PEL
Study stage of work. The implementaƟon plan illustrates how each corridor alternaƟve could be phased
into incremental projects that are funded and built over Ɵme. It is important to note that future NEPA
phases would be required before a project proceeded to implementaƟon and construcƟon. These NEPA
phases would establish a single corridor alternaƟve and then a preferred alternaƟve for construcƟon.
Each of these NEPA phases of work will come with addiƟonal design details and the corresponding
implementaƟon plan will be revisited and refined with the addiƟonal informaƟon available at these
points in future review.
Below is a summary of the approach to developing an implementaƟon plan for each corridor alternaƟve
recommended to be carried forward to future NEPA phases of work. Each alternaƟve was evaluated to
idenƟfy potenƟal components that could be implemented separately to achieve the study
recommendaƟons. Components were idenƟfied based on the consideraƟons below:
x Independent UƟlity – Each component should have independent uƟlity to the extent that the
project provides a funcƟonal transportaƟon system even in the absence of other elements of the
recommended alternaƟve.
x Elements of the Purpose and Need – Each component should contribute to meeƟng the Purpose
and Need for the overall recommended alternaƟve.
x Environmental Impacts – Each component should avoid the introducƟon of substanƟal addiƟonal
environmental impacts that cannot be miƟgated.
The project components shown under each alternaƟve below are a potenƟal path to implementaƟon for
a single corridor alternaƟve. These component breakdowns are a starƟng place that should be refined in
more detail aŌer an alternaƟve has been selected and addiƟonal design has been completed.
The project components below also represent separate iniƟaƟves that could be incorporated into state
and regional transportaƟon planning and funding efforts to achieve piecemeal implementaƟon, once a
corridor is selected.
10.1. Alternative B3
AlternaƟve B3, which would adapt Highway 25 into a one-way pair through MonƟcello, could be
implemented in a four-phase approach, including:
x Improvements to the Highway 25 and CR 11/14 intersecƟon
x Improvements to the US Highway 10 and CR 11 intersecƟon
x Widening of CR 11
x CreaƟon of one-way pair and reconfiguraƟon of I-94 interchange
These components could be combined in a number of different ways, but the widening of CR 11 should
not be completed before the two intersecƟon improvements (it could be completed aŌer the
Highway 25 Area Planning and Environmental Linkages Study
PEL Study Report
Highway 25 Area PEL 46
intersecƟon improvements are completed or could be done jointly with them). The potenƟal for each
separate project component to contribute to meet the overall study purpose and need and other key
consideraƟons are shown in Table 12 below.
Table 12. Alternative B3 Projects
Project Vehicular Safety Vehicular Mobility Key Environmental
Resources Affected
Opinion of
Cost
1A. US Hwy 10
and CR 11
Intersection
Significant reduction
in conflict points if
grade-separated
option used.
Reduction in
congestion with all
options.
Improved intersection
capacity/travel times
Property/ROW,
Prime Farmland,
Historic Resources
$47-56M
1B. Hwy 25 and
CR 11/14
Intersection
Minor benefit to
safety thanks to
reduced congestion
Improved intersection
capacity/travel times Property/ROW $9-12M
2. Widening CR
11
Reduction in conflict
points due to added
median
Improved travel times Property/ROW,
Prime Farmland $41-47M
3. One-way Pair
and I-94
Interchange
Significant reduction
in conflict points at
intersections
Improved travel times
Property/ROW,
Wild and Scenic
Rivers,
Environmental
Justice, Historic
Resources,
Floodplain
$106-118M
10.2. Alternative D2
AlternaƟve D2 could be broken into three improvements, which include:
x Improvements to the US Highway 10 and CR 11 intersecƟon
x New interchange at I-94 and 120th Street
x ConnecƟng roadway between the new interchange and US Highway 10
The interchange at I-94 and 120 th Street has been previously proposed as an independent project by the
City of MonƟcello. However, this interchange will need approval from FHWA who may or may not find
the interchange jusƟfied without being connected to the construcƟon of the river crossing roadway. The
potenƟal for each separate project to contribute to meet the overall study purpose and need and other
key considera Ɵons are shown in Table 13 below.
EDA Agenda: 9/24/2025
4. Economic Development Manager’s Report
Prepared by:
Economic Development Manager
Meeting Date:
9/24/2025
☒ Other Business
Reviewed by:
N/A
Approved by:
N/A
REFERENCE AND BACKGROUND
1. Downtown Rounds: A successful Downtown Rounds meeting was held at Nordic Taphouse
and Restaurant on Thursday, September 18, 2025, at 8:00 a.m. See Exhibit A. The group
discussed events and activities occurring in the downtown as well as new businesses and
property improvements and the EDA Façade Improvement Funding program. Parking
capacity and potential improvements were also discussed as well as future collaborative
marketing-branding ideas and activities. The next Downtown Rounds meeting is scheduled
for November 20, 2025, at 8:00 a.m. at Coco Maas, 242 West Broadway.
2. Manufacturers Appreciation Breakfast Event – October 10, 2025, at 7:00 a.m.: The IEDC
hosted Manufacturers Appreciation Breakfast event activities are being completed daily
now. Save The Date postcards were mailed about 15 days ago. A second mailing invitation
will go out in the coming days. King Banaian, Professor of Economics, Director of Policy
Research Institute at SCSU, St. Cloud, MN, is the keynote speaker. See Exhibit B.
