Planning Commission Agenda 08-02-2011 (Workshop)Planning Commission Agenda — 08/02/11
Workshoo--Discussion Regarding Multi -Family Proposal by 251 Partnership/Mike
Schneider (AS)
Property: The subject site is located south of Interstate I-94, north-
northeast of CSAH 75, on the east edge of the current
municipal boundary.
Planning Case Number: No application has been submitted.
A. REFERENCE & BACKGROUND
Land Use Designation
Zoning Designation:
Current Land Use:
Surrounding Land Use:
ANALYSIS
None
This property has not been guided under the 2008
Comprehensive Plan. Any future consideration would
require an application for Comprehensive Plan Amendment
to review and approve appropriate land use.
None
The property is located in Monticello Township and is
therefore subject to the 2004 Orderly Annexation
Agreement between Monticello Township and the City of
Monticello, as amended. (See attached).
Undeveloped, wooded
Property surrounded by arterial or collector roadways.
Mr. Mike Schneider, property owner, is seeking input from the Planning Commission and
City Council regarding a proposed multi -family residential concept for the site. The
concept is for a multi -story apartment complex. Drawings of the concept will be provided
by Mr. Schneider at the workshop.
To move forward with the project, the following applications will be required:
1. Comprehensive Plan Amendment
2. Platting — Preliminary and Final
3. Rezoning (an R-3 or R-3 with PZ Overlay would be required)
4. Annexation
Current policy requires that the applicant have an approved plan with the City prior to
Planning Commission Agenda — 08/02/11
moving forward an annexation request to the MOAA board. As such, any rezoning and
platting approvals would be contingent on approval of annexation.
The property is located approximately 90 feet from the nearest lane of Interstate 94 along
its northern property line. At the widest point of the property, the southern property line
is less than 435 feet from the intestate, at which point it is directly adjacent to CSAH 75.
CSAH 75 is used primarily in that area to access the Meadow Oak area.
Sanitary sewer is accessible to the site from the south side of CSAH 75. Watermain is
accessible from Meadow Oak Avenue, although the watermain system would be required
to be looped through the proposed property back to Meadow Oak Avenue, which may
require the line to be run underneath the existing railroad. Storm water ponding would
have to be managed on site.
In terms of providing feedback to Mr. Schneider, the following points should be addressed
by the Planning Commission and Council:
• Are residential uses of any type a recommended land use for this site?
• What type of residential would be acceptable?
• What type of residential density would be considered acceptable?
• If not residential, what type of land use would the City recommend for the site?
• What type of site planning in terms of aesthetics, buffering etc, would be expected
as part of the planning, platting and annexation process?
The applicant intends to gather this information in order to determine a course of action
relative to a formal application and further site design.
A site visit (along both the CSAH 75 and interstate sides) by the Planning Commission
and City Council members is highly encouraged prior to the workshop.
B. STAFF RECOMMENDATION
Although no formal application has been submitted, given the very close proximity of the
property to the interstate, and what is understood about the types of housing products
which are developed, marketed and maintained along such high -traffic corridors, staff does
not believe that a residential use, including a high-density multi -family project, is ideal for
this site.
The 2008 Comprehensive Plan states that the City does not anticipate the development of
additional high-density housing in the near future. However, the plan does cite that multi-
family housing is part of complete housing stock for the City if appropriately sited.
In reviewing the 2010 Housing Report, a case could be made that there is a need for
additional multi -family housing, particularly a higher -end, high -amenity project. This is
due to the very low vacancy rates and the aging stock of multi -family housing within the
2
Planning Commission Agenda — 08/02/11
community. However, this site could be problematic for that type of higher -end project.
In terms of the highest and best use of the property, staff believes that a business related, or
Places to Shop, designation may be most appropriate. Although the site may not have
appropriate access for a higher intensity commercial use such as a hotel or other retail user,
the site would likely be an appropriate location for an office/professional complex or use.
If Planning Commission and Council believe that a residential use could be accommodated
on this site, direction and attention should be given to the buffering of the site in order to
achieve a project that best meets the objectives of the City and the Comprehensive Plan.
C. SUPPORTING DATA
A. Aerial Site Image
B. Site Zoning Map
C. Site Long Range Land Use Map (2008 Comprehensive Plan)
D. Excerpt, 2008 Comprehensive Plan — Land Use
E. Monticello Orderly Annexation Agreement
3
Concept Site Area
Concept Site Area—Surrounding Zoning
Concept Site Area—Land Use Plan
Land Use | 3-12008 Comprehensive Plan
3Land Use
Th e future vision for Monticello provides the foundation for the Compre-
hensive Plan (the vision statement appears in Chapter 1). Th e Land Use
Plan, in turn, provides the framework for how land will be used to help
achieve the future vision for Monticello. Th e Land Use Plan seeks to rein-
force desirable land use patterns, identify places where change is needed
and guide the form and location of future growth.
Th e Land Use Plan for Monticello was shaped by a variety of factors,
including:
Community input gathered through public workshops and Task Force
discussions.
Th e existing built and natural environment in Monticello.
Th e vision for Monticello’s future.
Factors described in the Community Context chapter of the Plan.
Systems plans for transportation, sanitary sewer and water supply.
Th is represents a departure in form from the 1996 Comprehensive Plan.
Th e 1996 Plan included the land use plan as part of a broader Develop-
ment Framework section. Th e 1996 Plan described Monticello’s land use
plan by general district of the community as a means of attending to the
unique issues in each district. Th e 2008 Update of the Comprehensive
Plan establishes a separate land use chapter consisting of the following
components:
A section on Future Growth describes the implications of future resi-
dent growth and the amount of growth anticipated by the Plan.
Th e Land Use Plan Map (see Figure 3-2) shows the land uses assigned
to each parcel of land.
Land Use Categories further explain the Land Use Plan by describing
the land uses depicted in the Map. Th is section includes land use poli-
cies describe the objectives that Monticello seeks to achieve through
the implementation of the Land Use Plan and the supporting elements
of the Comprehensive Plan.
Focus Areas provide a more detailed discussion of characteristics,
goals and policies for key areas of the community.
Chapter Contents
Future Growth ............................3-2
Growth Policies ........................3-2
Land Use Plan Map ....................3-3
Land Use Categories .................3-3
Places to Live .............................3-5
Places to Work .......................3-10
Places to Shop ........................3-13
Downtown ..............................3-13
Mixed Use ...............................3-14
Places to Recreate .................3-15
Places for Community ..........3-15
Urban Reserve .......................3-15
Interchange Planning Area .3-16
Private Infrastructure ...........3-16
Greenway ...............................3-16
Focus Areas ..............................3-16
Northwest Monticello ..........3-16
Downtown Focus Area ........3-19
South Central Focus Area ...3-22
East Focus Area .....................3-23
3-2 | Land Use City of Monticello
Future Growth
In looking to the future, Monticello must not just con-
sider the qualities of the future community, but also
the nature of growth. Assumptions about the amount
and pace of future growth are important parts of the
foundation for the Comprehensive Plan. Growth has
several important implications for the Comprehensive
Plan:
Growth projections are used to plan for the capacity
of municipal utility systems.
Growth projections are used to create and manage
fi nance plans for capital improvements.
The school system uses growth projections to
forecast enrollments and to plan for programs and
facilities.
Market studies use growth projections to analyze
the potential for locating or expanding businesses
in Monticello.
Th e characteristics of growth infl uence the amount
of land needed to support this development.
Growth adds trips to the local street system.
Assumptions about growth infl uence the policies
and actions needed to implement the Compre-
hensive Plan.
For these reasons, it is essential that the Comprehensive
Plan state assumptions of the nature of future growth.
A challenge in forecasting future residential develop-
ment is that the Comprehensive Plan infl uences, but
does not control, the factors that determine where
people live. Th ese factors include:
Quality of life.
Access to employment.
Availability of desired housing and neighborhood
options.
Aff ordability.
Competition from other places in the region.
Given these uncertainties, the Comprehensive Plan
seeks a balance between optimism and prudence.
For many reasons, the Plan should not signifi cantly
understate the growth potential of Monticello. Th e
balancing force lies with the implications of assuming
more growth than is reasonable. Th e chart in Figure
3-1 shows the projection of future residential growth
assumed in the Comprehensive Plan.
Th e projections assumes that the rate of growth slowly
rises over the next fi ve years and continues at a level of
190 units per year from 2012 to 2020. Th is amount falls
below the 229 units/year average for 2001 through 2005.
Th is rate of growth is intended to refl ect several factors.
Monticello will remain a desirable place to live, attract-
ing both builders and residents. Housing market condi-
tions will improve from the weaknesses experienced in
2006 and 2007. A combination of market conditions,
local policy objectives, and changing demographics
may reduce the potential for achieving and sustain-
ing higher rates of residential growth. Slower future
growth refl ects the belief that achieving the objectives
of the Comprehensive Plan, in particular seeking more
move up housing, will result in less development than
in previous years.
Growth Policies
1. Th e City will consistently review recent develop-
ment trends and update growth projections to serve
as a basis for public and private planning.
2. Over the life of this Comprehensive Plan, growth
will occur within the boundaries of the current
municipal boundaries and the Orderly Annexation
Area.
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Figure 3-1: Growth Trends and Projections
Land Use | 3-32008 Comprehensive Plan
3. Future development should be guided to locations
that utilize existing infrastructure and locations
that facilitate the construction of street and utility
systems that meet the objectives of the Compre-
hensive Plan.
4. Th e Comprehensive Plan does not anticipate action
by Monticello to annex or extend utility systems to
property immediately north of the Mississippi Riv-
er. Development in this area will place additional
traffi c on STH 25 (particularly in the Downtown
area) and channel investment away from other
parts of the City, especially the Downtown.
Land Use Plan Map
Th e Land Use Plan Map (shown in Figure 3-2) shows
the desired land use for all property in Monticello and
the Orderly Annexation Area Th e land use plan de-
picted in this map builds on the previous community
planning in Monticello.
Th e Comprehensive Plan uses the Land Use Plan to
defi ne the broad land use patterns in Monticello. Th e
Land Use Plan seeks to:
Organize the community in a sustainable man-
ner.
Make effi cient use of municipal utility systems and
facilitate the orderly and fi nancially feasible expan-
sion of these systems.
Provide the capacity for the type of growth desired
by the community.
Th e Land Use Plan Map is only one piece of the land
use plan for Monticello. Th e other parts of the Land
Use chapter of the Comprehensive Plan work with this
map to explain the intent and objectives for future land
use. Further, this map lays the foundation for land use
controls that are used by the City to implement the
Comprehensive Plan.
