IEDC Agenda 03-01-2016
AGENDA
INDUSTRIAL & ECONOMIC DEVELOPMENT COMMITTEE (IEDC)
Tuesday, March 1st, 2016 – 7:00 a.m.
Boom Island Room, Monticello Community Center
________________________________________________________________________________
Members: Steve Johnson, Joni Pawelk, Wayne Elam, Luke Dahlheimer, Dick Van Allen, Zona
Gutzwiller, Jim Johnson, Don Roberts, Tim O’Connor, Darek Vetsch, Don Tomann,
Ollie Koropchak-White, Jason Kisner, Mari Lou McCormic
Liaisons: Jeff O’Neill, Angela Schumann, Mayor Brian Stumpf, Lloyd Hilgart, Marcy Anderson
1. Call to Order
2. Approve Minutes:
a. February 2nd, 2016
3. Consideration of adding items to the agenda
4. Reports: (Verbal)
a. Economic Development Report
b. TAC
c. City Council
d. Chamber of Commerce and Industry
5. Consideration to review information on industrial land inventory
6. Consideration to review draft Northwest Monticello Interchange Land Use Study
7. Consideration of 2016 IEDC Action Statement planning
8. Consideration of a report from business and industry (Verbal)
9. Adjournment. (8:00am)
MINUTES
INDUSTRIAL & ECONOMIC DEVELOPMENT COMMITTEE (IEDC)
Tuesday, February 2nd, 2016 – 7:00 a.m., Monticello Community Center
Present: Steve Johnson, Joni Pawelk, Wayne Elam, Luke Dahlheimer, Bill Tapper, Dick Van
Allen, Zona Gutzwiller, Jim Johnson, Don Roberts, Darek Vetsch, Don Tomann,
Ollie White
Absent: Tim O’Connor
Other: Jeff O’Neill, Angela Schumann, Brian Stumpf, Lloyd Hilgart, Marcy Anderson,
Mari Lou McCormic, Andrew Tapper, Duane Northagen, Tim Hennagir
1. Call to Order
Steve Johnson called the meeting to order at 7 a.m.
2. Approve Minutes
DICK VAN ALLEN MOVED TO APPROVE THE MINUTES OF THE JANUARY
5TH, 2016 IEDC MEETING. JIM JOHNSON SECONDED THE MOTION. MOTION
CARRIED 12-0.
3. Consideration of adding items to the agenda None
4. IEDC Purpose and Structure
Steve Johnson introduced the topic and invited committee input related to reevaluating
the purpose and structure of the IEDC.
Jeff O’Neill acknowledged the value of providing staff updates and noted the importance
of exchanging ideas and building stronger relationships with businesses. He suggested
that shifting the emphasis from that of formal monthly IEDC meetings to a structure
based on work sessions related to topics of interest might provide opportunities for
broader involvement.
The discussion included comments from the IEDC members about the importance of
providing a voice for the business community and about how understanding the business
environment and the perspective of its leadership is of value to City Council. It was
pointed out that there is a need to focus on industry. It was also noted that authority is
needed if responsibility is given.
Angela Schumann indicated that the IEDC would be asked to complete a survey related
to the discussion.
IEDC Minutes: 2/02/16
2
DICK VAN ALLEN MOVED TO MAINTAIN THE CURRENT PURPOSE AND
STRUCTURE OF THE IEDC; AND TO RECOMMEND THAT THE CITY COUNCIL
APPOINT ONLY ONE COUNCIL MEMBER TO SERVE ON THE IEDC ON AN
ANNUAL BASIS. DON ROBERTS SECONDED THE MOTION. MOTION CARRIED
12-0.
5. Table Topic – Monticello/MN Manufacturer’s Week Promotion
Schumann provided an update related to MN Manufacturer’s Week promotional
activities. She welcomed Tim Hennagir of the Monticello Times to the meeting, who
introduced the idea of production of a full color promotional magazine highlighting
available land information and housing and workforce statistics. Mr. Hennagir indicated
the piece could be ready for the Industry of the Year event. Schumann asked that the
IEDC get involved in helping develop content for the publication if it moves forward.
Schumann pointed out that the goal is to kick off the promotion on September 16th.
6. Consideration of recommending appointment of 2016 IEDC members
DAREK VETSCH MOVED TO RECOMMEND THAT THE CITY COUNCIL
APPOINT MARI LOU MCCORMIC AND ANDREW TAPPER TO THREE YEAR
TERMS ON THE IEDC, PENDING THE NOTED RESIGNATION OF MEMBER
BILL TAPPER. DICK VAN ALLEN SECONDED THE MOTION. MOTION
CARRIED 12-0.
JONI PAWELK MOVED TO RECOMMEND THAT THE CITY COUNCIL ACCEPT
THE APPOINTMENT OF JASON KISNER AS THE MONTICELLO CHAMBER OF
COMMERCE REPRESENTATIVE TO THE IEDC. LUKE DAHLHEIMER
SECONDED THE MOTION. MOTION CARRIED 12-0.
7. Adjourn
DAREK VETSCH MOVED TO ADJOURN THE MEETING. DICK VAN ALLEN
SECONDED THE MOTION. MOTION CARRIED 12-0.
Recorder: Kerry Burri ___
Approved:
Attest: _____________________________________________
Angela Schumann, Community Development Director
IEDCAgenda:03/01/16
5.Considerationtoreviewinformationonindustriallandinventory.(AS)
A.REFERENCEANDBACKGROUND:
AttheFebruaryIEDCmeeting,membersrequestedinformationtoassistinunderstanding
industriallandsupply,capacityandfutureinventory.
AttachedistheCity’scurrentinformationonexistingandplannedindustriallandsupply.
AlsoattachedistheEconomicDevelopmentchapteroftheCity’sComprehensivePlan,
whichprovidesthecommunity’slong-rangegoalsforindustrialdevelopment.
AsmallworkgroupofIEDCmembersvolunteeredtoevaluatethisinformationfor
potentialrecommendationstotheIEDC.
B.ALTERNATIVEACTIONS:
NONE
C.STAFFRECOMMENDATION:
NONE
D.SUPPORTINGDATA:
MonticelloComprehensivePlan–Chapter4–EconomicDevelopment
MonticelloComprehensivePlan–LandUseMap
IndustrialLandAvailabilityMap
OtterCreekIndustrialParkMap
Economic Development | 4-12008 Comprehensive Plan ~ Updated 2013
Ideally, the Comprehensive Plan does not have an Economic Development
chapter. The Land Use Plan would be sufficient to channel market forces
to meet the development objectives of the community. In reality, certain
development needs cannot be met without public intervention. The
Economic Development chapter of the Plan focuses on the aspects of
Monticello’s future that require particular attention and action by the City.
These actions include:
f Attracting and retaining jobs
f Expanding the tax base
f Enhancing the economic vitality of Downtown
f Facilitating redevelopment
Attracting and Retaining Jobs
The creation and retention of jobs is one of the most important objectives
for Monticello. Jobs, particularly jobs with income levels capable of
supporting a family, are key to achieving many elements of Monticello’s
vision for the future.
f Jobs attract residents to the community. Jobs will pay a critical role in
creating the type of “move up” housing sought by the City.
f Jobs provide the income needed to support local business and
government services.
f Retention of businesses promote community stability by keeping jobs
and residents in Monticello.
The Community Context chapter of the Comprehensive Plan contains a
section on Employment. This section contains data about employment in
Monticello and of its residents. Among the key findings in this section are:
f While the community added nearly 5,000 people between 2000 and
2010 according to the U.S. Census, it only added 1,430 jobs according
to the Quarterly Census of Employment and Wages (QCEW). In 2010,
the community had 6,992 jobs according to the QCEW but 7,093
people in the labor force according to the Census.
4Economic Development
Chapter Contents
Attracting Jobs ............................4-1
Expanding the Tax Base ............4-3
Enhancing Downtown ...............4-5
Facilitating Redevelopment .....4-7
Development Strategies ...........4-7
4-2 | Economic Development City of Monticello
f The U.S. Census Bureau, Center for Economic
Studies’ OntheMap website shows that in 2010
4,597 people leave the community each day to
work, while 3,849 people come into the community
to work. Only 835 both live and work in the
community.
f Approximately 15% of residents in 2010 are
employed within the community. This has dropped
from 18% in 2002.
f As shown in Figure 4.1, 2012 data from the
Minnesota Department of Employment and
Economic Development (DEED) on their
mnprospector.com website shows that Monticello
is made up of a wide range of small to medium
sized employers. Only 10 employers have more
than 100 employees. Over half have fewer than
four (4) employees.
f Workers for Monticello businesses come primarily
from Monticello and the surrounding region.
