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Planning Commission Agenda - 03/03/2026AGENDA REGULAR MEETING – PLANNING COMMISSION Tuesday, March 3, 2026– 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners: Chair Andrew Tapper, Vice-Chair Melissa Robeck, Rick Kothenbeutel, Teri Lehner, Rob Stark Council Liaison: Councilmember Kip Christianson Staff: Angela Schumann, Steve Grittman, Bob Ferguson, Tyler Bevier 1. General Business A. Call to Order B. Roll Call C. Consideration of Additional Agenda Items D. Approval of Agenda E. Approval of Regular Meeting Minutes – February 3, 2026 F. Citizen Comment 2. Public Hearings A. Consideration of an Amendment to the Stony Brook Village Planned Unit Development District for amendment to the proposed residential twinhome structures, including design standards for the exterior elevations and floor plans. Applicant: Thomas Dehn – Thomas Allen Homes LLC B. Consideration of a Preliminary Plat for Jefferson Commons Fifth Addition and Conditional Use Permits for Cross-Access on a 7.01 acre site in a B-4 (Regional Business) district, for a Day Care Center use. Applicant: Kid’s Haven Childcare and Preschool C. Consideration of an Amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, “Land Use, Growth and Orderly Annexation”, re-guiding certain parcels from the Light Industrial Park land use designation to other land use designations, and including any other amendments to related PLANNING COMMISSION WORKSHOP Monticello Community Center – Academy Room 5:00 p.m. Discussion on Amendments to 2040 Vision + Plan and Zoning Ordinance for single-family housing goals Planning Commission Regular Meeting Agenda – March 3, 2026 2 sections of Chapter 3 necessary to regulate land use for the subject area. Applicant: City of Monticello 3. Regular Agenda 4. Other Business A. Community Development Director’s Report 5. Adjournment MINUTES REGULAR MEETING – MONTICELLO PLANNING COMMISSION Tuesday, February 3, 2026 - 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Chair Andrew Tapper, Vice-Chair Melissa Robeck, Rick Kothenbeutel, Teri Lehner, Rob Stark Council Liaison Present: Mayor Lloyd Hilgart Council Liaison Absent: Councilmember Kip Christianson Staff Present: Angela Schumann, Steve Grittman, Bob Ferguson, Tyler Bevier 1. General Business A. Call to Order – 6:00 p.m. Chair Andrew Tapper called the regular meeting of the Monticello Planning Commission to order at 6:00 p.m. B. Roll Call Mr. Tapper the roll. C. Consideration of Additional Agenda Items None D. Approval of Agenda TERI LEHNER MOVED TO APPROVE THE FEBRUARY 3, 2026 REGULAR PLANNING COMMISSION MEETING AGENDA. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 5-0. E. Approval of Meeting Minutes • Regular Meeting - December 2, 2025 • Regular Meeting - January 6, 2026 MELISSA ROBECK MOVED TO APPROVE THE DECEMBER 2, 2025 REGULAR MEETING MINUTES. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 5-0. RICK KOTHENBEUTEL MOVED TO APPROVE THE JANUARY 6, 2026 REGULAR MEETING MINUTES. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 5-0. F. Citizen Comment None 2. Public Hearings A. Consideration of Preliminary Plat and Development Stage Planned Unit Development of Twin Pines Apartments, a 96-unit multi-family residential project in a Planned Unit Development district, and amendment to a Planning Commission Meeting Minutes – February 3, 2026 2 Conditional Use Permit for Planned Unit Development. Applicant: Brick by Brick Development, LLC City Planner Steve Grittman explained the proposal included three decisions for consideration including the preliminary plat, the development stage of the Twin Pines planned unit development (PUD) district, and an amendment to the conditional use permit (CUP) for a PUD in the noted development. He expla ined the series of prior approvals dating back to the initial 2020 applications for anticipated commercial buildings with shared parking and roadway access to School Boulevard. The applicant returned to the City in late 2025 with a concept review of an updated plan where, at workshop on December 2, City officials agreed that the plan continued to meet the expectations of the City and its PUD Zoning. It was also noted that the absence of both direct access and visibility from School Boulevard diminished the potential of the Twin Pines site as commercial property. Mr. Grittman said the consensus of Council and Commission shared at the December 2025 workshop was that the revised concept plan meets the mixed land uses described within the Comprehensive Plan designation to support the proposed development on the remaining PUD land. Mr. Grittman explained the ordinance requirements and flexibility within the PUD for parking, roadway access, and circulation while the applicant seeks flexibility from the 2.25 spaces per unit standard. He spoke in detail to the number of bedrooms to decipher units and parking spaces assigned; the estimated 1.1 parking spaces proposed should suffice overall parking for owners and tenants. Mr. Grittman spoke of reciprocal easement recordings involving driveway and maintenance for a portion of the sixth addition and parking and access as part of the fifth addition. Mr. Grittman explained the proposed landscaping plan exceeded the minimum requirements of the code and recommended improvements to the lighting plans to City standards The applicants have provided an extensive landscaping plan for the site, exceeding the minimum requirements of the code. He explained the building plans and the grading and elevation plans to accommodate a lower -level parking garage access at the east boundary of the site. Mr. Grittman provided context regarding internal residential trash handling and externally enclosed commercial use as designed and is currently in use. Mr. Kothenbeutel addressed a concern raised at workshop regarding pedestrians and traffic flow; asked how to mandate and govern speed bumps. Mr. Grittman explained the parking lot maintenance component is factored into the owner agreement written into the PUD. He said the layout of the forked entrance also Planning Commission Meeting Minutes – February 3, 2026 3 encourages traffic flow for commercial patronage along the naturally -placed eastern driveway. Mr. Kothenbeutel said he conducted a site visit and noted the narrow traffic divider from School Boulevard. Mr. Grittman said amendments and additions to the proposed conditions are subject to the Commission’s discretion. He said along with the driveway, Staff also noted conditions for traffic directional signage for review. Mr. Tapper opened the public hearing portion of the agenda item. • Scott Cutsforth, Hunters Crossing development (8634 Fairhill Lane), suggested not allowing commercial traffic access into the proposed parcel. Mr. Kothenbeutel said concern was for emergency access, to ensure fire trucks can maneuver through the drive and lot. • Scott Jacobson, owner of Jacobson Veterinarian Properties dba Monticello Pet Hospital at 4134 School Boulevard, said to have concerns for additional vehicles entering the property to potentially affect his business and the neighboring special needs school within the existing building to the east and said speed bumps were ineffective for slowing traffic. Dr. Jacobson said that he is not opposed to the development but encouraged careful consideration to the proposal as it affects the surrounding businesses. • Cheryl Michelson stated that she patronizes the Monticello Pet Hospital and commented on the shared entrance and parking area’s small scale and concern with potential construction traffic; she suggested considering an alternate entrance into the proposed development. • A resident asked if signage to indicate “Emergency Vehicles Only” may be implemented. Mr. Tapper noted that the suggestion is factored into Item 9. of Exhibit Z. as part of the proposed conditions of approval. • Christina Johnson-Koshiol, 2485 Briar Oakes Boulevard, stated that she is a client of the Pet Hospital and works closely with neurodivergent individuals who patronize the school, she expressed concern with traffic within proximity to the students and staff. She said to not encourage additional traffic through the subject parking lot. • Bill Sevil, 310 Vine Street, inquired as to the setbacks from the development to existing utility lines south of the project. Planning Commission Meeting Minutes – February 3, 2026 4 Mr. Tapper closed the public hearing portion of the agenda item. Mr. Grittman clarified that the R-4 zoning standard is a 20 foot setback from the rear property line. He said the power lines extend into the utility easements an additional 55 feet and estimated approximately 70 feet from structure to utility lines. Mayor Hilgart said the property will be developed, and regardless of whether developed for residential or commercial use, the access is already established. He then asked if traffic frequency may be more intense than anticipated if reserved for commercial. Without a definitive answer, Mr. Hilgart discouraged the traffic standpoint as a sole factor for denial. Mr. Tapper commented on parking in commercial and residential developments and traffic fluctuation for patrons and tenants. Mayor Hilgart inquired as to the original layout of the development when first proposed. Mr. Grittman said three commercial buildings were depicted for this area, with intent to loop along a proposed southerly-curved parking lot. Mayor Hilgart said additional studies based on original commercial buildings may assist a review of the traffic considerations. Mr. Kothenbeutel noted that utility line corridors are regulated by the state, energy provider, and public utilities commission (PUC), not ing the referenced power lines are closer to the easterly existing homes on Orchard Circle than the proposed apartment building. Mr. Kothenbeutel then asked about Harvest Court as a potential access to the development and if additional parking beyond 1.1 spaces might be captured and reserved. Mr. Grittman said the roads into the neighboring development are private as part of the townhome covenants and limit public access. Mr. Tapper referred to the previous project approval discussion, stating a similar outcome on that potential. Mr. Kothenbeutel concurred with the Mayor’s comments on traffic. Mr. Tapper referenced the earlier approval and stated that while the development pattern is not typical to what Monticello usually reviews, it is not an impossibility when compared to other communities with heavy density on compact sites. ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC-2026-05 RECOMMENDING APPROVAL OF A PRELIMINARY PLAT SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 5-0. Planning Commission Meeting Minutes – February 3, 2026 5 ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC-2026-06 RECOMMENDING APPROVAL OF A DEVELOPMENT STAGE PLANNED UNIT DEVELOPMENT, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 5-0. ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC-2026-07 RECOMMENDING APPROVAL OF AN AMENDMENT TO A CONDITIONAL USE PERMIT FOR PLANNED UNIT DEVELOPMENT, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. ROB STARK SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 5-0. Mr. Bevier indicated that the matter will move forward for City Council consideration on the February 23, 2026 Consent Agenda. 3. Regular Agenda A. Consideration of an Amendment to the Monticello City Code, Title XV, Land Usage, Chapter 153: Zoning Ordinance, Sections 153.012 Definitions, 153.045 Industrial Base Zoning Districts, 153.046 Overlay Zoning Districts, 153.090 Use Table, 153.091 Use-Specific Standards, 153.092 Accessory Use Standards and any other related sections of text necessary to define and regulate data center and technology campus land uses within the City Applicant: City of Monticello Community Development Director Angela Schumann reviewed the history of public hearings and reviews of the draft DCPUD ordinance. She explained that a public hearing on the DCPUD ordinance was opened at the regular December 2, 2025 meeting and closed that evening. Commission postponed action on a recommendation for the ordinance to January 6, 2026, and then further postponed at the January regular meeting to allow for a joint workshop with City Council as requested by the Commission, which was held on January 15, 2026. She noted that the ordinance included for Planning Commission review included both a clean and redline format. The redline version illustrated revisions from the December ordinance draft, which were based on additional research, response to the public comments received, and legal recommendations. Ms. Schumann noted the drafted ordinance continues to be evaluated relative to the comments received, and that staff may recommend additional revisions to the proposed DCPUD ordinance as part of the future Council review. Ms. Lehner referenced the potential for long-term DCPUD construction activities and if timeframes are established for hours of operation. Ms. Schumann explained that the DCPUD ordinance includes a set of regulations for temporary construction activities, including time restrictions for site lighting. Planning Commission Meeting Minutes – February 3, 2026 6 While these temporary construction standards are proposed in the DCPUD ordinance, it was noted in a prior joint Council and Commission workshop that the City may also need to evaluate general noise standards for construction activity. General noise standards for construction activity are in the City Code. Ms. Schumann also indicated that the base zoning ordinance and city code is applicable unless modified by the language in the DCPUD. Ms. Robeck asked about temporary construction for data mining, an inclusion noticed since the previous meeting. Ms. Schumann noted that the ordinance provides specific language for temporary construction as noted and that outdoor storage is otherwise prohibited. Additionally, the language was strengthened to restrict data mining including cryptocurrency. Mr. Robeck read the subject text for data mining and sought clarification on whether data mining would be allowed. Ms. Schumann explained that the proposed ordinance first defines what the City proposes to consider “data mining”, which is the section referenced, and then prohibits data mining uses as defined within DCPUD in a later section. Mr. Kothenbeutel drew attention to the language concerning backup generators under Section 2.(F)(8)(i). He referenced electrical off-peak and usage during heavy-usage periods. He indicated that there are state regulations which may influence generator use. He also suggested adjusting the wording to read with better clarity. Mr. Tapper noted that there are also other state environmental compliance requirements that may be applicable to this type of development. Mr. Kothenbeutel noted that specific language may need to be added as related to specific development proposals and inquired as to the status of an electrical power utility study addressed at a previous meeting. Ms. Schumann stated that the draft ordinance is intended to consider and regulate a variety of data center development, not a single project. She indicated that for power use, the local power provider completes a study for power feasibility for availability and service requirements. These studies are initiated and paid for by a proposer. Mr. Tapper addressed the ordinance language for back-up power generation and suggested that the language be revised to not only require submission of an annual generator testing schedule, but also City approval. He also suggested that Planning Commission Meeting Minutes – February 3, 2026 7 the Commission make revisions to the proposed DCPUD ordinance amendment via formal motion. ANDREW TAPPER MOVED TO AMEND THE LANGUAGE ON PAGE TEN, SECTION 2.(F)(8)(i)i. TO ADD AN ADDITIONAL SENTENCE TO INCLUDE TESTING SCHEDULE OF GENERATORS MUST BE FILED AND APPROVED ANNUALLY WITH THE CITY NO LATER THAN JANUARY 15 OF EACH YEAR. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 5-0. Mr. Tapper asked Commissioners if they recalled whether state noise standards are effective during generator testing periods. Mr. Stark inquired how the 500-foot setback number was established. Ms. Schumann explained that setbacks are provided via a table within the proposed ordinance and are proposed in the interest of managing potential impacts on surrounding properties. She stated that setbacks for principal structures in the DCPUD are reduced when mechanical equipment is located interior to a building, wall or site. The setbacks are also based on the adjacent land uses, with reduced setbacks allowed when adjacent to other industrial uses. ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC-2025-41 RECOMMENDING APPROVAL OF AN AMENDMENT TO THE MONTICELLO CITY CODE, TITLE XV, LAND USAGE, CHAPTER 153: ZONING ORDINANCE, ESTABLISHING A DATA CENTER PLANNED UNIT DEVELOPMENT, INCLUDING AMENDMENT TO SECTIONS 153.012 DEFINITIONS, 153.045 INDUSTRIAL BASE ZONING DISTRICTS, 153.046 USE TABLE, 153.092 ACCESSORY USE STANDARDS AND ANY OTHER RELATED SECTIONS OF TEXT NECESSARY TO DEFINE AND REGULATE DATA CENTER AND TECHNOLOGY CAMPUS LAND USES WITHIN THE CITY, BASED ON FINDINGS IN SAID RESOLUTION AND INCLUDING THE PREVIOUS MOTION FOR RECOMMENDATION. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 5-0. Ms. Schumann explained that additional research and review time for the DCPUD ordinance may influence the final date for Council review and action. She indicated that those interested should refer to the Council agenda information online or contact City Hall. 4. Other Business A. Community Development Director’s Report Ms. Schumann highlighted the January Planning Commission matters considered for Council action at the January 12, 2026 meeting. Ms. Schumann highlighted the summary of 2026 fees related to Planning, Building, and Economic Development, approved by City Council on December 8, Planning Commission Meeting Minutes – February 3, 2026 8 2025. Regarding City staffing, she explained the Senior Planner tentative hire is anticipated in April 2026. She highlighted the department update by the Chief Building Official presented at the January 26, 2026 City Council meeting. Ms. Schumann stated that the Monticello Industrial AUAR and Mitigation Plan was approved at the January 26, 2026 Council meeting and is posted online. Ms. Schumann stated that the EDA had approved an agreement with Bolton and Menk to review and amend the 2017 Downtown Small Area Study Plan. She explained the goals included further work on future development and strategies for Downtown core planning, notably for the east side of MN TH25. Ms. Schumann indicated that re housing-related discussions are slated to continue in workshop in March 2026. 5. Adjournment TERI LEHNER MOVED TO ADJOURN THE FEBRUARY 3, 2026 REGULAR PLANNING COMMISSION MEETING. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 5-0. MEETING ADJOURNED AT 7:12 P.M. Recorder by: Anne Mueller__ Date Approved: March 3, 2026 Attest: ___________________________________________ Angela Schumann, Community Development Director Planning Commission Agenda – 03/03/2026 1 2A. Public Hearing - Consideration of a request for an Amendment to the Stony Brook Village Planned Unit Development District for amendment to the proposed residential twinhome structures, including design standards for the exterior elevations and floor plans. Applicant: Thomas Dehn – Thomas Allen Homes LLC Prepared by: Grittman Consulting, Stephen Grittman, City Planner Meeting Date: 03/03/2026 Council Date (pending Commission action): 03/23/2026 Additional Analysis by: Community Development Director, Chief Building & Zoning Official, Assistant City Engineer ALTERNATIVE ACTIONS Decision 1: Consideration of a request for an Amendment to the Stony Brook Village Planned Unit Development District for amendment to the proposed residential twinhome structures, including design standards for the exterior elevations and floor plans. 1. Motion to adopt Resolution No. PC-2026-12 recommending approval of a request for an Amendment to the Stony Brook Village Planned Unit Development District for amendment to the proposed residential twinhome structures, including design standards for the exterior elevations and floor plans, subject to the conditions in Exhibit Z and based on findings in said resolution. 2. Motion to adopt Resolution No. PC-2026-12 recommending denial a request for an Amendment to the Stony Brook Village Planned Unit Development District for amendment to the proposed residential twinhome structures, including design standards for the exterior elevations and floor plans, based on findings to be made by the Planning Commission and directing staff to prepare the resolution and authorizing the Chair to execute said resolution. 3. Motion to table action on Resolution No. PC-2026-012. REFERENCE AND BACKGROUND Property: Legal Description: Lot 1 – 29, Block 1, Stony Brook Village PID #: 155270001010, 155270001020, 155270001030, 155270001040, 155270001050, 155270001060, 155270001070, 155270001080, 155270001090, 155270001100, 155270001110, 155270001120, 155270001130, 155270001140, 155270001150, Planning Commission Agenda – 03/03/2026 2 155270001160, 155270001170, 155270001180, 155270001190, 155270001200, 155270001210, 155270001220, 155270001230, 155270001240, 155270001250, 155270001260, 155270001270, 155270001280, 155270001290 Planning Case Number: 2026-06 Request(s): Consideration of a request for an Amendment to the Stony Brook Village Planned Unit Development District for amendment to the proposed residential twinhome structures, including design standards for the exterior elevations and floor plans. Deadline for Decision: April 3, 2026 (60-day deadline) June 2, 2026 (120-day deadline) Land Use Designation: Mixed-Density Residential Zoning Designation: Stony Brook Village PUD Overlays/Environmental Regulations Applicable: Freeway bonus district Current Site Uses: Vacant with partial infrastructure installation Surrounding Land Uses: North: Vacant Residential East: Vacant Residential South: 7th Street/Vacant Mixed Use West: Single Family Residential Project Description: The applicant is proposing to complete the original Stony Brook twinhome development for which utilities, streets and grading had begun after its approval in 2021, but which was abandoned without construction of homes and full completion of all public improvement items. The approved project consists of 28 single- family dwelling units (14 buildings) around a public cul-de-sac street which accesses Elm Street. The applicant proposes to construct the project as approved, but with modified building designs. The amendment to the buildings requires an amendment to the Stony Brook PUD District. (See below for reference). Planning Commission Agenda – 03/03/2026 3 No other changes to the project are proposed. The Stony Brook PUD District, along with the original plans (subject to the amendments proposed herein) will continue to control development of the project. An assignment of the development contact with all terms and conditions will be required as part of assuming the plat development. ANALYSIS: As noted above, the applicant is pursuing the previously approved Stony Brook PUD project based on the plat and PUD approvals granted originally by the City Council in October of 2021. The plat and PUD for Stony Brook Village were approved based on consistency with the intent of the 2040 Plan land use guidance as Mixed-Density Residential and the underlying R-2 (Single and Two-Family) District zoning. The plat and development contract were recorded after project approval, with all securities and escrows provided, and the City adopted the Stony Brook PUD District. The amendment is reproduced below, with a redlined amendment that would incorporate the current request if approved. §153.047(P) Stony Brook Village PUD District. (1) Purpose. The purpose of the Stony Brook PUD District is to provide for the development of certain real estate subject to the district for two-family residential land uses. (2) Permitted uses. Permitted principal uses in the Stony Brook PUD District shall be two-family residential uses as found in the R-2 Single and Two-Family Residential District of the Monticello Zoning Ordinance, subject to the approved final stage development plans dated August 23, 2021, and as amended for building façade by development plans dated 1/28/26; and development agreement dated August 23, 2021, as may be amended. The introduction of any other use from any district shall be reviewed under the requirements of § 153.028(O) - Planned Unit Developments for Development Stage PUD and Final Stage PUD. (3) Accessory uses. Accessory uses shall be those commonly accessory and incidental to residential uses, and as specifically identified by the approved final stage PUD plans. (4) District performance standards. Performance standards for the development of any lot in the Stony Brook PUD District shall adhere to the approved final stage PUD plans and development agreement. In such case where any proposed improvement is not addressed by the final stage PUD, Planning Commission Agenda – 03/03/2026 4 then the regulations of the R-2, Single and Two-Family Residential District shall apply. (5) Amendments. Where changes to the PUD are proposed in the manner of use, density, site plan, development layout, building size, mass, exterior building materials or colors, lot coverage, or any other change, the proposer shall apply for an amendment to the PUD under the terms of § 153.028(O)(10). The city may require that substantial changes in overall use of the PUD property be processed as a new project, including a zoning district amendment. The amendment proposed for the development is limited to modifications to the building exterior and minor changes to the corresponding floor plan. The proposed changes to the façade consist of a lower roof pitch and changes to other building elevation details. The design proposes a 7/12 side gable roof pitch as opposed to the original 12/12 pitch. The front-to-rear pitch has been consequently lowered from 7/12 to 5/12. The City’s zoning ordinance accommodates 5/12 as an allowable minimum roof pitch in single- family and two-family districts. The current applicant has eliminated the chimneys on each end of the unit pairs, converting to a direct-vent gas fireplace which requires no chimney. The applicant has also replaced the individual window dormers with a single common false dormer over the paired garages. Building materials are identified by the applicant in narrative as being LP exterior siding on all sides, and the buildings have retained the brick/stone wainscot façade. The original plans included a stone wrap on the front entry porch posts; that element has been removed from the proposed plan. Otherwise, the proposed project appears to be substantially similar to the original approval. The originally approved building design accommodated a floor plan that was approximately 40 feet wide by 56 in length, with an attached garage of approximately 540 feet. The net livable area was approximately 1,650 square feet. The proposed home design continues to be single- story slab on grade design. The proposed homes, although modified in floor plan configuration, continue to be consistent with the prior approved dimensions, with a slightly smaller attached garage of 520 square feet. The plans require no change to the platted lot size given the similar dimensions. The building and garage sizes exceed R-2 standards. While a majority of the public street and utility improvements were previously completed, in assuming the development, the applicant/developer will be required to complete the remaining approved improvements, including the 10’ bituminous trail along Elm Street and the sidewalk along the interior public street, Stony Brook Circle. The conditions of Exhibit Z for the proposed amendment include those previously approved conditions still to be addressed, as well as additional conditions specific to the proposed Planning Commission Agenda – 03/03/2026 5 amendment. These include compliance with the approved landscaping plan, which provided landscaping for the overall PUD and common areas as well as individual unit landscaping, showing a 5’ x 6’ patio for each unit. As a condition of approval, the landscaping plan should be updated to detail the replacement quantity that is specific to the loss of the single specimen tree on site. While the landscaping plan provided should be sufficient to mitigate the loss of that tree, the request is to verify that calculation. The applicant also indicated during the application review meeting a desire for flexibility in the placement of the development monument originally proposed. That request has been noted in the conditions of approval. The conditions of approval for the original Stony Brook plat relating to the plat legal description and title have been resolved with the prior recording of the final plat. The Exhibit Z conditions are intended to confirm that all other developer responsibilities are completed consistent with the intent of the original project. This includes a requirement that the developer/applicant comply with all prior approved plans, receive Council approval of the assignment of the development, and provide replacement of securities and escrows necessary to complete the project. STAFF RECOMMENDED ACTION Staff recommend approval of the amendment to the Stony Brook Planned Unit Development District, subject to the conditions in Exhibit Z. The plans are slightly modified from the original, but still consistent with the City’s requirements for residential development in this area and buildings and the intent of the Stoy Brook PUD. As such, the proposal is consistent with the intent of the original Stony Brook PUD. SUPPORTING DATA A. Resolution PC-2026-12 B. Stony Brook Village PUD District - Ordinance No. 763 C. Aerial Site Image D. Applicant Narrative E. Proposed Elevations and Floor Plans F. Prior Approved Elevations and Floor Plans G. Prior Approved PUD and Plat Plans, Including: a. City Council Approved PUD b. City Council Approved Plat H. City Engineer’s Letter, dated February 20, 2026 I. Chief Building Official’s Letter, dated February 20, 2026 Z. Conditions of Approval Planning Commission Agenda – 03/03/2026 6 EXHIBIT Z Conditions of Approval Amendment to the Stony Brook Planned Unit Development District Legal Description: Lot 1 – 29, Block 1, Stony Brook Village PID #: 155270001010, 155270001020, 155270001030, 155270001040, 155270001050, 155270001060, 155270001070, 155270001080, 155270001090, 155270001100, 155270001110, 155270001120, 155270001130, 155270001140, 155270001150, 155270001160, 155270001170, 155270001180, 155270001190, 155270001200, 155270001210, 155270001220, 155270001230, 155270001240, 155270001250, 155270001260, 155270001270, 155270001280, 155270001290 1. Building permit plans shall be consistent with the submitted plans illustrating the use of LP siding materials on the building exterior. 