IDC Agenda 09-02-2003AGENDA
MONTICELLO INDUSTRIAL DEVELOPMENT COMMITTEE
Tuesday, September 2, 2003 - 7:00 a.m.
Academy Room - 505 Walnut Street
MEMBERS: Chair Maly Barger, Vice Chair m Lindquist, Bill Tapper, Dick ~Lerh'Allen, Tom OJlig, Don
Roberts, Mike Benedetto, Barb Schwientek, Danfd'~son, Kelli Huxford, To~aski, and
Dahl ~~
COUNCIL LIAISON: Mayor Bruce Thielen. ~ ~ ~~~
STAFF: Rick W~steller, Jeff O'Neill, John Simola, Fred Patch, and Ollie~opchak.
GUEST: Bret Weiss, WSB & Associates, City Engineer
IDC MISSION STATEMENT: To maintain and increase the industrial tax base and to create jobs in the
City of Monticello, Minnesota.
7:00 a.m. 1. Call to Order. (Please read the minutes and information prior to the meeting.) ~ ' ~ 5
moo. `pV 'T'.~ • ~ v .
7:02 2. Vote to approve the June 3, 2003 and August 5, 2003 IDC minutes.
7:05 3. Information items by City Engineer Bret Weiss.
A. Results of the water table study for the northerly 285 acres of the Osowski
~c~~ property.
`~iq'Cy- ~ •~ B. Update and progress on the proposed I-94 and County Rd 18 interchange and 1-
• . ~ ~t"~ 94 realignment.
~ • y~ ~ vim,,, q je.~ en
7:2~ ~~ 4. Updates by Mayor Thielen: wal.cy, ~,~, ~,~C ~~.,.~ ~~,,:~ _ e~~ 4...~ C„'t ~~ - ~a~a~i ~,,,,,,:,,
A. Progress of annexation agreement and future township/city council meetings. +-~'~ ~ ~-'~~'
B. Meeting of city officials to set 003 Council's Community Vision & Governing ~~ ~~ ,~.
Policies. Y1~ w~ ~'~. S ~ du~+^^
~,,~~ C. 2004 City Budget. ~a..-..~ ~i~-~'bx~ a ~e Q'~`t' e~ ~~,..ya~ 3~'~_~''a~~
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7:40 5. Reports: e.'1,.~ S (nb.l~~ ~.k..~4.J b,~.*•Q ,
A. Marketing Subcommittee -Lindquist and Dahl
B. Economic Development Report - Koropchak.
7:50
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6. Discussion on and to continue development of a list of potential tasks to accomplish the
goal of the IDC: To provide a continuous stream of available industrial land with
infrastructure potential.
A. Review the draft copy of the September 2, 2003 Planning Commission Agenda
for industrial related items. Discuss and vote on an IDC position or action if
necessary.
CC~yI`. JME -Continued interim use/conditional use permit allowing outside
~.~~ storage. dQ a.w.a-
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~ 2. Otter Creek -Continued an amendment to the comprehensive plan and
~9. ~+•~ consideration of an amendment to a concept stage planned unit
C development for Otter Creek Crossing
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7. Other Business. ~.,.,~,~~,,,y - 5..,.~.~ iQ • Qt.~•.ta•ec~ . ~-•v.eL.S
Chamber Updates - Feasl<i. (Date of Chamber/IDC Banquet -October ?, 2003)
8. Adjournment. „pr~fr~
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MINUTES
• MONTICELLO INDUSTRIAL DEVELOPMENT COMMITTEE
Tuesday, June 3, 2003 - 7:00 a.m.
Academy Room - 505 Walnut Street
MEMBERS PRESENT: Chair Mary Barger, Vice Chair Tom Lindquist, Bill Tapper, Dick
Van Allen, Barb Schwientek, Dan Olson, Tom Feaski, and Lynne
Dahl.
MEMBERS ABSENT: Tom Ollig, Don Roberts, Mike Benedetto, and Kelli Huxford.
COUNCIL LIAISON ABSENT: Mayor Bruce Thielen.
STAFF PRESENT: Jeff O'Neill and Ollie Koropchak.
IDC MISSION STATEMENT: To maintain and increase the industrial tax base and to
create jobs in the City of Monticello, Minnesota.
Call to Order. (Please read the minutes and information prior to the meeting.)
Chair Barger called the IDC meeting to order at 7:0~ a.m.
• 2. Vote to approve the Mav 6 2003 IDC minutes.
Tom Lindquist made a motion to approve the May 6, 2003 IDC minutes. Lynne Dahl
seconded the motion and with no corrections or additions, the minutes were approved as
tivritten.
3. Updates by Mayor Thielen
A. Progress on annexation and development of new agreement.
O'Neill reported a meeting between the township and City Council will be held by the
first Council meeting in July (July 14). Mayor Thielen preparing the agenda.
B. Scheduled date of nett joint meeting of local elected officials and meeting of city
officials to set X003 Council's Community Vision & Governine Policies.
The followup meeting of the local elected officials is scheduled for Wednesday, June 18.
7:00 p.m. in the Mississippi Room. Round table discussions to identify opportunities for
collaboration is the agenda.
The Council will meet on Monday. July 14, x:00 p.m. to review goals submitted by
commissions and set the 2003 Community Vision & Governing Policies.
-1. Reports:
A. Mini task force meeting on Osowski's land -Van Allen/Koropchak.
Van Allen reported that Jeff, HRA Commissioner Dan Frie. Koropchak, and himself met
M May 20. At the Llay meeting, O'Neill summarized work completed by the city engineer
and staff stating the area can be served by extending the sanitary sewer and water trunk
system. Yet to be determined is the cost and timing of the improvements. The proposed
• IDC Minutes - 6/3/03
Orchard Road interchange is identified on IViNDOT's study. Funding the interchange
would be similar to that proposed for I-9~1 and County 18. 90% local. Xcel's concerns
are security and proposed chemical uses by industries. O'Neill sug;ested perhaps an IDC
township resident attend Township planning sessions, now ongoing, to preserve the
Osowski area for industrial. After driving the area, Van Allen noted the Osowski
property has a high water table which is a detriment (adds cost) for industrial
construction/development. Feaski did not agree as industrial buildings are generally on
concrete slabs. Tapper said he would not build in an area with a high water table.
