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Planning Commission Agenda - 06/02/2026AGENDA REGULAR MEETING – PLANNING COMMISSION Tuesday, June 2, 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 Planning Commission Minutes •May 5, 2026 Regular Meeting •May 5, 2026 Workshop 2.Public Hearings Each speaker addressing the Commission on a public hearing item will be allotted five minutes for comment and will be given a 30 second warning to conclude comments. Speakers are respectfully requested to address the Commission once during the individual hearing. A.Consideration of a Request for a Conditional Use Permit for Drive-Through Services as an Accessory Use and a Request for a Conditional Use Permit for Cross-Access in the B- 4: Regional Business District Applicant: Mark Huonder B.Consideration of an ordinance for amendment to the Monticello City Code, Chapter 152: Subdivision Ordinance, Parks, Open Space, and Public Use, Sections § 152.080-§ 152.083 as related to dedication requirements, including cash dedication requirements. Applicant: City of Monticello PLANNING COMMISSION WORKSHOP Monticello Community Center – Academy Room 5:00 p.m. Discussion on Monticello Orderly Annexation Area (MOAA), Agreement, and Joint Planning Board Planning Commission Regular Meeting Agenda – June 2, 2026 2 C. Consideration of Amending the Monticello City Code, Title XV: Land Usage, Chapter 153: Zoning Ordinance, Section § 153.012 Definitions, § Common Review Procedures and Requirements, § 153.041 Districts Established, § 153.043 Residential Base Zoning Districts, and § 153.091 Use-Specific Standards Applicant: City of Monticello 3. Regular Agenda A. Consideration of an Administrative Subdivision of PID 155500153300 for right of way and other supporting improvements for the proposed City public works facility B. Consideration of adopting Resolution PC-2026-27, a Resolution Finding that the Proposed Acquisition of Certain Land, PID 155038001110, by the City of Monticello is Consistent with the City of Monticello Comprehensive Plan - Monticello 2040 Vision + Plan C. Consideration of adopting Resolution PC-2026-26, a Resolution Finding that the Sale of Certain Land, PID 155273001010, by the City of Monticello is Consistent with the City of Monticello Comprehensive Plan - Monticello 2040 Vision + Plan D. Consideration of an update on the Capital Improvement Plan. 4. Other Business A. Community Development Director’s Report 5. Adjournment MINUTES REGULAR MEETING – PLANNING COMMISSION Tuesday, May 5, 2026 - 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Vice Chair Melissa Robeck, Rick Kothenbeutel, Teri Lehner Commissioners Absent: Chair Andrew Tapper, Rob Stark Council Liaison Present: Kip Christianson Staff Present: Angela Schumann, Tyler Bevier, Bob Ferguson, Steve Grittman 1. General Business A. Call to Order Acting Chair Melissa Robeck called the regular meeting of the Monticello Planning Commission to order at 6:00 p.m. B. Roll Call Melissa Robeck called the roll. Commissioners Tapper and Stark absent. C. Consideration of Additional Agenda Items None D. Approval of Agenda TERI LEHNER MOVED TO APPROVE THE MAY 5, 2026 REGULAR PLANNING COMMISSION MEETING AGENDA. RICK KOTHENBEUTEL SECONDED THE MOTION. MOTION CARRIED, 3-0. E. Approval of Meeting Minutes • Regular Meeting Minutes – April 7, 2026 RICK KOTHENBEUTEL MOVED TO APPROVE THE APRIL 7, 2026 REGULAR MEETING MINUTES. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED, 3-0. • Workshop Minutes – April 7, 2026 RICK KOTHENBEUTEL MOVED TO APPROVE THE APRIL 7, 2026 WORKSHOP MEETING MINUTES. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED, 3-0. Councilmember Kip Christianson said he may need to excuse himself early for personal reasons and asked for careful consideration to industrial inventory related to item 2D. for the 7th Street Retail request as related to the rezoning request. DR A F T Planning Commission Meeting Minutes – May 5, 2026 2 2. Public Hearings A. CONTINUED - 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 City Planner Steve Grittman reintroduced the continued public hearing item. He explained the Monticello 2040 Vision + Plan guides future growth and land use decisions. When the plan was adopted in 2020, the four subject parcels located within the Monticello Orderly Annexation Area (MOAA) were designated as Estate Residential (ER), Mixed Neighborhood (MN), Commercial-Residential Flex (CRF), and one parcel as Light Industrial Park (LIP). In 2025, all four parcels were re-guided to LIP. Following the 2025 amendment, the City reviewed its housing goals and discussed the need for additional single-family and Estate Residential housing opportunities. The review emphasized preserving land suitable for higher-end residential development while continuing to support a range of housing options. The Commission discussed how these goals align with the 2040 Plan and reviewed whether the subject properties may be better suited for Estate Residential land use. Mr. Grittman explained the criteria used to analyze the City’s land use decisions within the Monticello Zoning Ordinance and staff comments. While speaking to the subject parcels, Mr. Grittman addressed the components that affected the westerly and easterly portions of the discussed property and staff recommendations on the various conditions, notably involving the powerline corridor and future roadway access. Mr. Grittman said staff believe the westerly portion of the subject, with surrounding natural amenities, is best suited for residential designation. He provided additional context and perimeters for Estate, Low -Density, and Mixed Neighborhood residential guidance. Mr. Grittman spoke to the easterly portion of the subject as a natural extension of the industrial area neighboring to the east/northeast. He described extensive buffering measures by industrial developers to be placed between the industrial and residential developments. DR A F T Planning Commission Meeting Minutes – May 5, 2026 3 He summarized staff recommendations for land use pattern revisions as presented and based on the components and conditions identified. Ms. Schumann said the public portion of the hearing remained open for citizen comment on the analysis as presented. Melissa Robeck opened the public hearing portion of the agenda item. • Bob Olson, 2654 99th Street NE, spoke in favor of a common-sense approach as presented, described the finances by City and County for Bertram Park improvements, and said to back the proposal moreover the current designation. • Erik Anderson, Scannell Properties/applicant, recommended for denial of the proposal for land use re-guidance and to maintain the amendment approved less than one year ago. Mr. Anderson said the land and market have not changed. He described the deliberations to achieve the current land guidance and provided reasons for maintaining LIP land use throughout including roadway connection through industrial park for access. Mr. Anderson spoke of partnerships with State entities for upstart opportunities; said industrial developers were ready to begin to invest into the site. He also made because of the electrical utilities above residential development area. • Jenna Van Den Boom, 4414 87th Street NE, spoke in favor for residential land designation; she said Minnesota received ten to twenty data center proposals without resources to service all of them, reflected on water shortages in Texas. Melissa Robeck closed the public hearing portion of the agenda item. Mr. Christianson asked Mr. Anderson to clarify his public comment regarding powerline easements and development underneath the overhead utilities relating to future development of neighboring Otter Creek Industrial Park along Dalton Avenue. Mr. Anderson said the access consideration to the development is via Dalton Avenue from the north. The current dead-end at the subject site is proposed to become a roundabout and that future roadway proposals with consideration to the powerlines and infrastructure have not been approved to date. Ms. Schumann spoke about the conceptual plans drafted for land use designation and discussion; stating that roadway alignments and right-of-way were also conceptual. She noted that right of way was dedicated with the First DR A F T Planning Commission Meeting Minutes – May 5, 2026 4 Lake substation development for a portion of the future connection to 90th Avenue via Dalton Way. When asked about available developable light industrial land within the City, Ms. Schumann said Otter Creek Business Park has approximately 50 usable and developable acres and said smaller-scaled parcels are within Oakwood Industrial Park and along I-94. She clarified the subject parcel is within the MOAA land use designation and no petitions for annexation have been received to date. Councilmember Christianson acknowledged his request for Commission guidance to reconsider evaluating land use regarding the subject acreage. He spoke to the additional controls through the DCPUD ordinance process with an established framework and ability to filter non-applicable conceptual proposals. He noted these regulations provide protections for data center construction and light industrial use overall. Mr. Christianson spoke of his desire for additional discussions including those for preserving high-amenity areas for residential development and City engineering input regarding access. He suggested placing pausing on reguiding until further discussion for broader discussion, noting also the absence of two Commissioners. Ms. Robeck stated that she is not favor of light industrial development abutting the park land. Ms. Lehner agreed that while light industrial land reserves are needed, there is a balance needed with mindful residential development. TERI LEHNER MOVED TO ADOPT RESOLUTION PC-2026-20 RECOMMENDING APPROVAL OF AMENDMENTS TO THE COMPREHENSIVE PLAN REGUIDING LAND USE DESIGNATIONS ON CERTAIN PROPERTIES AS NOTICED WITH LAND USE GUIDANCE AS SHOWN ON EXHIBIT A OF SAID RESOLUTION AND BASED ON FINDINGS TO BE MADE BY THE PLANNING COMMISSION AND DIRECTING STAFF TO PREPARE A RESOLUTION FOR PLANNING COMMISSION CONSIDERATION. RICK KOTHENBEUTEL SECONDED THE MOTION. MOTION CARRIED, 3-0. Ms. Schumann said the matter for consideration by City Council would be placed on the regular agenda for meeting on Tuesday, May 26, 2026. B. Consideration of an Amendment to the Preliminary Plat of Meadowbrook Applicant: Lucinda Spanier Mr. Grittman introduced the request for amendment to the Meadowbrook preliminary plat to redesign the layout of lots north of the power transmission lines and east of the proposed Country Avenue to address the concerns related to natural gas utility easements. No other changes to the plat are proposed. DR A F T Planning Commission Meeting Minutes – May 5, 2026 5 He explained the original plat planned to extend to Park Drive east to Country Avenue and included eight single-family lots. The revised plan eliminates one street crossing and avoids gas line crossings for all driveways. Instead of extending Park Drive, the proposal ends the street in a cul-de-sac and reconfigures the lots, reducing the total from eight to seven. Mr. Grittman explained to detail the changes to the lot design, street design change, and modifications to the planned unit development (PUD) and related conditions; said staff recommendation is for approval of the amended preliminary plat for Meadowbrook. Melissa Robeck opened the public hearing portion of the agenda item. • Steve Meyers, 4759 Park Drive, shared concerns for driveway restoration and the temporary roundabout located in front of his home. Ms. Schumann said City engineering reported the changes to the plat are improvements and minimize restorative measures. She suggested the City engineer to provide additional comment and coordination as part of the project. Melissa Robeck closed the public hearing portion of the agenda item. MELISSA ROBECK MOVED TO ADOPT RESOLUTION NO. PC-2026-19 RECOMMENDING APPROVAL OF AN AMENDMENT TO THE PRELIMINARY PLAT OF MEADOWBROOK, SUBJECT TO THE AMENDED CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED, 3-0. Ms. Robeck said the recommendation would move forward for Council consideration on the May 26, 2026 consent agenda. C. Consideration of an amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, “Land-Use, Growth and Orderly Annexation” re-guiding a parcel from Light Industrial Park to Community Commercial, an amendment to the Monticello Zoning Map for Rezoning from Industrial and Business Campus District (IBC), to Highway Business District (B-3), and a Conditional Use Permit for Vehicle Sales and Rental in Highway Business District (B-3). Applicant: Moon Motor Sports Mr. Grittman introduced the proposal for an additional motorsports retail facility on Chelsea Boulevard West, west of the existing facility, which include three land use considerations by Commission. DR A F T Planning Commission Meeting Minutes – May 5, 2026 6 He described the proposed development for a 24,000-square-foot building, vehicle display areas, and screened outdoor storage area. Although similar in business type to the existing facility, the applicants state the new facility will operate separately and handle different vehicle models than at current. Mr. Grittman said the request included Comprehensive Plan and Zoning Map amendments to reguide land use from Light Industrial Park (LIP) to Community Commercial (CC), rezoning from Industrial Business Campus (IBC) to Highway Business B-3, and a Conditional Use Permit for vehicle sales and rental, including the display and sale of recreational and motor vehicles. He provided a survey to demonstrate the location and layout for proposal and said the patterns of use are consistent with the surrounding area and correlating industrial park nearby. Mr. Grittman explained the CUP is required for sales and rentals within the B-3 zoning district as part of the proposal. Mr. Grittman said staff recommended for approval of amendment to reguide the Comprehensive Plan, rezone from CC to B-3 on the Zoning Map, and for the CUP for vehicle sales and rental, subject to conditions noted in Exhibit Z. He spoke to detail land use patterns related to highway business use, from commercial to industrial, and visibility from I-94 and Chelsea Boulevard. He then provided additional information regarding the conditional use permit portion of the request. Ms. Robeck asked if it be possible to relocate or reorient the proposed entrance as to avoid conflict with the Dahlheimer access. Mr. Grittman explained that the alignment is actually recommended by the City Engineer as it creates a safer arrangement. Mr. Kothenbeutel asked to view the map and brought attention to the access across from the access to Dalton Avenue off Chelsea Boulevard. Melissa Robeck opened the public hearing portion of the agenda item. Melissa Robeck closed the public hearing portion of the agenda item. TERI LEHNER MOVED TO ADOPT RESOLUTION NO. PC-2026-14 RECOMMENDING APPROVAL OF AN AMENDMENT TO THE MONTICELLO 2040 VISION + PLAN (COMPREHENSIVE PLAN), CHAPTER 3, “LAND-USE, GROWTH AND ORDERLY ANNEXATION” RE-GUIDING A PARCEL FROM LIGHT INDUSTRIAL PARK TO COMMUNITY COMMERCIAL, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. RICK KOTHENBEUTEL SECONDED THE MOTION. MOTION CARRIED, 3-0. DR A F T Planning Commission Meeting Minutes – May 5, 2026 7 TERI LEHNER MOVED TO ADOPT RESOLUTION NO. PC-2026-15 RECOMMENDING APPROVAL OF AN AMENDMENT TO THE MONTICELLO ZONING MAP FOR REZONING FROM INDUSTRIAL AND BUSINESS CAMPUS DISTRICT (IBC) TO HIGHWAY BUSINESS DISTRICT (B-3), SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED, 3-0. MELISSA ROBECK MOVED TO ADOPT RESOLUTION NO. PC-2026-16 RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR VEHICLE SALES AND RENTAL IN HIGHWAY BUSINESS DISTRICT (B-3), SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. RICK KOTHENBEUTEL SECONDED THE MOTION. MOTION CARRIED, 3-0. Ms. Robeck said recommendations for approval will move forward for Council consideration with the May 26, 2026 consent agenda. D. Consideration of an amendment to the Monticello Zoning Map for Rezoning from Industrial and Business Campus District (IBC) to Regional Business District (B-4), and a Conditional Use Permit for a Restaurant within 300’ of a Residentially Zoned Property. Applicant: Wan Qun Lin Mr. Grittman introduced the proposal for commercial development on the subject property located on East 7th Street between the US Post Office site on the west and the multi-tenant office building on the east side. The property land use is guided Regional Commercial and currently zoned Industrial Business Campus (IBC). The applicant is seeking to rezone to B-4, General Business. The proposed restaurant use requires a Conditional Use Permit application due to the proximity of residential uses on the north side of 7th Street. Mr. Grittman walked through the site survey for a proposed 10,000 total square foot building (6,000 square feet for restaurant space and 4,100 square feet reserved for commercial/retail leased space) and described components of the site plan including parking, delivery location, landscaping and stormwater plans. Mr. Grittman said discussion at a review meeting brought forward attention needed for stormwater retention redesign without affecting the overall site plan to satisfy the engineer portion of the review. Mr. Grittman explained the request to rezone the 2.75-acre parcel and that the rezoning is consistent with the 2040 comprehensive plan and with current and future land uses. He said the subject is guided for Regional Commercial (RC) land use, but currently zoned Industrial Business Campus (IBC) district. He described DR A F T Planning Commission Meeting Minutes – May 5, 2026 8 that the adjacent easterly properties are zoned IBC and include multi-tenant office and business/light industrial building; the westerly parcels are guided and used consistent with the Regional Commercial comprehensive land use. Mr. Grittman said the parcels owned by the US Postal Service and are zoned IBC. Properties north of East 7th Street are zoned and developed medium-density residential use. He provided an overview of the site plan including building materials, parking, landscaping, trash enclosure, lighting, and signage. Mr. Grittman said staff recommends for approval of the rezoning for B-4, Regional Commercial based on findings for the proposed directly aligns with the Monticello 2040 Vision + Plan for land use guidance. He explained staff recommendations for approval of the conditional use permit, included engineering considerations and improvements for stormwater, and other conditions as noted within Exhibit Z. Mr. Kothenbeutel stated concerns related to additional traffic cross congestion along 7th Street and offset driveways. He questioned whether traffic control might be considered. Mr. Grittman explained the complexities due to the previously developed north side of 7th Street and the previously platted lot configuration on the south side, with lots having rights to multiple driveways. Mr. Christianson expanded further on his earlier comment regarding the change in use to better maintain industrial land use reserves. He spoke of the limited land within City limits zoned IBC and recent demand to develop on the long-term vacant lot. His concern about rezoning from IBC was due to the limited reserves and suggested a thorough discussion among the Commission on the proposal. Mr. Christianson said traffic along 7th Street has always been and will continue to be a concern regardless of the use at the subject property. Ms. Robeck agreed that the 2.5 acre on the lot might be used for light industrial small-scale manufacturing. Ms. Schumann addressed the rezoning request for commercial use as is identified in the Monticello 2040 Comprehensive Plan . She also noted the presence of light industrial land areas throughout the City limits and clarified to the ongoing discussions between the Commission and the Economic Development Authority regarding reguiding areas to better align with future land use objectives. DR A F T Planning Commission Meeting Minutes – May 5, 2026 9 Ms. Robeck noted the proposed use aligns with the activities along 7th Street although she agreed with concerns regarding current and ongoing traffic. Melissa Robeck opened the public hearing portion of the agenda item. • Sylvia Frank of Carlsen & Frank Architects LLC said City staff requested the driveway design as presented and is willing to further revise the site plans per board recommendation. She said the proposed use meets zoning code and is compatible with the area location; spoke about proximity to residents to patronize on foot. Ms. Frank said civil engineering addressed the stormwater management plan and accommodate the long-term drainage issues at the property – the conceptual plans were provided to depict storm basin location which might otherwise be considered for parking or delivery areas. Ms. Frank described the owner’s desire for land alterations for grading to create a multifunctional project with an attractive appearance. • Jenna Van Den Boom asked for applicant information; said to be in favor for more food options in the community. Melissa Robeck closed the public hearing portion of the agenda item. Mr. Christianson asked if the site layout might allow for redesign of the placement for the building for front façade visibility for freeway traffic and along 7th Street. Ms. Frank said design amendments should not present problems for freeway visibility given highest points on the site. She said the property owner is strongly in favor of visibility from 7th Street; said freeway signs will provide advertisement for the restaurant location off the exit ramp. Mr. Kothenbeutel suggested 7th Street become a three-lane roadway and to consider a center turn lane for each direction’s traffic to use and to bring City engineering into planning when time indicated. MELISSA ROBECK MOVED TO ADOPT RESOLUTION NO. PC-2026-17 RECOMMENDING APPROVAL OF AN AMENDMENT TO THE MONTICELLO ZONING MAP FOR REZONING FROM INDUSTRIAL AND BUSINESS CAMPUS DISTRICT (IBC) TO REGIONAL BUSINESS DISTRICT (B-4), SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED, 3-0. RICK KOTHENBEUTEL MOVED TO ADOPT RESOLUTION NO. PC-2026-18 RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR A DR A F T Planning Commission Meeting Minutes – May 5, 2026 10 RESTAURANT WITHIN 300’ OF A RESIDENTIALLY ZONED PROPERTY, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION . MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED, 3-0. 3. Regular Agenda A. Consideration of adopting Resolution No. PC-2026-21 finding that the proposed acquisition of certain land for public works facility and right of way purposes by the City of Monticello is consistent with the City of Monticello’s comprehensive plan Ms. Schumann explained the consideration by Commission is for recommendation finding the acquisition of a portion of parcel 155500153300 is in conformance to the Monticello 2040 Vision + Plan. She explained the proposed acquisition of the .71 acres of agricultural land is intended to facilitate the completion of roadway and other supporting improvements for the proposed City public works facility and development. Ms. Schumann described the parcel’s use for the Redford Lane extension south, which will provide opportunity for a second access to the future public works facility, and to allow the road extension to service the remainder of the privately owned parcel for future development. She said the site is guided Mixed Neighborhood (MN) per the Comprehensive Plan. Ms. Schumann said staff recommendation is for approval of the resolution as the plan allows for the development of public and institutional facilities within various designations and zoning districts to accomplish its goal for City facility and services for the community. RICK KOTHENBEUTEL MOVED TO ADOPT RESOLUTION PC-2026-21 FINDING THAT THE PROPOSED ACQUISITION OF CERTAIN LAND, A PORTION PID 155500153300, BY THE CITY OF MONTICELLO IS CONSISTENT WITH THE CITY OF MONTICELLO COMPREHENSIVE PLAN (MONTICELLO 2040 VISION + PLAN). MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED, 3-0. Ms. Schumann explained the matter approved by Planning Commission is not required to move forward for City Council approval, but will consider a future purchase agreement for land transfer. She noted that future land use considerations will come forward to Commission for recommendations to Council accordingly. B. Consideration of appointing a Planning Commissioner to the Downtown Small Area Plan Update Steering Committee DR A F T Planning Commission Meeting Minutes – May 5, 2026 11 Ms. Schumann said the Monticello Economic Development Authority (EDA) approved an update to the Downtown Small Area Plan to build on the adopted 2017 plan toward downtown revitalization. The update will evaluate past accomplishments, identify strategies and development opportunities to further enhance downtown overall, with special focus placed on opportunities and connecting Cedar and Broadway on the east side of Pine Street/Highway 25. She explained that a steering committee will support the planning process and will act as a community liaison, assist with public engagement, and help guide the overall direction of the update. She said the members of the steering committee will meet once per month over the next eight-month duration, first meeting slated for May 14. Ms. Robeck asked for a member volunteer to serve as liaison. Mr. Kothenbeutel volunteered himself to serve and act as planning commission liaison for the 2026 Downtown Small Area Plan Update steering committee. MELISSA ROBECK MOVED TO APPOINT RICK KOTHENBEUTEL TO THE STEERING COMMITTEE FOR THE DOWNTOWN SMALL AREA PLAN UPDATE. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED, 3-0. 4. Other Business A. Community Development Director’s Report Ms. Schumann summarized and detailed the actions related to City Council approval on Ordinance 865 for data center planned unit development (DCPUD) proposals. She indicated that a report on any housing legislation following the session would follow at the next meeting. She described the Downtown activities including kickoff of the Small Area Plan Steering Committee and networking via Downtown Rounds on May 21. Ms. Schumann briefed on the Monticello Homeowner Rehabilitation Program in and provided an update on the senior planner open position. Ms. Robeck asked of the status for Boulder Tap House; Mr. Ferguson said the applicants hoped to be open for business already and are pushing forward to the end of May for completion. Ms. Schumann said Fairfield Inn is anticipated to finalize in the Fall 2026. No action was taken on the agenda item. DR A F T Planning Commission Meeting Minutes – May 5, 2026 12 5. Adjournment TERI LEHNER MOVED TO ADJOURN THE MAY 6, 2026 REGULAR MEETING OF THE MONTICELLO PLANNING COMMISSION. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED, 3-0. MEETING ADJOURNED AT 7:58 P.M. Recorder By: Anne Mueller__ Date Approved: June 2, 2026 ATTEST: ____________________________________________ Angela Schumann, Community Development Director DR A F T MINUTES MONTICELLO PLANNING COMMISSION WORKSHOP Tuesday, May 5, 2026 – 5:00 p.m. Academy Room, Monticello Community Center Commissioners Present: Vice-Chair Melissa Robeck, Rick Kothenbeutel Commissioner Absent: Chair Andrew Tapper, Rob Stark Council Liaison Present: Councilmember Kip Christianson Staff Present: Angela Schumann, Bob Ferguson, Tyler Bevier 1. General Business A. Call to Order Acting Chair Melissa Robeck called the workshop of the Monticello Planning Commission to order. B. Roll Call Ms. Robeck did not call the roll and noted the absence of Chair Andrew Tapper, Commissioner Rob Stark, and of Council liaison Christianson. Council liaison Christianson joined the workshop later in the session. C. Discussion on Amendments to 2040 Vision + Plan and Zoning Ordinance for single- family housing goals Community Development Director Angela Schumann briefed on the information from the prior workshops and on-going discussions for housing goals and priorities. She noted that the current workshop discussion will focus on lot area, width and design standards. Ms. Schumann said the April 7 workshop discussion brought forward the Commission’s request to consider gross versus net densities related to single-family residential designations and how to best align with the components of the Monticello 2040 Vision + (comprehensive) Plan. Mr. Grittman further explained the standard for net density is utilized when considering the result of development, including streets, ponding and other encumbrances, while gross density is reserved for planning. The Commissioners discussed the impact of density on lot areas for zoning, focusing on the R-A and R-1 zoning districts. Following discussion, the Commission agreed that the lot areas within both zoning districts should increase where needed to align with the recommended gross densities previously discussed for the 2040 Plan. The DR A F T Planning Commission Workshop Minutes – 05/05/2026 2 Commission feedback was that the Estate Residential gross density in the 2040 Plan would be preferred in the range of 1-2 units per acre, and 2-4 units per acre for Low Density Residential. The R-A and R-1 lot areas should then correspond to these densities, which would require an amendment to increase both the minimum and average requirements. Ms. Schumann moved the workshop discussion to the desired amenities amendments for standards to the base code. She presented on the current code details for lower residential densities with illustrations and informational indexes for review. She asked that Commissioners consider what amenities they wanted in relationship to achieving higher residential density, and which elements should be required versus negotiated or incentivized. Members exchanged viewpoints on brick and stonework enhancements, setback concerns, façade appearance, and other residential development amenities. Conversation focused emphasized a home-forward design rather than garage appearance. Ms. Robeck suggested providing flexibility and options for façade design amenities. Ms. Lehner suggested that might include some lot size flexibility when amenities are present for R-A and R-1 zoned development. Ms. Schumann raised the topic for developments to create a defining feature or gathering center for the community. Ms. Lehner suggested better community connections within closer proximity to publicly shared locations. Ms. Robeck concurred, noting that sidewalks contribute to connecting communities. Mr. Ferguson suggested incorporating walking pathways around stormwater retention ponds for future proposals in lieu development park dedication to allow a natural walking preserve instead of playground. Board members agreed, suggested park benches, dog waste stations, and other elements to suit a walkable community park. Commissioners spoke about landscaping and how to best maintain standards. Mr. Grittman said conditions for neighborhood plantings and other landscaping considerations are factored into the planned unit development (PUD) agreement. To summarize, Ms. Schumann walked through the amendments for consideration and a summary of the key points for discussion had this evening and prior. •2040 Residential Land Use Designations DR A F T Planning Commission Workshop Minutes – 05/05/2026 3 o Net versus gross density comprehensive considerations ▪Gross density will be clarified within the 2040 Plan in Development Form area text o Review Estate Residential and Low Density Residential use area on the future land use map, particularly those areas with high amenities ▪Staff will provide analysis for areas currently not guided for estate residential and low density residential for consideration o Low-Density Residential (LDR) ▪Guidance toward a lower density threshold of 1-2 units per gross acre for Estate Residential ▪Guidance toward 2-4 units per gross acre for Low Density Residential ▪Match lot area minimums in 2040 to correlate with lot area sizing per zoning designation and land use densities ▪Retain current minimum brick-stone requirements ▪Retain current roof pitch requirements ▪Retain current finished and foundation size requirements ▪Retain current 2 tree standard in front yard ▪Increase minimum standards for front façade details •Require at least 40% of front façade as home or require that the garage be no more than 6’ forward of the home; but no more than 10’ •Allow a menu of options for other façade detail such as front porches or 6’ x 4’ front patios ▪Include neighborhood amenities as condition of PUD ▪Include anti-monotony requirements as a condition of PUD Staff will prepare amendments to Monticello 2040 Comprehensive Plan, zoning and subdivision ordinances which correspond to this feedback for future Planning Commission consideration. Mr. Grittman provided additional context regarding subdivision proposals, noting that lot sizing, streetscaping, and spacing between dwellings collectively influence the overall appearance of a development. In response to questions about increasing lot square footage, Mr. Grittman explained that developers are often motivated to maximize the number of units within a block. He noted that lot width is generally more significant than lot depth. DR A F T Planning Commission Workshop Minutes – 05/05/2026 4 2. Adjournment By consensus, the workshop ended at 5:49 p.m. Recorder by: Anne Mueller __ Date Approved: June 2, 2026 Attest: ____________________________________________ Angela Schumann, Community Development Director DR A F T Planning Commission Agenda – 06/02/2026 1 2A. Public Hearing - Consideration of a Request for a Conditional Use Permit for Drive- Through Services as an Accessory Use and a Request for a Conditional Use Permit for Cross-Access in the B-4: Regional Business District Applicant: Mark Huonder Prepared by: Grittman Consulting, Stephen Grittman, City Planner Meeting Date: 06/02/2026 Council Date (pending Commission action): 06/22/2026 Additional Analysis by: Community Development Director, Assistant City Engineer, Chief Building Official, Community & Economic Development Coordinator ALTERNATIVE ACTIONS Decision 1: Consideration of a Request for a Conditional Use Permit for Drive-Through Services as an Accessory Use in the B-4: Regional Business District. 1. Motion to adopt Resolution PC-2026-22 recommending approval of a request for a Conditional Use Permit for Drive-Through Services as an Accessory Use in the B-4: Regional Business District, subject to the conditions in Exhibit Z and based on findings in said resolution. 2. Motion to adopt Resolution PC-2026-22 recommending denial of a request for a Conditional Use Permit for Drive-Through Services as an Accessory Use in the B-4: Regional Business District, 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 postpone action on Resolution PC-2026-22. Decision 2: Consideration of a Request for a Conditional Use Permit for Cross-Access in the B- 4: Regional Business District. 1. Motion to adopt Resolution PC-2026-23 recommending approval of a request for a Conditional Use Permit for Cross-Access in the B- 4: Regional Business District, subject to the conditions in Exhibit Z and based on findings in said resolution. 2. Motion to adopt Resolution PC-2026-23 recommending denial of a request for a Conditional Use Permit for Cross-Access in the B- 4: Regional Business District, 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 postpone action on Resolution PC-2026-23. Planning Commission Agenda – 06/02/2026 2 REFERENCE AND BACKGROUND Property: Legal Description: Lot 4, Block 1, Commercial Plaza 25, and Lot 2, Block 1, Warnert Retail Second Addition PID #: 155032001040, 155242001020 Planning Case Number: 2026-22 Request(s): 1. Conditional Use Permit for Drive-Through Services as an Accessory Use 2. Conditional Use Permit for Cross-Access in the B-4, Regional Business District Deadline for Decision: July 3, 2026 (60-day deadline) September 1, 2026 (120-day deadline) Land Use Designation: Community Commercial Zoning Designation: B-4: Regional Business Overlays/Environmental Regulations Applicable: n/a Current Site Uses: Commercial Surrounding Land Uses: North: Commercial East: Pointes at Cedar South: Commercial West: Commercial Project Description: The applicants propose to remove the existing building from the site and replace it with a drive-through coffee shop, classified as a “Specialty Eating Establishment” in Monticello’s Zoning Ordinance. Such establishments are permitted uses in the B-4 zoning district. However, the addition of the drive-through requires a Conditional Use Permit. In addition, the property shares an access drive from the Highway 25 with the adjoining parcel to the north, requiring a separate CUP to share access. The facility will otherwise stand on its own for parking and other site plan elements. Planning Commission Agenda – 06/02/2026 3 ANALYSIS: Conditional Use Permit for Drive-Through Facility As noted above, the proposed redevelopment of the site includes a drive-through facility that will dominate the layout of the property. The building consists of approximately 526 square feet, with an attached cooler and storage area of approximately 315 square feet. This building replaces the existing 7,600 square foot commercial/professional office building. The plan also shows a canopy that extends over the drive-through pick-up area, as well as covering a paved “patio” space. The Project Description on the civil drawings states that there is no interior or exterior seating. The site itself consists of a parcel of .95 acres. In addition to the shared access from Highway 25, the site has an access drive from Cedar Street, which will be used to serve the coffee shop facility. The building is located centrally on the parcel, with a double drive-through service lane surrounding the structure, as well as an additional bypass lane serving the parking areas to the south and east sides of the site. Traffic enters either of the two lanes in the northwest corner of the property, then circulates counterclockwise to the pick-up location at the northeast corner of the building. Traffic in the bypass lane is also one-way in a counterclockwise direction. Order/Pickup Space. Both lanes are served by order takers with electronic order equipment. A small menu board is shown on the plans near the entrance to the drive-through. No separate order board is shown on the plan. Traffic then circulates in the queue around the building, where the order is delivered to the vehicle. As with the ordering, no “pickup” window serves the site, facility – orders are brought individually to the waiting customer. The facility includes a total of at least 26 dedicated stacking spaces in the two lanes. The zoning ordinance requires at least 12 spaces per order lane. In addition, traffic entering the site from Highway 25 would have 2-3 additional spaces when the queue is longer – traffic entering the site would be from dedicated turn lanes, both north- and south-bound, avoiding excessive interference with through lanes on Highway 25. Moreover, traffic can enter the site from Cedar Street in the southeast corner of the site. This traffic would circulate in the bypass lane and further add to the potential stacking space on the east and north sides of the building before entering the formal queue. The City Engineer has also made specific comment on the potential for stacking issues and the requirements for temporary traffic management. The applicant is required to comply with their comments on provision for site circulation and traffic management. Pedestrian Access. The building is highly reliant on vehicular access and service. As noted above, the business model does not support seating either inside or outside the building. The applicant notes that there is a walk-up window for pedestrians or cyclists, although product is Planning Commission Agenda – 06/02/2026 4 expected to be taken off-site for consumption. Both Cedar Street and Highway 25 include pathway access for pedestrians and cyclists. The plans currently do not show specific connections to those paths. The plan does identify a pavement marking from the accessible parking space along the east side of the site to the building. Connection could be made between this path and the walkway along Cedar Street. Staff would further suggest a connection midway on the parcel from the Highway 25 pathway. Connecting at this point, rather than at the driveway entrance, would create a pedestrian crossing that occurs where traffic in the queue is most often in a stop-and-go condition and no other conflicting vehicle movements are occurring, as they are more likely to be near the driveway entrance. This connection should be made with pavement, and striped across the vehicle lanes to the building. Parking. As noted above, the building consists of approximately 526 square feet, and additional storage/cooler space of approximately 315 square feet, a total of approximately 840 square feet. The entire structure is service/kitchen area, except for restroom space. For typical kitchen spaces, the City’s ordinance requires one parking space per 80 square feet, yielding a minimum requirement of 11 spaces. The applicant’s plans show a total of 12 spaces on the site. However, the applicant also notes that the staffing of the site will typically require 12 employees. These 12 would consume the available parking, not including any capacity for walk- up customers or overlap during shift changes. Neither Highway 25 nor Cedar Street accommodate on-street parking during overflow conditions. Staff would recommend an additional parking supply of at least 6 spaces be provided on the site plan to meet peak conditions. Building Materials. The architectural plans show that the dominant building material would be brick of two main colors, supported by architectural metal posts, cornices, and frames. The drawings show the electrical panels painted to match the brick color on which they are mounted. All materials are consistent with the requirements of the zoning ordinance. Landscaping. Monticello’s zoning ordinance allocates planting requirements at the rate of 10 caliper inches of tree planting per acre, plus 2 shrubs per linear foot of building perimeter. The applicant has provided a plan that meets this minimum requirement (5-2” caliper trees, and 30 shrubs. There are 5 existing canopy trees on the property, although none of them meet the definitional requirements of a specimen tree requiring preservation. Of the 5 trees, 4 are being removed, only one of which is within the construction zone. Of the 4 other existing trees (all located on the Highway 25 side of the project area, none of them appear to be impacted by regrading activities. Staff would encourage the applicant to protect those existing trees. One additional note related to landscaping is that one of the proposed trees is located in an area next to the building that appears to otherwise be completely covered by landscape rock, and no other plantings. The landscaping section of the zoning ordinance (Section Planning Commission Agenda – 06/02/2026 5 153.060(C)(7)) provides that ground covers must be lawn or mulch (including rock) “in support of shrubs and foundation plantings”. The proposed rock area includes a single canopy tree, but otherwise no lawn or other plantings. Staff recommends that this area be landscaped with either lawn or a full treatment of shrubs and trees to complement the site. The project area is dominated by hardscape and building materials. This area would provide an important visual green break from what is otherwise a harsh environment. Refuse. The applicant has proposed a remote trash enclosure area in the southeast corner of the site, near the access drive from Cedar Street. Plans for the enclosure are not included in the plan set. While the location is serviceable for the applicant, it is also a prominent and visible location. Moreover, the City has seen that remote trash locations for specialty eating establishments can raise concerns over servicing and accessibility during winter conditions, and safety for employees during late-night shifts. Staff would recommend that the trash enclosure be located nearer the building for both convenience and safety. Given the extended hours of operation for this facility (5:30am to 11:00 pm), it may be impossible to find operational times when trash can be removed without raising issues for the drive-through circulation. If this is the case, the applicant should enhance the area around the trash enclosure with some additional landscaping to screen the structure. Regardless of location, the enclosure must be constructed with materials that are similar and complementary to those of the principal building. Signage. The applicant has provided signage information to support the CUP application. The City’s requirement calls for wall signage of no more than 15% of the building façade area fronting on public streets. In this case, there are two applicable frontages. The building façade appears to be at least 900 square feet in area, allowing approximately 135 square feet of wall sign. The provided signage plans show just one wall sign of approximately 30 square feet mounted on the “front” or south-facing wall. The code further allows up to 10 square feet of additional signage, often used for directional purposes. The applicant identifies 2 such signs of 4.5 square feet each, consistent with the standards. Finally, the code permits one pylon sign of 22 feet in height and 100 square feet in area (per sign face). The proposed plan shows a freestanding sign in the southwest corner of the site, along Highway 25. The proposed sign is approximately 64 square feet in sign area. While the height is not stated in the plan, the 22 foot height maximum would apply. Other Elements. The plans do not include a photometric plan. The zoning ordinance limits lighting in commercial areas to a maximum of 1.0 footcandles at the property line, with a requirement that all lighting is hooded and focused downward to avoid excessive light spread, as well as glare to passing traffic or neighboring properties. Planning Commission Agenda – 06/02/2026 6 Conditional Use Permit for Cross Access The proposed Specialty Eating Establishment requires a CUP for cross access, shared with the commercial parcel to the north. There is a current shared access arrangement, however, the change in use resets the need for a new CUP. The CUP establishes shared access to and from Highway 25. Northbound traffic on Highway 25 has a right-turn lane into the existing access location. In addition, southbound Highway 25 traffic has a dedicated left-turn lane and a cut in the median providing access to the two commercial sites. 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. Conditional Use Permit Criteria. The specialty eating establishment requires a Conditional Use Permit due to its proposal for a drive-through facility. The zoning ordinance identifies general and specific criteria when considering Conditional Use Permits. These are as follows: Approval of a conditional use permit application requires that the City find that conditions can be established to ensure that all the following criteria will always be met: (i) The conditional use will not substantially diminish or impair property values within the immediate vicinity of the subject property. Staff Comment: As an allowed use in the district, and with the conditions identified, there is no reason to believe that there will be any negative impacts on neighboring property values. (ii) The conditional use will not be detrimental to the health, safety, morals, or welfare of persons residing or working near the use. Staff Comment: The site is contained and meets the general standards of the zoning ordinance. No detrimental impacts are foreseen. (iii) The conditional use will not impede the normal and orderly development of surrounding property for permitted uses predominant in the area. Staff Comment: The applications include a CUP for cross access, for which the applicant will be required to enter into an agreement with the neighboring property owner as to maintenance and access permissions. (iv) The conditional use will not pose an undue burden on public utilities or roads, and adequate sanitary facilities are provided. Staff Comment: The site is an allowed use and its utility impacts are included in the City’s planning for the Regional Commercial district. Cedar Street is a collector and Highway 25 Planning Commission Agenda – 06/02/2026 7 is an arterial roadway, both designed for traffic generated by commercial uses. However, the applicant is required to comply with the City Engineer’s comment letter regarding site and traffic management and circulation as a condition of approval. (v) The conditional use can provide adequate parking and loading spaces, and all storage on the site can be done in conformance with City Code requirements. Staff Comment: Adequate parking can be provided with the additional spaces recommended in this report. Additional space for parking would be available on the site if that became necessary. (vi) The conditional use will not result in any nuisance including but not limited to odor, noise, or sight pollution. Staff Comment: The project complies with the requirements of the code and should not create nuisances. A lighting plan must be provided that is compliant with the City’s requirements, with light pole fixture heights of a maximum of 25 feet. Illumination at property lines shall be no greater than 1.0 footcandles along the common commercial property lines or the public right of way (vii) The conditional use will not unnecessarily impact natural features such as woodlands, wetlands, and shorelines; and all erosion will be properly controlled. Staff Comment: No impacts to any natural features are expected with this project. There are existing trees that are part of the existing landscaping that are proposed to be removed, but should be considered for preservation as noted in Exhibit Z of this report. Additional green space on the site is also recommended. (viii) The conditional use will adhere to any applicable additional criteria outlined in the Zoning Ordinance for the proposed use. Staff Comment: The applicants have designed the site, and updated plans per preliminary staff comments, to illustrate compliance with the requirements and intent of the zoning ordinance. With the remaining notes found in Exhibit Z of the staff report, the project is consistent with zoning standards. STAFF RECOMMENDED ACTION The Comprehensive Plan and Zoning regulations both support the use of the site for a specialty eating establishment. Drive-through facilities are common accessory elements of such uses. The purpose of the CUP requirement for drive-through facility is to ensure that the additional traffic generation and stacking of queued vehicles awaiting service do not raise potential issues for public street traffic in the area. Further, the purpose of the CUP for cross access is to require review and formal documentation of agreement between property owners for shared access. Planning Commission Agenda – 06/02/2026 8 SUPPORTING DATA A. Resolution PC-2026-22 B. Resolution PC-2026-23 C. Aerial Site Image D. Applicant Narrative E. Certificate of Survey F. Plans, Including: 1. Civil and Architectural 2. Color Elevations 3. Signage Plans 4. Trip Generation Memo G. City Engineer’s Letter and Mark-Ups, dated May 26, 2026 H. Chief Building Official’s Letter, dated May 26, 2026 I. Official Zoning Map J. Monticello Zoning Ordinance, Excerpts Z. Conditions of Approval Planning Commission Agenda – 06/02/2026 9 EXHIBIT Z Conditions of Approval Conditional Use Permit for Drive-Through Conditional Use Permit for Cross-access 155-032-001040, 155-242-001020 1. The applicant extends a 4’ minimum width sidewalk to the pathway on Cedar Street from the accessible parking space location. 2. The applicant extends a 4’ minimum width sidewalk to the pathway along Highway 25, approximately at the midpoint of the lot to access the building via a striped pedestrian way across the drive-through lanes. 3. The applicant increases on-site parking by at least 6 additional parking spaces to a total of 18 spaces. 4. The applicant paints the electrical panel to match the color of the brick on which it is mounted as shown on the architectural plans. 5. The applicant modifies the landscaping plan to add green space, either lawn or shrubs and trees, or both, to the rock area south of the building, using rock mulch only in support of the shrub plantings, per code. 6. The applicant modifies the landscaping plan to retain the existing trees proposed to be removed from the site along the Highway 25 frontage and adjoining the parcel to the south. 7. The applicant is required to construct the trash enclosure of materials that are same or similar to those of the principal building. 8. The applicant considers moving the location of the trash enclosure to the open space near the building as discussed in this report. 9. If the trash enclosure cannot be relocated, the applicant shall modify the landscaping plan to add screening plantings (evergreen shrubs) around the trash enclosure. 10. The proposed pylon sign is constructed at no greater than the 22 feet required by code. 11. The applicant provides a lighting plan verifying compliance with the requirements of the City’s lighting regulations. 12. Cross access rights and agreements are verified between the subject parcel and adjoining parcels, the applicant amends and execute as required any required cross- access and cross-parking agreements required for the site and adjoining parcels, and the applicant further verifies commitment to any future reasonable modifications as adjoining parcels develop or redevelop. Planning Commission Agenda – 06/02/2026 10 13. 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. 14. Compliance with the terms of the City’s Engineering Staff letter and Mark-Ups dated May 26, 2026, specifically including compliance with the Engineer’s direction on the final traffic management plan. 15. Compliance with the terms of the Chief Building Official’s letter dated May 26, 2026. 16. Comments and recommendations of other Staff and Planning Commission. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION PC-2026-22 1 RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR A DRIVE-THROUGH FACILITY ATTACHED TO A SPECIALTY EATING ESTABLISHMENT IN THE B-4, REGIONAL BUSINESS DISTRICT PID 155-032-001040 WHEREAS, the applicant has submitted a request for a Conditional Use Permit for a drive through facility associated with a specialty eating establishment; and WHEREAS, the proposed facility is intended to construct the restaurant as a part of a redevelopment of a commercial parcel; and WHEREAS, the site is zoned as B-4, Regional Commercial and is subject to a Conditional Use Permit requirement for the drive-through, as well as a separate Conditional Use Permit for joint access; and WHEREAS, the zoning ordinance provides for drive-through facilities by Conditional Use Permit where such facilities can accommodate reasonable access, manage impacts on the public street, and minimize negative impacts between nearby land uses; and WHEREAS, the proposed facility is located in a commercial area, and would facilitate redevelopment of prominent commercial parcel; and WHEREAS, the Planning Commission held a public hearing on June 2nd, 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 proposed use is consistent with land use plans and prior approvals for the zoning and applicable regulations. 2. The applicant has provided plans showing the development of the facility consistent with the requirements for development within the B-4, Regional Business District, subject to modifications recommended by the Planning Commission. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION PC-2026-22 2 3. The facility will fit to the existing site, with access from collector and arterial roadways. 4. The proposal includes demolition of existing facilities and complete replacement, such facilities being developed and designed to fit the proposed site plan and the existing improvements and patterns of the area. 5. The site and building plans are otherwise consistent with the requirements of the B-4 District and applicable zoning regulations. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission recommends to the City Council that a Conditional Use Permit for a drive-through facility accessory to a Specialty Eating Establishment as provided in this resolution be approved, based on the findings noted herein. 1. The applicant extends a 4’ minimum width sidewalk to the pathway on Cedar Street from the accessible parking space location. 2. The applicant extends a 4’ minimum width sidewalk to the pathway along Highway 25, approximately at the midpoint of the lot to access the building via a striped pedestrian way across the drive-through lanes. 3. The applicant increases on-site parking by at least 6 additional parking spaces to a total of 18 spaces. 4. The applicant paints the electrical panel to match the color of the brick on which it is mounted as shown on the architectural plans. 5. The applicant modifies the landscaping plan to add green space, either lawn or shrubs and trees, or both, to the rock area south of the building, using rock mulch only in support of the shrub plantings, per code. 6. The applicant modifies the landscaping plan to retain the existing trees proposed to be removed from the site along the Highway 25 frontage and adjoining the parcel to the south. 7. The applicant is required to construct the trash enclosure of materials that are same or similar to those of the principal building. 8. The applicant considers moving the location of the trash enclosure to the open space near the building as discussed in this report. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION PC-2026-22 3 9. If the trash enclosure cannot be relocated, the applicant shall modify the landscaping plan to add screening plantings (evergreen shrubs) around the trash enclosure. 10. The proposed pylon sign is constructed at no greater than the 22 feet required by code. 11. The applicant provides a lighting plan verifying compliance with the requirements of the City’s lighting regulations. 12. Cross access rights and agreements are verified between the subject parcel and adjoining parcels, the applicant amends and execute as required any required cross- access and cross-parking agreements required for the site and adjoining parcels, and the applicant further verifies commitment to any future reasonable modifications as adjoining parcels develop or redevelop. 13. 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. 14. Compliance with the terms of the City’s Engineering Staff letter and Mark-Ups dated May 26, 2026, specifically including compliance with the Engineer’s direction on the final traffic management plan. 15. Compliance with the terms of the Chief Building Official’s letter dated May 26, 2026. 16. Comments and recommendations of other Staff and Planning Commission. ADOPTED this 2nd day of June, 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 PC-2026-23 1 RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR JOINT ACCESS RELATED TO A SPECIALTY EATING ESTABLISHMENT WITH DRIVE-THROUGH IN THE B-4, REGIONAL BUSINESS DISTRICT PID 155-032-001040, 155-242-001020 WHEREAS, the applicant has submitted a request for a Conditional Use Permit for a drive through facility associated with a specialty eating establishment; and WHEREAS, the proposed facility is intended to construct the restaurant as a part of a redevelopment of a commercial parcel; and WHEREAS, the proposed facility is served by an access drive from Trunk Highway 25 which is shared between the subject parcel and the adjoining commercial parcel to the north; and WHEREAS, the site is zoned as B-4, Regional Commercial and is subject to a Conditional Use Permit requirement for the drive-through, as well as a separate Conditional Use Permit for joint access; and WHEREAS, the zoning ordinance provides for joint access by Conditional Use Permit where such facilities can accommodate reasonable access, manage impacts on the public street, and minimize negative impacts between nearby land uses; and WHEREAS, the proposed facility is located in a commercial area, and would facilitate redevelopment of prominent commercial parcel; and WHEREAS, the Planning Commission held a public hearing on June 2nd, 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 proposed use is consistent with land use plans and prior approvals for the zoning and applicable regulations. 2. The applicant has provided plans showing the development of the facility consistent with the requirements for development within the B-4, Regional CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION PC-2026-23 2 Business District, subject to modifications recommended by the Planning Commission. 3. The facility will fit to the existing site, with access from collector and arterial roadways. 4. The proposal includes demolition of existing facilities and complete replacement, such facilities being developed and designed to fit the proposed site plan and the existing improvements and patterns of the area. 5. The site and building plans are otherwise consistent with the requirements of the B-4 District and applicable zoning regulations. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission recommends to the City Council that the Conditional Use Permit for joint access as provided in this resolution be approved, based on the findings noted herein. 1. The applicant extends a 4’ minimum width sidewalk to the pathway on Cedar Street from the accessible parking space location. 2. The applicant extends a 4’ minimum width sidewalk to the pathway along Highway 25, approximately at the midpoint of the lot to access the building via a striped pedestrian way across the drive-through lanes. 3. The applicant increases on-site parking by at least 6 additional parking spaces to a total of 18 spaces. 4. The applicant paints the electrical panel to match the color of the brick on which it is mounted as shown on the architectural plans. 5. The applicant modifies the landscaping plan to add green space, either lawn or shrubs and trees, or both, to the rock area south of the building, using rock mulch only in support of the shrub plantings, per code. 6. The applicant modifies the landscaping plan to retain the existing trees proposed to be removed from the site along the Highway 25 frontage and adjoining the parcel to the south. 7. The applicant is required to construct the trash enclosure of materials that are same or similar to those of the principal building. 8. The applicant considers moving the location of the trash enclosure to the open space near the building as discussed in this report. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION PC-2026-23 3 9. If the trash enclosure cannot be relocated, the applicant shall modify the landscaping plan to add screening plantings (evergreen shrubs) around the trash enclosure. 10. The proposed pylon sign is constructed at no greater than the 22 feet required by code. 11. The applicant provides a lighting plan verifying compliance with the requirements of the City’s lighting regulations. 12. Cross access rights and agreements are verified between the subject parcel and adjoining parcels, the applicant amends and execute as required any required cross- access and cross-parking agreements required for the site and adjoining parcels, and the applicant further verifies commitment to any future reasonable modifications as adjoining parcels develop or redevelop. 13. 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. 14. Compliance with the terms of the City’s Engineering Staff letter and Mark-Ups dated May 26, 2026, specifically including compliance with the Engineer’s direction on the final traffic management plan. 15. Compliance with the terms of the Chief Building Official’s letter dated May 26, 2026. 16. Comments and recommendations of other Staff and Planning Commission. ADOPTED this 2nd day of June, 2026 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Andrew Tapper, Chair CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION PC-2026-23 4 ATTEST: ____________________________________________ Angela Schumann, Community Development Director 7Brew (Huonder) Request for CUPs 1220 & 1260 Highway 25 S - Legal: contact City Hall Created by: City of Monticello 200 ft MEMORANDUM To: City of Monticello Planning Commission From: Mark Huonder, Director of Development, Net Lease Properties Date: 5/4/26 Re: Conditional Use Permit Application – 7 Brew Coffee (Drive-Through Coffee Shop) 1. Description of the Proposed Conditional Use The applicant proposes to develop a 7 Brew Coffee drive-through beverage establishment on the subject property located at 1260 Highway 25, Monticello, Minnesota, 55362. The proposed use is a compact, high-efficiency drive-through-focused coffee concept designed to serve a variety of beverages including coffee, espresso drinks, teas, energy drinks, smoothies, and related items. The site will be developed with a small-format building that is not intended for indoor customer seating. Instead, the primary mode of service will be through multiple drive-through lanes, supported by outdoor ordering points and walk-up service availability where appropriate. The hours of operation are 5:30 AM to 10:00 PM, Monday to Thursday and 5:30 AM to 11 PM, Friday and Saturday. This location will likely hire between 60 to 70 employees. The subject property is listed as Community Commercial (CC) on the 2040 Comprehensive Plan and the stated goal of that designation is “to provide locations for everyday retail goods and services generally oriented to a city-wide basis.” The proposed use is consistent with the intent of that land use designation. The subject property is in the B-4 zoning district and is surrounded by B-3 and PCD zoning districts. The proposed 7 Brew use is compatible with adjacent commercial use. Operational Characteristics: • Drive-through focused: The site will include dual drive-through lanes designed to maximize throughput and minimize stacking impacts on adjacent streets. • On-site circulation: Internal circulation will be clearly defined with adequate stacking capacity to prevent overflow onto public rights-of-way. • Employee interaction: Staff will take orders via handheld devices within designated drive aisles to improve efficiency and reduce wait times. • Parking: Limited parking will be provided for employees and occasional walk-up customers. There will be 12 employees on the largest shift and 12 parking spaces provided. Site Improvements and Design: • The building will be architecturally finished with high-quality materials consistent with Monticello design expectations. • Landscaping will be provided in compliance with ordinance requirements, including perimeter buffering and internal site landscaping. • Exterior lighting will be designed to meet City standards and minimize off-site impacts. • Signage will comply with the City’s sign ordinance. 2. Compliance with Conditional Use Permit Criteria The proposed use meets the applicable Conditional Use Permit (CUP) criteria outlined in the Monticello Zoning Ordinance as follows: Property Values The proposed 7 Brew Coffee use is consistent with other modern quick-service and drive-thru establishments and is designed with high-quality building materials, landscaping, and site improvements. Similar developments have not been shown to negatively impact nearby property values and often enhance commercial vitality and convenience in the area. Health, Safety, and Welfare The use will not be detrimental to the health, safety, or general welfare of nearby residents or workers. The site is designed to safely accommodate vehicle circulation, including clearly defined ingress and egress points, stacking lanes, and pedestrian pathways. Operations are limited to typical business hours and will comply with all local health and safety regulations. Orderly Development of Surrounding Property The proposed use aligns with the existing and planned commercial development pattern in the area. As a small-footprint, drive-thru-focused coffee retailer, 7 Brew complements surrounding permitted uses and supports continued economic activity without disrupting long-term development goals. Furthermore, this property will be a redevelopment of an underutilized building in an established commercial corridor. Public Utilities and Roads The development will not impose an undue burden on public utilities or road infrastructure. The relatively small building size and limited indoor occupancy result in low utility demand. Traffic generated is typical of similar drive-thru coffee uses and will be managed through on-site circulation design. Adequate sanitary and utility services will be provided in compliance with City requirements. Parking, Loading, and Storage The site plan includes sufficient parking spaces (12) for employees, which is consistent with the drive- thru nature of the business. Loading activities are minimal and can be accommodated on-site without disruption. All storage, including waste and recycling, will be screened and maintained in accordance with City Code. Nuisance Impacts The proposed use is not expected to create nuisance conditions. Noise levels will be minimal and typical of a coffee service uses. There are no significant odor impacts associated with coffee preparation. Site lighting will be designed to minimize spillover onto adjacent properties. Natural Features and Erosion Control Being that this property is an existing commercial property, there are no known natural features. Appropriate stormwater management and erosion control measures will be implemented in accordance with local and state regulations. Additional Use-Specific Considerations (Drive-Through Facilities) The proposed use complies with additional criteria for drive-through establishments: • Service provided by the drive through facility is accessory to an interior on-site service within the same building. o While the business is primarily drive-through focused, walk-up ordering and service functions satisfy the principal use requirements. • Drive-through facilities shall be located at least 200 feet from all residential zoning districts except R- 3 and R-4. o No residential zoning districts are within 200 feet of the subject property. • Drive-through lanes shall be designed to avoid disruption of pedestrian and vehicular traffic flow, both on- and off-site. o This site is designed to provide one-way circulation around the building to enhance traffic flow and provide safer movements both on-site and off-site. See traffic letter for additional details. • Drive-through lanes shall not be located between the restaurant entrance and customer parking spaces whenever possible. o Customer walk-up access is located to avoid conflict with drive-through circulation to the greatest extent practical. • Landscaping and other site improvements are included which screen automobile stacking space from the public street. o The landscape plan makes use of existing trees where possible and includes additional landscaping to screen automobile stacking from public streets. • Voice amplifiers used in conjunction with drive-thru services shall not be audible to adjoining residential areas. o Not applicable. There are no residential areas near the subject property. • Minimum stacking space shall be provided per the requirements of Table 5-5: o A minimum of 12 stacking spaces is required by code per lane. Lane 1 provides 12 stacking spaces and Lane 2 provides 14 stacking spaces. Cross Access Easement The adjacent property owner to the north has agreed in principle to enter into a cross-access agreement to memorialize the traffic patterns that have historically existed at the shared access onto Highway 25. A draft is being created for review by the private parties with the goal of execution within the next two months. Conclusion The proposed 7 Brew Coffee development represents a high-quality commercial use that aligns with the City of Monticello’s planning goals and zoning standards. The project has been thoughtfully designed to ensure compatibility with surrounding uses, safe and efficient traffic operations, and compliance with all applicable ordinance criteria. Based on the above, the applicant respectfully requests approval of the Conditional Use Permit. Sincerely, Mark Huonder Director of Development Net Lease Properties (651) 357- 5723 mh@netleaseproperties.com VICINITY MAP MN - 2 5 CED A R S T R E E T PROJECT SITE DATE: 22 1 5 W C H E S T E R F I E L D B L V D , S U I T E 0 1 ∙ S P R I N G F I E L D , M O 6 5 8 0 7 ∙ P ( 4 1 7 ) 5 3 0 - 4 3 2 1 NAME: ARCHITECT OF RECORD: LICENSE NO. PROJECT NUMBER: REVISION: FIRM LICENSE NO. 7 BREW COFFEEMONTICELLO, MN 26030 7BMM5 APRIL 30, 2026 PERMIT SET G0.0 COVER SHEET APRIL 30, 2026 ADAM KREHER 60997 7 B R E W C O F F E E MO N T I C E L L O , M N 12 6 0 M N - 2 5 MO N T I C E L L O , M N 5 5 3 6 2 26030 7BMM5 1032 CIVIL C0.0 COVER SHEET C0.1 GENERAL NOTES C0.2 AREA PLAN C1.1 DEMOLITION PLAN C1.2 EROSION CONTROL PLAN C2.1 SITE PLAN C3.1 GRADING PLAN C3.2 EXISTING DRAINAGE PLAN C3.3 PROPOSED DRAINAGE PLAN C4.1 UTILITY PLAN C4.2 STORM PLAN & PROFILE C5.1 LANDSCAPE PLAN C5.2 IRRIGATION PLAN C6.1 STRIPING PLAN C7.1 DETAILS C7.2 DETAILS C7.3 DETAILS C7.4 DETAILS C7.5 DETAILS SHEET INDEX GENERAL G0.0 COVER SHEET G0.1 GENERAL NOTES & SCHEDULES G0.2 RESPONSIBILITY MATRIX MECHANICAL M1.1 PLUMBING PLAN M1.2 PLUMBING DETAILS M2.1 HVAC PLAN M3.1-1PH SCHEDULES AND DETAILS M3.1-3PH SCHEDULES AND DETAILS ARCHITECTURAL A1.1 FLOOR PLANS A1.2 ROOF PLAN / EGRESS PLAN A1.3 REFLECTED CEILING PLANS A2.1 EXTERIOR ELEVATIONS A2.2 EXTERIOR ELEVATIONS A3.1 SECTIONS AND DETAILS A3.2 SECTIONS AND DETAILS A4.1 DOORS AND WINDOWS A5.1 INTERIOR ELEVATIONS A6.1 TRASH ENCLOSURE DETAILS A7.1 COOLER DETAILS ELECTRICAL E1.1 ELECTRICAL PLAN E1.2 POWER PLANS E2.1 SCHEDULES AND DETAILS STRUCTURAL S0.0 GENERAL NOTES S0.1 ISOMETRIC VIEWS S1.0 FOUNDATION & DETAILS S2.1 FOUNDATION DETAILS S3.0 FRAMING PLANS S3.1 DRIVE THRU CANOPY S4.0 FRAMING ELEVATIONS S4.1 ELEVATIONS & SECTIONS S4.2 DETAILS SITE UTILITIES SU1.1 SITE UTILITIES PLAN* SU1.2 SITE PHOTOMETRIC PLAN* AUTHORITY HAVING JURISDICTION:CITY OF MONTICELLO APPLICABLE BUILDING CODES:2020 MINNESOTA BUILDING CODE (2018 IBC AMENDED) 2020 MINNESOTA MECHANICAL & FUEL GAS CODE W/ ANSI/ASHRAE STANDARD 62.2-2016 & ANSI/ASHRAE STANDARD 154-2016 (2018 IMC AMENDED) 2024 MINNESOTA ENERGY CODE W/ ANSI/ASHRAE/IES STANDARD 90.1-2019 2020 MINNESOTA ACCESSIBILITY CODE (2018 IBC AMENDED) 2020 MINNESOTA STATE FIRE CODE (2018 IFC AMENDED) 2023 NATIONAL ELECTRICAL CODE CURRENT ZONING: B-2, COMMERCIAL USE GROUPS:B, BUSINESS CONSTRUCTION TYPE: V-B BUILDING LIMITATIONS:ALLOWABLE HEIGHT:2 STORIES (BASED ON B USE GROUP, MBC 2020, 504.4) ALLOWABLE AREA:9,000 S.F.