Nearly 75% of people working in Monticello live in
Monticello, adjacent townships, or other places in
Wright and Sherburne counties (2010 OntheMap).
f Nearly 40% of Monticello residents work in
Hennepin County, with the largest percentage in
Minneapolis, Plymouth, and Maple Grove. Another
15% work elsewhere in Wright County, including
Buffalo and St. Michael.
f The 2007-2011 American Community Survey
(ACS) Census reported a mean travel time to work
of 28.5 minutes. This is up from the 2000 Census
travel time of 24 minutes. The mean travel time in
the 2007-2011 ACS was 29.7 minutes for Wright
County and 24.5 minutes for the region overall.
Background Reports
The City of Monticello conducts studies and assessments
as needed to help guide its economic development
efforts. The findings and recommendations of these
studies are summarized below with the most recent
provided first.
2010 Business Retention and Expansion Research (BR&E)
Report
Monticello’s Business Retention and Expansion (BR&E)
program was initiated by the City of Monticello, the
Monticello Chamber of Commerce and Industry,
DEED, and the University of Minnesota Extension. It
was also sponsored by over a dozen local businesses.
Through the BR&E program, 60 businesses were
visited. Findings from the visits and data analysis found:
f 78% of the visited businesses were locally owned
and operated.
f 20% of businesses were in manufacturing, 18% in
retail trade, and 13% in other services.
f The businesses employed over 1,600 full-time and
975 part-time employees, with a trimmed average
(an average where the low and high were discarded
to prevent skewing) of 15.38 full-time employees,
slightly down from 15.52 three years ago. The
firms also had a trimmed average of 7.76 part-time
employees, up from 6.96 three years ago.
f Most full-time employees are in manufacturing,
food and beverage, retail trade, and medical, while
part-time employees are in medical, retail trade,
and tourism/recreational services.
f Survey results indicated that the medical industry
is the highest employer in Monticello, followed by
retail trade and manufacturing.
f Businesses in the community are fairly stable with
about half expecting some type of change.
The BR&E identified four strategies aimed at helping
businesses become more profitable. Each strategy
was accompanied by a list of potential projects
intended to be ideas for the community to explore.
The implementation of the projects is intended to be
a collaborative effort among the various sectors of the
community. The four strategies identified included:
Number of
Establishments by SizeNumberPercent
1-4 Employees 25452.05
5-9 Employees 9719.88
10-19 Employees 6413.11
20-49 Employees 428.61
50-99 Employees 214.30
100-249 Employees 71.43
250-499 Employees 20.41
500-999 Employees 10.20
Figure 4-1: 2012 Total Establishments by Size
Economic Development | 4-32008 Comprehensive Plan ~ Updated 2013
f Improve Business Retention and Expansion
Through Technical and Development Assistance.
f Improve Labor Force Availability and Productivity.
f Improve Infrastructure to Help Move Goods,
Customers, and the Labor Force More Efficiently.
f Improve and Promote the Quality of Life in
Monticello.
During the 2013 comprehensive plan economic
development update process, it was noted that the 2010
Business Retention and Expansion Research strategies
were similar to the 2008 Development Strategies. The
review process identified the need to continue similar
strategies into the future.
Preceding the development of the 2008 Comprehensive
Plan an assessment was conducted by St. Cloud State
University to determine whether a bioscience park
should be established in Monticello. At that time the
bioscience industry was an economic development
focus statewide. While the attraction of a bioscience
business is not a particular focus of Monticello today,
there are findings of that study that can be useful to
consider in the overall development of economic
development strategies for the community.
Some of the Monticello’s strengths for attracting
businesses included:
f Land availability (compared to Metro Area).
f Access to major highways (I-94, U.S. 10 and STH
25).
f Regional growth of employment base.
f Development of local fiber optic system.
f Proximity to universities.
f Overall location.
f Expansive park system.
f Monticello Community Center.
Recommended business development activities that
apply to the attraction and retention of all businesses
include ensuring that there are sites suitable and
attractive to potential businesses available and ready
for development. The community should continue to
explore and establish partnerships with a variety of
stakeholders that can work together to support business
attraction and retention. This includes the identification
of funding sources which may be an incentive for
businesses locating in Monticello. When available the
City should participate in special tax zones that have
been made available at the state and federal level to
support business development and retention.
Expanding the Tax Base
A traditional objective of local economic development
planning is the expansion of the property tax base.
Under the current system of local government finance,
property taxes are the largest source of city revenue.
For this reason, it is an important aspect of economic
development planning in Monticello.
Understanding the Property Tax System
Effective strategies to promote the growth of the tax
base require a clear understanding of the property tax
system.
Property Valuation
There are three forms of property valuation. The
foundation of the property tax system is Estimated
Market Value. This amount is the value of a parcel
of property as set by the County Assessor. In some
circumstances, the State Legislature limits the amount
of Estimated Market Value that can be used for taxation.
These adjustments result in the Taxable Market Value.
The value used to calculate property taxes is Tax
Capacity. Tax Capacity Value is a percentage of Taxable
Market Value. The percentage factors are set by the
State Legislature and vary by class of property.
Changes in the Tax System
Traditional economic development theory seeks
commercial and industrial development as a means of
building tax base. Historically, the system supported
this approach. A dollar of estimated market value of
commercial-industrial property carried a higher tax
capacity value than residential property. Over the past
twelve years, tax “reforms” by the State Legislature have
changed this situation.
4-4 | Economic Development City of Monticello
Industrial Retail Office Single Townhome Apt
Acres 10 10 10 10 10 10
Coverage 30%30%30%3 6 12
Development (SF or Units)130,680 130,680 130,680 30 60 120
EMV per SF or Unit 65 80 100 400,000 250,000 150,000
EMV 8,494,200 10,454,400 13,068,000 12,000,000 15,000,000 18,000,000
Tax Capacity 169,134 208,338 260,610 120,000 150,000 225,000
0
50,000
100,000
150,000
200,000
250,000
300,000
IndustrialRetailOfficeSingleTownhomeApt
Ta
x
C
a
p
a
c
i
t
y
V
a
l
u
e
Figure 4-3: Tax Capacity Comparison
0
50,000
100,000
150,000
200,000
250,000
300,000
350,000
400,000
450,00
1997 19981999200020012002 to 2012
Ta
x
C
a
p
a
c
i
t
y
V
a
l
u
e
Figure 4-2: Changes in Tax Capacity Value - Commercial/Industrial
Economic Development | 4-52008 Comprehensive Plan ~ Updated 2013
The chart in Figure 4-2 shows how legislative changes
have reduced the tax base created by commercial-
industrial development. This chart is based on the
tax capacity value for $3,000,000 of Taxable Market
Value. The legislative changes in the rates used to set
tax capacity mean that this property produced 56% less
tax base in 2012 than in 1997.
This trend takes on additional meaning when compared
to other classifications of property. Figure 4-3
compares the tax capacity value for the primary forms
of development in Monticello. The valuations in this
chart are based on assumptions about the density
of development and estimated market value of new
development. Changes in these assumptions will alter
the results.
This chart clearly illustrates the current reality for
economic development strategies. All forms of
development contribute tax base to the community.
It is risky placing too much weight on one type of
development for tax base growth. In addition, cities
do not control the critical elements of the tax system.
Changes in the system lead to unanticipated results at
the local level.
Tax base growth has implications that are unique
to Monticello. The chart in Figure 4-4 shows the
distribution of taxes payable in 2011. Utilities, likely
largely Xcel Energy, contributes about one-third of
the City’s taxes, while both commercial/industrial and
residential uses contribute 28% each.
Enhancing Downtown
Maintaining a successful Downtown is an important
element of the economic development plan for
Monticello. Downtown is a key business district
providing goods, services, and jobs for the community.
