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City Council Agenda Packet 07-21-2025 JointAGENDA JOINT CITY COUNCIL/MONTICELLO PLANNING COMMISSION WORKSHOP Monday, July 21, 2025 – 4:30 p.m. Academy Room, Monticello Community Center City Councilmembers: Mayor Lloyd Hilgart, Kip Christianson, Charlotte Gabler, Tracy Hinz, Lee Martie Commissioners: Chair Andrew Tapper, Vice-Chair Melissa Robeck, Rick Kothenbeutel, Teri Lehner, Rob Stark Staff: Rachel Leonard, Angela Schumann, Steve Grittman, Bob Ferguson, Tyler Bevier, Anne Mueller 1. Call to Order 2. Discussion on ordinance framework to define and regulate Data Center uses. 3. Adjournment Data Centers: Zoning Ordinance Guidance Joint City Council & Planning Commission Workshop July 21, 2025 2040 Vision + Plan City adopted amendments to 2040 Vision + Plan for data center land uses •Amendments establish definitions and policies for consideration of Data Center development •Limit data center land uses to Light Industrial Park (LIP) designated land use areas •Ordinance development to follow CONTEXT Evolution •Update draft ordinance with workshop feedback •August public hearing at Planning Commission •Gather public comment •Update ordinance •Continue hearing and postpone action •Tentative: September Council review and decision TIMELINE Data Center PUD Zoning •Require rezoning to DCPUD •Recognize data center developments vary individually and are distinct from other industrial land uses •Use PUD to adapt the review process and plan submittals specific to the use and its impacts •Recognizes that Data Center users have proprietary internal site design components, but requires information foundational to City review and decision •Set baseline performance standards for site development expectations •Manage and understand impact to infrastructure PC WORKSHOP Proposed Review Process •Development Stage •Evaluate the policy, utility, and land use compatibility requirements of 2040 Comprehensive Plan •Hold Public Hearing on Rezoning, Development Stage and Preliminary Plat •Planning Commission (recommendation) and City Council (decision) reviews •Final Stage •Resolve conditions from Development Stage for Final Stage approval •Rezoning decision by City Council •Final plat approval City Council review for decision PROCESS Development Stage •Information on benefit and impact •Utility studies •Fiscal benefit analysis •State and federal permitting status •Power statement •Development Stage Narrative and Plans •Requires general site development information •Development area, development density, phasing, site maximums •Reliance on base performance standards •Deviation from base performance standards would require variance, unlike other PUDs PROCESS Development Stage •Preliminary plat required •Area of development, configuration of lots and blocks •Utility corridors and easements, public outlots and uses •Location of connection to public ROW and pathway systems •Grading, drainage, stormwater management and erosion control •Surface waters PROCESS Final Stage •Final Plat and PUD Documents •Revision of conditions of approval from Development Stage and Preliminary Plat •Site Improvement Plan Agreement •How, where and when development will occur •Site improvement requirements •Financial structure •Future project modification process PROCESS Site Use & Development •Focus on mitigation of potential impacts to surrounding land use by setting required Performance Standards •Development Density •Setback •Noise •Light •Height & Materials •Landscaping & Screening DISCUSSION SPECIFIC PERFORMANCE REQUIREMENTS FLEXIBILITY IN SITE LAYOUT AND DESIGN Performance Standards •Setbacks •100’ from adjacent non-residential property, inclusive of ROW •200’ from adjacent residential property, inclusive of ROW •Principal and accessory? •Building Height & Materials •65’ for principal and accessory buildings •Principal building materials must be concrete tip-up or masonry; accessory buildings must meet I-1 materials standards •Fencing materials may include security elements DISCUSSION Performance Standards •Noise •Limit generator use by decibel and hours of operation for testing •Noise study/statement with building permits •Light •Per code for illumination, no structures within setback •Landscaping •Screening to 100% opacity for all external equipment and security fencing •Located between property line and equipment/fencing •Rooftop equipment screening DISCUSSION REFERENCE - NOISE LEVELS •Diesel generators operate generally between 75-100 dB •Other Decibel Levels and What They Sound Like: •10 dB:Breathing in a quiet room •30 dB:A whisper or library •50-65 dB:Normal speech or a busy restaurant •70 dB:Running a vacuum cleaner •80 dB:A diesel truck at 15 meters •90 dB:Using a food blender •100 dB:Mowing the lawn •110 dB:A rock concert • GENERATORS Development Density •Submissions of narrative and plans to detail development density and phasing •Square footage calculation of full usable/buildable area •Square footage calculation of proposed maximum building coverage within the DCPUD boundary; •FAR? •Proposed phasing (by plan and timeline) •Estimated building square footage by phase •Estimated impervious surface coverage within the DCPUD boundary •Location of substation and main power supply entrance DISCUSSION