(BASED ON B USE GROUP, MBC 2020, 506.2) GROSS AREAS: 510 S.F.SERVICE AREA (510 SF / 100 SF = 5 OCC) 147 S.F.ATTIC (NO OCCUPANCY) OTHER CODE ITEMS:SEE EGRESS PLAN FOR ADDITIONAL ITEMS BUILDING CODE INFORMATION CONSULTANTS PROJECT DESCRIPTION FREESTANDING BUILDING WITH ACCOMPANYING WALK-IN COOLER DELIVERS COFFEE, TEA, AND ENERGY DRINKS TO CUSTOMERS VIA DRIVE- THROUGH LANES. NO INTERIOR OR EXTERIOR DINING COMPONENT IS PROVIDED; THE INTERIOR IS ONLY OCCUPIED BY STAFF. DRINK ITEMS ARE THE ONLY ITEMS OFFERED ON THE MENU. CIVIL ENGINEER: STRUCTURAL ENGINEER: MECHANICAL, ELECTRICAL, PLUMBING ENGINEER: 2225 WEST CHESTERFIELD BOULEVARD, SUITE 200 SPRINGFIELD, MO 65807 (417) 877-1700 3045 S. KANSAS EXPY., SPRINGFIELD, MO 65807 (417) 708-9315 LOADING TABLE AND CODE INFORMATION: MAIN BUILDING AND STORAGE 2020 MINNESOTA BUILDING CODE 1.DEAD LOADS A. ROOF DEAD LOAD 20 PSF B.FLOOR/ATTIC DEAD LOAD 20 PSF C.CANOPY ROOF DEAD LOAD 15 PSF 2.LIVE LOADS A.ROOF LIVE LOAD (W/ TRIBUTARY REDUCTION)20 PSF B.ATTIC LIVE LOAD 20 PSF 3.SNOW LOADS A.GROUND SNOW LOAD (pg)50 PSF B.FLAT ROOF SNOW LOAD (pf) 35 PSF C.EXPOSURE FACTOR (Ce)1.0 D.IMPORTANCE FACTOR (Is)1.0 E.THERMAL FACTOR (Ct)1.0 F.DRIFT PER CODE 4.WIND LOAD DESIGN CRITERIA A.ULTIMATE DESIGN WIND SPEED (V ult)115 MPH B.RISK CATEGORY II C.EXPOSURE CATEGORY C D.INTERNAL PRESSURE COEFFICIENT (GC pi)+/- 0.18 5.SEISMIC LOAD DESIGN CRITERIA A.RISK CATEGORY II B.IMPORTANCE FACTOR (Ie)1.0 C.SPECTRAL RESPONSE ACCELERATIONS AND COEFFICENT SHORT PERIOD ACCELERATION (SS)0.053 LONG PERIOD ACCELERATION (S1)0.025 SHORT PERIOD RESPONSE (SDS)0.056 LONG PERIOD RESPONSE (SD1)0.039 D.SITE CLASS D E.SEISMIC DESIGN CATEGORY A F.SEISMIC FORCE RESISTING SYSTEM TABLE 12.2-1.A. 15 (LFWS FSB) G.ANALYSIS PROCEDURE ELF H.RESPONSE MODIFICATION FACTOR (R) 6.5 I.SYSTEM OVERSTRNGTH FACTOR (Ω)3.0 J.DEFLECTION AMPLIFICATION FACTOR (C D)4.0 THIS BUILDING CANNOT BE INSTALLED IN LOCATIONS WHERE THE DESIGN CRITERIA EXCEEDS THOSE PROVIDED IN THESE PLANS. *SITE SPECIFIC, NOT INCLUDED N 1550 E. REPUBLIC RD. SPRINGFIELD, MO 65804 (417) 888-0645 7 BREW DEVELOPMENT TEAM MIKE GUSTAFSON CHIEF CONSTRUCTION OFFICER C: 502-235-7760 E: MIKE@GLOWBRANDS.COM KUEBER COFFEE 05/01/2026 G G G PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL P L P L P L P L P L P L P L C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C O O O O O O O O O O O O S T S T ST S T S T S T ST ST ST W W W W W W W G G G GGG G G G G G G G G G G UE UE UE UE UE U E U E U E U E U E U E U E U E UEUEUEUE UE UE UE UE UE UE OH E OH E OH E UE U E UE UE S DS E A C DS A C A C D TR TR TR TRTR TR TR D D D D PL MN HWY 25(LIMITED-ACCE S S 1 5 0 ' W I D E P U B L I C R I G H T - O F - W A Y ) 15.69' 8 2 . 2 2 ' 26.36 ' PROJECT NUMBER:110.033 REVISION: 1550 E. REPUBLIC ROAD SPRINGFIELD, MO 65804 Ph: 417-888-0645 Fax: 417-888-0657 www.tothassociates.com © MN# 1063075500037www.gopherstateonecall.org 1-800-252-1166 Call 811 or 7 B R E W C O F F E E MO N T I C E L L O , M N 12 6 0 M N - 2 5 MO N T I C E L L O , M N 5 5 3 6 2 DATE:APRIL 30, 20262026 Toth and Associates, Inc. NAME: ENGINEER OF RECORD: LICENSE NO. SHAWN WAYNE BARRY MN #PE-63514 FIRM LICENSE NO.1063075500037 C1.1 DEMOLITION PLAN 0 H. SCALE: 1" = 10' 105 HATCH LEGEND: =REMOVE 14,693 S.F. ± OF ASPHALT PAVEMENT. =REMOVE 3,582 S.F. ± OF CONCRETE AREA. =REMOVE 6,452 S.F. ± OF LANDSCAPE AREA. KEY NOTES: SAW CUT CLEAN EDGE FOR PAVEMENT REMOVAL. PROTECT EDGE OF PAVEMENT DURING CONSTRUCTION. REMOVE 499 L.F. ± OF CONCRETE CURB. REMOVE TRASH ENCLOSURE, BOLLARD(S), & FOUNDATION. REMOVE BUILDING, BUILDING FOUNDATION, UTILITIES ASSOCIATED WITH THE BUILDING AND ANY UNSUITABLE MATERIALS UNDER THE BUILDING STRUCTURE. CONTRACTOR TO REMOVE EXISTING MATERIALS AND REPLACE WITH COMPACTED SUITABLE MATERIALS IN ACCORDANCE WITH THE GEOTECHNICAL REPORT IF AVAILABLE. REMOVE UNDERGROUND CONDUIT. REMOVE SIGN, POST, AND FOUNDATION. REMOVE ADA ACCESSIBLE PARKING SIGN, POST, & FOUNDATION. REMOVE SCREEN WALL. REMOVE 131 L.F. ± OF CHAINLINK FENCE. REMOVE LIGHT POLE WITH CONCRETE BASE. REMOVE TREE. ABANDON EXISTING WATER SERVICE TO POINT OF NEW CONNECTION, SEE SHEET C4.1. REMOVE GAS METER AND ABANDON SERVICE. CONTRACTOR TO COORDINATE WITH UTILITY PROVIDER. SAW CUT CLEAN EDGE FOR CURB REMOVAL. PROTECT EDGE OF CURB DURING CONSTRUCTION. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 1 1 1 2 2 2 2 2 2 2 2 3 4 5 5 5 5 5 5 5 5 10 10 6 77 8 8 9 5 5 11 1111 11 12 13 13 13 13 13 13 05.01.2026 G G G PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL P L P L P L P L P L P L P L C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C S T S T ST S T S T S T ST ST ST OH E OH E OH E UE U E S ST O P ST O P PA S S TH R U PA S S TH R U PASS THRU PA S S TH R U PA S S TH R U LA N E 1 LA N E 2 UE UE UE UE UE UE UE UE UE UE UE UE UE C C C C C C C C C C C C C C COCO CO S S S S S S S W W W W W PROPOSED BUILDING FF ELEVATION: 962.05 COOLER / STORAGE SLAB ELEVATION: 962.01 D TR TR TR TR D D D D PL ST ST ST MN HWY 25(LIMITED-ACCE S S 1 5 0 ' W I D E P U B L I C R I G H T - O F - W A Y ) ST ST ST ST ST ST ST ST ST ST UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE 78.17' 17.00' 87.54' 23 . 0 0 ' 45.00' 25 . 5 0 ' 23.79 ' R 1 0 . 0 0 ' 123.22' R 1 5 . 0 0 ' 40 . 3 9 ' R 5 . 0 0 ' 1 7 . 0 5 ' 66.97' 2 2 . 6 3 ' R5 . 0 0 ' 48.21' R5 . 0 0 ' R 5 . 0 0 ' R5.0 0 ' R 5 . 0 0 ' 96 . 0 7 ' 1 . 6 7 ' 2.58' 12 . 7 0 ' 1 7 . 0 0 ' PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL P L P L P L P L P L P L P L R3.0 0 ' R 1 5 . 0 0 ' R 2 0 . 0 0 ' 3. 0 0 ' RE S T R I C T E D AC C E S S 30.00' ACCESS EASEME N T 30.00' ACCESS EASEME N T 6.00' BUILDIN G SETBAC K AND UTILITY EASEME N T 6. 0 0 ' BU I L D I N G SE T B A C K 6.00' BUILDING SETBACK AND UTILITY EASEMENT 6. 0 0 ' BU I L D I N G SE T B A C K 17.99' 5. 5 0 ' 6.00'6.00'5. 5 0 ' 5.00' 22 . 5 0 ' 34.99' 23 . 0 0 ' 23 . 0 0 ' 5.00' 8 2 . 1 0 ' 16.42' 27.97' 5. 0 0 ' 5.00' 7. 0 5 ' 5.29' 5.00' 3.54' 6. 0 0 ' N18°34'02"E 181.88' N 8 7 ° 5 8 ' 0 4 " E 2 0 8 . 2 5 ' S27° 2 8 ' 4 0 " W 225.5 4 ' N7 1 ° 2 5 ' 5 8 " W 17 0 . 5 8 ' 65 . 4 6 ' ± 28.29' ± 13 . 9 0 ' 27.28' 10.00 ' 14.50 ' 1 7 . 0 0 ' 14.07' R3 . 0 0 ' R3.00' R 5 . 0 0 ' R59 . 0 0 ' R 2 3 . 0 0 ' PROJECT NUMBER:110.033 REVISION: 1550 E. REPUBLIC ROAD SPRINGFIELD, MO 65804 Ph: 417-888-0645 Fax: 417-888-0657 www.tothassociates.com © MN# 1063075500037www.gopherstateonecall.org 1-800-252-1166 Call 811 or 7 B R E W C O F F E E MO N T I C E L L O , M N 12 6 0 M N - 2 5 MO N T I C E L L O , M N 5 5 3 6 2 DATE:APRIL 30, 20262026 Toth and Associates, Inc. NAME: ENGINEER OF RECORD: LICENSE NO. SHAWN WAYNE BARRY MN #PE-63514 FIRM LICENSE NO.1063075500037 C2.1 SITE PLAN 0 H. SCALE: 1" = 10' 105 KEY NOTES: MATCH EXISTING PAVEMENT. CONCRETE CURB & GUTTER PER DETAIL 2.01, SHEET C7.1. SIDEWALK PER DETAIL 2.02, SHEET C7.1. EDGE OF CONCRETE SLAB TO BE THICKENED CONCRETE PER STOOP/WALK EDGE DETAIL 2.04, SHEET C7.1. CONCRETE PAVEMENT PER CONCRETE PAVEMENT DETAILS 2.03 & 2.05, SHEET C7.1. REMOTE COOLER INSTALLED PER STRUCTURAL PLANS. BUILDING CANOPY OUTLINE. CANOPY COLUMN LOCATION, TYPICAL. BUILDING FOUNDATION WALL AND FOOTING PER STRUCTURAL PLANS. CONCRETE PAVEMENT FOR TRASH ENCLOSURE PER CONCRETE PAVEMENT DETAILS 2.03 & 2.05, SHEET C7.1. TRASH ENCLOSURE AND GATE, PER ARCHITECTURAL PLANS. 6' PIPE BOLLARD, TYPICAL PER DETAIL 2.10, SHEET C7.1. 3' PIPE BOLLARD WITH YELLOW PLASTIC BOLLARD SLEEVES, TYPICAL PER DETAIL 2.10, SHEET C7.1. CURB TRANSITION PER DETAIL 2.15, SHEET C7.1. SIGN, SEE SHEET C6.1. ACCESSIBLE PATH FROM PARKING TO BUILDING. CONNECT TO EXISTING CURB. EXISTING CURB AND GUTTER, DO NOT DISTURB. TYPE 2 ADA CURB RAMP PER DETAIL 2.12, SHEET C7.1. TYPE 4 ADA CURB RAMP PER DETAIL 2.14, SHEET C7.1. DIMENSION FROM PROPERTY LINE TO NEAREST BUILDING STRUCTURE. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 1 1 14 2 2 2 2 2 2 22 2 2 2 2 2 3 3 3 4 6 7 7 7 7 7 8 8 88 11 12 9 15 5 10 16 16 2 13 13 17 17 17 19 14 18 18 18 18 PROPOSED USE: RESTAURANT WITH DRIVE THRU. ZONING: ZONING: B-4 PARKING REQUIREMENTS: REQUIRED: 1 SPACE PER EMPLOYEE DURING LARGEST SHIFT = 13 STALLS. PROVIDED: 13 STALLS, 12 STANDARD AND 1 ADA. DRIVE-THRU QUEUE STACKING REQUIREMENTS: REQUIRED:12 PER LANE PROVIDED:LANE 1 = 12 SPACES LANE 2 = 14 SPACES TOTAL = 26 SPACES BUILDING AND LOT DATA: PROJECT FOOTPRINT 35,650 S.F. ≈ 0.82 ACRES PROPOSED BUILDING (1 STORY) - RETAIL =534 S.F. REMOTE COOLER =323 S.F. CONSTRUCTION TYPE: V-B QUANTITIES: CURB & GUTTER = ±690 L.F. ASPHALT PAVEMENT = ±22,845 S.F. 7-INCH CONCRETE PAVEMENT = ±1,559 S.F. 4-INCH CONCRETE SIDEWALK = ±1,548 S.F. LANDSCAPING = ±6,360 S.F. STORMWATER NOTES: PRE-PROJECT IMPERVIOUS AREA = ±25,820 S.F. PRE-PROJECT PERVIOUS AREA = ±9,830 S.F. TOTAL = ±35,650 S.F. POST-PROJECT IMPERVIOUS AREA = ±29,290 S.F. POST-PROJECT PERVIOUS AREA = ±6,360 S.F. TOTAL = ±35,650 S.F. NOTES: IMPERVIOUS AND PERVIOUS SURFACE CALCULATIONS ARE BOUNDED BY THE PROPERTY LINE. 15 15 15 3 3 17 15 8 7 20 21 21 HATCH LEGEND: =ASPHALT PAVEMENT PER DETAIL 2.06, SHEET C7.1. =CONCRETE PAVEMENT PER CONCRETE PAVEMENT DETAIL 2.03 AND 2.05, SHEET C7.1. =CONCRETE SIDEWALK PER SIDEWALK DETAIL 2.02, SHEET C7.1. =COOLER/STORAGE PAD PER STRUCTURAL PLANS. =TURF GRASS SOD. INSTALL PER SUPPLIER'S INSTALLATION INSTRUCTIONS. = LANDSCAPE ROCK. PLACE 3" OF 1" - 2" RIVER ROCK OVER COMMERCIAL GRADE WEED FABRIC. = LANDSCAPE MULCH. SMOOTH SOIL SHALL BE COVERED BY WEED FABRIC AND TOPPED WITH 3 TO 4-INCH LAYER OF SHREDDED HARDWOOD MULCH, MATCH EXISTING COLOR. 05.01.2026 G G G G PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL P L P L P L P L P L P L P L C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C S T S T ST S T S T S T ST ST ST W OH E OH E OH E UE U E S S ST O P ST O P PA S S TH R U PA S S TH R U PASS THRU PA S S TH R U PA S S TH R U LA N E 1 LA N E 2 UE UE UE UE UE UE UE UE UE UE UE UE UE C C C C C C C C C C C C C C COCO CO S S S S S S S W W W W W PROPOSED BUILDING FF ELEVATION: 962.05 COOLER / STORAGE SLAB ELEVATION: 962.01 D TR TR TR TR D D D D PL ST ST ST MN HWY 25(LIMITED-ACCE S S 1 5 0 ' W I D E P U B L I C R I G H T - O F - W A Y ) ST ST ST ST ST ST ST ST ST ST UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE -0.5% - 1 . 0 % -1 . 8 % EX TC 957.75 EX TC 961.06 EX TC 963.71 EX TC 963.61 TC 963.59 GT 963.09 TC 963.54 GT 963.04 TC 963.06 GT 963.06 TC 962.39 GT 961.89 TC 961.88 GT 961.38TC 961.80 GT 961.30 TC 959.14 GT 958.64 TC 961.89 GT 961.39 TC 961.81 GT 961.31 TC 961.93 GT 961.43 TC 961.91 GT 961.41 TC 961.91 GT 961.41 TC 961.96 GT 961.46 TC 962.62 GT 962.12 TC 962.68 GT 962.18 TC 962.49 GT 961.99 TC 962.43 GT 961.93 TC 962.91 GT 962.41 TC 962.43 GT 961.93 TC 962.52 GT 962.02 TC 962.85 GT 962.35 TC 962.14 GT 961.64 TC 961.96 GT 961.46 TC 961.84 GT 961.34 TC 961.50 GT 961.00 TC 962.94 GT 962.44 TC 962.80 GT 962.30 TC 962.90 GT 962.40 TC 963.03 GT 962.53 TC 963.09 GT 962.59 TC 963.08 GT 962.58 TP 962.81 TP 962.98 TP 963.23 TP 962.91 TP 963.08 TC 963.08 GT 963.08 TC 961.46 GT 961.46 TC 961.41 GT 961.41 TC 962.01 GT 961.51 TC 962.01 TP 961.59 TC 962.01 TP 962.01 TC 962.01 TP 962.01 TS 962.01 TS 961.94 TS 962.01 TS 962.01 TS 962.01 TS 962.01 TS 962.01 TS 961.96 TS 962.01 TC 962.01 TS 961.51 TC 961.96 TS 961.46 TP 961.08TP 960.93 TP 961.77 TP 961.77 TP 961.34 TP 961.26 TP 961.80 TP 962.27 EX TP 957.37 EX TP 959.56 EX TP 960.44 EX TP 963.14 TP 961.84 TC 962.62 GT 962.12 957 958 959 960 961 962 962 962 963 963 96 0 9 6 1 957 958 959 96 0 961 962 958 959 960 961 961 9 6 2 963 962 9 6 1 963 9 6 2 96 2 9 5 8 9 5 9 9 6 0 96 1 TS 961.91 TS 961.91 TS 962.01 RIM 961.80 TP 961.19 1 1 1 TC 961.23 GT 960.73 2 3 3 4 5 5 6 TC 961.98 GT 961.48 TS 961.96 TS 962.51 TS 962.70 TP 961.59 TC 961.91 GT 961.41 TC 961.89 GT 961.39 TC 961.87 GT 961.37 962 961 96 3 963 96 1 TP 961.89 TP 961.94 - 2 . 1 % - 0 . 6 % - 0 . 6 % - 2 . 0 % -0.5% TP 961.30 962 TS 962.01 TS 962.01 962 TC 961.89 GT 961.39 TC 961.89 GT 961.39 TS 961.89 TS 961.89 MATCH EXISTING ELEVATION. ABBREVIATIONS BACK OF CURB STANDARD CATCH CURB CENTER LINE CORRUGATED METAL PIPE EDGE OF PAVEMENT FLARED END SECTION FLOW LINE GUTTER INVERT GUY WIRE HIGH DENSITY POLYETHYLENE INVERT LINEAR FEET MOUNTABLE CURB RIGHT-OF-WAY REINFORCED CONCRETE PIPE SPILL CURB TOP OF BASE ROCK TOP OF CURB TOP OF GROUND TOP OF PAVEMENT TOP OF SIDEWALK TOP OF WALL BC CC CL CMP EP FES FL GT GY HDPE INV LF MC R/W RCP SC TB TC TG TP TS TW POLYVINYL CHLORIDE PIPEPVC EXISTING TOP OF PAVEMENTEX TP KEY NOTES: 1 HIGH POINT IN PAVEMENT.2 CENTERLINE OF GRADE BREAK IN PAVEMENT.3 PROPOSED REMOTE COOLER.4 PROJECT NUMBER:110.033 REVISION: 1550 E. REPUBLIC ROAD SPRINGFIELD, MO 65804 Ph: 417-888-0645 Fax: 417-888-0657 www.tothassociates.com © MN# 1063075500037www.gopherstateonecall.org 1-800-252-1166 Call 811 or 7 B R E W C O F F E E MO N T I C E L L O , M N 12 6 0 M N - 2 5 MO N T I C E L L O , M N 5 5 3 6 2 DATE:APRIL 30, 20262026 Toth and Associates, Inc. NAME: ENGINEER OF RECORD: LICENSE NO. SHAWN WAYNE BARRY MN #PE-63514 FIRM LICENSE NO.1063075500037 DIRECTION OF SHEET FLOW 0 H. SCALE: 1" = 10' 105 EXISTING TOP OF SIDEWALKEX TS C3.1 GRADING PLAN CENTER LINE OF SWALE IN PAVEMENT.5 FINISHED SURFACE OF ADA PARKING AREA NOT TO EXCEED 2% SLOPE IN ANY DIRECTION.6 05.01.2026 G G G PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL P L P L P L P L P L P L P L C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C S T S T ST S T S T S T ST ST ST W OH E OH E OH E UE U E S ST O P ST O P PA S S TH R U PA S S TH R U PASS THRU PA S S TH R U PA S S TH R U LA N E 1 LA N E 2 UE UE UE UE UE UE UE UE UE UE UE UE UE C C C C C C C C C C C C C C COCO CO S S S S S S S W W W W W PROPOSED BUILDING FF ELEVATION: 962.05 COOLER / STORAGE SLAB ELEVATION: 962.01 D TR TR T TR TR TR D D D D PL ST ST ST MN HWY 25(LIMITED-ACCE S S 1 5 0 ' W I D E P U B L I C R I G H T - O F - W A Y ) ST ST ST ST ST ST ST ST ST ST UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE G G G C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C S T S T ST S T S T S T ST ST ST W OH E OH E OH E UE U E S UE UE UE UE UE UE UE UE UE UE UE UE UE C C C C C C C C C C C C C C COCO CO S S S S S S S W W W W W D TR TR T TR TR TR D D D D ST ST ST ST ST ST ST ST ST ST ST ST ST UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE 237 ' 12 . 0 0 ' UT I L I T Y EA S E M E N T 6.00' BUILDING SETBAC K AND UTILITY EASEME N T 12 . 0 0 ' UT I L I T Y EA S E M E N T 6.00' BUILDING SETBACK AND UTILITY EASEMENT PROJECT NUMBER:110.033 REVISION: 1550 E. REPUBLIC ROAD SPRINGFIELD, MO 65804 Ph: 417-888-0645 Fax: 417-888-0657 www.tothassociates.com © MN# 1063075500037www.gopherstateonecall.org 1-800-252-1166 Call 811 or 7 B R E W C O F F E E MO N T I C E L L O , M N 12 6 0 M N - 2 5 MO N T I C E L L O , M N 5 5 3 6 2 DATE:APRIL 30, 20262026 Toth and Associates, Inc. NAME: ENGINEER OF RECORD: LICENSE NO. SHAWN WAYNE BARRY MN #PE-63514 FIRM LICENSE NO.1063075500037 C4.1 UTILITY PLAN 0 H. SCALE: 1" = 10' 105 KEY NOTES: CONTINUATION OF UTILITY TO BUILDING. DISTANCE TO NEAREST FIRE HYDRANT. 90 L.F. ± OF 1-INCH TYPE K COPPER WATER LINE FROM POINT OF NEW CONNECTION TO BUILDING PER PIPE INSTALLATION DETAIL 4.01, SHEET C7.2. 1-INCH WATER METER AND BACKFLOW PREVENTION SYSTEM AS REQUIRED BY THE WATER UTILITY PROVIDER. CONTRACTOR TO COORDINATE LOCATION WITH THE WATER UTILITY PROVIDER PRIOR TO INSTALLATION. CONNECT 1" WATER SERVICE TO EXISTING 3/4" SERVICE. CONNECTION OF WATER SERVICE TO BE COORDINATED WITH WATER UTILITY PROVIDER. SEWER LATERAL CLEAN OUT PER DETAIL 4.02, SHEET C7.2. 19 L.F. ± OF 4-INCH SCH. 40 PVC SANITARY SEWER SERVICE AT A MINIMUM SLOPE OF 2% PER PIPE INSTALLATION DETAIL 4.01, SHEET C7.2. 9 L.F. ± OF 4-INCH SCH. 40 PVC SANITARY SEWER SERVICE AT A MINIMUM SLOPE OF 2% PER PIPE INSTALLATION DETAIL 4.01, SHEET C7.2. 39 L.F. ± OF 4-INCH SCH. 40 PVC SANITARY SEWER SERVICE AT A MINIMUM SLOPE OF 2% PER PIPE INSTALLATION DETAIL 4.01, SHEET C7.2. 92 L.F. ± OF 4-INCH SCH. 40 PVC SANITARY SEWER SERVICE AT A MINIMUM SLOPE OF 2% PER PIPE INSTALLATION DETAIL 4.01, SHEET C7.2. 1000 GALLON PRECAST CONCRETE GREASE INTERCEPTOR WITH PEDESTRIAN RATED COVER, PER MEP PLANS. EXISTING SANITARY SEWER SERVICE LOCATION NOT VERIFIED. CONTRACTOR SHALL FIELD LOCATE AND VERIFY EXISTING SERVICE LOCATION, DEPTH, SIZE AND CONDITION PRIOR TO CONSTRUCTION.CONNECTION OF SEWER LATERAL TO BE COORDINATED WITH SEWER UTILITY PROVIDER. BURIED ELECTRIC LINE. SEE MEP PLANS. ROUTING OF PROPOSED ELECTRIC UTILITY AND POINT OF CONNECTION SHOWN IS APPROXIMATE. CONTRACTOR TO COORDINATE WITH ELECTRIC UTILITY PROVIDER TO DETERMINE FINAL LOCATION PRIOR TO INSTALLATION OF ELECTRIC SERVICE LINE. EXISTING POLE MOUNTED TRANSFORMER IS LOCATED ON EAST SIDE OF CEDAR STREET. (2) 2" COMMUNICATIONS CONDUITS WITH PULLWIRE. ROUTING OF PROPOSED COMMUNICATION UTILITY AND POINT OF CONNECTION SHOWN IS APPROXIMATE. CONTRACTOR TO COORDINATE WITH COMMUNICATION UTILITY PROVIDER TO DETERMINE FINAL LOCATION PRIOR TO INSTALLATION OF COMMUNICATION SERVICE LINE. LIGHT POLE. SEE MEP PLANS. INSTALL 132 L.F. ± OF 8-INCH SCH. 40 PVC DOWNSPOUT HEADER STORM LINE AT 1% SLOPE, PER PIPE INSTALLATION DETAIL 4.01, SHEET C7.2. DOWNSPOUT CONNECTION PER DETAIL 4.06, SHEET C7.2, SEE ARCHITECTURAL PLANS. 110 L.F. ± OF 8-INCH SCH. 40 PVC STORM LINE AT 1% SLOPE PER PIPE INSTALLATION DETAIL 4.01, SHEET C7.2. 3' X 3' I.D. CONCRETE AREA DRAIN PER DETAIL 4.04, SHEET C7.2. RIM ELEVATION 961.80; 8" FL OUT 959.80. INSTALL 45° BEND, TYPICAL. UTILITY CROSSING, CONTRACTOR TO COORDINATE DEPTH IN FIELD. EXISTING CONCRETE CURB INLET. RIM ELEVATION 957.17; EXISTING 12" FL (NE) 952.32; EXISTING 12" FL (SW) 952.32; NEW 8" FL (E) 952.65. 8" X 8" X 8" PVC WYE. EXISTING IRRIGATION VALVE BOX. COORDINATE CONNECTION AND METER LOCATION WITH WATER UTILITY PROVIDER. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 1 1 1 2 3 4 5 6 6 7 8 9 10 11 12 13 13 15 15 14 16 17 18 18 18 19 19 19 19 19 1919 20 21 22 22 22 23 22 24 17 13 13 13 13 13 13 17 23 23 23 23 23 22 22 25 25 26 1. WATER CITY OF MONTICELLO UTILITIES 505 WALNUT ST MONTICELLO, MN 55362 763-295-2711 2. ELECTRIC XCEL ENERGY 414 NICOLLET MALL MINNEAPOLIS, MN 55401 800-628-2121 3. SEWER CITY OF MONTICELLO UTILITIES 505 WALNUT ST MONTICELLO, MN 55362 763-295-2711 EXISTING UTILITY PROVIDER CONTACT INFORMATION: 05.01.2026 G G PL PL PL PL PL PL PL PL PL PL PL PL P L P L P L P L C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST S T S T S T ST OH E OH E OH E U E U E S S S S S S S S S S S S S S S S ST O P ST O P PA S S TH R U PA S S TH R U PASS THRU PA S S TH R U PA S S TH R U LA N E 1 LA N E 2 UE UE UE UE UE UE C C C C C C C COCO CO S S S W W PROPOSED BUILDING FF ELEVATION: 962.05 COOLER / STORAGE SLAB ELEVATION: 962.01 D TR TR D TR T TR TR TR TR D Y H SS DD D D D D D D PL PL PL ST MN HWY 25(LIMITED-ACCE S S 1 5 0 ' W I D E P U B L I C R I G H T - O F - W A Y ) ST ST ST ST ST UE UE UE UE UE UE UE UE UE UE CEDA R S T R E E T (VARI A B L E - W I D T H P U B L I C R I G H T - O F - W A Y ) 5380 5374 5375 5376 5377 5378 5379 5381 5382 5383 5384 5385 5386 5387 5388 5389 5391 5390 5392 5393 5394 GENERAL LANDSCAPING NOTES 1.CONTRACTOR SHALL VERIFY THE LOCATION OF ALL UTILITY LINES AND OTHER ABOVE OR BELOW GROUND OBSTRUCTIONS SO THAT PROPER PRECAUTIONS SHALL BE TAKEN NOT TO DISTURB OR DAMAGE SUCH IMPROVEMENTS. REFER TO CIVIL DRAWINGS FOR PROPOSED AND EXISTING UTILITY LOCATIONS. 2.STANDARDS SET FORTH IN "AMERICAN STANDARDS FOR NURSERY STOCK" REPRESENT GENERAL GUIDELINE SPECIFICATIONS ONLY AND WILL CONSTITUTE MIN. QUALITY REQUIREMENTS FOR PLANT MATERIAL. 3.THE ARCHITECT OR OWNER'S REPRESENTATIVE RESERVES THE RIGHT TO REJECT ANY PLANT MATERIAL NOT MEETING SPECIFICATIONS. 4.ALL TREES SHALL BE CALIPERED AND UNDERSIZED TREES SHALL BE REJECTED. 5.SPECIFIED CALIPER MEASUREMENT FOR TREES SHALL BE MEASURED AT 6" ABOVE THE GRADE. 6.ANY MATERIAL WHICH DIES OR DEFOLIATES PRIOR TO ACCEPTANCE OF THE WORK SHALL BE PROMPTLY REMOVED AND REPLACED. 7.CONTRACTOR IS RESPONSIBLE FOR SOIL SAMPLING AND TESTING TO DETERMINE EXACT FERTILIZER REQS. 8.PLANTS AND OTHER MATERIALS ARE QUANTIFIED AND SUMMARIZED FOR THE CONVENIENCE OF THE CITY AND LOCAL GOVERNING BODIES. CONFIRM AND INSTALL SUFFICIENT QUANTITIES TO COMPLETE THE WORK AS DRAWN. 9.BACKFILL TREE AND SHRUB PITS WITH A PREPARED PLANTING MIX AS FOLLOWS U.N.O.: A. 2 PARTS BY VOLUME TOPSOIL. B. 1 PART BY VOLUME BROWN RIVER SAND. C. 1 PART BY VOLUME PEAT MOSS. D. 1 LB. COMMERCIAL FERTILIZER PER C.Y. OF MIX. 10.ALL TREE PITS SHALL RECEIVE A MINIMUM OF 24" OF THE SPECIFIED PLANTING MIX. 11.ALL PLANTINGS SHALL BE MULCHED WITH A 3"-4" LAYER OF SHREDDED HARDWOOD MULCH AFTER INSTALLATION OF PLANT MATERIAL. 12.ALL SHRUB PLANTING MATERIAL SHALL MEASURE A MIN. OF 18" IN HEIGHT AT THE TIME OF PLANTING. 13.THE PLAN IS SUBJECT TO CHANGES BASED ON PLANT SIZE AND MATERIAL AVAILABILITY. ANY DEVIATION TO THE APPROVED FINAL LANDSCAPING PLAN SHALL REQUIRE THE WRITTEN APPROVAL OF THE ARCHITECT PRIOR TO INSTALLATION. 14.KILL AND REMOVE ALL EXISTING WEEDS FROM THE SITE AREA PRIOR TO PLANTING. 15.REFER TO SITE GRADING PLAN FOR FINISH GRADES. 16.THE CONTRACTOR IS RESPONSIBLE FOR COMPLETELY MAINTAINING THE WORK (INCLUDING BUT NOT LIMITED TO: WATERING, MULCHING, SPRAYING, FERTILIZING, ETC.) OF ALL PLANTINGS UNTIL TOTAL ACCEPTANCE OF THE WORK BY THE ARCHITECT AND OWNER. 17.CONTRACTOR WILL STAKE OR MARK ALL PLANT MATERIAL LOCATIONS PRIOR TO INSTALLATION. CONTRACTOR SHALL HAVE OWNER'S REPRESENTATIVE APPROVE ALL STAKING PRIOR TO INSTALLATION. 18.THE LANDSCAPE CONTRACTOR SHALL COMPLETELY GUARANTEE ALL WORK FOR A PERIOD OF ONE YEAR BEGINNING AT THE DATE OF SUBSTANTIAL COMPLETION. CONTRACTOR SHALL MAKE ALL REPLACEMENTS PROMPTLY (AS PER DIRECTION OF OWNER). 19.REFER TO SITE PLAN FOR GROUND COVERING REQUIREMENTS. 20.SEEDED AREAS SHALL BE REASONABLY SMOOTH AND FREE FROM STONES, ROOTS, OR OTHER DEBRIS. 21.SODDED AREAS SHALL BE INSTALLED PER SUPPLIER'S INSTALLATION INSTRUCTIONS. 22.PERMANENT SEEDING SEASON RUNS FROM MARCH 1ST TO JUNE 1ST AND SEPTEMBER 15TH TO NOVEMBER 1ST. SEEDING AND MULCHING MUST BE DONE WHENEVER WORK IS COMPLETE REGARDLESS OF THE SEASON. WHENEVER SEEDING AND MULCH IS INSTALLED OUTSIDE THE PERMANENT SEEDING SEASON, THE CONTRACTOR SHALL BE RESPONSIBLE FOR REPLANTING AND MULCHING ANY AREAS WHERE GROWTH HAS NOT BECOME ESTABLISHED DURING THE NEXT PERMANENT SEASON. 23.IT IS THE CONTRACTORS RESPONSIBILITY TO SUBMIT AND OBTAIN THE REVIEW AND APPROVAL FROM THE LOCAL GOVERNMENT AGENCY THAT HAS JURISDICTION OVER THE LANDSCAPE IMPROVEMENTS INCLUDED IN THIS SET OF DRAWINGS. 24.IT IS THE CONTRACTORS RESPONSIBILITY TO SUBMIT AND OBTAIN THE REVIEW AND APPROVAL FROM THE LOCAL GOVERNMENT AGENCY THAT HAS JURISDICTION OVER THE IRRIGATION IMPROVEMENTS INCLUDED IN THIS SET OF DRAWINGS. HATCH LEGEND PLANTING LIST TYPE COMMON NAME (SCIENTIFIC NAME)QUANTITY PROVIDED CANOPY TREES AMERICAN LINDEN ( TILIA AMERICANA )TA 3 CONDITION AND SIZE 2" CAL. B&B 50'X30' APPROXIMATE MATURE SIZE (HT x SP) RED SUNSET MAPLE ( ACER RUBRUM )AR 1 EVERGREEN TREES COLORADO SPRUCE ( PICEA PUNGENS )PP 1 20'X10' QUANTITY REQUIRED 1 3 1 =AR ( RED SUNSET MAPLE ) PLANTING KEY SHRUBS ARCADIA JUNIPER ( JUNIPERUS SABINA 'ARCADIA' )JS 15 30" MIN. RED TWIGGED DOGWOOD ( CORNUS SERICEA 'BAILADELINE' )CS 15 18" MIN. 18" MIN. 15 15 30" MIN. 2" CAL. B&B 40'X30' 2" CAL. B&B =TA ( AMERICAN LINDEN ) =PP ( COLORADO SPRUCE ) =JS ( ARCADIA JUNIPER ) =CS ( RED TWIGGED DOGWOOD ) LANDSCAPING REQUIREMENTS: 10.0 ACI OF CANOPY TREES (INCLUDING AT LEAST 1 EVERGREEN TREE) PER ACRE -0.95 ACRES = 10 ACI REQUIRED -PROVIDED: 10 ACI AT LEAST 2 SHRUBS PER EACH 10 FEET OF BUILDING PERIMETER -150 LF BUILDING PERIMETER = 30 SHRUBS -PROVIDED: 30 SHRUBS KEY NOTES: 1 INSTALL HEAVY DUTY METAL EDGING (MIN 3/16" THICK) TO SEPARATE LANDSCAPE PLANTING AREAS FROM TURF AREAS. C5.1 LANDSCAPE PLAN PROJECT NUMBER:110.033 REVISION: 1550 E. REPUBLIC ROAD SPRINGFIELD, MO 65804 Ph: 417-888-0645 Fax: 417-888-0657 www.tothassociates.com © MN# 1063075500037www.gopherstateonecall.org 1-800-252-1166 Call 811 or 7 B R E W C O F F E E MO N T I C E L L O , M N 12 6 0 M N - 2 5 MO N T I C E L L O , M N 5 5 3 6 2 DATE:APRIL 30, 20262026 Toth and Associates, Inc. NAME: ENGINEER OF RECORD: LICENSE NO. SHAWN WAYNE BARRY MN #PE-63514 FIRM LICENSE NO.1063075500037 =TURF GRASS SOD. INSTALL PER SUPPLIER'S INSTALLATION INSTRUCTIONS. LANDSCAPE ROCK. PLACE 3" OF 1" - 2" RIVER ROCK OVER COMMERCIAL GRADE WEED FABRIC. = LANDSCAPE MULCH. SMOOTH SOIL SHALL BE COVERED BY WEED FABRIC AND TOPPED WITH 3 TO 4-INCH LAYER OF SHREDDED HARDWOOD MULCH, MATCH EXISTING COLOR. = 0 H. SCALE: 1" = 20' 2010 TREE INVENTORY:* TAG #SPECIES SIZE (DBH)HEIGHT CRZ STATUS CONDITION / NOTES 5374 SPC 10"25'15.0'PROTECT HEALTHY 5375 SPC 13"25'19.5'PROTECT HEALTHY 5376 SPC 15"25'22.5'PROTECT HEALTHY 5377 SPC 15"30'22.5'PROTECT HEALTHY 5378 SPC 13"30'19.5'PROTECT HEALTHY 5379 SPC 16"30'24.0'PROTECT HEALTHY 5380 SPC 10"20'15.0'PROTECT HEALTHY 5381 FRT 10"15.0'PROTECT PLANTED CULTIVAR 5382 FRT 12"18.0'PROTECT PLANTED CULTIVAR 5383 FRT 7"10.5'PROTECT PLANTED CULTIVAR 5384 FRT 8"12.0'PROTECT PLANTED CULTIVAR 5385 FRT 6"9.0'PROTECT PLANTED CULTIVAR 5386 SPC 16"30'24.0'PROTECT HEALTHY 5387 ASH 11"16.5'PROTECT PD 30% TRUNK DAMAGE 5388 ASH 13"19.5'PROTECT HEALTHY 5389 ASH 13"19.5'REMOVE HEALTHY 5390 SPC 16"35'24.0'PROTECT HEALTHY 5391 SPC 13"30'19.5'REMOVE HEALTHY 5392 SPC 13"30'19.5'REMOVE HEALTHY 5393 SPW 12"25'18.0'PROTECT HEALTHY 5394 MPS 11"16.5'REMOVE HEALTHY * TREE IDENTIFICATION, SIZES, AND DESCRIPTIONS ARE BASED ON SURVEY DATA PROVIDED BY WESTWOOD PROFESSIONAL SERVICES, INC. AND WERE NOT PREPARED OR VERIFIED BY TOTH & ASSOCIATES. 1 1 1 1 1 1 1 1 05.01.2026 G G G PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL P L P L P L P L P L P L P L C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C S T S T ST S T S T ST ST ST W OH E OH E OH E UE U E S ST O P ST O P PA S S TH R U PA S S TH R U PASS THRU PA S S TH R U PA S S TH R U LA N E 1 LA N E 2 UE UE UE UE UE UE UE UE UE UE UE UE UE C C C C C C C C C C C C C C COCO CO S S S S S S S W W W W W PROPOSED BUILDING FF ELEVATION: 962.05 COOLER / STORAGE SLAB ELEVATION: 962.01 TR TR TR TR D D D PL ST ST ST ST ST ST ST ST ST ST ST ST ST UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C ST O P ST O P PA S S TH R U PA S S TH R U PASS THRU PA S S TH R U PA S S TH R U LA N E 1 LA N E 2 24.00' TYP. 24.00' TYP. 48.00' TYP. 87.71' 7. 0 0 ' R 1 5 . 0 0 ' R 7 . 0 0 ' 7. 0 0 ' 23 . 0 0 ' R15.0 0 ' R7. 0 0 ' 7. 0 0 ' 55.36' 57.34' 54.36' 12 . 3 9 ' 24.25 ' 9 . 0 0 ' T Y P . 21.00' TYP. 9.00 ' TYP. 21 . 0 0 ' TY P . R 7 . 0 0 ' R 1 5 . 0 0 ' R7.0 0 ' R15 . 0 0 ' 23 . 0 0 ' 7. 0 0 ' R1.00'24.11' 27.93' 30.82' R2 8 . 0 0 ' R4 0 . 5 0 ' R5 6 . 5 0 ' R 2 8 . 0 0 ' R 4 0 . 5 0 ' 87.71' R1.00' 12 . 5 0 ' 12 . 5 0 ' 16 . 0 0 ' 2. 0 0 ' 12 . 5 0 ' 12 . 5 0 ' 2. 0 0 ' 2 0 . 3 7 ' 14.07' C6.1 STRIPING PLAN PROJECT NUMBER:110.033 REVISION: 1550 E. REPUBLIC ROAD SPRINGFIELD, MO 65804 Ph: 417-888-0645 Fax: 417-888-0657 www.tothassociates.com © MN# 1063075500037www.gopherstateonecall.org 1-800-252-1166 Call 811 or 7 B R E W C O F F E E MO N T I C E L L O , M N 12 6 0 M N - 2 5 MO N T I C E L L O , M N 5 5 3 6 2 DATE:APRIL 30, 20262026 Toth and Associates, Inc. NAME: ENGINEER OF RECORD: LICENSE NO. SHAWN WAYNE BARRY MN #PE-63514 FIRM LICENSE NO.1063075500037 0 H. SCALE: 1" = 10' 105 KEY NOTES: BLUE PAINTED ADA ACCESSIBLE PARKING SYMBOL PER DETAIL 6.01, SHEET C7.2. SOLID WHITE TRIPLE ARROW PAVEMENT MARKER, PER DETAIL 6.02, SHEET C7.2. 12-INCH SOLID RED STOP BAR WITH 48-INCH TALL "STOP" TEXT PAINTED IN RED. 4-INCH SOLID BLUE CROSS WALK MARKER ALIGNED WITH SLIDING DOOR PANEL AT FRONT OPENING. 4-INCH SOLID BLUE PAVEMENT MARKER, TYPICAL. MIDLINES SPACE AT 24" O.C. 48-INCH TALL "LANE #" PAINTED IN WHITE. 12-INCH TALL "NO PARKING" TEXT PAINTED IN BLUE WITH 2-INCH STROKE. ADA VAN ACCESSIBLE SIGN PER DETAIL 6.03, SHEET C7.2. "ONE WAY DO NOT ENTER" SIGN PER DETAIL 6.04, SHEET C7.2. 4-INCH SOLID WHITE PAVEMENT MARKER FOR PARKING, TYPICAL. 4-INCH SOLID BLUE PAVEMENT MARKER FOR PARKING, TYPICAL. 24-INCH TALL "PASS THRU" PAINTED IN WHITE. 4-INCH SOLID BLUE PAVEMENT MARKER. SOLID WHITE DIRECTIONAL ARROW PAVEMENT MARKING. CROSS WALK PAVEMENT MARKING, 12-INCH WIDE BY 6-FEET LONG SOLID WHITE PAINT SPACED EVERY 3-FEET. ORIENT THE STRIPES IN THE DIRECTION SHOWN PARALLEL TO THE DIRECTION OF TRAFFIC. DIRECTIONAL SIGN. PYLON SIGN. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 HATCH LEGEND: =ASPHALT PAVEMENT =CONCRETE SIDEWALK =CONCRETE PAVEMENT 1 15 2 2 2 5 5 5 5 5 10 10 5 13 6 13 3 4 3 10 7 8 9 16 17 13 13 14 14 14 14 6 12 11 12 13 2 16 05.01.2026 A2.2 2 A2.1 1 A2.2 1 A2.1 2 1 A3.1 101 SERVICE AREA 1 A3.2 6'-0" TORMAX SERIES TX9300 MANUAL SLIDING DOOR 1" INSULATED TEMPERED THERMAL WINDOWS w/ LOW-E GLASS, CLEAR. THERMAL WINDOW, INC. 550-FX-CW80 6'-0" TORMAX SERIES TX9300 MANUAL SLIDING DOOR 1" INSULATED TEMPERED THERMAL WINDOWS w/ LOW-E GLASS, CLEAR. THERMAL WINDOW, INC. 550-FX-CW80 A5.1 1 MOP SINK - RE: PLBG DWGs PL-2 (HIGH) & PL-1 (LOW) OVER WOOD SHEATING OVER WOOD STUDS. SEE EXTERIOR ELEVATIONS TOILET 102 101a 102 101d 101c101b 34 ' - 4 " 15' - 4" ELECTRICAL EQUIPMENT; SEE ELECTRICAL DWGs KNOX KEY BOX DOWNSPOUT OUTLET 2' - 3" CANOPY TO BE PROVIDED AND INSTALLED BY BUILDING MANUFACTURER BOLLARDS, REFER TO CIVIL BOLLARDS, REFER TO CIVIL CO L U M N D I S C H A R G E CO L U M N D I S C H A R G E CO L U M N D I S C H A R G E CO L U M N D I S C H A R G E 28 2 . 4 S F 29 6 . 4 8 S F 15 1 . 3 8 S F 12 5 . 1 8 S F CO L U M N D I S C H A R G E 26 0 . 7 9 S F 8' - 5 1 1 9 / 1 2 8 " 4" 3 A3.1 P2 P2103 STORAGE 104 COOLER 103 1 A3.1 1 A3.2 201 CONDITIONEDATTIC ROUND STOREFRONT SIGN - SUPPLIED AND INSTALLED BY SIGN CONTRACTOR REVERSE OSMOSIS WATER FILTERS RO RACK 201 101 SERVICE AREA PROTECT-ALL VINYL FLOORING AND COVE BASE THROUGHOUT SERVICE AREA AND TOILET TOILET 102 101a 102 101d 101c101b 3 A3.1 ROOM FINISH SCHEDULE 101 RM NO.RM NAME FLR BASE CLG WALLS TOP RT BOT LT 102 SERVICE AREA TOILET F1 F1 B1 B1 WA4/2 WA1 WA4/2 WA1 WA4 WA1 WA4/2 WA1 C1 C1 FINISH LEGEND: FLOORS F1 ECO-GRIP SHEET 5'X8' F2 UNFINISHED PLYWOOD F3 ALIPHATIC COATING SIKALASTIC 735 AL WITH AGGREGATE COLOUR GRAY. BASE B1 ECO-GRIP SHEET 5'X8' B2 NONE WALLS WA1 FRP OVER 5/8" MOISTURE RESISTANT GYPSUM BOARD WA2 ALUM STOREFRONT SYSTEM WA3 EXPOSED STRUCTURE CEILINGS C1 VINYL CLAD ACOUSTICAL TILES C2 1/2" GYPSUM BOARD CLG HGT 8' - 6 7/8" 8' - 6 7/8" NOTES: 1.CONTRACTOR IS RESPONSIBLE FOR HAVING A THOROUGH KNOWLEDGE OF THE LANDLORDS CRITERIA PRIOR TO CONSTRUCTION. FAILURE TO ACCOUNT HIMSELF WITH THIS KNOWLEDGE DOES NOT RELIEVE HIM FROM ANY RESPONSIBILITY. 2.CONTRACTOR SHALL THOROUGHLY VERIFY ALL EXISTING CONDITIONS PRIOR TO BIDDING AND CONSTRUCTION. ALL DISCREPANCIES BETWEEN EXISTING CONDITIONS AND THESE DOCUMENTS SHALL BE REPORTED IMMEDIATELY TO THE ARCHITECT. 3.REFER TO FINISH SCHEDULE ON G0.1 FOR FLOOR AND CEILING INTERIOR FINISH CLASSIFICATION. 103 STORAGE 104 COOLER COOLER PROVIDED BY KITCHEN SUPPLIER 201 ATTIC F2 B2 WA4 WA4 WA4 WA4 C2 VARIES F3 B2 C1 8' - 6 7/8" WA4 FRP OVER 5/8" OSBPLYWOOD WA4 WA4 WA4 WA4 ANCHOR WALL TO BOTTOM OF STRUCTURE VINYL CLAD ACOUSTIC TILES WA4: FRP PANEL OVER 5/8" OSB PLYWOOD P1 USES 5-1/2" WOOD STUDS ANCHOR WALL TO BOTTOM OF STRUCTURE VINYL CLAD ACOUSTIC TILES P2 USES 5-1/2" WOOD STUDS WA1: FRP PANEL OVER 5/8" MOISTURE RESISTANT GYP WA4: FRP PANEL OVER 5/8" OSB PLYWOOD FINISH MATERIALS SCHEDULE NOTES: a. CEILING AND WALLS ARE PRE-FINISHED/FACTORY FINISHED AND DO NOT REQUIRE PAINTING IN FIELD. b.ALL BUILDING FINISH ITEMS ARE PROVIDED BY FINISH MATERIALS SCHEDULE WA1 SYMBOL ITEM DESCRIPTION REMARKS MP-1 MP-2 MP-3 BRAKE METAL MP-4 BRAKE METAL PL-1 DECORATIVE PANEL F1 RESILIENT VINYL FLOORING B1 RESILIENT VINYL FLOORING BRAKE METAL PAC-CLAD COLOR: REGAL BLUE FINISH: SMOOTH PAC-CLAD COLOR: ONYX FINISH: SMOOTH PAC-CLAD COLOR: SANDSTONE FINISH: SMOOTH ECO-GRIP SHEET 5'X8' AGGRESSIVE FINISH COLOR: PEWTER ECO-GRIP SHEET 5'X8' AGGRESSIVE FINISH COLOR: PEWTER NICHIHA MODERNBRICK COLOR: MIDNIGHT FIBER CEMENT PANEL TRASH ENCLOSURE GATE AND TRIM METAL ROOF, COPING, CANOPY COLUMNS AND UNDERSIDE OF CANOPY METAL SOFFIT AND METAL COPING METAL COPING AT SIDE WALLS EXTERIOR FINISH MAIN BUILDING AND DRY STORAGE FLOOR FINISH SERVICE AREA AND TOILET PL-2 DECORATIVE PANEL NICHIHA CANYONBRICK COLOR: SHALE BROWN FIBER CEMENT PANEL EXTERIOR FINISH METAL PANEL AND BRAKE METAL PAC-CLAD 16" METAL WALL PANEL COLOR: CITYSCAPE INTERIOR FINISH CLASSIFICATION CLASS A CLASS AC1 FRP OVER 5/8" GYPSUM BOARD MARLITE STANDARD FRP COLOR: S100 INTERIOR WALL FINISH ACOUSTIC CEILING TILE ARMSTRONG 2X2 CEILING TILE VINYL FACED MAIN BUILDING CEILING FINISH MP-5 BRAKE METAL COLOR: CLEAR ANODIZED FINISH: SMOOTH TRIM AT STOREFRONT MP-6 BRAKE METAL PAC-CLAD SNAP-ON STANDING SEAM COLOR: REGAL BLUE METAL ROOF FRP-1 FRP PANEL CEILING AND WALL FINISH COLOR: FACTORY FINISH DRY STORAGE WALLS AND CEILING FINISH CLASS A DATE: 22 1 5 W C H E S T E R F I E L D B L V D , S U I T E 0 1 ∙ S P R I N G F I E L D , M O 6 5 8 0 7 ∙ P ( 4 1 7 ) 5 3 0 - 4 3 2 1 NAME: ARCHITECT OF RECORD: LICENSE NO. PROJECT NUMBER: REVISION: FIRM LICENSE NO. A1.1 FLOOR PLANS APRIL 30, 2026 ADAM KREHER 60997 7 B R E W C O F F E E MO N T I C E L L O , M N 12 6 0 M N - 2 5 MO N T I C E L L O , M N 5 5 3 6 2 26030 7BMM5 1032 1/4" = 1'-0"2 GROUND LEVEL 1/4" = 1'-0"1 ATTIC 1/4" = 1'-0"3 FLOOR FINISH PLAN PARTITION TYPES 05/01/2026 ROOM FINISH SCHEDULE 101 RM NO.RM NAME FLR BASE CLG WALLS TOP RT BOT LT 102 SERVICE AREA TOILET F1 F1 B1 B1 WA4/2 WA1 WA4/2 WA1 WA4 WA1 WA4/2 WA1 C1 C1 FINISH LEGEND: FLOORS F1 ECO-GRIP SHEET 5'X8' F2 UNFINISHED PLYWOOD BASE B1 ECO-GRIP SHEET 5'X8' B2 NONE WALLS WA1 FRP OVER 5/8" MOISTURE RESISTANT GYPSUM BOARD WA2 ALUM STOREFRONT SYSTEM WA3 EXPOSED STRUCTURE CEILINGS C1 VINYL CLAD ACOUSTICAL TILES C2 1/2" GYPSUM BOARD CLG HGT 8' - 6 7/8" 8' - 6 7/8" NOTES: 1.CONTRACTOR IS RESPONSIBLE FOR HAVING A THOROUGH KNOWLEDGE OF THE LANDLORDS CRITERIA PRIOR TO CONSTRUCTION. FAILURE TO ACCOUNT HIMSELF WITH THIS KNOWLEDGE DOES NOT RELIEVE HIM FROM ANY RESPONSIBILITY. 2.CONTRACTOR SHALL THOROUGHLY VERIFY ALL EXISTING CONDITIONS PRIOR TO BIDDING AND CONSTRUCTION. ALL DISCREPANCIES BETWEEN EXISTING CONDITIONS AND THESE DOCUMENTS SHALL BE REPORTED IMMEDIATELY TO THE ARCHITECT. 3.REFER TO FINISH SCHEDULE ON G0.1 FOR FLOOR AND CEILING INTERIOR FINISH CLASSIFICATION. 103 STORAGE 104 COOLER COOLER PROVIDED BY KITCHEN SUPPLIER 201 ATTIC F2 B2 WA4 WA4 WA4 WA4 C2 VARIES F1 B1 C1 8' - 6 7/8" WA4 FRP OVER 5/8" OSBPLYWOOD WA4 WA4 WA4 WA4 GROUND LEVEL 100' - 0" 1 A3.1 B.O. CANOPY 108' - 11 3/4" XXXX ROUND STOREFRONT SIGN; SUPPLIED AND INSTALLED BY SIGN CONTRACTOR CANOPY TO BE PROVIDED AND INSTALLED BY GC, REFER TO STRUCTURAL ADDRESS NUMBERS TO BE 8" TALL x 2" BRUSH STROKE LED FLEX LIGHT MP-2 TUBE COLUMN (TYP) LIGHT TUBE LIGHT MOUNTED TO COLUMN AT 6" A.F.F.; SEE MEP DRAWINGS MP-6 STANDING SEAM ROOF PANELS LED FLEX LIGHT MP-2 FASCIA MP-3 SOFFIT PANELS DRIVE THRU COFFEE INTERNAL DOWNSPOUT A MP-5 BRAKE METAL TRIM PL-2 PL-1 MP-2 TUBE COLUMN (TYP) LIGHT TUBE LIGHT MOUNTED TO COLUMN AT 6" A.F.F.; SEE MEP DRAWINGS INTERNAL DOWNSPOUT 1" INSULATED TEMPERED THERMAL WINDOWS W/ LOW-E GLASS, CLEAR. THERMAL WINDOW, INC. 550-FX-CW80 COOLER BEYOND 6' - 0 " ROOF BEARING 120' - 4 11/16" EQ 6' - 0"EQ GROUND LEVEL 100' - 0" 1 A3.1 B.O. CANOPY 108' - 11 3/4" MP-6 STANDING SEAM ROOF PANEL LED FLEX LIGHT; SEE MEP LED FLEX LIGHT; SEE MEP CANOPY TO BE PROVIDED AND INSTALLED BY GC, REFER TO STRUCTURAL MP-2 FASCIA MP-4 COPING CAP EXTERIOR WEATHER PROOF OUTLET; SEE MEP MP-2 TUBE COLUMN (TYP) PL-2 INTERNAL DOWNSPOUT MP-2 TUBE COLUMN (TYP) ELECTRICAL METER ELECTRICAL PANEL FROST PROOF HOSE BIBB EXTERIOR WEATHER PROOF OUTLET; SEE MEP ROOF SCUPPER DRAIN - TYP OF 2 COOLER KNOX KEY BOX DOWNSPOUT 101a T.O. PARAPET WALL 113' - 11 1/2" ROOF BEARING 120' - 4 11/16" SCREENING BEYOND 201 UNDERSIDE OF CA NOPY METAL PANELS 4' - 1 1 3 / 4 " FINISH MATERIALS SCHEDULE NOTES: a. CEILING AND WALLS ARE PRE-FINISHED/FACTORY FINISHED AND DO NOT REQUIRE PAINTING IN FIELD. b.ALL BUILDING FINISH ITEMS ARE PROVIDED BY FINISH MATERIALS SCHEDULE SYMBOL ITEM DESCRIPTION REMARKS MP-1 MP-2 MP-3 BRAKE METAL MP-4 BRAKE METAL PL-1 DECORATIVE PANEL BRAKE METAL PAC-CLAD COLOR: REGAL BLUE FINISH: SMOOTH PAC-CLAD COLOR: ONYX FINISH: SMOOTH PAC-CLAD COLOR: SANDSTONE FINISH: SMOOTH NICHIHA MODERNBRICK COLOR: MIDNIGHT FIBER CEMENT PANEL TRASH ENCLOSURE GATE AND TRIM METAL ROOF, COPING, CANOPY COLUMNS AND UNDERSIDE OF CANOPY METAL SOFFIT AND METAL COPING METAL COPING AT SIDE WALLS EXTERIOR FINISH PL-2 DECORATIVE PANEL NICHIHA CANYONBRICK COLOR: SHALE BROWN FIBER CEMENT PANEL EXTERIOR FINISH METAL PANEL AND BRAKE METAL PAC-CLAD 16" METAL WALL PANEL COLOR: CITYSCAPE INTERIOR FINISH CLASSIFICATION MP-5 BRAKE METAL COLOR: CLEAR ANODIZED FINISH: SMOOTH TRIM AT STOREFRONT MP-6 BRAKE METAL PAC-CLAD SNAP-ON STANDING SEAM COLOR: REGAL BLUE METAL ROOF DATE: 22 1 5 W C H E S T E R F I E L D B L V D , S U I T E 0 1 ∙ S P R I N G F I E L D , M O 6 5 8 0 7 ∙ P ( 4 1 7 ) 5 3 0 - 4 3 2 1 NAME: ARCHITECT OF RECORD: LICENSE NO. PROJECT NUMBER: REVISION: FIRM LICENSE NO. A2.1 EXTERIOR ELEVATIONS APRIL 30, 2026 ADAM KREHER 60997 7 B R E W C O F F E E MO N T I C E L L O , M N 12 6 0 M N - 2 5 MO N T I C E L L O , M N 5 5 3 6 2 26030 7BMM5 1032 3/8" = 1'-0"1 EXTERIOR ELEVATION - FRONT 3/8" = 1'-0"2 EXTERIOR ELEVATION - BACK SIGNAGE SHOWN IS FOR REPRESENTATION AND COORDINATION ONLY. REFER TO PERMITTED SIGN PACKAGE FOR PRECISE LOCATION AND SIGNAGE QUANTITY SIGNAGE: 05/01/2026 GROUND LEVEL 100' - 0" 1 A3.1 B.O. CANOPY 108' - 11 3/4" XXXX ROUND STOREFRONT SIGN; SUPPLIED AND INSTALLED BY SIGN CONTRACTOR CANOPY TO BE PROVIDED AND INSTALLED BY GC, REFER TO STRUCTURAL ADDRESS NUMBERS TO BE 8" TALL x 2" BRUSH STROKE LED FLEX LIGHT MP-2 TUBE COLUMN (TYP) LIGHT TUBE LIGHT MOUNTED TO COLUMN AT 6" A.F.F.; SEE MEP DRAWINGS MP-6 STANDING SEAM ROOF PANELS LED FLEX LIGHT MP-2 FASCIA MP-3 SOFFIT PANELS DRIVE THRU COFFEE INTERNAL DOWNSPOUT A MP-5 BRAKE METAL TRIM PL-2 PL-1 MP-2 TUBE COLUMN (TYP) LIGHT TUBE LIGHT MOUNTED TO COLUMN AT 6" A.F.F.; SEE MEP DRAWINGS INTERNAL DOWNSPOUT 1" INSULATED TEMPERED THERMAL WINDOWS W/ LOW-E GLASS, CLEAR. THERMAL WINDOW, INC. 550-FX-CW80 6' - 0 " ROOF BEARING 120' - 4 11/16" EQ 6' - 0"EQ GROUND LEVEL 100' - 0" 1 A3.1 B.O. CANOPY 108' - 11 3/4" MP-6 STANDING SEAM ROOF PANEL LED FLEX LIGHT; SEE MEP LED FLEX LIGHT; SEE MEP CANOPY TO BE PROVIDED AND INSTALLED BY GC, REFER TO STRUCTURAL MP-2 FASCIA MP-4 COPING CAP EXTERIOR WEATHER PROOF OUTLET; SEE MEP MP-2 TUBE COLUMN (TYP) PL-2 INTERNAL DOWNSPOUT MP-2 TUBE COLUMN (TYP) ELECTRICAL METER ELECTRICAL PANEL FROST PROOF HOSE BIBB EXTERIOR WEATHER PROOF OUTLET; SEE MEP ROOF SCUPPER DRAIN - TYP OF 2 KNOX KEY BOX DOWNSPOUT 101a T.O. PARAPET WALL 113' - 11 1/2" ROOF BEARING 120' - 4 11/16" SCREENING BEYOND 201 UNDERSIDE OF CA NOPY METAL PANELS 4' - 1 1 3 / 4 " FINISH MATERIALS SCHEDULE NOTES: a. CEILING AND WALLS ARE PRE-FINISHED/FACTORY FINISHED AND DO NOT REQUIRE PAINTING IN FIELD. b.ALL BUILDING FINISH ITEMS ARE PROVIDED BY FINISH MATERIALS SCHEDULE SYMBOL ITEM DESCRIPTION REMARKS MP-1 MP-2 MP-3 BRAKE METAL MP-4 BRAKE METAL PL-1 DECORATIVE PANEL BRAKE METAL PAC-CLAD COLOR: REGAL BLUE FINISH: SMOOTH PAC-CLAD COLOR: ONYX FINISH: SMOOTH PAC-CLAD COLOR: SANDSTONE FINISH: SMOOTH NICHIHA MODERNBRICK COLOR: MIDNIGHT FIBER CEMENT PANEL TRASH ENCLOSURE GATE AND TRIM METAL ROOF, COPING, CANOPY COLUMNS AND UNDERSIDE OF CANOPY METAL SOFFIT AND METAL COPING METAL COPING AT SIDE WALLS EXTERIOR FINISH PL-2 DECORATIVE PANEL NICHIHA CANYONBRICK COLOR: SHALE BROWN FIBER CEMENT PANEL EXTERIOR FINISH METAL PANEL AND BRAKE METAL PAC-CLAD 16" METAL WALL PANEL COLOR: CITYSCAPE INTERIOR FINISH CLASSIFICATION MP-5 BRAKE METAL COLOR: CLEAR ANODIZED FINISH: SMOOTH TRIM AT STOREFRONT MP-6 BRAKE METAL PAC-CLAD SNAP-ON STANDING SEAM COLOR: REGAL BLUE METAL ROOF 3/8" = 1'-0"1 EXTERIOR ELEVATION - FRONT 3/8" = 1'-0"2 EXTERIOR ELEVATION - BACK SIGNAGE SHOWN IS FOR REPRESENTATION AND COORDINATION ONLY. REFER TO PERMITTED SIGN PACKAGE FOR PRECISE LOCATION AND SIGNAGE QUANTITY SIGNAGE: Page 1 of 5 5/1/2026 RE: 7-Brew Coffee – 1260 MN-25, Monticello, MN Please accept this letter as documentation of our trip generation memorandum for the proposed 7-Brew Coffee located at 1260 MN Hwy 25 in Monticello, MN. 1. Location Description: The proposed 7-Brew site is located on the east side of MN-25 approximately 670 feet south of the intersection with Chelsea Road. The subject property is also bounded by Cedar Street along its eastern boundary. The property has two existing approaches; one off MN-25 on the property’s western boundary, and one off Cedar Street on the property’s eastern boundary. 2. Land Use – Existing and Proposed: The existing site consists of a single-story building with parking and drive aisles along the northern and eastern sides. The current structure located on the property is an approximately 7,110 square foot office building, which will be demolished to allow the construction of the 7-Brew site. The proposed development includes a 534-square-foot, drive-through-only coffee restaurant. No zoning changes are proposed, and no new access points are requested. The two existing approaches currently accommodate full-movement access and will remain as such. Vehicle stacking and queueing for the proposed 7-Brew are anticipated to be fully contained within the site and will not encroach into the public right-of-way. 3. Trip Generation Estimate: The 11th Edition of the ITE Trip Generation Manual is widely accepted as the basis for calculating trip generation. Trip Generation from Land Use Code 938 for a proposed Coffee/Donut Shop is presented in Table 3.2 below. Additionally, to provide the City of Monticello with data specific to 7 Brew operations and current traffic conditions, trip generation estimates based on average transaction data from existing 7 Brew developments in the St. Louis Metropolitan Area are provided in Table 3.2 for comparison purposes. A traffic assessment performed by TPD, a transportation planning specialist, evaluated transaction data from multiple 7 Brew locations in the northeastern market and compared it to observed vehicle counts. The assessment identified a strong correlation between transaction data provided by 7 Brew Corporate and live traffic count data. The study concluded that transaction data was conservative, averaging approximately 8 percent higher than observed vehicle volumes, primarily due to multiple transactions occurring per vehicle. As a result, transaction data was determined to be an appropriate and conservative basis for trip generation estimates for drive-through-only 7 Brew locations. This study can be provided upon request. Transaction data was requested from 7 Brew Corporate for three stores located in the St. Louis Metropolitan Area for Thursday, June 19, 2025, and Saturday, June 21, 2025. The data was provided in hourly increments and is summarized in Table 3.1. The highest single-hour AM transaction volume observed Toth & Associates, Inc. Page 2 of 5 was 147 transactions from 10:00 to 11:00 AM on June 21 at the St. Louis, Missouri location, while the highest average AM transaction volume across all three stores was 111 transactions from 9:00 to 10:00 AM on June 21. The highest single-hour PM transaction volume observed was 117 transactions from 2:00 to 3:00 PM on June 21 at the Kirkwood, Missouri location. The highest average PM transaction volume across all three stores was 76 transactions from 12:00 to 1:00 PM on June 21. Table 3.1: Trip Generation Summary Table Time O’Fallon, MO Kirkwood, MO Saint Louis, MO Average 6/19 6/21 6/19 6/21 6/19 6/21 6/19 6/21 4:00 0 0 0 0 0 0 0 0 5:00 0 9 9 9 14 7 8 8 6:00 36 20 60 43 48 30 48 31 7:00 64 38 106 44 88 62 86 48 8:00 72 57 121 84 90 90 94 77 9:00 59 69 144 126 126 137 110 111 10:00 55 49 131 121 108 147 98 106 11:00 54 59 132 125 85 102 90 95 12:00 29 46 114 104 63 78 69 76 13:00 40 42 107 105 47 75 65 74 14:00 42 46 99 117 60 65 67 76 15:00 34 38 100 97 72 53 69 63 16:00 31 22 93 80 46 42 57 48 17:00 27 21 47 58 39 46 38 42 18:00 21 17 77 63 48 42 49 41 19:00 8 12 44 48 28 24 27 28 20:00 15 12 46 44 23 29 28 28 21:00 7 6 23 34 15 18 15 19 22:00 0 3 2 26 0 4 1 11 23:00 0 0 0 0 0 0 0 0 Total 594 566 1455 1328 1000 1051 1016 982 Given the intended nature and use of the proposed site, most of the trips would not be new. Most of the trips would be attracted to the coffee shop as a part of existing trips to other intended destinations. Studies have indicated that convenience-oriented uses such as fast food, car washes, convenience stores, and gas stations tend to attract a significant amount of “pass-by trips.” These trips are already present on the adjacent roadway network and divert briefly into the site before continuing to their original destination. As a result, while the proposed development will generate turning movements at the site access points, it is not expected to introduce a proportional number of new trips to the surrounding roadway system. Utilizing the 11th Edition of the ITE Trip Generation Manual and the average AM and PM peak-hour transaction data summarized in Table 3.1, the estimated site-generated trips for the proposed 7 Brew Coffee Shop are presented in Table 3.2. Toth & Associates, Inc. Page 3 of 5 Table 3.2: Trip Generation ITE LAND USE CODE DESCRIPTION OF ITE CODE UNITS EXPECTED UNITS WEEKDAY AM PEAK HOUR WEEKDAY PM PEAK HOUR Ind. Variable In Out Total In Out Total 938 Proposed Coffee/Donut Shop 1 DTL 2 46 45 91 17 17 34 Pass-By (90% AM, 98% PM) 41 41 82 16 16 32 New Trips 5 4 9 1 1 2 STL Counts (average) 56 55 111 38 38 76 Pass-By (90% AM, 98% PM) 50 50 100 37 37 74 New Trips 6 5 11 1 1 2 4. Access Management Review: Because no additional access is being proposed, access management will not change from the current conditions. 5. Adjacent Access Spacing – Upstream & Downstream: Because no additional access is being proposed, adjacent access spacing will not change from the current conditions. 6. Intersection Sight Distance: Because no additional access is being proposed, the intersection sight distance will not change from the current conditions. 7. On-Site Vehicle Queueing Analysis: The procedure for deterministic queue accumulation as specified in the Highway Capacity Manual (HCM) 6th edition, 2016, was used to analyze the maximum queue achieved based on the average transaction data for the three 7-Brew locations in the Saint Louis Metropolitan area as described in Table 3.1. The maximum queue is determined by knowing the queue at the start of the interval and then adding the number of arrivals and subtracting the number of departures during the specified time interval. The data provided in Table 3.1 is hourly transaction data which will be used for analysis. The below equation is used to determine the peak queue for each time interval. = + λ − μ Where: Q t = queue at time t Q = the initial queue λ = arrival rate (vehicles per hour) μ = service rate (vehicles per hour) Toth & Associates, Inc. Page 4 of 5 The average arrival data for 6/21 in Table 3.1 will be used for analysis as it produces the highest peak trips from 9:00 AM – 11:00 AM. The mean service rate described in the equation above depends on the total time spent at the final window. For the 7-Brew development, this is the time required for a vehicle operator to stop, pay, and receive the order. Orders are received by employees who walk to the location of a stopped vehicle. This method of service reduces the average wait for placing an order, compared to a development with a static order window. The value used for mean service rate is discussed below, using estimates from 7-Brew and records from a similar coffeehouse. The service rate attained by 7-Brew for single-drink orders can be as low as 30 seconds per vehicle, and the service rate attained for nearly 100% of orders is 45 seconds per vehicle. A coffeehouse in Council Bluffs, IA (similar to 7-Brew Coffee) recorded an average service rate of 38 seconds per vehicle for the peak hour. The service rate for this development is therefore considered to be in the range of 30 to 45 seconds per vehicle. An average of these values yields a mean service rate of 37.5 seconds per vehicle. A service rate of 96 vehicle per hour (VPH) will be used for analysis. Using the equation above and averages of the available data, the expected vehicle queues for each peak hour are shown in Table 3.3 below. Table 3.3: Queueing Analysis Results Time Arrivals λ (VPH) Net (λ – μ*) (VPH) Queue (Vehicles) 4:00 0 -96 0 5:00 8 -88 0 6:00 31 -65 0 7:00 48 -48 0 8:00 77 -19 0 9:00 111 15 15 10:00 106 10 25 11:00 95 -1 24 12:00 76 -20 4 13:00 74 -22 0 14:00 76 -20 0 15:00 63 -33 0 16:00 48 -48 0 17:00 42 -54 0 18:00 41 -55 0 19:00 28 -68 0 20:00 28 -68 0 21:00 19 -77 0 22:00 11 -85 0 23:00 0 -96 0 *μ (service rate) = 96 Vehicles per hour (VPH) Toth & Associates, Inc. Page 5 of 5 Based on the analysis above, the maximum potential queue for this analysis using transaction data from the three stores in the Metropolitan St. Louis area is 25 vehicles. As mentioned above, TPD performed a similar study utilizing transaction data and live count data on multiple stores in the northeast. Over 2,280 minutes of live vehicle footage was observed during peak periods at three sites. Queues in the drive through exceeding 20 vehicles in length occurred for only 8 minutes of the 2,280 of footage reviewed. Therefore, a maximum design queue length of 19 vehicles was established for the basis of design of 7 Brew facilities, accommodating all queue lengths 99.7% of the time. The proposed site in Monticello can accommodate up to 26 queued vehicles within the two on-site drive-through lanes. This exceeds the 19-vehicle design queue maximum and accommodates projected demand based on transaction data from the St. Louis locations. In summary, construction of the proposed 7-Brew at this location is not anticipated to have a negative impact on traffic flow, and queuing is expected to be contained on site. If you have any additional comments or questions, please don't hesitate to call me at 417-888-0645. Respectfully, Shawn Barry, PE Vice President Toth and Associates, Inc. M:\036402-000\Admin\Docs\2026-05-04 Submittal (CUP & Site Plans)\_2026-05-26 7Brew Site Development & CUP - WSB Engineering Comments.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 May 26, 2026 Matt Leonard City Engineer/Public Works Director City of Monticello 505 Walnut Street, Suite 1 Monticello, MN 55362 Re: 7 Brew Coffee – Site & Civil Engineering Plan Review WSB Project No. 036402-000 Dear Mr. Leonard: WSB staff have reviewed the 7Brew Coffee Site Development CUP and civil plan submittal dated May 1, 2026. The applicant proposes to construct a 534 SF drive-thru coffee building on a 0.8 acre parcel adjacent to MN HWY 25 and Cedar Street, north of Dundas Road and south of Chelsea Road. 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 Comments 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 site is located adjacent to Interstate MN HWY 25. Work proposed within MnDOT right of way will require a permit review and approval. Connection to MnDOT’s storm sewer system may also require a permit. Confirm with MnDOT what permits will be required and provide copies of permits to the City. 4. Additional comments have been provided directly on the plan sheets. Not all comments on the plans have been summarized in this review letter. Existing Site & Demolition Plan (Sheet C1.1) 5. The existing site and demolition plans will also need to include existing utility locations, pipe sizes, pipe material types, etc. shown on the plan view. 6. Locations showing Key Note 13 should be Key Note 14. 7. Replace bituminous up to concrete limits of commercial access. 8. Show existing curb stop and replace existing curb stop. 7 Brew Coffee Site Development – Site Plan Review – Engineering Review May 26, 2026 Page 2 M:\036402-000\Admin\Docs\2026-05-04 Submittal (CUP & Site Plans)\_2026-05-26 7Brew Site Development & CUP - WSB Engineering Comments.docx 9. Show existing sanitary sewer service (assumed 6" CIP) from main to the building. See as-builts added to the plan markup file. 10. Remove sign and landscaping or note to protect and to remain on east side of parcel. 11. Remove existing storm sewer pipe shown on the plan markups. Site Plan & Striping Plan (Sheets C2.1; C6.1) 12. The final pavement section shall be designed by a registered geotechnical engineer for the specific soil conditions found on the site. 13. Provide a turning movement exhibit to show that a fire truck can access all building structures and required turn around space as required by the Fire Marshall. 14. Utilize “keep right” sign on entrance island. 15. Ped walk crosses 4 lanes of traffic onsite, with queuing it could be difficult for pedestrians and cars to see one another (particularly seated handicap with limited vision and ability to evade). Consider alternatives. 16. Provide a pedestrian connection from the building to the Cedar Street sidewalk. 17. Several signs are currently shown within drainage and utility easements, move signs back slightly so they are outside of the easements. Grading and Erosion Control (Sheet C3.1) 18. With final plans add more directional arrows along curb lines and provide percent grades for sheet flow locations across parking lots and along curb lines. 19. 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%. Utility Plan (Sheet C4.1) 20. 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. 21. Water and sewer services shall have at least 7.5’ of cover over the pipes. For the water services, add a note to the plan. For the sewer service, note the rim/inverts of the cleanouts achieving this requirement. 22. 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 7 Brew Coffee Site Development – Site Plan Review – Engineering Review May 26, 2026 Page 3 M:\036402-000\Admin\Docs\2026-05-04 Submittal (CUP & Site Plans)\_2026-05-26 7Brew Site Development & CUP - WSB Engineering Comments.docx to the City (Public Works Director, City Engineer), the Owner, and the Engineer of Record. d. Watermain and sanitary sewer services 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. Watermain 23. 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). 24. The watermain connections to the building(s) will be reviewed and approved by the City Fire Marshall. 25. Provide dimension notes from watermain to parallel sewer mains (storm and sanitary sewer); the minimum horizontal separation between mains is 10 feet. Where watermain crosses storm or sanitary sewer, add a note at each location to the effect of “Maintain 18” Minimum Separation, 4” Rigid Insulation” on both the plan view and profile view locations. 26. Update the note regarding the water meter. The building water meter is to be located within the building. Sanitary Sewer 27. The maximum spacing for sewer service cleanouts shall be 70’ 28. Provide rim/invert elevations of cleanouts on plan view. Storm Sewer 29. There are two existing catch basins at the entrance to the proposed development. Confirm that these catch basins will stay in place and provide surveyed invert elevations and pipe sizes to confirm capacity. From City data, the pipe that connects to the trunk storm sewer is 36” RCP. Assuming the minimum slope for full flow, the pipe has a capacity of 21 cfs. Storm sewer is sized to the 10-year event. 30. Provide additional catch basins on the site to collect runoff prior to discharge off site. 31. On the final plans, note the sizes of the proposed storm sewer structures and/or cleanouts. Erosion Control & SWPPP Plans 32. The proposed project will not disturb more than one acre and a formal SWPPP document is not required. 33. A detailed review of erosion/sediment control will be conducted with the final plan submittal. Construction Notes & Standard Details Plans 34. Utilize City Standard details where applicable. A full review of standards details will be provided with future plan submittals. 35. The proposed street section should be reviewed and designed by a geotechnical engineer. Provide soil borings and geotechnical report with final plat submittal. 7 Brew Coffee Site Development – Site Plan Review – Engineering Review May 26, 2026 Page 4 M:\036402-000\Admin\Docs\2026-05-04 Submittal (CUP & Site Plans)\_2026-05-26 7Brew Site Development & CUP - WSB Engineering Comments.docx Traffic & Access 36. Based on traffic data from other 7Brew locations, the site is expected to generate 111 weekday AM peak hour trips and 76 weekday PM peak hour trips. Provide the expected distribution of trips accessing the site and verify queuing on TH 25 does not extend beyond the existing turn lanes. It would be expected that some of these trips would be diverted from I-94 and may enter the site via the short southbound left-turn lane. 37. Provide a mitigation plan for the first few months of operation where site traffic is significantly higher than normal (as confirmed at the new Vadnais Heights location). It is recommended to restrict access from TH 25 during the initial rush, allowing vehicles to only enter via Cedar Street. Digital message boards and temporary bollards/cones may be necessary to facilitate operations without impacting traffic on TH 25. a. Based on field review on Saturday, May 16, of the new 7Brew in Vadnais Heights (opened early April 2026), the queue for entering the site extended over 800 feet beyond the site entrance. Pictures of the queue are provided below for reference: 7 Brew Coffee Site Development – Site Plan Review – Engineering Review May 26, 2026 Page 5 M:\036402-000\Admin\Docs\2026-05-04 Submittal (CUP & Site Plans)\_2026-05-26 7Brew Site Development & CUP - WSB Engineering Comments.docx 38. The site does provide 12+ stacking spaces per drive through lane, as required by City Code. 39. The minimum number of parking spaces have been met per City Code. 40. Provide a photometric plan for the site. 41. Provide details of the “one-way” and “do not enter” signage being proposed on the site. 7 Brew Coffee Site Development – Site Plan Review – Engineering Review May 26, 2026 Page 6 M:\036402-000\Admin\Docs\2026-05-04 Submittal (CUP & Site Plans)\_2026-05-26 7Brew Site Development & CUP - WSB Engineering Comments.docx Stormwater Management 42. The site is tributary to an existing regional pond. The maximum impervious coverage allowed is 72%. The proposed site results in 82% impervious coverage. The city requirements state that "for projects less than 1 acre the City encourages applicants to incorporate volume control, or the water quality provisions to the extent feasible." The proposed development is under 1 acre therefore volume control/water quality BMPs are not required. However, it is recommended that water quality BMPs be incorporated as feasible, for the hardcover above 72%. The additional required water quality volume is: (29,290-25,820) * 1.1” * 1’/12” = 318 cubic feet 43. Provide a comparison of existing versus proposed discharge rates. The development will need to meet the City’s rate control requirement, which states that post development discharge rates must be less than or equal to existing conditions discharge rates. The discharge rate requirement must be met regardless of the scale of the site or the downstream regional basin. 44. Provide existing and proposed drainage area maps for the site, corresponding with the proposed BMP sizing in response to comment 57. 45. 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. Wetlands & Environmental 46. No wetlands are located within the project area. 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 VICINITY MAP MN - 2 5 CED A R S T R E E T PROJECT SITE DATE: 22 1 5 W C H E S T E R F I E L D B L V D , S U I T E 0 1 ∙ S P R I N G F I E L D , M O 6 5 8 0 7 ∙ P ( 4 1 7 ) 5 3 0 - 4 3 2 1 NAME: ARCHITECT OF RECORD: LICENSE NO. PROJECT NUMBER: REVISION: FIRM LICENSE NO. 7 BREW COFFEEMONTICELLO, MN 26030 7BMM5 APRIL 30, 2026 PERMIT SET G0.0 COVER SHEET APRIL 30, 2026 ADAM KREHER 60997 7 B R E W C O F F E E MO N T I C E L L O , M N 12 6 0 M N - 2 5 MO N T I C E L L O , M N 5 5 3 6 2 26030 7BMM5 1032 CIVIL C0.0 COVER SHEET C0.1 GENERAL NOTES C0.2 AREA PLAN C1.1 DEMOLITION PLAN C1.2 EROSION CONTROL PLAN C2.1 SITE PLAN C3.1 GRADING PLAN C3.2 EXISTING DRAINAGE PLAN C3.3 PROPOSED DRAINAGE PLAN C4.1 UTILITY PLAN C4.2 STORM PLAN & PROFILE C5.1 LANDSCAPE PLAN C5.2 IRRIGATION PLAN C6.1 STRIPING PLAN C7.1 DETAILS C7.2 DETAILS C7.3 DETAILS C7.4 DETAILS C7.5 DETAILS SHEET INDEX GENERAL G0.0 COVER SHEET G0.1 GENERAL NOTES & SCHEDULES G0.2 RESPONSIBILITY MATRIX MECHANICAL M1.1 PLUMBING PLAN M1.2 PLUMBING DETAILS M2.1 HVAC PLAN M3.1-1PH SCHEDULES AND DETAILS M3.1-3PH SCHEDULES AND DETAILS ARCHITECTURAL A1.1 FLOOR PLANS A1.2 ROOF PLAN / EGRESS PLAN A1.3 REFLECTED CEILING PLANS A2.1 EXTERIOR ELEVATIONS A2.2 EXTERIOR ELEVATIONS A3.1 SECTIONS AND DETAILS A3.2 SECTIONS AND DETAILS A4.1 DOORS AND WINDOWS A5.1 INTERIOR ELEVATIONS A6.1 TRASH ENCLOSURE DETAILS A7.1 COOLER DETAILS ELECTRICAL E1.1 ELECTRICAL PLAN E1.2 POWER PLANS E2.1 SCHEDULES AND DETAILS STRUCTURAL S0.0 GENERAL NOTES S0.1 ISOMETRIC VIEWS S1.0 FOUNDATION & DETAILS S2.1 FOUNDATION DETAILS S3.0 FRAMING PLANS S3.1 DRIVE THRU CANOPY S4.0 FRAMING ELEVATIONS S4.1 ELEVATIONS & SECTIONS S4.2 DETAILS SITE UTILITIES SU1.1 SITE UTILITIES PLAN* SU1.2 SITE PHOTOMETRIC PLAN* AUTHORITY HAVING JURISDICTION: CITY OF MONTICELLO APPLICABLE BUILDING CODES:2020 MINNESOTA BUILDING CODE (2018 IBC AMENDED) 2020 MINNESOTA MECHANICAL & FUEL GAS CODE W/ ANSI/ASHRAE STANDARD 62.2-2016 & ANSI/ASHRAE STANDARD 154-2016 (2018 IMC AMENDED) 2024 MINNESOTA ENERGY CODE W/ ANSI/ASHRAE/IES STANDARD 90.1-2019 2020 MINNESOTA ACCESSIBILITY CODE (2018 IBC AMENDED) 2020 MINNESOTA STATE FIRE CODE (2018 IFC AMENDED) 2023 NATIONAL ELECTRICAL CODE CURRENT ZONING: B-2, COMMERCIAL USE GROUPS:B, BUSINESS CONSTRUCTION TYPE: V-B BUILDING LIMITATIONS:ALLOWABLE HEIGHT:2 STORIES (BASED ON B USE GROUP, MBC 2020, 504.4) ALLOWABLE AREA: 9,000 S.F. (BASED ON B USE GROUP, MBC 2020, 506.2) GROSS AREAS: 510 S.F. SERVICE AREA (510 SF / 100 SF = 5 OCC) 147 S.F. ATTIC (NO OCCUPANCY) OTHER CODE ITEMS:SEE EGRESS PLAN FOR ADDITIONAL ITEMS BUILDING CODE INFORMATION CONSULTANTS PROJECT DESCRIPTION FREESTANDING BUILDING WITH ACCOMPANYING WALK-IN COOLER DELIVERS COFFEE, TEA, AND ENERGY DRINKS TO CUSTOMERS VIA DRIVE- THROUGH LANES. NO INTERIOR OR EXTERIOR DINING COMPONENT IS PROVIDED; THE INTERIOR IS ONLY OCCUPIED BY STAFF. DRINK ITEMS ARE THE ONLY ITEMS OFFERED ON THE MENU. CIVIL ENGINEER: STRUCTURAL ENGINEER: MECHANICAL, ELECTRICAL, PLUMBING ENGINEER: 2225 WEST CHESTERFIELD BOULEVARD, SUITE 200 SPRINGFIELD, MO 65807 (417) 877-1700 3045 S. KANSAS EXPY., SPRINGFIELD, MO 65807 (417) 708-9315 LOADING TABLE AND CODE INFORMATION: MAIN BUILDING AND STORAGE 2020 MINNESOTA BUILDING CODE 1. DEAD LOADS A. ROOF DEAD LOAD 20 PSF B.FLOOR/ATTIC DEAD LOAD 20 PSF C.CANOPY ROOF DEAD LOAD 15 PSF 2. LIVE LOADS A. ROOF LIVE LOAD (W/ TRIBUTARY REDUCTION)20 PSF B. ATTIC LIVE LOAD 20 PSF 3. SNOW LOADS A. GROUND SNOW LOAD (pg)50 PSF B. FLAT ROOF SNOW LOAD (pf) 35 PSF C. EXPOSURE FACTOR (Ce)1.0 D. IMPORTANCE FACTOR (Is)1.0 E. THERMAL FACTOR (Ct)1.0 F. DRIFT PER CODE 4. WIND LOAD DESIGN CRITERIA A. ULTIMATE DESIGN WIND SPEED (V ult)115 MPH B. RISK CATEGORY II C. EXPOSURE CATEGORY C D. INTERNAL PRESSURE COEFFICIENT (GC pi)+/- 0.18 5. SEISMIC LOAD DESIGN CRITERIA A. RISK CATEGORY II B. IMPORTANCE FACTOR (Ie)1.0 C. SPECTRAL RESPONSE ACCELERATIONS AND COEFFICENT SHORT PERIOD ACCELERATION (SS)0.053 LONG PERIOD ACCELERATION (S1)0.025 SHORT PERIOD RESPONSE (SDS)0.056 LONG PERIOD RESPONSE (SD1)0.039 D. SITE CLASS D E. SEISMIC DESIGN CATEGORY A F. SEISMIC FORCE RESISTING SYSTEM TABLE 12.2-1.A. 15 (LFWS FSB) G. ANALYSIS PROCEDURE ELF H. RESPONSE MODIFICATION FACTOR (R) 6.5 I. SYSTEM OVERSTRNGTH FACTOR (Ω)3.0 J. DEFLECTION AMPLIFICATION FACTOR (C D)4.0 THIS BUILDING CANNOT BE INSTALLED IN LOCATIONS WHERE THE DESIGN CRITERIA EXCEEDS THOSE PROVIDED IN THESE PLANS. *SITE SPECIFIC, NOT INCLUDED N 1550 E. REPUBLIC RD. SPRINGFIELD, MO 65804 (417) 888-0645 7 BREW DEVELOPMENT TEAM MIKE GUSTAFSON CHIEF CONSTRUCTION OFFICER C: 502-235-7760 E: MIKE@GLOWBRANDS.COM KUEBER COFFEE 05/01/2026 G G G PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL P L P L P L P L P L P L P L C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C O O O O O O O O O O O O S T S T ST ST ST ST ST ST ST W W W W W W W G G G GGG G G G G G G G G G G UE UE UE UE UE U E U E U E U E U E U E U E U E UEUEUEUE UE UE UE UE UE UE OH E OH E OH E UE U E U E UE S DS E A C DS A C A C D TR TR TR TRTR TR TR D D D D PL MN HWY 25(LIMITED-ACCESS 150' W I D E P U B L I C R I G H T - O F - W A Y ) 15.69' 8 2 . 2 2 ' 26.36' PROJECT NUMBER:110.033 REVISION: 1550 E. REPUBLIC ROAD SPRINGFIELD, MO 65804 Ph: 417-888-0645 Fax: 417-888-0657 www.tothassociates.com ©MN# 1063075500037www.gopherstateonecall.org 1-800-252-1166 Call 811 or 7 B R E W C O F F E E MO N T I C E L L O , M N 12 6 0 M N - 2 5 MO N T I C E L L O , M N 5 5 3 6 2 DATE:APRIL 30, 20262026 Toth and Associates, Inc. NAME: ENGINEER OF RECORD: LICENSE NO. SHAWN WAYNE BARRY MN #PE-63514 FIRM LICENSE NO.1063075500037 C1.1 DEMOLITION PLAN0 H. SCALE: 1" = 10' 105 HATCH LEGEND: =REMOVE 14,693 S.F. ± OF ASPHALT PAVEMENT. =REMOVE 3,582 S.F. ± OF CONCRETE AREA. =REMOVE 6,452 S.F. ± OF LANDSCAPE AREA. KEY NOTES: SAW CUT CLEAN EDGE FOR PAVEMENT REMOVAL. PROTECT EDGE OF PAVEMENT DURING CONSTRUCTION. REMOVE 499 L.F. ± OF CONCRETE CURB. REMOVE TRASH ENCLOSURE, BOLLARD(S), & FOUNDATION. REMOVE BUILDING, BUILDING FOUNDATION, UTILITIES ASSOCIATED WITH THE BUILDING AND ANY UNSUITABLE MATERIALS UNDER THE BUILDING STRUCTURE. CONTRACTOR TO REMOVE EXISTING MATERIALS AND REPLACE WITH COMPACTED SUITABLE MATERIALS IN ACCORDANCE WITH THE GEOTECHNICAL REPORT IF AVAILABLE. REMOVE UNDERGROUND CONDUIT. REMOVE SIGN, POST, AND FOUNDATION. REMOVE ADA ACCESSIBLE PARKING SIGN, POST, & FOUNDATION. REMOVE SCREEN WALL. REMOVE 131 L.F. ± OF CHAINLINK FENCE. REMOVE LIGHT POLE WITH CONCRETE BASE. REMOVE TREE. ABANDON EXISTING WATER SERVICE TO POINT OF NEW CONNECTION, SEE SHEET C4.1. REMOVE GAS METER AND ABANDON SERVICE. CONTRACTOR TO COORDINATE WITH UTILITY PROVIDER. SAW CUT CLEAN EDGE FOR CURB REMOVAL. PROTECT EDGE OF CURB DURING CONSTRUCTION. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 1 1 1 2 2 2 2 2 2 2 2 3 4 5 5 5 5 5 5 5 5 10 10 6 77 8 8 9 5 5 11 1111 11 12 13 13 13 13 13 13 05.01.2026 G G G PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL P L P L P L P L P L P L P L C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C S T S T ST ST ST ST ST ST ST OH E OH E OH E UE U E S ST O P ST O P PA S S TH R U PA S S TH R U PASSTHRU PA S S TH R U PA S S TH R U LA N E 1 LA N E 2 UE UE UE UE UE UE UE UE UE UE UE UE UE C C C C C C C C C C C C C C COCO CO S S S S S S S W W W W W PROPOSED BUILDING FF ELEVATION: 962.05 COOLER / STORAGESLAB ELEVATION: 962.01 D TR TR TR TR D D D D PL ST ST ST MN HWY 25(LIMITED-ACCESS 150' W I D E P U B L I C R I G H T - O F - W A Y ) ST ST ST ST ST ST ST ST ST ST UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE 78.17' 17.00' 87.54' 23 . 0 0 ' 45.00' 25 . 5 0 ' 23.79' R 1 0 . 0 0 ' 123.22' R 1 5 . 0 0 ' 40 . 3 9 ' R 5 . 0 0 ' 1 7 . 0 5 ' 66.97' 2 2 . 6 3 ' R5. 0 0 ' 48.21' R5 . 0 0 ' R 5 . 0 0 ' R5.0 0 ' R 5 . 0 0 ' 96 . 0 7 ' 1 . 6 7 ' 2.58' 12 . 7 0 ' 1 7 . 0 0 ' PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL P L P L P L P L P L P L P L R3.0 0 ' R 1 5 . 0 0 ' R 2 0 . 0 0 ' 3. 0 0 ' RE S T R I C T E D AC C E S S 30.00' ACCESS EASEMENT 30.00' ACCESS EASEMENT 6.00' BUILDING SETBACK AND UTILITY EASEMENT 6.0 0 ' BU I L D I N G SE T B A C K 6.00' BUILDING SETBACK AND UTILITY EASEMENT 6. 0 0 ' BU I L D I N G SE T B A C K 17.99' 5. 5 0 ' 6.00'6.00'5. 5 0 ' 5.00' 22 . 5 0 ' 34.99' 23 . 0 0 ' 23 . 0 0 ' 5.00' 8 2 . 1 0 ' 16.42' 27.97' 5. 0 0 ' 5.00' 7. 0 5 ' 5.29' 5.00' 3.54' 6. 0 0 ' N18°34'02"E 181.88' N 8 7 ° 5 8 ' 0 4 " E 2 0 8 . 2 5 ' S27°28' 4 0 " W 225.54' N7 1 ° 2 5 ' 5 8 " W 17 0 . 5 8 ' 65 . 4 6 ' ± 28.29' ± 13 . 9 0 ' 27.28' 10.00' 14.50' 1 7 . 0 0 ' 14.07' R3. 0 0 ' R3.00' R 5 . 0 0 ' R59 . 0 0 ' R 2 3 . 0 0 ' PROJECT NUMBER:110.033 REVISION: 1550 E. REPUBLIC ROAD SPRINGFIELD, MO 65804 Ph: 417-888-0645 Fax: 417-888-0657 www.tothassociates.com ©MN# 1063075500037www.gopherstateonecall.org 1-800-252-1166 Call 811 or 7 B R E W C O F F E E MO N T I C E L L O , M N 12 6 0 M N - 2 5 MO N T I C E L L O , M N 5 5 3 6 2 DATE:APRIL 30, 20262026 Toth and Associates, Inc. NAME: ENGINEER OF RECORD: LICENSE NO. SHAWN WAYNE BARRY MN #PE-63514 FIRM LICENSE NO.1063075500037 C2.1 SITE PLAN0 H. SCALE: 1" = 10' 105 KEY NOTES: MATCH EXISTING PAVEMENT. CONCRETE CURB & GUTTER PER DETAIL 2.01, SHEET C7.1. SIDEWALK PER DETAIL 2.02, SHEET C7.1. EDGE OF CONCRETE SLAB TO BE THICKENED CONCRETE PER STOOP/WALK EDGE DETAIL 2.04, SHEET C7.1. CONCRETE PAVEMENT PER CONCRETE PAVEMENT DETAILS 2.03 & 2.05, SHEET C7.1. REMOTE COOLER INSTALLED PER STRUCTURAL PLANS. BUILDING CANOPY OUTLINE. CANOPY COLUMN LOCATION, TYPICAL. BUILDING FOUNDATION WALL AND FOOTING PER STRUCTURAL PLANS. CONCRETE PAVEMENT FOR TRASH ENCLOSURE PER CONCRETE PAVEMENT DETAILS 2.03 & 2.05, SHEET C7.1. TRASH ENCLOSURE AND GATE, PER ARCHITECTURAL PLANS. 6' PIPE BOLLARD, TYPICAL PER DETAIL 2.10, SHEET C7.1. 3' PIPE BOLLARD WITH YELLOW PLASTIC BOLLARD SLEEVES, TYPICAL PER DETAIL 2.10, SHEET C7.1. CURB TRANSITION PER DETAIL 2.15, SHEET C7.1. SIGN, SEE SHEET C6.1. ACCESSIBLE PATH FROM PARKING TO BUILDING. CONNECT TO EXISTING CURB. EXISTING CURB AND GUTTER, DO NOT DISTURB. TYPE 2 ADA CURB RAMP PER DETAIL 2.12, SHEET C7.1. TYPE 4 ADA CURB RAMP PER DETAIL 2.14, SHEET C7.1. DIMENSION FROM PROPERTY LINE TO NEAREST BUILDING STRUCTURE. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 1 1 14 2 2 2 2 2 2 22 2 2 2 2 2 3 3 3 4 6 7 7 7 7 7 8 8 88 11 12 9 15 5 10 16 16 2 13 13 17 17 17 19 14 18 18 18 18 PROPOSED USE: RESTAURANT WITH DRIVE THRU. ZONING: ZONING: B-4 PARKING REQUIREMENTS: REQUIRED: 1 SPACE PER EMPLOYEE DURING LARGEST SHIFT = 13 STALLS. PROVIDED: 13 STALLS, 12 STANDARD AND 1 ADA. DRIVE-THRU QUEUE STACKING REQUIREMENTS: REQUIRED:12 PER LANE PROVIDED:LANE 1 = 12 SPACES LANE 2 = 14 SPACES TOTAL = 26 SPACES BUILDING AND LOT DATA: PROJECT FOOTPRINT 35,650 S.F. ≈ 0.82 ACRES PROPOSED BUILDING (1 STORY) - RETAIL =534 S.F. REMOTE COOLER =323 S.F. CONSTRUCTION TYPE: V-B QUANTITIES: CURB & GUTTER = ±690 L.F. ASPHALT PAVEMENT = ±22,845 S.F. 7-INCH CONCRETE PAVEMENT = ±1,559 S.F. 4-INCH CONCRETE SIDEWALK = ±1,548 S.F. LANDSCAPING = ±6,360 S.F. STORMWATER NOTES: PRE-PROJECT IMPERVIOUS AREA = ±25,820 S.F. PRE-PROJECT PERVIOUS AREA = ±9,830 S.F. TOTAL = ±35,650 S.F. POST-PROJECT IMPERVIOUS AREA = ±29,290 S.F. POST-PROJECT PERVIOUS AREA = ±6,360 S.F. TOTAL = ±35,650 S.F. NOTES: IMPERVIOUS AND PERVIOUS SURFACE CALCULATIONS ARE BOUNDED BY THE PROPERTY LINE. 15 15 15 3 3 17 15 8 7 20 21 21 HATCH LEGEND: =ASPHALT PAVEMENT PER DETAIL 2.06, SHEET C7.1. =CONCRETE PAVEMENT PER CONCRETE PAVEMENT DETAIL 2.03 AND 2.05, SHEET C7.1. =CONCRETE SIDEWALK PER SIDEWALK DETAIL 2.02, SHEET C7.1. =COOLER/STORAGE PAD PER STRUCTURAL PLANS. =TURF GRASS SOD. INSTALL PER SUPPLIER'S INSTALLATION INSTRUCTIONS. = LANDSCAPE ROCK. PLACE 3" OF 1" - 2" RIVER ROCK OVER COMMERCIAL GRADE WEED FABRIC. = LANDSCAPE MULCH. SMOOTH SOIL SHALL BE COVERED BY WEED FABRIC AND TOPPED WITH 3 TO 4-INCH LAYER OF SHREDDED HARDWOOD MULCH, MATCH EXISTING COLOR. 05.01.2026 G G G G PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL P L P L P L P L P L P L P L C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C S T S T ST ST ST ST ST ST ST W OH E OH E OH E UE U E S S ST O P ST O P PA S S TH R U PA S S TH R U PASSTHRU PA S S TH R U PA S S TH R U LA N E 1 LA N E 2 UE UE UE UE UE UE UE UE UE UE UE UE UE C C C C C C C C C C C C C C COCO CO S S S S S S S W W W W W PROPOSED BUILDING FF ELEVATION: 962.05 COOLER / STORAGE SLAB ELEVATION: 962.01 D TR TR TR TR D D D D PL ST ST ST MN HWY 25(LIMITED-ACCESS 15 0 ' W I D E P U B L I C R I G H T - O F - W A Y ) ST ST ST ST ST ST ST ST ST ST UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE -0.5% - 1 . 0 % -1 . 8 % EX TC 957.75 EX TC 961.06 EX TC 963.71 EX TC 963.61 TC 963.59 GT 963.09 TC 963.54 GT 963.04 TC 963.06 GT 963.06 TC 962.39 GT 961.89 TC 961.88 GT 961.38TC 961.80 GT 961.30 TC 959.14 GT 958.64 TC 961.89 GT 961.39 TC 961.81 GT 961.31 TC 961.93 GT 961.43 TC 961.91 GT 961.41 TC 961.91 GT 961.41 TC 961.96 GT 961.46 TC 962.62 GT 962.12 TC 962.68 GT 962.18 TC 962.49 GT 961.99 TC 962.43 GT 961.93 TC 962.91 GT 962.41 TC 962.43 GT 961.93 TC 962.52 GT 962.02 TC 962.85 GT 962.35 TC 962.14 GT 961.64 TC 961.96 GT 961.46 TC 961.84 GT 961.34 TC 961.50 GT 961.00 TC 962.94 GT 962.44 TC 962.80 GT 962.30 TC 962.90 GT 962.40 TC 963.03 GT 962.53 TC 963.09 GT 962.59 TC 963.08 GT 962.58 TP 962.81 TP 962.98 TP 963.23 TP 962.91 TP 963.08 TC 963.08 GT 963.08 TC 961.46 GT 961.46TC 961.41 GT 961.41 TC 962.01 GT 961.51 TC 962.01 TP 961.59 TC 962.01 TP 962.01 TC 962.01 TP 962.01 TS 962.01 TS 961.94 TS 962.01 TS 962.01TS 962.01 TS 962.01 TS 962.01 TS 961.96 TS 962.01TC 962.01 TS 961.51 TC 961.96 TS 961.46 TP 961.08TP 960.93 TP 961.77 TP 961.77 TP 961.34 TP 961.26 TP 961.80 TP 962.27 EX TP 957.37 EX TP 959.56 EX TP 960.44 EX TP 963.14 TP 961.84 TC 962.62 GT 962.12 957 958 959 960 961 962 962 962 963 963 9 6 0 9 6 1 957 958 959 960 961 962 958 959 960 961 961 96 2 963 962 9 6 1 963 9 6 2 96 2 9 5 8 9 5 9 9 6 0 96 1 TS 961.91 TS 961.91 TS 962.01 RIM 961.80 TP 961.19 1 1 1 TC 961.23 GT 960.73 23 3 4 5 5 6 TC 961.98 GT 961.48 TS 961.96 TS 962.51 TS 962.70 TP 961.59 TC 961.91 GT 961.41 TC 961.89 GT 961.39 TC 961.87 GT 961.37 962 961 96 3 963 9 6 1 TP 961.89 TP 961.94 - 2 . 1 % - 0 . 6 % - 0 . 6 % - 2 . 0 % -0.5% TP 961.30 962 TS 962.01 TS 962.01 962 TC 961.89 GT 961.39 TC 961.89 GT 961.39 TS 961.89 TS 961.89 MATCH EXISTING ELEVATION. ABBREVIATIONS BACK OF CURB STANDARD CATCH CURB CENTER LINE CORRUGATED METAL PIPE EDGE OF PAVEMENT FLARED END SECTION FLOW LINE GUTTER INVERT GUY WIRE HIGH DENSITY POLYETHYLENE INVERT LINEAR FEET MOUNTABLE CURB RIGHT-OF-WAY REINFORCED CONCRETE PIPE SPILL CURB TOP OF BASE ROCK TOP OF CURB TOP OF GROUND TOP OF PAVEMENT TOP OF SIDEWALK TOP OF WALL BC CC CL CMP EP FES FL GT GY HDPE INV LF MC R/W RCP SC TB TC TG TP TS TW POLYVINYL CHLORIDE PIPEPVC EXISTING TOP OF PAVEMENTEX TP KEY NOTES: 1 HIGH POINT IN PAVEMENT.2 CENTERLINE OF GRADE BREAK IN PAVEMENT.3 PROPOSED REMOTE COOLER.4 PROJECT NUMBER:110.033 REVISION: 1550 E. REPUBLIC ROAD SPRINGFIELD, MO 65804 Ph: 417-888-0645 Fax: 417-888-0657 www.tothassociates.com ©MN# 1063075500037www.gopherstateonecall.org 1-800-252-1166 Call 811 or 7 B R E W C O F F E E MO N T I C E L L O , M N 12 6 0 M N - 2 5 MO N T I C E L L O , M N 5 5 3 6 2 DATE:APRIL 30, 20262026 Toth and Associates, Inc. NAME: ENGINEER OF RECORD: LICENSE NO. SHAWN WAYNE BARRY MN #PE-63514 FIRM LICENSE NO.1063075500037 DIRECTION OF SHEET FLOW 0 H. SCALE: 1" = 10' 105 EXISTING TOP OF SIDEWALKEX TS C3.1 GRADING PLAN CENTER LINE OF SWALE IN PAVEMENT.5 FINISHED SURFACE OF ADA PARKING AREA NOT TO EXCEED 2% SLOPE IN ANY DIRECTION.6 05.01.2026 G G G PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL P L P L P L P L P L P L P L C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C S T S T ST ST ST ST ST ST ST W OH E OH E OH E UE U E S ST O P ST O P PA S S TH R U PA S S TH R U PASSTHRU PA S S TH R U PA S S TH R U LA N E 1 LA N E 2 UE UE UE UE UE UE UE UE UE UE UE UE UE C C C C C C C C C C C C C C COCO CO S S S S S S S W W W W W PROPOSED BUILDING FF ELEVATION: 962.05 COOLER / STORAGE SLAB ELEVATION: 962.01 D TR TR T TR TR TR D D D D PL ST ST ST MN HWY 25(LIMITED-ACCESS 150' W I D E P U B L I C R I G H T - O F - W A Y ) ST ST ST ST ST ST ST ST ST ST UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE G G G C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C S T S T ST ST ST ST ST ST ST W OH E OH E OH E UE U E S UE UE UE UE UE UE UE UE UE UE UE UE UE C C C C C C C C C C C C C C COCO CO S S S S S S S W W W W W D TR TR T TR TR TR D D D D ST ST ST ST ST ST ST ST ST ST ST ST ST UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE 237' 12 . 0 0 ' UT I L I T Y EA S E M E N T 6.00' BUILDING SETBACK AND UTILITY EASEMENT 12 . 0 0 ' UT I L I T Y EA S E M E N T 6.00' BUILDING SETBACK AND UTILITY EASEMENT PROJECT NUMBER:110.033 REVISION: 1550 E. REPUBLIC ROAD SPRINGFIELD, MO 65804 Ph: 417-888-0645 Fax: 417-888-0657 www.tothassociates.com ©MN# 1063075500037www.gopherstateonecall.org 1-800-252-1166 Call 811 or 7 B R E W C O F F E E MO N T I C E L L O , M N 12 6 0 M N - 2 5 MO N T I C E L L O , M N 5 5 3 6 2 DATE:APRIL 30, 20262026 Toth and Associates, Inc. NAME: ENGINEER OF RECORD: LICENSE NO. SHAWN WAYNE BARRY MN #PE-63514 FIRM LICENSE NO.1063075500037 C4.1 UTILITY PLAN0 H. SCALE: 1" = 10' 105 KEY NOTES: CONTINUATION OF UTILITY TO BUILDING. DISTANCE TO NEAREST FIRE HYDRANT. 90 L.F. ± OF 1-INCH TYPE K COPPER WATER LINE FROM POINT OF NEW CONNECTION TO BUILDING PER PIPE INSTALLATION DETAIL 4.01, SHEET C7.2. 1-INCH WATER METER AND BACKFLOW PREVENTION SYSTEM AS REQUIRED BY THE WATER UTILITY PROVIDER. CONTRACTOR TO COORDINATE LOCATION WITH THE WATER UTILITY PROVIDER PRIOR TO INSTALLATION. CONNECT 1" WATER SERVICE TO EXISTING 3/4" SERVICE. CONNECTION OF WATER SERVICE TO BE COORDINATED WITH WATER UTILITY PROVIDER. SEWER LATERAL CLEAN OUT PER DETAIL 4.02, SHEET C7.2. 19 L.F. ± OF 4-INCH SCH. 40 PVC SANITARY SEWER SERVICE AT A MINIMUM SLOPE OF 2% PER PIPE INSTALLATION DETAIL 4.01, SHEET C7.2. 9 L.F. ± OF 4-INCH SCH. 40 PVC SANITARY SEWER SERVICE AT A MINIMUM SLOPE OF 2% PER PIPE INSTALLATION DETAIL 4.01, SHEET C7.2. 39 L.F. ± OF 4-INCH SCH. 40 PVC SANITARY SEWER SERVICE AT A MINIMUM SLOPE OF 2% PER PIPE INSTALLATION DETAIL 4.01, SHEET C7.2. 92 L.F. ± OF 4-INCH SCH. 40 PVC SANITARY SEWER SERVICE AT A MINIMUM SLOPE OF 2% PER PIPE INSTALLATION DETAIL 4.01, SHEET C7.2. 1000 GALLON PRECAST CONCRETE GREASE INTERCEPTOR WITH PEDESTRIAN RATED COVER, PER MEP PLANS. EXISTING SANITARY SEWER SERVICE LOCATION NOT VERIFIED. CONTRACTOR SHALL FIELD LOCATE AND VERIFY EXISTING SERVICE LOCATION, DEPTH, SIZE AND CONDITION PRIOR TO CONSTRUCTION.CONNECTION OF SEWER LATERAL TO BE COORDINATED WITH SEWER UTILITY PROVIDER. BURIED ELECTRIC LINE. SEE MEP PLANS. ROUTING OF PROPOSED ELECTRIC UTILITY AND POINT OF CONNECTION SHOWN IS APPROXIMATE. CONTRACTOR TO COORDINATE WITH ELECTRIC UTILITY PROVIDER TO DETERMINE FINAL LOCATION PRIOR TO INSTALLATION OF ELECTRIC SERVICE LINE. EXISTING POLE MOUNTED TRANSFORMER IS LOCATED ON EAST SIDE OF CEDAR STREET. (2) 2" COMMUNICATIONS CONDUITS WITH PULLWIRE. ROUTING OF PROPOSED COMMUNICATION UTILITY AND POINT OF CONNECTION SHOWN IS APPROXIMATE. CONTRACTOR TO COORDINATE WITH COMMUNICATION UTILITY PROVIDER TO DETERMINE FINAL LOCATION PRIOR TO INSTALLATION OF COMMUNICATION SERVICE LINE. LIGHT POLE. SEE MEP PLANS. INSTALL 132 L.F. ± OF 8-INCH SCH. 40 PVC DOWNSPOUT HEADER STORM LINE AT 1% SLOPE, PER PIPE INSTALLATION DETAIL 4.01, SHEET C7.2. DOWNSPOUT CONNECTION PER DETAIL 4.06, SHEET C7.2, SEE ARCHITECTURAL PLANS. 110 L.F. ± OF 8-INCH SCH. 40 PVC STORM LINE AT 1% SLOPE PER PIPE INSTALLATION DETAIL 4.01, SHEET C7.2. 3' X 3' I.D. CONCRETE AREA DRAIN PER DETAIL 4.04, SHEET C7.2. RIM ELEVATION 961.80; 8" FL OUT 959.80. INSTALL 45° BEND, TYPICAL. UTILITY CROSSING, CONTRACTOR TO COORDINATE DEPTH IN FIELD. EXISTING CONCRETE CURB INLET. RIM ELEVATION 957.17; EXISTING 12" FL (NE) 952.32; EXISTING 12" FL (SW) 952.32; NEW 8" FL (E) 952.65. 8" X 8" X 8" PVC WYE. EXISTING IRRIGATION VALVE BOX. COORDINATE CONNECTION AND METER LOCATION WITH WATER UTILITY PROVIDER. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 1 1 1 2 3 4 5 6 6 7 8 9 10 11 12 13 13 15 15 14 16 17 18 18 18 19 19 19 19 19 1919 20 21 22 22 22 23 22 24 17 13 13 13 13 13 13 17 23 23 23 23 23 22 22 25 25 26 1. WATER CITY OF MONTICELLO UTILITIES 505 WALNUT ST MONTICELLO, MN 55362 763-295-2711 2. ELECTRIC XCEL ENERGY 414 NICOLLET MALL MINNEAPOLIS, MN 55401 800-628-2121 3. SEWER CITY OF MONTICELLO UTILITIES 505 WALNUT ST MONTICELLO, MN 55362 763-295-2711 EXISTING UTILITY PROVIDER CONTACT INFORMATION: 05.01.2026 G G PL PL PL PL PL PL PL PL PL PL PL PL P L P L P L P L C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST S T S T ST ST OH E OH E OH E U E U E S S S S S S S S S S S S S S S S ST O P ST O P PA S S TH R U PA S S TH R U PASSTHRU PA S S TH R U PA S S TH R U LA N E 1 LA N E 2 UE UE UE UE UE UE C C C C C C C COCO CO S S S W W PROPOSED BUILDINGFF ELEVATION: 962.05 COOLER / STORAGESLAB ELEVATION: 962.01 D TR TR D TR T TR TR TR TR D YH SS DD D D D D D D PL PL PL ST MN HWY 25(LIMITED-ACCESS 150' W I D E P U B L I C R I G H T - O F - W A Y ) ST ST ST ST ST UE UE UE UE UE UE UE UE UE UE CEDAR S T R E E T (VARIAB L E - W I D T H P U B L I C R I G H T - O F - W A Y ) 5380 5374 5375 5376 5377 5378 5379 5381 5382 5383 5384 5385 5386 5387 5388 5389 5391 5390 5392 5393 5394 GENERAL LANDSCAPING NOTES 1. CONTRACTOR SHALL VERIFY THE LOCATION OF ALL UTILITY LINES AND OTHER ABOVE OR BELOW GROUND OBSTRUCTIONS SO THAT PROPER PRECAUTIONS SHALL BE TAKEN NOT TO DISTURB OR DAMAGE SUCH IMPROVEMENTS. REFER TO CIVIL DRAWINGS FOR PROPOSED AND EXISTING UTILITY LOCATIONS. 2. STANDARDS SET FORTH IN "AMERICAN STANDARDS FOR NURSERY STOCK" REPRESENT GENERAL GUIDELINE SPECIFICATIONS ONLY AND WILL CONSTITUTE MIN. QUALITY REQUIREMENTS FOR PLANT MATERIAL. 3. THE ARCHITECT OR OWNER'S REPRESENTATIVE RESERVES THE RIGHT TO REJECT ANY PLANT MATERIAL NOT MEETING SPECIFICATIONS. 4. ALL TREES SHALL BE CALIPERED AND UNDERSIZED TREES SHALL BE REJECTED. 5. SPECIFIED CALIPER MEASUREMENT FOR TREES SHALL BE MEASURED AT 6" ABOVE THE GRADE. 6. ANY MATERIAL WHICH DIES OR DEFOLIATES PRIOR TO ACCEPTANCE OF THE WORK SHALL BE PROMPTLY REMOVED AND REPLACED. 7. CONTRACTOR IS RESPONSIBLE FOR SOIL SAMPLING AND TESTING TO DETERMINE EXACT FERTILIZER REQS. 8. PLANTS AND OTHER MATERIALS ARE QUANTIFIED AND SUMMARIZED FOR THE CONVENIENCE OF THE CITY AND LOCAL GOVERNING BODIES. CONFIRM AND INSTALL SUFFICIENT QUANTITIES TO COMPLETE THE WORK AS DRAWN. 9. BACKFILL TREE AND SHRUB PITS WITH A PREPARED PLANTING MIX AS FOLLOWS U.N.O.: A. 2 PARTS BY VOLUME TOPSOIL. B. 1 PART BY VOLUME BROWN RIVER SAND. C. 1 PART BY VOLUME PEAT MOSS. D. 1 LB. COMMERCIAL FERTILIZER PER C.Y. OF MIX. 10. ALL TREE PITS SHALL RECEIVE A MINIMUM OF 24" OF THE SPECIFIED PLANTING MIX. 11. ALL PLANTINGS SHALL BE MULCHED WITH A 3"-4" LAYER OF SHREDDED HARDWOOD MULCH AFTER INSTALLATION OF PLANT MATERIAL. 12. ALL SHRUB PLANTING MATERIAL SHALL MEASURE A MIN. OF 18" IN HEIGHT AT THE TIME OF PLANTING. 13. THE PLAN IS SUBJECT TO CHANGES BASED ON PLANT SIZE AND MATERIAL AVAILABILITY. ANY DEVIATION TO THE APPROVED FINAL LANDSCAPING PLAN SHALL REQUIRE THE WRITTEN APPROVAL OF THE ARCHITECT PRIOR TO INSTALLATION. 14. KILL AND REMOVE ALL EXISTING WEEDS FROM THE SITE AREA PRIOR TO PLANTING. 15. REFER TO SITE GRADING PLAN FOR FINISH GRADES. 16. THE CONTRACTOR IS RESPONSIBLE FOR COMPLETELY MAINTAINING THE WORK (INCLUDING BUT NOT LIMITED TO: WATERING, MULCHING, SPRAYING, FERTILIZING, ETC.) OF ALL PLANTINGS UNTIL TOTAL ACCEPTANCE OF THE WORK BY THE ARCHITECT AND OWNER. 17. CONTRACTOR WILL STAKE OR MARK ALL PLANT MATERIAL LOCATIONS PRIOR TO INSTALLATION. CONTRACTOR SHALL HAVE OWNER'S REPRESENTATIVE APPROVE ALL STAKING PRIOR TO INSTALLATION. 18. THE LANDSCAPE CONTRACTOR SHALL COMPLETELY GUARANTEE ALL WORK FOR A PERIOD OF ONE YEAR BEGINNING AT THE DATE OF SUBSTANTIAL COMPLETION. CONTRACTOR SHALL MAKE ALL REPLACEMENTS PROMPTLY (AS PER DIRECTION OF OWNER). 19. REFER TO SITE PLAN FOR GROUND COVERING REQUIREMENTS. 20. SEEDED AREAS SHALL BE REASONABLY SMOOTH AND FREE FROM STONES, ROOTS, OR OTHER DEBRIS. 21. SODDED AREAS SHALL BE INSTALLED PER SUPPLIER'S INSTALLATION INSTRUCTIONS. 22. PERMANENT SEEDING SEASON RUNS FROM MARCH 1ST TO JUNE 1ST AND SEPTEMBER 15TH TO NOVEMBER 1ST. SEEDING AND MULCHING MUST BE DONE WHENEVER WORK IS COMPLETE REGARDLESS OF THE SEASON. WHENEVER SEEDING AND MULCH IS INSTALLED OUTSIDE THE PERMANENT SEEDING SEASON, THE CONTRACTOR SHALL BE RESPONSIBLE FOR REPLANTING AND MULCHING ANY AREAS WHERE GROWTH HAS NOT BECOME ESTABLISHED DURING THE NEXT PERMANENT SEASON. 23. IT IS THE CONTRACTORS RESPONSIBILITY TO SUBMIT AND OBTAIN THE REVIEW AND APPROVAL FROM THE LOCAL GOVERNMENT AGENCY THAT HAS JURISDICTION OVER THE LANDSCAPE IMPROVEMENTS INCLUDED IN THIS SET OF DRAWINGS. 24. IT IS THE CONTRACTORS RESPONSIBILITY TO SUBMIT AND OBTAIN THE REVIEW AND APPROVAL FROM THE LOCAL GOVERNMENT AGENCY THAT HAS JURISDICTION OVER THE IRRIGATION IMPROVEMENTS INCLUDED IN THIS SET OF DRAWINGS. HATCH LEGEND PLANTING LIST TYPE COMMON NAME (SCIENTIFIC NAME)QUANTITY PROVIDED CANOPY TREES AMERICAN LINDEN ( TILIA AMERICANA )TA 3 CONDITION AND SIZE 2" CAL. B&B 50'X30' APPROXIMATE MATURE SIZE (HT x SP) RED SUNSET MAPLE ( ACER RUBRUM )AR 1 EVERGREEN TREES COLORADO SPRUCE ( PICEA PUNGENS )PP 1 20'X10' QUANTITY REQUIRED 1 3 1 = AR ( RED SUNSET MAPLE ) PLANTING KEY SHRUBS ARCADIA JUNIPER ( JUNIPERUS SABINA 'ARCADIA' )JS 15 30" MIN. RED TWIGGED DOGWOOD ( CORNUS SERICEA 'BAILADELINE' )CS 15 18" MIN. 18" MIN. 15 15 30" MIN. 2" CAL. B&B 40'X30' 2" CAL. B&B = TA ( AMERICAN LINDEN ) = PP ( COLORADO SPRUCE ) = JS ( ARCADIA JUNIPER ) = CS ( RED TWIGGED DOGWOOD ) LANDSCAPING REQUIREMENTS: 10.0 ACI OF CANOPY TREES (INCLUDING AT LEAST 1 EVERGREEN TREE) PER ACRE - 0.95 ACRES = 10 ACI REQUIRED - PROVIDED: 10 ACI AT LEAST 2 SHRUBS PER EACH 10 FEET OF BUILDING PERIMETER - 150 LF BUILDING PERIMETER = 30 SHRUBS - PROVIDED: 30 SHRUBS KEY NOTES: 1 INSTALL HEAVY DUTY METAL EDGING (MIN 3/16" THICK) TO SEPARATE LANDSCAPE PLANTING AREAS FROM TURF AREAS. C5.1 LANDSCAPE PLAN PROJECT NUMBER:110.033 REVISION: 1550 E. REPUBLIC ROAD SPRINGFIELD, MO 65804 Ph: 417-888-0645 Fax: 417-888-0657 www.tothassociates.com ©MN# 1063075500037www.gopherstateonecall.org 1-800-252-1166 Call 811 or 7 B R E W C O F F E E MO N T I C E L L O , M N 12 6 0 M N - 2 5 MO N T I C E L L O , M N 5 5 3 6 2 DATE:APRIL 30, 20262026 Toth and Associates, Inc. NAME: ENGINEER OF RECORD: LICENSE NO. SHAWN WAYNE BARRY MN #PE-63514 FIRM LICENSE NO.1063075500037 =TURF GRASS SOD. INSTALL PER SUPPLIER'S INSTALLATION INSTRUCTIONS. LANDSCAPE ROCK. PLACE 3" OF 1" - 2" RIVER ROCK OVER COMMERCIAL GRADE WEED FABRIC. = LANDSCAPE MULCH. SMOOTH SOIL SHALL BE COVERED BY WEED FABRIC AND TOPPED WITH 3 TO 4-INCH LAYER OF SHREDDED HARDWOOD MULCH, MATCH EXISTING COLOR. = 0 H. SCALE: 1" = 20' 2010 TREE INVENTORY:* TAG # SPECIES SIZE (DBH)HEIGHT CRZ STATUS CONDITION / NOTES 5374 SPC 10" 25' 15.0' PROTECT HEALTHY 5375 SPC 13" 25' 19.5'PROTECT HEALTHY 5376 SPC 15" 25' 22.5'PROTECT HEALTHY 5377 SPC 15" 30' 22.5'PROTECT HEALTHY 5378 SPC 13" 30' 19.5' PROTECT HEALTHY 5379 SPC 16"30'24.0' PROTECT HEALTHY 5380 SPC 10" 20' 15.0'PROTECT HEALTHY 5381 FRT 10"15.0'PROTECT PLANTED CULTIVAR 5382 FRT 12"18.0'PROTECT PLANTED CULTIVAR 5383 FRT 7"10.5' PROTECT PLANTED CULTIVAR 5384 FRT 8"12.0'PROTECT PLANTED CULTIVAR 5385 FRT 6"9.0'PROTECT PLANTED CULTIVAR 5386 SPC 16" 30' 24.0'PROTECT HEALTHY 5387 ASH 11"16.5' PROTECT PD 30% TRUNK DAMAGE 5388 ASH 13"19.5' PROTECT HEALTHY 5389 ASH 13"19.5'REMOVE HEALTHY 5390 SPC 16" 35' 24.0'PROTECT HEALTHY 5391 SPC 13" 30' 19.5'REMOVE HEALTHY 5392 SPC 13" 30' 19.5' REMOVE HEALTHY 5393 SPW 12" 25' 18.0' PROTECT HEALTHY 5394 MPS 11"16.5'REMOVE HEALTHY * TREE IDENTIFICATION, SIZES, AND DESCRIPTIONS ARE BASED ON SURVEY DATA PROVIDED BY WESTWOOD PROFESSIONAL SERVICES, INC. AND WERE NOT PREPARED OR VERIFIED BY TOTH & ASSOCIATES. 1 1 1 1 1 1 1 1 05.01.2026 G G G PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL P L P L P L P L P L P L P L C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C S T S T ST ST ST ST ST ST W OH E OH E OH E UE U E S ST O P ST O P PA S S TH R U PA S S TH R U PASSTHRU PA S S TH R U PA S S TH R U LA N E 1 LA N E 2 UE UE UE UE UE UE UE UE UE UE UE UE UE C C C C C C C C C C C C C C COCO CO S S S S S S S W W W W W PROPOSED BUILDING FF ELEVATION: 962.05 COOLER / STORAGESLAB ELEVATION: 962.01 TR TR TR TR D D D PL ST ST ST ST ST ST ST ST ST ST ST ST ST UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C ST O P ST O P PA S S TH R U PA S S TH R U PASSTHRU PA S S TH R U PA S S TH R U LA N E 1 LA N E 2 24.00' TYP. 24.00' TYP. 48.00' TYP. 87.71' 7. 0 0 ' R1 5 . 0 0 ' R 7 . 0 0 ' 7. 0 0 ' 23 . 0 0 ' R15.00 ' R7.0 0 ' 7. 0 0 ' 55.36' 57.34' 54.36' 12 . 3 9 ' 24.25' 9 . 0 0 ' T Y P . 21.00' TYP. 9.00' TYP. 21 . 0 0 ' TY P . R 7 . 0 0 ' R 1 5 . 0 0 ' R7.0 0 ' R15 . 0 0 ' 23 . 0 0 ' 7. 0 0 ' R1.00'24.11' 27.93' 30.82' R2 8 . 0 0 ' R4 0 . 5 0 ' R5 6 . 5 0 ' R 2 8 . 0 0 ' R 4 0 . 5 0 ' 87.71' R1.00' 12 . 5 0 ' 12 . 5 0 ' 16 . 0 0 ' 2. 0 0 ' 12 . 5 0 ' 12 . 5 0 ' 2. 0 0 ' 2 0 . 3 7 ' 14.07' C6.1 STRIPING PLAN PROJECT NUMBER:110.033 REVISION: 1550 E. REPUBLIC ROAD SPRINGFIELD, MO 65804 Ph: 417-888-0645 Fax: 417-888-0657 www.tothassociates.com ©MN# 1063075500037www.gopherstateonecall.org 1-800-252-1166 Call 811 or 7 B R E W C O F F E E MO N T I C E L L O , M N 12 6 0 M N - 2 5 MO N T I C E L L O , M N 5 5 3 6 2 DATE:APRIL 30, 20262026 Toth and Associates, Inc. NAME: ENGINEER OF RECORD: LICENSE NO. SHAWN WAYNE BARRY MN #PE-63514 FIRM LICENSE NO.1063075500037 0 H. SCALE: 1" = 10' 105 KEY NOTES: BLUE PAINTED ADA ACCESSIBLE PARKING SYMBOL PER DETAIL 6.01, SHEET C7.2. SOLID WHITE TRIPLE ARROW PAVEMENT MARKER, PER DETAIL 6.02, SHEET C7.2. 12-INCH SOLID RED STOP BAR WITH 48-INCH TALL "STOP" TEXT PAINTED IN RED. 4-INCH SOLID BLUE CROSS WALK MARKER ALIGNED WITH SLIDING DOOR PANEL AT FRONT OPENING. 4-INCH SOLID BLUE PAVEMENT MARKER, TYPICAL. MIDLINES SPACE AT 24" O.C. 48-INCH TALL "LANE #" PAINTED IN WHITE. 12-INCH TALL "NO PARKING" TEXT PAINTED IN BLUE WITH 2-INCH STROKE. ADA VAN ACCESSIBLE SIGN PER DETAIL 6.03, SHEET C7.2. "ONE WAY DO NOT ENTER" SIGN PER DETAIL 6.04, SHEET C7.2. 4-INCH SOLID WHITE PAVEMENT MARKER FOR PARKING, TYPICAL. 4-INCH SOLID BLUE PAVEMENT MARKER FOR PARKING, TYPICAL. 24-INCH TALL "PASS THRU" PAINTED IN WHITE. 4-INCH SOLID BLUE PAVEMENT MARKER. SOLID WHITE DIRECTIONAL ARROW PAVEMENT MARKING. CROSS WALK PAVEMENT MARKING, 12-INCH WIDE BY 6-FEET LONG SOLID WHITE PAINT SPACED EVERY 3-FEET. ORIENT THE STRIPES IN THE DIRECTION SHOWN PARALLEL TO THE DIRECTION OF TRAFFIC. DIRECTIONAL SIGN. PYLON SIGN. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 HATCH LEGEND: = ASPHALT PAVEMENT = CONCRETE SIDEWALK = CONCRETE PAVEMENT 1 15 2 2 2 5 5 5 5 5 10 10 5 13 6 13 3 4 3 10 7 8 9 16 17 13 13 14 14 14 14 6 12 11 12 13 2 16 05.01.2026 CITY OF Monticello PHONE: 763-295-2711 FAX: 763-295-4404 505 Walnut Street I Suite 1 I Monticello, MN 55362 May 26, 2026 Re: 7Brew 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 commercial construction shall comply with any/all applicable provisions of the 2020 MN Building Codes & 2024 Commercial Energy Code. 2.The applicant to verify and provide full turning radius in access drive aisles for the City's aerial apparatus. 3.City Ordinance requires you to install a fire key box on the outside of your building. Please contact the Department of Building Safety/Fire Inspector for these requirements. This Knox Box must be purchased from the City of Monticello. 4.Prior to excavation and construction, the permittee shall submit to the City of Monticello through cer tificate of survey that the proposed construction follows all land use, zoning, conditional use, or planned use as part of the building permit application. The certificate of survey showing the proposed building shall be signed by a registered Minnesota land surveyor. www.ci.monticello.mn.us Cou n t y H w y 7 5 Chels e a R d Sta t e H w y 2 5 85th St NE 90th S t N E Lin n S t Pin e S t E 7th S t School Blvd Riverview Dr Ced a r S t W Ri v e r S t M a r v i n R d Jason Ave NE Dundas Rd W Br o a d w a y S t H a r t B l v d Co u n t r y L n Ha u g A v e N E Elm S t W 4t h S t Fe n n i n g A v e N E Oa k w o o k D r Mallard Ln 95th St NE Fa l l o n A v e N E Ed m o n s o n A v e N E Mississi p p i D r W 5t h S t W 7 t h S t Sa n d b e r g R d Pe l i c a n L n Falcon Dr Fe n n i n g A v e N E Waln u t S t Oa k R i d g e D r N Or i o l e L n Club View Rd Br o a d w a y S t Hillcrest Rd E Riv e r S t Hedm a n L n Mi l l T r a i l L n Fa l l o n A v e N E Wrig h t S t New S t Ma r v i n E l w o o d R o a d Ram s e y S t W 6t h S t River Mill D r Wildwood Way Hilltop Dr Mill Run Rd Oakview Ln Fa r m s t e a d A v e Martin Dr E 3rd S t E 3rd S t Re d R o c k L n Gil l a r d A v e N E Map l e S t Fallon Dr Will o w S t Eas t w o o d L n Gr a y s t o n e A v e Ma r v i n E l w o o d R d Fie l d c r e s t C i r Fa i r w a y D r Jaso n A v e N E Vin e S t Meadow Ln Jer r y L i e f e r t D r Praire Road Starling Dr Palm S t Fa l l o n A v e N E Golf Course Rd Fall o n A v e N E Kevin Longley Dr Cra i g L n Re d O a k L n Fron t S t W 5 t h S t Thomas Park Dr Loc u s t S t Mockingbird Ln W 3r d S t Ea s t w o o d C i r Briar Oaks Blvd F a r m s t e a d D r Hen n e p i n S t Ei d e r L n Oak L n River Forest Dr Meadow Oak Ave Kampa Cir O a k R i d g e C i r Mill Ct River Ridge Ln Oa k v i e w C t Du n d a s C i r Ke n n e t h L n Ot t e r C r e e k R d Min n e s o t a S t Ea g l e C i r Cro c u s L n M e a d o w O a k L n Stoneridge Dr Che s t n u t S t 120th St N E Da r r o w A v e N E Diamond Dr Pebblebrook Dr Wi d g e o n L n Wash i n g t o n S t Bu n k e r C i r Hom e s t e a d D r Th o m a s C i r E n d i c o t t T r Ce n t e r C i r Oak v i e w C i r Sa n d t r a p C i r Country Cir Cheyenne Ct Te r r i t o r a l R d Ta n a g e r C i r Hillc r e s t C i r Osprey Cir Ac o r n C i r Ba l b o u l C i r S w a l l o w C i r Riverside C i r Me a d o w O a k C t Ma t t h e w C i r East Oak Dr Stonerid g e C i r Oa k w o o d D r Mea d o w O a k D r Co u n t y H w y 7 5 Har t B l v d Mi n n e s o t a S t Elm S t Wri g h t S t 90th St NE Ced a r S t Min n e s o t a S t 1 2 3 4 7 5 8 9 10 11 12 6 13 14 15 16 17 18 19 21 20 22 23 2426 25 27 28 City of Monticello Official Zoning Map :Legend BASE ZONING DISTRICTS PUD Districts Residential Districts -- Low Residential Densities A-O R-A R-1 Business Districts B-1 B-2 B-3 B-4 CCD* -- Medium Residential Densities T-N R-2 R-PUD -- High Residential Densities R-3 R-4 M-H Mills Fleet Farm Red Rooster Swan River Monticello High School 01 02 03 04 05 06 07 08 Spaeth Industrial Park Camping World Affordable Storage Autumn Ridge Villas OTHER Water Industrial Districts IBC I-1 I-2 OVERLAY DISTRICTS Shoreland District** Special Use Overlay District ! !! !! Freeway Bonus Sign District 09 Rivertown Suites 10 Monticello RV 11 Deephaven 12 Twin Pines 13 UMC 14 Edmonson Ridge 18 Monticello Lakes 17 Stony Brook Village 16 Storagelink Monticello 15 Nuss Truck and Equipment Addition 1 inch = 2,500 feet 0.2% Floodplain Boundary** 19 Hoglund Bus Park 20 Block 52 21 Country Club Manor 2nd Addition 22 Haven Ridge 2nd Addition 23 Great River Addition Mississippi Wild, Scenic & Rec Overlay District** 27171C0170D, 27171C0190D PCD* 1% Floodplain Boundary** 24 Big River Addition 25 Haven Ridge West 26 Cedar Street Storage Adopted January 12, 2026 *See CCD and Pointes at Cedar Sub-District Appendix Zoning Maps **See Floodplain, Shoreland, and MWSRR Appendix Zoning Map ***Floodplain is established and effective per FIRM panels 27171C0155D, 27171C0160D, 27171C0160D, 27 Meadowbrook 28 Mastercraft Outdoors § 153.091 USE-SPECIFIC STANDARDS. (A) General regulations applicable to all uses. (1) Combination uses. In commercial and industrial base zoning districts, combination uses may be allowed within the principal building with each use subject to all regulations in this chapter. (2) Nuisances prohibited. In addition to any nuisance provisions within city code, the following shall apply: (a) Refuse and garbage. 1. In all districts, all refuse, rubbish, or garbage shall be kept in an enclosed building or properly contained in a closed container designed for such a purpose. 2. The owner of vacant land shall be responsible for keeping the land free of refuse, rubbish, or garbage. (b) Glare. 1. Any lighting used to illuminate off-street parking area, sign, or other structure, shall be arranged as to deflect light away from any adjoining residential zone or from the public streets. 2. Direct or sky-reflected glare, where from floodlights or from high temperature processes such as combustion or welding, shall not be directed into any adjoining property. 3. The source of lights shall be hooded or controlled in some manner so as not to cast light on adjacent property. 4. Bare incandescent light bulbs shall not be permitted in view of adjacent property or public right-of-way. 5. Any light or combination of lights which cast light on a public street shall not exceed one foot candle (meter reading) as measured from the center line of said street. 6. Any light or combination of lights which cast light on residential property shall not exceed 0.4 foot candles (meter reading) as measured from said property. (c) Smoke. The emission of smoke by any use shall be in compliance with and regulated by the State of Minnesota Pollution Control Standards, Minnesota Regulation APC 1-15. (d) Dust and other particulated matter. The emission of dust, fly ash, or other particulated matter by any use shall be in compliance with and regulated by the State of Minnesota Pollution Control Standards, Minnesota Regulation APC 1-15. (e) Noise. Noises emanating from any use shall be in compliance with and regulated by the State of Minnesota pollution control standards and rules. In no case shall noise emanations constitute a nuisance as defined and regulated by this code. (3) Building and structure location. All buildings and structures shall be so placed so that they will not obstruct future streets which may be constructed by the city in conformity with existing streets and according to the system and standards employed by the city. (4) Cannabis-related businesses. (a) Findings and purpose. 1. The City of Monticello (hereinafter "city") makes the following legislative findings: The purpose of this division is to implement the provisions of M.S. Ch. 342, as amended from time to time, which authorizes the city to protect the public health, safety, welfare of city residents by regulating cannabis businesses within the legal boundaries of city. 2. The city finds and concludes that the proposed provisions are appropriate and lawful land use regulations for city, that the proposed amendments will promote the community's interest in reasonable stability in zoning for now and in the future, and that the proposed provisions are in the public interest and for the public good. (b) Authority and jurisdiction. The city has the authority to adopt this division pursuant to: 1. M.S. § 342.13(c), as amended from time to time, regarding the authority of a local unit of government to adopt reasonable restrictions of the time, place, and manner of the operation of a cannabis business provided that such restrictions do not prohibit the establishment or operation of cannabis businesses. 2. M.S. § 342.22, as amended from time to time, regarding the local registration and enforcement requirements of state-licensed cannabis retail businesses and lower-potency hemp edible retail businesses, subject to any Joint Powers Agreement with Wright County which explicitly supersedes these regulations. 3. M.S. § 152.0263, subd. 5, as amended from time to time, regarding the use of cannabis in public places. 4. M.S. § 462.357, as amended from time to time, regarding the authority of a local authority to adopt zoning ordinances. (c) Any cannabis-related business or lower-potency hemp edible business licensed by the State of Minnesota under M.S. Ch. 342, as amended from time to time, shall be subject to the following requirements, in addition to any specific standards in this section, and other reasonable regulations required as a condition of any zoning permit issued for such (b) Outdoor storage shall be prohibited in the B-1, B-2 and CCD districts. (c) No process involved in a repair operation shall produce noise, vibration, air pollution, fire hazard, or noxious emission which will disturb or endanger neighboring properties. (26) Restaurants. (a) For all restaurants, if the establishment (building) or outdoor seating area is located within 300 feet of a residential zoning district, the following standards shall apply: 1. The use shall require authorization through a conditional use permit. 2. Primary access from local residential streets shall be prohibited. (b) Restaurants having outdoor seating (including, but not limited to, seating for dining or listening to live or recorded acoustic or amplified entertainment outside of the building) shall comply with the following standards: 1. The outdoor portions of the restaurant shall not operate after 10:00 p.m. unless a special event permit for such events has been approved by the City Council. Such a permit supersedes the provisions of City Code. 2. The outdoor seating area shall not obstruct the movement of pedestrians along sidewalks or through areas intended for public use. 3. The outdoor portions of the restaurant shall not operate after 10:00 p.m. unless a special event permit for such events has been approved by the City Council. Such a permit supersedes the provisions of City Code. 4. The outdoor seating area shall not obstruct the movement of pedestrians along sidewalks or through areas intended for public use. (c) Restaurants having drive-through facilities shall require a conditional use permit and comply with the following standards: 1. All requirements for an accessory drive-through facility shall be met. 2. The architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing buildings or area as to cause impairment in property values or constitute a blighting influence within a reasonable distance of lot. 3. When abutting a residential use, the property shall be screened with at least a semi-opaque buffer (Table 4-2, Buffer Type “C”) in accordance with § 153.060(G). 4. Each light standard island and all islands in the parking lot landscaped or covered. 5. Parking areas shall be screened from view of abutting residential districts in compliance with § 153.060(F). 6. Vehicular access points shall be limited, shall create a minimum of conflict with through traffic movements, and shall be subject to the approval of the Community Development Department. 7. If in the CCD District, the following standards shall also apply: a. The design of the site promotes pedestrian access adjacent to and along the property. b. Site lighting shall utilize fixtures similar in style to that designated by the city for use in public areas of the “CCD” district. c. The building, site, and signage meet the standards for the “CCD” district and design review is conducted by the Planning Commission. d. Drive through facilities comply with the requirements of § 153.092(D)(14). e. The proposed use demonstrates compatibility and consistency with the City’s Comprehensive Plan and as detailed in the Comprehensive Plan Amendment entitled “Downtown Monticello Small Area Plan.” (27) Retail commercial uses (other). (a) If the retail sales includes consignment sales, the following standards shall apply: 1. No auctions shall take place on the premises. 2. There shall be no outside storage. (28) Specialty eating establishments. (a) Drive through service shall be reviewed through the conditional use permit process and shall be located to the side or rear of the building whenever feasible. (b) For all specialty eating establishments, if the establishment (building) or outdoor seating area is located within 300 feet of a residential zoning district, the following standards shall apply: 1. The use shall require authorization through a conditional use permit. (c) Restaurants having outdoor seating (including, but not limited to, seating for dining or listening to live or recorded acoustic or amplified entertainment outside of the building) shall comply with the following standards: 1. The outdoor portions of the restaurant shall not operate after 10:00 p.m. 2. The outdoor seating area shall not obstruct the movement of pedestrians along sidewalks or through areas intended for public use. (d) In addition to the above requirements, if in the CCD, the following conditions shall apply: 1. Building architecture shall be designed to reflect retail street-level architecture as defined in the City’s Comprehensive Plan, and detailed in the Comprehensive Plan Amendment entitled “Downtown Monticello Small Area Plan.” 2. Site planning shall maximize building exposure to the street. 3. Drive-through facilities shall be located to minimize their exposure to the street. 4. Accessory structures, including canopies, menu boards, pay windows, and other structures supporting drive- through functions shall be constructed of materials to match those of the principal building. 5. Site planning shall be designed to emphasize connections to pedestrian facilities. (29) Vehicle fuel sales. (a) Regardless of whether the dispensing, sale, or offering for sale of vehicle fuels including gasoline, diesel, natural gas, or other petroleum fuels and oils, electric charging stations of more than two such stations, hydrogen, or any other fuel intended to power motor vehicles of any sort is the principal use of the property or is accessory to the conduct of the use or business, the standards and requirements imposed by this chapter for vehicle fuel sales shall apply. These standards and requirements are, however, in addition to other requirements which are imposed for other uses of the property. (b) A principal building is required wherever fuel pumps are to be installed, which square footage shall be a minimum of 10% of the total lot area. (c) If the facility is in a Business Zoning District and/or associated with a business use in another district, such as a PUD district, the dispensing of such fuels shall be associated with a principal building accessible to the public, in which retail transactions of such fuels and/or other goods may occur. (d) Wherever fuel pumps are to be installed, pump islands shall be installed. (e) All signing and informational or visual communication devices shall be minimized and shall be in compliance with § 153.064. (f) Provisions are made to control and reduce noise. (g) If in the CCD District, the following standards shall also apply: 1. The design of the site promotes pedestrian access adjacent to and along the property. 2. No more than two curb cuts of 24 feet in width or less shall be permitted. 3. Site lighting shall utilize fixtures similar in style to that designated by the city for use in public areas of the “CCD” district. 4. The building, site, and signage meet the standards for the “CCD” district and design review is conducted by the Planning Commission. 5. The proposed use demonstrates compatibility and consistency with the City’s Comprehensive Plan and as detailed in the Comprehensive Plan Amendment entitled “Downtown Monticello Small Area Plan.” (g) Electric vehicle charging facilities of more than two charging stations may be permitted in any zoning district on parcels on which a public use or building is also present. Such use shall require authorization through conditional use permit and subject to all provisions of § 153.091(E)(29). (30) Vehicle sales or rental. (a) The minimum building size for any vehicle sales or rental use shall comply with the standards in Table 5-3. TABLE 5-3: MINIMUM BUILDING SIZE FOR VEHICLE SALES/RENTAL USES Parcel Size Lot Coverage Percent*Minimum Building Size* Less than 2 acres 5%2,500 sq. ft. 2 acres to less than 4 acres 7%10,000 sq. ft. 4 acres to less than 8 acres 9%20,000 sq. ft. 8 acres or more 9%40,000 sq. ft. § 153.092 ACCESSORY USE STANDARDS. (A) Purpose. This section authorizes the establishment of accessory uses that are incidental and customarily subordinate to principal uses. The purpose of this section is to allow a broad range of accessory uses, so long as such uses are located on the same site as the principal use, and so long as they comply with the standards set forth in this section in order to reduce potentially adverse impacts on surrounding lands. (B) General standards and limitations for accessory uses and structures. (1) Compliance with chapter requirements. All accessory uses and accessory structures shall conform to all applicable requirements of this chapter. The provisions of this section establish additional standards and restrictions for particular accessory uses and structures. (2) General standards. All accessory uses and accessory structures shall meet the following standards: (a) Directly serve the principal use or structure; (b) Be customarily accessory and clearly incidental and subordinate to the principal use and structure; (c) Be subordinate in area, extent, and purpose to the principal use or structure; (d) Be owned or operated by the same person as the principal use or structure; (e) Be located on the same lot as the principal use or structure, subject to the public improvement project exception as regulated by § 153.106(D)(1); (f) Not be constructed or established prior to the time the principal use or structure is constructed or established, subject to the public improvement project exception as regulated by § 153.106(D)(1); (g) Together with the principal use or structure, not violate any standards of this chapter; (h) Not be located within platted or recorded easements or over underground public utilities without an encroachment agreement issued by the Community Development Department; (i) An accessory building shall be considered an integral part of the principal building if it is connected to the principal building either directly or by an enclosed passageway. Such accessory buildings shall adhere to requirements for the principal building; (j) If a principal building is proposed to be removed with no immediate replacement, all accessory structures shall also be removed; (k) Not constitute a combination use, which is the combination of two principal uses (combination uses will not meet the above standards in terms of being subordinate or providing service to the principal use). (3) Location of accessory uses or structures. Except for fences and walls, the following standards shall apply to all accessory structures: (a) All accessory structures, except as may be specifically denoted, shall be located at least six feet from all lot lines, and at least the minimum distance from public rights-of-way as denoted in the individual zoning district regulations. All such structures must meet applicable building codes related to fire separation distance. 1. A side yard setback of 20 feet shall be maintained from property lines abutting public streets. (b) Detached accessory buildings shall be six feet or more from any other building or structure on the same lot. (c) Detached accessory structures shall not be located beyond the front building line established by the principal structure, with the exception of commercial canopies and signs, which must adhere to regulations of this chapter. (4) Maximum height. (a) Detached accessory buildings shall not exceed 15 feet in height except in the I-1 and I-2 districts. (b) No accessory structure shall exceed the height of the principal structure unless specifically allowed by this chapter. (5) Maximum number of accessory structures. In all residential zoning districts, the following limitations on accessory structures shall apply: (a) No more than one private, detached major accessory building may be erected for each dwelling; (b) No more than one private, detached minor accessory building may be erected for each dwelling; (c) Additional major or minor accessory buildings may be erected if approved via a conditional use permit pursuant to § 153.028(D). (6) Temporary family health care dwellings opt out. The City of Monticello opts-out of the requirements of M.S. § 462.3593, as it may be amended from time to time, which defines and regulates temporary family health care dwellings. (C) Table of permitted accessory uses. (1) Listed accessory uses. Table 5-4, lists the allowed types of accessory uses and structures within each zoning district. If a specific accessory use is allowed in a district, the column underneath the district is marked with a "P." If a specific accessory use is conditionally permitted in a district, the column underneath the district is marked with a "C." If the accessory use or structure is not allowed in a district, the column is shaded. If there is a reference contained in the column entitled "additional requirements", refer to the cited section(s) for additional standards that apply to the specific accessory use. (2) Interpretation of unidentified accessory uses. (a) The Community Development Department shall evaluate applications for accessory uses that are not identified in Table 5-4 on a case-by-case basis using the following standards: 1. The definition of “accessory use” (see § 153.012 – Definitions) and the general accessory use standards and limitations established in § 153.092(B); 2. The additional regulations for specific accessory uses established in § 153.092(D), Specific Standards for Certain Accessory uses; 3. The purpose and intent of the base and overlay districts in which the accessory use or structure is located; 4. Any potential adverse impacts the accessory use or structure may have on other lands in the area as compared to other accessory uses permitted in the district; and 5. The compatibility of the accessory use or structure, including the structure in which it is housed (if applicable), with other principal and accessory uses permitted in the district. (b) The decision of the Community Development Department to permit or deny an unlisted use or structure is final, but may be appealed pursuant to § 153.028(H). (3) Table of permitted accessory uses and structures. TABLE 5-4: ACCESSORY USES & STRUCTURES BY DISTRICT Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Base Zoning Districts Additional RequirementsA O R A R 1 R 2 T N R 3 R 4 M H B 1 B 2 B 3 B 4 CCD P C D I B C I 1 I 2 TABLE 5-4: ACCESSORY USES & STRUCTURES BY DISTRICT Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Base Zoning Districts Additional RequirementsA O R A R 1 R 2 T N R 3 R 4 M H B 1 B 2 B 3 B 4 CCD P C D I B C I 1 I 2 Accessory building - minor P P P P P P P P P P P P P See Ord. P P P § 153.092(D)(1) Accessory building - major P P P P P P P C P P P P P P P P § 153.092(D)(2) Adult use - accessory C § 153.092v(D)(3) Agricultural buildings P § 153.092(D)(4) Air conditioning units P P P P P P P P P P P P P P P P § 153.060(I) Automated teller machines (ATMs)P P P P P P P P § 153.092(D)(5) Automobile repair - major C § 153.092(D)(6) Automobile repair - minor C C § 153.092(D)(7) Boarder(s)P P P 776 § 153.092(D)(8) Bulk fuel sales/storage P P P C C C § 153.092(D)(9) Cocktail room (retail sales accessory to micro-distillery) C C C C C C § 153.092(D)(10 ) Co-located wireless telecommunications antennae C C C C C C C C C C C C C C C C § 153.072(E) Columbarium (accessory use to cemeteries) P P P P P P P § 153.092(D)(11 ) TABLE 5-4: ACCESSORY USES & STRUCTURES BY DISTRICT Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Base Zoning Districts Additional RequirementsA O R A R 1 R 2 T N R 3 R 4 M H B 1 B 2 B 3 B 4 C C D P C D I B C I 1 I 2 TABLE 5-4: ACCESSORY USES & STRUCTURES BY DISTRICT Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Base Zoning Districts Additional RequirementsA O R A R 1 R 2 T N R 3 R 4 M H B 1 B 2 B 3 B 4 C C D P C D I B C I 1 I 2 Commercial canopies P P P P P See Ord. 776 P P P § 153.092(D)(12) Commercial transmission/ reception antennae/ structures C C C C C C § 153.072(D) Donation drop-off containers P P § 153.092(D)(13) Drive- through services C C C C C C C § 153.092(D)(14) Entertainment/ recreation - outdoor commercial C C C C § 153.092(D)(15) EV charging facility, 2 or fewer stations P P P P P P P P P P P P P P P P P EV charging facility, 3-6 stations P P P P P C C P P P EV charging facility, 7+ stations C C C C C C C C C C Fences or walls P P P P P P P P P P P P P See Ord. 776 P P P § 153.062 Greenhouse/ conservatory (non- commercial) P P P P P P P P P P P P P P P P § 153.092(D)(16) Heliports C C C C C § 153.092(D)(17) Home occupations P P P P P P P P P P § 153.092(D)(18) (b) Within the R-1 zoning district, the boarding or renting of rooms shall be limited to one person per dwelling unit. (9) Bulk fuel sales and storage. (a) All accessory use bulk fuel storage must be associated with the principal activity on the site. In Industrial Districts, accessory fuel dispensing shall not be available for sale to the public. (b) Accessory use bulk fuel storage tank containers shall be limited to 1,000 gallons. (c) Accessory use bulk fuel storage may not be located within the required front yard setback. (d) Accessory use bulk fuels storage facilities shall include one shrub landscaping planting per every ten feet of bulk fuel facility perimeter, planted in accordance with required safety clearances. (e) Accessory use bulk fuel storage shall be setback ten feet from all property lines and 20 feet from any public right- of-way. (f) Accessory use bulk fuel storage must include a containment structure and bollards for tank protection per applicable fire code or other regulations. (g) Accessory use bulk fuel storage facilities shall comply with all MPCA and State Fire Marshal requirements, all other permit, testing and listing requirements, and all applicable codes and standards such as NFPA 58. (h) Accessory use bulk fuel storage facilities located within the drinking water supply management area (DWSMA) must comply with the City Engineer’s recommendations for site and containment arrangement. (10) Cocktail rooms. Cocktail rooms shall be conditionally permitted as accessory uses only to a micro-distillery as a principal use and subject to those conditions found in § 153.091 for micro-distillery. (11) Columbarium. Accessory use to cemeteries only. Subject to the following: (a) Columbarium structures shall set back a minimum distance of 50 feet from all lot lines and public right-of-way. (b) The principal use cemetery shall comply with all other applicable requirements of the zoning ordinance, with the exception of the requirement for distance from I-94. (c) No portion of the columbarium shall exceed height requirements for accessory buildings in the district in which the structure is located. (d) The columbarium shall be constructed of masonry materials for all exterior surfaces, with architectural metals and glass for details and openings only. (12) Commercial canopies. (a) Canopies shall not be internally illuminated. (b) Lighting shall be recessed and down directional. (13) Donation drop-off containers. (a) No more than one container shall be located on a parcel. (b) Be limited to one sign no more than four feet high and 16 square feet in area that displays the name and telephone number of the party responsible for the donation container. (c) The container shall not block access to required parking spaces or parking lot aisles. (d) The container shall not be located within 50 feet of a dwelling. (14) Drive-through service. (a) In general, all drive through service lanes shall adhere to the following: 1. Service provided by the drive through facility is accessory to an interior on-site service within the same building. 2. Drive-through facilities shall be located at least 200 feet from all residential zoning districts except R-3 and R-4. 3. Drive-through lanes shall be designed to avoid disruption of pedestrian and vehicular traffic flow, both on- and off-site. 4. Drive-through lanes shall not be located between the restaurant entrance and customer parking spaces whenever possible. 5. Landscaping and other site improvements are included which screen automobile stacking space from the public street. 6. Voice amplifiers used in conjunction with drive-thru services shall not be audible to adjoining residential areas. 7. Minimum stacking space shall be provided per the requirements of Table 5-5: TABLE 5-5: REQUIRED STACKING SPACES FOR DRIVE-THROUGHS Use or Activity [1]Minimum Number of Stacking Spaces (per lane)Measured From [2] TABLE 5-5: REQUIRED STACKING SPACES FOR DRIVE-THROUGHS Use or Activity [1]Minimum Number of Stacking Spaces (per lane)Measured From [2] Automated teller machines (ATMs)3 Teller machine Financial institution 3 Teller window Personal services (e.g. dry- cleaning)4 Window Restaurants 8 per order board Pick-up window Retail commercial uses (e.g. pharmacy)4 Window Specialty eating establishments - coffee shops 12 Window Other Uses not specifically listed shall have their stacking space minimums determined by the Community Development Department based on standards for comparable uses listed above. [1]: See Table 5-1: Uses By District, and/or Table 5-4: Accessory Uses by District [2]: Distance shall be measured from window where products are delivered when more than one window is used for the drive through service. (b) Drive through service within the CCD district shall adhere to the following additional standards: 1. The principal building occupies no less than 40% of the property, exclusive of easements devoted to public pedestrian use or other outdoor public spaces. 2. The building, site, and signage meet the standards for the “CCD” district, and design review is conducted by the Planning Commission. 3. The proposed use demonstrates compatibility and consistency with the City’s Comprehensive Plan and Downtown Revitalization Plan. (15) Entertainment/recreation – outdoor commercial. (a) When abutting a residential use, the property shall be screened with at least a semi-opaque buffer (Table 4-2, Buffer Type “C”) in accordance with § 153.060(G). (b) Adequate measures to contain the proposed activity on the subject site shall be provided. (c) Dust and noise are controlled consistent with City Ordinance. (16) Greenhouse/conservatory (non-commercial). Greenhouses or conservatories accessory to residential units shall not be used for commercial purposes. (17) Heliports. Heliports shall be limited to hospitals which require such for responding to medical emergencies. (18) Home occupations. (a) Purpose. The purpose of this section is to prevent competition with business districts and to provide a means through the establishment of specific standards and procedures by which home occupations can be conducted in residential neighborhoods without jeopardizing the health, safety, and general welfare of the surrounding neighborhood. In addition, this section is intended to provide a mechanism enabling the distinction between permitted home occupations and special or customarily "more sensitive" home occupations so that permitted home occupations may be allowed through an administrative process rather than a legislative hearing process. (b) Application. Subject to the nonconforming use provision of this chapter, all occupations conducted in the home shall comply with the provisions of § 153.092(D)(18). This section shall not be construed, however, to apply to home occupations accessory to farming. (c) Exempted home occupations. Daycare home facilities shall be governed by the regulations for “group residential facilities” which are subject to the standards in § 153.091(C)(3). (d) General provisions applicable to all home occupations. All home occupations shall comply with the following Planning Commission Agenda – 06/02/2026 1 2B. Public Hearing: Consideration of an ordinance for amendment to the Monticello City Code, Chapter 152: Subdivision Ordinance, Parks, Open Space, and Public Use, Sections § 152.080-§ 152.083 as related to dedication requirements, including cash dedication requirements. Applicant: City of Monticello Prepared by: Grittman Consulting, Stephen Grittman, City Planner Meeting Date: 06/02/2026 Council Date (pending Commission action): 6/22/26 Additional Analysis by: Community Development Director, Parks, Arts & Recreation Director, Finance Director, City Administrator, City Attorney ALTERNATIVE ACTIONS Consideration of an amendment to Monticello City Code, Chapter 152: Subdivision Ordinance, Parks, Open Space, and Public Use, Sections § 152.080-§ 152.083 as related to dedication requirements 1. Motion to adopt Resolution PC-2026-28 recommending an amendment to the Monticello City Code, Chapter 152: Subdivision Ordinance, Parks, Open Space, and Public Use, Sections § 152.080-§ 152.083 as related to dedication requirements, and recommending per unit land and cash fee requirements as outlined in this report for residential development, based on an updated Park Dedication Study and the findings in said resolution. 2. Motion to adopt Resolution No. 2026-28 recommending denial of an amendment to the Monticello City Code, Chapter 152: Subdivision Ordinance, Parks, Open Space, and Public Use, Sections § 152.080-§ 152.083 as related to dedication requirements, and recommending per unit land and cash fee requirements as outlined in this report for residential development, 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 postpone action on Resolution PC-2026-28. REFERENCE AND BACKGROUND Property: City of Monticello Planning Case Number: 2025-44 Planning Commission Agenda – 06/02/2026 2 Request(s): Amendment to the Subdivision Ordinance adopting updated Park Dedication requirements, and Amendment to the City’s Fee Schedule establishing a per-unit cash dedication amount for residential development. Deadline for Decision: NA Land Use Designation: NA Zoning Designation: NA Overlays/Environmental Regulations Applicable: NA Current Site Uses: NA Surrounding Land Uses: NA Project Description: The City last updated its Park Dedication requirements in 2009. The updates were made in response to changes to state law as to how the dedication requirements could be calculated. This current project studies the present demand for residential development and recalculates the applicable figures for land and equivalent cash, with the goal of applying the dedication requirement on a per-unit basis for residential subdivision projects. ANALYSIS: The City of Monticello is currently completing an update to its master system plan for parks and open space – the Parks, Arts + Recreation System Plan. As part of the Park Plan efforts, the City is completing an analysis of park dedication policy and contribution requirements. This specific component of the larger park dedication evaluation focuses on analysis for the establishment of cash-in-lieu park dedication on a per-unit basis, assigning park demand based on residential development and density. At present, the City calculates cash-in-lieu for park dedication based on land value and acreage analysis. The purpose of this study is to more closely align cash-in-lieu dedication requirements on the actual demand placed on the park and open space system. Statutory Authority Minnesota Statutes 462.358 establishes authority for the dedication of parks and open space through the land subdivision process. The City has the option of requiring a land dedication for park with subdivision, or the City can collect park dedication fees for purchase of park land at Planning Commission Agenda – 06/02/2026 3 another location, referred to as “cash in lieu”. The City’s ordinance also provides the ability to require a combination of land and cash-in-lieu payment to meet the requirement. By statute, the City may set the cash-in-lieu fee equal to the value of raw land no later than at the time of final plat. This is the value of raw land that is immediately developable, but not yet actually developed. Statute and case law requires that park dedication be based on a percentage of land area roughly equivalent to the share of demand that a new subdivision will create on the City’s parks and open space system. The “roughly equivalent” amount is generally based on the percentage of park and open space in the city parks and trails plan. The current park dedication for Monticello is set at 11% of the land to be platted or the cash-in-lieu equivalent. This percentage is based on analysis of the system completed at the time of the last park master plan effort in 2009. The statute allows the fee amounts to be collected based on the value of the land only, not on the cost of developing the land or the materials and equipment that would be built into the park itself. The City may utilize its park fund to purchase and install equipment, but the fees themselves must be entirely land related. Parks and Open Space System Monticello’s park and pathway system totals approximately 665 acres. The City of Monticello is approximately 6,240 acres in total. The park system calculation includes all of the City’s municipal parks, 118 acres of City of Monticello recreation space at Bertram Chain of Lakes, as well as an additional 75 acres of the balance of the nature-based area of Bertram Park attributed to city-resident open space use. This proportional share of resident demand on the open-space area at Bertram was determined as part of the 2009 study and is carried forward here as a current reflection of need and demand for natural open space as part of the City system. This figure also includes Montissippi Park, a County facility which is entirely within the boundaries of the City of Monticello. Finally, this percentage incorporates trail area of 28 linear miles, or approximately 101 acres of trail area. A summary of park system inventory is attached. In summary, land use for parks and open space remains at the 11% level as a result of the 2026 evaluation of the park and open space system. Park System Demand At this time, the City of Monticello’s park dedication is applied only to residential subdivisions. The parks and open space system the City needs, and plans to develop, is based on the residential demand generated by the number of households in a particular area. Planning Commission Agenda – 06/02/2026 4 Fees, when charged in lieu of land dedication, must be proportionate to the land that would otherwise be required to meet the demand. A subdivider who is required to pay a fee must be impacted economically similar to another subdivider who is required to dedicate land. The current cash dedication requirement assumes, generally, that most residential land is valued based on the City’s land use plan and R-1 zoning standards, which typically yield development at a density of approximately 2.2 – 2.5 units per acre. For a 100-acre development site, this density would generate approximately 225 units, on which the demand for park facilities can be forecast. However, since the revival of the housing development market, most residential projects have sought to reduce lot sizes and/or incorporate attached housing or other efforts to increase the overall density of a project. That density has risen to averages of 3.2 – 3.7 units per acre for more recent projects. Thus, for the same sample 100-acre site, unit counts often can increase by 100 – 150 units over the prior assumptions. This dramatically impacts actual park demand and can overwhelm parkland supply when the dedication requirements do not keep pace with density. Further, the City’s current Comprehensive Plan, the Monticello 2040 Vision + Plan, forecasts low density development at 3-6 units per acre. More recent discussions of public officials at a planning level have sought to reduce that density, in the range of 2-4 units per acre overall in the Low-Density Residential land use category. At the 11% level needed to match the current system to growth, land dedication would be approximately 4,800 square feet of park dedication per acre of development. At 3.5 units per acre, this dedication would result in approximately 1,370 square feet per residential unit. A calculation of 3.5 units is intended to incorporate and reflect the City’s goals for housing overall, which includes a balanced supply of housing choice, including both low density areas of growth, as well as medium and high density residential in appropriately guided areas per the 2040 Plan. By ascribing a per-unit square footage of dedication, the requirement can reflect the resulting density of a development project more closely. Tracking with the per-unit land demand, the City should then assign a cash-in-lieu dedication value that reflects the requirement value of land at the time of final plat. This calculation estimates the value of a parcel of land supporting a single residential unit, but prior to the installation of streets and utilities. Land Value Analysis Developing a per unit equivalent charge is as important as establishing the actual park demand. Planning Commission Agenda – 06/02/2026 5 While the amount of land attributed to parks and open space use remains relatively steady, land values have shifted dramatically. The density of development that an acre of land is expected to support has also shifted dramatically – as much as 50% higher, sometimes even more. Staff reviewed development activity in Monticello over the past few years, investigating land prices, housing prices, and have updated calculations of current land set aside for recreational and open space purposes. Resources have included Wright County property records, Wright County Estimated Market Values (EMV), and a variety of commercially available data on market activity. The updated valuation calculations are attached to this report. The value of land for residential development is a highly variable number. In Wright County finished residential lots “retail” for prices in the average range of $80,000 - $110,000. Approximately 35% of this finished lot price appears to be the land component based on available research (this excludes the costs of improving the lot with streets, utilities, grading, etc. as those are not consistent the “raw” land requirement of statute). This would yield land values for individual parcels of approximately $28,000 to $38,000. At 3.5 units per acre based on the density and policy analysis above, final platted land values result in a range of approximately $98,000 - $133,000 per acre. Again, these values are for raw land, not improved land. Applying an 11% cash dedication, the range of fee would be between $3,080 and $4,200. $98,000 x .11 = $10,780 per acre $133,000 x .11 = $14,630 per acre $10,780/3.5 units per acre = $3,080 $14,630/3.5 units per acre = $4,180 Thus, the required 1,370 square feet of dedication per lot would be equivalent to a cash fee in that range, averaged to $3,630 per unit. Attached to this report is a summary of park dedication fees charged in surrounding communities. This summary cannot be used for setting the City’s fee or dedication amounts, but it provides a context for considering the City’s proposed change in approach, particularly in establishing a per-unit fee. PARC REVIEW AND RECOMMENDATION The PARC reviewed this request during their regular meeting on May 28, 2026. The PARC unanimously recommended approval of the recommendation for amendment to the Subdivision Ordinance and fee schedule requiring a land and cash per unit dedication as outlined in this report. As part of their motion, the PARC also recommended that the City complete an analysis of land value for purposes of dedication amount per unit on a three-year basis. Planning Commission Agenda – 06/02/2026 6 STAFF RECOMMENDED ACTION Staff recommend that the Subdivision Ordinance and City Fee Schedule be amended to reflect a park dedication fee for residential development of 1,370 square feet per unit, and a roughly equivalent cash fee of $3,630 per unit, based on a study of the available data, and the analysis summarized in this report. SUPPORTING DATA A.Resolution PC-2026-28 B.Ordinance No. 8XX C.Monticello Parkland Inventory D.Survey of Park Dedication Fees E.Monticello Subdivision Ordinance, Excerpt CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION PC-2026-28 1 RECOMMENDING APPROVAL OF AN AMENDMENT TO MONTICELLO CITY CODE, TITLE XV LAND USAGE, CHAPTER 152: SUBDIVISION ORDINANCE, PARKS, OPEN SPACE, AND PUBLIC USE, SECTION § 152.080 AS RELATED TO DEDICATION REQUIREMENTS WHEREAS, the City has been in the process of preparing an updated Parks, Arts + Recreation System Plan, a master plan for the City’s park and recreation system and component of the City’s 2040 Vision + Plan (Comprehensive Plan); and WHEREAS, the proposed update confirms the City’s requirements for park land dedication acreage; and WHEREAS, the City has conducted research into land values and development activity toward the goal of updating its park dedication requirements, pursuant to Minn Statutes 462.358; and WHEREAS, the subdivision ordinance amendment provides for methods to impose park dedication requirements on new subdivision for land or cash in lieu of land; and WHEREAS, the analysis supports methods of park dedication on a per-lot basis, both for land and cash dedication; and WHEREAS, the Planning Commission held a public hearing on June 2nd, 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. Minnesota Statutes (Minn. Stat. 462.358) provide for park dedication from new subdivisions. 2. The Statutes further provide for dedication of land, or roughly equivalent dedication by cash-in-lieu payments. 3. The City is preparing a Parks, Arts + Recreation System Plan, pursuant to statutory requirements, that supports the dedication amounts proposed in the Subdivision Ordinance Amendment. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION PC-2026-28 2 4. The City will further update its fee requirements by ordinance, subject to the recommendations provided in the study analysis. 5. The analysis supports both land and cash dedication amounts based on the current and ongoing demand for parkland in the City. 6. The Parks, Arts, and Recreation Commission has reviewed the study and analysis, and recommends approval of the amendments. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission recommends to the City Council the proposed Subdivision Ordinance Amendment and park dedication fee requirements as proposed in this resolution, based on the findings noted herein. ADOPTED this 2nd day of June, 2026 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Andrew Tapper, Chair ATTEST: ____________________________________________ Angela Schumann, Community Development Director ORDINANCE NO. 8XX 1 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA AN ORDINANCE AMENDING THE CITY CODE OF THE CITY OF MONTICELLO, TITLE XV LAND USAGE, CHAPTER 152.080 OF THE SUBDIVISION ORDINANCE FOR PARK DEDICATION REQUIREMENTS THE CITY COUNCIL OF THE CITY OF MONTICELLO ORDAINS: IT IS HEREBY ORDAINED by the City Council of the City of Monticello, Minnesota: Section 1. § 152.080 (B) and (C) are hereby amended to read as follows: (B)The amount of the land shall be reasonably commensurate with demand that the platting or replatting places on the city park system, as described in the Comprehensive Plan. For purposes of this section, an amount of land equal to 11% of the total gross land area of the plat shall be presumptively defined as REASONABLY COMMENSURATE. The City may choose, in applying this standard, to create a per-residential lot land dedication amount that reflects the 11% standard and the density of residential development bearing upon the City’s parks and pathways. (C)In the event that the subdivider objects to the standard applied in §152.080(B), the city shall, at the developer’s request and expense, conduct a specific dedication study of the park system and the demand placed on the system by the proposed plat. Prior to conducting the study, the city shall obtain a waiver of statutory time lines for plat approval during the conduct of the study. No approval of final plats, nor construction of any improvements, shall occur until the park dedication study is completed, subject to the requirements of Minn. Stat. §462.358 Subd. 2c. In lieu of land dedication, the City Council may require a cash contribution in accordance with state statutes or a combination of both. The Council’s decision on land and/or cash shall be made following recommendations from the city’s Park and Recreation Commission and staff, in accordance with the Comprehensive Plan. Section 2. The City Clerk is hereby directed to make the changes required by this Ordinance as part of the Official Monticello City Code, Title XV, Chapter 152, Subdivision Ordinance, and to renumber the tables and chapters accordingly as necessary to provide the intended effect of this Ordinance. The City Clerk is further directed to make necessary corrections to any internal citations that result from said DR A F T ORDINANCE NO. 8XX 2 renumbering process, provided that such changes retain the purpose and intent of the Zoning Ordinance as has been adopted. SECTION 3. This Ordinance shall take effect and be in full force from and after its passage and publication. The ordinance in its entirety and map shall be posted on the City website after publication. Copies of the complete Ordinance and map are available online and at Monticello City Hall. ADOPTED BY the Monticello City Council this 8th day of June, 2026. __________________________________ Lloyd Hilgart, Mayor ATTEST: ___________________________________ Jennifer Schreiber, City Clerk VOTING IN FAVOR: VOTING IN OPPOSITION: NOT PRESENT: PARK INVENTORY | 2026 GIS DATA & PARK PLAN INFO ACREAGE Bertram Chain of Lakes Regional Park Regional Park - Athletic 118 Bertram Chain of Lakes Regional Park Regional Park 75 Montissippi Park Regional Park 170 Ellison Park Community Park 4.2 East Bridge Park Community Park 2.5 West Bridge Park Community Park 3 Pioneer Park Community Park 19.2 City Athletic Fields at Xcel Community Park 14 Freeway Fields Community Park 8 River Mill Park Community Park 7.4 Swan Park Community Park 0.9 Montiview Park Community Park 14 4th Street Park Neighborhood Park 3.17 Balboul Park Neighborhood Park 5.3 Battle Rapids Park Neighborhood Park 1.52 Cardinal Hills Park + Tot Lot Neighborhood Park 3.9 Country Club Park Neighborhood Park 1.8 Featherstone Park Neighborhood Park 8.6 Front Street Park Neighborhood Park 0.92 Meadowbrook Park 3.1 Groveland Park Neighborhood Park 8.7 Hillcrest Park Neighborhood Park 2.9 Hunters Crossing Neighborhood Park 5 Parkside Park 1 Meadows Oak Park + Monti Paws 11.5 Par West Park Neighborhood Park 6 Rolling Woods Park Neighborhood Park 1.5 Sunset Ponds Park Neighborhood Park 5.6 Wildwoods Park Neighborhood Park 3.2 Otter Creek Park Linear Park 8 3.8 Monticello Community Center Special Use Facility -4.4 Oak Ridge Park 16.3 The Pointes at Cedar 28.5 Pathways 28 linear miles x 5280' x 30' corridor width /43560 SF = 101 acres 101 663.91 Nearby Communities – Park Dedication per Residential Unit: Albertville - $3900 Buffalo - $3,700 Corcoran - $4040 - $5954 Dayton - $5670 - $7366 Delano - $5799 Elk River - $3200 - $6200 Hanover - $3272 Otsego - $4057 Rogers - $6000 St. Michael - $3900 PARKS, OPEN SPACE, AND PUBLIC USE § 152.080 DEDICATION REQUIREMENTS. (A) The City Council recognizes that the preservation of land for park, open space, and public use is essential to the health, safety, and welfare of residents of the city. Therefore, pursuant to M.S. § 462.358, subd. 2b, as it may be amended from time to time, the Council shall require all developers requesting platting or replatting of land to be used for residential purposes in the city to contribute an amount of land for public park and pathway purposes. The location of the land shall be at the discretion of the Council. (B) The amount of the land shall be reasonably commensurate with demand that the platting or replatting places on the city park system, as described in the Comprehensive Plan. For purposes of this section, an amount of land equal to 11% of the total gross land area of the plat shall be presumptively defined as REASONABLY COMMENSURATE. (C) In the event that the subdivider objects to the 11% standard, the city shall, at the developer’s request and expense, conduct a specific dedication study of the park system and the demand placed on the system by the proposed plat. Prior to conducting the study, the city shall obtain a waiver of statutory time lines for plat approval during the conduct of the study. No approval of final plats, nor construction of any improvements, shall occur until the park dedication study is completed. In lieu of land dedication, the City Council may require a cash contribution in accordance with state statutes or a combination of both. The Council’s decision on land and/or cash shall be made following recommendations from the city’s Park and Recreation Commission and staff, in accordance with the Comprehensive Plan. (D) In accordance with state statutes, where the City Council determines that the park dedication requirements shall be paid in a cash contribution, the amount of the contribution shall be based on the market value of the raw land not later than at the time of final plat. (E) The city may require that the subdivider provide an appraisal or other comparable documentation to determine the market value. In the alternative the city may, by ordinance, establish a fee per residential unit that will meet the cash dedication requirement. The determination of the appropriate fee calculation shall be made by the City Council. (F) (1) To be eligible for park dedication credit, the land to be dedicated as a requirement of this section shall be useable, developable land. (2) The City Council shall not accept for credit against a subdivider’s park dedication requirement any of the following: (a) Delineated wetlands; (b) Land within a designated floodplain; (c) Land encumbered by a utility easement such as a petroleum or electric power transmission line (except where such easement is a standard platting requirement of the city pursuant to § 152.061, and where the city determines that the land within the easement will be usable for park, trail, or open space purposes); or (d) Land within a drainage easement or other land required for stormwater treatment. (G) The city may, at its discretion, accept lands in the above categories for park dedication purposes if it deems the dedication to be of public benefit. No credit shall be given against the subdivider’s park dedication requirement, however, unless the city determines that the land will be used for a specific public park, pathway, or open space purpose. (H) Land dedicated for park purposes shall be transferred to the city by warranty deed. The transfer of the land shall occur at the time of recording of the final plat. For multiple-phased developments, all of the park dedication land shown on the approved preliminary plat shall be transferred to the city upon recording of the first final plat, in the form of outlot(s) at the discretion of the city, and shall not be shown as “park” on the plat. The development agreement may permit the phasing of the land transfer. (I) In addition, the development agreement shall grant the subdivider a license to enter the park dedication land for the purposes of required grading, seeding, or other work approved by the City Council. (J) Parkland dedication requirements for residential planned unit developments (PUDs) shall provide the minimum of 11% for park, open space, or public use or cash in lieu of land per this chapter. (K) The removal of trees, topsoil, storage of construction equipment, burying of debris, or stockpiling of surplus soils is strictly prohibited on land to be dedicated per this section. (L) The subdivider shall provide the city with a certificate of survey that shows all features of the land to be dedicated. (M) Agreements in this section shall be made as part of the development agreement presented for approval with the final plat. Failure of the City Council and subdivider to reach agreement regarding he matters in this section shall constitute the basis for consideration to deny the plat. § 152.081 CASH CONTRIBUTION. DR A F T All monies collected from cash contributions shall be placed in a special fund from which only those public uses as listed in above may be constructed or improved or land for those same uses may be acquired. § 152.082 COMBINATION OF LAND DEDICATION AND CASH CONTRIBUTION. A combination of land and cash may be required and approved by the City Council in satisfaction of the requirements of this chapter. In the event a combination of land and cash is required, the amount of land to be dedicated shall be credited against the total park dedication requirements and the remaining cash contribution shall be based on the percent of the remaining unfulfilled park dedication obligation. § 152.083 DELAYED DEDICATION PAYMENT. (A) Upon petition by the developer, the City Council may approve a delay in the actual dedication of the cash required in lieu of land until such time as development occurs on the property being platted, provided that a proper legal agreement is executed guaranteeing such dedication. (B) Delayed dedication payment may be subject to interest payment per year as set by the Council. § 152.084 PURCHASE OR CONDEMNATION OF LANDS. (A) Where a proposed park, playground, or other recreational area, proposed school site, or other public ground that has been indicated in the official map and/or master plan is located in whole or in part within a proposed subdivision, the proposed public site shall be designated as such and should be dedicated to the city, school district, or other proper governmental unit. (B) If the subdivider chooses not to dedicate an area in excess of the land required hereunder for such proposed public site, the City Council may consider acquiring the site through purchase or condemnation. § 152.085 LOCATION AND CONFIGURATION OF DEDICATION. In such cases where the developer is required to dedicate land area, the City Council shall have the right to determine the geographic location and configuration of the dedication. DR A F T Planning Commission Agenda – 06/02/2026 1 2C. Public Hearing - Consideration of Amending the Monticello City Code, Title XV: Land Usage, Chapter 153: Section § 153.012 Definitions, § 153.027 Common Review Procedures and Requirements, § 153.041 Districts Established, § 153.043 Residential Base Zoning Districts, and § 153.091 Use-Specific Standards. Applicant: City of Monticello Prepared by: Community Development Director Meeting Date: 06/02/26 Council Date (pending Commission action): 06/08/26 Additional Analysis by: Consulting City Planner, Chief Building & Zoning Official, Community & Economic Development Coordinator ALTERNATIVE ACTIONS Decision 1: Consideration of an amendment to the Monticello Zoning Ordinance, Various Sections 1. Motion to adopt Resolution PC-2026-24 recommending approval of an amendment to the Monticello City Code, Title XV: Land Usage, Chapter 153: Zoning Ordinance, Various Sections, based on findings in said resolution. 2. Motion to adopt Resolution PC-2026-24 recommending denial of an amendment to the Monticello City Code, Title XV: Land Usage, Chapter 153: Zoning Ordinance, Various Sections, 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 postpone action on Resolution PC-2026-24 of the regular meeting. REFERENCE AND BACKGROUND Property: City of Monticello Planning Case Number: 2026-25 Request(s): Amendments to clarify or address changing conditions affecting the Zoning Ordinance and support the goals and objectives of the 2040 Plan Deadline for Decision: NA Land Use Designation: NA Planning Commission Agenda – 06/02/2026 2 Zoning Designation: NA Overlays/Environmental Regulations Applicable: NA Current Site Uses: NA Surrounding Land Uses: NA Project Description: Various ordinance amendments which are intended to clarify language within the ordinance to support consistent application of the code and reduce errors in interpretation. ANALYSIS: As City staff apply the Monticello Zoning Ordinance to changes in land use, land use applications, and to address public inquiries, identified clarifications to the ordinance are tracked for potential amendment. The following is a summary of the amendments proposed with a brief description of the rationale for amendment. Definitions - § 153.012 • Correction to include the word “uses” within the definition for Agriculture for grammatical and clarification purposes. • Correction to include the wording “& Sales” in the definition title for Machinery/Truck Repair, consistent with Use Table and Use Standards. Amendments to the definition are consistent with the Use Standards allowing sales activities and the minimum requirements for the use. Common Review Requirements - § 153.027 • Amend the ordinance for a minor correction to eliminate the duplicative language “TABLE 2-2 WRITTEN NOTIFICATION REQUIREMENTS” in Table 2-2 for Comprehensive Plan Amendment. • Amend the ordinance to reflect that required fees and escrows for land use applications are per the fee schedule “most recently adopted” rather than “annually”. The amendment is in recognition that the City Council may amend the fee schedule on a more frequent basis. Planning Commission Agenda – 06/02/2026 3 Districts Established - § 153.041 • Amend the ordinance to add further clarification to the establishment of zoning districts and to correct Table 3-1 – Base Zoning Districts. The additional language suggested for Section (A) provides further support to the City’s regulation of specific zoning districts and the standards within each. The correction to the table will list the A-O District as an Agricultural District consistent with both the Monticello 2040 Vision + Plan and Table 5-1, Use Table within the Zoning Ordinance. Both the 2040 Plan and the Use Table properly reflect the A-O District and its allowable uses as Agricultural or Agricultural/Open Space. This change is important to distinguish the A-O zoning district as distinct from residential zoning districts for application of performance and use standards which are agricultural in nature, rather than residential. The correction also clarifies rezoning decision requirements for previously annexed lands. All or a portion of land annexed to the City may be rezoned to A-O until the time of final plat, at which time property is rezoned consistent with its land use approvals and land use guidance. An example of this situation is Featherstone’s remaining industrial land area along TH25. The land area is guided Employment Campus and is currently zoned A-O. The full area of the Featherstone preliminary plat property was zoned A-O at the time of annexation in the early 2000’s. The A-O designation allows the property to be used for agricultural purposes until such time that it is rezoned, platted and developed; it is not intended as a residential use designation. The land area guided as Employment Campus will be rezoned at the time of final plat of the area into lots and blocks for development. The ordinance amendment supports a simple majority vote for rezoning rather than the 2/3 that is required for rezoning from a residential to industrial district. Residential Base Zoning Districts - § 153.043 • Amend the ordinance to remove the A-O District from the Residential Base Zoning Districts and amend the current hierarchy for zoning districts to illustrate A-O as § 153.049 – Agricultural Base Zoning District, correcting all cross-references. Use Specific Standards - § 153.091 • Correct subsection (F)(12) as related to Machinery/Trucking Repair & Sales and Industrial Services to strike “Industrial Services” from this section. Industrial Service use standards are provided in (F)(8) the use is separately defined. The additional reference with Machinery/Trucking Repair & Sales is a duplication and creates confusion on which standards apply. Planning Commission Agenda – 06/02/2026 4 STAFF RECOMMENDED ACTION Staff recommend approval of the proposed amendments. The ordinance revisions are intended to provide consistency with the Monticello 2040 Vision + Plan, provide clarity where needed or to correct errors in the ordinance. SUPPORTING DATA A. Resolution PC-2026-24 B. Draft, Ordinance No. 8XX C. Monticello Zoning Ordinance, Excerpts D. Monticello 2040 Plan, Excerpt CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION PC-2026-24 1 RECOMMENDING AMENDMENTS TO MONTICELLO CITY CODE, TITLE XV: LAND USAGE, CHAPTER 153: ZONING ORDINANCE, SECTION § 153.012 DEFINITIONS, § 153.027 COMMON REVIEW PROCEDURES AND REQUIREMENTS, § 153.041 DISTRICTS ESTABLISHED, § 153.043 RESIDENTIAL BASE ZONING DISTRICTS, AND § 153.091 USE- SPECIFIC STANDARDS WHEREAS, the Zoning Ordinance serves as the primary implementation tool of the City’s Comprehensive Plan goals and objectives; and WHEREAS, various portions of the Zoning Ordinance have been identified as benefiting from amendment to increase clarity and usefulness, and to correct errors in text or reference; and WHEREAS, the Planning Commission held a public hearing on June 2, 2026 on the application 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 has identified ordinance amendments to clarify various chapters and sections with changes to the following: § 153.012 Definitions § 153.027 Common Review Requirements § 153.041 Districts Established § 153.043 Residential Base Zoning Districts § 153.049 Agriculture Open Space Districts (ADDED) § 153.091 Use Specific Standards WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: 1. The proposed amendments address needs arising from a changing condition, trend, or fact, or correct specific language within the ordinance. 2. The proposed amendments improve the ability of the Planning Commission and City Council to direct land use and land use policy in the City. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION PC-2026-24 2 3. The proposed amendments are consistent with the language and intent of the Monticello 2040 Vision + Plan (Comprehensive Plan). NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission recommends that the City Council adopts the proposed amendments, as provided in this resolution be approved, based on the findings noted herein. ADOPTED this 2nd day of June, 2026 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Andrew Tapper, Chair ATTEST: ____________________________________________ Angela Schumann, Community Development Director ORDINANCE NO. 8XX 1 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA AN ORDINANCE AMENDING TITLE XV OF THE MONTICELLO CITY CODE, CHAPTER 153: ZONING, SECTION § 153.012 DEFINITIONS, § 153.027 COMMON REVIEW PROCEDURES AND REQUIREMENTS, § 153.041 DISTRICTS ESTABLISHED, § 153.043 RESIDENTIAL BASE ZONING DISTRICTS, AND § 153.091 USE-SPECIFIC STANDARDS THE CITY COUNCIL OF THE CITY OF MONTICELLO HEREBY ORDAINS: Section 1. Section § 153.012 DEFINITIONS, is hereby amended as follows: AGRICULTURE. Those uses commonly associated with the growing of produce on farms. These include: field crop farming; pasture for hay; fruit growing; tree, plant, shrub, or flower nursery without building; truck gardening and livestock raising and feeding, but not including fur farms, commercial animal feed lots, and kennels. MACHINERY/TRUCK REPAIR & SALES. This business sells and performs mechanical, electrical, structural, and cosmetic repairs to commercial trucks and heavy equipment. Allowed: Tune ups and adjustment, replacement of parts, rebuilding of parts or components when installation is available, body repair, collision service and painting, frame straightening and repair, steam cleaning and/or sandblasting, undercoating and rust proofing, radiator repair, tire repair, wheel alignment and balancing, washing, cleaning, and polishing. Section 2. Section § 153.027 COMMON REVIEW REQUIREMENTS, is hereby amended as follows: TABLE 2-2: WRITTEN NOTIFICATION REQUIREMENTS Application Type Written Notice Provided To Comprehensive Plan Amendment - For amendments which involve five acres of land or less, written notice shall be provided to all property owners within 350 feet - For amendments which involve more than five acres of land, notice need only be published within the city's official newspaperTABLE 2-2: WRITTEN NOTIFICATION REQUIREMENTS Zoning Map Amendment - For amendments which involve changes in district boundaries affecting an area five acres of land or less, written (mailed) notice shall be provided to all property owners within 350 feet ORDINANCE NO. 8XX 2 - For amendments which involve changes in district boundaries affecting an area more than five acres of land, notice need only be published within the city's official newspaper Zoning Text Amendment Written (mailed) notice not required; published notice only required Variance All property owners within 350 feet Conditional Use Permit All property owners within 350 feet Interim Use Permit (new and renewal) All property owners within 350 feet CUP/IUP Revocation Permittee/landowner only Planned Unit Developments All property owners within 350 feet Section 3. Section § 153.041 DISTRICTS ESTABLISHED, is hereby amended as follows: (A) Establishment of base districts. Table 3-1, Base Zoning Districts, sets out the base residential, business, and industrial zoning districts established by this chapter.In order to classify, regulate, and restrict the location of trade and industry and the location of buildings designated for specific uses, to protect residential uses, to regulate and limit the height and bulk of buildings hereafter erected or altered, to regulate and limit the intensity of the use of lot areas, and to regulate and determine the areas of yards, recreation and open space within and surrounding such buildings, the city is hereby divided into zoning districts. The use, height, and area regulations shall be uniform in each district, and said districts shall be as follows: TABLE 3-1: BASE ZONING DISTRICTS Abbreviation District Name Agricultural Districts A-O Agricultural Open-Space District Residential Districts A-O Agricultural Open District R-A Residential Amenities District R-1 Single-family Residential District R-2 Single and Two-family Residential District T-N Traditional Neighborhood District R-3 Medium Density Residential District R-4 Medium-High Residential District M-H Mobile & Manufactured Home Park District Business Districts B-1 Neighborhood Business District ORDINANCE NO. 8XX 3 B-2 Limited Business District B-3 Highway Business District B-4 Regional Business District CCD Central Community District Industrial Districts IBC Industrial and Business Campus District I-1 Light Industrial District I-2 Heavy Industrial District Section 4. Section § 153.043 RESIDENTIAL BASE ZONING DISTRICTS, is hereby amended to strike Subsection (C) – Agricultural Open Space District (A-O) in its entirety. Section 6. Section § 153.049 AGRICULTURE OPEN SPACE DISTRICTS is hereby added to ZONING DISTRICTS as follows: (A) Agricultural Open Space District (A-O). The purpose of the "A-O" Agricultural-Open Space District is to provide suitable areas of the city for the retention and utilization of open space and/or agricultural uses, prevent scattered non-farm uses from developing improperly, and to secure economy in government expenditures for public utilities and service. (1) Lot area minimum: two acres. (2) Lot width minimum: 200 feet. Typical A-O Lot Configuration TABLE 3-3: A-O DEVELOPMENT STANDARDS Required Yards (in feet) Max Height (stories/f t.) Minimum Floor Area (sq. ft.) Minimum Building Width (ft.) Minimum Roof Pitch & Soffit (vertical Front Interior Side Street Side Rear ORDINANCE NO. 8XX 4 rise/horiz ontal run) Principal Structure s 50 30 30 50 NA 1000 20 NA Accessory Structure s [1] 6 30 6 15 NA NA NA [1]: Accessory structures shall not be located beyond the front building line established by the principal structure. Section 7. Section § 153.091 USE SPECIFIC STANDARDS is hereby amended as follows: (F)(12) Machinery/Trucking Repair & Sales and Industrial Services Section 8. The City Clerk is hereby directed to make the changes required by this Ordinance as part of the Official Monticello City Code, Title XV, Zoning Ordinance, and to renumber the tables and chapters accordingly as necessary to provide the intended effect of this Ordinance. The City Clerk is further directed to make necessary corrections to any internal citations that result from said renumbering process, provided that such changes retain the purpose and intent of the Zoning Ordinance as has been adopted. Section 9. This Ordinance shall take effect and be in full force from and after its passage and publication. The ordinance in its entirety and map shall be posted on the City website after publication. Copies of the complete Ordinance and map are available online and at Monticello City Hall for examination upon request. ORDINANCE NO. 8XX 5 ADOPTED BY the Monticello City Council this 8th day of June, 2026. __________________________________ Lloyd Hilgart, Mayor ATTEST: ___________________________________ Jennifer Schreiber, City Clerk AYES: NAYS: § 153.012 DEFINITIONS. For the purpose of this chapter, the following definitions shall apply unless the context clearly indicates or requires a different meaning. ACCESSORY. A use, activity, structure, or part of a structure that is subordinate and incidental to the main activity or structure on the site. ACCESSORY BUILDING - MAJOR. A building which is accessory to a principal structure and is required to be constructed with a building permit per Minn. Rule 1300.0120. ACCESSORY BUILDING - MINOR. A building which is accessory to a principal structure and exempt from a building permit per Minn. Rule 1300.0120. ADULT USES. Adult uses include adult bookstores, adult motion picture theatres, adult mini-motion picture theatres, adult massage parlors, adult steamroom/bathhouse/sauna facilities, adult companionship establishments, adult rap/conversation parlors, adult health/sport clubs, adult cabarets, adult novelty businesses, adult motion picture arcades, adult modeling studios, adult hotels/motels, adult body painting studios, and other premises, enterprises, establishments, businesses, or places open to some or all members of the public, at or in which there is an emphasis on the presentation, display, depiction, or description of "specified sexual activities" or "specified anatomical areas" which are capable of being seen by members of the public. Activities classified as obscene as defined by Minnesota Statutes, are not included. SPECIFIED ANATOMICAL AREAS. (a) Less than completely and opaquely covered human genitals, pubic region, buttock, anus, or female breast(s) below a point immediately above the top of the areola; and (b) Human male genitals in a discernibly turgid state, even if completely and opaquely covered. SPECIFIED SEXUAL ACTIVITIES. (a) Actual or simulated sexual intercourse, oral copulation, anal intercourse, oral-anal copulation, bestiality, direct physical stimulation of unclothed genitals, flagellation or torture in the context of a sexual relationship, or the use of excretory functions in the context of sexual relationship, and any of the following sexually-oriented acts or conduct: anilingus, buggery, coprophagy, coprophilia, cunnilingus, fellatio, necrophilia, pederasty, pedophilia, piquerism, sapphism, zooerasty. (b) Clearly depicted human genitals in the state of sexual stimulation, arousal, or tumescence. (c) Use of human or animal ejaculation, sodomy, oral copulation, coitus, or masturbation. (d) Fondling or touching of nude human genitals, pubic region, buttocks, or female breast. (e) Situations involving a person or persons, any of whom are nude, clad in undergarments, or in sexually revealing costumes; and who are engaged in activities involving the flagellation, torture, fettering, binding, or other physical restraint of any such persons. (f) Erotic or lewd touching, fondling, or other sexually oriented contact with an animal by a human being. (g) Human excretion, urination, menstruation, vaginal, or anal irrigation. ADULT USE/ACCESSORY. The offering of goods and/or services which are classified as adult uses on a limited scale and which are incidental to the primary activity and goods and/or services offered by the establishment. Examples of such items include adult magazines, adult movies, adult novelties, and the like. ADULT USE/PRINCIPAL. The offering of goods and/or services which are classified as adult uses as a primary or sole activity of a business or establishment and include, but are not limited to, the following: ADULT USE BODY PAINTING STUDIO. An establishment or business which provides the service of applying paint or other substance, whether transparent or non-transparent, to or on the body of a patron when such body is wholly or partially nude in terms of "specified anatomical areas." ADULT USE BOOKSTORE. A building or portion of a building used for the barter, rental, or sale of items consisting of printed matter, pictures, slides, records, audio tape, videotape, or motion picture film if such building or portion of a building is not open to the public generally but only to one or more classes of the public excluding any minor by reason of age, or if a substantial or significant portion of such items are distinguished or characterized by an emphasis on the depiction or description of "specified sexual activities" or "specified anatomical areas." ADULT USE CABARET. A building or portion of a building used for providing dancing or other live entertainment, if such building or portion of a building excludes minors by virtue of age, or if such dancing or other live entertainment is distinguished or characterized by an emphasis on the presentation, display, depiction, or description of "specified sexual activities" or "specified anatomical areas." ADULT USE COMPANIONSHIP ESTABLISHMENT. A companionship establishment which excludes minors by reason of age, or which provides the service of engaging in or listening to conversation, talk, or discussion between an employee of the establishment and a customer, if such service is distinguished or characterized by an emphasis on "specified sexual activities" or "specified anatomical areas." ADULT USE CONVERSATION/RAP PARLOR. A conversation/rap parlor which excludes minors by reason of age, or which provides the service of engaging in or listening to conversation, talk, or discussion, if such service is distinguished or characterized by an emphasis on "specified sexual activities" or "specified anatomical areas." ADULT USE HEALTH/SPORT CLUB. A health/sport club which excludes minors by reason of age, or if such club is distinguished or characterized by an emphasis on "specified sexual activities" or "specified anatomical areas." ADULT USE HOTEL/MOTEL. Adult hotel/motel means a hotel or motel from which minors are specifically excluded from patronage and wherein material is presented which is distinguished or characterized by an emphasis on matter depicting, describing, or relating to "specified sexual activities" or "specified anatomical areas." ADULT USE MASSAGE PARLOR/HEALTH CLUB. A massage parlor or health club which restricts minors by reason of age, and which provides the services of massage, if such service is distinguished or characterized by an emphasis on "specified sexual activities" or "specified anatomical areas." ADULT USE MINI-MOTION PICTURE THEATRE. A building or portion of a building with a capacity for less than 50 persons used for presenting material if such building or portion of a building as a prevailing practice excludes minors by virtue of age, or if such material is distinguished or characterized by an emphasis on "specified sexual activities" or "specified anatomical areas" for observation by patrons therein. ADULT USE MODELING STUDIO. An establishment whose major business is the provision to customers of figure models who are so provided with the intent of providing sexual stimulation or sexual gratification to such customers and who engage in "specified sexual activities" or display "specified anatomical areas" while being observed, painted, painted upon, sketched, drawn, sculptured, photographed, or otherwise depicted by such customers. ADULT USE MOTION PICTURE ARCADE. Any place to which the public is permitted or invited wherein coin or slug- operated or electronically, electrically, or mechanically controlled or operated still or motion picture machines, projectors, or other image-producing devices are maintained to show images to five or fewer persons per machine at any one time, and where the images so displayed are distinguished or characterized by an emphasis on depicting or describing "specified sexual activities" or "specified anatomical areas." ADULT USE MOTION PICTURE THEATRE. A building or portion of a building with a capacity of 50 or more persons used for presenting material if such building or portion of a building as a prevailing practice excludes minors by virtue of age, or if such material is distinguished or characterized by an emphasis on "specified sexual activities" or "specified anatomical areas" for observation by patrons therein. ADULT USE NOVELTY BUSINESS. A business which has, as a principal activity, the sale of devices which stimulate human genitals or devices which are designed for sexual stimulation. ADULT SAUNA. A sauna which excludes minors by reason of age, or which provides a steam bath or heat bathing room used for the purpose of bathing, relaxation, or reducing; utilizing steam or hot air as a cleaning, relaxing, or reducing agent, if the service provided by the sauna is distinguished or characterized by an emphasis on "specified sexual activities" or "specified anatomical areas." ADULT STEAM ROOM/BATHHOUSE FACILITY. A building or portion of a building used for providing a steam bath or heat bathing room used for the purpose of pleasure, bathing, relaxation, or reducing; utilizing steam or hot air as a cleaning, relaxing, or reducing agent, if such building or portion of a building restricts minors by reason of age or if the service provided by the steam room/bathhouse facility is distinguished or characterized by an emphasis on "specified sexual activities" or "specified anatomical areas." AGRICULTURAL BUILDING. A structure on agricultural zoned land designed, constructed, and used to house farm implements or agricultural produce or products used by the owner, lessee, or sub-lessee or their immediate families, their employees, and persons engaged in the pick up or delivery of agricultural produce or products grown or raised on the premises. The term "agricultural building" shall not include dwellings. AGRICULTURAL SALES. The retail sale of fresh fruits, vegetables, flowers, herbs, trees, or other agricultural, floricultural, or horticultural products. The operation may be indoors or outdoors, include pick-your-own or cut-your-own opportunities, and may involve the ancillary sale of items considered accessory to the agricultural products being sold or accessory sales of unprocessed foodstuffs; home processed food products such as jams, jellies, pickles, sauces; or baked goods and home-made handicrafts. The floor area devoted to the sale of accessory items shall not exceed 25% of the total floor area. No commercially packaged handicrafts or commercially processed or packaged foodstuffs shall be sold as accessory items. No activities other than the sale of goods as outlined above shall be allowed as part of the agricultural sales business. AGRICULTURE. Those commonly associated with the growing of produce on farms. These include: field crop farming; pasture for hay; fruit growing; tree, plant, shrub, or flower nursery without building; truck gardening and livestock raising and feeding, but not including fur farms, commercial animal feed lots, and kennels. ALLEY. A public right-of-way less than 30 feet in width which affords secondary access to abutting property. ANIMAL KENNEL/BOARDING (COMMERCIAL). A facility or service where dogs, cats and/or other small household pets as permitted by city code are kept or maintained (day or overnight), for the care, training, exercising and/or socializing by a person other than the owner of the animals for a fee. Animal boarding may include incidental grooming, dog walkers or training services. Animal boarding does not include facilities that provide breeding of animals, selling of animals, or facilities whose primary source of revenue is licensed veterinarian services. ANTENNA, COMMERCIAL TRANSMISSION AND RECEPTION. Shall mean commercial and industrial communications equipment accessory to business operations of one meter in width or greater, but not personal wireless telecommunications service equipment. ANTENNA, PRIVATE AMATEUR RADIO. Shall mean equipment, including antennae, antennae support structures, and other related material, necessary to conduct Ham and Short Wave Radio reception and transmissions, only for use by those persons properly licensed by the Federal Communications Commission for such reception and transmissions, and who are in full compliance with all licensing requirements. ANTENNA, PRIVATE RECEIVING. Television and other electronic reception antennae for private use. ANTENNA, TELECOMMUNICATION. A device used for the transmission and/or reception of wireless communications, usually arranged on an antenna support structure or building, and consisting of a wire, a set of wires, or electromagnetically reflective or conductive rods, elements, arrays, or surfaces, inclusive of the following: private amateur radio antenna(s), private receiving antenna(s), commercial transmission and reception antenna(s), and wireless telecommunications service antenna(s). ANTENNA, WIRELESS TELECOMMUNICATIONS SERVICE. Shall mean any equipment necessary to provide or support all types of wireless electronic communications, including, but not necessarily limited to, wireless "cellular" telephone, radio, and internet transmission and reception communications between mobile communications providers and users, including public safety communications. ANTENNA SUPPORT STRUCTURE. Any pole, telescoping mast, tower, tripod, or other structure which supports an antenna. Such structure may be freestanding or attached to a building or other device that conforms to this chapter. APARTMENT. A room or suite of rooms which is designed for, intended for, or occupied as a residence by a single-family or an individual and is equipped with cooking facilities. Includes dwelling unit and efficiency unit. An apartment is offered only as a rented or leased residence, as distinguished from condominiums and townhouses, which allow for separate ownership. APPURTENANCES. The visible, functional, or ornamental objects accessory to, and part of a building, such as chimneys, fire escapes, open decks, stoops, steps, bay windows, roof overhangs, awnings, solar energy systems and similar features. ARTIFICIAL OBSTRUCTION. Means any obstruction which is not a natural obstruction (see Obstruction). AS-BUILT PLANS. Record drawings of as-constructed improvements. ASSISTED LIVING FACILITY. A multiple-family structure that includes a special combination of housing, supportive services, personalized assistance, and health care designed to respond to the individual needs of people who need help with activities of daily living, but where the emphasis of the facility remains residential. Residents of assisted living facilities do not require hospitalization or skilled or intermediate nursing care associated with nursing home facilities, but do, because of their advanced age, require assistance or supervision in matters such as dressing, bathing, diet, financial management, evacuation of a residence in the event of an emergency, or medication prescribed for self-administration. ATTENTION GETTING DEVICE. Any device whose primary purpose is to attract public attention to a use of land (but which is not a building or the use of land itself), whether two or three dimensional, and whether through graphics, light, movement, shapes or other method. Such device may be either permanent or temporary, and would be regulated as a sign under the appropriate sections of this chapter. AUCTION HOUSE. A building, area, or areas within a building used for the public sale of goods, wares, merchandise, or equipment to the highest bidder. AUTOMATED TELLER MACHINE (ATM). A facility to provide banking and other electronic services that is operated by the customer. AUTOMOBILE REPAIR - MAJOR. General repair, rebuilding or reconditioning engines, motor vehicles or trailers; collision service, including body, frame, or fender straightening or repair; overall painting or paint job; vehicle steam cleaning. This business performs structural and cosmetic repairs to autos, light trucks, and equipment of 9,000 pounds GVW and less. Allowed: Body repair and painting, frame and/or unibody straightening and repair, glass replacement, sandblasting and/or steam cleaning, undercoating or rust proofing, upholstery work, washing, cleaning, and polishing. AUTOMOBILE REPAIR - MINOR. A business that performs mechanical and electrical repairs to autos, light trucks, and equipment 9,000 pounds GVW and less. Allowed activities include minor repairs, incidental body and fender work, minor painting and upholstering, tune ups and adjustments, replacement of parts (excluding body and frame), rebuilding of parts or components when installation is available, wheel alignment and balancing, tire repair, radiator repair, washing, cleaning, and polishing, but specifically excluding any operation specified or implied under the definition of "Automobile Repair - Major." AUTOMOTIVE WASH FACILITY. An area or structure equipped with automatic or self-service facilities for primarily washing automobiles. BANNERS AND PENNANTS. Attention-getting devices which resemble flags and are of a paper, cloth, or plastic-like consistency. BASEMENT. Means any area of a structure, including crawl spaces, having its floor or base subgrade (below ground level) on all four sides, regardless of the depth of excavation below ground level. BED AND BREAKFAST. A private residence, generally a single-family residence, engaged in renting one or more dwelling rooms on a daily basis to tourists, vacationers, and business people, where provision of meals is limited to breakfast for guests only. BERM. An earthen mound designed to provide visual interest on a site, screen undesirable views, reduce noise, or fulfill other such purposes. BEST MANAGEMENT PRACTICES (BMPs). Erosion and sediment control and water quality management practices that are the most effective and practicable means of controlling, preventing, and minimizing degradation of surface water, including, but not limited to, avoidance of impacts, construction-phasing, minimizing the length of time soil areas are exposed, or prohibitions or other management practices published by state or designated areawide planning agencies. BLUFF. A topographic feature such as a hill, cliff, or embankment having the following characteristics (an area with an average slope of less than 18% over a distance for 50 feet or more shall not be considered part of the bluff): (1) Part or all of the feature is located in a shoreland area; (2) The slope rises at least 25 feet above the ordinary high water level of the waterbody; (3) The grade of the slope from the toe of the bluff to a point 25 feet or more above the ordinary high water level averages 30% or greater; and (4) The slope must drain toward the waterbody. BLUFF IMPACT ZONE. A bluff and land located within 20 feet from the top of a bluff. BOARDER. A person who regularly receives lodging with or without meals at another's home for pay or services. BOATHOUSE. A structure designed and used solely for the storage of boats or boating equipment. BODY ART. Establishments that engage in providing "body art" or "body art procedures" including physical body adornment using, but not limited to, tattooing and body piercing. Body art does not include practices and procedures that are performed by a licensed medical or dental professional if the procedure is within the professional's scope of practice. BREW PUB. A restaurant-brewery that sells 85% or more of its beer on-site. The beer is brewed primarily for sale in the restaurant and bar, and may be dispensed directly from the brewery's storage tanks. Brewpubs may also sell beer for off- sale consumption in growler containers. BUILDABLE AREA. The portion of a lot remaining after required yards have been provided. BUILDING. A structure with a roof, intended for shelter, housing, business, or enclosure. BUILDING, FRONT FACADE. A building elevation which fronts on a public street, public parking lot, private parking lot available to the general public, or pedestrian walk where customer access to a structure is available. BUILDING HEIGHT. See § 153.010(B)(5). BUILDING LINE. See § 153.010(B)(3). BUILDING, PRINCIPAL. A building in which is conducted the principal use of the lot. BULK FUEL SALES AND STORAGE. The commercial storage of gasses and fuels in above ground containers. BUSINESS. Any establishment, occupation, employment, or enterprise where merchandise is manufactured, exhibited, or sold, or where services are offered for compensation. BUSINESS DAY. A day on which City Hall is open. BUSINESS SUPPORT SERVICES. Establishments that engage primarily in rendering services to businesses including but not limited to copy shops, printing services, package and postal services, photo processing, janitorial services, and similar operations. CALIPER. A horticultural method of measuring the diameter of a tree trunk for the purpose of determining size. The caliper inches of a tree shall be determined by measuring the tree's diameter four feet, six inches from the ground. CANNABIS CULTIVATION. A cannabis business licensed by the state to grow cannabis plants within the approved amount of space from seed or immature plant to mature plant, harvest cannabis flower from mature plant, package and label immature plants and seedlings and cannabis flower for sale to other cannabis businesses, transport cannabis flower to a cannabis manufacturer located on the same premises, or perform other actions approved by the office, for either adult use or medical use. CANNABIS INDUSTRIAL BUSINESS. A business enterprise that is licensed by OCM for one of the following cannabis- related uses: (1) Cultivator; (2) Manufacturer; (3) Wholesaler; (4) Transporter; (5) Testing facility; (6) Delivery service; (7) Mezzobusiness; (8) Microbusiness; (9) Any such business that conducts these activities for lower-potency hemp enterprises; (10) Any such business that conducts these activities for medical cannabis enterprises; or (11) Any other cannabis-related business enterprise that is not expressly and solely a retail business. CANNABIS-RELATED BUSINESSES. Unless otherwise noted in this section, words and phrases contained in M.S. § 342.01, as amended from time to time, and the rules promulgated pursuant to any of these acts, shall have the same meanings in this chapter. CANNABIS RETAIL BUSINESSES. A business enterprise that is licensed by OCM for one of the following cannabis- related uses: a cannabis retailer, or the location(s) of a mezzobusiness with a retail operations endorsement, or the retail locations of a microbusiness with a retail operations endorsement, medical cannabis retailer, or a medical combination businesses operating a retail dispensary location, (and excluding) lower-potency hemp edible retailers. CANOPY. A roof-like cover, often of fabric, plastic, metal, or glass on a support, which provides shelter over a doorway. CANOPY TREE. A tree that has an expected height at maturity of 30 feet or more. CELLAR. See BASEMENT. CEMETERY. Land used or intended to be used for burying the remains of human dead and dedicated for cemetery purposes, including mausoleums and mortuaries when operated in conjunction with and within the boundaries of the cemetery. CHANNEL. A natural or artificial depression of perceptible extent, with definite bed and banks to confine and conduct water either continuously or periodically. CHARITABLE, FRATERNAL, OR SOCIAL CLUB/LODGE. See PLACE OF PUBLIC ASSEMBLY. CHURCH. See PLACE OF PUBLIC ASSEMBLY. CITY ENGINEER. A person who has received training and is given authority by the City of Monticello to design, review, authorize, approve, inspect, and maintain erosion and sediment control plans and practices. The City Engineer is part of the Community Development Department. CIVIC INTEREST GROUP. A civic interest group is a non-governmental organization which has a public or quasi-public service purpose as its central function, but may include additional uses and activities related to its public function or provided to its membership. A civic interest group may or may not have a specific site location or building which it occupies whether owned or leased. Examples of such groups may include religious institutions, local or national service clubs and organizations, private museums, historical facilities or similar entities. CLEARING. Any activity that removes the vegetative surface cover. CLEAR-CUTTING. The removal of an entire stand of trees. CLINIC/MEDICAL SERVICES. A structure intended for providing medical and dental examinations and service available to the public. This service is provided without overnight care available. COCKTAIL ROOM. A room that is ancillary to the production of liquor at a production distillery where the public can purchase and/or consume only the liquor produced on site. COMBINATION USE. The combination of two principal uses. COMMERCIAL LODGING. A building or group of buildings in which sleeping accommodations are offered to the public and intended primarily for rental for temporary occupation by persons on an overnight basis, not including bed and breakfast establishments or a rooming house. Such uses may include microwaves and refrigerators for each guest unit. COMMERCIAL OFFICES. A commercial use involving predominantly administrative, clerical, or professional operations. Commercial offices may include professional and administrative training, but shall not include direct retail commercial transaction activities. Professional training may include classes and training offered by professional or administrative entities to consumers of professional services. COMMERCIAL SELF-STORAGE. A land use characterized by a variety of sized spaces available to the general public for rent on short-term periods, and for which size of individual spaces are less than 1,000 square feet in area. Commercial self- storage facilities are limited to storage use only, with no separate business activities permitted as part of the use. COMMUNICATION ANTENNAS AND ANTENNA SUPPORT STRUCTURES. See ANTENNA, TELECOMMUNICATION. COMMUNICATIONS/BROADCASTING. Establishments primarily engaged in the provision of broadcasting and other information relay services accomplished through the use of electronic and telephonic mechanisms. Antennas, antenna support structures and satellite dishes are included in this definition. Typical uses include television studios, telecommunication service centers, telegraph service offices, or film and sound recording facilities. COMMUNITY DEVELOPMENT DEPARTMENT. Those departments assigned by the City Administrator to oversee the various aspects of development within the city. Such departments may include but are not limited to planning, building safety, code enforcement, and engineering. COMMUNITY GARDEN. A public or private facility for cultivation of fruits, flowers, vegetables or ornamental plants by more than one person or group. CONDITIONAL USE. A permitted use that, because of special requirements or characteristics, may only be allowed in a particular zoning district after review by the city and granting of conditional use permit which imposes conditions deemed necessary to make the use compatible with other uses permitted in the same zone or vicinity. Conditional uses that cannot be adequately controlled through conditions shall be prohibited. Approved conditional uses and their conditions run with the land and are not specific to property owners. CONDOMINIUM. A form of property ownership providing for individual ownership of space in a structure together with an individual interest in the land or other parts of the structure in common with other owners. Residential condominium dwelling units are subject to the provisions of the Minnesota Condominium Law, M.S. §§ 515.01 to 515.29, as they may be amended from time to time. CONSERVATION EASEMENT. A conservation easement is legal land preservation agreement between a landowner and a municipality or a qualified land protection organization. The easement confers the transfer of usage rights from one party to another. CONSTRUCTION ACTIVITY. A disturbance to the land that results in a change in the topography, or the existing soil cover (both vegetative and non-vegetative). Examples of construction activity may include clearing, grading, filling and excavating. CONSTRUCTION TRAILER. Trailers used as temporary offices to meet a short-term need while the permanent facilities are being expanded. A temporary use permit is required for such office trailers. CONTRACTOR. The party who signs the permit, application, construction contract, or development agreement with the city to construct a project. Where the construction project involves more than one contractor, the general contractor shall be the contractor that is responsible pursuant to the obligations set forth in this chapter. CONTRACTORS YARD - TEMPORARY. A location on which a construction contractor operating with a current permit for construction of public utilities, infrastructure, or other project on public property, rights-of-way, or public easements, stores equipment, temporary office space, vehicles, and materials for no more than a two-year period. CONVENIENCE RETAIL. A retail store not more than 4,000 square feet in area that generally carries a reduced inventory of a variety of items such as dairy products, minor automobile related items, groceries, novelties, magazines, etc. A convenience store may be combined with vehicle fuel sales where permitted. COOPERATIVE (HOUSING). A multiple-family attached dwelling owned and maintained by the residents. The entire structure and real property is under common ownership as contrasted to a condominium dwelling where individual units are under separate individual occupant ownership. COUNTRY CLUB. A membership club or business organized and operated primarily to provide recreational activities such as golf, swimming, tennis, and other outdoor recreation to its members and their guests which includes facilities such as a club house, banquet areas, locker rooms, and pro shop. COURT. An unoccupied open space other than a yard which is bounded on two or more sides by the walls of the buildings. CREMATORY. A facility containing furnaces for the reduction of dead bodies to ashes by fire. DAYCARE. A location licensed with the Minnesota Department of Human Services to provide the care of a child in a residence outside the child's own home for gain or otherwise, on a regular basis, for any part of a 24-hour day. DAY CARE - HOME. See definitions for GROUP RESIDENTIAL FACILITY. DECIDUOUS TREE. A tree that generally loses all of its leaves for part of the year. DECK. A horizontal, unenclosed platform with or without attached railings, seats, trellises, or other features, attached or functionally related to a principal use or site at any point extending above grade. DENSITY, BASE. The number of dwelling units allowed per net acre of land. DENSITY, MAXIMUM. The number of dwelling units potentially allowed per net acre of land if certain conditions are met through either performance standards or the planned unit development process. DEPARTMENT STORE. See RETAIL COMMERCIAL USES (OTHER). DEPOSIT. Any rock, soil, gravel, sand, or other material deposited naturally or by man into a water body, watercourse, floodplain, or wetland. DEWATERING. The removal of water for construction activity such as the removal of temporary sediment basin water or appropriated surface or groundwater to dry and/or solidify a construction site. DISTRICT. An area delineated on the official zoning map that sets forth standards and guidelines for all development within the prescribed zoning district. DONATION DROP-OFF CONTAINER. A receptacle designed with a door, slot, or other opening that is intended to accept and store donated items. DRAINING. The removal of surface water or groundwater from land. DREDGING. To enlarge or clean out a water body, watercourse, or wetland. DRIPLINE. A vertical line that extends from the outermost branches of a tree's canopy to the ground around the circumference of the tree. DRIVE-THROUGH SERVICE. A building opening, including windows, doors, or mechanical devices, through which occupants of a motor vehicle receive or obtain a product or service. DUMPSTER. A container that has a hooking mechanism that permits it to be raised and dumped into a sanitation truck or be hauled away for emptying. DWELLING. A building or portion thereof designated exclusively for residential occupancy, including one-family, two- family, and multiple-family dwellings, but not including hotels, motels, and boarding houses. DWELLING, ATTACHED. A structure intended for occupancy by more than one family, including duplexes, townhomes, multi-family dwellings, apartments, and condominiums. Accessory dwelling units as defined and permitted by this chapter are incidental to a principal dwelling unit and are not considered to be attached dwellings. DWELLING, DUPLEX OR TWO-FAMILY. Any building that contains two separate dwelling units with separation either horizontal or vertical on one lot that is used, intended, or designed to be built, used, rented, leased, let or hired out to be occupied, or occupied for living purposes. DWELLING, SINGLE-FAMILY DETACHED. Any building that contains one dwelling unit used, intended, or designed to be guilt, used, rented, leased, let or hired out to be occupied, or occupied for living purposes by one family. DWELLING, MULTIPLE-FAMILY. A building designed with three or more dwelling units exclusively for occupancy by three or more families living independently of each other but sharing hallways and main entrances and exits. DWELLING UNIT. An area within a structure designed and constructed to be occupied by one family which includes permanent provisions for living, cooking, and sanitation. Dwelling unit does not include hotels, motels, correctional facilities, nursing/convalescent home, rehabilitation centers, or other structures designed for transient residence. In group residential facilities, multi-family, each separate bedroom, combined with all common areas up to 520 square feet of gross building floor area shall be considered one potential dwelling unit for purposes of calculating dwelling unit density on a multi-family parcel. EFFICIENCY APARTMENT. A dwelling unit consisting of one principal room exclusive of bathroom, hallway, closets, or dining alcove, and has limited provisions for cooking (kitchenette). ELECTRIC VEHICLE (EV) CHARGING STATION FACILITY: ELECTRIC VEHICLE (EV) CHARGING STATION FACILITY. An EV CHARGING STATION (or "charger") is a facility designed and constructed to supply electricity for the purpose of charging one electric motor vehicle, together with the transformers, batteries, inverters, connections, cables, and other equipment necessary to supply such electricity. For the purposes of this chapter, a facility that can serve more than one vehicle at a time shall be deemed to consist of multiple charging stations. ENTERTAINMENT, INDOOR COMMERCIAL. An establishment providing completely enclosed recreation or entertainment activities. Accessory uses may include the preparation and serving of food or the sale of equipment related to the enclosed uses. Examples of indoor commercial entertainment businesses include bowling alleys, roller and ice-skating rinks, billiards halls, swimming pools, motion picture theaters, and similar amusements. Indoor commercial entertainment uses do not include event centers or adult uses. ENTERTAINMENT, OUTDOOR COMMERCIAL. An establishment providing recreation or entertainment activities primarily occurring outdoors. Accessory uses may include the preparation and serving of food, the sale of equipment related to the outdoor uses, and complementary indoor entertainment facilities. Examples of outdoor commercial entertainment businesses include, but are not limited to, golf driving ranges, sand volleyball courts, go-carts, and miniature golf courses. Outdoor commercial entertainment uses do not include projectile weapon ranges (archery or shooting), sports stadiums or drive-in movie theaters. ERECT. Activity of constructing, building, raising, assembling, placing, affixing, attaching, creating, painting, drawing or any other way of bringing into being or establishing. EROSION. The wearing away of the ground surface as a result of the movement of wind, water, ice and/or land disturbance activities. EROSION CONTROL. A measure that prevents erosion including but not limited to: soil stabilization practices, limited grading, mulch, temporary or permanent cover, and construction phasing. EROSION CONTROL INSPECTOR. A designated agent given authority by the City of Monticello to inspect and maintain erosion and sediment control practices. EROSION PREVENTION. Measures employed to prevent erosion. Examples include, but are not limited to: soil stabilization practices, limited grading, mulch, temporary or permanent cover, and construction phasing. ESSENTIAL SERVICES. Public or private utility systems for gas, electricity, steam, sewer and water; voice, television, and digital communications systems; and waste disposal and recycling services. These services include underground, surface, and overhead systems and all accessories thereto such as poles, towers, wires, mains, drains, vaults, culverts, laterals, sewers, pipes, catch basins, water storage tanks, conduits, cables, fire alarm boxes, police call boxes, traffic signals, pumps, lift stations, hydrants, and other similar features necessary for the function of the essential service. Wireless radio frequency reception and transmission antennas and support structures shall not be considered an essential service. Essential services do not include buildings or uses that include human occupancy or activity beyond occasional service or maintenance. EVENT CENTER. A multi-purpose commercial venue (public or privately owned) used for the purposes of performances, trade shows, corporate functions, sporting events, private receptions or parties, holiday gatherings or similar attractions. (1) Common characteristics of event centers, which differentiate such uses from places of public assembly, often include but are not limited to, the following: (a) Varied and/or irregular activity schedules. (b) The display and/or sale of retail commercial goods. (c) The generation of high traffic volumes at varied time periods. (d) Commercial activities and uses in coordination with the events. (e) Locations in commercial districts. (f) Alcohol service as licensed. (2) Accessory uses may include food preparation facilities, concessions, offices, museums, parks, athletic training or practice facilities, stores, restaurants, structured parking facilities, and patron transportation facilities. Event centers do not include adult uses and places of public assembly. EVERGREEN TREE. A tree that retains some or most of its leaves or needles throughout the year. EXCAVATION. The process of reshaping land at a construction site. This can include raising or lowering ground levels, adding or removing slopes or leveling the ground surface. In general, it has two main purposes: creating proper drainage; preparing land to bear weight. Excavation may remove soil or other materials from a site, but is distinguished from EXTRACTION in that excavation is specifically related to a construction project. Also GRADING . EXISTING TREE CANOPY. The crowns of all healthy self-supporting canopy trees with a diameter at breast height (DBH) of ten inches or greater and understory trees with a caliper size of four inches or greater at breast height. EXTRACTIVE USE. The use of land for surface or subsurface removal of sand, gravel, rock, other nonmetallic minerals, and peat not regulated under M.S. §§ 93.44 to 93.51, as they may be amended from time to time. Also MINING. FAMILY. An individual or group that maintains a common household and use of common cooking and kitchen facilities and common entrances to a single dwelling unit, where the group consists of: (1) Two or more persons each related to the other by blood, marriage, domestic partnership, adoption, legal guardianship (including foster children); or (2) Not more than four unrelated persons. FARMERS MARKET. An occasional or periodic market held in an open area or in a structure where groups of individual sellers offer for sale to the public such items as fresh produce, seasonal fruits, fresh flowers, arts and crafts items, and food and beverages (but not to include second-hand goods) dispensed from booths located on-site. FENCE. A tangible barrier constructed of any allowable material erected for the purpose of providing a boundary or as a means of protection, or to prevent uncontrolled access, or for decorative purposes (such as an ornamental gate or ornamental gates), or to screen from viewers in or on adjoining properties and streets, materials stored and operations conducted behind it. FILLING. The act of depositing any rock, soil, gravel, sand, or other material so as to change the natural grade of the land; and/or to fill or partly fill a water body, watercourse, or wetland. FINAL GRADE. Excavation or fill of material to final plan elevation. Final grade completed as part of individual site development. FINAL STABILIZATION. (1) All soil disturbing activities at the site have been completed and a uniform (e.g., evenly distributed, without large bare areas) perennial vegetative cover with a density of 70% of the native background vegetative cover for the area has been established on all unpaved areas and areas not covered by permanent structures, or equivalent permanent stabilization measures (such as the use of riprap, gabions, or geotextiles) have been employed; (2) For individual lots in residential construction by the contractor, the contractor must either: (a) complete final stabilization as specified above; or (b) establish temporary stabilization including perimeter controls for an individual lot prior to occupation of the structure. If the contractor chooses (b), it must inform the owner in writing of the requirements for final stabilization; (3) For construction projects on land used for agricultural purposes (e.g., pipelines across crop or range land) final stabilization may be accomplished by returning the disturbed land to its preconstruction agricultural use. Areas disturbed that were not previously used for agricultural activities, such as buffer strips immediately adjacent to surface waters and drainage systems and areas which are not being returned to their preconstruction agricultural use must meet the final stabilization criteria in subparts (a) or (b) above; (4) The contractor must clean out all sediment from conveyances and from temporary sedimentation basins that are to be used as permanent water quality management basins. Sediment must be stabilized to prevent it from washing back into the basin, conveyances or drainage ways discharging off-site or to surface waters. The cleanout of permanent basins must be sufficient to return the basin to design capacity. All drainage ditches constructed to drain water from the site after construction is complete must be stabilized to preclude erosion; and (5) All temporary synthetic and structural erosion prevention and sediment control BMPs (such as silt fence) must be removed as part of the final stabilization on the site. FINANCIAL INSTITUTION. An establishment that provides retail banking services, mortgage lending, or similar financial services to individuals and businesses. Financial institutions include those establishments engaged in the on-site circulation of cash money and check-cashing facilities, but shall not include bail bond brokers. Financial institutions may also provide automated teller machine (ATM) services, located within a fully enclosed space or building, along an exterior building wall intended to serve walk-up customers only, or in a city authorized drive-thru lane. FINISHING STANDARD. Criterion established to control and limit the impacts generated by, or inherent in, uses of land or buildings. The term "finishing standard" shall be synonymous with "performance standard." FLAG. Any fabric or similar lightweight material attached at one end of the material, usually to a staff or pole, so as to allow movement of the material by atmospheric changes and which contains distinctive colors, patterns, symbols, emblems, insignia, or other symbolic devices. FLOOD. A temporary increase in the flow or stage of a stream or in the stage of a wetland or lake that results in the inundation of normally dry areas. FLOOD FREQUENCY. The frequency for which it is expected that a specific flood stage or discharge may be equaled or exceeded. FLOOD FRINGE. That portion of the floodplain outside of the floodway. Flood fringe is synonymous with the term "floodway fringe" used in the flood insurance study for the City of Monticello. FLOODPLAIN. The beds proper and the areas adjoining a wetland, lake, or watercourse which have been or hereafter may be covered by the regional flood. FLOOD PROFILE. A graph or a longitudinal plot of water surface elevations of a flood event along a reach of a stream or river. FLOOD-PROOFING. A combination of structural provisions, changes, or adjustment to properties and structures subject to flooding, primarily for the reduction or elimination of flood damages. FLOODWAY. The bed of wetland or lake and the channel of a watercourse and those portions of the adjoining floodplain which are reasonably required to carry or store the regional flood discharge. FLOOR AREA. See § 153.010(B)(4). FLOOR AREA - FINISHABLE. Area within a building-exclusive of mechanical, garage, or unfinished storage space-that could meet all requirements of "finished floor area" after improvements are completed. FLOOR AREA - FINISHED. To qualify as finished floor area, the space shall be at or above the finished exterior grade, or in the case of lower levels, no less than 42 inches below such grade; must have heat; flooring such as carpet, vinyl, tile, wood or other similar floor covering; a ceiling and walls covered with gypsum board, plaster, or wood which is stained, painted or covered with other residential wall/ceiling covering prior to occupancy. Basements that are neither "look out" or "walk out" levels may be finished, but shall not be counted towards a minimum finished square footage calculation. FOREST LAND CONVERSION. The clear cutting of forested lands to prepare for a new land use other than reestablishment of a subsequent forest stand. FREEWAY CORRIDOR (SIGN) AREA. A special signing area encompassing land located within 800 feet either side (north or south) of the centerline of Interstate 94, in addition to certain areas along Trunk Highway 25 south of Interstate 94 north of Dundas Road, East of Sandberg Road, and West of Cedar Street as shown on the city's official Freeway Bonus Sign District Map. FUEL PUMP. Equipment or unit designed and constructed to supply gasoline, diesel, natural gas, or other petroleum fuels and oils, electric charging, hydrogen, or any other fuel intended to power motor vehicles. FUNERAL SERVICES. An establishment that provides human funeral services, including embalming and memorial services. Crematories are accessory uses to a funeral home. GARAGE. An attached or detached accessory structure for the purpose of parking vehicles. GARAGE SALE. The sale of miscellaneous used items commonly associated with residential use. Garage sales shall not be for the sale of primarily a single commodity. The term "garage sale" includes "sidewalk sale," "yard sale," "basement sale," and "estate sale." GENERAL WAREHOUSING. Structures used for the storage or distribution of goods where there is no sale of items to retailers or the general public unless permitted as an accessory use to the warehouse. GRADING. Excavation or fill of material, including the resulting conditions thereof. GRADING, DRAINAGE AND EROSION CONTROL PERMIT. A permit issued by the municipality for the construction or alteration of the ground and for the improvements and structures for the control of erosion, runoff, and grading. Herein after referred to as "grading permit". GRADING, DRAINAGE AND EROSION CONTROL PLANS. A set of plans prepared by or under the direction of a licensed professional engineer. Plans are required to indicate the specific measures and sequencing to be used to control grading, sediment and erosion on a development site during and after construction as detailed in the City of Monticello "Plan Requirements and Design Guidelines". GREENHOUSE/CONSERVATORY. A structure, primarily of glass, in which temperature and humidity can be controlled for the cultivation or protection of plants. GROUP RESIDENTIAL FACILITY, MULTI-FAMILY. A state-licensed facility, public or private, which regularly provides a planned combination of living conditions, services, and resources for the treatment, rehabilitation, training, supervision, or care of persons residing on the premises which falls into one of the following categories: 1) a state licensed residential facility serving between seven and 16 persons; or 2) a licensed day care facility serving between 13 and 16 persons. This term does not include any type of residential or non-residential facility for persons convicted of crimes, or for persons accused of crimes who are diverted to the facility before conviction; nor does it include a residential facility whose primary purpose is to treat juveniles who have violated criminal statutes relating to sex offenses or have been adjudicated delinquent on the basis of conduct in violation of criminal statutes relating to sex offenses. GROUP RESIDENTIAL FACILITY, SINGLE-FAMILY. A state-licensed facility, public or private, which regularly provides a planned combination of living