Downtown is unlike any other business district because
of its unique role in Monticello’s identity and heritage.
The Land Use chapter describes plans, policies, and
strategies related to Downtown Monticello. Downtown
is part of the Economic Development chapter because
of the likelihood that city actions and investments
will be needed to achieve community objectives for
Downtown. This intervention may include:
f Public improvements to provide services or to
enhance the Downtown environment.
f Provision of adequate parking supply.
f Acquisition of land.
f Preparation of sites for development.
f Removal of other physical and economic barriers
to achieve community objectives.
These actions may require the use of tax increment
financing, tax abatement, or other finance tools
available to the City.
In 2011, the City of Monticello conducted a retail market
study for Downtown Monticello. The report, Embracing
Downtown Monticello, has been incorporated in the
Comprehensive Plan as an appendix and serves as a
resource for the implementation of the Comprehensive
Plan. The study included many components including
an identification and analysis of existing businesses,
evaluation of shopping areas that are competition for
Downtown, a survey of customers, delineation of the
trade area, and the establishment of market demand
for various businesses.
Figure 4-4: Distribution of 2011 Taxes Payable
Public Utility
9,707,817
50%
Residential Homestead
3,470,090
18%
Commercial/Industrial
4,787,530
24%
All Other
1,614,256
8%
4-6 | Economic Development City of Monticello
Some findings of the study included:
f Downtown Monticello enjoys a strategic location
between the Mississippi River and I-94. This
focuses traffic on TH-25 resulting in traffic counts
higher in Downtown than south of I-94
f Due to physical barriers created by the Mississippi
River and I-94, about one-third of Downtown and
secondary trade area shoppers must pass through
Downtown Monticello to reach the shopping areas
south of I-94.
f Downtown has the largest concentration of
shopping goods stores and restaurants.
f Downtown’s trade area population was estimated at
93,500 in 2010 and is projected to have an annual
growth rate of 2.2%.
f Monticello’s large anchor stores (Cub Foods,
SuperTarget, Walmart, and Home Depot) create
a secondary trade area. The population of the
combined Downtown and secondary trade areas
was 127,190 in 2010.
f CentraCare Health System, with 25 beds and 600
employees has established Monticello as a regional
medical center.
f Increased residential development stimulates
increased commercial development. The recent
economic conditions have slowed residential
development, thus resulting in reduced tenant
demand for retail space.
f Additional retail space in Downtown Monticello
can be supported by the trade area population. A
range of store types can be considered including
shopping goods, convenience goods, and food
establishments. Downtown’s existing wide variety
of services limits potential future opportunities.
However, market research indicates that Monticello
could support additional medical practices.
Figure 4-5: Embracing Downtown Monticello Primary and Secondary Trade Areas
Economic Development | 4-72008 Comprehensive Plan ~ Updated 2013
Facilitating Redevelopment
The Comprehensive Plan seeks to create a place where
land use plans, policies, and controls work together
with private investment to properly maintain all
properties in Monticello. It is recognized that this
approach may not succeed in all locations. Despite
the best plans and intentions, properties may become
physically deteriorated and/or economically inviable. In
such places, city intervention may be need to facilitate
redevelopment and prevent the spread of blight. This
intervention may include:
f Acquisition of land.
f Preparation of sites for development.
f Construction or reconstruction of public
improvements.
f Provision of adequate parking supply.
f Remediation of polluted land as needed.
f Removal of other physical and economic barriers
to achieve community objectives.
These actions may require the use of tax increment
financing, tax abatement, or other finance tools
available to the City.
Development Strategies
The following strategies will be used to implement
the Comprehensive Plan in the area of Economic
Development:
1. The City must use the Comprehensive Plan
to provide adequate locations for future job-
producing development (Places to Work).
2. The City should adhere to the Comprehensive Plan
to encourage stable business setting and promote
investment and expansion of facilities.
3. The City should coordinate utility planning
and manage other development to ensure that
expansion areas are capable of supporting new
development in a timely manner.
4. The City will continue to work with existing
businesses to maintain an excellent business
environment, retain jobs, and facilitate expansions.
5. In addition to assisting business seeking to locate
in Monticello, the City should actively target and
market to businesses which will be a supplier,
customer or collaborative partner to existing
businesses within the community.
6. The City should target and market to businesses
which would benefit from Monticello’s utility and
communications infrastructure.
7. The City will work with the CentraCare Health
System to ensure the retention and to promote the
expansion of health care services in Monticello.
8. The City will use the Comprehensive Plan to
maintain and enhance the quality of life in
Monticello as a tool for attracting businesses and
jobs.
£¤10 £¤10
Æÿ25
!(14
!(11
!(43
!(50
!(68
!(5!(81
§¨¦
94
Æÿ25
!(75
!(18
!(117
!(3 9
!(106
!(37!(1 3 1
0 0.5 10.25
Miles-
June 9, 2014Data Source: MnDNR, Sherburne County, Wright County, and WSB & Associates. Land Use Plan
Amended by City Council Resolution 2014-062, June 9, 2014
Legend
Places to Live
Places to Shop
Places to Work
Places to Recreate
Places for Community
Downtown
Mixed Use
Interchange Planning Area
Urban Reserve
Infrastructure
Rivers and Streams
Public Waters Inventory
Wetlands (National & Public Waters Inventories)
Potential Greenway
Potential Interchange
Future Bridge
Existing Arterial or Collector Road
Proposed Arterial or Collector Road
Powerline
Monticello City Boundary
Orderly Annexation Area
Destination for Innovation
1.
5.
9.
3.
7.
11.
2.
6.
10.
12.
4.
8.
PID
Updated: 8/2015
Owner Size (Acres)2013 TaxesZoning
John Uphoff
juphoff@wsbeng.com
(763) 267-2942
Properties for Sale
Guided Industrial
Source: Esri, DigitalGlobe, GeoEye, i-cubed, USDA, USGS, AEX, Getmapping,
Aerogrid, IGN, IGP, swisstopo, and the GIS User Community
Legend
Privately Owned Properties - Guided Industrial
City Owned Properties - Guided Industrial
1.2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
155-194-000-010City of Monticello 10.87 $0.00I-1
155-191-000020City of Monticello 1.83 $0.00I-1
155-223-000010City of Monticello 5.28 $0.00I-1
155-194-000010City of Monticello 4.99 $0.00I-1
155-194-000020City of Monticello 6.67 $0.00I-1
155-171-000050City of Monticello 16.1 Dev$0.00I-1
155-194-000040City of Monticello 5.01 $0.00I-1
155-185-000010
155-171-000060
City of Monticello
City of Monticello
2.32
13.67
$0.00
$0.00
I-1
A-0
155-018-003020Kenneth & Teresa Spaeth 4.39 $4,452.00I-2
John Uphoff
juphoff@wsbeng.com
(763) 267-2942
Properties for Sale
Guided Industrial
155-143-001020 Monticello Industrial Park Inc
Schultz & Schupp LLC
7.25
1.18
$4,164.00
$3,302.00
IBC
I-1155-038-001060
IEDCAgenda:03/01/16
1
6.ConsiderationtoreviewthedraftNorthwestMonticelloInterchangeLandUseStudy
A.REFERENCE&BACKGROUND:
TheIEDCisaskedtoreviewprovidecommentonthedraftlandusestudyforthearea
currentlydesignated“interchangeplanningarea”withintheCity’sadoptedComprehensive
Plan.
AstheIEDCmayrecall,thelanduseanalysisofthe“interchangeplanningarea”isdrivenby
theCityCouncil’sdirectiontocompleteanoverallanalysisofinterchangepotentialinthe
NorthwestMonticelloarea.TheCity’sengineeringfirm,WSB&Associates,received
Councilapprovaltocompleteaninterchangestudy,whichwillultimatelyyieldinformation
onwhereawesterninterchange(orinterchanges)willbelocated.Aconceptual
understandingoflanduseintheareaisrequiredtocompletetheinterchangesitinganalysis
andtoMnDOTandFederalHighwayAdministration’sreviewoftheinterchangelocations.
Inshort,landuseconceptsareneededtosupportdevelopingtheprimealternativefor
interchangelocation.
NAChasthereforepreparedananalysisofconceptuallanduseforthe“interchangeplanning
area”inNorthwestMonticello.Theanalysisincludesfouralternativeinterchangescenarios.
