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IDC Agenda 08-15-2002AGENDA • MONTICELLO INDUSTRIAL DEVELOPMENT COMMITTEE Thursday, August 15, 2002 - 7:00 a.m. Academy Room -City Hall - 505 Walnut Street MEMBERS: Chair Dick Van Allen, Vice Chair Mary Barger, Kevin Doty, Tom Lindquist, Bill Tapper, Tom Ollig, Don Roberts, Mike Benedetto, Susie Wojchouski, Barb Schwientek, and Dan Olson. COUNCIL: Mayor Roger Belsaas. 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 June 20, 2002 IDC minutes. 7:04 3. Updates by O'Neill and Mayor Belsaas. a) Annexation issue. b) Feedback from the Planning Commission meeting of August 6. c) Review of adopted amendments to the Comp Plan for Council review and approval on August 26. 7:30 4. 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. 8:00 5. Reports: BRE Visits Economic Development Report -Koropchak. a) Groundbreaking for UMC. b) HRA request for matching industrial development dollars (2003 City Budget) c) Community Guide Advertisement. 8:25 7. Other Business. 8:30 8. Adjournment. LJ MINUTES • MONTICELLO INDUSTRIAL DEVELOPMENT COMMITTEE Thursday, June 20, 2002 - 7:00 a.m. Academy Room -City Hall - 505 Walnut Street MEMBERS PRESENT: Chair Dick Van Allen, Kevin Doty, Don Roberts, Susie Wojchouski, Barb Schwientek, and Dan Olson. MEMBERS ABSENT: Vice Chair Mary Barger, Tom Lindquist, Bill Tapper, Tom Ollig, and Mike Benedetto. COUNCIL LIAISON ABSENT: Mayor Roger Belsaas. 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 Van Allen called the IDC meeting to order at 7:OSa.m. 2. Vote to approve the May 16, 2002 IDC minutes. Don Roberts made a motion to approve the Mcry 16, 2002 IDC minutes. Kevin Dory seconded the motion and with no corrections or additions, the minutes were approved as written. Add on item: Chair Van Allen read a letter from Tom Ollig relative to his lack of attendance at the IDC meeting. Due to the illness of his daughter, a top priority, Tom has focused on his family. Understanding the role of an IDC member, should the IDC feel that it would be better to replace him, he understood. 3. Updates by O'Neill. a) Annexation issues. No report. b) Next step by Planning Commission for amending the Comprehensive Plan Land Use Guide. Next Planning Commission meeting, July 2, 2002, 7:00 p.m. 4. Summary of Planning Commission Workshop amending the Comprehensive Plan Land Use Guide by Van Allen. b Results. Chair Van Allen stated about 30-32 people attended the workshop held on June 12, 2002. Good support and representation from the HRA, EDA, Chamber, and the IDC -about 24 total. Within Van Allen's presentation he suggested the land use map include 200 acres of industrial (blue) to the south of the existing City Limits. He said he had a good feeling from the Planning Commissioners. With the Council not being invited, the message needs to be passed to the elected officials. The IDC Chair suggested IDC Minutes - 6/20/02 h IDC d di ili il l i l i d BRE i i t e o rect ma ngs to Counc members re and use ssues an v s t at ve reports. Wojchouski informed members she talked with Judy Osowski relative to acreage and future intent. Osowski has about 900 acres and was unfamiliar with the Comp Plan. Van Allen said he repeatedly has requested data from the city planner consultant which supports the Comp Plan. The IDC can support the land use map and/or the purchase of land or funding an interchange. Perhaps, a better use of HRA/City funds is not for acquisition of land but to fund the westerly interchange. c) Next step -IDC members agreed the acquisition of industrial land has been on their agenda for 15 years and decided to begin to develop a list of tasks to achieve their goal. The IDC suggested the following as potential tasks: A. Ollie be the appoint person for staff site review of industrial PUD requests. B. Chamber to purchase demographic information. C. Develop Interchange Board for follow-up or to drive development of westerly interchange. D. Write letters to the editor. E. Promote housing needs for professionals -hospital and business owners. F. Promote the acquisition of land for industrial development. G. Draft letter to John Simola and Roger Maack relative to comments about Dundas Road by Demeules during BRE visit. H. Promote pro-business approach to business (partner not obstacle). I. Encourage active participation by Mayor and Council on industrial tours. J. Encourage pro-development attitude. K. Investigate or research whether HRA or EDA can purchase 200 acres. L. Input into questions drafted and asked at Chamber Candidates Forum (local officials). The IDC members asked what is the next step for the Planning Commission? What is an acceptable timing f or purchase of land and/or interchange development? 5. Continued discussion to change the IDC focus to economic development (,both industrial and commercial). Doty stated he did not favor the focus of the IDC to include commercial. Roberts agreed, to keep the one focus as industrial which is done well. Schwientek and Olson agreed to keep the focus of the IDC as industrial. Wojchouski said the Chamber has shown some commercial/retailers around and provides them information. Don Roberts made a motion that the IDC focus remain industf°ial rather than commercial/industrial. Kevin Doty seconded the motion and with no further discussion, the motion passed z~nanin~ously. 6. Reports: Ran out of time, no reports given. BRE Visit Report and Follow-up - Electro Industries and Standard Iron Economic Development Report - Koropchak. Mayor - Belsaas. 7. Other Business. a) Feedback on Industrial Banquet. Chair Van Allen reported that there was a good attendance and everyone seem to have a good time. b) Reminder: No July meeting c) Request for Chamber to purchase PC Pro~r~ -Chair Van Allen reported that the Chamber was moving forward with the purchase of business data for a cost of $1,000. 