2. Revise the landscaping plan to detail calculations detailing that the proposed site landscaping meets the requirements for Specimen Tree loss replacement as required by city ordinance. 3. All prior plans approved as a part of the Stony Brook Village PUD and Final Plat are incorporated into this approval, including: a. Plans for all public improvements b. Site landscaping, with exception of flexibility to accommodate the elimination of the development monument sign as previously shown c. Prohibition on accessory buildings d. HOA requirements per the City Attorney e. Pedestrian connection from end of cul-de-sac to 7th Street or Elm Street as approved by the City Engineer f. Amend grading plans to address the proposed patios as shown on the approved landscaping plan g. Provide detail for the monument signage identifying the project for separate sign permitting 4. Site landscaping is completed as approved with the PUD in 2021, with flexibility on installation of a proposed development monument, with required maintenance securities as specified in the Zoning Ordinance. Compliance with the approved landscaping plan 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. Planning Commission Agenda – 03/03/2026 7 5. Compliance with the terms of the City’s engineering staff letter dated August 17, 2021 and February 20, 2026. 6. Compliance with the terms of the City’s Chief Building & Zoning official letter dated February 20, 2026. 7. Homeowner’s Association documents are subject to the review and comment of the City Attorney and shall provide for individual and common maintenance responsibilities, as well as accessory structure limitations. 8. Replacement or verification of letters of credit and securities necessary to complete site and public improvements for the approved plat and PUD plans. 9. Comments and recommendations of other Staff and Planning Commission. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2026-12 1 RECOMMENDING APPROVAL OF AN AMENDMENT TO A PLANNED UNIT DEVELOPMENT FOR STONY BROOK VILLAGE, MODIFYING THE CONDITIONS RELATED TO PUD PERFORMANCE STANDARDS. PID #: 155270001010, 155270001020, 155270001030, 155270001040, 155270001050, 155270001060, 155270001070, 155270001080, 155270001090, 155270001100, 155270001110, 155270001120, 155270001130, 155270001140, 155270001150, 155270001160, 155270001170, 155270001180, 155270001190, 155270001200, 155270001210, 155270001220, 155270001230, 155270001240, 155270001250, 155270001260, 155270001270, 155270001280, 155270001290 WHEREAS, the applicant seeks an amendment to conditions applicable to an existing PUD residential plat; and WHEREAS, the property is subject to the Stony Brook Village Planned Unit Development District that governs the land uses on the subject property; and WHEREAS, the proposed changes would modify building and site development standards for attached twin homes in this plat; and WHEREAS, the site is located on property that is guided for Mixed Density Residential uses; and WHEREAS, the proposed changes would retain the neighborhood design and development elements that the City has identified as important to long-term residential stability and growth; and WHEREAS, the Planning Commission held a public hearing on March 3rd, 2026 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: 1. The amendment to the PUD preserves the intent of the original PUD approval. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2026-12 2 2. The amendment facilitates the City’s Comprehensive Plan and Economic Development objectives of the development of “missing middle” owner-occupied housing. 3. The amendment provides for the infill development of a long-vacant parcel in the core area of the community. 4. The amendment is consistent with the long term goal of developing attractive livable neighborhoods that offer longevity and stability of residents. 5. The amendment facilitates the development of residential uses that are consistent with the mix of residential densities in the immediate area. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council approve the amendment to Planned Unit Development to modify the development and building standards as shown in the applicant’s project submission, subject to the conditions identified in Exhibit Z of the Staff report, as listed below: 1. Building permit plans shall be consistent with the submitted plans illustrating the use of LP siding materials on the building exterior. 2. Revise the landscaping plan to detail calculations detailing that the proposed site landscaping meets the requirements for Specimen Tree loss replacement as required by city ordinance. 3. All prior plans approved as a part of the Stony Brook Village PUD and Final Plat are incorporated into this approval, including: a. Plans for all public improvements b. Site landscaping, with exception of flexibility to accommodate the elimination of the development monument sign as previously shown c. Prohibition on accessory buildings d. HOA requirements per the City Attorney e. Pedestrian connection from end of cul-de-sac to 7th Street or Elm Street as approved by the City Engineer f. Amend grading plans to address the proposed patios as shown on the approved landscaping plan g. Provide detail for the monument signage identifying the project for separate sign permitting 4. Site landscaping is completed as approved with the PUD in 2021, with flexibility on installation of a proposed development monument, with required maintenance securities as specified in the Zoning Ordinance. Compliance with the approved CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2026-12 3 landscaping plan 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. 5. Compliance with the terms of the City’s engineering staff letter dated August 17, 2021 and February 20, 2026. 6. Compliance with the terms of the City’s Chief Building & Zoning official letter dated February 20, 2026. 7. Homeowner’s Association documents are subject to the review and comment of the City Attorney and shall provide for individual and common maintenance responsibilities, as well as accessory structure limitations. 8. Replacement or verification of letters of credit and securities necessary to complete site and public improvements for the approved plat and PUD plans. 9. Comments and recommendations of other Staff and Planning Commission. ADOPTED this 3rd day of March, 2026 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Andrew Tapper, Chair ATTEST: ____________________________________________ Angela Schumann, Community Development Director Davidson, Hilgart, Hudgins, and Murdoff None. Absent: Gabler Request for Stony Brook Village PUD Amdt Legal: Lots 1-29, Block 1, Stony Brook Village Created by: City of Monticello 125 ft 12 7 12 7 12 FRONT TO REAR5 ALUM. OR STEEL FASCIA SOFFIT MFG. STONE LP SMARTSIDE 12 5 12 5 12 7 12 7 12 3 LP SMARTSIDE ALUM. OR STEEL FASCIA & SOFFIT LP SMARTSIDE ALUM. OR STEEL FASCIA & SOFFIT LP SMARTSIDE ALUM. OR STEEL FASCIA & SOFFIT FRONT ELEVATION LEFT ELEVATION OF OPTION 1 1/8"= 1'-0" REAR ELEVATION 1/4"= 1'-0" RIGHT ELEVATION OF OPTION 2 1/8"= 1'-0"1/8"= 1'-0" GR E Y D U C K C O . D R A F T I N G & D E S I G N OF DE S I G N F O R : DR A W N B Y : DR A W I N G # 2 0 P:R:R:R:R: F: X X DE H N D U P L E X KK 25 . 0 2 6 11 / 2 0 / 2 5 1/ 2 2 / 2 6 2/ 2 0 / 2 6 DISCLAIMER IN PREPARATION OF THIS PLAN EVERY ATTEMPT HAS BEEN MADE TO AVOID MISTAKES. DESIGNER CANNOT GUARANTEE AGAINST HUMAN ERROR. CONTRACTOR TO VERIFY ALL DIMENSIONS AND CONDITIONS AND BE RESPONSIBLE FOR THE SAME. THESE DESIGNS, CONCEPTS AND SPECIFICATIONS ARE INSTRUMENTS OF SERVICE AND AS SUCH REMAIN THE EXCLUSIVE PROPERTY OF GREY DUCK CO. AND ARE NOT TO BE COPIED WITHOUT THE WRITTEN CONSENT OF GREY DUCK CO. ALL SIDING LP SMART SIDE 18'-0" 58 ' - 0 " 14'-0"6'-0" 3' - 0 " 61 ' - 0 " I CRS. 6" CURB BLK. 5 CRS. 8" CONC. BLK. 20" x 8" CONC. FTG. I CRS. 6" CURB BLK. 5 CRS. 8" CONC. BLK. 20" x 8" CONC. FTG. I CRS. 6" CURB BLK. 5 CRS. 12" CONC. BLK. 20" x 8" CONC. FTG. UNEXCAVATED UNEXCAVATED 16'-3" 18'-0" 58 ' - 0 " 14'-0"6'-0" 3' - 0 " 61 ' - 0 " I CRS. 6" CURB BLK. 5 CRS. 8" CONC. BLK. 20" x 8" CONC. FTG. I CRS. 6" CURB BLK. 5 CRS. 8" CONC. BLK. 20" x 8" CONC. FTG. I CRS. 6" CURB BLK. 5 CRS. 12" CONC. BLK. 20" x 8" CONC. FTG. UNEXCAVATED UNEXCAVATED 16'-3" 6' - 0 " 1'-10 1/2"1'-10 1/2"1'-10 1/2" I CRS. 6" CURB BLK. 5 CRS. 12" CONC. BLK. 20" x 8" CONC. FTG. I CRS. 6" CURB BLK. 5 CRS. 12" CONC. BLK. 20" x 8" CONC. FTG. 6' - 0 " I CRS. 4" CURB BLK. 5 CRS. 8" CONC. BLK. 16" x 8" CONC. FTG. 6' - 0 " I CRS. 4" CURB BLK. 5 CRS. 8" CONC. BLK. 16" x 8" CONC. FTG. 1'-10 1/2" 20'-0" 40'-0" 20'-0" 40'-0" 80'-0" 22'-0"22'-0" 40'-0"40'-0" 80'-0" FOUNDATION PLAN - EITHER OPTION 1/4"= 1'-0"1,718 SFT. (HOUSE) 540 SFT. (GARAGE) OF X X WH.FURN. MECH. RM. 5'-11" X 6'-2" MASTER BATH 5'-0" x 12'-0" W.I.C. 6'-8" x 5'-6"LAUNDRY 6'-10" x 5'-6" MUD RM. 7'-7" x 3'-8" MASTER BEDROOM 12'-0" x 16'2" DEN 10'-8" x 12'-8" 13'-11" x 10'-0" KITCHEN 13'-11" x 9'-6" DINING RM. 15'-8" x 15'-0" GREAT RM. 5'-8" x 5'-6" PANTRY W.I.C. 5'-8" x 5'-0" 13'-0" x 12'-0" BEDROOM BATH 8'-3" x 6'-8" 18'-0"22'-0" 40'-0" 58 ' - 0 " 8'-0" x 4'-0" ISLAND 14'-0"6'-0"20'-0" 40'-0" WH.FURN. MECH. RM. 5'-11" X 6'-2" MASTER BATH 5'-0" x 12'-0" W.I.C. 6'-8" x 5'-6"LAUNDRY 6'-10" x 5'-6" MUD RM. 7'-7" x 3'-8" MASTER BEDROOM 12'-0" x 16'2" DEN 10'-8" x 12'-8" 13'-11" x 10'-0" KITCHEN 13'-11" x 9'-6" DINING RM. 15'-8" x 15'-0" GREAT RM. 5'-8" x 5'-6" PANTRY W.I.C. 5'-8" x 5'-0" 13'-0" x 12'-0" BEDROOM BATH 8'-3" x 6'-8" 18'-0"22'-0" 40'-0" 58 ' - 0 " 8'-0" x 4'-0" ISLAND 14'-0"6'-0"20'-0" 40'-0" 80'-0" 3' - 0 " 61 ' - 0 " 80'-0" 3' - 0 " 61 ' - 0 " 16'-0" x 7'-0" OVHD.16'-0" x 7'-0" OVHD. 4" CONC. FLR. SLAB W/ 6x6-10/10 W.W.M. GARAGE 4" CONC. FLR. SLAB W/ 6x6-10/10 W.W.M. GARAGELIN.LIN. LVP LVP LVP LVP CARPET CARPET VINYL VINYL LVPLVP CARPET CARPET VINYL VINYL LVP LVP CARPET CARPET EL E C T R I C F I R E P L A C E FIREPLACE OPTION 2 FIREPLACE OPTION 1 BU I L T - I N S BU I L T - I N S BU I L T - I N S BU I L T - I N S FIREPLACE OPTION 1 FIRST FLOOR PLAN OPTION 1 1/4"= 1'-0"1,718 SFT. (HOUSE) 540 SFT. (GARAGE) OF X X WH.FURN. MECH. RM. 5'-11" X 6'-2" MASTER BATH 5'-0" x 12'-0" W.I.C. 6'-8" x 5'-6"LAUNDRY 6'-10" x 5'-6" MUD RM. 7'-7" x 3'-8" MASTER BEDROOM 12'-0" x 16'2" 16'-0" x 7'-0" OVHD. 4" CONC. FLR. SLAB W/ 6x6-10/10 W.W.M. GARAGE 13'-0" x 12'-8" KITCHEN 7'-0" x 4'-0" ISLAND 17'-0" x 16'-11" LIVING RM. 10'-6" x 10'-6" BEDROOM 11'-0" x 13'-4" DINING RM. 10'-6" x 10'-6" BEDROOM BATH 9'-6" x 5'-0" WH.FURN. MECH. RM. 5'-11" X 6'-2" MASTER BATH 5'-0" x 12'-0" W.I.C. 6'-8" x 5'-6"LAUNDRY 6'-10" x 5'-6" MUD RM. 7'-7" x 3'-8" MASTER BEDROOM 12'-0" x 16'2" 16'-0" x 7'-0" OVHD. 4" CONC. FLR. SLAB W/ 6x6-10/10 W.W.M. GARAGE 10'-6" x 10'-6" BEDROOM 11'-0" x 13'-4" DINING RM. 10'-6" x 10'-6" BEDROOM BATH 9'-6" x 5'-0" 18'-0"22'-0"22'-0"18'-0" 40'-0"40'-0" 80'-0" 58 ' - 0 " 14'-0"6'-0"20'-0" 40'-0" 58 ' - 0 " 14'-0"6'-0"20'-0" 40'-0" 3' - 0 " 61 ' - 0 " 80'-0" 3' - 0 " 61 ' - 0 " PORCH 6'-0" x 6'-0" PORCH 6'-0" x 6'-0" 13'-0" x 12'-8" KITCHEN 17'-0" x 16'-11" LIVING RM. CARPET CARPET CARPET CARPET CARPET CARPET VINYL VINYL VINYLVINYL 7'-0" x 4'-0" ISLAND LVP LVP LVP LVP LVP LVP LVP LVP EL E C T R I C F I R E P L A C E FIREPLACE OPTION 2 FIREPLACE OPTION 1 BU I L T - I N S BU I L T - I N S BU I L T - I N S BU I L T - I N S FIREPLACE OPTION 1 FIRST FLOOR PLAN - 3 BED OPTION 1/4"= 1'-0"1,718 SFT. (HOUSE) 540 SFT. (GARAGE) OF X X 1 11 SCALE: 3/16" = 1'-0" FRONT ELEVATION GENERAL NOTES: 1. ALL DOOR AND WINDOW HEADERS TO BE S.P.F. #2 OR BETTER, SEE PLANS FOR SIZES. 2. HOUSE TO BE BUILT PER CURRENT I.R.C. CODES. 3. VERIFY GRADES AND ADJUST FOUNDATION/FOOTING STEPS AS NEEDED. 4. SEE PLANS FOR CEILING HEIGHTS 5. 4' HIGH POURED FDN. WALLS STD. 6. FLOOR PLAN DIMENSIONS ARE TO FACE OF FRAMING AND FOUNDATION. 7. ALL TRADES & SUPPLIERS TO REVIEW & VERIFY INFORMATION PERTINENT TO THEIR WORK AND NOTIFY CONST. OF ANY DISCREPANCIES PRIOR TO CONSTRUCTION. 8. NOTED CABINET SIZES ARE +/- AND TO BE FIELD VERIFIED. 9. TRADES TO VERIFY BASE AND TRIM SIZE PRIOR TO CONSTRUCTION. 10. ALL WALLS MORE THAN 10' H. TO BE S.P.F. #2 OR BETTER. 11. EXTERIOR ELEVATIONS ARE CONCEPTUAL ONLY: HOME SITE, FILL AND TOPOGRAPHY WILL DICTATE ACTUAL GRADES AND MAY VARY FROM THOSE SHOWN ON THE PLAN. 12. NOTE: SUBFLOOR JOINTS SHALL BE STAGGERED FROM FLOOR TRUSS OR JOIST JOINTS OF SHEET 07-00-BUYERPROJECT # BUYER S/O BUYER S/O REVISIONS: STARTED: AGENT:X X .MO N T I C E L L O , M N BE L L W O O D T W I N H O M E S MA R K E L L I O T T H O M E S 8-10-21 APP SET ST O N E Y B R O O K V I L L A G E CO L U M N GLS.GLS.GLS.GLS. SEE ROOF PLAN FOR ROOF PITCHES AND OVERHANGS 6" WINDOW TRIM AND GRIDS 6" CORNER BD. ON ALL ELEVATIONS TYP. C/ L A I R S P A C E 12 12 T.O. PLATE 9' - 1 1 / 8 " T.O. SLAB 10" TRIM 2x OVER 10" TRIM 27 ' - 1 " 6" TRIM TYP. ALUM. SOFFIT & FASCIA 6" TRIM TYP.8" LP TRIM TYP. BKT 12x24x3 (FYPON) ON VINYL SIDING 4" LAP 6" T R I M T Y P . 6" T R I M T Y P . 6" T R I M 6" T R I M 6" TRIM TYP. 6" TRIM TYP. LEDGESTONE PER SPECS T.O. PLATE 8' - 0 " T.O. 2/6 x 3/6 SH (BLACKENED) VINYL SHAKE VINYL SHAKE NOTE: @ SIDES OF DORMER TYP. 3' - 0 " 3/4 GLS. 6" T R I M 6" T R I M 12 1212 12 7:12 12:12 6" T R I M 6" TRIM TOP & BOTTOM 12 " S Q . L P 12" 20" LP BD. C/L 7'-0" GLS.GLS.GLS.GLS. 4:12 12 12 T.O. PLATE 9' - 1 1 / 8 " T.O. SLAB 2x OVER 10" TRIM 27 ' - 1 " 6" TRIM TYP. 6" TRIM TYP. 6" T R I M T Y P . 6" T R I M T Y P . 6" T R I M 6" T R I M 6" TRIM TYP. LEDGESTONE PER SPECS T.O. PLATE 6' - 2 " T.O. 6/0 x 2/0 PICT. (BLACKENED) 3' - 0 " 3/4 GLS. 6" T R I M 6" T R I M 12 12 7:12 12:12 6" T R I M 12 " T R I M 12 " T R I M 20" C/L 7'-0" 10" TRIM LP BD. & BATTEN VINYL SHAKE 12 12 4" 10" TRIM 4" CO L U M N 12 " S Q . L P 12" VINYL B&B NOTE: @ SIDES OF DORMER TYP. & BATTEN 12 12 12 12 NOTE: ZERO BARRIER SIDEWALKS (NO STEPS) - SLOPE SIDEWALK AS REQUIRED TO MATCH DRIVEWAY HT. / SLOPE VINYL BD. & BATTEN EXTERIOR ELEVATIONS ARE CONCEPTUAL ONLY: HOME SITE, FILL AND TOPOGRAPHY WILL DICTATE ACTUAL GRADES AND MAY VARY FROM THOSE SHOWN ON THE PLAN.2 11 07-00-BUYERPROJECT # BUYER S/O BUYER S/O REVISIONS: STARTED: AGENT:X X .MO N T I C E L L O , M N BE L L W O O D T W I N H O M E S MA R K E L L I O T T H O M E S 8-10-21 APP SET ST O N E Y B R O O K V I L L A G E OF SHEET SIDE ELEVATION SCALE: 3/16" = 1'-0" REAR ELEVATION SCALE: 3/16" = 1'-0" SIDE ELEVATION SCALE: 3/16" = 1'-0" VINYL SIDING 4" LAP ROOF BEYOND LINE OF MAIN ROOF BEYOND LINE OF GARAGE A/C UNIT GA S M E T E R 7 12 LEDGESTONE PER SPECS EL E C . M E T E R T.O. PLATE 9' - 1 1 / 8 " T.O. SLAB 6" T R I M 10" TRIM 12:12 12:12 24" 6" T R I M 12:12 10" TRIM 7 12 12:12 LP BD. & BATTEN C/ L A I R S P A C E ALUM. SOFFIT & FASCIA 6" TRIM TYP. 8" LP TRIM TYP. BKT 12x24x3 (FYPON) ON VINYL SIDING 4" LAP LP BD. & BATTEN T.O. PLATE 9' - 1 1 / 8 " T.O. SLAB 10" TRIM 27 ' - 1 " 6" T R I M T Y P . 6" T R I M T Y P . 6" TRIM TYP. 7:12 12 12 T.O. PLATE 9' - 1 1 / 8 " T.O. SLAB10" TRIM 27 ' - 1 " 6" T R I M T Y P . 6" T R I M T Y P . 6" TRIM TYP. 12 12 6" T R I M T Y P . 8" T R I M 6" TRIM TYP. 4" TRIM 8" TRIM 12 12 4" TRIM 8" TRIM VINYL SHAKE 7:12 ALUM. SOFFIT & FASCIA 6" TRIM TYP. 8" LP TRIM TYP. BKT 12x24x3 (FYPON) ON 12 12 6" T R I M T Y P . 6" T R I M T Y P . 6" TRIM TYP. 6" T R I M T Y P . 6" T R I M T Y P . 6" TRIM TYP. 8" T R I M 6" T R I M T Y P . 8" T R I M 6" TRIM TYP. 8" T R I M 10" TRIM10" TRIM VINYL BD. & BATTEN VINYL SHAKE VINYL SIDING 4" LAP ROOF BEYOND LINE OF MAIN ROOF BEYOND LINE OF GARAGE A/C UNIT GA S M E T E R 7 12 LEDGESTONE PER SPECS EL E C . M E T E R T.O. PLATE 9' - 1 1 / 8 " T.O. SLAB 6" T R I M 10" TRIM 12:12 12:12 24" 6" T R I M 12:12 4 12 10" TRIM 7 12 12:12 VINYL SHAKE SCALE: 3/16" = 1'-0" TWIN HOME FND PLAN 3 11 07-00-BUYERPROJECT # BUYER S/O BUYER S/O REVISIONS: STARTED: AGENT:X X .MO N T I C E L L O , M N BE L L W O O D T W I N H O M E S MA R K E L L I O T T H O M E S 8-10-21 APP SET ST O N E Y B R O O K V I L L A G E OF SHEET C/ L A I R S P A C E UNEXCAVATED UNEXCAVATED 2" 6" 2" 6"2" 8" 6" 2" 58 ' - 0 " 2' - 0 " 40'-0" 40'-0" 11'-6"9'-0"19'-6" 56 ' - 0 " 2' - 0 " 1'-6"1'-6 1/2" 56 ' - 0 " 2' - 0 " 10" 2"2" 5'-11 1/2" 8"8" 2" 6"2" 10" 2"2" 6" 2" FILL FOR SLAB 20'-6 1/2" 29 ' - 0 " 27 ' - 0 " 6'-11 1/4" 23 ' - 7 1 / 4 " 26 ' - 1 1 " 13 ' - 8 " 3'-7" 1' - 1 1 1 / 2 " 3' - 0 " 2' - 1 1 3 / 4 " 4' - 4 " 20'-2"2'-6" 15 ' - 4 " 6'-3" 17 ' - 1 0 1 / 2 " 2' - 9 " 5' - 0 " 7'-4" C/ L A I R S P A C E UNEXCAVATED UNEXCAVATED 2" 6" 2" 6"2" 8" 6" 2" 58 ' - 0 " 2' - 0 " 40'-0" 40'-0" 11'-6"9'-0"19'-6" 56 ' - 0 " 2' - 0 " 1'-6"1'-6 1/2" 56 ' - 0 " 2' - 0 " 5'-11 1/2" 8"8" 2" 6"2" 6" 2" FILL FOR SLAB 20'-6 1/2" 29 ' - 0 " 27 ' - 0 " 6'-11 1/4" 23 ' - 7 1 / 4 " 26 ' - 1 1 " 13 ' - 8 " 3'-7" 1' - 1 1 1 / 2 " 3' - 0 " 2' - 1 1 3 / 4 " 4' - 4 " 20'-2"2'-6" 15 ' - 4 " 6'-3" 17 ' - 1 0 1 / 2 " 2' - 9 " 5' - 0 " 7'-4" 80'-0" SCALE: 3/16" = 1'-0" TWIN HOME MAIN FLOOR PLAN 4 11 07-00-BUYERPROJECT # BUYER S/O BUYER S/O REVISIONS: STARTED: AGENT:X X .MO N T I C E L L O , M N BE L L W O O D T W I N H O M E S MA R K E L L I O T T H O M E S 8-10-21 APP SET ST O N E Y B R O O K V I L L A G E OF SHEET PORCH O. BATH LNDRY OWNER'S SUITE FOYER 58 ' - 0 " 2-CAR GARAGE C/ L A I R S P A C E BEDROOM #2 BATH MUDRM KITCHEN DINING 3' - 0 " GREAT ROOM MECH. 40'-0" 40'-0" 11'-6"9'-0"19'-6" 1'-8" 1' - 8 " 56 ' - 0 " 2' - 0 " 1'-8" 58 ' - 0 " 56 ' - 0 " 2' - 0 " 3'-0" 29 ' - 0 " 27 ' - 0 " 20'-6" 27 ' - 0 " DEN 1'-6" 3'-0" 1'-6" PORCH O. BATH OWNER'S SUITE FOYER 58 ' - 0 " 2-CAR GARAGE BEDROOM #2 BATH MUDRM KITCHEN DINING 3' - 0 " GREAT ROOM MECH. 40'-0" 40'-0" 11'-6"9'-0"19'-6" 1'-8" 1' - 8 " 56 ' - 0 " 2' - 0 " 1'-8" 3'-0" 20'-6" 27 ' - 0 " DEN 1'-6" 3'-0" 1'-6" LNDRY 80'-0" www.ci.monticello.mn.us OFFICE: 763-295-2711 FAX: 763-295-4404 505 Walnut Street Suite 1 Monticello, MN 55362 February 20, 2026 Re: Thomas Allen Homes- Stony Brook Village The Engineering Department has reviewed the application and offers the following comments: General Comments 1. All grading and public improvements will need to be completed in accordance with the approved plans created by Westwood Engineering. 2. See note 6 from the approved grading plans “LOTS 7-20 SHALL HAVE GUTTERS DRAINING ENTIRELY TO THE PROPOSED STREET.” 3. All punchlist items will need to be completed in accordance with the approved plans: 1. Raise Manhole castings 2. Repair washouts in the infiltration basins. 3. Install erosion control as needed during repairs in accordance with approved plans 4. Add 12” filter topsoil borrow to infiltration basins per plan. 5. Double-ring infiltration test must be completed and pass on both basins. 6. Remove any debris washed into catch basins. 7. Abandon two water services per plan. 8. Install street signs. 9. Install sidewalk. 10. Install trail. 11. Install wear course 12. Repair damaged section of storm sewer identified in televising video. 13. Install landscaping. 14. Relocate street light electrical service to new pole. 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 CITY OF Monticello PHONE: 763-295-2711 FAX: 763-295-4404 505 Walnut Street I Suite 1 I Monticello, MN 55362 February 20, 2026 Re: Stony Brook 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.All new residential townhouses shall comply with any/all applicable provisio ns of the 2020 MN Residential Building Code, including Appendix K-Sound Transmission. 2.The Monticello Department of Building Safety Requires a Certificate of survey showing any/all proposed improvements including driveways, sidewalks, and patios. 3.The Monticello Department of Building Safety Requires Foundation As built Surveys prior to the start of framing and final grading as Built Survey prior to the issuance of the Certificate of Occupancy. 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 www.ci.monticello.mn.us Planning Commission Agenda – 03/03/2026 1 2B. Public Hearing - Consideration of a request for a Preliminary Plat for Jefferson Commons Fifth Addition and Conditional Use Permits for Cross-Access on a 7.01 acre site in a B-4 (Regional Business) district, for a Day Care Center use. Applicant: Kid’s Haven Childcare and Preschool Prepared by: Grittman Consulting, Stephen Grittman, City Planner Meeting Date: 03/03/2026 Council Date (pending Commission action): 03/23/2026 Additional Analysis by: Community Development Director, Economic Development Manager, Assistant City Engineer, Chief Building Official, Community & Economic Development Coordinator ALTERNATIVE ACTIONS Decision 1: Consideration of a request for a Preliminary Plat for Jefferson Commons Fifth Addition 1. Motion to adopt Resolution No. PC-2026-09 recommending approval of a request for a Preliminary Plat for Jefferson Commons Fifth Addition, subject to the conditions in Exhibit Z and based on findings in said resolution. 2. Motion to adopt Resolution No. PC-2026-09 recommending denial of a request for a Preliminary Plat for Jefferson Commons Fifth Addition based on findings to be made by the Planning Commission and directing staff to prepare the resolution and authorizing the Chair to execute said resolution. 3. Motion to table action on Resolution No. PC-2026-09. Decision 2: Consideration of a request for a Conditional Use Permit for cross-access 1. Motion to adopt Resolution No. PC-2026-10 recommending approval of Conditional Use Permits for cross-access subject to the conditions in Exhibit Z and based on findings in said resolution. 2. Motion to adopt Resolution No. PC-2026-10 recommending denial of a request for Conditional Use Permits for cross-access based on findings to be made by the Planning Commission and directing staff to prepare the resolution and authorizing the Chair to execute said resolution. 3. Motion to table action on Resolution No. PC-2026-10. Planning Commission Agenda – 03/03/2026 2 Decision 3: Consideration of a request for a Conditional Use Permit for cross-access 1. Motion to adopt Resolution No. PC-2026-11 recommending approval of Conditional Use Permit for cross-access subject to the conditions in Exhibit Z and based on findings in said resolution. 2. Motion to adopt Resolution No. PC-2026-11 recommending denial of a request for Conditional Use Permits for cross-access based on findings to be made by the Planning Commission and directing staff to prepare the resolution and authorizing the Chair to execute said resolution. 