Koropchak added the area north of Aetna Street appeared to have less wetlands than the
area to the south of Aetna. The task force then drove by the Paumen property noting the
contrast in the soils and wetlands. Koropchak has obtained copies of soil and wetland
maps from the Wright County Soils & Conservation Office. After viewing the high water
table on the Osowski property, a meeting with the Osowski was not suggested until more
research and the consideration of other options. O'Neill said the Paumen property was
purchased about four years ago at about $1 x.000 to $20.000 per acre. Construction of the
improvements through the Chadwick property will not be completed for two to four
years. Right now Chadwick is held hostage by Hecker. Hecker purchased Rask property
and Chadwick has no access for continuation of Chelsea Road to the west. Freeway land
along West Chelsea recently sold for $8 per square foot. Feaski noted he's working with
a client who can purchase 1.~ acres of land in Ramsey/Andover for $60.000 with no
• assessment. Only WAC/SAC fees. The IDC needs to consider cost of land/infrastructure
and short and long term needs. Land options: Osowski, Paumen, Chadwick, and Gold
Nu~~aet. Partnerships, land options, perhaps an exchange of trunk fees for industrial land
with Gold Nugget. The mini task force to consider all four land options.
B. Economic Development Report.
Koropchak reiterated the written report adding she had an appointment with Les Wurm at
1:00 p.m. to set a date for the open house and to see his interest to replace the 'TCDC ad
in the Discover Monticello journal. UIvIC have movers scheduled for August 23.
Members discussed the outcome of the non-enacted Special TIF Bill.
~. Discussion on and to continue development of a list of potential tasks to accomplish the
<~oal of the IDC: To provide a continuous stream of available industrial land with
infrastructure potential.
A. Review the draft cow of the June -1.2003 Plannin~~ Commission Agenda for
industrial related items. Discuss and vote on an IDC position or action if
necessary.
1. Continued -preliminary Ip at approval Otter Creek Crossin~~ commercial
subdivision. Vv'ill be tabled as Chadwick does not own or have access to
property.
2. JiVIE -interim us~~conditional use permit allowin~~ outside storaUe. Jay
:Morrell requested this be tabled.
• 3. Gold Nu~~~~et Development -Follow-up on land use. The stay 28 revised
plat/PUD from Gold Nug~~et shows ~ 1.18 acres of industrial, 9.80 acres of
commercial, and 9.02 acres of ri~~ht-a-way.
IDC Minutes - 6/3/03
4. Commercial/industrial park fee -Follow-up -development cost estimates.
Koropchak reviewed the permit and trunk fees for the City of Monticello
as prepared by Building Official Patch. Utilizing the UMC model, permit
fees were $69,81 ~ and trunk fees $92.600. Land cost for the 10 acres was
$60.000. Fees were based on 10 acres and a 6,000 sq ft facility.
Koropchak noted the TIF reimbursement of $36,000 for land write-down
and the City forgave $83,400 in trunk fees. The IDC had requested total
costs to develop for the purpose of remaining competitive. O'Neill said
park fees should be determined by the demand for parks not by
competitiveness. Development drives the demand for parks not
population. Park fees are for purchase of land and development of new
parks. Cost to maintain the parks is from the General Fund. He
continued stating his research to acquire the 26 acres to the south of 8~
Street for ball parks. Asking price $3.000 per acre. The existing
residential park fees are not consist with today's land prices. O'Neill
requested a motion from the IDC in support of park fees for commercial.
Members felt bringing in commercial/industrial development is good for
the community and saw the fee as an opportunity to tax. Koropchak noted
the Council approved increasing the residential park fees from $868 per
unit to $1,200 per unit Jan 2004 and $1,500 per unit Jan 2005 and
thereafter by an inflation factor similar to other fee increases (4%). C/I
fee later after further study.
B. Continued -Review IDC o~ als/proj,ects as prepared by Chair Barer
supporting the City Council's CommunitYVision & Governing Policies.
Vote if applicable.
IDC members made comments to the draft copy of the IDC goals/projects:
Make definite statements as a means of measurement, suggested
establishment of a task force for implementation of the comp plan
consisting of people-at-lame and city staff, and recommends the purchase
and/or desi~~nation of one lame area for industrial development versus
several small areas. The IDC discussed suggesting once a plan is adopted,
stick to the plan. Tapper questioned if implementation of the comp plan is
plan driven or economic driven. Koropchak noted comments at the
Wright Partnership session encouraged cities to update comp
plans/ordinances and to use the adopted plan/ordinances as apro-active
tool rather than re-acting to developers. Conclusion, Barger would make
the appropriate changes and submit to IDC members for comments prior
to the Council session scheduled for July 14.
6. Other Business.
Chamber Updates -Chamber Chair Feaski reported that Susie attended a iv1N
• Tourism Convention in tiloorhead, the Chamber participated in Walk & Roll
which attracted about 2.000 people. are scheduled to give out a $7~0 scholarship
at the high school commencement, will participate in Riverfest, and held a
breakfast on Legislative wrap-up May 29.
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IDC Minutes - 6/3/03
Die-cask Storage Legislation - Huxford absent.
No IDC meeting in July.
7. Adjournment.
Tom Feaski made a motion to adjourn, Olson seconded Motion died for a lack of
grrorrrm. The IDC meeting adjourned at 9:10 a.m.
•
~ Q.~.~-Q- ~, a
Recorder
4
MINUTES
MONTICELLO INllUSTRIAL DEVELOPMENT COMMITTEE
Tuesday, August 5, 2003 - 7:00 a.m.
