IEDC Agenda 07-02-2013AGENDA
MONTICELLOINDUSTRIAL&ECONOMICDEVELOPMENTCOMMITTEE
Tuesday,July2nd,2013
7:00a.m.,MississippiRoom
MEMBERS:ChairJoniPawelk,ViceChairWayneElam,LukeDahlheimer,RichHarris,Tim
O’Connor,BillTapper,DickVanAllen,DanOlson,ZonaGutzwiller,JimJohnson,Don
Roberts,MaryBarger,TaraThurber
LIASIONS:SandySuchy,Chamber
ClintHerbst,Mayor
GlenPosusta,CityCouncil
1.CalltoOrder
2.ApproveMinutes:
a.June4th,2013
3.ConsiderationofaddingitemstotheAgenda
4.Reports:
a.EconomicDevelopmentReport
b.IEDCMembership/BusinessRetentionandReport.
a.Newsoffthestreet–expansionplans
b.Networkingnotes
c.Othernews
b.CityCouncil
c.ChamberofCommerceandIndustry
d.TAC
5.Adjournment.(8:00am)
IEDC Agenda: 07/02/13
1
4. Economic Development Report
Economic Development – Vision & Long-Range Planning
The amendments proposed to the Comprehensive Plan for Chapter 2- Community Context and
Chapter 4 – Economic Development were presented in a public hearing to the Planning
Commission on June 4th, 2013. The Planning Commission recommended approval of the
documents as presented. The City Council subsequently approved the amendments on June
24th, with a recommended modification to the tax base graphic to account for the 2013 tax
base structure. Final versions of the amended chapters will be available online on the City’s
website in July.
Business & Industry Tours/Grow MN Visits
Only one GrowMN survey has been completed to date. These industry visits are incredibly
important in terms of the IEDC’s role as an advocate for business. The more we know about
Monticello’s industries, the better we can structure the IEDC’s initiatives. In addition, these
visits were intended to serve double-duty as IEDC tour and promotion opportunities. City
staff and the Chamber encourage you to take advantage of this program and coordinate your
industry visit.
Economic Development Services
The EDA and City Council have authorized a contract for economic development services for
WSB’s Market Matching program. The contract will run for one year. A full copy of the
scope of services is attached to this report.
An introduction to the program and demonstration of InfoTracker will occur at the August
meeting of the IEDC.
Minnesota Manufacturer’s Week
This year’s manufacturing week is October 20-26th. In past years, the primary focus for this
week has been hosting the Industry of the Year event. The IEDC has an opportunity to
develop some additional promotion of Monticello’s manufacturers during that week with
some advance planning and preparation.
Some ideas on possible events are attached. Please review and provide staff with your
suggestions during the July 2nd meeting. IEDC member assistance will be needed to help plan
and implement.
Employers and Economic Data
Please find attached information from the Monticello Chamber of Commerce on Monticello’s
largest employers and information from DEED on Monticello’s current employment picture
by Standard Industrial Classification (SIC), type and occupation.
IEDC Agenda: 07/02/13
2
FiberNet Monticello
A verbal update on the system will be provided at the meeting.
Great River Trailways – CSAH 75
Work is nearing completion on two of the three segments of the Great River Trailways,
located along CSAH 75 on the west side of Monticello. The pathway segment from the
underpass to Montissippi Park and the segment from the underpass to the connection at River
St. have been completed. Restoration work along the sides of these paths is in progress and
the City anticipates opening the two trails in July. Paving on the third segment, which will
run from the underpass to CSAH 75, will occur later in July. The completion of this segment
is especially timely, given Wright County’s road construction project on CSAH 75 from
Monticello to Clearwater. The project will include the paving of wider shoulders,
accommodating bike traffic all the way to Clearwater.
The City and Xcel Energy continue to work with BNSF Railways on permission to cross their
rail line for the fourth planned segment of the trailways. The fourth segment is planned to
extend from the underpass to the City ballfields, with a spur (to be installed by Xcel) to the
Xcel Training Facility on River Street. A map of the trailways is attached.