3. Motion to table action on Resolution No. PC-2026-11. REFERENCE AND BACKGROUND Property: Legal Description: Outlot C Jefferson Commons, except that part platted as Jefferson Commons Second Addition] PID #: 155164000030, 155192001011, 155164000070 Planning Case Number: 2026-05 Request(s): 1. Preliminary Plat for Jefferson Commons Fifth Addition 2. Conditional Use Permit for Cross-Access 3. Conditional Use Permit for Cross-Access Deadline for Decision: April 3, 2026 (60-day deadline) June 2, 2026 (120-day deadline) Land Use Designation: Regional Commercial Zoning Designation: B-4 (Regional Business) Overlays/Environmental Regulations Applicable: None Current Site Uses: Vacant Land Surrounding Land Uses: North: Vacant Commercial East: Vacant Commercial South: Commercial (Monticello Theater) West: Stormwater Ponding Project Description: The applicants seek to subdivide a portion of an existing outlot in the Jefferson Commons commercial district to establish a Planning Commission Agenda – 03/03/2026 3 commercial daycare facility for up to 316 students. The building would be approximately 26,704 square feet in area, on a parcel of 2.93 acres. The remaining undeveloped portion of the existing outlot would be 4.09 acres, and replatted as a new outlot in the “Fifth Addition”, together with the building site. Because the property was originally developed with specified access points to School Boulevard, along with a shared access easement between this land and the Theater parcel to the south, the consideration of the plat includes Conditional Use Permits to two shared/cross access easements that facilitate access from this parcel and the theater parcel to School Boulevard. ANALYSIS: Preliminary Plat The proposed plat consists of one building parcel (Lot 1, Block 1) which will be developed as a commercial daycare facility, and a residual outlot to the east available for future development. The underlying property is currently owned by the City of Monticello, which has consented to the plat application. Pending approval of the plat and property sale, the easterly outlot will be retained by the City. In the current condition, the subject property is encumbered by an access easement along its far westerly property line. This easement would be vacated or amended through a separate action of the City Council in coordination with the Council’s Final Plat consideration. This easement would be replaced with two access points, including a revised location for the westerly access, which better facilitates development of the proposed daycare site. One additional benefit of the driveway/easement relocation is the provision of proof-of-parking space for the daycare (discussed more directly in the Site Plan Review comments below). The configuration is further discussed as part of the cross-access analysis below. The service drive located along the south property line is an existing condition and subject to an existing easement. Apart from confirmation of the various easement descriptions and management of stormwater as reviewed separately by the City Engineer, planning staff believes the Plat to be consistent with the requirements of the Subdivision Ordinance. The applicant has supplied a concurrent application for final plat consideration, which will be forwarded to the City Council for review pending the Planning Commission’s recommendation. Planning Commission Agenda – 03/03/2026 4 Conditional Use Permits for Cross Access Intertwined with the proposed plat are the CUPs for cross access. The first CUP establishes shared access from the theater parcel across the daycare site to School Boulevard, and the second CUP establishes access for the daycare site across the undeveloped portion of the adjoining outlot, also to School Boulevard. The access points along School Boulevard are controlled by the City to ensure that School Boulevard traffic is not disrupted by unregulated driveway locations. School Boulevard is a major east-west collector route for the city. The primary requirement for such cross access permitting relates to assurances that the proper agreements are recorded to manage requirements for shared long-term maintenance of the access routes and ensure permanent access easements across the driveways for the benefitted parcels. As noted above, the locations of driveway access points on School Boulevard are ed by the City, resulting in the need for these CUPs as the subdivision patterns often will not mesh with the prescribed driveway access points. Staff have made one comment related to improving access circulation, which is discussed below. Other than that revision and the recording of cross easement documents as conditions of approval, planning staff sees no issues with these CUP requests. Site Plan The Preliminary Plat and the Cross-Access CUPs are the formal items for Planning Commission hearing and review. The proposed use of the property as a day care facility is a permitted use in the B-4 (Regional Business) District and consistent with the Regional Business 2040 Plan land use designation. As a permitted use, an administrative site plan review is required for the use itself. The applicants have prepared site plans to demonstrate the ability to develop the proposed use on the subdivided property. Staff completed a site plan review concurrent with the land use applications and included the site plan review comments here for reference. Parking Supply. Based on student and staff capacity, the Zoning Ordinance would require a total of 99 parking spaces. The applicable parking ratios require one space per 5 students (64 spaces), plus 35 staff spaces on maximum shift, a total of 99. The applicant proposed to construct 85 parking spaces and has illustrated the remaining 14 spaces along the westerly driveway as “proof of parking”, to be constructed if the City observes common overflow on the property. There is no parking permitted on School Boulevard, so the site must be able to contain its parking on site. For daycare facilities of this type, parents typically walk their children into the building (as opposed to more common drop-off circulation for older school students). However, the parking stays are short and turn over rapidly. It is staff’s belief that the 85 spaces should be sufficient for the use, and notes that if needed, the 14 proof-of-parking spaces can be required if needed. Planning Commission Agenda – 03/03/2026 5 Circulation. The site is designed to accommodate access to School Boulevard in two locations – first along the westerly boundary of the site, and second via the extension of a driveway onto the easterly outlot. Both of these access points are shared with adjoining parcels. The building is also accessible for service purposes via a shared service drive along the south boundary of the site, shared with the Theater parcel. One aspect of the parking and circulation design that bears attention is the alignment of the parking immediately to the west of the building. The layout leaves a large triangle of pavement without clear delineation for vehicle use and direction. It further adds impervious surface that serves no circulation or other purpose. By repositioning the island parking rows along the west building line (adjacent to the sidewalk that abuts the building and planting space, the design could replace the 14 spaces in the island, or even add a few more, and create more defined circulation for all vehicles on the site, as well as those utilizing the shared driveway aisle from the Theater. This triangular island, along with the additional edge islands near the building, would reduce pavement, but not increase planting requirements. An illustration of this idea is shown below, but other alternatives to accomplish a clear circulation path may also be acceptable. Staff Option Proposed Plan Pedestrian Circulation. The plan shows sidewalk construction around the building, as well as pathway along School Boulevard, accommodating the eventual extension of this pathway system to both sides of the collector roadway. The plan shows a private sidewalk connection from the School Boulevard path into the site. However, the location of this sidewalk extension leads to parking spaces, which are the accessible spaces with accessible ramps. By shifting the private sidewalk connection to the east, it could align with the front entrance, and shorten the Planning Commission Agenda – 03/03/2026 6 distance for pedestrians using that sidewalk across the main driveway. However, that shift would impact the site plan’s current compliance with parking lot island delineator requirements. As such, as a site plan comment, if the applicant can provide an alternative to align the front entrance, the site plan may be adjusted to accommodate this change. As a site plan comment, this is not a condition of approval. Lighting. The applicants have provided a photometric lighting plan for the facility. Site lighting levels appear to be consistent with the standards for commercial areas and should be confirmed at the time of building permit. The Zoning Ordinance requires that all site lighting is hooded and directed downward to avoid direct light source glare onto adjoining property or public right or way. In addition, the Ordinance requires site lighting to be on poles no greater than 25 feet in height. These details are not included on the plans but should also be confirmed at the time of building permit. Landscaping. The applicants have provided an extensive landscaping plan for the building perimeter, parking lot islands, and site perimeter. The plans include a calculation of the Landscaping code requirements, and compliance with the quantities as required. One note to mention – the zoning ordinance prescribes tree planting quantities based on total caliper inches of planting size. Therefore, the 13 boulevard trees along School Boulevard are to be planted at 3 caliper inches (DBH) to meet the standard as the plan notes. It is recommended that the tree species are varied among the four species proposed, rather than just the two as shown. Other trees in the plan are shown to be planted at 2-inch caliper and are accounted for at that size. Signage. Limited signage information has been provided at this time. The site will be required to meet the general ordinance standards, as well as specifics applicable to the Jefferson Commons development. Building Materials. The primary building materials are LP “Cedar Mill Panel” siding, with a series of accent metal and other materials used on the primary building. The front entrance includes an area of cultured stone fascia. All materials meet the requirements of the City’s building materials regulations as shown on the plans. STAFF RECOMMENDED ACTION Staff recommends approval of the Preliminary Plat, as well as the two Conditional Use Permits for cross parking, with the conditions identified in Exhibit Z and incorporated into the resolutions. The proposed plat and cross access CUPs are consistent with the zoning and subdivision regulations applicable to the site, as well as the development expectations for the Jefferson Commons commercial area. SUPPORTING DATA A. Resolution PC-2026-09 B. Resolution PC-2026-10 Planning Commission Agenda – 03/03/2026 7 C. Resolution PC-2026-11 D. Aerial Site Image E. Applicant Narrative F. Preliminary Plat G. Final Plat H. Plans, Including: 1. Architectural 2. Site Plan 3. Grading & Drainage 4. Sanitary Sewer & Water Plan 5. Storm Sewer Plan 6. SWPPP 7. Existing Conditions & Removal Plan 8. Pipe Size Analysis 9. Drainage Analysis 10. Landscape Plans 11. Photometrics I. Easement Exhibits J. City Engineer’s Letter and Plan Comments, dated February 20, 2026 K. Chief Building Official’s Letter, dated February 20, 2026 Z. Conditions of Approval Planning Commission Agenda – 03/03/2026 8 EXHIBIT Z Conditions of Approval Legal Description: Outlot C Jefferson Commons, except that part platted as Jefferson Commons Second Addition PID #: 155164000030, 155192001011, 155164000070 1. Cross access rights and agreements are prepared and recorded per the direction of the City Attorney, to include language for maintenance requirements for both accesses. 2. As related to the westerly shared access, develop an alternative configuration to create more defined circulation for the shared driveway aisle from the theater parcel. 3. Site landscaping is completed as approved, with required maintenance securities as specified in the Zoning Ordinance. Compliance with the approved landscaping plan 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. 4. Approval and recording of the plat is subject to the approval and completion of the pending land sale of the proposed Lot 1, Block 1, Jefferson Commons Fifth Addition. 5. A development contract for the proposed plat is executed and recorded providing for the terms and conditions of the plat development. 6. Compliance with the City ordinance for lighting, signage, landscaping and building materials and other site plan details, to be verified with building permit. 7. Compliance with the terms of the City’s Engineering Staff letter dated February 20, 2026. 8. Compliance with the terms of the Chief Building Official’s letter dated February 20, 2026. 9. Comments and recommendations of other Staff and Planning Commission. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2026-09 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO RECOMMENDING APPROVAL OF A PRELIMINARY PLAT FOR JEFFERSON COMMONS FIFTH ADDITION PID: 155164000030 WHEREAS, the applicant is seeking a preliminary plat of a parcel of currently undeveloped land, currently platted as Outlot C of Jefferson Commons; and WHEREAS, the proposed plat would incorporate development opportunity for a commercial daycare land uses as an allowed use in the proposed B-4, Regional Zoning District; and WHEREAS, the plat creates a single commercial development parcel and one outlot reflecting common access area in the commercial district, dedication of public easements, and utilizes existing access easements to public streets along with drainage and utilities; and WHEREAS, the platted parcel will be consistent with requirements of the City’s Subdivision and Zoning Ordinance requirements; and WHEREAS, the subject property will be developed under the requirements of the Monticello Comprehensive Plan, which designate the land use for the property as Regional Business; and WHEREAS, the proposed preliminary plat accommodates the proposed commercial daycare under the B-4 zoning structure; and WHEREAS, the Planning Commission has reviewed the application for the plat pursuant to the regulations of the applicable ordinances and land use plans and policies; and WHEREAS, the Planning Commission held a public hearing on March 3rd, 2026 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution, and make the following Findings of Fact in relation to the recommendation of approval: 1. The proposed uses are consistent with the intent and purpose of the B-4, Regional Business District. 2. The proposed uses will be consistent with the existing and future land uses in the area in which they are located, including the Monticello Comprehensive Plan. 3. The impacts of the improvements are those anticipated by the existing and future land uses and are addressed through standard review and ordinances as adopted. 4. The proposed plat accommodates additional public and private improvements, including pedestrian facilities, utilities, and stormwater controls that ensure the project will continue to be consistent with the City’s long-term public service infrastructure. 5. The proposed access and development details, as supplemented in further submissions, meet the intent and requirements of the applicable zoning regulations. 6. As a property with development consistent with both the Comprehensive Plan and the previously approved plat for the site, the proposed plat is not anticipated to negatively impact surrounding residential properties. 7. Approval of the plat will not result in the need for additional road or utility infrastructure other than that being provided by and for the proposed use, and should not otherwise negatively impact the health or safety of the community. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota recommends to the City Council that the proposed Preliminary Plat for the Jefferson Commons Fifth Addition be approved, subject to the conditions of Exhibit Z of the staff report, as follows: 1. Cross access rights and agreements are prepared and recorded per the direction of the City Attorney, to include language for maintenance requirements for both accesses. 2. As related to the westerly shared access, develop an alternative configuration to create more defined circulation for the shared driveway aisle from the theater parcel. 3. Site landscaping is completed as approved, with required maintenance securities as specified in the Zoning Ordinance. Compliance with the approved landscaping plan 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. 4. Approval and recording of the plat is subject to the approval and completion of the pending land sale of the proposed Lot 1, Block 1, Jefferson Commons Fifth Addition. 5. A development contract for the proposed plat is executed and recorded providing for the terms and conditions of the plat development. 6. Compliance with the City ordinance for lighting, signage, landscaping and building materials and other site plan details, to be verified with building permit. 7. Compliance with the terms of the City’s Engineering Staff letter dated February 20, 2026. 8. Compliance with the terms of the Chief Building Official’s letter dated February 20, 2026. 9. Comments and recommendations of other Staff and Planning Commission. ADOPTED this 3rd day of March, 2026 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Andrew Tapper, Chair ATTEST: ____________________________________________ Angela Schumann, Community Development Director CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2026-10 1 RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR CROSS ACCESS IN A B-4, REGIONAL BUSINESS DISTRICT BETWEEN PARCELS TO BE PLATTED AS LOT 1, BLOCK 1, AND OUTLOT A JEFFERSON COMMONS FIFTH ADDITION WHEREAS, the applicant has submitted a request for a Conditional Use Permit for cross access over and with an adjoining parcel; and WHEREAS, the proposed access would facilitate the reasonable subdivision of commercial property; and WHEREAS, the proposed cross access is an aspect of the controlled access locations to School Boulevard from adjoining commercial development; and WHEREAS, the site is zoned Regional Business (B-4), which allows cross- and shared-access site development configurations between adjoining commercial parcels; and WHEREAS, the general land use would be consistent with the long term land use plan for the City and the location, including the designation of the site for “Regional Business” uses; and WHEREAS, the applicants have provided materials documenting that the proposed use facilitates long term use of the site for uses in the B-4 zoning district; and WHEREAS, the applicants have provided materials documenting that the proposed use will comply with the terms and standards of the subdivision ordinance with the recommendations approved by the Planning Commission; and WHEREAS, the Planning Commission held a public hearing on March 3rd, 2026 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2026-10 2 1. The applicant has provided plans demonstrating that the proposed facility will be in compliance with the standards for cross access found in the zoning ordinance. 2. The applicant has provided plans demonstrating that the use will improve long- term use of, and access to, the site for uses in the subject zoning district and Comprehensive Plan land use category. 3. The parcel is intended for commercial uses, which is the existing and proposed use of the property. 4. The operation of the business will benefit from the controlled access configurations through safer public street traffic and more predictable vehicle access maneuvers. 5. The use will improve convenience to customers and to the public, consistent with the City’s economic development objectives for commercial property. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council approve the Conditional Use Permit for cross access, subject to the conditions identified in Exhibit Z of the Staff report, as listed below: 1. Cross access rights and agreements are prepared and recorded per the direction of the City Attorney, to include language for maintenance requirements for both accesses. 2. As related to the westerly shared access, develop an alternative configuration to create more defined circulation for the shared driveway aisle from the theater parcel. 3. Site landscaping is completed as approved, with required maintenance securities as specified in the Zoning Ordinance. Compliance with the approved landscaping plan 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. 4. Approval and recording of the plat is subject to the approval and completion of the pending land sale of the proposed Lot 1, Block 1, Jefferson Commons Fifth Addition. 5. A development contract for the proposed plat is executed and recorded providing for the terms and conditions of the plat development. 6. Compliance with the City ordinance for lighting, signage, landscaping and building materials and other site plan details, to be verified with building permit. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2026-10 3 7. Compliance with the terms of the City’s Engineering Staff letter dated February 20, 2026. 8. Compliance with the terms of the Chief Building Official’s letter dated February 20, 2026. 9. Comments and recommendations of other Staff and Planning Commission. ADOPTED this 3rd day of March, 2026 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Andrew Tapper, Chair ATTEST: ____________________________________________ Angela Schumann, Community Development Director CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2026-11 1 RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR CROSS ACCESS IN A B-4, REGIONAL BUSINESS DISTRICT PID 155-164-000030 (FOR THAT PORTION TO BE PLATTED AS LOT 1, BLOCK 1, JEFFERSON COMMONS FIFTH ADDITION); 155192001011, 155164000070 WHEREAS, the applicant has submitted a request for a Conditional Use Permit for cross access over and with adjoining parcels; and WHEREAS, the proposed access would facilitate the reasonable subdivision of commercial property; and WHEREAS, the proposed cross access is an aspect of the controlled access locations to School Boulevard from adjoining commercial development; and WHEREAS, the site is zoned Regional Business (B-4), which allows cross- and shared-access site development configurations between adjoining commercial parcels; and WHEREAS, the general land use would be consistent with the long term land use plan for the City and the location, including the designation of the site for “Regional Business” uses; and WHEREAS, the applicants have provided materials documenting that the proposed use facilitates long term use of the site for uses in the B-4 zoning district; and WHEREAS, the applicants have provided materials documenting that the proposed use will comply with the terms and standards of the subdivision ordinance with the recommendations approved by the Planning Commission; and WHEREAS, the Planning Commission held a public hearing on March 3rd, 2026 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2026-11 2 1. The applicant has provided plans demonstrating that the proposed facility will be in compliance with the standards for cross access found in the zoning ordinance. 2. The applicant has provided plans demonstrating that the use will improve long- term use of, and access to, the site for uses in the subject zoning district and Comprehensive Plan land use category. 3. The parcel is intended for commercial uses, which is the existing and proposed use of the property. 4. The operation of the business will benefit from the controlled access configurations through safer public street traffic and more predictable vehicle access maneuvers. 5. The use will improve convenience to customers and to the public, consistent with the City’s economic development objectives for commercial property. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council approve the Conditional Use Permit for cross access, subject to the conditions identified in Exhibit Z of the Staff report, as listed below: 1. Cross access rights and agreements are prepared and recorded per the direction of the City Attorney, to include language for maintenance requirements for both accesses. 2. As related to the westerly shared access, develop an alternative configuration to create more defined circulation for the shared driveway aisle from the theater parcel. 3. Site landscaping is completed as approved, with required maintenance securities as specified in the Zoning Ordinance. Compliance with the approved landscaping plan 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. 4. Approval and recording of the plat is subject to the approval and completion of the pending land sale of the proposed Lot 1, Block 1, Jefferson Commons Fifth Addition. 5. A development contract for the proposed plat is executed and recorded providing for the terms and conditions of the plat development. 6. Compliance with the City ordinance for lighting, signage, landscaping and building materials and other site plan details, to be verified with building permit. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2026-11 3 7. Compliance with the terms of the City’s Engineering Staff letter dated February 20, 2026. 8. Compliance with the terms of the Chief Building Official’s letter dated February 20, 2026. 9. Comments and recommendations of other Staff and Planning Commission. ADOPTED this 3rd day of March, 2026 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Andrew Tapper, Chair ATTEST: ____________________________________________ Angela Schumann, Community Development Director Consider Prelim Plat for Jefferson Commons 5th Addn. & CUPs PID: 155164000030, 155192001011, 155164000070 LEGAL: see notice Created by: City of Monticello 472 ft NO PARKING NO PARKING PROJECT LOCATION EXISTING DESCRIPTION LEGEND: SITE PLAN NOTES 1/1 SITE DATA: SETBACKS: PARKING DATA LOT MINIMUM: SURVEY DATA CI V I L E N G I N E E R I N G SI T E D E S I G N JEFFERSON COMMONS FIFTH ADDITION Meyer-Rohlin PRELIMINARY DRAFT FOR CITY REVIEW - REVISED 01/30/2026 'DWH/DVW5HYLVHG &RS\ULJKW0LFKDHO-7KRPDV$UFKLWHFW //&$OOULJKWVUHVHUYHG 7KHDUFKLWHFWXUDOZRUNVGHSLFWHGKHUHLQDUHWKH VROHSURSHUW\RI0LFKDHO-7KRPDV$UFKLWHFW//& DQGPD\QRWEHFRQVWUXFWHGRUXVHGZLWKRXWLWV H[SUHVVHGZULWWHQSHUPLVVLRQ1RSHUPLVVLRQWR PRGLI\RUUHSURGXFHDQ\RIWKHVHDUFKLWHFWXUDO ZRUNVLQFOXGLQJZLWKRXWOLPLWDWLRQWKH FRQVWUXFWLRQRIDQ\EXLOGLQJLVH[SUHVVHGRU 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Thomas Architect, LLC. All rights reserved. The architectural works depicted herein are the sole property of Michael J. Thomas Architect, LLC and may not be constructed or used without its expressed written permission. No permission to modify or reproduce any of these architectural works, including without limitation the construction of any building, is expressed or should be implied from delivery of preliminary drawings or unsealed construction drawings. Permission to construct the buildings(s) depicted in sealed construction drawings is expressly conditioned on the full and timely payment of all fees otherwise due to Michael J. Thomas Architect, LLC and, in absence of any written agreement to the contrary, is limited to a one- time use on the site indicated on these plans. MJT Project No: File Name: 24005 Kids Haven Monticello 02-02-26.pln Drawn By: 24005 Signature I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. 23592 Minnesota License No.: 00-00-0000 Date Signed: 03-25-24, 07-17-25, 10-26-24, 11-20-25, 12-28-25, 90% Progress Set 01-26-26 Bid_Permit Set 02-02-26 A0.2 4918 S. Tri Oak Circle NE East Bethel, MN 55092 Phone: 651-245-2346 Email: mjtallc2520@gmail.com Web:michaeljthomasarchitect.com Ki d ' s H a v e n C h i l d C a r e & P r e s c h o o l Sc h o o l B o u l e v a r d Mo n t i c e l l o , M N SC A L E I N D I C A T E D B A S E D U P O N P R I N T E D 2 4 " X 3 6 " ( A R C H I T E C T U R A L D ) SH E E T Ne w B u i l d i n g Roof a n d Wal l Col or s Metallic Silver (K7)1Metallic Silver (K7) 11 SCALE: 3/32" = 1'-0"1 North Exterior Colors 0 8' 16' 24' SCALE: 3/32" = 1'-0"2 South Exterior Colors 0 8' 16' 24' SCALE: 3/32" = 1'-0"3 West Exterior Colors 0 8' 16' 24' SCALE: 3/32" = 1'-0"4 East Exterior Colors 0 8'16' 24' PREFINISHED METAL Elevate - UNA Clad Kynar finish "Bone White" Main Roof fascias, soffits, drip caps, and misc. break metal locations. 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     $ 5 & + , 7 ( & 7 8 5 $ /  '  6+ ( ( 7 1H Z  % X L O G L Q J  $  $  $  $                                                                                                            & 5 6              7UDVK(QFORVXUH 6&$/(  7UDVK(QFORVXUH3ODQ    6&$/(  7UDVK(QFORVXUH)URQW(OHYDWLRQ    6&$/(  7UDVK(QFORXVXUH6LGH(OHYDWLRQ    6&$/(  7UDVK(QFORVXUH%DFN(OHYDWLRQ    6&$/(  7UDVK(QFO6HFWLRQ    67$1',1*6($007/ 522)29(5 6<17+(7,&)(/7 29(53/<' '(&.,1* ;-2,67# 2& ;:'678'6 3/<:'$7 ,176,',1*29(5 3/<:'$7 (;7 &08&25(),// $1'5(,1)3(5 6758&7 5(,1*&21&6/$%21 *5$'(  ;/9/ ;*$/978%(67/ *$7()5$0(6 ;&20326,7( '(&.,1**$7(3,&.(76(4 7275(;6,*1$785( '(&.,1*/8;85<&2/25 :+,'%(< 3529,'(/$7&+ $1'  +,1*(6$7 ($*$7( ;/3 60$575,0( /3&('$50,// 3$1(/ 6/23(&21&6/$%'13(5  &2175(,1)&21& )7*81'(5$// &08:$//6 60227+)$&( 1$785$/*5$<&08 63/,752&.)