Additionally, the 2025 Central Minnesota Tour of Manufacturing Magazine is available
(see live link = CLICK HERE). The EDA sponsorship ad is shown on page 76 of the magazine.
The EDA authorized the $850 ad at its 4-9-25 meeting.
3. Wright County-Sherburne County Enterprise Academy: Meetings are on Thursday evenings
at the MCC from 6:00 p.m. until 8:00 p.m. every week through December 4, 2025. See
Exhibit C.
4. Basic Economic Development Course (BEDC): Tyler Bevier, Community Economic
Development Coordinator, will be attending the EDAM sponsored BEDC in Duluth, MN
during the week of September 22, 2025. This course is a great starting point for economic
development practitioners to learn information and insights into the practices and
processes involved in and related to economic development efforts. See Exhibit D.
5. Prospect List – September 19, 2025: Please see Exhibit E.
SAVE
Manufacturer's Appreciation Breakfast
Friday, October 10, 7 to 8:30 a.m.
THE DATE
RSVP BY OCTOBER 3
RSVP to Anne Mueller by email or phone:
Anne.Mueller@MonticelloMN.gov| 763.295.2711
KEYNOTE SPEAKER
King Banaian, Ph.D.,
Professor of Economics at St. Cloud State University
EVENT SPONSORS
Monticello Economic Development Authority, Xcel
Energy, North Star Bank, Sherburne State Bank, and
National Bank of Commerce
The City of Monticello EDA and IEDC are proud to
host the annual Manufacturers Appreciation
Breakfast on Friday, October 10, from 7 to 8:30 a.m.
in the Mississippi Room at the Monticello
Community Center.
Join us as we celebrate and honor the dedication,
innovation, and positive impact of Monticello's
manufacturing and industrial businesses.
Privacy - Terms
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What You Will Learn
Enterprise Academy is the single-largest early-stage entrepreneur training
program in Central Minnesota. At the heart of the program is a 12-week
business course that provides training and individualized advising to help
underserved entrepreneurs start and grow small businesses. The expertly
taught classes lead students through basic business principles and helps
them start—and ultimately nish—a business plan. Graduates receive
B U S I N E S S S E R V I C E SBUSINESS S E R V I C E S
Enterprise AcademyEnterprise Academy
ongoing technical support and can also apply for market-rate microloans
through the Initiative Foundation.
Meet Enterprise Academy Graduates
Entrepreneur Training
Aspiring entrepreneurs learn from business experts as they
create their own individual business plan. Classes are once per
week for 12 weeks and feature instruction in basic business
principles and assistance in creating a business plan.
Business Services & Support
Expert consultants provide one-on-one business support
services in areas such as recordkeeping, accounting, marketing
and branding, web development, social media marketing and
legal aspects of business. These services are available to
qualifying existing businesses for a reduced fee.
Small Business Lending
The Enterprise Academy is supported by a lending program and
provides access to microloans for businesses owners who may
not be able to access traditional sources of capital, including
culturally tailored lending. Direct loans are available for up to
$50,000 for successful graduates of our Enterprise Academy
program or to our business services and technical assistance
clients who create a realistic business plan. Enterprise Academy
borrowers may also gain access to larger loans through our
traditional gap lending program, which requires a lead lender
such as a bank or credit union.
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 27,000 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 Puased
10/28/2021 Project Stallion #2 Technology Service New Construction 42,000 sq. ft.40 $3,600,000 On Hold
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 30,000 to 35,000 sq. ft. 12 7 $3,500,000 Active Search
8/16/2023 Project Lodge RT4 Lodging-Hopsitality New Construction 98 Room Hotel N/A 30 $21,500,000 Under Constr
2/12/2024 Project Lodge-
MSMWDC
Lodging-Hospitality New Construction ?0 10 $22,500,000 Identified Site
3/5/2024 Project Panda 20-
MS
Child Care Facility New Construction 27,100 sq. ft. 0 43 $5,500,000 Site Selected
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 7,000 sq. ft. +/-0 25 $2,300,000 Identified Site
5/30/2024 Project EP-BDDC
LACW
Data Center - Hyper Scale New Construction 2,150,000 sq. ft. +/- 0 190 $3,000,000,000 Identified Site
7/30/2024 Project EPG 40x2-50 Industrial New Construction 40,000 sq. ft. 0 40 $4,000,000 Active Search
9/2/2024 Project Scannell Data
Ctr
Data Center Enterprise New Construction 1,200,000 sq. ft. +/- 0 135 $2,000,000,000 Identified Site
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
4/15/2025 Project BB Food Service-Retail Renovation 6,000 sq. ft. 0 25 $2,500,000 Identifed Site
6/11/2025 Project Black Sabil Industrial New Construction 1,000,000 sq. ft.8000 $960,000,000 Active Search
7/19/2025 MC Outdoors Industrial Service New Construction 8,200 sq. ft.0 14 $1,500,000 Site Selected
7/25/2025 Project BOM Service Retail Acquisition-Renovation 3,000 sq. ft 0 6 $550,000 Site Selected
9/4/2025 Project Starfish Industrial New Construction 70,000 sq. ft. to 92,000
sq. ft.
$8,500,000 Active Search
Contacts:
M= 01
YTD = 23
PROSPECT LIST 09/19/2025