Bertram Chain of Lakes
On June 24th, the City Council authorized a Phase VI acquisition at the Bertram Chain of
Lakes. The Phase VI acquisition funding request matches $1.8 million in awarded grant
funds (with $1.5 million from a Clean Water Land & Legacy grant). The Wright County
Board of Commissioners similarly approved their match in May.
The grant and local match funding is for the purchase of parcel 8 and the balance of parcels 7
and 5. These properties total 124.13 land acres and include the beach at Bertram Lake and the
completion of shoreland acquisitions for Bertram and Long Lakes. With completion of this
acquisition, total acreage of the park will reach 992 land and water acres.
The City has completed 3 property acquisitions at Bertram to-date. However, the City and
County have successfully applied for and received grant funding for two other acquisitions,
Phases IV and V, in addition to the Phase VI funding. To follow is information on the status
of those acquisitions.
Phase IV (Parcels 9, 10 and 12) – The County and City have both approved match
funding in the amount of $212,000 each. These funds match $833,333 in awarded
Legacy and Non-Metro Regional Park grant funds. The City Council has already
approved the purchase agreement and shared use agreement for this purchase.
IEDC Agenda: 07/02/13
3
At the present time, the BCOL negotiations team, including Mayor Herbst and Council
member Posusta, are working with the YMCA to finalize the Fourth Addendum to the
MOU and the Ground Lease for Phase IV. The ground lease document is the primary
point of negotiation, as it sets the terms for the YMCA’s continued presence in the
park. It is hoped that the completed Fourth Addendum to the MOU and the Ground
Lease will be brought to the City Council for consideration in July of 2013. It is the
intent of the City and County to close of Phase IV prior to fall, 2013.
Phase V (Parcel 1) - The County and City have both approved match funding of
$327,268 each. This funding matches a DNR Outdoor Recreation grant award of
$369,713.00 and includes appraisal and closing costs. This match facilitates the
acquisition of 40.17 land acres of property planned for the City athletic complex at
Bertram. Appraisal and review appraisal for this acquisition are in progress.
Currently, the 496 acres of property acquired under the first three phases of acquisition is
jointly owned and operated by the City and County and is fully accessible to the public.
While the focus of investment at the park is on property acquisition at this stage, minimal
improvements have been made to the park to allow for public use and enjoyment of the land
owned by Wright County and the City of Monticello. To-date, the Wright County and City
Park staff have completed the following improvements for public use:
3.7 miles of cleared hiking paths; paths groomed for cross-county skiing in winter
Installation of two docks (one on Bertram and one on Long)
Improvement of a public-use gravel-surface parking lot and entrance road off 90th St.
Repairs to bridge along east Long Lake trailway
Partnership with the Minnesota Off-Road Cyclists (MORC) for development of a
single-track mountain biking course; in progress
Park boundary signage
Improvements to picnic area at park entrance
In August, the City and County will be hosting a Chamber lunch at the p ark. More
information on the event can be found in the upcoming Chamber newsletter.
TAC
Next meeting of the TAC is July 11th, 2013.
The City Council has authorized an appraisal on property owned by St. Henry’s Catholic
Church. The appraisal includes all property which may be impacted by the Fallon Avenue
overpass, in any alignment. Appraisal is in progress.
Planning Commission, July
Agenda is attached for reference.
WSB & Associates, Inc.
4140 Thielman Lane
Suite 204
St. Cloud, MN 56301
wsbeng.com
WSB & Associates, Inc.
701 Xenia Avenue South
Suite 300
Minneapolis, MN 55416
wsbeng.com
WSB & Associates, Inc.
