EDA Agenda 03-09-2011EDA MEETING
Wednesday, March 9, 2011
6:00 p.m.
Mississippi - 505 Walnut Street, Monticello, MN
Commissioners: President Bill Demeules, Treasurer Bill Tapper, Bill Fair, Tracy Hinz, Matt Frie, and
Council members Tom Perrault and Brian Stumpf
Staff: Executive Director Megan Barnett
1. Call to Order
2. Approve Meeting Minutes:
a. February 9, 2010
3. Consideration of additional agenda items
4. Approval of EDA Invoices (none to approve this month)
5. Presentation by Ehlers and Associates
6. Request by J. Edwin Chadwick asking the EDA to purchase 13.6 acres of residentially
zoned property located adjacent to the Monticello Business Center
7. Discuss 2011 EDA work plan
8. Marketing Update:
a. Conferences
b. Website
9. Transportation Advisory Committee
a. Request a member to serve on committee
10. Director Report
11. Adjournment
Proceed to closed meeting
Economic Development Authority Minutes 02/09/11
ECONOMIC DEVELOPMENT AUTHORITY (EDA)
MEETING MINUTES
February 9, 2011 - 6:00 p.m.
Commissioners Present: President Bill Demeules, Treasurer Bill Tapper, Bill Fair, Tracy Hinz,
and Council Members Tom Perrault and Brian Stumpf
Staff: Executive Director Megan Barnett- Livgard, Finance Director Tom Kelly
1. Call to Order
President Bill Demeules called the meeting to order at 6 p.m.
2. Approve Meeting Minutes
a) January 12, 2011
TOM PERRAULT MOVED TO APPROVE THE JANUARY 12, 2011 EDA
MINUTES AS AMENDED. MOTION WAS SECONDED BY BILL TAPPER.
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3. Consideration of additional agenda items
a) Recommend that city council appoint an EDA member to fill the open seat
b) Reconsider joining the Wright County Economic Development Partnership for a six
month trial period
c) Ice Fishing Tournament
4. Approval of EDA Invoices
Staff presented additional McComb Group invoices and asked that the EDA approve an
invoice for $25,276.18 and an invoice for $26,251.72. The Finance Department will
transfer the $80,000 budgeted to the EDA to fund the Embracing Downtown Monticello
study. The EDA has spent a total of $100,665 for the study including the $59,000 retainer.
The project is still within budget and on target. Staff will review consultant design
alternatives next week.
Staff also presented an invoice for Bullfrog Sweatshop. This is the fee for updating and
reformatting the resources page for the new economic development website. There were a
few questions about the invoicing process for web development.
Economic Development Authority Minutes 02/09/11
BILL FAIR MOVED TO APPROVE THE EDA INVOICES. MOTION WAS
SECONDED BY BILL TAPPER. MOTION CARRIED 6 -0.
5. Annual MeetinE
a. Elected officers
The Bylaws for the EDA state that officers shall be elected at the Annual Meeting.
Staff noted that there is no term limit for serving as officers of the EDA. Currently Bill
Demeules is serving as President, Dan Frie had been serving as Vice President, and Bill
Tapper is serving as Treasurer. Dan Frie's term expired on December 31, 2010 and he
resigned from the EDA.
BILL FAIR MOVED TO NOMINATE BILL DEMEULES TO SERVE AS THE 2011
EDA PRESIDENT. MOTION WAS SECONDED BY TOM PERRAULT. MOTION
CARRIED 6 -0.
BILL FAIR MOVED TO NOMINATE BILL TAPPER TO SERVE AS THE 2011
EDA VICE PRESIDENT. MOTION WAS SECONDED BY BRIAN STUMPF.
MOTION CARRIED 6 -0.
BILL DEMEULES MOVED TO NOMINATE BILL FAIR TO SERVE AS THE 2011
EDA TREASURER. BILL FAIR DECLINED THE NOMINATION.
BILL DEMEULES MOVED TO NOMINATE TRACY HINZ TO SERVE AS THE
2011 EDA TREASURER. MOTION WAS SECONDED BY BRIAN STUMPF.
MOTION CARRIED 6 -0.
b. Review fund balances
Finance Director Tom Kelly presented the annual estimated fund balance report of
the tax increment districts within the City and the balance of the general EDA fund.
Staff is still in the process of closing out Fiscal Year 2010. The district increments
have been collected and the pay as you go payments have been made.
TIF District 2 was decertified at end of December as required by state statute. The
funds were used to pay for the downtown study. District 5 is due to be decertified at
the end of 2012 and District 6 in 2013.
