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City Council Resolution 2017-70CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA RESOLUTION NO. 2017-70 ADOPTION OF THE CITY OF MONTICELLO DOWNTOWN SMALL AREA PLAN AS AN AMENDMENT TO THE COMPREHENSIVE PLAN FOR THE CITY OF MONTICELLO WHEREAS, the City of Monticello has, in 2008, adopted a Comprehensive Plan guiding the growth, development, land use, and infrastructure planning for the City; and WHEREAS, said Comprehensive Plan provides for the development and redevelopment of the downtown as a part of such guidance; and WHEREAS, the City last completed a specific planning effort for its core downtown area in 1997 and 2011; and WHEREAS, the City has found that a revised and detailed plan for its downtown would be consistent with both City objectives and the purposes of the Comprehensive Plan; and WHEREAS, as part of updated planning efforts for the downtown, the City engaged the services of Tangible Solutions to complete a market analysis for the downtown; and WHEREAS, as part of updated planning efforts for the downtown, the City engaged the services of Cuningham Group to analyze land use and design opportunities in downtown, and WHEREAS, the Planning Commission of the City of Monticello has reviewed the proposed plan for Downtown, the "City of Monticello Downtown Small Area Plan", in joint workshops with the City Council, Parks Commission and Economic Development Authority on May 31 ", 2017 and with the Economic Development Authority on July 12th, 2017; and WHEREAS, the Parks Commission has recommended approval of the City of Monticello Downtown Small Area Plan on March 23`d, 2017; and WHEREAS, the Monticello Economic Development Authority has recommended approval of the City of Monticello Downtown Small Area Plan on August 9th, 2017; and WHEREAS, the Planning Commission of the City of Monticello has held a public hearing on September 5'h, 2017 to consider the Downtown Small Area Plan and corresponding amendments, and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the City Council has considered all of the comments and the staff report for the proposed Comprehensive Plan amendments and Downtown Small Area Plan, which are incorporated by reference into the resolution; and WHEREAS, the City Council of the City of Monticello makes the following Findings of Fact in relation to the need for adoption of an updated downtown plan: 1. The 2017 Downtown Small Area Plan recognizes downtown as a unique conunercial district that is the heart of the community and part of Monticello's heritage and identity, and provides a guide for development, redevelopment, and revitalization in downtown Monticello. 2. The Downtown Small Area Plan update was accomplished through engagement and public participation by City, downtown landowners, business owners, citizens, stakeholders, and policy makers. 3. The Downtown Small Area Plan seeks to retain Broadway as Monticello's Main Street, supporting existing businesses, improving connections to and relationship with the River, and creating new downtown housing opportunities along Walnut and Cedar Streets for existing and new Monticello residents. 4. The Downtown Small Area Plan envisions a downtown that serves many purposes for many people — including dining, recreation, celebrating, gathering, shopping and living. 5. The updated plan includes an implementation section to further assist in achieving the vision. NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Monticello, Minnesota: Pursuant to Minn. Stat. §462.355, the Monticello City Council adopts the amendment to Chapter 3 and Chapter 4 of the Comprehensive Plan, including the following: The document entitled "City of Monticello Downtown Small Area Plan", dated August 24th, 2017, along with recommendations specified, and with the "Market Context" and "Retail Vitality" studies, which are attached hereto and incorporated herein as Exhibit "A" 2. The amendments entitled "Chapter 3 - Land Use" for the existing Comprehensive Plan Chapter 3, which is attached hereto and incorporated herein as Exhibit "B". The amendments entitled "Chapter 4 —Economic Development" for the existing Comprehensive Plan Chapter 4, which is attached hereto and incorporated as Exhibit "C,> ADOPTED this 25th day of September, 2017, by the City Council of the City of Monticello, Minnesota. MONTICELLO CITY COUNCIL By: Brian Stumpf, M or ATTEST: ►,: ir�City Administrator � EXHIBIT "A" Attach Final Downtown Small Area Plan (refer to file records for full copy) \ \!,,l.} \ \\\ \{\\ \//\}{) - «\ }EEEE _ _ _ | !� v z ! \ \!,,l.} \ \\\ \{\\ \//\}{) O l7 a— c s",a Fo''°Oo tlEogi "o no VGCy=ou">Ly Y°v�n� ,j� ��Es cE o�.�mn'v ..aAv `v3F °Ao�cn 5os o.A-'E 0 a o N '� E n� s a •, r y A-� m v o« E a r `> N.. W� q L��" t o�� E y ny EE O o•2 w L 9 g a E Y ° o 626'06«'° s.y«F«" ,° �9 aobz .Y.Fv y..gjn9E Yaq�`S` 0 V Y N «C m a en a ° eo o�i�'K�G bEa a E, powv> w o ao O N m a,L Y a 'o b90=<. G 0^OC mW o as+art .:aparoov a P.hoN W❑CahNma py�oF p.O S G wG oaw bF 0 u F n � p nN b�.