Academy Room - 505 Walnut Street
MEMBERS PRESENT: Dick Van Allen, Don Roberts, Barb Schwientek, Dan Olson, and
Tom Feaski.
MEMBERS ABSENT: Chair Mary Barger, Vice Chair Tom Lindquist, Bill Tapper, Tom
Ollig, Mike Benedetto, Kelli Huxford, and Lynne Dahl.
COUNCIL LIAISON ABSENT: Mayor Bruce Thielen.
STAFF PRESENT: Rick Wolfsteller and Ollie Koropchak.
IDC MISSION STATEMENT: To maintain and increase the industrial tax base and to
create jobs in the City of Monticello, Minnesota.
Call to Order. (Please read the minutes and information prior to the meeting.)
In the absence of the IDC Chair and Vice Chair, Van Allen called the IDC meeting to
order at 7:10 a.m. and noted a lack of quorum. Those in attendance agreed to proceed
with updates.
I.5 Introduction of Stuart Johnson.
Mr. Johnson cancelled his request to visit the IDC meeting.
2. Vote to approve the June 3, 2003 IDC minutes.
No motion due to a lack of quorum.
3. Updates by Mayor Thielen
A. Progress on annexation and scheduled township/city council meeting.
In the absence of Mayor Thielen, Administrator Wolfsteller reported a meeting between
the Township and City Council is scheduled for Monday, August I 1 at 5:30 p.m. in the
Council Chambers. A generic agenda is planned.
B. Summary of local elected officials meeting of June 18.
Housing, crime, recreation, and communication were among the jurisdiction's highest
ranked discussion items. Housing discussions: the need for move-up housing and number
and square footage of townhouses. It was suggested that elected officials of each
jurisdiction keep in-mind the group discussions when voting on related items. The group
plans to meet again in the fall as a means of networking.
C. Meetin~of city officials to set 2003 Council's Community Vision & Governing
Policies.
The planned July meeting was cancelled and has not been rescheduled.
IDC Minutes - 8/5/03
D. Highway 25 Traffic.
Wolfsteller informed members that prior to the Letter-to-the Editor, the Council had
requested WSB, the city engineers, to check into the traffic congestion along Highway 25
through town. MN DOT has been convinced they are working with outdated traff c data
and promise to have the problem fixed by Labor Day. Asked: Why are all the side-
streets torn-up before pavement replacement begins? And why so deep? Wolfsteller
will check on this.
E. Housin __ D~evelo~ment Status.
The attached housing data was prepared by O'Neill and meant as a means of information.
Asked what R1-A meant? Restrictive covenants such as larger lot size, etc. Trend over
the last few years has been 250 housing permits annually.
4. Reports:
A. Mini task force meeting on Osowski's land. Van Allen reported the mini task
force of Barger and himself, HRA Commissioner Dan Frie, O'Neill, and
Koropchak met on July 10. After reviewing both the existing and future
inventory of industrial land and previously having toured the area, the group
agreed of the need for soil testing on the Osowski's land to determine soils, water
level, and the net amount of land for development. This prior to further
discussion to purchase. O'Neill volunteered to ask the Council at the July 14
meeting for authorization to expend dollars for soils testing on the northerly 286
acres of Osowski property after checking with WSB or NAC for topols. The
group also saw merit in an IDC township resident attending township meetings
for the purpose of a personal vested interest in the township land use planning.
The mini group had reviewed a cost analysis prepared by Koropchak based on the
Paumen parcel using abuild-otirt over 10 years, 12 companies, purchase price of
$20,000 per acre and infrastructure costs of $30,000 per acre including carrying
costs. With the use of TIF, it is estimated the City could market the land for
$20,000 per acre.
Since the request to the Council was not prepared in July, the IDC requested
Koropchak prepare the agenda item. Feaski noted he felt the best option was to
purchase the existing 42 acres to the south of Chelsea Road from Shawn Weinard.
Feaski noted Pfeffer won't pay real estate fees; therefore, the real estate agents
take deals elsewhere. Feaski felt if the 42 acres were owned by the city, some
covenants waived ,selling price of $20,000 per acre; the park would be filled in 2
years. Koropchak agreed real estate agents won't deal with Pfeffer noting the
purpose of the HRA and IDC to acquire industrial land has been to simplify
structuring of deals, provide friendly customer transaction, ability to market land
for $ ,control land prices, diversify land ownership, and provide a
competitive market. Koropchak noted with the proposed I-94/CTY 18
interchange and likelihood to re-zone the Bondhus & Dahllleimer (54 acres),
Pfeffer 27.5 acres, Grie's 13 acres from I1-A to commercial and the already re-
zoned 15 acres of Lundsten property; what is the city's plan to replace this l 1-A
land? The IDC previously agreed the best use of land along the interstate is
commercial. The key to initiate a land purchase is to present a written offer,
IDC Minutes - 8/5/03
something tangible to foster a respond, not meet and talk.
B. Economic Development Report -Koropchak reiterated the written report which
was accepted.
Discussion on and to continue development of a list of potential tasks to accomplish the
goal of the IDC: To provide a continuous stream of available industrial land with
infrastructure potential.
A. Review the draft copy of the August 5, 2003 Planning Commission Agenda for
industrial related items. Discuss and vote on an IDC position or action if
necessary.
1. JME -Continued interim use/conditional use permit allowing outside
storage. No discussion by the IDC.
2. Otter Creek -Consideration of an amendment to the comprehensive p
and consideration of an amendment to a concept stage planned unit
development for Otter Creek Crossing.
Members received a copy of the Planning Commission agenda supplement.
