IDC Agenda 11-04-2003•
IMPORTANT IDC MEETING
NOVEMBER 4, 2003 - 7:00 A.M.
REMINDER -THE IDC NEEDS A QUORUM
IN ORDER TO TAKE ACTION
ON AGENDA ITEM NUMBER THREE.
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AGENDA
MONTICELLO INDUSTRIAL DEVELOPMENT COMMITTEE
Tuesday, November 4, 2003 - 7:00 a.m.
Academy Room - 505 Walnut Street
MEMBERS: Chair Mary Barger, Vice Chair Tom Lindquist, Bill Tapper, Dick Van Allen, Tom Ollig,
Don Roberts, Mike Benedetto, Barb Schwientek, Dan Olson, Kelli Huxford, Tom Feaski,
and Lynne Dahl.
COUNCIL LIAISON: Mayor Bruce Thielen.
STAFF: Rick Wolfsteller, Jeff O'Neill, John Simola, Fred Patch, and Ollie Koropchak.
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.)
7:02 2. Vote to approve the October 7, 2003 IDC minutes.
7:05 3. Vote to approve a recommendation for City Council consideration to
authorize preparation of a purchase agreement for acquisition of said
property for industrial development.
A. Initial sites considered.
B. Land cost offers, estimated infrastructure costs, build-out cost analysis
and proposed financing.
C. Recommendation and rational of the Industrial Land Subcommittee.
D. City Council Workshop, Monday, November l0, 2003, 6:00 p.m.
City Council Meeting, Monday, November 10, 2003, 7:00 p.m.
8:00 4. Updates by Mayor Thielen:
A. Progress of annexation agreement and future township/city council
meetings.
B. Meeting of city officials to set 2003 Council's Community Vision &
Governing Policies.
C. Update and progress on the proposed I-94 and County Rd l 8 interchange
and I-94 realignment.
8:10 5. Reports:
A. Economic Development Report -Koropchak.
8:15 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 November 3, 2003 Planning Commission
Agenda for industrial related items. Discuss and vote on an IDC position
or action if necessary.
8:20 7. Other Business.
Chamber Updates -Feaski.
8:30 8. Adjournment.
MINUTES
. MONTICELLO INDUSTRIAL DEVELOPMENT COMMITTEE
Tuesday, October 7, 2003 - 7:00 a.m.
Academy Room - 505 Walnut Street
MEMBERS PRESENT: Chair Mary Barger, Vice Chair Tom Lindquist, Dick Van Allen,
Tom Ollig, Don Roberts, Mike Benedetto, Barb Schwientek, Dan
Olson, Kelli Huxford, Tom Feaski, and Lynne Dahl.
MEMBER ABSENT: Bill Tapper.
COUNCIL LIAISON ABSENT: Mayor Bruce Thielen.
STAFF PRESENT: 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 7:00 a.m.
2. Vote to approve the September 2, 2003 IDC minutes.
TOM LINDQUIST MADE A MOTION TO APPROVE THE SEPTEMBER 2, 2003
IDC MINUTES. DON ROBERTS SECONDED THE MOTION AND WITH NO
CORRECTIONS OR ADDITIONS, THE MINUTES WERE APPROVED AS
WRITTEN.
3. Updates by Mayor Thielen:
A. Progress of annexation agreement and future township/city council meetings.
In the absence of the Mayor and City Administration, Koropchak reported that Council
and Staff are working with Attorney Chris Hood to prepare a strategy for annexation of a
portion of the township.
B. Meeting of city officials to set 2003 Council's Community Vision & Governing
Policies.
No date has been set by Council. At stafflevel, the majority felt the Community Vision
& Governing Policies (the "end") were general in nature and therefore needed no
amendments. However, staff members had a difference of opinions on the "how to" (the
"means") to accomplish the end. Some felt the means meant to look long range for the
future of Monticello anticipating the growth (annexation) and to determine the
organizational structure necessary to accomplish and manage the growth. Perhaps, now,
an opportune time to start this process knowing the anticipated retirement, within the next
five years, of key management personnel. Others felt the means meant to carry out the
list of current projects or operational tasks.
• IDC Minutes - 10/07/03
C. Update and progress on the proposed I-94 and County Rd I8 interchange and I-94
realignment.
Both the Policy and Technical Committees continue to meet.
4. Reports:
A. Economic Development Report -Koropchak noted the invitation to Genereux's
Open House on Thursday, October 23, 3:00 to 7:00 p.m. IDC members invited.