All the TIF Districts were set up as pay -as- you -go obligations. If the district does
not generate enough increment to pay off the pay -as- you -go obligation the loss is to
the developer /property owner and not the EDA or City. The exceptions are
2
Economic Development Authority Minutes 02/09/11
Districts 1 -36 (Dahlheimer), 1 -37 (Karlburger Foods), and 1 -38 (Walker -In- Store)
which were provided upfront assistance in the form of reduced land acquisition
costs in the EDA's Otter Creek Business Park.
There are no reports on revolving loan funds. Payments are being made on time.
WSI's balloon payment is due in May of 2011.
There were a number of questions and some discussion.
Staff will eliminate the already decertified districts from the next report for easier
viewing. A more formal report will be provided to the EDA after audit is completed
in August.
BRIAN STUMPF MOVED TO ACCEPT THE EDA FUND BALANCE
REPORT. MOTION WAS SECONDED BY BILL TAPPER. MOTION
CARRIED 6 -0.
c. Discuss 2011 priorities
Staff provided a written summary of past EDA priorities for review. The EDA will
be asked to establish 2011 priorities at the next meeting.
6. Presentation by the I -94 Corridor Coalition
Kathleen Coate, representing the I -94 West Chamber and I -94 Corridor Coalition,
presented a status report of transportation initiatives along the I -94 corridor. She noted that
the mission of the Coalition is to provide additional lanes from the Fish Lake interchange in
Maple Grove through Monticello and indicated that MNDOT would like to extend that
project through Clearwater. MNDOT recognizes that improvements to I -94 are a priority
as it is the fastest growing corridor in the state. Both political parties remain in favor of
transportation funding but, as there is now a moratorium on all earmarks, funds will have to
be obtained in new ways. The Coalition continues to meet with legislators and senators to
keep the focus on these issues.
The House has scheduled hearings across the country about how to address transportation
funding. The Coalition encourages local public and private participation at the upcoming
Chicago meeting.
The Coalition is now also in partnership with the Central MN Transportation Alliance.
They would like to focus, as a priority, on getting the funding formula for gas tax changed
for District 3 in order to obtain the same percentage of revenue as other districts.
There were numerous questions and much discussion. Tom Perrault expressed his concern
that it is essential to address the congestion on I -494 first as it creates problems along the
Economic Development Authority Minutes 02/09/11
I -94 West Corridor. The Twin West Coalition is focusing on I -494.
BILL FAIR MOVED THAT THE EDA APPROVE A RESOLUTION SUPPORTING
THE EFFORTS AND PAYMENT OF THE ANNUAL MEMBERSHIP FEE FOR THE
I -94 WEST CORRIDOR COALITION. MOTION WAS SECONDED BY BILL
TAPPER. MOTION CARRIED 6 -0.
Tom Perrault indicated that he would like a financial statement as to how dollars are being
spent. Kathleen Coate agreed to provide that information to the EDA.
7. Request by J. Edwin Chadwick asking the EDA to purchase 13.6 acres of
residentially zoned property located adiacent to the Monticello Business Center
The EDA had directed City staff to gather additional information regarding buildable
acreage and potential lot configuration without spending consultant dollars for the 13.6
acres of property located adjacent to the Monticello Industrial Park owned by John
Chadwick. It would appear that purchasing the subject property would likely allow for an
additional 1 I acres of industrial land to be developed. Staff had recommended obtaining
broker opinions to have documentation about the base value of the property. According to
County Assessor, the tax value of the property for 2012 would be $143,500 - more than
$100,000 lower than the requested purchase price. Additionally, according to state statute,
if the EDA has not sold land it owns within eight years it would not be available for tax
exemption. John Chadwick spoke briefly and there were many questions about the value of
this property for the EDA and discussion about how to proceed.
BILL FAIR MOVED TO FURTHER DISCUSS THIS MATTER IN CLOSED SESSION
BASED ON THE PROBABILITY THAT PURCHASE MAY BE AN OPTION.
MOTION WAS SECONDED BY BILL TAPPER. MOTION FAILED 3 -3. BRIAN
STUMPF, TOM PERRAULT AND BILL DEMEULES OPPOSED.
BRIAN STUMPF MOVED TO DENY ENTERING INTO A PURCHASE
AGREEMENT AT THIS TIME. MOTION WAS SECONDED BY TOM PERRAULT.
MOTION FAILED 2 -4. BILL FAIR, BILL TAPPER, BILL DEMEULES, TRACY HINZ
OPPOSED.
BILL FAIR MOVED TO TABLE THIS ISSUE UNTIL A NEW EDA MEMBER IS
APPOINTED. MOTION WAS SECONDED BY BILL TAPPER. MOTION CARRIED
6 -0.
7. Consideration of items added to the agenda
a) Recommend that city council appoint an EDA member to fill the open seat
4
Economic Development Authority Minutes 02/09/11
EDA and staff interviewed Matthew Frie and found him to be a good candidate for the
EDA position.
