Planning Commission Agenda Packet 06-24-1996 SpecialAGENDA
SPECIAL MEETING - MONTICELLO PLANNING COM ELMON
Monday, June 24, ION - 5 p.m.
Members: Dido Frie, Richard Carlson, Jon Bogart, Richard Martie, Rod Dragsten
b p.m. 1.
Call to order.
X21
Consideration of adding items to the agenda. -
.'
A. Consideration of adopting a resolution finding the
modified Redevelopment Plan for the Central Monticello
Redevelopment Project (CMRP) No. l; the modified
'
budgets of the TIF Plans for TIF District Nos. 1-1 through
1-18; and the TIF Plan fbr TIF District No. 1-20 to be
consistent with the plans of the City.
r
' 5:05 p.m. 3.
Public Hearing --Request for a conditional use permit that would
allow a planned unit development in an R-2 zone; and request
for a preliminary plat of the Prairie West 2nd Addition.
Applicant, John Komarek.
8:30 p.m. 4.
Public Hearing --Consideration of appeal of an interpretation of
the Zoning Ordinance. Appeal would allow construction of a
detached accessory structure in an R-2 zone on a parcel where
an attached garage is present. Applicant, Dennis Hook.
Workshop—implementation steps for comprehensive plan.
�5
6.
Adjournment.
Special Planning Commission Agenda - 6/24186
I.. .
v ,V MT44 + 1
A. RF.. REN .F. AND RA .KGRO M:
The resolution for adoption affirms that the Planning Commission finds that the
"plana" are consistent with the Comprehensive Plan of the City of Monticello.
The 'plana" in this case refer to the plans of the CMRP No. 1 and TIF District
1-20 and nat the site or building plana of the redeveloper. The private
redevelopment contrail between the HRA, City, and the redeveloper states that
the site and building plans shall comply with all federal, state, and local laws
and ordinances.
Enclosed are excerpts Brom the plan of CMRP No. 1, identifying the parcels
intended (planned) for acquisition by the HRA, and the modified budget of
$2,760,000. This budget amount is the expected future tax increment from any
existing and future TIF districts. The budget amount can be used for public
costs with limitations. The Planning Commission is affirming that the
acquisition of the identified (substandardJblighted) parcels is consistent with the
general plane for development or redevelopment of the City and its
Comprehensive Plan.
Also, enclosed is a copy of the plan for TIF District No. 1.20, a redevelopment
district, identifying the parcels intented for acquisition and redevelopment and
the $220,000 budget. The Planning Commission is arming that the
redevelopment plan for the Hanawalt and Banyai parcels and easterly portion
of the city parcel is consistent with the City's Comprehensive Plan. The plan is
to redevelop substandard/blighted parcels and construct 10 single-family
housing units at values between $130,000 to $180,000 (quality housing).
A_ A_r.T .RNAT ACTIONS:
A motion to adopt the enclosed resolution.
A motion to deny adoption of the enclosed resolution.
A motion to table any action.
Special Planning Commission Agenda - 6/2406
C. STAFF EMA" F.NDATION;
After many meetings and negotiations between staff, the HRA, the redeveloper,
and the Council for redevelopment of the parcels within the TIF district and for
acquisition of the other identified parcels, the recommendation is alternative
No. 1. I believe staff agrees the enclosed "plans" are consistent with the
Comprehensive Plan.
Excerpts Brom the plan of the CMRP No. 1 and the plan for TIF District No. 1-
20; Copy of the resolution for adoption.
oZ
Also described as:
Those parts of Lots 2, 3, 4, 10, 11. 12. Block 22 and Block 21 lying southeasterly of the anter line of said
Lot 2 extended northeasterly to the shoreline of the Mississippi River and lying northwesterly of the
northeasterly extension of the southeasterly line of said Lot 10.
Also that part of Lot 3 of Auditor's Subdivision No. One according to the recorded map thereof lying
westerly of the southwesterly extension of the soutiseasterly line of La 4, Block 22, LOWER
MONTICELLO according to the recorded plat thereof extended southwesterly to the southwest be of said
Lot 5 except that part lying southeasterly of a line parallel with and 12.5 fat northerly of a line described
as follows: Beginning at the intersection of the southwesterly extension of the southerly lire of Lot 5 of
said Block 22 with the southeasterly extension of the southwest tine of said Block 22. thence southwesterly
at a deflection angle of 132 degrees 46 minutes from the said southeasterly extension of the southwest line
of Block 22, a distance of 139.5 feet snore or less to said southwest line of lot 5 of Auditofs Subdivision
No. One and said fine there terminating.
Also that pan of Broadway Street of LOWER MONTICELLO according to the recorded plat thereof lying
southeasterly of the southwesterly extension of the anter line of Lot L Block 22 of said LOWER
MONTICELLO orad northeasterly of the northwesterly extension of the southwest tine of Lot 5 of the
Auditor's Subdivision No. One according to the recorded mop thereof.
(AS MODIFED JANUARY 22,1996)
The HRA intends to acquire the following parcels as described by address and parcel number.
1400 West Broadway
155-500-033403
225 Front Strew
155-010-064010
525 Ears Broadway
155-015-003060
109 West Broadway
155-010-052131
108 Walnut
155-010-052130
Foch of these pmeeb is currently inside the boundaries of the Central Monticello Redevelopment Project
No. I but outside of the boundaries of an existing tax increment finaoeing district However, at a future
time one or more of the parcels may be included in a tax ieaersent financing district
The HRA or City may acquire property listed in this subsection of the Redevelopment Plan pursuant to t1he
Housing and Redevelopment Act, Including acquisition of real or personal property or any interest therein
by gifts. grant, purchase. exchange. lease. transfer, begwsL devise or otherwise. and by Use exercise of Use
power of eminent domain, in the manner provided by Minnesota Stmutes, Chapter 117.
(AS MODIFIED JUNE 24, 1"6)
71he HRA Intends to acquh the Wowing parcels as described by address and parcel nnmben
parcel Number
153410-052071- Flutb -I I I West Broadway
15SS00-034303 • Hanswalt • 1300 West Broadway
Wlwlepa fa b
sten1s+►6 Pmoaws 1-16
To C
155-S00-033401 - Banyai -1304 West Broadway
155-504033402 - City - 1310 West Broadway
155.500-033400 - City - 1310 West Broadway
155.500-033403 - Katzmarek -1400 West Broadway
Each of these parcels b currently Inside the boundaries of the Central Monticello
Redevelopment Project No. 1. Parcels Nos. 155.500434305,155-500-033401,155-500433402 are
within the boundaries of Tat Increment Financing District No. 1.20. Pamis Nos 1SS-0104S2071,
SS -S00-033400, ISS -500.033403 are Inside the boundaries of the Central Montkxno Redevelopment
Project but outside of the boundaries of an existing tat increment financing dbtrkt However, at a
future time one or more of the parcels may be included in a tat Increment financing district.
The HRA or City may acquire property listed In this subsection of the Redevelopment Plan
pursuant to the Housing and Redevelopment Act, Including acquisition of real or personal property
or any interest therein by gifts, grant, purchase, exchange, Lease, treader. bequest, devise or
otherwise, and by the exercise of the power of eminent domain, in the manner provided by
Minnesota Statutes, Chapter 117.
Subsection 1.9.Public Lmnrovements and Facilities Within Redevelopment Proiect No. 1. publicly
financed improvements within Redevelopment Project No. 1 to be financed include:
1. Land acquisition; and
2. Special assessments.
Land acquisition;
Site preparation; and
Assessments.
(As adopted November 29. 1982)
(As adopted September 13. 1983)
(As modified August 24. 1987)
The HRA and Monticello Ford. Inc.. Lawrence Flake. President, have executed a purchase
agreement for 575.000 for the acquisition of said property located at 249 West Broadway. Monticello,
Minnesota. The HRA paid $300 earnest money and will pay $24.500 on the closing data The mmaining
balance of 530.000 will be on a Contract for Dad as 10 percent intetat rate for 4.5 yeam The HRA has
the right of prepayment privileges. without penalty. on the Contract for Dad payment schedule.
r..s M—ft pm 1% r 1-17
oZ A 6
existing and future tax increment Pinning district may be used to pay for public costs. This budget is in
addition to existing public cost budgets for each tax increment financing district late= on any bonds or
other obligations incurred are also to be paid from increment in addition to the fine items listed in the
budget above.
(AS MODIFIED JUNE 24, 1996)
The budgets for the estimated public costs for Tax Increment Flnendag Districts Nos. 1-11.1-2,11-3,
1-4,1.5, 1.6,1.7,1441.9,1.10,1-11,1-12,1-13, 1-14,1.15,1.16,1.17,1-I8, sad 1.19 are hereby
modified as follows:
For various activities in the Redevelopment project the current expected cosh include:
Land Acquisition
$900,000.00
Site Preparation
400,000.00
Demolltlon4tebxation
300,000.00
Public Improvement
900,000A
Subtotal
12,500,000.00
Administration
M,000,00
Total
nn
IMOMM
Subject to restrictions as applicable to each individual tax Increment financing district pursuant to
Mlnnesota Statutes, Section 469.114 to 469.176 (including limitations as to the type of development
that may be assured and geographic boundaries within which h=ement may be spent!, tax
increment from any existing and future tax Increment financing district may be used to pay for
public costs This budget Is to addition to amb" public cost budgets for Barb tax increment
financing district. Interest on any bonds or other obligations Incurred are also to be pdd from
Increment In addition to the nue items listed in the budget above.
s. 1•�
(As adopted Jute 24,1996)
Public Improvements, Site Improvement
Demolition and Lend Acgalaitlon 1200000
10'!5 City or HRA Administration 20.000
TOTAL
Subsection 1.1 I. LypJ,jAn new and/or existing development on land identified on Exhibit
I -C through I -F as 'property to be acquired' or "possible acquisition" will be abject to the following uses
and requirements:
Uses Permitted in Designated Asm
a. la&SdAL—An permitted, accessory and conditional uses as special in Chapters 15 and
re -
% a",w t 1.33
aAG
the Redevelopment Plan is hereby modified to reflect increased Project costs and enlarged
geographic area, as given in Subsection 1.10 of the Modified Redevelopment Plan for
Redevelopment Project No. 1.
