IDC Agenda 05-01-2007AGENDA
MONTICELLO INDUSTRIAL DEVELOPMENT COMMITTEE
Tuesday, May 1, 2007 - 7:00 a.m.
Bridge Room, 505 Walnut Street, Monticello, MN
MEMBERS: Vice Chair Mike Benedetto, Mary Barger, Bill Tapper, Dick Van Allen, Don Roberts, Dan Olson,
Barb Schwientek, Tom Feaski, Kelli Huxford, Lynne Dahl-Fleming, Don Tomann, Jim Johnson,
Zona Gutzwiller, and Patty Haiby.
STAFF: Ollie Koropchak and Angela Schumann.
COUNCIL LIAISON: Mayor Clint Herbst and Council Member Wayne Mayer.
IDC MISSION STATEMENT: To increase the industrial tax base, to create jobs at liveable wage-levels, and to
maintain a favorable and desirable industrial enviromnent in the City of
Monticello.
7:00 a.m. 1. Call to Order. (Please read the minutes and information prior to the meeting.)
7:05 2. Vote to approve the March 6, 2007, and Apri13, 2007 IDC minutes.
7:08 3. Follow-up Business or Reports:
A. Marketing Committee -Findings of SCSU Feasibility Study -Dahl-Fleming.
7:12 4. City Council Update:
A. Stabilization Agreement. Carry-over from April meeting.
B. MonticelloBig Lake Annexation Update.
C. Chadwick/Spike property meeting. (Request to obtain appraisal 4/23/07)
D. Comprehensive Plan Update. (Planning Commission/Council Apri130)
7:20 5. Old Business.
A. IDC letter of recommendation to Planning Commission -May 1.
7:25 6. New Business:
A. Consideration to discuss Area A of Otter Creek Crossing for possible
acquisition for the purpose to construct an interchange. Vote on an IDC
position or action if desired.
7:40 7. Reports:
A. Economic Development Report.
7:45 8. Review the draft copy of the May 1, 2007 Planning Commission Agenda for industrial
related items. Discuss and vote on an IDC position or action if necessary.
Public Hearing -Consideration of a request for Comprehensive Plan Amendment for a
change in land use designation from industrial to commercial and a request for a
rezoning from I-IA to B-4.
8:00 9. Annual Meeting:
A. Tabled -Vote to elect 2007 IDC Chair.
B. Replacement of membership position vacated by Kleinwachter.
8:15 10. Other Business.
A. Chamber Updates -Haiby
B. Next IDC meeting -June 5, 2007.
8:20 11. Adjournment.
54~,
• INDUSTRIAL DEVELOPMENT COMMITTEE
MONTICELLO, MINNESOTA
April 3, 2007
IDC Mission Statement
"To increase the industrial tax base, to create jobs at liveable wage-levels, and to
maintain a favorable and desirable industrial environment in the City of Monticello."
Dear Planning Commissioners Rod Dragsten, William Spartz, Lloyd Hilgart, Barry Voight, and
Charlotte Gabler:
Since the Planning Commission is comprised of some new members, please allow me to give a little
history of the Monticello Industrial Development Committee (IDC). The IDC was established in the
1970's by the City of Monticello and Chamber of Commerce. It's mission was to increase the tax
base of the City of Monticello. In the 1980's, the IDC spearheaded the efforts designating the City of
Monticello as one of the first Star Cities in the State of Minnesota and expanded its mission statement
to include business retention and expansion. Also in the 1980's, the City hired it's first Economic
Development Director and in later years, the creation of jobs at liveable wage-levels became a priority.
• Currently, fourteen business and civic leaders sit on the IDC and meet monthly along with Mayor
Herbst and Council Member Mayer.
With an application request to amend the Comprehensive Plan and to re-zone approximately 33-acres
of land south of Chelsea Road from Light Industrial (I-lA) to Regional Business (B-4), the IDC
discussed the impact of a regional retail district in an established and zoned industrial district. It must
be understood, the IDC supports and welcomes a Mill 's Fleet Farm to the City of Monticello.
The IDC does not endorse the specifac site selected along Chelsea Road.
At the IDC meeting of Apri13, 2007, the members approved the following motion: The IDC
recommends the entire existing industrial-zoned land on the south side of Chelsea Road
between Fallon Avenue and County Road 18 remain an industrial use.
The IDC noted these factors:
1. The existing land use of the Monticello Commerce Center is I-lA -The purpose of Light
Industrial District is to provide for establishment of limited light industrial business offices,
limited light manufacturing, wholesale showrooms and related uses in an environment which
provides a high level of amenities, including landscaping, preservation of natural features,
architectural controls, and other features.
• 2. The application is to re-zone 33 acres of the Monticello Commerce Center to B-4 -The
purpose of a Regional Business District is to provide for the establishment of commercial and
service activities which draw from and serve customers from the entire community or region.
• Apri13, 2007
Page 2
3. Manufacturing/industrial businesses make site selections based on like-type businesses and
compatible land uses.
4. Local manufacturing businesses such as Twin City Die Castings, Ultra Machining Company
(UMC), Suburban Manufacturing, and others made long-term investments and a commitment
to the City of Monticello. They continue to create jobs at liveable wage-levels. Each company
made its site selection based on the I-lA District zone.
5. A B-4 District increases both the pedestrian-foot traffic, customer vehicle traffic, and
goods/merchandise delivery traffic thereby increasing safety and security concerns of the
surrounding manufacturing/industrial businesses.
6. Due to the nature of big box retailers, will the capital investments made by manufacturing
businesses be impacted?
