IEDC Agenda 04-04-2017
AGENDA
INDUSTRIAL & ECONOMIC DEVELOPMENT COMMITTEE (IEDC)
Tuesday, April 4, 2017 – 7:00 a.m.
Boom Island Room, Monticello Community Center
________________________________________________________________________________
Members: Darek Vetsch, Steve Johnson, Joni Pawelk, Wayne Elam, Luke Dahlheimer, Dick Van
Allen, Jim Johnson, Don Roberts, Don Tomann, Ollie Koropchak-White, Jason Kisner,
Andrew Tapper, Pete Gardner, Kevin Steffensmeier
Liaisons: Mayor Brian Stumpf, Jeff O’Neill, Angela Schumann, Jim Thares, Jacob Thunander,
Marcy Anderson, Dave Tombers
1. Call to Order
2. Approve Minutes:
a. March 7, 2017
3. Consideration of Adding Items to the Agenda
4. Consideration of Review of Outside Storage Ordinance Criteria in Industrial Zones
5. Reports (Verbal Reports):
a. Economic Development
b. Planning Commission Agenda (attached)
c. City Council
d. Chamber of Commerce
6. Adjournment (8:00am)
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MINUTES
INDUSTRIAL & ECONOMIC DEVELOPMENT COMMITTEE (IEDC)
Tuesday, March 7, 2017 – 7:00 a.m.
Boom Island Room, Monticello Community Center
________________________________________________________________________________
Present: Steve Johnson, Joni Pawelk, Wayne Elam, Darek Vetsch, Ollie Koropchak-White,
Andrew Tapper, Pete Gardner, Kevin Steffensmeier
Absent: Luke Dahlheimer, Dick Van Allen, Jim Johnson, Don Roberts, Don Tomann, Jason
Kisner
Liaisons: Brian Stumpf, Jeff O’Neill, Angela Schumann, Jim Thares, Jacob Thunander, Marcy
Anderson, Dave Tombers
1. Call to Order
Jim Thares called the meeting to order at 7:00 a.m.
2. Approve Minutes:
a. February 7, 2017
STEVE JOHNSON MOVED TO APPROVE THE FEBRUARY 7TH, 2017 IEDC
REGULAR MEETING MINUTES. OLLIE KOROPCHAK-WHITE
SECONDED THE MOTION. MOTION CARRIED, 8-0.
3. Consideration of Adding Items to the Agenda
Darek Vetsch added an item regarding local option sales tax.
4. Consideration of Review of Outside Storage Ordinance Criteria in Industrial Zones
Angela Schumann introduced the topic and noted that a draft outdoor storage criteria was
presented at a previous EDA workshop.
Darek Vetsch asked what was considered ‘outdoor storage’. Schumann responded that
parking or storing of materials for less than 24 hours is not considered outdoor storage.
Anything past that time frame would be considered storage per the Zoning Ordinance.
Wayne Elam discussed his concerns with the current outdoor storage ordinance being too
restrictive. He suggested looking at what the ordinance was trying to accomplish. Elam
explained with appropriate screening and placement on property, outdoor storage could
be more flexible.
Jeff O’Neill stated that there is a finite amount of land available for industrial
development. The City would like to find a happy-medium ordinance that would allow
some flexibility in outdoor storage for businesses to be able to locate in Monticello.
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Schumann noted that staff would continue researching a way to retool the draft ordinance
and would bring it back for review at a future meeting.
Ollie Koropchak-White asked for clarification of the zoning districts that allow outdoor
storage. Schumann responded that outdoor storage is allowed in the I-1 and I-2 Districts
(with restrictions), but not in the IBC District.
Joni Pawelk asked if City Staff could provide a list of businesses in Monticello with their
percentage of outdoor storage. Thares confirmed that staff could provide examples.
Brian Stumpf suggested that the IEDC review the draft conditions and report back to
Schumann or Thares.
5. Reports (Verbal Reports):
a. Economic Development
Jim Thares provided an update regarding Economic Development in the City:
Moon Motors is completing an expansion of their facility to include an
8,000 square foot addition. The expansion would be used for office, show
room and storage space. There would be an increase of 6 to 10 jobs
following the improvements. Moon Motors has also indicated interest in
applying for the GMEF loan and would likely be considered for approval
at the April EDA meeting.
Groebner, Inc. has decided to relocate to Rogers, Minnesota due to a lack
of available sites in the City.