Please RSVP. With no questions, the report accepted as written.
B. Industrial Land Subcommittee -Barger, Van Allen, Frie, Wolfsteller, and
Koropchak are committee members. Barger noted the attached September 26
agenda of the group stating that the meetings have been productive and the
group's appreciation of Wolfsteller's participation. The group reviewed an offer
on the Otter Creek Crossing and determined the site was not acceptable because
the 40 acres had no immediate accessibility. A revised offer for the Otter Creek
Crossing parcel will be reviewed by the committee on October 14. Additionally,
Wolfsteller is working with Shawn Weinard and Koropchak with Horst Graser to
obtain interest and offers. Koropchak stated Chadwick's revised offer is good
through mid November. Bret Weiss, WSB, will be providing estimated costs for
infrastructure development and information how each site would be served. A
build-out and cost analysis will then be prepared by Ehlers & Associates. The
group plans to make a presentation and recommendation to the HRA and IDC at
their respective November meetings. It is hoped that the HRA and IDC will take
action recommending to the City Council a preferred industrial site for
acquisition. This for the November 10 Council meeting.
5. 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 October 7, 2003 Planning Commission Agenda for
industrial related items. Discuss and vote on an IDC position or action if
necessary.
No industrial related items appear on the October 7, 2003 Planning Commission
Agenda.
6. Other Business.
Chamber Updates -Chamber Chair Feaski encouraged individuals to RSVP for the
Chamber/IDC Banquet, Tuesday, October 14, 2003. He noted Chamber membership in
August was 199 and in September increased to 206. First-time over 200 members. The
displays at the 2003 Monticello Showcase were of higher caliber but the numbers were
disappointing. The November Chamber meeting will host past presidents of the
Chamber. The Chamber staff is working with the Minnesota Tourism and tour bus
• operators to promote Monticello and swan viewing.
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IDC Minutes - 10/07/03
7. Adjournment.
BARB SCHWIENTEK MADE A MOTION TO ADJOURN THE IDC MEETING. TOM
LINDQUIST SECONDED THE MOTION AND WITH NO FURTHER BUSINESS,
THE MEETING ADJOURNED AT 7:45 A.M.
IDC members then met at UMC to attend the open house and tour their new facility.
Ollie Koropchak, Recorder
•
INDUSTRIAL LAND GROUP SUBCOMMITTEE PROCESS
2003
GOAL: TO PROVIDE A CONTINUOUS STREAM OF AVAILABLE INDUSTRIAL
LAND WITH INFRASTRUCTURE POTENTIAL.
• City and HRA reserve a combined total of $931,000 for industrial development (as of
Budget Year 2004.) Other potential funding sources: State Infrastructure Grant and TIF.
• Alternative to acquisition: Contract for Marketing.
• Toured five site: Monticello Commerce Center - 42.60 acres
Gold Nugget - 60 acres
Otter Creek Crossing - 141-+ acres
Paumen - 51.1 acres
Osowski - 286.5 Northerly
168.4 Southerly
• WSB, Inc. conducts Wetland Review on northerly Osowski land.
• Studied current industrial land supply.
• Eliminated Osowski and Paumen sites.
• Short-term need greater priority than long-term. Developer's suggested
restrictions on land sales.
• Thirty-one acres of wetland identified in northerly Osowski and need for
additional studies.
• WSB, Inc. estimates street and utility costs and net acreage for Monticello Commerce
Center, Gold Nugget, and Otter Creek Crossing.
• Land Price Offers submitted by Monticello Commerce Center, Gold Nugget, and Otter
Creek Crossing.
• Eliminated Gold Nugget site.
• Net gain of develop able land.
• High infrastructure costs for net gain of develop able land.
• Ehlers & Associates prepares build-out cost analysis for Monticello Commerce Center
and Otter Creek Crossing sites.
• Recommendation Otter Creek Crossing.
• Estimated selling price = $33,000 per acre.
• Infrastructure and trunk fees included in selling price. Not included WAC/SAC
fees.
• Greater supply of industrial land.
Subcommittee: HRA Commissioner Dan Frie, IDC members Mary Barger and Dick Van Allen,
Administrator Rick Wolfsteller, and Economic Development Director Ollie Koropchak.