�YS 6C° FFA d YG. 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E of 6 9 .s a O Ei m 4 'EoE c°.°v v3 c� q .mom m o'�v�`q CAS hro` �Ta.p a o do^m '° yq .°�° c Ex0 .a L3 �'� "°°off �� •'2'.�OO var "a �.:v °p'o'°0A q'Sy E o s c v v i in .E 9 -� E o d Ea o_ `o€° �E..". .0 re cE"Oar oa me Goagvv qC" Cx 6�OTv'002'3L F� Yu EL Q qS GxvOy'L �..j iy". �"FUEL O. V G d � v a E °e�a m O = jOwi >y E V yJ k C �74 O C pf o Z n E 3 Y CO s W Vjp a O ry T O ry � �O G 2 a ALv E Ler Rog Aas 7c3 AW mAu C H° J EXHIBIT "B" Attach Final Comprehensive Plan Amendment Text Chapter 3 — Land Use wv,A-,; M The future vision for Monticello provides the foundation for the Comprehensive Plan (the vision statement appears in Chapter 1). The Land Use Plan, in tum, provides the framework for how land will be used to help achieve the future vision for Monticello. The Land Use Plan seeks to reinforce desirable land use patterns, identify places where change is needed and guide the form and location of future growth. The Land Use Plan for Monticello was shaped by a variety of factors, including: ➢ Community input gathered through public workshops and Task Force discussions. ➢ The existing built and natural environment in Monticello. ➢ The vision for Monticello's future. ➢ Factors described in the Community Context chapter of the Plan. ➢ Systems plans for transportation, sanitary sewer and water supply. This represents a departure in form from the 1996 Comprehensive Plan. The 1996 Plan included the land use plan as part of a broader Development Framework section. The 1996 Plan described Monticello's land use plan by general district of the community as a means of attending to the unique issues in each district. The 2008 Update of the Comprehensive Plan establishes a separate land use chapter consisting of the following components: ➢ A section on Future Growth describes the implications of future resident growth and the amount of growth anticipated by the Plan. ➢ The Land Use Plan Mao (see Figure 3-2) shows the land uses assigned to each parcel of land. ➢ Land Use Categories further explain the Land Use Plan by describing the land uses depicted in the Map. This section includes land use policies describe the objectives that Monticello seeks to achieve through the implementation of the Land Use Plan and the supporting elements of the Comprehensive Plan. of manufacturing, processing, warehousing, distribution and related businesses. 5. Places to Work may include non -industrial businesses that provide necessary support to the underlying development objectives of this land use. Examples of supporting land uses include lodging, office supplies and repair services. Additional public objectives and strategies for Places to Work can be found in the Economic Development chapter. Places to Shop Places to Shop designate locations that are or can be developed with businesses involved with the sale of goods and services. Places to Shop may include offices for service businesses. Places to Shop guides land uses that are both local and regional in nature. Policies - Places to Shop In guiding land uses for Places to Shop, the Comprehensive Plan seeks to: 1 2. 3. 4. 5. W 7 The Comprehensive Plan seeks to attract and retain businesses that provide goods and services needed by Monticello residents. The Comprehensive Plan seeks to capture the opportunity for commercial development that serves a broader region. Places to Shop with a regional orientation should be located where the traffic does not disadvantage travel within Monticello. Commercial development will be used to expand and diversify the local property tax base and as an element of a diverse supply of local jobs. Places to Shop will be located on property with access to the street capacity needed to support traffic from these businesses. Each parcel should supply an adequate supply of parking that makes it convenient to obtain the goods and services. Building materials, facades and signage should combine with public improvements to create an attractive setting. Site design must give consideration to defining edges and providing buffering or separation between the commercial parcel and adjacent residential uses. mocpmR dAmo pbsadpokmmdedtogeDmrb mwvR s ageaa,. These policies help to create sustainable locations for Places to Shop in a manner that enhances Monticello. Downtown The Embracing Downtown Plan was adopted by City Council resolution 2012-011 on January 9, 2012 aftd is herein ineerfefww as an appendi* of M G.._ -_..,.z.._..:.. A, _ The City embarked on an update to the Downtown Plan in 2017 and the Downtown Small Area Plan was adopted by City Council resolution 2017 -OXY on September 151h, 2017 and is herein incorporated as an appendix of the Comprehensive Plan. Downtown is a unique commercial district that is part of Monticello's heritage and identity. It is, however, no longer possible for Downtown to be Monticello's central business district. The mass