Monticello is still in the running for the location of large industrial
international firm.
A precision manufacturing business is still interested in located in an
existing building in Monticello.
Shred-N-Go has requested a purchase agreement to construct a 20,000 to
25,000 square foot, expandable building in Otter Creek Business Park.
Jim Thares also added that an open house would be held on March 22nd from 5 to
6 p.m. at the Monticello Community Center for the construction project at the
intersection of Highway 25 and 7th Street. Thares noted that construction would
mostly be in the evening. Jeff O’Neill commented that the bids for the project
came in below budget.
b. Planning Commission Agenda (attached)
Angela Schumann stated that the Planning Commission would be meeting
Tuesday, March 7th at 6 p.m. There is one public hearing for the consideration of
an amendment to Conditional Use Permit for Phase II Improvements at the
Monticello Middle School. These improvements include a new infiltration basin,
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loading dock, parking lot, and the relocation of tennis courts.
Schumann also mentioned that a Special Meeting of the Planning Commission
would be held, following the Regular Meeting, at 6:45 p.m. The meeting would
be held to conduct interviews for the open planning commissioner position.
Wayne Elam asked how the Monticello Specialty Dental Clinic was coming
along. Schumann stated that the project was approved by the City Council. A
developer’s agreement was being worked out between the City and the owner.
c. City Council
Brian Stumpf provided an update regarding the City Council. He noted that the
street reconstruction public hearing was held and those projects would move
forward in the summer.
Jeff O’Neill added the following comments:
Staff and the City Council held a goal setting workshop to identify
overarching goals with action steps. All City Board’s will be presented the
information determined from the workshop.
Fallon Avenue overpass has received 2.1 million dollars in funding or 30
percent of the construction costs. A 2018 construction schedule is
expected.
Staff will be attending a Corridors of Commerce session with legislators to
show support for bills that are important for the transportation needs of the
City.
Mills Fleet Farm will be holding an open house and employment search at
the Prairie Conference Center.
A Fire Study Presentation to City Council will be held on Monday, March
13th.
The Highway 25 Coalition has selected SRF Consulting to help complete
a study on Interstate 94 and Highway 10.
Angela Schumann also added that the EDA is completing a Small Area Study
with the help of the Cuningham Group. This study would re-define the land use
plan for that area of the city. An open house on March 30th is scheduled.
d. Chamber of Commerce
Marcy Anderson provided an update from the Monticello Chamber of Commerce
& Industry. Anderson stated that a Volunteer Appreciation is being held on
Thursday, March 9, 2017 from 5 pm – 8 pm. She also noted that the Chamber is
gearing up for Riverfest, which is being held July 13-16. Applications have been
coming in for Art in the Park. Lastly, Anderson stated that directory sales are
underway.
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Angela Schumann also stated that Walk n’ Roll is being held on June 10th and
bike sponsorships are being accepted at City Hall for $125.
6. Added Item
Local Option Sales Tax – Darek Vetsch explained about a possible .5% local sales tax
that would be used for transportation projects. Vetsch noted that the proposed projects
would need to have approval by the State and that the sales tax levy would go away
following the completion of a project. He stated that unlike most counties in Minnesota,
Wright County does not currently have a wheelage tax. Vetsch suggested sending any
additional transportation proposals to him and the County Engineer.
Jeff O’Neill mentioned interest in a connection from Hillside Farms to School Boulevard
and connections to Bertram Chain of Lakes Regional Park. He also suggested pedestrian
improvements along Elm Street, Mississippi Drive, and Gillard Avenue to Battle Rapids
Park.
7. Adjournment (8:00am)
ANDREW TAPPER MOVED TO ADJOURN THE MEETING AT 8:00 A.M. STEVE
JOHNSON SECONDED THE MOTION. MOTION CARRIED, 8-0.
Recorder: Jacob Thunander ____
Approved: April 4, 2017
Attest: ____________________________________________
Jim Thares, Economic Development Director
IEDC Agenda: 04/12/17
4. Consideration of revised Outside Storage Standards for Industrial Zoning Districts
(JT)
A. REFERENCE AND BACKGROUND:
Staff is asking the IEDC to consider further discussions and a recommendation regarding
potential amendments to the City’s zoning ordinance regarding outside storage in the
industrial zoning districts. At present, the City allows outside storage in the I-1 and I-2
zoning districts as a permitted use in an amount that may be as large as the principal
building of the principal use of a parcel.