Land Use Categories
Th e Land Use Plan Map uses a set of specifi c categories
to guide land use in Monticello. One element missing
from the 1996 Comprehensive Plan was a description
of the land use categories shown in the Land Use Plan.
Th e ability to use the Comprehensive Plan as an eff ec-
tive land use management tool requires a defi nition of
each land use. Th ese defi nitions provide a common
understanding of the basic characteristics of each cat-
egory used in the Land Use Plan.
Th e 1996 Plan relies on three basic categories of private
land use: residential, commercial and industrial. Each
of these categories is further divided into subcategories
that distinguish between the character, type and inten-
sity of development desired in diff erent locations.
Th e 2008 update of the Comprehensive Plan uses a dif-
ferent approach to achieve similar land use patterns.
Th e Land Use Plan map depicts series of “places” for
private development: Places to Live, Places to Shop,
Places to Work, and Downtown. Th is approach is based
on the following rationale:
Th ese broad categories more clearly illustrate the
pattern of development and the plan for future
growth.
Although residential land uses vary by type and
density, they share many public objectives.
Th is approach makes a more enduring compre-
hensive plan. Th e Plan can guide an area for the
appropriate land use without the need to predict
future community needs and market forces.
Th e Plan relies on policies, land use regulations,
performance standards and public actions to pro-
vide a more detailed guide for land use and devel-
opment. Th is approach conveys more fl exibility
and control to the City Council and the Planning
Commission.
Role of Zoning Regulations
Zoning regulations play a critical role in implementing land use plans in
Monticello. State Law gives zoning regulations priority over the Comprehensive
Plan. If land uses are diff erent, zoning regulations control the use of land.
Zoning regulations are particularly important in the application of the land
use categories in the Monticello Comprehensive Plan. The “places to” land
use categories set forth a broad and fl exible land use pattern for Monticello.
Zoning regulations (and other land use controls) will be used to determine the
appropriate location for each form of development and other regulations on
the use of land, consistent with policies of the Comprehensive Plan.
3-4 | Land Use City of Monticello
Figure 3-2: Land Use Plan Map
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Land Use | 3-52008 Comprehensive Plan
Th e remainder of this section describes the categories
used in the Comprehensive Plan in greater detail.
Places to Live
Th e Comprehensive Plan seeks to create and sustain
quality places for people to live in Monticello (see Figure
3-3). Th is category designates areas where housing is
the primary use of land. Th e emphasis behind Places to
Live is to help ensure that Monticello off ers a full range
of housing choices, while preserving and enhancing the
quality of neighborhoods. Although a single land use
category, Places to Live does not suggest housing is a
homogenous commodity or that any type of housing
is desirable or allowed in any location.
When someone says “house” the most common image
is a single family detached dwelling. Th is housing style
is characterized by several features. Th ere is a one-to-
one relationship between house and parcel of land - the
housing unit is located on a single parcel. Th e house is
not physically attached to another housing unit. Th e
housing is designed for occupancy by a single family
unit. Th e typical neighborhood in Monticello is made
up exclusively of single family detached homes.
Th e primary variables become the design of the sub-
division, the size of the lot and the size and style of the
dwelling. Many older neighborhoods in Monticello
(north of Interstate 94) were built on a traditional grid
street system. Over the past thirty years, development
patterns have moved to a new suburban curvilinear
Figure 3-3: Land Use Plan - Places to Live
3-6 | Land Use City of Monticello
pattern, characterized by curvilinear street layout with
the use of cul-de-sacs.
A variety of factors, including consumer preference
and housing cost, have increased the construction of
attached housing in recent years. Duplexes, twin homes
quads and townhomes are common examples of this
housing style. Although the specifi c form changes,
there are several common characteristics. Each hous-
ing unit is designed for occupancy by a single family.
Th e housing units are physically attached to each other
in a horizontal orientation.
Places to Live will include some neighborhoods de-
signed to off er a mixture of housing types and densities.
Mixed residential neighborhoods create a pattern of
that combines single-family detached housing with a
mixture of attached housing types. Using good design
and planning, these mixed residential neighborhoods
can achieve a higher density without compromising
the overall integrity of the low-density residential pat-
tern.
Th is integration strengthens neighborhoods by increas-
ing housing choice and aff ordability beyond what is
possible by today’s rules and regulations. It also avoids
large and separate concentrations of attached housing.
It enhances opportunities to organize development in
a manner that preserves natural features.
A complete housing stock includes higher density
residential areas that consist of multi-family housing
types such as apartments and condominiums. In the
near term, the Comprehensive Plan does not anticipate
expanding the existing supply of higher density hous-
ing. It is likely that Monticello will need additional
higher density housing to:
Provide housing suited to the needs of an aging
population.
Facilitate redevelopment in the Downtown or in
other appropriate locations of the community.
Provide housing needed to attract the work force
required to achieve economic development goals
of the City.
Higher density residential land uses should be located
where the setting can accommodate the taller buildings
and additional traffi c.
Policies – Places to Live
Th e Comprehensive Plan seeks to achieve the following
objectives for residential land use in Monticello:
Provide a range of housing choices that fi t all stages 1.
of a person’s life-cycle (see below).
Support development in areas that best matches the 2.
overall objectives of the Comprehensive Plan.
Develop quality neighborhoods that create a sense 3.
of connection to the community and inspire sus-
tained investment. Th e Comprehensive Plan seeks
to maintain the quality and integrity of existing
neighborhoods by encouraging the maintenance of
property and reinvestment into the existing housing
stock. Changes in housing type should be allowed
only to facilitate necessary redevelopment.
Create neighborhoods that allow residents to 4.
maintain a connection to the natural environment
and open spaces.
Seek quality over quantity in residential growth. 5.
Achieving the objectives for quality housing and
neighborhoods may reduce the overall rate of
growth.
Reserve areas with high amenities for “move up” 6.
housing as desired in the vision statement. Th ese
amenities may include forested areas, wetland
complexes, adjacency to parks and greenways.
Some of the City’s policy objectives require further
explanation.
Life Cycle Housing
Housing is not a simple “one size fi ts all” commodity.
Monticello’s housing stock varies by type, age, style
and price. Th e Community Context chapter of the
Comprehensive Plan describes the characteristics of
the housing stock based on the 2000 Census and recent
building permit trends.
Th e concept of life cycle housing recognizes that hous-
ing needs change over the course of a person’s life (see
Figure 3-4). Young adults may not have the income
capacity to own the typical single family home. Th is
Land Use | 3-72008 Comprehensive Plan
segment of the population often seeks rental housing.
Families move through diff erent sizes, styles and prices
of housing as family size and income changes over time.
With aging, people may desire smaller homes with less
maintenance. Eventually, the elderly transition to hous-
ing associated with options for direct care. As noted
in the Vision Statement, Monticello’s population will
continue to become more diverse. Th is diversity will
be seen in age, race, culture and wealth. Th ese factors
will infl uence the housing needs of Monticello.
Th e Comprehensive Plan recognizes these diff erences
and seeks to create a balanced housing supply that
encourages people to move to and stay in Monticello.
Th is balance may not be achieved solely by market
forces guided by this Land Use Plan. Actions by the
City may be needed to promote the creation of housing
in underserved segments of the market.
Neighborhood Design
A priority for the community is diversifi cation of the
housing stock by providing more “move up” housing.
In this context, the term “move up” housing refers to
larger homes with more amenities in structure and
setting. Th is type of housing may not be exclusively
single-family detached or low density. Attached forms
of housing with medium or high densities may meet the
objectives for move up housing in the appropriate loca-
tions. In this way, the objectives for move up housing
and life cycle housing are compatible and supportive.
While every community wants a high quality housing
stock, this issue has particular importance in Mon-
ticello. It is a key to retaining population. Without
a broader variety of housing options, families may
encouraged to leave Monticello to meet their need for
a larger home. It is a factor in economic development.
One facet of attracting and retaining professional jobs
is to provide desirable housing alternatives.
It must be recognized that creating move up housing
requires more than policies in the Comprehensive Plan.
Th e Comprehensive Plan provides a guide for achiev-
ing the desired results. Th e desired outcomes require
private investment. This investment occurs when
demand exists or the City can provide an incentive to
attract investment.
Figure 3-4: Life Cycle of Housing Supply
3-8 | Land Use City of Monticello
Part of attracting move up housing comes from cre-
ating great neighborhoods – places that will attract
and sustain the housing options sought by the City.
Neighborhoods are the building block of Places to Live
in Monticello. Th e goal of the Comprehensive Plan is
to create and maintain attractive, safe and functional
neighborhoods. Th e following policies help to achieve
this objective:
1. Neighborhoods should incorporate the natural
characteristics of the setting. Trees, terrain,
drainageways, and other natural features provide
character to neighborhoods.
2. Housing should be oriented to the local street,
minimizing access and noise confl icts with collec-
tor streets.
3. Th e City will use public improvements to enhance
the appearance and character of a neighborhood.
Some examples of improvements that defi ne an
area include streets with curb and gutter, trees in
the public boulevard, street lighting systems, and
storm water ponding.
4. Sidewalks, trails, and bikeways will connect the
neighborhood to other parts of the community.
5. Every neighborhood should have reasonable access
to a public park as a place for residents to gather
and play.
All of these elements work together to create a desirable
and sustainable place to live.
Balancing the Built and Natural Environments
Th e natural amenities of the growth areas (west and
south) in Monticello should serve as a catalyst for
residential development. Th e proposed regional park
(YMCA property) off ers the dual assets of natural fea-
tures and recreational opportunities. Lakes, wetlands
and other natural amenities exist throughout the or-
derly annexation area.
Studies have shown that parks and open space have a
positive economic eff ect on adjacent development. An
article published by the National Park and Recreation
Association states that “recent analyses suggest that
open spaces may have substantial positive impacts on
surrounding property values and hence, the property
tax base, providing open space advocates with con-
vincing arguments in favor of open space designation
and preservation.” Balancing the built and natural
environments should provide a catalyst to the types of
development desired by the City and in the expansion
of the property tax base.
In attempting to meet residential development objec-
tives, the City should not lose sight of long-term public
benefi t from access to these same natural areas. Th e
original development of Monticello provides an ex-
cellent illustration. Th e majority of the riverfront in
Monticello is controlled by private property. Public
access to the River comes at points provided by public
parks.