BILL FAIR MOVED TO RECOMMEND THE CITY COUNCIL APPOINT
MATTHEW FRIE TO THE EDA. MOTION WAS SECONDED BY TRACY HINZ.
b) Reconsider joining the Wright County Economic Development Partnership for a six
month trial period
The EDA had decided to withdraw from the Wright County Economic Development
Partnership for 2011 due to the lack of leadership and vision within the organization.
Megan Barnett - Livgard had recently been contacted by the new director of the Wright
County Economic Development Partnership asking for Monticello's participation in a
six month trial membership period. After some discussion about a new direction for the
Partnership, staff recommended participation in this negotiated trial period.
Brian Stumpf indicated that the Partnership should make proven, positive change first
before the EDA were to again participate in membership.
BRIAN STUMPF MOVED TO DENY THE APPROVAL OF MEMBERSHIP IN
THE WRIGHT COUNTY ECONOMIC DEVELOPMENT PARTNERSHIP FOR A
SIX MONTH TRIAL PERIOD AT A COST OF $1,087. MOTION WAS NOT
SECONDED. AFTER FURTHER DISCUSSION BRIAN STUMPF RESCINDED
THE MOTION.
Staff noted that Monticello is a key component to a successful County Partnership and
indicated a commitment to bringing value to this six month trial period through
participation on the Partnership Board.
BILL TAPPER MOVED TO SUPPORT THE APPROVAL OF MEMBERSHIP IN
THE WRIGHT COUNTY ECONOMIC DEVELOPMENT PARTNERSHIP FOR A
SIX MONTH TRIAL PERIOD AT A COST OF $1,087. MOTION WAS SECONDED
BY TRACY HINZ. MOTION CARRIED 5 -1. TOM PERRAULT OPPOSED.
c) Ice Fishing Tournament
Bill Fair noted that the Ice Fishing Tournament was a great success. There were a lot of
citizens from out of town and out of state. The turnout for the kid's tournament far
exceeded expectations. He indicated that the venues may need to be larger next year as
he expected a lot more local "non- professional" fishing participation. Bill Tapper
stated that the EDA's decision to sponsor the tournament was money well spent to
promote the City.
Economic Development Authority Minutes 02/09/11
8. Marketing Update
a. Conferences: Staff will develop a list of recommended conference /tradeshow
options for the EDA to consider for 2011. The EDA will partner with Positively
MN to obtain less expensive conference attendance rates.
b. Website: No report
C. Concierge Team: The team made a site visit to WSI and found the facility to be
impressive.
9. Director Report
The Director Report was included as part of the agenda packet submitted to the EDA.
10. Adiournment
BILL TAPPER MOVED TO ADJOURN THE MEETING AT 7:39 PM. MOTION WAS
SECONDED BY BILL FAIR. MOTION CARRIED 6 -0.
Recorder: Kerry T. Bum:
Approved: March 9, 2011
Attest:
Megan Barnett - Livgard, Executive Director
Gl
6. REQUEST BY J. EDWIN CHADWICK FOR THE EDA TO PURCHASE 13.6
ACRES OF RESIDENTIALLY ZONED PROPERTY LOCATED ADJACENT TO
MONTICELLO BUSINESS CENTER.
A. REFERENCE AND BACKGROUND:
The EDA reviewed a request by John Chadwick at their January 2011 meeting to
consider purchasing 13.6 acres of property located adjacent to the Monticello
Industrial Park. The EDA directed staff to gather additional information regarding
buildable acreage and potential lot configuration.
Staff contacted WSB and NAC (the City's planning consulting firm) requesting
past lot layouts and background information on the subject property. Here is what
was obtained:
26y/
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*sketch layout showing how Mr. Chadwick's property could be incorporated into
the overall layout of Otter Creek industrial park. Please note that Chelsea Road has
been aligned in a different configuration than that represented in this drawing.
EDA 2.9.11
R IAMILV AI T1122x22 a
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*sketch showing how Otter Creek could be subdivided (blue lines show potential
lots lines).
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Power line easement
*plat shows the subject property contains a power line easement along the
northeastern boundary line.
Generally speaking, it appears from a quick glance the subject property could be
combined with a small fragment of Outlot B, Monticello Business Center to make a
fairly developable parcel. However, without having an engineering analysis
completed staff is not able to identify an exact lot configuration or buildable
acreage.