(As modified February 27. 1995)
15. Pursuant to the adoption of the Modified Redevelopment Plan for Redevelopment Project No. 1,
the Redevelopment Plan is hereby modified to reflect increased Project costs, as given in
Subsection 1.10 of the Modified Redevelopment Plan for Redevelopment Project No. 1.
(As modified January 22, 1996)
16. Put== to the adoption of the Modified Redevelopment Plan for Redevelopment Project No. 1,
the Redevelopment Plan is hereby modified to reflect increased Project costs. as given in
Subsection 1.10 of the Modified Redevelopment Plan for Redevelopment Project No. 1.
(As modified Jane 24, 1996)
17. Pursuant to the adoption of the WOW Redevelopment Plan for Redevelopment Project
No. 1, the R .,. „ ,, t Phan b hereby modified to reflect increased Project Costa, as given
In Subsection 1.10 of the Modified R . 4 . ,..... Plan for Redevelopttunt Project No. 1.
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1.39
a4JD
SECTION 11
MODIFICATIONS TO THE TAX INCREMENT PLANS WITHIN
THE CENTRAL MONTICELLO REDEVELOPMENT PROJECT
DATE OF MODIFICATION: JUNE 24.19%
MODIFICATIONS TO THE TAX INCREMENT FINANCING PIANS FOR TAX INCREMENT FINANC24G
DISTRICT NOS. 1-1,1.2 1-3, 14, 1-S, 1 6. 1.7, 1 8, 1-9, 1.10, l•l 1, 1-12, t-13, 1-I4, 1-15, 1.16 1.17, 1.18 and
1-19:
Section 2.12 of the Tax Increment Financing Plan for Tax Increment Financing District No. 1,
Section 3.12 of the Tax Increment Financing Plan for Tax Increment Financing District No. 2.
Section 4.12 of the Tax Increment Financing Plan for Tax Increment Financing District No. 3.
Section 5.12 of the Tax Increment Financing Plan for Tax Increment Financing District No. 4,
Section 6.12 of dna Tax Increment Financing Plan for Tax Increment Financing District No. 5,
Section 7.12 of the Tax Increment Financing Plan for Tax Increment Financing District No. C
Section 8.12 of the Tax Increment Financing Plea for Tax Increment Financing District No. 7,
Section 9.14 of the Tax Increment Financing Plan for Tax Increment Financing District No. 8,
Section 10.17 of the Tax Increment Financing Plan for Tax Increment Finaming District No. 9,
Section 11.17 of the Tax Increment Financing Plan for Tax Increment Financing District No. 10,
Section 12.17 of the Tax Increment Financing Plan for Tax Increment Financing District No. 11,
Section 13.17 of the Tax Increment Financing Pian for Tax Increment Financing District No. 12.
Section 14.17 of the Tax Increment Financing Plat for Tax Increment Financing District No. 13.
Section 15.17 of the Tax Increment Financing Plan for Tax Increment Financing District No. 14,
Section 16.17 of the Tax Increment Financing Plan for Tax Increment Financing District No. 15,
Section 17.17 of the Tax Increment Financing Plan for Tax Increment Financial District No. 16.
Section 18.17 of the Tax Increment Financing Plan for Tax Increment Financial District No. 17,
Section 19.17 of the Tax Increment Financial Plan for Tax Increment Financing District No. 18, and
Section 20.17 of the Tax Ircnement Financing Plan for Tax Increment Financing District No. 19, am be*
anended to included the following reference:
(AS AMENDED JUNE 24, 1996)
Fir*Tat_ed Amount, of Bonded Indebtedness: An estimated total amount of bonded indebtedness; for all ren'rcremaa
financing dWricu is expected to be increased by no mom than $2.500.000 in original principal arrow plus lateoat
costs. The bonded indebtedness may take the form da general obligation tax increment bond, United seseme nota,
or other obligation of the NRA aaUor City.
YOa MATnOMS TO 1W TAX UXUI UTPsAMa rmrcv rHx tpnw.W0NnCaio a901rri0FWVff W= 0.9
aAE-7
SECTION XX
PROPOSED TAX INCREMENT PLAN FOR THE TAX INCREMENT FINANCING DISTRICT NO. 1-20
Subsection 20.1. Forward
The City of Monticello ("City") and the Monticello Housing and Redevelopment Authority ("HRA'), staff and
consultants have prepared the following information to expedite and create Tax tncmment Financing District No. 1-20
( "District 1.20") in the Central Monticello Redevelopment Project No. I.
Subsection 20.2. Statutory Authority
Within the City, there exist meas where public involvement is necessary to cause development or redevelopment to occrtr.
To this end. the City and the HRA have certain statutory powers pursuant to Minnesota Bn Sections 469.174 to
469.179, inclusive, as amended, (the 'TIF Act') and Minnesota Statutes Sections 469.001 E0469.047, inclusive, as
amended ("the HRA Act') to assize in financing eligible activities related to these development needs.
Tiffs Section contains the Tax Increment Financing Plan for District No. 1.20. Other relevant information is contained
m the Redevelopment Plan for Central Monticello Redevelopment Project No. 1.
Subsection 20 3. Statemem of Objectives
District No. 1-20 currently consists of 3 parcels of land. Present ptans on the site include the construction of 10 single
family housing units inside the District (parcels fomtmly known as the Hanawatr, Banyal and Gille parcels) and 19
housing units on adjacent parcels (which were formerly known as the Prairie West and Gille parcels). The activities
contemplated in the present Redevelopment Plan and Tax Increment Financing Plan do not preclude the undenalcing of
other qualified redevelopment activities. These activities am anticipated to occur over the life of the tax increment
district.
i District No. 1.20 is expected to achieve many of the objectives set forth in the section "Redevelopment Plan Objectives"
in the Redevelopment Plan. Them objectives include, but me rat limited to:
To redirect the development of both hawing and commercial enterprise in an orderly manner, thus eliminating
conflicting land use.
Eliminate blighting influences which Impede potential development.
To wive to accomplish the optimum quality of development for the project through size planning and landscape
architecture, the tteatmcnt of open space, building design. the use of metmials, scale. appropriateness, and
functional utility
To provide sound residential neighborhoods that me aesthetically developed. well lowed and adequately
serviced with mtmicipal utilities and amenities.
1. Property to be Acquired - The City or HRA may acquire all parcels within the property
locoed within District No. 1.20.
2. Relocation • Complete relocation services are available pursuant to Minnesota Statwes,
Chapter 117 and osier relevant am and federal laws.
3. Upon approval of the developers plan relearn to the project and completion of the necessary
legal requirements, rhe City or HRA may sell to the developer selected properties drat they
may acquire within District No. 1.20 or may lease land or facilities to the developer.
4. Tiro City or HRA may perforin or provide for some or all necessary acquisition. construction.
relocation, demolition, and required utilities and public wetu work within District No. 1.20.
sir Ptm w rr r.o to—W truce No gate XX -1
cZ -
District No. 1-20 encompasses all property and adjacent rights of -way identified by parcel numbers listed below:
155-500-034305
155.500.033401
155-500-033402
See the map in Appendix A for further information on the location of the District No. 1.20.
The City and the HRA, in determining the need to create a Tax increment Financing District in accordance with
Minnesom Stones, Section 469.174 to 469.179, as amended. inclusive, fords that Tax Incranent Fimacing District No.
1-20 to be established is a redevelopment district pursuant to Minnesota Statutes, Section 469.174, Subdivision 10 as
defined below:
(a) 'Redevelopment district' means a" of tax increment financing &wirt consisting of a projee; or
portions of a projec; within which die authority ftnds by resolution that one of the following conditions.
reasonably distributed throughout the durrfc; exists:
(1) parcels consisting of 70 percent of the area in the district are occupied by buildings, streets,
utilities, or other improvements and more than SO percent of the buildings, not including
outbuildings, are structurally substandard to a degree requiring nbstamial renovation or
clearance; or
(2) The pmpeny consists of vacant, unused miler used mappropriarely send, or infrequently used
railyard; rail storage facilities or excusive or vacated railroad rfgha-cf-woy.
(b) for purposes of this subdivision, 'structurally substandard'shall mean containing defects in structural
elements or a combination of deficiencies in essential utilities and facilides, light ad vendlaion. fire
protection including adequate egress, layout and coudwon of tntenorparwori r, or m dlar factors, which
defects or deficiencies are of sye4eiew total significance to justj& subnan W rewvddon or ekarance.