Figure 3-5: Relationship Between Development and
Natural Features - Parkway
Figure 3-6: Relationship Between Development and
Natural Features - Trail Corridor
Land Use | 3-92008 Comprehensive Plan
A well known example of balancing public use with
private development is the Minneapolis chain of lakes
and Minnehaha Creek. Public streets (parkways) and
trails separate neighborhoods from the natural features,
preserving public use and access. Th ese neighbor-
hoods are some of the most desirable in the region,
demonstrating that public use and private benefi t are
not mutually exclusive.
Th e fi gures below show two options for integrating
housing, natural features and public use. Figure 3-5
is the parkway concept. An attractive street forms the
edge between the park (or natural area) and the hous-
ing. A multi-use trail follows the street while homes
face the street and draw on the attractiveness of both
the parkway and the natural amenities.
Th e alternative is to use a trail corridor to provide public
access to these areas (see Figure 3-6). Th e trail follows
the edge of the natural area. Access to the trail between
lots should come at reasonable intervals.
Th ere are a variety of real world examples of how Min-
nesota cities have used conservation design strategies
to promote high quality development and preserve the
natural environment. Th e illustrations in Figure 3-7
shows elements of the Chevalle development in Chaska.
Using open space design and rural residential cluster
development techniques, HKGi’s concept plan provides
for a variety of housing options while preserving a ma-
jority of the area as permanent open space, including
public and common open spaces. Amenities would
include access to protected open spaces (lakeshore,
woods, meadows, pastures, wetlands), walking/biking
trails, equestrian trails and facilities, common outdoor
structures and an environmental learning center. Th e
experience of other cities and developments can guide
future planning and decision making in Monticello.
Figure 3-7: Example of Conservation Design Development
OPEN SPACE DESIGN
-Pastures
-Equestrian Facility
-Wetlands Enhancements
-Conservation Easements
-Central Park
-27 Acre Park South of Lake
NORTHEAST NEIGHBORHOOD
Total Housing Units:66
Custom, Luxury Twin Homes
Lot Width:45’x 90’Twinhome
Lot Size:4,050 Sq. Ft.
House Sq. Ft.:2,800 to 3,800 Sq. Ft.
Price Point Packages:$475,000 to
$750,000
NORTHWEST NEIGHBORHOOD
Total Housing Units:98
Semi-Custom, Single-Family Homes
Lot Width:82’Minimum
Lot Size:9,900 to 16,000 Sq. Ft.
House Sq. Ft.:2,400 to 4,800 Sq. Ft.
Price Point Packages:$450,000 to
$650,000
NEIGHBORHOOD FEATURES
-Central Park
-Northeast Neighborhood Green
-South Neighborhood Green
-Association Dock and Park
3-10 | Land Use City of Monticello
Attractive Places
Attractive physical appearance is one of the most
common attributes of Places to Live in Monticello.
Attractiveness is a combination of design, construc-
tion and maintenance. Th ese characteristics apply to
buildings and sites. Attractiveness is relevant for both
private and public property. Attractiveness refl ects
individual pride in property as well as an overall sense
of community quality.
Th e City may use a variety of regulatory tools to infl u-
ence the potential for attractive neighborhoods:
Building codes and additional regulations to pro-
mote quality construction.
Subdivision regulations control the initial confi gu-
ration of lots.
Zoning regulations establish limitations on the size
of lots, placement of the house on a lot, relationship
of structure size to lot area, and building height.
Nuisance ordinances enable the City to prevent and
correct undesirable uses of property.
Other City regulations control other ancillary uses
of residential property.
Maintenance of property is a factor in sustaining quality
neighborhoods. Th e tenure (form of ownership) infl u-
ences the responsibility for housing maintenance. Th e
owner-occupant of a single family detached home is
solely responsible for the maintenance of building and
grounds. If this same home is rented, maintenance
responsibilities are often shared between tenant and
owner. Th is relationship may include a third party
property manager retained by the owner to perform
maintenance duties. Owners of attached housing may
act collectively through a homeowner’s association.
In multiple family rental housing, the tenants have no
direct responsibility for property maintenance. Th is
discussion does not imply a preference, but is intended
solely to highlight the diff erences. Th is understanding
becomes relevant when public action is needed to ad-
dress a failure of the private maintenance approach.
Nuisance ordinances are one tool used by the City
to address failures in private maintenance and use of
property.
Economics also infl uences property maintenance. Th e
greater the portion of income devoted to basic housing
costs (mortgage/rent, taxes, utilities), the less money
available for maintenance activities. Maintenance
can be deferred, but not avoided. If left unchecked,
this cycle of avoided maintenance produces negative
eff ects.
Safe Places
Safety is frequently identified as the most desired
characteristic of Places to Live. Several aspects of the
Comprehensive Plan and city government infl uence
safe neighborhoods.
Th e City will encourage existing neighborhoods 1.
and develop new neighborhoods where people
are involved in the community, interact with their
neighbors and support each other.
Th e City will design, build and maintain a system 2.
of streets that collects traffi c from neighborhoods,
allows movement within Monticello to jobs, shop-
ping and other destinations and minimizes traffi c
that “cuts through” neighborhoods on local streets
seeking other destinations.
Th e City will provide, directly or by contract, ser-3.
vices needed to protect people and property.
Th e City will support the Land Use Plan with a 4.
water supply that provides clean water at pressures
needed to support fi re suppression.
The City will protect the natural environment 5.
by requiring new development to connect to the
sanitary sewer system and by adequately treating
all municipal wastewater.
Th e City will provide water that is safe to drink by 6.
protecting water supply sources.
Places to Work
Th is land use is primarily intended for industrial de-
velopment. Places to Work seeks to provide locations
for the retention, expansion and creation of businesses
that provide jobs for Monticello residents and expan-
sion and diversifi cation of the property tax base. In
order to be a center of employment with a wide range
of job opportunities, it is critical that Monticello
preserve suffi cient land for Places to Work over the
next twenty-fi ve years. Th ese land uses can be one of
Land Use | 3-112008 Comprehensive Plan
the most challenging to locate because of its need for
convenient transportation access and infl uence on
surrounding land uses. In planning for future Places to
Work, the Comprehensive Plan considers the goals of
the community; what type of industrial development
is sought; and what factors should be considered when
locating an industrial land use.
In planning for sustaining existing businesses and at-
tracting new development, it is necessary to understand
why Places to Work are important to Monticello. Th e
objectives for this land use include:
Expanding and diversifying the property tax base.
Providing jobs with an increasing opportunity for
people to work and live in Monticello.
Promoting wage levels that provide incomes need-
ed to purchase decent housing, support local busi-
nesses and support local government services.
Take advantage of opportunities to attract corpo-
rate headquarters/campuses and businesses that
specialize in biosciences and technology.
Encouraging the retention and expansion of exist-
ing businesses in Monticello.
Figure 3-8: Land Use Plan - Places to Work
3-12 | Land Use City of Monticello
Policies – Places to Work
Th e City will use the Comprehensive Plan to des-1.
ignate and preserve a supply of land for Places to
Work that meets current and future needs.
Consistent with the vision for the future of Mon-2.
ticello, the Land Use Plan promotes the establish-
ment of business campus settings that provide a
high level of amenities, including architectural
controls, landscaping, preservation of natural
features, storage enclosed within buildings, and
other features. Th e zoning ordinance, subdivision
regulations and other land use controls will also be
used to create and maintain the desired business
campus settings.
Places to Work supports the City’s desire to attract 3.
businesses oriented to bioscience, technology, re-
search and development, corporate headquarters,
business offi ce, wholesale showrooms, and related
uses.
The Comprehensive Plan also recognizes that 4.
Places to Work should provide locations for other
general industrial development in the areas of
manufacturing, processing, warehousing, distribu-
tion and related businesses.
Places to Work may include non-industrial busi-5.
nesses that provide necessary support to the un-
derlying development objectives of this land use.
Examples of supporting land uses include lodging,
offi ce supplies and repair services.
Figure 3-9: Land Use Plan - Places to Shop
Land Use | 3-132008 Comprehensive Plan
Additional public objectives and strategies for Places
to Work can be found in the Economic Development
chapter.
Places to Shop
Places to Shop designate locations that are or can be
developed with businesses involved with the sale of
goods and services. Places to Shop may include offi ces
for service businesses. Places to Shop guides land uses
that are both local and regional in nature.
Policies - Places to Shop
In guiding land uses for Places to Shop, the Compre-
hensive Plan seeks to:
1. Th e Comprehensive Plan seeks to attract and retain
businesses that provide goods and services needed
by Monticello residents.
2. Th e Comprehensive Plan seeks to capture the op-
portunity for commercial development that serves
a broader region. Places to Shop with a regional
orientation should be located where the traffi c does
not disadvantage travel within Monticello.
3. Commercial development will be used to expand
and diversify the local property tax base and as an
element of a diverse supply of local jobs.
4. Places to Shop will be located on property with ac-
cess to the street capacity needed to support traffi c
from these businesses.
5. Each parcel should supply an adequate supply of
parking that makes it convenient to obtain the
goods and services.
6. Building materials, facades and signage should
combine with public improvements to create an
attractive setting.
7. Site design must give consideration to defi ning edg-
es and providing buff ering or separation between
the commercial parcel and adjacent residential
uses.
Th ese policies help to create sustainable locations for
Places to Shop in a manner that enhances Monticello.
Downtown
Downtown is a unique commercial district that is part
of Monticello’s heritage and identity. It is, however, no
longer possible for downtown to be Monticello’s cen-
tral business district. Th e mass of current and future
commercial development south of Interstate 94 along
TH 25 and in east Monticello along interstate 94 have
replaced the downtown area as primary shopping dis-
tricts. Th e future success of downtown requires it to
be a place unlike any other in Monticello.
Th e Comprehensive Plan seeks to achieve the vision
and objectives described in the 1997 Downtown and
Riverfront Plan. Downtown is intended to be a mix
of inter-related and mutually supportive land uses.
Businesses involved with the sale of goods and services
should be the focus of Downtown land use. Residential
development facilities reinvestment and places poten-
tial customers in the Downtown area. Civic uses draw
in people from across the community.
During the planning process, the potential for allowing
commercial activity to extend easterly out of the Down-
town along Broadway was discussed. Th e Compre-
hensive Plan consciously defi nes – as the eastern edge
of Downtown for two basic reasons: (1) Downtown
should be successful and sustainable before new areas
of competition are created; and (2) Th e Comprehensive
Plan seeks to maintain and enhance the integrity of
residential neighborhoods east of Downtown.