of current and future commercial development south of Interstate 94 along TH 25 and in east Monticello along interstate 94 have replaced the downtown area as primary shopping districts. The future success of downtown requires it to be a place unlike any other in Monticello. The Comprehensive Plan seeks to achieve the Vision; Gig—PFkwiples and Goals described in the €mbraei g Downtown Small Area Plan. Downtown is intended to be a mix of inter -related and mutually supportive land uses. Businesses involved with the sale of goods and services should be the focus of Downtown land use. Residential development facilitates reinvestment and places potential customers in the Downtown area. Civic uses draw in people from across the community. During the planning process, the potential for allowing commercial activity to extend easterly out of the Downtown along Broadway was discussed. The Comprehensive Plan consciously defines Cedar Street as the eastern edge of Downtown for two basic reasons: (1) Downtown should be successful and sustainable before new areas of competition are created; and (2) The Comprehensive Plan seeks to maintain and enhance the integrity of residential neighborhoods east of Downtown. More than any other land use category, Downtown has strong connections to other parts of the Comprehensive Plan. Therefore, the City has adopted the Easing Downtown Small Area Plan as its guiding planning document for the Downtown. The following parts of the Comprehensive Plan also address community desires and plans for the Downtown area: ➢ The Land Use chapter contains a specific focus area on Downtown. The focus area contains a more detailed discussion of the issues facing the Downtown and potential public actions needed to address these issues. ➢ The operation of the street system is a critical factor for the future of Downtown. The Transportation chapter of the Comprehensive Plan and the Transportation ehegter Framework of the Eaeitg Downtown Small Area Plan influence the ability of residents to travel to Downtown and the options for mitigating the impacts of traffic on Highway 25 and other Downtown streets. ➢ The Parks chapter of the Comprehensive Plan and the Parks & Open Space Framework of the Downtown Small Area Plan provides for parks in the Downtown and the trail systems that allow people to reach Downtown on foot or bicycle. ➢ The Economic Development chapter of the Comprehensive Plan and the Financial Implementation ehapter guide of the &%Waeing-Downtown Small Area Plan lay the foundation for public actions and investments that will be needed to achieve the desired outcomes. Goals - Downtown ➢ Improve Pine Street for all users. ➢ Shift the center of Downtown to Broadway and Walnut Streets ➢ Encourage Small and Medium Scaled Investments ➢ Become a River Town Policies/Guiding Principles - Downtown 1. Downtown is a special and unique part of Monticello. It merits particular attention in the Comprehensive Plan and in future efforts to achieve community plans and objectives. 2. Downtown is intended to be an inter -connected and supportive collection of land uses. The p6m fidne.:,... ,.o n ................: W a:,...ist Other L1and uses should support and enhance the overall objectives for Downtown. 3. The City will build on core assets of greater Downtown Monticello as identified in the Easixg Downtown Small Area Plan. These assets include the preponderance of civic activity, proximity to the river, a grid of streets and small blocks, and a varied building stock - both old and new. 4. A shared vision among property owners, business owners and the City is the foundation for effective team work and long term success. 5. A shared understanding of realistic market potential is the foundation for design and generation of a healthy Business mix of land uses. This includes both residential and non-residential land uses. Housing in the core blocks is encouraged to be medium density (apartments or townhouses) and to face the perimeter of the blocks and be pedestrian friendly, either with street level commercial uses or with doors, stoops, porches, plazas, or other features that face the sidewalk,. 6. A safe, attractive human scale environment and entrepreneurial businesses that actively emphasize personal customer service will differentiate Downtown from other shopping districts. 7. Property values can be enhanced if property owners and the City share a vision for Downtown and actively seek to cultivate a safe, appealing environment and attractive hasieess mix of inter- related uses. 8. Housing in the Downtown can facilitate necessary redevelopment and bring potential customers directly into the area. Housing may be freestanding or in shared buildings with street level commercial uses. 9. Downtown is the civic center of Monticello. To the degree possible, unique public facilities (such as the Community Center, the Library and the Post Office) should be located in the Downtown area as a means to bring people into the Downtown. 