7. The retention of the I-lA District supports the goal to create jobs at liveable wage-levels
thereby generating new dollars to support the local economy (to purchase decent housing,
support local businesses, and support local government services.)
8. Other commercial zoned sites are available for Mill's Fleet Farm. a) Site at Chelsea
Road/Cedar/Edmondson. b) Site at Chelsea Road/School Blvd. c) Site at southeast corner of
I-94/County Road 18.
• The IDC also approved a second motion. The IDC recommends the existing industrial-zoned
land on the north side of Chelsea Road between the proposed Fallon Avenue Bridge and
County Road 18 remain an industrial use.
1. Should the entire area be re-zoned commercial and the existing manufacturing businesses
become the minority, in some cases, the conflicts between the two land uses has resulted in
forcing the manufacturing businesses out or to leave.
2. The retention of the I-lA District supports the goal to create jobs at liveable wage-levels
thereby generating new dollars to support the local economy. (To purchase decent housing,
support local businesses, and support local government services.)
The IDC requests the Planning Commission consider their recommendation. Should you have
questions, please contact me at 763-263-7625 or another member of the IDC.
Respectfully,
ON BEHALF OF THE 1NDUSTRIAL DEVELOPMENT COMMITTEE
M' a Benedetto
Vice Chair
c: IDC Members and File
• IDC Agenda - 05/01/07
7A. Executive Director's Report:
a) Merger of HRA and EDA - I believe some of you may have been contacted by the
City Administrator for input about the potential to merge the two authorities. This was
the reason the EDA did not advertise and the Council did not appoint an EDA
commissioner to fill the vacancy created by Wojchouski. The Council appoints
commissioners at the first Council meeting each January. The Council will be asked to
authorize the merger and authorize hiring Kennedy & Graven to guide the process and
prepare the necessary documents. This was tentatively scheduled for the Council
meeting of Apri123, 2007, but was removed. If the Council wishes to merge the two
authorities, the question then becomes which authority prevails. The make-up of the
commissioners and the numbers of commissioners will be designated in the new Bylaws
since there are options within the Statutes. I have talked to Attorney Bubul on the
process and can inform you at the EDA meeting if interested.
b) Feasibility Study -The Marketing Subcommittee partnered with St. Cloud State
University (SCSU) and the Small Business Development Center to complete a
feasibility study to identify the current assets and shortcomings of Monticello as a
potential location for a life science industrial park. The committee met with the SCSU
students in January to define the context of the study. On Monday, Apri130, some of
• the committee members and the Mayor will hear the results based on the research
completed by the students. Kleinwachter, Frie, Barger, Tomann, Dahl-Fleming,
Herbst, and myself plan to attend. Schumann may join us at the center.
c) Washburn Computer Group - I need to contact this company who purchased the
Clow Stamping building to set up a tour.
d) Walker In-Store -Anew TIF District is being created for this company. The
company plans to purchase acity-owned site along Dalton Court and construct a
10,240 sq ft facility. The Albertville company will employ 11 people at an average
wage-level of $18.81 per hour without benefits. The developer has agreed to accept
the quick claim deed from the HRA so the execution copy of the contract should be
ready for signatures soon. Only need to determine completion date for construction of
the minimum improvements and "no later than" date for closing. Council approved the
TIF Plan and other items on Apri123.
e) Annual Business Subsidy Reports -The annual reports due to the State of
Minnesota Department of Employment and Economic Development were due April 1.
As you recall within the Business Subsidy Agreement, a company agrees to create a
certain number of job and wage-level goals commencing from the benefit date. Should
they not comply, remedies are also outlined in the agreement. Monticello has a rich
history of companies meeting their goals.
f) Manufacturing/industrial leads have been slow -good time to work on economic
development goals.
IDC Agenda - 05/01/07
g) Karlsburger - The IDC will receive an invitation fora "welcome tour" scheduled for
Thursday, May 10, 3:30 p.m.
b) EDA - At their annual meeting, the year-end financial report indicated a cash and
investment balance of $815,000+. The commissioners elected to reimburse the
balance of the City's Liquor Store Appropriations in the amount of $100,000 for the
purpose to retire the city's debt service. This was not aPbbligation of the EDA, a good
willc~ster. The total original appropriation was $383,000.
I) City of Big Lake -Called to inquire about number of acres remaining in the city's
industrial park. I requested a copy of Big Lake's EDA Business Subsidy Criteria.
•
2
S
. AGENDA
MONTICELLO PLANNING COMMISSION
Tuesday, May lg`, 2007
6:00 PM
Commissioners: Rod Dragsten, Charlotte Gabler, Lloyd Hilgart, William Spartz,
and Barry Voight
Council Liaison: Brian Stumpf
Staff: Angela Schumann, Gary Anderson
Kimberly Holien and Steve Grittman - NAC .
Call to order.
2. Approval of the minutes of the Planning Commission meetings of Apri13`~, 2007.
3. Consideration of adding items to the agenda.
4. Citizen comments.
• 5. Consideration of a request for extension of a Conditional Use Permit for Open and Outdoor
Sales, Open and Outdoor Storage and Minor Auto Repair.
Applicant: Moon Motorsports
6. Public Hearing -Consideration of a request for Conditional Use Permit for Amendment to
Development Stage PUD to allow an expansion of Open and Outdoor Storage and Outdoor
Sales and Display.
Applicant: Home Depot USA, Inc.
7. Public Hearing -Consideration of a request for Comprehensive Plan Amendment for a change
in land use designation from industrial to commercial and a request for Rezoning from I-lA
(Light Industrial) to B-4 (Regional Business).