SUBCOMMITTEE RECOMMENDATION
November 2003
"RECOMMENDATION TO CITY CO UNCIL TO CONSIDER A UTHORIZING THE
PREPARATION OFA PURCHASE AGREEMENT FOR ACQUISITION OF APPROXIMATELY
114-120 ACRES OF OTTER CREEK CROSSING FOR INDUSTRIAL DEVELOPMENT
SUBJECT TO TERMS AND CONDITIONS OF THE CITY COUNCIL. "
Suggested terms and conditions: Counter-offer of 10% discount for cash (.55 cents per square
foot), counter-offer expires November 30, 2003, closing date November 2004, mining terminates
no later than May 1, 2005, subject to soil tests, topographies, define boundaries, and such items
described by City Council and the City Attorney. Counter-offer based on high cost to develop
infrastructure.
SUBCOMMITTEE RATIONAL
Acquisition of said property will control land prices.
2. Acquisition of said property will replace current supply of industrial land proposed for
re-zoning to commercial.
3. Acquisition of said property will control and simplify the development schedules.
4. Acquisition of said property will diversify ownership of industrial lands.
Acquisition of said property will provide a competitive market.
6. Acquisition of said property will allow for flexibility in deal structuring.
7. Acquisition of said property will allow for a greater single-concentration of industrial
land.
8. Acquisition of said property will assure supply of industrial land.
9. Acquisition of said property is consistent with the land use map of the city and township.
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FINANCING COMPARISON
Assumptions: 10.2 acres, 60,000 sq ft building
CURRENT FINANCE METHOD
Actual
Land $663,000 ($65,000 x 10.2)
Trunk fees $ 92,600 ($9,260 x 10)
TOTAL $755,600
Financing
$395,000 TIF pay-as-you-go to
developer.
$ 83,340 City forgave
$277,260 Developer
$755,600
Developer must finance $672,260 ($663,000 plus $9,260). TIF $395,000 reimbursed over 9
years.
City's loss in trunk fees $83,340.
PROPOSED FINANCE METHOD
Land $272,442 ($26,710 x 10.2)
Infrastructure $328,950 ($32,250 x 10.2)
Trunk fees $ 94,452 ($9,260 x 10.2)
TOTAL $695,844
BENEFITS OF CITY OWNED INDUSTRIAL PARK
Developer finances $336,600 instead of $672,260.
City retains full trunk fees instead of loss.
Wiser use of Marketing dollars.
Industrial leads assured to stay within Monticello.
City markets land for $33,000 per acre.
Financing
$395,000 TIF to city
$336,600 Developer ($33,000 x
10.2)
$731,600
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IDC Agenda - 11/04/03
SA. Executive Director's Report.
a) TCDC -TCDC pre-paid their GMEF loan on May 31, 2003; therefore, eliminating the
need to amend the 6.25% interest rate loan. Remaining balance paid - $71,623.47. The
Council approved the amendments (reduction in job and wage goals and one year
extension) to the City/TCDC Loan. Waiting on preparation of second amendment from
Kennedy & Graven as requested by the State. According to September 30, 2003 report
to State, TCDC currently has 35 full-time permanent people employed (42 goal) and 20
(22 goal) LMI. Average hourly wage $21.21.
b) Federal revolving loan fund -Attached is a copy of information Carol Pressley-Olson
at the State mailed to me and encouraged the EDA and City to adopt. The EDA would be
the LDO (Local Development Organization) of the $500,000 Federal TCDC payback.
The LDO would manage the use of the Federal payback and only the first re-use of the
payback has to comply with federal regulations. Please read and give some feedback at
the meeting.
c) IRTI -The lender has notified me that IRTI plans to pre-pay the GMEF Loan on
October 22. Steve Budd bought-out his two partners and with the GMEF loan at 6.5%
interest rate, he is refinancing. Previously, the EDA authorized execution of the
Satisfaction of Mortgage. Pre-paid Oct 22, 2003.
d) Copy of revised EDA 2003 Cash Flow Projection with TCDC pre-payment I did
check with Wolfsteller as a reminder to apply the $70,000 reduction to the tax levy for
payable 2004. Revised cash balance - $748,695. Not included is the EDA commitment
of $145,000 to Block 35. In year 2004, three balloon payments are due. Aroplax and
Mainline Distribution have not made October payment.
e) UMC Open House - I hope you were able to attend the UMC Open House. Another
great asset to the City of Monticello. Thanks to those who attended.
f) Genereux Fine Wood Products hosted an Open House, Thursday, October 23, 3-7 pm,
to showcase their most recently purchased high tech equipment and reformatted
production stations. Some of the new equipment purchased was partly funded by the
EDA. Bill and Barb did an outstanding job organizing the open house. It was one of the
most creative, fun and educational business open house I've attended.
f) Remmele Engineering Building - I'm aware of three companies looking at this facility.