10. Downtown should emphasize connections with the Mississippi River that are accessible by the public. It is especially important to design Broadway so it is easy and safe to cross as a pedestrian or cyclist — with an emphasis on Walnut and Cedar Street. 11. Downtown should be a pedestrian -oriented place in a manner that cannot be matched by other commercial districts. Pedestrian scale is achieved at the scale of both the block and the building. Blocks should reflect the historic fabric of the City and buildings should present a pedestrian friendly fagade to the sidewalk. 12. Downtown should have an adequate supply of free parking for customers distributed throughout the area. The Downtown should be well connected so customers are comfortable walking 1-2 blocks from their car to their destination. 13. The City and business community must work actively with MnDOT and Wright County to ensure safe local access to business Elistriets the downtown. 3-14 1 Land Use City of Monticello All of these policies work together to attract people to Downtown and to enhance the potential for a successful business Downtown environment. .�71`1 =71 -01 - IN Mixed Use The Mixed Use is a transition area between the Downtown and the hospital campus. It has been created in recognition of the unique nature of this area. The area serves two. functions. It is the edge between long-term residential neighborhoods and a major transportation corridor (Broadway Street). It is also a link between the Downtown, the hospital campus and the east interchange retail area. The primary goal of this land use is to preserve and enhance housing in this part of Monticello. Any non- residential development should be designed to minimize the impacts on and conflicts with adjacent neighborhoods. Policies - Mixed Use Development should not have direct access to Broadway street. Access should come from side street. 2. Non-residential development should be limited to small retail, service and office businesses. The scale, character and site design should be compatible with the adjacent residential neighborhoods. 3. All non-residential development will be oriented to Broadway Street and not to 3rd Street or River Street. 4. Commercial development compatible with the Downtown should be encouraged to locate there. 5. More intense housing and commercial uses may be allowed if directly related to the hospital. Places to Recreate Places to Recreate consist of public parks and private recreation facilities. The land uses are essential elements of the quality of life in Monticello. The Parks and Trails chapter of the Comprehensive Plan describes the current park and trail system and the future plan to maintain and enhance this system. The Comprehensive Plan is only one aspect of managing the land use for public parks and private recreation facilities. The City's zoning regulations place these locations into a zoning district. Often, the purpose of the zoning district is to guide private development, such as housing. Under current State Law, zoning regulations "trump" the Land Use Plan and govern the use of land. With the potential for the redevelopment of golf courses, it is important the Comprehensive Plan and other land use controls work in concert to achieve the desired outcomes. The City's plans and policies for parks, trails and open space can be found in the Parks chapter of the Comprehensive Plan Places for Community Places for Community consist of public and semipublic land uses. Public uses include all governmental facilities (city, county, state and federal) and schools. This category also applies to churches, cemeteries, hospitals, and other institutional uses. It is important to note that these land uses relate only to existing land uses. The Comprehensive Plan does not guide the location of new churches, schools, public buildings and other institutional land uses. Places for 2008 Comprehensive Plan - Updated 2014 Land Use 13-15 The Comprehensive Plan shows the area as Places to Recreate based on the continued use as a golfcourse. This designation does not preclude a future proposal and Comprehensive Plan amendment for residential development. It is likely, however, that this scale of new development will require the access provided by a new highway interchange. The Comprehensive Plan seeks to fill in other development areas and make effective use of other infrastructure investments before extending utilities for redevelopment of the golf course. Downtown Focus Area Downtown Monticello needs special attention in the Comprehensive Plan. Following the 2008 Comprehensive Plan update, the community undertook a separate downtown planning process. This process resulted in the Embracing Downtown Plan. Tl is PIaH r�........«,..... The 2008 G,.....pfehe....:ye Plan r r,.a..