477 Temperance Street
St. Paul, MN 55101
wsbeng.com
Table of Contents
Contact:
John Uphoff
763.267.2942
juphoff@wsbeng.com
A proposal to provide:
April 2013
Economic Development Economic Development
ServicesServices
Approach and Scope of Services .......................................1
• Task 1: Data Collection
• Task 2: Market Matching
Deliverables .....................................................................4
Appendix A - Data Collection ...........................................8
Appendix B - Data Deployment.......................................10
Appendix C - InfoTracker ................................................11
Appendix D - Market Matching Team .............................12
Appendix E - Market Matching Sales Process ...................15
April 17, 2013
Monticello City Council and EDA
City of Monticello
505 Walnut Street
Monticello, MN 55362
Re: Economic Development Services
Dear Members of the City Council and EDA:
Thank you for taking time to discuss WSB’s proposal to provide Economic Development services. For
more than 17 years, WSB and the City of Monticello have enjoyed a success by partnering to deliver
projects that have led to growth and prosperity. We are confident the addition of Economic
Development services will continue this track record.
Understanding and directly marketing Monticello’s assets is at the heart of WSB’s approach to
economic development. Building relationships is the central tenet to success in directly marketing your
city. WSB has an expansive network of professional organizations and maintains relationships within
the development community. As part of our Economic Development services, we will continue to grow
our network and will strategically deploy data representing the unique attributes the City of Monticello
has to offer. In addition, WSB offers the full capacity of our Market Matching team and more than 170
team members in representing your community. Finally, we will utilize our expertise in community
development to assist in all phases of the development process from pre-application to identifying
potential funding opportunities. The Monticello EDA exists to direct goals and objectives to attract
higher wage level jobs and expand City tax base. WSB’s Economic Development service is aimed
directly at helping you achieve your City’s goals and objectives.
The proposed price of WSB’s Economic Development services is $4,000 per month with a minimum
term of one year. We appreciate the opportunity to propose our services to fill this important role
within your community. We further look forward to meeting with you to discuss firsthand how WSB
can apply its capacity and expertise to help the City of Monticello continue to grow and prosper.
Sincerely,
WSB & Associates, Inc.
John Uphoff Brian J. Bourassa, PE
Economic Development Specialist Principal/Senior Project Manager/
(320) 534-5951 Economic Development Specialist
(763) 287-8356
1Approach and Scope of Services
Approach and Scope of Services
Introduction
WSB & Associates has been in the economic development business for 17 years. We
represent more than 35 cities as city engineer and perform services for more than 90
cities overall. We provide daily assistance to our clients in the area of infrastructure
development related to growth opportunities in all types of development. Much of this
work is related to how to best accommodate new development while respecting the
needs of the existing system users and being fair from a cost and use perspective. It is
beneficial to WSB when our clients are successful and are developing. We work hard
to make sure that we represent our clients with their best interest first, knowing that
what is good for our clients will be good for WSB. To that end, we get involved with
short term strategies that will allow for development to occur without compromising the
long term goals of the city. We are very strategic in finding funding for infrastructure
projects that allow City funds to be used in other places of need.
Our company has grown beyond the traditional engineering firm in an effort to
recognize the benefits of economic development to our clients and to WSB. We have
become active in local chambers, economic development groups and have developed
relationships with many of the large developers and builders. Once these private
organizations work with WSB, they appreciate how hard we work to make their project
successful while preserving the needs and goals of the City. Additionally, we have
developed a grant and funding program to provide searchable options for project
funding. We have expanded our team to include community planning to complement
our full array of services including engineering, environmental, survey, right of way
and relocation. This most recent addition of economic development was necessary to
complete our team approach to provide full services to our clients. We intend to team
with the financial consultants when a deal requires funding analysis, but we have the
resources to fulfill all of the other economic development analysis and support.
WSB is continually improving in order to provide value to our clients and economic
development is an obvious area that we can contribute to your success. Our vision
for this effort is unique and focused on relationships, information and visibility. The
following scope details how we will make an impact for your organization!
2Approach and Scope of Services
Task 1: Data Collection
During this task, WSB will analyze existing data related to Monticello’s market sectors.
We will examine the data that is available on the City’s website as well as related city,
county, and state-based economic development websites. We will also examine internal
documents containing market data. Once we have completed our analysis, we will
report our findings to City staff and the EDA.
Based on our report, we will ask for a recommendation from the EDA to determine
priority for data collection and for targeted prospects. Where data is incomplete or
unavailable, WSB will research and compile new data sets to ensure all local market
sectors are appropriately represented and the information is readily available (see
Appendix A - Data Collection).