2
As previously stated, Mr. Chadwick is asking $250,000 for the subject property. It
is his opinion the parcel is desirable to the City due to its contiguous location to the
Monticello Business Center, a road could be connect from 90a' Street to Dalton
Way, adds to the net useable area to the adjacent wetland parcel, and price and
terms are favorable. Mr. Chadwick has submitted a letter with his request and
financing terms he would consider. In essence, he is stating the EDA could
purchase the property at full asking price or he would be willing to work terms that
would include a $50,000 down payment and financing on the balance over 5 years
at a 5.50% interest rate.
Finance Director Kelly contacted the Wright County Assessor's office to inquire
about 2011 and 2012 estimated property valuations. The Assessor stated they
anticipate industrial land will continue to drop in valuation in 2012. The property is
currently valued by the County at $191,400.
In general terms, it would appear that purchasing the subject property would allow
for an additional 11 acres of industrial land to be developed. This could be retained
as a large parcel or split into a few smaller lots. The EDA will need to evaluate if
obtaining this parcel is worth purchasing and developing at a future date. Mr.
Chadwick is willing to negotiate a purchase price; however he has asked the EDA
to consider a price of $250,000. If the EDA desires to begin discussing a purchase
price a closed meeting notice has been publish.
B. STAFF RECOMMENDATION:
The EDA discussed the request at their February meeting. After quite a bit of
discussion regarding the merits for purchasing the property a tie vote was cast and
therefore no action was taken. The EDA directed the item be placed on the March
agenda when a new EDA member would be present.
C. ALTERNATIVE ACTION:
1. Motion directing staff to engage the services of a local appraiser to complete an
appraisal of the subject property and to engage the services of WSB to complete
engineering calculations to determine a reasonable layout and buildable area at a not to
exceed amount of
2. Motion to begin negotiating a purchase price in a closed meeting.
3. Motion to deny entering into a purchase agreement with Mr. Chadwick.
4. Motion to table action for further research based on discussion.
D. ATTACHMENTS:
1. None
7. ESTABLISH 2011 EDA WORK PLAN:
A. REFERENCE AND BACKGROUND:
In the past the EDA has established A yearly work plan or objectives based on directive
from the Comprehensive Plan. The Economic Development section of the
Comprehensive Plan has been attached to this staff report. Staff drafted objectives based
on each section in the Comprehensive Plan and projects the City is currently working on
for the EDA consideration.
B. RECOMMENDATION:
Staff recommends the EDA approve the proposed work plan for 2011 and provide
additional objectives as desired.
C. ALTERNATIVE ACTION:
1. Motion to approve the proposed 2011 work plan.
2. Motion to deny the proposed 2011 work plan.
3. Motion to table item for further research and direction.
Supporting Data:
1. Proposed 2011 Work Plan
2. Economic Development section of the Comprehensive Plan
3. Approved 2011 IEDC Work Plan
EDA 4.9.11
Ideally, the Comprehensive Plan does not have an Economic Develop-
ment 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:
► Attracting jobs
► Expanding the tax base
► Enhancing the economic vitality of Downtown
► Facilitating redevelopment
Attracting Jobs
The creation and retention of jobs is one of the most important objec-
tives 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.
► Jobs attract residents to the community. Jobs will pay a critical role in
creating the type of "move up" housing sought by the City.
► Jobs provide the income needed to support local business and govern-
ment services.
► 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:
► Monticello has been a net importer of employment - there are more
jobs in Monticello than workers living in the community. According
to the 2000 Census, 5,111 people reported working in Monticello while
4,262 Monticello residents were part of the civilian labor force.
2008 Comprehensive Plan Economic Development 1 4 -1
► The job base in Monticello is made up of a wide
range of small to medium sized employers. In 2007,
Only five employers report more than 100 employ-
ees, Monticello Public Schools, Xcel Energy, Cargill
Kitchen Solutions, Monticello -Big Lake Hospital,
and Ultra Machining Company (according to listing
of major employers from Minnesota Department of
Employment and Economic Development).
► Workers for Monticello businesses come primar-
ily from Monticello and the surrounding region.
Over 80% of people working in Monticello lived
in Monticello, adjacent townships, Big Lake, or
other places in Wright and Sherburne counties
(2000 Census).
► The 2000 Census found that only 26% of people
working Monticello also lived in the city.
► 69% of working Monticello residents held jobs in
other places (2000 Census). More than one -third
worked in Hennepin County.
► The 2000 Census reported a mean travel time to
work of 26 minutes. 45% of Monticello workers
indicated travel time to work of 30 minutes or
more.
In 2007, St. Cloud State University conducted an as-
sessment of establishing a bioscience park in Mon-
ticello. The results of this study provide important
insights on future job growth. The study identified
a series "strengths" for attracting bioscience firms to
Monticello:
► Land availability (compared to Metro Area).
► Access to major highways (I -94, U.S. 10 and STH
25).
► Regional growth of employment base.
