City Council Agenda Packet 09-22-2025AGENDA
REGULAR MEETING – MONTICELLO CITY COUNCIL
Monday, September 22, 2025 – 6:30 p.m.
Mississippi Room, Monticello Community Center
Mayor: Lloyd Hilgart
Council Members: Kip Christianson, Charlotte Gabler, Tracy Hinz, and Lee Martie
1. General Business
A. Call to Order & Pledge of Allegiance
B. Approval of Agenda – Councilmembers or the City Administrator may add items
to the agenda for discussion purposes or approval. The City Council may or may
not take official action on items added to the agenda.
C. Approval of Meeting Minutes
• Special Meeting Minutes from June 2, 2025
• Special Meeting Minutes from September 8, 2025
• Regular Meeting Minutes from September 8, 2025
D. Citizen Comments – Individuals may address the City Council about any item not
contained on the agenda. Each speaker will be allotted three minutes with a
maximum of five speakers. The Mayor may allow for additional time and/or
speakers. The City Council generally takes no official action of items discussed,
except for referral to staff for future report.
E. Public Service Announcements/Updates
F. Council Liaison Updates
• Economic Development Authority (EDA)
• MOAA
G. Department Updates
• Construction Update
• Elizabeth Wefel, Coalition of Greater Minnesota Cities
2. Consent Agenda – All items listed on the Consent Agenda are considered standard or
may not need discussion prior to approval. These items are acted upon by one motion
unless a councilmember, the city administrator, or a citizen requests the item by
removed from consent for additional discussion.
A. Consideration of approving payment of bills
B. Consideration of approving new hires and departures for City departments
C. Consideration of approving the sale/disposal of surplus city property
D. Consideration of adopting Resolution 2025-57 accepting a donation from artist
Stan Thorud of a framed and matted portrait of Bill and Taffee Fair, valued at
$1,930.07
E. Consideration of approving a temporary liquor license for Trinity Lutheran
Church for an event to be held on November 1, 2025, at the church located at
449 West Broadway
F. Consideration of adopting Resolution 2025-58 election judges for the November
4, 2025 Special Election
G. Consideration of approving a special event permit for the Monticello Lions 50
Years of Service Celebration at West Bridge Park on Saturday, October 11, 2025
H. Consideration of approving a special event and charitable gambling permit for
the Chamber of Commerce & Industry for their annual banquet on December 5,
2025
I. Consideration of setting the Truth-In-Taxation Public Hearing for December 8,
2025
J. Consideration of approving the first amendment to the Deephaven Development
Contract and Planned Unit Development for extension of completion of public
improvements and playground facilities, and the release of Lot 2, Block 1,
Deephaven 3 from the Deephaven and Deephaven 3 Development Contracts
K. Consideration of approving a partial release of River View Square Development
for Lot 1, Block 2
L. Consideration of approving a request for amendment to the Conditional Use
Permit for Planned Unit Development for a Retail Use as a Principal Use in the B-
4, Regional Business District and Conditional Use Permit for Cross Access.
Applicant: Josh Iaquinto
M. Consideration of adopting Ordinance 858 amending the Monticello City Code
Title XV, Chapter 153: Zoning, for the regulation of Cannabis related land uses in
section 153.091 Use-Specific Standards and adopting Summary Ordinance 858A
for publication
N. Consideration of approving contract with Hakanson Anderson for engineering
services for the Monticello Public Library Site Improvements Project in the
amount of $32,700
O. Consideration of approving a contract with Huber Technology, Inc. for
maintenance of the screw press at the Wastewater Treatment Plant in the
amount of $61,106.54
2A. Consideration of items removed from the consent agenda for discussion
3. Public Hearings
4. Regular Agenda
A. Consideration of adopting Resolution 2025-59 approving the City of Monticello
Economic Development Authority special benefit levy of $504,000 and accepting
the preliminary 2026 EDA general fund budget of $590,000
B. Consideration of adopting Resolution 2025-60 setting the 2026 City of Monticello
Preliminary Tax Levy
C. Consideration of adopting Resolution 2025-61 rejecting all bids for the Ditch 33
Improvements Project
5. Adjournment
City Council Special Meeting – June 2, 2025
MINUTES
MONTICELLO CITY COUNCIL
SPECIAL MEETING
Monday, June 2, 2025 – 5 p.m.
Monticello Community Center
Present: Lloyd Hilgart, Kip Christianson, Charlotte Gabler, Tracy Hinz, and Lee Martie
(arrived at 5:20 p.m.)
Absent: None
Staff: Rachel Leonard, Angela Schumann, Tom Pawelk, Matt Leonard, Jim Thares, and
Jennifer Schreiber
1. Call to Order
Mayor Lloyd Hilgart called the special meeting to order at 5 p.m.
2. Data Center Discussion
City Administrator Rachel Leonard initiated the discussion noting the purpose of the
meeting is to discuss the City’s overall approach to potential data center projects and
gather City Council feedback. She noted the intent is not to discuss specific projects,
rather staff is looking for clarification and continued direction for implementing policies
and interacting with interested developers. For example, she noted that per current
Council direction, staff have been upfront with interested developers that no monetary
incentives will be offered by the City.
Ms. Leonard shared that there is current interest in properties located to the south and
northwest of Monticello for potential data center projects. These proposed
developments are significantly larger than most existing data centers in Minnesota,
prompting staff to seek further guidance from the Council. She added that the zoning
ordinance regulating data centers is under development.
The interest expressed so far has come from developers focused on hyperscale data
centers, which typically require more than 200 acres. In response to a question from
Council Member Hinz about whether all data centers are hyperscale, Ms. Leonard
clarified that while not all are, the two parties currently considering Monticello are
pursuing hyperscale facilities.
She also noted that, for any project to be considered, the land must be guided for light
industrial use, and Xcel Energy must determine the feasibility of providing the necessary
power infrastructure.
Mayor Hilgart asked what would happen if one project was approved and others
followed. Ms. Leonard explained that all the land under consideration lies within
City Council Special Meeting – June 2, 2025
township boundaries and would require annexation, giving the City full authority over
whether to move forward with any specific project.
Community Development Director Angela Schumann asked the Council what elements
or outcomes they would like to see if a data center were to be built in Monticello. A
majority of Council members highlighted the potential to significantly grow the City’s tax
base. Council Member Martie added that the construction phase, expected to last
around 24 months, would also contribute positively to the local economy.
Ms. Leonard raised the issue of infrastructure costs, to which most Council members
responded that developers should be responsible for covering the full costs of
infrastructure expansion. She noted that while the City has already taken the stance of
not offering incentives, additional direction is needed to determine what level of
financial risk or upfront cost it is willing to take. Council member Christianson
emphasized that the developer contribution should include all related improvements,
such as water towers, wastewater treatment plant upgrades, and water plant
expansions.
Council Member Hinz expressed that she struggled with hypotheticals and wanted more
clarity on the projects. Council Member Christianson suggested additional research,
likely from hyperscale data centers in other states, to better understand the scope of
the development.
The Council also discussed broader community benefits. Beyond the increase in tax
revenue, members questioned other direct advantages for residents. Mayor Hilgart
pointed out that significant variables remain, making these developments potentially
risky. Council Member Gabler noted that if a developer funds infrastructure extensions
to their site, it could benefit the City by bringing utilities closer to areas slated for future
residential development. Council Member Martie noted the growth in tax base could
help facilitate some of the City’s other priorities.
The Council questioned what standards would be used to determine benefit. Ms.
Schumann provided examples of standards, including buffers and landscaping, lighting,
and noise control.
Ms. Leonard stressed that with this much land at stake, the City must ensure there is a
clear benefit. The Council expressed that they have ongoing questions but view this as a
potential opportunity so directed staff to continue their research and work on the
ordinance.
Ms. Schumann noted that draft ordinances and policy recommendations will be brought
forward at a future meeting.
City Council Special Meeting – June 2, 2025
3. Adjournment
By consensus, the meeting was adjourned at 6:10 p.m.
Recorder: Jennifer Schreiber ____________________
Attest: ________________________
City Administrator
City Council Special Meeting Minutes – September 8, 2025
MINUTES
MONTICELLO CITY COUNCIL SPECIAL MEETING
Monday, September 8, 2025 – 5:00 p.m.
Monticello Community Center
Present: Lloyd Hilgart, Charlotte Gabler, Kip Christianson, Tracy Hinz, and Lee Martie
Absent: None
Staff: Rachel Leonard, Sarah Rathlisberger, Angela Schumann, Matt Leonard, Bob
Ferguson, Jim Thares, Tom Pawelk, and Stephanie Trottier
1. Call to Order
Mayor Lloyd Hilgart called the special meeting to order at 5:00 p.m.
2. Compensation Study Overview and Budget Impact
Human Resource Manager Tracy Ergen introduced Saado Abboud from Keystone
Compensation Group, who conducted the City’s compensation study. Mr. Abboud
presented a summary of his findings to the City Council. The report contained non-
public data in accordance with MN State Statute 13.435, Salary and Benefit Survey Data,
and was not made public.
Mr. Abboud outlined the methodology used to compare job classifications, grade levels,
and salaries across nineteen peer cities. The study found that Monticello’s average pay
level is 91%, below that of the competitive range of 95%-105%.
He noted that the City’s current pay structure includes 17 grades, which will remain
unchanged. The estimated cost to transition to the updated pay system is $79,000.
City Administrator Rachel Leonard informed the Council that two key decisions will be
needed at an upcoming meeting: (1) whether to adopt the new pay system, and (2)
whether to adjust salaries in 2026 by 2.5% or 3% to ensure the City remains competitive
within the market.
3. Adjournment
By consensus, the meeting was adjourned at 6:15 p.m.
Recorder: Jennifer Schreiber ____________________
Attest: ________________________
City Administrator
City Council Minutes: September 8, 2025 Page 1 | 7
MONTICELLO CITY COUNCIL
REGULAR MEETING MINUTES
Monday, September 8, 2025 – 6:30 p.m.
Mississippi Room, Monticello Community Center
Present: Lloyd Hilgart, Kip Christianson, Charlotte Gabler, Tracy Hinz, and Lee Martie
Absent: None
1. General Business
A. Call to Order & Pledge of Allegiance
Mayor Hilgart called the meeting to order at 6:30 p.m.
B. Approval of Agenda
Motion by Council Member Christianson to approve the agenda. Council Member
Hinz seconded the motion. Motion carried unanimously.
C. Approval of Meeting Minutes
• Special Meeting Minutes from August 25, 2025
• Regular Meeting Minutes from August 25, 2025
Motion by Council Member Hinz to approve the special meeting minutes and the
regular meeting minutes. Council Member Martie seconded the motion. Motion
carried unanimously.
D. Citizen Comments
• David Nagel, 5115 87th Street – Mr. Nagel expressed frustration with issues
in the development where he purchased a new home. He reported that 18
homes built by Lennar are experiencing significant problems, including
leaking windows that have caused extensive damage and the presence of
black mold.
Mr. Nagle questioned why the City continues to permit the builder to
construct additional homes given these issues. He asked the City Council
what steps could be taken to assist affected homeowners in working with the
company to resolve the problems, noting that the impacted homes are
somewhat not livable. He further stated that Lennar has asked the
homeowners to sign nondisclosure agreements as a condition of repairing
the windows.
City Council Minutes: September 8, 2025 Page 2 | 7
Mr. Nagel inquired about the City’s role in inspections and approvals when
new homes are constructed. He also asked whether the City could request
and review the builder’s engineering reports.
• Mayor Hilgart reported that he had contacted the builder and was informed
that the new windows being installed in new homes have been corrected and
do not leak.
• City Administrator Rachel Leonard responded to the homeowners, noting the
city is committed to assisting where the municipal authority exists. However,
she cautioned there are limits to the city’s jurisdiction. Ms. Leonard also
stated staff can request additional guidance from the city attorney.
• Alexander Coady, 2760 Oakview Court – Mr. Coady spoke in opposition to
data centers and recommended that the City prohibit them.
• Rachel Penson, 5095 87th Street – Ms. Penson expressed frustration that the
City has not taken action to resolve the issues with her home. She stated her
belief that the City relies too heavily on the builder’s statements and
emphasized that someone needs to hold the builder accountable. She also
noted that her home would not be able to be sold for its value.
• Mayor Hilgart reiterated that staff would consult with the City Attorney to
determine what actions, if any, the City may take.
• Jamie Vokaty asked whether the City Council could prevent the builder from
constructing additional homes.
• Adam Fischer, 5080 87th Street NE – Mr. Fisher questioned whether the City
had authority under the building code and whether the builder had obtained
the proper permits. He noted that the builder assured homeowners the
homes were code compliant, but it has been confirmed that ten of the
homes contain black mold.
• Community Development Director Angela Schumann explained that the
City’s authority lies within the State Building Code and active building
permits, which the Building Department continues to monitor. She added
that the staff will need to further review the matter and consult with the City
Attorney before providing a full response.
• Chief Building Official Bob Ferguson stated that the City inspected the
installation of the windows, but they do not inspect the windows themselves,
as that is not a part of the City’s inspection responsibilities. Mr. Ferguson
noted that he will work with the properties to review their information for
City Council Minutes: September 8, 2025 Page 3 | 7
proper documentation. He added that the control the City has is determined
by the building code.
E. Public Service Announcements
City Clerk Jennifer Schreiber noted the following public announcements:
• Wright County CSAH 75 Pavement Preservation Project
• Channel Change for TDS Customers
• Farmers Market
F. Council Liaison Updates
• Central Mississippi River Partnership (CMRP) – Mayor Hilgart reported that the
group discussed its non-profit status and received an update on the next steps of
Phase II of environmental study.
• Planning Commission – Council Member Christianson noted that the
Commission continued the public hearing on the data center ordinance, closed
the hearing, and tabled the item. The Commission also reviewed a Conditional
Use Permit (CUP) for Sports Card, an amendment to the Cannabis ordinance, and
an extension request for Wendy’s CUP.
• Industrial & Economic Development Committee (IEDC) – Council Member
Gabler reported that the IEDC met on September 3. Economic Development
Manager Jim Thares provided an update on prospects and the project pre-design
process, and the City Administrator Rachel Leonard gave an update on two data
center proposals as well as other Council-related topics.
G. Department Updates
• Construction Update – Matt Leonard, Public Works Director/City Engineer, gave
an update on current construction projects.
• Data Center Ordinance Update – City Administrator Rachel Leonard provided
clarification on the ordinance process related to data centers. She explained that
staff is currently working on two tasks at the direction of City Council: (1)
engaging with private developers to evaluate whether proposed projects may be
a good fit for Monticello, and (2) developing land use regulations specific to data
center facilities.
Ms. Leonard emphasized the City’s responsibility to establish regulation or
ordinances to determine if, how, and where data centers may be appropriate in
the community. She noted that this process allows staff and the Council to
evaluate what is in the best interest of the City overall.
City Council Minutes: September 8, 2025 Page 4 | 7
Ms. Leonard outlined two key components of the ordinance work: (1) amending
the Comprehensive Plan to better define data centers and limit them to the Light
Industrial Districts, and (2) drafting an ordinance to regulate development of
such facilities. The draft ordinance also called for public engagement. She added
that the drafting of ordinances is a routine process the City undertakes to
regulate a variety of City issues, including land use and development.
Mayor Hilgart also addressed inaccurate rumors circulating within the
community. He encouraged the public to become involved in the process by
talking to staff or the council or attending public meetings.
2. Consent Agenda:
Motion by Council Member Martie to approve the Consent Agenda excluding items I
and J. Council Member Hinz seconded the motion. Motion carried unanimously.
A. Consideration of approving the payment of bills. Action taken: Approved the bill
and purchase card registers for a total of $949,903.69.
B. Consideration of approving new hires and departures for City departments.
Action taken: Approved the hires for the DMV and Hi-Way Liquors and
terminations for the Monticello Community Center and Parks Department.
C. Consideration of approving the sale/disposal of surplus city property for the
Public Works Department. Action taken: No report.
D. Consideration of a special event permit for Downtown Trick or Treat on
Thursday, October 23, 2025, including the use of West Bridge Park and closure of
West River Street from Walnut Street to Highway 25. Applicant: Monticello
Chamber of Commerce & Industry. Action taken: Approved the special event
permit for the Downtown Trick or Treat.
E. Consideration of adopting Resolution 2025-52 accepting a grant in the amount of
$5,000 from Initiative Foundation to support Monticello Heritage Days 2026.
Action taken: Adopted Resolution 2025-52 accepting the grant.
F. Consideration of approving a Therapeutic Massage Enterprise license for Healing
Balance Massage & Wellness at 512 Cedar Street. Action taken: Approved the
Massage Enterprise license for Healing Balance Massage & Wellness.
G. Consideration of approving a one-year extension of Conditional Use Permit (CUP)
approval for an amendment to a CUP for a Planned Unit Development for a
restaurant as a principal use and drive-through services as an accessory use in a
B-4, Regional Business zoning district. Applicant: HAZA Foods (Wendy’s). Action
City Council Minutes: September 8, 2025 Page 5 | 7
taken: Approved the one-year extension of CUP for HAZA Foods based on
findings in Resolution PC-2025-35 and subject to conditions of Exhibit Z.
H. Consideration of approving a contract with MP Asphalt for crack filling, infrared
patching, and installation of the Road-Guard micro-surfacing product on
designated trails in the northwestern quadrant of Monticello for $45,250. Action
taken: Approved the contract with MP Asphalt for $45,250.
I. Consideration of approving a Special Event Permit for outdoor entertainment at
Nordic Tap House (106 Walnut Street) and use of City resources for a free block
party on Saturday, October 4, 2025. Applicant: Nordic Tap House. Action taken:
ITEM WAS REMOVED FROM THE CONSENT AGENDA.
J. Consideration of adopting Resolution 2025-53 accepting bids for the CSAH 39
Utility Extension Project and awarding contract to Park Construction Company at
a cost of $1,246,202.15, contingent on approval from the Minnesota Department
of Employment and Economic Development. Action taken: ITEM WAS
REMOVED FROM THE CONSENT AGENDA.
K. Consideration of adopting Resolution 2025-55 authorizing Wright County Parks
and Recreation to conduct a special archery deer hunt in designated Monticello-
area parks from October 17-26, 2025, under the County’s established guidelines.
Action taken: Adopted Resolution 2025-55 approving the special archery deer
hunt.
L. Consideration of authorizing a Memorandum of Understanding with CentraCare
Health System for hospital participation in federal program. Action taken:
Authorized the Memorandum of Understanding with CentraCare Health
System.
2A. Consideration of items removed from the consent agenda for discussion
I. Consideration of approving a Special Event Permit for outdoor entertainment at
Nordic Tap House (106 Walnut Street) and use of City resources for a free block
party on Saturday, October 4, 2025. Applicant: Nordic Tap House
Council Member Gabler removed the item to question whether Nordic notified
the surrounding properties of the event. City Clerk Jennifer Schreiber responded
that notification was included in the initial letter sent prior to approval, but
Nordic will be required to send an additional notice.
Motion by Council Member Christianson to approve the special event permit
for October 4, 2025, which will be held 2 p.m. – 9 p.m. Council Member Martie
seconded the motion. Motion carried unanimously.
City Council Minutes: September 8, 2025 Page 6 | 7
J. Consideration of adopting Resolution 2025-53 accepting bids for the CSAH 39
Utility Extension Project and awarding the contract to Park Construction
Company at a cost of $1,246,202.15, contingent on approval from the Minnesota
Department of Employment and Economic Development
Council Member Gabler removed the item to ask why it was listed on the
Consent Agenda while the Contract for Golf Course Road Trail Project appeared
on the Regular Agenda. City Administrator Rachel Leonard explained that both
items would normally be on the Consent Agenda since they are included in the
budget. However, because one Council Member needed to abstain from the Golf
Course Road Trail item, it was moved to the Regular Agenda.
Motion by Council Member Gabler to adopt Resolution 2025-53 accepting bids
for the CSAH 39 Utility Extension Project and awarding the contract to Park
Construction Company in the amount of $1,246,202.15. Council Member
Christianson seconded the motion. Motion carried unanimously.
3. Public Hearing:
4. Regular Agenda:
A. Consideration of adopting Ordinance 857 amending the Monticello City Code,
Title VII, Chapter 71: Recreational Motor Vehicles and Title IX, Chapter 94:
Streets and Sidewalks for the regulation of electronic bicycles and micromobility
devices and adopting Summary Ordinance 857A for publication
Tom Pawelk, Parks, Arts, and Recreation Director, provided a brief presentation
on the proposed ordinance amendment regulating electric bicycles. The
presentation included definitions for Class 1, Class 2, and Class 3 e-bikes and
outlined mechanisms that are either prohibited or require a motorcycle license.
There was minimal discussion among City Council. City Clerk Jennifer Schreiber
noted that Wright County would be responsible for enforcement and issuing
citations under the ordinance.
Council Member Christianson ask about the ability to cross Highway 25, noting
that the current ordinance language would prohibit it. Both staff and council
agreed the language could be revised to allow crossing, following consultation
with the City Attorney.
Motion by Council Member Christianson moved to adopt Ordinance 857 for the
regulation of electronic bicycles and micromobility devices with the
amendment to allow the crossing of State Highway 25 and to adopt Summary
City Council Minutes: September 8, 2025 Page 7 | 7
Ordinance 857A for publication. Council Member Martie seconded the motion.
Motion carried unanimously.
B. Consideration of adopting Resolution 2025-54 accepting bids and awarding the
contract to Thomas and Sons Construction, Inc. for the Golf Course Road Trail
Project contingent on MNDOT approval in the amount of $1,801,483.05
Matt Leonard, Public Works Director/City Engineer, introduced the item and
provided a brief overview. Council Member Gabler noted that she would abstain
from the vote due to her employment with the selected contractor.
Motion by Council Member Hinz to adopt Resolution 2025-54 accepting bids
and awarding the contract to Thomas and Sons Construction, Inc. in the
amount of $1,801,483.05. Council Member Martie seconded the motion.
Motion carried unanimously.
5. Adjournment
The meeting was adjourned at 8:15 p.m.
Recorder: Jennifer Schreiber __________________________________
Attest: ____________________________________
City Administrator
City Council Agenda: 9/22/2025
1
2A. Consideration of approving payment of bills
Prepared by:
Finance Director
Meeting Date:
9/22/2025
☒ Consent Agenda Item
☐ Regular Agenda Item
Reviewed by:
N/A
Approved by:
City Administrator
ACTION REQUESTED
Motion to approve the bill and purchase card registers for a total amount of $1,974,380.15.
REFERENCE AND BACKGROUND
City staff submits the attached bill registers and purchasing card registers for approval by
Council. The bill registers contain all invoices processed and the purchasing card registers
contain all card purchases made since the last Council meeting. Subject to MN Statutes, most
invoices require Council approval prior to releasing checks for payment. The day following
Council approval, payments will be released unless directed otherwise. A credit purchasing
agreement and policy was approved by Council initially and card purchases must comply with
the policy.
If Council has no questions or comments on the bill and purchase card registers, these can be
approved with the consent agenda. If requested, this item can be removed from consent and
discussed prior to making a motion for approval.
I. Budget Impact: N/A
II. Staff Workload Impact: No additional work.
III. Comprehensive Plan Impact: N/A
STAFF RECOMMENDED ACTION
City staff recommends approval of bill and purchase card registers as presented.
SUPPORTING DATA
• Bill registers and purchase card registers
Accounts Payable
User:
Printed:
julie.cheney@monticellomn.gov
9/17/2025 9:47 AM
Checks by Date - Summary by Check Date
Check No Check DateVendor NameVendor No Check Amount
1426 CITY OF MONTICELLO 09/15/2025 14,532.18ACH
2282 MRI SOFTWARE 09/15/2025 48.00ACH
2405 WELLS FARGO - Monthly Charges/Returns09/15/2025 20,476.39ACH
2438 VANCO SERVICES LLC 09/15/2025 104.10ACH
2811 US BANK CORPORATE PMT SYSTEM 09/15/2025 46,645.07ACH
3241 LINCOLN FINANCIAL GROUP 09/15/2025 3,544.68ACH
4263 CAYAN 09/15/2025 1,791.42ACH
5147 MN PEIP 09/15/2025 68,492.51ACH
6041 HEALTHEQUITY INC 09/15/2025 32.80ACH
155,667.15Total for 9/15/2025:
Report Total (9 checks): 155,667.15
Page 1AP Checks by Date - Summary by Check Date (9/17/2025 9:47 AM)
The preceding list of bills payable was reviewed and approved for payment.