Atthistime,anamendmenttotheComprehensivePlanisnotpartofthescopeofthis
analysis.Rather,thestudyillustrateslandusealternativesforthepurposeofanalyzing
interchangelocations.Atthetimeaninterchangelocationisidentified,thestudyand
conceptswouldserveasthebasisforfuturecomprehensiveplanamendmentstoboththe
LandUseandTransportationsectionsoftheplanwhennecessary.
B.ALTERNATIVEACTIONS:
AnalysisprovidedforcommentandfeedbacktobringforwardtoPlanningCommissionand
Council.
C.STAFFRECOMMENDATION:
Noneatthistime.
D.SUPPORTINGDATA:
DraftNorthwestMonticelloInterchangeLandUseStudy
Introduction
Thisreportiswritteninsupportofthelanduseplancomponentofthe
NorthwestMonticelloInterchangeStudy,anefforttodocumentandanalyzethe
potentialforinterchangelocationswithInterstate94servingthenorthwest
portionofthecommunity.Thestudyincludestwosuchpotentiallocations
(County39andOrchardRoad),andexamineswhetheroneortheotherof
theselocations,orboth,orneitherarejustified,andhowtheiradditiontothe
areawouldimpacttheregionaltransportationsystem.
TheareaiscurrentlyincludedintheMonticelloComprehensivePlan,butis
designatedforfuturestudy.ThePlandoesnotdirectanyspecificlanduse.
ProjectLocationMap
Thelandusecomponentaddresseshowalternativelocationsforan
interchangewouldaffectlanduseprojectionsandassumptions,aswellashow
thosegrowthexpectationswouldbeexpectedtoimpactinterchangeviability.
Asnotedabove,withtwopotentiallocations,therearefourpossiblescenarios:
OrchardRoadorCounty39interchangesalone,bothinterchangelocations,or
neitherlocation.
Process
Theprojectcommencedwitharoundofinterviewsanddiscussionwithstaff,
andmembersofvariouscityofficialgroups,includingtheCityCouncil,
PlanningCommission,EconomicDevelopmentAgency,andtheIndustrialand
EconomicDevelopmentCommittee.Meetingswereheldduringmid-December
of2015.Thesegroupsraisedanumberofpotentialissuesandgoalsforthe
interchangestudy,includingawiderangingassortmentofoptionsandland-
userelatedimpacts.
Inadditiontotheinterviewsandfocusgroupdiscussions,staffundertookan
inventoryofexistinglandusesandlanduseregulationsinthestudyarea.The
studyareaincludeslandwithintheMonticelloOrderlyAnnexationArea,as
wellasportionsofthewestsideoftheCityofMonticello.
ExistingLandUse.WithintheOrderlyAnnexationArea,thepredominantland
usepatternisagricultural,althoughlimitedareashavebeendevelopedwith
rural-residentialneighborhoods.Suchneighborhoodslienearbothproposed
interchangelocations,andwillbeaffectedbyeitherinterchangeconstruction,
traffic,and/orconnectionstothelocaltransportationnetwork.Nearthe
OrchardRoadlocationisascatteredcollectionofruralcommercialuses,
includingalandscapenursery.
MonticelloComprehensivePlan–FutureLandUseMap
TheBertramChainofLakesregionalpark,currentlyunderplanningand
development,liesatthesouthwestedgeofthestudyarea.Itisconnected
directlytothepotentialCSAH39overpasslocationalongthatCountyHighway.
ItisalsoexpectedtobeconnectedtotheOrchardRoadoverpass,pendinglong-
termdevelopmentoftheareaandneededcollectorroadadditions.
WithintheCitylimits,theXcelnucleargeneratingplantliesatthenorthwest
edgeofthestudyarea,nearOrchardRoad.TheOrchardRoadlocationalso
connectstoaballfieldcomplexandotherurbanlandusesonthewestsideof
thecommunity.
TheCounty39locationincludesthewestterminusofChelseaRoad,which
servesasacollectorroadsouthoftheI-94throughmuchofthecommunity.
Landusesinthisimmediateareaincludebusinessandindustrialusessouth
ofthefreeway,andlowtomid-densityresidentialuseseastofthefreeway.At
thenortheastcornerofCounty39andfreewayliestheMonticelloCountry
Clubgolfcourse,specificallyitsdrivingrangeandparkinglotarea.
ProjectAreaAerialPhoto-Google
LandCover.Withinthestudyarea,thelandcoveriscomprisedofthe
developedareamentionedabove,includingalargeareaofagricultural
productionareaintheMOAA.Theareaalsoincludesanumberofwetland
complexes,andafewlargerareasofextensivetreecover.OtterCreekdrains
theBertramChainofLakesparkareaneartheCounty39overpass.
NaturalResourcesInventory–MinnesotaLandCoverClassificationSystem
Source:WSB
Mostsignificantly,theCityhasidentified(initsNaturalResourcesInventory)a
naturalresourcecorridorthattransectsthestudyareafromsoutheastto
northwest.TheCity’sParksandOpenSpacePlanutilizesthisresourceasa
majorpreservationandpathwaycorridorasafuturedevelopmentroutefor
recreationalpurposes.
ParksandPathwaysSystemPlan
Source:NAC
IssueIdentification.
Thepurposeofidentifyingissuesofthevariousalternativesistoensurethat
theCity’slong-rangeplanningfortransportationandlandusemakeadequate
considerationforasmanyissuesaspossible.Thisphaseofthestudyfound
thefollowingissuestobeconsideredindevelopinglandusescenarios:
InfrastructureIssues
•Utilityinfrastructureinvestmentscurrentlyinplace
•Utilityinfrastructurecapacity,andlimitsofservicearea
•Regionaltransportationnetworkforconnectiontonewroadways–
whatisinplace,andwhatnewneedswouldbe
•Potentialrivercrossingoptions
•ParkandPathwayplanningandcorridors–preservationand
enhancements
•Optionsandimpactsforfartherorlonger-rangeinterchange
locationsandconnections
LandUseIssues
•ExistingruralresidentialareasnorthofCSAH39near94
•ExistingruralresidentialareasouthofOrchardRoadalong
Cameron
•Existingurbanresidentialareaeastof94alongGolfCourseRd
•ProximityofMontiGolfClubtointerchangeat39
•ProximityofXcelplanttoOrchardRoadinterchange
•ProximityofXcelballfieldstoOrchardRoadinterchange
•Landownershippatterns–Xcel,banks,bankrupts,fewlarge
ownerswithnewdevelopmentinterestsv.manysmallownerswith
existingdevelopment
•Proximityand/orgatewaytoBCOL
•Development/redevelopmentofOsowski/nurseryarea
•Transitionstoruralareasatperimeter
•Balancingand/orimpactsofaddedC/IonotherexistingC/Iin
otherareasofCity–prosandcons
•Impactsofpotentialsolarfarmdevelopment
•PossibleimpactsfromSherburneCountyRRdevelopment
EnvironmentalIssues
•OtterCreekrouteandfloodwayimpacts
•BCOLbufferingandimpacts
•NaturalResourcecorridorthroughformerSilverSpringssite
•Protectionofprimenaturalwetlandarea(s)
•DrainagewaysthroughSilverSpringsarea
•SignificanttreecovernearOrchardRoadinterchangearea
•PotentialimpactsonMississippiRiver?
PublicPolicyIssues
•Potentialeconomicdevelopmentaspects–newdevelopmentv.
trafficdistributionimpacts
•Timingandimpactsondevelopmentofotherlocationswithfuture
paymentsforotherinfrastructure(CSAH18interchange;Fallon
Avenue;etc.)
•Growthmanagementpolicyimpacts–paceandqualityof
development,etc.
PoliciesandPrinciples
UponcompletionoftheIssuesIdentification,NAChasworkedwithcityofficials
andstafftoestablishplanprioritiesandgoalsforCitygrowth,landuse,and
transportationintheInterchangeStudyArea.APolicyPlanthatidentifies
thesestatedgoalsalongwithpolicystatementsaimedatachievingthesegoals
willbeproduced.