I did make a good EDA loan offer to a manufacturing company with average hourly
wages of $18.50 with 40 employees as an incentive. I visited the company located in
Dayton a couple weeks ago. No sales yet per agent.
g) Received notice from Standard Iron & Wire Works that they consolidated their
Monticello manufacturing facility to Alexandria and Sauk Center. Up for lease is 36,000
sq ft, 24 foot clear ceiling of manufacturing space with a 5-ton crane. Monticello will
remain their headquarters which employs about 50 people.
h) H-Window auction held October 22. One bid received for $500,000. Had minimum
of $2.2 million.
i) High-tech medical company looking at Monticello.
r~
IDC Agenda - 11/04/03
j) 20,000 sq ft -manufacturer of granite counter-tops looking to construct between
Albertville and Clearwater.
k) After initial contact with this high-tech medical company from Canada, I'm still trying
to connect with CEO via e-mail for follow-up meeting. Great article in the latest Twin
Cities Business Monthly about the company.
1) Distribtrtion center for grocer looking at Monticello.
m) Attended the Minnesota Development Conference Oct 8-10. Conference buzz was
"biosciences". Exciting times we live in and nice fit with the Banquet message on
``nano-technology".
n) The Industrial Land Group made up of HRA Commissioner Dan Frie, IDC members
Mary Barger and Dick Van Allen, Wolfsteller and Koropchak are meeting weekly to
compare industrial sites for acquisition. The group has narrowed it to two sites. Bret
Weiss prepared estimated infrastructure costs for each site, received one written purchase
offer so far, and will then have Mark Ruff run cost analysis. The group plans to submit a
recommendation to the HRA and IDC in November for support and submission to the
City Council on November 10. The one offer expires mid November.
o) Received form letter to all applicableagencies from Office of State Auditor
requesting copies of all active TIF Plans. Copies submitted October 24.
p) Wright County Economic Development Board will meet November 21 at UMC.
q) Interviewed candidates last week to fill the position of Community Development
. Assistant.
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AGI?NUA ~ ~ ` ` ~' "'
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
Monday, November 3, 2003
G:00 r.m.
Members: Dick Frio, Richard Carlson, Rod Dragstcn, Lloyd llilgart and David
Rietveld.
Council Liaison: Brian Stumpf
Staff: Jeff O'Neill, Fred Patch and Steve Gritiman
Call to Order.
2. Approval of minutes of the regular Planning Commission meeting held October 7, 2003.
3. Consideration of adding items to the agenda.
4. Citizen comments.
5. Public Hearing -Consideration of a request for a conditional use permit for expansion of
drive through banking facility and other site improvements. Applicant: Wells Fargo Bank
Minnesota, N.A.
6. Public Hearin; -Consideration of a request for a conditional use permit for concept stage
planned unit development and consideration of a request for a conditional use permit and
variance for parking. Applicant: Walnut Plaza Partnership.
7. Public Hearing -Consideration of a request for a variance fi°om the requirements of the
zoning ordinance restricting signs from bei-1g placed in public right of way. Applicant:
Jeff Sell/West Metro Pontiac Buick GMC
~. Pc-blic Hearing -Consideration of an~endme-Zt to zoning ordinance to allow sandwich
board signs in the right of way in the CCD (Central Community District)
9. Discussion of amendment to comprehensive plan for Blocl: 52. Applicant: Steven
Johnson.
I ~. Adjourn
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AGENDA
REGULAR MEETING - MONTICELLO PLANNING CONIiVIISSION
Monday, November 3, 2003
6:00 ~.m.
Members: Dick Frie, Richard Carlson, Rod Dragsten, Lloyd f-Iilbart and David
Rietveld.
Council Liaison: Brian Stumpf
Staff: Jeff O'Neill, Fred Patch and Steve Grittman
Call to Order.
2. Approval of minutes of the regular Planning Commission meeting held October 7, 2003.
3. Consideration of adding items to the agenda.
4. Citizen comments.
5. Public Hearing -Consideration of a request for a conditional use permit for expansion of
drive through banking facility and other site improvements. Applicant: Wells Fargo Bank
Minnesota, N.A.