Date: 9/22/25 Approved by:_____________________________________
Mayor Lloyd Hilgart
Accounts Payable
User:
Printed:
julie.cheney@monticellomn.gov
9/18/2025 9:26 AM
Checks by Date - Summary by Check Date
Check No Check DateVendor NameVendor No Check Amount
1062 BEAUDRY OIL COMPANY 09/23/2025 5,533.05ACH
1065 BELLBOY CORPORATION 09/23/2025 17,702.37ACH
1091 CAMPBELL KNUTSON PA 09/23/2025 15,028.11ACH
1106 CENTRAL MCGOWAN INC 09/23/2025 271.42ACH
1129 DAHLHEIMER BEVERAGE LLC 09/23/2025 74,570.53ACH
1153 ECM PUBLISHERS INC 09/23/2025 334.50ACH
1223 HAWKINS INC 09/23/2025 60.00ACH
1303 M AMUNDSON CIGAR & CANDY CO, LLP09/23/2025 5,093.32ACH
1377 MONTICELLO SENIOR CENTER 09/23/2025 11,666.66ACH
1386 M-R SIGN CO INC 09/23/2025 163.25ACH
1413 GOPHER STATE ONE CALL INC 09/23/2025 229.50ACH
1417 OSC OXYGEN SERVICE COMPANY 09/23/2025 265.14ACH
1518 TDS TELECOM 09/23/2025 347.15ACH
1537 UHL COMPANY INC 09/23/2025 2,504.49ACH
1550 VEOLIA WATER N AM OPERATING SERV LLC VEOLIA WATER N AM OPERATIONS INC09/23/2025 65,287.02ACH
1552 VIKING COCA COLA BOTTLING CO 09/23/2025 550.75ACH
1572 THE WINE COMPANY 09/23/2025 794.00ACH
1577 WRIGHT CO AUDITOR-TREAS - ACH 09/23/2025 205,982.93ACH
1684 VINOCOPIA 09/23/2025 816.32ACH
1726 MARCO TECHNOLOGIES 09/23/2025 6,773.98ACH
2159 NATHAN PHILLIP KROHN 09/23/2025 360.00ACH
2273 FIBERNET MONTICELLO - ACH 09/23/2025 5,331.75ACH
3762 GARRETTS DIAMOND CITY BREAD 09/23/2025 40.00ACH
4194 JENNIFER SCHREIBER 09/23/2025 48.72ACH
4502 ARVIG 09/23/2025 6,082.48ACH
4513 AARON STAEHNKE 09/23/2025 107.00ACH
4633 PERFORMANCE FOOD GROUP INC 09/23/2025 692.20ACH
4646 CAPITOL BEVERAGE SALES L.P.09/23/2025 12,877.31ACH
4962 RENGEL PRINTING COMPANY, INC 09/23/2025 64.83ACH
5201 DICK FAMILY, INC.09/23/2025 1,652.45ACH
5211 RANDI O'KEEFE KRIER 09/23/2025 4,010.42ACH
5426 NOVEL SOLAR TWO LLC 09/23/2025 28,808.10ACH
5585 SBRK FINANCE HOLDINGS INC 09/23/2025 68.00ACH
5709 BEN LUNDQUIST 09/23/2025 6,249.99ACH
5998 SADIE NIELSEN 09/23/2025 465.00ACH
6100 MATTHEW STAHLMANN-MOSHER 09/23/2025 33.00ACH
6285 NOKOMIS ENERGY LLC 09/23/2025 16,300.55ACH
6300 NOVEL SOLAR ONE LLC 09/23/2025 5,499.60ACH
6301 NOVEL SOLAR FIVE LLC 09/23/2025 247.47ACH
6306 STONEBROOKE ENGINEERING INC 09/23/2025 44,087.78ACH
6327 VICKI LEERHOFF 09/23/2025 59.00ACH
6436 CHERI BUTLER 09/23/2025 21.70ACH
6654 OMG MIDWEST INC 09/23/2025 925,412.64ACH
6684 NEW LEAF FARMSTEAD LLC 09/23/2025 221.00ACH
2925 1ST LINE/LEEWES VENTURES LLC 09/23/2025 442.25130612
5660 ABSOLUTE PRINT GRAPHICS 09/23/2025 2,800.37130613
5948 AE2 - ADVANCED ELEMENTS, INC.09/23/2025 19,588.81130614
Page 1AP Checks by Date - Summary by Check Date (9/18/2025 9:26 AM)
Check No Check DateVendor NameVendor No Check Amount
4928 AMERICAN LEGAL PUBLISHING CORP 09/23/2025 2,946.90130615
5871 APOLLO PLUMBING INC.09/23/2025 2,490.00130616
3491 ARTISAN BEER COMPANY 09/23/2025 228.61130617
5486 HEIDI BARTHEL 09/23/2025 52.00130618
1067 BERNICK'S 09/23/2025 4,600.42130619
4328 BREAKTHRU BEVERAGE MN WINE & SPIRITS, LLC09/23/2025 2,792.88130620
6651 JODY BROSKO 09/23/2025 212.50130621
5846 CAREFREE LAWN LLC 09/23/2025 3,417.20130622
5942 CERTIFIED LABORATORIES 09/23/2025 191.45130623
4861 CORE & MAIN LP 09/23/2025 1,769.81130624
6465 DAVIS MECHANICAL SYSTEMS, INC 09/23/2025 507.50130625
1455 DRAFT CONTROL INC 09/23/2025 510.00130626
5854 DUININCK, INC 09/23/2025 25,453.53130627
5306 ANDREW DUSZYNSKI 09/23/2025 200.00130628
2174 FINANCE AND COMMERCE 09/23/2025 1,031.55130629
1179 FIRE SAFETY USA INC 09/23/2025 1,487.24130630
1205 GRAINGER INC 09/23/2025 330.03130631
6543 GROMBERG & ASSOCIATES LLC 09/23/2025 810.00130632
5773 HAGEN CHRISTENSEN & MCIIWAIN ARCHITECTS PA09/23/2025 3,055.00130633
5840 HAKANSON ANDERSON ASSOCIATES INC09/23/2025 44,859.50130634
6375 THE HOME CITY ICE COMPANY 09/23/2025 471.65130635
1253 J H LARSON COMPANY 09/23/2025 53.55130636
1263 JOHNSON BROTHERS LIQUOR CO.09/23/2025 21,284.62130637
5687 JOHNSON CONTROLS US HOLDINGS LLC09/23/2025 2,328.67130638
6248 JP BROOKS 09/23/2025 2,000.00130639
5294 KEYSTONE COMPENSATION GROUP LLC09/23/2025 14,550.00130640
4369 KLATT TRUE VALUE 09/23/2025 37.45130641
3933 CHARLES LONG 09/23/2025 288.00130642
6694 LRS OF MINNESOTA 09/23/2025 83,824.36130643
6090 SHAWN DANIEL MCCANN 09/23/2025 10,000.00130644
6719 MICHAEL'S STAINED GLASS STUDIO 09/23/2025 2,602.99130645
6294 MIDWEST GROUNDCOVER 09/23/2025 2,520.00130646
6428 MIDWEST NURSERY 09/23/2025 23,760.00130647
1913 NEW FRANCE WINE 09/23/2025 348.00130648
4345 OPG-3 INC 09/23/2025 17,040.00130649
1427 PHILLIPS WINE & SPIRITS CO 09/23/2025 19,281.21130650
6726 PREFERRED POWDER COATING 09/23/2025 390.00130651
5431 QUADIENT FINANCE USA INC 09/23/2025 154.54130652
3751 CHRISTINE SCHYMA 09/23/2025 182.00130653
1483 SENSIBLE LAND USE COALITION 09/23/2025 58.00130654
4148 SHERWIN WILLIAMS CO. #3442 09/23/2025 6.45130655
6417 JASON SMALL 09/23/2025 125.00130656
6013 JAMES W SORENSON 09/23/2025 1,000.00130657
3309 SOUTHERN GLAZER'S WINE AND SPIRITS, LLC09/23/2025 5,991.64130658
4672 SPECIALTY SOLUTIONS LLC 09/23/2025 10,577.42130659
6674 SVIHEL VEGETABLE FARM 09/23/2025 386.00130660
6057 TIMOTHY J PETRANGELO 09/23/2025 800.90130661
3783 ULINE 09/23/2025 495.59130662
1544 US POSTAL SERVICE 09/23/2025 2,599.18130663
4849 VON HANSON'S SNACKS INC 09/23/2025 117.00130664
1555 VONCO II LLC 09/23/2025 891.73130665
1573 WINE MERCHANTS INC 09/23/2025 129.79130666
1581 WRIGHT CO RECORDER 09/23/2025 46.00130667
2187 WRIGHT COUNTY SHERIFF OFFICE 09/23/2025 600.00130668
6253 YMCA OF THE NORTH 09/23/2025 1,278.23130669
1,818,713.00Total for 9/23/2025:
Page 2AP Checks by Date - Summary by Check Date (9/18/2025 9:26 AM)
Check No Check DateVendor NameVendor No Check Amount
Report Total (102 checks): 1,818,713.00
Page 3AP Checks by Date - Summary by Check Date (9/18/2025 9:26 AM)
The preceding list of bills payable was reviewed and approved for payment.
Date: 9/22/25 Approved by:_____________________________________
Mayor Lloyd Hilgart
City Council Agenda: 9/22/2025
1
2B. Consideration of approving new hires and departures for City departments
Prepared by:
Human Resources Manager
Meeting Date:
9/22/2025
☒ Consent Agenda Item
☐ Regular Agenda Item
Reviewed by:
N/A
Approved by:
City Administrator
ACTION REQUESTED
Motion to approve new hires and departures for city departments.
REFERENCE AND BACKGROUND
The Council is asked to ratify the attached list of new hires and departures for the City. This
listing includes full-time, part-time, seasonal, and temporary employees. The listing may also
include status changes and promotions.
I. Budget Impact: Positions are generally included in the budget.
II. Staff Workload Impact: If new position, there may be some training involved. If
terminated position, existing staff will cover hours as needed, until replacement.
III. Comprehensive Plan Impact: N/A
STAFF RECOMMENDED ACTION
City staff recommends approval of new hires and departures as identified on the attached list.
SUPPORTING DATA
• List of new hires and terminated employees.
Name Title Department Hire Date Class
Savannah Nelson Supervised Play MCC 9/15/2025 PT
Name Reason Department Effective Date Class
Audrianna Gohman MCC Voluntary 8/26/2025 PT
Alisha Grue Parks Voluntary 8/29/2025 Seasonal
Brenton Jones Parks Voluntary 8/29/2025 Seasonal
NEW EMPLOYEES
TERMINATING EMPLOYEES
City Council Agenda: 9/22/2025
1
2C. Consideration of approving the sale or disposal of surplus City property
Prepared by:
N/A
Meeting Date:
9/22/2025
☒ Consent Agenda Item
☐ Regular Agenda Item
Reviewed by:
N/A
Approved by:
N/A
There is no report this City Council Cycle.
City Council Agenda: 9/22/2025
1
2D. Consideration of adopting Resolution 2025-57 accepting a donation from artist Stan
Thorud of a framed and matted portrait of Bill and Taffee Fair valued at $1,930.07
Prepared by:
Parks, Arts & Recreation Director
Meeting Date:
9/22/2025
☒ Consent Agenda Item
☐ Regular Agenda Item
Reviewed by:
City Clerk
Approved by:
City Administrator
ACTION REQUESTED
Motion to adopt Resolution 2025-57 accepting a donation from artist Stan Thorud of a framed
and matted portrait of Bill and Taffee Fair, valued at $1,930.07.
REFERENCE AND BACKGROUND
The City Council is requested to accept the portrait of Bill and Taffee Fair from artist Stan
Thorud. The value of the framed portrait includes 42 ½ hours totalling $1,700 plus $160 for the
frame and $70.07 for the mat. The total value of the donation is $1,930.07.
As required by state statute, when the City accepts a monetary donation, the City Council must
adopt a resolution identifying both the amount of the donation and its intended use.
I. Budget Impact: The portrait is being donated so there is no impact to the budget.
II. Staff Workload Impact: Staff will host a gathering to unveil the portrait after it is hung in
the Monticello Community Center.
III. Comprehensive Plan Impact: N/A
STAFF RECOMMENDED ACTION
City staff recommend adopting Resolution 2025-57 accepting the donation from artist Stan
Thorud for the framed portrait of Bill and Taffee Fair.
SUPPORTING DATA
• Resolution 2025-57
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
RESOLUTION NO. 2025-57
RESOLUTION APPROVING CONTRIBUTIONS
WHEREAS, the City of Monticello is generally authorized to accept contributions of real
and personal property pursuant to Minnesota Statutes Sections 465.03 and 465.04 for the
benefit of its citizens and is specifically authorized to maintain such property for the benefit of
its citizens in accordance with the terms prescribed by the donor. Said gifts may be limited
under provisions of MN Statutes Section 471.895.
WHEREAS, the following persons and or entities have offered to contribute
contributions or gifts to the City as listed:
DONOR/ENTITY DESCRIPTION/PURPOSE CASH
Stan Thorud Framed and Matted
Portrait
$1,930.07
WHEREAS, all said contributions are intended to aid the City in establishing facilities,
operations or programs within the city’s jurisdiction either alone or in cooperation with others,
as allowed by law; and
WHEREAS, the City Council hereby finds that it is appropriate to accept the
contributions offered.
NOW THEREFORE BE IT RESOLVED by the City Council of Monticello as follows:
1. The contributions described above are hereby accepted by the City of
Monticello.
2. The contributions described above will be used as designated by the donor. This
may entail reimbursing or allocating the money to another entity that will utilize
the funds for the purpose stated above.
Adopted by the City Council of Monticello this 22nd day of September, 2025.
______________________________
Lloyd Hilgart, Mayor
______________________________________
Jennifer Schreiber, City Clerk
City Council Agenda: 9/22/2025
1
2E. Consideration of approving application for temporary liquor license for Trinity
Lutheran Church for an event to be held on November 1, 2025, at 449 W. Broadway
Street
Prepared by:
City Clerk
Meeting Date:
9/22/2025
☒ Consent Agenda Item
☐ Regular Agenda Item
Reviewed by:
N/A
Approved by:
City Administrator
ACTION REQUESTED
Motion to approve a temporary liquor license for Trinity Lutheran Church for an event to be
held on November 1, 2025, contingent on receipt of updated liquor liability insurance.
REFERENCE AND BACKGROUND
Trinity Church will be hosting a fundraising spaghetti dinner to support church operations. The
event will take place at the church, located at 449 W. Broadway Street.
As part of the process, City Council approval is required for temporary liquor license
applications before they can be submitted to the State Alcohol and Gambling Division for final
authorization.
I. Budget Impact: N/A
II. Staff Workload Impact: Minimal administrative time.
III. Comprehensive Plan Impact: N/A
STAFF RECOMMENDED ACTION
City staff recommend approval of the temporary liquor license contingent on receipt of
updated Certificate of Liability insurance.
SUPPORTING DATA
• Application
City Council Agenda: 9/22/2025
1
2F. Consideration of adopting Resolution 2025-58 appointing election judges, including
head judges, for the November 4, 2025 Special Election
Prepared by:
City Clerk
Meeting Date:
9/22/2025
☒ Consent Agenda Item
☐ Regular Agenda Item
Reviewed by:
Finance Director
Approved by:
City Administrator
ACTION REQUESTED
Motion to adopt Resolution 2025-58 appointing election judges for the November 4, 2025,
Special Election.
REFERENCE AND BACKGROUND
Minnesota Statutes Chapter 204B.21 requires cities to appoint election judges to serve during
elections, including designation of a Head Election Judge for each precinct. All judges
recommended for appointment completed the required training in 2024, which remains valid
for two years.
Several members of City staff will also be assisting with the absentee voting process and are
trained and qualified to serve as election judges.
Judges serving on the Absentee Ballot Board were previously appointed at the special meeting
held on September 15, 2025.
I. Budget Impact: Due to the unexpected need to hold a special election, compensation
for judges was not included in the 2025 budget. Excluding staff time, the estimated cost
is approximately $6,000, which will require the use of fund balance in the General Fund.
Any spending below budget or revenues above budget at year-end will be used to
replenish the fund balance used.
II. Staff Workload Impact: The City Clerk and Administrative Assistant will have a more
significant role in election operations compared to other staff members. Due to
responsibilities associated with absentee/early voting, as well as the requirement to
remain open beyond regular business hours, the Administrative Assistant and the
Receptionist/Office Coordinator are expected to incur some overtime or comp time. All
other staff involvement will primarily be limited to Election Day.
III. Comprehensive Plan Impact: N/A
City Council Agenda: 9/22/2025
2
STAFF RECOMMENDED ACTION
Staff recommends adopting Resolution 2025-58 approving the list of election judges.
SUPPORTING DATA
• Draft Resolution 2025-58
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
RESOLUTION NO. 2025-58
RESOLUTION APPOINTING ELECTION JUDGES FOR THE NOVEMBER 4, 2025, SPECIAL ELECTION
WHEREAS, the City Council of the City of Monticello is required by MS 204B.21, Sec. 2,
to officially approve the appointment of election judges; and
WHEREAS, the Monticello City Council hereby adopts the judges listed on the attached
Exhibit A, hereto attached, as the official judges for the November 4, 2025, with the
understanding that amendments may be necessary to the appointments to fill vacancies and
meet party requirements.
NOW, THEREFORE, BE IT RESOLVED, by the City Council of Monticello that the names
listed on Exhibit A, hereto attached, are the official Election Judges for the City of Monticello for
the 2025 Special Election.
ADOPTED BY THE CITY COUNCIL OF THE CITY OF MONTICELLO ON THIS 22nd DAY OF
SEPTEMBER, 2025.
CITY OF MONTICELLO
_________________________________
Lloyd Hilgart, Mayor
ATTEST:
________________________________
Jennifer Schreiber, City Clerk
ELECTION JUDGES - 2025 Special
Election as of September 17, 2025
name address Role
Cindy Anderson Monticello Lead Judge
Fred Anderson Monticello Head Judge
John Barthel Monticello Head Judge
Mary Barthel Monticello Head Judge
Mike Beck Monticello Judge
Kandis Bergen Staff/Absentee Judge
Amy Biren Staff/Absentee Judge
Julie Cheney Staff/Judge
Deanine Christy Monticello Judge
Jeanne Christy Monticello Judge
James Dickrell Monticello Judge
Janet Doucette Monticello Judge
Andrea Dubay Monticello Judge
Roseann Duran Monticello Head Judge
Tracy Ergen Monticello Staff/Lead Judge
Keri Erickson Monticello Judge
Bob Ferguson Staff/Judge
Jacquelin Gordon Monticello Judge
Carolyn Granger Monticello Staff/Judge
Beth Green Staff/Lead Judge
Sherri Hackenmueller Monticello Judge
Alyssa Hanson Monticello Judge
Brenda Harkman Monticello Judge
Iris Marie Hoglund Harris Monticello Judge
Roger Hedtke Monticello Judge
Sue Hedtke Monticello Judge
Elizabeth Honer Monticello Judge
Eldor Jordan Monticello Judge
Lorene Kothenbeutel Monticello Judge
Wanda Kraemer Clear Lake Judge
Betty Lambert Monticello Judge
Cheryl Latham Monticello Judge
Renee Lee Monticello Judge
Vicki Leerhoff Election Assistant
Sharon Long Monticello Judge
Mitchell Loukusa Monticello Judge
Naomi Lundgren Monticello Judge
Trevor Mack Staff/Judge
Patricia Mayer Monticello Judge
Wayne Mayer Monticello Judge
Mary Micke Monticello Judge
EXHIBIT A
name address Role
Danielle Murdoff Monticello Lead Judge
David Richardson Monticello Judge
Cynthia Schmitt Monticello Judge
Barbara Smida Monticello Judge
Patricia Sonju Thielman Monticello Judge
Sandy Thurber Monticello Judge
George Vanderloop Monticello Judge
Teri Willenbring Monticello Head Judge
City Council Agenda: 9/22/2025
1
2G. Consideration of approving a special event permit for the Monticello Lions 50 Years of
Service Celebration at West Bridge Park on Saturday, October 11 from 12-2 p.m.
Applicant: Monticello Lions
Prepared by:
Parks, Arts & Recreation Director
Meeting Date:
9/22/2025
☒ Consent Agenda Item
☐ Regular Agenda Item
Reviewed by:
City Clerk
Approved by:
City Administrator
ACTION REQUESTED
Motion to approve a special event permit for the Monticello Lions to use the West Bridge Park
Community Room on October 11, 2025, for their 50 Years of Service Celebration.
REFERENCE AND BACKGROUND
The Monticello Lions have requested use of the Community Room at West Bridge Park at no
charge for their 50 Years of Service Celebration. This is a public event being held Saturday,
October 11, 2025 from 12:00 – 2:00 p.m. The Lions will be serving concessions at the event free
of charge. They also plan to have some yard games set up and other family friendly activities for
attendees.
I. Budget Impact: Minimal potential loss of park rental revenue.
II. Staff Workload Impact: None.
III. Comprehensive Plan Impact: The Monticello 2040 Plan emphasizes the importance of
community events.
STAFF RECOMMENDED ACTION
City staff recommend approval of the special event permit for the Monticello Lions to use the
West Bridge Park Community Room on October 11, 2025.
SUPPORTING DATA
• Special event permit application.
1
CITY OF MONTICELLO
City Clerk
505 Walnut Street, Suite 1
Monticello, MN 55362
(763) 295-2711 info@MonticelloMN.gov
PROPERTY INFORMATION
Property Address
Property Legal Description
Property ID Number
PROPERTY OWNER INFORMATION
Owner Name
Owner Address
Owner Phone
Owner Email
APPLICANT INFORMATION
Applicant Name
Applicant Address
Applicant Phone
Applicant Email
Name of Event
Location/Address of Event
Dates & Times of Event
Complete Application Required
The review and consideration of an application submitted shall only occur if such application includes all
items that are required in support of the application and is deemed complete by the City Clerk’s Office.
Application Submission Schedule
Application, required information, and payment must be submitted no later than 30 working days prior to
desired approval date.
Application Information
Applicants shall note that in addition to a special event permits, any liquor license or permit, sign permits
and building permits for tents may also be required and are not included within the special event permit
application and approval.
Any requested use of City facilities, City staff resources, City equipment, and/or City property (including
rights of way) and/or any requested waiver of application fee or park rental fees requires review and
approval by the City Council. In addition, events which occur after 10 PM may requires review and
approval by the City Council as related to noise ordinances. Please provide clear information in the
application regarding these requests.
Application Checklist
Special Event Permit
West Bridge Park 107 River Street Monticello,MN 55362
City of Monticello
Monticello Lions Club
320-249-1908
montilionssecretary@gmail.com
Monticello Lions 50 Years of Service Celebration
West Bridge Park
October 11, 2025 noon- 2pm
2
APPLICANT
CHECK
APPLICATION SUBMITTAL REQUIREMENTS CITY CHECK-IN
A written narrative including:
1.A description of the proposed special event, how it will function
on the property, hours and dates of operation, and any other
information necessary to fully describe the request; and
2.An explanation of how the proposed special event will meet
each of the review criteria specified by code (on reverse), as well
as any additional criteria that may apply for the specific use.
3.Any requested use of City facilities, City staff resources, City
equipment and City property (including rights of way) and/or any
requested waiver of application fee or park rental fees requires
review and approval by the City Council
A site plan showing all information necessary to accurately depict how
the proposed use will function on the site. Information required on the
site plan shall include but not be limited to:
1.The location of all existing and proposed structures;
2.Driveways and parking areas;
3.Proposed storage spaces;
4.Natural features such as woodlands, wetlands, shorelines, etc;
5.Proposed number of parking spaces (if applicable).
If deemed necessary by the Community Development Department, a
survey may be required to be submitted with the application in
addition to a site plan.
Any event proposing to erect a temporary tent structure is required to
obtain a permit from the Monticello Department of Building and
Safety and Code Enforcement.
Certificate of insurance/liability coverage.
Electronic copies of all written narratives and plan sets required above.
Application fee:
$50
$25 – for non-profit/charitable organization
Special Event Review Process
•The City Clerk will review all applications.
•Applications determined to conform with the approval criteria outlined in Monticello Zoning Code
Section 2.4(L)(4)(a) and listed below shall be approved by the Community Development
Department with any conditions deemed necessary. A copy of the approved permit shall be
provided to the applicant which includes all conditions and comments.