► Development of local fiber optic system.
► Proximity to universities.
► Overall location.
► Expansive park system.
► Monticello Community Center.
Many of these factors would also apply to attracting
other types of businesses.
The St. Cloud State study also made note of several
weaknesses in attracting these business to the com-
munity. The list included:
► Lack of hotels and lodging.
► No defined plan.
► Small community.
► Low tax base.
The recommendations of this Study apply to efforts to
establishing a bioscience park and to overall develop-
ment of Places to Work:
► Site Location - Need to have site that are suitable
and attractive to potential businesses available and
ready for development.
► Funding - Funding is essential to provide sites and
for incentives to attract and retain the appropriate
businesses. Local, state and private funding sources
should be explored.
► Tax treatment - The City gains important tools
from special tax zones that have been made avail-
able at state and federal level.
► Partnerships - Attracting jobs to Monticello re-
quires partnerships with other stakeholders.
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 foun-
dation 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
4 -2 1 Economic Development City of Monticello
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.
Figure 4 -1: Changes in Tax Capacity Value - Commercial /Industrial
Changes in the Tax System
Traditional economic development theory seeks commercial and in-
dustrial 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.
The chart in Figure 4 -1 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 2007 than in 1997.
This trend takes on additional meaning when compared to other classi-
fications of property. Figure 4 -2 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.
2008 Comprehensive Plan Economic Development 1 4 -3
450,000
400,000
350,000
300,000
a"
>° 250,000
� 200,000
150,000
100,000
50,000
0
1997 1998 1999 2000 2001 2002 to 2007
Changes in the Tax System
Traditional economic development theory seeks commercial and in-
dustrial 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.
The chart in Figure 4 -1 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 2007 than in 1997.
This trend takes on additional meaning when compared to other classi-
fications of property. Figure 4 -2 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.
2008 Comprehensive Plan Economic Development 1 4 -3
300,000
250,000
200,000
D
m 150,000
n
N
U
x
100,000
50,000
0
Figure 4 -2: Tax Capacity Comparison
Industrial
Retail
Office
Single Townhome
Apt
Industrial
ggW
Nu
jo lg_e
TownTho e_
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
All Otherl
5.
Figure 4 -3: Tax Capacity Comparison
4 -4 1 Economic Development City of Monticello
This chart clearly illustrates the current reality for eco-
nomic development strategies. All forms of develop-
ment 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 -3 shows the distribu-
tion of taxable (Tax Capacity) value in Monticello. Xcel
Energy creates almost 4O% of the City's tax base. While
it has provided a unique asset for the community, it
is essential that the tax base become more diversified.
Enhancing Downtown
Maintaining a successful Downtown is an important
element of the economic development plan for Mon-
ticello. Downtown is a key business district providing
goods, services and jobs for the community. Down-
town 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 Down-
town. This intervention may include:
► Public improvements to provide services or to
enhance the Downtown environment.
► Provision of adequate parking supply.
► Acquisition of land.
► Preparation of sites for development.
► 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 avail-
able to the City.
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 deterio-
rated 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:
► Acquisition of land.
► Preparation of sites for development.
► Remediation of polluted land.
► Construction or reconstruction of public improve-
ments.
► Provision of adequate parking supply.
► 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 avail-
able to the City.
Development Strategies
The following strategies will be used to implement the
Comprehensive Plan in the area of Economic Develop-
ment:
1. The City must use the Comprehensive Plan to pro-
vide 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 expan-
sion areas are capable of supporting new develop-
ment in a timely manner.
4. The City should evaluate the need and feasibility
of additional city-owned business parks as a means
attracting the desired businesses.
2008 Comprehensive Plan Economic Development 1 4 -5
5. The City should establish a plan to evaluate the
feasibility of implementing the recommendation
of the St. Cloud State study and if feasible to take
necessary action to attract bioscience businesses
to Monticello.
6. The City will continue to work with existing busi-
nesses to maintain an excellent business environ-
ment, retain jobs and facilitate expansions.
7. The City will work with the Monticello -Big Lake
Hospital to ensure the retention and to promote the
expansion of health care services in Monticello.
S. The City will use the Comprehensive Plan to main-
tain and enhance the quality of life in Monticello as
a tool for attracting businesses and jobs.
4 -6 1 Economic Development City of Monticello
INDUSTRIAL & ECONOMIC DEVELOPMENT COMMITTEE
2011 WORKPLAN
Mission Statement:
To increase the tax base and the number of liveable wage -level jobs in Monticello by promoting
industrial and economic growth and working to maintain a desirable business environment.