To ensure the City’s market data is readily available, WSB will deploy information
where appropriate including the City’s website, local economic development websites,
GreaterMSP and MNDEED’s customer relationship management systems. WSB will
also utilize a GIS-based platform to deploy the City’s market data during the Market
Matching process (see Appendix B - Data Deployment).
The dynamic nature of market data requires a built-in process of content management
to ensure accuracy and relevance. Therefore, WSB proposes a system of periodic review
which includes real-time updates. To support the real-time updates, WSB has developed
the InfoTracker tool, which is made available to City staff and EDA (see Appendix C -
InfoTracker).
The deliverables provided in Task 1 include the following and are further described on
pages 4 and 5.
• Deliverable 1: Market Data Report
• Deliverable 2: New Data Sets (ongoing)
• Deliverable 3: Data Deployment (ongoing)
• Deliverable 4: System of Periodic Review of Market Data (ongoing)
• Deliverable 5: InfoTracker (ongoing)
Task 2: Market Matching
The focus of Task 2 is to strategically and directly market Monticello’s assets to
prospective market entrants. WSB achieves this by utilizing our team’s professional
background and network to connect with prospects within our varied areas of expertise.
The Market Matching team executes outreach to prospects through our Market Matching
Network. Each member of WSB’s Market Matching team is assigned to a market
sector and systematically markets the City’s assets within their respective network (see
Appendix D - Market Matching Team).
Also during Task 2, WSB’s Market Matching team collects feedback from prospects
and catalogs opportunities in our Customer Relationship Management (CRM) system.
Prospects that become leads are moved into the development or pre-application process
involving City staff, EDA, and consultants (see Appendix E).
The deliverables provided in Task 2 include the following and are further described on
page 5.
• Deliverable 6: Profile of targeted prospects (ongoing)
• Deliverable 7: System of targeted prospect outreach (ongoing)
• Deliverable 8: Deliver leads/assist in closing (ongoing)
3Approach and Scope of Services
Asset Identification/Market Review - Task 1
1. General Market Data
2. City & EDA Owned
Property
3. Housing
4. Manufacturing and
Industrial Market Data
5. Retail Market Data
Build-out/Update Asset Database - Task 1
1. GIS-Based with Web
Access
2. Traditional Collateral
Information Deployment
- Task 2
1. Direct Marketing
2. Deliver Leads
3. Provide Feedback
4. Customer Relationship
Management (CRM)
Market Matching Network - Task 2
Positively MN
Greater MSP Investor
MN Precision
Manufacturing Association
NAIOP
MN High Tech Association
Minnesota Shopping Center
Association
Wright County Economic
Development Partnership
St. Cloud Downtown
Alliance Foundation
Greater St. Cloud
Development Corporation
MN Chamber
More
This chart describes WSB’s unique and comprehensive approach to economic
development. WSB strives to present relevant asset information in the most
effective and strategic manner possible. The graphic represents the ongoing flow of
information and the continuous process of data management and market matching.
4Deliverables
Deliverables
Task 1: Data Collection
Deliverable 1: Market Data Report
WSB will provide City staff and EDA with a report that analyses the inventory and
availability of the City’s market data. The Market Data report will tell you if the assets
embedded in your community are well defined and if the information related to your
community’s assets is open and accessible. The report will identify any weakness in the
identification and/or presentation of your community’s assets. If any asset is found to
be misidentified or underrepresented, the report will provide details for recommended
corrective action. This report will is also aimed at determining the City’s Unique
Selling Proposition (USP). The end result is your community’s enhanced ability to help
existing businesses expand, as well as attract, and communicate with, a wider array of
prospective developers and business owners.
Deliverable 2: New Data Sets
The collection of new data sets is prioritized based on recommendations from the EDA.
The goal of this deliverable is to achieve maximum effectiveness for data availability
and diffusion. WSB will collect and organize data from existing sources and will
conduct independent research to obtain data that is not otherwise available. It is
important to note that the process of research and data collection is ongoing and is
rolled into the system of periodic review.
Deliverable 3: Data Deployment
Data deployment occurs on a macro level - local, regional, and state-wide websites
and databases, and on a micro level - through the direct marketing efforts of WSB’s
Market Matching team. As part of this process, WSB will provide data to GreaterMSP
and MNDEED as requested, provide content for the City’s websites, develop a GIS-
based reporting tool, and provide a quarterly report to City staff and EDA on the status
of data deployment.
Deliverable 4: System of Periodic Review of Market Data
City staff and the EDA review the Market Data Report and prioritize data collection
efforts. WSB organizes a system of periodic review based on recommendations it
receives from City staff and EDA. The figure on page 6 is a sample of the market data
review and deployment timeline.
5Deliverables
Deliverable 5: InfoTracker
City staff and EDA are often the first to become aware of changes in the marketplace.
WSB will provide City staff and EDA with access to the InfoTracker tool, which provides
the means to quickly and easily hand-off information to WSB so our team can update
market data in a highly expedited manner. Please see Appendix C for a detailed
description of the InfoTracker tool.
Task 2: Market Matching
Deliverable 6: Profi le of Targeted Prospects
Upon completion of the Market Data Report, WSB will ask the EDA for priority in
determining a profile of targeted prospects. The profile of targeted prospects is
derived from the City’s asset information. WSB will utilize the City’s asset information
to highlight market strengths and to determine Monticello’s USP. WSB recommends
reviewing the profile of targeted prospects on a semiannual basis.
Deliverable 7: System of Targeted Prospect Outreach
Once the City’s USP and profile of targeted prospects is developed, WSB’s Economic
Development Specialist briefs the Market Matching Team, providing them with
relevant market data. Then the Market Matching Team will begin the process of
converting prospects to leads through direct marketing to business contacts, association
networking activity, responding to inquiries, and actively pursuing opportunities
through various economic development agencies. WSB will provide the EDA with a
quarterly report on targeted prospect outreach activity.
Deliverable 8: Deliver Leads/Assist in Closing
The closing component of the Market Matching process is a culmination of the
successful execution of the steps that preceded it. WSB will work directly with potential
market entrants from the prospecting phase to the pre-application or development
phase. We will act as a conduit to provide information to City staff/EDA and act as a
resource in identifying potential constraints. WSB will aid in identifying potential sites,
and act as a resource in implementing a funding package as needed.
6Deliverables
Deliverable 9: Annual Bus Tour
WSB places a high value on the importance of face-to-face interaction. Your
community has a sense of place that can only be fully realized from an on-the-ground
point of view. The annual bus tour gives your community the opportunity to show the
best you have to offer and provides you an opportunity to promote your community’s
assets directly to potential market entrants. WSB’s Market Matching team identifies
and invites developers and business owners who are active in your region as well
as those who are operating elsewhere but who have expressed interest in opening
your market. We take care of all of the logistics, allowing you to refine and tailor
your outreach to maximize your impact. The relationship your community makes
with potential market entrants pays instant dividends, and also serves as a valuable
resource for years to come.
Deliverable 10: Annual Open House
Economic Gardening is quickly becoming a buzz phrase. This concept is born out
of the idea that economic growth happens brick by brick, primarily with those who
are already living and doing business in your community. These are firms that have
roots in your community and view the world around them, not simply through the
lens of profitability, but also with an eye toward overall success of their community.
The vitality of these firms is extremely important in realizing positive sustainable
socioeconomic conditions. WSB’s Economic Development service aims to support the
firms and developers who are already doing business in your community. In addition
to collaborating with local business owners and developers during the asset analysis
phase, the Market Matching team gathers local operators for an annual open house
to review the state of the local markets, as well as to provide them with opportunities
to network with potential investors. The open house facilitates an intersection of
landowners, business owners, and developers allowing them to share relevant market
information leading to increased investment opportunities.
7Market Data Review and Deployment Timeline
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Market Data Review and Deployment Timeline
8Appendix A - Data Collection
WSB recognizes that cities desire to move forward with marketing efforts as quickly as
possible. Based on our research, WSB understands that we must have a good deal
of information to be of value to prospects; they require market data. By providing a
preliminary report on the inventory and availability of market data, we are providing
City staff and the EDA with an opportunity to decide which market sector you would
like to place your focus and prioritize WSB’s data collection efforts.
It is important to note that the process of collecting and deploying data is ongoing.
The process of systematizing data collection carries added value in that it relieves the
City of the obligation to conduct expensive periodic market study projects. The Market
Data Report sheds light on the availability of critical data. It also aids in understanding
the community’s assets and informs the prospect identification and marketing process.
This list below is a sample of the market data likely to be requested by prospects, and
completed by WSB as part of the ongoing data collection effort:
General Market Data
• Population (MSA or County)
–Age distribution
• Annual per capita income
–Household Income
• Race and ethnicity
• Unemployment rate
• Cost of living index
• Quality of life
–Parks and trails
–School data
• Transportation and transit
Appendix A - Data Collection
City & EDA-Owned Property
• Available inventory
• Size (developable acres)
• Cost per acre
• Zoning requirement
–Uses permitted
• Setbacks
–Percent of site that may be utilized
–Control of nuisances (dust, smoke, noise, etc.)
–Site mitigation required
• Available incentives
• Inventory and list price of homes currently on the market
9Appendix A
• Infrastructure of manufacturing and industrial
areas
–Truck access
–Rail served or adjacent to a rail line
–On-site storage available
* Trailer
* Outdoor
–Distance to:
* Nearest commercial airport (name, miles)
* Nearest inland port (name, miles)
* Nearest ocean port (name, miles)
* Nearest rail spur (name, miles)
* Nearest intermodal facility (name, miles)
* Nearest state highway (name, miles)
* Nearest interstate exchange (name, miles)
• Utilities available in manufacturing and industrial
areas
–Electric (on-site: Y/N; capacity)
–Gas (on-site: Y/N; capacity)
–Sewer (on-site: Y/N; capacity)
–Water (on-site: Y/N; capacity)
–Data/voice/fiber (on-site: Y/N; capacity)
–Stormwater (on-site: Y/N; capacity)
–Utility consumption incentives (rate discounts,
hedging, etc.)
• Retail market data
–Synthesize data collected from previous retail
market analysis
Housing
• Age and condition of current housing stock
• Inventory and list price of homes currently on the market
• Housing values
• Renter-occupied units
• Senior housing
Manufacturing and Industrial
Market Data
• Existing available buildings
–Size of building (square feet)
–Cost per square foot
–Year built
–Previous use
–Condition of building
–Floor area ratio
–Suitability of building for manufacturing
–Current zoning
–Climate controlled
* Air conditioning
* Heat
–Surrounding uses
–Opportunity for expansion
• Existing available land
–Size (developable acres)
–Cost per acre
–Zoning requirement
* Uses permitted
* Setbacks
* Percent of site that may be utilized
* Control of nuisances (dust, smoke, noise, etc.)
* Site mitigation required
–Surrounding uses
10Appendix B - Data Deployment
Appendix B - Data Deployment
Market
Matching
The following are some of the locations where the City of Monticello’s market
information will be deployed:
11Appendix C - InfoTracker
Appendix C - InfoTracker
12Appendix D - Market Matching Team
Appendix D - Market Matching Team
John Uphoff
Economic Development Specialist
John is an economic development specialist with broad experience working with
communities and organizations to achieve their economic goals. He earned a
Bachelor of Arts degree in Planning and Community Development from St. Cloud
State University, where he also minored in Economics. John has direct experience in
the areas of local economic development, housing, historic preservation, promotion,
and marketing. He has served as the project manager on a downtown development
initiative and a neighborhood stabilization/communication plan in the historic South
Side Neighborhood, both located in St. Cloud.
John will be the City’s primary contact for WSB’s Economic Development Services
offering. He will lead the Asset Identification/Market Review and Asset Build-out
efforts, and coordinate the efforts of the Economic Development Team. John will
provide ongoing feedback to City staff regarding economic development opportunities
discovered and provide reports/presentations and feedback to the EDA on a bi-monthly
basis. Essentially, he will be an extension of City staff and will respond to both staff and
EDA requests for information as the City’s economic development expert.