6. Public Hearing -Consideration of a request for a conditional use permit for concept stage
planned unit development and consideration of a request for a conditional use permit and
variance for parking. Applicant: Walnut Plaza Partnership.
7. Public Hearing -Consideration of a request for a variance from the requirements of the
zoning ordinance restricting signs from being placed in public right of way. Applicant:
Jeff Sell/West Metro Pontiac Buick GMC
8. Public Hearing -Consideration of amendment to zoning ordinance to allow sandwich
board signs in the right of way in the CCD (Central Community District).
9. Consideration of a request for a concept planned unit development approval for
residential and industrial uses. Applicant: Otter Creek LLC
10. Discussion of amendment to comprehensive plan for Block 52. Applicant: Steven
Johnson.
1 1. Review proposed yoga studio and determine if such activity at the level proposed
represents an expansion to the lawful non-conforming use. Location: "I'hielman property
(former Peterson Grimsmo Funeral Chapel)
12. Adjourn
DAWN/WORD/PORNIS/PLANNWCi CONINIfSSION A(il[NDA
Planning Commission Agenda - 11/03/03
9. Consideration of a request for a Concept Planned Unit Development
approval for residential and industrial uses. Applicant: Otter Creek
LLC. (NAC)
A. Reference and Background.
The applicants have received a conditional approval of a Comprehensive Plan
amendment that allowed them to propose a residential development on a portion
of land previously guided for industrial use. The parcel in question is a 19 acre
triangle that lies southwest of a power line corridor, west of 90th Street NW. The
applicants had originally proposed that all 19 acres be guided for residential use,
using the power line corridor as the buffer area.
There were numerous comments related to the need to provide for better
separation of the residential from the power line area, and the applicants were
asked to amend their layout to accommodate this discussion. The amended
concept plan illustrates a looped roadway from southeast corner to northwest
corner that would provide access to rows of residential units. Three industrial
lots are then provided adjacent to the power line corridor, surrounded on the
south and west by the residential project.
One of planning staff's primary concerns with introducing residential onto this site
related to the proximity of that residential to several different conditions that serve
to hold down the value of the residential neighborhood. These included the
proximity to industrial development, adjacency to major power transmission lines
and towers, and exposure to the interstate freeway. While the revised plan
reintroduces industrial uses to buffer the residential from the power line in a
portion of the subject site, it does not accomplish this objective completely,
leaving residential uses at the edges and essentially surrounding the industrial
parcels with higher density housing.
Planning staff does not believe that the proposed solution results in a
neighborhood that would be an attractive place to live. In attempting to find a
compromise position, it was staff's understanding that industrial uses were to
continue to abut the entire power line corridor, leaving the residential area
buffered from the power lines by industrial use, and providing an opportunity to
then buffer the rear yards of the industrial from the residential project. If a
concept plan is to be considered, planning staff would recommend that it be
approved only with the industrial fronting the full length of the power transmission
lines, a depth for industrial lots of no less than 400 feet, and adequate rear yard
areas to satisfy the City's bufferyard requirements.
Without these changes, planning staff believes that the intent of the City's
conditional approval will not have been met, and could not recommend the
concept.
Planning Commission Agenda - 11/03/03
•
B. Alternative Actions.
Decision 1: Concept Planned Unit Development Approval for residential and
industrial lots.
Motion to recommend approval of the concept PUD, based on a finding
that the proposed layout meets the City's expectations and
requirements for land use separation and buffering.
2. Motion to recommend approval of the concept PUD, with the condition that
the concept plan be revised to illustrate industrial uses along the full
length of the power transmission corridor as discussed in this report.
3. Motion to recommend denial of the concept PUD, based on a finding that
parcel is of inadequate size to meet the requirements for land use
transition and buffering the Comprehensive Plan and the Zoning
Ordinance.
C. Staff Recommendation.
Staff believes that the introduction of residential uses onto this parcel is
problematic due to the issues raised in this report, including proximity to industrial
uses and required buffering, proximity to major power transmission facilities, and
exposure to the freeway. However, if residential uses are to be considered,
planning staff can only recommend residential with the condition that industrial
uses front the entire power line corridor, and buffering is provided for between
the industrial and residential areas. Because of the land required to accomplish
these objectives, only a small portion of the site would appear to be usable for
residential. However, it is the opinion of planning staff that without these
changes, the quality of the residential neighborhood will be highly compromised.
D. Supporting Data
Site Plan