2011 Objectives:
The IEDC is dedicated to being pro- active in following the guidelines established in the
Monticello Comprehensive Plan. It is the intention of the IEDC to work within the areas
identified below as supporting actions and objectives:
Land Use:
a. Review Economic Development section of Comprehensive Plan
b. Evaluate need for future industrial land (zoned and owned)
c. Research potential to market Monticello to a medical niche
BR &E:
a. Transportation
1. Assist in establishing a Transportation Task Force
2. I -94 Corridor Coalition
3. Potential 3`d interchange location
b. Concierge Team
1. Site visits
2. Site Review meetings
3. Print/web resource guide
4. Legislative tracking
5. Financing assistance
6. Clearly communicate available programs and opportunities
c. Downtown/River
1. Recreation on the river programs
2. Embracing Downtown project
d. Breakfast with Mayor /Administrator
1. Monthly appointments
Industry of the Year:
a. Annual banquet and award an Industry of the Year
Training / Leadership Courses for local Businesses:
a. Work with college to bring training/leadership classes to Monticello for local
businesses.
Quality of Life:
a. Continue to support and participate in the progress of the Bertram Chain of Lakes
project.
Monitor Progress:
a. Establish a monitoring process to begin documenting success of programs.
8. MARKETING UPDATE.
A. REFERENCE AND BACKGROUND:
The EDA has a marketing budget of $20,000. In 2010 the EDA determined a
majority of marketing dollars should be spent attending appropriate tradeshows.
Monticello participated in five different trade shows last year in various venues
including: wind energy, medical device, MN realtors, national realtors, and life
science. Monticello widened its exposure the past year not only through tradeshows
but also through new memberships to organization like NIAOP (commercial
realtors office and industrial association), CoreNet (corporate end user, realtors,
economic developers), MNCAR (MN commercial brokers). One key to successful
economic development is to be known throughout several facets of decision
makers.
Staff would proceed a little differently this year in the way we attend tradeshows.
The City is a member of the Positively MN Marketing Partnership. This allows us
the opportunity to partner with the State in attending tradeshows. While the State
has reduced the number of booth presences they will have at tradeshows this year,
the City will have the ability to partner with Positive MN during a few tradeshows
and therefore reducing our costs. Below is a list of potential tradeshows staff would
like to partner with Positively MN and tradeshows staff believes Monticello should
host our own booth:
Potential tradeshows to partner with Positively MN:
October: Minnesota Manufacturer's Summit (MN)
November: Medical Design & Manufacturing (MN)
December: LifeScience Alley (MN)
Potential tradeshows to attend:
? ?? WindPower (MN)
October: MNCAR (MN)
November: CoreNet Global Summit (Atlanta GA)
? ?: MN Real Estate Journal Land Development (MN)
Staff does not have specific budget numbers for these conferences at this time.
However, last year the EDA spent close to $11,000 on tradeshow expenses. It is
anticipated this year we could attend additional tradeshows for approximately the
same cost. Further research regarding potential applicable tradeshows will be
completed as opportunities arise.
EDA 3.9.11
Billboard:
The City of Monticello has a rare opportunity to capitalize on billboard space along
I -94 for minimal cost. The City owns land along I -94 and Highway 25 intersection
(east and west) that is housed by billboards owned by Lamar. Larmar and the City
negotiated a lease agreement that includes three years of billboard space for the
City for free. The only cost incurred would be vinyl production and installation. It
is anticipated that for a message change it would cost between $720 - $900 to
produce and install the vinyl. It would seem appropriate to utilize this rare cost
efficient marketing opportunity. Staff is recommending two message changes over
the next three years for an approximate cost of $1,800. The target audience will be
business commuters from St. Cloud to Maple Grove (or the Twin Cities) and
CEO's traveling from the cities to Monticello and westerly. An appropriate
economic development message would be displayed.
Broker Breakfast:
Staff is working on putting together a commercial broker breakfast. The idea would
be to invite area commercial brokers to Monticello for breakfast and conversation
about Monticello. It is important to keep Monticello in the fore front of their minds
when touring clients looking to expand or build a new business in Wright County.
B. STAFF RECOMMENDATION:
City staff recommends allocating $11,000 of marketing dollars to appropriate
tradeshows /conferences and $1,800 for billboards.
C. ALTERNATIVE ACTION:
1. Motion to approve $11,000 of EDA marketing dollars to tradeshows /conference
in 2011 and $1,800 for billboards over the next three years.
2. Motion to deny utilizing marketing dollars for tradeshows /conferences and
billboards.
3. Motion to table item for further research.
D. ATTACHMENTS:
1. None
Economic Development Director Updates:
IEDC:
The IEDC discussed the merits of beginning to work on the development of a second city
owned industrial park. Generally speaking the IEDC believed it would be important to start
working on master planning a second industrial park in the City. It will be important for the
IEDC and EDA to begin working together on this type of initiative. There are several areas in
the City that are zoned industrial. However, each area has various challenges and strengths.