$&(&08 1$785$/*5$< *$7(&$1(%2/76:3,/27 +2/(6,1&21&6/$% PROJECT LOCATION SITE MINNESOTA KID'S HAVEN SITE IMPROVEMENT PROJECT MONTICELLO, MN CITY OF MONTICELLOWRIGHT COUNTY SITE SIT E SITE INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N PROJECT LOCATION EXISTING DESCRIPTION LEGEND: SITE PLAN NOTES SITE DATA: GENERAL NOTES SETBACKS: PARKING DATA KEY NOTES: LOT MINIMUM: SURVEY DATA INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N LEGEND: INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N SURVEY DATA LEGEND: INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N ’ ’ SURVEY DATA LEGEND: INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N SURVEY DATA SWPPP AMENDMENTS EROSION CONTROL INSTALLATION SCHEDULE EROSION CONTROL NOTES EROSION CONTROL MAINTENANCE SCHEDULE SWPP NARRATIVE POLLUTION PREVENTION NOTES RESPONSIBLE PARTY DESIGN CALCULATIONS SWPPP Designer: Owner: MISSY SJOLIN Contractor: Manager: EROSION CONTROL QUANTITIES: TEMPORARY SEDIMENT BASIN LOCATION OF SWPPP REQUIREMENTS IN PLANS INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N LEGEND: VEGETATION GROUND COVER SCHEDULE SITE DATA: PROJECT LOCATION EXISTING DESCRIPTION SURVEY DATA LEGEND: DEMOLITION NOTES INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N PROJECT LOCATION EXISTING DESCRIPTION SURVEY DATA INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N CONCRETE PAVEMENT - HEAVY DUTY BITUMINOUS PAVEMENT SILT FENCE DETAIL CONCRETE PAVEMENT - LIGHT DUTY (PRIVATE SIDEWALK) INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N Kids Haven Site Improvement Project School Boulevard Monticello, MN STORM SEWER PIPE SIZE ANALYSIS Prepared for: Kid’s Haven Childcare and Preschool Attn: Missy Sjolin 302 12th Ave. S. Buffalo, MN 55313 Phone: (763) 682-3072 msjolin@kidshaven.net Prepared by: Civil Engineering Site Design PO Box 566 118 East Broadway St. Monticello, MN 55362 Contact: Scott Dahlke. Phone: (763) 314-0929 sdahlke@civilesd.com February 02, 2026 CESD Project # 00992 Kids Haven, Monticello, MN Pipe Size Analysis Page 2 TABLE OF CONTENTS Narrative - Proposed Project - Site Location - Requirements - Summary - Certification Pipe Size Calculation Tabulation (Rational Method) - 10 yr Rainfall Event Pipe Size Drainage Areas - Drawing CB Storm Sewer Drainage Area Plan Kids Haven, Monticello, MN Pipe Size Analysis Page 3 NARRATIVE PROPOSED PROJECT: The project proposes a 2.9-acre industrial site improvement project to be constructed on Lot 1, Block 1, JEFFERSON COMMONS 2ND ADDITION in Monticello, MN. The project will provide building and parking lot improvements, and drainage and erosion control as required by the City of Monticello. The project proposes to collect a majority of hard surface storm water runoff for the project site and convey storm water to the existing storm water management basin southwest of the project. SITE LOCATION: The project site is located south of School Boulevard and westerly of MN State Highway No. 25 in the City of Monticello, MN. The property is bounded by current and future industrial business sites. An existing storm water management basin is located to the southwest on city property. The project is in the NE ¼ of the SE ¼ of Section 15, Township 121, Range 25, Wright County, MN. Access to the site can be achieved from School Boulevard. REQUIREMENTS: Stormwater management design for the project is subject to review by the City of Monticello. Pipe size analysis for on-site storm drainage is required. According to the City of Monticello regulations, the goal for the pipe size design is to control storm water runoff for the 10-year storm event using Minnesota IDF curve rainfall data. SUMMARY: The attached pipe size calculation tabulations propose to satisfy the City of Monticello requirements. CERTIFICATION: I hereby certify that this report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 2/2/2026 ______________________ ______________ Scott Dahlke, P.E. Date STORM SEWER DESIGN SHEET - RATIONAL METHOD Project Name: Date:2/2/2026 CATCH BASIN CALCULATIONS PIPE CALCULATIONS STRUCTURE D.S.Travel UPSTREAM HYDRAULIC CALCULATIONS ID STRUCT DA(acre)tc(area)Time tc(cb)i -10yr C CA SUM(CA)MH DIA RIM STR. ID IE DOWNSTREAM CIR.Actual UPSTREAM DOWNSTREAM (min)(min)(min)(in/hr)ELEV IE STR. ID.Dia (in)Wall Lgth(ft)Grade (%)V(fps)Q (cfs)Qcap(cfs)HGL HGL(%)HGL RD-B 0.30 10 10.0 5.8 0.90 0.2743802 0.27 STUB N/A RD-B 962.70 1.59 CB-111 0.1 960.90 CB-111 10 0.153 49 3.67%7.7 4.21 961.57 0.53%961.32 CB-111 0.09 10 10.1 5.8 0.24 0.0212351 0.30 27 964.90 CB-111 960.70 1.71 EX CB 0.0 960.60 EX CB 12 0.167 8 1.25%5.1 3.99 961.67 0.23%961.65 RD-A 0.31 10 10.0 5.8 0.90 0.2772727 0.28 STUB N/A RD-A 962.70 1.61 EX CB 0.2 960.90 EX CB 10 0.153 62 2.90%6.9 3.74 961.65 0.54%961.32 CB-107 0.22 10 10.0 5.8 0.81 0.1761249 0.18 2x3 963.13 CB-107 959.60 1.02 CB-106 0.3 957.60 CB-106 12 0.167 117 1.71%5.9 4.67 958.20 0.08%958.10 CB-106 0.25 10 10.0 5.8 0.63 0.1578512 0.16 2x3 962.40 CB-106 958.90 0.92 CB-105 0.3 957.60 CB-105 12 0.167 94 1.38%5.3 4.20 958.16 0.07%958.10 CB-105 0.23 10 10.3 5.8 0.79 0.18191 0.52 48 962.22 CB-105 957.40 2.99 EX STUB 0.0 957.40 EX STUB 15 0.188 0 1.00%5.3 6.47 958.02 0.21%958.02 CB-104 0.19 10 10.0 5.8 0.24 0.0463039 0.05 27 964.00 CB-104 960.80 0.27 CB-103 0.4 960.40 CB-103 12 0.167 80 0.50%3.2 2.52 960.90 0.01%960.90 CB-103 0.11 10 10.4 5.8 0.24 0.0268136 0.07 48 964.45 CB-103 960.40 0.42 CB-102 0.4 958.90 CB-102 12 0.167 120 1.25%5.1 3.99 0.21 0.01%0.19 CB-102 0.32 10 10.8 5.7 0.66 0.2125574 0.29 48 962.50 CB-102 958.90 1.63 CB-101 0.4 958.20 CB-101 12 0.167 91 0.77%4.0 3.13 0.19 0.21%0.00 CB-101 0.22 10 11.2 5.6 0.72 0.159068 0.44 48 962.52 CB-101 957.98 2.49 EX STUB 0.1 957.91 EX STUB 15 0.188 17 0.41%3.4 4.15 958.56 0.15%958.54 Kids Haven, Monticello, MN        NO PARKING NO PARKING RD-A 13,420 SF RD-B 13,280 SF CB-104 8,440 SF CB-103 4,930 SFCB-105 10,010 SF CB-102 14,130 SF CB-101 9,690 SFCB-106 10,860 SF CB-107 9,520 SF CB-111 3,890 SF CB1 CI V I L E N G I N E E R I N G SI T E D E S I G N LEGEND: PROJECT LOCATION EXISTING DESCRIPTION SURVEY DATA Kid’s Haven Site Improvement Project School Boulevard Monticello, MN DRAINAGE ANALYSIS Prepared for: Kid’s Haven Childcare and Preschool Attn: Missy Sjolin 302 12th Ave. S. Buffalo, MN 55313 Phone: (763) 682-3072 msjolin@kidshaven.net Prepared by: Civil Engineering Site Design Attn: Scott Dahlke PO Box 566 118 East Broadway Street Monticello, MN 55362 Phone: (763) 314-0929 sdahlke@civilesd.com February 02, 2026 CESD Project # 00992 Kid’s Haven, Monticello, MN Drainage Analysis Page 2 TABLE OF CONTENTS Narrative - Proposed Project - Site Location - Requirements - Existing Pond Conditions - Proposed Modified Pond Conditions - Soils Data - Runoff Calculations - Basin Water Quality - Summary - Certification Appendix A - Existing TP-40 Pond with CN 76 Conditions Analysis - DA 1 – Existing Pond Conditions Drainage Area Plan - 2 yr TP-40 Rainfall Event HydroCAD Calculation - 10 yr TP-40 Rainfall Event HydroCAD Calculation - 100 yr TP-40 Rainfall Event HydroCAD Calculation Appendix B - Proposed Atlas 14 Pond Conditions Analysis - DA 2 – Proposed Pond Conditions Drainage Area Plan - 2 yr Atlas 14 Rainfall Event HydroCAD Calculation - 10 yr Atlas 14 Rainfall Event HydroCAD Calculation - 100 yr Atlas 14 Rainfall Event HydroCAD Calculation Appendix C – Soils Data - Web Soil Survey Appendix D – Basin Water Quality Volume Calculations - Infiltration Shelf Volume Worksheet Kid’s Haven, Monticello, MN Drainage Analysis Page 3 NARRATIVE PROPOSED PROJECT: The project proposes a 2.9-acre industrial site improvement project to be constructed on Lot 1, Block 1, JEFFERSON COMMONS 2ND ADDITION in Monticello, MN. The project will provide building and parking lot improvements, and drainage and erosion control as required by the City of Monticello. The project proposes to collect a majority of hard surface storm water runoff for the project site and convey storm water to the existing storm water management basin southwest of the project. SITE LOCATION: The project site is located south of School Boulevard and westerly of MN State Highway No. 25 in the City of Monticello, MN. The property is bounded by current and future industrial business sites. An existing storm water management basin is located to the southwest on city property. The project is in the NE ¼ of the SE ¼ of Section 15, Township 121, Range 25, Wright County, MN. Access to the site can be achieved from School Boulevard. REQUIREMENTS: Stormwater management design for the project is subject to review by the City of Monticello, MN. The significant requirements are no net increase in runoff volume and water quality treatment in accordance with the National Pollutant Discharge Elimination System (NPDES) permit. The attached storm water runoff and ponding calculations are based on the Soil Conservation Service Synthetic Unit Hydrograph Method incorporated into the software program HydroCAD 10.00. Calculations use NOAA Atlas 14 rainfall depths and NRCS MSE 3 rainfall distribution. EXISTING SITE CONDITIONS: The existing site is part of JEFFERSON COMMONS plat. Drainage for the existing property is by surface drainage. The site drains northwest to the School Blvd. storm sewer system which drains to the existing storm water management basin southwest of the project. Existing topography elevation change of the property ranges from minimal to moderate with surface slopes from less than 1% to 20%. For this drainage analysis, the existing storm water management basin is assumed to have the proposed condition capacity and NURP pond water quality to satisfy stormwater management requirements at the time of the industrial park’s development. Since this occurred before Atlas 14 rainfall data, the existing pond model uses a TP-40 Type II rainfall distribution as the existing condition. The project site has an assumed curve number less than 76 per city engineer email dated 10/26/25. Kid’s Haven, Monticello, MN Drainage Analysis Page 4 Existing Pond Conditions Drainage Area Map DA 1 and associated HydroCAD calculation model printouts for the pond existing condition with TP-40 rainfall data and curve number 76 can be found in attached Appendix A. PROPOSED SITE CONDITIONS: The project proposes a 2.9-acre industrial site improvement project that includes a building, entrance access, and parking lot improvements. The storm water will be collected by storm sewer from the proposed building and parking lot improvements and routed to the existing storm sewer stubs provided by the School Blvd. storm sewer system which is conveyed to the existing storm water management basin. The existing basin will be expanded to increase capacity to mitigate the increased runoff volume from incorporating Atlas 14 rainfall data from the old, assumed TP-40 rainfall data and from the increased curve number of 81 that is above the assumed value of 76. An infiltration shelf will also be incorporated to satisfy water quality requirements. Proposed Pond Conditions Drainage Area Map DA 2 and associated HydroCAD calculation model printouts for the pond proposed condition with Atlas 14 rainfall data and resulting curve number of 83 can be found in attached Appendix B. SOILS DATA: Based on Web Soil Survey data, soils in the project area are understood to be mainly Hydrologic Soil Group B which are defined as having a moderate infiltration rate when thoroughly wet. These consist chiefly of moderately deep or deep, moderately well drained or well drained soils that have moderately fine texture to moderately coarse texture. These soils have a moderate rate of water transmission. Soils data for the site can be found in attached Appendix C. RUNOFF VOLUME CALCULATIONS: Calculations have been generated using HydroCAD 10.00 for runoff volume analysis. Refer to attachments of Exhibit A for drainage area plans and hydrographs for the TP-40 rainfall distribution 2-year 50% (2.70”) storm event, 10-year 10% (4.10”) storm event, and 100-year 1% (5.85”) storm event and Exhibit B for hydrographs for the Atlas 14 rainfall distribution 2-year 50% (2.81”) storm event, 10-year 10% (4.18”) storm event, and 100-year 1% (6.93”) storm event. Individual subcatchment areas have been identified and runoff volumes have been calculated in the HydroCAD model. Increasing the capacity of the existing storm water management basin is proposed, and the basin size and volume capacity has been designed to mitigate the increased storm water runoff from the increase of rainfall from the difference of TP-40 to Atlas 14 rainfall distribution and the increase from the difference of curve numbers from 76 to 81. The site runoff volumes are then tabulated for both the existing pond condition and proposed pond condition. Results indicate the proposed modified pond condition storage is greater than the increase in runoff volume. The following table summarizes the calculation model results for comparison of storm water runoff volumes and pond storage of existing conditions to proposed conditions: Kid’s Haven, Monticello, MN Drainage Analysis Page 5 CALCULATION SUMMARY Item Subcatchment Area 2 yr (2.81”) Runoff Vol. (cf) 10 yr (4.18”) Runoff Vol. (cf) 100 yr (6.93”) Runoff Vol. (cf) Pond Storage to Berm (cf) Existing TP-40 with CN 76 Pond Condition 1S (3.3 ac.) Contributing Project Area 9,845 (2.7” rainfall) 21,824 (4.1” rainfall) 39,073 (5.85” rainfall) 769,637 Proposed Atlas 14 with CN 81 Pond Condition 11S (3.3 ac.) Contributing Project Area 14,070 27,312 56,933 847,250 Increased Pond Condition Existing to Proposed 4,225 5,488 17,860 77,613 BASIN WATER QUALITY: Basin water quality volume is provided by the existing NURP pond. The expansion of the basin footprint and added infiltration shelf will serve as increased water quality for the proposed condition. Calculation of the basin water quality volume is to conform with MPCA General Construction Permit requirements. The required water quality volume is equal to one point one inch (1.1”) of runoff from the applicable new impervious surfaces created by the project. Pretreatment of the storm water before rising onto the infiltration shelf is provided by the wet basin. The impervious surface and basin volume calculations are provided in attached Appendix D. The following table summarizes the calculations: Item Applicable New Impervious Surface Area (sf) 1.1” Runoff Volume Required (cf) 48 hr Discharge Capacity (cf) Infiltration Storage Provided (cf) Basin 11P 79,830 7,277 11,628 8,392 SUMMARY: The project improvements and drainage analysis propose to satisfy the City of Monticello and MPCA NPDES requirements for storm water management. CERTIFICATION: I hereby certify that this report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 2/2/2026 ______________________ ______________ Scott Dahlke, P.E. Date Reg. No. 24348 Montissippi Park, Monticello, MN Drainage Analysis APPENDIX A Existing TP-40 Pond with Curve Number 76 Calculations              NO PARKING NO PARKING DRAINAGE AREA 11S 3.31 AC. DA1 CI V I L E N G I N E E R I N G SI T E D E S I G N LEGEND: PROJECT LOCATION EXISTING DESCRIPTION SURVEY DATA 11S Lot 1 Block 1 Drainage Area - TP-40 CN 76 1P Existing Pond Routing Diagram for 00992 Existing Pond TP-40 CN 76 Prepared by Civil Engineering Site Design, Printed 1/19/2026 HydroCAD® 10.20-3h s/n 01607 © 2024 HydroCAD Software Solutions LLC Subcat Reach Pond Link Existing Drainage Condition Type II 24-hr 2-Year Rainfall=2.70"00992 Existing Pond TP-40 CN 76 Printed 1/19/2026Prepared by Civil Engineering Site Design Page 2HydroCAD® 10.20-3h s/n 01607 © 2024 HydroCAD Software Solutions LLC Summary for Subcatchment 11S: Lot 1 Block 1 Drainage Area - TP-40 CN 76 Runoff = 3.21 cfs @ 12.09 hrs, Volume= 0.226 af, Depth= 0.82" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.10 hrs Type II 24-hr 2-Year Rainfall=2.70" Area (ac) CN Description * 3.310 76 Overall CN 76 3.310 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 15.0 Direct Entry, Summary for Pond 1P: Existing Pond Inflow = 0.00 cfs @ 0.00 hrs, Volume= 0.000 af Outflow = 0.00 cfs @ 0.00 hrs, Volume= 0.000 af, Atten= 0%, Lag= 0.0 min Primary = 0.00 cfs @ 0.00 hrs, Volume= 0.000 af Routing by Dyn-Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.10 hrs Starting Elev= 951.80' Surf.Area= 44,960 sf Storage= 53,612 cf Peak Elev= 951.80' @ 0.00 hrs Surf.Area= 44,960 sf Storage= 53,612 cf Plug-Flow detention time= (not calculated: initial storage exceeds outflow) Center-of-Mass det. time= (not calculated: no inflow) Volume Invert Avail.Storage Storage Description #1 950.50' 769,637 cf Custom Stage Data (Prismatic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 950.50 37,520 0 0 951.80 44,960 53,612 53,612 952.00 46,890 9,185 62,797 954.00 56,950 103,840 166,637 956.00 64,840 121,790 288,427 958.00 73,430 138,270 426,697 960.00 83,480 156,910 583,607 962.00 102,550 186,030 769,637 Device Routing Invert Outlet Devices #1 Primary 951.80'24.0" Round RCP_Round 24" L= 33.0' RCP, end-section conforming to fill, Ke= 0.500 Inlet / Outlet Invert= 951.80' / 951.60' S= 0.0061 '/' Cc= 0.900 n= 0.013 Concrete pipe, bends & connections, Flow Area= 3.14 sf #2 Primary 961.95'20.0' long + 4.0 '/' SideZ x 8.0' breadth Broad-Crested Rectangular Weir Head (feet) 0.20 0.40 0.60 0.80 1.00 1.20 1.40 1.60 1.80 2.00 2.50 3.00 3.50 4.00 4.50 5.00 5.50 Existing Drainage Condition Type II 24-hr 2-Year Rainfall=2.70"00992 Existing Pond TP-40 CN 76 Printed 1/19/2026Prepared by Civil Engineering Site Design Page 3HydroCAD® 10.20-3h s/n 01607 © 2024 HydroCAD Software Solutions LLC Coef. (English) 2.43 2.54 2.70 2.69 2.68 2.68 2.66 2.64 2.64 2.64 2.65 2.65 2.66 2.66 2.68 2.70 2.74 Primary OutFlow Max=0.00 cfs @ 0.00 hrs HW=951.80' (Free Discharge) 1=RCP_Round 24" ( Controls 0.00 cfs) 2=Broad-Crested Rectangular Weir ( Controls 0.00 cfs) Existing Drainage Condition Type II 24-hr 10-Year Rainfall=4.10"00992 Existing Pond TP-40 CN 76 Printed 1/19/2026Prepared by Civil Engineering Site Design Page 4HydroCAD® 10.20-3h s/n 01607 © 2024 HydroCAD Software Solutions LLC Summary for Subcatchment 11S: Lot 1 Block 1 Drainage Area - TP-40 CN 76 Runoff = 7.43 cfs @ 12.08 hrs, Volume= 0.501 af, Depth= 1.82" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.10 hrs Type II 24-hr 10-Year Rainfall=4.10" Area (ac) CN Description * 3.310 76 Overall CN 76 3.310 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 15.0 Direct Entry, Summary for Pond 1P: Existing Pond Inflow = 0.00 cfs @ 0.00 hrs, Volume= 0.000 af Outflow = 0.00 cfs @ 0.00 hrs, Volume= 0.000 af, Atten= 0%, Lag= 0.0 min Primary = 0.00 cfs @ 0.00 hrs, Volume= 0.000 af Routing by Dyn-Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.10 hrs Starting Elev= 951.80' Surf.Area= 44,960 sf Storage= 53,612 cf Peak Elev= 951.80' @ 0.00 hrs Surf.Area= 44,960 sf Storage= 53,612 cf Plug-Flow detention time= (not calculated: initial storage exceeds outflow) Center-of-Mass det. time= (not calculated: no inflow) Volume Invert Avail.Storage Storage Description #1 950.50' 769,637 cf Custom Stage Data (Prismatic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 950.50 37,520 0 0 951.80 44,960 53,612 53,612 952.00 46,890 9,185 62,797 954.00 56,950 103,840 166,637 956.00 64,840 121,790 288,427 958.00 73,430 138,270 426,697 960.00 83,480 156,910 583,607 962.00 102,550 186,030 769,637 Device Routing Invert Outlet Devices #1 Primary 951.80'24.0" Round RCP_Round 24" L= 33.0' RCP, end-section conforming to fill, Ke= 0.500 Inlet / Outlet Invert= 951.80' / 951.60' S= 0.0061 '/' Cc= 0.900 n= 0.013 Concrete pipe, bends & connections, Flow Area= 3.14 sf #2 Primary 961.95'20.0' long + 4.0 '/' SideZ x 8.0' breadth Broad-Crested Rectangular Weir Head (feet) 0.20 0.40 0.60 0.80 1.00 1.20 1.40 1.60 1.80 2.00 2.50 3.00 3.50 4.00 4.50 5.00 5.50 Existing Drainage Condition Type II 24-hr 10-Year Rainfall=4.10"00992 Existing Pond TP-40 CN 76 Printed 1/19/2026Prepared by Civil Engineering Site Design Page 5HydroCAD® 10.20-3h s/n 01607 © 2024 HydroCAD Software Solutions LLC Coef. (English) 2.43 2.54 2.70 2.69 2.68 2.68 2.66 2.64 2.64 2.64 2.65 2.65 2.66 2.66 2.68 2.70 2.74 Primary OutFlow Max=0.00 cfs @ 0.00 hrs HW=951.80' (Free Discharge) 1=RCP_Round 24" ( Controls 0.00 cfs) 2=Broad-Crested Rectangular Weir ( Controls 0.00 cfs) Existing Drainage Condition Type II 24-hr 100-Year Rainfall=5.85"00992 Existing Pond TP-40 CN 76 Printed 1/19/2026Prepared by Civil Engineering Site Design Page 6HydroCAD® 10.20-3h s/n 01607 © 2024 HydroCAD Software Solutions LLC Summary for Subcatchment 11S: Lot 1 Block 1 Drainage Area - TP-40 CN 76 Runoff = 13.34 cfs @ 12.08 hrs, Volume= 0.897 af, Depth= 3.25" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.10 hrs Type II 24-hr 100-Year Rainfall=5.85" Area (ac) CN Description * 3.310 76 Overall CN 76 3.310 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 15.0 Direct Entry, Summary for Pond 1P: Existing Pond Inflow = 0.00 cfs @ 0.00 hrs, Volume= 0.000 af Outflow = 0.00 cfs @ 0.00 hrs, Volume= 0.000 af, Atten= 0%, Lag= 0.0 min Primary = 0.00 cfs @ 0.00 hrs, Volume= 0.000 af Routing by Dyn-Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.10 hrs Starting Elev= 951.80' Surf.Area= 44,960 sf Storage= 53,612 cf Peak Elev= 951.80' @ 0.00 hrs Surf.Area= 44,960 sf Storage= 53,612 cf Plug-Flow detention time= (not calculated: initial storage exceeds outflow) Center-of-Mass det. time= (not calculated: no inflow) Volume Invert Avail.Storage Storage Description #1 950.50' 769,637 cf Custom Stage Data (Prismatic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 950.50 37,520 0 0 951.80 44,960 53,612 53,612 952.00 46,890 9,185 62,797 954.00 56,950 103,840 166,637 956.00 64,840 121,790 288,427 958.00 73,430 138,270 426,697 960.00 83,480 156,910 583,607 962.00 102,550 186,030 769,637 Device Routing Invert Outlet Devices #1 Primary 951.80'24.0" Round RCP_Round 24" L= 33.0' RCP, end-section conforming to fill, Ke= 0.500 Inlet / Outlet Invert= 951.80' / 951.60' S= 0.0061 '/' Cc= 0.900 n= 0.013 Concrete pipe, bends & connections, Flow Area= 3.14 sf #2 Primary 961.95'20.0' long + 4.0 '/' SideZ x 8.0' breadth Broad-Crested Rectangular Weir Head (feet) 0.20 0.40 0.60 0.80 1.00 1.20 1.40 1.60 1.80 2.00 2.50 3.00 3.50 4.00 4.50 5.00 5.50 Existing Drainage Condition Type II 24-hr 100-Year Rainfall=5.85"00992 Existing Pond TP-40 CN 76 Printed 1/19/2026Prepared by Civil Engineering Site Design Page 7HydroCAD® 10.20-3h s/n 01607 © 2024 HydroCAD Software Solutions LLC Coef. (English) 2.43 2.54 2.70 2.69 2.68 2.68 2.66 2.64 2.64 2.64 2.65 2.65 2.66 2.66 2.68 2.70 2.74 Primary OutFlow Max=0.00 cfs @ 0.00 hrs HW=951.80' (Free Discharge) 1=RCP_Round 24" ( Controls 0.00 cfs) 2=Broad-Crested Rectangular Weir ( Controls 0.00 cfs) Montissippi Park, Monticello, MN Drainage Analysis APPENDIX B Proposed Atlas 14 Modified Pond with CN 81 Calculations              NO PARKING NO PARKING DRAINAGE AREA 11S 3.31 AC. DA2 CI V I L E N G I N E E R I N G SI T E D E S I G N LEGEND: PROJECT LOCATION EXISTING DESCRIPTION SURVEY DATA 11S Lot 1 Block 1 Drainage Area - Atlas 14 11P Proposed Modified Pond Routing Diagram for 00992 Proposed Pond Atlas 14 CN 81 Prepared by Civil Engineering Site Design, Printed 1/19/2026 HydroCAD® 10.20-3h s/n 01607 © 2024 HydroCAD Software Solutions LLC Subcat Reach Pond Link Proposed Drainage Condition MSE 24-hr 3 2-Year Rainfall=2.81"00992 Proposed Pond Atlas 14 CN 81 Printed 1/19/2026Prepared by Civil Engineering Site Design Page 2HydroCAD® 10.20-3h s/n 01607 © 2024 HydroCAD Software Solutions LLC Summary for Subcatchment 11S: Lot 1 Block 1 Drainage Area - Atlas 14 Runoff = 4.79 cfs @ 12.25 hrs, Volume= 0.323 af, Depth= 1.17" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.10 hrs MSE 24-hr 3 2-Year Rainfall=2.81" Area (ac) CN Description 1.490 61 >75% Grass cover, Good, HSG B 0.610 98 Roofs, HSG B 1.210 98 Paved parking, HSG B 3.310 81 Weighted Average 1.490 45.02% Pervious Area 1.820 54.98% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 15.0 Direct Entry, Summary for Pond 11P: Proposed Modified Pond Inflow = 0.00 cfs @ 0.00 hrs, Volume= 0.000 af Outflow = 0.00 cfs @ 0.00 hrs, Volume= 0.000 af, Atten= 0%, Lag= 0.0 min Primary = 0.00 cfs @ 0.00 hrs, Volume= 0.000 af Routing by Dyn-Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.10 hrs Starting Elev= 951.80' Surf.Area= 51,410 sf Storage= 62,003 cf Peak Elev= 951.80' @ 0.00 hrs Surf.Area= 51,410 sf Storage= 62,003 cf Plug-Flow detention time= (not calculated: initial storage exceeds outflow) Center-of-Mass det. time= (not calculated: no inflow) Volume Invert Avail.Storage Storage Description #1 950.50' 847,250 cf Custom Stage Data (Prismatic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 950.50 43,980 0 0 951.80 51,410 62,003 62,003 952.00 53,350 10,476 72,480 954.00 63,380 116,730 189,210 956.00 71,540 134,920 324,130 958.00 80,420 151,960 476,090 960.00 90,730 171,150 647,240 962.00 109,280 200,010 847,250 Device Routing Invert Outlet Devices #1 Primary 951.80'24.0" Round RCP_Round 24" L= 33.0' RCP, end-section conforming to fill, Ke= 0.500 Inlet / Outlet Invert= 951.80' / 951.60' S= 0.0061 '/' Cc= 0.900 Proposed Drainage Condition MSE 24-hr 3 2-Year Rainfall=2.81"00992 Proposed Pond Atlas 14 CN 81 Printed 1/19/2026Prepared by Civil Engineering Site Design Page 3HydroCAD® 10.20-3h s/n 01607 © 2024 HydroCAD Software Solutions LLC n= 0.013 Concrete pipe, bends & connections, Flow Area= 3.14 sf #2 Primary 961.95'20.0' long + 4.0 '/' SideZ x 8.0' breadth Broad-Crested Rectangular Weir Head (feet) 0.20 0.40 0.60 0.80 1.00 1.20 1.40 1.60 1.80 2.00 2.50 3.00 3.50 4.00 4.50 5.00 5.50 Coef. (English) 2.43 2.54 2.70 2.69 2.68 2.68 2.66 2.64 2.64 2.64 2.65 2.65 2.66 2.66 2.68 2.70 2.74 Primary OutFlow Max=0.00 cfs @ 0.00 hrs HW=951.80' (Free Discharge) 1=RCP_Round 24" ( Controls 0.00 cfs) 2=Broad-Crested Rectangular Weir ( Controls 0.00 cfs) Proposed Drainage Condition MSE 24-hr 3 10-Year Rainfall=4.18"00992 Proposed Pond Atlas 14 CN 81 Printed 1/19/2026Prepared by Civil Engineering Site Design Page 4HydroCAD® 10.20-3h s/n 01607 © 2024 HydroCAD Software Solutions LLC Summary for Subcatchment 11S: Lot 1 Block 1 Drainage Area - Atlas 14 Runoff = 9.43 cfs @ 12.24 hrs, Volume= 0.627 af, Depth= 2.27" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.10 hrs MSE 24-hr 3 10-Year Rainfall=4.18" Area (ac) CN Description 1.490 61 >75% Grass cover, Good, HSG B 0.610 98 Roofs, HSG B 1.210 98 Paved parking, HSG B 3.310 81 Weighted Average 1.490 45.02% Pervious Area 1.820 54.98% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 15.0 Direct Entry, Summary for Pond 11P: Proposed Modified Pond Inflow = 0.00 cfs @ 0.00 hrs, Volume= 0.000 af Outflow = 0.00 cfs @ 0.00 hrs, Volume= 0.000 af, Atten= 0%, Lag= 0.0 min Primary = 0.00 cfs @ 0.00 hrs, Volume= 0.000 af Routing by Dyn-Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.10 hrs Starting Elev= 951.80' Surf.Area= 51,410 sf Storage= 62,003 cf Peak Elev= 951.80' @ 0.00 hrs Surf.Area= 51,410 sf Storage= 62,003 cf Plug-Flow detention time= (not calculated: initial storage exceeds outflow) Center-of-Mass det. time= (not calculated: no inflow) Volume Invert Avail.Storage Storage Description #1 950.50' 847,250 cf Custom Stage Data (Prismatic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 950.50 43,980 0 0 951.80 51,410 62,003 62,003 952.00 53,350 10,476 72,480 954.00 63,380 116,730 189,210 956.00 71,540 134,920 324,130 958.00 80,420 151,960 476,090 960.00 90,730 171,150 647,240 962.00 109,280 200,010 847,250 Device Routing Invert Outlet Devices #1 Primary 951.80'24.0" Round RCP_Round 24" L= 33.0' RCP, end-section conforming to fill, Ke= 0.500 Inlet / Outlet Invert= 951.80' / 951.60' S= 0.0061 '/' Cc= 0.900 Proposed Drainage Condition MSE 24-hr 3 10-Year Rainfall=4.18"00992 Proposed Pond Atlas 14 CN 81 Printed 1/19/2026Prepared by Civil Engineering Site Design Page 5HydroCAD® 10.20-3h s/n 01607 © 2024 HydroCAD Software Solutions LLC n= 0.013 Concrete pipe, bends & connections, Flow Area= 3.14 sf #2 Primary 961.95'20.0' long + 4.0 '/' SideZ x 8.0' breadth Broad-Crested Rectangular Weir Head (feet) 0.20 0.40 0.60 0.80 1.00 1.20 1.40 1.60 1.80 2.00 2.50 3.00 3.50 4.00 4.50 5.00 5.50 Coef. (English) 2.43 2.54 2.70 2.69 2.68 2.68 2.66 2.64 2.64 2.64 2.65 2.65 2.66 2.66 2.68 2.70 2.74 Primary OutFlow Max=0.00 cfs @ 0.00 hrs HW=951.80' (Free Discharge) 1=RCP_Round 24" ( Controls 0.00 cfs) 2=Broad-Crested Rectangular Weir ( Controls 0.00 cfs) Proposed Drainage Condition MSE 24-hr 3 100-Year Rainfall=6.93"00992 Proposed Pond Atlas 14 CN 81 Printed 1/19/2026Prepared by Civil Engineering Site Design Page 6HydroCAD® 10.20-3h s/n 01607 © 2024 HydroCAD Software Solutions LLC Summary for Subcatchment 11S: Lot 1 Block 1 Drainage Area - Atlas 14 Runoff = 19.40 cfs @ 12.23 hrs, Volume= 1.307 af, Depth= 4.74" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.10 hrs MSE 24-hr 3 100-Year Rainfall=6.93" Area (ac) CN Description 1.490 61 >75% Grass cover, Good, HSG B 0.610 98 Roofs, HSG B 1.210 98 Paved parking, HSG B 3.310 81 Weighted Average 1.490 45.02% Pervious Area 1.820 54.98% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 15.0 Direct Entry, Summary for Pond 11P: Proposed Modified Pond Inflow = 0.00 cfs @ 0.00 hrs, Volume= 0.000 af Outflow = 0.00 cfs @ 0.00 hrs, Volume= 0.000 af, Atten= 0%, Lag= 0.0 min Primary = 0.00 cfs @ 0.00 hrs, Volume= 0.000 af Routing by Dyn-Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.10 hrs Starting Elev= 951.80' Surf.Area= 51,410 sf Storage= 62,003 cf Peak Elev= 951.80' @ 0.00 hrs Surf.Area= 51,410 sf Storage= 62,003 cf Plug-Flow detention time= (not calculated: initial storage exceeds outflow) Center-of-Mass det. time= (not calculated: no inflow) Volume Invert Avail.Storage Storage Description #1 950.50' 847,250 cf Custom Stage Data (Prismatic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 950.50 43,980 0 0 951.80 51,410 62,003 62,003 952.00 53,350 10,476 72,480 954.00 63,380 116,730 189,210 956.00 71,540 134,920 324,130 958.00 80,420 151,960 476,090 960.00 90,730 171,150 647,240 962.00 109,280 200,010 847,250 Device Routing Invert Outlet Devices #1 Primary 951.80'24.0" Round RCP_Round 24" L= 33.0' RCP, end-section conforming to fill, Ke= 0.500 Inlet / Outlet Invert= 951.80' / 951.60' S= 0.0061 '/' Cc= 0.900 Proposed Drainage Condition MSE 24-hr 3 100-Year Rainfall=6.93"00992 Proposed Pond Atlas 14 CN 81 Printed 1/19/2026Prepared by Civil Engineering Site Design Page 7HydroCAD® 10.20-3h s/n 01607 © 2024 HydroCAD Software Solutions LLC n= 0.013 Concrete pipe, bends & connections, Flow Area= 3.14 sf #2 Primary 961.95'20.0' long + 4.0 '/' SideZ x 8.0' breadth Broad-Crested Rectangular Weir Head (feet) 0.20 0.40 0.60 0.80 1.00 1.20 1.40 1.60 1.80 2.00 2.50 3.00 3.50 4.00 4.50 5.00 5.50 Coef. (English) 2.43 2.54 2.70 2.69 2.68 2.68 2.66 2.64 2.64 2.64 2.65 2.65 2.66 2.66 2.68 2.70 2.74 Primary OutFlow Max=0.00 cfs @ 0.00 hrs HW=951.80' (Free Discharge) 1=RCP_Round 24" ( Controls 0.00 cfs) 2=Broad-Crested Rectangular Weir ( Controls 0.00 cfs) Montissippi Park, Monticello, MN Drainage Analysis APPENDIX C Soils Data Soil Map—Wright County, Minnesota Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 12/8/2025 Page 1 of 3 50 1 4 8 8 0 50 1 4 9 5 0 50 1 5 0 2 0 50 1 5 0 9 0 50 1 5 1 6 0 50 1 5 2 3 0 50 1 5 3 0 0 50 1 4 8 8 0 50 1 4 9 5 0 50 1 5 0 2 0 50 1 5 0 9 0 50 1 5 1 6 0 50 1 5 2 3 0 50 1 5 3 0 0 436220 436290 436360 436430 436500 436570 436640 436710 436780 436850 436150 436220 436290 436360 436430 436500 436570 436640 436710 436780 436850 45° 17' 18'' N 93 ° 4 8 ' 5 1 ' ' W 45° 17' 18'' N 93 ° 4 8 ' 1 8 ' ' W 45° 17' 3'' N 93 ° 4 8 ' 5 1 ' ' W 45° 17' 3'' N 93 ° 4 8 ' 1 8 ' ' W N Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 15N WGS84 0 150 300 600 900 Feet 0 45 90 180 270 Meters Map Scale: 1:3,210 if printed on A landscape (11" x 8.5") sheet. Soil Map may not be valid at this scale. MAP LEGEND MAP INFORMATION Area of Interest (AOI) Area of Interest (AOI) Soils Soil Map Unit Polygons Soil Map Unit Lines Soil Map Unit Points Special Point Features Blowout Borrow Pit Clay Spot Closed Depression Gravel Pit Gravelly Spot Landfill Lava Flow Marsh or swamp Mine or Quarry Miscellaneous Water Perennial Water Rock Outcrop Saline Spot Sandy Spot Severely Eroded Spot Sinkhole Slide or Slip Sodic Spot Spoil Area Stony Spot Very Stony Spot Wet Spot Other Special Line Features Water Features Streams and Canals Transportation Rails Interstate Highways US Routes Major Roads Local Roads Background Aerial Photography The soil surveys that comprise your AOI were mapped at 1:12,000. Warning: Soil Map may not be valid at this scale. Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale. Please rely on the bar scale on each map sheet for map measurements. Source of Map: Natural Resources Conservation Service Web Soil Survey URL: Coordinate System: Web Mercator (EPSG:3857) Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more accurate calculations of distance or area are required. This product is generated from the USDA-NRCS certified data as of the version date(s) listed below. Soil Survey Area: Wright County, Minnesota Survey Area Data: Version 19, Sep 10, 2025 Soil map units are labeled (as space allows) for map scales 1:50,000 or larger. Date(s) aerial images were photographed: Jun 29, 2023—Sep 13, 2023 The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident. Soil Map—Wright County, Minnesota Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 12/8/2025 Page 2 of 3 Map Unit Legend Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI 406 Dorset sandy loam, 0 to 2 percent slopes 44.4 88.1% 441 Almora loam, 0 to 2 percent slopes 2.0 4.0% 1377B Dorset-Two Inlets complex, 2 to 6 percent slopes 4.0 7.9% Totals for Area of Interest 50.4 100.0% Soil Map—Wright County, Minnesota Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 12/8/2025 Page 3 of 3 Wright County, Minnesota 406—Dorset sandy loam, 0 to 2 percent slopes Map Unit Setting National map unit symbol: 2w0m2 Elevation: 660 to 1,710 feet Mean annual precipitation: 25 to 33 inches Mean annual air temperature: 37 to 48 degrees F Frost-free period: 120 to 170 days Farmland classification: Farmland of statewide importance Map Unit Composition Dorset and similar soils:80 percent Minor components:20 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Dorset Setting Landform:Flats Landform position (three-dimensional):Talf Down-slope shape:Linear Across-slope shape:Linear Parent material:Loamy glaciofluvial deposits over sandy and gravelly outwash Typical profile Ap - 0 to 11 inches: sandy loam Bt - 11 to 20 inches: sandy loam 2Bk - 20 to 38 inches: gravelly coarse sand 2C - 38 to 79 inches: gravelly coarse sand Properties and qualities Slope:0 to 2 percent Depth to restrictive feature:More than 80 inches Drainage class:Somewhat excessively drained Capacity of the most limiting layer to transmit water (Ksat):Moderately high to high (0.60 to 2.00 in/hr) Depth to water table:More than 80 inches Frequency of flooding:None Frequency of ponding:None Calcium carbonate, maximum content:15 percent Maximum salinity:Nonsaline to very slightly saline (0.0 to 2.0 mmhos/cm) Available water supply, 0 to 60 inches: Low (about 5.0 inches) Interpretive groups Land capability classification (irrigated): 3s Land capability classification (nonirrigated): 3s Hydrologic Soil Group: B Map Unit Description: Dorset sandy loam, 0 to 2 percent slopes---Wright County, Minnesota Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 12/8/2025 Page 1 of 2 Ecological site: R057XY008MN - Shallow Gravelly Prairie Forage suitability group: Sandy (G057XN022MN) Other vegetative classification: Sandy (G057XN022MN) Hydric soil rating: No Minor Components Corliss Percent of map unit:10 percent Landform:Flats Landform position (three-dimensional):Rise Down-slope shape:Linear Across-slope shape:Linear Other vegetative classification:Sandy (G057XN022MN) Hydric soil rating: No Oylen Percent of map unit:5 percent Landform:Flats Landform position (three-dimensional):Talf Down-slope shape:Linear Across-slope shape:Linear Other vegetative classification:Sloping Upland, Low AWC, Neutral (G057XN004MN) Hydric soil rating: No Forada Percent of map unit:3 percent Landform:Swales Down-slope shape:Concave Across-slope shape:Linear Other vegetative classification:Level Swale, Neutral (G057XN001MN) Hydric soil rating: Yes Forada, occasionally ponded Percent of map unit:2 percent Landform:Depressions Down-slope shape:Concave Across-slope shape:Concave Other vegetative classification:Ponded If Not Drained (G057XN013MN) Hydric soil rating: Yes Data Source Information Soil Survey Area: Wright County, Minnesota Survey Area Data: Version 19, Sep 10, 2025 Map Unit Description: Dorset sandy loam, 0 to 2 percent slopes---Wright County, Minnesota Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 12/8/2025 Page 2 of 2 Wright County, Minnesota 441—Almora loam, 0 to 2 percent slopes Map Unit Setting National map unit symbol: gkc8 Elevation: 870 to 1,130 feet Mean annual precipitation: 23 to 35 inches Mean annual air temperature: 43 to 50 degrees F Frost-free period: 155 to 200 days Farmland classification: All areas are prime farmland Map Unit Composition Almora and similar soils:90 percent Minor components:10 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Almora Setting Landform:Outwash plains Down-slope shape:Linear Across-slope shape:Linear Parent material:Outwash Typical profile Ap - 0 to 10 inches: loam BE - 10 to 14 inches: fine sandy loam Bt - 14 to 36 inches: loam 2Bt - 36 to 41 inches: loamy sand 2C - 41 to 80 inches: gravelly coarse sand Properties and qualities Slope:0 to 2 percent Depth to restrictive feature:More than 80 inches Drainage class:Well drained Capacity of the most limiting layer to transmit water (Ksat):Moderately high to high (0.60 to 2.00 in/hr) Depth to water table:More than 80 inches Frequency of flooding:None Frequency of ponding:None Calcium carbonate, maximum content:30 percent Available water supply, 0 to 60 inches: Moderate (about 7.7 inches) Interpretive groups Land capability classification (irrigated): None specified Land capability classification (nonirrigated): 2s Hydrologic Soil Group: B Ecological site: R057XY010MN - Loamy Prairie Forage suitability group: Sloping Upland, Neutral (G091XN002MN) Map Unit Description: Almora loam, 0 to 2 percent slopes---Wright County, Minnesota Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 12/8/2025 Page 1 of 2 Other vegetative classification: Sloping Upland, Neutral (G091XN002MN) Hydric soil rating: No Minor Components Dorset Percent of map unit:8 percent Hydric soil rating: No Southhaven Percent of map unit:2 percent Hydric soil rating: No Data Source Information Soil Survey Area: Wright County, Minnesota Survey Area Data: Version 19, Sep 10, 2025 Map Unit Description: Almora loam, 0 to 2 percent slopes---Wright County, Minnesota Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 12/8/2025 Page 2 of 2 Wright County, Minnesota 1377B—Dorset-Two Inlets complex, 2 to 6 percent slopes Map Unit Setting National map unit symbol: glqv Elevation: 850 to 1,150 feet Mean annual precipitation: 23 to 35 inches Mean annual air temperature: 43 to 50 degrees F Frost-free period: 155 to 200 days Farmland classification: Farmland of statewide importance Map Unit Composition Dorset and similar soils:70 percent Two inlets and similar soils:20 percent Minor components:10 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Dorset Setting Landform:Hills on outwash plains, hills on stream terraces Landform position (two-dimensional):Backslope Down-slope shape:Concave Across-slope shape:Concave Parent material:Outwash Typical profile Ap,A - 0 to 11 inches: sandy loam Bt - 11 to 19 inches: sandy loam 2BC - 19 to 32 inches: gravelly loamy sand 2C - 32 to 80 inches: gravelly coarse sand Properties and qualities Slope:2 to 6 percent Depth to restrictive feature:More than 80 inches Drainage class:Well drained Capacity of the most limiting layer to transmit water (Ksat):High (2.00 to 6.00 in/hr) Depth to water table:More than 80 inches Frequency of flooding:None Frequency of ponding:None Calcium carbonate, maximum content:30 percent Available water supply, 0 to 60 inches: Low (about 4.7 inches) Interpretive groups Land capability classification (irrigated): None specified Land capability classification (nonirrigated): 3s Hydrologic Soil Group: A Ecological site: R057XY008MN - Shallow Gravelly Prairie Map Unit Description: Dorset-Two Inlets complex, 2 to 6 percent slopes---Wright County, Minnesota Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 12/8/2025 Page 1 of 3 Forage suitability group: Sloping Upland, Low AWC, Acid (G091XN008MN) Other vegetative classification: Sloping Upland, Low AWC, Acid (G091XN008MN) Hydric soil rating: No Description of Two Inlets Setting Landform:Hills on outwash plains, hills on stream terraces Landform position (two-dimensional):Shoulder Down-slope shape:Convex Across-slope shape:Convex Parent material:Outwash Typical profile Ap - 0 to 9 inches: loamy sand Bt - 9 to 19 inches: gravelly loamy sand C - 19 to 80 inches: gravelly sand Properties and qualities Slope:2 to 6 percent Depth to restrictive feature:More than 80 inches Drainage class:Excessively drained Capacity of the most limiting layer to transmit water (Ksat):High to very high (6.00 to 20.00 in/hr) Depth to water table:More than 80 inches Frequency of flooding:None Frequency of ponding:None Calcium carbonate, maximum content:30 percent Available water supply, 0 to 60 inches: Low (about 3.2 inches) Interpretive groups Land capability classification (irrigated): None specified Land capability classification (nonirrigated): 4s Hydrologic Soil Group: A Ecological site: F057XY018MN - Steep Sandy Upland Forest Forage suitability group: Sandy (G091XN022MN) Other vegetative classification: Sandy (G091XN022MN) Hydric soil rating: No Minor Components Verndale, acid substratum Percent of map unit:5 percent Hydric soil rating: No Southhaven Percent of map unit:5 percent Map Unit Description: Dorset-Two Inlets complex, 2 to 6 percent slopes---Wright County, Minnesota Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 12/8/2025 Page 2 of 3 Hydric soil rating: No Data Source Information Soil Survey Area: Wright County, Minnesota Survey Area Data: Version 19, Sep 10, 2025 Map Unit Description: Dorset-Two Inlets complex, 2 to 6 percent slopes---Wright County, Minnesota Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 12/8/2025 Page 3 of 3 Montissippi Park, Monticello, MN Drainage Analysis APPENDIX D Basin Water Quality Volume Calculations KID’S HAVEN – CITY OF MONTICELLO SITE IMPROVEMENT PROJECT INFILTRATION WORKSHEET Requirements: Infiltration of runoff generated from a 1.1” rainfall over the applicable new impervious surface within 48 hours. Step 1: Determine areas of impervious surfaces area outside of right of way and effective infiltration area. Proposed impervious surface area = 79,380 sf Total existing impervious surface = 0 sf Net increase of impervious surface = 79,380 sf Effective Infiltration Area = 6,460 sf Effective Infiltration Area equals infiltration shelf footprint area at 950.5 elevation. Step 2: Calculate water quality volume from increase of impervious surface generated by 1.0” runoff. 79,380 sf x 1.0 x 1.1 inch x 1ft/12inch = 7,277 cf Net Increased Coefficient Rainfall Volume Impervious Required to be Surface Area Treated Step 3: Calculate volume capacity of being infiltrated on site in 48 hours. Use infiltration rate for Type B soils = 0.45 in/hr. 6,460 sf x 0.45 in/hr x 48 hrs x 1ft/12inch = 11,628 cf Effective Infiltration Volume Infiltration Rate Capacity Area in 48 Hours Step 4: Compare volume capacity to volume required to be treated. 11,628 cf > 8,392 cf > 7,277 cf Volume Volume Volume Capacity of Infiltration Required to in 48 Hours Storage be Treated Additional Basin storage = 8,391 cf (62,003 – 53,612) basin volume below outlet invert of 951.8 in excavated infiltration shelf area at 950.5 elevation (see custom stage data) 0.6 0.6 6.7 6.7 11.2 12.0 9.9 10.0 11.9 9.9 7.6 8.4 9.0 4.7 2.4 2.4 2.4 2.3 2.4 0.10.10.10.10.10.10.10.10.10.10.20.30.30.40.50.50.40.40.30.20.10.10.10.10.10.10.10.10.10.10.20.20.20.20.20.20.10.10.10.10.10.10.10.10.10.10.10.10.20.20.20.30.30.30.20.20.20.10.10.10.2 0.2 0.30.3 0.4 0.40.30.3 0.20.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.2 0.3 0.4 0.4 0.4 0.4 0.4 0.4 0.5 0.5 0.3 0.5 0.4 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.3 0.3 0.4 0.4 0.5 0.4 0.3 0.4 0.5 0.5 0.6 0.6 0.5 0.3 0.4 0.5 0.5 0.6 0.7 0.8 0.8 0.5 0.3 0.5 0.5 0.6 0.7 0.8 0.9 1.0 1.1 0.9 0.5 0.6 0.7 0.8 0.9 1.0 1.2 1.3 1.4 1.3 0.6 0.7 0.7 0.8 0.9 1.0 1.2 1.4 1.6 1.8 1.8 1.7 0.7 0.7 0.8 0.8 0.9 1.0 1.2 1.4 1.6 1.8 2.1 2.3 2.1 2.3 2.0 0.7 0.8 0.8 0.8 0.9 1.0 1.1 1.3 1.4 1.6 1.8 2.1 2.4 2.5 2.1 2.0 2.3 2.4 1.9 0.8 0.8 0.9 0.9 0.9 1.0 1.0 1.1 1.2 1.4 1.5 1.7 2.0 2.4 2.7 2.8 2.2 2.0 2.3 2.1 0.9 0.9 1.0 0.9 1.0 1.0 1.0 1.0 1.1 1.2 1.3 1.4 1.6 1.9 2.3 2.7 2.9 2.8 2.4 2.0 1.9 1.5 1.1 1.1 1.1 1.1 1.1 1.0 1.0 1.0 1.0 1.1 1.2 1.3 1.4 1.5 1.7 2.0 2.3 2.7 2.9 2.7 2.3 2.0 1.7 1.6 1.5 1.5 1.4 1.4 1.3 1.2 1.1 1.1 1.1 1.1 1.1 1.2 1.2 1.3 1.4 1.6 1.8 2.0 2.3 2.6 2.7 2.7 2.6 2.4 2.2 2.1 1.9 2.0 1.9 1.8 1.7 1.5 1.4 1.2 1.1 1.1 1.1 1.1 1.2 1.2 1.3 1.4 1.5 1.6 1.8 2.0 2.2 2.4 2.6 2.7 2.7 2.7 2.9 2.7 2.3 2.6 2.6 2.4 2.2 2.0 1.7 1.5 1.3 1.3 1.2 1.2 1.2 1.2 1.2 1.2 1.3 1.4 1.5 1.6 1.7 1.8 2.0 2.2 2.4 2.5 2.8 3.0 3.4 2.9 2.6 3.2 3.3 2.9 2.7 2.5 2.2 1.9 1.6 1.5 1.4 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6.2 6.2 4.8 3.2 2.4 1.9 1.5 1.1 0.9 0.9 1.4 2.2 2.7 2.4 2.4 2.8 3.0 2.8 2.5 2.1 1.9 1.7 1.6 1.4 1.3 1.2 1.1 1.1 1.0 1.0 0.9 0.8 0.7 0.7 0.9 1.3 1.6 2.2 2.9 4.4 6.2 6.1 5.3 6.1 6.4 5.2 3.5 2.5 2.0 1.6 1.3 1.0 0.8 0.9 1.1 1.9 2.7 2.8 2.5 2.3 2.8 2.9 2.6 2.3 2.1 1.8 1.7 1.5 1.3 1.2 1.1 1.0 1.0 0.9 0.8 0.7 0.6 0.6 0.8 1.1 1.4 1.9 2.4 3.5 5.4 6.4 6.2 4.6 4.2 5.2 5.7 4.7 3.5 2.6 2.1 1.7 1.3 1.1 0.8 0.8 0.9 1.1 1.1 2.1 2.5 2.4 2.1 2.4 2.7 2.6 2.3 2.1 1.9 1.7 1.5 1.3 1.2 1.1 1.0 0.9 0.8 0.7 0.6 0.6 0.5 0.6 1.0 1.2 1.6 2.1 2.7 3.9 5.5 5.6 5.0 3.4 4.3 4.9 4.6 3.1 2.5 2.1 1.7 1.3 1.2 0.9 0.8 0.8 0.9 1.0 1.3 1.4 1.8 1.9 1.9 1.9 2.3 2.3 2.2 2.0 1.9 1.7 1.5 1.3 1.2 1.1 1.0 0.8 0.7 0.6 0.5 0.5 0.5 0.5 0.7 1.0 1.3 1.7 2.2 2.8 4.2 5.5 4.8 3.4 2.8 3.7 3.7 3.7 2.8 2.3 2.0 1.6 1.3 1.1 0.9 0.7 0.7 0.8 0.9 1.0 1.1 1.2 1.4 1.5 1.7 1.7 2.0 2.2 2.1 2.0 1.9 1.7 1.5 1.4 1.2 1.1 1.0 0.8 0.7 0.6 0.5 0.5 0.4 0.5 0.5 0.8 1.1 1.4 1.8 2.3 2.8 4.2 4.2 3.9 2.2 1.6 2.4 3.2 3.4 3.6 2.9 2.2 1.8 1.5 1.2 1.0 0.9 0.7 0.7 0.8 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0.9 1.3 1.1 1.2 0.5 0.7 1.0 1.4 1.4 2.1 0.5 0.7 0.4 0.6 0.9 1.4 1.4 1.9 1.6 0.4 0.6 0.8 1.2 1.3 1.2 1.0 0.4 0.5 0.7 1.0 1.2 1.7 2.1 0.4 0.5 0.6 0.8 1.0 2.9 0.4 0.5 0.6 0.6 0.8 2.1 7.5 0.4 0.4 0.5 0.5 0.6 1.0 1.4 0.4 0.5 0.5 0.6 0.7 0.7 0.4 0.5 0.6 0.7 0.8 1.0 0.4 0.5 0.7 0.9 1.2 3.4 2.8 0.4 0.5 0.7 1.0 1.5 5.3 8.1 0.4 0.5 0.7 1.2 1.5 3.4 4.6 0.4 0.5 0.7 1.2 1.5 1.8 2.5 0.5 0.7 1.0 1.4 1.3 1.4 0.4 0.6 0.8 1.1 1.0 5.8 1.7 0.4 0.5 0.7 0.9 1.1 1.2 1.5 2.2 2.2 2.3 4.1 4.0 2.1 1.1 0.3 0.5 0.6 0.8 1.0 1.2 1.4 1.5 1.4 1.4 1.6 1.4 1.2 1.1 0.3 0.4 0.5 0.6 0.8 1.1 1.4 1.5 1.5 1.4 1.2 1.1 1.0 1.0 0.2 0.3 0.4 0.5 0.7 0.9 1.0 1.0 1.0 0.9 0.9 0.8 0.9 0.9 1.0 0.2 0.3 0.4 0.5 0.6 0.6 0.7 0.6 0.6 0.6 0.7 0.7 0.8 0.8 0.2 0.3 0.3 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.5 0.6 0.7 0.7 0.2 0.2 0.3 0.3 0.3 0.3 0.4 0.4 0.4 0.4 0.4 0.5 0.2 0.2 0.2 0.3 0.7 0.5 0.5 1.1 1.7 2.3 1.7 0.9 0.8 0.8 0.6 1.0 1.2 1.4 1.3 1.2 1.2 2.5 2.1 1.2 1.4 1.5 1.5 1.2 1.2 4.4 0.9 1.0 1.1 1.1 1.0 1.0 2.8 4.9 0.7 0.8 0.8 0.8 0.8 0.9 1.2 1.1 0.7 0.7 0.8 0.8 0.9 0.9 0.8 0.6 0.7 0.8 0.9 1.0 1.0 0.8 0.5 0.6 0.7 0.9 1.2 1.2 0.9 0.5 0.5 0.7 0.9 1.3 1.3 1.6 1.5 0.4 0.5 0.6 0.9 1.4 1.4 1.9 2.2 0.4 0.5 0.6 0.8 1.3 1.4 1.6 1.6 0.4 0.5 0.7 1.0 1.3 0.9 0.8 0.4 0.4 0.6 0.8 1.0 0.9 0.6 0.4 0.5 0.7 1.1 1.0 0.8 1.2 0.7 1.3 0.6 1.8 2.3 2.1 2.6 2.22.60.30.10.63.24.51.60.10.2 0.90.90.9 1.1 1.3 1.6 1.8 2.1 2.2 2.3 2.2 2.1 0.9 0.9 1.3 1.8 1.8 1.1 0.8 1.2 1.2 1.0 0.9 0.7 0.6 0.5 0.9 1.0 1.8 1.5 1.5 1.1 1.2 1.3 0.7 0.9 1.7 1.9 1.4 0.7 0.7 1.5 1.5 1.6 1.3 1.0 0.8 0.7 0.7 0.7 0.70.70.80.80.90.90.91.01.01.11.11.21.21.31.31.41.51.51.51.51.51.51.51.51.51.51.51.51.51.51.51.51.41.41.31.21.21.11.11.11.01.00.90.90.90.90.90.90.80.80.80.80.70.70.60.50.50.50.5 0.5 0.5 0.6 0.7 2.2 2.1 1.9 1.6 1.5 1.5 1.5 1.5 1.6 BB BB BB BB AA L1 L1 L1 L1 L1 L1 L1 L1 L1L1 L1L1 L2 L2L2 L2 L2 L2 L2 L2 L2 L2 L2 L2 L2 L2 L2 L2 L1 L1 L1 L1 L1A L2 L1 L1 AA BB L1 0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.5 0.5 0.5 0.5 0.5 0.5 0.9 0.6 0.8 0.8 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.3 0.3 0.1 0.3 0.5 0.0 0.4 0.4 0.4 0.4 0.6 763−585−6757 fax 5430 Douglas Drive North Minneapolis, MN 55429 Email: steen@steeneng.com 763−585−6742 PR E L I M I N A R Y D o N o t U s e F o r C o n s t r u c t i o n Date Last Revised: Project No: Ki d ' s H a v e n C h i l d C a r e & P r e s c h o o l Sc h o o l B o u l e v a r d Mo n t i c e l l o , M N SC A L E I N D I C A T E D B A S E D U P O N P R I N T E D 2 4 " X 3 6 " ( A R C H I TE C T U R A L D ) S H E E T Ne w B u i l d i n g I hereby certify that this document was prepared by me or under my direct supervision and that I am a duly licensed engineer under the laws of the State of Minnesota Signature Typed or Printed Name License #Date xx/xx/2026 E0.0 KHV202501 SI T E PH O T O M E T R I C CA L C U L A T I O N S NOT TO SCALE1SITE PHOTOMETRIC CALCULATIONS Luminaire Locations No. Label X Y Z Location MH Orientation Tilt X Y Aim Z 1 AA 518580.90 212880.80 25.00 25.00 146.05 0.00 518581.70 212879.70 0.00 2 AA 518578.90 212660.80 25.00 25.00 45.94 0.00 518579.90 212661.70 0.00 1 BB 518868.90 212943.90 25.00 25.00 172.64 0.00 518869.10 212942.80 0.00 2 BB 518779.40 212932.00 25.00 25.00 172.55 0.00 518779.60 212930.90 0.00 3 BB 518509.20 212820.30 25.00 25.00 135.47 0.00 518510.00 212819.50 0.00 8 BB 518690.20 212920.50 25.00 25.00 172.55 0.00 518690.30 212919.40 0.00 10 BB 518592.70 212725.30 25.00 25.00 315.88 0.00 518591.90 212726.10 0.00 1 L1A 518794.40 212823.50 20.50 20.50 352.65 0.00 518794.40 212823.60 0.00 1 L1 518655.80 212805.60 12.00 12.00 352.65 0.00 518655.80 212805.80 0.00 2 L1 518631.80 212755.40 12.00 12.00 262.14 0.00 518631.60 212755.40 0.00 3 L1 518897.00 212791.00 12.00 12.00 83.80 0.00 518897.20 212791.00 0.00 6 L1 518685.50 212809.40 12.00 12.00 352.65 0.00 518685.50 212809.60 0.00 7 L1 518723.20 212814.30 12.00 12.00 352.65 0.00 518723.20 212814.50 0.00 8 L1 518754.00 212818.30 12.00 12.00 352.65 0.00 518754.00 212818.50 0.00 1 L2 518815.80 212822.20 7.50 7.50 352.65 0.00 518815.80 212822.60 0.00 2 L2 518868.00 212829.00 7.50 7.50 352.65 0.00 518867.90 212829.40 0.00 3 L2 518845.50 212826.10 7.50 7.50 352.65 0.00 518845.40 212826.50 0.00 4 L2 518897.90 212832.80 7.50 7.50 352.65 0.00 518897.80 212833.20 0.00 5 L2 518747.20 212817.30 7.50 7.50 352.65 0.00 518747.10 212817.70 0.00 6 L2 518699.10 212811.00 7.50 7.50 352.65 0.00 518699.00 212811.40 0.00 7 L2 518672.20 212807.50 7.50 7.50 352.65 0.00 518672.10 212807.90 0.00 8 L2 518639.60 212803.30 7.50 7.50 352.65 0.00 518639.50 212803.70 0.00 9 L2 518895.80 212761.10 7.50 7.50 83.80 0.00 518896.30 212761.10 0.00 20 L1 518831.50 212710.00 12.00 12.00 83.80 0.00 518831.70 212710.00 0.00 21 L1 518880.10 212741.10 12.00 12.00 171.39 0.00 518880.10 212740.90 0.00 22 L1 518904.70 212833.80 12.00 12.00 352.65 0.00 518904.70 212834.00 0.00 23 L1 518882.90 212831.00 12.00 12.00 352.65 0.00 518882.90 212831.20 0.00 24 L1 518856.80 212827.60 12.00 12.00 352.65 0.00 518856.80 212827.80 0.00 25 L1 518830.60 212824.20 12.00 12.00 352.65 0.00 518830.60 212824.40 0.00 26 L1 518759.60 212725.50 12.00 12.00 171.39 0.00 518759.60 212725.30 0.00 27 L1 518647.10 212710.90 12.00 12.00 171.39 0.00 518647.10 212710.70 0.00 28 L1 518702.50 212718.10 12.00 12.00 171.39 0.00 518702.50 212717.90 0.00 29 L1 518897.70 212747.70 12.00 12.00 83.80 0.00 518897.90 212747.70 0.00 30 L1 518628.20 212783.30 12.00 12.00 262.14 0.00 518628.00 212783.30 0.00 31 L1 518631.00 212726.40 12.00 12.00 262.14 0.00 518630.80 212726.40 0.00 32 L1 518912.40 212815.10 12.00 12.00 83.80 0.00 518912.60 212815.10 0.00 10 L2 518845.80 212736.70 7.50 7.50 171.39 0.00 518845.90 212736.30 0.00 11 L2 518825.70 212700.00 7.50 7.50 171.39 0.00 518825.80 212699.60 0.00 12 L2 518797.60 212696.30 7.50 7.50 171.39 0.00 518797.70 212695.90 0.00 13 L2 518750.60 212724.40 7.50 7.50 171.39 0.00 518750.70 212724.00 0.00 14 L2 518722.40 212720.90 7.50 7.50 171.39 0.00 518722.50 212720.50 0.00 15 L2 518682.40 212715.70 7.50 7.50 171.39 0.00 518682.50 212715.30 0.00 16 L2 518654.00 212711.90 7.50 7.50 171.39 0.00 518654.10 212711.50 0.00 17 L2 518776.00 212815.00 7.50 7.50 352.65 0.00 518775.90 212815.40 0.00 Schedule Symbol Label Image Quantity Manufacturer Catalog Number Description Number Lamps Lumens Per Lamp Light Loss Factor Wattage AA 2 NLS LIGHTING NV-1-T2-48L-1-40K7- HSS NV-1 site fixture with version 1 backs shields 1 12753 1 156 BB 5 NLS LIGHTING NV-1-T4FTW-48L-1- 40K7-HSS OUTDOOR AREA LIGHT 1 10610 1 156 L1 19 NLS LIGHTING NV-W-T4FTW-16L-4- 40K7 OUTDOOR AREA LIGHT 1 2502 1 21 L1A 1 NLS LIGHTING NV-W2-T4FTW-64L-35- 40K7 OUTDOOR AREA LIGHT 1 8098 1 68 L2 17 BROWNLEE LIGHTING INC 7070-08-PL-U07-FT-35K Chrome wedge light with single LED 1 673 1 6.86 Statistics Description Symbol Avg Max Min Max/Min Avg/Min Main Entrance 1.9 fc 9.0 fc 0.5 fc 18.0:1 3.8:1 Parking 1.7 fc 6.7 fc 0.0 fc N/A N/A Play Area 1 1.7 fc 11.2 fc 0.5 fc 22.4:1 3.4:1 Play Area 2 2.0 fc 12.0 fc 0.9 fc 13.3:1 2.2:1 Play Area 3 2.3 fc 10.0 fc 0.8 fc 12.5:1 2.9:1 Play Area 4 2.5 fc 9.9 fc 0.6 fc 16.5:1 4.2:1 Play Area 5 1.3 fc 11.9 fc 0.4 fc 29.8:1 3.3:1 Play Area 6 1.3 fc 9.9 fc 0.3 fc 33.0:1 4.3:1 Play Area 7 1.0 fc 7.6 fc 0.1 fc 76.0:1 10.0:1 Play Area 8 1.1 fc 8.4 fc 0.3 fc 28.0:1 3.7:1 PROPERTY LINE - APPROX 0.1 fc 0.6 fc 0.0 fc N/A N/A Sidewalk 1 1.7 fc 4.7 fc 0.0 fc N/A N/A Sidewalk 2 1.4 fc 2.4 fc 0.4 fc 6.0:1 3.5:1 Sidewalk 3 1.1 fc 2.3 fc 0.4 fc 5.8:1 2.8:1 Sidewalk 4 1.7 fc 2.4 fc 0.6 fc 4.0:1 2.8:1 763−585−6757 fax 5430 Douglas Drive North Minneapolis, MN 55429 Email: steen@steeneng.com 763−585−6742 PR E L I M I N A R Y D o N o t U s e F o r C o n s t r u c t i o n Date Last Revised: Project No: Ki d ' s H a v e n C h i l d C a r e & P r e s c h o o l Sc h o o l B o u l e v a r d Mo n t i c e l l o , M N SC A L E I N D I C A T E D B A S E D U P O N P R I N T E D 2 4 " X 3 6 " ( A R C H I TE C T U R A L D ) S H E E T Ne w B u i l d i n g I hereby certify that this document was prepared by me or under my direct supervision and that I am a duly licensed engineer under the laws of the State of Minnesota Signature Typed or Printed Name License # Date xx/xx/2026 E0.1 KHV202501 PH O T O M E T R I C DA T A A N D FI X T U R E S TYPES AA & BB TYPE L1 TYPE L1A TYPE L2 Meyer-Rohlin DRAWN BY: AAN FILE NO. 25333 708 1st Avenue NE, #1 Ph. 763.682.1781 www.meyerrohlin.com Buffalo, MN 55313 Meyer-Rohlin EASEMENT EXHIBIT located in the plat of JEFFERSON COMMONS FIFTH ADDITION WRIGHT COUNTY, MN SHEET 1 OF 2 SHEETS DRAWN BY: AAN FILE NO. 25333 708 1st Avenue NE, #1 Ph. 763.682.1781 www.meyerrohlin.com Buffalo, MN 55313 Meyer-Rohlin EASEMENT DESCRIPTION located in the plat of JEFFERSON COMMONS FIFTH ADDITION WRIGHT COUNTY, MN SHEET 2 OF 2 SHEETS Meyer-Rohlin DRAWN BY: AAN FILE NO. 25333 708 1st Avenue NE, #1 Ph. 763.682.1781 www.meyerrohlin.com Buffalo, MN 55313 Meyer-Rohlin EASEMENT EXHIBIT located in the plat of JEFFERSON COMMONS FIFTH ADDITION WRIGHT COUNTY, MN M:\033402-000\Admin\Docs\2026-02-09 Submittal (Prel-Final Plat)\_2026-02-20 Kids Haven Daycare Development - WSB Engineering Review.docx 7 0 1 X E N I A A V E N U E S | S U I T E 3 0 0 | M I N N E A P O L I S , M N | 5 5 4 1 6 | 7 6 3 . 5 4 1 . 4 8 0 0 | W S B E N G . C O M February 20, 2026 Matt Leonard City Engineer/Public Works Director City of Monticello 505 Walnut Street, Suite 1 Monticello, MN 55362 Re: Kids Haven Daycare Development – Prelim/Final Plat & Civil Engineering Plan Review City Project No. 2026-005 WSB Project No. 033402-000 Dear Mr. Leonard: WSB staff have reviewed the Kids Haven Daycare Development preliminary/final plat and civil plan submittal dated February 2, 2026. The applicant proposes to construct an approximate 27,000 SF childcare/preschool facility on a three acre parcel. The documents were reviewed for general conformance with the City of Monticello’s general engineering standards and Stormwater Design Manual. We have the following comments with regards to engineering and stormwater management matters. General 1. City staff will provide comments under separate cover. 2. The Fire Marshall and/or building department will review required fire hydrant location(s) and emergency vehicle access/circulation. Fire truck circulation will need to accommodate the City’s ladder truck. Provide a turning movement exhibit to show that a fire truck can access all building structures and parking lots as applicable. Additional comments may be provided under separate cover by the Fire Marshall. 3. The proposed improvements include expanding the existing regional pond to the south of the site. The work is proposed in and around existing electrical transmission poles and overhead lines. The applicant shall coordinate with the utility company that owns/maintains the lines and provide documentation that the proposed grading work within the easement is acceptable. 4. Additional comments have been provided directly on the plan sheets. Not all comments on the plans have been summarized in this review letter. Site Plan & Streets (Sheets C1.1) 5. The City will require the construction of a sidewalk along School Boulevard with the City right of way. The applicant is showing a proposed 6’ wide sidewalk meeting City standards but continue extension further east and connect with the driveway location. 