The Comprehensive Plan describes issues, plans and policies related to the Downtown in several sections
of the Plan.
3-14 | Land Use City of Monticello
More than any other land use category, Downtown has
strong connections to other parts of the Comprehen-
sive Plan. Th e following parts of the Comprehensive
Plan also address community desires and plans for the
Downtown area:
Th e Land Use chapter contains a specifi c focus
area on Downtown. Th e focus area contains a
more detailed discussion of the issues facing the
Downtown and potential public actions needed to
address these issues.
Th e operation of the street system is a critical fac-
tor for the future of Downtown. Th e Transporta-
tion chapter of the Comprehensive Plan (and the
related Transportation Plan) infl uence the ability
of residents to travel to Downtown and the options
for mitigating the impacts of traffi c on Highway 25
and other Downtown streets.
The Parks chapter of the Comprehensive Plan
provides for parks in the Downtown and the trail
systems that allow people to reach Downtown on
foot or bicycle.
Th e Economic Development chapter lays the foun-
dation for public actions and investments that will
be needed to achieve the desired outcomes.
Policies – Downtown
Downtown is a special and unique part of Mon-1.
ticello. It merits particular attention in the Com-
prehensive Plan and in future eff orts to achieve
community plans and objectives.
Downtown is intended to be an inter-connected 2.
and supportive collection of land uses. Th e primary
function of Downtown is as a commercial district.
Other land uses should support and enhance the
overall objectives for Downtown.
Wherever possible, street fronts should be reserved 3.
for businesses.
Housing in the downtown can facilitate necessary 4.
redevelopment and bring potential customers di-
rectly into the area. Housing may be free-standing
or in shared buildings with street level commercial
uses.
Downtown is the civic center of Monticello. To 5.
the degree possible, unique public facilities (such
as the Community Center, the Library and the Post
Offi ce) should be located in the Downtown area as
a means to bring people into the Downtown.
Downtown should emphasize connections with 6.
the Mississippi River that are accessible by the
public.
Downtown should be a pedestrian-oriented place 7.
in a manner that cannot be matched by other com-
mercial districts.
Downtown should have an adequate supply of free 8.
parking for customers distributed throughout the
area.
The City will facilitate private investment in 9.
Downtown and, if necessary, use its redevelop-
ment powers to remove barriers to desired private
investment.
All of these policies work together to attract people to
Downtown and to enhance the potential for a successful
business environment.
Mixed Use
Th e Mixed Use is a transition area between the Down-
town and the hopsital campus. It has been createdin
recogonition of the unique nature of this area. Th e area
serves two functions. It is the edge between long-term
residential neighborhoods and a major tranportation
corridor (Broadway Street). It is also a link between
the Downtown, the hospital campus and the east in-
terchange retail area.
Th e primary goal of this land use is to preserve and
enhance housing in this part of Monticello. Any
non-residential development should be designed to
minimize the impacts on and confl icts with adjacent
neighborhoods.
Policies - Mixed Use.
Development should not have direct access to 1.
Broadway street. Access should come from side
street.
Non-residential development should be limited to 2.
small retail, service and offi ce businesses. Th e scale,
character and site design should be compatible with
the adjacent residential neighborhoods.
Land Use | 3-152008 Comprehensive Plan
All non-residential development will be oriented 3.
to Broadway Street and not to 3rd Street or River
Street.
Commercial development compatible with the 4.
Downtown should be encouraged to locate there.
More intense housing and commercial uses may be 5.
allowed if directly related to the hospital.
Places to Recreate
Places to Recreate consist of public parks and private
recreation facilities. Th e land uses are essential ele-
ments of the quality of life in Monticello. Th e Parks
and Trails chapter of the Comprehensive describes the
current park and trail system and the future plan to
maintain and enhance this system.
Th e Comprehensive Plan is only one aspect of manag-
ing the land use for public parks and private recreation
facilities. Th e City’s zoning regulations place these
locations into a zoning district. Often, the purpose of
the zoning district is to guide private development, such
as housing. Under current State Law, zoning regula-
tions “trump” the Land Use Plan and govern the use of
land. With the potential for the redevelopment of golf
courses, it is important the Comprehensive Plan and
other land use controls work in concert to achieve the
desired outcomes.
Th e City’s plans and policies for parks, trails and open
space can be found in the Parks chapter of the Com-
prehensive Plan
Places for Community
Places for Community consist of public and semi-public
land uses. Public uses include all governmental facili-
ties (city, county, state and federal) and schools. Th is
category also applies to churches, cemeteries, hospitals,
and other institutional uses.
It is important to note that these land uses relate only
to existing land uses. Th e Comprehensive Plan does
not guide the location of new churches, schools, public
buildings and other institutional land uses. Places for
Community will be needed in the Northwest area as
it develops.
Th ese uses are typically allowed in residential areas and
governed by zoning regulations. Th ese institutional
uses (such as schools and churches) are important parts
of the fabric of the community, but require guidance to
ensure a proper fi t with its residential surroundings.
New institutional use should be allowed in residential
areas under certain conditions. These conditions
should address the aspects of the use that confl ict with
desired characteristics of residential neighborhood.
Criteria for locating an institutional use in a residential
land use area include:
1. Size. Large buildings and site areas can disrupt
neighborhood cohesiveness. Use in lower density
residential areas should not be more than [to be
determined] square feet in lot area.
2. Parking. Parking may spill on to neighborhood
streets without adequate on-site facilities. Th e
parking needs will vary with the use of the facility.
Each facility should provide adequate on-site or
reasonable off -site shared parking based on the use
of the facility.
3. Traffi c. Institutional uses should be oriented to
designated collector or arterial streets.
4. Lighting and signage. Site lighting and signage
needs may resemble commercial uses. Th ese site
factors should be managed to fi t the character of
the surrounding residential development.
Urban Reserve
Th e Urban Reserve contains all property in the Orderly
Annexation Area that it not shown for development in
the near term in this Plan. Th e objective is to encourage
rural and agricultural uses, preventing barriers to future
development opportunities. It is anticipated that the
City will grow into portions of the Urban Reserve as
planned land use areas become fully developed and ca-
pacity for future growth in needed. Th e Urban Reserve
is not simply a holding area for future development.
Parts of the Urban Reserve are likely to be preserved
as natural resource areas or for agricultural purposes.
Future planning will consider the locations in the Urban
Reserve best suited for development.
3-16 | Land Use City of Monticello
Interchange Planning Area
Th e Interchange Planning Area encompasses undevel-
oped land in the northwest part of Monticello around
the site of a potential west interchange with Interstate
94. Th e purpose of this land use is to preserve the area
for future development and prevent the creation of
development barriers.
If built, the area should be planned to support a mix-
ture of commercial, employment and residential land
uses. Th e interchange location and the routes of future
connecting roads are solely for illustration. Future land
use issues in this area are discussed in the Focus Area
for Northwest Monticello.
Private Infrastructure
Th is category applies to Xcel Energy’s power plant and
railroad right-of-way. Th is category recognizes the
unique role of the power plant in Monticello.
Greenway
Th e Land Use Plan Map shows a “potential greenway”
ringing the western and southern edges of Monticello.
Th e Greenway is intended to provide an environmental
corridor that connects large community parks and open
spaces to neighborhoods, schools, shopping areas and
places to work. Th ey serve to protect environmentally
sensitive areas such as natural habitat, wetlands, tree
canopy, and drainage ways. Land within this corridor
could be comprised of a combination of public and pri-
vate open space. Development would not be prohibited
within the greenway but would be reasonably restricted
to ensure that development is carefully integrated with
the natural environment.
Th e Greenway is intended to shape development pat-
terns in a manner that is sensitive to the existing en-
vironment and harmonious with the landscape. Th e
Greenway creates opportunities for a continuous trail
corridor connecting neighborhoods with large parks
and open spaces. A trail within this corridor is intended
to be fully accessible to the general public.
Th e following are the City’s goals for the Greenway:
To provide (where possible) a continuous green 1.
corridor connecting large community parks and
open spaces to neighborhoods, shopping areas,
schools and places to work.
To connect people to signifi cant places.2.
To protect the community’s natural resources 3.
(trees, ponds, wetlands, slopes, etc).
To create environmentally sensitive development 4.
and design.
To provide opportunities for corridors for wildlife 5.
movement and ecological connections between
natural areas.
Focus Areas
For certain parts of Monticello, the intentions of the
Comprehensive Plan cannot be adequately described
solely with the land use map and the related category
descriptions. Th e following Focus Areas provide a more
detailed examination of the plans and issues in key loca-
tions that will shape the future of Monticello.
Northwest Monticello
Th is focus area includes the entire northwest corner
of the community. Th e land use objectives in this area
include:
Encourage development in this part of the com-1.
munity to utilize infrastructure investments and
to provide the capacity to develop in high amenity
areas.
Provide for a variety of housing alternatives based 2.
on the natural features and the surrounding land
uses. Areas with high natural amenities or proxim-
ity to the planned regional park should be reserved
for move up housing.
Expansion of existing Places to Work in a manner 3.
that creates more “head of household” jobs.
Preserve and promote public use of natural areas, 4.
including the establishment of greenway corri-
dors.
Identify and preserve key street corridors.5.
Preserve areas for future Places to Shop and Places 6.
to Work around a future highway interchange, if
such an interchange proves viable.
Land Use | 3-172008 Comprehensive Plan
11
9
4
75
39
Figure 3-10: Land Use Plan - Northwest Monticello
25. Without the bridge, the primary benefi t is to pro-
vide access to this area and expand the development
opportunities.
Th e Land Use Plan assumes that the interchange is a
future possibility. For this reason, property adjacent
to the interstate has been placed into a combination
of Places to Live, Work and Shop. Th e Plan seeks to
prevent development from limiting the location of
the interchange (or block it) and to preserve the area
around the interchange for future commercial, indus-
trial and residential development. Without the access
provided by the interchange, commercial, industrial
and residential development should not be anticipated
in this area.
Ideally, the City will pursue additional investigations
following the adoption of the Comprehensive Plan.
Th ese investigations should be designed to resolve some
of the unanswered questions related to the interchange.
Th ese questions include:
Where should the interchange be located?
What is the potential for a new river bridge con-
nection?
How would the interchange be funded and what
are the fi nancial and land use implications for the
City?
What time frame should be used in planning for
the improvements?