Infrastructure costs and extension phasing, type of industrial park and access are all questions
the IEDC and EDA should discuss further in determining which properties would create the
best industrial park. It would seem appropriate to hold a joint IEDC and EDA meeting in the
near future to discuss direction and ultimate desired goal.
Planning Commission: See attached agenda
CC:
The City Council adopted the Transportation Plan at their January 24, 2011 meeting. They are
also considering a street reconstruction project along River Street.
BR &E:
BR &E groups continue to make progress on their assigned projects.
Communication Group:
1. Complied and consolidated meeting room data and higher education facilities
2. Updated Concierge website to include easy to use "resource tabs" (see attachment)
3. Working on putting together a print resource guide in coordination with the Chamber
Mississippi /Downtown Group:
1. Met in January and discussed BR &E results and desired direction
2. Prepared a list of opportunities to pursue on the river (see attachment)
3. Continue to participate in the Embracing Downtown study
Transportation Group:
1. Assisted in getting the Transportation Plan adopted
2. Need to discuss formalizing Task Force
3. Proposed mission statement and action plan (see attachment)
4. Should begin working on assisting the City with authorized studies
Inquiries:
Staff received an inquiry from a business in Elk River looking to expand and potentially
relocate to Monticello. Marketing and demographic info was emailed and mailed. At this
point Elk River is doing all they can to retain this business. Staff is meeting with this potential
business the week of February 28, 2011.
The next quarterly Positively MN marketing meeting is scheduled for March 10, 2011. The
Vice President of General Mills will be in attendance and speaking on the Itasca Project.
There is a huge movement to regionalize economic development and create stronger
private /public partnerships to strengthen our economy and create jobs.
Industrial Marketing / Venues:
Staff will be working with Positively MN this year to further marketing dollars. Concierge
postcards are getting sent to the business community. A new marketing piece is also being
prepared to send to businesses in St. Cloud to hopefully make them aware of business
expansion opportunities in Monticello
Business Communications & Retention Initiatives:
To further stretch marketing dollars, the Business Insider will be incorporated in the Chamber
newsletter every other month. Also the Business Insider will become shorter and more of a
City update. The March issue has been attached.
The Concierge Team has been active in visiting a business every month. Tours of WSI and
All Elements were conducted in February and March. The Mayor and Administrator have also
had monthly business breakfast meetings.
Embracing Downtown:
City Staff and the McComb Group met on February 15, 2011 to review preliminary design
concepts for downtown. The potential for redevelopment and revitalization is great and very
exciting. The Steering Committee will be reviewing the design concepts on March 15, 2011.
Downtown Stakeholders and the community at large will have the opportunity to review the
concepts on March 29, 2011.
Future Meeting Dates:
1. EDA: March 13, 2011
2. Embracing Downtown: March 29, 2011
EDA March 9, 2011
AGENDA
MONTICELLO PLANNING COMMISSION
Tuesday, March 1st, 2011
6:00 PM
Mississippi Room, Monticello Community Center
Commissioners: Rod Dragsten, Brad Fyle, Charlotte Gabler, William Spartz, and
Barry Voight
Council Liaison: Lloyd Hilgart
Staff: Angela Schumann, Ron Hackemnueller, Steve Grittman — NAC
1. Call to order.
2. Consideration to approve the Planning Commission minutes of February 15t, 2011.
3. Citizen Comments.
4. Consideration of adding items to the agenda.
5. Public Hearing - Consideration of a request to amend Title 10 of the Monticello City Code,
Monticello Zoning Ordinance, Chapter 4.5, Signs
6. Consideration of amendment options related to Chapter 5.3 of the Monticello Zoning Code
relating to Adult Uses.
7. 2010 Housing Report Presentation
8. Director's Report
9. Adjourn.
ECONOMIC DEVELOPMENT
MONTICELLO BUSINESS INSIDER
Change in City Water Fee
On December 13, 2010 the City Council
adopted a new utility fee structure to take
affect in 2011.
The City's water rates required an increase
from current rates. The rates adopted fund
operations and a small portion of deprecia-
tion of the system assets. The State requires
Cities to adopt a tiered rate structure as a
way to encourage water conservation. The
adopted rates are as follows:
Water Usage 2010 Rates
2011 Rates
0 -3740 gallons $13.00 min
$14.30 min
3741- 29,920g $0.85/748g
$0.95/748g
29,921 - 100,0008
$1.1Of148g
Over 100,001g $0.85/748g
$1.20/748g
In addition to the water rate increases, the
City Council also approved an increase to
the City's sewer rates as follows:
Sewer Usage 2010 Rates 2011 Rates
0 -3740 gallons
$15.15 min
$16.75 min
Over 3741g
$1.50/748g
$3.00/748g
BODs
0.265/lb.