Previously, the IDC supported the Concept Stage PUD land use in Area A of
Otter Creek Crossing. Upon review of the agenda information pertaining to Area
C, the IDC members agreed Alternative No. 2 (to table) was workable. Although
not a quorum of membership, those present recommended and found staff s
recommendation to table the request and direct the developer and planning staff to
prepare concept plan revisions as workable. They concurred with the
recommendation to reduce the residential density in the 19 acres of Area C by
incorporating industrial development along the power lines and enforcing the R-
2A standards. Reason for recommendation: The R-2A land use serves as a
transition between residential and industrial land uses and incorporating industrial
development along the power lines maximizes the I I -A land use within Area C of
the PUD. The Comp Plan identified the entire 180 acres of Otter Creek as
industrial.
B. City Budget 2004 -IDC recommendation to City and HRA to budget matching
dollars for future industrial land. Van Allen recommended the HRA and City
pledge $100,000 each toward the industrial land purchase fund for Budget Year
2004.
Other Business.
Chamber Updates - Feaski. (Date of Chamber/IDC Banquet
No updates given.
7. Adjournment.
The IDC meeting ended at 8:45 a.m.
Ollie Koropchak, Recorder
IDC Agenda - 9/2/03
• SB. Economic Development Report:
a) UMC received its occupancy permit on August 21 and moved in over the weekend.
You will be receiving an Open House Invitation from UMC for the week of October 6.
The last payment request for the $290,000 loan to UMC was made last week. The
general contractor is having a professional photograph taken of the finished product, we
can share for promotional use.
b) TCDC -All modifications to loans and TIF agreements are complete. Job requirement
was reduced from 85 to 42. The annual total wage level is greater due to the required
skills necessary for the robotic machines. Progress report due September 30.
c) Aroplax -Again tried to set up a BRE visit. No luck.
d) Olson General Contractors -Called Ed Sorgatz to encourage a next Monticello/Olson
project. Olson has completed two projects in Monticello: TCDC and UMC.
e) Long shot - I wrote a letter to a company who makes dnig-coated stents. I read in a
Journal, they were looking to build between a 100,000 to 300,000 sq ft manufacturing
facility near their Maple Grove Office. Would be nice mix with UMC.
f) Big Lake -Had lunch with Jim Thares last week. They have three industrial projects to
break ground this fall. Have couple of city lots left. The City does not plan to purchase
addition Iand for industrial development. They plan to enter into a marketing agreement
with the owner for exclusive rights to market 40 acres of the approximate 200 acres.
f) TDS Telecom -Scheduled to tour TDS (their expanded facility) with Noel I,abine,
• Wright County Partnership Director, and Tom Ollig on August 26.
g) Marketing Subcommittee met August 22. The City will participate in the Wright
County Partnership Golf Outing, September 2~. We will be a Gold sponsor for $300
dollars which entitles us to name and logo on programs, honorable mention, hole
presentation, recognition at banquet, and allowed two players. Promotional Items:
BrochL~res, $1,000 reward for successful industrial lead with at least 10 full-time
employees, tees and towels, and chance at $50 cash (bean bag throw). City Economic
Development Web site updated. Development of Site Location Brochure in progress.
The Subcommittee agreed to not participate in the Chamber Showcase this year. Felt the
Showcase attendees were not their market.
h) Production Stamping -Welcome plaque ready in my office. Les Wunn says he'll call
me when they have time. Too busy right now for Open House.
i) Industrial leads:
Large grocer distribution center - 30-100 acres. 25-30 employees. Monticello on list of
final three locations. Visit September 8, lead through MNTED. (Chadwick parcel)
40,000-55,000 sq ft distributer (10,000 sq ft for frozen food). Prefer lease. Need 24 to
clear ceiling. St Cloud company fishing around. Talk with Duane Schulz, he doing bid
on renovation of building in Sauk Rapids. They currently lease in Waite Park from
Miller Construction - have a sweet deal plus expansion options. 35 employees now.
50,000 sq ft (20 ft ceiling height) Building materials marketing company looking to start
a manufacturing facility in the US. Now manufactured in Winnipeg, 75% sales in US.
Looking to lease or purchase existing building.
6,000-10,000 sq ft. Steel fabrication. 7 jobs -average $20.00 per hour. Looking to
IDC Agenda - 9/2/03
purchase.
The H-Window and Remmele buildings have three showings scheduled.
j) Received payment of tax increment deficiency and executed documents from Chuck
Van Heel.
k) Semi-annual Aug 1 tax increment payment to Standard Iron was reduced to account for
deceased market value on property for payable 2002 and 2003.
1) The HRA committed $100,000 toward industrial land purchase for 2004 or equal to the
amount of the City. The request for $100,000 is part of the 2004 City Budget. First
budget meeting August 25.
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DRAFT sa.
AGENDA
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
Tuesday -September 2, 2003
6:00 P.M.
Members: Dick Frie, Richard Carlson, Rod Dragsten, Lloyd Hilgart, and David Rietveld
Council Liaison: Brian Stumpf
Staff: Jeff O'Neill, Fred Patch, and Steve Grittman
Call to order.
Approval of the minutes of the regular Planning Commission meeting held August 5, 2003.
Consideration of adding items to the agenda.
4. Citizens comments.
Continued Public Hearing -Consideration of a request for an Interim Use Permit allowing
outside storage as a principal use in an I-2 zoning district. Applicant: Jay Morrell/JME of
Monticello
6. Continued Public Hearing -Consideration of request for a simple subdivision to create two city
lots and consideration of a variance to the rear yard setback. Applicant: Kathleen Gauthier
7. Continued Public Hearing -Consideration of a request for a variance to the side yard setback
requirements to allow construction of a garage. Applicant: David Kranz
8. Continued Public Hearing -Consideration of an amendment to the comprehensive plan and
consideration of an amendment to a concept stage planned unit development for Otter Creek
Crossing. Applicant: Otter Creek, LLC
9. Public Hearing -Consideration of a Conditional Use Permit allowing a drive through carwash in
the Central Community District and consideration of a variance to the buffyard requirements.
Applicant: Broadway Kwik Stop, LLC
10. Public Hearing -Consideration of a request for a simple subdivision to create two buildable
parcels and consideration of a request for a variance to the lot area in the R-2 District.