•Applications not conforming with the approval criteria outlined in Section 2.4(L)(4)(a) shall be
denied by the Community Development Department.
•A notice of denial shall be provided to the applicant which includes all identified reasons for denial.
3
Special Event Temporary Use Permit Approval Criteria
Approval of a Special Event Permit shall only be granted once the City Clerk has determined the use shall:
•Not be detrimental to property or improvements in the surrounding area or to the public health,
safety, or general welfare;
•Be compatible with the principal uses taking place on the site;
•Not have substantial adverse effects or noise impacts on nearby residential neighborhoods;
•Not include permanent alterations to the site;
•Not maintain temporary signs associated with the use or structure after the activity ends;
•Not violate the applicable conditions of approval that apply to a site or use on the site;
•Not interfere with the normal operations of any permanent use located on the property; and
•Contain sufficient land area to allow the temporary use, structure, or special event to occur, as well
as adequate land to accommodate the parking and traffic movement associated with the
temporary use, without disturbing environmentally sensitive lands.
•Not create an unreasonable risk of significant:
1. Damage to public or private property, beyond normal wear and tear;
2. Injury to persons;
3. Public or private disturbances or nuisances;
4. Unsafe impediments or distractions to, or congestion of, vehicular or pedestrian travel;
5. Additional and impracticable or unduly burdensome police, fire, trash removal, maintenance,
or other public services demands; and
6. Other adverse effects upon the public health, safety, or welfare.
•The special event shall not be of such a nature, size, or duration that the particular location
requested cannot reasonably accommodate the event.
•The special event shall not conflict with another permitted special event at the same location in a
manner that will negatively impact the public health, welfare, or safety.
Special Event Temporary Use Permit Conditions of Approval
•In approving the Special Event Permit, the City Clerk’s Office is authorized to impose such
conditions upon the issuance of the permit as may be necessary to reduce or minimize any
potential adverse impacts upon other property in the area, as long as the condition relates to a
situation created or aggravated by the proposed special event. The Community Development
Department is authorized, where appropriate, to require:
1.Provision of temporary parking facilities, including vehicular access and egress.
2.Control of nuisance factors, such as but not limited to, the prevention of glare or direct
illumination of adjacent properties, noise, vibrations, smoke, dust, dirt, odors, gases, and
heat.
3.Regulation of temporary buildings, structures and facilities, including placement, height
and size, location of equipment and open spaces, including buffer areas and other yards.
4.Provision of sanitary and medical facilities.
5.Provision of solid waste collection and disposal.
6.Provision of security and safety measures.
7.Use of an alternative location or date for the proposed special event.
8.Modification or elimination of certain proposed activities.
9.Regulation of operating hours and days, including limitation of the duration of the special
event to a shorter time period than that requested or specified in this subsection.
10.Submission of a performance guarantee to ensure that any temporary facilities or
structures used for such proposed special event will be removed from the site within a
reasonable time following the event and that the property will be restored to its former
condition.
4
Duration of Permit
A temporary use permit for a special event authorized in accordance with this subsection shall be limited to
a maximum duration of 14 days per site per calendar year, unless otherwise specifically authorized by the
City Clerk.
Property Owner’s Statement
I am the fee title owner of the described property and I agree to this application. I certify that I am in compliance
with all ordinance requirements and conditions regarding other City approval that have been previously granted.
(Signature) (Date)
Applicant’s Statement
This application shall be processed in my name and I am the party whom the City should contact regarding the
application. I have completed all of the applicable filing requirements and I hereby acknowledge that I have read
and fully understand the applicable provisions of the City Ordinances and current policies related to this
application and that the documents and information I have submitted are true and correct.
(Signature) (Date)
CITY APPROVAL
(City Clerk Signature) (Date)
(Community Development or Building Dept Signature) (Date)
Special Event Permit Approved □Denied □
Approval is granted with the following conditions:
Internal review checklist (as applicable):
Public Works Routing Admin Parks Streets Director
Law Enforcement Notification
Building Department (Tents)
Monticello Community Center Room/Park Reservations
Post-Approval Routing/Requirements
Applicant
Public Works
Law Enforcement Notification
City Clerk
Monticello Community Center Room/Park Reservations
Liability Insurance Certificate Received
Surrounding Property Owner Notification Complete
09/10/2025
From:Robin Loken
To:Jennifer Schreiber; Tom Pawelk
Cc:Beth Green
Subject:Re: Special event permit
Date:Thursday, September 11, 2025 10:33:54 AM
Attachments:image001.png
50th event permit.pdf
Thank you for letting me know. I apologize. I am attaching it to this message.
From: Jennifer Schreiber <Jennifer.Schreiber@MonticelloMN.gov>
Sent: Thursday, September 11, 2025 7:50 AM
To: Robin Loken <robinrocks2010@hotmail.com>; Tom Pawelk <Tom.Pawelk@MonticelloMN.gov>
Cc: Beth Green <Beth.Green@MonticelloMN.gov>
Subject: RE: Special event permit
Hi Robin,,
Sorry – but I don’t see anything attached.
Jennifer Schreiber
City Clerk
763-271-3204
505 Walnut St, Suite 1, Monticello, MN 55362
MonticelloMN.gov | Facebook | Subscribe to E-News
From: Robin Loken <robinrocks2010@hotmail.com>
Sent: Wednesday, September 10, 2025 8:28 PM
To: Tom Pawelk <Tom.Pawelk@MonticelloMN.gov>
Cc: Beth Green <Beth.Green@MonticelloMN.gov>; Jennifer Schreiber
<Jennifer.Schreiber@MonticelloMN.gov>
Subject: Re: Special event permit
The even application is attached. I completed what I know... Please let me know if you need
anything further.
I did not print it so here is the event description:
We will serve free hot dogs, chips and beverages to community members from the
pavilion/building at West Bridge Park. We will also set up some basic games (holey boards,
yard jenga, etc..)
Please let me know if you need anything else from me for this and if it will be possible to get
the park for Oct. 11 from noon to 2 pm for our event.
Thank you,
Robin Loken
From: Tom Pawelk <Tom.Pawelk@MonticelloMN.gov>
Sent: Wednesday, September 10, 2025 7:40 AM
To: Robin Loken <robinrocks2010@hotmail.com>
Cc: Beth Green <Beth.Green@MonticelloMN.gov>; Jennifer Schreiber
<Jennifer.Schreiber@MonticelloMN.gov>
Subject: Special event permit
Robin, please fill out the special event permit for the Lions Club and send it back.
Tom Pawelk
Parks, Arts & Recreation Director
Parks, Arts & Recreation
763-271-3268
505 Walnut St, Suite 1, Monticello, MN 55362
MonticelloMN.gov | Facebook | Subscribe to E-News
Email correspondence to and from the City of Monticello government offices is subject to the Minnesota Government Data Practices Act
and may be disclosed to third parties.
City Council Agenda: 9/22/2025
1
2H. Consideration of approving applications for a special event permit and for a temporary
charitable gambling permit for the Monticello Chamber of Commerce for their annual
banquet on December 5, 2025
Prepared by:
City Clerk
Meeting Date:
9/22/2025
☒Consent Agenda Item
☐Regular Agenda Item
Reviewed by:
Parks, Arts, and Recreation Director
Approved by:
City Administrator
ACTION REQUESTED
Motion to approve the applications for a special event permit for use of the Monticello
Community Center (MCC) gym and for a temporary charitable gambling permit for a raffle to be
conducted by the Monticello Chamber of Commerce for their annual banquet on December 5,
2025.
REFERENCE AND BACKGROUND
The Monticello Chamber submitted a special event permit application for use of the Monticello
Community Center (MCC) gym for their annual banquet on December 5, 2025.
In 2025, the City instituted a special event permit requirement for gatherings at the MCC. The
permit process ensures consistent coordination for large or unique events, supports staff in
planning for safety, security, and facility impacts, and promotes equitable access and
scheduling for all MCC users. In addition, the process establishes a clear record of event details,
enhancing communication between organizers and City departments.
As part of the updated process, requests for waived facility rental fees are documented
alongside approved permits. This practice establishes a clear record of the value of waived fees
and enables staff and the City Council to more accurately assess the budgetary impact of special
events at the MCC. When a rental fee is waived, the renter is responsible for completing a
community service project or providing other in-kind support that benefits the City or the Parks,
Arts & Recreation Department.
The applicant also submitted an application for a charitable gambling permit to hold a raffle for
the event. To receive a permit from the State, the City must approve the application. In the
past, the City has not opposed these exempt gambling license applications for charitable
events.
I.Budget Impact: Waiving the standard facility rental fees, $110 per hour for gym use,
along with one-time fees of $150 for kitchen access and $150 for energy, represents a
measurable reduction in direct revenue. However, in lieu of these fees, the City will
coordinate with the Monticello Chamber to identify a meaningful community service
City Council Agenda: 9/22/2025
2
project or in-kind contribution. This assistance may be provided either within the MCC
or elsewhere in the community, ensuring that the value returned supports City
operations, enhances public spaces, or benefits Parks, Arts & Recreation initiatives. This
approach transforms foregone rental income into tangible community enrichment.
II. Staff Workload Impact: Event coordination requires support from MCC staff for
scheduling, setup, and communication with the Chamber. These impacts are considered
manageable within current staffing levels.
III. Comprehensive Plan Impact: The Monticello Chamber’s annual banquet at the
Monticello Community Center directly supports the vision outlined in the City’s 2040
Comprehensive Plan by activating a key public facility as a space for civic engagement
and community connection. The event fosters collaboration between the City and local
organizations, reinforcing the plan’s emphasis on partnerships that enhance social
capital and community pride. By waiving rental fees in exchange for in-kind
contributions or service projects, the City promotes equitable access to public spaces
while encouraging stewardship and reinvestment in shared amenities. This approach
aligns with the plan’s goals for placemaking, inclusive programming, and the strategic
use of community infrastructure to enrich the lives of Monticello residents.
STAFF RECOMMEDATION:
City staff recommend approval of both the special event permit for MCC gym use and the
temporary charitable gambling permit for the raffle.
SUPPORTING DATA
• Applications
1
CITY OF MONTICELLO
City Clerk
505 Walnut Street, Suite 1
Monticello, MN 55362
(763) 295-2711 info@MonticelloMN.gov
PROPERTY INFORMATION
Property Address
Property Legal Description
Property ID Number
PROPERTY OWNER INFORMATION
Owner Name
Owner Address
Owner Phone
Owner Email
APPLICANT INFORMATION
Applicant Name
Applicant Address
Applicant Phone
Applicant Email
Name of Event
Location/Address of Event
Dates & Times of Event
Complete Application Required
The review and consideration of an application submitted shall only occur if such application includes all
items that are required in support of the application and is deemed complete by the City Clerk’s Office.
Application Submission Schedule
Application, required information, and payment must be submitted no later than 30 working days prior to
desired approval date.
Application Information
Applicants shall note that in addition to a special event permits, any liquor license or permit, sign permits
and building permits for tents may also be required and are not included within the special event permit
application and approval.
Any requested use of City facilities, City staff resources, City equipment, and/or City property (including
rights of way) and/or any requested waiver of application fee or park rental fees requires review and
approval by the City Council. In addition, events which occur after 10 PM may requires review and
approval by the City Council as related to noise ordinances. Please provide clear information in the
application regarding these requests.
Application Checklist
Special Event Permit
2H (1)
2
APPLICANT
CHECK
APPLICATION SUBMITTAL REQUIREMENTS CITY CHECK-IN
A written narrative including:
1.A description of the proposed special event, how it will function
on the property, hours and dates of operation, and any other
information necessary to fully describe the request; and
2.An explanation of how the proposed special event will meet
each of the review criteria specified by code (on reverse), as well
as any additional criteria that may apply for the specific use.
3.Any requested use of City facilities, City staff resources, City
equipment and City property (including rights of way) and/or any
requested waiver of application fee or park rental fees requires
review and approval by the City Council
A site plan showing all information necessary to accurately depict how
the proposed use will function on the site. Information required on the
site plan shall include but not be limited to:
1.The location of all existing and proposed structures;
2.Driveways and parking areas;
3.Proposed storage spaces;
4.Natural features such as woodlands, wetlands, shorelines, etc;
5.Proposed number of parking spaces (if applicable).
If deemed necessary by the Community Development Department, a
survey may be required to be submitted with the application in
addition to a site plan.
Any event proposing to erect a temporary tent structure is required to
obtain a permit from the Monticello Department of Building and
Safety and Code Enforcement.
Certificate of insurance/liability coverage.
Electronic copies of all written narratives and plan sets required above.
Application fee:
$50
$25 – for non-profit/charitable organization
Special Event Review Process
•The City Clerk will review all applications.
•Applications determined to conform with the approval criteria outlined in Monticello Zoning Code
Section 2.4(L)(4)(a) and listed below shall be approved by the Community Development
Department with any conditions deemed necessary. A copy of the approved permit shall be
provided to the applicant which includes all conditions and comments.
•Applications not conforming with the approval criteria outlined in Section 2.4(L)(4)(a) shall be
denied by the Community Development Department.
•A notice of denial shall be provided to the applicant which includes all identified reasons for denial.
2H (2)
3
Special Event Temporary Use Permit Approval Criteria
Approval of a Special Event Permit shall only be granted once the City Clerk has determined the use shall:
•Not be detrimental to property or improvements in the surrounding area or to the public health,
safety, or general welfare;
•Be compatible with the principal uses taking place on the site;
•Not have substantial adverse effects or noise impacts on nearby residential neighborhoods;
•Not include permanent alterations to the site;
•Not maintain temporary signs associated with the use or structure after the activity ends;
•Not violate the applicable conditions of approval that apply to a site or use on the site;
•Not interfere with the normal operations of any permanent use located on the property; and
•Contain sufficient land area to allow the temporary use, structure, or special event to occur, as well
as adequate land to accommodate the parking and traffic movement associated with the
temporary use, without disturbing environmentally sensitive lands.
•Not create an unreasonable risk of significant:
1. Damage to public or private property, beyond normal wear and tear;
2. Injury to persons;
3. Public or private disturbances or nuisances;
4. Unsafe impediments or distractions to, or congestion of, vehicular or pedestrian travel;
5. Additional and impracticable or unduly burdensome police, fire, trash removal, maintenance,
or other public services demands; and
6. Other adverse effects upon the public health, safety, or welfare.
•The special event shall not be of such a nature, size, or duration that the particular location
requested cannot reasonably accommodate the event.
•The special event shall not conflict with another permitted special event at the same location in a
manner that will negatively impact the public health, welfare, or safety.
Special Event Temporary Use Permit Conditions of Approval
•In approving the Special Event Permit, the City Clerk’s Office is authorized to impose such
conditions upon the issuance of the permit as may be necessary to reduce or minimize any
potential adverse impacts upon other property in the area, as long as the condition relates to a
situation created or aggravated by the proposed special event. The Community Development
Department is authorized, where appropriate, to require:
1.Provision of temporary parking facilities, including vehicular access and egress.
2.Control of nuisance factors, such as but not limited to, the prevention of glare or direct
illumination of adjacent properties, noise, vibrations, smoke, dust, dirt, odors, gases, and
heat.
3.Regulation of temporary buildings, structures and facilities, including placement, height
and size, location of equipment and open spaces, including buffer areas and other yards.
4.Provision of sanitary and medical facilities.
5.Provision of solid waste collection and disposal.
6.Provision of security and safety measures.
7.Use of an alternative location or date for the proposed special event.
8.Modification or elimination of certain proposed activities.
9.Regulation of operating hours and days, including limitation of the duration of the special
event to a shorter time period than that requested or specified in this subsection.
10.Submission of a performance guarantee to ensure that any temporary facilities or
structures used for such proposed special event will be removed from the site within a
reasonable time following the event and that the property will be restored to its former
condition.
2H (3)
4
Duration of Permit
A temporary use permit for a special event authorized in accordance with this subsection shall be limited to
a maximum duration of 14 days per site per calendar year, unless otherwise specifically authorized by the
City Clerk.
Property Owner’s Statement
I am the fee title owner of the described property and I agree to this application. I certify that I am in compliance
with all ordinance requirements and conditions regarding other City approval that have been previously granted.
(Signature) (Date)
Applicant’s Statement
This application shall be processed in my name and I am the party whom the City should contact regarding the
application. I have completed all of the applicable filing requirements and I hereby acknowledge that I have read
and fully understand the applicable provisions of the City Ordinances and current policies related to this
application and that the documents and information I have submitted are true and correct.
(Signature) (Date)
CITY APPROVAL
(City Clerk Signature) (Date)
(Community Development or Building Dept Signature) (Date)
Special Event Permit Approved □Denied □
Approval is granted with the following conditions:
Internal review checklist (as applicable):
Public Works Routing Admin Parks Streets Director
Law Enforcement Notification
Building Department (Tents)
Monticello Community Center Room/Park Reservations
Post-Approval Routing/Requirements
Applicant
Public Works
Law Enforcement Notification
City Clerk
Monticello Community Center Room/Park Reservations
Liability Insurance Certificate Received
Surrounding Property Owner Notification Complete
2H (4)
2H (5)
2H (6)
2H (7)
2H (8)
2H (9)
City Council Agenda: 9/22/2025
1
2I. Consideration of setting the Truth-In-Taxation Public Hearing for December 8, 2025
Prepared by:
Finance Director
Meeting Date:
9/22/2025
☒ Consent Agenda Item
☐ Regular Agenda Item
Reviewed by:
N/A
Approved by:
City Administrator
ACTION REQUESTED
Motion to set the Truth-In-Taxation Public Hearing on December 8, 2025.
REFERENCE AND BACKGROUND
Cities with a population over 500 are required by state statute to hold a public hearing at which
the proposed budget and levy are discussed. The meeting must be held after November 24,
before December 28, and after 6:00 p.m. The public must be allowed to speak at the public
hearing. Based on these requirements, staff recommends holding the public hearing at the
regular City Council meeting on December 8, 2025. After the public hearing, the City Council
will need to adopt the final 2026 property tax levy and 2026 budget.
Council must set the truth-in-taxation (TNT) meeting prior to October 1. If not, the county
auditor will set a date within the same range of days allowed by law for cities. The county
auditor shall mail TNT notices to be delivered between November 10 and November 24.
I. Budget Impact: None.
II. Staff Workload Impact: None.
III. Comprehensive Plan Impact: None.
STAFF RECOMMENDED ACTION
City staff recommend setting the Truth-In-Taxation Public Hearing during the regular City
Council meeting on December 8, 2025.
SUPPORTING DATA
• None
City Council Agenda: 9/22/2025
1
2J. Consideration of approving the first amendment to Deephaven Development Contract
and Planned Unit Development for extension of completion of public improvements
and playground facilities, and to release Lot 2, Block 1, Deephaven 3 from the
Deephaven and Deephaven 3 Development Contracts
Prepared by:
Community Development Director
Meeting Date:
9/22/2025
☒Consent Agenda Item
☐Regular Agenda Item
Reviewed by:
Public Works Director/City Engineer,
Assistant City Engineer, Parks, Arts &
Recreation Director
Approved by:
City Administrator
ACTION REQUESTED
1.Motion to approve the First Amendment to Deephaven Development Contract and
Planned Unit Development for one year as related to completion of public
improvements and playground facilities, contingent on:
a.Release of City-owned Outlot C from any mortgage obligations and assignment
of deeds and financing statements for the parcel; and
b.Receipt of all required consents to the agreement, which shall be the
responsibility of the developer
2.Motion to approve the release of Lot 2, Block 1, Deephaven 3 from the Deephaven
Development Contract.
REFERENCE AND BACKGROUND
The City received a request from the developer to amend the Deephaven Development
Contract in order to extend the timeframe for completing the improvements as specified in the
original agreement.
The developer is requesting to extend the deadline for completing the required improvements
to Edmonson Avenue from October 1, 2025 to October 25, 2026. The Edmonson Avenue
improvements include construction of a half-street urban section along the full Deephaven
frontage. The Edmonson Avenue frontage lies along Lot 4, Block 1 of Deephaven 3 and Lot 1,
Block 1 of Deephaven as currently platted. The extension request also applies to the associated
pathway and sidewalk sections required by the contract.
City Council Agenda: 9/22/2025
2
As part of this amendment, a companion extension is included in the amendment document
that allows the City to retain the $20,000 escrow required by the contract for the purchase and
installation of a playground facility. The playground is planned to be located near the City-
owned Outlot C within the larger Pointes at Cedar public recreation area. The Parks &
Recreation Director obtained a quote for the cost of a playground structure appropriate for the
site. Additional improvements to the public recreation area at The Pointes at Cedar are
contingent upon grant applications to be submitted in 2026. Extending the escrow to October
2026 will allow that process to continue.
The City Attorney’s office has reviewed the request and prepared the amendment document.
As the original plat of Deephaven has since been replatted into additional lots and blocks
through the plats of Deephaven 2 and 3, consent to the development agreement contract is
required from the various owners and mortgagers of the affected parcels. The City Attorney’s
office also noted that title work for the Deephaven plat indicates that there is a mortgage and
other financing documents in place over Outlot C, which is owned by the City. These must be
released as a condition of the amendment as a warranty deed was provided by the developer
for this parcel.
In preparing the amendment, the City Attorney recommended that the City release any lots
within Deephaven that have satisfied the obligations of the original Deephaven contract. Lot 2,
Block 1 of Deephaven 3 has met development obligations under the original contract and the
subsequent Deephaven 3 contract and may be released from those contracts. However, that
parcel remains subject to the separate and development contract specific Lot 2, Block 1,
Deephaven 3, as securities relating to public improvements and landscaping must remain in
place until their performance period has been satisfied.
I. Budget Impact: Charges by City Attorney Campbell Knutson for review of release will be
coded to the developer of Deephaven’s legal fee escrow submitted with the plat.
II. Staff Workload Impact: Staff time in reviewing the plat and development contract
documents and public improvement history is estimated at four hours.
III. Comprehensive Plan Impact: The proposed action will not impact the responsibility of the
developer to the remaining applicable terms and conditions of the development contracts.
These terms and conditions support the overall development of the Deephaven area as a
“Commercial-Residential Flex” area, consistent with the Monticello 2040 Vision + Plan.
Continued commercial and residential uses and development are required to be consistent
with this designation and with the area’s zoning as Pointes at Cedar District.
City Council Agenda: 9/22/2025
3
STAFF RECOMMENDED ACTION
City staff recommend approval of the first amendment to development contract for
Deephaven, subject to the noted contingencies, and approval of the release for Lot 2, Block 1,
Deephaven 3.
SUPPORTING DATA
A. Aerial Site Image
B. Request for Amendment and Extension
C. First Amendment to Development Agreement
D. Release of Development Agreement – Lot 2, Block 1, Deephaven 3
E. Development Agreement, Deephaven
F. Plats of Deephaven 1-3
Legend
City Boundary
Parcels
September 16, 2025
m
Map Powered By Datafi
1 in = 295 Ft
Deephaven Area2J (1)
Angela Schumann
City of Monticello
Community Development Director
Date: 08/18/2025
Dear Ms. Schumann,
We wanted to provide you with an update regarding progress on the PUD for the Deephaven
Development located at 1255,1243, & 1237 Edmunson Ave, Monticello MN 55362. We have had several
meetings with owners, subcontractors, and adjacent Property owners. We are reviewing the PUD and
Developers Agreement and would like to request an extension as it relates to the following:
“The Developer will construct a pathway connection from Lot 1, Block 1 to Outlot A at the corner
of Cedar Street and Chelsea Road. The Developer shall construct the portion of pathway within Lot 1,
Block 1 to the edge of Lot 1, Block 1 with the development of the residential portion of the project.
Construction cost credit shall be applied for a 10’ bituminous pathway for this internal plat connection.
The Developer will receive construction cost credit for the full length to the plaza. The Developer shall
provide a Letter of Credit to secure the future construction of the pathway extension from Lot 1, Block 1
to the plaza area. The Developer shall complete the pathway from Lot 1, Block 1 to the plaza area no
later than October 1st, 2025. With the first phase plat of Deephaven, the Developer shall provide a
blanket easement for establishment of a future trail corridor and alignment from the edge of Lot 1, Block
1 to the plaza area. Land area credit is applicable to this extension for the portion beyond Lot 1, Block 1.
Maintenance of the pathway connection within Lot 1, Block 1 and the future connection through Outlot B
to the plaza will be the responsibility of the property owner(s).”