2 • • Adjournment. The IDC meeting adjourned at 8:45 a.m. Ollie Koropchak, Recorder -, IDC Minutes - 6/20/02 MONTICELLO c: Low Density Residential Expansion Area Low Density Residential (R-1) Low Density Residential (R-1 A) Medium Density (attached hsg.) Urban Mixed-Use - Commercial - Industrial ~~ Open Space Mobile Home Park LONG RA1V"GE LAND USE Future Land Use Objectives: * Allow for a mix of land uses * Preserve and protect natural resourlces * Provide road system to support growth * Retain rural characterand a small town feel * Use existing amenities (i.e. views, lakes, trees) to enhance development * Prevent sprawl by encouraging compact development pattern • Monticello Extraterritorial Growth Plan - 8/06/-02 Draft Background and Purpose This document serves as narrative support for the land use mapping being considered as a part of the Comprehensive Plan update. The City of Monticello has developed a proposed land use plan for an extraterritorial area that includes land far beyond the foreseeable period. The purpose of this exercise is to develop a basis for projecting roadway and other infrastructure needs, and to protect corridors for those needs to accommodate the future City boundary. This update is developed as an addendum to the previous 1995 Plan, adding or adjusting in the extraterritorial areas, but leaving the bulk of the current Plan in place. Often, a land use plan uses a 20 year time horizon as its planning framework. However, the limitations of this period can be seen in the conflicts created when the interest in annexation and extension of utility services does not exactly match the demands for growth in either pace or location. A longer planning period is also suggested by the expected lifespan of infrastructure development -usually forty years and often much longer. This longer time frame also reflects the previous Orderly Annexation Area that was • established about thirty years ago. At that time, the OAA boundary line was placed well out from the foreseeable growth boundary. The advantage of this strategy allowed the City and Township to work together on growth issues without an immediately pressing deadline on saturation of the available development land. This plan follows the same strategy. It should be noted that this update is not seen as promoting any particular annexation strategy. Regardless of the annexation path followed by the City and Township, this Plan is intended to establish the land use pattern for development once annexation occurs. Goals of the Plan Update To address these growth issues, the City intends, through this document, to establish an extraterritorial growth line that incorporates planning and land use objectives of the City far out into the future. The graphic plans that this document supports are developed around the following goals: 1. Allocate land uses in a way that supports all types of growth, with the opportunities for the City to maintain along-term balance of land use demand, land supply, and housing choice. This goal is intended to ensure that the City has provided • adequate land and growth area, in locations that are appropriate for each particular land use, for a full range of commercial, industrial, public, and residential development. Page 1 An undersupply of any category can have impacts on the • market, and on the long term growth of the community. Because all land uses are interrelated, it is not possible to grow in one category, but ignore another. Moreover, each type of land use requires certain physical landscape and locational factors that help to create successful, sustainable development. The City needs to plan for adequate land area, infrastructure that can efficiently meet capacity needs, and locations that are compatible with the requirements of the development in each land use category. 2. Develop a transportation system that supports the growth of the City, and protects transportation corridors in areas now to avoid later conflict over corridor expansion. Critical to any growth plan, more than any other factor, is convenient, accessible transportation opportunity. In Monticello's Comprehensive Plan Update, this goal will primarily refer to roadway planning, although transit is not to ignored as time and market justify. Central to the strategy behind this plan is the ability to define its primary transportation corridors at an early stage in the City's • growth. This identification will help the City plan for both the location and physical layout of all types of development without later compromising the quality or quantity of development as the community, and the traffic levels, grow. 3. Preserve, to the extent possible, a visual connection to the rural areas of the surrounding township land, and maintain the small-town physical environment, even as the community grows into a regional center. One of the most common concerns heard from members of the community when discussing future growth plans is the fear that the growth will result in a loss of the small-town environment. It is also recognized that this environment is one of the very factors that fuels residential growth in the area. To combat this problem, the City plans to limit growth adjacent to the major road corridors, preserving views of the countryside even while more remote areas maybe absorbing significant urban growth. 4. Provide for an opportunity to protect future urban areas from interim encroachment by non-urban uses. Inherent in planning for long-range land use is the need to • Page 2 • create a system that effectively avoids development of the area prior to the availability of urban services, including roadways, sewer treatment, and water supply. The City and Township have historically accomplished this through the use of an Orderly Annexation Area, and the operation of a joint planning board that regulated land use and development in the OAA. Regardless of the form of regulatory oversight for future land use, the City and Township will need to work together to avoid short-term conflicts with the Plan. Such a cooperative effort is beyond the scope of this Update, although it is anticipated that this Plan will establish the groundwork for any agreement into which the two governmental bodies enter. 5. Facilitate opportunity for land owners to recoup increasing land values in ways that complement the City's growth boundaries. This goal statement acknowledges that land use planning can have differential impacts on prospective property values, particularly where the City seeks to permit development in some areas, and preserve open space views in others. One • of the objectives of the City's planning efforts is to seek ways in which owners of land that are preserved for open space can realize some of the anticipated value increases that accompany urbanization. 6. Provide a framework to identify major infrastructure needs early to support the City's land use planning and growth demands. This goal may state the central purpose in development of the plan at this time. Because the City has seen significant growth in the past ten years, planning for current development is including consideration of the needs for infrastructure (including streets] in areas that are outside the boundaries of the previous planning area. Delaying decisions relating to future growth and land use patterns will have detrimental effects on the costs of providing services to the community in the future. 7. Communicate the desire to grow in an orderly, contiguous fashion, and set a foundation on which a renewed relationship with the township can be based. • As noted in previous statements, this Plan is not an annexation plan or implementation strategy, it is a land use Page 3 plan. This plan can form the foundation for other efforts, • however, including planning for infrastructure, and cooperative efforts between the City and Township. At the heart of this plan is the objective of providing an orderly growth plan for the City of Monticello that provides adequate area for long-term City development, and also provides assurance to the Township that the City seeks orderly growth and not undisciplined territorial expansion. The terms of the City's previous Orderly Annexation Agreement with the Township provided for annexation as the City needed to accommodate land, contiguous to the City boundaries, and that was likely to be served and developed in the near term. This plan extends the endorsement of those themes because of the efficiency they lead to in the provision of services requested by private landowners. Land Use Patterns The land use plan focuses on extraterritorial areas, generally. However, there are certain locations within the current City boundaries that merit some attention. As a rule, areas within the City are expected to continue their historical land use pattern. The • most notable exception would be the County Highway 18/Interstate 94 area. This area has been planned primarily for industrial land uses on both sides of I-94, with limited areas of commercial land use. With an expectation that a full interchange will soon be constructed at this location, however, commercial uses are now more viable. There will be only limited impact on the south side of the freeway, but the north side should support the opportunity for larger-scale commercial land uses. In discussing this issue with affected landowners and developers, the interchange design has been developed to reflect the most intense commercial development in the northwest quadrant of the interchange. Ramps would occupy the northeast and southeast quadrants. The southwest quadrant is already zoned for commercial uses. Land use planning in the extraterritorial areas include the following: a. Northeast Area. This area includes land that is adjacent to both City and Township residential areas, and in some places borders the freeway. This area is guided in the plan for low density residential land uses, although there is an expectation that in larger areas, some examples of medium density housing styles will be considered when the overall density in no greater than three units per gross acre. The City will apply atwo-pronged density standard when considering attached housing styles. As noted, no more than three units per • gross residential acre will be considered. In addition, a standard of no more than four units per net developable residential acre will also apply. Finally, the City Page 4 • will consider attached housing in low density areas at its discretion -the predominant (and sometimes sole) land use pattern is expected to be single family homes. The northeast area is able to be served by City utility services, but the plan intends to limit growth in this direction to preserve utility capacity for downstream relief, and to encourage a growth pattern that is more westerly in direction. Some utility improvements being planned, and while arguably increasing capacity to this area, they are primarily intended to add reserve capacity in areas where bottlenecks already exist in the system. It is anticipated that rural residential uses would be reasonable beyond the boundaries of this planning district. Expected zoning districts to be incorporated into the development of this area include R-1, R-2, and R-2A districts. R-1A has not been programmed here at this time due to proximity and exposure to the freeway of most of the developable land. A final issue in this area is the anticipated expansion of the Interstate 94 corridor, and MnDOT's realignment of the curved overpass over the Burlington Northern Railroad line. These projects will affect a portion of the lands north of the freeway, and the City expects to work with the developers and MnDOT toward a reasonable plan that accommodates the needs of the highway system. • b. East Area. South of the freeway, the limitations of sewer service, existing development and other factors create another natural edge for urban expansion. Some areas include well-wooded land and hillside areas that lend themselves to higher-end housing opportunities. Other areas would be expected to be entry- level to mid-range in housing costs. An emphasis on natural feature preservation will be important in this area, including capitalizing on view opportunities where they are available. Expected zoning in this area would be R- 1, R-1A, R-2, and R-2A. Density levels would be below three units per gross acre, as calculated above. Again, no guarantee of attached housing, or the maximum density, is made under any designation. One of the aspects of development in this area will be preservation of a natural landscape view from County Highway 18. New development in this corridor will be expected to be setback and screened with a natural landscape buffer to minimize the impression of urbanization in this area (as described in Goal 3 above). c. Southeast Area. The southeast portion of the planning area lies between the Monti Club Hill and Pelican Lake. County Highway 37 borders the north shore of the lake, and would serve as the primary south boundary for the planning area. Much of this area is designated "Future Growth Area", and does not have a • density or land use label attached. However, it is expected that the bulk of these areas would be dominated by low-density residential development. One of the Page 5 primary issues will be enhanced protection of Pelican Lake, both in water quality and preservation of a natural edge to the shoreline. Development in this area will need to accommodate an added level of stormwater and landscape management into any urbanization design. An exception to the land use designation is the area around the intersection of County Highway 37 and Fenning Avenue. This area is seen as ahigher-density development area, perhaps with a mixed pattern of townhouses, some commercial, and mixed use buildings. As noted above, a broad band of open space should be incorporated into the plan to protect the shoreline of Pelican Lake. Density in the district is not designated at this time, due to the long period of time before this area would become urbanized, however, typical suburban single family home development would not be expected in the core of this area. With regard to zoning, this area would lend itself to a more classic use of Planned Unit Development under a common design. Rather than break the area up into several sub-districts, an integrated planning approach to the entire mixed use area would enable the City to consider the site as a single project, and evaluate the sum total of the impacts, rather than parcel-by-parcel. As a result, subdivision approval to smaller tracts should be only be considered when they can be justified under a common development scheme. Without this plan, such subdivisions may be considered premature. d. South Area. The land south of the current City limits includes the "Gold Nugget" property and other land between 85th Street and County Highway 37. The Gold Nugget property is guided for a combination of one third office-industrial, and two thirds residential. The residential portion is seen as a mixed density project, with overall densities at three units per gross acre. The office-industrial area is projected to be a mix of lower-impact manufacturing, office, office-warehouse, office-showroom and other similar land uses. To support the transportation network in this area, an extension of Cedar Street is planned to continue south . from School Boulevard to connect to 85th Street through this area. This roadway may take the form of a frontage road, or a service road serving development on both sides, depending on engineering and routing issues. South of 85th Street, the plan has designated the area for Future Growth, without listing a specific land use pattern or density. One of the features of this area is that urban development is intended to be buffered from Highway 25 by up to one half mile or more on both sides. The actual buffer distance may vary based on the sight distances from the highway, the practicality of maintaining farm or open space in particular areas, property boundaries, and other factors appropriate to the location. This concept is intended to reinforce the feeling that Monticello retains a connection to the rural areas surrounding it, and to help make the community feel smaller than it is or will be. A system of development rights and credits could be established to compensate land owners in this area for the Page 6 • plan's prohibition of development in the Highway 25 corridor. A similar plan is proposed west of Highway 25, with an office-industrial area mirroring the Gold Nugget development, and residential uses expected elsewhere. A buffer zone is planned south of County Road 106 as well, keeping the Future Growth Area one half mile from the Highway corridor. There has been some interest in establishing an area for aCity-owned industrial development south of County Highway 106 in the "Future Growth Area". The