conditions, services, and resources for the treatment, rehabilitation, training, supervision, or care of persons residing on the premises which falls into one of the following categories: 1) a state licensed residential facility serving six or fewer persons; 2) registered housing with services establishment serving six or fewer persons; 3) a licensed day care facility serving 12 or fewer persons; or 4) a group family day care facility licensed to serve 14 or fewer children. This term does not include any type of residential or non-residential facility for persons convicted of crimes, or for persons accused of crimes who are diverted to the facility before conviction; nor does it include a residential facility whose primary purpose is to treat juveniles who have violated criminal statutes relating to sex offenses or have been adjudicated delinquent on the basis of conduct in violation of criminal statutes relating to sex offenses. GROWLER. A 64 fluid ounce (1.89 liter) container of beer that is made available for purchase at the brewery where it's produced. Said container is available for off-sale consumption only. HEAVY INDUSTRIAL USE. See HEAVY MANUFACTURING. HELIPORT. An area used or intended to be used for the landing and takeoff of helicopters, and may include any or all of the areas of buildings appropriate to accomplish these functions. HIGH RISK TREE. Any tree with structural defects sufficient to render the tree or part of the tree likely to fail and cause damage to persons, property, or other significant vegetation, as determined by a qualified arborist or other tree professional. HOME OCCUPATION. An occupation carried on in a dwelling unit by the resident thereof; provided that the use is limited in extent and incidental and secondary to the use of the dwelling unit for residential purposes and does not change the character thereof. HOOP BUILDING (see also TARP GARAGE). A portable or permanently anchored structure defined mainly by a steel or PVC frame over which a cover made from plastic, tarp, or other similar type fabrics or materials is placed. HOSPITAL. A facility providing medical, psychiatric, or surgical services for sick or injured persons primarily on an inpatient basis, including ancillary facilities for outpatient and emergency treatment, diagnostic services, training, research, and administration, and services to patients, employees, or visitors. IMPERVIOUS SURFACE. A constructed hard surface that either prevents or retards the entry of water into the soil and causes water to run off the surface in greater quantities and at an increased rate of flow than existed prior to development. Examples include rooftops, sidewalks, patios, parking lots, storage areas and concrete, asphalt, or gravel driveways or roads. INDOOR FOOD/CONVENIENCE SALES. A small retail establishment located within or associated with another use that offers for sale prepared food or convenience goods such as prepackaged food items, tobacco, periodicals, and other household goods. INDUSTRIAL SELF-STORAGE. A land use characterized by larger spaces available to occupants for the purposes of storage of commercial, industrial, or personal goods, as well as business, industrial, or hobby activities accessory to such storage as may be permitted within the zoning district, provided that no such space is subdivided to a total area that is less than 2,000 square feet in area. INDUSTRIAL SERVICES (GENERAL). Businesses that are engaged in the repair or servicing of industrial, business, or consumer machinery, equipment, products, or by-products; or providing other related services primarily for industrial businesses. Industrial service firms that service consumer goods do so by mainly providing centralized services for separate retail outlets. Also includes firms such as contractors and building maintenance services and similar establishments engaged in performance of services off-site. Few customers, especially the general public, come to the site. Accessory activities may include retail sales, offices, parking and storage. INTENSIVE VEGETATION CLEARING. The complete removal of trees or shrubs in a contiguous patch, strip, row, or block. LAKE, GENERAL DEVELOPMENT. Lakes that usually have more than 225 acres of water per mile of shoreline and 25 dwellings per mile of shoreline, and are more than 15 feet deep. LAKE, NATURAL ENVIRONMENT. Lakes that usually have less than 150 total acres, less than 60 acres per mile of shoreline, and less than three dwellings per mile of shoreline. They may have some winter kill of fish; may have shallow, swampy shoreline; and are less than 15 feet deep. LAKE, RECREATIONAL DEVELOPMENT. Lakes that usually have between 60 and 225 acres of water per mile of shoreline, between three and 25 dwellings per mile of shoreline, and are more than 15 feet deep. LAND DISTURBING ACTIVITY. Any land change that may result in soil erosion from water or wind and the movement of sediments into or upon waters or lands within the city's jurisdiction, including, but not limited to, clearing, grubbing, grading, excavating, transporting and filling. LAND RECLAMATION. The reclaiming of land by the importation, depositing, or grading of soils in excess of 400 cubic yards so as to elevate the grade. LANDSCAPE STRIP, PERIMETER. Vegetative material associated with the perimeter landscaping required for a vehicular use area. LANDSCAPING/NURSERY BUSINESS. A retail business devoted to the growth, display, and/or sale of plants, shrubs, trees; and/or landscaping materials and services. LIGHT INDUSTRIAL USE. See MANUFACTURING, LIGHT. LOT (OF RECORD). A parcel of land, whether subdivided or otherwise legally described, as of the effective date of this chapter, or approved by the city as a lot subsequent to such date and which is occupied by or intended for occupancy by one principal building or principal use together with any accessory buildings and such open spaces as required by this chapter and having its principal frontage upon a street. LOT. Land occupied or to be occupied by a building and its accessory buildings, together with such open spaces as are required under the provisions of this zoning regulation, having not less than the minimum area required by this zoning chapter for a building site in the district in which such lot is situated and having its principal frontage on a street or a proposed street approved by the Council. LOT related definitions (e.g. lot depth, lot area, lot corner, etc): see § 153.010(B). LOT LINE. A property boundary line of any lot held in single or separate ownership, except that where any portion of the lot extends into the abutting street or alley, the lot line shall be deemed to be the street or alley right-of-way. LOWER-POTENCY HEMP EDIBLE. As defined under M.S. § 342.01, subd. 50, as amended from time to time. MACHINERY/TRUCK REPAIR. This business performs mechanical, electrical, structural, and cosmetic repairs to trucks and heavy equipment. Allowed: Tune ups and adjustment, replacement of parts, rebuilding of parts or components when installation is available, body repair, collision service and painting, frame straightening and repair, steam cleaning and/or sandblasting, undercoating and rust proofing, radiator repair, tire repair, wheel alignment and balancing, washing, cleaning, and polishing. MANAGED NATURAL LANDSCAPE. A planned, intentional, and maintained planting of native or nonnative grasses, wildflowers, forbs, ferns, shrubs, or trees, including but not limited to rain gardens, meadow vegetation, and ornamental plants. MANAGED NATURAL LANDSCAPES does not include turf-grass lawns left unattended for the purpose of returning to a natural state. MANUFACTURED (MOBILE) HOME. A structure transportable in one or more sections which in the traveling mode is eight body feet or more in width or 40 body feet or more in length, or, when erected on a side, is 760 or more square feet and which is built on a permanent chassis and designed to be used as a dwelling with or without a permanent foundation when connected to the required utilities, and includes the plumbing, heating, air conditioning, and electrical systems contained in it, and which complies with the manufactured home building code (M.S. § 327.31, as it may be amended from time to time). MANUFACTURED HOME PARK. A contiguous parcel of land which has been developed for the placement of manufactured homes and is owned by an individual, firm, trust, partnership, public or private association, or corporation. MANUFACTURING, HEAVY. The manufacturing of products from raw or unprocessed materials, where the finished product may be combustible or explosive. This category shall also include any establishment or facility using large unscreened outdoor structures such as conveyor belt systems, cooling towers, cranes, storage silos, or similar equipment that cannot be integrated into the building design, or engaging in large-scale outdoor storage. Any industrial use that generates noise, odor, vibration, illumination, or particulate that may be offensive or obnoxious to adjacent land uses, or requires a significant amount of on-site hazardous chemical storage shall be classified under this land use. MANUFACTURING, LIGHT. The mechanical transformation of predominantly previously prepared materials into new products, including assembly of component parts and the creation of products for sale to the wholesale or retail markets or directly to consumers. Such uses are wholly confined within an enclosed building, do not include processing of hazardous gases and chemicals, and do not emit noxious noise, smoke, vapors, fumes, dust, glare, odor, or vibration. MARQUEE. Any permanent roof like structure projecting beyond a theater building or extending along and projecting beyond the wall of that building, generally designed and constructed to provide protection from the weather. MAXIMUM DENSITY. The number of dwelling units allowed per gross acre of land as controlled by an individual or joint ownership group. MEADOW VEGETATION. Grasses and flowering broad-leaf plants that are native to, or adapted to, the State of Minnesota, and that are commonly found in meadow and prairie plant communities, not including noxious weeds. MEAN GROUND LEVEL. The elevation established for the purpose of regulating the number of stories and the height of buildings. Grade shall be the mean level of the finished surface of the ground adjacent to the exterior walls of the buildings. MICRO-DISTILLERY. A distillery that produces 40,000 proof gallons of liquor or less annually. MULTIPLE-TENANT SITE. Any site which has more than one tenant, and each tenant has a separate ground level exterior public entrance. NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES). The program for issuing, modifying, revoking, reissuing, terminating, monitoring, and enforcing permits under the Clean Water Act (Sections 301, 318, 402, and 405) and United States Code of Federal Regulations Title 33, Sections 1317, 1328, 1342, and 1345. NATURAL DRAINAGE SYSTEM. All land surface areas which by nature of their contour configuration, collect, store and channel surface water run-off. NATURAL OBSTRUCTION. Means any rock, tree, gravel, or analogous natural matter that is an obstruction and has been located within a water body, watercourse, or wetland by a nonhuman cause. NEXT AVAILABLE AGENDA. The next meeting at which an application can be heard by a reviewing body after consideration of the anticipated time for review and other items already scheduled for future agendas. The Community Development Department has full discretion to select the best future meeting date that will accommodate the administrative and official review of an item provided the overall timeframe for review will comply with all state mandated review deadlines. NONCONFORMING STRUCTURE OR BUILDING. A structure or building, the size, dimensions, or location of which was lawful prior to effective date of this chapter as denoted in § 153.004, or on the effective date of any amendment to this chapter, but that fails by reason of such adoption or amendment to conform to the requirements of this chapter. NONCONFORMING USE. Any use lawfully being made of any land, building, or structure not otherwise abandoned, existing on effective date of this chapter as denoted in § 153.004 or on the effective date of any amendment of this chapter, that does not comply with the use regulations of this chapter or the amendment. NURSING HOME (CONVALESCENT HOME). A facility that provides nursing services and custodial care generally on a 24-hour basis for two or more unrelated individuals who for reasons of illness, physical infirmity, or advanced age, require such services; but not including hospitals, clinics, sanitariums, or similar institutions. OBSTRUCTION (IN RELATION TO FLOODPLAINS). Any dam, wall, wharf, embankment, levee, dike, pile, abutment, projection, excavation, channel modification, culvert, building, wire, fence, stockpile, refuse, fill, structure, or matter in, along, across, or projecting into any channel, watercourse, or regulatory floodplain which may impede, retard, or change the direction of the flow of water, either in itself or by catching or collecting debris carried by such water. OFFICE OF CANNABIS MANAGEMENT. Minnesota Office of Cannabis Management, referred to as "OCM" in this chapter. OFFICE USE. An establishment primarily engaged in providing professional, financial, administrative, clerical, and similar services. OFF-STREET LOADING SPACE. A space accessible from the street, alley or way, in a building or on the lot, for the use of trucks while loading or unloading merchandise or materials. Such space shall be of such size as to accommodate one truck of the type typically used in the particular business. OPACITY (OPAQUE). A measurement indicating the degree of obscuration of light or visibility. An object that is 100% opaque is impenetrable by light. OPEN SALES. Any open land used or occupied for the purpose of buying, selling, and/or renting merchandise and for the storing of same prior to sale. This use includes all outdoor sales and display of goods and/or materials that are not specifically addressed as outdoor storage, sidewalk sales and display, or off-street vehicle parking. OPEN SPACE. An area on a lot not occupied by any structure or impervious surface. OPEN SPACE, USABLE. A required ground area or terrace area on a lot which is graded, developed, landscaped, and equipped and intended and maintained for either active or passive recreation or both, available and accessible to and usable by all persons occupying a dwelling unit or rooming unit on the lot and their guests. Such areas shall be grassed and landscaped or covered only for a recreational purpose. Roofs, driveways, and parking areas shall not constitute usable open space. ORDINARY HIGH WATER (NEW SHORELAND DISTRICT CODE). The boundary of public waters which may include wetlands, and shall be an elevation delineating the highest water level which has been maintained for a sufficient period of time to leave evidence upon the landscape, commonly that point where the natural vegetation changes from predominantly aquatic to predominantly terrestrial. For watercourses, the ordinary high water level is the elevation of the top of the bank of the channel. For reservoirs and flowages, the ordinary high water level is the operating elevation of the normal summer pool. ORNAMENTAL PLANTS. Grasses, perennials, annuals, and groundcovers purposefully planted for aesthetic reasons. OUTDOOR STORAGE. The keeping, in an un-roofed area, of any goods, material, merchandise, or vehicles in the same place for more than 24 hours. This shall not include the display of vehicles for sale in a new or used car sales lot. OUTPATIENT CARE. Medical examination or service available to the public in a hospital. This service is provided without overnight care and shall be considered a separate, independent, principal use when combined or operated in conjunction with a hospital. OWNER. The person or entity with a legal or equitable interest in the land on which the construction activities will occur. PARAPET. A low wall which is located perpendicular to (extension of front wall) a roof of a building. PARK FACILITY, ACTIVE. A park or recreation facility that includes one or more of the following: buildings, lighting, ball fields, tennis courts, swimming pools, skate parks, golf courses, or other active sports facilities. Active park facilities will commonly include benches, picnic areas, trails, sidewalks, and other similar features. PARK FACILITY, PASSIVE. A park or recreational facility that does not include the construction of facilities, lighting, or development of ball fields or other active sports facilities. Passive parks may include benches, picnic areas, trails and sidewalks. PARKING, OFF-STREET. The act of keeping a passenger vehicle as defined herein and/or small commercial vehicles, recreational vehicles and emergency vehicles as defined herein, on an approved parking space, properly surfaced, for a period of less than 24 hours. PARKING BAY. The parking module consisting of one or two rows of parking spaces or stalls and the aisle from which motor vehicles enter and leave the spaces. PARKING ISLAND. Landscaped areas within parking lots used to separate parking areas and to soften the overall visual impact of a large parking area from adjacent properties. PARKING LOT DRIVE AISLE. A vehicular accessway located within an off-street parking or vehicular use area which serves individual parking stalls and driveways. PARKING SPACE/STALL. An area enclosed in the main building, in an accessory building, or unenclosed sufficient in size to store one automobile which has adequate access to a public street or alley and permitting satisfactory ingress and egress of an automobile. PARKING STRUCTURE. A structure designed to accommodate vehicular parking spaces that are fully or partially enclosed or located on the deck surface of a building. This definition includes parking garages, decks, and ramp parking. PARKING, SURFACED. A parking space or storage space which is paved, or surfaced with crushed rock, such as Class V limestone, crushed or decomposed granite, "con-bit", or landscaping rock of adequate durability to support the load parked or stored thereon. PARKING, UNSURFACED. A storage space which is covered by vegetation, such as grass or other landscaped cover, and which is mowed or trimmed to meet the city's weed control regulations. Unsurfaced space may not include bare ground which may be subject to erosion, tracking of mud onto the roadway, or drainage of silt into a public drainage easement or waterway. PASSENGER TERMINAL. A place that receives and discharges passengers which generally includes facilities and equipment required for the operation. Examples include terminals for bus, taxi, railroad, shuttle van, or other similar vehicular services. This definition does not include bus stops or similar transfer points for passengers at which no facilities (excluding a bench or shelter) are provided. PAVED. A parking space or storage space which is surfaced with only the following materials: Asphalt, concrete, and natural or man-made paving stones such as brick, granite, or concrete pavers, provided such pavers have a flat surface area of no less than nine square inches. PERFORMANCE STANDARD. Criterion established to control and limit the impacts generated by, or inherent in, uses of land or buildings. The term "performance standard" shall be synonymous with "finishing standard." PERIMETER SEDIMENT CONTROL. A barrier that prevents sediment from leaving a site by filtering sediment-laden runoff or diverting it to a sediment trap or basin. PERMANENT COVER. Final stabilization. PERMITTED USE. A use which may be lawfully established in a particular district or districts, provided it conforms with all requirements, regulations, and performance standards (if any) of such districts. PERMITTEE. Applicant for and recipient of an approved permit. PERSON. An individual, firm, partnership, association, corporation, or organization of any kind. PERSONAL SERVICES. Establishments that primarily engage in providing services generally involving the care of the person or person's possessions. Personal services may include but are not limited to: laundry and dry-cleaning services, barber shops, beauty salons, health and fitness studios, music schools, informational and instructional services, tanning salons, body art (including tattooing), and portrait studios. This use may also include indoor pet grooming services for dogs, cats and/or small household pets as permitted by city code, not including animal kennel/boarding or overnight care, outdoor activities or veterinary activities. PHASING (IN RELATION TO GRADING). Clearing a parcel of land in distinct phases, with the stabilization of each phase completed before the clearing of the next. PLACE OF PUBLIC ACCOMMODATION. A business, accommodation, refreshment, entertainment, recreation, or transportation facility of any kind, whether licensed or not, whose goods, services, facilities, privileges, advantages or accommodations are extended, offered, sold, or otherwise made available to the public. PLACE OF PUBLIC ASSEMBLY. An institution or facility that congregations of people regularly attend to participate in or hold meetings, workshops, lectures, civic activities, religious services, and other similar activities, including buildings in which such functions and activities are held. Places of public assembly are characterized by individuals arriving and departing at regularly scheduled times and do not include event centers. Common characteristics of places of public assembly, which differentiate such uses from event centers, may include but are not limited to, the following: (1) Regular activity schedules. (2) No display and/or sale of retail commercial goods or services. (3) The generation of traffic at routine time periods. (4) Predictable traffic volumes during activities. (5) Locations that may be in commercial, industrial, or residential zoning districts. PLAN REQUIREMENTS AND DESIGN GUIDELINES. Manual detailing city specifications for all plan requirements. PLANNED UNIT DEVELOPMENT. A type of development which may incorporate a variety of land uses planned and developed as a unit. The planned unit development is distinguished from the traditional subdivision process of development in that zoning standards such as density, setbacks, height limits, and minimum lot sizes may be altered by negotiation and agreement between the developer, the municipality, and the Commissioner of Natural Resources as may be required. PLANTING STRIP. Areas intended for the placement of vegetation within the interior of vehicular use areas or along street right-of-way edges, typically between the back of the curb and the inside edge of the sidewalk. PORTABLE CONTAINER. A large container designed and rented or leased for the temporary storage of commercial, industrial, or residential household goods that does not contain a foundation or wheels for movement. PRELIMINARY LICENSE APPROVAL. OCM pre-approval for a cannabis business license for applicants who qualify under M.S. § 342.17, as amended from time to time. PRINCIPAL USE. The main use of land or buildings as distinguished from subordinate or accessory uses. PRODUCTION BREWERY. A facility that manufactures, processes and warehouses beer for wholesale distribution in off- sale packages to retail liquor establishments and may retail beer product for on-site consumption in a taproom for off-site consumption as growlers. A production brewer may not have an ownership interest in a brewery licensed under Minnesota Statutes. PROFESSIONAL OFFICE - SERVICES. A commercial use involving administrative, clerical, or professional operations, and routinely including direct transactions or consultations with clients for such services. Such uses commonly include legal, financial, insurance, or real estate services, among others, but do not include retail sales of stock-in-trade goods. PUBLIC BUILDING OR USE. Any facility, including but not limited to buildings and property that are leased or otherwise operated or funded by a governmental body or public entity. COMMUNITY CENTER. A “public building or use” that provides a variety of services and facilities for both public and private activities, which may include the following: city offices; U.S. or State of Minnesota military offices; recreation facilities and classes; public assembly uses; senior citizen community rooms and activities; event center gatherings; and support facilities for any of the above. Individual public space and/or facilities within a COMMUNITY CENTER may be used, leased or rented to other entities, including private individuals or groups as an incidental and accessory aspect of such space or facility, at the discretion of the public agency owner/manger. PUBLIC WAREHOUSING. The indoor storage of equipment and/or materials by a government agency which may, or may not, be related to other principal uses on the same property. PUBLIC WATERS. Any waters as defined in M.S. § 103G.005, subd. 15, 15a, as it may be amended from time to time. RAIN GARDEN. A native plant garden that is designed not only to aesthetically improve properties, but also to reduce the amount of stormwater and accompanying pollutants from entering streams, lakes, and rivers. REACH (IN RELATION TO FLOODPLAINS). A hydraulic engineering term to describe a longitudinal segment of a stream or river influenced by a natural or man-made obstruction. In an urban area, the segment of a stream or river between two consecutive bridge crossings would most typically constitute a reach. REAL ESTATE OFFICE/MOBILE SALES HOME. A dwelling temporarily used as a sales office for a residential development under construction for on-site sales. RECREATIONAL VEHICLE CAMP SITE. A lot or parcel of land occupied or intended for occupancy by recreational vehicles for travel, recreational, or vacation usage for short periods of stay subject to the provisions of this chapter. RECYCLING AND SALVAGE CENTER. A facility engaged solely in the storage, processing, resale, or reuse of recyclable and recovered materials. REGIONAL FLOOD. A flood which is representative of large floods known to have occurred generally in Minnesota and reasonably characteristic of what can be expected to occur on an average frequency in the magnitude of the 100-year recurrence interval. Regional flood is synonymous with the term "base flood" used in the flood insurance study. REGULATORY FLOOD PROTECTION ELEVATION. The regulatory flood protection elevation shall be an elevation no lower than one foot above the elevation of the regional flood plus any increases in flood elevation caused by encroachments on the floodplain that result from designation of a floodway. REPAIR ESTABLISHMENT. An establishment primarily engaged in the provision of repair services for TV's, bicycles, clocks, watches, shoes, guns, canvas products, appliances, and office equipment; including tailor; locksmith; and upholsterer. RESIDENTIAL TREATMENT FACILITY. As defined under M.S. Ch. 245G, as amended from time to time. RESTAURANT. An establishment where meals or prepared food, including beverages and confections, are served to customers for consumption on or off the premises. Such a facility may include indoor and outdoor seating and/or drive through services. RETAIL COMMERCIAL USES (OTHER). A commercial land use where the establishment is primarily engaged in the sale or rental of goods and materials to the general public, accepts payment or orders for, and delivers to the end user a good or service. Elements of the retail business include stock-in-trade held on the premises in the case of goods or provides a service to the end user on the premises. Retail businesses may arrange for delivery of a good rather than deliver the good concurrent with the transaction, or may accept payment or orders electronically in advance, for delivery of the good or service in person at a later date. Retail commercial uses do not include those business engaged primarily in delivery of goods for further treatment or finishing, or the sale of goods to businesses for subsequent resale, sale of goods from moveable motorized vehicles, or medical clinics. Where the Zoning Ordinance establishes a separate class of use for a specific business, such business shall be subject to the specific regulations applicable to such use. RETAIL REGISTRATION. An approved registration issued by the city to a state-licensed cannabis retail business. RETAIL SERVICE. A retail service establishment is a form of retail business that creates a product of value (either good or service) on site and delivers said good or service to the end user on site. Examples of retail services include businesses which fabricate and/or craft creative goods on site and both display and sell such goods to the end user at the retail location such as artist studios, bicycle shops, photography studios or similar uses. Where the Zoning Ordinance establishes a separate class of use for a specific business, such business shall be subject to the specific regulations applicable to such use. RIVER, AGRICULTURAL. Rivers that run through intensively cultivated areas, mainly in the southern and western area of Minnesota. RIVER, FORESTED. Rivers that are in forested, sparsely to moderately populated areas with some roads; typically found in northeast, southwest and north-central Minnesota RIVER, REMOTE. Rivers that are primarily in roadless, forested, sparsely populated areas in northeastern Minnesota. RIVER, TRANSITION. Rivers that are in a mixture of cultivated, pasture and forest lands. RIVER, TRIBUTARY. Rivers in the Protected Public Waters Inventory that are not classified by the DNR as an agricultural, forested, remote or transition river. ROOF. The exterior surface and its supporting structure on the top of a building or structure. The structural makeup of which conforms to the roof structures, roof construction and roof covering sections of the International Building Code. ROOT ZONE. The area inside the dripline of a tree that contains its roots. SCHOOL. A public school as defined under M.S. § 120A.05, as amended from time to time, or a nonpublic school that must meet the reporting requirements under M.S. § 120A.24, as amended from time to time. SCHOOL, HIGHER EDUCATION. A public or private non-profit institution for post-secondary education or a public or private school offering vocational or trade instruction to students. Such educational institutions operate in buildings or structures on land leased or owned by the educational institution for administrative purposes. Such uses include classrooms, vocational training (including that of an industrial nature for instructional purposes only), laboratories, auditoriums, libraries, cafeterias, after school care, athletic facilities, dormitories, and other facilities that further the educational mission of the institution. SCHOOL, PRE-K-12. A public or private school offering general, technical, or alternative instruction at the elementary, middle, or high school level that operates in buildings or structures on land leased or owned by the educational institution for administrative purposes. Such uses include classrooms, vocational training (including that of an industrial nature for instructional purposes only in middle or high schools), laboratories, auditoriums, libraries, cafeterias, after school care, athletic facilities, dormitories, and other facilities that further the educational mission of the institution. SCROLLING TEXT. A type of dynamic sign movement in which the letters or symbols move horizontally across the sign in a continuous scroll, permitting a viewer to observe the message over time. Scrolling shall not include flashing or other types of video movement. SEDIMENT. The product of an erosion process; solid material both mineral and organic, that is in suspension, is being transported, or has been moved by water, air or ice, and has come to rest on the earth's surface either above or below water level. SEDIMENT CONTROL. Measures and methods employed to prevent sediment from leaving the site. SELF-STORAGE FACILITY. A building or group of buildings that contains equal or varying sizes of individual, compartmentalized, and controlled access stalls or lockers for the storage of residential or commercial customer's goods or wares. SEMIPUBLIC USE. The use of land by a private, nonprofit organization to provide a public service that is ordinarily open to some persons outside the regular constituency of the organization. SENIOR HOUSING. A multiple-family structure, 80% of whose occupants shall be 65 years of age or over, or a multiple- family structure where each unit is occupied by at least one person who is 55 years of age or over and is retired. The facility may include common areas for the congregation of occupants for activities or meals. Senior housing shall typically consist of multiple-household attached dwellings, but may include detached dwelling units as part of a wholly owned and managed senior project. SENSITIVE RESOURCE MANAGEMENT. The preservation and management of areas unsuitable for development in their natural state due to constraints such as shallow soils over groundwater or bedrock, highly erosive or expansive soils, steep slopes, susceptibility to flooding, or occurrence of flora or fauna in need of special protection. SETBACK. The horizontal distance between a structure and the lot lines of the lot on which it is located; or the minimum horizontal distance between a structure, sewage treatment system or other facility and an ordinary high water level, sewage treatment system, top of a bluff, road, highway, property line, or other facility. SEWAGE TREATMENT SYSTEM. a septic tank and soil absorption system or other individual or cluster type sewage treatment system as described and regulated in Minn. Rules Chapter 7080. SEWER SYSTEM. Pipelines or conduits, pumping stations, and force main, and all other construction, devices, appliances, or appurtenances used for conducting sewage or industrial waste or other wastes to a point of ultimate disposal. SHADE TREE. A tree planted or valued chiefly for its shade from sunlight; this term usually applies to large trees with spreading canopies. SHELTER, FALLOUT. An accessory building specifically designed and used for the protection of life from radioactive fallout. SHELTER, STORM. An accessory building specifically designed and used for the protection of life from weather events. SHOPPING CENTER. An integrated grouping of commercial stores under single ownership or control. See also RETAIL COMMERCIAL USES. SHORE IMPACT ZONE. Land located between the ordinary high water level of a public water and a line parallel to it at a setback of 50% of the required structure setback. SHORELAND. Land located within the following distances from public water: (1) One thousand feet from the ordinary high water mark of a lake, pond, or flowages. (2) Three hundred feet from a river or stream, or the landward extent of a floodplain designated by ordinance on such river or stream, whichever is greater. The limits of shorelands may be reduced whenever the waters involved are bounded by topographic divides that extend landward from the waters for lesser distances and when approved by the Commissioner of the Department of Natural Resources or the commissioner's designated representative. (3) The area included in the recreational land use districts for the Mississippi River as defined in Minn. Rules Chapter 6105.0800-0950. SHRUB. A woody plant, smaller than a tree, consisting of several small stems emerging from the ground, or small branches near the ground. Shrubs may be deciduous or evergreen. SIDEWALK SALES AND DISPLAY, OUTDOOR. Outdoor sale and display, conducted as an accessory, incidental activity by the proprietor, of products normally sold inside a retail establishment, subject to the limitations identified in this chapter. SIGN. Any letter, word or symbol, poster, picture, statuary, reading matter or representation in the nature of advertisement, announcement, message or visual communication, whether painted, posted, printed, affixed or constructed, including all associated brackets, braces, supports, wires and structures, which is displayed for informational or communicative purposes. SIGN FACE. The surface of the sign upon, against, or through which the message of the sign is exhibited. SIGN STRUCTURE. Any structure including the supports, uprights, bracing and framework which supports or is capable of supporting any sign. SIGN, ABANDONED. Any sign and/or its supporting sign structure which remains without a message or whose display surface remains blank for a period of one year or more, or any sign which pertains to a time, event or purpose which no longer applies, shall be deemed to have been abandoned. Signs applicable to a business temporarily suspended because of a change in ownership or management of such business shall not be deemed abandoned unless the property remains vacant for a period of one year or more. Any sign remaining after demolition of a principal structure shall be deemed to be abandoned. Where a sign has received a special permit or other city approval, such approval shall run with the principal use of the property, and such a sign shall be considered to be abandoned under this definition when it meets the conditions specified in this section, notwithstanding the prior special approval. SIGN, AREA. A sign identifying a series of related parcels or uses, rather than a specific parcel or use. SIGN, AREA IDENTIFICATION. A freestanding sign which identifies the name of a neighborhood, a residential subdivision, a multiple residential complex consisting of three or more structures, a shopping center consisting of five or more separate business concerns, an industrial area, an office complex consisting of three or more structures, or any combination of the above located on contiguous property. SIGN, AWNING. A building sign or graphic printed on or in some fashion attached directly to the awning material. SIGN, BALLOON. A sign consisting of a bag made of lightweight material supported by helium, hot, or pressurized air which is greater than 24 inches in diameter. SIGN, BILLBOARD. See OFF-PREMISEs SIGN. SIGN, BUILDING. Any sign attached or supported by any building. SIGN, CANOPY. Any sign that is part of or attached to a canopy, made of fabric, plastic, or structural protective cover over a door or entrance. A canopy sign is not a marquee and is different from service area canopy signs. SIGN, CHANGEABLE COPY. A sign or portion thereof that has a reader board for the display of text information in which each alphanumeric character, graphic or symbol is defined by objects not consisting of an illumination device and may be changed or rearranged manually or mechanically with characters, illustrations, letters or numbers that can be changed or rearranged without altering the face or surface of the sign structure. SIGN, CHANGEABLE COPY (ELECTRONIC). A sign or portion thereof that displays electronic, non-pictorial text information in which each alphanumeric character, graphic, or symbol is defined by a small number of matrix elements using different combinations of light emitting diodes (LEDs), fiber optics, light bulbs or other illumination devices within the display area. Electronic changeable copy signs include computer programmable, microprocessor controlled electronic displays. Electronic changeable copy signs include projected images or messages with these characteristics onto buildings or objects. Electronic changeable copy signs do not include official signs. Electronic changeable copy signs may also be dynamic display signs if the definition of dynamic display sign is met. SIGN, DYNAMIC DISPLAY. Any characteristics of a sign that appear to have movement or that appear to change, caused by any method other than physically removing and replacing the sign or its components, whether the apparent movement or change is in the display, the sign structure or any other component of the sign. This includes displays that incorporate technology or methods allowing the sign face to change the image without having to physically or mechanically replace the sign face or its components as well as any rotating, revolving, moving, flashing, blinking or animated display and any display that incorporates rotating panels, LED lights manipulated through digital input, digital ink or any other method or technology that allows the sign face to present a series of images or displays. All dynamic displays are changeable copy signs, but not all changeable copy signs are dynamic displays. SIGN, ELECTRONIC GRAPHIC DISPLAY. A sign or portion thereof that displays electronic, static images, static graphics or static pictures, with or without text information, defined by a small number of matrix elements using different combinations of light emitting diodes (LEDs), fiber optics, light bulbs or other illumination devices within the display area where the message change sequence is accomplished immediately or by means of fade, repixalization or dissolve modes. Electronic graphic display signs include computer programmable, microprocessor controlled electronic or digital displays. Electronic graphic display signs include projected images or messages with these characteristics onto buildings or other objects. SIGN, FLASHING. A directly or indirectly illuminated sign or portion thereof that exhibits changing light or color effect by any means, so as to provide intermittent illumination that changes light intensity in sudden transitory bursts and creates the illusion of intermittent flashing light by streaming, graphic bursts showing movement, or any mode of lighting which resembles zooming, twinkling or sparkling. SIGN, FREESTANDING. Any sign which has supporting framework that is placed on, or anchored in, the ground and which is independent from any building or other structure. SIGN, HEIGHT OF. The height of the sign shall be computed as the vertical distance measured from the mean ground level on which the sign is placed to the top of the highest attached component of the sign. SIGN, IDENTIFICATION. Signs in all districts which identify the business or owner, or manager, or resident, and set forth the address of the premises where the sign is located and which contain no other material. SIGN, ILLUMINATED. Any sign which contains an element designed to emanate artificial light internally or externally. SIGN, MARQUEE. Any building sign painted, mounted, constructed or attached in any manner, on a marquee. SIGN, MONUMENT. Any freestanding sign with its sign face mounted on the ground or mounted on a base at least as wide as the sign and which has a total height not exceeding 14 feet. SIGN, MULTI-VISION. Any sign composed in whole or part of a series of vertical or horizontal slats or cylinders that are capable of being rotated at intervals so that partial rotation of the group of slats or cylinders produces a different image and when properly functioning allows on a single sign structure the display at any given time one of two or more images. SIGN, OFF-PREMISES. A commercial speech sign which directs the attention of the public to a business, activity conducted, or product sold or offered at a location not on the same lot where such sign is located. For purposes of the Sign Ordinance, easements and other appurtenances shall be considered to be outside such lot and any sign located or proposed to be located in an easement or other appurtenance shall be considered an off-premises sign. SIGN, OFFICIAL. Signs of a public noncommercial nature including public notification signs, safety signs, traffic signs, direction to public facilities when erected by or on behalf of a public official or employee in the performance of official duty - See also "Public Sign". SIGN, POLE. See PYLON SIGN. SIGN, PORTABLE. Any sign which is manifestly designed to be transported, including by trailer or on its own wheels, even though the wheels of such sign may be removed and the remaining chassis or support is converted to another sign or attached temporarily or permanently to the ground since this characteristic is based on the design of such a sign. SIGN, PROJECTING. Any sign which is affixed to a building or wall in such a manner that its leading edge extends more than two feet beyond the surface of such building or wall face. SIGN, PUBLIC. Any sign posted by a governmental agency of a public, noncommercial nature, to include signs indicating scenic or historical points of interest, memorial plaques, and the like, and signs for civic interest groups within the City of Monticello when signs are erected by or on order of a public officer or employee in the performance of official duty - see also OFFICIAL SIGN. SIGN, PYLON. Any freestanding sign which has its supportive structure(s) anchored in the ground and which has a sign face elevated above ground level by pole(s) or beam(s) and with the area below the sign face open. SIGN, ROOF. Any sign erected and constructed wholly on and above the roof of a building, supported by the roof structure, and extending vertically above the highest portion of the roof. SIGN, ROOF SIGN, INTEGRAL. Any building sign erected or constructed as an integral or essentially integral part of a normal roof structure of any design, so that no part of the sign extends vertically above the highest portion of the roof and so that no part of the sign is separated from the rest of the roof by a space of more than six inches. SIGN, ROTATING SIGN. A sign or portion of a sign which turns about on an axis. SIGN, SANDWICH BOARD. A sign placed near the entrance of a business, usually on the public or private sidewalk, advertising particular aspects of the business goods or services. SIGN, SHIMMERING. A sign which reflects an oscillating sometimes distorted visual image. SIGN, SUSPENDED. Any building sign that is suspended from the underside of a horizontal plane surface and is connected to such surface. SIGN, TEMPORARY. Any sign which is erected or displayed for a specified period of time, including, but not limited to, banners, search lights, portable signs, streamers, pennants, inflatable devices. SIGN, TIME AND TEMPERATURE. A sign that displays only current time and temperature information. SIGN, VIDEO DISPLAY. A sign that changes its message or background in a manner or method of display characterized by motion or pictorial imagery, which may or may not include text and depicts action or a special effect to imitate movement, the presentation of pictorials or graphics displayed in a progression of frames that gives the illusion of motion, including, but not limited to, the illusion of moving objects, moving patterns or bands of light, or expanding or contracting shapes, not including electronic changeable copy signs. Video display signs include projected images or messages with these characteristics onto buildings or other objects. SIGN, WALL. Any building sign attached parallel to, but within two feet of a wall, painted on the wall surface of, or erected and confined within the limits of an outside wall of any building or structure, which is supported by such wall or building, and which displays only one sign surface. SIGN, WINDOW. Any building sign, picture, symbol, or combination thereof, designed to communicate information about an activity, business, commodity, event, sale, or service, that is placed inside a window or upon the windowpanes or glass and is visible from the exterior of the window. SIGNIFICANT HISTORIC SITE. Any archaeological site, standing structure, or other property that meets the criteria for eligibility to the National Register of Historic Places or is listed in the State Register of Historic Sites, or is determined to be an unplatted cemetery that falls under the provisions of M.S. § 307.08, as it may be amended from time to time. A historic site meets these criteria if it is presently listed on either register or if it is determined to meet the qualifications for listing after review by the Minnesota state archaeologist or the director of the Minnesota Historical Society. All unplatted cemeteries are automatically considered to be significant historic sites. SITE LANDSCAPING. Required vegetative material consisting of trees and shrubs that are placed on a development site to soften built edges and provide transitions (see § 153.060(H)). SLOPE. Means the degree of deviation of surface from the horizontal, usually expressed in percent or degrees. SOLAR ENERGY. Radiant energy (direct, diffuse, and reflected) received from the sun. SOLAR ENERGY SYSTEM. A set of devices whose primary purpose is to collect solar energy and convert and store it for useful purposes including heating and cooling buildings or other energy-using processes, or to produce generated power by means of any combination of collecting, transferring, or converting solar-generated energy. Solar energy systems are allowed only as accessory structures in any zoning district other than Planned Unit Development Districts, subject to the requirements of § 153.092. SPECIAL EVENT. An event which plans for or can reasonably expect to attract more than 100 persons at any one time such as cultural events, musical events, celebrations, festivals, fairs, carnivals, etc. SPECIALTY EATING ESTABLISHMENTS. Establishments selling specialty food items that normally do not constitute a full meal, including but not limited to: ice cream parlors, dessert cafes, snack shops, juice and coffee houses, and bakeries. SPEECH, COMMERCIAL. Speech advertising a business, profession, commodity, service or entertainment. SPEECH, NON-COMMERCIAL. Dissemination of messages not classified as commercial speech which include, but are not limited to, messages concerning political, religious, social, ideological, public service and informational topics. STABLE. A building in which horses are sheltered; may be accessory to a residential or other use or a freestanding principal use. STABILIZATION/STABILIZED. The exposed ground surface has been covered by appropriate materials such as mulch, staked sod, riprap, wood fiber blanket, or other material that prevents erosion from occurring. Grass seeding is not stabilization. STABLIZED. The exposed ground surface after it has been covered by appropriate materials such as mulch, staked sod, riprap, wood fiber blankets, or other material that prevents erosion from occurring. Grass seeding is not considered stabilized until it has established and meets the definition of final stabilization. START OF CONSTRUCTION. The first land-disturbing activity associated with a development, including land preparation such as clearing, grading, excavation and filling; STATE LICENSE. An approved license issued by the State of Minnesota's Office of Cannabis Management to a cannabis retail business. STEEP SLOPE. Land where agricultural activity or development is either not recommended or described as poorly suited due to slope steepness and the site's soil characteristics, as mapped and described in available county soil surveys or other technical reports, unless appropriate design and construction techniques and farming practices are used in accordance with the provisions of this chapter. Where specific information is not available, steep slopes are lands having average slopes over 12%, as measured over horizontal distances of 50 feet or more, which are not bluffs. STORMWATER. Defined and shall have the meaning given to it by Minn. Rules 7077.0105, subp. 41(b). STORMWATER POLLUTION PREVENTION PLAN (SWPPP). A plan for stormwater discharge that includes erosion prevention measures and sediment controls that, when implemented, will minimize soil erosion on a parcel of land and minimize off-site nonpoint pollution to the maximum extent practicable. STORY. See § 153.010(B)(5). STREET FRONTAGE. See § 153.010(B)(1)(f). STRUCTURE. Anything constructed, installed, or portable, the use of which requires a location on a parcel of land. This includes a fixed or movable building which can be used for residential, business, commercial, or office purposes, either temporarily or permanently. STRUCTURE also includes, but is not limited to, swimming pools, tennis courts, signs, sheds, docks, and similar accessory construction. STRUCTURE, PUBLIC. A building or edifice of any kind which is owned or rented, and operated by a federal, state, or local government agency. SUBDIVISION. Any real estate, wherever located, improved or unimproved, which is divided or proposed to be divided for the purpose of sale or lease, including sales or leases of any timeshare interest, unit in a common interest community, or similar interest in real estate. SURFACE WATER OR WATERS. All streams, lakes, ponds, marshes, wetlands, reservoirs, springs, rivers, drainage systems, waterways, watercourses, wells, reservoirs, aquifers, irrigation systems and all other bodies or accumulations of water, surface or underground, natural or artificial, public or private. SURFACE WATER-ORIENTED COMMERCIAL USE. The use of land for commercial purposes, where access to and use of a surface water feature is an integral part of the normal conductance of business. Marinas, resorts, and restaurants with transient docking facilities are examples of such use. SWIMMING POOL. A structure, whether above or below grade level, designed to hold water more than 24 inches deep to be used for recreational purposes TAPROOM. A room that is ancillary to the production of beer at a production brewery where the public can purchase and /or consume only the beer produced on site. TARP GARAGE. A portable or permanently anchored structure defined mainly by a steel or PVC frame over which a cover made from plastic, tarp, or other similar type fabrics or materials is placed. TATTOO, TATTOOING. Any method of placing designs, letters, scrolls, figures, symbols or any other mark upon, under or in the skin with ink or any other substance resulting in the coloration of the skin by the aid of needles or any other instruments which puncture any portion of the skin to any degree. TELECOMMUNICATION TOWER. Any structure that is designed and constructed primarily for the purpose of supporting one or more antennas. TEMPORARY EROSION PROTECTION. Short term methods employed to prevent erosion. Examples of these methods include: straw, wood fiber blanket, wood chips and erosion netting. TEMPORARY MOBILE CELL SITE. Any mobile tower, pole, or structure located on a trailer, vehicle, or temporary platform intended primarily for the purpose of mounting an antenna or similar apparatus for personal wireless services, also commonly referred to as cellular on wheels (COW). TOE OF BLUFF. The lower point of a 50-foot segment with an average slope exceeding 18%. TOP OF BLUFF. The higher point of a 50-foot segment with an average slope exceeding 18%. TOTAL SITE SIGNAGE. The maximum permitted combined area of all signs allowed on a specific lot. TOWNHOUSES. A single-family dwelling unit constructed in a group of two or more attached units in which each unit extends from the foundation to the roof and having open space on at least two sides of each unit. Each single-family dwelling unit shall be considered to be a separate building. No single structure shall contain in excess of eight dwelling units, and each dwelling unit shall have separate and individual front and rear entrance. TRASH HANDLING AND RECYCLING COLLECTION AREA. Areas designated for the accumulation, storage and pick- up of refuse and recyclable material associated with multi-family home sites, civic and institutional uses, office uses, commercial uses, and industrial uses. This definition does not include trash and recycling containers associated with single- family dwellings, or townhome units which do not utilize a communal location for trash and recycling. TREE, CANOPY. A tree that has an expected height at maturity of 30 feet or more. TREE, ORNAMENTAL. A small tree that has high visual impact typically grown for the beauty of its foliage and flowers rather than its functional reasons. TREE, SPECIMEN. Any canopy tree with a DBH of 36 inches or more and any understory or ornamental tree with a DBH of ten inches or more that is not exempted as a specimen tree by this chapter. TREE, UNDERSTORY. A tree that has an expected height at maturity of no greater than 30 feet. TREE SAVE AREA. The area around a specimen tree that extends one linear foot around the tree's dripline. TRASH HANDLING AND RECYCLING COLLECTION AREA. Areas containing large dumpsters or compactors used to temporarily store trash and recycling materials prior to a regularly scheduled pick up. Such facilities are typically associated with multi-family buildings of more than four units, commercial operations and industrial sites. TRUCK OR FREIGHT TERMINAL. A use where buses, trucks, and cargo are stored, where loading and unloading is carried on regularly, and where minor maintenance of these types of vehicles is performed. This use includes warehousing and distribution which entails transfer of goods and materials from trucks to a building, where the primary use is the storage of trucks and distribution and vice versa, and may or may not involve repackaging of such goods for transfer. Such use may also entail transfer of full trailers from one truck to another. TURF-GRASS LAWN COVER. A lawn compromised mostly of grasses commonly used in regularly cut lawns or play areas, including but not limited to bluegrass, fescue, and ryegrass blends, intended to be maintained at a height of no more than eight inches. UNDERSTORY TREE. A tree that has an expected height at maturity of no greater than 30 feet. UPLAND. Means all lands at an elevation above the ordinary high water mark. USE. The purpose or activity for which the land or building thereon is designated, arranged, or intended, or for which it is occupied, utilized, or maintained, and shall include the performance of such activity as defined by the performance standards of this chapter. UTILITIES - MAJOR. Major utilities shall include the following: (1) Public infrastructure services providing regional or community-wide service that have regular employees on site during common working hours, and entail the construction of new buildings or structures such as waste treatment plants, potable water treatment plants, and solid waste facilities. (2) Commercial wind energy conversion systems (public or private). (3) Electrical substations. VARIANCE. The waving by board action of the literal provisions of the zoning ordinance in instances where their strict enforcement would cause undue hardship because of physical circumstances unique to the individual property under consideration. VEGETATION. Means the sum total of plant life in some area, or a plant community with distinguishable characteristics. VEGETATION, NATIVE. Any indigenous tree, shrub, ground cover or other plant adapted to the soil, climatic, and hydrographic conditions occurring on the site. VEHICLE, EMERGENCY. For the purpose of evaluating vehicles which may be parked in residential areas, the term emergency vehicle shall include ambulances, police and sheriff's department vehicles, fire protection vehicles, emergency towing vehicles, and other law enforcement vehicles. VEHICLE, PASSENGER. A vehicle capable of moving under its own power which is licensed and operable for use on public roadways, and shall include the following vehicles: Passenger automobiles, pick-up trucks and sport-utility vehicles of less than 9,000 pounds gross vehicle weight, pick-up trucks and sport-utility vehicles of between 9,000 pounds and 13,000 pounds with no visible commercial messages, commuter vans of a capacity up to 16 persons, and motorcycles. VEHICLE, RECREATIONAL. (1) A vehicle that is used primarily for recreational or vacation purposes, and which is licensed and operable for use on public roadways, whether self-propelled, carried on, or towed behind a self-propelled vehicle. (2) Operable recreational equipment that is not licensed for used on the public roadway, but used off-road, such as all- terrain vehicles, boats, off-road motorcycles, race vehicles, snowmobiles, or similar equipment. Such equipment shall be properly licensed if the State of Minnesota provides for such licensing. (3) Licensed, operable trailers which may be used to tow recreational equipment, whether such trailers are loaded or unloaded, including utility trailers. Where a trailer is loaded with recreational equipment, such trailer and equipment shall be considered to be one piece of equipment for the purposes of this section. VEHICLE, LARGE COMMERCIAL. A vehicle used for commercial purposes which is a semi-tractor and/or semi-trailer, dump truck, or any other commercial vehicle that does not qualify under the definition of a "small commercial vehicle". VEHICLE, SMALL COMMERCIAL. A vehicle used primarily for commercial purposes, including pick-up trucks and sport- utility vehicles larger than 9,000 pounds gross vehicle weight, but less than 13,000 pounds gross vehicle weight which display a commercial business message, and all other commercial vans or trucks, regardless of commercial message which are no greater than any of the following dimensions: 22 feet in length, eight feet in height, and eight and one-half feet in width. VEHICLE FUEL SALES. (1) Buildings and premises where dispensing, sale, or offering for sale at retail (or in connection with a private operation where the general public is excluded from use of facilities) of motor fuels, including gasoline, diesel, natural gas, or other petroleum fuels and oils, electric charging stations of more than two such stations, hydrogen, or any other fuel intended to power motor vehicles of any sort, and where in addition, the following services may be rendered and sales made, and other similar related uses: (a) "Automotive repair - minor" as defined by this chapter; (b) Retail sales of packaged foods, prepared foods and other convenience goods for station customers, as accessory and incidental to principal operation; and (c) Provision of restroom facilities, but not including showers. (2) Uses permissible at a vehicle fuel sales establishment do not include "automobile repair - major" as defined by this chapter, major mechanical and body work, straightening of body parts, painting, welding, storage of automobiles not in operating condition, or other work involving noise, glare, fumes, smoke or other characteristics to an extent greater than normally found in filling stations. Vehicle fuel sales establishments are intended for the servicing and delivery of goods to passenger vehicles and small commercial vehicles. Facilities for sales to large trucks may be included, but shall not include activities that would constitute uses most commonly found at a truck stop, such as showers, truck washes, truck parking or truck storage for more than temporary periods necessary to purchase and pay for retail goods. VEHICLE SALES OR RENTAL. Establishments primarily engaged in the retail sale of new and used-in operating condition-automobiles, noncommercial trucks, motor homes, recreational vehicles or farm machinery; including incidental storage, maintenance, and servicing. VEHICULAR USE AREA LANDSCAPING, INTERIOR. Vegetative material, structures (walls or fences), berms, and associated ground cover located within the interior of a parking lot, or other vehicular use area for the purposes of providing visual relief and heat abatement (see § 153.060(F)). VEHICULAR USE AREA LANDSCAPING, PERIMETER. Vegetative material, structures (walls or fences), berms, and associated ground cover located around the perimeter of a parking lot, or other vehicular use area when such areas are adjacent to a street right-of-way or land in a residential district or residentially developed lands, used property for the purposes of screening the vehicular use area from off-site views (see § 153.0604.1(F)). VETERINARY FACILITIES - NEIGHBORHOOD. An establishment for licensed practitioners engaged in practicing veterinary medicine, dentistry, or surgery for small household pets only. VETERINARY FACILITIES - RURAL. An establishment for licensed practitioners engaged in practicing veterinary medicine, dentistry, or surgery for all animals. VISIBLE. Capable of being seen by a person of normal visual acuity (whether legible or not) without visual aid. WALL. Any structure which defines the exterior boundaries or courts of a building or structure and which has a slope of 60 degrees or greater with the horizontal plane. WASTE DISPOSAL AND INCINERATION. A use which focuses on the disposal by abandonment, dumping, burial, burning, or other means and for whatever purpose, of garbage, sewage, trash, refuse, junk, discarded machinery, vehicles or parts thereof, or nontoxic waste material of any kind. WATER BODY. Means a body of water (lake, pond) in a depression of land or expanded part of a river, or an enclosed basin that holds water and surrounded by land. WATER-ORIENTED ACCESSORY STRUCTURE OR FACILITY. A small, above ground building or other improvement, except stairways, fences, docks, and retaining walls, which, because of the relationship of its use to a surface water feature, reasonably needs to be located closer to public waters than the normal structure setback. Examples of such structures and facilities include boathouses, gazebos, screen houses, fish houses, pump houses, and detached decks. WATERCOURSE. Means a channel or depression through which water flows such as rivers, streams, or creeks and may flow year-round or intermittently. WATERSHED. The area drained by the natural and artificial drainage system bounded peripherally by a bridge or stretch of high land dividing drainage areas. WATERWAY. A channel that directs surface runoff to a watercourse or to the public storm drain. WAYSIDE STAND. A temporary structure or vehicle used for the seasonal retail sale of agricultural goods produced by the operator of the wayside stand; the stand being clearly a secondary use of the premises which does not change the character thereof. WETLANDS. (1) Lands transitional between terrestrial and aquatic systems where the water table is usually at or near the surface or the land is covered by shallow water. For purposes of this chapter, wetlands must: (a) Have a predominance of hydric soils; (b) Be inundated or saturated by surface water or groundwater at a frequency and duration sufficient to support a prevalence of hydrophytic vegetation typically adapted for life in saturated soil conditions; and (c) Under normal circumstances, support a prevalence of hydrophytic vegetation. (2) "A wetland" or "the wetland" means a distinct hydrologic feature with characteristics of item A, surrounded by non- wetland and including all contiguous wetland types, except those connected solely by riverine wetlands. "Wetland area" means a portion of a wetland or the wetland. (3) Wetlands do include public waters wetlands unless reclassified as shoreland by the commissioner under M.S. § 103G.201, as it may be amended from time to time. (4) The wetland size is the area within its boundary. The boundary must be determined according to the United States Army Corps of Engineers Wetland Delineation Manual (January 1987). The wetland type must be determined according to Wetlands of the United States, (1971 edition). Both documents are incorporated by reference under part 8420.0112, items A and B. The local government unit may seek the advice of the technical evaluation panel as to the wetland size and type. WETLANDS, EXCEPTIONAL QUALITY. Exceptional quality wetlands contain an abundance of different plant species with dominance evenly spread among several species. Such wetlands may support some rare or unusual plant species. Invasive or exotic plant species are either absent or limited to small areas where some disturbance has occurred. This higher level of plant species variety generally provides high wildlife habitat value and may also support rare wildlife species. The shorelines of exceptional quality wetlands are natural and unaffected by erosion. These wetlands exhibit no evidence of significant man induced water level fluctuation. Exceptional quality wetlands provide excellent water quality protection, high aesthetic quality, and provide excellent opportunities for educational and scientific activities within the community. WETLANDS, HIGH QUALITY. High quality wetlands are still generally in their natural state and tend to show less evidence of adverse effects of surrounding land uses. Exotic and invasive plant species may be present and species dominance may not be evenly distributed among several species, however, a minimum of 20 different species can be found within the basin. There tends to be little evidence of water level fluctuation due to storms and their shorelines are stable with little evidence of erosion. The combination of these factors result in these wetlands being judged as providing a greater level of water quality protection and significantly better wildlife habitat. They show little if any evidence of human influences and their greater levels of species variety, wildlife habitat and ecological stability results in higher aesthetic quality. These characteristics also offer opportunities for educational or scientific value to the community. WETLANDS, LOW QUALITY. Wetlands included in this category have been substantially altered by agricultural or urban development that caused over nutrification, soil erosion, sedimentation and water quality degradation. As a result of these factors, these wetlands exhibit low levels of plant species and a related reduction in the quality of wildlife habitat. These wetlands may also tend to exhibit extreme water level fluctuations in response to storms and show evidence of shoreline erosion. While these wetlands do provide for water quality and serve an important role in protecting water quality downstream, the combination of these characteristics cause these wetlands to provide low levels of water quality protection and to have poor aesthetic quality. They often exhibit evidence of significant human influences and they are deemed to be of little educational or scientific value to the community. WETLANDS, MEDIUM QUALITY. Medium quality wetlands have a slightly higher number of plant species present than low quality wetlands, often with small pockets of indigenous species within larger areas dominated by invasive or exotic species. Their relatively greater species variety results in slightly better wildlife habitat. They exhibit evidence of relatively less fluctuation in water level in response to storms and less evidence of shoreline erosion. As a result of these characteristics, these wetlands provide somewhat better water quality protection. They also exhibit relatively less evidence of human influences and therefore, tend to be of a higher aesthetic quality. These wetlands are still judged to be of limited educational or scientific value to the community. WETLAND BUFFER. An area of non-disturbed ground cover abutting a wetland left undisturbed to filter sediment, materials, and chemicals. WHOLESALE SALES. Establishments or places of business primarily engaged in selling merchandise to retailers; to industrial, commercial, institutional, or professional business users; or to other wholesalers. Wholesale establishment does not include contractor's materials or office or retail sales of business supplies/office equipment. WHOLESALER. Any person engaged in the business of selling alcoholic beverages to retail dealers. WILDLIFE. All free living animals. WIND ENERGY CONVERSION SYSTEM (WECS). A wind-driven machine that converts wind energy into electrical power for the primary purpose of resale or off-site use. WINE. The product made from the normal alcoholic fermentation of grapes, including still wine, sparkling and carbonated wine, wine made from condensed grape must, wine made from other agricultural products than sound, ripe grapes, imitation wine, compounds sold as wine, vermouth, cider, sherry