Applicant: Mike Cyr
1 1. Public Hearing -Consideration of a request for a special home occupational permit to allow
hiring an employee. Applicant: David & Kelly Gassier, Rejuvenate Salon
•
12. Public Hearing -Consideration of a request fora 14 foot variance to the rear yard setback to
allow addition of a 16' x 16' deck and consideration of a request to amend the zoning
ordinance clarifying definition of decks and/or open porches for purpose of setback
clarification. Applicant Pat & Angie Ronayne
13. Public Hearing -Consideration of a request for development stage planned unit development
and preliminary plat approval of the Emerald Estates townhomes. Applicant: Tom Johnson,
Emerald Estates, LLC
14. Public Hearing -Consideration of a request for a conditional use permit allowing a mired
residential and commercial use in a PZM district. Applicant: Janice Maxson
15. Consideration to call for a public hearing for proposed amendment to the sign ordinance
regarding "sandwich board" signs in the Central Community District.
16. Adjourn
•
•
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IDC RECOMMENDATION
to the
PLANNING COMMISSION
August 5, 2003
Planning Commission Agenda Item No. 9. Consideration of a request to amend the Monticello
Comprehensive Land Use Plan and consideration of an amendment to a planned unit
development.
Recommendation: The IDC recommends and finds the staff recommendation of Alternative
Action No. 2 to table the request and direct the developer and planning staff to prepare concept
plan revisions as workable. The IDC concurs with the recommendation to reduce the residential
density in the 19 acres of Area C by incorporating industrial development along the power lines
and enforcing the R-2A standards.
Reason of recommendation: The R-2A land use serves as a transition between residential and
industrial land uses and incorporating industrial development along the power lines maximizes
the I1-A land use within Area C of the PUD. The Comp Plan identified the entire 180 acres of
Otter Creek as industrial.
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•
H2 Star Tribune
~~~~~~~
FtIR SAt.~ ,_
moo - es~-
Commercial Reai Estate
Real f_state Professionals ...
700
Real Estate Financing .........
Business & Industrial Prop. ..
..707_
..703
Investment Property.......... ..705
FarmsMobby Farms
Farms for Sale, Rent & Wan
ted
Hobby/Small Acreage ........
Minnesota .............. .707
709
All Other Areas ... .
711
Land & lots for Sale
Hunting/Recreational Land ...713
land for Development..........715
Lots for Sale & Wanted ........717
Single & Multi-Unit
Raal Estate
Duplexes, Obl Bungalows,
Triplexes 8, Fourpl(:xes...
Apartments & Lg Multi-Units
Condos & Townhouses ....
COndOS ~ TO VJnflOrltieS
-Information Services.......
7?.U
721
725
72c
F
r
c
Houses for Sale
Minneapolis ..................73'1.744
North & t:ast Suburbs ...746-794
S. of the River Suhurbs....796-824
NW, SW & W Subrrrbs..826-864
St. Paul .........................866-88?_
Greater Minnesota ................883
Wisconsin ............................884
All Other Areas .....................885
Lakeshore & Vacation Property
All Other Areas ...................886
Minnesota ..........................887
Wisconsin ........................888
Mobile Horner tar Sale,
Parks & Sites ......................889
Misc. Real Estate
Buyer Representation...........89p
Custom Home Builders ........891
Ftll DNA ................ ....892
Real estate Auctions .............893
Fieal Estate Exchange .-,,...,.-,ggq
Fieal Estate Loans (see Financial)
Real Estate Wanted ...............89f3
Information Services.....-......897
~~~~`~
I -
[oust eoo:rrro
oroomuMm
I All real e, to advertising in this
newspaper is bjec! fn jhe laws
which make it it al to advertise
'any preference, Lin anon or tlis-
crimmation based on ce, color,
national origin, ancestry, eligion,
creed, sex, marital status, , xrral
orientation, handicap, tlisab ty, r
I familial status or status with f
gard to publicassislanre, or a
intention to make any such prele 1
ence, limitation or discriminatio 1
i The Star lYibune will not know
ingly accept any advertisements
which are in violation o1 the law.
All dwellings advertised in the Star
Tribune publications are available
on an equal opportunity basis. To I
complain al discrimination, call
HUD toll free at 1-B00-Bf9-9777. rl
Real Estate Financing
~rrrr"o!!"'e~rrawr~
~~.
~.. ,
P
r
t
f
8
T
v~
Z a~/u ~
HUD/VA/1ST TIME BUYERS
Many areas & styles avail
t_ow down R 0 Down prn
gram; avarl. Cal! today fo
details! Michelle Lundc;r;n
763-300...?_ 7?.8
THr--: SCOTT GROPE TEAM
-~----
-•
STOP! REFINANCE NOW
Fined rate as low as 4.5%
Arms as low as 2.1%
NO closing costs nut of pocket
NO ongination tee
IVO pyrnnts for thf; 1st rnonlh
** Call 952•-854-3222 **
f
Business & industrial
Property for Sale
BLAINE * NEW BUILDING
For Lease or Sale, great
investment opportunity. 8500
sq fl of new olfice space all on
main levra. F1igh visibility morn
Hwy 6;i, r;asy access. will
°ubdivide into 2, 3 or 4 units.
MLS #?,12£;219 or call Mark
or F3ill a 651.483-F.i500
$1,193,150.
EDINA REALTY
COMMERCIAL LAND
!i.1 AC very near 35W and
new TargeVKohls, Lino Lakes.
Over 2 AC in Centerville. Great
freevv,iY access for both prop.
Judy 651--982-1L66 (%4-13)
ERA Muske Company
EAGAN CHURCH & 3.82 AC
Prime location, 1.4 Hour Info
551-768-.8y11 #101 Rick,
112-296-2222 RE/MAXAdvr
ELK RIVER HWY 10
15,000+SF Indus rntg+2.03 ac
reresa Tschida 763-360-0439
uvww.con'trneraallanc'1c2 I .corn
_ (%-21 Christian Realty
INVER GROVE HEIGHTS
FAMILY RESTAURANT
'rune location with plenty of I
porn for expansion. Dill
~trornyrr>>n 952-250-94?_0.