“The Developer will construct a trail along the west side of Edmonson Avenue. No credit is
applicable for this required right of way improvement. The Developer shall provide a Letter of Credit to
secure the future construction. The Developer shall complete the pathway no later than October 1st,
2025.”
“The Developer is required to reconstruct the west side of Edmonson Avenue to an urban section
along the plat edge. Timing and design specifications of these improvements will be at the City
Engineer’s discretion and evaluation of the traffic study. The Developer shall commence and the
improvement shall be substantially complete no later than October 1st, 2025. The Developer shall supply
a Letter of Credit to guarantee the improvement.”
We are formally requesting a twelve (12) month extension to October 1st, 2026. This will better line up
with the potential sale of the lot located between the Deephaven Office building and the Healing
2J (2)
Moments Counseling center. It will also be better to align with the improvements made by the Hotel
project as well as the Apartments to our South.
It is our intention to work with our vendors and subcontractors as well as the adjacent properties to
provide the best possible end product of our residents and the residents of Monticello.
Sincerely,
Josh Thieschafer
Director of Construction
Buchholz Properties
josh@buchprop.com
320-980-5600
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237255v4
(reserved for recording information)
FIRST AMENDMENT TO
DEVELOPMENT CONTRACT
AND PLANNED UNIT DEVELOPMENT
(Developer Installed Improvements)
DEEPHAVEN
(PC 2019-24)
THIS FIRST AMENDMENT TO DEVELOPMENT CONTRACT AND PLANNED UNIT
DEVELOPMENT agreement (“First Amendment”) is made as of ____________________, 2025, by and
between the CITY OF MONTICELLO, a Minnesota municipal corporation (“City”), DALE
BUCHHOLZ CONSTRUCTION, LLC, a North Dakota limited liability company (the “Developer”),
DEEPHAVEN DEVELOPMENT LLC, a Minnesota limited liability company (“Deephaven LLC”) and
VALLEY VIEW TOWNHOMES LLP, a Minnesota limited liability partnership (“Townhomes”).
RECITALS
A. The City and Developer previously entered into a Development Contract and Planned Unit
Development agreement dated January 13, 2020 and recorded July 8, 2020 as Wright County Document
No. A1432424 (“Development Contract”) for the development of the DEEPHAVEN plat. The plat of
DEEPHAVEN consisted of Lot 1, Block 1 and Outlots A, B and C, all in DEEPHAVEN.
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B. In part, the Development Contract required the construction of certain improvements,
including Edmonson Avenue Street improvements, sidewalk, a pathway, trail and playground facility
within the plat of DEEPHAVEN.
C. Portions of the property within the plat of DEEPHAVEN have been subsequently
replatted. The land within the plat of DEEPHAVEN now consists of: Lot 1, Block 1, and Outlots A and
C, DEEPHAVEN; Lot 1, Block 1, DEEPHAVEN 2, and Lots 1, , 3, and 4, Block 1, DEEPHAVEN 3, all
in Wright County, Minnesota, and one other real property, which has been released from the
Development Contract and is not affected by this First Amendment.
D. City is the fee owner of Outlot A and Outlot C, DEEPHAVEN.
E. Deephaven LLC and Townhomes are the fee owners of Lot 1, Block 1, DEEPHAVEN and
are also the fee owners of Lot 1, Block 1, DEEPHAVEN 3; each of which has executed a consent to this
First Amendment, attached hereto.
F. The fee owner of Lot 1, Block 1, DEEPHAVEN 2 is JHM Property L.L.C., a Minnesota
limited liability company, which has executed a consent to this First Amendment, as attached hereto.
G. The fee owner of Lots 3 and 4, Block 1, DEEPHAVEN 3 is Monticello Hospitality Group,
LLC, a Minnesota limited liability company, which has executed a consent to this First Amendment, as
attached hereto.
H. In connection with the DEEPHAVEN 2 plat, the City and Developer entered into a
Development Contract for Deephaven 2, dated July 12, 2021 and recorded August 9, 2021 as Wright
County Document No. A1479581 (“the Deephaven 2 Contract”). The Deephaven 2 Contract included
provisions for the construction of those pathway and trail segments, as required by the Development
Contract, located on or adjacent to the properties within DEEPHAVEN 2. This recital is provided for
context only; this First Amendment does not amend the Deephaven 2 Contract.
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237255v4
I. In connection with the DEEPHAVEN 3 plat, the City entered into a Development Contract
Deephaven 3 with Deephaven Development LLC, a Minnesota limited liability company and Valley View
Townhomes LLP, a Minnesota limited liability partnership, dated February 21, 2023 and recorded March
3, 2023 as Wright County Document No. A1523718 (“the Deephaven 3 Contract”). The Deephaven 3
Contract included provisions for the construction of those pathway and trail segments, as required by the
Development Contract, located on or adjacent to the properties within DEEPHAVEN 3. This recital is
provided for context only; this First Amendment does not amend the Deephaven 3 Contract.
J. The pathway and trail segments governed by the Deephaven 2 Contract and Deephaven 3
Contract have been completed, but certain other improvements required to be constructed under the
Development Contract remain uncompleted.
K. Developer and City wish to amend the Development Contract in order to extend certain
deadlines related to the installation of the uncompleted pathway, trail and playground facility
improvements.
NOW, THEREFORE, in consideration of the premises and the mutual obligations of the parties
hereto, the parties agree as follows:
1. Section 26, clause (ii) of the Development Contract, relating to the construction of a
pathway connecting Lot 1, Block 1, DEEPHAVEN to Outlot A, DEEPHAVEN is amended by deleting
the phrase “October 1st, 2025” and replacing the deleted language with “October 1, 2026.”
2. Section 26, clause (v) of the Development Contract, relating to the construction of a trail
along the west side of Edmonson Avenue, is amended by deleting the phrase “October 1st, 2025” and
replacing the deleted language with “October 1, 2026.”
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3. Section 26, clause (vi) of the Development Contract, relating to the installation of a play
facility, is amended by deleting the phrase “December 31, 2025” and replacing the deleted language with
“December 31, 2026.”
4. Section 28, paragraph F of the Development Contract, relating to the reconstruction of the
west side of Edmonson Avenue, is amended by deleting the phrase “October 1st, 2025” and replacing the
deleted language with “October 1, 2026.”
5. Except as expressly amended by this First Amendment, the terms and conditions of the
Development Contract remain in full force and effect. This Amendment shall be binding on the parties,
their respective heirs, successors and assigns and shall be recorded against the Property in the office of the
Wright County Recorder as promptly as possible after it has been executed by the parties.
6. Nothing in this First Amendment is intended to amend the provisions of the Deephaven 2
Contract or the Deephaven 3 Contract, each of which is referenced in the recitals above solely for
purposes of providing context to this First Amendment.
IN WITNESS WHEREOF, the parties have caused this Amendment to be executed this _____
day of ____________, 2025
Remainder of page intentionally left blank.
Signatures on the following pages.
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237255v4
City Signature Page
CITY OF MONTICELLO
By: ______________________________________
Lloyd Hilgart Mayor
(SEAL)
And _____________________________________
Rachel Leonard, City Administrator
STATE OF MINNESOTA )
( ss.
COUNTY OF WRIGHT )
The foregoing instrument was acknowledged before me this ________ day of ______________,
2025, by Lloyd Hilgart and by Rachel Leonard, respectively the Mayor and City Administrator of the
City of Monticello, a Minnesota municipal corporation, on behalf of the corporation and pursuant to the
authority granted by its City Council.
_________________________________________
Notary Public
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237255v4
Developer Signature Page
DEVELOPER:
DALE BUCHHOLZ CONSTRUCTION, LLC
By: __________________________________________
_________________________________ [print name]
Its: ______________________________ [title]
STATE OF ______________ )
( ss.
COUNTY OF ____________ )
The foregoing instrument was acknowledged before me this ________ day of ______________,
2025, by _______________________ the _____________________ of Dale Buchholz Construction,
LLC, a North Dakota limited liability company, on behalf of the entity.
______________________________________________
Notary Public
DRAFTED BY:
Campbell Knutson
Professional Association
Grand Oak Office Center I
860 Blue Gentian Road, #290
Eagan, Minnesota 55121
Telephone: (651) 452-5000
CAH
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237255v4
MORTGAGE HOLDER CONSENT
TO FIRST AMENDMENT TO
DEVELOPMENT CONTRACT AND PLANNED UNIT DEVELOPMENT
BANK FORWARD, which holds the following mortgages on real property, the development of
which is governed by the foregoing First Amendment to Development Contract and Planned Unit
Development:
• Mortgage dated December 11, 2019 and recorded December 12, 2019 with the Wright
County Recorder as document number A1413543, as modified by Wright County Recorder
document number A1499335. (as to Lot 1, Block 1 and Outlot C, DEEPHAVEN and Lot
1, Block 1, DEEPHAVEN 3)
• Construction Mortgage dated July 19, 2021 and recorded July 20, 2021 with the Wright
County Recorder as document number A1477264, as modified by Wright County Recorder
document number A1499336 (as to Lot 1, Block 1 and Outlot C, DEEPHAVEN)
• Mortgage dated February 11, 2022 and recorded February 22, 2022 with the Wright
County Recorder as document number A1499345 (as to Lot 1, Block 1 and Outlot C,
DEEPHAVEN)
• Construction Mortgage dated June 30, 2020 and recorded July 1, 2020 with the Wright
County Recorder as document number A1431672 as modified by Wright County Recorder
document number A146449 (as to Lot 1, Block 1, DEEPHAVEN 3).
hereby consents to the foregoing First Amendment to Development Contract and Planned Unit
Development and agrees that that the foregoing shall remain in full force and effect even if it forecloses
on any of its mortgages.
Dated this _____ day of ____________, 2025.
BANK FORWARD
By
_________________________ [print name]
Its President
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237255v4
STATE OF NORTH DAKOTA )
) ss.
COUNTY OF CASS
The foregoing instrument was acknowledged before me this _____ day of _________________,
2025, by ___________________________ the president of Bank Forward, a North Dakota corporation,
on behalf of the entity.
________________________________________
Notary Public
DRAFTED BY:
CAMPBELL, KNUTSON
Professional Association
Grand Oak Office Center I
860 Blue Gentian Road, Suite 290
Eagan, Minnesota 55121
Telephone: (651) 452-5000
CAH
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237255v4
FEE OWNER CONSENT
TO FIRST AMENDMENT TO
DEVELOPMENT CONTRACT AND PLANNED UNIT DEVELOPMENT
DEEPHAVEN DEVELOPMENT LLC, a Minnesota limited liability company, a fee owner of
Lot 1, Block 1, DEEPHAVEN and of Lot 1, Block 1, DEEPHAVEN 3, affirms and consents to the
provisions of the foregoing First Amendment to Development Contract and Planned Unit Development
and agrees to be bound by the provisions thereof as the same may apply to that property owned by it.
Dated this ______ day of _________________, 2025.
DEEPHAVEN DEVELOPMENT LLC,
a Minnesota limited liability company
By
Mark Buchholz, Its President
STATE OF NORTH DAKOTA )
(ss.
COUNTY OF CASS )
The foregoing instrument was acknowledged before me this _____ day of _______________,
2025, by Mark Buchholz, the President of Deephaven Development LLC, a Minnesota limited liability
company, on behalf of the entity.
____________________________________
Notary Public
DRAFTED BY:
CAMPBELL, KNUTSON
Professional Association
Grand Oak Office Center I
860 Blue Gentian Road, Suite 290
Eagan, Minnesota 55121
Telephone: (651) 452-5000
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237255v4
FEE OWNER CONSENT
TO FIRST AMENDMENT TO
DEVELOPMENT CONTRACT AND PLANNED UNIT DEVELOPMENT
VALLEY VIEW TOWNHOMES, LLP, a Minnesota limited liability partnership, a fee owner
of Lot 1, Block 1 , DEEPHAVEN and of Lot 1, Block 1, DEEPHAVEN 3, affirms and consents to the
provisions of the foregoing First Amendment to Development Contract and Planned Unit Development
and agrees to be bound by the provisions thereof as the same may apply to that property owned by it.
Dated this ______ day of _________________, 2025.
VALLEY VIEW TOWNHOMES, LLP,
a Minnesota limited liability partnership
By
Dale Buchholz, Its Partner
STATE OF NORTH DAKOTA )
(ss.
COUNTY OF CASS )
The foregoing instrument was acknowledged before me this _____ day of _______________,
2025, by Dale Buchholz, the Partner of Valley View Townhomes, LLP, a Minnesota limited liability
partnership, on behalf of the entity.
____________________________________
Notary Public
DRAFTED BY:
CAMPBELL, KNUTSON
Professional Association
Grand Oak Office Center I
860 Blue Gentian Road, Suite 290
Eagan, Minnesota 55121
Telephone: (651) 452-5000
CAH
2J (13)
237255v4
FEE OWNER CONSENT
TO FIRST AMENDMENT TO
DEVELOPMENT CONTRACT AND PLANNED UNIT DEVELOPMENT
JHM L.L.C., a Minnesota limited liability company, fee owner of Lot 1, Block 1, DEEPHAVEN
2, affirms and consents to the provisions of the foregoing First Amendment to Development Contract and
Planned Unit Development and agrees to be bound by the provisions thereof as the same may apply to
that property owned by it.
Dated this ______ day of _________________, 2025.
JHM L.L.C.,
a Minnesota limited liability company
By
Kathleen Rose-Penkala Massmann
STATE OF MINNESOTA )
(ss.
COUNTY OF )
The foregoing instrument was acknowledged before me this _____ day of _______________,
2025, by Kathleen Rose-Penkala Massmann, manager of JHM L.L.C., a Minnesota limited liability
company, on behalf of the entity.
____________________________________
Notary Public
DRAFTED BY:
CAMPBELL, KNUTSON
Grand Oak Office Center I
860 Blue Gentian Road, Suite 290
Eagan, Minnesota 55121
CAH
2J (14)
237255v4
FEE OWNER CONSENT
TO
DEVELOPMENT CONTRACT AND PLANNED UNIT DEVELOPMENT
MONTICELLO HOSPITALITY GROUP, LLC, a Minnesota limited liability company, a fee
owner of Lots 3 and 4, DEEPHAVEN 3, affirms and consents to the provisions of the foregoing First
Amendment to Development Contract and Planned Unit Development and agrees to be bound by the
provisions thereof as the same may apply to that property owned by it.
Dated this ______ day of _________________, 2025.
MONTICELLO HOSPITALITY GROUP, LLC,
a Minnesota limited liability company
By
Robert L. Thompson, Managing Member
By
Ted O. Christianson, Managing Member
STATE OF MINNESOTA )
(ss.
COUNTY OF DOUGLAS )
The foregoing instrument was acknowledged before me this _____ day of _______________,
2025, by Robert L. Thompson, a managing member of Monticello Hospitality Group, LLC, a
Minnesota limited liability company, on behalf of the entity.
____________________________________
Notary Public
STATE OF MINNESOTA )
(ss.
COUNTY OF DOUGLAS )
The foregoing instrument was acknowledged before me this _____ day of _______________,
2025, by Ted O. Christianson, a managing member of Monticello Hospitality Group, LLC, a
Minnesota limited liability company, on behalf of the entity.
DRAFTED BY: ____________________________________
CAMPBELL, KNUTSON Notary Public
Grand Oak Office Center I
860 Blue Gentian Road, Suite 290
Eagan, Minnesota 55121
Telephone: (651) 452-5000
CAH
2J (15)
237278v1
PARTIAL RELEASE
THIS PARTIAL RELEASE instrument is given by CITY OF MONTICELLO, a Minnesota
municipal corporation (“City”). The City hereby releases and discharges the following described
real property in the County of Wright, State of Minnesota:
Lot 2, Block 1, DEEPHAVEN 3
from all claims, obligations and liens of and under the following:
• that certain Development Contract and Planned Unit Development dated January
13, 2020 by and between City and Dale Buchholz Construction, LLC, a North
Dakota limited liability company and recorded July 8, 2020 as Document No.
A1432424 in the office of the Wright County Recorder (the “Deephaven
Development Contract”)
and
• that certain Development Contract Deephaven 3 dated February 21, 2023 by and
among the City, Deephaven Development LLC, a Minnesota limited liability
company and Valley View Townhomes LLP, a Minnesota limited liability
partnership,and recorded March 3, 2023 as Document No. A1523718 in the office
of the Wright County Recorder (the “Deephaven 3 Development Contract”).
This Partial Release does not waive applicable requirements under the zoning ordinance of the
City of Monticello or Planned Unit Development zoning for the above-described real property.
All other land encumbered by the Deephaven Development Contract and not specifically
released by this instrument shall remain encumbered by the Deephaven Development Contract.
All other land encumbered by the Deephaven 3 Development Contract and not specifically
released by this instrument shall remain encumbered by the Deephaven 3 Development Contract.
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237278v1
CITY OF MONTICELLO
By
Lloyd Hilgart, Mayor
By
Rachel Leonard, City Administrator
STATE OF MINNESOTA )
( ss.
COUNTY OF WRIGHT )
The foregoing instrument was acknowledged before me this ________ day of
______________, 2025, by Lloyd Hilgart and by Rachel Leonard, the Mayor and City
Administrator, respectively, of the City of Monticello, a Minnesota municipal corporation, on
behalf of the corporation and pursuant to the authority granted by its City Council.
_________________________________________
Notary Public
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Legend
City Boundary
Parcels
September 16, 2025
±
Map Powered By Datafi
1 in = 295 Ft
Deephaven Area
Angela Schumann
City of Monticello
Community Development Director
Date: 08/18/2025
Dear Ms. Schumann,
We wanted to provide you with an update regarding progress on the PUD for the Deephaven
Development located at 1255,1243, & 1237 Edmunson Ave, Monticello MN 55362. We have had several
meetings with owners, subcontractors, and adjacent Property owners. We are reviewing the PUD and
Developers Agreement and would like to request an extension as it relates to the following:
“The Developer will construct a pathway connection from Lot 1, Block 1 to Outlot A at the corner
of Cedar Street and Chelsea Road. The Developer shall construct the portion of pathway within Lot 1,
Block 1 to the edge of Lot 1, Block 1 with the development of the residential portion of the project.
Construction cost credit shall be applied for a 10’ bituminous pathway for this internal plat connection.
The Developer will receive construction cost credit for the full length to the plaza. The Developer shall
provide a Letter of Credit to secure the future construction of the pathway extension from Lot 1, Block 1
to the plaza area. The Developer shall complete the pathway from Lot 1, Block 1 to the plaza area no
later than October 1st, 2025. With the first phase plat of Deephaven, the Developer shall provide a
blanket easement for establishment of a future trail corridor and alignment from the edge of Lot 1, Block
1 to the plaza area. Land area credit is applicable to this extension for the portion beyond Lot 1, Block 1.
Maintenance of the pathway connection within Lot 1, Block 1 and the future connection through Outlot B
to the plaza will be the responsibility of the property owner(s).”
“The Developer will construct a trail along the west side of Edmonson Avenue. No credit is
applicable for this required right of way improvement. The Developer shall provide a Letter of Credit to
secure the future construction. The Developer shall complete the pathway no later than October 1st,
2025.”
“The Developer is required to reconstruct the west side of Edmonson Avenue to an urban section
along the plat edge. Timing and design specifications of these improvements will be at the City
Engineer’s discretion and evaluation of the traffic study. The Developer shall commence and the
improvement shall be substantially complete no later than October 1st, 2025. The Developer shall supply
a Letter of Credit to guarantee the improvement.”
We are formally requesting a twelve (12) month extension to October 1st, 2026. This will better line up
with the potential sale of the lot located between the Deephaven Office building and the Healing
Moments Counseling center. It will also be better to align with the improvements made by the Hotel
project as well as the Apartments to our South.
It is our intention to work with our vendors and subcontractors as well as the adjacent properties to
provide the best possible end product of our residents and the residents of Monticello.
Sincerely,
Josh Thieschafer
Director of Construction
Buchholz Properties
josh@buchprop.com
320-980-5600
237255v4
(reserved for recording information)
FIRST AMENDMENT TO
DEVELOPMENT CONTRACT
AND PLANNED UNIT DEVELOPMENT
(Developer Installed Improvements)
DEEPHAVEN
(PC 2019-24)
THIS FIRST AMENDMENT TO DEVELOPMENT CONTRACT AND PLANNED UNIT
DEVELOPMENT agreement (“First Amendment”) is made as of ____________________, 2025, by and
between the CITY OF MONTICELLO, a Minnesota municipal corporation (“City”), DALE
BUCHHOLZ CONSTRUCTION, LLC, a North Dakota limited liability company (the “Developer”),
DEEPHAVEN DEVELOPMENT LLC, a Minnesota limited liability company (“Deephaven LLC”) and
VALLEY VIEW TOWNHOMES LLP, a Minnesota limited liability partnership (“Townhomes”).
RECITALS
A. The City and Developer previously entered into a Development Contract and Planned Unit
Development agreement dated January 13, 2020 and recorded July 8, 2020 as Wright County Document
No. A1432424 (“Development Contract”) for the development of the DEEPHAVEN plat. The plat of
DEEPHAVEN consisted of Lot 1, Block 1 and Outlots A, B and C, all in DEEPHAVEN.
237255v4
B. In part, the Development Contract required the construction of certain improvements,
including Edmonson Avenue Street improvements, sidewalk, a pathway, trail and playground facility
within the plat of DEEPHAVEN.
C. Portions of the property within the plat of DEEPHAVEN have been subsequently
replatted. The land within the plat of DEEPHAVEN now consists of: Lot 1, Block 1, and Outlots A and
C, DEEPHAVEN; Lot 1, Block 1, DEEPHAVEN 2, and Lots 1, , 3, and 4, Block 1, DEEPHAVEN 3, all
in Wright County, Minnesota, and one other real property, which has been released from the
Development Contract and is not affected by this First Amendment.
D. City is the fee owner of Outlot A and Outlot C, DEEPHAVEN.
E. Deephaven LLC and Townhomes are the fee owners of Lot 1, Block 1, DEEPHAVEN and
are also the fee owners of Lot 1, Block 1, DEEPHAVEN 3; each of which has executed a consent to this
First Amendment, attached hereto.
F. The fee owner of Lot 1, Block 1, DEEPHAVEN 2 is JHM Property L.L.C., a Minnesota
limited liability company, which has executed a consent to this First Amendment, as attached hereto.
G. The fee owner of Lots 3 and 4, Block 1, DEEPHAVEN 3 is Monticello Hospitality Group,
LLC, a Minnesota limited liability company, which has executed a consent to this First Amendment, as
attached hereto.
H. In connection with the DEEPHAVEN 2 plat, the City and Developer entered into a
Development Contract for Deephaven 2, dated July 12, 2021 and recorded August 9, 2021 as Wright
County Document No. A1479581 (“the Deephaven 2 Contract”). The Deephaven 2 Contract included
provisions for the construction of those pathway and trail segments, as required by the Development
Contract, located on or adjacent to the properties within DEEPHAVEN 2. This recital is provided for
context only; this First Amendment does not amend the Deephaven 2 Contract.
237255v4
I. In connection with the DEEPHAVEN 3 plat, the City entered into a Development Contract
Deephaven 3 with Deephaven Development LLC, a Minnesota limited liability company and Valley View
Townhomes LLP, a Minnesota limited liability partnership, dated February 21, 2023 and recorded March
3, 2023 as Wright County Document No. A1523718 (“the Deephaven 3 Contract”). The Deephaven 3
Contract included provisions for the construction of those pathway and trail segments, as required by the
Development Contract, located on or adjacent to the properties within DEEPHAVEN 3. This recital is
provided for context only; this First Amendment does not amend the Deephaven 3 Contract.
J. The pathway and trail segments governed by the Deephaven 2 Contract and Deephaven 3
Contract have been completed, but certain other improvements required to be constructed under the
Development Contract remain uncompleted.
K. Developer and City wish to amend the Development Contract in order to extend certain
deadlines related to the installation of the uncompleted pathway, trail and playground facility
improvements.
NOW, THEREFORE, in consideration of the premises and the mutual obligations of the parties
hereto, the parties agree as follows:
1. Section 26, clause (ii) of the Development Contract, relating to the construction of a
pathway connecting Lot 1, Block 1, DEEPHAVEN to Outlot A, DEEPHAVEN is amended by deleting
the phrase “October 1st, 2025” and replacing the deleted language with “October 1, 2026.”