The consideration is to amend the ordinance language to require a CUP for outside
storage in situations where it is proposed to be located adjacent to non-industrial uses in
both the I-1 and I-2 districts. The second key consideration is possible adoption of
standards that would include stipulating the area of outside storage related to the size of
the lot or the principal building along with screening requirements.
The possible standards drafted by staff are attached for IEDC review and comment. Also
attached are current examples of outdoor storage in Monticello. The examples vary in
the amount of outside storage relative to the principal building.
A1. STAFF IMPACT: There is minimal staff impact in considering researching
amending the zoning ordinance adding outside storage standards. Staff has a relatively
small amount of time committed to this research to date. There may be additional time
committed to this effort based on the IEDC discussion and direction.
A2. BUDGET IMPACT: There is a low budgetary impact due to the IEDC’s
discussion of outside storage standards.
B. ALTERNATIVE ACTIONS:
1. If the IEDC is so inclined, offer a motion to direct further research or a
recommendation on outdoor storage standards related to a possible amendment of the
zoning ordinance.
2. If the IEDC is so inclined, offer a motion to table further discussion/research of
outdoor storage standards related to a possible amendment of the zoning ordinance.
C. STAFF RECOMMENDATION:
Staff recommends the IEDC review and discuss the possible changes to outside storage
land use controls and offer direction to staff.
IEDC Agenda: 04/12/17
D. SUPPORTING DATA:
a. Draft Outside Storage Standards
b. Current Examples of Outside Storage
c. March IEDC Report regarding Outside Storage Discussion
Outdoor Storage; Proposed Ordinance Amendment Discussion
I-1 Standards
Existing Ordinance with Proposed Amendments
(b) In the I-1 and I-2 districts, the following shall apply:
(i) When abutting a zoning district or use other than industrial, residential district or
residential use, the outdoor storage use shall require authorization through a
conditional use permit following the provisions of Section 2.4(D) of this ordinance.
(ii) Outdoor storage shall be limited to 30% of the gross square footage of the
principal building.
(iii) The storage area shall be located within the rear yard, except that an outdoor
storage area may also include that area between the front building line and the
rear yard along the interior lot side.
(iv) Storage may not be located beyond the side building line on the street side of a
corner lot.
(v) Outdoor storage areas shall meet the minimum building setback from all
property lines per the requirements of this ordinance and when adjacent to
zoning districts or uses other than industrial, shall be located a minimum of 50’
feet from the adjacent property line.
(vi) The area is fenced and screened from view of neighboring residential uses and from
the public right of way in compliance with this section in compliance with Section
4.1(I) of this ordinance.
(vii) Screening shall consist of masonry walls or fencing constructed of wood or vinyl
and shall provide for 100% opacity. Such fences or walls shall meet all other the
requirements of Section 4.3 of this ordinance.
(viii) Additional landscaping of one evergreen tree per 6’ of linear fenceline is
required to be planted along the exterior of outdoor storage area in
conformance with Section 4.1 of this ordinance.
(ix) Fences and walls shall not exceed 7’ in height as measured from the existing
grade to the top of the fence panel.
(x) Height of storage may not exceed the screening wall or fence.
(xi) Outdoor storage shall be allowed only on improved surface of asphalt or
concrete.
(xii) Storage in shipping containers shall be prohibited unless such storage occurs
within the screened outdoor storage area.
(xiii) There shall be no storage of hazardous waste, as defined by the Minnesota
Pollution Control Agency.
(xiv) Waste or recyclable material shall be contained in a refuse container. All such
containers shall be stored within a screened enclosure per the requirements of
this ordinance and such storage shall be counted against the total allowable
storage area.
(xv) Exterior storage areas shall comply with all applicable fire codes and no portion
of the outdoor storage shall block access to hydrants, fire sprinklers, or other
fire-fighting equipment.
(xvi) Storage is screened from view from the public right-of-way in compliance with
Section 4.1(I) of this ordinance.
(xvii) Storage area is grassed or surfaced to control dust.
(xviii) Vehicle storage shall not be permitted in front yards.
(xix) Noise shall be controlled consistent with the standards of this ordinance.
(xx) All lighting shall be in compliance with Section 4.4 of this ordinance.
(xxi) Does not take up parking space as required for conformity to this ordinance.
(xxii) Outdoor storage areas shall comply with all requirements for grading, drainage
and erosion control per Section 4.10 of this ordinance.
I-2 Standards
Existing Ordinance with Proposed Amendments
(c) In the I-1 and I-2 districts, the following shall apply:
(i) When abutting a district or use other than industrial, residential district or
residential use, the outdoor storage use shall require authorization through a
conditional use permit following the provisions of Section 2.4(D) of this ordinance.
(ii) Outdoor storage shall be limited to an area not to exceed the gross square
footage of the principal building.
(iii) The storage area shall be located within the rear yard, except that for parcels
with interior side yards, the outdoor storage area may also include that area
between the front building line and the rear yard along the interior lot side.
(iv) Storage may not be located beyond the side building line on the street side of a
corner lot.
(v) Outdoor storage areas shall be setback 10’ from all property lines and when
adjacent to properties zoned other than industrial, shall be located a minimum
of 50’ feet from the adjacent property line.
(vi) The area is fenced and screened from view of neighboring residential uses except
when such uses are industrial, and from the public right of way in compliance
with this section in compliance with Section 4.1(I) of this ordinance.
(vii) Screening shall consist of masonry walls or fencing constructed of wood or
vinyl or products designed to resemble such materials and shall provide for
100% opacity. Such fences or walls shall meet the requirements of Section 4.3
of this ordinance.
(viii) Additional landscaping of one evergreen tree per 6’ of linear fenceline is
required to be planted along the exterior of outdoor storage area in
conformance with Section 4.1 of this ordinance.
(ix) Fences and walls shall not exceed 15’ in height as measured from the existing
grade to the top of the fence panel.
(x) Height of storage may not exceed the screening wall or fence.
(xi) Outdoor storage shall be allowed only on improved surface of asphalt or
concrete.
(xii) Storage in shipping containers shall be prohibited unless such storage occurs
within the screened outdoor storage area.
(xiii) There shall be no storage of hazardous waste, as defined by the Minnesota
Pollution Control Agency.
(xiv) Waste or recyclable material shall be contained in a refuse container. All such
containers shall be stored within a screened enclosure per the requirements of
this ordinance and such storage shall be counted against the total allowable
storage area.
(xv) Exterior storage areas shall comply with all applicable fire codes and no
portion of the outdoor storage shall block access to hydrants, fire sprinklers, or
other fire-fighting equipment.
(xvi) Storage is screened from view from the public right-of-way in compliance with
Section 4.1(I) of this ordinance.
(xvii) Storage area is grassed or surfaced to control dust.
(xviii) Vehicle storage shall not be permitted in front yards.
(xix) Noise shall be controlled consistent with the standards of this ordinance.
(xx) All lighting shall be in compliance with Section 4.4 of this ordinance.
(xxi) Does not take up parking space as required for conformity to this ordinance.
(xxii) Outdoor storage areas shall comply with all requirements for grading,
drainage and erosion control per Section 4.10 of this ordinance.
Zoning: I-1 (Light Industrial)
Lot Area: 87,120 Building Area: 15,500
Storage Area: 5,800
Ratios:
Storage area is 7% of the lot
Storage area is 37% of the building area/building is 18% of the lot area
*Estimates
Zoning: I-1 (Light Industrial)
Lot Area: 87,190 Building Area: 18,000
Storage Area: 20,500
Ratios:
Storage area is 24% of the lot
Storage area is 114% of the building area/building is 21% of the lot area
*Estimates
Zoning: I-2 (Heavy Industrial)
Lot Area: 243,200 Building Area: 51,850
Storage Area: 0
Ratios:
Building area is 21% of the lot area
*Estimates
Zoning: I-2 (Heavy Industrial)
Lot Area: 231,150 Building Area: 16,800
Storage Area: 43,300
Ratios:
Storage area is 19% of the lot
Storage area is 258% of the building area/building is 7% of the lot area
*Estimates
IEDC Agenda: 03/07/17
4. Consideration of revised Outside Storage Standards for Industrial Zoning Districts
(JT)
A. REFERENCE AND BACKGROUND:
Staff is asking the IEDC to consider discussions and a recommendation regarding
potential amendment s to the City’s zoning ordinance regarding outside storage in the
industrial zoning districts. At present, the City allows outside storage in the I-1 and I-2
zoning districts as a permitted use in an amount that may be as large as the principal
building of the principal use of a parcel.
The consideration is to amend the o rdinance language for two purposes. The first would
be to allow outside storage as a conditional use permit (CUP) in both districts. The
second consideration would be to amend the standards applicable to outdoor stora ge.
These would include stipulat ing the area of outside storage related to the size of the lot or
the or the principal building along with screening requirements.
Such amendments to the code and standards will help elevate site development qualities
and enhance property values. This would further help achieve the City’s Comprehensive
Plan goal of growing the tax base and supporting the creation of high quality jobs. In
Otter Creek Business Park, the goal has been to strive for the highest quality building and
development elements through complete restriction of outside storage through a Deed of
Restrictive Covenants, not through zoning controls. If the City were to expand into the
area south of Otter Creek Business Park, it could ensure that high qual ity development
occurs in this I-1 area through land use controls instead of Restrictive Covenants.
It is a fact that there are currently businesses in the City and some growing business that
may consider Monticello as a location in the future that do r equire outside storage to
conduct their operations. It stands to reason that projects that intensely utilize a
development site with outside storage will yield less tax base and fewer jobs. In contrast,
standards that strike a balance of allowing outside storage as an accessory use through a
CUP will do much more to facilitate the growth of tax base and the creation of new jobs ,
while also enhancing property values.
Attached for review and discussion are possible outside storage standards. These
standards were drafted by staff as an example of controls that fully accommodate a
company’s need for outside storage to conduct their operations while also setting the
review process as up a CUP, establishing size limitations and screening requirements.
The key factors in the discussion are the size or volume of land area devoted to outdoor
storage, location relative to the principal structure and effective screening
A1. STAFF IMPACT: There is minimal staff impact in considering researching
amending the zoning ordinance adding outside storage standards. Staff has a relatively
small amount of time committed to this research to date. There may be additional time
committed to this effort based on the IEDC discussion and direction.
IEDC Agenda: 03/07/17
A2. BUDGET IMPACT: There is a low budgetary impact due to the IEDC’s
discussion of outside storage standards. There has been a very small cost to involve the
consultant planner in the discussion. This expense will be paid from the EDA general
fund.
B. ALTERNATIVE ACTIONS:
1. If the IEDC is so inclined, offer a motion to direct further research o r a
recommendation on outdoor storage standards related to a possible amendment of the
zoning ordinance.
2. If the IEDC is so inclined, offer a motion to table further discussion/research of
outdoor storage standards related to a possible amendment of the zoning ordinance.
C. STAFF RECOMMENDATION:
Staff recommends the IEDC review and discuss the possible changes to outside storage
land use controls at the March meeting with ide a that the topic could be revisited again
during the April meeting for direction to staff.
D. SUPPORTING DATA:
a. Draft outside storage standards
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Jacob Thunander
From:Lori Kampa <lkampa@cmjts.org>
Sent:Monday, March 27, 2017 10:30 AM
To:Lori Kampa
Subject:Healthcare Sector Summit II
2
Lori Kampa | Administrative Assistant Central Minnesota Jobs & Training Services, Inc.
P.O. Box 720 | Monticello, MN 55362
p: 763.271.3720 | f: 763.271.3701 | e: lkampa@cmjts.org
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AGENDA
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
Tuesday, April 4th, 2017 - 6:00 p.m.
Mississippi Room, Monticello Community Center
Commissioners: John Alstad, Brad Fyle, Sam Murdoff, Marc Simpson, Lucas Wynne
Council Liaison: Charlotte Gabler
Staff: Angela Schumann, Steve Grittman (NAC), Jacob Thunander, John Rued
ADMINISTER OATH OF OFFICE TO NEWLY APPOINTED MEMBER – JOHN ALSTAD
1. General Business
A. Call to Order
B. Consideration of approving minutes
a. Regular Meeting Minutes – March 7th, 2017
b. Special Meeting Minutes – March 7th, 2017
C. Citizen Comments
D. Consideration of adding items to the agenda
2. Public Hearings
A. Public Hearing - Consideration of a request for Rezoning to Planned Unit
Development, a request for Development Stage Planned Unit Development for
Vehicle Sales and Rental, Auto Repair – Minor, and Accessory Office and Retail
Uses in a B-3 (Highway Business) District
Applicant: FRHP Lincolnshire, LLC
3. Regular Agenda
A. Consideration of the Community Development Directors Report
B. Planned Unit Development Discussion
4. Added Items
5. Adjournment
Special Joint Meeting
Mississippi Room - 5:00 PM
Concept Stage Planned Unit Development for Multi-Lot
Industrial Development
Applicant: Ken Spaeth