Applicant: Mills Properties Inc.
8. Consideration of a request for Development Stage Planned Unit Development (PUD) and
Preliminary and Final Plat for the Monticello-Big Lake Hospital District, to allow for the
expansion of a medical office building.
Applicant: Monticello- Big Lake Hospital District
9. Public Hearing -Consideration of a request for Concept Stage Planned Unit Development for
a 7.9 acre proposed commercial development.
Applicant: Mike Schneider
10. Adjourn.
Monticello's
Resolution in Support of HF1113/SF724
WHEREAS, the city of Monticello is host to the Monticello Nuclear Generating Plant and derives
.significant property tax revenue from the presence of the plant in Monticello; and
WHEREAS, the nuclear generating facility creates economic, social and environmental impacts
beyond those of other Monticello industries; and
WHEREAS, the city has made significant enhancements to the capabilities of its Fire Department
above and beyond what would be needed to serve the citizen's of Monticello, but for the presence of
the nuclear plant in our community; and
WHEREAS, the residents of Monticello maintain a heightened state of preparedness, including
providing additional civil defense training and potassium iodine supplements for youth; and
WHEREAS, the residents and Monticello and the surrounding area live with significant safety
concerns as a result of the plant's presence in Monticello, especially after the terrorist attacks of
September 11, 2001; and
WHEREAS, the nuclear plant occupies prime real estate within our community making it unavailable
for other economic development; and
WHERRAS, the infrastructure needed to support the presence of the plant in Monticello significantly
limits the city's long term growth and transportation needs; and
WHEREAS, the economic benefit of the tax capacity of the nuclear plant gave rise to support for the
locating of the facility in Monticello, balancing the added negative fiscal, environmental, and social
responsibilities; and
WHEREAS, the Minnesota Department of Revenue is in the final stages of changing the rules on how
electric generating utility property is valued; and
WHEREAS, the rule change would devalue electric generating utility property across the state of
Minnesota by an average of almost 27% ;and
WHEREAS, the city of Monticello estimates that the city's revenue will decline by approximately
$600,000 as a result of the Department of Revenue's rule change; and
WHEREAS, an increase in property taxes of approximately 6.7% and 4.6% would be shifted onto
Monticello homeowners and business owners respectively as a result of the devaluation of the nuclear
plant; and
WHEREAS, the city deems it unfair and impractical to shift this loss of revenue and burden of
responsibility onto Monticello's homeowners and other small business owners;
• NOW, THEREFORE BE IT RESOL VED, that the city of Monticello hereby supports HF 1113 (Rep.
Wollschlager, DFL-Cannon Falls) and SF 724 (Sen. Murphy, DFL-Red Wing), which increases the
class rate on electric generating utility property from 2.0% to 3.0% and the class rate on utility
personal property from 2.0% to 2.25%, offsetting the decrease in property tax revenue that the city
would suffer as a result of the implementation of the new valuation rules proposed by the Department
. of Revenue; therefore be it
FINALLYRESOLVED, that this resolution be sent to Governor Pawlenty, House Speaker Kelliher,
House Minority Leader Seifert, Senate Majority Leader Pogemiller, Senate Minority Leader Senjem,
House Tax Committee Chair Lenczewski, House Property Tax Relief and Local Sales Tax Division
Chair Marquart, Senate Tax Committee Chair Bakk, Senate Property Tax Division Chair Skoe, Senator
Amy Koch, and Representative Bruce Anderson to show the city's support to these two bills.
Adopted this 12~' day of March, 2007, by the City Council of the City of Monticello.
Clint Herbst, Mayor
ATTEST:
Jeff O'Neill, City Administrator
•
Monticello's
Resolution in Support of HF1113/SF724
WHEREAS, the city of Monticello is host to the Monticello Nuclear Generating Plant and derives
significant property tax revenue from the presence of the plant in Monticello; and
WHEREAS, the nuclear generating facility creates economic, social and environmental impacts
beyond those of other Monticello industries; and
WHEREAS, the city has made significant enhancements to the capabilities of its Fire Department
above and beyond what would be needed to serve the citizen's of Monticello, but for the presence of
the nuclear plant in our community; and
WHEREAS, the residents of Monticello maintain a heightened state of preparedness, including
providing additional civil defense training and potassium iodine supplements for youth; and
WHEREAS, the residents and Monticello and the surrounding area live with significant safety
concerns as a result of the plant's presence in Monticello, especially after the terrorist attacks of
September 11, 2001; and
WHEREAS, the nuclear plant occupies prime real estate within our community making it unavailable
for other economic development; and
• WHERRAS, the infrastructure needed to support the presence of the plant in Monticello significantly
limits the city's long term growth and transportation needs; and
WHEREAS, the economic benefit of the tax capacity of the nuclear plant gave rise to support for the
locating of the facility in Monticello, balancing the added negative fiscal, environmental, and social
responsibilities; and
WHEREAS, the Minnesota Department of Revenue is in the final stages of changing the rules on how
electric generating utility property is valued; and
WHEREAS, the rule change would devalue electric generating utility property across the state of
Minnesota by an average of almost 27% ;and
WHEREAS, the city of Monticello estimates that the city's revenue will decline by approximately
$600,000 as a result of the Department of Revenue's rule change; and
WHEREAS, an increase in property taxes of approximately 6.7% and 4.6% would be shifted onto
Monticello homeowners and business owners respectively as a result of the devaluation of the nuclear
plant; and
WHEREAS, the city deems it unfair and impractical to shift this loss of revenue and burden of
responsibility onto Monticello's homeowners and other small business owners;
• NOW, THEREFORE BE IT RESOLVED, that the city of Monticello hereby supports HF 1113 (Rep.
Wollschlager, DFL-Cannon Falls) and SF 724 (Sen. Murphy, DFL-Red Wing), which increases the
class rate on electric generating utility property from 2.0% to 3.0% and the class rate on utility
personal property from 2.0% to 2.25%, offsetting the decrease in property tax revenue that the city
would suffer as a result of the implementation of the new valuation rules proposed by the Department
of Revenue; therefore be it
FINALLYRESOLVED, that this resolution be sent to Governor Pawlenty, House Speaker Kelliher,
House Minority Leader Seifert, Senate Majority Leader Pogemiller, Senate Minority Leader Senjem,
House Tax Committee Chair Lenczewski, House Property Tax Relief and Local Sales Tax Division
Chair Marquart, Senate Tax Committee Chair Bakk, Senate Property Tax Division Chair Skoe, Senator
Amy Koch, and Representative Bruce Anderson to show the city's support to these two bills.
Adopted this 12th day of March, 2007, by the City Council of the City of Monticello.
Clint Herbst, Mayor
ATTEST:
Jeff O'Neill, City Administrator
Mister Chairman and members of the Senate Property Tax Committee - my name is Clint Herbst.
I am the Mayor of the City of Monticello. Thank you for the opportunity to provide testimony in
support of S.F. 724, which has been introduced by Senator Murphy and supported by the
Coalition of Utility Cities.
The City of Monticello is home to the Monticello Nuclear Generating Plant and has
worked as a partner with the utility for decades. In fact, the City recently supported plant
operators Xcel Energy and Nuclear Management Company during the re-licensing of the facility,
and cooperated with efforts to establish on-site dry cask storage for spent fuel rods.
While the re-licensing and operation of Monticello's nuclear generating plant has
statewide benefits, on a local level, Monticello has taken on responsibilities and demands unique
to communities that host these facilities. I'd like to take this opportunity to discuss those
responsibilities as they relate to this legislation.
Monticello's volunteer Fire Department is specially trained to respond to emergencies
associated with the plant. This has required training and equipment above and beyond what is
needed to serve Monticello's basic fire readiness requirements.
The City of Monticello, along with the Monticello School District and other local entities,
has maintained a Civil Defense program with a segment specifically related to plant emergencies.
The program ensures the readiness of the community to respond to a nuclear emergency. This
has required an extensive amount of time for training, the development of response materials, and
has required fiscal commitment for program development by each of the organizations involved.
The nuclear generating plant lies in the northwest section of the community, taking
advantage of Monticello's greatest natural resource, the Mississippi. It's location between the
river and Interstate 94 creates significant issues as the City looks at long-term growth and
transportation needs. The plant sits on over 600 hundred acres of prime real estate, including
some of the last remaining significant forest cover in northern Wright County. This property
• represents some of the most desirable and taxable land in the city. Concerns over safety have
prompted the operators of the plant to resist recent efforts to plan for growth and to develop
transportation options in the northwest corridor of the community. Further resistance to growth
may seriously impact the ability of the city to grow and serve that area.
There are also land-use impacts that reach beyond the plant's property. Looking across
the landscape, Monticello, like many other host communities, is Criss-crossed by massive
powerline corridors. These corridors consume vast amounts of land in private easements. Many
times, the powerlines render the land area beneath them unusable and mostly undevelopable. The
powerline corridors pose aesthetic issues for neighboring property owners, impact property
values, and have created much discussion about public health concerns.
There is also an unused railroad track running through the core of downtown Monticello,
affecting the redevelopment and land use in the heart of the city. The rail line is used only once a
year, and is kept only for the future decommissioning of the plant.
. There are other effects of being a host community to a nuclear power plant. These factors
combine to create concerns about the plant's presence in the city. To name a few:
• The community has to be aware of outages that can affect the river's ice cover and flow,
which ultimately impact both human and animal residents along the river.
• Monticello's residents and school children may receive potassium iodide tablets,
providing protection should there be a nuclear incident.
• Since September 11~', citizens have lived with a diminished sense of security.
• The plant's needed security measures have limited the use and enjoyment of the river's
shoreline and restricted the use of a scenic natural area in the northwest quarter of the
city.
• Relocating businesses and families ask questions about the nuclear plant, some choosing
not to relocate in Monticello because of the plant.
. Monticello has taken on these challenges, recognizing the jobs and investments that the
power plant brings to the community. It has done so without local government aid.
Monticello has been a good steward of the tax revenue generated by the nuclear plant, using
the funds to off-set both the tangible and intangible effects of hosting a nuclear power facility just
noted. The Coalition of Utility Cities, including Monticello, believes that the real and personal
property tax revenues paid by the nuclear plant provide balance for the social, environmental and
economic impacts of hosting the Monticello Nuclear Generating Plant.
However, the Department of Revenue, in response to pressure from these utility facilities, has
developed new rules eliminating depreciation caps for property values. This will directly and
significantly impact the tax valuations within host cities.
With these rule changes, the City of Monticello's revenue will decline by $600,000, while
the Monticello School District's revenue will decrease by over $308,000. To maintain the same
tax levy - to provide the same essential services to the community, the burden will shift to
residents and other businesses within the city. In essence, while the valuation for these utility
properties maybe lowered, in many ways since 9/11, the responsibilities and costs of being a host
community have increased.
Monticello believes that Senator Murphy's legislation is critical to ensuring that Monticello is
able to provide the security and services essential to the welfare of a host city.
Thank you Mister Chair and members of the Committee for the opportunity to speak in
support of this legislation.
•
EAW TIMELINE FOR MILLS FLEET FARM, MONTICELLO
13-Mar-07
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City Council Authorizes Submittal of EAW to Review
Agencies
23-Apr-07
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Amendment Request
25-Jun-07
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•
Ollie Koropchak
rom: Cathy Shuman
ent: Tuesday, March 27, 2007 9:50 AM
o: Cathy Shuman; Doug Dawson CCG (Doug Dawson CCG); Doug Lyseng; Jeff O'Neill; Lynne
Dahl-Fleming (lynne@designforprint.com); Melissa Hietala UMC; Milda Hedblom
(hedblom@visi.com); Ollie Koropchak; Ruth Kremer-Hospital District; Springsted-Brenda
Krueger (Springsted); Springsted-Craig Rapp; Steve Andrews (Steve Andrews); Sue Heidt
(Sue Heidt); Wayne Mayer
Cc: steelwork@aol.com; rector@bvunet.net; wesr@bvub.com; sbright@bvub.com
Subject: Monticello Broadband project moves forward!!
We are excited to announce a unanimous vote by Council in authorizing a $90,000 budget to move forward on the
following:
• Prepare engineering specs and RFP for the design and building of a fiber network
• Arrange for the financing needed for the project (prior to selling bonds)
• Begin process of selection of bond underwriter by interviewing Oppenheimer Company
• Prepare and release an RFP for voice and video services
• Develop a plan for the enterprise to operate and provide for telecommunications services
• Research and manage the legal and regulatory requirements for telecommunications service
Presentations by Milda, Brenda, Lynne and Cat preceeded the council vote. This will be rebroadcast on cable TV (channel
12, I believe) if you have a chance to watch.
A huge thank you to those that participated in the March 22 broadband workshop. And a special thanks to the
representatives from Bristol VA and Doug Dawson who provided great advice and encouragement.
hanks for all your support and I will let you know when the next Task Force meeting is scheduled.
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NARRATIVE -Chelsea Road Development
• Mills Properties Inc. has a purchase agreement with Monticello Industrial Park Inc. to
purchase approximately 33 acres described as follows:
That part of lots 11, 18 and 19 Auditors Subdivision No. One lying East of
Monticello Commerce Center First Addition, Monticello Commerce Center
Third Addition and Monticello Commerce Center Fifth Addition and lying
West of Monticello Commerce Center Sixth Addition being part of the
Northeast Quarter of Section 13, Township 121, Range 25, Wright
County, Minnesota which lies southwesterly of the following described
line: Commencing at the northwest corner of said Northwest Quarter;
thence on an assumed bearing of South 1 degree 14 minutes 38 seconds
West along the West line of sa¢d Northwest Quarter, a distance of 708.88
feet to the point of beginning of the line to be described; thence South 63
degrees 32 minutes 35 seconds East, a distance of 4016.29 feet and
there terminating.
Although zoned industrial (I-1 A), Mills Properties Inc. requests that it be rezoned
to Regional Business District (B-4) so they can construct a Mills Fleet Farm retail
facility with a convenience store/ fuel station and an automatic car wash facility.
A change in the comprehensive plan from industrial (I) to commercial (C) is also
required as part of the City ordinances.
The retail facility would be approximately 235,500 sf in size. It would house the retail
• floor, the accompanying warehouse and receiving, and the automotive repair. In
addition, there would be an enclosed yard area that is screened from the neighbors that
is set up to display gardening materials and supplies, yard goods, farm supplies, and
overstock of items that can be stored outside. The loading docks and waste receptacles
would also be in this area away from the general public eye. Hours of operation are
. typically 8:00 am to 9:00 pm.
The convenience store and fuel station is planned to be about 4,200 sf with 23 fueling
points, including all grades of fuel, diesel fuel and kerosene. Hours of operation are
typically 6:00 am to 10:00 pm
A multi-bay car wash is also proposed. It is automatic with no attendants present at the
site except those responsible through the convenience store. There are 4 bays planned
with 2 being for touchless washes and 2 being brush or soft-gloss washes. Hours of
operation are typically 24 hours per day.
•
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. INDUSTRIAL DEVELOPMENT COMMITTEE
MONTICELLO, MINNESOTA
Apri13, 2007
IDC Mission Statement
"To increase the industrial tax base, to create jobs at liveable wage-levels, and to
maintain a favorable and desirable industrial environment in the City of Monticello."
Dear Planning Commissioners Rod Dragster, William Spartz, Lloyd Hilgart, Barry Voight, and
Charlotte Gabler:
Since the Planning Commission is comprised of some new members, please allow me to give a little
history of the Monticello Industrial Development Committee (IDC). The IDC was established in the
1970's by the City of Monticello and Chamber of Commerce. It's mission was to increase the tax
base of the City of Monticello. In the 1980's, the IDC spearheaded the efforts designating the City of
Monticello as one of the first Staz Cities in the State of Minnesota and expanded its mission statement
to include business retention and expansion. Also in the 1980's, the City hired it's first Economic
Development Director and in later yeazs, the creation of jobs at liveable wage-levels became a priority.
• Currently, fourteen business and civic leaders sit on the IDC and meet monthly along with Mayor
Herbst and Council Member Mayer.
With an application request to amend the Comprehensive Plan and to re-zone approximately 33-acres
of land south of Chelsea Road from Light Industrial (I-lA) to Regional Business (B-4}, the IDC
discussed the impact of a regional retail district in an established and zoned industrial district. It must
be understood, the IDC supports and welcomes a Mill 's Fleet Farm to the City of Monticello.
The IDC does not endorse the specific site selected along Chelsea Road.
At the IDC meeting of Apri13, 2007, the members approved the following motion: The IDC
reconunends the entire existing industrial-zoned land on the south side of Chelsea Road
between Fallon Avenue and County Road 18 remain an industrial use.
__
The IDC noted these factors:
I. The existing land use of the Monticello Commerce Center is I-IA -The purpose of Light
Industrial District is to provide for establishment of limited Light industrial business offices,
limited light manufacturing, wholesale showrooms and related uses in an environment which
provides a high level of amenities, including landscaping, preservation of natural features,
architectural controls, and other features.
2. The application is to re-zone 33 acres of the Monticello Commerce Center to B-4 -The
• purpose of a Regional Business District is to provide for the establishment of commercial and
service activities which draw from and serve customers from the entire community or region.
April 3, 2007
Page 2
3. Manufacturing/industrial businesses make site selections based on like-type businesses and
compatible land uses.
4. Local manufacturing businesses such as Twin City Die Castings, Ultra Machining Company
(tJMC), Suburban Manufacturing, and others made long-term investments and a commitment
to the Ciry of Monticetio. They continue to create jobs at liveable wage-levels. Each company
made its site selection based on the I-lA District zone.
5. A B-4 District increases both the pedestrian-foot traffic, customer vehicle traffic, and
goods/merchandise delivery traffic thereby increasing safety and security concerns of the
surrounding manufacturing/industrial businesses.
6. Due to the nature of big box retailers, will the capital investments made by manufacturing
businesses be impacted?
7. The retention of the I-lA District supports the goal to create jobs at Liveable wage-levels
thereby generating new dollars to support the local economy (to purchase decent housing,
support local businesses, and support local government services.)
8. Other commercial zoned sites are available for MiII's Fieet Farm. a} Site at Chelsea
RoadlCedar/Edmondson. b) Site at Chelsea Road/School Blvd. c) Site at southeast corner of
I-94/County Road l8.
• The IDC also approved a second motion. The IDC recommends the existing industrial-zoned
land on the north side of Chelsea Road between the proposed Fallon Avenue Bridge and
County Road 18 remain an industrial use.
1. Should the entire area be re-zoned commercial and the existing manufacturing businesses
become the minority, in some cases, the conflicts between the two Land uses has resulted in
forcing the manufacturing businesses out or to leave.
2. The retention of the I-lA District supports the goal to create jobs at liveable wage-levels
thereby generating new dollars to support the local economy. (To purchase decent housing,
support local businesses, and support local government services.)
The IDC requests the Planning Commission consider their recommendation. Should you have
questions, please contact ine at 763-263-7625 or another member of the IDC.
Respectfully,
ON BEHALF OF THE INDUSTRIAL DEVELOPMENT COMMITTEE
M' a Benedetto
• Vice Chair
c: IDC Members and File
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CHAPTER 14
"B-4" REGIONAL BUSINESS DISTRICT
• SECTION:
14-1: Purpose
14-2: Permitted Uses
14-3: Permitted Accessory Uses
14-4: Conditional Uses
14-1: PURPOSE: The purpose of the "B-4," regional business, district is to provide for the
establishment of commercial and service activities which draw from and serve
customers from the entire community or region.
14-2: PEI
[A]
[B]
[C]
[D]
• [E]
[F]
[G]
~]
[I]
[J]
[K]
[L]
[M]
~]
ZMITTED USES: The following are permitted uses in a "B-4" district:
All permitted uses as allowed in a "B-1 ", "B-2", and "B-3" district.
Antique or gift shop.
Amusement places (such as dance halls or roller rinks).
Auto accessory stores.
Enclosed boat and marine sales.
Books, office supplies, or stationery stores.
Bowling alleys.
Carpet, rugs, and tile.
Coin and philatelic stores.
Copy service but not including press or newspaper.
Costume, clothes rental.
Department and discount stores.
Dry cleaning, including plant accessory thereto, pressing, and repairs.
Dry goods store.
[O] Electrical appliance stores, including incidental repair and assembly but not
• fabricating or manufacturing.
[P] Employment agencies.
MONTICELLO ZONING ORDINANCE 14/1
[A] Open and outdoor storage as an accessory use provided that:
' 1. The area is fenced and screened from view of neighboring residential
uses or if abutting a residential district in compliance with Chapter 3,
Section 2 [G], of this ordinance.
2. Storage is screened from view from the publicright-of--way in
compliance with Chapter 3, Section 2 [G], of this ordinance.
Storage area is grassed or surfaced to control dust.
4. All lighting shall be hooded and so directed that the light source shall
not be visible from the public right-of--way or from neighboring
residences and shall be in compliance with Chapter 3, Section 2 [H], of
this ordinance.
The provisions of Chapter 22 of this ordinance are considered and
satisfactorily met.
[B] Open or outdoor service, sale, and rental as a principal and accessory use and
including sales in or from motorized vehicles, trailers, or wagons, provided
that:
1. Outside service, sales, and equipment rental connected with the
principal use is limited to thirty percent (30%) of the gross floor area of
• the principal use. This percentage maybe increased as a condition of
the conditional use permit.
2. Outside sales areas are fenced or screened from view of the
neighboring residential uses or an abutting residential district in
compliance with Chapter 3, Section 2 [G], of this ordinance.