and sake, in each instance containing not less than one half of 1% nor more than 24% alcohol by volume for nonindustrial use. WRECKER AND TOWING SERVICE. An establishment operated for the purpose of temporary storage onsite of no more than nine wrecked or inoperable vehicles for a period no longer than 90 days. If an establishment has ten or more inoperable vehicles located on-site, stores inoperable vehicles for more than 90 days, stacks vehicles top to bottom, or portions of the vehicles are dismantled or removed for sale, it shall be considered a junkyard. YARD. See § 153.010(B)(3)(a). YARD related definitions (e.g. front yard, corner yard, side yard, etc) see section § 153.010(B)(3)(a)7. (Ord. 780, passed 7-25-2022; Ord. 791, passed 11-14-2022; Ord. 797, passed 2-13-2023; Ord. 799, passed 2-27-2023; Ord. 802, passed - -; Ord. 804, passed 8-14-2023; Ord. 811, passed 10-9-2023; Ord. 812, passed 10-9-2023; Ord. 830, passed 7-22-2024; Ord. 835, passed 11-25-2024) § 153.027 COMMON REVIEW PROCEDURES AND REQUIREMENTS. (A) Applicability. The requirements of § 153.027 shall apply to all applications subject to review under this chapter unless otherwise stated. (B) Authority to file applications. (1) Unless otherwise specified in this chapter, applications may be initiated by: (a) The owner of the property that is the subject of the application; (b) The owner's authorized agent; or (c) The city, including the Community Development Department as authorized by this chapter. (2) When an authorized agent files an application under this chapter on behalf of a property owner, the agent shall provide a signed authorization from the fee title property owner stating that the property owner agrees to be bound by all decisions, agreements, and related conditions agreed to by such agent. (3) For all applications involving multiple owners, contract purchasers, etc; all such persons shall sign the application. (C) Application submission schedule. The schedule for the submission of applications in relation to scheduled meetings of the decision-making bodies shall be maintained by the Community Development Department and made available to the public. (D) Application contents. (1) Organization and copies. The organization of applications and the number of copies of required information to be submitted shall be determined by the Community Development Department. (2) General submittal requirements. All applications shall include: (a) A completed City of Monticello application form; (b) Verification of authority to file applications per the requirements of § 153.027(B); (c) Supporting title information establishing ownership interests in the property (e.g. a title commitment and/or signature of fee title property owner); (d) All submittal requirements outlined in this chapter for the specific application type; (e) Electronic copies of all written narratives and plan sets required by the Community Development Department as part of the specific application; (f) The city may require applicants to submit such technical studies as may be necessary to enable the city to evaluate the application. Such studies may include, but not be limited to, traffic studies, engineering studies, environmental impact assessments, and economic impact reports. The costs of such studies shall be borne by the applicant with the persons or firms preparing the study approved by the city. (3) Submission of fees. Applications shall be accompanied by a fee as established by the City of Monticello pursuant to the most recently adopted City of Monticello Fee Schedule. (E) Application acceptance. (1) Complete application required. The review and consideration of an application submitted under this section shall only occur if such application includes all items that are required in support of the application and is deemed complete by the Community Development Department (see M.S. § 15.99(3)(a), as it may be amended from time to time). (2) Waiver of application requirements. Except for the required application form and the associated fee, the Community Development Department may waive individual submittal requirements and deem an application complete for review if it is determined that such information will serve no purpose during the review process. However, it is the responsibility of the applicant to supply all information required by this chapter, and a waiver issued by the Community Development Department shall not eliminate the need to provide such information at a later time if it is ultimately deemed necessary to adequately review the application. During the review process, failure of an applicant to supply information in a timely manner may result in denial of the application due to the city's inability to comply with state mandated time deadlines. (F) Simultaneous processing of applications. Whenever two or more forms of review and approval are required under this chapter (e.g., a proposed rezoning and subdivision application), the applications for those approvals may, at the discretion of the Community Development Department, be processed simultaneously, so long as all applicable requirements are satisfied for all applications. (G) Pre-application conferences. (1) All prospective applicants are encouraged to speak with a member of the Community Development Department prior to submitting an application in order to review the proposal and to determine the specific materials to be submitted with the future application. (2) Discussions that occur during a pre-application conference are not binding on the city and do not constitute official assurances, representations or approvals by the city or its officials on any aspects of the plan or application discussed. (H) Fees. (1) Determination of fees. Fees required to accompany applications submitted under this chapter shall be in accordance with the approved fee schedule adopted yearly by the City Council. (2) Fees to be paid. No application shall be accepted until all applicable application fees have been paid. (3) Refund of application fee. Application fees are not administratively refundable except when the Community Development Department determines that an application was withdrawn prior to any consideration or review of the application. (4) Escrow. Application fees may also require payment of an escrow in favor of the city. The required escrow amount shall be in accordance with the approved fee schedule adopted yearly by the City Council. (5) Staff and/or consultant fee. In order to defray the additional cost of processing applications submitted under this chapter, all applicants shall pay the total cost of staff and/or consulting time spent exclusively in producing materials for the applicants request and all materials for said request. (a) "Materials" shall include, but not be limited to, maps, graphs, charts, drawings, etc., and all printing and reproduction of same. (b) "Staff and/or consulting time" shall include any time spent in either researching for or actual production of materials. (c) The hourly rate for "staff and/or consulting time" shall be in accordance with the approved fee schedule adopted yearly by the City Council. (I) Public notification. Applications requiring public notification shall be noticed in compliance with the following provisions. (1) Content. Notices for public hearings, whether by publication or mailed notice, shall contain at a minimum: (a) A bold title referring to the content of the notice. (b) Identification of the address or location of the property or properties subject to the application. (c) Date, time, and place of the public hearing. (d) Nature and scope of the application. (e) Where to view the application. (f) Where the public may be heard. (g) Provision for written comments. The notice will describe where written comments will be received prior to the public hearing. (2) Timing of the notice. Unless otherwise expressly provided or required by law, all statutorily or code required notices shall be postmarked or published at least ten days prior to the hearing or meeting at which the application will be considered. (3) Responsibilities. (a) Published notice. When the provisions of this chapter require that notice be published, the Community Development Department shall be responsible for preparing the content of the notice and publishing the notice in the city's official newspaper. The content and form of the published notice shall be consistent with the requirements of § 153.027(I)(1) and state law. (b) Written (mailed) notice. When the provisions of this chapter require that written or mailed notice be provided, the Community Development Department shall be responsible for preparing and mailing the written notice per the requirements outlined in Table 2-2. TABLE 2-2: WRITTEN NOTIFICATION REQUIREMENTS Application Type Written Notice Provided To TABLE 2-2: WRITTEN NOTIFICATION REQUIREMENTS Application Type Written Notice Provided To Comprehensive Plan Amendment - For amendments which involve five acres of land or less, written notice shall be provided to all property owners within 350 feet - For amendments which involve more than five acres of land, notice need only be published within the city's official newspaperTABLE 2-2: WRITTEN NOTIFICATION REQUIREMENTS Zoning Map Amendment - For amendments which involve changes in district boundaries affecting an area five acres of land or less, written (mailed) notice shall be provided to all property owners within 350 feet - For amendments which involve changes in district boundaries affecting an area more than five acres of land, notice need only be published within the city's official newspaper Zoning Text Amendment Written (mailed) notice not required; published notice only required Variance All property owners within 350 feet Conditional Use Permit All property owners within 350 feet Interim Use Permit (new and renewal)All property owners within 350 feet CUP/IUP Revocation Permittee/landowner only Planned Unit Developments All property owners within 350 feet (4) Notice construction. (a) The Community Development Department may use property tax records to determine the names and addresses of affected property owners. A copy of the notice and a list of the owners and addresses to which the notice was sent must be attested to by the Community Development Department and must be made a part of the records of the proceedings. (b) Minor defects in any notice shall not impair the notice or invalidate proceedings pursuant to the notice if a good faith attempt has been made to comply with applicable notice requirements. Minor defects in notice are errors that do not affect the substance of the notice (e.g., errors in a legal description, typographical or grammatical errors, errors of actual acreage, etc). Failure of a party to receive written notice shall not invalidate subsequent action. In all cases, however, the notification requirements and information specifying the time, date, and place of a hearing shall be strictly construed. (c) When the records of the city document the publication, mailing, and posting of notices as required by this division, it shall be presumed that notice of a public hearing was given as required by this division. (J) Continuation of public hearings. A public hearing for which proper notice was given may be continued during the course of such hearing to a later date without again complying with the written and publication notice requirements of this chapter, provided that the continuance date is announced at the meeting. (K) Withdrawal of an application. A request for withdrawal of an application shall be submitted in writing with a signature to the Community Development Department. (L) Required action deadline. All applications for land use approvals shall be approved or denied within timeframes required by applicable laws, regulation and the provisions of this chapter in effect on the date the application was submitted. (M) Environmental review. (1) No development project shall be approved prior to review by the Community Development Department to determine the necessity for completion of an Environmental Assessment worksheet (EAW) or Environmental Impact Statement (EIS). Procedures for EAWs and EISs are set forth in the Minnesota Environmental Quality Review Board (EQB) regulations for the Environmental Review Program authorized by M.S. §§ 116D.04 and 116D.045, as the may be amended from time to time, and specified in Minn. Rules Parts 4410.0200 to 44410.7800. (2) Environmental reviews (EAWs and EISs) shall be conducted as early as practical in the processing of a development project. No decision on granting of a permit or other approval required may be issued until the EAW/EIS process is completed. (N) Reconsideration of land use approval applications. No application for land use approval which has been denied by the City Council, in whole or in part, shall be reconsidered for a period of six months from the date of City Council action on the application, except where there is substantial new evidence or proof of a change in conditions with respect to such application. Before any such reconsideration, the city may require the submission of the appropriate application fee and the application may be considered as a new application. (Ord. 799, passed 2-27-2023; Ord. 824, passed 4-22-2024) § 153.041 DISTRICTS ESTABLISHED. (A) Establishment of base districts. Table 3-1, Base Zoning Districts, sets out the base residential, business, and industrial zoning districts established by this chapter. TABLE 3-1: BASE ZONING DISTRICTS Abbreviation District Name TABLE 3-1: BASE ZONING DISTRICTS Abbreviation District Name Residential Districts A-O Agricultural Open District R-A Residential Amenities District R-1 Single-family Residential District R-2 Single and Two-family Residential District T-N Traditional Neighborhood District R-3 Medium Density Residential District R-4 Medium-High Residential District M-H Mobile & Manufactured Home Park District Business Districts B-1 Neighborhood Business District B-2 Limited Business District B-3 Highway Business District B-4 Regional Business District CCD Central Community District Industrial Districts IBC Industrial and Business Campus District I-1 Light Industrial District I-2 Heavy Industrial District (B) Establishment of overlay districts. Table 3-2, Overlay Zoning Districts, sets out the overlay zoning districts established by this chapter. TABLE 3-2: OVERLAY ZONING DISTRICTS Abbreviation District Name TABLE 3-2: OVERLAY ZONING DISTRICTS Abbreviation District Name FP Floodplain District W Wetland District WS Wild and Scenic Recreational River District SH Shoreland District FBS Freeway Bonus Sign District DW Drinking Water Supply Management Area District SU Special Use Overlay District (C) Classification of districts. Land shall be classified or reclassified into a base or overlay zoning district only in accordance with the procedures and requirements set forth in § 153.028(B), Zoning Ordinance Text and Zoning Map Amendments. (D) Organization of base zoning district regulations. Section 153.042 establishes the general purposes of each base zoning district along with the physical standards governing lots and structures within each district. Each of these divisions has a common structure consisting of a purpose statement, applicable size and dimensional standards for lots, an example of the typical lot configuration found in the district, and a hypothetical graphic depicting the districts physical regulations. Uses allowed in each district can be found in §§ 153.090 through 153.093. Finishing standards for lots (i.e. landscaping standards, parking requirements, etc) can be found in §§ 153.060 through 153.072. (E) Diagrams and photographs for illustrative purposes only. The example lot configurations, and hypothetical graphics of physical regulations are for illustrative purposes only, and may not be consistent with all listed requirements. In all cases, the dimensional requirement text of this chapter shall control. (Ord. 799, passed 2-27-2023) § 153.043 RESIDENTIAL BASE ZONING DISTRICTS. (A) General purpose. The residential base zoning districts established in this section are intended to provide a variety of housing options in a comfortable, healthy, safe, and pleasant environment in which to live and recreate at a neighborhood level. More specifically, they are intended to: (1) Promote strong residential neighborhoods with a sense of connection to the community; (2) Foster citizen involvement in the community, interaction between neighbors and neighborhood oriented support systems; (3) Provide a range of housing choices and affordability through varying housing densities, types and designs including accessory dwelling units; (4) Seek quality over quantity in new residential growth; (5) Maintain a connection to the natural environment by incorporation of natural characteristics into the development setting. (B) Standards applicable to all residential base zoning districts. (1) Zero side lot line development. Residential unit lots containing duplexes or townhouses may be subdivided along the common wall in a “zero lot line” arrangement, provided: (a) The combined area of the base lot and individual unit lots contains the required amount of lot area per unit as prescribed elsewhere in this chapter; (b) Unit lots shall meet all required setbacks from the boundaries of the base lot; (c) Any shared wall facing on a zero side lot line is a structural wall capable of providing protection from fire, noise and visual encroachment. (2) Condominiums. Residential lots of non-single-family structures may be divided for the purpose of condominium ownership provided that: (a) The principal structure containing the housing units shall meet the setback distances of the applicable zoning district. (b) Each condominium unit shall have the minimum lot area for the type of housing unit and usable open space as specified in the area and building size regulations of this chapter. (c) Condominiums shall be designed to meet the International Building Code as adopted in the Monticello City Code. (C) Agricultural Open Space District (A-O). The purpose of the "A-O" Agricultural-Open Space District is to provide suitable areas of the city for the retention and utilization of open space and/or agricultural uses, prevent scattered non-farm uses from developing improperly, and to secure economy in government expenditures for public utilities and service. (1) Lot area minimum: two acres. (2) Lot width minimum: 200 feet. Typical A-O Lot Configuration TABLE 3-3: A-O DEVELOPMENT STANDARDS Required Yards (in feet) Max Height (stories/ft.) Minimum Floor Area (sq. ft.) Minimum Building Width (ft.) Minimum Roof Pitch & Soffit (vertical rise/horizontal run) Front Interior Side Street Side Rear Principal Structures 50 30 30 50 NA 1000 20 NA Accessory Structures [1]6 30 6 15 NA NA NA [1]: Accessory structures shall not be located beyond the front building line established by the principal structure. (D) Residential Amenities District (R-A). The purpose of the "R-A" Residential Amenities District is to provide move up housing in the form of low density, single-family, detached residential dwelling units and directly related compleme ntary uses in areas of high natural residential amenities including such conditions as woodlands, wetlands, and significant views. (1) Base lot area. (a) Minimum: 14,000 sq. ft. (b) Average: 16,000 sq. ft. (at least 40% of lots created through subdivision shall exceed 15,000 sq. ft. in size). (2) Base lot width. (a) Minimum: 90 ft. (b) Average: 100 ft. (at least 40% of lots created through subdivision shall exceed 100 ft. in width). Typical R-A Lot Configuration TABLE 3-4: R-A DEVELOPMENT STANDARDS Required Yards (in feet) Max Height (stories/f t.) Minimum Floor Area (sq. ft.) Minimum Building Width (ft.) Minimum Roof Pitch & Soffit (vertical rise/horizon tal run) Front Interior Side Street Side Rear Single- Family Building 35 10 [1] 20 30 [2] 2.5 stories 35 feet Minimum foundation sizes by home type [3] 2000 finishable [4] 24 6 in./12 in. no minimum soffit [5] [1]: For interior lots in R-1 and R-A districts, attached accessory uses shall be setback no less than 6 feet from the side yard property line, provided that the sum of both side yard setbacks shall be a minimum of 20 feet. [2]: The required rear yard shall consist of a space at least 30-feet in depth across the entire width of the lot that is exclusive of wetlands, ponds, or slopes greater than 12%. [3]: 2,400 square foot gross floor area excluding a basement or cellar for two story homes and a 1,600 square foot foundation for multi-level, rambler and split entry homes. [4]: Finishable square footage is exclusive of required attached garage floor area. [5]: Roof gables, shed roofs, dormers and porch roofs to allow for a lower pitch to incorporate as an architectural feature, provided no such exempted roof areas shall comprise any more than 20% of the total horizontal roof area of a single-family structure as measured from a bird's-eye plan view. Accessory Structures and Uses - An attached garage shall be included with all principal residential structures in the R-A district. - See § 153.092(B) for all general standards and limitations on accessory structures. - The minimum floor area for the required attached garage shall be 700 sq. ft. - No portion of any garage space may be more than five feet closer to the street than the front building line of the principal use (including porch). - See footnote [1] above as related to setbacks for attached accessory uses on interior lots. Other Regulations to Consult (not all inclusive) - § 153.042, Common District Requirements - § 153.043(B), Standards Applicable to All Residential Base Zoning Districts - § 153.070, Building Materials - § 153.067, Off-Street Parking - § 153.060, Landscaping and Screening Standards (E) Single- Family Residential District (R- 1). The purpose of the "R- 1" Single-Family Residential District is to provide for low density, single-family, detached residential dwelling units and directly related complementary uses. (1) Base lot area. (a) Minimum: 10,000 sq. ft. (b) Average: 12,000 sq. ft. (at least 40% of lots created through subdivision shall exceed 12,000 sq. ft. in size). (2) Base lot width. (a) Minimum: 70 ft. (b) Average: 80 ft. (at least 40% of lots created through subdivision shall exceed 80 ft. in width). Typical R-1 Lot Configuration TABLE 3-5: R-1 DEVELOPMENT STANDARDS Required Yards (in feet) Max Height (stories/ft.) Minimum Floor Area (sq. ft.) Minimu m Building Width (ft.) Minimum Roof Pitch & Soffit (vertical rise/horizon tal run) Front Interior Side Street Side Rear Single- Family Building 30 10 [1] and [2]20 30 2.5 stories 35 feet 1,050 foundation/ 2,000 finishable [4] 24 5 in./12 in. no minimum soffit [5] [1]: For interior lots in R-1 and R-A districts, attached accessory uses shall be setback no less than 6 feet from the side yard property line, provided that the sum of both side yard setbacks shall be a minimum of 20 feet. [2]: Interior side yard setbacks for single-family homes on lots of record with a lot width 66 feet or less in the Original Plat of Monticello and Lower Monticello shall be at least six feet. [3]: The required rear yard shall consist of a space at least 30-feet in depth across the entire width of the lot that is exclusive of wetlands, ponds, or slopes greater than 12%. [4]: Finishable square footage is exclusive of required attached garage floor area. [5]: Roof gables, shed roofs, dormers and porch roofs to allow for a lower pitch to incorporate as an architectural feature, provided no such exempted roof areas shall comprise any more than 20% of the total horizontal roof area of a single- family structure as measured from a bird's-eye plan view. Accessory Structures and Uses - An attached garage shall be included with all principal residential structures in the R-1 district. - See § 153.092(B) for all general standards and limitations on accessory structures. - The minimum floor area for the required attached garage shall be 550 sq. ft. - See footnote [1] above as related to setbacks for attached accessory uses on interior lots. Other Regulations to Consult (not all inclusive) - § 153.042, Common District Requirements - § 153.043(B), Standards Applicable to All Residential Base Zoning Districts - § 153.070, Building Materials - § 153.067, Off-Street Parking - § 153.060, Landscaping and Screening Standards (F) Single and Two- Family Residential District (R-2). The purpose of the "R-2" Single and Two-Family Residential District is to provide for low to moderate density one and two unit dwellings and directly related complementary uses. (1) Base density. Unit Type Minimum Lot Area/Unit Single-family 10,000 sq. ft. Duplex/two-family 7,000 sq. ft. Townhome*7,000 sq. ft. Multi-family (3-4 units)*5,500 sq. ft. *By conditional use permit only. See also multi-family dwelling unit standards. (3) Minimum lot width. R-2 District Original Plat Lot Width 80 ft.66 ft. Typical R-2 Lot Configuration TABLE 3-6: R-2 DEVELOPMENT STANDARDS Required Yards (in feet) Max Height Minimum Floor Area Minimum Finished Floor Minimum Building Width Minimum Pitch & Soffit Front Interior Side Street Side Rear (stories / ft.)(sq. ft.)Area (sq. ft.) [3] (ft.)(vertical rise/ horizontal run) TABLE 3-6: R-2 DEVELOPMENT STANDARDS Required Yards (in feet) Max Height (stories / ft.) Minimum Floor Area (sq. ft.) Minimum Finished Floor Area (sq. ft.) [3] Minimum Building Width (ft.) Minimum Pitch & Soffit (vertical rise/ horizontal run)Front Interior Side Street Side Rear Single- Family 30 10 [1] and [2]20 30 2.5 stories 35 feet 1,050 foundatio n/ 1,800 finishable [3]Minimum finished square footage must be equivalen t to the principal use unit foundatio n size 24 5 in./12 in. no minimum soffit [4] Duplex 30 10 [2]20 30 2.5 stories 35 feet 1,050 foundatio n 1,400 finishable 24 Townhouse Multi- family Building 30 10 20 30 2.5 stories 35 feet 24 [1]: For the Original Plat of Monticello and Lower Monticello, where adjacent structures (excluding accessory buildings within same block) have front yard setbacks different from those required, the front yard minimum setback shall be the average of the adjacent structures. If there is only one adjacent structure, the front yard minimum setback shall be the average of the required setback and the setback of the adjacent structure. [2]: Interior side yard setbacks for single-family homes on lots of record with a lot width 66 feet or less in the Original Plat of Monticello and Lower Monticello shall be at least six feet. [3]: Finishable and finished square footage is exclusive of required attached garage floor area [4]: Roof gables, shed roofs, dormers and porch roofs to allow for a lower pitch to incorporate as an architectural feature, provided no such exempted roof areas shall comprise any more than 20% of the total horizontal roof area of a structure as measured from a bird’s eye plan view. Accessory Structure s and Uses - An attached garage shall be included with all principal residential structures in the R-1 district. - See § 153.092(B) for all general standards and limitations on accessory structures. -The minimum floor area for all required attached garages shall be 450 sq. ft. - No portion of any attached garage may be more than 10 feet closer to the street that the principal structure. - Except for single-family buildings, any driveway leading directly to an attached garage may not exceed 18"in width at the front yard property line. Other Regulations to Consult (not all inclusive) - § 153.042, Common District Requirements - § 153.043(B), Standards Applicable to All Residential Base Zoning Districts - § 153.070, Building Materials - § 153.067, Off-Street Parking - § 153.060, Landscaping and Screening Standards (G) Traditional Neighborhood Residential District (T- N). The purpose of the "T-N" Traditional Neighborhood Residential District is to provide for medium density, single-family, detached residential dwelling units and directly related complementary uses. (1) Minimum lot area: 5,500 sq. ft. (2) Minimum lot width: 55 ft. (3) Minimum lot depth: 100 ft. Typical T-N Lot Configuration TABLE 3-7: T-N DEVELOPMENT STANDARDS Required Yards (in feet) Max Height (stories/f t.) Minimum Floor Area (sq. ft.) Minimu m Building Width (ft.) Minimum Pitch & Soffit (vertical rise/horizon tal run) Front [1] Interior Side Street Side Rear TABLE 3-7: T-N DEVELOPMENT STANDARDS Required Yards (in feet) Max Height (stories/f t.) Minimum Floor Area (sq. ft.) Minimu m Building Width (ft.) Minimum Pitch & Soffit (vertical rise/horizon tal run) Front [1] Interior Side Street Side Rear Single- Family Building 25[1]10 20 30 [2] 2.5 stories 35 feet 1,050 foundation/ 2,000 finishable [2] 24 5 in./12 in. no minimum soffit [5] [1]: The minimum width of the dimension of the principal building living area across the front building line shall be no less than 12 ft., which may include a usable porch of at least 6 ft. in depth. The maximum building line of the attached garage may be no more than 20 ft. across the front building line. [2]: Finishable square footage is exclusive of required attached accessory space garage floor area. Accessor y Structure s and Uses - An attached garage shall be included with all principal residential structures in the T-N district. - See § 153.092(B) for all general standards and limitations on accessory structures. - The minimum floor area for the required attached garage shall be 480 sq. ft. - For front-loaded attached garages, no portion of any garage space may be more than five feet closer to the street than the front building line of the principal use (including porch). - No private driveway leading to an accessory structure may exceed 24 ft. in width at the front yard property line. Driveways shall be offset and separated to maximize on-street parking capacity. Other Regulations to Consult (not all inclusive) - § 153.042, Common District Requirements - § 153.043(B), Standards Applicable to All Residential Base Zoning Districts - § 153.070, Building Materials - § 153.067, Off-Street Parking - § 153.060, Landscaping and Screening Standards (H) Medium Density Residence District (R-3). The purpose of the “R-3” Medium Density Residential District is to provide for medium density housing in multiple-family structures ranging up to and including 12 units and directly related, complementary uses. (1) Base lot area. (a) Minimum townhouse: 20,000 sq. ft. (b) Minimum multi-family: 30,000 sq. ft. (2) Base lot width. Minimum: 80 ft. Typical R-3 Lot Configuration TABLE 3-8: R-3 DEVELOPMENT STANDARDS PUD Options for Multi-Family Buildings R-3 District Townhouse (4-10 units/building)R-3 District Multi-Family (5-12 units/building) TABLE 3-8: R-3 DEVELOPMENT STANDARDS PUD Options for Multi-Family Buildings R-3 District Townhouse (4-10 units/building)R-3 District Multi-Family (5-12 units/building) Base Lot Area (minimum)20,000 sf.30,000 sf. Base Lot Width (minimum)80 ft.80 ft. Gross Density 3-7 du/acre 8-12 du/acre Max Density w/o PUD 4.0 du/acre 8.5 du/acre Net lot area per du 4,500 sf/du, maximum 3,500 sf/du, maximum Front setback 30 feet 40 feet Corner side setback 25 feet 30 feet Interior side setback 20 feet 20 feet Rear setback to building 30 feet 40 feet Clear open space setback from ROW 25 feet 30 feet Clear open space setback from Property Line 10 feet 30 feet Buffer Req. to Single-Family B buffer B buffer Common open space per du NA 500 sf/du Landscaping 16 ACI/acre +2 shrubs per 10 feet bldg. perimeter 16 ACI/acre +2 shrubs per 10 feet bldg. perimeter Parking requirements 1.2 spaces/bedroom, with 1 space/bedroom enclosed 1.2 spaces/bedroom, with 1 space/bedroom enclosed Architecture 20% street min frontage covered with enhanced materials 20% street min frontage covered with enhanced materials Roofs 5:12 pitch or roofline or building line articulation, including flat and/or varied rooflines, parapets, canopies or other similar features which increase architectural interest and variability. 5:12 pitch or roofline or building line articulation, including flat and/or varied rooflines, parapets, canopies or other similar features which increase architectural interest and variability. Unit square feet 1,000 sf. finished floor area per unit, minimum Average 1,000 sf. finished floor area per unit, minimum Garages Attached Enclosed, may be detached TABLE 3-8: R-3 DEVELOPMENT STANDARDS PUD Options for Multi-Family Buildings R-3 District Townhouse (4-10 units/building)R-3 District Multi-Family (5 -12 units/building) TABLE 3-8: R-3 DEVELOPMENT STANDARDS PUD Options for Multi-Family Buildings R-3 District Townhouse (4-10 units/building)R-3 District Multi-Family (5 -12 units/building) Garage Setback 30 feet from ROW (35 feet from curb of private street) May not access street directly – must be served by interior driveway Garage Doors Maximum 16 feet width facing street. No smooth panel doors. No smooth panel doors – detached buildings must match principal building materials and include architectural fenestration on sides facing residentially zoned property or public right- of-way Landscaping Special landscape features including water features, recreational structures, patios, etc. Increased landscape quantities and/or Sizes beyond code minimums; Special landscape features including water features, recreational structures, patios, etc. Open Space -- Increased open space areas per unit beyond code minimums of 10% or more Parking --All required garage parking attached to principal building Building Materials Increased use of stone, brick beyond front, or on other exterior walls Increased use of stone, brick beyond front, or on other exterior walls Architecture Extensive use of ornamental features, building and/or roofline articulation, fenestration and building wall undulation atypical of other buildings in similar zoning districts Extensive use of ornamental features, building and/or roofline articulation, fenestration and building wall undulation atypical of other buildings in similar zoning districts Site Work Use of decorative paving materials in parking, sidewalks, etc.; Extensive use of ornamental site lighting or similar features. Use of decorative paving materials in parking, sidewalks, etc.; Extensive use of ornamental site lighting or similar features. Housing for Seniors restricted to 55 years of age or more Accommodations to design and density through PUD process only Accommodations to design and density through PUD process only (I) Medium-High Density Residence District (R-4). The purpose of the “R-4”, Medium- High Density Residential District is to provide for medium to high density housing in multiple- family structures of 13 or more units per building, and at densities of between ten and 25 units per acre. The district is intended to establish higher density residential opportunities in areas appropriate for such housing, to be determined by the city on a case by case basis. This district is intended to provide exclusively multiple-family housing as defined in this chapter, as opposed to lower density housing types such as townhouses, two-family homes, or single family homes. The City of Monticello shall zone land to the R-4 District only when, in its sole discretion, all aspects of the property support the potential uses of the R-4 District, including location, private and public services, and compatibility with existing and future land uses in the area. In making a determination as to the suitability of a site for R-4 rezoning, the city will prioritize the following site and area factors: (1) Replacement land uses. R-4 zoning fits the following zoning categories and circumstances: (a) Land already zoned for R-3 Medium Density Residential District. (b) Land currently zoned for commercial uses, but which would not be considered "prime" commercial and critical to "Successful Commercial Centers and Corridors" consistent with the City's 2040 Vision + Plan. (2) Proximity to other residential neighborhoods. (a) R-4 zoning may be allowed in proximity to other medium to high density residential areas, however the nature and concentration of existing multi-family structures shall be carefully considered to avoid an over concentration of these uses. (b) R-4 zoning may be allowed in proximity to lower residential uses, if it is determined that the high density site can address the site and area factors provided here. (3) Architectural compatibility and building massing. (a) In the vicinity of lower density residential areas, R-4 District buildings need to be lower profile with regards to size and mass, or need to be screened or buffered by distance and natural features. (4) Requirement for adequate public facilities. High density residential development shall be located to provide for the following essential services and amenities: (a) Access to public parks, pathways, and open space, without overburdening them. R-4 development may be required to provide additional facilities to meet the city's open space planning policies. (b) Connection to public utilities. (c) Access to major streets, or at the very minimum, avoidance of traffic generation that would utilize local streets in lower density residential areas. (d) Proximity to commercial and/or medical services. (5) Minimum and maximum density: ten units minimum – 25 dwelling units maximum per acre. TABLE 3-9: R-4 DEVELOPMENT STANDARDS TABLE 3-9: R-4 DEVELOPMENT STANDARDS PUD Options for Multi-Family Buildings R-4 District Multi-Family (13+ units/building) Base Lot Area 30,000 sf. Gross Density 10-25 du/acre Max Density w/o PUD NA Net lot area per du Max 1,750 sf/du Front setback 100 feet Corner side setback 40 feet Interior side setback 30 feet Rear setback to building 40 feet Clear open space setback from ROW 60 feet Clear open space setback from Property Line 40 feet - no more than 50% of any yard facing a street covered with parking/drive aisles Buffer Req. to Single-family C buffer Common open space per du 500 sf/du Landscaping 2 ACI/ 2,500 sf. open space + 4 shrubs /10 feet bldg. perimeter Parking requirements 1.2 spaces/bedroom, with max 1.1 space/du uncovered Architecture 20% street min frontage covered with enhanced materials, horizontal siding of steel or cement-board only (no vinyl or aluminum) Roofs 5:12 pitch, plus roof ridge line articulation of 3 feet min. or roofline or building line articulation, including flat and/or varied rooflines, parapets, canopies or other similar features which increase architectural interest and variability. Unit square feet 800 sf. minimum finished floor area per unit average, with no more than 10% of the units as studio units Garages Attached or Underground Detached accessory garages allowed only after base requirements are met; requires authorization through Conditional Use Permit Garage Setback May not access street directly – must be served by interior driveway Garage Doors Must include glass and decorative panels if visible from public street or adjoining residentially zoned property Landscaping Increased landscape quantities and/or sizes beyond code minimums; Special landscape features including water features, recreational structures, patios, etc Open Space Increased open space areas per unit beyond code minimums of 10% or more Parking All required garage parking underground Building Materials Increased use of stone, brick beyond front, or on other exterior walls Architecture Extensive use of ornamental features, building and/or roofline articulation, fenestration and building wall undulation atypical of other buildings in similar zoning districts Site Work Use of decorative paving materials in parking, sidewalks, etc.; Extensive use of ornamental site lighting or similar features. Housing for Seniors restricted to 55 years of age or more Accommodations to design and density through PUD process only (J) Mobile and Manufactured Home Park District (M- H). The purpose of the “M-H” manufactured home park district is to provide for manufactured home users and directly related uses. (1) Base density: 4,000 sq ft per unit (10.9 units per gross acre). (2) Base lot area. Minimum: 5 acres. (3) Base lot width. Minimum: 200 ft. Typical M-H Lot Configuration TABLE 3-10: M-H DEVELOPMENT STANDARDS Required Yards (in feet) Max Height (stories/ Minimum Floor Area Minimum Building Width (ft.) Minimum Roof Pitch & Soffit (vertical rise/horizon tal Front Interior Side Street Side Rear ft.) (sq. ft.) run) Manufactured Home Building See § 153.091(C)(4) for all regulations governing manufactured home parksDetached Accessory Structures (Ord. 799, passed 2-27-2023; Ord. 806, passed 8-14-2023) § 153.091 USE-SPECIFIC STANDARDS. (A) General regulations applicable to all uses. (1) Combination uses. In commercial and industrial base zoning districts, combination uses may be allowed within the principal building with each use subject to all regulations in this chapter. (2) Nuisances prohibited. In addition to any nuisance provisions within city code, the following shall apply: (a) Refuse and garbage. 1. In all districts, all refuse, rubbish, or garbage shall be kept in an enclosed building or properly contained in a closed container designed for such a purpose. 2. The owner of vacant land shall be responsible for keeping the land free of refuse, rubbish, or garbage. (b) Glare. 1. Any lighting used to illuminate off-street parking area, sign, or other structure, shall be arranged as to deflect light away from any adjoining residential zone or from the public streets. 2. Direct or sky-reflected glare, where from floodlights or from high temperature processes such as combustion or welding, shall not be directed into any adjoining property. 3. The source of lights shall be hooded or controlled in some manner so as not to cast light on adjacent property. 4. Bare incandescent light bulbs shall not be permitted in view of adjacent property or public right-of-way. 5. Any light or combination of lights which cast light on a public street shall not exceed one foot candle (meter reading) as measured from the center line of said street. 6. Any light or combination of lights which cast light on residential property shall not exceed 0.4 foot candles (meter reading) as measured from said property. (c) Smoke. The emission of smoke by any use shall be in compliance with and regulated by the State of Minnesota Pollution Control Standards, Minnesota Regulation APC 1-15. (d) Dust and other particulated matter. The emission of dust, fly ash, or other particulated matter by any use shall be in compliance with and regulated by the State of Minnesota Pollution Control Standards, Minnesota Regulation APC 1-15. (e) Noise. Noises emanating from any use shall be in compliance with and regulated by the State of Minnesota pollution control standards and rules. In no case shall noise emanations constitute a nuisance as defined and regulated by this code. (3) Building and structure location. All buildings and structures shall be so placed so that they will not obstruct future streets which may be constructed by the city in conformity with existing streets and according to the system and standards employed by the city. (4) Cannabis-related businesses. (a) Findings and purpose. 1. The City of Monticello (hereinafter "city") makes the following legislative findings: The purpose of this division is to implement the provisions of M.S. Ch. 342, as amended from time to time, which authorizes the city to protect the public health, safety, welfare of city residents by regulating cannabis businesses within the legal boundaries of city. 2. The city finds and concludes that the proposed provisions are appropriate and lawful land use regulations for city, that the proposed amendments will promote the community's interest in reasonable stability in zoning for now and in the future, and that the proposed provisions are in the public interest and for the public good. (b) Authority and jurisdiction. The city has the authority to adopt this division pursuant to: 1. M.S. § 342.13(c), as amended from time to time, regarding the authority of a local unit of government to adopt reasonable restrictions of the time, place, and manner of the operation of a cannabis business provided that such restrictions do not prohibit the establishment or operation of cannabis businesses. 2. M.S. § 342.22, as amended from time to time, regarding the local registration and enforcement requirements of state-licensed cannabis retail businesses and lower-potency hemp edible retail businesses, subject to any Joint Powers Agreement with Wright County which explicitly supersedes these regulations. 3. M.S. § 152.0263, subd. 5, as amended from time to time, regarding the use of cannabis in public places. 4. M.S. § 462.357, as amended from time to time, regarding the authority of a local authority to adopt zoning ordinances. (c) Any cannabis-related business or lower-potency hemp edible business licensed by the State of Minnesota under M.S. Ch. 342, as amended from time to time, shall be subject to the following requirements, in addition to any specific standards in this section, and other reasonable regulations required as a condition of any zoning permit issued for such uses. 1. No cannabis-related business use shall operate outside of the hours of operation established by M.S. Ch. 342, as amended from time to time, or those established by the city, whichever is more restrictive. 2. No cannabis-related business use shall operate or occur on property used for residential purpose. 3. No cannabis-related business use shall create odors that are detectable beyond the property lines of such use. 4. The facility shall display its state-issued license on the interior of the facility, visible to the public, at all times. 5. No person or facility shall dispose of cannabis or cannabis- containing products in an unsecured waste receptacle not in possession and control of the licensee and designed to prohibit unauthorized access. 6. All cultivation, processing, storage, display, sales or other distribution of cannabis shall occur within an enclosed building and shall not be visible from the exterior of the building. 7. Outdoor storage is prohibited for all cannabis-related uses. 8. Cannabis-related business uses shall comply with the city's sign regulations. 9. Cannabis-related business uses shall comply with all other applicable standards of the Monticello Zoning Ordinance and city code. 10. Buffers. No cannabis-related business use shall be located closer to any property occupied by any of the following uses, measured as a horizontal distance from the closest point of the property on which the cannabis business is located to the closest point of the property occupied by: a. School: 1,000 feet. b. Daycare: 500 feet from any day care facility that is located in a zoning district where cannabis businesses are not allowed. This buffer shall not apply to day care facilities that are located in a zoning district in which a cannabis business is allowed. c. Residential treatment facility: 500 feet. d. Public park: 500 feet from attractions within a public park regularly used by minors. Public parks included shall be as identified in the city's most currently adopted park system or master plan. This buffer shall not apply to sidewalks or trails, or other public lands. (B) Regulations for agricultural uses. (1) Agriculture. (a) Agricultural related buildings and structures including farm dwellings shall be subject to Minnesota Pollution Control Standards. (b) Agricultural uses shall not include commercial feed lots or other commercial operations. (c) The keeping and/or raising of livestock raising shall be prohibited in all zoning districts except for the A-O District. (2) Agricultural sales. All agricultural sales businesses shall adhere to the following: (a) Activities shall be limited to those listed within the definition for an agricultural sales business. (b) The agricultural sales business shall be located on land owned or leased by the producer or the operator of the business, and not within or on any public rights-of-way or easements. (c) The operator must be able to demonstrate at all times to the city that there is sufficient access, parking and maneuvering space, that the location and adequacy of approaches are sufficient, that there is suitable and safe access for pedestrians, and that customer parking is away from the travel way and in close proximity to the agricultural sales business. (d) All waste materials shall be enclosed in containers provided on the site, and shall not generate any nuisance impacts on adjacent properties. (e) All sidewalks, roadways, and parking areas shall be treated as necessary to eliminate dust nuisance impacts on adjacent properties. (3) Community garden. (a) Prior to a parcel being utilized as a community garden, the landowner shall be required to secure an annual community garden permit from the Community Development Department. (b) Each community garden must have two or more gardeners as a prerequisite for obtaining a permit to ensure code and permit guidelines are followed. (c) Unused plots and common areas shall be maintained and kept free of weeds, dead plant materials, and other debris/garbage. (d) Containers, including water bins, and planters, shall not hold standing water unless they are completely covered. (e) Composting of vegetative matter is allowed (leaves, plants, wood chips, etc.); composting of meat, human or pet waste is prohibited. (f) Overhead lighting is prohibited. (g) Signage is limited to a single, non-illuminated, single sided sign of four square feet. (4) Stables. (a) Animal building, holding, grazing, and exercise areas are located a minimum of 1,000 feet from any residential, commercial, or industrial use district. (b) The land area of the property containing such use of activity meets the minimum established for the district. (c) All applicable requirements of the State Pollution Control Agency are complied with. (C) Regulations for residential uses. (1) General regulations for all dwellings. All dwellings located in any residence district shall conform to the following minimum requirements in addition to the specific requirements applicable to the individual residence districts: (a) Except for in the M-H zoning district, all dwellings shall be placed on a permanent foundation which complies with the Minnesota State Building Code, and which are solid for the complete circumference of the dwelling. (b) All dwellings shall have a minimum width and depth of 20 feet, exclusive of porches, entryways, or attached storage sheds. (c) All dwellings shall be served by public sanitary sewer and water. (d) Direct vehicular access to residential units from arterial or collector roadways shall be prohibited unless no other reasonable alternative exists as determined by the Community Development Department. (e) In addition to standards applicable to all houses in residential districts, manufactured homes, as defined by Minnesota Statutes, shall be built in compliance with the Minnesota Manufactured Homes Building Code and all statutory requirements (see M.S. §§ 327.31 through 327.35, as they may be amended from time, on manufactured homes). (f) No cellar, basement, garage, tent, trailer, motor vehicle or accessory building shall at any time be used as an independent residence or dwelling unit, either temporarily or permanently. Tents, play houses or similar structures may be used for play or recreational purposes. (g) Except for dwellings classified as elderly (senior citizen) housing, the minimum floor area per dwelling unit shall be as prescribed in individual zoning district regulations. (h) Apartment and condominium dwelling units shall only be located in multiple-family buildings or in buildings within the CCD district as regulated by this chapter. (2) Attached dwelling. (a) Regulations applicable to all attached dwelling types. 1. Size of development. All attached dwelling developments that contain more than two structures with dwelling units and/or having a structure containing more than ten dwelling units shall require a conditional use permit. 2. Usable open space. Except for mixed use projects in the CCD District, each multiple-family dwelling site or townhouse site shall contain at least 500 square feet of usable open space for each dwelling unit contained thereon, or a minimum of 30% green space, whichever is greater. For the purposes of this chapter, green space shall include lawn, shrubs, trees, or other planted open space usable for gardens, shade, or recreation and shall not include planted areas between parking areas or sidewalks and parking areas which are less then ten feet in width, nor shall it include any part of the public right-of-way, delineated wetland(s), or required stormwater ponding areas below the ten-year flood elevation. (b) Duplex and two-family dwellings. 1. A minimum of two off-street parking spaces per unit shall be provided within an enclosed garage of at least 400 square feet. 2. All driveways and required off-street parking spaces shall be surfaced with concrete, bituminous or approved equivalent. 3. Legal nonconforming single-family dwellings located within R-3 Zoning Districts may be converted to duplex dwellings by conditional use permit where environmental conditions on the property support preservation of trees, drainage patterns, or other related features. (c) Townhouse. 1. No building shall contain more than eight dwelling units. 2. Each dwelling unit shall have separate and individual front and rear entrances. 3. Private driveways for garages in townhouse developments shall provide a minimum of 20 feet worth of parking space which does not interfere with the use of public sidewalks or trails. 4. Setbacks: a. Buildings in townhouse developments shall be located at least 20 feet apart and 20 feet from the back of the curb of a private roadway. b. The applicable setbacks required in the underlying zoning district shall be met along the perimeter lot lines of the development and along all public roadways. (d) Multiple-family. 1. Development of a multiple-family building shall be compatible with the existing and planned land use of the area and conflicts shall not be created between commercial and residential use and activities. 2. If in the R-2 district, multiple-family buildings shall be limited to four dwelling units. 3. If in the B-2 District, multiple-family buildings shall be adequately served by a collector or arterial street. 4. If in the B-1, B-2 or CCD district, multiple-family units shall be in the form of apartments or condominiums located above the first floor of the building, unless otherwise authorized to be on the first floor by a conditional use permit meeting the following additional standards: a. The proposed site for residential use is consistent with the goals and objectives of the City's Comprehensive Plan and detailed in the Comprehensive Plan Amendment entitled "Downtown Monticello Small Area Plan." b. The proposed site does not interrupt the flow of commercial pedestrian traffic in the “CCD” district. c. Density for ground floor residential units shall not exceed one unit per 9,000 square feet of lot area, exclusive of land area utilized by, or required for, permitted uses on the property. 5. Multiple-family housing in the R-3, B-1, B-2 or CCD zoning districts shall be subject to the requirements found in Table 3-8 of § 153.043. 6. Multiple-family housing in the R-4 zoning district shall be subject to the requirements found in Table 3-9 of § 153.043. (3) Group residential facility. (a) Licensed day care facilities qualifying as group residential facilities shall adhere to the following: 1. No overnight facilities are provided for the children served. Children are delivered and removed daily. 2. All state laws and statutes governing such use are strictly adhered to and all required operating permits are secured. (b) Group residential facility, multi-family. 1. Group residential facility, multi-family shall require authorization through a conditional use permit following the provisions of § 153.028(D), subject to the following conditions: a. Density of residents shall equal no more than one person per 520 square feet of total net livable area in the principal dwelling. b. Living accommodations for on-site resident staff shall be deducted from the principal dwelling square footage for purposes of determining density in division (1) above. c. The property shall be developed to provide two off-street parking spaces for staff and one space per three residents for visitors. d. Parking areas shall be paved with concrete or bituminous surface, and shall meet all other standards of parking lot design in this chapter, with the exception that the use shall be exempt from curb requirements. e. The property shall maintain a minimum of 30% landscaped green space based on the gross area of the property. f. The building shall be designed and constructed to be consistent with the architectural character of the neighborhood in which it is located. (4) Manufactured homes/manufactured home park. (a) Manufactured homes in general. All manufactured homes within the City of Monticello shall be built in conformance with the manufactured home building code and comply with all provisions of this chapter. (b) Manufactured home parks. Development of new manufactured home parks shall be encouraged to use the planned unit development (PUD) process to allow the city to vary or modify the strict application and requirements for manufactured home parks to more readily accommodate this type of development. However, absent development through a PUD, the following requirements shall apply: 1. In general: a. The minimum total manufactured home park area shall be five acres. b. Each designated manufactured home site shall not be less than 2,500 sf. c. Notwithstanding the type of development concept used, the maximum density shall be 13 manufactured homes per acre. d. Manufactured homes shall be the only permitted dwelling type in a manufactured home park. e. No tents shall be used for other than recreational purposes in a manufactured home park. f. There shall be no outdoor camping anywhere in a manufactured home park. g. Laundry and clothing shall be hung out to dry only on lines located in Council approved areas established and maintained exclusively for that purpose. h. Adequate storm shelters for all residents of the manufactured home park shall be provided on-site. i. No part of any manufactured home park shall be used for non-residential purposes, except such uses that are required for the direct servicing and well-being of park residents and for the management and maintenance of the park. j. All manufactured homes must be securely anchored in a manner which meets shoreland district requirements (if within a shoreland district) and applicable state requirements for resisting wind forces. 2. Grading, drainage and groundcover: a. Condition of soil, ground water level, drainage, topography shall not create hazards to the property or the health and safety of the occupants. b. The ground surface in all parts of every manufactured home park shall be graded and equipped to drain all surface water in a safe, efficient manner. c. Exposed ground surfaces in all parts of every manufactured home park shall be paved or covered with stone, screening or other solid material, or protected with a grass that is capable of preventing soil erosion and of eliminating objectionable dust. d. No portion of a manufactured home park shall be subject to unpredictable or sudden flooding. 3. Setbacks and lot requirements: a. Manufactured homes shall be separated from each other and from other buildings and structures by at least 15 feet. b. An accessory structure such as an awning, cabana, storage cabinet, carport, windbreak, and porch which has an opaque top or roof, shall, for purposes of all separation requirements, be considered to be part of the manufactured home. However, applicable building code separation requirements shall still apply as applicable. c. There shall be a minimum distance of twenty feet between the manufactured home stand and abutting park street. d. All manufactured homes, off-street parking spaces, and structures shall be located at least thirty feet from any property boundary line abutting upon a public street or highway and at least thirty feet from other property boundary lines. e. Each manufactured home site shall have frontage on an approved roadway and the corner of each manufactured home site shall be marked and each site shall be numbered. f. Dedicated storage area(s) and building(s) shall be for the sole use of the residents of the manufactured home park and are not available for use by non-residents. 4. Screening and open space: a. All manufactured home parks located adjacent to residential, recreational, commercial or industrial land uses shall provide screening such as fences, shrubs, trees along the property boundary line separating the park and such uses, and shall be maintained by the state license holder in a neat and orderly manner. b. A minimum of 2,000 sf. for every acre, or part thereof, in a manufactured home park shall be provided for definable play areas and open space. Such areas of open space and play area shall not be areas included within any setback nor shall they include any areas of less than twenty feet in length or width. 5. Parking. Each manufactured home site shall be served by two off-street parking spaces for automobiles. 6. Utilities: a. All manufactured homes shall be connected to a public water and sanitary sewer system or a private water and sewer system approved by the State Department of Health. b. All installations for disposal of surface stormwater must be approved by the city. c. All utility connections shall be as approved by the city. d. The source of fuel for cooking, heating, or other purposes at each manufactured home site shall be as approved by the city. e. All utilities shall be underground; there shall be no overhead wires or supporting poles except those essential for street or other lighting purposes. f. No obstruction shall be permitted that impedes the inspection of plumbing, electrical facilities, and related manufactured home equipment. g. The method of garbage, waste, and trash disposal must be approved by the city. h. Owner shall pay any required sewer and connection fees to the city. 7. Lighting: a. Artificial light shall be maintained during all hours of darkness in all buildings containing public toilets, laundry equipment, and the like. b. The manufactured home park ground shall be lighted as approved by the city from sunset to sunrise. 8. Accessory structures: a. Accessory storage buildings serving the overall park and not an individual unit in manufactured home parks, if not reviewed and approved as part of a PUD, shall be conditionally permitted subject to the following additional requirements: (i) The storage building and any accompanying outdoor storage area shall be for the sole use of the residents of the manufactured home park and shall not be used by non-residents. (ii) Accompanying outdoor storage areas shall be fully screened from surrounding manufactured home units and adjacent properties. b. For individual residential units within a mobile or manufactured home park, the following standards shall apply: (i) Only one detached accessory structure, major or minor, shall be allowed. (ii) The maximum area of a detached accessory structure shall be 300 square feet. (iii) The maximum height of the structure shall be 15 feet as measured at the median height of the roof. (iv) The detached accessory structure may not be located between the front line of the residential unit and the park access road. (v) Such structure shall be located five feet from any other structure. (vi) The location of accessory structures shall be permitted only with the permission of the manufactured home park owner. (vii) Detached accessory structures exceeding 300 square feet shall require authorization through conditional use permit, which shall be subject to the following requirements: A. Permission of the park owner. B. Detached accessory structure shall have access to the park road. C. No other detached accessory structure shall be permitted. D. The maximum height of the structure shall be 15 feet as measured at the median height of the roof. (D) Regulations for civic and institutional uses. (1) Active park facilities – private. Private park facilities must be operated only for the enjoyment and convenience of the associated residents and their guests. (2) Assisted living facilities. (a) The development must be contained on an single parcel; 30% of the parcel must be preserved as open space at least two-thirds of which shall be useable. (b) To continue to qualify for the senior citizen housing classification, the owner or agent shall annually file with the Community Development Department a certified copy of a monthly resume of occupants of such a multiple dwelling, listing the number of tenants by age. (c) One off-street loading space shall be provided in compliance with § 153.068, Off-Street Loading Spaces. (d) Elevator service shall be provided to each floor level which contains senior housing units. (e) Efficiency units shall be a minimum floor area of 440 square feet, and shall not exceed 20% of the total number of apartments in a multiple dwelling, or the maximum established in the district, whichever is less. (f) One bedroom units shall be a minimum floor area of 520 square feet. (3) Cemeteries. (a) New cemeteries shall be located on a site or parcel with an area of at least two and one-half acres. (b) New cemeteries shall be located on a site or parcel that fronts an arterial or collector street. (c) Cemeteries shall include adequate space for the parking and maneuvering of funeral processions. (d) Interments shall take place at least 50 feet from any lot line. (e) Cemeteries shall not be located within one-half mile of Interstate Highway 94. (4) Hospitals. A hospital shall: (a) Be located on a site of at least five acres. (b) Be located on a parcel that fronts or has direct access to an arterial or collector street. (c) Be served by public water and wastewater systems. (d) Side yards shall be double the minimum requirements established for the applicable district. (e) When abutting a residential use in a residential use district, the property shall be screened with an aesthetic buffer (Table 4-2, Buffer Type "B") in accordance with § 153.060(G). (f) Adequate off-street parking and access is provided in compliance with § 153.067 and that such parking is adequately screened and landscaped from surrounding and abutting residential uses in compliance with § 153.060(F). (g) Adequate off-street loading and service entrances are considered and satisfactorily provided in accordance with § 153.068. (h) Exterior lighting standards outlined in § 153.063 shall be met. (5) Nursing or convalescent home. (a) Side yards shall be double the minimum requirements established for the applicable district. (b) When abutting a residential use in a residential use district, the property shall be screened with an aesthetic buffer (Table 4-2, Buffer Type “B”) in accordance with § 153.060(G). (c) One off-street loading space in compliance with § 153.067 is installed. (6) Places of public assembly. (a) Institutions on parcels exceeding 20,000 square feet in area shall be located with direct frontage on, and access to, a collector or arterial street. (b) The buildings are set back from adjoining residential districts a distance no less than double the adjoining residential setback. (c) When abutting a residential use in a residential use district, the property shall be screened with an aesthetic buffer (Table 4-2, Buffer Type “B”) in accordance with § 153.060(G). (d) Adequate off-street parking and access is provided on the site or on lots directly abutting or directly across a public street or alley to the principal use in compliance with § 153.067 of this chapter and that such parking is adequately screened and landscaped from surrounding and abutting residential uses in compliance with § 153.060(F). (e) Adequate off-street loading and service entrances are considered and satisfactorily provided. (f) Public assembly in the B-3 District: 1. Shall only be allowed on properties of ten acres in size or more, except that the city may consider such uses on smaller properties by interim use permit, subject to the following requirements: a. The applicant for an IUP would enter into a development agreement specifying the duration of the IUP, with a time limitation. b. The applicant would be able to demonstrate that the interim occupancy would not interfere with other commercial uses of the property, either in the nature of the use, the times of operation, or demand for services, such as parking or other impacts. c. The IUP would expire upon the end of the specified term, or when the applicant vacates the property, and would not be transferable to another similar public assembly use. d. Changes in scope or nature of the proposed use, operation, or other elements would require amendment to the IUP and the development contract, or a new IUP, depending on the change. e. No such IUP, subsequent amendment, or reapplication may result in a duration of the subject use for more than ten years of cumulative and continuous occupancy. 2. Public assembly uses in the B-3 District must occupy buildings of at least 20,000 gross square feet of area. 3. Public assembly uses in the B-3 District shall provide off-street parking areas that are designed to meet their unique traffic patterns and parking accumulation ratios. For the B-3 district, the requirement shall be one parking space per two and one-half seats in the main assembly area, based on the building code calculation for maximum occupancy. 4. Proposed public assembly applications in the B-3 District will be required to provide a traffic study demonstrating peak traffic periods, and the ability to manage traffic loads without negatively impacting the adjoining public streets. Private and/or public street improvements may be required to ensure no negative impacts. 5. CUP applications for public assembly uses in the B-3 District will require the identification of the principal use, and those other uses of the subject property that are proposed as accessory uses. All such uses must be allowed in the B-3 District. (g) In the CCD, the following conditions shall apply: 1. Building architecture shall be designed to reflect retail street-level architecture as defined in the City’s Comprehensive Plan, and detailed in the Comprehensive Plan Amendment entitled “Downtown Monticello Small Area Plan.” 2. Site planning shall minimize parking lot development adjacent to public area in the district, including streets, pathways, and open spaces. (7) Public buildings or uses: (a) When abutting a residential use in a residential use district, the property shall be screened with an aesthetic buffer (Table 4-2, Buffer Type “B”) in accordance with § 153.060(G). (b) Conformity with the surrounding neighborhood is maintained and required setbacks and side yard requirements are met. (c) Adequate off-street parking and access is provided on the site or on lots directly abutting the principal use in compliance with § 153.067 and that such parking is adequately screened and landscaped from surrounding and abutting residential uses in compliance with § 153.060(F). (d) Adequate off-street loading and service entrances are considered and satisfactorily provided in accordance with § 153.068. (e) Exterior lighting standards outlined in § 153.063 shall be met. (8) Public warehousing, temporary. (a) The use shall be allowed by interim use permit, with a termination date of no later than five years from the date of approval. (b) The interim use shall apply to public storage of equipment only, and shall not apply to any private entity, either during or after the term of the permit. (c) The use, if not allowed as a permitted principal use, may be a “secondary use” allowed on the property, separate and unrelated to the principal use. (d) The use shall occupy indoor storage only, in one or more existing buildings, and shall not include outdoor storage. (e) The use shall otherwise meet all zoning and building code standards. (f) The use shall not interfere with other permitted, conforming private uses of the property, nor with the provision of public services to the property or the neighborhood in which it is located. (g) No signage shall be allowed identifying the use, other than permitted directional signage on the property. (9) Pre-K-12 schools (public or private): (a) Educational institutions on parcels exceeding 20,000 square feet in area shall be located with direct frontage on, and access to, a collector or arterial street. (b) The buildings are set back from adjoining residential districts a distance no less than double the adjoining residential setback. (c) When abutting a residential use in a residential use district, the property shall be screened with an aesthetic buffer (Table 4-2, Buffer Type “B”) in accordance with § 153.060(G). (d) Adequate off-street parking and access is provided on the site or on lots directly abutting or directly across a public street or alley to the principal use in compliance with § 153.067 and that such parking is adequately screened and landscaped from surrounding and abutting residential uses in compliance with § 153.060(F). (e) Adequate off-street loading and service entrances are considered and satisfactorily provided in accordance with § 153.068. (f) Exterior lighting standards outlined in § 153.063 shall be met. (g) If locating within an industrial zoning district: 1. A specified termination date is documented. 