A building is not structurally substandard (fit is in compliance with the building code applicable to new
buildings or could be modified to sati6 the building code at a can often than IS prrcem of the con of
conuraring a new structure of the same square footage and type on the rte. The nnadcipaUry may find
that a building is no disqualified as structurally substandard under the prrceding stmence, am the basis
of reasonably available evidence, such as the size. type, and age of rhe baifding. due average con of
plunnbing, electrical. or strucruml repair or other similar reliable evidence. gthe rvidencr mppons a
reasonable caxhuian that the building It not disqual fird as structurally nbstandar4 the municipality
may make such a determination withom an Werlor inspection or an indepndem, espen appraisal of the
con of repair and rehabilitation of the building.
(c) for purposes of this subdivision. a parcel is not occupied by bndldbggs, ween, usilides or other
improvements artless 15 percent of the area of the parcel contains imprortmenn.
to meeting the statutory criteria described above. the City and HRA rely on the following facts and Rndiap:
I. Parcels consisting of over 83 percent of the arca in the district aro occupied by buildings, tweets, utilities, or
other improvemenu and mote than 66 percent of the buildings, not including outbuildings, am arunurally substandard
to a degree requiring substantial renovation or clearance (See Appendix E for details).
RI rot.M a•rotn "—W seaw 140 lova
The City or HRA may acquire any parcel within District No. 1-20 including interior and adjacent street rights of way.
Any properties idenfif ed for acquisition may be acquired by the City or HRA only in order to accomplish one
or more of the following: storm sewer improvements: provide land for needed public sweets. utilities and
facilities; tarry out lad acquisition, site improvemeats, clearance and/or development to accomplish the uses
and objectives set forth in this plan.
The following are conditions under which properties not designated to be acquired may be acquired:
The City or HRA may acquire property by gi& dedication, condemnation or direct purchase from willing sellas
in order to achieve the objectives of this Tax Increment Financing Plan. Such acquisiom will be undertaken
only when then is assurance of funding to finance the acquisition and related cosh.
To facilitate this project this Plan authorizes the use of tax increment financing to pay for the cost of certain eligible
expenses. The estimates of public cam associated with District No. 1.20 aro outlined in the following lin item budget
Bromate of Pablk Casts
I1al Estimate of C
Public Improvements. Site Improvements
Demolition and Lard Acquisition 5200.000
10% City or HRA Administration 30,000
TOTAL $220.000
In addition to the budget listed above. tax increment may be used to pay costs authorized in any other Tax Increment
Rnncing Plan within the Central Monticello Redevelopment Project No. 1. subject to the limitations described in the
paragraph below. Estimated emu associated with Tax Incrtmlcm Financing Divest No. 1-20 ore subject to change. The
cost of all activities to be considered for tax increment financing will not exceed $220.000.
Pursuant to Minnesota Statutes. Section 469.1763. Subdivision 2. no mon than 25% of the tax increment will be
expended on activities outside of District No. 1.20. Pw=m to Minnesota Statutes, Section 469.176. Subd. 4h. at least
90 percent of the revenues derived ham to intctewtents ftom a redevelopment district must be used to finance the coo
of correcting conditions that allow designation of redevelopment districts under Minnesota Statutes, Sects 469.174.
Subsection -20.9. Bonded Indebtedness
The City and HRA reserve the right to imv baled indebtedness of $2110.000 as a newh of do Tax Increment Flnmdng
Plan.
The City and HRA intend to finance the initial activities to be undertaken pursuant to the Tax Increment Financins Pim
by reimbursing the Developer on a "pay-wyou-go" basis for eligible activities paid for by the Developer for tip to
5100.000 of project cam. The remaining project coos will be funded by the HRA in the Firstar two years of the District
by borrowing from other HRA cards. Additional irhcremmis any be used to pay interest expense on any in inheremem
bonds, pay-as-you-go contract or name. or imeroal borrowing.
Public improvements coom acquisition. relocation. and site preparation cow and other costs outlined in the fstimme
of Cow (Subsection ID will be financed through the annual collection of tax increments. tote stints or law, or other
Ttr no ran t✓ Tu aanrr atlam ". 140 xx-J
dA14
private equity or financing or odor sources of revenue
Pursuant to Minnesota Statutes. Section 469.174, Subdivision 7 and Section 469.177, Subdivision I, the Original Net
Tax Capacity (ONTC) as certified for District No. 1.20 is based on the market values placed on the property by the
assessor in 1995 for taxes payable 1996. The original tax capacity of the property, at the time the use is changed, will
be $1.673.
Pusuant to Section 469.177. Subds. I and 2, of the TIF Act, the County Auditor sha0 certify in each year (beginning
in dw payment year 1998) the amount by which the original value has increased or decreased as a result of a change in
tax exempt property within the Tax Increment I'kawing Disuict, reduction or enlargement of the Tax Increment
Financing District or changes in connection with previously issued building permits. In any year in which the current
Net Tax Capacity of the District declines below the ONTC, no. value will be captured and no tax increment will be
payable to the City.
The County Auditor shall certify in each yea after the date the ONTO was certified (beginning in payment year 1998),
the amount the ONTC has increased or decreased as a result of:
1. change in tax exempt status of property;
2. reduction or enlargement of the geographic boundaries of the district;
3. change due to adjustments, negotiated or court-ordered abatements;
4. change int the use of the property and classification; or
5. change in state law goveming class roes
The original local tax rate for District No. 1-20 will be the local tax rate for 1996 taxa The Pay 1996 tax rate for
District No. 1.20 is 1.1058x0.
Pumumat to Minrcsota Statutes Section 469.174 Subdivision 4 and Minnesota Statutes, Section 469.177. Subdivision
1. 2, and 4, the estimated Captured Net Tax Capacity (CTC) of District No. 1-20, within the Redevelopment Project upon
compledon of she project, will annually approximate $22.727 or $23.132 in tax inmeme The City and HRA request
100 percent of the available increase in tax capacity for tcpayrtent of its obligations and currem expenditures, beginning
in the tax year payable 1998. The project ax capacity listed is an estimate of vnlues when the project is completed.
Original Tax Capacity 1,673
Examined Project Tu Capacity 24,400
Estimated Captured Tax Capacity 22,777
Subsmion 20.13. Duration of District No. I -20
Pursuant to Minaesota Statutes, Section 479.175. Subdivision 1, and Section 469.176, Subd. 1, the duration of District
No. 1-20 mum be indicated within the Plan. Pursuant to Minnesota Statues, Section 469.176. subdivision t ft due
duration of District No. 1.20 will be 23 years from the date or .eceipt of the firm increment by the NRA. The date of
neeetpt by the HRA of the fou tae imsmem will be approximately July 1998. Thus, it Is estimated do District W. 1-
20. including any modifications of the Plat for subsequent phases or other changes, would terminau after 2022, or Men
the Plan is saddled. Tho City and HRA do reserve the right to decertify District No. 130 prior to the legally required
date.
The cWmated impact on oder taxing jurisdictions assumes construction Mich would have amazed Wwxxn the creation
TO Ftm a. qtr Tu 1—wo eaer4t w Ida XXX
'�- A T
of District No. 1.20. If the construction is a result of tax increment financing, the impact is $0 to other entities.
Notwithstanding. the fact that the fiscal impact on the other taxing jurisdictions is $0 due to the fact that the construction
would not have occurred without the assistance of the City or HRA the following estimated impact of District No. 1-20
would be as follows if the "but for' test was not met:
EWPACP ON TAX RATES
ENTRY
EMPACT ON TAX BASE
PERCENT
CTC
ENTITY'S 1995/96
CAPTURED TAX
PERCENT OF
TAXING
TOTAL NET TAX
CAPACITY
CTC TO ENTITY
JURISDICTION
CAPACITY
(CTC)
TOTAL
Wright Cowry
53.630,869
22,727
0.04%
ISD No. 882
19,237,501
22.727
0.12%
City of Monticello
15.792.922
22,727
0.14%
Hospital District
26.334.087
22.727
0.09%
EWPACP ON TAX RATES
ENTRY
1995/96
PERCENT
CTC
POTENTIAL
TAX RATE
OFTOTAL
TAXES
Wright Cowry
29499
26.68%
22.727
6.704
IISD No. 882
.60110
$4.36%
22.727
13.661
City of Monticello
.18309
16.74%
22.727
411
Hospital District
MAU
2.2282
22.ISZ
HQ
TOTAL
1.10581
100.OD%
25,132
The estimates listed above display the captured tax capacity when all consaurtion is completed. The tax rate used for
calculations is the 19"May 1996 rate. The total on capacity for the entities listed above are based an Pay 1996 figura.
Subsection 20.15. Modificadons to District No. 1-20
In accordance with Minnesota Satires, Section 469.175. Subdivision 4, any teducd= of enlargennent of the geographic
area of the project or Tax Increment Financing District; increase in arnotmt of bonded indebtedness to be incurred,
including o determination to capitalize interest on debt if that determination was not a pan of the original plan. or to
increase or decrease the amount of interest on the debt to be capitalized; increase in the portion of the captured tax
capacity o be retained by the HRA; increase in total estimated tax incrementexpcWiares; or designation of atl doaal
property to be acquired by the HRA shall be approved upon the notice and after the discussion. public hearing and
findings required for approval of the original plan. The geographic area of a tax increment financing district may be
reduced. but shall not be enlarged after Ove years following the date of certi(kmlon of the original tax capacity by the
county audita. Modifications to District No. 1.20 in the form of a budget modification or an expansion of the
boundaries will be recorded in the Plan.
If District No, 1.20 is enlarged, the reasons and supporting facts for the deternination that the addition to the district
meets the criteria of section 469.174, subdivision 12 must be documented. The requirement& of this paragraph do not
rt► run a a. r., tw.-W m.uta N.146 ttx.r
a AT
apply if (t) the only modification is elimination of parcels from the project ordistrict and (2) (A) the current tai capacity
of the parcels eliminated from the district equals or exceeds the tax capacity of those parcels in the d'istrict's original tax
capacity or (B) the authority agrees that, notwithstanding Section 469.177. subdivision 1. the otiginal tax capacity will
be reduced by no snore than the aurum tax capacity of the parols eliminated from the district The authority rust notify
the county auditor of any madifiea6an that reduces or enlarger the geographic asp of a district or a project area.
1n accordance with Minnesota Slow . Section 469.174, Subdivision 14. and Minnesota Statutes. Section 469.176,
Subdivision 3 adminimative expenses awanit all expenditures of an authority other than amounts paid for the purchase
of land or amounts paid to contractors or others providing materials and services, including architectural and engineering
serviom directly connected with the physical development of the nal property in the district, relocation berefiu paid
to or services provided for persons residing or businesses s loated in the district or amamts used to pay interest on, fund
a reserve for, or sell at a discount bonds issued pursuant to Section 469.178. Administrative expenses also include
amounts paid for services Inovided by bond counse4 fiscal consultants, and planning or economic development
consultants. No tax increment shall be used to pay any administrative expenses for the Tax Increment Financing District
which exceed ten per cau of the total tax increment expenditures authorized by the rax Increment Financing Plan or the
total tax increment expendirres for the project. whichever is less
Pursuant to Minnesota Stamen Section 469.176. Subdivision 4h, tax irurtments may be used to pay for the countys
acaml adasinistrffive expenses inured in connection with District No. I-20. The county may require payment of those
expenses by February IS of the year following the year the expenses were incurred.
Pursuant to Minnesota Smtrres Section 469. 177, Subdivision 11. the county treasurer shall deduct an amount equal to
0.1 percent of any increment distributed to an authority or municipality and the county treasurer shall pay the amount
deducted to the state treasuner for deposit in the state general fund.
Pursuant to Section 469.176, Subd. I, of the TIF Act, no tax increment &hall be paid to the HRA for the Tax Itnceeraem
Financing District of three (3) yetin from the dam of erifiation of the Odgtnal Na Tax Capacity value of the taxable
property in the Tax Increment Firiaming District by the Canty Auditor unless within the twee (3) yam period:
(a) bonds have been issued pursuant to Section 469.178, or in aid of a project pursuant to
sty other law, except reveman bonds issued pursuant to Section 469.132 to 469.163, or
(b) the City or HRA has acquired property within the Tax lacremew Financing District, or
(c) the City or HRA has constructed or caused to be constructed public improvements
within the Tax Increment Financing District
The bonds must be issued, or the City or HRA must acquire property or construct or cause public improvements to be
constructed by approximately Sum 1999.
The tax increment pledged to the payrnem of bonds and brewer time oo may be discharged and the Tax Incrrunem
Financing District my be terminated if sufficient funds have been irrevocably deposited in the debt service flmd or Oda
escrow account held in trust for all outstanding bonds to provide for the payment of the bonds at maturity or redemption
date.
Pursuant to Minnesota Statutes, Section 469.176, Subdivlslah 6:
V after jour yeah from the dare of crrn*wlon of ale original to capacity of dm tax
increment financing disnfcr pursuant to M4hnetom Statures, Section 469.177. no
demolition. rehabilitation or renovation of property or other site prrporation,
nrtift. d,r..to."" MOW ft. hs =4
A
including qualified improvement a(a street adjacent to a parcel but not installation
of urilily service including sewer or water systems. has been commenced on a parcel
located within a tat increment financing district by the authority or by the owner of
the parcel in accordance with the tax increment financing plan, no additional at
increment may be taken from that parcel and the original tar capacity of that parcel
shall be excluded from the original tar capacity of the tax increment financing district
If the authority or the owner of the parcel subsequently commences demolition,
rehabilitation or renovation or other site preparation on that parcel including
improvement of a street adjacent to that parcel. in accordance with the tax increment
financing plan, the authority shall certify to the county auditor in the annual
disclosure report that the activity tat commenced The county auditor shall certify the
ar capacity thereof as most rrcently certified by the commissioner of revenue and add
G to the original tax capacity of the tax increment financing district The county
auditor must enforce the provisions of this subdivision. For purposes of this
subdivision, qualified improvements are limited to (1) construction or opening of a
new street, (2) relocation of a street, and (3) substantial reconstruction or rebuilding
of an existing street.
The City or HRA or a property owner must improve parcels within District No. 1.20 by approximately June 2000.
All revenues derived from tax increment shall be used in accordance with the Tax Increment Financing Plan, pursuant
to Minnesota Statutes, Section 469.176, Subdivision 4 and Section 273.1399. Subdivision 1. The revenues shall be used
for the following purposes:
to pay the principal of and interest on bonds used to finance a project:
to finance, or otherwise pay the capital and administration costs of the Redevelopment Project
pursuant to the Redevelopment Project Act;
to pay for project cow as identified in the budget: and
to finance, or otherwise pay for other purposes as provided in Section 469.176, Subd. 4, of the Tax
Increment Act.
These revenues shall not be used to circumvent any levy limits.
Tax increments generated in Tax Increment Financing District No. 1.20 will be paid by Wright County to dm City of
Monticello for the TaA Increment Fund of said Distrim
The City or HRA shall. after due and diligent swarth. accompany its request for certification to the County Auditor or
its notice of Tax Increment Financing District enlargement with a listing of all properties within the Tax Increment
Financing District or area of enlargement for which building permits have been issued during the eighteen (19) months
imrredinmly preceding approval of the Tax Inurement Financing Plan by the municipality pursuant to Section 469.173.
Subd. 3, of the TIF Act. The County Auditor shall increase the original value of the Tax Increment Financing District
by the value of improvements for which a building permit was issued.
pursuant to Minnesaa Staaroea, Section 469.177, Subdivision 4. the City or HRA has reviewed the area to be included
in District No. 1.20 and found an parcels for which building permits have beat isred doing the IS mouths immediately
preceding approval of the Plan by the City or HRA. If the building permit had been issued within the 18 month period
preceding approval of the plan by the City or HRA, the county auditor shall increase the original tax capacity of the
district by the valuation of the improvements for which the building permit was issued
Trp, no a a. Tu I.onrr OWIM ft I -e xx.7
9A L
Subsection 20.20, Excess Tu Increments
Pursuant to Minnesota Statutes, Section 469.176, Subdivision 2, in any year in which the tan increment exceeds the
amount necessary to pay the costs wthoriud by the tax increment plan, including the amount necessary to cancel any
tax levy as provided in Minnesota Stances, Section 475.61, Subdivision 3. the City or HRA shall use the excess amount
to do any of the following:
prepay the outstanding broads:
discharge the pledge of eax increment therefor,
pay into an escrow amount dedicated to the payment of such bond: or
return the excess to the Comity Auditor for redistribution to the respective Luing jurisdictions in
proportion m their tai caQscity rare as provided in Minnesota Statutes, Section 469.176, Subd. 2.
The City or HRA will review any proposal for private development to determine its conformance with the Project Plan
and with applicable municipal ordinances sad codes. To facilitate this effort, the following document; may be r mouested
for review and approval: site plan canstructioa meclunial. and electrical system drawings, landscaping plan. gnsfin8
and storm drainage plan, signage symen plan, and any other drawings or narrative deemed necessary by the City, or HRA
to demonstrate the conformance of rhe development with city Alam and ordinances. The City or HRA may also use the
Agreements to address other issues related to the development.
Pursuant to Section 469.176, Subd. S. of the TIF Act. no more than twenty -rive percent (2555), by acreage. of the
property to be acquired in the Tu Increment tanning District as set forth in the Tax Increment Rnancing Plan shall
at any time be owned by thin City or HRA a a rmdt of acquisition with the proceeds of bonds issued pursuant to Section
469.178, of the TIF Act. without the City w HRA having, prior to acquisition in excess of twenty-five percent (25%)
of the acreage, concluded an agreement for the development or of the property acquired and which provides recourse
for the City or HRA should the development riot be completed.
Pursuant to Minnesota Stanza, Section 469.177, Subdivision 8, the City or HRA may enter into an Agreement in
recordable form with the developer of property within the Tax Increment Financing District which wabtishes a minimum
market value of the land and completed iomprovemenu for the duration of District No. 1.20. The usessrrnea agreement
shill be presented to the insessa On shall review rho plain and spimificadmn fordo Mprovemena constructed, review
the market value previously assigned to the land upon which the improvements are to be constructed and. so Ions as the
mnumLgm minket value coammcd le the uses3mmt ogretaert appew in the judgment of the assaw. to be s reasonable
estimate. the assessor may certify the minims® market value agreement.
SubsecLkM20.23. Adminis of DittriciNo. 1.20
Administration of District No. 1.20 will be handled by the Excan ve Director of rho HRA of the City of Monticello.
Pursuant to Minnesota Statum, Section 469.173. Subdivisions 3, 6, and 6(U; the City or HRA must file an annual
disclosure repon for all tax incrcmem flestmiag districts with the Stara Auditor, the county board, county auditor, and
school board.
Pursuant to Section 469.173. Subd. S. of the W Act. the City or HRA must file on annual discloare rcpon for the Tax
Increment Financing District. The report duall be filed with the county board, county audita, school board, and the State
Auditor on or before July 1 of each year. The report to be filed by the City or HRA shall iacluda the following
information:
TN" -a. u. T. tai - t ormtt N.IdA "-a
a ANS
the amount and source of revenue in the tax increment account;
the amount and purpose of expenditures from the account;
the amount of any pledge of revenues, including principal and interest, on any outstanding bond
indebtedness;
the original net tax capacity of the Tax Increment Financing District;
the captured net tax capacity retained by the City:
the captured act tax capacity shared with other taxing districts;
the tax increment received;
any additional information necessary to demonstrate compliance with the Tax Increment Financing
Plan.
Section 669.175. Subd. S, of the TIF Act also provides that an annual stamment showing the tax increment received and
expended in that year. the original net tax capacity, captured net tax capacity, armount of outstanding bonded
indebtedness, the amount of the district's increments paid to other governmental bodies. the amount paid for
administrative cost the sum of increments paid. directly or indirectly, for activities and improvements located outside
of the distsict, and any additional information the City or HRA deers necessary shall be published in a newspaper of
general ckculadon in the City.
Passmm to Minnesota Sttmun Section 669.175. Subd. 6, of the TIF Act. the City or HRA maw annually submit to the
State Auditor, on or before July I, a financial report which shall:
provide for full disclosure of the sources and uses of the public toads in the district;
permit comparison amd reconciliation with the City's accounts and financial reports;
permit auditing of the funds expended on behalf of the tax increment district, including a single
district that is pan of a multi district project or that is funded in pan or whole through the use of a
development account funded with tax incremenu from other districts or with other public money:
ad
be consistent with generally accepted accounting principles.
The finarscia! report naw also include the following:
the original net tax capacity of the district;
the captured net tax capacity of the district. including the amount of any captured net ax capacity
shared with other taxing districts;
for the reporting period and for the duration of the district, the amount budgeted under the Tax
Increment Financing Plan. and the actual mtount expended for. at kat, the following categorics:
a. acquisition of herd and buildings through condemnation or purchase;
b. site improvemew or preparation cow;
C. installation of public utilities. park mg facilities, streets, roads, sidewalks. or other
similar public Improvetnmu;
d. administrative cost including the allocated cost of the City or HRA;
e. public park facilities, fwdities for social, nxmeatiorud. or conference purposes, or
other similar public improvemew;
for properties sold to developers, the total eta of the property to the authority and the price paid
by devekrpma;
the amount of increments rebated or paid to developers or property owners for privately finanexd
Improvements or other qualifying cow.
Rrwmt to Minresoa Satuna Section 669.175. subdivision 6a the City rtaw also annually report to the State Auditor
before or on July I of each yea the following amounts for the entire City:
the total principal mroum of nondeferred tax increment financing bonds that are outstanding at the
end of the previous calendar year; and
the total actual amount of principal and interest poymew that are due for the current calendar year
nI no Ar ON Tu hn..r Oerulee w I.L X"
o? Ad
on (i) general obligation tax increment fmmaing bonds and (ii) other tax incl,., Isola t°1 bonds.
and for each tax increment financing district within the City:
the type bf tax increment financing district;
the date on which the district is required to be decertified-.
the amount of any payments and the value of in-kind betrcfsu, such as physical improvemaas and
the use of building grace, that are financed with revenues derived from inacmew and are provided
to another govermnental unit (other than the municipality) during the preceding calendar year.
the tax increment revenues for tares payable in the current calendar year.
whether the tan incretsrcnt financing plan or other governing document permits increment revenues
to be expended outside of the tax increment fmancing district;
any additional infcrmation that the State Auditor may require.
Copies of this report must also be provided to the county and school district boards.
The reasons and facts supporting the flads for the adoption of ft Tax Increment Financing Plan for District No. 1-20
as required pursuant to Minnesota Statutes, Senior 469.175, Subdivision 3 are as follows:
Finding that District No. 1.20 is a redevelopment district as defined in Minnesota Stinum Section 169.174,
Subdivision 10.
The property contains pw=li consisting of over 93 percent of the arca in the district are occupied by buildings,
streets, utilities, or other imp ivemems and more than 66 percent of the buildings, nes including ou buildings,
arc structurally substandard to a degree requiring substantial renovation or clearance (See Appe dix E for
detalb).
Finding that the proposed development. in the opinion of the Council. would not occur solely through private
investment within the reasonably foreseeable fume and that the increased marks value of the site that could
reasonobty, be expected to occur without the use of tax increment financing would be ka than the increase in
the market value estimated to result from the proposed development after subtracting the parent value of the
projected tax increments for the maximum dmuion of the District n permitted by the Tan Increment Financing
Plan.
A comparative analysis of estimated market values both with and without establishment of Tax Increment
Financing District No. 1-20 and the use of tax increments has been performed a described above. Such
analysis indicam dant the increase in estimated maria valise of the proposed developrem (leu tM indicated
subtractions) axceeds the estimated market value of the site absent the establishment of Tan Inceemment
Financing District No. l -20 and the use of tax In reinew (See Appendix C).
Finding that the Tax Increment Financing Plan for District No. 1-20 conform to the general pun for the
develrpmem or redevelopment of the municipality a a whole.
The site is appropriately zoned. The Tax Increment Financing Plum has been found by resolution to conform
to the general development pkat of the City by the Planing Commission on June 4.19K
Finding that the Tax Irsciernent Financing Pum for District No. 1-20 will afford maximums opporamity,
consistent with the sound needs of the City u a whole, for the development of Redevelopment project by
privao enterprise.
See Page )(X- I. Section C for r list of Redevek linin Plan Objectives met by this project.
TV no ti at Tu t -i Venn M. 1.3 U -la
aAO
Subsection 20.26. Siete Tax Increment Fnancinst Aid
Pursuant to Minnesota Statutes Section 273.1399. for tax increment financing districts for which certification was
requested after April 30, 1990, a municipality imus a reduction in state tax increment financing aid (RISTIFA) applied
to the municipality's Local Government Aids (LGA) first and, Homestead and Agricultural Aid (HACA) second, in an
amount equal to a formula based upon the equalized qualifying captured tax capacity (QCI'C) of the Tax tnturement
Financing District
Phsusnt to Minnesota Statutes Section 273.1399. Subdivision 6, for tax irtcremrnt financing districts certified after Jame
30, 1994, the City or HRA may choose an option to the LGA-HACA penalty. A tax increment financing district is
exempt if the City or HRA elects at the time of approving the tax increment financing plan to make a qualifying local
contribution To qualify for the exemption in each year, the City or HRA roust make a qualifying local contribution to
the project of a certain paxntage. The local contribution for a redevelopment district is 3 percent The maximtnt local
contribution for all districts in the City is limited to two percent of the City's net tax capacity.
Tle amount of the local contribution must be made out of unrestricted money of the authority or municipality, such as
the general fund, a propesty tax levy. or a federal or a area grand -in -aid which may be spent for general government
purposes. The local cmuribution may not be made. directly or indirectly. with tax increments or developer payments.
The local contribution must be used to pay project costs and cannot be used for general government purposes.
The City or HRA elect to make the annual local contribution to the project to exempt itself from the LGA-HACA penalty.
Pursuant to Minnesota Statutes, Section 469.173, Subdivision 1 a the county board may require the authority to pay for
all or pmt of the cost of county rood improvements if the proposed development to be assisted by tax increment will in
the judgement of de county, subsandally inc. the use of county roads requiring construction of road improvements
or other road costs and if the rad improvements are inner scheduled Within the next five years under a capital improvettent
plan or other county plan.
The improvements outlined in the Plat serve wood to the co to y that the development of the residential facilities will
be assisted with tau increment. In the opinion of the Authority and consultants, the proposed development will have little
or no impact upon county roads. If the county ekcu to use increments to improve county roads. it must notify the
Authority within thirty days of receipt of this plan.
Subsection 20.29. Econorruic Develnnment and Job Creation
TO the extern applicable. the City or HRA agrees to comply with Minnesota Shames Section 1161.991, which stain that
a business receiving state or local government axxis, a for economic development or job growth purposes, including
tax increment financing, must create a net incnme in jobs and sleet wage level goals in Minnewro within two years of
receiving assistance (See Appendix D).
Subsection 20.29. Summary
The City of Monticello is establishing Tax, tt mwwm Financing District No. 1.20 to preserve aha enhance the tax base.
redevelopment substandard areas cad increase employment of the City. The Tax Increment Financing Plan for Tax
Increment Financing District No. 1.20 was prepared by Wers and Associates, Inc., 2930 Norwest Center, 90 South
Seventh Soret. Minneapolis, Minnesota 33402.41OD, telephone (612) 33M29 1.
nr rhe, ti ri to 1 Da rm n. 1.ID xX-1I
a,A�
APPENDLC A
BOUNDARY MAP OF REDEVELOPMENT PROJECT AND
Tau Mnaemem Finawing District No. 1-20
. 'D
• HILLTOP
alvE f I,
COLONY Co 1RWAY
UFrT3
TMII$D. GREENS
SN
�' Em-:.
AD)
, R.
kP
.,CITY OF MONTICELLO
Proposed Tax Increment
Financing District No. 1-20
•1 t \� q�[v `1 i qy
��•, ��`'�'t • l �' ,"t''��f+�' :}i:...�,„•,.t:r.�le.:t'r{..r �r,�l.,,,.�:y�� iik��,.
Zf
AO
♦ t�.\. ;•. :q Ila"�.♦+.` ` ( ..
''".:�•'�. ! � ,•`++• ' l .� +w, '�+ 7�;J�+C,\ ! � i�. CENTRAI.
r'� _.jL,r•�� r: •I —w �bTMe.At a,Mi_- = M?.. :.. MONTICELLO
..4L'.-� :1..«,� ��`'♦.t;�c�r� REDEVELOPMENT
', I: .... t l•+"rfsl)r. r,e.l t ii,�l—�tti-_``_.� PROJECTAREA
• ,1 •,, �� � '' .,tom i�l'-T
Annexation Study Z-j� ' bib. ' A/
Cit`/ 01 M01111CO110 = �i� •� t` � cyy �eriv �:a I ;°+�/
. t1'AV1,1`t:Cun1Y .• . AILlMw11 + ..�,. r^r•a _ � 1 � h , •�-
' S jti � •/ + �'l L'.' Fir . a r /n.F'1��' •1
r r /
filsiinp Ytttflrwp 'f{f{ti -.I,;
�/ c It t, t
U . u .t w. i. f ; .,• 11 '•-i. \
J. ;r u.�KKM1�K�.4\ •�1�M�,UIa «/i`M� ..1L F« M« M�M�1A'+M .f J�,••+•
in
�weistw-
.�. City limits
Redevelopment sorts
r�
V t '
0
.3ivil-
LEGAL DESCRIPTION FOR
Tac Increment Financing District No. 1-20
The Disaict arm all property and adjti m fighes•of-way identi@ed by tie parcel idandfi=ioo mtrnbas listed
below.
P@ Numbea
155-500034305
155-500.033401
155-500-033402
i
r
M1
...51,,. K rel
CASH RI.OW FOR
Tax inu mem Financing District No. 1-20
OSRw Mwftm K%t*10QwWgU0MTa VCW.laFb Ch9 OMMW 140 Ppt
T.IF. CASH FLOW ASSUMMONS
TOW
bl5tllon Rate:
baaran Raa:
0A000%
&WM
Ta EdwWm Rate:
1.105810 Pay 96
Paul Dhpwmn Rob:
0A0%
BASE VALUE INFORMATION
V@LA
V" Prism
1'a79a
Vabr
PM 01555400-03005
106,000
Peal I55400an4m
59300
Pala" -1 An NO 03344
29-0
TOW 0 161 MUMVaba
Man
Cba Rab: Mrnlasear0 s a72A00
2A0o0% Pay 9e
FlOmaalaa0<872.000
IAWM Pay90
M'91 ' Ta CSP@d .
1373 P"96
gROjW VALUE INFORMATION
Araraa 50%bd1 M 1227 ane W%bdt In I9aa
I wo d la bblweoMMum
TvpdDwMft ,
dAV
4110,0,01 0aowaa q 2MIM7Camq �
AM"
TOW
Wd
Two TOW Taal
Ta
-Me"
yr Taw 1M,
ca -aft
V@LA
V" Prism
115.Fm wv (a u" 10,127 2321
13MO
790300
I50AW
2 - Tababaaa (a Wft 11Aa 2A"
10,720
SWAM
170.000
0 0
9
9
0
2910,
24AW
l JWAW
320400 1900 b 2000
Araraa 50%bd1 M 1227 ane W%bdt In I9aa
BUT FOR ANALYSIS
c� I
Cu11wa mb" VOw - EIL
10,7,300
Mar MwbM VOW • EM.
I tWX0
osww=
I.MA00
PMWN VOA d Ta bvwna1a
197855
012awaa
1,162.743
VOA L61M7 b Owur Y7I - TV
0
Owwvba
1.182.745'
dAV
4110,0,01 0aowaa q 2MIM7Camq �
AM"
05Qm 90ra044o HRA 10 D4 t n Tu rema Rmavq O9n No. 130
QMr
R ov9ua
S4m.Mwat
NO Tan
0
0
0
0
0
5.238
5.238
11,309
309
t 1,70➢
11.709
1133
1,309
11�
11.709
72,309
lt]01)
72,309
n.3oe
11 j09
11,309
t+ao9
It 309
11-M
11309
11,300
11,709
11,708
72,309
11,309
11,300
11,301)
1t=
11 309
3w
72 300
11,300
11.709
11,301)
11,300
11,300
72,300
11,301)
1,700
11 301)
11,70e
11,301)
,301)
11,301)
11,301)
11,300
11,309
t t '309
'a1Q,704
172 5r
NW
Tan Irlcr4mml
8 So%
0
0
0
0
0
4.081
7.093
16.102
MATT
31,336
38,491
43.734
51,978
58.233
64,310
70.121
75,694
01.041
86169
01,089
QUM
00.134
104,676
108,841
1,24311
116.668
,20,344
123,1171
27.253
130.498
137,610
136,893
139,430
1422M
144.441
147,3118
,49.793
52,110
134,349
156,480
,58.542
60,511
,62,400
,64711
165.949
107,616
,80316
170.749
172nD
173 am
6
174,91111
176,284
177 370
P494 2
P9ym
0.1.
nen Yr.
02.0 1997
Oe -0, 1997
02-01 1998
08-01 1999
02-0, 1999
oe-01 1999
02-012000
08-01 2000
02-012001
0"12001
02-01 2002
0601 2002
02-01 2003
06012003
02-01 2004
0601 2004
02-01 2005
0601 2003
02-01 2006
0601 2006
02-012007
0601 2007
02-01 2008
060, 2006
02-01 2009
06012009
02-01 2010
0601 2010
02.0 2011
060, 2011
02-01 2012
060, 2012
02-01 2017
06-0, 2013
02.01 2014
084 20,4
02-0,2015
0601 2013
02-01 2016
0601 2016
02-012017
0601 2017
02-01 2018
00-01 2018
02-01 2010
00-01 2010
02-0t 2020
00-01 2020
02-012021
0601 202,
02-01 2022
08-01 2022
02.0 2022
dAW
9",004, P,4p/4a A [1+4reP,441n0 m nhaa94�TIFRUN Y 4
TAX INCRE%WNT CASH FLOW
Ong,
Prg4o1
Camrad
Sm Am1W A6mvmaW6
PER1CO
Tam
Tu
Tam
Groan Tan
Foo
Yn
GoaoM
Cawcft
Caoem
Increment
•10.00%
00
1,877
1.673
0
0
0
0.0
+.873
1,1177
0
0
0
0.0
1,877
1,1173
0
0
0
0.5
1,673
1,1177
0
0
0
1.0
+.873
1.673
0
0
0
t.s
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02-01 2002
0601 2002
02-01 2003
06012003
02-01 2004
0601 2004
02-01 2005
0601 2003
02-01 2006
0601 2006
02-012007
0601 2007
02-01 2008
060, 2006
02-01 2009
06012009
02-01 2010
0601 2010
02.0 2011
060, 2011
02-01 2012
060, 2012
02-01 2017
06-0, 2013
02.01 2014
084 20,4
02-0,2015
0601 2013
02-01 2016
0601 2016
02-012017
0601 2017
02-01 2018
00-01 2018
02-01 2010
00-01 2010
02-0t 2020
00-01 2020
02-012021
0601 202,
02-01 2022
08-01 2022
02.0 2022
dAW
9",004, P,4p/4a A [1+4reP,441n0 m nhaa94�TIFRUN Y 4
REDEVELOPMENP DISTRICT QUALIFICATION FINDINGS FOR
Tax Increment Financing District No. 1-20
MT/00-01 Prepared by EhlerstPubllcap Inc. nAwpdatalmoMlclo\TIFRUN.WK4
05!20/98 Monticello HRA: 10 Dwelling Units in Tax Increment FkwxtM Dlsrict No. 1-20
Page 1
Parcel
Improvements
Percent of
Size of Parcels Number of
Number of
Parcel Name Parcel Number
Sauare Feet
Sauere Feet
Coverage
Ocamied Bulldinas
Bllahted Was.
Hanawatt 155.500.034305
12,000
3,818
31.82%
12,000 1
Banyal 155-50DO33401
44,867
7,028
15.8896
44,887 2
2
State o1 MN 155.500033402
10,890
0
0.0096
0
Total Square Footene
87,757
58.8137 3
2
Parcels Consisting of
83.93%
88.67% of bldgs blighted
Of District are O=Died
MT/00-01 Prepared by EhlerstPubllcap Inc. nAwpdatalmoMlclo\TIFRUN.WK4
MONTICELLO PLANNING CObIMISSION
RESOLUTION NO.