Th e answers to these questions provide invaluable guid-
ance to future land use and transportation in Monti-
cello. Th e area included in future planning should not
be limited to the property in the Interchange Planning
Area land use category. An interchange and the sup-
porting street system has future land use implications
for a broader area.
Regional Park
Another critical factor in the future of the Northwest
Area is the future of the YMCA camp. Th e City and
Wright County are in negotiations with the Minneapo-
lis YMCA to acquire the 1,200-acre Camp Manitou.
Th e Comprehensive Plan anticipates that the Camp
will be converted into a regional park.
Th e Comprehensive Plan envisions that growth will ex-
tend westward from existing development. Th e initial
high amenity residential development is expected to
occur along the eastern perimeter of the new regional
park (YMCA Camp Manitou). No Places to Live are
planned with the boundaries of this park. Future
development will be infl uenced by the capacity of the
street system, including plans for the construction of
a highway interchange.
Th e remainder of this section describes the land use
issues and objectives for northwest Monticello in
greater detail.
West Interchange
A new interchange with Interstate 94 is a critical vari-
able in the future development of this area. While
the Comprehensive Plan recognizes the potential for
a future interchange, in 2008 it is only a concept. It is
not part of the State’s plans for future highway improve-
ments for this district.
Th is interchange could be a valuable part of the long-
term transportation plan for Monticello if it is part of
a new river crossing that removes traffi c from Highway
3-18 | Land Use City of Monticello
Th e area around this park is guided for future Places
to Live. No residential development should be al-
lowed within the park. Th e amenity of this land and
the regional park provide an excellent setting (around
the perimeter of the park) for some of the “upscale”
neighborhoods and housing desired by the City.
In planning for this park, it is important to look be-
yond the boundaries of the park and to its context in
the broader community. Th e illustration in Figure
3-11 highlights several key community development
opportunities:
Th e City must create connections between the park
and other sections of Monticello.
Building streets in a “parkway” design emphasizes
the desired qualities of a regional park and of the
surrounding Places to Live and Work.
Th e park is a critical piece in creating a “greenway”
system that links to the Mississippi River and may,
over time, ring the community.
Industrial Growth
Th e Northwest area is a critical location for current and
future industrial development. Th e Monticello Busi-
ness Center, located south of Chelsea Road and west
of 90th Street, has already started to be developed as a
high amenity environment with protective covenants
that address building materials, loading docks, outdoor
storage, and landscaping. In order to provide suffi cient
land for Business Campus uses over the next 25 years,
YMCA
Regional
Park
Existing
Natural
Land
Existing
Natural
Land
Potential Parkways
Potential
Greenway
Corridor
Potential
Greenway
Corridor
Existing
Green
Corridor
To Mississippi River
To Mississippi River
25
39
Z94
Figure 3-11: Community Connections to Regional Park
Land Use | 3-192008 Comprehensive Plan
the Comprehensive Plan extends this land use south to
the planned expansion of School Boulevard.
It is important to recognize that activity generated by
business development can create confl icts with resi-
dential development. Th e Comprehensive Plan seeks
to create both high quality business parks and residen-
tial neighborhoods in this area. Careful site planning
and development management will be needed to meet
these objectives.
School Boulevard Extension
Th e Northwest Area serves as a good example of the
need to coordination land use and transportation plan-
ning. An extension of School Boulevard is needed to
provide access to the area and to connect development
to the rest of the community. Th e route of this roadway
should be identifi ed and preserved as development
occurs.
School Boulevard has several other Comprehensive
Plan implications:
Th is major collector street will infl uence the nature
of adjacent land use.
Streetscape improvements would help to defi ne
the high quality character desired by the City as a
gateway to the regional park and to new neighbor-
hoods.
Th e street is a means for bringing trail connections
to the park.
Golf Course
In 2006, the Silver Springs Golf Course was part of a
development proposal (Jeff erson at Monticello) that
would have redeveloped this property mixing golf and
housing. Th e development did not proceed beyond the
environmental review.
Th e Comprehensive Plan shows the area as Places to
Recreate based on the continued use as a golf course.
Th is designation does not preclude a future proposal
and Comprehensive Plan amendment for residential
development. It is likely, however, that this scale of new
development will require the access provided by a new
highway interchange. Th e Comprehensive Plan seeks to
fi ll in other development areas and make eff ective use
of other infrastructure investments before extending
utilities for redevelopment of the golf course.
Downtown Focus Area
Downtown Monticello needs special attention in the
Comprehensive Plan. Following the last Comprehen-
sive Plan update, the community undertook a separate
downtown planning process. Th is process resulted in
the 1997 Downtown and Riverfront Plan. Th is Plan
emphasizes the importance that the community places
on Downtown. Th e 2008 Comprehensive Plan Update
continues to rely on the 1997 Downtown and Riverfront
Plan as a guide for public and private actions in the
Downtown area.
Th e 1997 Plan shows that a vision and a plan are not
enough to create the type of Downtown desired by
the community. While some actions have occurred
pursuant to the 1997 Plan, much of its vision remains
unfulfi lled. Th e Comprehensive Plan will not, however,
create any actions that will immediately transform
the Downtown environment and achieve community
objectives. Revitalizing and sustaining Downtown
Monticello requires a collaborative eff ort of the City,
businesses, property owners and other stakeholders.
Planning for the future of the Downtown must recog-
The Comprehensive Plan seeks to enhance the existing commercial core along Broadway by building
strong connections with the riverfront and the civic/retail district on the south end of Walnut Street.
3-20 | Land Use City of Monticello
The 1997 Downtown Plan envisioned land use in eleven districts, each with varying targets for use and
character:
Riverfront - Specialty retail, eating establishments, lodging, entertainment, multifamily residential,
offi ce; upper level residential or offi ce; two or three story buildings; river orientation; emphasis on
public areas surrounding buildings (rather than parking lots).
Broadway: Downtown - Small and mid-sized retail, specialty retail, personal and business services,
eating establishments, lodging, entertainment and offi ce; upper level residential or offi ce; two story
buildings; orientation to Broadway.
Broadway: East and West - Singe family residential, strong emphasis on restoration of existing older
homes.
Walnut - Small and mid-sized retail, personal and business services, eating establishments and offi ce,
upper level residential or offi ce; two story buildings encouraged; orientation to Walnut Street.
Pine - Mid-sized retail and offi ce; two story buildings encouraged; orientation to Pine Street.
Seventh Street - Larger scale retail and service, auto-oriented retail and service, drive through
restaurants, lodging; orientation of Seventh Street.
Transitional - Mix of small offi ce, personal and business services, multi-family residential and single
family homes.
Neighborhood – Predominantly single family horns following existing neighborhood patterns.
Industrial – Cargill Kitchen Solutions operations only; transition to Civic/Institutional, Walnut or
Transitional if Cargill Kitchen Solutions ceases operation.
Parks and Open Space – Parks, cemeteries, outdoor public spaces and gathering spaces. Civic/
Institutional - Municipal and county facilities (except maintenance operations), public meeting spaces,
community activity spaces, educational facilities, churches, outdoor gathering spaces.
Civic/institutional - Municipal and county facilities (except maintenance operations), public meeting
spaces, community activity spaces. educational facilities, churches, outdoor gathering spaces.
Figure 3-12: 1997 Downtown Plan - Land Use
Land Use | 3-212008 Comprehensive Plan
a “bridge” between the traditional downtown/
riverfront and the highway oriented commercial
uses to the south.
Some actions have taken place in accordance with the
1997 Plan. Th e Community Center complex stayed
in Downtown and anchors the south end of Walnut
Street. Combined with the Library, the area has civic
destination that attract people from all areas of the
community. Th e commercial development east of the
Community Center shows how new buildings can bring
storefronts to the street.
Th ere are also examples of missed opportunities. Th e
old library was replaced with a bank. Th is site seeks
visibility from Highway 25. Th e parking lot and not the
building is oriented to Walnut Street. Such sites cre-
ate gaps and impair the ability to connect the existing
Downtown core with the south end.
Downtown Strategies
Given current plans and conditions, the Comprehen-
sive Plan recommends the following strategies for
Downtown.
1. Th e Downtown land use area should be an area
running from the River to 7th Street. It is bound on
the east by Cedar Street and on the west by Locust
Street.
2. Land use in the Downtown should be a mix of retail,
service, offi ce, civic and residential development.
Although an industrial land use, Cargill Kitchen
Solutions is an important and ongoing part of
Downtown. Change in land use should only occur
if Cargill Kitchen Solutions decides to leave this
location. At such time, it would be desired not to
perpetuate industrial use at this location.
3. With continued traffic along Highway 25, it is
essential to work to establish a strong link along
Walnut Street between the Community Center,
businesses on Broadway and the River. Th e objec-
tive is to establish strong connections between all of
the factors that attract people to the Downtown.
4. To help move towards the creation of a new “main
street” all new development on Walnut Street
should have storefronts oriented to Walnut Street.
The current end of Walnut Street is a barrier to improving connections between Downtown and the
riverfront.
nize the practical realities facing commercial develop-
ment in Downtown:
Th e confi guration and traffi c volumes of Highway
25 signifi cantly reduce opportunities for direct ac-
cess from the Highway to adjacent properties.
Traffi c volumes on Highway 25 will continue to
increase. Greater volumes and congestion act as an
impediment for people living south of I-94 coming
to Downtown.
Th ere is no controlled intersection on Highway
25 between Broadway and 7th Street. Th e lack
of a controlled intersection combined with traffi c
volumes make pedestrian connections between
Downtown and residential areas to the east very
diffi cult.
“Big box” and retail development continue to oc-
cur in other parts of Monticello. Th ese businesses
directly compete with the Downtown and attract
smaller businesses (that might otherwise consider
a Downtown location) to adjacent parcels.
Th ese challenges infl uenced the recommendations
in the 1997 Downtown Plan. Neither Broadway
Street nor Highway 25 can serve as an eff ective
“main street” or Downtown focal point for Mon-
ticello. For this reason, the Plan recommended
fl ipping the orientation of future development to
Walnut Street. Walnut had the capacity to create
more the qualities found on a downtown main
street. More importantly, Walnut Street provides
3-22 | Land Use City of Monticello
Th is development may be single story commercial
or multi-level mixed use.
5. Orienting storefronts to Walnut Street is only one
element of making the street more attractive for
pedestrians. Th e City should also explore other
ways to improve the pedestrian and bicycle experi-
ence along Walnut Street.