0.300/lb.
TSS
0.365/lb.
0.400116.
If you have any questions regarding these
changes please contact Tom Kelly,
Finance Director, at 763.295.2711 or
Tom.Kelly@ci.monticello.mn.us
QUICK TIDBITS
Transportation Plan
Adopted
The recent results of the BR &E survey
clearly showed the business community
views transportation initiatives and im-
provements a high priority due to the
impact of congestion on business opera-
tions. In general it appears the business
community is most concerned with traf-
fic congestion concerns on Highway 25
and I -94.
Over the past few years, the City has
been working on addressing congestion
challenges including the closure of River
Street and installation of improvements
to the NE quadrant. Although no new
improvements are on the drawing board
soon, longer term research and develop-
ment of ideas have been a priority for
staff and the City Council. As part of the
2008 Comprehensive Plan update proc-
ess, a draft Transportation Plan was also
completed. However, due to complexi-
ties and challenges related to a second
river crossing and potential third inter-
change, the draft 2008 Transportation
Plan was not adopted as part of the Com-
prehensive Plan.
The BR&E Transportation group quickly
began to look at the outstanding issues
and diligently began working with City
Staff, WSB, and Council members. The
result was tremendous. The City Council
approved the Transportation Plan at their
January 24, 2011 meeting. The second
part of their motion was to initiate pre-
liminary design for Fallon Avenue and
begin working on steps to research the
need and location of a second river cross-
ing.
The City is committed to continually
improving transportation in and through
the City.
New Zoning Code
There is a great new tool to help
you find answers to your business
questions. For example:
• How large of an expansion is
allowed on my property?
• Do I need to go through the
Planning process when I add
on to my building?
• Is outdoor storage allowed in
my zoning district?
• How much signage am I
allowed on my property?
• How many shrubs and plant-
ings am I required on my prop-
erty?
• Are accessory buildings
allowed in my industrial zon-
ing district?
The revised Monticello Zoning
Ordinance was adopted by the City
Council in January. The updated
code is much easier to navigate,
with more graphics, links and
tables. To check out the
newlZoning Code go to
www.ci.monticello.mn.us
(community development/
Development & Planning / Zoning
Code Revision). Call Angela Schu-
mann at 763.295.2711 for further
assistance.
*This is part of the Concierge
Teams goal to bring info to you
quicker and easier.
A40NTICELLO BUSINESS. INSIDR
WWW.BUILDINGBUSINESSINMONTICELLO.COM
Lookingexpand.?to We can help!
I1tisiness Expansion lncenth-e Program:
If you are looking to expand or relocate your business to an existing building in Monticello please
contact City staff to inquire about the business incdntive expansion program.
* You could receive up to a $5,000 reduction in building plan check fees & planning fees.
Contact Megan Barnett Livgard today at 763.271.3208 or Megan. Barnett@ci.monticello.mn.us
Property Tax 9.'s
How has Monticello addressed reducing taxes
and being more financially responsible?
Check out this chart. We are the #2 City in
s the State that has decreased their taxes the
most per capita at a 19% decrease!
This is amazing work on everyone's part.
}
City of Monticello
City Property Taxes, Aids & Credits, and Revenue Base
Change Since 2002 in Constant 2010 Dollars Per Capita
3D
+-'city 4100 -
Property
Taxes 5150
-5200
City
Revelnre -5250
Rase
—+- City Aids
& Credits
4400„
-5450
-S50
2603 2004 2006_OCti ?6"8 2%08 2010
�""CiCf PrcO'-tTl 7sras - -549 41511 421>9 -S329 4411 -g:,-: -5233 _5365
City Rarnve o'ase -532 -Std -5280 S371 5429 - M,,I -5387 -5408
City lids & Credits -442. -S43 -34' -31 S -STIFFS-42 S43
City "aids & credit-` is the sum of my Locsl Cwvemr_r? Aid (LGA), matkeX w;.o credits, an ether
6-q pr open / lay- aids.
Cay "rave L..55 u. gra sum of city propcmy faces and cit; "acs & creel&s.' 'Revenue Lase"'s a
,=.vronly mod proxy for city spend ±g,
The a*isiniemt to consort 2010 doilars is based on the:nrpuc:t prce deaaier n,r state and Inca`
goyef . -nt Pwd ne5-
G_) ? Y 711
1
i
M1,9cncicell��
;tllirirddl�
Bx1 Lid: f;iiial� Pi_' idke ai_,tn r
i How does Monticello's
property taxes and fees
Icompare to other
surrounding cities?