6. The final pavement section shall be designed by a registered geotechnical engineer for the specific soil conditions found on the site. Confirm whether or not there will be multiple bituminous pavement sections such as “light duty” and/or “heavy duty” and provide Kids Haven Daycare Development – Preliminary & Final Plat – Engineering Review February 20, 2026 Page 2 M:\033402-000\Admin\Docs\2026-02-09 Submittal (Prel-Final Plat)\_2026-02-20 Kids Haven Daycare Development - WSB Engineering Review.docx different hatching information. Bituminous patching along for the entrance along School Boulevard shall be noted something to the effect of “match existing pavement section in- kind”. 7. Remove existing eastbound “RIGHT TURN LANE” signs, furnish and install RIGHT LANE MUST TURN RIGHT (R3-7R) signs where full width turn lane begins. At the westerly entrance, restripe the fog line to the east to better match up with the proposed location. Grading and Erosion Control (Sheet C2.1) 8. With final plan submittal provide the following a. In general, maintain all surface grades within the minimum of 2% and maximum 33% slopes. Vegetated swale grades shall also be a minimum of 2.0%. b. Drainage arrows on plans showing direction of runoff. Note specifically high points between each side-yard swale. c. Include percent slope In all other swale locations and verify that it meets the City requirement of 2%. d. The City will require a common draintile collection system (rigid PVC Schedule 40 or SDR 26) for sump pump discharges. A separate foundation pipe system in addition to the sump discharge system should be considered where full basements are proposed. The size of the common collection system should be 6” and comprised of PVC schedule 40 or SDR 26. e. Add rip-rap quantities and class notes at each flared end section and pond overflows (if applicable). f. Note the size of proposed storm sewer structures. Utility Plans (Sheets C3.1-4.1) 9. Based on the current design within the commercial site, it appears the applicant will also be required to apply for a permit from DLI, provide copies to the City. 10. Hydrant locations shall be reviewed and approved of by the City Fire Marshal; typically, a maximum of 250’ overlapping influence radius (maximum 400’ spacing) is required along roadway (hose length). 11. The watermain connections to the building(s) will be reviewed and approved by the City Fire Marshall. 12. In the City of Monticello, property owners are responsible for maintenance of services up to the main within the city street. The property owner would be responsible for to fix the unused service stubs if they were to leak or burst. The City highly recommends that the developer cap the unused services at the main. 13. Add general notes to the utility plans to the effect of: a. The City shall not be responsible for any additional costs incurred that are associated with variations in the utility as-built elevations. All utility connections shall be verified in the field. b. The City, or agents of the City, are not responsible for errors and omissions on the submitted plans. The Owner and Engineer of Record are fully responsible for changes or modifications required during construction to meet the City’s standards. c. All watermain and sanitary sewer testing shall be conducted in accordance with the City standards and specifications. Copies of all test results shall be submitted Kids Haven Daycare Development – Preliminary & Final Plat – Engineering Review February 20, 2026 Page 3 M:\033402-000\Admin\Docs\2026-02-09 Submittal (Prel-Final Plat)\_2026-02-20 Kids Haven Daycare Development - WSB Engineering Review.docx to the City (Public Works Director, City Engineer), the Owner, and the Engineer of Record. d. Watermain shall have a minimum cover of 7.5’. e. Tracer wire installation shall be in accordance with the latest edition of the MN Rural Water Association Standards. See these standards for further details. 14. Where watermain crosses storm or sanitary sewer, add a note at each location to the effect of “Maintain 18” Minimum Separation, 4” Rigid Insulation”. Erosion Control & SWPPP Plans (Sheets C5.1) 15. The proposed project will disturb more than one acre. Develop and include a SWPPP consistent with the MPCA CSWGP with future plan submittals. 16. An NPDES/SDS Construction Storm Water General Permit (CSWGP) shall be provided with the grading permit or with the building permit application for review, prior to construction commencing. 17. A detailed review of erosion/sediment control and SWPPP will be conducted with the final plan submittal. Existing Conditions & Removal Plan (Sheet 6.1) 18. See markups on plan sheets concerning bituminous patching. 19. City Public Works to determine required removal or abandonment of unused utility services Construction Notes & Standard Details Plans (Sheets C7.1-7.2) 20. The proposed pavement section should be reviewed and designed by a geotechnical engineer. Provide soil borings and geotechnical report with final plat submittal. 21. Provide details for the proposed stormwater treatment areas. 22. Provide specific details for each of the control structures proposed. 23. Include City details for the watermain and related work. 24. Include the City detail for the proposed drop manhole. 25. A full review of standard details will be conducted with the final plan submittal. Traffic & Access 26. Based on the proposed site plan and 316 students, the anticipated daycare center traffic generation would be 1,198 daily trips, 250 AM peak hour trips and 250 PM peak hour trips. 27. Provide a figure showing truck movements throughout the site including the largest truck and the largest fire truck. Design driveways and circulation routes to accommodate these vehicles. Kids Haven Daycare Development – Preliminary & Final Plat – Engineering Review February 20, 2026 Page 4 M:\033402-000\Admin\Docs\2026-02-09 Submittal (Prel-Final Plat)\_2026-02-20 Kids Haven Daycare Development - WSB Engineering Review.docx 28. A photometric plan has been provided. Label all lighting units, several are unlabeled and it is unclear if they were included in the photometric analysis or shown by mistake (unlabeled ones do not appear to be on the site plan). Include light levels at the property line. 29. Provide intersection sight distance exhibits to verify sight lines will be clear at each access in consideration of both existing roadway geometrics and proposed landscaping improvements. Stormwater Management 30. The development will need to meet the City’s volume control requirement to capture and retain onsite 1.1” of runoff from the net new impervious surface. By satisfying the volume requirement the water quality requirement is considered met. Follow the City’s Stormwater Design Manual for alternative credits towards the volume requirement if infiltration is not feasible. Volume control requirements will be met with a regional pond. The city-wide model assumed the proposed impervious for this site would be 42%. For the 3.31 acre drainage area, this would equate to 1.38 acres (60,052 sq ft) of impervious. Kid’s Haven proposes 1.82 ac (79,279 sq ft) of impervious. The applicant will be required to provide 1.1” of additional water quality volume for the increase in impervious area (19,227 sq ft). 19,227 sf * 1.1” * 1/12 = 1,763 cu ft additional WQV required 8,392 cf of additional water quality volume is provided. 31. The City-wide model includes all tributary areas to the existing stormwater pond. The existing City-wide model shows that this pond has a 100-year HWL of 956.4’. After including the additional storage to be added with the Kids Haven project, the proposed City-wide model shows the pond has a HWL of 955.9’. Include these existing and proposed HWLs on the plan set. Also show the 100-year HWL that results from only the Kids Haven development draining to the pond on the plan set. Include the NWL on the plan set. 32. Provide a cross section through the proposed infiltration shelf. Indicate if soil amendments will be incorporated. 33. The existing outlet for the regional pond is 951.8. The pond typically has a standing water pool based on aerial review. The proposed infiltration shelf will be excavated to 950.5, resulting in 1.3’ of infiltration depth. Please provide additional documentation of the feasibility of infiltration in this location given the existing pond has standing water and the survey notes from 12/1/2025 indicate a water elevation of 951.3. 34. The existing storm sewer to the north of the planned development has capacity for the development. However, we assumed that half of the roof of the theater and rear drive aisle are tributary to the existing 18” storm sewer located south of the proposed Kids Haven development. Based on this assumption, the existing 18” pipe does not have any additional capacity for discharge from the proposed development. The entirety of the proposed site will need to be routed to the existing stubs along School Blvd or into a new pipe that will outlet into the stormwater pond. 35. The City requires two feet of freeboard from structure low openings to 100-year high water levels and EOF’s. Provide maintenance access to all ponding facilities. Kids Haven currently has over 10’ of freeboard from the FFE to the proposed HWL of 955.9’. 36. The City will require a stormwater maintenance agreement.\ Kids Haven Daycare Development – Preliminary & Final Plat – Engineering Review February 20, 2026 Page 5 M:\033402-000\Admin\Docs\2026-02-09 Submittal (Prel-Final Plat)\_2026-02-20 Kids Haven Daycare Development - WSB Engineering Review.docx Wetlands & Environmental 37. The site is entirely within an upland area and no wetland impacts are proposed. Please have the applicant provide a written response addressing the comments above. We would be happy to discuss this review in more detail. Please contact me at 612-419-1549 if you have any questions or if you would like to set up a time to meet. Sincerely, WSB Jim Stremel, P.E. Senior Project Manager PROJECT LOCATION SITE MINNESOTA KID'S HAVEN SITE IMPROVEMENT PROJECT MONTICELLO, MN CITY OF MONTICELLOWRIGHT COUNTY SITE SIT E SITE INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N PROJECT LOCATION EXISTING DESCRIPTION LEGEND: SITE PLAN NOTES SITE DATA: GENERAL NOTES SETBACKS: PARKING DATA KEY NOTES: LOT MINIMUM: SURVEY DATA INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N LEGEND: INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N SURVEY DATA LEGEND: INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N ’ ’ SURVEY DATA LEGEND: INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N SURVEY DATA SWPPP AMENDMENTS EROSION CONTROL INSTALLATION SCHEDULE EROSION CONTROL NOTES EROSION CONTROL MAINTENANCE SCHEDULE SWPP NARRATIVE POLLUTION PREVENTION NOTES RESPONSIBLE PARTY DESIGN CALCULATIONS SWPPP Designer: Owner: MISSY SJOLIN Contractor: Manager: EROSION CONTROL QUANTITIES: TEMPORARY SEDIMENT BASIN LOCATION OF SWPPP REQUIREMENTS IN PLANS INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N LEGEND: VEGETATION GROUND COVER SCHEDULE SITE DATA: PROJECT LOCATION EXISTING DESCRIPTION SURVEY DATA LEGEND: DEMOLITION NOTES INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N PROJECT LOCATION EXISTING DESCRIPTION SURVEY DATA INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N CONCRETE PAVEMENT - HEAVY DUTY BITUMINOUS PAVEMENT SILT FENCE DETAIL CONCRETE PAVEMENT - LIGHT DUTY (PRIVATE SIDEWALK) INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N 2C. Public Hearing - Consideration of an Amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, “Land Use, Growth and Orderly Annexation”, re- guiding certain parcels from the Light Industrial Park land use designation to other land use designations, and including any other amendments to related sections of Chapter 3 necessary to regulate land use for the subject area. Applicant: City of Monticello Prepared by: Grittman Consulting, Stephen Grittman, City Planner Meeting Date: 03/03/2026 Council Date (pending Commission action): TBD Additional Analysis by: Community Development Director, City Administrator ALTERNATIVE ACTIONS Decision 1: Consideration of amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, “Land Use, Growth and Orderly Annexation”, re-guiding certain parcels from the Light Industrial Park land use designation to other land use designations, and including any other amendments to related sections of Chapter 3 necessary to regulate land use for the subject area 1. Motion to recommend approval of amendments to the Comprehensive Plan reguiding land use designations on certain properties as noticed based on findings to be made by the Planning Commission and directing staff to prepare a resolution for Planning Commission consideration. 2. Motion to recommend denial of amendments to the Comprehensive Plan reguiding land use designations on certain properties as noticed based on findings to be made by the Planning Commission and directing staff to prepare a resolution for Planning Commission consideration. 3. Motion to postpone action to the regular Planning Commission meeting of April 7, 2026 on a recommendation for amendment to the Comprehensive Plan reguiding land use designations on certain properties as noticed. REFERENCE AND BACKGROUND Property: Legal Description: Lengthy Legal – City Hall PID #: 213-100-161101 213-100-152205 213-100-103300 213-100-094400 Planning Commission Agenda – 03/03/2026 2 Planning Case Number: 2026-07 Request(s): Amendments to the Comprehensive Plan reguiding certain parcels from the current LIP, Light Industrial Park designation and including any other amendments to related sections of Chapter 3 necessary to regulate land use for the subject area Land Use Designation: LIP, Light Industrial Park Zoning Designation: NA Overlays/Environmental Regulations Applicable: NA Current Site Uses: Agriculture Surrounding Land Uses: North: Park/Open Space & Resource Conservation and Industrial East: Light Industrial Park and Rural Residential South: Rural Residential West: Park/Open Space & Resource Conservation and Rural Residential Project Description: The City Council has requested a reconsideration of the appropriate land use for the subject parcels, based on recent discussions related to the City’s housing goals and the existing land use patterns in the area. ANALYSIS: Background On January 12, 2026, the City Council directed that the Planning Commission hold a public hearing to examine the land use designation for a collection of four parcels, totaling approximately 106 acres, that in 2025 were re-guided to LIP, Light Industrial Park. These parcels are often referred to collectively as the “Spike” parcels after the most current listed owner’s name. The City’s adopted comprehensive plan is the Monticello Vision + Plan, adopted in 2020. At the time of adoption, the land use designations for these parcels included ER – Estate Residential, MN – Mixed Neighborhood, CRF, Commercial-Residential Flex, and one 30-acre parcel Planning Commission Agenda – 03/03/2026 3 designated LIP, Light Industrial Park. The prior and current Future Land Use Maps from the 2040 Plan are shown below, with the subject parcels outlined in blue: Prior Future Land Use Plan Future Land Use Plan Adopted 5/27/25 As shown on the maps, the subject parcels are not currently annexed to the City of Monticello, but lie within Monticello Orderly Annexation Area boundary. The City has guided land use within the MOAA in the 2040 Plan, subject to annexation under the terms of the Orderly Annexation Agreement in place and development interest. Subsequent to the amendment to the Comprehensive Plan that resulted in the land use map change shown above, the City began a process of reexamination of its housing goals and land use imperatives for residential property. Of the many considerations arising from that process (which is still in progress) are the City’s goals for its residential neighborhoods generally, and a companion element of how and where to allocate areas of higher-end residential development. Land Use Considerations and Comprehensive Plan Amendment High-end and step-up housing in the community is an important component of the spectrum of the City’s goals for providing a full range of housing opportunities, balancing with affordable or entry-level housing, and middle-range housing development. It is typically more dependent on amenities – both natural and developed – than more modestly priced neighborhoods. That said, all land use decisions are evaluated based on the following factors as laid out in the City’s Zoning Ordinance for Comprehensive Plan Amendments: Planning Commission Agenda – 03/03/2026 4 § 153.028 (A) (5) Approval criteria. Recommendations and decisions on Comprehensive Plan amendments shall be based on consideration of the following criteria: (a) Whether the proposed amendment corrects an error or addresses the need resulting from some changing condition, trend, or fact arising since the adoption of the Comprehensive Plan; (b) Whether the proposed amendment is consistent with the guiding principles of the Comprehensive Plan; (c) The extent to which the proposed amendment addresses a demonstrated community need; (d) Whether the proposed amendment will protect the health, safety, morals, and general welfare of the public; (e) The impacts on the natural and built environments, including air, water, noise, stormwater management, wildlife habitat, water quality, vegetation, drainage, streets, and other engineering design or environmental factors; (f) Whether the proposed amendment is compatible with existing and proposed uses surrounding the subject property; whether the proposed design and land uses are appropriate for the land; and whether the proposed amendment will maintain or improve compatibility among uses and ensure efficient development within the city; (g) Whether the proposed amendment will result in a logical, orderly and predictable development pattern; and (h) Whether the proposed amendment is consistent with the purpose of this chapter. Planning Commission Scope of Study Reconsideration of the land use designation(s) for the subject property is evaluated against these criteria, and such a study would be an important undertaking in light of the City’s review of its housing goals. It is also noted that this type of reconsideration can benefit from a more comprehensive study of the City’s residential land use patterns. While opportunities for housing of several types exist within the boundaries of the subject property, the quality of those opportunities can vary when considered in the context of many other future housing areas, both within the City’s boundaries or within the limits of the MOAA. Thus, the Planning Commission’s initial decision may be (1) To pursue a reconsideration of the land use patterns for the four parcels in question; or (2) To expand the scope of the Commission’s study, incorporating both the recent goals for housing as discussed in recent Planning Commission Agenda – 03/03/2026 5 workshop sessions, and the larger geographic context for the long-term growth of Monticello overall, including its goals for step-up housing opportunity. If the Commission chooses to proceed with reconsideration of the subject parcels under option (1), staff offers the following observations as a part of that review. “Spike Property” Land Use Considerations (a) Whether the proposed amendment corrects an error or addresses the need resulting from some changing condition, trend, or fact arising since the adoption of the Comprehensive Plan; Staff Comment: The Council’s call for this hearing is grounded in the change to the City’s residential land use priorities since the time of the amendment to LIP. That change reflects a greater emphasis on the need and opportunities for housing that reflects both the community’s typical single family housing styles, as well as the interest in preserving unique lands for Estate Residential. While the interest in Estate Residential is not new, a closer examination of the opportunities has contributed to the interest in a closer look at such properties. (b) Whether the proposed amendment is consistent with the guiding principles of the Comprehensive Plan; Staff Comment: This criterion is a balancing act between preservation of what may be high-amenity residential land and the City’s expressed interest in the accommodation of Light Industrial Park development. Site context and other factors are likely to weigh more heavily in choosing the appropriate land use for this area. (c) The extent to which the proposed amendment addresses a demonstrated community need; Staff Comment: As with item (b), there are competing arguments for Comprehensive Plan direction and community need. Both residential and light industrial land use categories can fulfill these criteria. As discussed previously, need for either of these uses is probably best evaluated in context of what other land resources are available to meet those goals and needs. (d) Whether the proposed amendment will protect the health, safety, morals, and general welfare of the public; Staff Comment: This standard relates to the general review criteria for land use regulation. Often, these protections come down to site planning and design more than raw land use considerations, although clearly, industrial land uses will have differing impacts both in type and in scale. Mitigation of negative impacts is the imperative for any land use decision. Planning Commission Agenda – 03/03/2026 6 (e) The impacts on the natural and built environments, including air, water, noise, stormwater management, wildlife habitat, water quality, vegetation, drainage, streets, and other engineering design or environmental factors; Staff Comment: For this standard, the City commonly evaluates both capacity of existing systems to facilitate the proposed land use as well as those supplemental considerations necessary to support the use. Additionally, the language gauges the impact of the use on those existing conditions – natural environmental conditions among them. Given the immediate proximity of the site to the Bertram Chain of Lakes Regional Park natural area, both the impacts of industrial development on that area – combined with the lost opportunity to capitalize on that proximity as a residential amenity – leans heavily towards a residential classification on the westerly edge of the property. (f) Whether the proposed amendment is compatible with existing and proposed uses surrounding the subject property; whether the proposed design and land uses are appropriate for the land; and whether the proposed amendment will maintain or improve compatibility among uses and ensure efficient development within the city; Staff Comment: While the prior criterion emphasizes impacts on physical and natural systems, this one expands the scope of review to compatibility of a particular use with all of the existing long-term land uses in the area. To the west and south, the site abuts both natural areas and rural-residential neighborhoods. While those neighborhoods are guided to accommodate higher densities if they annex to the City and redevelop, both existing and future land uses are relevant to this factor. As such, it would appear that some land use designation other than industrial would be the most compatible with existing, or even future land uses, particularly given the lack of detailed site design considerations for either option. It is acknowledged that there are significant infrastructure facilities (in the form of extensive electric power transmission lines) that can impact the suitability of certain lands for various land uses. It is also acknowledged that much of Monticello’s residential landscape incorporates power transmission of some scale, all the while accommodating a wide variety of residential development. Thus, while this can be a factor, it is also one that is already present in many areas of the community. On the other hand, the north and east boundaries of the site abut land used or guided for industrial use – the Xcel Energy electrical substation to the north, and undeveloped industrial land to the east/northeast. With these factors in place, residential land would be less desirable in the northeast corner of the subject property. Previously, it was envisioned that Dalton Avenue NW would extend to the southwest and then south to connect to School Boulevard. This “minor Planning Commission Agenda – 03/03/2026 7 collector” road extension would have the benefit of creating a reasonable separation between more intensive light industrial areas to the east and lower density residential areas to the west. It is always a situation justifying heightened scrutiny where industrial uses abut residential, as they often will. The City’s zoning regulations are built to account for the additional buffering and screening when the conditions present themselves. Site design considerations become paramount when it is not possible to fully separate less compatible land uses. Further, the size of the subject area allows the City to consider how to guide land use adjacent to both existing residential and industrial areas in that the guidance for the subject area may include not just one designation. (g) Whether the proposed amendment will result in a logical, orderly and predictable development pattern; Staff Comment: There is an argument that the change to Light Industrial Park on the subject parcels (changing from low density residential and mixed uses) created a less predictable development pattern, given the existing land uses, as well as those prescribed for future development of the surrounding land. The Planning Commission’s study of this area is intended to reexamine whether the prior land use pattern, or some other pattern, would be superior to the now- adopted plan (LIP) – this in the context of the City’s recent discussions on housing policy and in the larger community context as well. Consistency in land use designation for an area or set of parcels may not on its own inherently create a more predictable development pattern. In setting its land use guidance, the City is providing its expectations for the pattern of development, which may include a mix of land-uses or land use densities to achieve specific goals. Examples of this include areas of mixed residential densities, or even a mix of residential and commercial uses, as guided by the Commercial-Residential Flex land use designation. (h) Whether the proposed amendment is consistent with the purpose of this chapter. Staff Comment: The “purpose of this chapter” is ultimately the achievement of the City’s goals and policies relating to the nature of the community that the Comprehensive Plan (and other documents) seek. Naturally, it is preferred that land use direction changes only occasionally. However, as noted in the initial criteria cited above, when change in policy or goals is expressed, there is reason to ensure that the City’s guiding land use document reflects that change. Summary While this item has been set for public hearing by the City Council, staff refrains from a specific recommendation on the land use guidance for the subject parcels at this time, instead allowing Planning Commission Agenda – 03/03/2026 8 discussion by the Planning Commission on whether to address the “Spike” parcels independently as a part of this public hearing process, or defer consideration to a broader examination of the City’s housing policy and the potential context for alternatives to both residential and light industrial land supply. STAFF RECOMMENDED ACTION Staff’s recommendation is to postpone action on reguiding the parcels, pending the Commission’s decision to either (1) proceed with reconsideration of the land use designations for the Spike parcels independently, or (2) defer action until a broader examination of land use (specifically including residential land use options) can be conducted. Although the Alternative Actions in this report are written to allow a recommendation for action as noticed for the public hearing, staff believe that Commission should first provide direction on the scope of its desired study. As such, no resolutions are included for consideration. For option 1, staff would provide the Commission with a more comprehensive summary of the factors that may relate to the required elements for