6. It is essential not to allow Walnut Street to become
a bypass route for Highway 25. As congestion
increases on Highway 25, there is an impetus to
seek other routes. Walnut Street is an attractive
cut-through option. Th e orientation of buildings,
on-street parking, boulevard trees, and curb “bump
outs” are examples of means to calm traffi c and
discourage cut-through movements.
7. Housing is intended to supplement and support,
but not replace, commercial development in the
Downtown. All housing in the Downtown area
(as identifi ed in the Comprehensive Plan) should
be multiple family housing. Land is a limited
commodity in the Downtown and should not be
consumed by single-story housing. Housing should
only be allowed above street level on Broadway and
Walnut Street. Housing should be encouraged on
the edges of the Downtown, in locations needing
redevelopment and not viable for commercial
uses.
8. Th e Downtown benefi ts from strong connections
with adjacent neighborhoods. Th ese neighbor-
hoods provide an important customer base for
Downtown businesses. A vibrant Downtown en-
hances these areas as places to live. Improved pe-
destrian connections, particularly across Highway
25, are needed to strengthen and maintain these
connections. Existing crossing points Broadway
and 7th Street should be enhanced.
9. Downtown would benefi t from stronger connec-
tions with the riverfront. Downtown is one of the
few locations in Monticello that allows meaning-
ful public access to the Mississippi River. Th is
asset should be enhanced as a means of attracting
people to Downtown. West Bridge Park lies in the
Downtown area, but does not feel like an active
part of Downtown. One possible improvement
is a connection with Walnut Street. Currently,
Walnut Street terminates south of River Street and
is separated by a grade change. Th e potential for
trail and/or street connection should be evaluated.
Community events and activities in West Bridge
Park also build the connection between the com-
munity, Downtown and the River.
10. Access to the Downtown would be improved by
making trail and/or bike lane improvements along
River Street to provide another means of reaching
Downtown and take advantage of the controlled
intersection with Highway 25.
South Central Focus Area
Continued residential growth to the south is an impor-
tant element of the Comprehensive Plan. Th is growth
achieves several objectives:
It helps to facilitate the expansion of the sanitary
sewer system in conjunction with the reconstruc-
tion of Fallon Avenue. Th is sanitary sewer capacity
is needed to support future industrial growth area
along Highway 25.
Th ese areas encourage growth in areas that could
use the new eastern interchange with I-94 rather
than Highway 25.
Th ese areas provide appropriate locations for con-
tinued growth in entry-level single family homes
and medium density housing types. Th ese Places
to Live are important elements of maintaining an
adequately diverse housing stock.
Orderly expansion to the south moves development
towards area of higher natural amenity. Areas along
the southern edge of the Orderly Annexation Area
provide another location for potential “move up”
housing.
117
37
Figure 3-13: Land Use Plan - South Central
Land Use | 3-232008 Comprehensive Plan
A key to development in this focus area is the construc-
tion of the Fallon Avenue bridge. Th e bridge leads to
the reconstruction of Fallon Avenue and the related ex-
pansion of municipal sanitary sewer and water systems.
Future development will be limited without additional
utility capacity.
East Focus Area
Th e Comprehensive Plan places greater priority on
growth to the west and south. Development should
be directed to areas that most eff ectively achieve the
objectives of this Plan.
Several factors could cause the City to encourage future
residential development in the East Focus Area:
Increased overall housing demand that exceeds the
capacity to support growth in other areas.
Traffi c congestion on Highway 25 that increases the
need to channel use to the east interchange.
Th e need to solve stormwater and drainage man-
agement issues (Ditch 33) in this area. Solving
drainage issues allows eastward expansion along
County Road 18.
Future growth in the east should continue to fi ll in the
development area within the Orderly Annexation Area
on the east side of Monticello. Th e natural features in
these areas allow for higher amenity neighborhoods.
This growth can occur with new collector/arterial
street corridors.
Figure 3-14: Land Use Plan - East Focus Area
18
A-6979 Monticello/Monticello Township
STATE OF MINNESOTA
DEPARTMENT OF ADMfNIS`IRATION
IN THE MATTER OF THE PETITION FOR )
THE ANNEXATION OF CERTAIN LAND ) JOINT RESOLIJTION
TO THE CITY OF MONTICELLO PURSUANT )
TO MINNESOTA STATUTES, SECTION 414.031)
THE AGREEMENT PREVIOUSLY SIGNED BY THE CITY AND TOWNSHIP OF
MONTICELLO ON JUNE 21 2004 IS HEREBY AMENDED BY JOINT ACTION OF
BOTH PARTIES AND THE COUNTY OF WRIGHT. ALL CHANGES TO THE
PREVIOUS AGREEMENT ARE CONTAINED WITHIN THIS NEW AGREEMENT.
JOINT RESOLUTION FOR ORDERLY ANNEXATION
BY AND BETWEEN MONTICELLO TOWNSHIP AND
THE CITY OF MONTICELL,O IN SETTLEMENT OF MINNESOTA
DEPARTMENT OF ADMINISTRATION FILE NO.
A-6979 MONTICELLO/MONTICELLO TOWNSHIP
WHEREAS, the City of Monticello filed an annexation petition, dated October 13, 2003,
with the Minnesota Department of Administration Municipal Boundary Adjustments Office (File
No. A-6979 Monticello/Monticello Township) seeking annexation of certain areas located within
Monticello Township pursuant to Minnesota Statutes, Section 414.031; and
WHEREAS, Monticello Township and the City of Monticello have been working toward
settlement of their boundary dispute and have reached a settlement agreement believed to be in
the mutual best interests of both parties; and
WHEREAS, the City of Monticello (hereinafter the "City") and Monticello Township
(hereinafter the "Township") desire to enter into an agreement allowing for the orderly
annexation of certain property, pursuant to Minnesota Statutes, Section 414.0325; and
WHEREAS, the City and Township are in agreement to the procedures and process for
orderly annexation of certain lands described herein for the purpose of orderly, planned growth;
and
WHEREAS, the City and Township have agreed to work cooperatively to accomplish the
orderly annexation of the areas legally described herein; and
WHEREAS, the City and Township agree that orderly annexation and extension of
municipal services to those areas designated herein that are urban or suburban or about to
become so is in the best interests of the City, Township and property owners and would benefit
the public health, safety and welfare of the entire community; and
WHEREAS, for the areas designated herein, the City and the Township desire to
accomplish the orderly annexation of said areas in a mutually acceptable and beneficial manner
as urban development occurs and without the need for a hearing; and
WHEREAS, the parties hereto desire to set forth the terms and conditions of such orderly
annexation by means of this Joint Resolution in settlement of the above -referenced contested
case matter.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Monticello
and the Township Board of Supervisors of the Township of Monticello as follows:
1. Description of Area Designated for Orderly Annexation. The area of the Township
located within the area marked on the map attached hereto as Exhibit A is deemed by the
parties to be properly subject to orderly annexation under and pursuant to Minnesota
Statutes, Section 414.0325. The parties hereby designate this area for orderly annexation
as provided by conditions for annexation set forth in this Joint Resolution. The area
designated herein for orderly annexation, as shown on Exhibit A, shall be referred to for
case of reference as the "Orderly Annexation Area" ("OAA"). The City may annex, at
any time after the execution of this Joint Resolution, land located within the OAA, in
accordance with the terms and conditions stated herein for annexation and in accordance
with Paragraph 13 of this Joint Resolution. The designated area shown on the attached
map as Exhibit A is legally described in Exhibit B, both of which exhibits are attached
hereto and incorporated herein by reference.
2. Conditions and Triggering Events for Annexations. Notwithstanding Paragraph 3 of this
Joint Resolution, any land within the OAA (see Exhibit A and Exhibit B) may be
annexed by the City, in accordance with Paragraph 13 of this Joint Resolution, under any
of the following circumstances:
a. The City receives a petition for annexation from 100% of the property owners
of an individual parcel of land contiguous to or abutting the City;
b. The area is completely surrounded by the City, except that this provision may
not be used to annex the subdivisions named in this subparagraph 2.b. (Devron
Green, the Dunes, Glendale, Monticello Acres, Ponderosa, Prairie Acres, O.K.
Coral Ranchette, Riverside Acres, Tyler East, Walesch Addition, and Walesch
2°d Addition, as said subdivisions are recorded in the Wright County Recorders
Office on the effective date of this Joint Resolution) for a period of ten years
following the effective date of this Joint Resolution;
c. The City or property owner(s) is ordered by the State Pollution Control Agency
or Department of Health to provide sewer or water service to a portion of the
Township for the protection of the public health and safety and/or because of
immediate environmental concerns;
2
d. The City decides to add an arterial or collector road to its Municipal State Aid
street system, but only to the extent of the right-of-way needed for the road,
and provided, however, that any costs associated with installation of these
roads will not be assessed to Township residents by the City, nor deferred until
future annexation of the property, unless different arrangements are otherwise
agreed to by the City and a property owner;
e. The City, with Township approval, determines by resolution that land, right-of-
way, or easements are needed for a public works improvement project
designed to provide sanitary sewer pumping and conveyance facilities, water
supply, water storage or water conveyance facilities, ston-nwater retention,
stormwater detention or stormwater conveyance facilities, but only to the
extent needed for said facilities. The City's statutory condemnation authority
shall not otherwise be limited by this provision. With respect to Wright
County Ditch 33, notwithstanding the foregoing, Township approval shall not
be required for a stormwater project under this provision should Wright County
otherwise approve the project or convey Ditch 33;
f. In the case of platted residential subdivisions, the City receives a petition from
a majority of property owners, either in a given contiguous area, or a block in a
platted residential subdivision, or from the entire subdivision, for annexation
and/or provision of sewer or water services.
g. A licensed inspector retained by Wright County determines that at least 30% of
the individual sewage treatment systems or individual wells within a platted
residential subdivision or neighborhood or block in such a subdivision are
failing or are not meeting state drinking water standards; or
h. The City and Township otherwise jointly agree in writing.
For purposes of this Joint Resolution land shall be considered to be contiguous to, abut, abuts, or
abutting the City where the boundaries of said land or area to be annexed at least touch the City
boundary at a single point, including areas whose boundaries would touch the City boundary at a
single point but for an intervening roadway, railroad, waterway, or parcel of publicly owned
land. Further, due to actions pending at the time of this agreement, the proposed residential
subdivision known as "bidden Forest" shall be considered to be contiguous to the City.
