City Council Minutes 02-08-1999 Joint PCMINUTES
SPECIAL JOINT MEETING
MONTICELLO CITY COUNCIL
MONTICELLO PLANNING COMMISSION
Monday, February 8, 1999 - 5:30 p.m.
Council Present: Roger Bclsaas, Clint Herbst, Brian Stumpf, Roger Carlson, Bruce Thielen
Council Absent: None
Planning Commission Present: Richard Carlson, Rod Dragsten, Kobbie Srnith, Roy Popilek
Planning Commission Absent: Dick Frie
2. Discussion of propQSed MOAA Land Use Plan.
City Planner Steve Grittman reported that at the joint meeting of the MOAA Board, City
Council, and Township Board, it was determined that each jurisdiction would examine
and discuss the proposed MOAA plan and bring a recommendation back to the MOAA
Board.
Discussion focused on the 220 acres east of Highway 25 and south of K.jellbergs East
Mobile 1-Tome Park, which is currently in the process of being developed by Gold Nugget
Development as a residential PUD. The City's comprehensive plan, along with :previous
land use plans, directed this land for low density residential development; however, the
MOAA Board suggested redesignating this site for industrial development.
The group discussed whether there was an i~x-mediate need for additional industrial
property and the need far buffer requirements between industrial and residential uses. It
was noted that the MOAA Board and IDC felt that the 220 acres east of Highway 25
would be more readily available for development than the property near the golf course.
However, it was also pointed out that the northwest area designated for future industrial
development would not develop as planned if the entire 220 acres along Highway 25 was
zoned industrial. It was suggested that perhaps the property could be divided and
developed as both industrial and residential. City Engineer Bret Weiss noted that it was
not likely that full access would be granted from this site to I [ighway 2S. A right-
in/right-out access may possibly be allowed; however, he explained that the land is flat
and would make storm water management difficult and more expensive. City Planner
Steve Grittman added that he was concerned with the amount of truck traffic that would
be routed through the Klein Farms and Cardinal Hills developments, as well as the school
area if the property is zoned industrial.
Discussion also included inventory of buildable lots for residential development, which
was estimated at a two-year supply. Concerns were raised that residential areas are
developing too fast and the industrial development tax base is not keeping up, which will
ultimately result in an increased tax levy to pay for services.
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Special Joint Council Minutes - 2/$/99
Economic Development Director Ollie Koropchak reported that the cost of the land is the
first item considered by industries when selecting a community in which to build,
followed by location, with easy and quick access to the interstate and preferably away
from residential development. She also noted that available industrial land currently
amounts to approximately 125 acres. The City Planner noted that, based on the current
level of absorption, the City has about a 20-year supply of industrial property.
Mayor Belsaas asked whether the developer of the 220-acre parcel had explored the
possibility of splitting the property and satisfying both needs for industrial and residential
development, and whether there were any other parcels he felt could be designated as
industrial.
Mr. Shawn Weinand, Ocello LLC, responded that the sewer line stubbed in for the
development was sized for residential, which would have to be upgraded for industrial
development. In addition, the flat land would make the installation of loading docks very
difficult. He also noted that a large industry with 200-300 employees is concerned with
the demographics when selecting a community in which to build. It was his view that
industrial development along the freeway corridor usually occurs first, which has been
the experience in cities such as Plymouth and Maple Grove. Ifthe residential proposal
for the 220-acre site moves Forward, the funds from the project would be used to extend
Chelsea Road, giving more access to industrial property. He noted that Ocello has been
working in Monticello for seven years on retail, residential, and roadway development.
He suggested that the City consider designating the City-owned parcel directly across
from the Monticello Comamerce Center as industrial, as well as the 17-acre parcel behind
it owned by Ocello.
Planning Commissioner Richard Carlson stated that from a marketing standpoint, the
freeway has a negative impact on future resale of single family and medium density
residential development. It was his view that areas along the freeway should be
designated as industrial. "fhe possibility of dividing the parcel near the golf course for
industrial development an the freeway side and residential development on the golf
course side was also discussed.
AFTER DISCUSSION, A MOTION WAS MADE BY BRUCE THIELEN AND SECONDED
BY ROGER CARLSON 1'O APPROVE AN AMENDMENT TO TIIE JOINT
CITY/TOWNSHIP RESOLUTION EX'I"ENDING TI-IE DEADLINE FUR LAND USE PLAN
APPROVAL TO JULY 8, 1999, AND TO SCHEDULE A SPECIAL JOINT MEETING WITH
TIIE PLANNING COMMISSION FOR NIARCII 8, 1999, A I' 5:30 Y.M., TO CONTINUE..
DISCUSSION ON THE PROPOSF,D MOAA LAND USE PhAN. Motion carried
unanimously.
- Karen ty
Deputy City Clerk
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