Thegoalsandpolicieswillbeformattedtocomplementthestructureofthe
currentComprehensivePlan,however,formalComprehensivePlan
amendmentswouldoccuroncefinalagencydecisionaremaderelatedtothe
developmentofnewinterchangelocationsasaseparateproject.
Thepublishedpolicieswillgivethecommunityasolid,defensiblebasisfor
approvingorrejectingproposeddevelopmentrequests.Similarly,prioritizing
theCity’sresourcescanbestbeaccomplishedwhenthegoalsareclear.The
policiesandprinciplesguidingthelanduseanalysisareasfollows:
•MaintainComprehensivePlanpreferencesforhigh-qualitydevelopment
inallcategories
•Addresstransitionsbetweenlanduses
•Addresstrafficgenerationimpactsonexistingdevelopment
•Addresslong-termimpactsofno-interchangeoption
•PlanformoreextensiveCompPlanamendmentprocesspendingoutcome
ofInterchangeStudyrecommendations
•AccountforlanduseintensityimpactsofNaturalResourceconditions
•Prepfutureplanforfinancialimpacts,includingcollateralinfrastructure
demands
ConceptPlanning
Withtheestablishmentoftherelevantlandusepolicies,thestudyprocess
undertakesananalysistodeveloplanduseplansforthevariousalternative
interchangelocations.
Itshouldbenotedthatallconfigurationsareforillustrationpurposesonly,and
donotrepresentfinallocations,actualinterchangedesignoptionsorother
designaspects.Theintentionismerelytoidentifytheimpactsofan
interchangeinthegeneralareashownontheconceptplan.
Thelandusequantitiesexemptrightsofway,significantenvironmental
features(includingthenaturalresourcescorridor)andwetlandsfromtheland
supplycalculations.Theremaybeotherfactorsthatwouldaffecttheactual
developablelandsupply.
ConceptPlan1
ThisconceptshowsaproposedconfigurationoftheOrchardRoadinterchange
location.Thelandusepatternidentifiesaconcentrationofcommercialland
usesneartheinterchangeonbothsidesoftheinterstate.Aninterchangein
thislocationsupportsthepotentialforconnectiontoaMississippiRiver
crossingprovidingaccesstoandfromSherburneCounty.Therivercrossing
optionispurelyconceptualatthispoint,andsignificantadditionalstudy
wouldbenecessarytodeterminethefeasibilityofsuchaplan.
Mediumdensityresidentialadjoinsthecommercialareatothewest,andthe
bulkoftheareaisshownaslowdensityresidential.Anareaofindustrial
wouldlieadjacenttothefreewayalonganewcollectorroadthatparallelsthe
interstate.ItisanticipatedthatlandusepatternssouthofCounty39would
remainlargelyastheyarecurrentlyplanned.
Netlandusequantitiestotalasfollows:
LowDensity(SingleFamily)Residential:1,040acres
MediumDensity(Attached)Residential:146acres
Commercial:193acres
Industrial:103acres
Concept1supportsagrossdevelopmentareaofapproximately1,985gross
acres,withabout1,482netdevelopableacres.Areasexcludedfromthegross
acreageincludemajorexistingorplannedrightsofway,wetlandsand
floodplains,areasofsignificantenvironmentalvalue,andthenaturalresources
corridoridentifiedintheCity’sNaturalResourcesInventory.
Thelanduseplananticipatesstrongpressureforcommercialdevelopment
neartheOrchardRoadinterchange,includinganabsorptionoflandfor
commercialpurposestotheeast/northoftheinterchange.Withtheopeningof
thisareaforcommercial,industrialusescurrentlyplannedforthesouth
Highway25areaoftheCitywouldbecometheprimaryindustrialgrowth
location.Option1showsanareaofindustrial–likely“businesspark”typesof
uses,alongtheInterstate94frontage.
Mid-densityresidentialisshownintransitionsurroundingthecommercialarea
attheinterchange.Someofthismaybecomprisedofhigher-density
developmentcapitalizingonfreewayaccess.Lowerdensityresidential
developmentwouldoccupytheremainderofthegrowtharea.Thisplan
anticipatesagrowthpotentialofapproximately2,300singlefamilyhomesand
1,150attachedresidentialunitsintheConcept1subjectarea.
ConceptPlan2
ThisconceptshowsaproposedconfigurationattheCounty39interchange
location.Thelandusepatternidentifiesaconcentrationofcommercialland
usesneartheinterchangeonbothsidesoftheinterstate.Thegreatestchange
incurrentpatternwouldbeanexpectationthattheruralresidentialareanear
theinterchangelocationwouldseepressuretoredevelopinacommercial
pattern.Mediumdensityresidentialadjoinsthecommercialareatothewest
alongCounty39,andthebulkoftheareaisshownaslowdensityresidential.
Anareaofindustrialwouldlieadjacenttothefreewayalonganewcollector
roadthatparallelstheinterstate.Itisanticipatedthatlandusepatternssouth
ofCounty39mayseeadditionalpressuretoextendthecurrentindustrial
patternaswell.
Netlandusequantitiestotalasfollows:
LowDensity(SingleFamily)Residential:769acres
MediumDensity(Attached)Residential:115acres
Commercial:44acres
Industrial:155acres
Concept2supportsagrossdevelopmentareaofapproximately1,370gross
acres,withabout1,083netdevelopableacres.Areasexcludedfromthegross
acreageincludemajorexistingorplannedrightsofway,wetlandsand
floodplains,areasofsignificantenvironmentalvalue,andthenaturalresources
corridoridentifiedintheCity’sNaturalResourcesInventory.
Commercialdevelopmentwouldagainbeclusteredaroundtheinterchange
area.However,duetoexistingdevelopmentpatternsandenvironmental
conditions,alongwithproximitytotheHighway25commercialcorridor,this
planassumesthatamuchlowerlevelofpressureforcommercialacreage
wouldoccur.
AslightlyexpandedindustrialcorridorisforeseenbetweentheCounty39
interchangeandtheOrchardRoadoverpass,relyingontheparallelcollector
pattern,butwithoutpressureforcommercialatOrchardRoad,asinthe
patternshowninConcept1.
Thedistancestotheinterchangelocationconstrictthelikelydevelopmentarea,
atleastintheforeseeablefuture,thus,residentialgrowthareasareless,and
primarilydrivenbyproximitytotheBertramChainofLakesparkarea,lessso
byinterchangeaccess.Thelandusepatternsanticipateapproximately1,690
singlefamilyhomes,and900attachedunits,atotalof2,590units.
ConceptPlan3
ThisconceptshowsaproposedconfigurationofboththeOrchardRoadandthe
County39location.Thelandusepatternidentifiesaconcentrationof
commerciallandusesnearbothinterchangelocationsonbothsidesofthe
interstate.Itislikely,withthisscenario,thattheOrchardRoadlocationwould
alsosupportasignificantincreaseinindustriallanduses,whichinturnwould
supportadditionalcommercialnotanticipatedwitheitherofthefirsttwo
concepts.AswithConcept1,theOrchardRoadinterchangeaccommodates
thepotentialforaconnectiontoarivercrossinglocation,intheeventsucha
projectweretooccur.
Mediumdensityresidentialadjoinsthecommercialareatothewestalong
County39,andtheremainderoftheareaisshownaslowdensityresidential.
Anareaofindustrialwouldlieadjacenttothefreewayalonganewcollector
roadthatparallelstheinterstate.
Netlandusequantitiestotalasfollows:
LowDensity(SingleFamily)Residential:940acres
MediumDensity(Attached)Residential:126acres
Commercial:247acres
Industrial:303acres
Concept3supportsagrossdevelopmentareaofapproximately2,246gross
acres,withabout1,616netdevelopableacres.Areasexcludedfromthegross
acreageincludemajorexistingorplannedrightsofway,wetlandsand
floodplains,areasofsignificantenvironmentalvalue,andthenaturalresources
corridoridentifiedintheCity’sNaturalResourcesInventory.
Withbothinterchangelocationsinplace,agreatlyexpandedserviceareais
foreseen,extendingfartherwestandnorthwest.Theplananticipates
occupyingmuchoftheOrchardRoadareawithcommercial,andanexpanded
industrialpatterntothenorth.CommercialusesareanticipatedintheCounty
39area,duetothenatureofinterchangelandusepressure.