«e 1n 2017, recognizing the changes in the retail marketplace, and more specifically market changes and investments in the Downtown, the City engaged the community in a planning effort for the core blocks of the Downtown. On September 25th, 2017, the City adopted a Downtown Small Area Plan, which provides guidance for the downtown, including the core blocks and extending to include the full Downtown Central Community District (CCD). The Plan emphasizes the importance that the community places on Downtown. The 2008 Comprehensive Plan Update relies on the Downtown Small Area Plan as a guide for public and private actions in the Downtown area. Revitalizing and sustaining Downtown Monticello requires a collaborative effort of the City, businesses, property owners and other stakeholders. Planning for the future of the Downtown must recognize the practical realities facing commercial development in Downtown: ➢ The configuration and traffic volumes of Highway 25 significantly reduce opportunities for direct access from the Highway to adjacent properties. ➢ Traffic volumes on Highway 25 will continue to increase. Greater volumes and congestion act as an impediment for people living south of I-94 coming to Downtown. ➢ There is no controlled intersection on Highway 25 between Broadway and 7th Street. The lack of a controlled intersection combined with traffic volumes make pedestrian connections between Downtown and residential areas to the east very difficult. ➢ "Big box" and retail development continue to occur in other parts of Monticello. These businesses directly compete with the Downtown and attract smaller businesses (that might otherwise consider a Downtown location) to adjacent parcels. Downtown Goals Given current plans and conditions, the Embracing Downtown Plan and the Comprehensive Plan recommends the following goals for Downtown. Concepts for Downtown redevelopment should provide solutions to problems and issues identified in the research and analysis of Downtown conditions that are directed by the stated goals for Land Use, Transportation and Design and Image. The preferred solutions should be those that best meet these goals. Land Use ➢ Create a Center to Downtown that is active throughout the day and into the evening — year-round. The Walnut/Broadway Intersection should become the heart of this area. ➢ Improve connections to the River by locating uses that benefit from open spaces and activities associated with the River. ➢ Improve the entry experience from the north. ➢ Maintain a shopfront District along Broadway, west of Pine Street comprised of traditional main street (mercantile) buildings that have retaillrestaurant space on the ground•/loor and housing or offices above. ➢ Create a development pattern on Pine Street that benefits from high visibility and regional access. ➢ Infill Walnut Street and Cedar Street with mid -scale housing (2-4 stories) that creates an effective transition between the in -town neighborhoods and the Downtown. (INSERTLAND USE FRAMEWORRMAP) ➢ Connect Walnut Street to River Street ➢ Maintain the River Street /Pine Street signal as the formal entrance to Downtown and an important pedestrian connection across Pine Street. ➢ Add a traffic signal at 4th and Pine to help balance the grid and turning movements at the Pine /Broadway Intersection. ➢ Modify Walnut /Broadway and Cedar/ Walnut Broadway intersection to prioritize pedestrian crossings and access to the river. ➢ Narrow the travel lanes on Walnut Street, add parking where possible and ensure continuous safe and pleasant sidewalks. ➢ Add sidewalks at the perimeter of blocks where they are not currently present ➢ Discourage direct property access to Pine Street; favoring the side streets wherever possible with through -block lanes or easements. ➢ Allow direct property access to Block 52 from Pine Street in order to reduce volumes at the Pine /Broadway intersection. ➢ Consider traffic calming at River Street and Locust (or Linn) to prevent excessive speeds - similar to River Street and Cedar Street as an example. Open Space & Parks ➢ Redesign East and West Bridge park to include an amphitheater, water feature, riverfront access, picnicking, and additional space for passive park use. ➢ Improve Front Street Park to include improved boat landing and space for nature oriented programming. ➢ Connect the two Bridge Parks with Front Street Park with improved pathways and trails. Design all three parks as a single park with multiple uses. ➢ Provide access to the islands with a seasonal bridge ➢ Create small pocket parks mid -block on Broadway to offer plazas that connect to parking lots in the middle of the block ➢ Redesign Walnut Street between River Street and Broadway as a special street that can be closed and used for festivals and events throughout the year. ➢ Consider all sidewalks for opportunities to enhance greenery and public art Emphasize Walnut Street, River Street and Broadway as the main pedestrian corridors in Downtown. ➢ Use public art throughout the parks and corridors to distinguish Downtown as a place of cultural expression and celebration. ➢ Work closely with local businesses, residents (new and existing) to ensure local