2. The proposed parcel has adequate improved parking to accommodate the student capacity. 3. The proposed building is constructed or altered only in ways which do not interfere with future refitting for industrial use. (h) Buildings and structures must comply with building code requirements as adopted by the City of Monticello. (10) Utilities (major). (a) An electrical power facility, substation, or transmission station as a principal use of property shall be set back at least 100 feet from all lot lines. Service or storage yards shall be prohibited. (b) All commercial WECS systems shall adhere to the requirements of § 153.071. (E) Regulations for commercial uses. (1) Adult uses: See § 153.046(T). (2) Auction house. (a) The architectural appearance and function plan of the building and site shall not be so dissimilar to the existing buildings or area as to cause impairment in property values or constitute a blighting influence within a reasonable distance of the lot. (b) When abutting a residential use, the property shall be screened with at least a semi-opaque buffer (Table 4-2, Buffer Type “C”) in accordance with § 153.060(G). (c) Parking areas shall be landscaped and screened from view in compliance with § 153.060(F). (d) Off-street parking shall comply with § 153.067. (e) Vehicular access points shall be limited, shall create a minimum of conflict through traffic movements, and shall be subject to the approval of the Community Development Department. (f) All lighting shall be in compliance with § 153.063. (g) The entire area shall have a drainage system which is subject to the approval of the Community Development Department. (h) All signing and information or visual communication devices shall be in compliance with § 153.064. (i) The use shall require authorization through a conditional use permit following the provisions of § 153.028(D). (j) All conditions pertaining to a specific site are subject to change when the Council, upon investigation in relation to a formal request, finds that the general welfare and public betterment can be served as well or better by modifying the conditions. (k) No pets or livestock may be sold at this auction sales facility. (l) Provisions must be made to control and reduce noise when adjacent to a residential zoning district. (m) All outside storage and outdoor sales and display, if allowed, shall be effectively screened from public view in accordance with § 153.060(I) and limited to 10% of the gross floor area of the principal use building. (3) Auto repair – minor. (a) The use shall be designed to ensure proper functioning of the site as related to vehicle stacking, circulation, and turning movements. (b) Repair of all vehicles shall occur within an enclosed building. Temporary outdoor vehicle storage may be allowed in an outdoor storage area that is no larger than 25% of the buildable area of the lot, is located behind the front building line of the principal structure, and is screened with a wooden fence, maintenance free vinyl or masonry wall in accordance with § 153.062, Fences & Walls. (c) If gasoline is sold on-site, the use shall also comply with the standards for vehicle fuel sales as regulated by this chapter. (d) Vehicles not being repaired but used as a source of parts shall be prohibited unless full enclosed within a building. (e) Vehicles that are repaired and are awaiting removal shall not be stored or parked for more than 30 consecutive days. In cases where a vehicle is abandoned by its lawful owner before or during the repair process, the vehicle may remain on site as long as is necessary after the 30-day period, provided the owner or operator of the establishment demonstrates steps have been taken to remove the vehicle from the premises using the appropriate legal means. (f) When abutting a residential use, the property shall be screened with at least a semi-opaque buffer in accordance with (Table 4-2, Buffer Type "C") in accordance with § 153.060(G). (4) Automotive wash facilities. (a) All automotive wash facilities shall adhere to the following standards: 1. The architectural appearance and functional plan of the building and site shall be consistent with the existing buildings and area to avoid impairment in property values and blight within a reasonable distance of the lot. 2. Magazining or stacking space is constructed to accommodate that number of vehicles which can be washed during a maximum 30-minute period and shall be subject to the approval of the Community Development Department. 3. When abutting a residential use, the property shall be screened with at least a semi-opaque buffer (Table 4-2, Buffer Type “C”) in accordance with § 153.060(G). 4. All lighting shall be in compliance with § 153.063. 5. Parking or car magazine storage space shall be screened from view of abutting residential districts in compliance with § 153.060(F). 6. The entire area other than occupied by the buildings or plantings shall be surfaced with material which will control dust and drainage which is subject to the approval of the Community Development Department. 7. The entire area shall have a drainage system which is subject to the approval of the Community Development Department. 8. Vehicular access points shall be limited, shall create a minimum of conflict with through traffic movement, and shall be subject to the approval of the Community Development Department. 9. All signing and informational or visual communication devices shall be in compliance with § 153.064. 10. Provisions are made to control and reduce noise. 11. Car wash facility shall have direct access to major thoroughfare via driveway or frontage road. 12. Intermittent sounds produced by car wash operation such as the sound of a vacuum or warning signal shall not be audible to adjoining residential properties. (5) Bed and breakfast facilities. (a) Bed and breakfast operations shall be limited to residential structures existing prior to the date of this chapter. (b) The property shall be landscaped with at least a basic buffer (Table 4-2, Buffer Type “A”) in accordance with § 153.060(G). (c) Food served on the premises may be served only to overnight guests of the bed and breakfast. (d) The owner, operator, or manager of the bed and breakfast shall reside on the premises. (e) Activities shall be limited to those customary to the operation of a bed and breakfast facility. Commercial use of the property for other activities not normally associated with the operation of a bed and breakfast such as wedding receptions, parties, etc., are not allowed. (f) Operation of the bed and breakfast facility shall comply with all state regulations governing such facilities. (6) Brew pubs. (a) Brew pubs shall be permitted in the CCD, B-3 and B-4 Districts provided that: 1. The brew pub sells 85% or more of its beer on-site. 2. The beer is brewed primarily for sale in the restaurant and bar, and may be dispensed directly from the brewery’s storage tanks. 3. Brewpubs may also sell beer for off-sale consumption in growler containers provided the conditions are met. (7) Commercial lodging. (a) All hotels and motels shall adhere to the following: 1. A hotel or motel shall have its principal frontage, access, and orientation direction on an arterial street or collector street. 2. Vehicular access from a local residential street is prohibited. 3. No more than one security or caretakers quarters may be provided on the site, and such quarters shall be integrated into the building’s design. (b) In the CCD District, the following additional standards shall apply: 1. The principal building lot coverage is no less than 50% of the property, exclusive of easements devoted to public pedestrian use or other outdoor public spaces. 2. The building, site, and signage meet the standards for the “CCD” District. 3. The proposed use demonstrates compatibility and consistency with the City’s Comprehensive Plan and as detailed in the Comprehensive Plan Amendment entitled “Downtown Monticello Small Area Plan.” (8) Communications/broadcasting. All communication antennas, antenna support structures and satellite dishes shall adhere to the applicable accessory use requirements for such outlined in § 153.092. (9) Convenience retail. In the B-1 zoning district, the following conditions shall apply: (a) The site is adequately served by a collector street. (b) Access point to the site shall be limited to a collector street. (c) Conformity with the surrounding neighborhood is maintained. (d) Adequate screening and landscaping from neighborhood residential districts is provided in accordance with this chapter. (e) Traffic generated by the proposed use does not exceed the capacity of surrounding streets and intersections to accommodate it. (f) The site shall conform to parking requirements as provided in this chapter. (g) Building setback from residential uses must be 30 feet or greater. (h) Parking lot setback from residential uses must be 15 feet or greater. (i) The site shall conform to signage requirements as recommended by the city. At no time shall the signage exceed the requirements as provided in this chapter. (j) The site shall conform to lighting requirements as provided in this chapter. The lighting shall be restricted to be consistent with the hours of operation, within one half hour of open and close times. (k) The hours of operation shall be limited to 6:00 a.m. to 9:00 p.m., except as may be approved by conditional use permit. (l) In addition to the above requirements, if in the CCD, the following conditions shall apply: 1. Building architecture shall be designed to reflect retail street-level architecture as defined in the City’s Comprehensive Plan, and detailed in the Comprehensive Plan Amendment entitled “Downtown Monticello Small Area Plan.” 2. Site planning shall maximize building exposure to the street. 3. Drive-through facilities shall be located to minimize their exposure to the street. 4. Accessory structures, including canopies, menu boards, pay windows, and other structures supporting drive- through functions shall be constructed of materials to match those of the principal building. 5. Site planning shall be designed to emphasize connections to pedestrian facilities. (10) Country club. (a) The principal use, function, or activity is open, outdoor in character. (b) Not more than 5% of the land area of the site be covered by buildings or structures. (c) When abutting a residential use, the property shall be screened with at least an aesthetic buffer (Table 4-2, Buffer Type “B”) in accordance with § 153.060(G). (d) The land area of the property containing such use or activity meets the minimum established for the districts. (11) Day care center. (a) No overnight facilities shall be provided for children served by the daycare. Children must be delivered and removed from the facility daily. (b) An outdoor recreational facility: 1. Shall be appropriately separated from the parking lot and driving areas by a fence not less than four feet in height; 2. Shall be located continuous to the day-care facility; 3. Shall not be located in any yard abutting a major thoroughfare; 4. Shall not have an impervious surface for more than one-half of the playground area; 5. Shall extend at least 60 feet from the wall of the building or to an adjacent property line, whichever is less, or shall be bound on not more than two sides by parking and driving areas; and 6. Shall be a minimum size of 2,000 sq. ft., or in the alternative 75 sq. ft. per child at licensed capacity, whichever is the greater figure. (c) All state laws and statutes governing such use are strictly adhered to and all required operating permits are secured. (d) In addition to divisions (a) through (c) above, day care centers in the I-1 district shall adhere to the following additional requirements: 1. Only be allowed as a secondary combination use which complements a primary business; 2. Only be conducted in the principal building, and not exceed 20% of the total principal building square footage; 3. Be physically separated from the other activities occurring in the principal building; 4. Not have a dedicated entrance (other than emergency exits) from the exterior of the principal building; 5. Not have dedicated off-street parking or signage. (12) Entertainment/recreation – indoor commercial. (a) No auctions shall take place on the premises. (b) Outdoor storage shall be prohibited. (c) Noise shall be controlled consistent with the standards of this chapter. (d) When abutting a residential use, the property shall be screened with an aesthetic buffer (Table 4-2, Buffer Type “B”) in accordance with § 153.060(G). (13) Entertainment/recreation – outdoor commercial. (a) When abutting a residential use, the property shall be screened with at least a semi-opaque buffer (Table 4-2, Buffer Type “C”) in accordance with § 153.060(G). (b) Adequate measures to contain the proposed activity on the subject site shall be provided. (c) Dust and noise are controlled consistent with City Ordinance. (d) No auctions shall take place on the premises. (e) Hours of operation shall be limited to 7:00 a.m. to 10:00 p.m.. (f) All lighting shall be in compliance with § 153.063. (14) Event centers. (a) Proximity to residential uses. Property upon which event centers are located shall not abut residentially zoned property, with the exception of R-3 and R-4 zoned properties. (b) Parking. Off-street parking for event centers shall be provided in accordance with § 153.067. (c) Event size. Event centers shall be allowed a maximum event size as specified by the conditional use permit. (d) Number of events. 1. Event centers in the B-3 and B-4 District are not restricted in the number of events allowed unless restricted by the conditional use permit. 2. Event centers in the B-2 District may be limited to certain days or number of events by the City Council per the conditional use permit. (e) Hours of operation. Event center hours of operation shall be as established by the City Council per the conditional use permit. (f) Noise regulations. Event centers shall be subject to the noise-related provisions of City Code. (g) Food regulations. Event centers may serve food and beverages as an accessory activity in accordance with all applicable federal, state, and city regulations. (h) Overnight accommodations. Overnight accommodations are not allowed. (i) Accessibility. All buildings used in conjunction with event centers shall meet applicable accessibility requirements imposed by state or federal law. (j) Code compliance. The building(s) used for the event center shall meet any and all applicable federal, state, and local codes, including those which apply to sanitary facilities. (k) Outdoor events. All events shall take place within the event center building(s), unless otherwise allowed in the zoning district or City Code. (15) Financial institutions. Drive-thru service, if approved as an accessory use to a financial institution, shall be located to the side or rear of the principal building whenever feasible. (16) Funeral services. (a) Funeral homes shall have its principal frontage, access, and orientation direction on an arterial or collector street. (b) All structures shall be located so as not to require access from an interior residential street. (17) Animal kennel/boarding (commercial): (a) The kennel shall be sufficiently insulated so no unreasonable noise or odor can be detected off the premises. (b) Outdoor kennels or cages and any outdoor storage uses are prohibited. (c) The facility’s minimum floor area size must provide for 75 square feet per dog and 20 square feet per cat or other animal at any one time, exclusive of office or storage area. The facility must provide one cage or air kennel per animal. (d) Animal wastes shall be immediately cleaned with solid wastes being enclosed in a container of sufficient construction to eliminate odors and organisms. All animal waste must be properly disposed of daily by a contracted refuse service. (e) For all areas for animal care or keeping, wall finish materials below 48 inches in height shall be impervious, washable materials such as sealed masonry, ceramic tile, glassboard, or marlite. Floor finish shall be sealed concrete or other approved impervious surface. (f) If an outdoor exercise area is provided, it shall be at least 100 square feet in size for each animal that occupies that area at any time. (g) Outdoor areas used for animal training or exercise shall be enclosed or fenced in such manner as to prevent the running at large or escape of animals confined therein and must fully screen the activity from public right-of-way and adjacent property. (h) If adjacent to residential uses, outdoor animal use areas must be set back at least 50 feet from all property lines, and 75 feet from residential property lot lines. (i) Outdoor use areas must be located in side or rear yards of the property. (j) Fencing materials must be at least six feet in height, must be fully opaque and must consist of durable, maintenance-free materials. (k) Use of outdoor areas is limited to 7:00 a.m. to 9:00 p.m. (l) Outdoor use areas shall be limited to no more than six animals outside at any one time. (m) Animals must be supervised at all times when outdoors. (n) No more than four animals shall be outside the fenced area per supervising staff person and all animals must be leashed. (o) Related accessory services including grooming, veterinary services, and accessory retail sales may be conducted or provided at the facility, provided that: 1. Veterinary services are limited to annual checks and vaccination services and shall not exceed 30% of the total building area. 2. Retail component of kennel facility shall not exceed 15% of total building area. (p) The facility ventilation system must be completely separate and independent of other tenant space within the building. (q) All city code, State Health Department and Minnesota Pollution Control Agency licenses and requirements for such facilities are current and compliant. (18) Landscaping/nursery business. (a) The business shall be located next to a collector or arterial street as identified in the comprehensive plan, or otherwise located so that access to the site will not conduct significant traffic on local residential streets. (19) Medical/clinical services. In the CCD, the following conditions shall apply: (a) Building architecture shall be designed to reflect retail street-level architecture as defined in the City’s Comprehensive Plan, and detailed in the Comprehensive Plan Amendment entitled “Downtown Monticello Small Area Plan.” (b) Street-level floor planning designed to accommodate use by or conversion to future use as retail land uses. (20) Offices (commercial). (a) Outdoor storage and accessory building - major shall be prohibited. (b) Buildings or structures with less than 51% of office space shall not be classified as an office use and shall be regulated by the other use of the structure. (c) If in the B-1 district, the following shall apply: 1. The traffic generated will not raise traffic volumes beyond the capacity of the surrounding area. 2. The architectural appearance of the building housing the office use shall reflect the building character of the area and shall not be so dissimilar as to cause impairment of property values or constitute a blighting influence within the neighborhood. 3. The provisions of this chapter are considered and satisfactorily met. 4. The site shall conform to signage requirements provided under § 153.064. 5. The site shall conform to lighting requirements as provided in this chapter. The lighting shall be restricted to be consistent with the hours of operation, within one half hour of open and close times. (d) In the CCD, the following conditions shall apply: 1. Building architecture shall be designed to reflect retail street-level architecture as defined in the City’s Comprehensive Plan, and detailed in the Comprehensive Plan Amendment entitled “Downtown Monticello Small Area Plan.” 2. Street-level floor planning designed to accommodate use by or conversion to future use as retail land uses. 3. Parking areas shall be situated so as to minimize their exposure to public areas, or shall be landscaped and screened to minimize large expanses of open pavement. (21) Offices (professional) including financial institutions. (a) Outdoor storage and accessory building - major shall be prohibited. (b) Buildings or structures with less than 51% of office space shall not be classified as an office use and shall be regulated by the other use of the structure. (c) If in the B-1 district, the following shall apply: 1. The traffic generated will not raise traffic volumes beyond the capacity of the surrounding area. 2. The architectural appearance of the building housing the office use shall reflect the building character of the area and shall not be so dissimilar as to cause impairment of property values or constitute a blighting influence within the neighborhood. 3. The provisions of this chapter are considered and satisfactorily met. 4. The site shall conform to signage requirements provided under § 153.064. 5. The site shall conform to lighting requirements as provided in this chapter. The lighting shall be restricted to be consistent with the hours of operation, within one half hour of open and close times. (d) In the CCD, the following conditions shall apply: Building architecture shall be designed to reflect retail street-level architecture as defined in the City’s Comprehensive Plan, and detailed in the Comprehensive Plan Amendment entitled “Downtown Monticello Small Area Plan.” (e) Street-level floor planning designed to accommodate use by or conversion to future use as retail land uses. (f) Parking areas shall be situated so as to minimize their exposure to public areas, or shall be landscaped and screened to minimize large expanses of open pavement. (g) Parking supply shall be calculated at the same rate as retail sales. (22) Personal services. (a) Outdoor storage and accessory building - major shall be prohibited. (b) Drive-thru service shall require authorization through conditional use permit in accordance with § 153.091. (c) In the B-1 district, the following shall apply: 1. Outdoor lighting shall be restricted to be consistent with the hours of operation, within one half hour of open and close times. 2. Hours of operation shall be limited to 6:00 a.m. to 9:00 p.m. (d) Establishments engaged in dry cleaning shall be held to the following requirements: 1. Dry cleaning processing shall be restricted to the B-4 district. 2. Dry cleaning operations shall be self-contained in terms of noise and fumes with no venting to outside of building. 3. Dry cleaning facilities shall have direct access to major thoroughfare via driveway or frontage road. (e) Tattoo facilities and providers shall be required to comply with the requirements of the Minnesota Department of Health licensing requirements and regulations, and display evidence of such compliance in a conspicuous location within the establishment. (23) Production breweries and micro-distilleries with accessory taproom or cocktail room. Production breweries and micro-distilleries with accessory taproom or cocktail room shall be allowed by conditional use permit in the CCD, B-3 and B-4 Districts, provided that: (a) The owner of the brewery qualifies for and receives a brewer license and a malt liquor wholesale license from the State of Minnesota, according to M.S. § 340A.301, as it may be amended from time to time. (b) The brewery or micro-distillery includes an accessory brewer's taproom or cocktail room for the on-sale of products produced on-site, and such room shall require the applicable license from the City of Monticello, according to City Code. (c) On-site sale of beer in the form of growlers shall require a brewery license for off-sale of malt liquor, according to City Code. Off-sale hours of sale must conform to hours of sale for retail off-sale licensees in the City of Monticello. (d) Total production of malt liquor may not exceed 10,000 barrels annually. Of the 10,000-barrel production limit, onsite taproom retail sales shall not exceed 3,500 barrels annually, 500 barrels of which may be sold off-sale as growlers. The brewer shall annually submit production reports with the request to renew a brewer taproom or off-sale malt liquor license. (e) A micro-distillery may be issued a license for off-sale of distilled spirits. The license may allow the sale of one 375- milliliter bottle per customer per day of product manufactured on-site, subject to the following requirements: 1. Off-sale hours of sale must conform to hours of sale for retail off-sale licensees in the City of Monticello. 2. No brand may be sold at the micro-distillery unless it is also available for distribution by wholesalers. (f) Total production of liquor may not exceed 40,000 proof gallons annually. Of the 40,000 proof gallon production limit, onsite cocktail retail sales shall not exceed 3,500 proof gallons annually, 500 proof gallons of which may be sold off- sale in 375 milliliter bottles. The distiller shall annually submit production reports with the request to renew a cocktail room or off-sale liquor license. (g) The brewery or micro-distillery facility provides adequate space for off-street loading and unloading of all trucks greater than 22 feet in length. In the absence of off-street loading, the city may impose limits on deliveries or shipments using the public rights-of-way, including regulating the number of trucks per day and the hours that deliveries are permitted. (h) Loading docks shall be located and designed so they are not visible from adjoining public streets or adjoining residential zoning. (i) No outdoor storage is permitted on the site, with the exception that waste handling (refuse and/or recycling) may occur in an enclosure that is fully screened from adjoining streets and residential zoning. (j) No odors from the business may be perceptible beyond the property line. (k) The business must be housed in a building that utilizes building design similar to, or compatible with, common commercial architecture, and shall avoid large wall expanses which contribute to an industrial environment. (l) The brewer must demonstrate the capacity for producing, processing and storing malt liquor on the commercial site through the provision of a building floor plan illustrating production, bottling, and storage areas. (m) All exterior lighting shall be compliant with § 153.063. (24) Recreational vehicle camp site. (a) The land area of the property containing such use or activity meets the minimum established for the district. (b) The site shall be served by a major or arterial street capable of accommodating traffic which will be generated. (c) All driveways and parking areas shall be surfaced with a dustless material. (d) Plans for utilities and waste disposal shall be subject to approval by the Community Development Department, and all applicable requirements of the State Pollution Control Agency are complied with. (e) Not more than 5% of the land area of the site shall be covered by buildings or structures. (f) The locations of such use shall be at minimum 100 feet from any abutting residential use district. (25) Repair establishments. (a) Outdoor storage and accessory building - major shall be prohibited. (b) Outdoor storage shall be prohibited in the B-1, B-2 and CCD districts. (c) No process involved in a repair operation shall produce noise, vibration, air pollution, fire hazard, or noxious emission which will disturb or endanger neighboring properties. (26) Restaurants. (a) For all restaurants, if the establishment (building) or outdoor seating area is located within 300 feet of a residential zoning district, the following standards shall apply: 1. The use shall require authorization through a conditional use permit. 2. Primary access from local residential streets shall be prohibited. (b) Restaurants having outdoor seating (including, but not limited to, seating for dining or listening to live or recorded acoustic or amplified entertainment outside of the building) shall comply with the following standards: 1. The outdoor portions of the restaurant shall not operate after 10:00 p.m. unless a special event permit for such events has been approved by the City Council. Such a permit supersedes the provisions of City Code. 2. The outdoor seating area shall not obstruct the movement of pedestrians along sidewalks or through areas intended for public use. 3. The outdoor portions of the restaurant shall not operate after 10:00 p.m. unless a special event permit for such events has been approved by the City Council. Such a permit supersedes the provisions of City Code. 4. The outdoor seating area shall not obstruct the movement of pedestrians along sidewalks or through areas intended for public use. (c) Restaurants having drive-through facilities shall require a conditional use permit and comply with the following standards: 1. All requirements for an accessory drive-through facility shall be met. 2. The architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing buildings or area as to cause impairment in property values or constitute a blighting influence within a reasonable distance of lot. 3. When abutting a residential use, the property shall be screened with at least a semi-opaque buffer (Table 4-2, Buffer Type “C”) in accordance with § 153.060(G). 4. Each light standard island and all islands in the parking lot landscaped or covered. 5. Parking areas shall be screened from view of abutting residential districts in compliance with § 153.060(F). 6. Vehicular access points shall be limited, shall create a minimum of conflict with through traffic movements, and shall be subject to the approval of the Community Development Department. 7. If in the CCD District, the following standards shall also apply: a. The design of the site promotes pedestrian access adjacent to and along the property. b. Site lighting shall utilize fixtures similar in style to that designated by the city for use in public areas of the “CCD” district. c. The building, site, and signage meet the standards for the “CCD” district and design review is conducted by the Planning Commission. d. Drive through facilities comply with the requirements of § 153.092(D)(14). e. The proposed use demonstrates compatibility and consistency with the City’s Comprehensive Plan and as detailed in the Comprehensive Plan Amendment entitled “Downtown Monticello Small Area Plan.” (27) Retail commercial uses (other). (a) If the retail sales includes consignment sales, the following standards shall apply: 1. No auctions shall take place on the premises. 2. There shall be no outside storage. (28) Specialty eating establishments. (a) Drive through service shall be reviewed through the conditional use permit process and shall be located to the side or rear of the building whenever feasible. (b) For all specialty eating establishments, if the establishment (building) or outdoor seating area is located within 300 feet of a residential zoning district, the following standards shall apply: 1. The use shall require authorization through a conditional use permit. (c) Restaurants having outdoor seating (including, but not limited to, seating for dining or listening to live or recorded acoustic or amplified entertainment outside of the building) shall comply with the following standards: 1. The outdoor portions of the restaurant shall not operate after 10:00 p.m. 2. The outdoor seating area shall not obstruct the movement of pedestrians along sidewalks or through areas intended for public use. (d) In addition to the above requirements, if in the CCD, the following conditions shall apply: 1. Building architecture shall be designed to reflect retail street-level architecture as defined in the City’s Comprehensive Plan, and detailed in the Comprehensive Plan Amendment entitled “Downtown Monticello Small Area Plan.” 2. Site planning shall maximize building exposure to the street. 3. Drive-through facilities shall be located to minimize their exposure to the street. 4. Accessory structures, including canopies, menu boards, pay windows, and other structures supporting drive- through functions shall be constructed of materials to match those of the principal building. 5. Site planning shall be designed to emphasize connections to pedestrian facilities. (29) Vehicle fuel sales. (a) Regardless of whether the dispensing, sale, or offering for sale of vehicle fuels including gasoline, diesel, natural gas, or other petroleum fuels and oils, electric charging stations of more than two such stations, hydrogen, or any other fuel intended to power motor vehicles of any sort is the principal use of the property or is accessory to the conduct of the use or business, the standards and requirements imposed by this chapter for vehicle fuel sales shall apply. These standards and requirements are, however, in addition to other requirements which are imposed for other uses of the property. (b) A principal building is required wherever fuel pumps are to be installed, which square footage shall be a minimum of 10% of the total lot area. (c) If the facility is in a Business Zoning District and/or associated with a business use in another district, such as a PUD district, the dispensing of such fuels shall be associated with a principal building accessible to the public, in which retail transactions of such fuels and/or other goods may occur. (d) Wherever fuel pumps are to be installed, pump islands shall be installed. (e) All signing and informational or visual communication devices shall be minimized and shall be in compliance with § 153.064. (f) Provisions are made to control and reduce noise. (g) If in the CCD District, the following standards shall also apply: 1. The design of the site promotes pedestrian access adjacent to and along the property. 2. No more than two curb cuts of 24 feet in width or less shall be permitted. 3. Site lighting shall utilize fixtures similar in style to that designated by the city for use in public areas of the “CCD” district. 4. The building, site, and signage meet the standards for the “CCD” district and design review is conducted by the Planning Commission. 5. The proposed use demonstrates compatibility and consistency with the City’s Comprehensive Plan and as detailed in the Comprehensive Plan Amendment entitled “Downtown Monticello Small Area Plan.” (g) Electric vehicle charging facilities of more than two charging stations may be permitted in any zoning district on parcels on which a public use or building is also present. Such use shall require authorization through conditional use permit and subject to all provisions of § 153.091(E)(29). (30) Vehicle sales or rental. (a) The minimum building size for any vehicle sales or rental use shall comply with the standards in Table 5-3. TABLE 5-3: MINIMUM BUILDING SIZE FOR VEHICLE SALES/RENTAL USES Parcel Size Lot Coverage Percent*Minimum Building Size* Less than 2 acres 5%2,500 sq. ft. 2 acres to less than 4 acres 7%10,000 sq. ft. 4 acres to less than 8 acres 9%20,000 sq. ft. 8 acres or more 9%40,000 sq. ft. *Whichever requires the larger building (b) When abutting a residential use, the property shall be screened with an opaque buffer (Table 4-2, Buffer Type “D”) in accordance with § 153.060(G). (c) All lighting shall be in compliance with § 153.063. (d) The outside sales and display area shall be hard surfaced. (e) The outside sales and display area does not utilize parking spaces which are required for conformance with this chapter. (f) Vehicular access points shall create a minimum of conflict with through traffic movement and shall be subject to the approval of the Community Development Department. (g) There is a minimum lot area of 22,500 square feet and minimum lot dimensions of 150 feet by 130 feet. (h) A drainage system subject to the approval of the Community Development Department shall be installed. (31) Veterinary facilities. (a) Treatment shall be limited to small household pets unless the facility is conditionally permitted as a rural veterinary facility. (b) In the CCD district, animals shall only be housed overnight if they are undergoing medical treatment or observation. Overnight boarding for non-medical reasons shall be prohibited. (c) The site shall be designed to prevent animal waste from being exposed to stormwater or entering the stormwater system, streams, lakes, or conveyances. If an area is provided for animals walking, it shall not be exposed to stormwater and the waste shall immediately be picked up and disposed of properly. (d) Animals shall not be kept outdoors or be allowed to remain outside unsupervised. (e) All animals must be leashed. (f) No outside storage of carcasses. (g) The facility shall be subject to an annual inspection by a City Health Officer at owner's expense. (h) In the CCD, F-1 sub-district, the following additional standards shall apply: 1. Building architecture shall be designed to reflect retail street-level architecture as defined in the City’s Comprehensive Plan, and detailed in the Comprehensive Plan Amendment entitled “Downtown Monticello Small Area Plan.” 2. Street level floor planning designed to accommodate use by or conversion to future use as retail uses. 3. Overnight animal boarding shall only be allowed as an accessory use to clinic services, and shall be situated so as to prohibit exposure, noise, or other nuisance conditions. (32) Retail service. (a) Repair of all goods shall occur within an enclosed building. (b) Outdoor sales and display shall be conducted in accordance with this chapter. (c) Off-street loading and delivery shall be in accordance with this chapter and shall not reduce the required off-street parking required for the site and use. (d) Outdoor storage shall be prohibited. (e) No process involved in a service operation shall produce noise, vibration, air pollution, fire hazard, or noxious emission which will disturb or endanger neighboring properties. (f) If adjacent to a residential property, the use shall require installation of a buffer yard in accordance with this chapter. (33) Cannabis retail business. Including cannabis retailer, medical cannabis retailer, medical cannabis combination business with retail location, cannabis microbusiness retail location, and cannabis mezzobusiness retail location shall be subject to the following standards: (a) Cannabis retailers as enumerated above shall comply with all of the requirements of § 153.091(C). (b) Any location of a cannabis retailer, medical cannabis retailer, medical combination business retail location, cannabis microbusiness retail location or cannabis mezzobusiness retail location in a B-3 or B-4 zoning district shall have a license or endorsement allowing for retail sales at that location from the State of Minnesota OCM. (c) The combination of retail cannabis sales and any other cannabis business as a "microbusiness" or "mezzobusiness" shall be considered a single business entity for purposes of signage allowances. (d) No cannabis-related business shall permit consumption of any product on- site, except by conditional use permit, subject to the following conditions: 1. The facility shall only be located in the B-3 or B-4 zoning district. 2. If the facility is a part of a multi-tenant building, the facility shall ensure that no odors from smoke or other on-site activities can be detectable outside of the facility. 3. Consumption may be allowed only indoors, located in a specified area physically separated from other retail floor space. (e) No cannabis-related business with a retail component or endorsement shall provide delivery of its product to retail customers unless expressly allowed by a state license, except that medical cannabis retailers may make deliveries to their customers with valid medical prescriptions. (f) Receipt of cannabis products by a retail customer shall only occur within the building establishment and shall not occur through any outside pick-up or drive-through delivery process. (F) Regulations for industrial uses. (1) Automobile repair - major. (a) Door opening to service area garage must not face street frontage. (b) Vehicle storage area limited to 50% of floor space of the structure housing the auto body shop. (c) All vehicles being serviced and all vehicle parts must be stored inside or in vehicle storage area. (d) Vehicle storage area shall be enclosed by enclosure intended to screen the view of vehicles in storage from the outside. Enclosure shall consist of a six-foot high, 100% opaque fence designed to blend with the auto body shop structure and consisting of materials treated to resist discoloration. (e) The floor of the vehicle storage area shall consist of asphalt or concrete paving. (f) All work on vehicles or vehicle parts shall be conducted within an enclosed building. (g) No conditional use permit shall be granted for an auto body shop located within 600 feet of a residential zone existing at the time the conditional use permit is granted. (2) Bulk fuel sales and storage. (a) Gas storage shall be limited to quantities not exceeding 500,000 cubic feet and not located within 100 feet from any lot line. (b) Gas storage with quantities not exceeding 200 cubic feet, if the pressure is greater than 100 pounds per square inch, shall not be located within 50 feet of any lot line. (3) Commercial self-storage facilities. (a) Site layout. 1. The minimum lot area shall be at least two acres. 2. If separate buildings are constructed, there shall be a minimum separation of ten feet between buildings. (b) Operation. 1. The only commercial uses permitted on-site shall be the rental of storage bays and the pickup and deposit of goods or property in cold storage. Storage bays shall not be used to manufacture, fabricate, or process goods, to service or repair vehicles, small engines or electrical equipment, or conduct similar repair activities, to conduct garage sales or retail sales of any kind, or to conduct any other commercial or industrial activity on the site. 2. Individual storage bays or private postal boxes within a self-service storage facility use shall not be considered premises for the purpose of assigning a legal address. 3. No more than one security or caretaker quarters may be developed on the site, and shall be integrated into the building’s design. 4. Except as otherwise authorized in this division, all property stored on the site shall be enclosed entirely within enclosed buildings. 5. If buildings or driving lanes are within 200 feet of a residential dwelling, the hours of public access to the self- storage use shall be restricted to the hours between 6:00 a.m. and 10:00 p.m. (c) Parking and circulation. 1. The one- or two-way traffic flow patterns in aisleways shall be clearly marked. Marking shall consist, at a minimum, of standard directional signage and painted lane markings with arrows. 2. Appropriate access and circulation by vehicles and emergency equipment shall be ensured through the design of internal turning radii of aisleways. 3. All access ways shall be paved with asphalt, concrete, or comparable paving materials. (d) Building appearance. 1. Garage doors serving individual storage units shall be perpendicular to a public or private street so as to not be visible from adjacent streets. 2. Outdoor lighting shall be the minimum necessary to discourage vandalism and theft, and shall be provided in accordance with § 153.063, Exterior Lighting. 3. The exterior facades of all structures facing a public street shall adhere to § 153.070, Building Materials. 4. Windows may not exceed 20% of any street-facing façade and shall not be reflective. 5. A maximum of two colors (excluding roof colors) shall be used on wall facades visible from off-site areas. Colors shall be neutral, and shall not be used to call attention to the use. 6. Perimeter or exterior walls visible from a public street or detached residential dwelling shall not include metal as a primary material. 7. All mechanical equipment and dumpsters shall be fully screened from off-site views. (e) Fencing. All areas adjacent to a street frontage not occupied by a building shall include fencing designed in accordance with the following standards: 1. Fences shall be no shorter than six feet or taller than eight feet. 2. Fencing shall be masonry, wrought iron, steel, or aluminum and shall be painted or vinyl coated with colors that complement the buildings. 3. Chain link fencing is prohibited except where the use abuts lots with a business zoning designation, but in no instance shall chain link fencing be visible from a public street. 4. Metal fences shall include brick pilasters or supports located with consistent on-center spacing. 5. Wooden or chain link entry gates into the use are prohibited. (4) Temporary contractor's yards. (a) Temporary contractor's yards shall be allowed only by interim use permit, subject to the standards of § 153.028(E). (b) Temporary contractor's yards shall be accommodated only in association with the construction of public infrastructure projects on public property, rights-of-way, or public easements. (c) Temporary contractor's yards shall be located only on property directly abutting a county, state or federal highway, and shall minimize use of local streets. No local streets may be used by temporary contractor equipment, with the exception of streets or utilities currently under construction or reconstruction for that purpose, or which are deemed necessary for such use by the City Engineer to provide access to a permitted construction site. (d) Such yards shall provide haul routes for approval by the City Engineer. (e) Such yards shall provide adequate securities, as determined by the City Council, for the restoration of any municipal infrastructure damaged due to the operation of the yard. (f) Such yards shall provide, as a condition of their permit, for adequate stormwater management, dust control, traffic control, and other requirements of the City Engineer. (g) Interim use permits for temporary contractor's yards shall include a restoration plan ensuring the restoration of the property to a condition meeting the zoning and nuisance standards of the city. (5) Extractive uses. (a) All regulations in this chapter shall be met. (b) Plans shall be provided to illustrate how the land will be left in a usable condition upon cessation of extraction activities, shall prove that the finished grade will not adversely affect the surrounding land or future development of the site on which the mining is being conducted, and the route of trucks moving to and from the site. (c) The interim use permit authorizing the extraction of materials shall regulate: 1. The type(s) of material being mined on the site; 2. A program for rodent control; 3. A plan for fire control and general maintenance of the site; 4. Controls for vehicular ingress and egress, and for control of material disbursed from wind or hauling of material to or from the site; 5. A calendar of specific dates when mining operations will be conducted, including specific beginning and ending dates, but not for a period exceeding five years from beginning to end of permit; and 6. The submission of a surety by the applicant in an amount determined by the Community Development Department to be equal to 100% of the value of the cost of restoring land whereupon mining is to occur and repairing the degradation of roadways used to transport soils. (d) On-site sales may be allowed as part of the interim use permit subject to all conditions established by the City Council to ensure the health, safety, and welfare of those visiting the site and of surrounding property owners. (e) For extraction of materials under this section within the Pointes at Cedar Zoning District, no such permit shall be issued except where: 1. The city has an interest in the subject property ownership; 2. The city is conducting the extraction under a contract with the fee title owner or representative; or 3. The city approves such a permit for another government agency and/or its contractor for a public project. (f) In the Pointes at Cedar (PCD) or A-O Districts, and at the city's sole discretion, the IUP under this section may include screening, concrete mixing, asphalt plant operation, or other activities utilizing the raw materials being extracted from the site, provided the city finds that no adverse impact on adjoining property use will occur, including, but not limited to, noise, odors, dust, or other particulate matter. (g) For the purposes of this section, mining or excavation shall mean solely the removal of minerals, including sand, stone, clay, gravel, or soil in quantities of more than 100 cubic yards, and hauling of said materials from the site. For quantities of less than 100 cubic yards, or for projects that extract and relocate the materials on the same project site regardless of quantity, administrative grading permits may be issued without need for an IUP. (h) For extraction operations which will last only one season, such as for public road construction projects, the City Council may issue a temporary extraction permit. Such permit may include the placement of a bituminous hot mix plant and other accessory equipment. Said permits shall only apply if the extraction site is to be opened, closed and reclaimed within one year. The Zoning Administrator may waive some of the information required by division (5)(k) below in the case of a temporary extraction permit. A temporary extraction permit shall be administered as an interim use permit. (i) For extraction operations issued an interim use permit under this section, the city may, at its sole discretion, approve the import of recyclable concrete or asphalt materials for the purpose of crushing and re-use of those materials off- site. No crushing, washing, refining, processing, or other recycling machinery shall be operated within 500 feet of any residential property boundary, nor shall such machinery be operated for more than two weeks in any calendar year. Any such crushing or similar activity shall be operational only during the hours of 8:00 a.m. and 6:00 p.m., Monday through Friday. (j) Any extraction IUP issued under this division (F)(5) shall include, as a component of the IUP, a mandatory land reclamation permit, as regulated under division (F)(10). (k) Information required. The following information shall be provided by the person requesting the permit: 1. Name and address of person requesting the extraction permit; 2. The exact legal property description and acreage of area to be mined; 3. The following maps of the entire site and to include all areas within 100 feet of the site. a. Map A, existing conditions to include: (i) Contour lines at five two-foot intervals; (ii) Existing vegetation; (iii) Existing drainage and permanent water areas; (iv) Existing structures; and (v) Existing wells. b. Map B, proposed operations to include: (i) Structures to be erected; (ii) Location of sites to be mined showing depth of proposed excavation; (iii) Location of tailings deposits showing maximum height of deposits; (iv) Location of machinery to be used in the extraction operation; (v) Location of storage of mined materials, showing height of storage deposits; (vi) Location of vehicle parking, truck staging, queueing, or stacking area, access roads and local truck routes; (vii) Location of storage of explosives, equipment, and other equipment materials; (viii) Erosion and sediment control structures; (ix) Screening, berms, and proposed plantings; and (x) Location of leak containment structures, in the event of a petrochemical leak or spill. c. Map C, reclamation plan to include: (i) All of the information required in division (F)(10). (l) Financial guarantee. The city shall require a cash escrow, or irrevocable letter of credit in a form and from a financial institution acceptable to the city, to guarantee compliance with this division and terms and specifications of the interim use permit. The city shall have the right to use the financial guarantee to remove stockpiles, complete site rehabilitation, and correct other deficiencies or problems, in the event the owner or operator is in default of the permit obligations. The amount of financial guarantee shall be equal to $5,000 for every permitted acre or any other amount deemed acceptable by the City Council. The financial guarantee may be adjusted periodically to reflect ongoing progress, at the discretion of the Zoning Administrator, and shall remain in full force and effect until all conditions of the permit have been met, including site restoration. (m) Exceptions. An extraction permit shall not be required for any of the following: 1. Excavation for a foundation, basement, or other building activity, if such work has been properly permitted. 2. Excavation by city authorities or their contractors in connection with construction and maintenance of roads, highways, bridges, stormwater management projects, parks or utilities within the city limits, conducted solely within the related easement areas or rights-of-way. 3. Grading and removal of materials in accordance with the development of an approved plat or development, if the activity was reviewed as part of the approval process. (6) General warehousing. (a) The use shall be located at least 500 feet from any residential district, school, or day care center. (b) The use shall not locate storage areas within a required setback or perimeter buffer. (c) The use shall locate outdoor storage areas to the rear of the principal structure. All such outdoor storage shall be screened from view of adjacent properties in conformance with the requirements of § 153.060(I). (d) The use shall be designed to ensure proper functioning of the site as related to vehicle stacking, circulation, and turning movements. (e) The use shall have direct access onto an arterial or collector roadway. (7) Heavy manufacturing. (a) The use shall be located at least 500 feet from any residential district, school, or day care center. (b) The use shall locate outdoor storage areas to the rear of the principal structure and be screened with a fence or wall in accordance with § 153.060(I). The height of materials and equipment stored shall not exceed the height of the screening fence or wall. (c) The use shall be designed to ensure property functioning of the on-site transportation circulation system. (d) The use shall have direct access onto an arterial or collector roadway. (8) Industrial services. (a) The entire site other than that taken up by a building, structure, or plantings shall be paved. (b) A drainage system subject to the approval of the Community Development Department shall be installed. (c) The lighting shall be accomplished in such a way as to have no direct source of light visible from adjacent land in residential use or from the public right-of-way and shall be in compliance with § 153.063. (d) When abutting a residential use, the property shall be screened with an opaque buffer (Table 4-2, Buffer Type "D") in accordance with § 153.060(G). (e) Parking or car magazine storage space shall be screened from view of abutting properties and the public right of way in compliance with § 153.060(F). (f) All signing and informational or visual communication devices shall be minimized and shall be in compliance with § 153.064. (g) Provisions are made to control and reduce noise. (h) No outside storage except as permitted or conditionally permitted in compliance with § 153.092(D)(26). (i) If the business requires the use of large commercial vehicles or other large machinery, a specific area shall be designated for the exterior storage of the vehicles and equipment. (9) Industrial self-storage facilities. (a) Such facilities shall occupy no less than 2,000 square feet per individual storage unit in any complex or building. (b) All individual units shall have overhead door access and service access separate from other units, and no common access shall be permitted. (c) Such use shall be authorized by conditional use permit. (d) Site layout: 1. The minimum lot area shall be at least two acres. 2. If separate buildings are constructed, there shall be a minimum separation of ten feet between buildings. (e) Operation: 1. The only commercial uses permitted on-site shall be the rental of storage bays and the pickup and deposit of goods or property in cold storage. Storage bays shall not be used to manufacture, fabricate, or process goods, to service or repair vehicles, small engines or electrical equipment, or conduct similar repair activities, to conduct garage sales or retail sales of any kind, or to conduct any other commercial or industrial activity on the site. 2. Individual storage bays or private postal boxes within a self-service storage facility use shall not be considered premises for the purpose of assigning a legal address. 3. No more than one security or caretaker quarters may be developed on the site, and shall be integrated into the building’s design. 4. Except as otherwise authorized in this division, all property stored on the site shall be enclosed entirely within enclosed buildings. 5. If buildings or driving lanes are within 200 feet of a residential dwelling, the hours of public access to the self- storage use shall be restricted to the hours between 6:00 a.m. and 10:00 p.m. (f) Parking and circulation. 1. The one- or two-way traffic flow patterns in aisleways shall be clearly marked. Marking shall consist, at a minimum, of standard directional signage and painted lane markings with arrows. 2. Appropriate access and circulation by vehicles and emergency equipment shall be ensured through the design of internal turning radii of aisleways. 3. All access ways shall be paved with asphalt, concrete, or comparable paving materials. (g) Building appearance. 1. Garage doors serving individual storage units shall be perpendicular to a public or private street so as to not be visible from adjacent streets. 2. Outdoor lighting shall be the minimum necessary to discourage vandalism and theft, and shall be provided in accordance with § 153.063, Exterior Lighting. 3. The exterior facades of all structures facing a public street shall adhere to § 153.070, Building Materials. 4. Windows may not exceed 20% of any street-facing façade and shall not be reflective. 5. A maximum of two colors (excluding roof colors) shall be used on wall facades visible from off-site areas. Colors shall be neutral, and shall not be used to call attention to the use. 6. Perimeter or exterior walls visible from a public street or detached residential dwelling shall not include metal as a primary material. 7. All mechanical equipment and dumpsters shall be fully screened from off-site views. (h) Fencing. All areas adjacent to a street frontage not occupied by a building shall include fencing designed in accordance with the following standards: 1. Fences shall be no shorter than six feet or taller than eight feet. 2. Fencing shall be masonry, wrought iron, steel, or aluminum and shall be painted or vinyl coated with colors that complement the buildings. 3. Chain link fencing is prohibited except where the use abuts lots with a business zoning designation, but in no instance shall chain link fencing be visible from a public street. 4. Metal fences shall include brick pilasters or supports located with consistent on-center spacing. 5. Wooden or chain link entry gates into the use are prohibited. (i) Open storage. Open storage of recreational vehicles and travel trailers of the type customarily maintained by persons for their personal use shall be permitted within a self-service storage facility use, provided that the following standards are met: 1. No outdoor storage shall be visible from off-site views. 2. The storage shall occur only within a designated area, which shall be clearly delineated. 3. The size of the storage area shall not exceed 25% of the buildable area of the site. 4. Outdoor storage areas shall be located to the rear of the principal structure and be screened with a wooden fence or masonry wall at least eight feet high. 5. Storage shall not occur within the areas set aside for minimum building setbacks. 6. No dry stacking of boats shall be permitted on-site. 7. Vehicles shall be allowed on the premises for storage only. (10) Land reclamation. The interim use permit authorizing land reclamation shall require: (a) A finished grade plan which will not adversely affect the adjacent land; (b) The type of fill permitted; (c) A program for rodent control; (d) A plan for fire control and general maintenance of the site; (e) Controls for vehicular ingress and egress, and for control of material disbursed from wind or hauling of material to or from the site; (f) A soil erosion and sediment control plan; (g) A calendar of specific dates when land reclamation operations will be conducted, including specific beginning and ending dates; (h) The submission of a surety by the applicant in an amount determined by the Community Development Department to be equal to 100% of the value of the cost of restoring land whereupon land reclamation is to occur and repairing the degradation of roadways used to transport soils; and (i) Unless otherwise required by the City Council, a minimum of four inches of clean, uncontaminated topsoil shall be placed on all final graded and rehabilitated areas. The peaks and depressions of the area shall be graded and backfilled to a surface which will result in a gently rolling topography in substantial conformity to the land area immediately surrounding area, and which will minimize erosion due to rainfall. No finished slope shall exceed 25% in grade. (11) Light manufacturing. Light manufacturing uses may include a commercial component provided the following standards are met: (a) The commercial component is directly related to the products being created by the light manufacturing use. (b) The commercial component shall not exceed 30% of the gross floor area of the principal use. (12) Machinery/trucking repair & sales and industrial services. (a) A drainage system subject to the approval of the Community Development Department shall be installed. (b) The lighting shall be accomplished in such a way as to have no direct source of light visible from adjacent land in residential use or from the public right-of-way and shall be in compliance with § 153.063. (c) When abutting a residential use, the property shall be screened with an opaque buffer (Table 4-2, Buffer Type “D”) in accordance with § 153.060(G). (d) Parking or car magazine storage space shall be screened from view of abutting residential districts in compliance with § 153.060(F). (e) All signing and informational or visual communication devices shall be minimized and shall be in compliance with § 153.064. (f) Provisions are made to control and reduce noise. (g) Any such facility shall include a principal building of no less than 30,000 square feet in floor area. The square footage shall be increased by 15% of each acre of the parcel size above five acres. (h) Additional accessory buildings related to the principal use may be provided on the site as a part of essential operations of this use without the need for PUD approvals but shall be limited to no more than 15% of the gross square footage of the principal use. Leasing of such buildings to other business entities or operations would require the processing of a PUD per § 153.028(O). (i) Any outdoor storage (separate from approved sales and display area) of vehicles and/or equipment awaiting repair accessory to the principal use shall be limited to an area of the site no greater than the footprint of the principal building. (j) Any outdoor storage of vehicles and/or equipment awaiting repair, repair vehicles and/or equipment must be kept on a paved surface such as bituminous or concrete, screened from view of adjoining public rights-of-way and residentially zoned property. Such outdoor storage area must be designated on an approved site plan. Sites utilizing heavy equipment shall rely on reinforced concrete to ensure long-term durability of the paved surface. (k) Any outdoor display of for-sale vehicles or equipment must be paved with a hard surface such as bituminous or concrete and occupy an area of the site no greater than 200% of the footprint of the principal building, not including areas dedicated to required parking and general circulation on the site. Such outdoor display area must be designated on an approved site plan. (l) Sites utilizing heavy equipment shall rely on reinforced concrete to ensure long-term durability of the paved surface. (m) All conditions pertaining to a specific site are subject to change when the Council, upon investigation in relation to a formal request, finds that the general welfare and public betterment can be served as well or better by modifying the conditions. (n) If the business repairs semi-trucks or other large machinery, a specific area shall be designated for the exterior storage of the things being repaired and/or other vehicles and equipment accessory and incidental to the vehicle or machinery being repaired or serviced. (13) Production breweries and micro-distilleries. Production breweries and micro-distilleries shall be allowed as a permitted use in the I-1 and I-2 District, provided that: (a) The owner of the brewery qualifies for and receives a brewer license and a malt liquor wholesale license from the State of Minnesota, according to M.S. § 340A.301, as it may be amended from time to time. (b) Total production of malt liquor may not exceed 250,000 barrels annually. (14) Production breweries and micro-distilleries with accessory taproom or cocktail room. Production breweries and micro-distilleries with accessory taproom or cocktail room shall be allowed by conditional use permit in the IBC, I-1 and I-2 Districts, provided that: (a) The facility is located in an area that includes and/or serves commercial traffic. (b) The facility is not located within 500 feet of a residential zoning district. (c) The owner of the brewery qualifies for and receives a brewer license and a malt liquor wholesale license from the State of Minnesota, according to M.S. § 340A.301, as it may be amended from time to time. (d) Total production of malt liquor may not exceed 250,000 barrels annually. (15) Recycling and salvage center. (a) The center shall be on a parcel with an area of at least four acres. (b) The center shall be located at least 250 feet from any residential district, school, or day care. (c) Except for a freestanding office, no part of the center shall be located within 25 feet of any property line, or the minimum buffer yard setbacks required in § 153.060(G), whichever requires the greater setback. (d) All recycling activities and storage areas shall be effectively screened from view by walls, fences, or buildings. Such screening shall be designed and installed to ensure that no part of recycling activities or a storage area can be seen from rights-of-way or adjacent lots. (e) All outdoor storage areas shall be surrounded by a solid fence or wall that is at least eight feet high, located no less than 30 feet from any public right-of-way, and located no less than 15 feet from any adjacent property. (f) Recyclable materials shall be contained within a leak-proof bin or trailer, and not stored on the ground. In the alternative, the outdoor storage of recyclable materials may occur on the ground, provided that the ground is surfaced with a suitable material acceptable to the city to control dust and drainage in a manner that is consistent with the city’s stormwater management requirements, and is fenced and screened to ensure that no storage is taller in elevation than the height of the screening. (g) The facility shall at all times comply with the terms of the MCPA permitting for the site, and shall promptly comply with any order of mitigation or correction issued by the MPCA when an inconsistency or violation is found. The city may require additional improvements to protect the city’s stormwater management system resulting from operation of the facility, including but not limited to, additional stormwater treatment, reporting, and notifications as appropriate. (h) There shall be no collection or storage of biodegradable wastes (as defined by the PCA) on the site. The storage of hazardous wastes shall be, at all times, found to be in compliance with the requirements and permitting of the MPCA as applicable to the site and the material in question. (i) Space shall be provided to park each commercial vehicle operated by the center. (j) The facility shall be administered by on-site persons during the hours the facility is open. (k) The site shall be maintained free of fluids, odors, litter, rubbish, and any other non-recyclable materials. The site shall be cleaned of debris on a daily basis and shall be secured from unauthorized entry and removal of materials when attendants are not present. (l) Noise levels shall be controlled in accordance with § 153.091(A)(2)(e). (m) Signage shall include the name and phone number of the facility operator and indicate any materials not accepted by the center. (n) Access to the center shall be from a collector or arterial street. (o) No dust, fumes, smoke, vibration or odor above ambient level shall be detectable on abutting properties. (16) Truck or freight terminal. (a) The architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing, conforming buildings or areas as to cause impairment in property values or constitute a blighting influence within the district in which the proposed use is located. (b) Parking areas shall be screened from view of abutting residential districts and public streets in compliance with § 153.060(I). Trucks and trailers stored on the site shall be screened from adjoining residential areas and public streets with a combination of trees, shrubs, and fencing to ensure that no view of the trailers is possible from abutting residential property to a height of no less than 12 feet. (c) The entire site, other than that taken up by a building, structure, or plantings, must be paved with a hard surface such as bituminous or concrete sites utilizing heavy equipment shall rely on reinforced concrete to ensure long-term durability of the paved surface. All surfaces shall be developed with a stormwater management system approved by the City Engineer. (d) The site shall meet minimum lot dimension requirements of the District. (e) No outside storage except as permitted or conditionally permitted in compliance with § 153.092(D)(26). (f) Parking areas accessible to the public, including customers and employees shall be paved. (g) No more than 6,000 square feet of the site shall be devoted to the storage, parking, and/or circulation of semi- tractors and trailers, as illustrated on a site plan submitted in connection with an application for a conditional use permit. (h) All service activities shall occur within the principal building or approved accessory buildings. (17) Waste disposal and incineration. (a) Disposal must be in accordance with Minnesota Pollution Control Agency regulations. (b) The facility must secure applicable local, county, state, and/or federal permits. (18) Wrecker and towing services. (a) All outside storage shall be enclosed by a sight-obscuring fence of up to eight feet in height. The fence and the materials used to construct it shall be approved of by the city. (b) No vehicles shall be stored within the 100-year floodplain. (c) Upon receiving a motor vehicle which will not be repaired, the applicant will take measures to ensure that no discharge of any fluids from any motor vehicle shall be permitted into or onto the ground. (d) No dismantling of motor vehicles shall be allowed. (e) No vehicles shall be stored within 300 feet of a well that serves as a public or private water supply unless such well serves the business. (f) Towed vehicles shall be stored only in areas behind the front building line of the property, screened as required in this section. Towing equipment and vehicles may be parked in specifically designated locations on an approved site plan. (19) Industrial cannabis businesses. Including the following cannabis-related uses: cultivator; manufacturer; wholesaler; transporter; testing facility; delivery service; mezzobusiness; microbusiness; any such business that conducts these activities for lower-potency hemp enterprises; any such business that conducts these activities for medical cannabis enterprises; or any other cannabis-related business enterprise that is not expressly and solely a retail business, shall be subject to the following standards: (a) Industrial cannabis businesses shall comply with all of the requirements of § 153.091(C). (b) The entire site other than that taken up by a building, structure, or plantings shall be paved. (c) A drainage system subject to the approval of the Community Development Department shall be installed. (d) The lighting shall be accomplished in such a way as to have no direct source of light visible from adjacent land in residential use or from the public right-of-way and shall be in compliance with § 153.063. (e) In an I-1 District, when abutting a residential use, the property shall be screened with an opaque buffer (Table 4-2, Buffer Type "D") in accordance with § 153.060(G). (f) In an I-2 District, no parcel may be used for cannabis-related business if such parcel abuts a residential district. (g) All signing and informational or visual communication devices shall be minimized and shall be in compliance with § 153.064. (h) Provisions are made to control and reduce noise. (i) Waste-handling equipment and processes shall be enclosed and indoors. (j) No outside storage shall be allowed for any cannabis-related business. Parking of delivery or transport vehicles shall occur only in designated spaces, and shall not be considered outside storage. (k) Cannabis cultivation uses as part of any industrial cannabis business shall be subject to the following additional requirements: 1. Cannabis cultivators shall limit site and/or building lighting to ensure that light at the property line is measured at 0.0 footcandles. 