Thispatternwouldlikelyhaveasignificantimpactonotherareasinthecity
currentlysetasidefortheselanduses.Itispossiblethatsomeoftheareas
proposedforcommercialmightbesuitableforindustrialaswell.These
decisionswouldneedtobeexaminedatthetimetheCityconsidersmore
formalComprehensivePlanamendmentsandzoningpatterns.
ThisConceptanticipatesaresidentialgrowthareaaccommodating
approximately2,070singlefamilyunits,and980attachedunits.
ConceptPlan4
Concept4isa“nointerchange”option,andexaminesthelikelydevelopment
scenarioifaccesstotheinterstateremainsasis,withtheonlyinterchangesat
TH25andCSAH18.Thislandusepatternwouldconsistprimarilyof
residentiallanduses.Duetorestrictedmajoraccesstotheeast,requiringthe
useofCounty39toanypointintheCity’scommercialareas,commercial
and/orindustrialusesintheareawouldbehighlylimited.
TheprimarydrawtotheareawouldberesidentialproximitytotheBertram
ChainofLakesparkarea.Thislandusefeaturewouldbeattractiveprimarily
toaresidentialdevelopmentpattern.Thelandusepatternanticipatessingle
familyresidentialtobethedominantlanduse,withmediumdensityalong
County39,northofthepark.
Netlandusequantitiestotalasfollows:
LowDensity(SingleFamily)Residential:___acres
MediumDensity(Attached)Residential:___acres
ThegrossdevelopmentareainthisconceptissimilartoConcept2,
approximately1,300acres,andabout1,090netacresofnewdevelopment.
Areasexcludedfromthegrossacreageincludemajorexistingorplannedrights
ofway,wetlandsandfloodplains,areasofsignificantenvironmentalvalue,and
thenaturalresourcescorridoridentifiedintheCity’sNaturalResources
Inventory.
Asnoted,thelandusepatternisexclusivelyresidential.Totalunitcount
wouldbeapproximately____singlefamilyunitsand___attachedunits.
Bertram Lake
Birch
Long Lake
Mud Lake
Unnamed
First Lake
¬«25
Interchange Map Option #1
Legend
Proposed Roads
Existing Roads
Concept Greenway (1000 Ft. Corridor)
Wet Areas (Lakes, Rivers, Wetlands)
Parcels
Source: NAC, Inc., WSB & Assc., Wright County
Proposed Land Uses
Commercial
Industrial
Medium Density Residential
Single Family Residential
City Boundary
Existing Land Uses
Commercial
Industrial
Parks and Open Space
Single Family Residential 1,499 Ac.Medium Density Residential 223 Ac.Commercial 248 Ac.Industrial 116 Ac.
Gross Land Use Acres:
Net Land Use Acres (excludes wet areas, greenway & ROW, but incorporates land where existing roads may be removed):
February 8, 2016
0 0.5 10.25 Miles Ü
Mississippi
Riv er
§¨¦94
Single Family Residential 1040 Ac.Medium Density Residential 146 Ac.Commercial 193 Ac.Industrial 103 Ac.
Interchange Area
Bertram Lake
Birch
Long Lake
Mud Lake
Unnamed
First Lake
¬«25
Interchange Map Option #1
Legend
Proposed Roads
Existing Roads
Concept Greenway (1000 Ft. Corridor)
Wet Areas (Lakes, Rivers, Wetlands)
Parcels
Source: NAC, Inc., WSB & Assc., Wright County
Proposed Land Uses
Commercial
Industrial
Medium Density Residential
Single Family Residential
City Boundary
Existing Land Uses
Commercial
Industrial
Parks and Open Space
Single Family Residential 1,499 Ac.Medium Density Residential 223 Ac.Commercial 248 Ac.Industrial 116 Ac.
Gross Land Use Acres:
Net Land Use Acres (excludes wet areas, greenway & ROW, but incorporates land where existing roads may be removed):
February 8, 2016
0 0.5 10.25 Miles Ü
Mississippi
Riv er
§¨¦94
Single Family Residential 1040 Ac.Medium Density Residential 146 Ac.Commercial 193 Ac.Industrial 103 Ac.
Interchange Area
94
39
AETNA
75
25
9 0 T H
BROADWAY
120TH
127TH
RIVER
4TH
3RD
CHELSEA
ELM
6TH
PINE
C
A
M
E
R
O
N
BRIARWOOD
7TH
CEDAR
10 0 TH
SCHOOL
LINN
DUNDAS
M
A
R
V
I
N
MAPLE
WALNUT
PARK PLACE
PRAIRIE
SANDY
GOLF COURSE
EDMONSON
110TH
119TH
5TH
SAVANNAH
1 1 6 T H
A
F
T
ON
DALTON
97TH PRESCOTT
MI
N
N
E
S
OTA
DEEGAN
H
E
D
M
A
N
102ND
R E D F O R D
PALM
SANDBERG
I N N S B R O O K
ALPINE
C
H
A
M
B
E
R
L
A
I
N
FRONT
W
E
S
T
O
N
FAIRWAY
PINE ST TO WB I94
W O O D S I D E
VINE
FA R M S T E A D
99 T H
KEVIN LONGLEY
PINE ST TO EB I94
SPRUCE
BRENTWOOD
HILLTOP
HILLCREST
MATTHEW
CRAIG
OTTERCREEK
HAYWARD
M
A
R
V
I
N
E
L
W
O
O
D
OAK
1 2 4 T H
OAKWOOD
KAMPA
CROCUS
LOCUST
KENNETH
DARROW
SU
M
MIT
OAKVIEW
LOCUST
CEDAR
VINE
RIVER
94
5TH
7TH
DALTON
MINNESOTA
25
RIVER
Bertram Lake
Birch
Long Lake
Mud Lake
Unnamed
First Lake
Interchange Map Option #2
Legend
Proposed Roads
Existing Roads
Concept Greenway (1000 Ft. Corridor)
Wet Areas (Lakes, Rivers, Wetlands)
Parcels
0 0.5 10.25 Miles Ü
Source: NAC, Inc., WSB & Assc., Wright County
City Boundary
Existing Land Uses
Commercial
Industrial
Parks and Open Space
Single Family Residential 940 Ac.Medium Density Residential 123 Ac.Commercial 123 Ac.Industrial 184 Ac.
Gross Land Use Acres:
Single Family Residential 769 Ac.Medium Density Residential 115 Ac.Commercial 44 Ac.Industrial 155 Ac.
Net Land Use Acres (excludes wet areas, greenway & ROW, but incorporates land where existing roads may be removed):
Proposed Land Uses
Medium Density Residential
Single Family Residential
Commercial
Industrial
§¨¦94
Mississippi
Riv er
¬«25
Interchange Area
94
39
AETNA
75
25
9 0 T H
BROADWAY
120TH
127TH
RIVER
4TH
3RD
CHELSEA
ELM
6TH
PINE
C
A
M
E
R
O
N
BRIARWOOD
7TH
CEDAR
10 0 TH
SCHOOL
LINN
DUNDAS
M
A
R
V
I
N
MAPLE
WALNUT
PARK PLACE
PRAIRIE
SANDY
GOLF COURSE
EDMONSON
110TH
119TH
5TH
SAVANNAH
1 1 6 T H
A
F
T
ON
DALTON
97TH PRESCOTT
MI
N
N
E
S
OTA
DEEGAN
H
E
D
M
A
N
102ND
R E D F O R D
PALM
SANDBERG
I N N S B R O O K
ALPINE
C
H
A
M
B
E
R
L
A
I
N
FRONT
W
E
S
T
O
N
FAIRWAY
PINE ST TO WB I94
W O O D S I D E
VINE
FA R M S T E A D
99 T H
KEVIN LONGLEY
PINE ST TO EB I94
SPRUCE
BRENTWOOD
HILLTOP
HILLCREST
MATTHEW
CRAIG
OTTERCREEK
HAYWARD
M
A
R
V
I
N
E
L
W
O
O
D
OAK
1 2 4 T H
OAKWOOD
KAMPA
CROCUS
LOCUST
KENNETH
DARROW
SU
M
MIT
OAKVIEW
LOCUST
CEDAR
VINE
RIVER
94
5TH
7TH
DALTON
MINNESOTA
25
RIVER
Bertram Lake
Birch
Long Lake
Mud Lake
Unnamed
First Lake
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping,Aerogrid, IGN, IGP, swisstopo, and the GIS User Community
Interchange Map Option #2
Legend
Proposed Roads
Existing Roads
Concept Greenway (1000 Ft. Corridor)
Wet Areas (Lakes, Rivers, Wetlands)
Parcels
0 0.5 10.25 Miles Ü
Source: NAC, Inc., WSB & Assc., Wright County
City Boundary
Existing Land Uses
Commercial
Industrial
Parks and Open Space
Single Family Residential 940 Ac.Medium Density Residential 123 Ac.Commercial 123 Ac.Industrial 184 Ac.