RESOLUTION FINDING THE MODIFIED REDEVELOPMENT
PLAN FOR THE CENTRAL MONTICELLO REDEVELOPMENT
PROJECT NO. 1; THE MODIFIED BUDGETS OF THE TAB
INCREMENT FINANCING PLANS FOR TAB INCREMENT
DISTRICT NOS. 1.1, 1-2,14,14,1-5,14 1-7,144 1.9, 1.10,
1-11,1-18,1.13,1-14, 1-16,1-18. 1.17, AND 1-18; AND THE TAB
INCREMENT FINANCING PLAN FOR TAB INCREMENT
FINANCING DISTRICT NO. 1-20 TO BE CONSISTENT WITH THE
PLANS OF THE CITY
WHEREAS, the City Council for the City of Monticello has proposed to modify the
Central Monticello Redevelopment Plan; modify the budgets of the Tax Increment
Financing Plans for Tax Increment Districts Nos. 1-1, 1-2, 1-3, 1-4, 1.5, 1-6,1-7,
1.8, 1.9, 1-10, 1-11, 1.12, 1-13, 1-14, 1-15, 1-16, 1-17, and 1-18; and establish Tax
Increment Financing District No. 1-20 and the Tax Increment Financing Plan
relating thereto (collectively, the "Plans") and have submitted the Plans to the
Monticello Planning Commission pursuant to Minnesota Statutes, Section 469.175,
Subdivision 3, and
WHEREAS, the Planning Commission has reviewed the Plans to determine Weir
consistency with the plans for the development of the City.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission that the
Plans are consistent with the general plana for the development and redevelopment
of the City of Monticello and the Commission hereby recommends their approval to
the City Council.
Adopted this 24th day of June, 1996.
Chair
ATTEST:
Secretary
a A� Z
Special Planning Commission Agenda - 8124/86
(Please see attached.)
JUN -21-1946 11 18 NRC 612 5% 9837 P.82/05
rNNorthwest Associated Consultants, Inc.
C COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
MEMORANDUM
TO:
Monticello Mayor and City Council
Monticello Planning Commission
FROM:
Stephen Grittman
DATE:
June 19, 1998
RE:
Monticello - Prairie West 2nd Addition
FILE NO:
191.07 -98.07
A REFERENCE AND BACKGROUND
Cedrus Creek Craftsman is regxWJ g approval of a Conditional Use Permit for a Planned
Unit Development in the R-2 District and Preliminary Plat for Prairie West 2nd Addition.
This project is an extension of the PUD twinhome development on Prairie West 1st
Addition to neighboring properties, including the'Hanaiwalt', 'Banyan, and'Katanarek'
parcels. The subject property consists of 4.77 ewes, 4.16 acres of which are being
proposed for development. The remaining .61 acre parcel lies west of Otter Creek A
small portion of the property east of the peek (.36 acres) is subject to the Flood Protection
requirements, leaving a developable area of approximately 3.8 acres, and .97 acres of
property programmed for open space.
The original Prairie West twinhome project consisted of ten units in five twinhome
structures. The proposed 2nd Addition adds (warty units In two quad unit buildings and
sus twtnhomo buildings. The proposal modifies the private cul -de -sae In the 1 at Addition
and extends to a point of intersection with West Broadway approximately 170 feet east of
Offer Creak. The area Is zoned R-2, which permits single family and twinhomos, and
allows townhouses and four -unit buildings by Conditional Use Permit. The Conditional
Use Permit PUD would allow the same uses, but also permit the use of the private street.
This proposal is similar to ft Klein Farms twlnhome project which also utilized a PUD to
permit a private street serving a series of twinhome buildings. In the Klein Fauns project,
5775 Wayzata Egvd • Suite 555 - Sl. Louis Park. MN 55416 • (612) 595.9836 -Fax. 595.9837
02
JLN-21-1996 11: 1e NRC 612 595 9637 P.03i05
the City accepted enhanced landscaping as adequate rationale for the use of PUD design.
There, the developer had platted the project from the beginning, but the landscaping
added to the area was deemed to be adequate to compensate for the lack of the required
street
For Prairie West 2nd, the development property is a combination of several pre-eodsting
parcels, squeezedbehveen the Burlington Not aa- Railroad anda County Highway (West
Broadway). Planned Unit Development is a tool which allows the City to modify its
development standards when strict adherence to the standards would not result in a
project which fuMI16 the intent of the Comprehensive Plan and Zoning Ordinance.
Application of the typical zoning standards to the Prairie West 2nd property would result
In a very difficult development site. The property Is too shallow to allow a full City street
to divide it with adequate settladcs for structures on either side. The only alternatives are
to construct a full street with structures on only one side (typically considered inefficient
and unfeasible) or to dlvlde the property into a series of lots fronting InclMdually on West
Broadway (counter to City and County policy).
-As a result, this property is a good candidate for Planned Unit Development. To ensure
that the PUD process is not being used mercy to crcurmrem Zoning Ordinance
requirements, one common method of enhancing the project is through the use of
intensified landscaping. The developers of Prairie West 2nd have indicated that they
intend to create a prairie theme in their landscape planning. According to Section 20-21K]
of the Planned Unit Development Chapter of the Zoning Ordinance, the developer Is
required to prepare and submit such a plan which is subject to the approval of the City
Council. No landscaping plan has been submitted. A landscape which utilizes the prairie
themes of the site and the architecture would be in line with the intent of the PUD
Ordinance. However, witholt a plan, the City has no way to evaluate this issue.
This issue could be of apeetfic Importance to the City in the tr+eatri nt of the City's pathway
development and the use of the property west of Otter Creek This area could be a very
attractive public space, parUadalry if designed cooperalloy with the site treatment in the
Prairie West 2nd project In addition, there Is a longe area of private open space adjoining
West Broadway which will require some coordinated landscape planning.
With regard to the general design of the project, the site plan appears to adopt the
performance standards of Prairle West t at These induce setbacks to West Broadway
of approximately 35 feet, setbacks to the Railroad right-of-way at 25 feet, and interior
building separation of 20 feet, all acceptable design standards,
The overall lot area per unit d the project Is epproximatoly one unit par 9.060 square foot
Ind, id the flood plain area east of the creek Excluding that undevelopable portion, lot
area exceeds 6,275 square fed par unit Standard R•2 densities would allow one unit on
as tittle as 6,000 square feel of lot area, dopending on lot coMguretion.
JU+F21-19% 11:19 NRC 612 595 9M7 P. 04/05
Grading, Drainage, and UUlity plans have been submitted as a pert of the application.
These plans are subject to the review and approval of the City Engineer and Public Works
staff.
Decision One: Request for a Conditional Use Permit for a Planned Unit Development
a. Approval of the Conditional Use Permit for the Development Stage PUD Plans as
presented.
PotenUal findings supporting this decision would be:
• The proposal is consistent with the land Use Plan.
• The proposal Is consistent with the current land use in tits
area
• The proposal Is eortsistert with the purpose of the Planned
Unit Development section of the Zoning Ordinance.
(�) Approval of the Conditlonal Use Permit for the Development Stage PUD Plans,
subject to tite following conditions:
Submission of a detailed landscape plan for review prior to final stags PUD
Coordination with the City In developing ft public open space to the west
of Otter Creels.
Approval of the City Engineer and Public Waft with regard to Grading,
Drainage, and Utility Issues. (�
. ?1 F/�.d F.ln„i - (c -- /leis., 9,i -s
Potential findings supporting this%ecislon would be:
• The proposal Is consistent with the Land Use Plan.
• The proposal Is oonsistent with ft current lard use In ft
area.
• The proposal would be consistent with ft Citys use of
Planned Unit Development with epproprtate landscaping and
architectural design.
C, Denial of the Conditional Use Permit PUO.
Potential findings supporting this decision would be:
• The proposal Is inconsistent with the Citys roquirement for
public street construction.
JLN-21-1996 1119 WRC 612 595 9957 P-03105
The proposal IS inoon with the predominant mdstinp land
use of single family residential to the noM and west.
Decision Two: Request for a Preliminary Plat for Prairie West 2nd Addition.
a. Approval Otto Preliminary Plat for Prate West 2nd Addition as presented, abject
to approve) of fire PUD, and comments of the City Engineer and Public Wort staff.
b. Deniel of the Preliminary Plat for Prairie West 2nd Addition as presented.
C. STAFF RECOMMENDATION:
The lack of landscape plans submitted as a part of this development proposal pals the
project at odds with both City Ordinance and practice. The project eppearo to meet the
Intent of the City's land use planning efforts, and would make efficient use of land which
is constrained by major devetopmwd barrlers, including the creek the railroad, and the
County Highway. However, as with Main Farms, landscaping of a PUD is an Woortm
element in the CAy's *dng that the projed Is worthy of PUD tneatrnent. In order to assure
consistency with past City practices, and to provide a baseline of precedent for futurs
development requests it is strongly recommended that the landscape plans be submitted
prior to final approval of tits project Thus, staff rocomm ds approvals of bath the PUD
end Preliminary PId wtlh conditions as cited in Decision One, alternative b. and Decision
Two, alternative s.
Eldnlbit A - Zoning Allay and Site Location
Ekiri B - Prellndrlary Plat
E: ftbtt C - Street and Utility Plan
Eldllbit D - Grading and Drainage Plan
Copies of preliminary plat
5
TOT$L P.05
RO
i
Exhibit A • toning 1 Site Loe8ti0s
i
PreliTni! ary Plat r• -
�.. CEDRUS CREEK CRAFTSMAN
0.
3 ' ''' �• �' est B PRAIRIE PEST 2ND ADDITION
.41
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po
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i
PreliTni! ary Plat r• -
�.. CEDRUS CREEK CRAFTSMAN
0.