2. All lighting shall be hooded, downcast, and not create glare to any other property. 3. All buildings shall comply with the city's zoning and building regulations, and be adaptable to other non- cultivation use. (Ord. 762, passed 8-23-2021; Ord. 771, passed 2-28-2022; Ord. 780, passed 7-25-2022; Ord. 791, passed 11-14-2022; Ord. 797, passed 2-13-2023; Ord. 799, passed 2-27-2023; Ord. 804, passed 8-14-2023; Ord. 827, passed 6-24-2024; Ord. 828, passed 6-24-2024; Ord. 830, passed 7-22-2024; Ord. 835, passed 11-25-2024) LAND USE, GROWTH AND ORDERLY ANNEXATION 28 DEVELOPMENT FORM OPEN SPACE AND RESOURCE CONSERVATION (OSRC) The Open Space and Resource Conservation designation includes open space lands located within the City and Orderly Annexation Area and owned by public or quasi-public agencies. Open spaces with this designation include regional parks such as Bertram Chain of Lakes, cemeteries, and other lands containing greenways, wetlands, waterways, woodlands and sensitive habitat. This designation also includes transmission line rights-of-way and other County and Townships easements. The Open Space and Resource Conservation lands will remain as permanent open space through the time horizon of this Comprehensive Plan. A limited number of recreational and regional park improvements may be appropriate. However, the focus in most areas is on the preservation of natural open space, passive recreation and restoration and enhancement of native habitat. • Open space land with limited improvements LOT PATTERN LAND USE MIX Open Space • Regional Parks • Passive Recreation • Cemeteries • Greenways • Waterways • Sensitive Habitat • Wetlands/Woodlands Public/Institutional • Rights-Of-Ways • City or Township Easements • Stormwater Management Facilities VISUAL EXAMPLE 2018 Correlating Zoning DistrictZONING INFORMATION 2018 Correlating Zoning District A-O Agricultural Open Space District Primary Mode Vehicular Bicycle facilities and parking Secondary Mode Pedestrian connectivity Transit or Shuttle Service MOBILITY Planning Commission Agenda – 06/02/2026 1 3A. Consideration of an Administrative Subdivision of PID 155500153300 for right of way and other supporting improvements for the proposed City public works facility Prepared by: Grittman Consulting, Stephen Grittman, City Planner Meeting Date: 06/02/2026 Council Date (pending Commission action): 06/22/2026 Additional Analysis by: Community Development Director, Public Works Director/City Engineer ALTERNATIVE ACTIONS Decision 1: Consideration of an Administrative Subdivision 1. Motion to adopt Resolution PC-2026-25 recommending approval of a request for an Administrative Subdivision, subject to the conditions in Exhibit Z and based on findings in said resolution. 2. Motion to adopt Resolution PC-2026-25 recommending denial of a request for an Administrative Subdivision, 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 postpone action on Resolution PC-2026-25. REFERENCE AND BACKGROUND Property: Legal Description: See Exhibit C, attached PID #: 155500153300 Planning Case Number: 2026-23 Request(s): Administrative Subdivision splitting a portion of a larger parcel to be joined with the City’s proposed public works facility and platted primarily as right of way with that project. Deadline for Decision: NA Land Use Designation: MN, Mixed Neighborhood Zoning Designation: NA Overlays/Environmental Regulations Applicable: NA Planning Commission Agenda – 06/02/2026 2 Current Site Uses: Agriculture Surrounding Land Uses: North: Vacant – (Future Mixed Neighborhood) East: Vacant – (Future Public Works Facility) South: Rural Residential West: Vacant – (Future Low Density Residential Project Description: The City is seeking this subdivision to split a small portion of a larger privately owned parcel. The small portion will be added to the upcoming plat of the proposed Public Works facility and dedicated primarily as right of way. This will permit the extension of Redford Lane. The extended Redford Lane will provide access to the Public Works facility and into remaining areas of the property. ANALYSIS: The proposed subdivision is intended to support the development of the proposed Public Works facility, creating a second, westerly access to the site from Redford Lane and facilitating the extension of a direct extension alignment of Redford Lane. The subdivision splits a small portion of the adjoining property where the current School/Redford intersection is constructed. This small split will permit Redford Lane to extend across School Boulevard and extend southeasterly into the City-owned parcel to the south. The subdivided parcel area would be joined to the Public Works plat and dedicated largely as right of way. The proposed westerly access to the proposed Public Works facility can then be provided. The proposed parcel shape is the result of an easement for the existing roadway easement already in place for the existing portion of School Boulevard and its temporary cul-de-sac. There is no need to include the area for which the easement exists in the proposed subdivision. The right-of-way for the extension of School Boulevard would be dedicated as development continues along School Boulevard. Plans for the proposed Public Works facility were previously reviewed by the Planning Commission in late 2023. Those plans showed two access points to the site from School Boulevard, one of which created an offset intersection with Redford Lane, which serves the residential neighborhood to the north, and (currently) terminates near the end of the existing length of School Boulevard. This offset intersection could create operational issues for traffic on School Boulevard as future development occurs south of School Boulevard. The proposed administrative subdivision eliminates this offset, providing for a direct alignment of Redford Lane. Planning Commission Agenda – 06/02/2026 3 The revised plans for the proposed Public Works facility will require a separate series of land use application considerations, expected for a July public hearing at Planning Commission. The City’s Subdivision Ordinance generally requires platting for subdivisions that create small parcels. However, two exceptions to that requirement are written in the ordinance in Section 152.007(A), as follows: (3) The adjustment of a lot line by the relocation of a common boundary and for which no public right-of-way, easements, or other drainage concerns are evident to the Zoning Administrator. (4) Division of an existing lot of record where the division is to permit the adding of a parcel of land to an abutting lot or lots and the newly created property line will not cause the other remaining portion of the lot to be in violation with this chapter or the zoning ordinance, and for which no public right-of-way, easements, or other drainage concerns are evident to the Zoning Administrator. Both conditions are present in this request, in that the common boundary between the current Public Works parcel is to be shifted to the west, and in that the division is to permit adding the small parcel being split from the west parcel to the Public Works parcel. The code language notes in each section that “no public right-of-way, easements, or other drainage concerns are evident to the Zoning Administrator”. While right of way is the future use of this parcel, there are no “concerns” here. The clause is added when a proposed split of this nature avoids needed right of way. Here, the subdivision facilitates the addition of right of way. As such, the subdivision can proceed as an exception to the general platting requirement. STAFF RECOMMENDED ACTION Staff recommend approval of the administrative subdivision creating the subject parcel. The conditions of Exhibit Z note that the parcel is to be adsorbed into the Preliminary Plat for the Public Works property in a pending application. SUPPORTING DATA A. Resolution PC-2026-25 B. Aerial Site Image C. Purchase Area & Legal Description D. Easement, School Boulevard E. Revised Concept Site Plan, Proposed Public Works Facility F. Monticello Zoning Ordinance, Excerpt Z. Conditions of Approval Planning Commission Agenda – 06/02/2026 4 EXHIBIT Z Conditions of Approval Administrative Subdivision 155-500-153300 1. The subject subdivided parcel shall be added to the parcel being platted for the future Public Works property, and shall not be utilized as a separate buildable parcel. 2. Should the Wright County Surveyor or Recorder’s Office require a preliminary and final plat, the City shall prepare the required documents for review and recording. 3. Comments and recommendations of other Staff and Planning Commission. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2026-25 1 RECOMMENDING APPROVAL OF AN ADMINISTRATIVE SUBDIVISION OF A PARCEL RELATED TO A FUTURE STREET EXTENSION SERVING THE CITY’S PUBLIC WORKS FACILITY PID 155-500-153300 WHEREAS, the applicant has submitted a request for an Administrative Subdivision of a large parcel of City-owned land, to be consolidated with the adjoining site for the City’s future Public Works facility; and WHEREAS, the proposed subdivision will provide land to accommodate the extension of local roadways in serving the Public Works facility, as well as other future development; and WHEREAS, the site is not zoned, awaiting annexation, and is guided for Mixed Neighborhood in the City’s Comprehensive Plan; and WHEREAS, the subdivision ordinance provides for an administrative subdivision of property that is being combined with adjoining property, resulting is shifted boundary lines by subdivision without plat; and WHEREAS, the proposed subdivision will facilitate the platting and development of the City’s Public Works site; and WHEREAS, the Planning Commission held a public hearing on June 2nd, 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 proposed use is consistent with land use plans and prior approvals for the land use designation and applicable regulations. 2. The applicant has provided plans showing the subdivision, consistent with the terms of the Subdivision Ordinance exceptions for non-platted subdivisions. 3. The recombination of the subdivided land will occur as a part of a future plat for the Public Works facility, including road dedication. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2026-25 2 4. The proposal accommodates facilities being developed and designed to fit the proposed area plan and the existing improvements and patterns of the site. 5. The site and building plans are otherwise consistent with the requirements of the applicable subdivision regulations and land use plans. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission recommends that the City Council approve the Administrative Subdivision as provided in this resolution, based on the findings noted herein. 1. The subject subdivided parcel shall be added to the parcel being platted for the future Public Works property, and shall not be utilized as a separate buildable parcel. 2. Should the Wright County Surveyor or Recorder’s Office require a preliminary and final plat, the City shall prepare the required documents for review and recording. 3. Comments and recommendations of other Staff and Planning Commission. ADOPTED this 2nd day of June, 2026 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Andrew Tapper, Chair ATTEST: ____________________________________________ Angela Schumann, Community Development Director N W 1 / 4 - S W 1 / 4 S W 1 / 4 - S W 1 / 4 S E 1 / 4 - S W 1 / 4 N E 1 / 4 - S W 1 / 4 EXCEPTION EXCEPTION S LINE OF THE N 1/2 OF THE NE 1/4 OF THE SW 1/4 OF SEC. 15, T. 121, R. 25 SE CORNER OF THE N 1/2 OF THE NE 1/4 OF THE SW 1/4 OF SEC. 15, T. 121, R. 25 N89°05'14"W 235.72 N35°12'50"E 270.09 S47°02'07"E 25.53 S42°57'53"W 15.25 S47°02'07"E 98.23 S00°05'54"W 128.91 SW 1/4 SEC. 15, T. 121, R. 25 Prepared by:WSB Project No.Date:Proposed Purchase Area Exhibit Part of PID: 155500153300 City of Monticello, Minnesota 036165-000 5/22/2026 N PID 155500153300 PARCEL LINE 0 1 inch = 400 feet 400 Graphic Scale (feet) PROPOSED PURCHASE AREA = 30,920 SQ. FT. OR 0.710 ACRES EXISTING TEMPORARY PUBLIC STREET, DRAINAGE AND UTILITY EASEMENT AREA PER DOC. NO. 1202964 WSB Ref. Project No. 022411-000 C: \ A C C \ A C C D o c s \ W S B \ 0 2 2 4 1 1 - 0 0 0 \ P r o j e c t F i l e s \ 0 5 _ D i s c i p l i n e \ S u r v e y \ D r a w i n g \ E x h i b i t s \ 2 0 2 6 _ P r o p o s e d P r o p e r t y P u r c h a s e \ 0 2 2 4 1 1 - 0 0 0 - P r o p o s e d P r o p e r t y P u r c h a s e _ p a r t o f P I D 1 5 5 5 0 0 1 5 3 3 0 0 . d w g , 5 / 2 2 / 2 0 2 6 1 1 : 0 9 : 4 0 A M N W 1 / 4 - S W 1 / 4 S W 1 / 4 - S W 1 / 4 S E 1 / 4 - S W 1 / 4 N E 1 / 4 - S W 1 / 4 EXCEPTION EXCEPTION S LINE OF THE N 1/2 OF THE NE 1/4 OF THE SW 1/4 OF SEC. 15, T. 121, R. 25 SE CORNER OF THE N 1/2 OF THE NE 1/4 OF THE SW 1/4 OF SEC. 15, T. 121, R. 25 N89°05'14"W 235.72 N35°12'50"E 270.09 S47°02'07"E 25.53 S42°57'53"W 15.25 S47°02'07"E 98.23 S00°05'54"W 128.91 SW 1/4 SEC. 15, T. 121, R. 25 Prepared by:WSB Project No.Date:Proposed Purchase Area Exhibit Part of PID: 155500153300 City of Monticello, Minnesota 036165-000 5/22/2026 N PID 155500153300 PARCEL LINE 0 1 inch = 400 feet 400 Graphic Scale (feet) PROPOSED PURCHASE AREA = 30,920 SQ. FT. OR 0.710 ACRES EXISTING TEMPORARY PUBLIC STREET, DRAINAGE AND UTILITY EASEMENT AREA PER DOC. NO. 1202964 WSB Ref. Project No. 022411-000 C: \ A C C \ A C C D o c s \ W S B \ 0 2 2 4 1 1 - 0 0 0 \ P r o j e c t F i l e s \ 0 5 _ D i s c i p l i n e \ S u r v e y \ D r a w i n g \ E x h i b i t s \ 2 0 2 6 _ P r o p o s e d P r o p e r t y P u r c h a s e \ 0 2 2 4 1 1 - 0 0 0 - P r o p o s e d P r o p e r t y P u r c h a s e _ p a r t o f P I D 1 5 5 5 0 0 1 5 3 3 0 0 . d w g , 5 / 2 2 / 2 0 2 6 1 1 : 0 7 : 5 3 A M Location: City of Monticello Address: Unassigned PID No: 155500153300 WSB Project No: 036165-000 WSB Ref. Project No: 022411-000 Date: May 22, 2026 Existing Description of PID 155500153300 The North Half of the Northeast Quarter of the Southwest Quarter of Section 15, Township 121, Range 25, Wright County, Minnesota, excepting therefrom the South 662.7 feet of the Northeast Quarter of the Southwest Quarter and except that part described as follows: Commencing at the southeast corner of said North Half of the Northeast Quarter of the Southwest Quarter; thence west along the south line of said North Half of the Northeast Quarter of the Southwest Quarter, a distance of 286.07 feet to the point of beginning of the land to be described; thence northwest deflecting 40 degrees 37 minutes 27 seconds right, a distance of 235.82 feet; thence west parallel with said south line of the North Half of the Northeast Quarter of the Southwest Quarter, a distance of 95.06 feet; thence southwesterly deflecting 71 degrees 19 minutes 13 seconds left, a distance of 162.08 feet to said south line of the North Half of the Northeast Quarter of the Southwest Quarter; thence east along said south line, a distance of 326.15 feet to the point of beginning. Also the West Half of the Southwest Quarter of Section 15, Township 121, Range 25, Wright County, Minnesota except the South 434.14 feet thereof lying west of a line described as follows: Commencing at the southwest corner of said West Half of the Southwest Quarter; thence east along the south line of said West Half of the Southwest Quarter, a distance of 533.00 feet to the beginning of said line to be described; thence north deflecting 90 degrees 34 minutes 40 seconds left, a distance of 434.14 feet to the north line of said South 434.14 feet of the West Half of the Southwest Quarter and said line there terminating, Wright County, Minnesota. Proposed Purchase Area Description That part of the North Half of the Northeast Quarter of the Southwest Quarter of Section 15, Township 121, Range 25, Wright County, Minnesota, described as follows: Beginning at the southeast corner of said North Half; thence North 89 degrees 05 minutes 14 seconds West, assumed bearing along the south line of said North Half, a distance of 235.72 feet; thence North 35 degrees 12 minutes 50 seconds East, a distance of 270.09 feet; thence South 47 degrees 02 minutes 07 seconds East, a distance of 25.53 feet; thence South 42 degrees 57 minutes 53 seconds West, a distance of 15.25 feet; thence South 47 degrees 02 minutes 07 seconds East, a distance of 98.23 feet to the east line of said North Half; thence South 00 degrees 05 minutes 54 seconds West, along said east line, a distance of 128.91 feet to the point of beginning. Remnant Area Description The North Half of the Northeast Quarter of the Southwest Quarter of Section 15, Township 121, Range 25, Wright County, Minnesota, excepting therefrom the South 662.7 feet of the Northeast Quarter of the Southwest Quarter and except that part described as follows: Commencing at the southeast corner of said North Half of the Northeast Quarter of the Southwest Quarter; thence west along the south line of said North Half of the Northeast Quarter of the Southwest Quarter, a distance of 286.07 feet to the point of beginning of the land to be described; thence northwest deflecting 40 degrees 37 minutes 27 seconds right, a distance of 235.82 feet; thence west parallel with said south line of the North Half of the Northeast Quarter of the Southwest Quarter, a distance of 95.06 feet; thence southwesterly deflecting 71 degrees 19 minutes 13 seconds left, a distance of 162.08 feet to said south line of the North Half of the Northeast Quarter of the Southwest Quarter; thence east along said south line, a distance of 326.15 feet to the point of beginning. And except that part of the North Half of the Northeast Quarter of the Southwest Quarter of Section 15, Township 121, Range 25, Wright County, Minnesota, described as follows: Beginning at the southeast corner of said North Half; thence North 89 degrees 05 minutes 14 seconds West, assumed bearing along the south line of said North Half, a distance of 235.72 feet; thence North 35 degrees 12 minutes 50 seconds East, a distance of 270.09 feet; thence South 47 degrees 02 minutes 07 seconds East, a distance of 25.53 feet; thence South 42 degrees 57 minutes 53 seconds West, a distance of 15.25 feet; thence South 47 degrees 02 minutes 07 seconds East, a distance of 98.23 feet to the east line of said North Half; thence South 00 degrees 05 minutes 54 seconds West, along said east line, a distance of 128.91 feet to the point of beginning. Also the West Half of the Southwest Quarter of Section 15, Township 121, Range 25, Wright County, Minnesota except the South 434.14 feet thereof lying west of a line described as follows: Commencing at the southwest corner of said West Half of the Southwest Quarter; thence east along the south line of said West Half of the Southwest Quarter, a distance of 533.00 feet to the beginning of said line to be described; thence north deflecting 90 degrees 34 minutes 40 seconds left, a distance of 434.14 feet to the north line of said South 434.14 feet of the West Half of the Southwest Quarter and said line there terminating, Wright County, Minnesota. X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXX MAT E R I A L B I N S FUEL ISLAND FU T U R E BU I L D I N G EX P A N S I O N FUTURE PAVEMENT EXPANSION F U T U R E D R I V E E X T E N S I O N FUTURE MAINTENANCE DRIVE INFILTRATION BASIN NWL: 954.00 WQE: 955.00 HWL: 954.64 EOF: 955.50 FOREBAY Manholerim=958.07 Manholerim=959.42 Manholerim=965.12Manholerim=965.61 Manholerim=962.75 Manholerim=955.74 Manholerim=954.84 Manholerim=952.40 T tped T tped T tped T tpedTtped Manhole951.72 OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH WET WE T WE T WE T WET WE T WE T WE T WE T WET WET W E T W E T W E T WE T WE T WE T WE T WE T WE T WET WET Manholerim=966.13 Manholerim=953.61scv /4' sco sco sco /6" pvc Manholerim=954.38 sco sco SCHOO L B L V D . (public r i g h t o f w a y ) Edge of Delineated Wetland S C H O O L B L V D . ( p u b l i c r i g h t o f w a y ) 31' 90. 6 ' 20. 5 ' T Y P . 10' TYP. 2' 7.5' 88 . 3 ' 217.9' 98 . 2 ' 29.9' 42 . 7 ' 124.4' 152.3' 55 . 2 ' 274.9' 22 7 . 2 ' 152.3' 152.8' 29 5 . 2 ' 38. 7 ' 388.1' 22.7' 76.1' 19 2 . 2 ' 60. 6 ' 100' 80 ' 188.4' 15 9 . 5 ' 55 . 4 ' 16' 10' 1 8 . 4 ' 9.5' 37.9' 68' 189.1' 20.5' TYP. 10 ' T Y P . 2 7 ' 19 8 . 6 ' 83 ' LOT AREA: 18.42 AC 1 1 2 2 2 2 2 2 2 2 2 3 2 4 4 4 5 5 5 5 5 6 6 6 6 6 6 6 6 6 8 8 14 14 14 14 13 13 13 13 PROOF OF PARKING 4 3 3 2 2 6 28' 25' 21. 7 5 ' 6' 2 3 . 5 ' 3 3 ' 7' 6' 1 0 . 5 ' 12 - 5" RISERS R =2 9.5' R=2 9 . 5 'R=2 9 .5 ' R=29 . 5 ' R=54. 5 ' R =2 9.5' R = 2 9.5' LEGEND ST PROPOSED CURB AND GUTTER CONSTRUCTION LIMITS EXISTING STORM SEWER PIPE EXISTING STORM STRUCTURE PROPOSED STORM SEWER PIPE PROPOSED DRAINAGE STRUCTURE PROPOSED DRAIN TILE PIPE PROPOSED BITUMINOUS PAVEMENT PROPOSED HEAVY DUTY BITUMINOUS PAVEMENT PROPOSED CONCRETE SIDEWALK PROPOSED CONCRETE KEYNOTES NEW BUILDING (REFER TO ARCHITECTURAL PLANS) B612 CONCRETE CURB & GUTTER B618 CONCRETE CURB & GUTTER BITUMINOUS PAVEMENT HEAVY DUTY BITUMINOUS PAVEMENT CONCRETE SIDEWALK & PAVEMENT TRASH ENCLOSURE (REFER TO ARCHITECTURAL PLANS) CONCRETE DRIVE APRON TRANSFORMER PAD (REFER TO ELECTRICAL & STRUCTURAL PLANS) THICKENED ASPHALT AT CONCRETE EDGE DIRECTIONAL CURB RAMP RETAINING WALL (REFER TO STRUCTURAL PLANS) 8' BLACK VINYL COATED CHAIN LINK FENCE (REFER TO ARCHITECTURAL PLANS) 8' DECORATIVE FENCE (REFER TO ARCHITECTURAL PLANS) 8 7 6 5 4 3 2 1 9 10 11 12 13 14 C: \ A C C \ A C C D o c s \ W S B \ 0 2 2 4 1 1 - 0 0 0 \ P r o j e c t F i l e s \ 0 5 _ D i s c i p l i n e \ S i t e \ 0 3 _ S h e e t s \ 0 2 2 4 1 1 - 0 0 0 - C P - S I T E - P L A N . d w g 5/ 4 / 2 0 2 6 1 2 : 5 0 : 2 2 P M N SCALE IN FEET 0 H: 50 100 C201 SITE PLAN SITE DATA EXISTING ZONING UNINCORPORATED IMPERVIOUS AREA 8.319 AC GROSS AREA 89.269 AC LOT 1 AREA 62.818 AC LOT 2 AREA 18.420 AC ROW 2.724 AC OUTLOT AREA 5.306 AC NOTES: 1.SEE SHEET C102 FOR EXISTING CONDITIONS & DEMOLITION PLAN. 2.SEE ARCHITECTURAL PLAN AND LANDSCAPE PLANS FOR ADDITIONAL SITE PLAN FEATURES. 3.THE CONTRACTOR SHALL CONSTRUCT ALL PAVEMENTS TO CONFORM WITH THE CORRECT LINES AND FINISHED GRADES AS INDICATED ON THE PLANS AND TO MATCH EXISTING PAVEMENT GRADES AT TIE-IN POINTS. NO PONDING OF WATER WILL BE ALLOWED. 4.SAW ALL CONCRETE CONSTRUCTION JOINTS, CLEAN THEM OF DEBRIS, BLOW THEM DRY AND IMMEDIATELY SEAL WITH JOINT SEALANT. 5.DIMENSIONS ARE TO BACK OF CURB, EDGE OF PAVEMENT AND EXTERIOR FINISH FACE OF STRUCTURES UNLESS OTHERWISE NOTED. VJVMSG 03/13/2024022411-000 SHEET NO: SHEET NAME: SIGNATURE:VICKI VANDELL 00000 REVISIONS: PR O J E C T N A M E : CI T Y O F M O N T I C E L L O PU B L I C W O R K S Not for C o n s t r u c t i o n 90% CONSTRUCTION DOCUMENTS NOTES: CLIENT: CONSULTANT: ARCHITECTS, LTD. 1795 Saint Clair Avenue phone: (651) 696-5186 St. Paul, Minnesota 55105 www.oertelarchitects.com OERTEL No.Date Description LICENSE #DATE DRAWN BY CHECKED BY PROJECT NUMBER DATE © 2020 COPYRIGHT OERTEL ARCHITECTS. ALL RIGHTS RESERVED. Not for ConstructionNot for Construction Not for Construction Not for Construction 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 PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. 0 03/13/2024 90% Construction Documents § 152.007 EXCEPTIONS. (A) When requesting a subdivision, combination, or recombination, if any of the following conditions exist, the subdivider is required to present accurately drawn site and certified survey plan information for the proposed subdivision, combination, or recombination, have the subdivision, combination, or recombination reviewed by the Planning Commission, reviewed and approved by the City Council, and adhere to the park dedication requirements of §§ 152.080 through 152.085. (1) A division which results in commercial or industrial parcels having an area of five acres or more with frontage on a public right-of-way measuring 300 feet or more and which does not result in the division of the parcel into two or more lots, any one of which is less than five acres in area or 300 feet in width and which does not necessitate the dedication of a public right-of- way. Such division shall not cause any structure on the lot to be in violation of the zoning ordinance or said new portions of lots to be in violation of city ordinance. (2) Division of one previously platted parcel into no more than two buildable parcels, both of which will be in full conformance with all applicable zoning regulations, and for which no public right- of-way, easements, or other drainage concerns are evident to the Zoning Administrator. (3) The adjustment of a lot line by the relocation of a common boundary and for which no public right-of-way, easements, or other drainage concerns are evident to the Zoning Administrator. (4) Division of an existing lot of record where the division is to permit the adding of a parcel of land to an abutting lot or lots and the newly created property line will not cause the other remaining portion of the lot to be in violation with this chapter or the zoning ordinance, and for which no public right-of-way, easements, or other drainage concerns are evident to the Zoning Administrator. (5) Combination of two or more parcels of record to create a parcel conforming to the requirements of the applicable zoning district and for which no public right-of-way, easements, or other drainage concerns are evident to the Zoning Administrator. (B) Any easements which become unnecessary as a result of the division or combination must be vacated. In addition, new easements must be established as determined by the City Engineer. (C) In the event that the County Recorder shall refuse to record an administrative subdivision due to the legal description of the proposed parcels or for any other reason, the applicant shall be required to comply with all of the requirements of §§ 152.026 and 152.040 for preliminary plats. Planning Commission Agenda: 06/02/26 1 3B. Consideration of adopting Resolution PC-2026-27, a Resolution Finding that the Proposed Acquisition of Certain Land, PID 155038001110, by the City of Monticello for the proposed Water Treatment Facility Site is Consistent with the City of Monticello Comprehensive Plan - Monticello 2040 Vision + Plan Prepared by: Community Development Director Meeting Date: 06/02/2026 Council Date (pending Commission action): NA Additional Analysis by: Public Works Director/City Engineer, City Attorney ALTERNATIVE ACTIONS 1. Motion to adopt Resolution PC-2026-27, a Resolution Finding that the Proposed Acquisition of Certain Land, PID 155038001110, by the City of Monticello for the Water Treatment Facility Site is Consistent with the City of Monticello Comprehensive Plan - Monticello 2040 Vision + Plan. 2. Motion of other. REFERENCE AND BACKGROUND The Planning Commission is asked to consider a recommendation finding that the acquisition of parcel 155038001110 by the City of Monticello is in conformance to the City’s Comprehensive Plan. The acquisition of the parcel is intended to facilitate improvements related to the City Water Treatment Facility. The acquisition of the parcel supports the extension of the watermain infrastructure that will serve the proposed water treatment facility and the general site operations. A watermain extension from the north side of the City to the treatment facility will be extended through this area to the planned facility, which will be located on the City-owned parcel to the south. The subject parcel is approximately 4.7 acres. The parcel is vacant but for the maintenance, access and location of two billboard signs, which are owned, operated and maintained by the current property owner. The signs are existing lawful non-conforming uses and are being allowed to remain on site through a formal easement as part of on-going negotiations with the property owner for acquisition of the property. The final configuration of the easement has not been finalized at this time. The acquisition site is guided “Light Industrial” within the current Monticello 2040 Vision + Plan and zoned I-1, Light Industrial. The 2040 Plan allows for the development of public and institutional facilities within various land use designations and zoning districts to accomplish its Planning Commission Agenda: 06/02/26 2 goal of providing well-maintained City facilities and services distributed equitably to all residents of Monticello. The proposed water treatment facility is a Public Building or Use and is a permitted use in the I-1 Light Industrial district. The City’s intent is to develop the property as a water treatment facility consistent with these goals and those for community facilities. The City will consider entering into a purchase agreement on the property at a future City Council meeting. The Commission’s role at this time is to provide a report to the City on the conformance of the acquisition with the adopted Comprehensive Plan. STAFF RECOMMENDATION City staff supports Alternative Action 1 (above). Acquisition of this property by the City is consistent with the Monticello 2040 Plan’s goals for community facilities which support essential service to the community and will further facilitate the provision for community services consistent with the 2040 Plan. SUPPORTING DATA A.Resolution PC-2026-27 B.Aerial Site Image C.Subject Site Drawing D.Monticello 2040 Vision + Plan, Excerpts E.Monticello Zoning Ordinance, Excerpts F.Monticello Official Zoning Map CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION PC-2026-27 MN325\50\912491.v1 RESOLUTION FINDING THAT THE PROPOSED ACQUISITION OF CERTAIN LAND FOR WATER TREATMENT FACILITY PURPOSES BY THE CITY OF MONTICELLO IS CONSISTENT WITH THE CITY OF MONTICELLO’S COMPREHENSIVE PLAN – MONTICELLO 2040 VISION + PLAN WHEREAS, the City of Monticello (the “City”) proposes to purchase an approximately 4.7 acre property (the “Property”) located in the City of Monticello, Minnesota (the “City”), and legally described in Exhibit A (PID 155038001110) attached hereto, for the purposes of development of a municipal water treatment facility and accompanying infrastructure; and WHEREAS, Minnesota Statutes, Section 462.356, subd. 2, requires the City Planning Commission (the “Planning Commission”) to review the proposed acquisition or disposal of publicly owned real property within the City prior to its acquisition or disposal, to determine whether in the opinion of the Planning Commission, such acquisition or disposal is consistent with the City’s Monticello 2040 Vision + Plan (the “Comprehensive Plan”); and WHEREAS, the Planning Commission has reviewed the proposed acquisition of the Property and has determined that the Property is designated as “Light Industrial Park” within the City’s Comprehensive Plan, and; WHEREAS, the Comprehensive Plan allows for the development of public and institutional facilities within various land use designations and zoning districts to accomplish its goal of providing well-maintained City facilities and services distributed equitably to all residents of Monticello; and WHEREAS, the Property and the adjacent City-owned parcel proposed for the construction of the water treatment facility are zoned I-1, Light Industrial, which permits Public Buildings and Use as permitted uses within the district, and WHEREAS, the City’s purpose is to develop the Property as a water treatment facility and accompanying infrastructure is consistent with these goals and those for community facilities, and the proposed acquisition is therefore consistent with the Comprehensive Plan. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, that the acquisition of the Property and improvement of the site for the water treatment facility by the City is consistent with the Comprehensive Plan and will promote the efficient community facilities and services of the City. ADOPTED this 2nd day of June, 2026, by the Planning Commission of the City of Monticello, Minnesota. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION PC-2026-27 MN325\50\912491.v1 MONTICELLO PLANNING COMMISSION By: _______________________________ Andrew Tapper, Chair ATTEST: ____________________________________________ Angela Schumann, Community Development Director CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION PC-2026-27 MN325\50\912491.v1 EXHIBIT A Legal Description of the Property PID: 155038001110 Legal Description: Lot 11, Block One, Thomas Park, according to the plat on file, Wright County, Minnesota 94 94 Tho ma s P a r k Dr Che lsea Rd E d m o n s o n A v e N E 193 U-Save Car & Truck Rental E 7 t h S t F a l l o n A v e T e r r i t o r i a l R d 94 94 E 7th St E7th St E7th S t Chelsea Rd Chelsea Rd F allon A v e Territ orial Rd Fall on Av e NE Hoglund Body & Equipment St Henry's Catholic Church CW Metals Legend City Boundary Parcels May 27, 2026 m Map Powered By Datafi 1 in = 587 Ft Subject Parcel X X X X X X X X X X X X X X INT E R S T A T E HI G H W A Y NO. 9 4 INT E R S T A T E HI G H W A Y NO. 9 4 MB MBMB S75°2 3 ' 4 5 " E 7 5 8 . 3 4 N0 1 ° 1 2 ' 3 4 " W 3 6 5 . 8 7 N88°47'26"E 813.02 S0 0 ° 0 0 ' 3 4 " E 13 4 . 0 7 L=89.80R=5545.58Δ=0°55'40" C.Br g=N74°55'40"W C.=89.80 THOMAS PARK DRIVE 80 50 80 50 50.00 N 0 1 ° 1 2 ' 3 4 " W 2 1 8 . 5 6 N51°4 1 ' 5 1 " E 60.31 S75°2 3 ' 4 5 " E 6 3 3 . 7 1 L=110.77 R=5465.58 Δ=1°09'40" C.Br g=S74°48'40"E C.=110.76 SW CORNER LOT 11, BLOCK 1 SOUTH LINE LOT 11, BLOCK 1 POB WEST LINE LOT 11, BLOCK 1 NORTH LINE LOT 11, BLOCK 1 EAST LINE LOT 11, BLOCK 1 30294 EASM DATE REVISION SCHEDULE DESCRIPTION BY SHEET TITLE PROJECT WITHOUT PRIOR WRITTEN CONSENT. INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP, PROJECT NO. FILE NAME DESIGNED BY ORIGINAL ISSUE DATE DRAWN BY CLIENT PROJECT NO. REVIEWED BY DW G L O C A T I O N : S : \ P R O J E C T S \ 3 0 0 0 0 P R O J \ 3 0 2 0 0 - 3 0 2 9 9 \ 3 0 2 9 4 M O N T I C E L L O W A T E R T R E A T M E N T P L A N T U P G R A D E - M O N T I C E L L O , M N \ 3 0 2 9 4 P R O D U C T I O N F I L E S \ 3 0 2 9 4 C I V I L 3 D \ S U R V E Y P R O D U C T I O N D W G S \ 3 0 2 9 4 E A S M . D W G S A V E D B Y : M A R K . S C H W A N Z SHEET NOT VALID UNLESS THIS TEXT IS COLOR. 1OF 1 - --/--/-- 23-30294 XX-XX SHEET TITLE 300 PROJ. NO (no year) XX-XX MONTICELLO MINNESOTA ACCESS EASEMENT 0 SCALE IN FEET 50 100 --- --- --- A permanent access easement over and across that part of Lot 11, Block 1, THOMAS PARK, according to the recorded plat thereof, Wright County, Minnesota lying westerly and northerly of the following described line: Commencing at the southwest corner of said Lot 11; thence on an assumed bearing of North 88 degrees 47 minutes 26 seconds East, 50.00 feet to the point of beginning of the line to be described; thence North 01 degrees 12 minutes 34 seconds West, parallel with the west line of said Lot 11, 218.56 feet; thence North 51 degrees 41 minutes 51 seconds East, 60.31 feet to a point on a line drawn parallel with and 80.00 feet southerly of the northerly line of said Lot 11; thence South 75 degrees 23 minutes 45 seconds East, parallel with said northerly line, 633.71 feet; thence southeasterly 110.77 feet on a 5465.58 foot radius curve, concave to the southwest, having a central angle of 01 degree 09 minutes 40 seconds and a 110.76 foot chord that bears South 74 degrees 48 minutes 40 seconds East to the east line of said Lot 11 and said line there terminating. I HEREBY CERTIFY THAT THIS SURVEY, PLAN, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED LAND SURVEYOR UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE LIC. NO.5/13/2026 45817 MARK A. SCHWANZ MONTICELLO WTP MONTICELLO 2040 VISION + PLAN 7575 IMPLEMENTATION CHART: COMMUNITY FACILITIES AND INFRASTRUCTURE GOAL POLICY STRATEGY ONGOING THEMESHORT- TERM LONG- TERM Utilities and Infrastructure Goal 4: A complete and well-maintained utility system providing service to all residents and extended into the Orderly Annexation Area only when development occurs, pays for the extensions and the development site is incorporated into the city boundaries. Policy 4.1: Long Range Utility Planning Work with Monticello Township and Wright County to encourage planning and provision of utility services as guided by the Monticello Comprehensive Plan, the MOAA and other long-range planning documents. Strategy 4.1.1 - Regularly review long range utility with the County and Township to encourage consistency between planning documents and the City’s Capital Improvement Program (CIP). Strategy 4.1.2 - Complete all necessary comprehensive long range utility plans. Strategy 4.1.3 - Seek alternative funding sources for utility extensions and maintenance through funding studies, cost analysis and other means. Goal 4: Utilities and Infrastructure Policy 4.2: Water and Sewer Service Continue to provide efficient, cost- effective, high quality water and sewer service to all Monticello residents. Strategy 4.2.1 - Annually review capital improvement plans for water and sewer service to encourage consistency with the Comprehensive Plan and Monticello’s growth objectives. Strategy 4.2.2 - Continually monitor the wastewater treatment plant (WWTP) capacity and operations to ensure its meets the long term needs of Monticello. Strategy 4.2.3 - Consider the use of alternative shared municipal water and sewer systems which connect to the public system or eventually connect to the system, but only with additional land use and utility study and consistent with MOAA agreements. Goal 4: Utilities and Infrastructure Policy 4.3: Stormwater Management Utilize the Water Resource Management Plan as the policy directive for managing stormwater in the City and continue to play a proactive role to manage stormwater in the City. Strategy 4.3.1 - Evaluate opportunities to improve water quality, stormwater systems and manage erosion along the Mississippi River. Strategy 4.3.2 - Continue to work with Wright County for improvements to Ditch 33 and the conveyance of stormwater through the entire County Ditch system consistent with the ability to serve the areas within the MOAA with orderly and efficient urban growth. IMPLEMENTATION LAND USE, GROWTH AND ORDERLY ANNEXATION 44 PUBLIC AND INSTITUTIONAL (P) The Public and Institutional designation generally applies to non-open space properties owned by public agencies or utilities. The designation includes City-owned properties, libraries, public schools, hospitals, water and sanitary district facilities, other utilities, and other federal, state, county, township and local government facilities. Other allowable uses on property designated as Public and Institutional are determined on case-by-case basis. DEVELOPMENT FORMLOT PATTERN VISUAL EXAMPLELAND USE MIX Public/Institutional • Public Administration and City-Owned Facilities • Library • Museums • U.S. Post Office • Public Schools • Utility Facilities Commercial • Day Care Recreational • Plaza • Public space 2018 Correlating Zoning DistrictZONING INFORMATION 2018 Correlating Zoning District Permitted in many zoning districts • Floor Area Ratio (FAR) Corresponding zoning district standards Primary Mode Vehicular with access to collectors and arterials Transit or shuttle service Secondary Mode Pedestrian-friendly streetscape Bicycle facilities and parking MOBILITY Duplex P C See Table 5- 1A See Ordinance No. § 153.091 (C) (2)(b) Townhouse C P § 153.091 (C) (2)(c) Multiple- family C P C C § 153.091 (C) (2)(d) Detached Dwelling P P P P P P None Group residential facility, single-family P P P P P § 153.091 (C) (3) Group residential facility, multi- family C C C § 153.091 (C) (3) Mobile and manufactured home park C C C P C § 153.091 (C) (4) Civic and Institutional Uses Active park facilities (public)P P P P P P P P P P P P P P P None TABLE 5-1: USES BY DISTRICT Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Base Zoning Districts Additional Requirements AO RA R1 R2 TN R3 R4 MH B1 B2 B3 B4 CCD PCD IBC I1 I2 TABLE 5-1: USES BY DISTRICT Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Base Zoning Districts Additional Requirements AO RA R1 R2 TN R3 R4 MH B1 B2 B3 B4 CCD PCD IBC I1 I2 Civic and Institutional Uses Active park facilities (private)P P P P P P P See Table 5-1A See Ordinance No. § 153.091(D)(1) Assisted living facilities C P C C P § 153.091(D)(2) Cemeteries C C C C C C C § 153.091(D)(3) Clinics/medical services C P P C None Essential services P P P P P P P P P P P P P P P None Hospitals C P P C § 153.091(D)(4) Nursing/ convalescent home C C C C C C C C C C P § 153.091(D)(5) Passenger terminal C C C C None Passive parks and open space P P P P P P P P P P P P P P P Place of public assembly C C C C C P C § 153.091(D)(6) Public buildings or uses C C C C C C C P C C P P C P P § 153.091(D)(7) Cou n t y H w y 7 5 Chels e a R d Sta t e H w y 2 5 85th St NE 90th S t N E Lin n S t Pin e S t E 7th S t School Blvd Riverview Dr Ced a r S t W Ri v e r S t M a r v i n R d Jason Ave NE Dundas Rd W Br o a d w a y S t H a r t B l v d Co u n t r y L n Ha u g A v e N E Elm S t W 4t h S t Fe n n i n g A v e N E Oa k w o o k D r Mallard Ln 95th St NE Fa l l o n A v e N E Ed m o n s o n A v e N E Mississi p p i D r W 5t h S t W 7 t h S t Sa n d b e r g R d Pe l i c a n L n Falcon Dr Fe n n i n g A v e N E Waln u t S t Oa k R i d g e D r N Or i o l e L n Club View Rd Br o a d w a y S t Hillcrest Rd E Riv e r S t Hedm a n L n Mi l l T r a i l L n Fa l l o n A v e N E Wrig h t S t New S t Ma r v i n E l w o o d R o a d Ram s e y S t W 6t h S t River Mill D r Wildwood Way Hilltop Dr Mill Run Rd Oakview Ln Fa r m s t e a d A v e Martin Dr E 3rd S t E 3rd S t Re d R o c k L n Gil l a r d A v e N E Map l e S t Fallon Dr Will o w S t Eas t w o o d L n Gr a y s t o n e A v e Ma r v i n E l w o o d R d Fie l d c r e s t C i r Fa i r w a y D r Jaso n A v e N E Vin e S t Meadow Ln Jer r y L i e f e r t D r Praire Road Starling Dr Palm S t Fa l l o n A v e N E Golf Course Rd Fall o n A v e N E Kevin Longley Dr Cra i g L n Re d O a k L n Fron t S t W 5 t h S t Thomas Park Dr Loc u s t S t Mockingbird Ln W 3r d S t Ea s t w o o d C i r Briar Oaks Blvd F a r m s t e a d D r Hen n e p i n S t Ei d e r L n Oak L n River Forest Dr Meadow Oak Ave Kampa Cir O a k R i d g e C i r Mill Ct River Ridge Ln Oa k v i e w C t Du n d a s C i r Ke n n e t h L n Ot t e r C r e e k R d Min n e s o t a S t Ea g l e C i r Cro c u s L n M e a d o w O a k L n Stoneridge Dr Che s t n u t S t 120th St N E Da r r o w A v e N E Diamond Dr Pebblebrook Dr Wi d g e o n L n Wash i n g t o n S t Bu n k e r C i r Hom e s t e a d D r Th o m a s C i r E n d i c o t t T r Ce n t e r C i r Oak v i e w C i r Sa n d t r a p C i r Country Cir Cheyenne Ct Te r r i t o r a l R d Ta n a g e r C i r Hillc r e s t C i r Osprey Cir Ac o r n C i r Ba l b o u l C i r S w a l l o w C i r Riverside C i r Me a d o w O a k C t Ma t t h e w C i r East Oak Dr Stonerid g e C i r Oa k w o o d D r Mea d o w O a k D r Co u n t y H w y 7 5 Har t B l v d Mi n n e s o t a S t Elm S t Wri g h t S t 90th St NE Ced a r S t Min n e s o t a S t 1 2 3 4 7 5 8 9 10 11 12 6 13 14 15 16 17 18 19 21 20 22 23 2426 25 27 28 City of Monticello Official Zoning Map :Legend BASE ZONING DISTRICTS PUD Districts Residential Districts -- Low Residential Densities A-O R-A R-1 Business Districts B-1 B-2 B-3 B-4 CCD* -- Medium Residential Densities T-N R-2 R-PUD -- High Residential Densities R-3 R-4 M-H Mills Fleet Farm Red Rooster Swan River Monticello High School 01 02 03 04 05 06 07 08 Spaeth Industrial Park Camping World Affordable Storage Autumn Ridge Villas OTHER Water Industrial Districts IBC I-1 I-2 OVERLAY DISTRICTS Shoreland District** Special Use Overlay District ! !! !! Freeway Bonus Sign District 09 Rivertown Suites 10 Monticello RV 11 Deephaven 12 Twin Pines 13 UMC 14 Edmonson Ridge 18 Monticello Lakes 17 Stony Brook Village 16 Storagelink Monticello 15 Nuss Truck and Equipment Addition 1 inch = 2,500 feet 0.2% Floodplain Boundary** 19 Hoglund Bus Park 20 Block 52 21 Country Club Manor 2nd Addition 22 Haven Ridge 2nd Addition 23 Great River Addition Mississippi Wild, Scenic & Rec Overlay District** 27171C0170D, 27171C0190D PCD* 1% Floodplain Boundary** 24 Big River Addition 25 Haven Ridge West 26 Cedar Street Storage Adopted January 12, 2026 *See CCD and Pointes at Cedar Sub-District Appendix Zoning Maps **See Floodplain, Shoreland, and MWSRR Appendix Zoning Map ***Floodplain is established and effective per FIRM panels 27171C0155D, 27171C0160D, 27171C0160D, 27 Meadowbrook 28 Mastercraft Outdoors Planning Commission Agenda: 06/02/26 1 3C. Consideration of adopting Resolution PC-2026-26, a Resolution Finding that the Sale of Certain Land, PID 155273001010, by the City of Monticello is Consistent with the City of Monticello Comprehensive Plan - Monticello 2040 Vision + Plan Prepared by: Community Development Director Meeting Date: 06/02/2026 Council Date (pending Commission action): NA Additional Analysis by: Economic Development Manager, Community & Economic Development Coordinator ALTERNATIVE ACTIONS 1.Motion to adopt Resolution PC-2026-26, a Resolution Finding that the Sale of Certain Land, PID 155273001010, by the City of Monticello is Consistent with the City of Monticello Comprehensive Plan - Monticello 2040 Vision + Plan. 2.Motion of other. REFERENCE AND BACKGROUND The Planning Commission is asked to consider a recommendation finding that the sale of parcel 155273001010, legally described as Lot 1, Block 1 of Otter creek Crossing 7th Addition, by the City of Monticello is in conformance to the City’s Comprehensive Plan. The acquisition of the parcel is intended to support the Economic Development Authority’s economic development initiatives. The parcel is approximately 9.7 acres. The parcel is vacant land and is annexed to the city as part of Otter Creek Business Park. Ownership of the property is currently held by the City of Monticello and will be transferred to the EDA as part of the land acquisition and development process for Seat Cover Solutions, LLC-Ironbridge Holdings, LLC for the proposed development of a warehouse and distribution facility. The EDA has approved a preliminary development agreement. Following due diligence steps, the EDA will consider a purchase and development agreement and business assistance program for the proposed facility. The facility is proposed to include an initial 55,000 square foot warehouse and distribution facility, with an option for expansion. It is anticipated that the development will result in a total of 21 new full-time equivalent jobs, in addition to 16 jobs being relocated to the site. The acquisition site is guided “Light Industrial Park” within the current Monticello 2040 Vision + Plan. The site is zoned I-1, Light Industrial, consistent with the 2040 Plan land use designation. Warehousing is a permitted use in the I-1, Light Industrial District. Planning Commission Agenda: 06/02/26 2 The 2040 Plan includes the goals and strategies supporting the proposed use, including a goal for “Monticello as a strong and growing regional employment center including a variety of economic sectors established as the preferred location for manufacturing, technology, research, and development, and home to a diverse mix of businesses and industries” and a specific strategy that the City “Evaluate industrial land use opportunity for warehousing/distribution as a growing industrial sector, balancing impacts on transportation corridors and land-to-employment ratios.” The facility will function primarily as a warehouse, with limited truck distribution activity expected on-site. Otter Creek Business Park is served by Chelsea Road, a collector classification designed to support industrial traffic needs. The Commission’s role at this time is to provide a report to the City on the conformance of the sale of the property to the adopted Comprehensive Plan. STAFF RECOMMENDATION City staff supports Alternative #1 above. The sale of this property by the City is consistent with the Monticello 2040 Plan’s goals for economic development in the community and will further facilitate future growth in the Otter Creek Business Park area consistent with the 2040 Plan. SUPPORTING DATA A. Resolution PC-2026-26 B. Aerial Site Image C. Monticello 2040 Vision + Plan, Excerpts D. Monticello Official Zoning Map CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. 2026-26 225655v1 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO FINDING THAT THE CONVEYANCE OF CERTAIN PROPERTY BY THE CITY OF MONTICELLO IS IN COMPLIANCE WITH THE CITY’S COMPREHENSIVE PLAN WHEREAS, the City is the fee owner of property legally described as Lot 1, Block 1, Otter Creek Crossing 7th Addition, Wright County, Minnesota (PID 155273001010) consisting of approximately 9.7 acres (“City Property”); WHEREAS, the City Council is asked to convey the City Property to the Monticello Economic Development Authority for purposes of developing a warehouse facility; WHEREAS, Minnesota Statutes, Section 462.356, subd. 2, requires the City Planning Commission (the “Planning Commission”) to review the proposed acquisition or disposal of publicly owned real property within the City prior to its acquisition or disposal, to determine whether in the opinion of the Planning Commission, such acquisition or disposal is consistent with the City’s Monticello 2040 Vision + Plan (the “Comprehensive Plan”); and WHEREAS, the Planning Commission has reviewed the proposed acquisition of the Property and has determined that the Property is designated as “Light Industrial Park” within the City’s Comprehensive Plan, and zoned as I-1, Light Industrial, and; WHEREAS, the Planning Commission has reviewed the proposed conveyance of the Property as it relates to the City’s Comprehensive Plan. WHEREAS, General Warehousing uses are permitted in the I-1 zoning district compatible with the Light Industrial Park designation; and WHEREAS, the Planning Commission find that the proposed conveyance will support the Monticello 2040 Vision + Plan goals and strategies for a strong and growing regional employment center including a variety of economic sectors and a diverse mix of businesses and industries. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that conveyance of the Property is found to be consistent with the City’s Comprehensive Plan. ADOPTED this 2nd day of June, 2026, by the Planning Commission of the City of Monticello, Minnesota. 225655v1 MONTICELLO PLANNING COMMISSION By: _______________________________ Andrew Tapper, Chair ATTEST: ____________________________________________ Angela Schumann, Community Development Director Wright County, MN Developed by Parcel ID 155273001010 Sec/Twp/Rng 10-121-025 Property Address Alternate ID (1101) CITY OF MONTICELLO-0882 Class 958 - 5E MUNICIPAL-PUBLIC SERVICE-OTHER Acreage 9.76 Acres  Taxpayer Address n/a  CITY OF MONTICELLO District 1005 - VACANT LAND IND Brief Tax Description SECT-10 TWP-121 RANGE-025 OTTER CREEK CROSSING 7TH ADDN LOT 1 BLOCK 1 (Note: Not to be used on legal documents) Date created: 5/28/2026 Last Data Uploaded: 5/28/2026 3:45:13 AM 266 ft Overview Legend Highways Interstate State Highway US Highway Roads City/Township Limits c t Parcels Torrens 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 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 LAND USE, GROWTH AND ORDERLY ANNEXATION 56 LAND USE, GROWTH AND ORDERLY ANNEXATION GOALS Listed below are the land use goals which were informed by the Community Vision. For the complete set of policies and strategies for the goals refer to the Implementation Chapter. GOAL 1: GROWTH AND CHANGE 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. GOAL 2: COMPLETE NEIGHBORHOODS 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. GOAL 3: SUCCESSFUL COMMERCIAL CORRIDORS AND CENTERS Successful, vibrant commercial centers and corridors that can adapt over time and provide a place for shopping, services, civic activities, entertainment, and arts and culture. GOAL 4: REVITALIZED MIXED-USE DOWNTOWN A revitalized mixed-use downtown that embraces the River and serves as the heart of the community and focus of civic activity that is lively throughout the day and night consisting of a variety of dining, shopping, recreation, celebrating, gathering and living opportunities. GOAL 5: ACTIVE EMPLOYMENT CENTERS Monticello as a strong and growing regional employment center including a variety of economic sectors established as the preferred location for manufacturing, technology, research, and development, and home to a diverse mix of businesses and industries. GOAL 6: NATURAL ENVIRONMENT, PARKS AND OPEN SPACE An open space “frame” around and woven through Monticello, complemented by the Mississippi River, Bertram Chain of Lakes Regional Park, other local and regional parks, trails and recreation areas which together protect the City’s natural resources, lakes, wetlands and woodlands, and provide opportunities for recreation, enhance visual beauty, and shape the City’s character. MONTICELLO 2040 VISION + PLAN 56 20 AREAS OF ECONOMIC DEVELOPMENT FOCUS AND INVESTMENT The following areas represent opportunities in the city to help drive economic growth and further support the community’s goals related to economic development. 1. Industrial Land: This comprehensive plan designates approximately 1,600 acres of land for industrial uses, including land within the Northwest area, south along Highway 25, and in the Otter Creek Business Park. In 2020, the City completed an industrial feasibility study evaluating these areas in greater detail for their industrial potential. In alignment with the goals and policies of this chapter, the City should actively pursue the development of additional industrial land through business attraction. 2. Oakwood Industrial Park: In alignment with the goals for advancement of living wage employment and intensification of tax base, there is opportunity to convert some parcels within Oakwood Industrial Park to light manufacturing from their current heavy industrial uses and/or convert large areas of unused land or outdoor storage. The City should explore opportunities to use State redevelopment grants and rehabilitation programs for these sites. 3. I-94 Interchange and Highway 25 Interchange Area: The land uses and parcel configurations in these key intersection areas may not be optimal. The City should be prepared to work with property owners and developers as market opportunities arise to better align these visible areas for future reinvestment and/or redevelopment. 4. Downtown: The Downtown area, identified as Downtown Mixed Use in this plan, represents a focused opportunity area. This includes specific attention on the Walnut Corridor, Block 52, Block 34, and the Northeast corner of Cedar Street and Broadway. Opportunities for improvement include land uses consistent with the Downtown Small Area Plan as well as streetscape, landscape and circulation improvements. 5. Mixed Neighborhood Areas: The City should work to maintain the oldest residential neighborhoods in areas adjacent to the Downtown. Efforts should be made to maintain housing choices, redevelopment where appropriate, the introduction of neighborhood centers and the possible introduction of local specialty retail where appropriate. 6. Highway 25 Corridor South: There are a number of areas and sites that could present reinvestment and/or redevelopment opportunity along Highway 25 south between I-94 and School Boulevard. The Economic Development Authority (EDA) should continue to work with property owners on their desire to sell, redevelop and reinvest in their sites for commercial development. Carlisle Village Townhomes, Source: City of Monticello Monticello Crossing Apartments Downtown Monticello ECONOMIC DEVELOPMENT MONTICELLO 2040 VISION + PLAN 23 ECONOMIC DEVELOPMENT GOALS Listed below are the economic development goals which were informed by the Community Vision. For the complete set of policies and strategies for the goals refer to the Implementation Chapter. GOAL 1: BUSINESS ATTRACTION AND RETENTION A successful business attraction and retention program that attracts new businesses and retains existing businesses. GOAL 2: TAX BASE EXPANSION A stable and expanding tax base that diversifies the city’s economy and creates a sustainable employment to offset the eventual closure of the Xcel Monticello Nuclear Generating Plant. GOAL 3: DOWNTOWN VITALITY A vibrant and thriving Downtown that contributes to the City’s economic development and housing objectives. GOAL 4: REDEVELOPMENT AND REINVESTMENT Redevelopment of vacant and underutilized parcels consistent with meeting the City’s economic development, land use and community design objectives. GOAL 5: LIFE-CYCLE HOUSING 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. GOAL 6: WORKFORCE DEVELOPMENT A workforce development and training program that provides the skills and knowledge needed for a wide range of jobs and opportunities. GOAL 7: PROMOTION AND PARTNERSHIPS Collaborative Partnerships and the Promotion of Monticello Economic Development Projects, Programs and Activities. GOAL 8: OPPORTUNITY FOCUS AREAS Reinvestment, redevelopment and overall improvement of the opportunity focus areas within the City. MONTICELLO 2040 VISION + PLAN 23 30 IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION GOAL POLICY STRATEGY ONGOING THEMESHORT- TERM LONG- TERM Goal 4: Revitalized Mixed-Use Downtown Policy 4.3: Downtown Mixed-Use Strategy 4.3.2 - Focus investment and redevelopment efforts on Block 52 and surrounding parcels. Recruit a high-profile tenant or other large activity generator in a premier building space overlooking the River and anchoring the Downtown. Strategy 4.3.3 - Implement improvements to the downtown streetscape, including the Walnut Corridor Streetscape Plans, to complement the goal for a new and revitalized downtown. All downtown branding and signage should be consistent. Strategy 4.3.4 - Coordinate with MnDOT as necessary to implement traffic management measures and streetscape design techniques to reduce truck speeds through Downtown, improve the pedestrian experience and incorporate design techniques that emphasize safety, access and mobility throughout the Downtown. Active Employment Centers Goal 5: Monticello as a strong and growing regional employment center including a variety of economic sectors established as the preferred location for manufacturing, technology, research, and development, and home to a diverse mix of businesses and industries. See also the Goals, Policies and Strategies for Economic Development. Policy 5.1: Land Supply and Employment Growth Maintain an industrial land supply that is adequate and suitable for the continued growth of the City’s core industries, including manufacturing, logistics/distribution, and emerging technologies. The City should capitalize on its proximity to Interstate 94, regional transportation facilities, and educated and skilled work force to create opportunities for job growth. Strategy 5.1.1 - Retain and plan for development of land zoned for Employment Campus and Light Industrial Park that is sufficient to meet long-term needs for light industrial uses, manufacturing, production and assembly, and other uses which support continued diversity in tax base and create living-wage employment. Strategy 5.1.2 - Evaluate industrial land use opportunity for warehousing/distribution as a growing industrial sector, balancing impacts on transportation corridors and land-to- employment ratios. IMPLEMENTATION Cou n t y H w y 7 5 Chels e a R d Sta t e H w y 2 5 85th St NE 90th S t N E Lin n S t Pin e S t E 7th S t School Blvd Riverview Dr Ced a r S t W Ri v e r S t M a r v i n R d Jason Ave NE Dundas Rd W Br o a d w a y S t H a r t B l v d Co u n t r y L n Ha u g A v e N E Elm S t W 4t h S t Fe n n i n g A v e N E Oa k w o o k D r Mallard Ln 95th St NE Fa l l o n A v e N E Ed m o n s o n A v e N E Mississi p p i D r W 5t h S t W 7 t h S t Sa n d b e r g R d Pe l i c a n L n Falcon Dr Fe n n i n g A v e N E Waln u t S t Oa k R i d g e D r N Or i o l e L n Club View Rd Br o a d w a y S t Hillcrest Rd E Riv e r S t Hedm a n L n Mi l l T r a i l L n Fa l l o n A v e N E Wrig h t S t New S t Ma r v i n E l w o o d R o a d Ram s e y S t W 6t h S t River Mill D r Wildwood Way Hilltop Dr Mill Run Rd Oakview Ln Fa r m s t e a d A v e Martin Dr E 3rd S t E 3rd S t Re d R o c k L n Gil l a r d A v e N E Map l e S t Fallon Dr Will o w S t Eas t w o o d L n Gr a y s t o n e A v e Ma r v i n E l w o o d R d Fie l d c r e s t C i r Fa i r w a y D r Jaso n A v e N E Vin e S t Meadow Ln Jer r y L i e f e r t D r Praire Road Starling Dr Palm S t Fa l l o n A v e N E Golf Course Rd Fall o n A v e N E Kevin Longley Dr Cra i g L n Re d O a k L n Fron t S t W 5 t h S t Thomas Park Dr Loc u s t S t Mockingbird Ln W 3r d S t Ea s t w o o d C i r Briar Oaks Blvd F a r m s t e a d D r Hen n e p i n S t Ei d e r L n Oak L n River Forest Dr Meadow Oak Ave Kampa Cir O a k R i d g e C i r Mill Ct River Ridge Ln Oa k v i e w C t Du n d a s C i r Ke n n e t h L n Ot t e r C r e e k R d Min n e s o t a S t Ea g l e C i r Cro c u s L n M e a d o w O a k L n Stoneridge Dr Che s t n u t S t 120th St N E Da r r o w A v e N E Diamond Dr Pebblebrook Dr Wi d g e o n L n Wash i n g t o n S t Bu n k e r C i r Hom e s t e a d D r Th o m a s C i r E n d i c o t t T r Ce n t e r C i r Oak v i e w C i r Sa n d t r a p C i r Country Cir Cheyenne Ct Te r r i t o r a l R d Ta n a g e r C i r Hillc r e s t C i r Osprey Cir Ac o r n C i r Ba l b o u l C i r S w a l l o w C i r Riverside C i r Me a d o w O a k C t Ma t t h e w C i r East Oak Dr Stonerid g e C i r Oa k w o o d D r Mea d o w O a k D r Co u n t y H w y 7 5 Har t B l v d Mi n n e s o t a S t Elm S t Wri g h t S t 90th St NE Ced a r S t Min n e s o t a S t 1 2 3 4 7 5 8 9 10 11 12 6 13 14 15 16 17 18 19 21 20 22 23 2426 25 27 28 City of Monticello Official Zoning Map :Legend BASE ZONING DISTRICTS PUD Districts Residential Districts -- Low Residential Densities A-O R-A R-1 Business Districts B-1 B-2 B-3 B-4 CCD* -- Medium Residential Densities T-N R-2 R-PUD -- High Residential Densities R-3 R-4 M-H Mills Fleet Farm Red Rooster Swan River Monticello High School 01 02 03 04 05 06 07 08 Spaeth Industrial Park Camping World Affordable Storage Autumn Ridge Villas OTHER Water Industrial Districts IBC I-1 I-2 OVERLAY DISTRICTS Shoreland District** Special Use Overlay District ! !! !! Freeway Bonus Sign District 09 Rivertown Suites 10 Monticello RV 11 Deephaven 12 Twin Pines 13 UMC 14 Edmonson Ridge 18 Monticello Lakes 17 Stony Brook Village 16 Storagelink Monticello 15 Nuss Truck and Equipment Addition 1 inch = 2,500 feet 0.2% Floodplain Boundary** 19 Hoglund Bus Park 20 Block 52 21 Country Club Manor 2nd Addition 22 Haven Ridge 2nd Addition 23 Great River Addition Mississippi Wild, Scenic & Rec Overlay District** 27171C0170D, 27171C0190D PCD* 1% Floodplain Boundary** 24 Big River Addition 25 Haven Ridge West 26 Cedar Street Storage Adopted January 12, 2026 *See CCD and Pointes at Cedar Sub-District Appendix Zoning Maps **See Floodplain, Shoreland, and MWSRR Appendix Zoning Map ***Floodplain is established and effective per FIRM panels 27171C0155D, 27171C0160D, 27171C0160D, 27 Meadowbrook 28 Mastercraft Outdoors Planning Commission Agenda: 06/02/2026 3D. Consideration of an update on the adopted Capital Improvement Plan Prepared by: NA Meeting Date: 06/02/26 Council Date (pending Commission action): NA Additional Analysis by: NA ALTERNATIVE ACTIONS Motion to accept the 2026 Capital Improvement Plan update. REFERENCE AND BACKGROUND Finance Director Sarah Rathlisberger will be present to provide an overview of the adopted Capital Improvement Plan. STAFF RECOMMENDATION NA SUPPORTING DATA 2026 Budget Authorization and CIP MonticelloMN.gov763-295-2711 June 2, 2026 Capital Improvement Plan Update 6/3/2026 2 •Schedule of capital improvements and expenditures •$10,000 or more, depending on asset class •Increase value or extend useful life of asset •Bridges long-term planning and annual budget •Provides a more holistic picture to prioritize the use of finite resources •Aligns objectives and goals of various city departments •Supports clarity and transparency in communicating the city’s direction 6/3/2026 City of Monticello Planning Commission – CIP Update 2 CIP Purpose 6/3/2026 City of Monticello Planning Commission – CIP Update 3 CIP Timeline •10+ year outlook •First column in upcoming budget year and all items are included in the annual budget. •Columns 2-4 are on the horizon, but funding has not been formally committed completion and amounts are based on studies, proposals, or similar projects in other local governments. •Columns 5-10 & Future are estimates and are less certain •Page 5 shows which city Fund will provide the budget for the project or acquisition. •The City’s long-term financial plan incorporates any planned debt issuance and repayment, awarded grants, estimated operations costs and staffing changes, and projected impact on utility rates and property tax rate. 6/3/2026 4 •Categories are listed with existing assets first •Later categories (Page 4) include “Big 6” items identified during strategic planning in 2021 •Many of these items have seen, or will soon see, significant progress •Downtown Transportation Improvements •Water Treatment Plant •Public Works Facility •Bertram Chain of Lakes Regional Athletic Park •Fallon Avenue Improvements •Other priorities have been subsequently identified •Ex: Northwest Growth Area utility extensions 6/3/2026 City of Monticello Planning Commission – CIP Update 4 CIP Organization 6/3/2026 City of Monticello 56/3/2026 5 •City Finance Documents •Capital Improvement Plan •Long-Term Financial Management Plan •Annual Budget •Annual Comprehensive Financial Report •Popular Annual Financial Report https://monticellomn.gov/164/Finance Planning Commission Agenda – 06/02/26 1 4A. Community Development Director’s Report Council Action on/related to Commission Recommendations • 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 On May 26, 2026, City Council approved the proposed amendment re-guiding the subject parcels to a mix of Estate Residential, Low-Density Residential, Mixed- Neighborhood and Light Industrial Park consistent with the Planning Commission recommendation. The decision was part of the regular agenda. • Consideration of an Amendment to the Preliminary Plat of Meadowbrook Applicant: Lucinda Spanier City Council approved the amended preliminary plat on the consent agenda of May 26, 2026. • Consideration of an amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, “Land-Use, Growth and Orderly Annexation” re- guiding a parcel from Light Industrial Park to Community Commercial, an amendment to the Monticello Zoning Map for Rezoning from Industrial and Business Campus District (IBC), to Highway Business District (B-3), and a Conditional Use Permit for Vehicle Sales and Rental in Highway Business District (B-3). Applicant: Moon Motor Sports City Council approved each of the requests on the consent agenda of May 26, 2026. • Consideration of an amendment to the Monticello Zoning Map for Rezoning from Industrial and Business Campus District (IBC) to Regional Business District (B-4), and a Conditional Use Permit for a Restaurant within 300’ of a Residentially Zoned Property. Applicant: Wan Qun Lin City Council approved each of the requests on the consent agenda of May 26, 2026. 2026 Housing Legislation No substantive zoning pre-emption legislation was passed in the 2026 session. Downtown Small Area Plan The first Downtown Small Area Plan Steering Committee meeting was held on May 14. The first meeting included a discussion on the purpose of the 2026 Update, what Planning Commission Agenda – 06/02/26 2 characteristics make Downtown great and how we will measure success for Downtown. The next meeting is scheduled for June 24, 2026. A series of public engagement opportunities will occur throughout the summer and early fall. More information on the planning process and engagement dates can be found here: Downtown Small Area Plan | Monticello, MN Volunteer Picnic Planning Commissioners are invited to attend this year’s Volunteer Picnic. This is our opportunity to thank you for the time and effort you put in as a Commissioner. Development Project Update List The project update list current through April of 2026 is attached. Website Project Page Current project news and information located at: Projects | Monticello, MN As a BIG THANK YOU... City of Monticello volunteers and their families are invited to join us for a picnic at West Bridge Park! (In case of rain the picnic will be moved indoors to the Community Center) Please RSVP with number attending to HR@MonticelloMN.gov by June 19! June 25 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 November 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 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