parks and open spaces are appropriately designed and programmed for their varied needs. ➢ Create north /south bike access to the river along Walnut and Cedar through a complete streets policy. Encourage bicycle crossing of Pine Street at 4th, River and 7th Street ➢ Maintain sidewalks and paths along TH25. Downtown Design and Image 0 The Carpsfave Phi mAsd ahmft&aftcomwod abgaoa"AWLy&IJ'-9 ancon ecbswnnes*1latadm amseda dmtYsoLMadofKVVSaad T FIB plfat BMOf ('til/ $tea68 G311af0 %/p'DY1g Q7/YIaC�'S bEdtCal Q7YI$1Ye ad tl e IM1B'tat 3-221 Land Use City of Monticello ➢ The Downtown Small Area Plan provides guidance for the core blocks of the downtown. Where the Downtown Small Area Plan does not provide specific design guidance, the City's zoning ordinance will guide design and image. South Central Focus Area Continued residential growth to the south is an important element of the Comprehensive Plan. This growth achieves several objectives: ➢ It helps to facilitate the expansion of the sanitary sewer system in conjunction with the reconstruction of Fallon Avenue. This sanitary sewer capacity is needed to support future industrial growth area along Highway 25. ➢ These areas encourage growth in areas that could use the new eastern interchange with I- 94 rather than Highway 25. ➢ These areas provide appropriate locations for continued growth in entry-level single family homes and medium density housing types. These Places to Live are important elements of maintaining an adequately diverse housing stock. ➢ Orderly expansion to the south moves development towards area of higher natural amenity. Areas along the southern edge of the Orderly Annexation Area provide another location for potential "move up" housing. A key to development in this focus area is the construction of the Fallon Avenue bridge. The bridge leads to the reconstruction of Fallon Avenue and the related expansion of municipal sanitary sewer and water systems. Future development will be limited without additional utility capacity. East Focus Area The Comprehensive Plan places greater priority on growth to the west and south. Development should be directed to areas that most effectively achieve the objectives of this Plan. Several factors could cause the City to encourage future residential development in the East Focus Area: ➢ Increased overall housing demand that exceeds the capacity to support growth in other areas. ➢ Traffic congestion on Highway 25 that increases the need to channel use to the east interchange. ➢ The need to solve stormwater and drainage management issues (Ditch 33) in this area. Solving drainage issues allows eastward expansion along County Road 18. ➢ Future growth in the east should continue to fill in the development area within the Orderly Annexation Area on the east side of Monticello. The natural features in these areas allow for higher amenity neighborhoods. This growth can occur with new collector/arterial street corridors. EXHHiIT "B" Attach Final Comprehensive Plan Amendment Text Chapter 4 — Economic Development 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 successfiil 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 Figure 44: Distribution of 2011 Taxes Payable Downtown. 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 available to the City. In 2011, the City of Monticello conducted a retail market study for Downtown Monticello. The retail market study report, part of a larger study, Embracing Downtown Monticello, lies been ineerpemled in the Gefflpfehe Plan as eFAiX ^^a serves as a resource for economic context within the downtown. In 2017, the City of Monticello conducted an updated Retail ritality Study, part of the Downtown Small Area Plan, that provides additional updated resource information for downtown economic context Some findings of the 2011 retail market study repor4 ofthe Embracing Downtown Monticello included: ➢ 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 ➢ 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. ➢ Downtown has the largest concentration of shopping goods stores and restaurants. Downtown's trade area population was estimated at 93,500 in 2010 and is projected to have an annual growth rate of 2.2%. ➢ 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. ➢ CentraCare Health System, with 25 beds and 600 employees has established Monticello as a regional medical center. ➢ Increased residential development stimulates increased commercial development. The recent economic conditions have slowed residential development, thus resulting in reduced tenant demand for retail space. ➢ 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 � las � q ^ Pr 0 ' ,,// We a ' •� •• ckville , + ola .1 1. AUBIMB N' • _ - ` Zim ie an 1 Lake ley Elk Iver ley � • J - ; � t z,,• AJ Mn Ston/ ,l •c�pis� R • o . , �•, .!� (k � �, .'. n `� Eta pb ! v a po...ao...naoe,v.a .1 •• I p r 0semmar iraW Nw l .� • (/' , Gr fkl COr I ,rylvy, ro klyn ; srwr.r.mamr. ° A' � Broo 0 C°pydgN 2011 McComb Group, Ltd Ut Vll