2. Section 26, clause (v) of the Development Contract, relating to the construction of a trail
along the west side of Edmonson Avenue, is amended by deleting the phrase “October 1st, 2025” and
replacing the deleted language with “October 1, 2026.”
237255v4
3. Section 26, clause (vi) of the Development Contract, relating to the installation of a play
facility, is amended by deleting the phrase “December 31, 2025” and replacing the deleted language with
“December 31, 2026.”
4. Section 28, paragraph F of the Development Contract, relating to the reconstruction of the
west side of Edmonson Avenue, is amended by deleting the phrase “October 1st, 2025” and replacing the
deleted language with “October 1, 2026.”
5. Except as expressly amended by this First Amendment, the terms and conditions of the
Development Contract remain in full force and effect. This Amendment shall be binding on the parties,
their respective heirs, successors and assigns and shall be recorded against the Property in the office of the
Wright County Recorder as promptly as possible after it has been executed by the parties.
6. Nothing in this First Amendment is intended to amend the provisions of the Deephaven 2
Contract or the Deephaven 3 Contract, each of which is referenced in the recitals above solely for
purposes of providing context to this First Amendment.
IN WITNESS WHEREOF, the parties have caused this Amendment to be executed this _____
day of ____________, 2025
Remainder of page intentionally left blank.
Signatures on the following pages.
237255v4
City Signature Page
CITY OF MONTICELLO
By: ______________________________________
Lloyd Hilgart Mayor
(SEAL)
And _____________________________________
Rachel Leonard, City Administrator
STATE OF MINNESOTA )
( ss.
COUNTY OF WRIGHT )
The foregoing instrument was acknowledged before me this ________ day of ______________,
2025, by Lloyd Hilgart and by Rachel Leonard, respectively the Mayor and City Administrator of the
City of Monticello, a Minnesota municipal corporation, on behalf of the corporation and pursuant to the
authority granted by its City Council.
_________________________________________
Notary Public
237255v4
Developer Signature Page
DEVELOPER:
DALE BUCHHOLZ CONSTRUCTION, LLC
By: __________________________________________
_________________________________ [print name]
Its: ______________________________ [title]
STATE OF ______________ )
( ss.
COUNTY OF ____________ )
The foregoing instrument was acknowledged before me this ________ day of ______________,
2025, by _______________________ the _____________________ of Dale Buchholz Construction,
LLC, a North Dakota limited liability company, on behalf of the entity.
______________________________________________
Notary Public
DRAFTED BY:
Campbell Knutson
Professional Association
Grand Oak Office Center I
860 Blue Gentian Road, #290
Eagan, Minnesota 55121
Telephone: (651) 452-5000
CAH
237255v4
MORTGAGE HOLDER CONSENT
TO FIRST AMENDMENT TO
DEVELOPMENT CONTRACT AND PLANNED UNIT DEVELOPMENT
BANK FORWARD, which holds the following mortgages on real property, the development of
which is governed by the foregoing First Amendment to Development Contract and Planned Unit
Development:
• Mortgage dated December 11, 2019 and recorded December 12, 2019 with the Wright
County Recorder as document number A1413543, as modified by Wright County Recorder
document number A1499335. (as to Lot 1, Block 1 and Outlot C, DEEPHAVEN and Lot
1, Block 1, DEEPHAVEN 3)
• Construction Mortgage dated July 19, 2021 and recorded July 20, 2021 with the Wright
County Recorder as document number A1477264, as modified by Wright County Recorder
document number A1499336 (as to Lot 1, Block 1 and Outlot C, DEEPHAVEN)
• Mortgage dated February 11, 2022 and recorded February 22, 2022 with the Wright
County Recorder as document number A1499345 (as to Lot 1, Block 1 and Outlot C,
DEEPHAVEN)
• Construction Mortgage dated June 30, 2020 and recorded July 1, 2020 with the Wright
County Recorder as document number A1431672 as modified by Wright County Recorder
document number A146449 (as to Lot 1, Block 1, DEEPHAVEN 3).
hereby consents to the foregoing First Amendment to Development Contract and Planned Unit
Development and agrees that that the foregoing shall remain in full force and effect even if it forecloses
on any of its mortgages.
Dated this _____ day of ____________, 2025.
BANK FORWARD
By
_________________________ [print name]
Its President
237255v4
STATE OF NORTH DAKOTA )
) ss.
COUNTY OF CASS
The foregoing instrument was acknowledged before me this _____ day of _________________,
2025, by ___________________________ the president of Bank Forward, a North Dakota corporation,
on behalf of the entity.
________________________________________
Notary Public
DRAFTED BY:
CAMPBELL, KNUTSON
Professional Association
Grand Oak Office Center I
860 Blue Gentian Road, Suite 290
Eagan, Minnesota 55121
Telephone: (651) 452-5000
CAH
237255v4
FEE OWNER CONSENT
TO FIRST AMENDMENT TO
DEVELOPMENT CONTRACT AND PLANNED UNIT DEVELOPMENT
DEEPHAVEN DEVELOPMENT LLC, a Minnesota limited liability company, a fee owner of
Lot 1, Block 1, DEEPHAVEN and of Lot 1, Block 1, DEEPHAVEN 3, affirms and consents to the
provisions of the foregoing First Amendment to Development Contract and Planned Unit Development
and agrees to be bound by the provisions thereof as the same may apply to that property owned by it.
Dated this ______ day of _________________, 2025.
DEEPHAVEN DEVELOPMENT LLC,
a Minnesota limited liability company
By
Mark Buchholz, Its President
STATE OF NORTH DAKOTA )
(ss.
COUNTY OF CASS )
The foregoing instrument was acknowledged before me this _____ day of _______________,
2025, by Mark Buchholz, the President of Deephaven Development LLC, a Minnesota limited liability
company, on behalf of the entity.
____________________________________
Notary Public
DRAFTED BY:
CAMPBELL, KNUTSON
Professional Association
Grand Oak Office Center I
860 Blue Gentian Road, Suite 290
Eagan, Minnesota 55121
Telephone: (651) 452-5000
237255v4
FEE OWNER CONSENT
TO FIRST AMENDMENT TO
DEVELOPMENT CONTRACT AND PLANNED UNIT DEVELOPMENT
VALLEY VIEW TOWNHOMES, LLP, a Minnesota limited liability partnership, a fee owner
of Lot 1, Block 1 , DEEPHAVEN and of Lot 1, Block 1, DEEPHAVEN 3, affirms and consents to the
provisions of the foregoing First Amendment to Development Contract and Planned Unit Development
and agrees to be bound by the provisions thereof as the same may apply to that property owned by it.
Dated this ______ day of _________________, 2025.
VALLEY VIEW TOWNHOMES, LLP,
a Minnesota limited liability partnership
By
Dale Buchholz, Its Partner
STATE OF NORTH DAKOTA )
(ss.
COUNTY OF CASS )
The foregoing instrument was acknowledged before me this _____ day of _______________,
2025, by Dale Buchholz, the Partner of Valley View Townhomes, LLP, a Minnesota limited liability
partnership, on behalf of the entity.
____________________________________
Notary Public
DRAFTED BY:
CAMPBELL, KNUTSON
Professional Association
Grand Oak Office Center I
860 Blue Gentian Road, Suite 290
Eagan, Minnesota 55121
Telephone: (651) 452-5000
CAH
237255v4
FEE OWNER CONSENT
TO FIRST AMENDMENT TO
DEVELOPMENT CONTRACT AND PLANNED UNIT DEVELOPMENT
JHM L.L.C., a Minnesota limited liability company, fee owner of Lot 1, Block 1, DEEPHAVEN
2, affirms and consents to the provisions of the foregoing First Amendment to Development Contract and
Planned Unit Development and agrees to be bound by the provisions thereof as the same may apply to
that property owned by it.
Dated this ______ day of _________________, 2025.
JHM L.L.C.,
a Minnesota limited liability company
By
Kathleen Rose-Penkala Massmann
STATE OF MINNESOTA )
(ss.
COUNTY OF )
The foregoing instrument was acknowledged before me this _____ day of _______________,
2025, by Kathleen Rose-Penkala Massmann, manager of JHM L.L.C., a Minnesota limited liability
company, on behalf of the entity.
____________________________________
Notary Public
DRAFTED BY:
CAMPBELL, KNUTSON
Grand Oak Office Center I
860 Blue Gentian Road, Suite 290
Eagan, Minnesota 55121
CAH
237255v4
FEE OWNER CONSENT
TO
DEVELOPMENT CONTRACT AND PLANNED UNIT DEVELOPMENT
MONTICELLO HOSPITALITY GROUP, LLC, a Minnesota limited liability company, a fee
owner of Lots 3 and 4, DEEPHAVEN 3, affirms and consents to the provisions of the foregoing First
Amendment to Development Contract and Planned Unit Development and agrees to be bound by the
provisions thereof as the same may apply to that property owned by it.
Dated this ______ day of _________________, 2025.
MONTICELLO HOSPITALITY GROUP, LLC,
a Minnesota limited liability company
By
Robert L. Thompson, Managing Member
By
Ted O. Christianson, Managing Member
STATE OF MINNESOTA )
(ss.
COUNTY OF DOUGLAS )
The foregoing instrument was acknowledged before me this _____ day of _______________,
2025, by Robert L. Thompson, a managing member of Monticello Hospitality Group, LLC, a
Minnesota limited liability company, on behalf of the entity.
____________________________________
Notary Public
STATE OF MINNESOTA )
(ss.
COUNTY OF DOUGLAS )
The foregoing instrument was acknowledged before me this _____ day of _______________,
2025, by Ted O. Christianson, a managing member of Monticello Hospitality Group, LLC, a
Minnesota limited liability company, on behalf of the entity.
DRAFTED BY: ____________________________________
CAMPBELL, KNUTSON Notary Public
Grand Oak Office Center I
860 Blue Gentian Road, Suite 290
Eagan, Minnesota 55121
Telephone: (651) 452-5000
CAH
237278v1
PARTIAL RELEASE
THIS PARTIAL RELEASE instrument is given by CITY OF MONTICELLO, a Minnesota
municipal corporation (“City”). The City hereby releases and discharges the following described
real property in the County of Wright, State of Minnesota:
Lot 2, Block 1, DEEPHAVEN 3
from all claims, obligations and liens of and under the following:
• that certain Development Contract and Planned Unit Development dated January
13, 2020 by and between City and Dale Buchholz Construction, LLC, a North
Dakota limited liability company and recorded July 8, 2020 as Document No.
A1432424 in the office of the Wright County Recorder (the “Deephaven
Development Contract”)
and
• that certain Development Contract Deephaven 3 dated February 21, 2023 by and
among the City, Deephaven Development LLC, a Minnesota limited liability
company and Valley View Townhomes LLP, a Minnesota limited liability
partnership,and recorded March 3, 2023 as Document No. A1523718 in the office
of the Wright County Recorder (the “Deephaven 3 Development Contract”).
This Partial Release does not waive applicable requirements under the zoning ordinance of the
City of Monticello or Planned Unit Development zoning for the above-described real property.
All other land encumbered by the Deephaven Development Contract and not specifically
released by this instrument shall remain encumbered by the Deephaven Development Contract.
All other land encumbered by the Deephaven 3 Development Contract and not specifically
released by this instrument shall remain encumbered by the Deephaven 3 Development Contract.
237278v1
CITY OF MONTICELLO
By
Lloyd Hilgart, Mayor
By
Rachel Leonard, City Administrator
STATE OF MINNESOTA )
( ss.
COUNTY OF WRIGHT )
The foregoing instrument was acknowledged before me this ________ day of
______________, 2025, by Lloyd Hilgart and by Rachel Leonard, the Mayor and City
Administrator, respectively, of the City of Monticello, a Minnesota municipal corporation, on
behalf of the corporation and pursuant to the authority granted by its City Council.
_________________________________________
Notary Public
City Council Agenda: 9/22/2025
1
2J. Consideration of approving the first amendment to Deephaven Development Contract
and Planned Unit Development for extension of completion of public improvements
and playground facilities, and to release Lot 2, Block 1, Deephaven 3 from the
Deephaven and Deephaven 3 Development Contracts
Prepared by:
Community Development Director
Meeting Date:
9/22/2025
☒ Consent Agenda Item
☐ Regular Agenda Item
Reviewed by:
Public Works Director/City Engineer,
Assistant City Engineer, Parks, Arts &
Recreation Director
Approved by:
City Administrator
ACTION REQUESTED
1. Motion to approve the First Amendment to Deephaven Development Contract and
Planned Unit Development for one year as related to completion of public
improvements and playground facilities, contingent on:
a. Release of City-owned Outlot C from any mortgage obligations and assignment
of deeds and financing statements for the parcel; and
b. Receipt of all required consents to the agreement, which shall be the
responsibility of the developer
2. Motion to approve the release of Lot 2, Block 1, Deephaven 3 from the Deephaven
Development Contract.
REFERENCE AND BACKGROUND
The City received a request from the developer to amend the Deephaven Development
Contract in order to extend the timeframe for completing the improvements as specified in the
original agreement.
The developer is requesting to extend the deadline for completing the required improvements
to Edmonson Avenue from October 1, 2025 to October 25, 2026. The Edmonson Avenue
improvements include construction of a half-street urban section along the full Deephaven
frontage. The Edmonson Avenue frontage lies along Lot 4, Block 1 of Deephaven 3 and Lot 1,
Block 1 of Deephaven as currently platted. The extension request also applies to the associated
pathway and sidewalk sections required by the contract.
City Council Agenda: 9/22/2025
2
As part of this amendment, a companion extension is included in the amendment document
that allows the City to retain the $20,000 escrow required by the contract for the purchase and
installation of a playground facility. The playground is planned to be located near the City-
owned Outlot C within the larger Pointes at Cedar public recreation area. The Parks &
Recreation Director obtained a quote for the cost of a playground structure appropriate for the
site. Additional improvements to the public recreation area at The Pointes at Cedar are
contingent upon grant applications to be submitted in 2026. Extending the escrow to October
2026 will allow that process to continue.
The City Attorney’s office has reviewed the request and prepared the amendment document.
As the original plat of Deephaven has since been replatted into additional lots and blocks
through the plats of Deephaven 2 and 3, consent to the development agreement contract is
required from the various owners and mortgagers of the affected parcels. The City Attorney’s
office also noted that title work for the Deephaven plat indicates that there is a mortgage and
other financing documents in place over Outlot C, which is owned by the City. These must be
released as a condition of the amendment as a warranty deed was provided by the developer
for this parcel.
In preparing the amendment, the City Attorney recommended that the City release any lots
within Deephaven that have satisfied the obligations of the original Deephaven contract. Lot 2,
Block 1 of Deephaven 3 has met development obligations under the original contract and the
subsequent Deephaven 3 contract and may be released from those contracts. However, that
parcel remains subject to the separate and development contract specific Lot 2, Block 1,
Deephaven 3, as securities relating to public improvements and landscaping must remain in
place until their performance period has been satisfied.
I. Budget Impact: Charges by City Attorney Campbell Knutson for review of release will be
coded to the developer of Deephaven’s legal fee escrow submitted with the plat.
II. Staff Workload Impact: Staff time in reviewing the plat and development contract
documents and public improvement history is estimated at four hours.
III. Comprehensive Plan Impact: The proposed action will not impact the responsibility of the
developer to the remaining applicable terms and conditions of the development contracts.
These terms and conditions support the overall development of the Deephaven area as a
“Commercial-Residential Flex” area, consistent with the Monticello 2040 Vision + Plan.
Continued commercial and residential uses and development are required to be consistent
with this designation and with the area’s zoning as Pointes at Cedar District.
City Council Agenda: 9/22/2025
3
STAFF RECOMMENDED ACTION
City staff recommend approval of the first amendment to development contract for
Deephaven, subject to the noted contingencies, and approval of the release for Lot 2, Block 1,
Deephaven 3.
SUPPORTING DATA
A. Aerial Site Image
B. Request for Amendment and Extension
C. First Amendment to Development Agreement
D. Release of Development Agreement – Lot 2, Block 1, Deephaven 3
E. Development Agreement, Deephaven
F. Plats of Deephaven 1-3
City Council Agenda: 9/22/2025
1
2K. Consideration to approve a Partial Release of River View Square Development for Lot
1, Block 2
Prepared by:
Community Development Director
Meeting Date:
9/22/2025
☒Consent Agenda Item
☐Regular Agenda Item
Reviewed by:
Public Works Director/City Engineer,
Assistant City Engineer
Approved by:
City Administrator
ACTION REQUESTED
Motion to approve a Partial Release of River View Square Development Contract for Lot 1, Block
2, River View Square.
REFERENCE AND BACKGROUND
The City received a request for a partial release from the River View Square Development
Contract for the parcel platted as Lot 1, Block 2, River View Square. The parcel is currently
owned by Monticello Senior Housing Owner LLC and operated as Willows Landing, a senior
living facility.
The current property owner is requesting release of the property in conjunction with the due
diligence period associated with the potential sale of the property.
Staff have reviewed the release and find it to be satisfactory. All contractual obligations related
to public improvements, including pathway connections, have been fulfilled. Requirements
pertaining to trunk utility payments and individual site improvements have also been met, as
the site is fully developed. The Conditional Use Permit and Site Performance Agreement specific
to the senior living project development remain in effect and are not impacted by this request.
All other obligations of the River View Square contract remain in place for the other lots within
the plat.
I.Budget Impact: Limited to minor charges by City Attorney Campbell Knutson for review
of release.
II.Staff Workload Impact: Staff time in reviewing the release documents and public
improvement history is estimated at two hours.
III.Comprehensive Plan Impact: Release of the development agreement allows the current
property owner to continue efforts to sell the property. The release does not impact
the Conditional Use Permit and Site Performance Agreement for the current use of the
City Council Agenda: 9/22/2025
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property. The residential use of the property is supported by the Monticello 2040 Vision
+ Plan’s Value Statement of providing “a range of attainable housing options in terms of
type, cost and location.”
STAFF RECOMMENDED ACTION
City staff recommends approval of the release of Lot 1, Block 2, River View Square from the
Development Contract.
SUPPORTING DATA
A. Aerial Site Image
B. Release of Development Agreement
C. Development Agreement, River View Square
D. Plat of River View Square
Legend
City Boundary
Parcels
September 16, 2025
Map Powered By Datafi
m
1 in = 369 Ft
Lot 1, Block 2, River View Square2K (1)
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PARTIAL RELEASE OF DEVELOPER’S AGREEMENT
River View Square
September ____, 2025
The City of Monticello, a Minnesota municipal corporation (the “City”), and MMC Land
Company, LLC (the “Developer”) entered into the Developer’s Agreement for River View Square
dated May 11, 1999, which was recorded on June 14, 1999 in the Office of the County Recorder
for Wright County, Minnesota as document number 681165.
One of the parcels of land the Developer’s Agreement encumbers is Lot 1, Block 2, River
View Square, Wright County, Minnesota.
Developer completed all work required under the Developer’s Agreement with respect to
Lot 1, Block 2, River View Square. Therefore, the City hereby releases that lot from the
Developer’s Agreement and agrees that the Developer’s Agreement is of no further force or effect
with respect to that lot.
Signature Page Follows
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Signature Page to
Release of Developer’s Agreement
River View Square
City of Monticello
By:
Lloyd Hilgart, its Mayor
and
By:
Rachel Leonard, City Administrator
Wright County, Minnesota
The foregoing instrument was acknowledged before me on September ___, 2025 by Lloyd
Hilgart and by Rachel Leonard, the Mayor and City Administrator of the City of Monticello, a
Minnesota municipal corporation, on behalf of the City of Monticello.
Drafted by:
Fabyanske, Westra, Hart & Thomson, P.A.
Suite 1900
80 South 8th Street
Minneapolis, MN 55402
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City Council Agenda: 9/22/2025
1
2L. Consideration of approving a request to amend the Conditional Use Permit for
Planned Unit Development for a Retail Use as a Principal Use in the B-4, Regional
Business District and Conditional Use Permit for Cross Access. Applicant: Josh Iaquinto
Prepared by:
Grittman Consulting, Stephen Grittman,
City Planner
Meeting Date:
9/22/2025
☒ Consent Agenda Item
☐ Regular Agenda Item
Reviewed by:
Community Development Director,
Assistant City Engineer, Community &
Economic Development Coordinator
Approved by:
City Administrator
ACTION REQUESTED
The Planning Commission unanimously recommends approval of the Amendment to the CUP
for Planned Unit Development.
Motion to approve a request to amend the Conditional Use Permit for Planned Unit
Development for a Retail Use as a Principal Use in the B-4, Regional Business District and
Conditional Use Permit for Cross Access, subject to the conditions in Exhibit Z and based on
findings in Resolution PC-2025-33.
REFERENCE AND BACKGROUND
Property: Legal Description: Lot 3, Block 1, Union Crossings Third
Addition
PID #: 155212001030
Planning Case Number: 2025-39
Request(s): Consideration of a Request for Amendment to the Conditional
Use Permit for Planned Unit Development for a Retail Use as a
Principal Use in the B-4, Regional Business District and Conditional
Use Permit for Cross Access.
Deadline for Decision: October 5, 2025 (60-day deadline)
December 4, 2025 (120-day deadline)
Land Use Designation: Regional Commercial
Zoning Designation: B-4: Regional Business
City Council Agenda: 9/22/2025
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Overlays/Environmental
Regulations Applicable: Freeway Bonus District
Current Site Uses: Vacant Land
Surrounding Land Uses:
North: Commercial
East: Vacant Land
South: Freeway
West: Commercial
Project Description: The applicant proposes to construct a new retail facility of
approximately 4,400 square feet on the site, including associated
parking, and utilizing the existing driveway access point to 7th
Street that is shared with the property to the west (the recently
approved Big Bore restaurant). The proposed site is a part of the
Union Crossings Planned Unit Development and requires
Conditional Use Permits for the amendment to that PUD, as well
as to utilize the cross-access driveway.
ANALYSIS:
The subject site is located north of Interstate 94, south of 7th Street and west of Highland Way.
The existing Planned Unit Development contains Home Depot, Target, an inline retail center, a
freestanding multi-tenant retail center and multiple pad sites. The subject site is located south
of the Home Depot building and adjoins the Big Bore restaurant (formerly McDonalds), which
lies to the west of the subject property.
Zoning. The subject site is zoned B-4, Regional Business. The purpose of the B-4 regional
business district is to provide for the establishment of commercial and service activities which
draw from and serve customers from the entire community or region. The site is further
covered by a Conditional Use Permit for Planned Unit Development, which controls the larger
Union Crossings commercial areas both to the north and south of 7th Street.
A small corner of the lot is impacted by the Mississippi River Wild and Scenic Overlay District;
however, the development is consistent with the previously approved Union Crossings PUD
under that zoning designation.
CUP/PUD. The Union Crossings Planned Unit Development allows for flexibility in performance
standards with the understanding that the development will be held to higher standards of site
and building design than would ordinarily be required. It is the applicant’s responsibility to
design the development with significant benefits and communicate those benefits to the City
for allowing a CUP/PUD. The original CUP/PUD included this site as a shared driveway with the
City Council Agenda: 9/22/2025
3
former McDonald’s restaurant. There are no proposed changes to the existing access drive,
other than connections for access to the subject property’s parking lot.
Access and Circulation. Access to the site is provided off 7th Street, in the northwest corner of
the site. The site includes an existing curb cut 40 feet in width. The proposed width
accommodates a right-turn lane and encroaches across the property line to the east. The access
aligns with the existing access on the north side of 7th Street, into the Home Depot property.
Internal drive aisles are proposed at a minimum width of 24 feet, with parking stall depths of 20
feet – consistent with the City’s zoning regulations.
The applicant’s site plan continues joint access arrangement with the property to the west.
Cross access agreements will require verification and updating with both adjoining properties.
Pedestrian Circulation. The applicant’s plans include the addition of pedestrian crossing
markings across the shared access point. The sidewalk along the south side of 7th Street is
proposed to terminate at this parcel, given the significant narrowing of available land to the
east. This crosswalk marking will support connection of the site to the existing 7th Street
crossing from this parcel and the adjoining Big Bore parcel. The applicant is required to
continue to maintain these markings as part of their approval.
An internal sidewalk connects the west parking area and the front of the building to the public
sidewalk area.
Parking. The parking requirement for retail spaces is one space per 200 square feet, excepting
non-productive spaces such as restrooms, mechanical rooms, etc. The site plan illustrates 42
spaces, more than double the minimum requirement for this building and use. The applicant
would be able to eliminate several of these spaces if desired and retain additional green space
on the site.