3 ' ''' �• �' est B PRAIRIE PEST 2ND ADDITION
.41
Z�-__. ~sem
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Special Planning Commission Agenda - 6/24/96
mrr
TT
This item is written jointly to the Planning Commission and City Council
because the Planning Commission will be addressing the item at a special
meeting immediately prior to the City Council meeting.
Planning Commission and City Council are asked to consider an appeal from
Dennis Hook who was denied a building permit based on a staff concern that
the zoning code may not have intended to allow construction of an accessory
structure when an attached garage is present. The applicant believes that
the building permit should be issued because the city, in the recent past, has
allowed detached garages to be built on other lots under similar
circumstances, thus setting a precedent.
Staff recognizes the proedent that has been established; however, we were
informed by the City Attorney that past practices, if done by mistake, do not
dictate that the mistake must be continued. The mission of the Planning
Commission and City Council is to review the code and make an
interpretation. Is it your view that the code intended to allow an accessory
building in addition to a home with an attached (accessory portion) garage?
As you know, the suboct property is in an R•2 district. The accessory
structure is associated with a duple: on a zero lot line. There are very few
instances of detached garages on lots that fit this description. This point is
not relevant to the appeal since the code states that accessory uses allowed in
the R-1 district are automatically allowed in the R-2 district. Therefore
precedent established for R -I areas in this regard apply directly in applcation
to R•2 lots.
R AIT .RNAT ACTIONq;
1. Motion to grant appeal based on the finding that it is the intent of the
ordinance, as currently written, to allow a detached accessory
structure in addition to a home that has an attached garage.
Under this alternative, city staff would issue a building permit.
Future efforts or discussion regarding regulation of accessory
structures on smaller R-2 Iota will occur in the near future. Of course,
any code changes that result will not apply to the Hook situation.
Special Planning Commission Agenda - 6W96
Motion to deny appeal based on the finding that it is the intent of the
code to consider an attached garage as meeting the definition of a
Private acceasory structure. Thus an additional detached accessory
structure is not allowed since only one accessory structure is allowed
per dwelling.
According to the City Planner, a case could be made for this
interpretation under the existing code. This alternative is not
consistent with past practices. However, according to the City
Attorney, from a legal standpoint mistakes of the past do not
necessarily require that the City continue to make the same mistake.
C_ 9r FF [ O NnATION:
It is difficult for me and others on staff to determine precisely what the
intent of the code is; therefore, we do not have a recommendation. As stated
earlier, legal precedent has not been set if the precedent is due to a mistake.
However, from a fairness standpoint, Planning Commission and City Council
may wish to grant the permit to build based on the precedent, Wen act
swiftly to close the door (if so desired) on future requests via the caning
ordinance amendment process. As you know, a moratorium on accessory
building is in place with a public hearing on code changes set for the July
planning cycle.
D_ SUPPORTING DATA:
Copy of letter requesting appeal; Copy of excerpt frrom zoning ordinance;
Copy of site plan.
oZ.
Dennis Hook
220 Marvin Elwood Rd.
Monticello. MN 55362
(612) 295-SS66
City of Monticello
Jeff O'Neil
250 East Broadway
PO Box 1147
Monticello, MN 55362
Re: Lot 13, Block 1, The Meadows Subdivision
Oear Mr. O'Neil:
I am writing in response to your letter I received May 25, 1.1116.
I would like to appeal your decision concerning the denial of u
building permit for an accessory building on Lot 13, Block 1.
I would like this matter to be brought up at the City Council
meeting on June 10, 1996 so please do put this on the agenda.
Thank you for taking the time to review my request.
Sincerely yours %/��
R
Dennis Hook
OH/bh
yrs ,*zb�.
measurements of such area or width are within
seventy-five (75) percent of the requirements of
this ordinance .
Except in the case of planned unit development as
provided for in Chapter 20 of this ordinance, not
more than one (1) principal building shall be
located on a lot. The words *principal building"
shall be given their common, ordinary meaning; in
case of doubt or on any question or interpretation,
the decision of the Building Inspector shall be
final, subject to the right of appeal to the
Planning Ccamission and City Council.
S. On a through lot (a lot fronting on two (2)
parallel streets), both street lines shall be front
lot lines of applying the yard and parking
regulations of this ordinance.
(D] ACCESSORY BUILDINGS, USES, AND EQUIPMENT:
1. An accessory building shall be considered an
f" integral part of the principal building if it is
connected to the principal building either directly
or by an enclosed passageway.
o } a' b►`µS
�s} /t; 2. No accessory building shall be erected or located
within any, required yard other than the rear yard.
3. Accessory buildings and garages shall not exceed
fifteen (3-S) feet in height and shal l be ten (10)
feet or more from all side lot lines of adjoining
lots, fives (5) feet or more from the rear lot line,
shall be ten (10) feet or more from any other
building or structure on the same lot, and shall
not be located within a utility easement.
4. No accessory building or garage shall occupy more
than twenty-five (25) percent of a rear yard, nor
exceed one thousand (1,000) square feet of floor
area.
5. No. oarmit shall Lesuod JQr the CCgptLruStiQft of
morOng Irxvato ac£g r,uc , rP -
M11 llftrlecii 8pplicant or a ouua ng
perm t to construct any dwellings shall be required
to provide off-street parking space for at least
one (1) automobile per family to be housed in
addition to any garage space to be used.
(7/22/91, 1211)
MONTICELLO ZONING ORDINANCE �$ 3/5
(FH] FLOOD PLAIN: The areas adjoining a watercourse which
have been or hereafter may be covered by the regional
flood.
[FI] FLOOD PROFILE: A graph or a longitudinal plot of water
surface elevations of a flood event along a reach of a
stream or river.
(FJ] FLOODwAY: The channel of the watercourse and those
portions of the adjoining flood plains which are
reasonably required to carry and discharge the regional
flood.
[FR] FLOOR AREA: The sum of the gross horizontal areas of
the several floors of the building or portion thereof
devoted to a particular use, including accessory storage
areas located within selling or working space such as
counters, racks, or closets, and any basement floor area
devoted to retailing activities, to the production of
processing goods, or to business or professional
offices. However, the floor area shall not include:
basement floor area other than area devoted to retailing
activities, the production or processing of goods, or to
business or professional offices. The floor area of a
residence shall be allowed to include thirty (30)
percent of the area of attached garages, not to exceed
96 square feet, and fifty (50) percent of enclosed
breezeways or porches, not to exceed 96 square feet (48
sq. ft. credit), but shall not include basement area,
unless the basement shall be determined to be a story as
defined herein.
(FL] FLOOR AREA - LIVABLE: The total of all floor areas of
a building, excluding equipment rooms, interior
vehicular parking or loading, and all floors below the
first or ground floor, except when used or intended to
be used for human habitation or service to the public.
(5/23/94, 1251)
(GA) GARAGE - PRIVATE: An accessory building or a��cc,�eeeeoo��
ppoortion.o the rL�r�tPal ���which is inter
'df�u uvea to a ore i e private passenger vehicles of the
family or families resident upon the premises and in
which no business service or industry is conducted,
provided that not more than one-half (1/2) of the space
may be rented for the private vehicles of persons not
resident on the premises, except that all the space in
a garage of one (1) or two (2) car capacity may be so
rented.
(GB] GARAGE - PUBLIC: A building or portion of a building,
except any herein defined as a private garage or as
repair garage, used for the storage of motor vehicles or
where any such vehicles are kept for remuneration of
MONTICELLO ZONING ORDINANCE & 2/13
v
D
CHAPTER 2
RULES AND DEFINITIONS
SECTION:
2-1: Rules
2-2: Definitions
2-1: RULES: The language set forth in the text of this ordinance
shall be interpreted in accordance with the following rules of
construct ion :
(A] The singular number includes the plural and the plural
the singular.
(B] The present tense includes the past and the future
tenses, and the future the present.
(C) The work "shall" is mndatory while the word "may" is
permissive.
(D] The masculine gender includes the feminine and neuter.
2-2: DEFINITIONS: The following words and terms, wherever they
occur in this ordinance, shall be interpreted as herein
defined:
(AA) ACCESSORY BUILDING OR USE: A subordinate building or
use which is located an the same lot on which the main
building or use is situated and which is reasonably
necessary and incidental to the conduct of the primary
use of such building or main use.
(AB] ADDRESS SIGN: A eigncommunicating street address only,
whether written or in numerical form.
(ACJ ADMINISTRATIVE PERMIT: A temporary permit granted by
the Zoning Administrator, after City staff approval,
without • a public hearing, granted to a specific
individual at a specific location, to address those
requests and proposals for specific uses that are not
allowed under the strict provisions of this ordinance,
but that present no apparent conflict with the intent of
this ordinance. An administrative permit may be renewed
indefinitely but cannot, under any circumstance, be
transferred to another person or location. An
administrative permit may be revoked upon ten (10) days'
written notice when and if the use evolves into a use
determined to be in violation of this ordinance.
MONTICELLO ZONING ORDINANCE q J 2/1
I
640 jW6e�
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SUBJECTTO UMINSPE'MON
E
APP CAVED
Do — Sold
Special Planning Commission Agenda • 6/24/'86
Worhzhoo-.i plcimenffitlnnah=forenmpmobengive osn (J.0.)
(Please see attached.)