All lighting shall be hooded and so directed that the light source shall
not be visible from the public right-of--way or from neighboring
residences and shall be in compliance with Chapter 3, Section 2 [H], of
this ordinance.
4. Sales azea is grassed or surfaced to control dust.
The provisions of Chapter 22 of this ordinance are considered and
satisfactorily met.
[C] Custom manufacturing, restricted production and repair limited to the
following: Art, needlework, jewelry from precious metals, watches, dentures,
and optical lenses, provided that:
1. Such use is accessory as defined in Chapter 2, Section 2, of this
ordinance to the principal use of the property.
MONTICELLO ZONING ORDINANCE 14/3
11. Parking or car magazine storage space shall be screened from view of
abutting residential districts in compliance with Chapter 3,
Section 2 [G], of this ordinance.
12. Vehicular access points shall create a minimum of conflict with
through traffic movement, shall comply with Chapter 3, Section 5, of
this ordinance, and shall be subject to the approval of the City
Engineer.
13. All signing and informational or visual communication devices shall
be minimized and shall be in compliance with Chapter 3, Section 9, of
this ordinance.
14. Provisions are made to control and reduce noise.
15. No outside storage except as allowed in compliance with Chapter 13,
Section 4, of this ordinance.
16. Sale of products other than those specifically mentioned in Chapter 13,
Section 4, be subject to a conditional use permit and be in compliance
with Chapter 13, Section 4 [F], of this ordinance.
17. All conditions pertaining to a specific site are subject to change when
the Council, upon investigation in relation to a formal request, finds
that the general welfare and public betterment can be served as well or
better by modifying the conditions.
18. The provisions of Chapter 22 of this ordinance are considered and
satisfactorily met.
[E] Machinery sales.
[F] Commercial planned unit development as regulated by Chapter 20 of this
ordinance.
[G] Boarding House, provided that:
1. The building/structure is found to be substandard and/or blighted or
contributing to blight and in need of substantial rehabilitation.
a. The applicant must provide an overall development concept
plan.
b. The applicant must demonstrate that said rehabilitation is the
most feasible use alternative and that said rehabilitation is not
remodeling or simple structural alterations to accommodate a
change in use.
. 2. There shalt be no less than ten (10) units nor more than 18 units, and
each unit shall be of a, design considered to be an efficiency apartment.
MONTICELLO ZONING ORDINANCE 14~~
r
CHAPTER 14
"B-4" REGIONAL BUSINESS DISTRICT
• SECTION:
14-1: Purpose
14-2: Permitted Uses
14-3: Permitted Accessory Uses
14-4: Conditional Uses
14-1: PURPOSE: The purpose of the "B-4," regional business, district is to provide for the
establishment of commercial and service activities which draw from and serve
customers from the entire community or region.
14-2: PEI
[A]
[B]
[C]
[D]
• [E]
[F]
[G]
~]
[I]
[J]
[K]
[Ll
[M]
~]
EMITTED USES: The following are permitted uses in a "B-4" district:
All permitted uses as allowed in a "B-1 ", "B-2", and "B-3" district.
Antique or gift shop.
Amusement places (such as dance halls or roller rinks).
Auto accessory stores.
Enclosed boat and marine sales.
Books, office supplies, or stationery stores.
Bowling alleys.
Carpet, rugs, and tile.
Coin and philatelic stores.
Copy service but not including press or newspaper.
Costume, clothes rental.
Department and discount stores.
Dry cleaning, including plant accessory thereto, pressing, and repairs.
Dry goods store.
[O] Electrical appliance stores, including incidental repair and assembly but not
• fabricating or manufacturing.
[P] Employment agencies.
MONTICELLO ZONING ORDINANCE 14/I
[Q] Finance companies.
[R] Furniture stores.
[U] Haberdasheries and ladies ready-to-wear.
[V] Insurance sales, claims and branch offices.
[W] Jewelry stores and watch repair.
[X] Leather goods and luggage stores.
[Y] Record -music shops.
[Z] Restaurants, tea rooms, cafes, taverns, and off-sales liquor stores.
[AA] Sewing machine sales and service.
[BB] Shoe stores.
[CC] Tailor shops.
[DD] Theatres not of the outdoor drive-in type.
[EE] Toy stores.
[FF] Travel bureaus, transportation ticket offices.
[GG] Variety stores, 5 & 10 stores, and stores of similar nature.
[HH] Wearing apparel.
[II] Government and public utility buildings.
[JJ] Mortuaries
[KK] Body Piercing Establishments
[LL] Tattoo Parlors (#286, 2/10/97)(#330,9/13/99)
14-3: PERMITTED ACCESSORY USES: The following are permitted accessory uses in a
"B-4" district:
[A] All permitted accessory uses in a. "B-3" district.
14-4: CONDITIONAL USES: The following are conditional uses in a "B-4" district:
(Requires a conditional use permit based upon procedures set forth in and regulated
by Chapter 22 of this ordinance.)
MONTICELLO ZONING ORDINANCE 14/2
[A] Open and outdoor storage as an accessory use provided that:
" 1. The area is fenced and screened from view of neighboring residential
uses or if abutting a residential district in compliance with Chapter 3,
Section 2 [G], of this ordinance.
Storage is screened from view from the public right-of--way in
compliance with Chapter 3, Section 2 [G], of this ordinance.
Storage area is grassed or surfaced to control dust.
4. All lighting shall be hooded and so directed that the light source shall
not be visible from the public right-of--way or from neighboring
residences and shall be in compliance with Chapter 3, Section 2 [H], of
this ordinance.
The provisions of Chapter 22 of this ordinance are considered and
satisfactorily met.