3. Zoning and Planning. For any areas of the Township in the OAA that are not annexed
pursuant to this Joint Resolution, planning and zoning authority as specified herein within
the OAA shall be governed by a 5 -member Joint Planning Board (JPB) described as
follows:
a. The JPB shall be made up of two members appointed by the Township Board,
two members appointed by the City Council, and one member of the Wright
County Board appointed by the Wright County Board of Commissioners.
3
b. The JPB shall serve as the "governing body" and "board of appeals and
adjustments" for purposes of Minnesota Statutes, sections 462.357 and 462.358
within the OAA and shall have all of the powers contained in sections 462.351
to 462.364, except as otherwise provided by this Joint Resolution.
The Wright County Planning and Zoning Office shall serve as staff and
advisors to the JPB, unless otherwise determined by the JPB. The JPB may, at
any time, also consult with City staff as it deems necessary to effectively carry
out its duties and responsibilities. The costs of administration of the JPB shall
be paid equally by the City and 'Township. Any remuneration (per diem) paid
to members serving on the JPB or retaining consultants to provide services to
the JPB shall be approved and equally paid by the city and township.
d. The JPB will set the schedules for necessary zoning and planning fees in the
OAA. The fees shall be consistent with the fee structure used by Wright
County, unless otherwise determined by the JPB.
e. Except as otherwise provided, any action of the JPB to exercise its authority as
specified herein must be preceded by a majority vote (at least 3 out of the 5
members) of the members of the JPB voting on the prevailing side.
f. As soon as practicable after execution of this Joint Resolution, the JPB shall
review the area included in the OAA, existing comprehensive plans in the City,
Township and County, and deternline whether the JPB should develop a joint
land use plan for the OAA. If a joint plan is developed, the City and Township
shall thereafter review and comment on the plan. The City and Township shall
consider incorporating the developed plan or plan elements into the City's and
Township's respective comprehensive plans.
g. The JPB shall require that the existing Township zoning or Wright County
zoning, whichever is applicable and more restrictive, in effect within the OAA
on the effective date of this Joint Resolution, remain in full force and effect and
unchanged during the term of this Joint Resolution, unless said area or portion
thereof is either first annexed or said zoning change is otherwise approved by a
supermajority vote (4 out of 5 members) of the JPB. Any decision by the JPB
to zone or rezone portions of the OAA shall be subject to review and comment
by the City and Township,prior to such zoning or rezoning becoming effective.
The JPB shall give the City and Township at least 30 days to review and
comment before making a zoning or rezoning decision. The City or Township
shall waive its right to review and comment if it fails to review and comment
within the specified period provided herein.
The JPB shall not approve a subdivision within the OAA unless first approved
by a supermajority vote (4 out of 5 members) of the JPB. The Township shall
not zone, rezone, plat, re -plat, subdivide, or re -subdivide within the OAA
between the time of development of this Joint Resolution and the effective date
4
of this Joint Resolution, unless otherwise agreed to in writing by the City. For
the purposes of this paragraph, "subdivision" shall not include building
entitlement transfers for agricultural lot splits and property transfers between
family members under the current Wright County Zoning Ordinance, as
adopted by the Township.
h. Failure of the JPB to exercise any of its authority as described herein shall not
render this Joint Resolution or any other provisions contained herein invalid or
unenforceable, and the terms and conditions contained in this Joint Resolution
shall otherwise remain in full force and effect and binding upon the parties
hereto.
i. Each member serving on the JPB shall serve a period of one year ending
December 31. A term on the JPB may be extended, by action of a member's
respective governing body.
J. The JPB shall meet monthly or as.needed as determined by the JPB members.
4. Merger. Notwithstanding the foregoing, the City and Township shall combine in their.
entirety under the following circumstances. 1) at such time as the Township and the City
adopt a joint resolution so providing; or 2) at such time as seventy-five percent (75%) of
the Township, as the Township exists on the effective date of this Joint Resolution, is
annexed to the City, whichever comes first. Annexation by the City of the remainder of
the Township shall be accomplished in accordance with Paragraph 13. The City shall
hire any remaining Township personnel following the effective date of annexation of the
remainder of the Township. As soon as practicable following the effective date of
annexation resulting in the merger of the City and Township, the City will hold municipal
elections for all of the City Council and Mayor positions.
5. Adopt and Enforce Regulations. The City and Township agree to enact, adopt, and
strictly enforce all such resolutions, ordinances, or regulations, as may be or shall be
necessary to give full effect to the stipulations contained in this Joint Resolution.
6. Tax Reimbursement. Upon the annexation of land located within the OAA pursuant to
Paragraph 13 of this Joint Resolution, the City shall reimburse the Township for the loss
of taxes from the property so annexed in accordance with the following:
a. In the year when the City could first levy on the annexed area, the City shall
make a cash payment to the Township in an amount equal to four (4) times the
property taxes distributed to the Township in regard to the annexed area in the
last year that property taxes from the annexed area were payable to the
Township.
b. Thereafter, the City will no longer reimburse the Township. The City shall
make payment as contemplated herein no later than December 31 of the first
5
year following the year when the City could first levy on the annexed area and
for any subsequent years.
7. Provision of Services. After annexation of land located within the OAA, the City shall be
responsible for providing municipal governmental services to the annexed area. Sanitary
sewer or water services, in the City's discretion, shall be provided to an area annexed
with existing or proposed residential development within three (3) years after the
effective date of the annexation. Sewer or water services, in the City's discretion, shall
be provided to an area annexed with existing or proposed commercial, industrial,
governmental or institutional development within five (5) years after the effective date of
annexation. In the event that the City extends trunk sewer and/or water lines across a
portion of the OAA remaining in the Township in order to serve an area annexed by the
City, the individual properties remaining in the Township that abut the City trunk sewer
and/or water line extended shall not be charged any trunk sewer or water line charges,
fees or assessments by the City for the trunk sewer and/or water line abutting said
properties until said properties are annexed by the City and are platted and developed.
A failure on the part of the City, not due to circumstances beyond the City's control, to
provide either of such sewer or water services within the time period specified following
the effective date of annexation may subject the area so annexed to be deemed null and
void by resolution of the Township adopted at a regular meeting of the Township, and the
Township may thereafter petition the Department of Administration Municipal Boundary
Adjustments Office, or its successor agency, for detachment of the area in accordance
With Minnesota Statutes, Section 414.06. The City shall not oppose the Township's
petition for detachment provided it meets the conditions contained in this Joint
Resolution.
As an alternative to initiating a detachment proceeding, the Township may elect, by
resolution adopted at a Township Board meeting, to have the City reimburse the
Township for taxes lost on the applicable property annexed by the City at the Township's
tax rate applicable in the year of annexation until the services required under this
Paragraph are provided to the annexed property by the City.
In order to act under this Paragraph, the Township shall make an election by resolution at
a meeting of the Township Board to either; 1) initiate a detachment proceeding, or 2)
seek tax reimbursement as provided in this Paragraph, and provide notice to the City of
the election, within ninety (90) days of the City's failure to provide said service as
required under this Paragraph, or the Township may only seek tax reimbursement as
provided in this Paragraph and waives the election to initiate a detachment proceeding
under Section 414.06.
For purposes of this Paragraph, the City will be deemed to have met the obligation to
provide sanitary sewer or water service to an annexed area. if within the timeframes
specified herein following an annexation of an area, the City awards a contract to a
contractor to construct a sewer or water service project making municipal sanitary sewer
or water service available to an area annexed under the terms of this Joint Resolution.
6
Every Annexation Resolution adopted under Paragraph 13 of this Joint Resolution
resulting in the annexation of land located within the OAA shall be treated separately for
purposes of compliance with this Paragraph 7.
In the event that the City annexes land in accordance with a triggering event contained in
this Joint Resolution and said land is identified in the City's comprehensive plan for open
space or park preservation, the requirements contained in this Paragraph do not apply to
said annexation since the intent is that said areas would remain as open space or park land
and would not need City sewer or water service.
Township Maintenance of Services. The Township agrees that it will be responsible for
normal and regular maintenance of all Township roads, streets, bridges, drainage
facilities and other public rights-of-way that it is currently maintaining within the
designated OAA prior to annexation thereof. Maintenance of Township infrastructure
within the designated OAA by the Township shall be consistent with other standard
maintenance practices employed by the Township elsewhere in the Township.
9. Linc Roads. For any Township roads that become the boundary line for the City and
Township as a result of an annexation, the City shall assume responsibility for road
maintenance and improvement for the entire section of the Township road that becomes
the boundary line adjacent to the City.
10. No Annexation Outside the OAA. The parties agree that the City will not initiate any
annexations outside the OAA while this agreement is in effect. Notwithstanding the
forgoing, the City may initiate an annexation under Chapter 414 if the City is ordered by
the State Pollution Control Agency or the Department of Health to provide sewer or
water service to a portion of the Township for the protection of the public health and
safety and/or because of environmental concerns. Further, the City will not file any
petitions for a contested case annexation within the OAA or the remainder of the
Township outside the OAA during the term of this Joint Resolution, provided that the
Township does not seek to incorporate during the term of this Joint Resolution.
11. Expansion of OAA. For purposes of expansion of the OAA under this Paragraph, the
OAA designated herein shall be divided into five sections shown on Exhibit C. The
individual sections of the OAA as designated in and shown on Exhibit C may be
expanded at such time as: 1) 75% of the land (excluding wetlands, the named
subdivisions reference in Paragraph 2.b. of this Joint Resolution and lakes) within an
individual section of the OAA is annexed; or 2) the City and Township jointly agree to
expand a section, whichever comes first. In the event that one or more of the above
conditions exists, the City and Township agree that the boundary line of the section of the
OAA meeting the condition contained herein shall be expanded outward one-half section
along the entirety of that section of the OAA boundary line as it exists at that time.
Notwithstanding the foregoing, the City and Township may agree in writing to a different
expansion area greater than or less than the one-half section expansion area provided for
herein.
7
The City shall notify the Township in the event that any of the conditions stated in this
Paragraph exist. Thereafter, the City shall file the appropriate adjustments to the OAA or
any section thereof, within ninety (90) days of January 1 of each year that ends in a
multiple of three (3) (i.e.: 2006, 2009, 2012...), with the Department of Administration,
or its successor agency, including a new Amended Exhibit A, Amended Exhibit B, and
Amended Exhibit C, which shall replace the Exhibit A, Exhibit B, and Exhibit C filed
with this Joint Resolution, along with a letter so providing describing the adjustments to
each section of the OAA and referencing this section of this Joint Resolution.