Landscaping. For commercial development, landscape planting is required at the rate of 10
caliper inches of trees per acre, and 2 shrubs per 10 perimeter feet of building. The subject
property is 1.1 acres is size, and the building has a perimeter length of 284 total linear feet.
These dimensions yield a planting requirement of 11 caliper inches of trees, and 56 shrubs. The
applicants provided a landscape plan showing tree and shrub plantings in the proposed planting
areas. Tree planting includes more than 30 caliper inches of trees overall, and proposed shrub
plantings total 35 shrubs and 37 perennial grasses and forbs. The City has accommodated
perennial plantings to supplement the minimum shrub planting numbers where appropriate,
particularly in PUD projects that are consistent with the general intent of the PUD zoning. Staff
supports the plans as consistent with the PUD and other approved planting plans in the district.
The applicant is required to submit a landscaping security per ordinance to guarantee
compliance with the plan.
City Council Agenda: 9/22/2025
4
Lighting. A photometric plan was submitted for the site, indicating the use of wall lighting on
the building, and no freestanding pole lighting. The zoning ordinance restricts any light, or
combination of lights, from casting glare onto public street in excess of 1 footcandle, when
measured at the centerline of the street. The photometric plan indicates readings that are at
0.0 footcandles along all property lines.
Signage. The site and building plans show wall signage only. The total maximum allowable sign
area for any wall shall be determined by taking 10 percent of the gross silhouette area of the
front of the building up to 100 square feet, whichever is less. For single or business structures,
the total maximum allowable signage on the property shall be 300 square feet. The applicant
has legal frontage on 7th Street and Interstate 94, making it eligible for wall signage on two
sides of the building.
The proposed wall signage is well within the allowances of the code in this respect.
Building Design. The applicant is proposing the primary use of E.I.F.S. on the exterior of the
building in two colors, with contrasting brick veneer piers and parapet coping on the upper
portion of the structure, which varies in height across the façade of the building. The plans also
show a connected trash enclosure on the east side of the building, covered with similar
materials. The location of the trash enclosure is inconspicuous and should blend into the site’s
development plan.
The proposed plans further include an outdoor patio on the west side of the building that will
be utilized by customers as a part of their patronage of the facility. No food service is planned
for this project.
Engineer’s Letter. The City Engineer will provide comment on site drainage and utilities
services.
I. Budget Impact: The applicant submits an escrow with their land use application that is
used to cover the costs of the application review, including staff and consulting time.
II. Staff Workload Impact: Staff time included Community Development and Engineering
review, estimated at 8 hours in total.
III. Comprehensive Plan Impact: The Monticello 2040 Vision + Plan states a goal for
“Successful Commercial Centers and Corridors” that “can adapt over time and provide a
place for shopping, services, civic activities, entertainment, and arts and culture.” This
development proposal supports the continued development and use of the regional
commercial area along 7th Street east.
PLANNING COMMISSION REVIEW AND RECOMMENDATION
The Planning Commission reviewed and held the hearing for the Conditional Use Permit
amendment during the regular meeting of September 2, 2025.
City Council Agenda: 9/22/2025
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No public was present to address the Commission on the request.
Noting the potential pathway of travel between sidewalks and the building and parking areas,
the Commission recommended a review of the internal pedestrian connections as part of final
site planning. Following discussion, the Commission recommended approval of the amendment
to CUP for PUD unanimously.
STAFF RECOMMENDED ACTION
City staff recommend approval of the amendment to the Union Crossing CUP/PUD for the MN
Sports Cards retail facility. This recommendation is based on the compliance of the site and
building plans with applicable PUD and zoning district requirements, and consistency with the
general Union Crossings Plan. This recommendation is subject to the conditions identified in
Exhibit Z of this report.
SUPPORTING DATA
A. Resolution PC-2025-33
B. Aerial Site Image
C. Applicant Narrative
D. Plans, Including:
a. Site Plan (Certificate of Survey)
b. Grading & Drainage
c. SSWP
d. Storm Sewer Plan
e. SWPPP
f. Existing Conditions & Removals Plan
g. Landscaping Plan
h. Floor Plan
i. Elevations
j. Photometrics
E. City Engineer’s Letter, dated August 22, 2025
F. Chief Building Official’s Letter, dated August 26, 2025
G. 2040 Vision + Plan Chapter 3 - Future Land Use Map
H. 2040 Vision + Plan Chapter 3 - Regional Commercial
Z. Conditions of Approval
EXHIBIT Z
City Council Agenda: 9/22/2025
6
Conditions of Approval
Amendment to Conditional Use Permit for PUD and Cross Parking
Lot 3, Block 1, Union Crossings 3rd Addition
1.Cross parking and access rights and agreements are verified between the subject
parcel and adjoining parcels, and the applicant further verifies commitment to
any future reasonable modifications as adjoining parcels develop or redevelop.
2.The applicant completes and maintains crosswalk markings connecting to the
public sidewalk and existing crosswalk system as shown in the site plan.
3.Site landscaping is completed as approved, with required maintenance securities
as specified in the Zoning Ordinance. This requirement is an ongoing
requirement of CUP and site plan approval. Materials that are removed or fail to
survive shall be replaced, regardless of landscape guarantees. A landscaping
security shall be provided as per ordinance.
4.Amend and execute as required any required cross-access and cross-parking
agreements required for the site and adjoining parcels.
5.Compliance with the terms of the City’s Engineering Staff letter dated August 22,
2025.
6.Compliance with the terms of the Chief Building Official’s letter dated August 26,
2025.
7.Comments and recommendations of other Staff and Planning Commission.
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Request for CUP for PUD Amdt
Legal: Lot 3, Blk 1, Union Crossings 3rd Addn. | PID: 155212001030
Created by: City of Monticello
236 ft
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City of Monticello
Conditional Use Permit Narrative
MN Sports Cards
The proposed building / business that will go on Lot 3, Block 1, Union Crossings Third
Addition is MN Sports Cards. MN Sports Cards is a retail store that sells sports cards. The
business is open Tuesday – Sunday, operating between 11am – 6pm. There are usually 6
employees working during business hours.
The CUP is for the cross-access agreement with the adjacent lot and an amendment to the
CUP for PUD for Union Crossings. The proposed site development is consistent with
planned land use and type of development. The project meets all applicable conditional
use criteria.
1. The conditional use will not substantially diminish or impair property values within the
immediate vicinity of the subject property; Correct
2. The conditional use will not be detrimental to the health, safety, morals, or welfare of
persons residing or working near the use; Correct
3. The conditional use will not impede the normal and orderly development of
surrounding property for permitted uses predominant in the area; Correct
4. The conditional use will not pose an undue burden on public utilities or roads, and
adequate sanitary facilities are provided; Correct
5. The conditional use can provide adequate parking and loading spaces, and all storage
on the site can be done in conformance with city code requirements; Correct
6. The conditional use will not result in any nuisance including but not limited to odor,
noise, or sight pollution; Correct
7. The conditional use will not unnecessarily impact natural features such as woodlands,
wetlands, and shorelines; and all erosion will be properly controlled; Correct
8. The conditional use will adhere to any applicable additional criteria outlined in
§§ 153.090 through 153.093 for the proposed use. Correct
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www.ci.monticello.mn.us
OFFICE: 763-295-2711 FAX: 763-295-4404
505 Walnut Street Suite 1 Monticello, MN 55362
August 22, 2025
Re: MN Sports Cards
The Engineering Department has reviewed the Civil Plans dated 7-31-25 and offers the following
comments:
General Comments
1. Show Emergency Overflow from low points to offsite and verify 1.5’ freeboard.
2. Remove note 25 from sheet C3.1
3. Coordinate with pedestrian ramp construction with adjacent property owner.
The City is not responsible for errors and omissions on the submitted plans. The owner, developer, and
engineer of record are fully responsible for changes or modifications required during construction to
meet the City’s standards.
Please have the applicant provide a written response addressing the comments above. Please contact
the Engineering Department with any questions.
Sincerely,
Ryan Melhouse
Assistant City Engineer
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August 26, 2025
Re: MN Sports Cards
General Comments
The City is not responsible for errors and omissions on the submitted plans. The Owner/
Developer, and Engineer of record are fully responsible for changes or modifications
required during construction to meet the City Standards and the applicable Minnesota
codes.
1. The City requires you to install a fire key box on the outside of your building. Please
contact the Department of Building Safety/Fire Inspector for these requirements.
2. The City requires address (XXXX) posted on 7th street East side of your building.
Please refer to the city code/ordinance for specific size.
3. Prior to excavation and construction, the permittee shall submit to the City of Monticello
through certificate of survey that the proposed construction follows all land use, zoning,
conditional use, or planned use as part of the building permit application. The certificate
of survey shall be signed by a registered Minnesota land surveyor.
These items are subject to approval of the Monticello Department of Building Safety. This is
a preliminary list of items that need to be addressed.
Sincerely,
Bob Ferguson
Chief Building Official/Zoning Administrator
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MONTICELLO 2040 VISION + PLAN 13
FUTURE LAND USE MAP
EXHIBIT 3.3
City of Monticello Boundary
Monticello Orderly Annexation Area (MOAA)
Parcels
Streets
Railroad
Water Bodies
Development Reserve (DR)
Open Space and Resource Conservation (OSRC)
City Parks and Recreation (PR)
Estate Residential (ER)
Low-Density Residential (LDR)
Traditional Residential (TR)
Mixed Neighborhood (MN)
Mixed-Density Residential (MDR)
Manufactured Home (MH)
Downtown Mixed-Use (DMU)
Community Commercial (CC)
Regional Commercial (RC)
Commercial and Residential Flex (CRF)
Employment Campus (EC)
Light Industrial Park (LIP)
General Industrial (GI)
Public and Institutional (P)
Xcel Monticello Nuclear Generating Plant (MNGP)
North
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LAND USE, GROWTH AND ORDERLY ANNEXATION 36
2018 Correlating
Zoning District
ZONING INFORMATION
2018 Correlating
Zoning District
B-3
Highway
Business District
B-4
Regional
Business District
LAND USE MIX
Commercial
• “Big Box” Stores
• Department Stores
• Hotels
• Restaurants
Recreational
• Plaza
• Public Space
REGIONAL COMMERCIAL (RC)
The Regional Commercial designation includes large-scale commercial uses serving a regional market, typically on large sites along the Interstate or major arterials roadways such
as State Highway 25. Retail uses within this category usually have large floor areas and high sales volumes and may be considered shopping “destinations” by consumers from the
region. Uses such as furniture and electronic stores, farm supply, home improvement stores, department stores, “big box” retailers, hotels and restaurants are included. Smaller
and more local-serving retail uses, and personal services are generally not appropriate but could be allowed if complementary to a regional use.
VISUAL EXAMPLE
LOT PATTERN DEVELOPMENT FORM
• Floor Area Ratio
(FAR)
0.30 to 0.50
• Height -
1-2 stories, 4 stories
for hotels or office
• Lot Area -
N/A
Primary Mode
Vehicular with
access to collectors
and arterials
Transit or
shuttle service
Secondary Mode
Shared bike/
pedestrian facilities
MOBILITY
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City Council Agenda: 9/22/2025
2M. Consideration of adopting Ordinance 858 amending Title XV, Chapter 153: Zoning,
Chapter § 153.091 Use-Specific Standards for sections related to the regulation of
Cannabis buffers and industrial cannabis businesses. Applicant: City of Monticello
Prepared by:
Community & Economic Development
Coordinator
Meeting Date:
9/22/2025
☒ Consent Agenda Item
☐ Regular Agenda Item
Reviewed by:
Community Development Director, City
Planner
Approved by:
City Administrator
ACTION REQUESTED
The Planning Commission unanimously recommends approval of the proposed ordinance
amendment.
Motion to adopt Ordinance 858 amending Title XV, Chapter 153: Zoning, Chapter §153.091 Use-
Specific Standards for sections related to the regulation of Cannabis buffers and industrial
cannabis businesses based on findings in said Resolution PC-2025-34.
PREVIOUS COUNCIL ACTION
November 25, 2024: Council adopted Ordinances 835 and 837 regulating cannabis-
related and lower-potency hemp edible uses
July 14, 2025: Council adopted Ordinances 852 and 853 regulating Cannabis and Lower-
Potency Hemp Edible land uses
REFERENCE AND BACKGROUND
Property: Legal Description: City of Monticello
Planning Case Number: 2025-41
Request(s): Amendment to the regulations for Cannabis buffers
Deadline for Decision: N/A
Land Use Designation: N/A
Zoning Designation: Multiple
Overlays/Environmental
Regulations Applicable: N/A
City Council Agenda: 9/22/2025
Current Site Uses: N/A
Surrounding Land Uses: N/A
Project Description: Consideration of amendments to the zoning ordinance related to
the regulation of cannabis-related business buffers and industrial
cannabis businesses subject to the conditions in Exhibit Z and
based on findings in said resolution.
ANALYSIS
The State of Minnesota has legalized recreational adult-use cannabis and a regulatory
framework for cannabis and lower-potency hemp products. Under Minnesota Statutes Chapter
342, the possession, use, manufacturing, and sale of certain cannabis products are now legal.
The law also created the Office of Cannabis Management (OCM), which is responsible for
regulating Minnesota’s cannabis and hemp consumer industry, including licensure.
On November 25, 2024, the City adopted the General Regulations applicable to all cannabis
uses. Since that time, the City has processed one amendment to the cannabis-related
ordinances, allowing accessory use for the sale of lower potency hemp edibles.
As staff have applied the ordinance, additional areas for refinement have been identified to
better align the City’s regulatory intent for cannabis-related businesses. Staff is now proposing
further amendments focused on buffer standards and reasonable location restrictions for
industrial cannabis-related business uses.
Buffer Requirements
The ordinance as adopted establishes the minimum buffers between cannabis businesses and
schools, parks, childcares, and residential treatment facilities. The City can be less restrictive
than the state in setting buffer distances, but not more so. The adopted buffers within the
ordinance fall within the parameters of state maximums as follows:
(10) No cannabis-related business use shall be located closer to any property
occupied by any of the following uses, measured as a horizontal distance from the
closest point of the property on which the cannabis business is located to the closest
point of the property occupied by:
a. School: 1,000 feet.
b. Day care: 500 feet from any day care facility that is located in a zoning
district where cannabis businesses are not allowed. This buffer shall not apply
to day care facilities that are located in a zoning district in which a cannabis
business is allowed.
c. Residential Treatment Facility: 500 feet.
City Council Agenda: 9/22/2025
d. Public Park: 500 feet from amenities regularly used by minors within a
public park. Public parks included shall be as identified in the City’s most
currently adopted Park System or Master Plan. This buffer shall not apply to
sidewalks or trails, or other public lands.
As staff have addressed inquiries about cannabis locations relative to the buffers, we have
noted that several buffers effectively extend over Interstate 94 on both the north and south
side as shown in Exhibit D. The proposed language amendment would limit the extent of the
buffer at its intersection with I-94. Staff believes that, even with this additional limitation, the
buffer distances for parks, childcares, schools and residential treatment centers would remain
adequate.
Preliminary review of impacted areas include East 7th Street parcels east of TH 25 (Item A),
Fallon Avenue and Chelsea Road (Item B), part of Union Crossings (1447 – 1571 East 7th) (Item
C), as well as sections of publicly-held land near East Broadway and I-94 (Item D).
Industrial Cannabis Business Location
Staff is also recommending a revision to the ordinance for Industrial Cannabis Businesses
located adjacent to residential properties. Under the current ordinance, industrial cannabis-
related businesses are prohibited in the I-2 (Heavy Industrial) District if the parcel abuts a
residential zoning district. Staff propose to apply the same standards to the I-1 (Light Industrial)
and I-2 Districts. The amended ordinance would prohibit the use of any I-1 parcel for cannabis-
related businesses if it borders a residential district, mirroring the current regulations for the I-2
district.
Exhibit E, parcel map, highlights the I-1 parcels in purple, and residential properties in green
and maroon shade. While the number of parcels currently affected is limited, as Monticello
continues to grow, additional industrial land may be acquired in the future alongside continued
residential development, with this change offering considerations and protections for future
development.
Staff consulted with the City Attorney’s office to determine whether a similar reasonable
restriction for location could be applied to limit retail cannabis-related businesses adjacent to
residential zoning districts.
The attorney confirmed the City has the authority to add that limit as well. However, the
ordinance amendments as proposed include only the limitation to properties in industrial
zoning districts adjacent to residential. Staff will defer to the City Council on whether they
would like to add the additional restriction as well.
City Council Agenda: 9/22/2025
Clerical Reference
In a review of the ordinance hierarchy, it appears that references to Section 153.091(C) as
detailed within the commercial and industrial use regulation sections are in error. The
reference is intended to refer to the "General regulations application to all uses” section,
153.091(A). The proposed amendment corrects this error.
I. Budget Impact: Costs for publication of the ordinance amendment and consulting
planner review will be covered by the Planning & Zoning department’s budget within
the General Fund.
II. Staff Workload Impact: Development Services staff have spent approximately 6 hours
preparing and issuing notices for the amendment.
III. Comprehensive Plan Impact: The Monticello 2040 Vision + Plan includes a specific value
of “A healthy community focused on the physical and mental health and wellness of its
residents.” The Plan also includes the theme of “Community Health,” which is woven
throughout the Plan and its implementation goals, policies and strategies. The adoption
of amendment of the ordinances is intended to be consistent with both the integration
of these uses into the community while balancing land use and enforcement impacts.
PLANNING COMMISSION REVIEW AND RECOMMENDATION
The Planning Commission reviewed and held the hearing for the proposed ordinance
amendment during the regular meeting of September 2, 2025.
No public was present to address the Commission on the request.
During discussion on the amendment, staff noted that the City Attorney had confirmed that the
City could institute regulations prohibiting cannabis-related businesses directly adjacent to
residentially zoned property. After a brief discussion on buffer requirements, the Commission
did not direct further amendments for consideration for that purpose.
The Commission recommended approval of the amendment as proposed unanimously.
STAFF RECOMMENDED ACTION
City staff recommend adopting the proposed cannabis zoning regulations relating to buffers
along the I-94 Interstate and Industrial Cannabis Businesses. The recommendation is based on
findings specified in the resolutions recommending approval, including the City’s authority to
consider zoning ordinances for the purpose of promoting the public health, safety, and general
welfare for the municipality.
It is fully recognized that as Minnesota’s cannabis law is implemented, further amendments to
address rulemaking by the Office of Cannabis Management and additional legislative action
may be needed.
City Council Agenda: 9/22/2025
SUPPORTING DATA
A. Resolution PC-2025-034
B. Ordinance 858
C. Official Zoning Map
D. Cannabis Buffers on Interstate-94
E. Residential/Industrial Map – Abutting Parcels
F. Adopted Cannabis Ordinances
ORDINANCE NO. 858
1
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
AN ORDINANCE AMENDING TITLE XV OF THE MONTICELLO CITY CODE,
CHAPTER 153: ZONING CHAPTER 153: ZONING PROVIDING FOR THE REGULATION OF
CANNABIS-RELATED BUSINESSES
THE CITY COUNCIL OF THE CITY OF MONTICELLO HEREBY ORDAINS:
Section 1. Section § 153.091(A) USE-SPECIFIC STANDARDS, General regulations applicable to all
uses, is hereby amended as follows:
(4) Cannabis-related businesses
(c) Any cannabis-related business or lower-potency hemp edible business licensed by
the State of Minnesota under Minn. Stat. 342 shall be subject to the
following requirements, in addition to any specific standards in this
section, and other reasonable regulations required as a condition of any
zoning permit issued for such uses.
10. Buffers. No cannabis-related business use shall be located
closer to any property occupied by any of the
following uses, unless the buffer is bisected by
Interstate 94, in which case the buffer
measurement shall not be extended on the
opposing side of the interstate. Buffers are
measured as a horizontal distance from the closest
point of the property on which the cannabis
business is located to the closest point of the
property occupied by:
a. School: 1,000 feet.
b. Daycare: 500 feet from any day care facility that
is located in a zoning district where cannabis
businesses are not allowed. This buffer shall not
apply to day care facilities that are located in a
zoning district in which a cannabis business is
allowed.
c. Residential treatment facility: 500 feet.
d. Public park: 500 feet from attractions within a
public park regularly used by minors. Public
parks included shall be as identified in the city's
most currently adopted park system or master
plan. This buffer shall not apply to sidewalks or
trails, or other public lands.
ORDINANCE NO. 858
2
Section 2. Section § 153.091(E) Regulations for commercial uses is hereby amended as follows:
(7) Cannabis Retail Business. Including Cannabis Retailer, Medical Cannabis Retailer,
Medical Cannabis Combination Business with Retail Location, Cannabis Microbusiness
Retail Location, and Cannabis Mezzobusiness Retail Location shall be subject to the
following standards:
(a) Cannabis Retailers as enumerated above shall comply with all of the requirements of
§ 153.091(C) (A).
Section 3. Section § 153.091(F) Regulations for industrial uses is hereby amended as follows:
(19) Industrial cannabis businesses. Including the following cannabis-related uses:
cultivator; manufacturer; wholesaler; transporter; testing facility; delivery service;
mezzobusiness; microbusiness; any such business that conducts these activities for
lower-potency hemp enterprises; any such business that conducts these activities for
medical cannabis enterprises; or any other cannabis-related business enterprise that is
not expressly and solely a retail business, shall be subject to the following standards:
(a) Industrial cannabis businesses shall comply with all of the requirements of
§ 153.091(C) (A).
(b) The entire site other than that taken up by a building, structure, or plantings
shall be paved.
(c) A drainage system subject to the approval of the Community Development
Department shall be installed.
(d) The lighting shall be accomplished in such a way as to have no direct source of
light visible from adjacent land in residential use or from the public right -of-way and
shall be in compliance with § 153.063.
(e) In an I-1 District, when abutting a residential use, the property shall be
screened with an opaque buffer (Table 4-2, Buffer Type "D") in accordance with
§ 153.060(G).
(f) In the I-1 and I-2 District, no parcel may be used for cannabis-related business
if such parcel abuts a residential district.
(g) All signing and informational or visual communication devices shall be
minimized and shall be in compliance with § 153.064.
(h) Provisions are made to control and reduce noise.
(i) Waste-handling equipment and processes shall be enclosed and indoors.
(j) No outside storage shall be allowed for any cannabis-related business. Parking
of delivery or transport vehicles shall occur only in designated spaces, and shall not be
considered outside storage.
(k) Cannabis cultivation uses as part of any industrial cannabis business shall be
subject to the following additional requirements:
1. Cannabis cultivators shall limit site and/or building lighting to ensure
that light at the property line is measured at 0.0 footcandles.
ORDINANCE NO. 858
3
2. All lighting shall be hooded, downcast, and not create glare to any
other property.
3. All buildings shall comply with the city's zoning and building
regulations, and be adaptable to other non -cultivation us
Section 4. The City Clerk is hereby directed to make the changes required by this Ordinance
as part of the Official Monticello City Code, Title XV, Zoning Ordinance, and to
renumber the tables and chapters accordingly as necessary to provide the
intended effect of this Ordinance. The City Clerk is further directed to make
necessary corrections to any internal citations that result from said renumbe ring
process, provided that such changes retain the purpose and intent of the Zoning
Ordinance as has been adopted.
Section 5. This Ordinance shall take effect and be in full force from and after its passage
and publication. The ordinance in its entirety and map shall be posted on the
City website after publication. Copies of the complete Ordinance and map are
available online and at Monticello City Hall for examination upon request.
ADOPTED BY the Monticello City Council this 22nd day of September, 2025.
__________________________________
Lloyd Hilgart, Mayor
ATTEST:
___________________________________
Jennifer Schreiber, City Clerk
AYES:
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City of Monticello
Official Zoning Map
:Legend
BASE ZONING DISTRICTS
PUD Districts
Residential Districts
-- Low Residential Densities
A-O
R-A
R-1
Business Districts
B-1
B-2
B-3
B-4
CCD*
-- Medium Residential Densities
T-N
R-2
R-PUD
-- High Residential Densities
R-3
R-4
M-H
Mills Fleet Farm
Red Rooster
Swan River
Monticello High School
01
02
03
04
05
06
07
08
Spaeth Industrial Park
Camping World
Affordable Storage
Autumn Ridge Villas
OTHER
Water
Industrial Districts
IBC
I-1
I-2
OVERLAY DISTRICTS
Shoreland District**
Special Use Overlay District
!
!!
!!
Freeway Bonus Sign District
09 Rivertown Suites
10 Monticello RV
11 Deephaven
12 Twin Pines
13 UMC
14 Edmonson Ridge
18 Monticello Lakes
17 Stony Brook Village
16 Storagelink Monticello
15 Nuss Truck and Equipment Addition
1 inch = 2,500 feet
0.2% Floodplain Boundary**
19 Hoglund Bus Park
20 Block 52
21 Country Club Manor 2nd Addition
22 Haven Ridge 2nd Addition
23 Great River Addition
Mississippi Wild, Scenic & Rec Overlay District**
*See CCD and Pointes at Cedar Sub-District Appendix Zoning Maps
**See Floodplain, Shoreland, and MWSRR Appendix Zoning Map
***Floodplain is established and effective per FIRM panels 27171C0155D, 27171C0160D, 27171C0160D,
27171C0170D, 27171C0190D
PCD*
1% Floodplain Boundary**
24 Big River Addition
25 Haven Ridge West
26 Cedar Street Storage
Adopted January 13th, 2025
CANNABIS BUFFERSRELATING TO I-94
A
B
Interstate 94 shown with
white dashed line
Interstate 94
shown with
white dashed
line
CANNABIS BUFFERS
CITY OF MONTICELLO
C
D
Interstate 94 shown with
white dashed line
Interstate 94 shown with
white dashed line
94
94
August 28, 2025
Map Powered By Datafi
m
1 in = 3,508 Ft
Residential/Industrial Map – Abutting Parcels
City Boundary
Zoning District - A-O: Agriculture/Open Space
Zoning District - R-A: Residential Amentities
Zoning District - R-1: Single Family Residential
Zoning District - T-N: Traditional Neighborhood Residence Area
Zoning District - R-2: Single Family and 2 Family Residential
Zoning District - R-PUD: Residential Planned Unit Development
Zoning District - R-3: Medium Density Residential
Zoning District - R-4: High Density Residential
Zoning District - M-H: Manufactured Home Park District
Zoning District - I-1: Light Industrial
Zoning District - I-2: Heavy Industrial
Gabler, Hilgart, Hinz, Martie and Murdoff
None
None
Ordinance No. 835: Exhibit A
Table 5-1C, Cannabis Business Uses
A-
O
R-A R-1 R-2 TN R-3 R-4 B-1 B-2 B-3 B-4 CCD PCD IBC I-1 I-2 Additional Requirements
Commercial Uses
Cannabis
Retailer
N N N N N N N N N P P N N N N N § 153.091(E)(7)
Cannabis Microbusiness -
Retail Location Only
N N N N N N N N N P/C* P/C* N N N N N § 153.091(E)(7)
*CUP required for on-
site consumption CUP
Cannabis Mezzobusiness –
Retail Location Only
N N N N N N N N N P P N N N N N § 153.091(E)(7)
Medical Cannabis Retailer N N N N N N N N N P P N N N N N § 153.091(E)(7)
Medical Cannabis
Combination Business –
Retail Location Only
P P § 153.091(E)(7)
Lower Potency Hemp Edible
Retailer
N N N N N N N N P P P N N N N N § 153.091(E)(7)
Temporary Cannabis Event N N N N N N N N N A A N N N N N § 153.093(E)(12)
§ 96.21 - § 96.25
Industrial Uses
Cannabis Cultivator N N N N N N N N N N N N N N C P §153.091(F)(7)
§ 153.091(F)(7)
Cannabis Manufacturer N N N N N N N N N N N N N N C P § 153.091(F)(7)
Cannabis Microbusiness N N N N N N N N N N N N N N C P § 153.091(F)(7)
Cannabis Mezzobusiness N N N N N N N N N N N N N N C P § 153.091(F)(7)
Cannabis Wholesaler N N N N N N N N N N N N N N C P § 153.091(F)(7)
Cannabis Transporter N N N N N N N N N N N N N N C P § 153.091(F)(7)
Cannabis Testing Facility N N N N N N N N N N N N N N C P § 153.091(F)(7)
Cannabis Delivery Service N N N N N N N N N C* C* N N N C P § 153.091(F)(7)
*Accessory only to
Licensed Cannabis or
Lower-Potency Hemp
Retail in B-3 or B-4
Medical Cannabis
Processor
N N N N N N N N N N N N N N C P § 153.091(F)(7)
Medical Cannabis
Combination Business
N N N N N N N N N N N N N N C P § 153.091(F)(7)
Lower Potency Hemp Edible
Manufacturer
N N N N N N N N N N N N N N C P § 153.091(F)(7)
N- Not Allowed P - Permitted C - Conditional I - Interim A - Administrative
Gabler, Hilgart, Hinz, Martie and Murdoff
None
None
Voting in Favor: Christianson, Gabler, Hilgart, Hinz, and Martie
Voting in Opposition: None
Voting in Favor: Christianson, Gabler, Hilgart, Hinz, and Martie
Voting in Opposition: None
City Council Agenda: 9/22/2025
1
2N. Consideration of approving a contract with Hakanson Anderson for engineering
services for the Monticello Public Library Site Improvements project in the amount of
$32,700
Prepared by:
Public Works Director/City Engineer
Meeting Date:
9/22/2025
☒ Consent Agenda Item
☐ Regular Agenda Item
Reviewed by:
Facilities Maintenance Manager,
Community Development Director,
Finance Director
Approved by:
City Administrator
ACTION REQUESTED
Motion to approve a contract with Hakanson Anderson for engineering services for the
Monticello Public Library Site Improvements project in the amount of $32,700.
REFERENCE AND BACKGROUND
The City received a Community Facility Projects Grant from the Minnesota Department of
Education for improvements to the Monticello Public Library. The $500,000 grant would fund
the following library improvements, with no local match anticipated:
• Upgrading the HVAC system controls
• Installing a fire monitoring system
• Completing site improvements, including ADA upgrades and parking lot rehabilitation
A request for proposals was issued for the site improvements, which are proposed to include
completing:
• A mill and overlay of the bituminous parking lot surface
• Spot repair of concrete curb, gutter, and sidewalk
• Replacement of all non-compliant ADA ramps and sidewalk
Three proposals were received for design and construction engineering services:
• WSB - $42,873
• Bolton and Menk, Inc. - $36,807
• Hakanson Anderson - $32,700
Design engineering is expected to be completed in 2025, with bidding anticipated for early 2026
and construction scheduled for completion later that year. Throughout the project the
contractor will coordinate with the Monticello Public Library to minimize construction impacts.
City Council Agenda: 9/22/2025
2
Coordination will also be required with the Parks and Recreation Department to address
potential impacts on the Monticello Farmers Market.
I. Budget Impact: The project isn’t included in the 2025 budget. However, the project
would be funded from grant funds received, so there is no impact to the fund balance in
the Capital Projects Fund.
II. Staff Workload Impact: Staff time scoping and reviewing construction bid documents is
anticipated to be approximately 20 hours.
III. Comprehensive Plan Impact: The Monticello 2040 Comprehensive Plan outlines several
chapters that directly support ADA upgrades and site improvements for the Monticello
Public Library. Chapter 4: Mobility and Connectivity emphasizes the importance of
accessible pedestrian infrastructure, including sidewalks and pathways that comply with
ADA standards, ensuring equitable access to public facilities like the library. Chapter 8:
Community Facilities and Infrastructure identifies the need for maintaining and
upgrading public buildings to meet modern accessibility standards, directly supporting
ADA improvements at the library. These chapters collectively guide the city’s
commitment to inclusivity and accessibility in public infrastructure through 2040.
STAFF RECOMMENDED ACTION
City staff recommend approving the contract with Hakanson Anderson.
SUPPORTING DATA
N/A
City Council Agenda: 9/22/2025
1
2O. Consideration of approving a contract with Huber Technology, Inc. for maintenance of
the screw press at the Wastewater Treatment Plant in the amount of $61,106.54
Prepared by:
Public Works Director/City Engineer
Meeting Date:
9/22/2025
☒ Consent Agenda Item
☐ Regular Agenda Item
Reviewed by:
Finance Director
Approved by:
City Administrator
ACTION REQUESTED
Motion to approve a contract with Huber Technology, Inc. for maintenance of the screw press
at the Wastewater Treatment Plant in the amount of $61,106.54.
REFERENCE AND BACKGROUND
In 2013, the City of Monticello transitioned away from land-applying sludge produced from the
wastewater treatment process and installed a sludge dewatering screw press.
Since installation, only routine maintenance has been completed, such as minor replacement of
small components. During this time, the screw press has logged approximately 9,000 hours of
operation, although the manufacturer recommends major maintenance, including replacement
of brushes and bearings, every 3,000 hours.
Staff propose to complete more comprehensive maintenance to preserve the life of the
equipment. To complete the work, Veolia will take the screw press offline and utilize an existing
650,000-gallon holding tank to store the sludge. The maintenance work is expected to take
approximately two weeks.
The scope of work includes disassembling and rebuilding of the screw press components.
Because of this, it is recommended to have the manufacturer, Huber Technology, perform the
work. The company provided a quote of $61,106.54. If authorized, the project is anticipated to
be completed in late 2025 or early 2026.
I. Budget Impact: The 2025 Sewer Fund Budget includes $332,000 for the replacement of
roofs at the wastewater treatment plant. Bids for these roofs came in under the estimate,
and it is proposed these funds be utilized for this project. However, if the rooftops required
the full budgeted amount, the Sewer Fund repair and maintenance budget has sufficient
funds to cover the costs associated with this project.
II. Staff Workload Impact: City and Veolia staff will be involved in project inspection and
contract administration. Staff time is estimated at approximately 20 hours for the project.
City Council Agenda: 9/22/2025
2
III. Comprehensive Plan Impact: Chapter 6: Public Utilities of the Monticello 2040
Comprehensive Plan emphasizes the importance of maintaining essential infrastructure to
ensure reliable service delivery and long-term operational efficiency. This project aligns
with the city's vision for sustainable infrastructure investment, as outlined in Chapter 10:
Implementation, which encourages maintenance to extend the life of public facilities and
support future growth.
STAFF RECOMMENDED ACTION
City staff recommend approving the contract with Huber Technologies, Inc. for maintenance of
the screw press for $61,106.54.
SUPPORTING DATA
• Quote
City Council Agenda: 9/22/2025
1
4A. Consideration of adopting Resolution 2025-59 approving the City of Monticello
Economic Development Authority special benefit levy of $504,000 and accepting the
preliminary 2026 EDA general fund budget of $590,000
Prepared by:
Finance Director
Meeting Date:
9/22/2025
☐Consent Agenda Item
☒Regular Agenda Item
Reviewed by:
Community Development Director
Approved by:
City Administrator
ACTION REQUESTED
Motion to adopt Resolution 2025-59 approving the City of Monticello Economic Development
Authority special benefit levy of $504,000 and accepting the preliminary 2026 EDA general fund
budget of $590,000.
REFERENCE AND BACKGROUND
On August 13, 2025, the Economic Development Authority (EDA) adopted its 2026 HRA tax levy
and preliminary general fund budget. The proposed 2026 HRA levy will be the eleventh year of
the special benefit levy. State law limits the HRA levy to 0.0185% of the City’s estimated market
value of taxable property within its jurisdiction, which is currently estimated at $2,727,750,300
for tax collection year 2026. The EDA recommended setting the levy consistent with the limit of
0.0185%. The proposed 2026 HRA levy is $504,000, an increase of $5,000 (1.0%) over the 2025
levy of $499,000. The City Council must approve or deny the HRA levy.
In addition to approving the special benefit levy, the City Council is asked to accept the EDA’s
preliminary 2026 general fund budget. The proposed budget of $590,000 is an increase of
$58,000 over the 2025 budget of $532,000 and represents a balanced budget. The preliminary
2026 budget includes recommendations from the recent classification and compensation study
and cost of labor adjustments for staff, along with continued support for redevelopment
activities in conjunction with ongoing workplan activities. Additional funding from interest
2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026
EDA (HRA) Levy $280,000 $280,000 $323,000 $348,000 $355,000 $366,300 $388,000 $402,000 $451,000 $499,000 $504,000
$0
$200
$400
$600
Th
o
u
s
a
n
d
s
EDA (HRA) Levy
City Council Agenda: 9/22/2025
2
earned on investments in the EDA Fund also supports the increase in general fund budget.
City staff and the EDA anticipate continued progress on the 2025-2027 work plan adopted by
the EDA on March 12, 2025. Key priorities include a focus on life-cycle housing, redevelopment
efforts on Block 34 and elsewhere downtown, marketing of City/EDA-owned downtown
properties, continuation of the Downtown Façade Improvement Program, and strategic land
acquisition to facilitate local development.
While the EDA has specific authorities granted by state statute, the City Council retains several
options to exercise oversite throughout the year. These include:
1. Filing of annual budget (required)
2. Joint meetings for purchase or sale of property
3. Presentation of annual Economic Development Activities report
4. Work Plan ratification (required)
5. Annual consideration for adoption of levy (required)
The levy information must be adopted and provided to Wright County by September 30, 2025.
The HRA levy is clearly identified on the tax statements as a separate levy. Final Council
adoption of the HRA levy, together with the City’s levy, will occur on December 8, 2025.
I. Budget Impact: Increases EDA tax levy revenue by $5,000 from $499,000 to $504,000.
II. Staff Workload Impact: None.
III. Comprehensive Plan Impact: None.
STAFF RECOMMENDED ACTION
City staff recommends adopting Resolution 2025-59 approving the City of Monticello Economic
Development Authority special benefit levy of $504,000 and accepting the preliminary 2026
EDA general fund budget of $590,000.
SUPPORTING DATA
A. Draft Resolution 2025-59
B. EDA Resolution 2025-7
C. Preliminary 2026 EDA General Fund Budget
D. EDA 2025-2027 Work Plan
4938-5478-6139.1
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
RESOLUTION NO. 2025-59
APPROVING A SPECIAL BENEFIT LEVY BY THE CITY OF MONTICELLO ECONOMIC DEVELOPMENT
AUTHORITY
WHEREAS, pursuant to Minnesota Statutes, Sections 469.090 to 469.1082, as amended, (the
“EDA Act”), the City of Monticello, Minnesota (the “City”) previously established the City of
Monticello Economic Development Authority (the “Authority”); and
WHEREAS, pursuant to the EDA Act, the Authority is authorized to exercise all powers and
duties of a housing and redevelopment authority under the provisions of Minnesota Statutes,
Sections 469.001 to 469.047 (the “HRA Act”); and
WHEREAS, Section 469.033, subd. 6, of the HRA Act permits the Authority to levy and collect
a special benefit tax of up to 0.0185 percent of taxable market value in the City, levied upon all
taxable real property within the City,
WHEREAS, the special benefit tax levy authorized by Section 469.033, subd. 6 of the HRA Act
is separate and distinct from the City’s levy and is not subject to levy limits; and
WHEREAS, the Authority has adopted a budget for fiscal year 2026 that provides for the levy
of a special benefits tax in the amount of 0.0185 percent of taxable market value in the City, to be
used for its redevelopment activities, and has submitted such budget to the City pursuant to
Minnesota Statutes, Section 469.033, Subdivision 6; and
WHEREAS, the Authority has adopted a resolution approving the levy of a special benefit tax
in the amount of 0.0185 percent of taxable market value in the City, subject to approval of such
special benefit tax by the City.
NOW, THEREFORE, BE IT RESOLVED by the City Council (the “City Council”) of the City of
Monticello as follows:
1. The City Council of the City hereby accepts the budget submitted by the Authority
for the fiscal year 2026.
2. The City Council of the City hereby approves the levy by the Authority of a special
benefit tax pursuant to Minnesota Statutes, Section 469.033, Subdivision 6, in an amount not to
exceed $504,000 with respect to taxes payable in calendar year 2026.
4A (1)
4938-5478-6139.1 2
Approved by the City Council of Monticello, Minnesota this 22nd day of September, 2025.
Mayor
ATTEST:
City Clerk
4A (2)
4A (3)
4A (4)
2023 2024 2025 2025 2026 %
Account Number Account Description ACTUAL ACTUAL BUDGET THRU 9/10 BUDGET CHANGE
213-00000-310110 CURRENT AD VALOREM TAXES 401,266$ 448,962$ 499,000$ 256,161$ 504,000$ 1.0%
213-00000-310210 DELINQUENT AD VALOREM TAXES 473 2,607 - 1,158 - ---
213-00000-310310 MANUFACTURED HOME TAX - - - - - ---
213-00000-319100 PENALTIES & INT - TAX 68 787 - 118 - ---
213-00000-334235 STATE GRANT 344,993 294,248 - 12,678 - ---
213-00000-362110 INTEREST EARNINGS - INVESTMENTS 206,517 159,232 27,000 - 75,000 177.8%
213-00000-362200 RENTAL OF CITY PROPERTY - - - 3,072 - ---
213-00000-362300 CONTRIBUTIONS 3,300 11,940 - (275) - ---
213-00000-362400 SALE OF PROPERTY - - - - - ---
213-00000-362900 OTHER MISCELLANEOUS REV - - - - - ---
213-00000-392000 OPERATING TRANSFERS IN 3,950 5,114 6,000 - 6,000 0.0%
213-41911-349655 ENGINEERING - BILLABLE PROJECTS 1,281 8,238 - - 5,000 ---
TOTAL EXPENDITURES 961,848$ 931,128$ 532,000$ 272,912$ 590,000$ 10.90%
2023 2024 2025 2025 2026 %
Account Number Account Description ACTUAL ACTUAL BUDGET THRU 9/10 BUDGET CHANGE
213-41911-431990 MISC PROFESSIONAL SERVICES 1,281$ 8,238$ -$ -$ 5,000$ ---
213-46301-410100 SALARIES, FULL TIME - REG 125,789 132,600 158,036 108,685 169,043 7.0%
213-46301-410200 SALARIES, FULL TIME - OT 903 630 500 716 500 0.0%
213-46301-410300 SALARIES, PART TIME - REG 12,005 5,021 7,200 2,636 7,197 0.0%
213-46301-411100 SEVERANCE PAY - 1,599 - - - ---
213-46301-411110 SEVERANCE BENEFITS - - 1,000 - 1,000 0.0%
213-46301-412100 PERA CONTRIBUTIONS 9,411 9,828 11,890 8,206 13,256 11.5%
213-46301-412200 FICA CONTRIBUTIONS 10,189 10,399 12,679 8,393 13,521 6.6%
213-46301-413100 HEALTH/DENTAL/LIFE INSURAN 19,646 15,101 33,715 14,433 35,063 4.0%
213-46301-413250 HSA CONTRIBUTIONS 5,722 4,259 - 3,675 - ---
213-46301-413300 LIFE INSURANCE CONTRIBUTIONS 120 123 - 109 - ---
213-46301-413400 DISABILITY INS CONTRIBUTIONS 735 718 - 602 778 ---
213-46301-415100 WORKERS COMP INSURANCE 2,268 2,467 3,442 2,245 3,724 8.2%
213-46301-421990 GENERAL OPERATING SUPPLIES 35 - 500 106 550 10.0%
213-46301-430300 PROF SRV - ENGINEERING FEE - - 5,000 - 5,000 0.0%
213-46301-430400 PROF SRV - LEGAL FEES 21,780 32,933 22,500 11,113 23,800 5.8%
213-46301-431990 MISC PROFESSIONAL SERVICES 134,078 22,228 54,000 29,652 54,500 0.9%
213-46301-431991 MISC PROFESSIONAL SERVICES - PROPERTY MGMT 2,566 2,566 4,300 1,711 4,650 8.1%
213-46301-431993 MISC PROFESSIONAL SERVICES - ECON DEV SVCS 19,777 22,851 19,000 - 16,000 -15.8%
213-46301-432100 TELEPHONE STIPEND 780 780 780 380 780 0.0%
213-46301-432150 IT SERVICES 3,473 3,353 3,456 2,592 3,551 2.7%
213-46301-432200 MAIL & DELIVERY SERVICES 462 147 300 23 480 60.0%
213-46301-433100 TRAVEL/TRAINING EXPENSE 5,120 1,182 3,750 3,757 4,800 28.0%
213-46301-434990 ADVERTISING & MARKETING 5,000 18,351 47,000 5,850 51,200 8.9%
213-46301-435100 LEGAL NOTICE PUBLICATION 398 1,477 650 187 850 30.8%
213-46301-436100 INSURANCE - LIABILITY/PROPERTY/VEHICLE 3,395 4,259 2,350 2,801 3,432 46.0%
213-46301-437100 PROPERTY TAXES - 58,658 2,250 3,573 3,000 33.3%
213-46301-438100 UTILITIES - GAS/ELECTRICITY 10 1,653 100 2,084 1,750 1650.0%
213-46301-438200 WATER/SEWER 78 1,009 150 512 1,200 700.0%
213-46301-440100 REPAIR & MTC - BLDG & SYSTEMS - - - - 150 ---
213-46301-440200 REPAIR & MTC - FACILITIES MAINTENANCE 1,512 1,119 650 488 199 -69.4%
213-46301-443300 DUES, MEMBERSHIP & SUBSCRIP 6,796 7,416 11,000 6,999 12,750 15.9%
213-46301-461500 REDEVELOPMENT ACTIVITIES 4,500 6,578 124,602 - 150,776 21.0%
213-46301-443990 MISCELLANEOUS OTHER EXP 603,370 867,884 1,200 116,803 1,500 25.0%
213-46301-472030 OPERATING TRANSFER OUT - - - - - ---
213-46601-443990 MISCELLANEOUS OTHER EXP - - - - - ---
TOTAL EXPENDITURES 1,001,199$ 1,245,427$ 532,000$ 338,331$ 590,000$ 10.9%
EDA GENERAL FUND DRAFT 2026 EXPENDITURES BUDGET
EDA GENERAL FUND DRAFT 2026 REVENUES BUDGET
4A (5)
1 | P a g e
MONTICELLO ECONOMIC DEVELOPMENT AUTHORITY
2025-2027 ECONOMIC DEVELOPMENT WORK PLAN
EDA Purpose:
The EDA is charged with coordinating and administering the City of Monticello’s economic
development and redevelopment plans and programs. The EDA is also responsible for housing
and housing redevelopment.
EDA Work Plan Mission Statement:
The EDA’s work plan is adopted in support of achieving the goals of the Monticello 2040 +
Comprehensive Plan. The EDA will be proactive by developing and undertaking actions for
achievement of the Comprehensive Plan’s Economic Development goals and will be reactive in
responding to economic development opportunities as they arise in the most timely and effective
manner possible. The EDA shall utilize the Economic Development Implementation Chart
contained in the Comprehensive Plan as a guiding document creating its 2022-2024 Work Plan.
Comprehensive Plan Goals:
1. Business Attraction and Retention
2. Tax Base Expansion
3. Downtown Vitality
4. Redevelopment and Reinvestment
5. Life Cycle Housing
6. Workforce Development
7. Promotion and Partnerships
8. Opportunity Focus Areas
4A (6)
2 | P a g e
GOAL #1: BUSINESS ATTRACTION AND RETENTION
Policy 1.1. Business and Employment Retention
Strategies:
1. Maintain a strong Business Retention and Expansion (BR&E) program to monitor
opportunities for continued growth and expansion of businesses as well as the continued
relationship development between the City and existing businesses.
2. Identify and support companies that are expanding and adding employees.
3. Identify and promote programs that assist existing companies in expansion and creation
of new jobs.
4. Assist and support companies in accessing business assistance programs including
financing and educational programs.
5. Bring Businesses and Educations Organizations together to create training programs to
foster new living wage opportunities.
Policy 1.2: Local Business Support
Strategies:
1. Facilitate relationships with existing businesses on the expansion, redevelopment and
improvement of their buildings and facilities.
2. Utilize façade rehabilitation programs, small business loans, grants and other tools to
encourage property reinvestment and support local businesses.
3. Foster partnerships and maintain networking relationships through BR&E (business
retention and expansion) visits and business feedback roundtable meetings with the goal
of sharing information and maintaining communication in support of existing businesses.
GOAL #2: TAX BASE EXPANSION
Policy 2.1: Diversify economic sectors to broaden the base of available living wage
employment in the community.
Strategies
1. Capitalize on the proximity to the I-94 regional transportation facilities, available land
and educated and skilled workforce to create opportunities for job growth.
2. Inventory existing industry clusters by attracting similar and complementary businesses.
3. Work with existing business clusters to expand the attraction of supply chain companies.
4. Recognize changing land use patterns for industrial parks, and other or alternative uses
such as co-working spaces.
4A (7)
3 | P a g e
Policy 2.2: Maintain a business development and job creation toolbox to assist
existing and future businesses.
Strategies:
1. Identify and communicate new or innovative state and federal programs or grants which
could be leveraged to support business development.
2. Proactively support small business start-up efforts through programs, collaborative efforts
and various tools available for small businesses.
Policy 2.3. Work collaboratively with partners to foster the attraction of new
businesses.
Strategies:
1. Continue to support the IEDC interactions within the Wright County Workforce
Pathways efforts in addressing workforce needs and training.
2. Consider IEDC recommendations and be prepared to be a partner in potential solutions
based on WCWFP findings.
3. Partner with Wright County EDA on infrastructure and development project funding as
warranted.
GOAL #3: DOWNTOWN VITALITY
Policy 3.1: Implement the recommendations of the Downtown Small Area Plan.
Strategies:
1. Support and advocate for improvements to the downtown area as envisioned in the Small
Area Plan and Walnut Street Corridor Plan.
2. Develop and support the appropriate policies, programs, and incentives that enable the type
of development described in the Plan.
3. Continue to build a funding base for use in property acquisition and redevelopment efforts in
targeted areas.
4. Implement a façade improvement program for desired revitalization areas.
5. Continue to meet with downtown property owners with the goal of relationship building in
informal group settings (Downtown Rounds) or individually and to understand their concerns
with traffic, parking, land use and possible reinvestment in their property as well as
willingness to sell, partner, desired price, etc.
6. Encourage continued incorporation of arts as an economic development tool for Downtown
Monticello and the community at large.
7. Support opportunities for park and pathway development as consistent with the Downtown
Small Area Plan.
8. Encourage the redesign of the pathway connection under the MN-TH #25 bridge to
incorporate safety elements and improved lighting.
9. Ensure that greenway and pedestrian/cycle connections are considered within the downtown
and from the downtown to other areas within the community.
10. Support park improvements in the downtown area.
4A (8)
4 | P a g e
GOAL #4: REDEVELOPMENT & REINVESTMENT
Policy 4.1: Redevelopment: Continue to support redevelopment efforts for publicly
owned properties in Block 52, Block 34 and other EDA owned sites.
Strategies:
1. Remain open to and analyze strategic opportunities for redevelopment throughout the
community.
2. Proactively market Block 34, the Cedar/Broadway site, 4th Street site, West River Street
parcel and the West 7th Street land tract to the commercial and residential development
community towards a goal of attaining the highest and best use.
3. Engage with developers in an effort to identify an appropriate scale of redevelopment in
Block 34 and support such efforts through the use of available economic development tools.
GOAL #5: LIFE-CYCLE HOUSING
Policy 5.1: Actively promote and seek opportunities for the development of a wide
variety of housing types, styles and price points as a mechanism to support and
attract employment.
Strategies:
1. Develop revised policy statements for housing which address the identified 2023 Housing
Study needs.
2. Continue to market workforce housing development on EDA owned land or at suitable sites
in the City, including the Downtown.
3. Support efforts by private and non-profit entities to develop affordable housing projects
utilizing state and federal programs.
4. Examine the use and application of available housing TIF dollars per the 2016 TIF
Management Plan and the Direct Housing Aide funding as well as the adopted Policy
Statements for Available TIF Funds.
5. Continue to periodically examine housing stock for aging or blighted properties and research
development of programs for redevelopment and/or revitalization of existing housing.
6. Market the availability of incentives/subsidies available for development of housing.
GOAL #6: WORKFORCE DEVELOPMENT
Policy 6.1. Diversified and Skilled Workforce
Strategies:
1. Support interactions with local organizations to address workforce needs and training.
2. Partner with Wright County Workforce Pathways (WCWFP) on solutions for workforce
needs and training.
4A (9)
5 | P a g e
3. Promote Central Minnesota Jobs and Training Services as an option to Community
College or university for students seeking alternative careers in the trades, manufacturing,
and similar sectors.
4. Support the development of a plan to market living wage employment opportunities
aimed at the local commuter workforce
GOAL #7: PROMOTION & PARTNERSHIPS
Policy 7.1: Create and maintain a comprehensive Marketing & Communication
Strategy for priority sectors and locations.
Strategies:
1. Identify community partners that can be regularly engaged and advised on economic
development activities and events.
2. Engage with partners in the development and implementation of strategic marketing plans,
including creation of an overall economic development brand, for various focus audiences
and sectors of development; residential, commercial and industrial and redevelopment.
3. Incorporate the marketing of EDA incentive programs in a more proactive manner, both
within the community and beyond,
a. Present existing and new incentive programs to smaller community groups, local
banks, realtors, and local businesses either in an informal group session or a formal
roundtable format.
b. Develop and communicate a “complete” development package program which
provides support and assistance to prospects and developers from inquiry to
construction.
c. Measure the effectiveness of the marketing efforts to guide adjustments as needed.
4. Market industrial development at the Monticello Business Center (Otter Creek Business
Park) to a broad variety of prospects as guided by the Comprehensive Plan.
a. Focus on prospects which serve or rely on the St. Cloud and Twin Cities markets.
b. Focus on supply chain prospects.
5. In collaboration with the IEDC, communicate with current business and industry in support
of Business Retention & Expansion.
a. Engage in informal business and industry small group meetings and explore
potential format of helpful formal round tables meetings.
b. Work with the Monticello Times to do a business spotlight or profile article two
times per year.
c. Leverage the networks of existing commercial and industrial entities currently doing
business in and around Monticello.
Policy 7.2: Engage as a partner in local and regional planning and development
opportunities.
Strategies:
1. Monitor the regional planning efforts of the Central Mississippi River Regional Planning
Partnership (CMRRPP) and engage with feedback as requested.
4A (10)
6 | P a g e
2. Consider funding and/or completing studies that provide policy and strategy framework for
desired land uses/or projects in the downtown and for other programs.
3. Monitor commuter rail development in and around the Twin Cities metro region for potential
benefits and opportunities to serve Monticello.
GOAL #8. OPPORTUNITY FOCUS AREAS
Policy 8.1: Opportunity Focus Areas
1. Maintain open lines of communication with property and business owners to understand
their long-term development objectives.
2. Consider strategies, loans, grants and other financing methods to boost reinvestment and
improvements.
3. Encourage public infrastructure investment in these areas in an effort to support private
investment.
4. Focus on additional outreach with the downtown businesses with a goal of further
enhancing and supporting a dynamic vibrant core downtown area.
Policy 8.2: Support community quality-of-life initiatives which act as economic
development tools.
Strategies:
1. Encourage and support coordinated planning and development of parks, trails in or near
business districts.
2. Increase the visibility of the intersection of all amenities including parks and trails with the
economic hubs of the city.
3. Support the development of Bertram Chain of Lakes Regional Park, including community
Connections.
Appendix: Monticello 2040 Vision + Plan, Economic Development and Implementation
4A (11)
City Council Agenda: 9/22/2025
1
4B. Consideration of adopting Resolution 2025-60 setting the 2026 preliminary tax levy
Prepared by:
Finance Director
Meeting Date:
9/22/2025
☐ Consent Agenda Item
☒ Regular Agenda Item
Reviewed by:
N/A
Approved by:
City Administrator
ACTION REQUESTED
Motion to adopt Resolution 2025-60 setting the 2026 preliminary tax levy.
REFERENCE AND BACKGROUND
The City is required to certify a preliminary levy to the County Auditor/Treasurer on or before
September 30 each year. The preliminary levy will be used for the Truth-In-Taxation notices
sent to property owners in November. If the City fails to certify a preliminary levy by September
30, the county auditor will use the prior year’s final levy for property tax notices. The final levy
adopted in December can be lower but not higher than the preliminary levy.
Because a final tax capacity is not yet available from Wright County, staff are only able to
estimate the tax capacity using known changes to the taxable market value as follows:
new construction (residential $24.3M, commercial & industrial $8.1M, apartments $39.8M)
and inflation in valuations (residential $38.4M, commercial & industrial $13.6M, apartments
$6.5M). The decrease in existing residential values is due to the shift of market value exclusion
during the state’s 2023 legislative session. Additionally, the taxable market value of the Xcel
Nuclear Generating Plant will increase $70M (10.2%) even after Xcel contested their
preliminary valuation and subsequently settled with the Department of Revenue on an
adjustment.
After multiplying the market value changes by the average rate in each tax class (ranging from
1-2%), the City’s tax capacity is estimated to increase $3.236 million, or about 8.64% from 2025.
2024/2025 1,305,808,600$ 444,721,000$ 206,588,800$
2025/2026 1,368,485,000$ 466,335,400$ 252,968,900$
Total Change 62,676,400$ 21,614,400$ 46,380,100$
New Construction 24,250,900$ 8,052,600$ 39,839,300$
Existing Change 38,425,500$ 13,561,800$ 6,540,800$
% New Construction 1.86% 1.81% 19.28%
% Existing Change 2.94% 3.05% 3.17%
Monticello Assessment Value Changes
Commercial &
IndustrialResidential Apartments
City Council Agenda: 9/22/2025
2
The increase in the market value of Xcel translates to an estimated $75,000 of property tax
burden that will shift from other property taxpayers to Xcel even if the City were to keep its levy
the same as 2025. However, inflationary impacts on providing existing city services and
programs coupled with long-term strategic and financial planning support a preliminary levy
increase, of which Xcel is estimated to pay 3.75% (more than 1/3).
Because the preliminary levy is proposed at the estimated increase in tax base, the tax rate is
projected to stay the same as 2025, and properties will generally see a city tax increase equal to
the percentage change in value of their property. While striving to minimize the impact on
taxpayers without reducing service levels or impacting future planning, staff developed a draft
2026 budget, which includes Council direction through the 5 workshops held in July –
September. To fund that budget and plan for the future, the proposed 2026 City levy of
$15,337,000 is a $1,220,000 (8.64%) increase from 2025.
The EDA levy was approved by the EDA at its meeting on August 13, 2025 and is also being
considered for approval by the Council on the agenda tonight. The 2026 EDA levy of $504,000
levy is $5,000 (1.0%) higher than the prior year for a total combined City and HRA increase of
$1,225,000 (8.4%). The EDA’s 2026 request is the approximate maximum amount allowed by
statute.
A detailed allocation of the proposed 2026 city tax levy is shown below:
As noted during budget workshops, certain debt service funds continue to have a levy below
what is listed in the bond documents to reflect the use of prepaid assessments and existing
fund balance. This helps the city avoid the requirement for arbitrage rebates to be paid to the
IRS. Future levies for these bonds may need to be raised slightly to ensure adequate resources
to make bond payments in the future, which will be analyzed annually during the formation of
each year’s levy.
2025 2026
Property Property %$$
Fund Taxes Taxes Change Change
General Fund $8,985,000 $9,435,000 5.0% $450,000
Community Center 535,000 552,000 3.2% 17,000
Capital 2,400,807 3,044,489 26.8% 643,682
2020A GO Bonds 98,220 119,754 21.9% 21,534
2019A GO Bonds 680,836 699,143 2.7% 18,307
2018A GO Bonds 419,127 433,602 3.5% 14,475
2017A GO Bonds 403,942 430,832 6.7% 26,890
2016A GO Bonds 433,189 428,189 -1.2% (5,000)
2015B GO Bonds 160,879 193,991 20.6% 33,112
Total City Levy $14,117,000 $15,337,000 8.6% $1,220,000
City Council Agenda: 9/22/2025
3
The chart below demonstrates the relationship between the tax levy, tax capacity values and
tax capacity rates, including the recommended preliminary levy for 2026. The tax levy and tax
capacity value are plotted using the dollars shown on the left axis while the tax capacity rate is
shown as a percentage using the right axis. The three are related as such:
As noted previously, the tax capacity rate is projected to stay the same because the preliminary
levy is proposed at the same percentage of increase as the tax capacity value. To illustrate the
impact on a sample property, one residential parcel has a 5.3% increase in taxable market value
(which reflects a 4.5% increase in value from $295,400 to $308,800 and a 6% decrease in the
homestead exclusion). This property has a projected city tax increase of $55 or 5.3%.
Additionally, one commercial property (which has no homestead exclusion) has a 2.2% increase
in taxable market value (from $3,844,000 to $3,926,600) and would see an increase in city taxes
of 2.2%. These increases do not include the county, school or EDA taxes.
Finally, preliminary estimates of the city’s 2026 tax capacity and tax capacity rate are subject to
change based on additional information from Wright County prior to the adoption of the final
levy at the Truth-In-Taxation (TNT) meeting in December.
I. Budget Impact: $15,337,000 in the General Fund, MCC Fund, Capital Projects Fund, and
Debt Service Fund.
II. Staff Workload Impact: None.
III. Comprehensive Plan Impact: None.
Tax Levy
Tax Capacity ValueTax Capacity Rate =
$15.34
$40.68
37.70
0.0
10.0
20.0
30.0
40.0
50.0
60.0
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City Tax Levy, Capacity Values and Capacity Rates
City Tax Levy Tax Capacity Value Tax Capacity Rate
City Council Agenda: 9/22/2025
4
STAFF RECOMMENDED ACTION
City staff recommend adopting Resolution 2025-60 to set the 2026 preliminary tax levy. The
Resolution includes an 8.64% increase based on the preliminary budget, but staff will defer to
the Council’s direction on the preliminary levy amount.
SUPPORTING DATA
• Draft Resolution 2025-60
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
RESOLUTION NO 2025-60
RESOLUTION ADOPTING THE 2026 PRELIMINARY TAX LEVY AND AUTHORIZING
CANCELLATION OF CERTAIN DEFERRED TAX LEVIES
WHEREAS, the City Administrator and Finance Director have prepared and submitted to the
City Council a preliminary budget setting forth therein their estimated needs of the City of
Monticello for operations and debt service for the fiscal year commencing January 1, 2026; and
WHEREAS, the City Council has reviewed the same and has made such changes therein as
appear to be in the best interest of the City of Monticello; and
NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF MONTICELLO that there
be and hereby is a preliminary levy for the fiscal year commencing January 1, 2026, and the
following sums for the respective purposes indicated therein upon the taxable property of the
City of Monticello, to wit:
PRELIMINARY
TAX LEVY
REVENUE
General Fund $9,435,000
Community Center $552,000
OTHER FUNDS
Debt Service $2,305,511
Capital Projects $3,044,489
TOTAL TAX LEVY $15,337,000
BE IT FURTHER RESOLVED, that the Auditor/Treasurer of Wright County is hereby authorized
and directed, pursuant to the provisions of Section 475.61, Minnesota Statutes Annotated, to
cancel or otherwise amend the levies for said indebtedness, due to excess funds on hand in the
debt service funds, heretofore made to be levied in the year 2025 for collection in the year
2026 as follows:
Debt Service Levies
Bond
Resolution 2025 Levy
Levy Added
(Canceled)
G.O. Bonds, Series 2015B $223,991 $193,991 $(30,000)
G.O. Bonds, Series 2016A 408,189 428,189 20,000
G.O. Bonds, Series 2017A 230,832 230,832 -
G.O. Bonds, Series 2017A - Abatement 200,000 200,000 -
G.O. Bonds, Series 2018A 108,602 73,602 (35,000)
G.O. Bonds, Series 2018A - Abatement 360,000 360,000 -
G.O. Bonds, Series 2019A 654,143 619,143 (35,000)
G.O. Bonds, Series 2019A - Abatement 80,000 80,000 -
G.O. Bonds, Series 2020A 129,754 119,754 (10,000)
TOTAL $2,395,511 $2,305,511 ($90,000)
The above resolution was introduced by Councilmember _______________, was duly seconded
by Councilmember _______________, with the following voting in favor thereof: ____.
The following voting in opposition: ____.
The Finance Director is hereby instructed to transmit a certified copy of this resolution to the
County Auditor of Wright County, Minnesota.
ADOPTED BY the Monticello City Council this 22nd day of September 2025.
CITY OF MONTICELLO
______________________________
Lloyd Hilgart, Mayor
ATTEST:
________________________________
Jennifer Schreiber, City Clerk
City Council Agenda: 9/22/2025
1
4C. Consideration of adoption Resolution 2025-61 rejecting all bids for the Ditch 33
Improvements Project
Prepared by:
Public Works Director/City Engineer
Meeting Date:
9/22/2025
☐ Consent Agenda Item
☒ Regular Agenda Item
Reviewed by:
Community Development Director,
Finance Director
Approved by:
City Administrator
ACTION REQUESTED
Motion to adopt Resolution 2025-61 rejecting all bids for the Ditch 33 Improvements Project.
PREVIOUS COUNCIL ACTION
January 14, 2019: Council authorized the payment of $167,000 to Wright County for the
discharge of stormwater from the Carlisle Village development per the
agreement with Wright County and rescinded the transfer of a portion of
County Ditch 33 to the City.
July 26, 2021: Council authorized the completion of a feasibility study for improvements
on County Ditch 33 for a total amount of $25,970.
August 8, 2022: Council approved the purchase of an easement for $18,000 for
construction of a new stormwater outlet from CSAH 39 to the Mississippi
River.
April 10, 2023: Council approved accepting a water quality grant in the amount of
$970,625 with Wright County for improvements to Ditch 33.
June 12, 2023: Council approved the purchase of a permanent easement for the
improvements to County Ditch 33 for a total amount of $63,000.
November 27, 2023: Council approved a contract with WSB for engineering services for the
Ditch 33 Improvements project in the amount of $196,534.
March 5, 2024: Council approved a contract amendment with WSB for engineering
services for the Ditch 33 Improvements project in the amount of $35,500.
February 2, 2025: Council approved a contract with TreeStory Inc. for tree removal in the
amount of $29,850.
May 12, 2025: Council approved approving the plans and specifications and
authorization to bid for the Ditch 33 Improvements Project.
City Council Agenda: 9/22/2025
2
REFERENCE AND BACKGROUND
Wright County Ditch (CD) 33 is a public drainage system managed by Wright County, which
serves as the Drainage Authority. The administration of CD 33 is subject to Minnesota Statute
Chapter 103E. Eastern portions of the City currently direct runoff to CD 33 as well as areas
located within the orderly annexation area.
The ditch was established in 1917, and many sections of it are in disrepair. The City has been
working with Wright County to determine potential solutions to alleviate flooding caused by
the failing ditch system while ensuring adequate capacity for future development. Rather than
having parallel systems for Ditch 33 and a future stormwater system with an outlet into the
Mississippi River, the City and County are partnering on a single Mississippi River stormwater
outfall. The City acquired the necessary easements, and the proposed a new outlet to the river
would be located just east of the Tyler East subdivision.
The City received $575,000 in federal funding through the Promoting Resilient Operations for
Transformative, Efficient, and Cost-Saving Transportation (PROTECT) program and $970,625 of
local funding from Wright County through their Water Quality grant program. Finally, Wright
County received $400,000 from the Minnesota Pollution Control Agency, resulting in a total of
$1,945,625 of grant funds for this project.
The Ditch 33 Improvements Project includes the construction of a 48” stormwater outfall to the
Mississippi River connecting to the existing Wright County Ditch 33 alignment just south of the
Tyler East subdivision.
A bid opening for the project was held on August 7, 2025, and 14 bids were received ranging
between $1,896,525.25 to $4,423,049. Rachel Contracting, LLC was the lowest bidder at
$1,896,525.25, which is slightly more than the engineer’s estimate of $1,760,864.
However, following the bid opening, concerns with a specific aspect of the scope of work were
identified during discussions with the Technical Evaluation Panel (TEP), which assists with
administering the Wetland Conservation Act. As a condition of the grant agreement for this
project, Wright County requires abandoning the section of ditch that will be bypassed by this
project, but TEP representatives noted concerns with that approach. Given the level of
concerns and the potential costs for abandoning that section of Ditch 33, staff recommends
rejecting all bids and re-bidding the project when the abandonment requirements are better
defined.
I. Budget Impact: The 2025 Stormwater Fund budget is $1,600,000 for this project, and the
2026 draft budget will include this project reflecting the recent bid prices should the ditch
abandonment requirements allow for such timing. The project costs will be offset by
$1,945,625 in grant funding as noted above.
City Council Agenda: 9/22/2025
3
II. Staff Workload Impact: City and County staff have been collaborating on the completion of
the project. Staff time to coordinate with the TEP panel and re-bidding is estimated at
approximately 100 hours.
III. Comprehensive Plan Impact: Improvements to Ditch 33 represent an investment in
supporting the future growth identified in the comprehensive plan. Enhanced stormwater
capacity and conveyance in this area will reduce flood risk and provide the necessary
infrastructure to support the development potential outlined in the Future Land Use Map.
These improvements directly support the Monticello 2040 vision by enabling development
while protecting environmental resources and maintaining long-term community livability.
STAFF RECOMMENDED ACTION
City staff recommend rejecting all bids.
SUPPORTING DATA
A. Resolution 2025-61
B. Map of Ditch 33 Area
C. Bid Tabulation
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
RESOLUTION NO. 2025-61
RESOLUTION REJECTING BIDS AND AUTHORIZING READVERTISEMENT FOR BIDS FOR THE
DITCH 33 IMPROVEMENTS PROJECT
WHEREAS, pursuant to an advertisement for bids for the Ditch 33 Improvements
Project, fourteen bids were received complying with the advertisement. The bid which included
improvements of constructing a 48” stormwater outfall to the Mississippi River connecting the
existing Wright County Ditch 33 alignment just south of the Tyler East subdivision, fourteen
They were as follows:
1. Rachel Contracting, LLC $1,896,525.25
2. LaTour Construction, Inc $2,063,364.15
3. Northern Lines Contracting $2,081,630.00
4. Minger Construction Co. Inc. $2,208,000.00
5. S R Weidema, Incorporated $2,222,070.80
6. Kuechle Underground Inc. $2,232,202.70
7. RL Larson Excavating Inc. $2,387,497.95
8. D&D Contracting LLC $2,399,675.79
9. Geislinger & Sons $2,419,181.00
10. New Look Contracting, Inc. $2,424,857.00
11. Burschville Construction Inc. $2,616,229.50
12. Meyer Contracting Inc. $3,219,562.78
13. T. Scherber Demolition and Excavating LLC. $3,337,413.95
14. Dunnick Inc. $4,423,049.00
WHEREAS, the low bid submitted by Rachel Contracting, LLC, was higher than the
engineer’s estimate of $1,760,864; and
WHEREAS, Project funding received from Wright County requires the abandonment of a
section of Ditch 33; and
WHEREAS, additional permits are required prior to the abandonment of the ditch and
the timing and costs associated with these permits are unknown at this time.
NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF MONTICELLO,
MINNESOTA:
1. The City Council herby rejects all bids received.
ADOPTED BY the City Council of Monticello, Minnesota this 22nd day of September, 2025.
CITY OF MONTICELLO
____________________________
Lloyd Hilgart, Mayor
ATTEST:
_____________________
Jennifer Schreiber, City Clerk
PROJECT:
SAP NO.:
222-080-002
OWNER:
City of Monticello
WSB PROJECT NO.:
024142-000
Bids Opened: Thursday, August 7, 2025, at 10:00 am
Contractor Bid Security (5%)Grand Total Bid
1 Rachel Contracting, LLC X $1,896,525.25
2 LaTour Construction, Inc.X $2,063,364.15
3 Northern Lines Contracting X $2,081,630.00
4 Minger Construction Co. Inc.X $2,208,000.00
5 S R Weidema, Incorporated X $2,222,070.80
6 Kuechle Underground Inc.X $2,232,202.70
7 RL Larson Excavating Inc.X $2,387,497.95
8 D&D Contracting LLC X $2,399,675.79
9 Geislinger & Sons X $2,419,181.00
10 New Look Contracting, Inc.X $2,425,857.00
11 Burschville Construction Inc X $2,616,229.50
12 Meyer Contracting Inc.X $3,219,562.78
13 T.Scherber Demolition and Excavating LLC X $3,337,413.95
14 Duininck, Inc.X $4,423,049.00
Engineer's Opinion of Cost $1,760,864.00
Denotes corrected figure
Earth Evans, Director, Water Resources
BID TABULATION SUMMARY
I hereby certify that this is a true and correct tabulation of the bids as received on August 7, 2025.
Ditch 33 Outlet
K:\024142-000\Admin\Construction Admin\Bidding\024142-000 Bid Summary 080725.xlsx