(320) 534-5951
juphoff@wsbeng.com
WSB’s Economic Development Team includes the seven key individuals identified
below and is supported by the entire WSB Team. The key staff have numerous direct
connections to private sector businesses and development entities and have been
assigned to various trade associations and business networks. Their collective network
and emphasis on establishing economic development connections will raise the bar for
traditional municipal economic development activities and will deliver ongoing value
for the City of Monticello.
Brian Bourassa, PE
Principal, Senior Project Manager, Economic Development Specialist
Brian is a registered professional engineer with more than 20 years of experience
in many types of municipal and general civil engineering projects. His engineering
experience includes all phases of the project and has involved representation of both
public and private entities. Brian’s experience in the private development market
sector has included both residential and commercial projects. He also has first-hand
experience as a private developer. Brian is known for his focus on client needs and
excellent customer service.
Brian will take direction from John and identify and market to potential developer
matches for the City of Monticello. He will focus on both the commercial, senior
housing, and residential markets.
(763) 287-8536
bbourassa@wsbeng.com
13Appendix D - Market Matching Team
Jason Wedel, PE
Associate, Senior Project Manager, Economic Development Specialist
Jason is a Senior Project Engineer in our Municipal Group. He has proven managerial
expertise related to municipal engineering and land development. Jason’s experience
working as an in-house public works director/city engineer provides him with the
management level expertise to work cooperatively with City Councils, Advisory Boards,
and City staff at a high level. Jason also has experience working for a national home
building company (Pulte Homes) as their Director of Land. In that role, Jason performed
duties related to land acquisition, entitlement, and development, which gives him a
unique perspective and understanding of how developers and cities can collaborate to
develop mutually beneficial assets for the community. He is versed in public speaking,
administration, financial analysis, project estimating, resolving complicated entitlement
and design problems, document preparation, and site management.
Jason will take direction from John and identify and market to potential developer
matches for the City of Monticello. He will focus primarily on the residential market.
(763) 287-8520
jwedel@wsbeng.com
Morgan Dawley PE
Associate, Municipal Senior Project Engineer
Morgan is a registered professional engineer with nearly 20 years of experience
in municipal and civil engineering projects including streets, storm sewers, water
distribution systems, sanitary sewer systems, water and wastewater treatment, site
grading, park improvements, development review, and municipal state aid systems.
His current responsibilities include planning, coordination, design, and construction
administration of a wide variety of municipal projects. Morgan has been a staff or
consultant city engineer for the past 10 years.
Morgan will take direction from John and identify and market to potential developer
matches for the City of Monticello. He will focus on both the commercial and senior
housing markets.
(763) 287-7173
mdawley@wsbeng.com
()
14Appendix D - Market Matching Team
Kelsey Johnson, AICP
Community Planner, Grant and Funding Specialist
Kelsey is a community planner with extensive public sector experience. She has served
as the project manager and lead planner on land use plans, comprehensive land use
plan updates, zoning ordinance updates, subdivision regulation updates, housing
action plans, and small area studies. As a grant and funding specialist, Kelsey tracks
funding and grant opportunities for WSB.
Kelsey’s role on the Economic Development Team will be to support John and the City
in identifying potential funding opportunities to support development projects.
(763) 287-8521
kjohnson@wsbeng.com
Addison Lewis
Community Planner, Research Analyst
Addison brings a variety of experiences in working with local communities. He has a
passion for sustainability and is an adept researcher. Addison’s experience with working
on municipal planning projects and interpreting zoning and land use ordinances has
provided him with a unique perspective on the necessity of preparing realistic and
implementable plans.
Addison will support John with research during the Asset Identification/Market Review
tasks and on an ongoing basis.
(763) 231-4873
alewis@wsbeng.com
Bret Weiss, PE
President
Bret is a registered professional engineer with more than 25 years of diverse municipal
and general civil engineering experience. He is an accomplished city engineer and
project manager responsible for the planning, coordination, design, and construction
administration of a wide variety of municipal projects. Bret is a skilled negotiator and is
passionate about serving the City of Monticello.
Bret’s role on the Economic Development Team will be to support John in identifying
potential developer matches, make introductions of the other team members to key
stakeholders in the area, and be part of the City’s team regarding the developer
negotiation process.
(763) 287-7190
bweiss@wsbeng.com
15Appendix E - Market Matching Sales Process
Appendix E - Market Matching Sales Process
Potential Business Lead Generation
• City staff/EDA
• Business Contacts
• Association Networking Activity
• Economic Development Agency
Initial Market Matching
• Business discovery – client needs assessment
• Respond to a Request for Information - RFI
• Preliminary information exchanged and discussion regarding known community asset(s)
Follow-up Market Matching Presentation – if necessary
• Complete information exchanged regarding community assets
• Further business discovery and client needs assessment
Community Development Engagement
• Preliminary Project Review
• Letter of Intent – LOI
Community Development Process Review
• Site Plan Approval/Developer Agreement Process
• Project Review
–Planning
–Engineering
–Financial
–Legal
16Appendix E - Market Matching Sales Process
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Appendix E - Market Matching Sales Process
Monticello’s Largest Employers
Source: Monticello Chamber of Commerce
Date: June 25, 2013
_____________________________________________________________________________________
Monticello Public Schools 422
Xcel Energy 411
Cargill Kitchen Solutions 355
New River Medical Center 267
Ultra Machining Company 119
Bondhus Corp 67
Washburn Computer Group 63
WSI, Inc. 63
Tapper’s Inc. 58
Aroplax Corp. 48
Standard Iron & Wire Works Inc. 45
Hoglund Bus Company 44
Hoglund Transportation Inc. 44
JME Monticello 41
Production Stamping, Inc. 38
O t t e r C r e e k
Forestry
Project
Concession
Stand
Big Woods
Reclamation
Project
AreaPrimitive Back Pack
Camping
(3 Sites)
Scenic
Overlook
Connection
to City Trail
Connection
to Residential Trail
Long
Bertram
Mud
Wright County GIS
Office of the County Surveyor
September, 2012
Recreation Site Plan
Bertram
Chain of Lakes
Acquisition
Phase VI
Item #6
01,400700
Feet
Legend
Future Facilities
Owned byOwned by
City of MonticelloCity of Monticello
RuralRural
ResidentialResidential
ResidentialResidential
Agricultural/Agricultural/
CommercialCommercial ResidentialResidential
Boat Access
Camping
Fishing Pier
Camp Ground
Parking Lot
Trail
Day Use
AgriculturalAgricultural
AgriculturalAgricultural
Wright County
Parks
Department
Created for:
Park Office
Rental Chalet
Beach
Amphitheater
Park Road
Trail
Canoe Access
City of Monticello
Proposed Boundary
Existing (496 Acres)
(324.55 Acres)
Phase VII
(124.13 Acres)
Phase VI
(62.15 Acres)
Phase IV
REGULAR MEETING
MONTICELLO PLANNING COMMISSION
Tuesday, July 2nd, 2013
6:00 PM
Mississippi Room, Monticello Community Center
Commissioners: Chairman William Spartz, Sam Burvee, Brad Fyle, Charlotte
Gabler, Grant Sala
Council Liaison: Lloyd Hilgart
Staff: Angela Schumann, Ron Hackenmueller
1. Call to order
2. Consideration to approve Planning Commission minutes.
a. Regular Meeting of June 4th, 2013
3. Citizen Comments
4. Consideration of adding items to the agenda
5. Public Hearing –Consideration of a request for Comprehensive Plan Amendment for a
change in land use designation from Places to Shop to Places to Live and a request for
rezoning from B-4 (Regional Business) District to R-4 (Medium-High Density
Residence) District.
Applicant: IRET Properties
6. Public Hearing - Consideration of an ordinance amending Monticello Zoning Ordinance
Section 4.3 (D) – Requirements for Fences & Walls by District Type
Applicant: City of Monticello, Planning Commission
7. Community Development Director’s Report
8. Adjourn.