EDINA REALTY -
71XED USE BLDG 2BR apt,
Mail space, bar & grill, res-
tur
Y~ir er C312-501-3:ifi5.
AONTICELLO I-94/HWY 25
Idg 11,760Sf=+2.:i acs $566K 8
ere:sa Tschida 763-36U-0439 p
'ww.commc'rciallandc2l.corn 7
C-21 Christian Rr:alty
C;las:ac VICtOr'lan F'ton't E. W/
C:orrun'I Zonirty. 2800 SI~ on 3
floors. P;trkiny. $497K.
Agent612-701-4375
MPLS UPTOWN -FOR SALE
Multi-tenant retail bldg. F_.x-
cellent condition, rare on-site
parking. 2 blks from t_ake Cal-
hoi_m. Ideal 1031 exchangf;.
Call Dan 13rastad,
952-897-.7890
urui .... .. .. -. - -
Business & Indust.. ProperTy for Salf
_~ __ ~_ _
^ S-- T' LOUIS PARK '~
Industrial
Warehouse Condominium'
FOR SALE qr F3ENT TU OWN
1000 SF Warehouse Bays
Not for live in use
www.gotstutf.info
^ 952-929-8£3`l_5 w
ST. PAUL/MPLS
Offire buildinys for sale.
10,000 - `LOO,000 ;iF.
Call G51-665-5396
10 BUILDINGS FOR SALE
2,400 S1= to 15.000 SF North
Metro, Ct:rll )S2-f397-7801
COMMERCIAL BLDG
IN VACATIONIAND
F3rick reboot building in Itasca
Co. 7.1,4;16 s.l. wilts library,
Byrn, full service kitchen. Call
Bill Makinen 'l_ 18-245-1'566 or
entail: willirtn'unakirtcn(cr~
yrr;enway.k 12. inn. us
Deadline June: 16, 2003
394lLOUISIANA AVE 15.200
S1=, single Gr rnulti..lenant of-.
fire bldg. Exc 1031 oppty.
$1.3 Million 612-719-168,`1
MPLS FOR SALE 1400' SF
Dtwn ref/officr: space- Great.
tor, in the heart of iastest grow
ing resin atrea of TC. 1 blk off
of River or) turner of S 1st an(a
I-teen Call Eric fi l 2-610--2278
I UB YMULTI-TENANT
Industrial/Commercial proper-
ties. Iwill trade properties. No
rornrnission, 7 cOUnl:y frlBlrO
area. Wade Klick, agent.
763-591-6049
DANIEL M. MAHER
& ASSOCIATI=S, INC.
4t3-1000
~ HAM LAKE ~
urn key offir..e building with
larluny ,~, sign. 1450 sq tf
oaded! 370 It Hwy 65 Iront-
ge. Call for Urochure! $650K.
Nancy F. Pollock
__ 763-413-294;1
Investment Property for Sale
BRO KLYN PAR----K, g0pp st
offiC>,. f.3rooklyn F31vd, off sl
rkc), ~y owner. $31~iK
Ei3-56 -9017
1 _STORS TAKE NOTE!
200 sq ft bl<.1g on 3/4 acre
my 3 blks Irorrr 194. "l unit;;
ave 2 year Ir.~ases, 2 units va-
ant. Loped I -1 Monticello
ndless possibilities $369.900
all Julie Hahn 612-282-GUGO
Coldwell Banker Burnet
PLS CAMDEN 43xx I_yn-
tle N, 3 comrn/retail t.)Idgs, 8
ases. 27,000sf, tars, exten.
Je reniod. owner fin pons/ly
aw.n- .Se;rendipity RF
Investment
~~C~~~-
~f'F`217r~t~71~ (`;Ec~~~~/
ATTN iNVESTORS~
HettGF3in:;i?F% Y269#C ~
$995k
• Sth ietaif/c,vfnn)>f
$3,25Qk
CJVf R :$1511 M3'E LION
IN NA-rtaNAt I-IrtNC,„:
Cet into onliric al'
snrertct~f{~ltyrF~a}(y~,cnm
or call'612-3II'1 ?_224
1Vl;lft tlVard L rsling F,Oerrf
INVESTMENT PROPERTIE
House for sale. I bought
renlel hpcrses n0 InOrtey duv,
aver 2 yrs. Want to le.trn Itov
Call me, Ryan 9'>2_-200-98~
Must have good rredil, r'rs
dential 100'?iu tinanciny only,
Hobby Farms/Small Acreage
-i_~_~~
UNITED COUNTRY
PEACEFUL SE:TTWG Nr;w(
2 BR home on 7 acres ito
Hier; kitchen w!ceramic tit
floors & coupler w/breakta:
bar, raised living room w/fpl
wood roiling. ;"'-c..tr garage
more Ad(1 1 land oval
$132,500.
COUNTRY VIEWS - Spaciou
4 BR, 2 E3A WI I)orne boast
counlrY kitchen, lonnal dinin
raorn. larnily morn witpl, rr..
morn 15 2 finished roams i
lower IeveL Covere(1 purcat. 0
10 acres w!fencf;rf in pa:;
lures for animal ; ArJd'I Ian
avail. $159,000.
For more information on th
above properties call 1--SOG
999-1020. Ext. 425. Ask al:xtr.
our FRFF rr:.gional cal<tlog;
www.unitedcountry.corn
11 ACRE HOBBY FARM
~ AucTioN ~
('aslle Rock Orchids
INSP(_CT TODAY SUN 1-;3
'978 Co Rd 11 Indepertden(;~
Uuainl ilenov. 3 f3R Brick
F-afIYII10Ufie, Pir..luresque Sel-
ling. C]uiea Serenf; Private,
I-Il1GF (20,000 SFj Comrn'I
yreert houses on back of
property. Over $1 million
pent on stair:;-ot-art facilities
yells TI~Il1RSDAY JUNE 1'.) al
7 prn al. Live Public Outcry
Auction F.)i(idiny Opr;ns at
$19:iK.