12. Withdraw Contested Case Petition. The City agrees to withdraw its pending annexation
petition, Pile No.A-6979, as soon as practicable after execution and filing of this Joint
Resolution with the State
13. No l learing Required. All annexations contemplated by this Joint Resolution in the OAA
shall not require a hearing or any consideration by the State Department of
Administration, or its successor agency. The City and Township agree that, upon the
occurrence of an event triggering annexation as provided herein for any land located
within the OAA, the City shall provide written notice of such occurrence to the
Township, and upon receipt of a resolution of the City (referred to as the "Annexation
Resolution") describing such area along with a copy of this Joint Resolution, the
Department of Administration or its successor agency, may review and comment, but
shall within thirty (30) days of receipt of the Annexation Resolution and a copy of this
Joint Resolution, order the annexation of the area designated in the Annexation
Resolution in accordance with the terms and conditions of this ,Joint Resolution. The
City and Township agree that no alteration of the stated boundaries as described in the
Annexation Resolution is appropriate, that no consideration by the Department of
Administration, or its successor agency, is necessary, and that all terms and conditions for
annexation are provided for in this Joint Resolution. Provided that the requisite terms
and conditions have been met as contained in this Joint Resolution, the Township shall
not object to an annexation initiated by the City filing an Annexation Resolution with the
Department of Administration, or its successor agency. As of the effective date of this
Joint Resolution, there is no election requirement in the law to effect or accomplish an
annexation. No such election shall be required or apply to any annexation provided
herein either now or during any period during which this Joint Resolution is in effect.
14. Disputes and Remedies. Subject to Paragraph 3, the City and Township agree as follows:
a. Negotiation. When a disagreement over interpretation of any provision of this
Joint Resolution shall arise, the City and the Township will direct staff
members, as they deem appropriate, to meet at least one (1) time at a mutually
convenient time and place to attempt to resolve the dispute through
negotiation.
Mediation/Arbitration.. When the parties to this Joint Resolution are unable to
resolve disputes, claims or counterclaims, or are unable to negotiate an
8
interpretation of any provision of this Joint .Resolution, the parties may
mutually agree in writing to seek relief by submitting their respective
grievances to mediation and/or binding arbitration.
c. Adjudication. When the parties to this Joint Resolution are unable to resolve
disputes, claims or counterclaims, are unable to negotiate an interpretation of
any provision of this Joint Resolution or are unable to agree to submit their
respective grievances to mediation or binding arbitration, or such action has
not otherwise resolved the matter in dispute, either party may seek relief
through initiation of an action in a court of competent jurisdiction. In addition
to the remedies provided for in this Joint Resolution and any other available
remedies at law or equity, in the case of a violation, default, or breach of any
provision of this Joint Resolution, the non -violating, non -defaulting, or non -
breaching party may bring an action for specific performance to compel the
performance of this Joint Resolution in accordance with its terms.
15. Termination. This Joint Resolution shall remain in full force and effect until one of the
following conditions take place, whichever comes first:
a. 'termination by mutual written joint resolution of the City and Township; or
b. The remainder of the Township is annexed resulting in the merger of the City
and Township; or
c. January 1, 2025.
16. Governing Law. This Joint Resolution is made pursuant to, and shall be construed in
accordance with the laws of the State of Minnesota.
17. Modification/Amendment. Except as otherwise provided herein, this Joint Resolution
shall not be modified, amended, or altered except upon the written joint resolution of the
City and the Township duly executed and adopted by the City Council and the Township
Board of Supervisors and filed with the Department of Administration, or its successor
agency.
18. Severability. In the event that any provision of this Joint Resolution is determined and
adjudged to be unconstitutional, invalid, illegal or unenforceable by a court of competent
jurisdiction, the remaining provisions of this Joint Resolution shall remain in full force
and effect, and the parties hereto shall negotiate in good faith and agree to such
amendments or modifications of or to this Joint Resolution or other appropriate actions as
shall, to the maximum extent practicable in light of such determination, implement and
give effect to the intentions of the parties hereto.
19. Headings and Captions. Headings and captions are for convenience only and are not
intended to alter any of the provisions of this Joint Resolution.
9
20. Entire Agreement, The terms, covenants, conditions and provisions of this Joint
Resolution, including the present and all future attachments, shall constitute the entire
agreement between the parties hereto, superseding all prior agreements and negotiations.
This .Joint Resolution shall be binding upon and inure to the benefit of the respective
successors and assigns of the City and Township.
21. Notice. Any notices required under the provisions of this Joint Resolution shall be in
writing and sufficiently given if delivered in person or sent by U.S. mail, postage prepaid,
as follows:
If to the City:
City Administrator
Monticello City Hall
505 Walnut Street, Suite 1
Monticello, MN 55362-8831
10
If to the Township:
Township Clerk
Monticello Township
8550 Edmonson Ave., NE
Monticello, MN 55362
Passed, adopted, and approved by the Township board of Su rvisors of the Township of
Monticello, Wright County, Minnesota, this _�� day of , 2005.
TOWNSHIP OF MONTICELLO
C
By: - tr-.j
Franklin Denn, Chair
ATTEST:
Nancy Kopff, Town�ip �erk
Passed, adopted, and approved by the City Council of the City of Monticello, Wright County,
Minnesota, thiA-"-N day of , 2005.
CITY OF MONTICELLO
By:
C int Herbst, Mayor
ATTEST:
0" '-/
WJ"
xa��
Rick Wolfstellerl City Administrator
Passed, adopted, and approved by the Wright County Board of Commissioners, Wright
County, Minnesota, this day of/)I" 2005.
WRIGHT COUNTY
By: /)o " I_, /.'
Richar Mattson, Chair
ATTEST:
Richa W. Norman unty Coordinator
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EXHIBIT A
The municipal boundary map referenced in Paragraph 1 of the attached Joint Resolution showing;
the current City of Monticello and the OAA legally described in Exhibit B, is attached hereto.
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EXHIBIT R
The OAA shown in Exhibit A and referenced in the attached Joint Resolution is legally described as
follows:
Lands in Township 121, Range 25, Wright County, Minnesota:
All of Sections 5, 9, and 16, Township 121, Range 25, Wright County, Minnesota
And also that part of the Southwest Quarter of the Southwest Quarter of Section 3, Township
121, Range 25, Wright County, Minnesota, lying southwesterly of Interstate I lighway No.94.
And also that part of Section 4, Township 121, Range 25, Wright County, Minnesota, lying
southwesterly of Interstate Highway No. 94.
And also the Northeast Quarter, the east -half of the Northeast Quarter of the Northwest Quarter
and the north -half of the Southeast Quarter, al I in Section 8, Township 121, Range 25, Wright
County, Minnesota.
And also all that part of Section 10, Township 121, Range 25, Wright County, Minnesota lying
southwesterly and westerly of the existing City of Monticello corporate limits.
And also the east -half of Section 13, Township 121, Range 25, Wright County, Minnesota,
except that part which lies within the existing City of Monticello corporate limits.
And also that part of Section 15, Township 121, Range 25, Wright County, Minnesota, lying
westerly of the existing City of Monticello corporate limits.
And also the Northeast Quarter of Section 21, Township 121, Range 25, Wright County,
Minnesota.
And also all of the north -half of flection 22, Township 121, Range 25, Wright County,
Minnesota, and that part of the south -half of said Section 22 lying easterly of Statc Trunk
Highway No. 25.
And also that part of Section 23, "Township 121, Range 25, Wright Count, Minnesota lying
southerly of the existing City of Monticello corporate limits.
And also that part of Section 24, Township 121, Range 25, Wright County, Minnesota, lying
southerly of the existing City of Monticello corporate limits.
And also the north -half of Section 25, Township 121, Range 2.5, Wright County, Minnesota.
And also the north-hall'of Section 26, Township 121, Range 25, Wright County, Minnesota.
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And also that part ofthe north-hall'ol'Section 27, Township 121, Range 25, Wright County,
Minnesota, lying easterly of State Trunk I lighway No. 25.
Lands in Township 121, Range 24, Wright County, Minnesota
All of Section 7, 'Township 121, Range 24, Wright County, Minnesota.
And also that part of the south -half of Section 8, Township 121, Range 24, Wright County,
Minnesota, lying westerly of Government Lot 4 in said Section 8.
And also all of the west -half, the west -half of the Northeast Quarter, and the west -half of the
Southeast Quarter, all in Section 17, Township 121, Range 24, Wright County, Minnesota.
And also Section 18, Township 121, Range 24, Wright County, Minnesota, except that part
which lies within the existing City of Monticello corporate limits.
And also that part of Section 19, Township 121, Range 24, Wright County, Minnesota, lying
southerly of the existing City of Monticello corporate limits.
And also the Northwest Quarter, the west -half of the Northeast Quarter, the Northwest Quarter of
the Southeast Quarter and the north -half of the Southwest Quarter, all in Section 20, Township
121, Range 24, Wright County, Minnesota.
And also all of the north -half of section 30, Township 121, Range 24, Wright County,
Minnesota, and all of Government Lots 3 and 4 of the Southeast Quarter of said Section 30.
Lands in Township 122, Range 25, Wright County, Minnesota:
The east -half of the Southeast Quarter of Section 30, 'Township 122, Range 25, Wright County,
Minnesota.
And also the Northeast Quarter of the Southeast Quarter and the cast -half of the Northeast
Quarter of Section 31, Township 122, Range 25, Wright County, Minnesota.
And also that part of Section 32, 'Township 122, Range 25, Wright County, Minnesota, lying
southwesterly of the existing City or Monticello corporate limits.
And also that part of the Southwest quarter of the Southwest Quarter of Section 33, Township
122, Range 25, Wright County, .Minnesota, lying southwesterly of the existing City of Monticello
corporate lutrits.
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EXHIBIT C
The OAA section map referenced in Paragraph I I of the attached Joint Resolution, showing the
sections of the OAA in the Township for purposes of expansion is attached hereto.
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Exhibits A, B and C shall be amended to create a straight line as the southern boundary of
the Orderly Annexation Area. This change is accomplished by amending the legal
descriptions of property included within Exhibit B as follows.
For Lands in Township 121, Range 24, Wright County, Minnesota:
Alter the final paragraph of this section to eliminate the phrase "and all of Government
Lots 3 and 4 of the Southeast Quarter of said Section 30."
The new paragraph shall therefore read:
And also all of the north -half of Section 30, Township 121, Range 24, Wright County,
Minnesota.
No other changes to Exhibits A, B and C are proposed or adopted herein, and the prior
exhibits as amended are included herein by reference.
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