Gross Land Use Acres:
Single Family Residential 769 Ac.Medium Density Residential 115 Ac.Commercial 44 Ac.Industrial 155 Ac.
Net Land Use Acres (excludes wet areas, greenway & ROW, but incorporates land where existing roads may be removed):
Proposed Land Uses
Medium Density Residential
Single Family Residential
Commercial
Industrial
§¨¦94
Mississippi
Riv er
¬«25
Interchange Area
94
39
75
A
E
T
N
A
BROADWAY
25
9 0 T H
120TH
127TH
4TH
RIVER
3RD
CHELSEA
ELM
6TH
PINE
C
A
M
E
R
O
N
7TH
BRIARWOOD
10 0 TH
CEDAR
LINN
M
A
R
V
I
N
DUNDAS
MAPLE
WALNUT
PARK PLACE
PRAIRIE
SANDY
GOLF COURSE
110TH
119TH
5TH
SAVANNAH
EDMONSON
1 1 6 T H
A
F
T
ON
DALTON
PRESCOTT
MI
N
N
E
S
OTA
H
E
D
M
A
N
PALM
SANDBERG
I N N S B R O O K
R E D F O R D
ALPINE
C
H
A
M
B
E
R
L
A
I
N
FRONT
W
E
S
T
O
N
FAIRWAY
PINE ST TO WB I94
W O O D S I D E
VINE
99 T H
KEVIN LONGLEY
PINE ST TO EB I94
SPRUCE
BRENTWOOD
HILLTOP
HILLCREST
MATTHEW
102ND
CRAIG
OTTERCREEK
HAYWARD
M
A
R
V
I
N
E
L
W
O
O
D
OAK
1 2 4 T H
OAKWOOD
KAMPA
CROCUS
LOCUST
CHESTNUT
KENNETH
DARROW
SU
M
MIT
OAKVIEW
LOCUST
CEDAR
VINE
RIVER
94
5TH
7TH
DALTON
MINNESOTA
25
RIVER
Bertram Lake
Birch
Long Lake
Mud Lake
Unnamed
First Lake
Interchange Map Option #3
Legend
Proposed Roads
Existing Roads
Concept Greenway (1000 Ft. Corridor)
Wet Areas (Lakes, Rivers, Wetlands)
Parcels
§¨¦94
¬«25
Mississippi
Riv er
Source: NAC, Inc., WSB & Assc., Wright County
Proposed Land Uses
Commercial
Industrial
Medium Density Residential
Single Family Residential
City Boundary
Existing Land Uses
Commercial
Industrial
Parks and Open Space
February 8, 2016
0 0.5 10.25 Miles Ü
Single Family Residential 941 Ac.Medium Density Residential 127 Ac.Commercial 249 Ac.Industrial 303
Net Land Use Acres (excludes wet areas, greenway & ROW, but incorporates land where existing roads may be removed):
Interchange Area
Single Family Residential 1,235 Ac.Medium Density Residential 140 Ac.Commercial 405 Ac.Industrial 466
Gross Land Use Acres:
94
39
75
A
E
T
N
A
BROADWAY
25
9 0 T H
120TH
127TH
4TH
RIVER
3RD
CHELSEA
ELM
6TH
PINE
C
A
M
E
R
O
N
7TH
BRIARWOOD
10 0 TH
CEDAR
LINN
M
A
R
V
I
N
DUNDAS
MAPLE
WALNUT
PARK PLACE
PRAIRIE
SANDY
GOLF COURSE
110TH
119TH
5TH
SAVANNAH
EDMONSON
1 1 6 T H
A
F
T
ON
DALTON
PRESCOTT
MI
N
N
E
S
OTA
H
E
D
M
A
N
PALM
SANDBERG
I N N S B R O O K
R E D F O R D
ALPINE
C
H
A
M
B
E
R
L
A
I
N
FRONT
W
E
S
T
O
N
FAIRWAY
PINE ST TO WB I94
W O O D S I D E
VINE
99 T H
KEVIN LONGLEY
PINE ST TO EB I94
SPRUCE
BRENTWOOD
HILLTOP
HILLCREST
MATTHEW
102ND
CRAIG
OTTERCREEK
HAYWARD
M
A
R
V
I
N
E
L
W
O
O
D
OAK
1 2 4 T H
OAKWOOD
KAMPA
CROCUS
LOCUST
CHESTNUT
KENNETH
DARROW
SU
M
MIT
OAKVIEW
LOCUST
CEDAR
VINE
RIVER
94
5TH
7TH
DALTON
MINNESOTA
25
RIVER
Bertram Lake
Birch
Long Lake
Mud Lake
Unnamed
First Lake
Interchange Map Option #3
Legend
Proposed Roads
Existing Roads
Concept Greenway (1000 Ft. Corridor)
Wet Areas (Lakes, Rivers, Wetlands)
Parcels
§¨¦94
¬«25
Mississippi
Riv er
Source: NAC, Inc., WSB & Assc., Wright County
Proposed Land Uses
Commercial
Industrial
Medium Density Residential
Single Family Residential
City Boundary
Existing Land Uses
Commercial
Industrial
Parks and Open Space
February 8, 2016
0 0.5 10.25 Miles Ü
Single Family Residential 941 Ac.Medium Density Residential 127 Ac.Commercial 249 Ac.Industrial 303
Net Land Use Acres (excludes wet areas, greenway & ROW, but incorporates land where existing roads may be removed):
Interchange Area
Single Family Residential 1,235 Ac.Medium Density Residential 140 Ac.Commercial 405 Ac.Industrial 466
Gross Land Use Acres:
IEDCAgenda:03/01/16
1
7.Considerationof2016IEDCActionStatementplanning.(AS)
A.REFERENCEANDBACKGROUND:
TheIEDCOrganizational&MembershipGuidelinesrequiresthattheIEDCadoptanAction
Statementeachyear.
TheIEDCisprovidedtheattachedworksheetforfeedbackon2016ActionStatement
development.WorksheetsarerequestedfromIEDCmembersbyMarch15th,2016for
preparationofadraftActionStatementtobepresentedtotheIEDCatitAprilmeeting.
B.ALTERNATIVEACTIONS:
NONE
C.STAFFRECOMMENDATION:
Noneatthistime
D.SUPPORTINGDATA:
2015ActionStatementSummary
2016ActionStatementWorksheet
INDUSTRIAL&ECONOMICDEVELOPMENTCOMMITTEE
2015ACTIONSTATEMENT–2015SUMMARYOVERVIEW
MissionStatement:TheMonticelloIEDCwilladvocateindustrialandeconomicgrowthwithin
theCityofMonticellobypromotingawarenessandcommunicationeffortsonbehalfofthe
businesscommunity.
Objective:
TheIEDCisdedicatedtobeingpro-activeinfollowingtheguidelinesestablishedinthe
MonticelloComprehensivePlan.ItistheintentionoftheIEDCtoworkwithintheareas
identifiedbelowassupportingactionsandobjectives:
LandUse:
a.Continuetoproviderecommendationsinanadvisorycapacityonlandusematters
relatingtoindustrialandeconomicdevelopment.
b.Encouragethedevelopmentofplanningprocessforidentificationofathird
Monticello1-94interchangeandguidanceofsurroundinglanduse(Northwest
PlanningArea),includingindustriallanduses.
•TheIEDCwillprovidesupportthroughTACliaisononplanninginitiatives.