-amb Con'un'I RE Brkr 92623
QpOFE IpN4
..•- .
~~ma~rEE~
Sorlerhohn Ar.rc.huit Really
)30 HWY 12 Maple Plain MP
'63-479-3000 I_ic: #27-;i7
www yourauctioneer.coni
Buying or Selling
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Otter Creek Crossings Business Park
Description of Approved Concept Stage Planned Unit Development
Development Projects Require Development Stage PUD Approval
Objecti~•es•
The Otter Creek Crossings Business Park is a lar;_e project (13~ acres) and is intended to fulfill
the followin~~ objectives:
^ Create an attractive extension and transition of uses in the hi;; h visibility I-9-} corridor.
^ Provide the Cit_v of Monticello with a development plan that is flexible enough to locate
large industrial uses or smaller ones depending on chan~~es in market demand.
^ Extend the Chelsea Road fronta~`e road concept to improve traffic movement between
I-Ii~~hwav ?~ and CR 39.
^ Buffer existing residential areas (particularly Bondhus Addition).
^ Locate infrastructure that will open up large areas for development beyond this project.
^ Protect and enhance existing wetland areas to serve as an amenity to the business park
and community.
Sub-areas:
There are three areas of the proposed business park that have uniyue characteristics. APlanned
Unit Development approach is being utilized to provide the tlesibilih- to take advanta`e of those
unique characteristics.
area A:
This area has superior visibility from I-9-I and is immediately adjacent to the existine
commercial businesses on Chelsea Road. The `_ `
oal in this area is to provide de~'elopment that
has uses and aesthetic standards that are compatible with the adjacent commercial businesses and
prop ide a good image of the City to travelers on 1-9-1.
:~lthuu~~h the underlyin~~ zonin~~ in this whole project is based un the I-lA standards, the
Cuncupt PL'D calls fur buildin~_ t~~pcs in this area to be held to a nwre string •
Speriticall~•. the PLD eliminates the use of ex osed metal ur tiberg `ttt Jesi`~n standard.
p lass tinishc,s to :1rea .~ rather
than allo~~ its use on up to ~0°'o of the wall surfaces. This ~~ ill make the buildin~~ desi~~n much
nwrc consistent ~~ ith the conun~rcial areas to the east. In addition, the setbacks in this area may
be the same as in the commercial areas to the east so that there is a consistent "feel" and massing
along the fronta`_e road and I-9-t.
~D
Finally, in order to provide a softer transition of uses, provide conveniently located services to
~` future employ ees of the business park and to allow for expansion of the rapidly diminishing,:
undeveloped areas in the city that have hi~hwav visibility, the follo«~in~~ uses to be added to
.-area :~. - -
^ Enclosed boat and marine saps
^ Books. office supplies, stationery stores and copy sen~ices
^ Furniture. carpet. ni`" tile, ~zlass, paint. ~rallpaper. hardware, and electrical appliance
SIUCe5
^ ~tutur Biel station, auto repair, car wash, auto body shop, fire and batter`• stores and
sen•ice .
^ ~[achinery saps
^ ~ie~r and used automubil~'light truck sales and display
^ Day care center
^ ~o outdoor Stura~~c
area B:
This area has limited highway risibility and most of this area is buttered from the developments
to the past by a large ~retland and the existing cemetery ro erty. The ~~
provide a flexible development plan that would enable the ctv to develo a larchts area is to
or smaller users in res unse to chan`~ - P e industrial use
more remote with lowp isibility. it mav~ roa ide an ods. In addition, since much of this area is
--, P pportunity for locating or relocating uses
that the city mi~~ht not wan[ in a high risibility area. One of the ~,
plan that quickly got truck traffic onto Chelsea Road and highways ratherltl anrdi<zrtinaetelop a
towards residential areas. --
Since this area is nut a continuation of existin`_ developed areas, the setbacks remain accordin:t
IU [he 1- I :-~ StandaC(IS. .-
The uses that we ~rould propose in this area in addition to ghat is already provided fur in the
[-1;~ are the follu~rin~_:
^ Trucking and trucking sen~ice
^ concrete. asphalt plant and manufacture of concrete products
^ :~utumuhile asscmhly and ~t~ajor repair
t'ses abur~ must he conducted inside. Outdoor storage br conditional use ponnit only.
.area C:
~fhu dc~clupnnnt in this aria ~~ill n«d to be sensitive to the adjacent r~sidontial uses. Glren that
thu overall Otter Creek Crussin`_s Business Park derelo ment is cite lac`,
many soars to d<v~lup. the 1'~'D allu~rs this area remain an areagtor tiuure Ludy tolelnsure that
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Planning Commission Agenda - 09/02/03
• 8. Public Hearing• Consideration of an amendment to the Comprehensive Plan
and an amendment to a Concept Stage PUD. Applicant: Otter Creek LLC.
(NAC)
REFERENCE AND BACKGROUND
City staff and the applicants have discussed the proposal to designate
approximately 19 acres of property for Residential land uses, first considered by
the Planning Commission at its August 5 meeting. Planning staff continues to
believe that the City's land use policy has been to maximize industrial
development opportunities, and that proposed land use plan changes that run
counter to that policy should be closely scrutinized.
While there maybe occasions where residential uses are more appropriate than
some of the designated industrial areas, staff believes that the proposed site is not
one of them. Examples of land that would be better used for residential would
include sites that have high residential amenities (tree cover, significant water
features and/or hillside views), and avoidance of characteristics that tend to hold
down residential development quality and value, such as high volume roadways
and power transmission line corridors.