land use change as discussed in this report. While staff has provided a summarized analysis in this review, additional considerations are likely to be relevant to the Commission’s study and ultimate recommendation. The Commission may also identify as part of its discussion other factors that may weigh on their decision. Given the emphasis within the 2040 Plan on providing for a balanced approach to growth and development, staff would suggest that option 2 provides a broader perspective on how best to balance the considerations noted. The 2040 Plan states the following growth strategy: “Encourage growth which creates a strong and vibrant place to live, work, shop and recreate, with focused infill development and redevelopment to create a vibrant downtown and core community; development which provides a range of housing, employment and economic opportunity; development which provides both a walkable community and safe multi-modal transportation options; and development which sustains and enhances the natural amenities of Monticello.” The option 2 approach is further supported by the more recent workshop conversations focused on single-family development and other policy discussions for achieving a diversified industrial sector that includes both tax base and employment generation opportunity. For option 2, staff would research and provide a more extensive summary of land use options available to the City, including land supply and alternative areas for residential, commercial, and industrial land uses. While the City completed an extensive review and public engagement process for the 2040 Plan’s adoption, the recent discussions suggest that a review of available areas for step-up housing and balancing housing opportunity against other land use goals may be desired. This summary is envisioned as being relevant to any reconsideration on the Spike property. Planning Commission Agenda – 03/03/2026 9 SUPPORTING DATA A. Aerial Site Image B. Future Land Use Map – As Adopted C. Future Land Use Map – Prior to 2025 Amendments D. Monticello 2040 Vision + Plan, Excerpts E. 2025 City Council Report – Request for Land Use Map Amendment F. Powerline Corridor Reference Images G. Industrial/Residential Proximity Reference Images H. Hillside Farms and Carlisle Village Reference Information I. Public Comment Consider Comp Plan Reguiding LIP Monticello 2040 PIDs: See Notice - Legal: Lengthy-contact City Hall Created by: City of Monticello 944 ft MONTICELLO 2040 VISION + PLAN 15 FUTURE LAND USE MAP EXHIBIT 3.3 City of Monticello Boundary Monticello Orderly Annexation Area (MOAA) Parcels Streets Railroad Water Bodies Development Reserve (DR) Open Space and Resource Conservation (OSRC) City Parks and Recreation (PR) Estate Residential (ER) Low-Density Residential (LDR) Traditional Residential (TR) Mixed Neighborhood (MN) Mixed-Density Residential (MDR) Manufactured Home (MH) Downtown Mixed-Use (DMU) Community Commercial (CC) Regional Commercial (RC) Commercial and Residential Flex (CRF) Employment Campus (EC) Light Industrial Park (LIP) General Industrial (GI) Public and Institutional (P) Xcel Monticello Nuclear Generating Plant (MNGP) North LAND USE, GROWTH AND ORDERLY ANNEXATION 16 Low-Density There is ample available land that could be developed for low-density, single- family residential uses and create new neighborhoods. Two land uses, Estate Residential and Low-Density Residential, will guide new single-family residential neighborhoods in the City. By 2040, the Comprehensive Plan envisions low density single-family uses and conservation style development in these areas of the City and contiguous to the MOAA. Generally, an average density of 4 housing units per acre characterizes single-family neighborhoods but these areas could likely be developed between 3-6 units per acre depending on utility infrastructure, sensitive natural resources, conservation style development, developer preferences and project specifics. Other types of single-family housing styles, including small-lot development and attached single-family homes is encouraged in this and other residential land use designations. DEVELOPMENT RESERVE A Development Reserve land use designation applies to a significant portion of the Monticello Orderly Annexation Area (MOAA). The Development Reserve includes 3,100 acres on the Future Land Use Map. The purpose of this designation is to serve as a growth reserve that maintains lands for agricultural, rural residential or other similar permitted uses until such time those lands are developed for other uses. Future uses could include residential, commercial or industrial development. As described previously, the Development Reserve is a long-term tertiary growth objective for the City. Future development and change of use would require a Comprehensive Plan amendment. RESIDENTIAL DESIGNATIONS Monticello has approximately 3,484 acres of land currently used for residential purposes. The majority of this land, 3,127 acres or roughly 90%, is developed with single-family homes. The remaining 357 acres accommodates a limited variety of attached single- and multi-family housing types, including townhomes, duplexes, multi-story apartment buildings, and manufactured homes. There are approximately 4,496 acres of land designated for residential use on the Future Land Use Map, including 3,374 acres for single-family homes and 1,122 acres for a variety of mixed and multi-family style housing types. This acreage is projected to accommodate the existing uses and future anticipated housing needs in the City over the next twenty years consistent with the Primary Growth Strategy. This acreage does not include the 49 acres of Downtown Mixed- Use and 174 acres of Commercial/Residential Flex (both described in the following section on commercial land use) which also have potential to contain future residential development. The Future Land Use Plan establishes six different residential designations to achieve a variety of housing and neighborhood character that differ between housing type, scale and form, and density. Three designations allow and encourage a range of new single-family, multi-family and mixed housing types and densities. The purpose of the residential designations is to characterize and preserve neighborhoods, promote a range of housing types and housing stock diversity, continue to provide areas for single-family homes, and encourage the infill development of small-lot single-family homes, townhomes, condominiums, senior housing and mixed or alternative styles of multi-family development. Land Use Categories Acreage Estate Residential 1,102 Low-Density Residential 2,198 Traditional Residential 74 Mixed Neighborhood 635 Mixed-Density Residential 348 Manufactured Home 135 TABLE 3.2: FUTURE LAND USE RESIDENTIAL ACREAGES Eastwood Knoll Residential Property, Source: City of Monticello MONTICELLO 2040 VISION + PLAN 17 Traditional Residential and Mixed Neighborhood Two new designations have been applied to both older and newer areas of the City in effort to capture correlating neighborhood types and compatibility with existing uses while allowing opportunities for development, improvement and growth. The existing neighborhoods surrounding and emanating from the downtown are designated as Mixed Neighborhood to recognize this area’s potential for additional density and mixed housing types with neighborhood scaled commercial uses and services. Commercial uses are considered minor and are only intended for small, neighborhood serving uses. They should only be located on minor arterials or higher street classification. There may be other locations appropriate for these designations. A smaller Traditional Neighborhood designation has been applied to portions of the riverfront and properties along River Street and Broadway Avenue where the street network and land parcels similar to older, traditional neighborhoods with residential-scaled streets, sidewalks, large street trees and mature housing stock. Mixed-Density Residential A Mixed-Density Residential designation encourages a wide range of housing types, densities and residential development between 8-25 dwelling units per acre. This designation applies primarily along the 7th Street corridor, south along State Highway 25, and other pockets of the City where higher densities and mixed housing types is encouraged, such as near the Downtown. The broad density range promotes a wide variety of housing types including small lot single-family, apartments, condominiums, and townhomes. This designation may be allowed in proximity to other medium to high density residential areas, however the nature and concentration of existing residential uses shall be carefully considered to avoid an over concentration of these uses. For example, there may be some locations more appropriate for small-lot single family development, and others where a four-story multi-family building is the best choice. This will be determined by the parcel size, surrounding land uses, and the existing form and scale of the neighborhood. In locations where the Mixed-Density Residential designation is applied adjacent to the low-density residential uses, new residential development should be of similar mass, scale and architectural character to existing neighborhoods. Manufactured Home Two manufactured home neighborhoods exist in Monticello. These include the West Side Park and River Terrace along River Street and Kjellberg’s Manufactured Home Park along State Highway 25 in the southern part of the City. The intent of the designation is to recognize and maintain these neighborhoods as locations for manufactured housing types. The Missing Middle Housing consists of multi- unit housing types such as duplexes, fourplexes, bungalow courts, and mansion apartments no bigger than a large house, These housing types are often integrated into blocks with primarily single-family homes, provide diverse housing choices and generate enough density to support transit and locally-serving commercial amenities. Although many of these are a common feature in pre-war building stocks, these housing types have become much less common. Source: Opticos Design, Inc. MISSING MIDDLE HOUSING TYPES RANGES LAND USE, GROWTH AND ORDERLY ANNEXATION 18 Residential Property in the City of MonticelloResidential Property in the City of Monticello Residential Property in the City of MonticelloResidential Property in the City of Monticello MONTICELLO 2040 VISION + PLAN 19 Conservation Subdivision Design Conservation subdivisions are characterized by clustered style development in proximity to natural open spaces and resources areas. These types of neighborhoods are appropriate in any land use designation located close to natural resources. Conservation focused residential neighborhoods would be appropriate in the eastern and southern portions of the city where there are a high concentration of lakes, wetlands and valuable open space resources. Conservation style development is also appropriate in the Northwest Study Area where wetlands and woodlands exist. Conservation design is typically implemented through the City’s zoning and subdivision codes. The City will need to create and adopt these ordinances to properly implement this design style. Conservation subdivision design typically includes the following: • Clustered development patterns that concentrates development in one area to protect natural resources in another area. • Natural drainage features and ‘green infrastructure’ measures, such as bioswales and biofiltration. • Safe and inviting pedestrian paths and trails. • Designated areas for community gardens and urban agriculture. • Housing development oriented to maximize use of solar energy, and include design styles that promote passive lighting, heating, and cooling. • Small and medium sized park-like open spaces. Source: Rendering of Eco Business Park II. by EcoWorld City Park 10 11 12 1 3 9 87 6 5 4 3 2 1 1 2 3 4 5 6 14 15 5 4 3 2 1 21 1 2 3 4 A y r f i e l d Court 131 s t S t r e e t W e s t Ayrfield Circl e 1 2 3 Aulden A v e n u e 2 1 FB 13 0 8 5 FB 13 0 7 1 FB 13 0 4 3 LO 13 0 8 2 LO 13 0 9 6 FB 13 1 1 3 13LO/WO 1962 12WO1948 11 10 9 8 7 6 WO 186 4 5 WO/ L O 185 0 4FB 183 6 FB 1963 7 FB 1949 6 FB 1935 5 LO 192 1 4 3 2 FB 187 9 1 1 WO 131 0 2 2WO 13116 3 4WO 13144 5WO13158 6 7WO13186 8 FB 13169 1 FB 13155 23 F B 1 3 0 9 9 8 7 6 LO 13 0 5 7 5 LO 13 0 4 3 4 LO 13 0 2 9 3 LO ( 1 ) 1 3 0 1 5 2 1 7 W O 1 3 0 8 8 6WO 13 0 7 4 5WO 13 0 6 0 4WO 13 0 4 6 3 2 WO ( 1 ) 1 3 0 1 8 1 LO 13 1 1 0 WO 13 1 2 4 W O ( 1 ) 1 3 0 0 4 LO ( 2 ) 13 0 0 1 LO 13 1 2 7 LO 13 1 4 1 LO 1 3 1 5 5 W O 1 3 1 6 9 W O 1 3 1 8 3 W O 1 3 1 3 8 W O 13 1 5 2 WO 1 3 1 6 6 WO 13 1 8 0 SWO 131 9 4 WO 187 8 WO 189 2 WO 1906 WO 1920 WO 1934 FB 13141 WO13200WO13172FB 13130 WO 13 0 3 2 FB 13 0 7 1 FB 13 0 8 5 FB 189 3 FB 190 7 LO 13 0 6 8 R/ L O 13 0 5 4 R/ W O 13 0 4 0 LO 13 0 2 6 L O / R 1 3 0 1 2 WO 13001 WO 1301 5 R/ W O 13 0 2 9 FB 13 0 5 7 FB 13 0 9 9 1 2 3 9LO 13 4 0 9 8WO 13 4 0 7 7WO 13 4 0 5 10LO 13 4 1 1 11LO 13 4 1 3 12LO 13 4 1 5 13LO 13 4 1 7 14LO 13 4 1 9 15 LO 13 4 2 1 16 LO 13423 6WO 13 4 0 3 5 WO 13295 4 W O 13 2 8 1 3 W O 1 3 2 6 7 2 W O 1 3 2 5 3 1WO / S W O 13 2 3 9 1 WO13351 2 LO 13337 5WO 13 4 0 8 6WO 13 4 1 0 7WO 13 4 1 2 8WO 13 4 1 4 9WO 13 4 1 6 10LO 13 4 1 8 11LO 13 4 2 0 12LO 134 2 2 13 LO 1342 4 14 LO 1342615LO13428 4LO 13 4 0 4 3LO 13 4 0 2 10WO133409WO 133268WO 133127 WO 132986 WO 132845 WO 132 7 0 4 W O 1 3 2 5 6 3WO 13 2 4 2 2 W O 1 3 2 2 8 1 FULL179 8 Av i l a A v e n u e Aulde n A v e n u e Au t u m n P a t h 1 1 1 3 1 s t C o u r t W 19 Full1766 18 Full1734 17 Full1702 16 Full1670 15 Full1638 14 Full1606 13 1574 Full 12 1542 Full 10 Full1501 9Full1533 8Full1565 71597Full 61629Full 5WO1661 4WO1693 3WO1725 2LO/WO1757 1WO1789 11 Full1510 Site plans and community maps are conceptual in nature and are merely an artist’s rendition. These maps are solely for illustrative purposes and should never be relied upon. The past, present, future or proposed roads, easements, land uses, conditions, plat maps, lot sizes or layouts, zoning, utilities, drainage, land conditions, or development of any type whatsoever, whether reflected on the site plan or map, or whether outside the boundaries of the site plan or map, may not be shown or may be incomplete or inaccurate. The present, future or proposed roads, easements, land uses, conditions, plat maps,lot sizes or layouts, zoning, drainage, land conditions, or development of any type may or may not change in the future. It is not uncommon that any of the foregoing can change without notice to you. You should never rely on the accuracy or this map in making any decisions relative to purchasing any property. We reserve the right to make changes at any time without notice. U.S. Home Corporation d/b/a Lennar – License No. 20464871. Lennar Sales Corp. – Broker. MN Bldr. Lic # BC001413. Copyright © 2014 Lennar Corporation. All rights reserved. Lennar, the Lennar logo, and the Everything’s Included logo are registered service marks or service marks of Lennar Corporation and/or its subsidiaries. (10031) 11/14 LENNAR.COM N Bella Vista Bonaire Path & Bacardi Ave. Rosemount, MN 55044 (651)-300-6167 Source:LENNAR CONSERVATION STYLE RESIDENTIAL CASE STUDY - ROSEMONT, MNCONSERVATION STYLE BUSINESS PARK CASE STUDY The Bellas Vista is a 158-unit subdivision on 142 Acres with 21 wetlands and two lakes. The development generated 40% of the property being dedicated to the City or Dakota County for parkland, regional bikeway corridor and conservation easements. Through creative financing through assessment and regional trail dollars, the multi-party development agreement created a conservation easement that created a new neighborhood while preserving and improving important natural resources. LAND USE, GROWTH AND ORDERLY ANNEXATION 20 2017 DOWNTOWN SMALL AREA PLAN LAND USE FRAMEWORK COMMERCIAL DESIGNATIONS There are four commercial and mixed land use designations as follows: Community Commercial A Community Commercial designation applies to existing commercial uses along State Highway 25, School Boulevard and Chelsea Road, as well as other small pockets of Monticello that include existing shopping centers, retailers and entertainment uses. The intent of Community Commercial is to provide locations for everyday retail goods and services generally oriented to a city-wide basis. Regional Commercial A Regional Commercial designation applies to areas targeted for uses that serve the traveling public and larger retail uses and commercial development intended for a regional market. This designation is generally applied to various areas along the Interstate 94 corridor with high visibility. The development character of the regional commercial development will continue to be auto-oriented, large format commercial uses such as ‘big-box’ uses and other uses that require a large parking area. Looking to the future, opportunities for connectivity and design linkages between such development and nearby uses and neighborhoods will be emphasized. Downtown Mixed-Use The Downtown Mixed-Use category identifies and designates the downtown area as a primary development focus for downtown intended to improve, revitalize and redevelop Downtown Monticello as envisioned in the 2017 Downtown Small Area Plan. The goal is to transform downtown into a thriving commercial area with new mixed-use, specialty retail and restaurant uses with enhanced streetscape and pedestrian amenities. Entertainment uses, co-working spaces, boutiques and cafes are also envisioned. New downtown development should also embrace and be oriented towards the river whenever possible. Commercial/Residential Flex The Commercial/Residential Flex designation encourages the mix of flexible and compatible development of commercial, office, retail and residential uses in limited areas of the city on the same or adjacent properties. The purpose of this designation is to give the city and property owners flexibility for future land use based on market demand. The Commercial/Residential Flex designation is applied to a few of the remaining large vacant parcels in the City including the parcels located south of Chelsea Road and north of School Boulevard and centered along Dundas Road. This designation is also applied to parcels located between Interstate 94 and 7th Street West. These properties may be developed as commercial, residential, or mixed land uses under the city’s PUD zoning, subject to review and approval of the City. Land Use Categories Acreage Community Commercial 125 Regional Commercial 433 Downtown Mixed-Use 48 Commercial and Residential Flex 174 TABLE 3.3: FUTURE LAND USE COMMERCIAL ACREAGES Source: Monticello Downtown Small Area Plan (2017) MONTICELLO 2040 VISION + PLAN 21 EMPLOYMENT AND INDUSTRIAL DESIGNATIONS Monticello currently contains approximately 194 acres of land used for industrial and employment purposes. The industrial land in Monticello is generally located in the Otter Creek Business Park, along Chelsea Road between Edmonson Avenue and Fenning Avenue, and the Cargill complex in downtown. The Future Land Use Map includes approximately 1,729 acres of industrial and employment designated land to promote a strong industrial business sector represented by increased jobs and tax revenue generated for Monticello. The goals for developing workforce and tax base are found in the Economic Development Chapter of this plan. Three designations classify industrial and employment generating uses. Light Industrial Park This designation encourages the broadest range of industrial related land uses, including warehousing and distribution. Three large areas of the City are designated as Light Industrial Park. This includes Otter Creek Business Park and parcels located directly to the north on Chelsea Road. Two large portions of the MOAA have also been designated as such, including portions of the Northwest Study Area and a large area just south of the city boundary on the east side of Highway 25. The planning objective for expanding the amount of industrially designated land is to increase the number and types of industrial and employment generating businesses in Monticello. General Industrial The General Industrial designation applies to areas centered along Chelsea and Dundas Roads. These areas include uses that may require automotive access for customer convenience, servicing of vehicles or equipment, loading or unloading, outdoor storage or parking of commercial service vehicles. Cargill’s facility adjacent to the Downtown is also designated as General Industrial. Employment Campus An Employment Campus designation applies to areas of Monticello where a high concentration of jobs is desired. The design character of these areas includes site and building design elements that incorporate landscaping, screening, and building treatments that promote a high-quality visual environment. Open spaces and smaller commercial uses or restaurants may be intermixed to serve the employment base. Other permitted employment uses may include advanced manufacturing, research and development, technology and communications, and professional and corporate office uses. Land Use Categories Acreage Light Industrial Park 757 General Industrial 220 Employment Campus 752 TABLE 3.4: FUTURE LAND USE EMPLOYMENT AND INDUSTRIAL ACREAGES Source: WGI Industries Source: Cargill Kitchen Solutions Inc. LAND USE, GROWTH AND ORDERLY ANNEXATION 22 PARKS AND OPEN SPACE DESIGNATIONS Open space preservation and the enhancement and increased use of parks, trails and open space remains as a strong focus of the land use vision for Monticello. The City will continue to place a high value on open space uses and protection of sensitive lands and habitats. The Future Land Use Map includes 1,600 acres for parks and open space uses. This does not include the 3,000+ acres of the Development Reserve which is largely non-designated open space and agricultural land. A significant focus of open space planning towards 2040 is maximizing the potential of Bertram Chain of Lakes Regional Park and development and enhancement of its athletic park. Another focus is completing the connections and linkages between parks and open space and other uses throughout Monticello is a primary open space and mobility strategy. There are two designations for parks and open space land uses including Parks and Recreation, and Open Space and Resource Conservation. Additional information can be found in the Parks, Pathways, and Open Space Chapter. City Parks and Recreation A new City Parks and Recreation designation includes all City parks and outdoor recreation facilities. The intent is to specifically identify active recreational facilities, including Monticello parks, golf courses and other outdoor recreation areas in the City. Some parks may have facilities that include parking lots, lights and organized sports leagues and activities. The Bertram Chain of Lakes Athletic Park is also designated as a City Park. Open Space and Resource Conservation An Open Space and Resource Conservation designation applies to natural areas, including sensitive habitats, lakes, wetlands, water features, areas for stormwater management, woodlands, wildlife corridors and other natural areas. The land use objective is to preserve such places as passive recreation areas for walking, bird watching, fishing and river access. These areas include regional park lands such as Bertram Chain of Lakes, county parks and cemeteries. Land Use Categories Acreage City Parks and Recreation 418 Open Space and Resource Conservation 1,171 TABLE 3.5: FUTURE LAND USE PARKS AND OPEN SPACE ACREAGES PUBLIC AND INSTITUTIONAL DESIGNATIONS The institutional land use designations include Public and Institutional and a special classification for the Xcel Energy MNGP. The Future Land Use Map includes 269 acres for public and institutional land uses including City facilities, schools, and other government owned land. The Xcel Energy MNGP designation applies to 616 acres of its existing facility. Public and Institutional The Public and Institutional designation classifies public uses such as municipal facilities, schools, the Monticello CentraCare health care facilities, and other public and institutional uses. The City will need to continually evaluate their facility needs and ensure they have property available for new or expanded facilities when needed. A new school site is also expected prior to 2040 and once identified and controlled by the School District, should be reflected on the Future Land Use Map as a Public and Institutional land use. Place of worship are embedded within other districts and not specifically identified as institutional uses. Xcel MNGP A special designation applies to the Xcel MNGP property and its 616 acres of land. The Future Land Use Map recognizes the MNGP as a special facility and land use with unique operational characteristics warranting a special designation for long- term planning purposes. Land Use Categories Acreage Public and Institutional 268 Xcel MNGP 616 TABLE 3.6: FUTURE LAND USE PARKS AND OPEN SPACE ACREAGES MONTICELLO 2040 VISION + PLAN 23 Land Use Categories Acreage Development Reserve 3,100 Open Space and Resource Conservation 1,171 City Parks and Recreation 418 Estate Residential 1,102 Low-Density Residential 2,198 Traditional Residential 74 Mixed Neighborhood 635 Mixed-Density Residential 348 Manufactured Home 135 Downtown Mixed-Use 48 Community Commercial 125 Regional Commercial 433 Commercial and Residential Flex 174 Light Industrial Park 757 General Industrial 220 Employment Campus 752 Public and Institutional 268 Xcel Monticello Nuclear Generating Plant 616 TABLE 3.7: FUTURE LAND USE ACREAGES Note: This acreage includes both developed and undeveloped land within the City and MOAA. LAND USE, GROWTH AND ORDERLY ANNEXATION 30 Primary Mode Vehicular (slow speeds) Secondary Mode Pedestrian paths and trails Bike facilities and parking MOBILITY DEVELOPMENT FORM ESTATE RESIDENTIAL (ER) The Estate Residential designation includes land primarily used for residential purposes in the form of large estate style lots and housing. This designation includes lot sizes that are typically one-third acre or larger. Housing in this designation includes single-family detached residential units and may include detached accessory structures. These areas may have environmental constraints, such as wetlands and other natural features that preclude higher densities and may necessitate conservation style subdivision design. This designation applies to both existing and planned neighborhoods, and land within the City and Orderly Annexation Area (MOAA). • Density - Up to 2 units/acre (may be higher with Conservation Neighborhood) • Height - 1-2 stories • Lot Area - 16,000 sq. ft. minimum per unit LOT PATTERN VISUAL EXAMPLELAND USE MIX Residential • Single-Family Residential Recreational • Parks/Playgrounds Open Space • Greenways • Waterways • Sensitive Habitat 2018 Correlating Zoning DistrictZONING INFORMATION 2018 Correlating Zoning District R-A Residential Amenities District MONTICELLO 2040 VISION + PLAN 33 Primary Mode Vehicular (slow speeds) Secondary Mode Pedestrian paths and trails Bicycle facilities and parking Transit or Shuttle Service MOBILITY DEVELOPMENT FORM MIXED NEIGHBORHOOD (MN) The Mixed Neighborhood designation applies to areas of the City intended for mixed land use types including single-family detached housing, duplexes, townhomes, and medium- density multi-family buildings as well as small scale commercial uses. Residential densities in these areas generally range between 8 and 12 units per acre, corresponding to site area allowances of 3,500-5,400 square feet per unit. These areas are residential in character but could also have neighborhood serving commercial uses that provide for the sale of goods and services generally needed on a day-to-day basis. The character of these areas is defined by the limited scale of businesses operating in these designations and may include local services, offices, small-scale retail stores and childcare centers. Other compatible uses, such as schools, nursing homes, fraternal organizations, private parks and religious facilities may also locate in this designation. • Density - 8-12 units/acre (Low-Mid Density Residential) • Height - 1-2 stories • Lot Area - 3,500-5,400 sq. ft. per unit VISUAL EXAMPLE LOT PATTERN 2018 Correlating Zoning DistrictZONING INFORMATION 2018 Correlating Zoning District TN Traditional Neighborhood District R-2 Single and Two Family Residence District R-3 Medium Density Residential District B-1 Neighborhood Business DistrictCommercial • Small Scale Office/ Retail • Daycare Centers • Personal Service LAND USE MIX Residential • Single-Family Residential • Two-Family Residential • Multi-Family Residential • Senior Living Facility Public/institutional • Schools Recreational • Parks/Playgrounds Open Space • Sensitive Habitat MONTICELLO 2040 VISION + PLAN 41 LIGHT INDUSTRIAL PARK (LIP) The Light Industrial designation accommodates a variety of light industrial uses. Uses are characterized by a higher level of amenities not required in the General Industrial designation. Characteristics such as noise, vibration and odor do not occur or do not generate significant impacts. Hazardous materials handling and storage may also occur but must be stored indoors or screened from the public right-of-way. Activities such as the handling of hazardous materials and outdoor storage are limited. This land use designation does not include the principal retail commercial uses found in the Employment Campus and a more limited range of commercial activities. Transportation impacts which occur are in direct support of the manufacturing or production use. The Light Industrial land use is distinguished from General Industrial land use by reduced potential for noise, visibility, truck activity, storage, and other land use impacts. The Light Industrial Designation accommodates uses such as processing, assembly, production, and fabrication manufacturing which uses moderate amounts of partially processed materials, warehousing and distribution, research and development, medical laboratories, machine shops, computer technology, and industrial engineering facilities. Office uses also occur within these areas. This designation also accommodates limited local-serving commercial uses which may generate storage or noise impacts. “Computer technology” includes active technology uses dominated by office and research-oriented businesses. The Light Industrial Designation accommodates Data Center (or similar “Technology Campus”) development for passive computer storage and processing only when specific elements are demonstrated. Consideration of these uses in the LIP areas shall be subject to the following review requirements, among others as determined on a case-by-case basis: a. The City’s 2040 Plan recognizes data centers as a singularly unique land use due to size and scope. b. Data center use locations will not create conflict with other land uses, especially residential land uses, through off-site impacts including unusual amounts of noise, lights, odors, or other similar aspects. Data center users will demonstrate site conditions that meet this condition and are consistent with other light industrial development. c. Where data center development creates shortages in land supply, utility services, electric generation service to the broader area, or any other impacts on the City of Monticello or its neighboring communities, and which are not specifically mitigated by the data center developer and its associated partners, the City is under no obligation to accommodate the use within any land use district or location, or through any land use process. d. Data center uses shall demonstrate convincingly that its burden on municipal services, infrastructure, or fiscal condition is completely mitigated by the data center project and its developers, and such mitigation is sustainable by its subsequent owners, users, and other related entities. e. The data center will not inhibit future growth; it will accommodate and facilitate the extension of efficient and orderly municipal infrastructure to the edge of the development property consistent with the City’s plans for growth. f. Full and clear assurances from both the data center use and the electric utility provider that data center development will not create threats of power loss to the community, nor limit the city’s other growth and development interests in the future. Data Center development is considered against each of these factors, and other site- or use-specific factors that may be relevant at the time of any such proposal. The City reserves the discretion to determine that any location or project has the potential to imperil the City’s infrastructure, related regional infrastructure, the City’s future land use goals, the City’s various economic development goals and objectives, the City’s financial and fiscal obligations and projections, or any other reasonable area of City authority. No area guided LIP (or any other land use category) shall have an inherent right to Data Center development under this amendment. LAND USE, GROWTH AND ORDERLY ANNEXATION 42 Primary Mode Vehicular with access to collectors and arterials Transit or shuttle service Secondary Mode Shared bike/ pedestrian facilities MOBILITY LIGHT INDUSTRIAL PARK (LIP) CONTINUED DEVELOPMENT FORM • Floor Area Ratio (FAR): 0.50 to 0.75 • Height: Up to 4 stories • Lot Area: N/A LOT PATTERN VISUAL EXAMPLE ZONING INFORMATION 2018 Correlating Zoning District IBC Industrial Business Campus I-1 Light Industrial District LAND USE MIX Industrial • Warehousing and Distribution • Light Manufacturing • Assembly • Production & Fabrication • Research and Development • Medical Laboratories • Computer Technology Commercial • Minor Auto-Repair • Self Storage MONTICELLO 2040 VISION + PLAN 39 LAND USE MIX Commercial • Office/Retail • Professional Service • Restaurants • Hotels • Entertainment Residential • Mixed-Density Residential • Senior Living Facility Public/institutional • Educational Centers Recreational • Plaza • Public Space • Parks/Playgrounds DEVELOPMENT FORM COMMERCIAL RESIDENTIAL FLEX (CRF) The purpose of the Commercial Residential Flex designation is to provide limited locations where commercial and residential uses may be allowed and located in close proximity to each other. Mixed-use buildings are typically not appropriate in this designation although they may be considered at discretion of the City. Rather, the intent is to provide locations where a range of compatible uses can be established close to one another. This is a hybrid designation that allows a range of uses including residential, professional office, personal and professional services, hotels, retail and restaurants, entertainment uses and educational services. The goal is to create an urban mix of uses and provide the opportunity for inventive, flexible development standards characteristic of an urban lifestyle center. • PUD Standards • Density (Low to High Density Residential) • Floor Area Ratio (FAR) 0.30-0.50 LOT PATTERN CASE STUDY EXAMPLE 2018 Correlating Zoning DistrictZONING INFORMATION 2018 Correlating Zoning District PUD Planned Unit Development Primary Mode Vehicular with access to collectors and arterials Transit or shuttle service Secondary Mode Pedestrian-friendly streetscape Bicycle facilities and parking MOBILITY LAND USE, GROWTH AND ORDERLY ANNEXATION 10 GROWTH STRATEGY Monticello’s growth strategy balances land use development needs with real estate market demand, and transportation and infrastructure improvement requirements to ensure an orderly and efficient use of land and resources. There is a significant amount of development potential within Monticello’s existing municipal boundary and even greater potential in the surrounding MOAA. Therefore, for the next 20 years, the general growth strategy prioritizes development of remaining available vacant land within existing boundaries and the downtown and surrounding area before substantially developing and annexing land within the MOAA. The growth strategy has three objectives: • Encourage growth which creates a strong and vibrant place to live, work, shop and recreate, with focused infill development and redevelopment to create a vibrant downtown and core community; development which provides a range of housing, employment and economic opportunity; development which provides both a walkable community and safe multi-modal transportation options; and development which sustains and enhances the natural amenities of Monticello. • Support investment and reinvestment within the existing city boundary of Monticello, directing development into areas of Monticello already serviced or planned to be serviced by roads and utilities, while also thoughtfully designing and limiting development within and around sensitive natural areas. • Ensure the managed development of appropriate and compatible land uses which is resilient to shifts and changes in the economy, real estate market and consumer demand, and responds to a changing tax base. Another aspect of the growth strategy is the designation of significant portions of the MOAA as a Development Reserve. This is land reserved for an extended, longer-term growth horizon beyond 2040 and the time horizon of this Comprehensive Plan. However, some development in the MOAA is likely to occur before 2040 and Monticello should adjust its land use policies and decision- making with some measure of flexibility to accommodate new development proposals as they occur. As long as development proposals meet the overarching land use planning goals presented in this Comprehensive Plan, an amendment to the Plan is the proper procedure for consideration of such projects. Consideration for projects in the MOAA and annexation requests will follow the current annexation agreement parameters, or any future amendments to the agreement. Growth and development within the MOAA would naturally follow the existing roadway network and its potential for expansion as well as the availability of utility infrastructure, specifically sewer and water lines provided as City services. Specific projects will require analysis of utility and infrastructure needs, roadway network capacity, as well as land use compatibility. Given the MOAA’s existing land area and its growth potential, its full development build-out would occur over a much longer time period, extending beyond the 20-year timeline of this plan. Land in the Monticello Orderly Annexation AreaBriar Oakes Residential Property, Source: City of Monticello MONTICELLO 2040 VISION + PLAN 21 IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION GOAL POLICY STRATEGY ONGOING THEMESHORT- TERM LONG- TERM Complete Neighborhoods Goal 2: A City that prioritizes growth inward by concentrating development activities within the existing city boundaries and grows or develops into the Orderly Annexation Area only when development is proposed or planned contiguous to city boundaries, sensitive open space lands are protected and thoughtfully incorporated into the development pattern, and the land is serviced by appropriate utility and transportation systems. Policy 2.1: Neighborhood Diversity & Life-Cycle Housing Sustain a diverse array of neighborhood character and housing types throughout Monticello. These will range from estate residential to established traditional neighborhoods, to new planned subdivisions and conservation development, and neighborhoods oriented around a center or activity generator. The unique design elements that define each neighborhood should be protected and enhanced in the future including its housing stock, parks and public infrastructure. Strategy 2.1.1 - Adopt zoning regulations that allow for a wider diversity of housing types, identify character defining features and encourage a center of focus for each neighborhood. Strategy 2.1.2 - Encourage opportunities for residents to stay in Monticello, with additional options for estate residential, senior living, and other life-cycle options. Strategy 2.1.3 - Amend zoning regulations as necessary to allow for small-lot single family homes, neo-traditional housing styles, cottage homes, accessory dwelling units (ADUs), and mansion style condos. Strategy 2.1.4 - Encourage housing options which incorporate Universal Design to promote equity in housing choice. Strategy 2.1.5 - Consider allowing Accessory Dwelling Units (ADUs). MONTICELLO 2040 COMPLETE NEIGHBORHOODS EXCERPT - CHAPTER 3 Monticello’s neighborhoods help define the city’s form and sense of place. The city’s neighborhoods will continue to evolve in the years ahead. In areas where the basic development pattern is already established continued reinvestment in the housing stock and infrastructure is encouraged with an emphasis on sustainable design in terms of private property improvement and investment, as well as capital improvements. In the outlying areas of the city where the development pattern is still evolving, new neighborhoods will be safe, healthy, attractive with a diverse population and housing stock. The planning objective for all Monticello residential areas is to make each neighborhood “complete” — with a variety of housing choices, proximity to neighborhood- scaled commercial services, community services, and neighborhood parks that serve as an identifiable center and gathering place for its neighbors and future residents. 24 IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION GOAL POLICY STRATEGY ONGOING THEMESHORT- TERM LONG- TERM Goal 2: Complete Neighborhoods Policy 2.7: Locations for Higher Density Housing Generally, locate new higher density housing and mixed- use development in proximity to Downtown where there is good access to parks and open space, proximity to local-serving commercial uses, and proximity to the transportation network. Consider impacts to over concentration of multi-family uses in specific locations. Conversely, the City should discourage the use of vacant sites with these attributes for new low employee intensity or low value land uses. Strategy 2.7.1 - Amend the Zoning Map to be consistent with the Future Land Use Map and identify areas where mixed-density residential uses are appropriate. Goal 2: Complete Neighborhoods Policy 2.8: Equitable Planning Ensure that no single neighborhood or population group is disproportionately impacted by flooding or environmental burdens, city services, incompatible uses, neighborhood constraints or potential hazards. Goal 2: Complete Neighborhoods Policy 2.9 - Neighborhood Design Support the development of neighborhoods with a strong set of amenities which enhance quality of life, retain residents and support continued investment. Strategy 2.9.1 - Integrate open space, parks, street trees, landscaping, and natural features into Monticello’s neighborhoods to enhance their visual quality, create inviting and safe spaces, and improve access to nature and recreation. Strategy 2.9.2 - Create and maintain a Neighborhood Conservation Overlay zoning district to identify areas that should be developed in a manner consistent with conservation style development. IMPLEMENTATION MONTICELLO 2040 VISION + PLAN 49 IMPLEMENTATION CHART: ECONOMIC DEVELOPMENT GOAL POLICY STRATEGY ONGOING THEMESHORT- TERM LONG- TERM Goal 4: Redevelopment & Reinvestment Policy 4.2: Revitalization Support revitalization efforts for publicly owned properties and other opportunity sites throughout the community. Strategy 4.2.1 - Evaluate any development related processes or fees which could be modified to support or encourage reinvestment in targeted areas. Strategy 4.2.2 - Research and develop reinvestment programs for targeted housing areas and other sites throughout the community for long-term investment. Strategy 4.2.3 - Use strategies identified in the Community Character, Design and the Arts Chapter in revitalization projects. Life-Cycle Housing Goal 5: Goal 5 - Monticello will be a community with a wide variety of housing options that includes workforce, starter, step up, and senior housing to allow for new and existing residents to remain and age in the community. Policy 5.1: Housing to Support Employment 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. Strategy 5.1.1 - Continue to market workforce housing development on EDA-owned land along East 4th Street and Outlot A of Country Club Manor, or at other suitable sites in the City, including the Downtown. Strategy 5.1.2 - Maintain and update annually property availability maps for residential housing sites as identified in the 2020 Housing Report. Strategy 5.1.3 - Support efforts by private and non-profit entities to develop affordable housing projects utilizing state and federal programs based on housing supply and demand data. Strategy 5.1.4 - Examine use and application of available housing TIF dollars per the 2016 TIF Management Plan and the adopted Policy Statements for Available TIF Funds. Strategy 5.1.5 - Complete updates to the 2020 Housing Study and regular and appropriate intervals. Strategy 5.1.6 - Continue to periodically examine housing stock for aging or blighted properties and research development of programs for redevelopment and/or revitalization of existing housing. POWERLINE CORRIDOR Central Monticello Bertram/Otter Creek Area POWERLINE CORRIDOR REFERENCE IMAGES Monticello Residential Adjacent to Powerline Corridors 29 +/- feet to easement 35 +/- feet to easement 113 +/- feet to easement59 +/- feet to easement RESIDENTIAL /INDUSTRIAL USE REFERENCE CITY OF MONTICELLO Oakwood Industrial Park MIXED RESIDENTIAL ZONING I-2 I-1 HILLSIDE FARM PUD(R-A HOME DESIGN, R-1 LOT AREA) CITY OF MONTICELLO Hillside Farm Overall 39.78 Acres 84 Lots PUD Standards Home Two Story and Modified Two Story homes with 2,200 SF of finished floor area above grade or 1,100 SF footprint with a full basement according to R1A Standards All other R1A zoning district standards will apply Lot Area 12,000 SF minimum lots 30' Front Yard Setbacks 30' Rear Yard Setbacks HILLSIDE FARM PUD(R-A HOME DESIGN, R-1 LOT AREA) CITY OF MONTICELLO Hillside Farm CARLISLE VILLAGE 4 ADDITIONTH (R-A HOMES, MODIFIED R-A LOT AREA) CITY OF MONTICELLO Carlisle Village PUD Standards Building • Multi-level roofs, varying elevations with cascading roof planes. • Roof pitch of 7: 12 and greater. • Roof coverings providing dramatic roof shingle texture at least equal to "Horizon Shingles", "Timberline", or handsplit cedar shakes. • Soffits and gables that extend at least 12' from the exterior wall plane. • At least 20% brick, stone, or approved equal on any front, facing a public street. • Fenestration/window and door placement and detailing on any façade facing a public street that • Interrupts any wall plan exceeding 12 feet in length. • Provides shapes and character to wall planes (such as transom lites, round top shapes, small lites/bars and muntons, and the like) • Garage doors without d or with flat surfaces (such as paneled garage doors without door lites) • No more than two (2) feet of exposed plain concrete block, plain concrete, or treated wood foundation above grade. No split-entry homes in the R1A area outside of the 1st Addition. Two-story and modified two-story residential dwellings must meet: A minimum finished first floor size of 1200 square feet; A minimum of 2300 square feet finished area Full basements. Rambler residential dwelling must meet: A minimum main 1100 size of 1600 square feet. A minimum of 2000 square foot total finished area. Lot Area 12,000 SF Minimum to 41,000 SF Maximum CARLISLE VILLAGE (R-A HOMES, MODIFIED R-A LOT AREA) CITY OF MONTICELLO Carlisle Village AERIALS CITY OF MONTICELLO Aerials 41.17 Acres 30.29 Acres 7.79 Acres26.78 Acres From:Angela Schumann To:Tyler Bevier Subject:FW: Comp Plan Amendment Discussion - Spike Property Date:Thursday, February 26, 2026 12:15:55 PM Attachments:image001.png image002.png Angela Schumann Community Development Director Development Services 763-271-3224 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. From: Erik Anderson <Erik.Anderson@scannellproperties.com> Sent: Thursday, February 26, 2026 12:14 PM To: Angela Schumann <Angela.Schumann@MonticelloMN.gov> Subject: Re: Comp Plan Amendment Discussion - Spike Property Angela, Here are comments on behalf of Scannell Properties regarding the proposed comprehensive plan amendment to reverse the guided zoning of the Spike property. The City of Monticello unanimously approved the comp plan amendment to light industrial zoning on this site less than one year ago. Revisiting that decision so quickly creates uncertainty for developers, economic development partners, and investors who rely on the stability of the city's planning process. The Spike land is purpose-built for light industrial use given its access through Otter Creek Business Park and existing power infrastructure on site. The landowners, Mr. and Mrs. Spike noted, not a single residential developer has ever inquired let alone offered on this land for residential development. The location, access, and existing infrastructure make light industrial the clear highest and best use for this site. Scannell Properties is actively pursuing advanced manufacturing projects for this site with the support of Monticello EDC, the Minnesota Department of Employment and Economic Development (DEED), and Greater MSP. All credible, well-resourced partners who have validated the site's potential and are working alongside Scannell to meet the City of Monticello's employment and tax base growth. Redirecting this land to any other use would leave significant economic value on the table and underutilize infrastructure that is already in place. Changing the land use designation now would jeopardize active prospects and send a negative signal to the regional economic development community that Monticello is not a reliable partner for investment. Thank you for including this in the agenda packet. Thanks, Erik Erik Anderson | Scannell Properties C: 701.238.2649 | Erik.Anderson@ScannellProperties.com Planning Commission Agenda – 03/03/26 1 4A. Community Development Director’s Report Council Action on/related to Commission Recommendations • Consideration of approval of Resolution 2026-08 for Preliminary and Final Plat and Development Contract, Resolution 2026-09 for Development and Final Stage Planned Unit Development, Resolution 2026-10 for amendment to the Conditional Use Permit for Planned Unit Development for Twin Pines First Addition, a 96 multi-family residential project. Applicant: Brick by Brick Development Requests approved 4-1 following removal from the consent agenda for discussion. 2026 Housing Legislation Legislation for housing-related zoning pre-emption is expected to be introduced again this session. The Coalition of Greater MN Cities has provided initial information on possible language. The bill is likely to include a requirement for the introduction of Accessory Dwelling Units (ADUs) in all single-family districts, minimum requirements for multi-family residential development as a permitted use within various land use and zoning classifications, and restrictions on minimum building standards by code. Staff will continue to monitor legislation and provide updates to the Commission and Council. Data Center Planned Unit Development Ordinance The City Council held discussion for future consideration of the proposed Data Center Planned Unit Development ordinance. The City Council requested additional clarification on a variety of items. Staff will bring back information and possible alternative language on these items, as well as other ordinance components based on research and City Attorney review for consideration at the March 9, 2026 City Council meeting. Floor Area Ratio Requirements The City does not currently have a minimum or maximum floor area ratio established for commercial or industrial uses. Establishing a minimum floor area sets the minimum amount of gross square footage of building area expected to be developed on a parcel. Staff believe a discussion on this standard would be beneficial as the City considers the cost of extending infrastructure to developing properties, goals for the creation of tax base and employment, and expectations for long-range financial planning. Staff plan to bring forward a discussion item in an April workshop for this purpose. Development Project Update List The project update list current through February of 2026 is attached. Website Project Page Current project news and information located at: Projects | Monticello, MN Concept Projects Project Type Address/Location Description Review Date & Info Progress Report Lakeshore Management Commercia/Residential 9127 and 9187 State Highway 25 NE Concept review for planned unit development for mixed use housing and commercial Joint City Council and Planning Commission Review on 9/2/2025 Pending Land Use Application Projects Project Type Address/Location Description Approval Date & Info Progress Report Previously Approved Projects Project Type Address/Location Description Approval Date & Info Progress Report Twin Pines Residential School Blvd 96-unit multi-family development Reviewed by City Council 2/23/2026 Approved Broadway Plaza PUD Commercial 6321 E. Broadway Street bound by Interstate 94 to the North and East Broadway Street to the South Development Stage PUD and preliminary plat for a 76-room hotel, 15,000 square-foot event center, 6,800 square-foot restaurant, and a 6,000 square-foot post-frame building. 11/24/2024 Approved 11.25.24, Annexation Pending. Final Plat, Final Stage, Rezoning extension to May 2026. Haven Ridge West Residential Near the Southeast corner of 85th Street NE and Fallon Ave NE, Also South of 85th Street NE between Eislele Ave NE and Edmonson Ave NE Concept Stage review for a planned unit development for a 298-unit residential development with various lot sizes and townhome section Reviewed by Planning Commission on 1/7/25 Preliminary Plat, Development Stage PUD approved at January Meeting. Plat renewal tentative for City Council in Feb. 2026 Haven Ridge 2nd Addition Residential South of Farmstead Ave and West of Fallon Ave NE 59 Single-Family Lot Development Reapproved 8/28/2023 Home sites under construction Country Club Manor 3rd/4th Addition Residential Along South side of 7th St W between Elm St and Golf Course Rd 82 Twinhomes Senior 55+ Development 4/22/2024 Under construction, home sites under construction Fairfield Inn & Restaurant Commercial Along south side of Chelsea Road directly north of Deephaven Apartments Development Stage Permit (CUP) for construction of a 98-room hotel and restaurant in the northern "Populus" biome of the Pointes at Cedar District 7/22/2024 Construction commenced Wendy's CUP Commercial Near Highland Way, Union Crossings Conditional Use Permit for Amendment to PUD and accessory drive-through 9/23/2024 , 9/8/2025 Approved; Project placed on hold by developer Discount Tire Commercial 1300 7th Street East Conditional Use Permit for Auto-Repair Minor and Cross Access 3/24/2025 Construction commenced Mastercraft Outdoors PUD Industrial 1.46 acre vacant lot along the West side of Fallon Ave NE between Washburn Computer Group and Norland Truck Sales Development Stage review for a planned unit development of a vacant site for an Industrial Service use 3/24/2025 Approved JPB Land/Meadowbrook Residential 44 acre parcel along Edmonson Avenue 3/24/2025 Construction commenced Karlsburger Foods Commercial 3236 Chelsea CUP for cross-access parking 7/28/2025 Approved Big Bore BBQ Commercial 1390 7th Street Conditional Use Permit for Restaurant and Drive-Through 7/28/2025 Construction commenced West Metro Commercial 103 Sandberg Amendment to PUD for parking and lighting improvements 5/6/2025 Approved Jovan Properties Commercial 100 Chelsea Amendment to PUD for building expansion 5/6/2025 Approved MN Sports Card Commercial East 7th Street |Union Crossings Conditional Use Permit for Retail 9/22/2025 Construction commenced Withdrawn Land Use Application Projects Project Type Address/Location Description Approval Date & Info Progress Report Tamarack/The Meadows at Pioneer Park Residential 68 acre parcels along Fallon Avenue Concept Stage review for planned unit development for single-family residential 5/6/2025 Withdrawn MONTICELLO DEVELOPMENT PROJECTS