Land Use Plan reflects the proposal that the majority of new industrial is focused to the west along Chelsea Road and its future extension. The advantages to the establishment of industrial in the south area as suggested primarily relates to the ability of the City to purchase and develop the area using existing road infrastructure, although several roadway improvements would be necessary to accomplish the project. Such a project would also require an extension of sanitary sewer and water lines, currently about a half mile away or more. Disadvantages to this location, as with others in the Highway 25 corridor, relate to the loading of new industrial trucking traffic in what is programmed to be the primary commercial corridor to the interstate. In addition to traffic conflicts in the corridor itself, large levels of new truck traffic will continue to increase traffic problems at the Trunk Highway 25/Interstate 94 interchange which already experiences significant congestion. • e. Southwest Area. The southwest area is a region of significant changes in land cover and a mix of existing development, agricultural uses, and natural features. The plan anticipates a preservation of the natural areas, using them as amenities for both private development and public view. Some public recreation would be programmed for areas that are encumbered by utility easements. The City intends to develop a community park with athletic fields in this area, taking advantage of the utility corridors to accommodate the need for parking and support activities for the park uses. . An area of higher density mixed use development is shown in this plan around the intersection of 90`h Street and the extension of School Boulevard. This land use would be similar to that described for the County 37/Penning Avenue area in sub-section c. above. Other land uses include attached residential housing, and limited commercial. Zoning districts in this area could include all of the City's residential districts and a mixed use district to be established. Residential density would likely range between six and fifteen units per acre in the attached housing and mixed use areas, with densities below four units per acre in the remainder of the area. f. West Area. Extending Chelsea Road to the west and north is the feature of this • area, creating a parallel south collector street. Chelsea would serve primarily higher intensity uses, including commercial and industrial uses. North of County Page 7 Highway 39, Chelsea Road would serve as a dividing boundary between • residential uses along the border of Silver Springs Golf Course, and industrial uses along the interstate highway. The plan discourages residential uses along the highway where possible. Broad green spaces and landscaping buffers are programmed to help separate existing residential areas. The City is considering an allowance for limited levels of commercial development to occur along I-94, south of County 39. Because of the increased commercial activity along Chelsea Road, demand for expansion of this use may exist. However, the City has also invested in protecting the Highway 25 corridor for commercial uses, and any expansion of commercial in this area should be considered as to its impact on other areas. g. Northwest Area. This area is dominated by industrial uses that would be developed in concert with an interchange at Orchard Road. This area would take advantage of both the freeway exposure and the natural tree cover to create a higher end commercial/industrial park. Anew interchange in this area will minimize truck traffic impacts on either the existing developed areas or the traffic conditions at Chelsea Road and Highway 25. From an implementation strategy perspective, the City has been considering the acquisition of land for aCity-owned industrial park. An alternative economic . development option for consideration would be an aggressive capital plan to fund the construction of the Orchard Road interchange. The location has recently been included in MnDOT's plan for I-94 (albeit without funding or schedule). However, it is possible that a plan for the construction of this interchange over the next several years (as other privately owned industrial land is absorbed) will pay off in better access to the interstate, more valuable land due to that access, and a supply of industrial land that could not be duplicated in any other corridor in the City -particularly without the disruption other industrial areas would create for commercial areas, schools, and residential neighborhoods. . h. "Permanent" Rural Areas. Outside the boundaries of the planning area, the land use is proposed to be labeled "Permanent Rural Use". Although it is anticipated that at some point in the future, the boundaries of the City's planning area will need to be reevaluated, any development in the Permanent Rural area would be well beyond the foresight of this plan. The proposed planning area, in fact, encompasses much more land than the City's utility services are able to treat. As a result, other major infrastructure changes will be necessary even to serve the identified districts. Summary The proposed plan is established to help establish roadway needs and issues, and to create a framework under which both the City and the Township might work, with the Page 8 • goal being that orderly planned growth can occur without Township fear that land will be annexed before it is needed, and without City fear that administrative opposition will interfere with the timing and process of development and growth. The City and the Township would need to work together to protect the areas for future development shown on the plan. • • Page 9