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Planning Commission Minutes - 11/03/2025MINUTES REGULAR MEETING — MONTICELLO PLANNING COMMISSION Monday, November 3, 2025 - 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Chair Andrew Tapper, Vice -Chair Melissa Robeck, Rick Kothenbeutel, Rob Stark Commissioners Absent: Teri Lehner Council Liaison Present: Councilmember Kip Christianson Staff: Angela Schumann, Steve Grittman, Bob Ferguson 1. General Business A. Call to Order — 6:01 p.m. Chair Andrew Tapper called the regular meeting of the Monticello Planning Commission to order at 6:01 p.m. B. Roll Call Mr. Tapper the roll. C. Consideration of Additional Agenda Items None D. Approval of Agenda MELISSA ROBECK MOVED TO APPROVE THE NOVEMBER 3, 2025 REGULAR PLANNING COMMISSION MEETING AGENDA. RICK KOTHENBEUTEL SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. E. Approval of Meeting Minutes • Special Meeting - August 19, 2025 • Regular Meeting - September 2, 2025 • Regular Meeting - October 7, 2025 ROB STARK MOVED TO APPROVE THE AUGUST 19, 2025 SPECIAL MEETING MINUTES. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. ROB STARK MOVED TO APPROVE THE SEPTEMBER 2, 2025 REGULAR MEETING MINUTES. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. MELISSA ROBECK MOVED TO APPROVE THE OCTOBER 7, 2025 REGULAR MEETING MINUTES. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. F. Citizen Comment None Planning Commission Meeting Minutes — November 3, 2025 2. Public Hearings None 3. Regular Agenda A. Consideration of an update on the Monticello Industrial Alternative Urban Areawide Review Community Development Director Angela Schumann provided an overview for the Alternative Urban Areawide Review (AUAR) process and for the Monticello Industrial AUAR and introduced consultants from engineering firms WSB and Kimley-Horn. Director of Natural Resources Alison Harwood of WSB introduced herself; explained the working partnership with City staff and presented information on the AUAR and the AUAR process. Ms. Harwood explained that the AUAR is a hybrid between the Environmental Assessment worksheet and Environmental Impact Statement, with a series of questions for higher -level reviews. She noted that City is likely more familiar with the EAW process for specific and known developments of a defined area and project size, density, type of land use, and impacts. She explained the EIS is utilized when a known specific development is proposed. Ms. Harwood explained that the AUAR process allows the City to consider how different land uses impact the community's environment without an individualized specific project. Ms. Harwood explained how the analysis informs how development occurs and provides tools for future planning and mitigation of potential impacts. Ms. Harwood said the AUAR study and process is managed by a Responsible Government Unit (RGU), the local unit of government authority. It includes a defined geographic study area and provides development scenarios within the study area as part of the environmental review. Ms. Harwood spoke to the AUAR as not an approval document, but only an informative instrument for local planning and development decision -making. It is valid for five years. Ms. Harwood spoke on State Statute (MN Rule 4410) regarding the various types of environmental reviews and some of the specific thresholds for review, including residential development, land conservation and wetland impacts, commercial/industrial development on a specific scale, and transmission line projects. AUAR review is used for certain land use scenarios including residential or commercial development, warehousing and light industrial uses. Ms. Harwood described the Minnesota Environmental Quality Board (MN-EQB), the State agency that coordinates and oversees the environmental review program, provides guidance on and info for processes, and maintains clerical responsibilities to the programs. Ms. Harwood overviewed the comprehensive list of items for AUAR review. 2 Planning Commission Meeting Minutes — November 3, 2025 Ms. Schumann stated that Monticello Tech LLC approached the City in 2024 with concept proposal to develop a technology campus on 550-acres of MOAA land. The city determined that an AUAR process should be undertaken. She said the City became the RGU when the landowner petitioned to annex. Ms. Schumann explained the scoping process for the review of scenarios before the full AUAR moved forward. Ms. Schumann indicated that the AUAR is being prepared by Kimley-Horn and reviewed by Monticello engineering consultant WSB with Staff. Ms. Schumann said the AUAR covers two development scenarios. The first is the technology campus as proposed by Monticello Tech and the second is consistent with the Monticello 2040 Comprehensive Plan for light industrial uses. If a specific user comes forward, they must be under the studied AUAR thresholds or conduct a secondary AUAR for amendment to review "worst -case" potential impacts to identify mitigation measures. Ms. Schumann displayed an aerial of the subject parcel and summarized the two potential scenarios in the Monticello Industrial AUAR. Scenario 1 included characteristics for proposed data center development; Scenario 2 reflected development more similar to typical light industrial land use, which as manufacturing and warehousing consistent with Light Industrial Park use. Planning Consultant Leila Bunge of Kimley-Horn introduced herself and spoke to the draft Monticello Industrial AUAR contents for review. The overview reflects the required categories of AUAR study, but expands to include information on power supply needs, site security, and electric and magnetic fields (EMF) with mitigation plans. Ms. Bunge explained the additional documents and studies completed with the AUAR including wetland delineation, transportation analysis, water/aquifer analysis, wastewater/stormwater information and archaeological research. She noted that the AUAR requires State regulatory agency review. Once a specific project is identified, Ms. Bunge explained that the mitigation plan within the AUAR identifies the additional future studies applicable to one or both of the presented scenarios including such items as noise evaluation, stormwater management plan, phased Environmental Site Assessments, tree surveys, and others. Ms. Bunge reviewed the draft Monticello Industrial AUAR's mitigation plan in depth as it relates to both scenarios. She discussed the impact on resources and potential future study for climate adaptation, land use, geology/soils, various water resources, contamination, fish and wildlife, cultural resources, visual, air, noise, and transportation. In summary, Ms. Schumann said the AUAR provides information for the City to make informed decisions about land use development. All information in the mitigation plan is preliminary at this phase; the City and consultants are still in the process of drafting the complete AUAR. Ms. Schumann stated that once the AUAR is accepted, 3 Planning Commission Meeting Minutes — November 3, 2025 the mitigation plan becomes the foundation for future decision -making for development. While the Planning Commission is not required to review an AUAR, Ms. Schumann said the purpose of the review is to inform the Planning Commission on what an AUAR is, what data is collected, and how a mitigation plan is developed and will be applicable. As the Commissioners review land use plans relating to the study area, whether a technology campus or a typical light industrial development, the AUAR information will apply. Ms. Schumann summarized how the results from an AUAR also inform potential developers and become an important instrument used during and after construction development activity. Ms. Schumann touched on the initial AUAR Scoping process, which was required based on the size and scope of the proposed project. Ms. Schumann then reviewed the timeline of next steps for the Monticello Industrial AUAR, noting the upcoming public open house on November 20, 2025. She said a future joint workshop of the Planning Commission and City Council will be held to discuss the results produced from the reviews and public feedback, leading to consideration of the complete AUAR early 2026. Ms. Schumann displayed the website locations for City AUAR general and specific information online for environmental review and the MN-EQB for general AUAR guidance. She noted the presentation would also be available to review online following the meeting. In response to a question from the Commission on when environmental review is required, Ms. Harwood provided a summary on State Statute (MN Rule 4410) regarding the need and obligation to environmental guidance, which includes over 20 categories overseen by the MN-EQB. No action was taken on the agenda item. 4. Consideration to take from the table the proposed amendments to Monticello City Code, Title XV, Land Usage, Chapter 153: Zoning Ordinance to define and regulate data center and technology campus land uses within the City and to call for a public hearing on the ordinance on December 2, 2025 ANDREW TAPPER MOVED TO TAKE FROM THE TABLE THE PROPOSED AMENDMENTS TO MONTICELLO CITY CODE, TITLE XV, LAND USAGE, CHAPTER 153: ZONING ORDINANCE TO DEFINE AND REGULATE DATA CENTER AND TECHNOLOGY CAMPUS LAND USES WITHIN THE CITY AND TO CALL FOR A PUBLIC HEARING BY THE PLANNING COMMISSION ON THE ORDINANCE ON DECEMBER 2, 2025. MELISSA ROBECK SECONDED THE MOTION. The Planning Commission inquired when they would have the opportunity to review the revised draft ordinance. Ms. Schumann said an additional joint workshop with City Council is scheduled for November 10, 2025 to review the outline of the revised draft 4 Planning Commission Meeting Minutes — November 3, 2025 5. 1.1 document. A full draft of the revised ordinance will be available prior to the Planning Commission meeting for review and public comment during the hearing. MOTION CARRIED UNANIMOUSLY, 4-0. Other Business A. Community Development Director's Report Ms. Schumann reported on Cannabis Business Registration activities in conjunction with Wright County licensing, stated that staff receive two to three inquiries a week regarding various questions. She also reported that an interim use permit is being requested for 1-94-related construction activity on the Broadway Plaza development site, which is in Monticello Township. Adjournment ROB STARK MOVED TO ADJOURN THE NOVEMBER 3, 2025 REGULAR PLANNING COMMISSION MEETING. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. MEETING ADJOURNED AT 6:46 P.M. Recorded by: Date Approved: Attest: Anne Mueller��'� December 2, 2025 Schu n , ommunity Development Director 5