As such, planning staff maintains its position stated in the August 5, 2003
• planning report. If the Planning Commission and City Council believe that a
change to the land use policy of preserving industrial land is appropriate, that
change should be included as a finding in any approval resolution.
Detailed review of a residential development would be withheld until after a
decision is made on the Land Use Plan request.
ALTERNATIVE ACTIONS
Decision 1: Amendment to the Comprehensive Plan designating 19 acres for
Residential land uses.
1. Motion to recommend approval of the amendment, subject to density and
concept development review of more detailed plans, based on a finding
that the land use pattern in this particular area is better suited to residential
uses than industrial uses.
2. Motion to recommend denial of the amendment, based on a finding that
.the current land use plan is supported by the City's land use policy of
protection of industrial land.
•
Planning Commission Agenda - 09/02/03
. Decision 2: Concept Stage Planned Unit Development for a detached
townhome development.
1. Motion to recommend approval of the concept plan.
2. Motion to recommend denial of the concept plan.
STAFF RECOMMENDATION
Staff continues to recommend denial of the amendment and the concept plan,
based on the findings related to the City's policy for protection of future industrial
development opportunities. If the Planning Commission believes that residential
land use in the subject area is appropriate, we would recommend that the Concept
Stage PUD is tabled, subject to more detailed plans and additional City review.
SUPPORTING DATA
Exhibit A -Aerial photo
Exhibit B -Narrative description from Developer
Exhibit C -Concept site plan
Exhibit D - Copy of Otter Creek Concept PUD
•
MONTICELLO INDUSTRIAL PARK ~
POTENTIAL WETLAND LOCATIONS WSB
0 400 800 ~ as~ociores. /~c.
MONTICELLO MONTICELLO, MN _ Feet -
~.
~~~
octates, Inc.
To: Ollie Koropchak, City of Monticello
From: Andi Moffatt, WSB & Associates, Inc.
Date: August 26, 2003
Re: Industrial Park Wetland Review
WSB Project No.1488-12
Memorandum
As requested, we have reviewed the future Industrial Park site located in the northwest
corner of the City for the presence of wetlands. Wetlands are protected under State and
Federal law and therefore impacts to wetlands should.generally be avoided. Based on our
review, the 286-acre site could contain approximately 31-acres of wetland. The wetland
areas are shown on the attached figure.
•
4150 Olson
Memorial Highway
Suite 300
~polis
Minnesota
55422
763 541 4800
763 541 1700 FAX
Site Review Method
The available resources listed below were used to determine areas that were anticipated to
contain wetlands. It is important to note that no site visit or field wetland delineation was
completed to identify the location of wetlands. Therefore, the wetland locations shown on
the attached figure are to be used for planning purposes only. If the site develops or a site
appraisal is needed, the wetlands should be delineated in conformation with State and
Federal standards.
The following information was used to identify the approximate locations of wetlands on the
site:
• Wright County Soil Survey
• United States Geological Survey (USGS) map
• National Wetland Inventory (NWI) map
• MnDNR Public Waters and Wetlands Inventory (PWI) map
• Historical aerial photos for years 1937, 1940, 1953, 1958, 1963, 1970, 1975, and
1991
Using the Wright County Soil Survey, areas that contained hydric soils were identified.
Hydric soils are generally those that can support wetlands and/or have high water tables.
The site was then reviewed using the USGS maps, PWI maps, and NWI maps to determine
if there was a known occurrence of wetlands within the area. The final evaluation of the
area used available historical photos of the 286-acres. Based on this analysis, it was
determined that up to twelve potential wetland areas exist within the 286-acre site. The
following table summarizes the results of the aerial photo interpretation.
Minneapolis ~ St. Cloud Equal Opportunity Employer
August 26, 2003
Page 2 of 2
Table 1. Presence of wetlands using aerial photo interpretation for the given year.a
Site ID 1937 1940 1953 1958 1963 1970 1975 1991 Jurisdictional
Wetland Approximate
Area acres
A X X X X X X X X Y 3.4
B X X X X X X X X Y 3.4
C X X X X X X X Y 0.3
D X X X X X X X X Y 20.5
E X X X X X X X X Y 0.7
F X X Questionable 0.1
G X X Questionable 1.0
H X X X X X uestionable 0.5
I X X X X X X N 0.1
J X X X N 0.2
K X X X X Y 0.4
L Site difficult to assess due to trees. uestionable 0.5
Drain
Tile Area Undetermined Unknown
TOTAL WE TLAND AREA: 28.7
TOTAL QUESTIONABLE AREA: 2.1
TOTAL POSSIBLE WETLAND AREAb: 30.8
a) The presence of wetland for each year is denoted with an X in the column.
b) Total possible wetland area does not take into account the potential drain the area. The drain
the area will require a site visit to determine if wetlands are present.
Results
It is estimated that the site contains approximately 31 acres of wetland. This amount is based solely
and map and photo review since no site investigation was completed as part of this analysis. A
wetland delineation is needed to determine the exact amount of wetlands on the site. Additionally,
some areas appear to have been disturbed by drain the and other activities. These areas require a field
investigation to determine if wetlands still exist. A description of these questionable areas is
provided below:
^ Based on the historical photo review, the area between Sites F, E, and K appear to have been
drained with the use of tiles sometime between 1937 and 1940. The use of drain tiles in the
area also may have led to the disturbance of Sites F and G. More wetland in this area could
exist and a field wetland delineation is required to determine an exact amount.
r~
^ Site H has been disturbed due to agricultural activities and may no longer exist. A wetland
delineation is needed to determine if this area is still wetland.
^ Site I was impacted by the construction of I-94 and appears to be gone.
^ Site J was disturbed during development at the road intersection and appears to be gone.
If you have any questions, please feel free to contact me at (763)287-7196.
c. Bret Weiss, P.E., City of Monticello
F.• I WPWIM1488-121081903wetinv.doc