[B] Open or outdoor service, sale, and rental as a principal and accessory use and
including sales in or from motorized vehicles, trailers, or wagons, provided
that:
1. Outside service, sales, and equipment rental connected with the
principal use is limited to thirty percent (30%) of the gross floor area of
the principal use. This percentage maybe increased as a condition of
i the conditional use permit.
2. Outside sales areas are fenced or screened from view of the
neighboring residential uses or an abutting residential district in
compliance with Chapter 3, Section 2 [G], of this ordinance.
3. All lighting shall be hooded and so directed that the light source shall
not be visible from the public right-of--way or from neighboring
residences and shall be in compliance with Chapter 3, Section 2 [H], of
this ordinance.
4. Sales area is grassed or surfaced to control dust.
The provisions of Chapter 22 of this ordinance are considered and
satisfactorily met.
[C] Custom manufacturing, restricted production and repair limited to the
following: Art, needlework, jewelry from precious metals, watches, dentures,
and optical lenses, provided that:
1. Such use is accessory as defined in Chapter 2, Section 2, of this
• ordinance to the principal use of the property.
MONTICELLO ZONING ORDINANCE 14/3
2. Does not conflict with the character of development intended for this
district.
3. The provisions of Chapter 22 of this ordinance are considered
satisfactorily met.
[D] Motor fuel station, auto repair-minor, and tire and battery stores and service,
provided that:
Regardless of whether the dispensing, sale, or offering far sale of
motor fuels and/or oil is incidental to the conduct of the use or
business, the standards and requirements imposed by this ordinance for
motor fuel stations shall apply. These standards and requirements are,
however, in addition to other requirements which are imposed for other
uses of the property.
The architectural appearance and functional plan of the building and
site shall not be so dissimilar to the existing buildings or area as to
cause impairment in property values or constitute a blighting influence
within a reasonable distance of the lot.
3. The entire site other than that taken up by a building, structure, or
plantings shall be surfaced with a material to control dust and drainage
which is subject to the approval of the City Engineer.
4. A minimum lot area of twenty-two thousand five hundred (22,500)
square feet and minimum lot dimensions of one hundred fifty (150)
feet by one hundred thirty (130) feet.
5. A drainage system subject to the approval of the City Engineer shall be
installed.
6. A curb not less than six (6) inches above grade shall separate the
public sidewalk from motor vehicle service areas.
7. The lighting shall be accomplished in such a way as to have no direct
source of light visible from adjacent land in residential use or from the
public right-of--way and shall be in compliance with Chapter 3, Section
2 [H], of this ordinance.
8. Wherever fuel pumps are to be installed, pump islands shall be
installed.
At the boundaries of a residential district, a strip of not less than five
(5) feet shall be landscaped and screened in compliance with
Chapter 3, Section 2 [G], of this ordinance.
10. Each light standard landscaped.
MONTICELLO ZONING ORDINANCE 14/4
11. Parking or car magazine storage space shall be screened from view of
abutting residential districts in compliance with Chapter 3,
Section 2 [G], of this ordinance.
12. Vehiculaz access points shall create a minimum of conflict with
through traffic movement, shall comply with Chapter 3, Section 5, of
this ordinance, and shall be subject to the approval of the Ciry
Engineer.
13. All signing and informational or visual communication devices shall
be minimized and shall be in compliance with Chapter 3, Section 9, of
this ordinance.
14. Provisions are made to control and reduce noise.
15. No outside storage except as allowed in compliance with Chapter 13,
Section 4, of this ordinance.
16. Sale of products other than those specifically mentioned in Chapter 13,
Section 4, be subject to a conditional use permit and be in compliance
with Chapter 13, Section 4 [F], of this ordinance.
17. All conditions pertaining to a specific site are subject to change when
the Council, upon investigation in relation to a formal request, finds
that the general welfare and public betterment can be served as well or
better by modifying the conditions.
18. The provisions of Chapter 22 of this ordinance are considered and
satisfactorily met.
[E] Machinery sales.
[FJ Commercial planned unit development as regulated by Chapter 20 of this
ordinance.
[G] Boarding House, provided that:
The building/stnzcture is found to be substandard and/or blighted or
contributing to blight and in need of substantial rehabilitation.
a. The applicant must provide an overall development concept
plan.
b. The applicant must demonstrate that said rehabilitation is the
most feasible use alternative and that said rehabilitation is not
remodeling or simple structural alterations to accommodate a
change in use.
2. There shall be no less than ten (10) units nor more than 18 units, and
each unit shall be of a, design considered to be an efficiency apartment.
MONTICELLO ZONING ORDINANCE 14/5
3. At least one unit shall be on the ground floor fully accessible to
handicapped persons. ,.
4. At least 50% of the floor area on the ground floor shall be developed as
complete restaurant facilities with a minimum seating capacity of two
seats per dwelling unit but in no case less than 25 seats.
a. Restaurant shall not be eligible for licenses regulating the sale
of intoxicating liquors, non-intoxicating malt liquors, wine, or
the display and consumption of liquors.
b. The restaurant shall be so equipped to provide food service to
the dwelling units if required.
5. The architectural appearance and functional plan of the building and
site shall not be so dissimilar to the existing buildings or area as to
cause impairment in property values or constitute a blighting influence
within a reasonable distance of the Iot.
6. All conditions pertaining to a specific site are subject to change when
the Council, upon investigation in relation to a formal request, finds
that the general welfare and public betterment can be served as well or
better by modifying the conditions.
(#138, 7/23/84}
MONTICELLO ZONING ORDINANCE 14/6