Foritems(a)and(b),theIEDCwillbeaskedtoparticipateinpubliccomment
componentsoftheinterchangeplanninglandusestudy,settobegininmid-
November,2015.
c.SupportcommunityqualityoflifeinitiativeswhichenhanceMonticello’s
comprehensiveplanobjectivesforhighqualitydevelopmentacrossthelanduse
spectrum,includingresidential,commercial,industrialandcivicuses.
•Supportthemarketinganddevelopmentofhigh-endandstep-upresidential
housingchoices.
•EncouragecontinuedplanningforathleticcomplexattheBertramChainoflakes
tofurtherrecreationandtourismrelatedbusinessdevelopment.
UpdatesonBCOLprojectgivenatperiodicpointsthroughtheyear;IEDChasnot
takenanactiveroleinsupportingtheproject.Theremaybeopportunitiesto
engageastheplanningfortheathleticparkcontinues.
IEDCmaywanttoexaminewaystostrengthenthetwoinitiativesabovefor2016.
Transportation:
a.ContinuetoleadtheCityinmovingforwardkeytransportationprojectswhich
supporteconomicdevelopmentbyparticipatingintheTransportationAdvisory
Committee.
•TheIEDCmemberrepresentativestoTACwillprovideareportonprojects,
including:
o TH25/CSAH75
o FallonAvenue
o SecondRiverCrossing
o WestInterchange
•TheIEDCtoproviderecommendationstoTACasnecessary
•TheIEDC’sTACrepresentativewillattendI-94Coalitionmeetingsand
provideupdatestotheIEDCandTAConI-94initiatives.
IEDChasbeenreceivingupdatesmonthlyregardingTACinitiatives.Asmajor
projectscontinueforward,IEDCmaybeaskedtotakeamoreformalroleor
positioninthediscussions.
IEDCtodiscusscommunicationengagementwithI-94CoalitionandHighway25
Coalitionfor2016.
EconomicDevelopment:
a.RecognizethecontributionsofMonticellomanufacturersthroughorganizationofand
participationinindustry-relatedevents.
•HostanannualIndustryoftheYeareventtoshowcaseanindustryof
excellence.
o TheIEDCwillseektobuildeventattendance,increasesponsorships
andengagespeakersrelevanttothemanufacturingcommunity.
Increaseinattendanceforthe2015event.
Needtoincreaseengagementbemembersinnominationactivityfor
2016.
•TheIEDCwillparticipateinMinnesotaManufacturingWeekeventsand
activities.
NoscheduledactivitybeyondIndustryoftheYearfor2015.
b.EncouragebusinessretentionwithinMonticello.
•IEDCwillsendlettersofwelcometonewandexpandingbusinesses.
LetterssentbyCitystaffonbehalfofIEDC.
•MarketMatchingwillreportonretentioneffortsthroughGreaterMSPand
itsownMonticellovisits.
Notinitiated.
•TheIEDCwillinitiateandplanmonthlyBreakfastw/Mayor&
Administratorevents.
o TheIEDCwillarrangemonthlybreakfastswiththeMayortoinclude
businessprofile(product/servicefocusandreach;employment;
growth,littleknowninterestingcompanyfacts)forusein
communications/mediareleaseandasIndustryofYearcandidate
nominationbackground
Nodesireonpartofcommunitytoparticipatein2015despiteefforts
toarrange.Examineotheroutreachopportunitiesfor2016.
c.Supporttherecruitmentofbusinesswhichfurtherthegoalsandobjectivesforthe
communityasguidedbytheComprehensivePlan.
•RecommendactionsasrelatedtoMarketMatchingeffortsinconjunction
withmonthlyMarketMatchingreports.
•SendIEDClettersofintroductiontoprospectsasdeterminedbyMarket
Matching/staff.
Continuethisgoalforwardin2016underEconomicDevelopment
Manager.
d.Promotecommunications&engagementwithMonticellobusinessesand
prospects.
•Provideresourcesandinformationonrelevantopportunitiesandprograms
totheIEDCmembershipthroughmonthlyTableTopics.
o STEMprogramatMHS
o MarketMatchingeffortsupdate
o reSTOREingDowntownupdate
o FiberNetMonticello
o DEEDprogramroundtable
o Cityincentiveprograms
o XcelEnergy–Solar,Substation,PowerlineProject
o OtherasrecommendedbyIEDCmembers
•WrightTechnicalApprenticeprogram
•Informmembersandprospectsthroughcommunicationresourcesincluding
theEconomicDevelopmentWebsiteande-news.
e.EnhanceWorkforceDevelopmentthroughpartnershipswithlocaleducators,
businesses,organizationsandagencies.
•Explorecareerdayopportunitiesandpartnershipswithlocalschools
InformationpresentedbySuperintendentJimJohnson
•Provideinformationonworkforcetrainingopportunities(technicalschools,
workforcecenter,localmanufacturers)viae-news.
WrightTechpresentation
•SupportorsponsorMonticelloSchoolDistrictsciencefair.
ContinuedexplorationofpartnershipsforCareerDayandWrightTech
entrepreneurprogram
INDUSTRIAL&ECONOMICDEVELOPMENTCOMMITTEE
2016ACTIONSTATEMENTWORKSHEET
MissionStatement:TheMonticelloIEDCwilladvocateindustrialandeconomicgrowthwithin
theCityofMonticellobypromotingawarenessandcommunicationeffortsonbehalfofthe
businesscommunity.
Objective Goal:
TheIEDCisdedicatedtobeingpro-activeinfollowingtheguidelines objectivesandpolicies
establishedintheMonticelloComprehensivePlan.ItistheintentionoftheIEDCtoworkwithin
theareasidentifiedbelowassupportingactionsandobjectives.
1.Pleaserankthefollowingobjectives:
Ranking(1-10,
1beinghighest)
Objectives
EvaluateandproviderecommendationstotheCityregardingindustrial
landsupplyandavailability.
Continuetoproviderecommendationsinanadvisorycapacityonlanduse
mattersrelatingtoindustrialandeconomicdevelopment.
SupportcommunityqualityoflifeinitiativeswhichenhanceMonticello’s
objectivesforhighqualitydevelopmentacrossthelandusespectrum,
includingresidential,commercial,industrialandcivicuses.
ContinuetoleadtheCityinmovingforwardkeytransportationprojects
whichsupporteconomicdevelopment.
RecognizethecontributionsofMonticellomanufacturersthrough
organizationofandparticipationinindustry-relatedevents.
EncouragebusinessretentionwithinMonticello.
EnhanceWorkforceDevelopmentthroughpartnershipswithlocal
educators,businesses,organizationsandagencies
Supporttherecruitmentofbusinesswhichfurtherthegoalsandobjectives
forthecommunityasguidedbytheComprehensivePlan.
Promotecommunications&engagementwithMonticellobusinessesand
prospects.
Other:
Other:
2.Pleaseprovideactionstatementsoractivitiesyoubelievewouldsupporteachobjective.
Objectives
EvaluateandproviderecommendationstotheCityregardingindustriallandsupplyand
availability.
1 Action:
2 Action:
Continuetoproviderecommendationsinanadvisorycapacityonlandusemattersrelatingto
industrialandeconomicdevelopment.
1 Action:
2 Action:
SupportcommunityqualityoflifeinitiativeswhichenhanceMonticello’sobjectivesforhigh
qualitydevelopmentacrossthelandusespectrum,includingresidential,commercial,industrial
andcivicuses.
1 Action:
2 Action:
ContinuetoleadtheCityinmovingforwardkeytransportationprojectswhichsupporteconomic
development.
1 Action:
2 Action:
RecognizethecontributionsofMonticellomanufacturersthroughorganizationofand
participationinindustry-relatedevents.
1 Action:
2 Action:
EncouragebusinessretentionwithinMonticello.
1 Action:
2 Action:
EnhanceWorkforceDevelopmentthroughpartnershipswithlocaleducators,businesses,
organizationsandagencies.
1 Action:
2 Action:
Supporttherecruitmentofbusinesswhichfurtherthegoalsandobjectivesforthecommunityas
guidedbytheComprehensivePlan.
1 Action:
2 Action:
Promotecommunications&engagementwithMonticellobusinessesandprospects.
1 Action:
2 Action:
Other:
1 Action:
2 Action:
Other:
1 Action:
2 Action:
Other:
1 Action:
2 Action: