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Planning Commission Agenda - 03/01/2022 (Joint Workshop)
AGENDA SPECIAL MEETING - MONTICELLO PLANNING COMMISSION Tuesday, March 1, 2022 — 4:30 p.m. Mississippi Room, Monticello Community Center City Council: Mayor Lloyd Hilgart, Charlotte Gabler, Jim Davidson, Sam Murdoff, Bill Fair Commissioners: Paul Konsor, Andrew Tapper, Alison Zimpfer, Eric Hagen and Teri Lehner Staff: Angela Schumann, Steve Grittman (NAC), Ron Hackenmueller, Hayden Stensgard 1. General Business A. Call to Order 2. Joint Meeting Agenda A. Concept Stage Planned Unit Development Proposal for a Mixed -Use Development (87 Residential Apartment Units and Approximately 30,000 Scl Ft of Commercial Office and Retail Use) in the Central Community District Proposer: Mark Buchholz 3. Adjournment NORTHWEST ASSOCIATED CONSULTANTS, INC. 4150 Olson Memorial Highway, Ste. 320, Golden Valley, MN 55422 Telephone: 763.957.1100 Website: www.nacplanning.com MEMORANDUM TO: Mayor Hilgart and Monticello City Council Monticello Planning Commission Angela Schumann, Community Development Director FROM: DATE: RE: MEETING DATE: NAC FILE NO: PLANNING CASE NO PROPERTY ID: Project Description. Stephen Grittman February 23, 2022 Monticello — Block 52 Mixed Use Concept PUD Review March 1, 2022 191.07 — 22.02 2022-010 155-010-052031; 155-010-052071; 155-010-052102; 155-010-052131; 155-010-052150; 155-010-052060; 155-010-052090; 155-010-052110; 155-010-052132; 155-010-052070; 155-010-052101; 155-010-052120; 155-010-052140; This memorandum reviews the elements of a proposed concept plan for a Planned Unit Development on several parcels of what is known as "Block 52", bounded by Highway 25, Broadway, Walnut, and River Street. The project is proposed to occupy 13 of the 16 parcels on Block 52, facilitated by City/EDA acquisition and conveyance to the developer, Mark Buchholz. The parcels would be platted into one or more separate development parcels, and the City/EDA may retain some ownership in certain portions of the project area for parking, access, easements, or other interest. The proposed redevelopment property consists of just over 2 acres of development area, including the City's parking lot in the northwest corner of the site. The applicant is seeking Concept PUD review comments on the proposed vertical mixed -use project. The proposal is for a single building oriented toward Pine Street and Broadway which would include approximately 30,000 square feet of commercial space at finished grade, above an 83-space underground parking garage. Proposed above the parking and commercial space is up to 5 stories of residential development with 87 total units, ranging from efficiency units to 3-bedroom apartments. The site plan includes roof -top space for the residential portion of the development, a restaurant tenant that would occupy the north end of the main level with an open patio overlooking the river, a wider sidewalk "promenade" along Pine Street (Highway 25), and an open plaza at the corner of Highway 25 and Broadway. A green space for the development is also proposed along the west edge of the building. The development area excludes the three existing buildings along the southwest and west corner of the block, including an individual antique store building along Walnut, a dance studio at the corner of Walnut and Broadway, and a mattress store with frontage on Broadway. Each of these three parcels relies on entrances from the Walnut Street or rear access locations to their buildings. Land Use Process. The project is located in the area guided Downtown Mixed Use (DMU) by the Monticello 2040 Plan and zoned Central Community District (CCD) and is primarily located in the Broadway sub -district of the CCD. For the project to proceed, there are a series of City approvals that will be required: o PUD Concept Review (the subject of this report). The project requires a PUD as it proposes to develop a vertical mixed -use project which may require variation from the City's general zoning allowances for the Central Community District ordinance. These may include: o Density o Frontage requirements o Parking supply o Unit count Utilizing PUD, the applicant is able to address these and other variations, as well as any necessary conditional use permits through establishment of a Planned Unit Development zoning district. Planned Unit Development (PUD) zoning districts are intended to provide greater flexibility in development in order to maximize public values and achieve more creative development outcomes while remaining economically viable and marketable. Further approvals would include the following: o Preliminary and Final Plats; o Development Stage and Final Stage PUD. o Rezoning to PUD, Planned Unit Development District; PUD Concept Review Criteria. The first stage consists of an informal Concept Plan review which is separate from the formal PUD application which will follow the Concept Review step. The Ordinance identifies the purpose of Planned Unit Development as follows: (1) Purpose and Intent The purpose of the Planned Unit Development (PUD) zoning district is to provide greater flexibility in the development of neighborhoods and non- residential areas in order to maximize public values and achieve more creative development outcomes while remaining economically viable and marketable. This is achieved by undertaking a process that results in a development outcome exceeding that which is typically achievable through the conventional zoning district. The City reserves the right to deny the PUD rezoning and direct the developer to re -apply under the standard applicable zoning district. PUD Concept reviews are to proceed as follows: (a) PUD Concept Proposal Prior to submitting formal development stage PUD, preliminary plat (as applicable) and rezoning applications for the proposed development, the applicant may, at its option, prepare an informal concept plan and present it to the Planning Commission and City Council at a concurrent work session, as scheduled by the Community Development Department. The purpose of the Concept Proposal is to: 1. Provide preliminary feedback on the concept plan in collaboration between the applicant, general public, Planning Commission, and City Council; 2. Provide a forum for public comment on the PUD prior to a requirement for extensive engineering and other plans. 3. Provide a forum to identify potential issues and benefits of the proposal which can be addressed at succeeding stages of PUD design and review. The intent of Concept Proposal review is to consider the general acceptability of the proposed land use and identify potential issues that may guide the City's later consideration of a full PUD application. The City Council and Planning 2 Commission meet in joint session to provide feedback to the developer and may include an opportunity for informal public comment as they deem appropriate. Land Use and Density. The parcel is located at a key intersection and is an essential component of the City's downtown redevelopment plans, primarily guided by the Downtown Small Area Plan. The Downtown Small Area Plan incorporates a number of recommendations for this block, specifically, and for the downtown generally. The following statement summarizes the goal of the Plan, and the characteristics of successful redevelopment in the downtown area: Downtown Monticello is and shall remain the heart of the community. It is the birthplace of the City and the focus of civic activity. This Plan builds off those foundational qualities with a clear vision for the future of the core blocks of Downtown. The vision includes a commitment to retaining 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 Avenues for existing and new Monticello residents. The Plan envisions a Downtown that is lively throughout the day and into the evening, 12 months of the year. A downtown that serves many purposes for many people — including dining, recreation, celebrating, gathering, shopping and living. The proposed plan responds to this statement in several ways. The restaurant location takes advantage of the river view orientation, particularly with outdoor patio space for seasonal use. More than 20,000 square feet of commercial space occupies the remaining ground level, with frontages facing both Pine Street and Broadway. The residential component is built to maximize connection to the river through views from most of the units. The mixed -use nature of the project further supports an active day - and night -life in the downtown area. Finally, the layout of the building itself relies on a design that retains views over the parking lot areas toward the park and the river, such that the high value of that river connection is maximized — it will be important for the City and other landowners in the area to manage future development so as to retain those views. The orientation also reinforces the traditional downtown "main street" feel, with the building located close to the Broadway and Pine streetfronts. Staff Preliminary Comments and Issues. For this proposal, the primary considerations evident at this point in the process include the following elements: Intent of PUD and the Downtown Small Area Plan. As a proposed Planned Unit Development, the City Council and Planning Commission should specifically address whether the PUD will result in a project which achieves an enhancement over what might be accomplished under the existing ordinance, and how the overall project responds to the city's goals, 3 specifically those in the adopted Downtown Small Area Plan. Excerpts of the Downtown Plan are included for reference. Building Design and Architecture. The building is designed to show a highly varied series of wall planes as shown in the perspective drawing of the Broadway/Pine Street exposures (east and south). Aspects of the north and west exposures are not provided as a part of the concept package. The applicants have shifted the building toward the street fronts, and designed the residential spaces without balconies, relying instead on the common roof -top space over the corner building feature. Aspects of the other building walls will be of interest, and the City should discuss whether balcony additions are proposed or should be limited as shown on those frontages, as well as the varying of the wall planes to the north and west. Building materials include dominant glass along the commercial frontages, with brick rising (typically) to three floors. Other materials appear to include a board -and batten upper level and EIFS on the prominent corner tower. Again, details and quality of materials on the other two building exposures will be important factors in supporting the project. As noted above, the site design places the building at the corner of Broadway and Pine streets. The orientation of the building at the corner is a recognition of traditional downtown streetfront exposure and is intentional in providing maximum visibility for commercial space along those highly traveled and visible frontages. Further, the orientation of the building maximizes the number of residential units with views to the river. Both residential and commercial patios also make use of the river views. Parking. As with most dense "urban" redevelopment projects, parking can be a challenge. The Downtown Small Area Plan specifically cites that development in the downtown does and should rely on a mix of public parking, on -site parking and parking in proximity. The current parking supply plan is as follows: Parking Supply 83 underground spaces 114 surface spaces 217 spaces on -site 30+ parallel spaces on River Street, 48+ spaces on Walnut, 9-10 spaces on Broadway; 88 spaces on -street 12 Parking Demand - Commercial 0 5500 sf restaurant (90 spaces) (night/weekend — some lunch) 0 20000 sf retail/office (60 spaces) (daytime primarily) 150 total commercial spaces Total commercial requirements reduced to 100 spaces± with public cross parking options). Parking Demand — Residential o 87 units/141 bedrooms 155 residential spaces (mostly night/weekend) There are also parking demand issues related to the other remaining uses on the site, and the adjoining block to the west of Walnut that the current parking areas serve. A number of the surrounding properties have no or limited parking available on their own properties and rely on the street and Walnut Street parking. At issue will be the mix and timing of the parking in the area. Because the primary commercial activity in the project and the other uses is daytime focused, while the restaurant and residential portions are likely to be evening and weekend focused, there would appear to be, overall, an adequate supply of parking to serve even the peak use times on the block under a joint/shared condition. The complication to this will be the overlap periods, later afternoons when the commercial uses are still open, and residents are returning home from work. It is critical in planning these mixed -use projects that residents have on -site options for parking and are not relegated to on -street or other off -site locations. This can be resolved by having specific designated spaces for residential tenants, or time -limiting certain spaces for residential parking only. The management aspect of this will be critical, as the City regularly requires no overnight on -street parking during winter hours. The applicants and the City have been in discussions as to the ultimate ownership of the current City parking lot on the northwest portion of the site. If it is conveyed to private ownership, as would be the remainder of the publicly acquired parcels, it will be critical to ensure that full public access is retained over the parking as well as for internal access for the existing and future landowners on the block. A cross -access easement would be a component of that aspect of the plan. Even if the parking lot remains in public ownership, access and parking use easements or agreements will be necessary. An advantage of private ownership would be the presumption of private maintenance of the parking area, and easier management for the project as a whole — while retaining the public use and access as noted. 5 Consistent with the city's goals for multi -family uses, the proposed project includes underground parking. The developer has indicated that will be private parking only. Staff's recommendation would be to require that such parking be dedicated to the individual residential units. iv. Street Connections & Design. The project site plan illustrates the current three existing street connections — one to Walnut Street via a common alley access over private property, and a second to Walnut via the City's public parking lot. A third street connection is to River Street on the north side of the project area. The River Street access provides direct access to the ramp to the building's underground parking. The existing right -in, right -out connection to State Highway 25 is proposed to be removed as a part of this project, consistent with MnDOT policy of minimizing access points to the trunk highway route. At the time of subdivision application, the plat will be subject to MnDOT review. The adopted Downtown Small Area Plan, and the adopted Walnut Street Corridor Plan both detail the extension of Walnut Street to connect with River Street. The applicant has confirmed in conversations with staff their support for that extension as a critical connection for the development. It is noted that the extension of Walnut Street may have impacts to the current parking lot access configuration due to grade change. The extension of Walnut and the accompanying streetscape improvements will be a matter for the PARC and City Council consideration. Staff would also encourage a significant level of stakeholder engagement in the Walnut Street design process. As a key project in the downtown and directly adjacent to West Bridge Park, additional enhancements to River Street may also be considered by the city, although not directly tied to this project. The City will also need to evaluate the need for any cross easements for access through the site should the project move forward. As related to Broadway, the current "no -access" condition is preserved. The developer has indicated that the current parallel parking along Broadway is an important contribution to the downtown feel of the project and to the overall parking accessibility for the project. Staff concurs and has had discussions with Wright County on the design of Broadway to maintain this design. At the time of subdivision application, the plat will be subject to Wright County Highway Engineer review. V. Parks, Open Space and Pathways. The project, with the residential component, would have a park dedication requirement as a part of its construction. No public parkland is proposed with the project, although several public use options are built into the design. A wider sidewalk "promenade" is planned along the Pine Street/Hwy 25 frontage, with a plaza 0 design space at the corner of Broadway and Pine which would serve both a private and public purpose. With the project adjoining River Street, it has full exposure and access to the riverfront park system (West River and East River Parks and connected pathways). Internally, the project has little open space, primarily due to the interest in maximizing parking availability. A recommendation of staff would be an aggressive approach to upgrading materials, landscaped opportunity areas, and structural screening in the interior parking lot space and along River Street. In this regard, a focus on utilizing alternative pavements, such as pavers, colored/textured concrete, and creative, decorative lighting schemes can make what would otherwise be a harsh space a more inviting environment, even though it retains a predominant hardscape surface. Finding small spots for an occasional small tree, structural planters, and screening structures can soften the impact of surrounding buildings and their service areas (although it is noted that currently, there are no waste receptacles in that area being used by neighboring businesses). Staff would also recommend the inclusion of a sidewalk along River Street, which could be completed with the Walnut Street extension. The existing Monticello monument sign which exists at the northeast site corner will needs to be relocated with this development. Staff will work with MnDOT on the relocation opportunities. vi. Site Planning. With any subdivision plat, the City requires submission of a certificate of survey and title commitment. These components are important to understand whether any title issues may require resolution as part of the development process and to understand the boundary, topography, easements, and other site constraints associated with the project. The property boundary lies within close proximity to the Mississippi River. The survey will therefore be required to reconfirm the limits of the Shoreland Overlay District. vii. Grading, Drainage and Utilities. The redevelopment of Block 52 will require coordination on site grading and utilities. There is a grade difference of approximately 5-6' between Broadway and River Street. The City and developer will need to work through this grade transition as plans for the Walnut Street extension and parking lots are considered. The developer has given the grade consideration with the planned promenade feature. The promenade is a sidewalk feature located directly adjacent to the existing Pine Street sidewalk, but rises above grade as it moves northward, to provide an elevated and separated walkway for pedestrians. 7 Existing public and private utility relocations will be required to support the redevelopment. The City will need to work with the utility providers, the developer, and existing property owners and businesses in the area to coordinate planned relocations and service connections. The City Engineer has provided a separate comment letter which addresses other transportation, utility and grading considerations for the concept. viii. Development Coordination. The proposed redevelopment project involves significant coordination of public and private site improvements and investments. These include those noted above for streets, parks, public facilities, utilities, and the redevelopment area itself. The developer should be advised of the level of coordination necessary for the project. While not the subject of land use review, it is noted that the developer has submitted a companion request for TIF Redevelopment assistance, which will be reviewed through the EDA and City Council. Summary The current proposal is for a PUD Concept Plan review, which is not a formal zoning application, but is intended to provide the applicant an opportunity to get City feedback on a potential development proposal prior to more formal zoning review and the extensive supporting materials that such reviews require. The Planning Commission and City Council will have the opportunity to review the project, ask questions of the proposer, and provide comment as to the issues and elements raised by the project. The neighboring property owners have been notified of the meeting, but it is not a formal public hearing. This memorandum provides an overview of the project and will serve as an outline for the discussion. No formal approval or denial is offered for a Concept Review. However, it is vital that Planning Commission and City Council members engage in a frank and open discussion of the project benefits and potential issues. The Concept Review process is most valuable when the applicants have the opportunity to understand how the City is likely to look at the project and the potential issues it presents. In this way, the subsequent land use and development details can be more finely tuned to address City policy elements. City officials should identify any areas of concern that would require amendment to avoid the potential for eventual denial, as well as any elements of the concept that the City would find essential for eventual approval. Specific comment should address the following potential issues: 1. Overall Land Use a. Consistency with the Downtown Small Area Plan b. Mixed -use proposal and commercial orientation 2. Residential Density 3. Site Access: Vehicle and Pedestrian 4. Parking Supply and Management 5. Park and Open Space Requirements 6. Site Improvements a. Pavement and sidewalk treatments b. Site landscape c. Internal parking court design. 7. Building Design and Materials 8. Engineering comments and recommendations The notes listed above acknowledge that a significant amount of detail will be added as the project proceeds to a more advanced stage of review. Direction to the developer will be critical at this stage to allow the developer to move forward with Development Stage PUD design, architecture, and engineering. SUPPORTING DATA A. Public Ownership Exhibit B. Monticello 2040 Vision C. Monticello 2040 Plan, Excerpts D. 2017 Downtown Small Area Plan, Excerpts E. Walnut Street Corridor Plan F. Monticello Zoning Ordinance, Excerpts G. Developer's Narrative H. Developer's Site Plan I. Developer's Elevations 9 11 Monticello 2040 — VISION + PLAN — PHASE ONE I JANUARY 2020 This first phase of the Comprehensive Plan process, the Visioning phase, included a community engagement process to identify common values, growth aspirations and a vision to inform the planning direction for the next 20 years. The vision, value statements and preferred development scenario will serve as the foundation for creating the new Comprehensive Plan during the second phase of the planning process. The Comprehensive Plan provides a set of goals, policies and strategies for achieving Monticello's vision for the future. In 2040 the City of Monticello is an inclusive community focused around sustainable growth while maintaining its small-town character. Monticello is a Mississippi River town known for its schools, parks, biking and walking trails and vibrant downtown. Monticello is an evolving, friendly and safe community that respects the quality of its environment, fosters a sense of belonging and connection, encourages a healthy and active lifestyle and supports innovation to promote a prosperous economy. A safe, clean, and beautiful community supported by caring and helpful residents. A network of parks, open space and trail connections that provide recreation opportunities. An inclusive community welcoming people of all ages, races, religions and ethnic backgrounds. A diversified and strong local economy competitive at regional, state and national levels. A vibrant downtown that embraces the River and provides a focal point for the community. A healthy community focused on physical and mental health and wellness of its residents. A range of attainable housing options in terms of type, cost, and location. A respected school and education system serving the community. A balanced land use and transportation framework that provides options and connectivity. A thriving arts and culture scene that reflects the creativity of the community and supports a sense of place. r-I u Monticello 2040 - VISION + PLAN - PHASE ONE I JANUARY 2020 Development Assumptions 0 Sustainability - Focus on sustainability, open space and wetland preservation throughout City. Q Infill Development - New service commercial and light industrial infill. Q Conservation Neighborhoods - Single-family housing developed as conservation subdivisions in a clustered fashion mitigating impacts to sensitive areas. Q Industrial Expansion - Full build out and expansion of Otter Creek Industrial Park and growth around future Interchange. Q Multi -Family Housing - New multi -family infill development near core of downtown and other focus areas. 0 New School - New elementary and middle school campus with environmental focus. Q Downtown - Downtown plan implementation thriving with new commercial, mixed -use and public realm improvements. Q Mississippi River - Focus on River with new access, connections and rive rfront trail. 0 New Employment Center - New industrial business park developed around new interchange with green technology, renewable energy, manufacturing and other uses. 0 Xcel Facility - The Xcel Monticello Nuclear Generating Plant is licensed through 2030 and will seek relicensing to 2040. Q Annexation Area - Portions of the Orderly Annexation Area are designated as an Urban Reserve for future development. Development would likely include conservation single-family cluster subdivisions. Note: The Preferred Scenario guidance and mapping provided in the Vision Report will be further refined during the Comprehensive Plan process. This map is not the City of Monticello's final Land Use Plan. This map provides initial guidance for the next phase of the project, the Comprehensive Plan, and will be further detailed and refined. INCREMENTAL, SUSTAINABLE Growth Scenario The preferred development scenario is the result of community feedback on the four previous scenarios and the community's vision. The community envisions Monticello in 2040 as an environmentally and economically sustainable community that has experienced strong, balanced growth. Key Preferred Scenario Aspects Downtown Focus 6 Industrial and Employment Q New School 0 Conservation Neighborhoods Otter Creek Industrial Park M —I pr- "FA- ft- Technology, Renewable Energy, OManufacturing & Distribution Warehousing ILI Potential School Site with U Retail and Commercial Trails and Open Space AN H , Multi -Family 10-18 Unit/Acre Commercial/Residential Mix (Neo Traditional) Development Residential (South) 8-10 Units/Acre �A Downtown Mixed Use 10-18 Unit/Acre '. LRegionalOriented� Commercial _ Service Commercial and Light Industrial Infill A DOWNTOWN MIXED -USE (DMU) The Downtown Mixed -Use designation applies to the area of Monticello commonly known as the Downtown and further identified in the 2017 Downtown Monticello "Small Area Plan". This designation includes a commitment 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 Avenues. The purpose is to create a Downtown that is lively throughout the day and into the evening at all times of the year. Typically uses include retail, restaurants, local serving offices and services, as well as residential uses above the ground floor. Some ground floor residential uses may be allowed along Walnut, Cedar, 3rd or 4th Streets among others, subject to the location and discretion of the City. Commercial • Retail • Offices • Personal Services • Professional Services • Restaurants/Cafes • Recreation and Entertainment Residential • Multi -Family Residential Recreational • Parks/Playgrounds Primary Mode Pedestrian -friendly streetscape AVehicular (slow speeds) Secondary Mode Bicycle facilities and parking 11 Transit or shuttle service • Density - 25+ units/acre (Medium to High Density Residential) ~ 2018 Correlating • Floor Area Ratio Zoning District (FAR) 0.50 to 4.0 CCD Community • Height - Commercial District Up to 6 stories • Lot Area - N/A I««�1 («(« LAND USE, GROWTH AND ORDERLY ANNEXATION LAND USE, GROWTH AND ORDERLY ANNEXATION GOALS Listed below are the land use goals which were informed by the Community Vision. For the complete set of policies and strategies for the goals refer to the Implementation Chapter. GOAL 1: GROWTH AND CHANGE A City that prioritizes growth inward by concentrating development activities within the existing cityboundaries and grows or develops into the OrderlyAnnexation Area only when development is proposed or planned contiguous to city boundaries, sensitive open space lands are protected and thoughtfully incorporated into the development pattern, and the land is serviced by appropriate utility and transportation systems. MENOL GOAL 2: COMPLETE NEIGHBORHOODS A City that prioritizes growth inward by concentrating development activities within the existing city boundaries and grows or develops into the Orderly Annexation Area only when development is proposed or planned contiguous to city boundaries, sensitive open space lands are protected and thoughtfully incorporated into the development pattern, and the land is serviced by appropriate utility and transportation systems. Successful, vibrant commercial centers and corridors that can adapt over time and provide a place for shopping, services, civic activities, entertainment, and arts and culture. GOAL 4: REVITALIZED MIXED -USE DOWNTOWN A revitalized mixed -use downtown that embraces the River and serves as the heart of the community and focus of civic activity that is lively throughout the day and night consisting of a variety of dining, shopping, recreation, celebrating, gathering and living opportunities. ii L 5: ACTIVE EMPLOYMENT CENTERS Monticello as a strong and growing regional employment center including a variety of economic sectors established as the preferred location for manufacturing, technology, research, and development, and home to a diverse mix of businesses and industries. n open space"frame around and woven through ont►c�mplemented by the Mississippi River, Bertram Chain of Lakes Regional Park, other local and regional parks, trails and recreation areas which together protect the City's natural resources, lakes, wetlands and woodlands, and provide opportunities for recreation, enhance visual beauty, and shape the City's character. MONTICELLO 2040 VISION + PLAN 95 Background and Purpose The purpose of this Plan is to attract and direct investments on the core blocks of Downtown Monticello, MN over the next 10 years. The Plan advocates for solidifying Downtown as the heart of the community with a series of coordinated public and private investments. Together, these investments will create a human -scaled environment that encourages gathering, socializing, visiting and enjoying on a daily basis - throughout the year. The improvements outlined in this Plan aim to build on the unique qualities of Monticello to make the Downtown yet more attractive to those who have chosen to live and do business in the community. Specifically, the Plan seeks to promote Broadway Street as a storefront district with restaurants and specialty retail, celebrate the River for its recreational, connective and economic qualities, reinvigorate a downtown housing market with multiple, appropriately scaled, infill projects, and improve the experience of Pine Street for all users. The plan is ambitious, but achievable. Over time and upon completion, the plan would usher in up to 500 new units of downtown housing, new restaurants overlooking the river, and unique retail and services on Broadway. Momentum can be established in the next few years. Primary projects to be completed within five years include: redevelopment of Block 52, Walnut Street connection to River Street and infill housing on Walnut Street. Implementation of this Plan will create two legacies. The first will be a revitalized Downtown with an economy and attractions that benefit all residents of Monticello. Equally important, however to the physical improvements described above will be the legacy of new partnerships and civic cooperation that are essential to and will result from coordinated actions. The ideas set forth in this Plan come from the vested interest of the Monticello community through a broad public outreach effort. The realization of these ideas rely on a coordinated, cooperative, and active public sector working in tandem with an entrepreneurial private sector The result will be a lively Downtown for all in Monticello, a place that embodies both its history and future aspirations. Goals � � eo 000 v c ����i=\ rn�l Improve Pine Street for All Users C DTI ` " Shift the Center of Town to Walnut and Broadway Encourage Small and Medium Scaled Investments "` _X NOTE:7his illustration depicts new deveopment on both private and public properties. The plan does not 1 du compel private property owners to change anything regarding how they use their land. Rather, the Plan is a /i� t. guide for change if the property owner chooses to do so. Please see page —for an illustration of the Master Plan as it applies to publicly held properties only. The f City will endeavor to work with' existing business who wish to remain, revitalize and expand in the downtown_ City of Monticello Downtown Small Area Plan I Executive Summary 0 Downtown is For Everyone Downtown Monticello is and shall remain the heart of the community. It is the birthplace of the City and the focus of civic activity. This Plan builds off those foundational qualities with a clear vision for the future of the core blocks of Downtown. The vision includes a commitment to retaining 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 Avenues for existing and new Monticello residents. The Plan envisions a Downtown that is lively throughout the day and into the evening, 12 months of the year. A downtown that serves many purposes for many people - including dining, recreation, celebrating, gathering, shopping and living. Illustrative Master Plan The Plan above describes a potential long term build out of the core blocks of Downtown Monticello. Character Areas Similar to the Embracing Downtown Plan, the Plan divides the study area into four different character Areas. The purpose of this is to create sub -areas in downtown, each with its own identity and purpose and direction. The character areas are developed based on their context and their future role in the downtown. Typically each character area is a mix of uses, but also has a dominant use. Character Area: Riverfront A redesigned Park with an amphitheater and better relationship to Downtown will help connect the River to Downtown Character Area: Walnut Street and Cedar Street Walnut and Cedar Streets will fill in with new housing (2-4 stories) that adds to the market strength of downtown and provides additional housing choices for new and existing residents of Monticello. Their intersections with Broadway will be improved to make it easier to walk to the Riverfront am Ew Character Area: Broadway Monticello's Main Street will transition over time from a street with primarily services, to one with unique retail and restaurants. t Character Area: Pine Street (TH 25) The community will reclaim Pine Street by maintaining it's width and adding pedestrian amenities and local serving commercial uses. City of Monticello Downtown Small Area Plan I Executive Summary 0 Frameworks Land Use, Open Space and Transportation are the three frameworks that organize and define the physical environment. As with systems in the human body, each must function independently - and together with - the others. If one fails, they all fail. This is why it is important to understand frameworks as individual systems that must function as part of a single Downtown. The Plan is also divided into frameworks in order to allow different agencies, departments, and investors act in concert with each other. This will help ensure public and private investments are coordinated, less risky, and more publicly acceptable. Framework: Open Space and Parks (Primary recommednations) • Improve Riverfront Parks to accommodate more programming and events • Redesign Walnut Street and River Street to allow for park extention during events • Convert vacant lots on Broadway to small pocket parks • Utilize River islands for additional natural park space • Create pedestrian refuges or enhanced building entry ways on the corners of blocks along Pine Street • Enliven open spaces with public art wherever possible Framework: Access and Circulation • Emphasize connectivity throughout the Core, with pedestrian and bike friendly streets, a complete sidewalk system, and connectivity to the in -town neighborhoods. • Promote a "complete streets" policy that balances the needs of all users in the Downtown. • Manage and improve the grid system to support connectivity and access throughout Downtown • Work with MnDOT to improve Pine Street for users of Downtown Monticello, including additional signals, maintaining the River Street signal and supporting an additional river crossing • Improve pedestrian crossings of Broadway at Walnut and Cedar to improve access to the Riverfront • Reconnect Walnut Street with River Street Framework: Development and Land Use • Riverfront District with destination restaurant and entertainment uses, as well as housing • Broadway District with shopfront retail and restaurant uses beneath housing and offices • In -town neighborhoods extend to Walnut and Cedar Street with new infill housing 2-4 stories (apartments and townhouses) Additional recomendations are included in the Framewoirks Section pages 25-32 9 Open Space and Parks J 7� Access and Circulation Development and land Use :N Immediate Next Steps and Implementation 1. Improve the physical environment with streetscape, benches, programming, and art. 2. Bolster Broadway with a facade improvement program and retail recruitment. 3. Aggressively market development opportunities such as Block 52 and infill housing on Walnut and Cedar Street 4. Enact the appropriate policies, programs and incentives that enable the type of development described in the Plan. How is This Plan Related to the Embracing Downtown Plan and the Comprehensive Plan? In 2010, the City of Monticello completed the "Embracing Downtown Plan". The full area considered to be "Downtown Monticello"extends from Interstate I-94 to the Mississippi River, and generally from Cedar Street to Maple Street. The Embracing Downtown Plan was adopted as an appendix to the Comprehensive Plan. Changes in the retail marketplace overall, and more specifically market changes and reinvestments in downtown Monticello, have created a need to develop a new planning perspective for the core blocks of the downtown. This document therefore is an update to the 2008 Monticello Comprehensive Plan and to the Embracing Downtown Plan for the Downtown. This Plan will replace the Embracing Downtown plan as an appendix to the Comprehensive Plan. City of Monticello Downtown Small Area Plan I Executive Summary 0 Project Goals I Shift the Center and Double Down on Broadway. Over time the travel and use patterns of Downtown have changed - altering the overall experience of downtown. Up until 1960, despite Broadway's designation as a State Highway (152) most travel was local. However, as the region grew, Monticello became a crossroads - thereby burdening Broadway and Pine Street with high volumes of through traffic and widened streets. Today, the Broadway / Pine Street intersection is one of the most traveled intersections in the region. Whereas that quality makes for great visibility, it also makes for a poor pedestrian experience and poor access to adjacent properties. Broadway, west of Pine Street, is relatively lightly traveled and unlike Broadwway east of Pine Street, it has retained its pedestrian scale. Furthermore, the City has developed successful parks at the end of Cedar Street and Walnut Street. Therefore, an opportunity exists to fully extend Walnut and Cedar Street down to the park and grow the downtown mercantile district towards the riverfront along Broadway. Improve the Pine Street Experience for Everyone. Whether passing through Monticello along Pine Street (TH 25), trying to cross Pine Street by foot, or going to a business along Pine Street, the experience of using Pine Street is generally a negative one for all users. The environment of Pine Street projects a negative image and it is a divider between the east and west side of the town. Whereas Pine Street will always be a heavily traveled street, it does not need to be a negative experience. The community can take it back, claiming it for more appropriate development types, making it safer, more pleasant, and attractive for all users. Lots of Small Investments, a few medium ones and just one or two big ones. Monticello, despite it's growth, is proud to be a small town. Small towns develop charm and character through a series of small incremental investments that together add up to help a place become memorable and beloved. Simple investments such as new awnings, improved lighting and well maintained landscaping can make a big impression. Small buildings that fit on vacant parcels or otherwise underutilized land can happen quickly - adding vitality to a community. By promoting a high quantity of smaller investments (1/4 block and smaller) and medium scaled redevelopment projects (up to 1/2 block in scale), the Downtown will become more diverse, more lively, more responsive and adaptable to changes in the market place. A few medium scaled investments, warranted by a strong market or a strategic need, are important and valuable. But they should be carefully scaled and implemented so as to not disrupt the fragile fabric of the small town. r 11 Engage and love the riverfront. Go beyond the Swan. Great places have unique assets that differentiate them from others. Monticello has the Mississippi River. This defining feature can be further utilized to the benefit of Monticello residents and businesses. A riverfront that is well connected with blue and green trails, is publicly accessible and is activated throughout the day and the year can become a defining feature for the City and an important driver of economic activity. City of Monticello Small Area Plan I Goals and Objectives Character Areas: Purpose The Plan divides the study area into four different Character Areas. The purpose of this is to create sub- areas in downtown, each with its own identity and purpose and direction. The character areas are developed based on their context and their future role in the downtown. Typically each character area is a mix of uses, but also has a dominant use. eWalnut Street Q Broadway 0 Pine Street How does the Plan Balance Flexibility with Predictability The Plan describes a Vision for Downtown as a lively place with pedestrian scaled spaces and building. The Plan favors human scaled spaces over vehicular scaled spaces; multiple small investments over single large investments and coordinated actions over individual directions. The Plan is based on time -tested approaches to town building and urban design as well as the strong sentiments received in the public process. This vision is described in words and illustrations throughout the document. Generally, the Character Area Section uses illustrative drawings to describe the feel and image of a place while the Frameworks section generally uses conceptual diagrams that convey broad ideas and concepts. Together, the Plan gives directions for how to arrange buildings, infrastructure and open space so the resulting ensemble is consistent with the Vision. The use of both illustrative, precise, and diagrammatic illustrations is intentional in an effort to create predictability and offer flexibility. This is a long range plan that relies on a multitude of investors working in a coordinated manner. Therefore the correct balance of predictability and flexibility is important because a balance of predictability and flexibility attracts investment while the lack of predictability and flexibility repels investment. Adoption of this Plan by City Council is intended to be a strong statement of predictability because it sets in motion several public actions designed to implement the Vision of the Plan. So, while the Plan (in locations) is exact and precise, it recognizes that the end result may or may not look exactly like the illustrations because individual investors and developers will interpret the Plan slightly different, each adding their own expertise and nuance to the Plan. This is encouraged because it will add richness and nuance to the end result. City of Monticello Downtown Small Area Plan I Character Areas M Riverfront Perspective from Walnut street, looking across a redesigned West Bridge Park Riverfront Character Area: The and recomendations guidelines on this page pertain to the area colored on this diagram Despite being a town born on the River, the Downtown does not take great advantage of its unique location. Broadway is a block removed from the Riverfront and the main connection to the River, Walnut Street, ends in a staircase. The entry experience to Monticello from the north is mundane with vacant properties and a thick wall of trees that obscures potential views to public spaces and Downtown. The Riverfront Character Area will become a proud new public gathering space for Downtown Monticello that compliments Broadway and the full Monticello Park System. The Plan recommends redesigning the riverfront parks so they are more visible, accessible, active and flexible and promoting development that takes advantage of access to the river. A new park will be capable of handling larger crowds for events, and will be more accessible and usable on a daily basis with additional amenities and features designed for everyday use. The Plan promotes access to the riverfront by extending Walnut Street to connect to River Street. It will be designed as a multi- use street that can be closed for farmers markets, gatherings, and other events. The Plan recommends and leveraging public property of Block 52 to create a new signature development with market rate housing and a destination restaurant or entertainment use overlooking the park and the river. Public parking is maintained on Block 52 and added to River Street. existing _r Bridge Park River St Block 52 Broadway Site Sections Through Block 52 and West Bridge Park 0 Redesign Riverfront parks to © Encourage new housing include more active events and surrounding the riverfront programming in West Bridge Park parks on vacant and (amphitheater, water feature, underutilized parcels concessions) and passive uses in Maintain and improve the east bridge park. 0 intersection at River Street 0 Add parking and sidewalks to and Pine Street. River Street 0 Improve the underpass of OStreet Reconnect Walnut Street to River design Pine Street at the River. with a that allows Walnut Street be for © Consider a seasonal bridge to used to the island to provide events and park expansion. additional recreational OWork with the private sector to activity to east and west create a signature development Bridge park on Block 52, with market rate housing and a restaurant that overlooks the Park Precedent Images City of Monticello Downtown Small Area Plan I Character Areas Broadway Perspective on Broadway, looking west with a pocket park across the street Broadway Character Area: The and recomendations guidelines on this page pertain to the area colored on this diagram Broadway - west of Pine Street - has remained physically intact as Downtown's primary storefront district. Broadway is relatively well -maintained and home to several services and community anchors such as the Cornerstone Cafe. However, with growth of retail along the highway and elsewhere in town, Broadway is no longer a competitive location for general retail. The Plan recommends re -positioning the center of Downtown from the Pine/Broadway intersection to the Broadway/Walnut intersection. This will be partially accomplished with intersection improvements that make it easier to cross Broadway at Walnut Street. This should include curb extensions, fewer through lanes, clearer crosswalks, blinkers and eventually as warranted, a four-way stop sign. These improvements will increase the flow of pedestrian and bike traffic to the river and in between stores on both sides of Broadway. Small pocket parks can be developed on vacant lots mid -block on Broadway. These spaces can serve as convenient pedestrian connections between parking areas mid bloc and the sidewalks on Broadway. In addition, they can be small plazas with seating for resting, gathering, and even restaurants if the buildings next to them can be opened up to the pocket parks. Existing Proposed Pedestrian 75 Feet 63 Feet Crossing width Across Broadway East -bound Left Turn Lane Stacking Capacity 8 Cars 21 Cars 0 Existing Conditions Modify striping and median on Broadway 0 create a safer pedestrian environment. Small pocket parks on vacant properties that 0 offer respite from Broadway and pedestrian connections to parking in the middle of the block Curb extensions at Walnut and Broadway to 0 provide space for landscaping, seating, and gathering ONew development that replicates the storefront scale currently present on Broadway. New buildings should have flexible interiors so a main street scale can be accomplished in larger buildings. © Facade improvement programs that improve signage, awnings, and general appearance of existing storefronts on Broadway - - - - - - - - ---'---------- - —----------""�� '� ° — — — - - - - -------------- ~ II c ---- --------------u a New development along Broadway is encouraged if it replicates the scale of existing Proposed Lane _ buildings and shopfronts. Buildings up to four stories, with storefronts located on the Configurations on sidewalk and doors every 45' feet will fit in comfortably with existing buildings. Allowances Broadway w for 10 foot setbacks from the sidewalk to create additional pedestrian amenities (such as seating) are appropriate. The Plan does not recommend additional widening of Broadway. Instead, the Plan recommends working with partners to find other measures to mitigate congestion. ------------------------- r 000�o ----oo oo�o a—---------------H c y--------------- U a City of Monticello Downtown Small Area Plan I Character Areas Block 52 lllll� Active Frontage Flexible Frontage (either Active or Residential) Frontage And Ground Floor Uses Active frontages (high transparency) and uses (retail and restaurants) should be located on Broadway, Walnut, and the west half of River Street. The remainder of the block is flexible - it can have either residential or active frontages. Block 52 (Public ownership in blue) Block 52 is a key block in the Downtown. It is highly visible and it sits on the West Bridge Park. The site slopes approximately 15' from Broadway to River Street. Broadway and Walnut contain mercantile buildings of varying quality. River Street has vacant parcels and underutilized buildings. llllll� Building Setback l� Pocket Park & Open Space Setbacks, Pocket Parks & Open Space Buildings should define the perimeter of the Block. Minor setbacks (5'-10') for overhangs, seating, and display of goods is permitted on Broadway and Walnut. A more generous setback is permitted on Pine due to traffic volumes and access. Attached corner plazas are encouraged on the northwest corner of the block and permitted on the northeast and southeast corners. lllll� Surface Parking Access Way Parking & Servicing Access to mid block parking is encouraged on Pine Street and Walnut St. Parking should have minimal exposure to Broadway, River or Walnut St but should be large enough to replace the existing public parking lot on the block and should be expandable if the south side of the block redevelops. Careful consideration should be given to visibility and access to parking from Pine St since that will be the primary access as the site will be approached from the Bridge. Extra signage or a turning lane may be required. %\ Qr •• � st ,lam 1 � E► Bred -� C a� dy ■ Options The two illustrations above show potential options for development on Block 52 - both adhering to the guidelines. The top illustration shows new development on Broadway, articulated at a Main Street scale, with a corner plaza and a covered pass through as a form of pocket park. The bottom illustration shows a single corner development on Broadway, with a pocket park. Approaching Downtown from the Bridge Block 52 is the Gateway Block to Downtown from the Bridge. It is important to create an easy way for visitors to access mid -block parking as they approach downtown. The image to the left shows the approach - with enhanced landscaping, a turn lane, and clear signage to direct drivers to parking mid -block. City of Monticello Downtown Small Area Plan I Character Areas N Frameworks: Purpose Land Use, Open Space and Transportation are the three frameworks that organize and define the physical environment. As with systems in the human body, each must function independently - and together with - the others. If one fails, others are impacted. This is why it is important to understand frameworks as individual systems that must function as part of a single Downtown. The Plan is also divided into frameworks in order to allow different agencies, departments, and investors to act in concert with each other. This will help ensure public and private investments are coordinated, less risky, and more publicly acceptable. — Required Retail Frontage — Small Retail Opportunities Commercial Mixed -Use Multi -Family Housing Public Employment Pa rk/Open S pace/Cemetery �♦ 1 .♦ ♦• 1 Core Study Area Frameworks: Land Use and Development Development patterns that support social interaction, local character, and a compact connected and walkable environment. General Approach The Land Use Plan promotes a development pattern that recognizes the essential role that Downtowns plays in the communities they serve. Successful Downtowns tend to be places that serve many functions for the full cross section of the community throughout the year and across generations. They are places to gather, eat, live, shop, celebrate, protest, recreate, meet, be entertained, and to visit. They are places that promote social interactions and the unique creative expression of the community. At their best, Downtowns are places that exude pride because they represent the best the community has to offer. In order to promote these ideals, this Plan favors policies and development patterns that improve downtown for those who currently use it and patterns that support the places that people value. Therefore, development patterns and land uses in this Plan seek to support the Main Street character of Broadway, the importance of Walnut Street as a promenade to the River, regional and local needs of Pine Street, and the riverfront as the birthplace of the City. This Plan also recognizes the traditional (and still relevant) role of Downtown Monticello as well as the changing nature of small Downtowns throughout the country. In doing so, the Plan is committed to retaining the small scale shopfront District on Broadway by encouraging uses that value "experience" over "convenience". At the same time, the Plan encourages Pine Street (the regional face of downtown) to develop as a corridor that emphasizes convenience and accessibility. Together, both Broadway and Pine Street can complement each other to create a downtown that attracts a wide range of investments. Physically, the Plan favors compact walkable small town design with a fine grained mix of uses. The Plan arranges development types and land uses so valued places are supported, and new investments can add to the overall vitality of downtown. Recommendations • 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 retail/restaurant space on the ground floor and wither 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. City of Monticello Downtown Small Area Plan I Character Areas N Frameworks: Parks and Open Spaces Parks, Plazas, and Sidewalks that are lively, safe and pleasant to be in. ®® j eroda Wdy � Improved Pedestrian 0 and Bicycle Crossing ■ Community Parks Neighborhood Parks E� Pocket Parks WestBridge ,2—ark a East Bric Park ®®trPet erodawdy ®� Seasonal Bridge Public Gardens Convertible Streets Pedestrian Promenade to River Proposed Bituminous Trail Connections oonno Existing Bituminous Trial ® ® ® ® MRTTrail Sledding Hill General Approach Parks and Open Space play an important role in distinguishing the Downtown from other areas of Monticello. Unlike much of Monticello where parks are generally programmed for recreational / sports and defined by trees and greenery, the parks downtown should focus on gathering and general social interaction as well as planned events. Therefore, in order to support and enhance the environment for downtown residents and businesses, this Plan expands the definition of parks beyond the valued park spaces that are already in use - namely Front Street Park, East and West Bridge Park. The Downtown Parks should also take in consideration the needs of new downtown residents and visitors. Upon implementation of this plan, several hundred new residents will be living in the downtown. It is likely that new downtown housing will be more compact and with less outdoor space than typical single family homes. Inevitably this will result in park demands that don't currently exist. Meeting these needs is a great opportunity to further develop a well designed and well connected park and open space system. Fla Illustrative Master Plan: East and West Bridge Park Recommendations • 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. • Modify the Embracing Downtown Plan that recommends off street bike paths on Pine Street. In lieu of this off-street path, 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 City of Monticello Downtown Small Area Plan I Character Areas Frameworks: Circulation and Access A complete network of flexible streets that favors the needs of residents, businesses, and visitors. 01, 0 Traffic Calming �M11 Improved Pedestrian Crossing AW (J4 Signalized Intersection F� Access Way © Surface Parking - - - Interstate 94 mmm= Pine Street (MN 25) ', mmm= Broadway Street (CSAH 75) Pedestrian Promenade to River Add Sidewalks to Complete Grid General Approach The design of the streets (and the full right of ways) in downtown have a significant bearing on how downtown functions and feels. The rights -of -way in the Downtown should be designed to create a comfortable and safe physical environment that encourages a range of activities and development types. The Plan recommendations, therefore, favor a high quality, well-connected, and flexible street system that facilitates all users of downtown - especially those who are using and not passing through Downtown. With two main roads bisecting downtown, traffic volumes are relatively high. This provides an opportunity to capture additional business downtown, but it also can have a deleterious impact on the pedestrian and business environment in some locations. Recognizing this situation, previous Plans have emphasized Walnut Street as a main pedestrian connection to the River (not Pine Street). This Plan supports that idea and offers several ways in which that can be further achieved. This Plan departs from previous Plans in that it also encourages pedestrian activity on streets other than Walnut - this includes, Broadway, Pine Street and Cedar. While the Plan recognizes the regional function of Broadway and Pine, the Plan strives to balance this function with the local needs of community connectivity, aesthetics, pedestrian safety, and multi -modal travel. Successful Downtowns are not just easy to get to, they are pleasant to be in and to stay for multiple reasons. Therefore, this Plan, discourages future road widenings that would have further negative impacts on pedestrians Downtown - especially along the primary pedestrian corridors and districts. In lieu of road widenings, the Plan champions an well connected and balanced urban street grid system that can be programmed to flex and contract as needed to meet all the needs of Downtown. Accomplishing this goal will require a series of smaller interventions (signal timing, street connections, traffic controls, traffic calming, time -of -day -parking restrictions, modified property access, etc.) in lieu of wholesale street widening that would likely have a negative physical impact on the built environment of Downtown. The Plan also supports a street network where the Level of Service for pedestrians, transit riders, and cyclists are considered on equal terms to those of motorists and delay measurements from modelling are considered as a portion of overall average trip, not in isolation. Recommendations • 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 parallel 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. • Discourage deceleration lanes; encourage speeds that do not require them. • Consider traffic calming at River Street and Locust (or Linn) to prevent excessive speeds - similar to River Street and Cedar Street as an example City of Monticello Downtown Small Area Plan I Character Areas N Parking Recommendations Strategy Recommendation Create a parking program that focuses on creating available spaces for different user groups. Pilot a shared parking program in which private parking is shared with the "public." Priority #1 Maximize use of existing parking supply Enhance pedestrian access to existing parking lots by developing small pocket parks on Broadway Expand and clarify on -street parking supply on all blocks in downtown. Invest in and implements a comprehensive parking signage and Strategically invest in information wayfinding system. Continually monitor occupancy, availability and utilization of and technology parking throughout downtown Complete the sidewalk system in Downtown to make walking more Improve mobility options to reduce comfortable. Encourage bicycle access to Downtown with bike racks and clearly parking demand designated bike routes. Revise zoning code to better support walkable development in the Downtown core. Revise the zoning code to incentivize sharing of parking and Simplify and leverage the zoning code underground parking for residential buildings. Require Transportation Demand Management program for all development above a certain size. Adjust on street regulations and operations to maximize flexibility Enhance parking administration and at the curb Establish formal collaboration between the City, County, and other operations parking stakeholders. Provide Additional public parking as Strategically invest in public and shared parking supply in key needed locations. Key Principles for New Parking Supply • Ensure that parking is shared and open to the public to the greatest degree possible. • Manage new parking as part of the larger system so that prices and regulations primarily incentivize use by long-term parkers. If off street parking is more expensive than on street parking, people will continue to circle and create congestion. • Include technology and wayfinding that makes parking easy to locate and use. • Contribute to the downtown environment by supporting strong urban design, pedestrian access and safety, and promote street activity via ground floor uses. Specific Block By Block Recommendations Block 52: • provide 50 surface spaces for public use mid block when developing north half of block • locate residential parking underground • restripe Walnut Street with wider sidewalks for short term parking • provide short term on -street parking on River Street • expand public surface lot (50 spc) to south side of block when redeveloped. Block 51 • combine surface lots midblock • locate residential parking underground • provide short term on -street parking on River Street • provide short term on -street parking on Locust Street Block 35 • expand mid -block lot (15 spc)when redeveloping south west corner of block. • consider a midblock parking structure. This would require the re-routing of midblock utilities in order to preserve space for housing or other development to face the street. • locate residential parking underground Block 36 • maintain and expand mid block lot (15 spc) when redeveloping southwest corner of block • locate residential parking underground • provide short term on -street parking on 3rd Street Other • work with property owners on blocks 31, 32, 18,17 to create shared parking arrangements City of Monticello Downtown Small Area Plan I Character Areas N i �. 0. __% Y Walnut Street Corridor Concept Plan Monticello, MN FINAL -Adopted November 12, 2018 Principles and Values Connectivity Walnut Street will connect three of the city's most valuable and beloved assets - the Community Center, Broadway Street and the River. It will be a comfortable and simple connection for all residents and visitors of the City to use throughout the year. 1 F A Sociability Walnut Street will become a place where gathering, celebration, and simple interaction with friends and strangers can occur in a safe and inviting manner. The street will be designed to showcase creativity, art and the unique identity of the City. Sustainability Walnut Street will highlight the City's commitment to sustainability. It will responsibly manage greenspace and stormwater and will encourage a healthy lifestyle by promoting walking and cycling between the Community Center and the River. Incremental Walnut Street corridor improvements will be implemented over time. While capital improvements will be budgeted for and implemented, many of the improvements will be implemented along with redevelopments and separate initiatives as they arise. CUNINGHAM C. R 0 U P City Wide Significance L ommunity Center to River Mississippi River Trail to 5th Street Bike Trail A space for everyone Walnut Street connects two of the Cities most important amenities and destinations : the Community Center/ Senior Center/City Hall to the Riverfront. In addition, Walnut Street is bisected by two important recreational trails: the Mississippi River Train and the 5th Street bike Trail. This Plan offers a concept plan for how Walnut Street can be redesigned to function as both a connection between the Community Center and the Riverfront and as an important public space in and of itself. A new Walnut street can become a positive address for development, a place for creative expression, gathering, and a safe and pleasant way for everyone in the community to get to the Community Center and the Riverfront. C The Family Path is a key feature to the overall design. The Family is an off-street, two-way multi -use trail that connects the Community Center to the River. The Family Path is intended for strolling, jogging, and slow biking. It is designed to be safe and comfortable for users of all abilities; however experienced cyclists are encouraged to use the street. The Family Path will be lined with amenities such as benches, art and shade trees. At intersections, the Family Path crosses the street with special markings, ensuring cross traffic knows the intersection will be occupied by children, elderly, cyclists, scooters, and others. CUNINGHAM C. R 0 U P Walnut Street Corridor - Issues Sidewalks jog and are not connected to side streets. On -street parking is available, but it is unclear due to intermittent diagonal parking. Library ---------------------------------------------------------------------- Street is wider than necessary, creating less than ideal conditions for walking and cycling. The riverfront parks are disconnected from Downtown and the rest of the city because Walnut Street ends in a parking lot. N N o Community .:� Center `' Cargill' _- .' -il J _ ,, .. ¢' m��` i F t . -� inn rt, IL a= iN. 40 Crossing Broadway is uncomfortable. The two sides of Monticello's Main Street are disconnected. The tight dimensions and lack of bumper stops allow cars to overhand the sidewalk - thereby narrowing the walking area to less than 3'. K-0 West Brida. Park Existing Bridge Park is not connected to Downtown or Walnut Street due to sidewalks that end and no ramp to Walnut Street. © CUNINGFIAM G R 0 U P Character Area - Shared + Convertible Street �a-A ��e air pia �joaa �`,e� Community Center Bridge Park I� Dental Broadway ] n parallel parking Bessies tlq/h4tstreet 49' 26, Ln a it Between Broadway and River Street, Walnut Street is designed as a "Shared y Street." The space between the buildings is curbless, and can therefore be used more flexibly. It will have diagonal and parallel — _ _ _ _ _ _ parking, as well as a drop off zone for the dance studio. On occasion, the street can be closed and used for gathering, festivals, and other events occasionally throughout the year. Other amenities, such as benches, shade trees, lighting and banners signify that this section of Walnut Street is special and it's use is shared by many. West Bridge Park 12 CUNINGHAM G R O U P Walnut Street Ramp: Interim Solution �A ��e air pia �joaa �`Je� Community Center Bridge Park Dental Office �F HHHHHM Dance Studio ` ---�.. :-3 stripping in the parking lot new ramp 4- v v L Ln— — L Q1 Walnut Street Walnut Street ------ - -• Bessies 7 . -t_s W � West Bridge - - Park new ramp r � 1 l clear crosswalks exttend d sidewalk End of Walnut Street Sidewalk at West River Park DRAFT 02/10/10 M CUNINGHAM C. R 0 U P Section 3.5 (G) CCD Central Community District The purpose of the "CCD", Central Community District, is to provide for a wide variety of land uses, transportation options, and public activities in the downtown Monticello area, and particularly to implement the goals, objectives, and specific directives of the Comprehensive Plan, and in particular, the 2017 Downtown Monticello "Small Area Plan" Comprehensive Plan Amendment and its design and performance standards. All proposed development or redevelopment in the CCD shall be subject to the requirements of the Comprehensive Plan and other standards identified in the Small Area Plan report. It is not the intent of this chapter to abrogate any general Zoning Ordinance requirements in the CCD, and all such requirements of the Monticello Zoning Ordinance apply fully within the CCD unless addressed separately by a more detailed CCD zoning regulation. Projects that benefit from public investments and/or subsidies will have a greater burden to provide higher levels of both private and public amenities. Sub -Districts. The CCD is hereby divided into five subdistricts, four of which comprise the study area of the Small Area Plan and are known as: (1) Riverfront, (2) Broadway, (3) Walnut and Cedar Streets, and (4) Pine Street. A fifth "sub -district" shall be any area within the CCD that is not identified as being within one of the four named sub -districts. The CCD regulations shall apply uniformly across all sub - districts unless specific sub -district Typical CCD Lot Configuration CHAPTER 3: ZONING DISTRICTS Section 33 Business Base Zoning Districts Subsection (G) Central Communitv District City of Monticello Zoning Ordinance Page I IS CHAPTER 3: ZONING DISTRICTS Section 33 Business Base Zoning Districts Subsection (G) Central Community District requirements apply. The City Council shall, in accordance with the process providing for zoning map amendments in the Monticello Zoning Ordinance, adopt a zoning map for the CCD area identifying the subdistrict boundaries. Base Lot Area • No minimum Base Lot Width • No minimum 1. PROCESS REQUIREMENTS: a. New development or redevelopment projects within the Central Community District shall require a site plan review by the Planning Commission. b. At the proposer's option, or as required by this ordinance, any proposed project may combine the required site plan review as a part of a concept plan review before a joint meeting of the Planning Commission and City Council. Existing buildings shall be subject to the permitted and conditional use allowances of this ordinance. d. Projects which do not meet the requirements of this ordinance may utilize the Planned Unit Development (PUD) process. 2. GENERAL REQUIREMENTS: a. Character Areas. The Central Community District shall be further regulated by four character sub -areas: Pine Street, Broadway, Walnut/Cedar and Riverfront and shown in the Official Zoning Map. b. Projects across Character Area boundaries. By conditional use permit, uses and standards may extend across Character area boundaries (but not into other zoning districts) a maximum distance of up to one-half block for project purposes, provided the majority of the project square footage lies within the permitted character -area, and the intent and character of the downtown plan is maintained. Where projects extend across character area boundaries, projects must show compatibility to both character area standards relating to adjoining districts and uses. c. Private joint -parking use. All non-residential parking areas shall be designed to accommodate cross -access and joint use throughout the CCD zoning district to minimize the need for parking infrastructure. d. Accessory Service/Appurtenance Uses. Building mechanical, waste -handling, and delivery service areas shall not face the public street or public spaces (with the exception of public parking lots), and shall be screened from view of adjoining property with materials equivalent to those of the principal building. Page 116 City of Monticello Zoning Ordinance CHAPTER 3: ZONING DISTRICTS Section 33 Business Base Zoning Districts Subsection (G) Central Community District e. Buildings adjacent to single family. Building side walls adjacent to single family residentially zoned properties, or directly across a public street from such properties, shall have side wall heights of no greater than the horizontal distance to the nearest single-family structure. Buildings abutting single family residentially zoned properties shall have roofs sloping toward the abutting single family use, or shall employ at least one of the transitional features in Section 4.7 of this ordinance. f. Building materials. Building materials for all uses shall be predominantly glass, brick, natural or cultured stone, or equivalent masonry material. Materials for lapped siding, board -and -batten, or shake exteriors shall be composite, maintenance free materials, and shall be limited in overall exterior use to: o Residential structures, no more than 30 percent of building exterior. o Commercial and other structures, no more than 15 percent of building exterior may be comprised of architectural metal, which shall be integrated into the building design. o Mixed use buildings shall comply with the commercial building requirements. 3. PERFORMANCE STANDARDS a. Character Area Standards i. Broadway • All buildings should have a storefront or entrance on Broadway. Buildings shall be oriented toward the front of the lot, with a maximum 10' setback. Setbacks may be increased to accommodate outdoor seating or activity spaces approved by Planning Commission during site plan review. Such spaces shall be improved with enhanced paving and landscaping materials and other elements. Storefronts facing any public street shall consist of a minimum of 50% window/door transparency on ground floor. Buildings shall be between 2-4 stories, additional stories may be authorized by conditional use permit. Single -story buildings may be approved through site plan review by the Planning Commission and City Council where multiple stories are impractical for the specific use. In such cases, the building architecture should incorporate a fagade that mimics multiple stories through additional window openings or similar features. Buildings shall have a maximum width of 60 feet, or shall be articulated by setback, materials or window treatments roofline variation, or other design methods to reflect the appearance of separate buildings, in approximately 30- 60' increments. City of Monticello Zoning Ordinance Page 117 CHAPTER 3: ZONING DISTRICTS Section 33 Business Base Zoning Districts Subsection (G) Central Community District Ground floor commercial buildings which front on public streets or open space shall not be entirely comprised of office uses, but shall include other retail, hospitality or entertainment uses. • Sidewalks and/or pathway connections shall be provided for all development projects. ii. Walnut/Cedar • Features such as upper balconies, dormers, courtyards, porches and dooryards shall be incorporated for residential uses. Buildings shall be between 2- 4 stories; additional stories may be authorized by conditional use permit. Single -story buildings may be approved through site plan review by the Planning Commission and the City Council where multiple stories are impractical for the specific use. In such cases, the building architecture should incorporate a fagade that mimics multiple stories through additional window openings or similar features. Buildings shall be oriented toward Walnut and Cedar Street and toward front corners where applicable. iii. Pine Street • Buildings shall be between 2-4 stories; additional stories may be authorized by conditional use permit. Single -story buildings may be approved through site plan review by the Planning Commission and the City Council where multiple stories are impractical for the specific use. In such cases, the building architecture should incorporate a fagade that mimics multiple stories through additional window openings or similar features. • Buildings shall be oriented to Pine Street with secondary entrances located on side or interior facades. Corner properties shall have dual orientation. b. Use Type Standards i. Residential • Single/Two Family: Where permitted, the requirements of the R-2 District will apply. • Townhouse o Permitted where the subject property has no direct frontage on Broadway or Walnut/Cedar. o Must preserve open space to coordinate with public spaces. o Building heights up to 25 feet or 2 stories above grade. o Setbacks — 15 feet from abutting single family, minimum of 8 feet from public street. Interior side setbacks may be zero. o Variable roofline and front building walls. Page 118 City of Monticello Zoning Ordinance CHAPTER 3: ZONING DISTRICTS Section 33 Business Base Zoning Districts Subsection (G) Central Community District o Classic row -house; living space to front; no garage -front design. o All parking in attached garages. o Parking ratio of 2.0 spaces per du, off-street. • Multi 4-12 du o Only allowed where the subject property has no frontage on Broadway, Walnut/Cedar. o Must preserve open space to coordinate with public spaces. o Building heights up to 35 feet or 3 stories above grade. o Setbacks — 15 feet from abutting single family, minimum of 8 feet from public street. Interior side setbacks may be zero. o Variable roofline and front building walls. o Garage entrances may not face a public street. o Garages which face a single family residential zoning district must screen the garage entrance from the eye -level view of the abutting property. o All parking in attached garages within building footprint (no surface parking). o Parking ratio of 1.57 spaces per du, off-street, or a minimum of no less than one space per bedroom, off-street, whichever is greater. As part of site plan review, the Planning Commission may impose a different (higher or lower) standard where the nature of the use supports such standard. • Multi 13+ du o Only allowed where the subject property has no frontage on Broadway, Walnut/Cedar. o Must preserve open space to coordinate with public spaces. o Building heights up to 50 feet or 4 stories above grade. o Setbacks — 15 feet from abutting single family, minimum of 8 feet from public street. Interior side setbacks may be zero. o Variable roofline and front building walls. o Garage entrances may not face a public street. o Garages which face a single family residential zoning district must screen the garage entrance from the eye -level view of the abutting property. o All parking in attached garages within building footprint (no surface parking). City of Monticello Zoning Ordinance Page 119 CHAPTER 3: ZONING DISTRICTS Section 33 Business Base Zoning Districts Subsection (G) Central Community District o Parking ratio of 1.57 spaces per dwelling unit including adjacent on -street parking, or a minimum of no less than one space per bedroom, off-street, whichever is greater. As part of site plan review, the Planning Commission may impose a different (higher or lower) standard where the nature of the use supports such standard. o Multiple family housing limited to seniors may reduce parking supply to .5 spaces per dwelling unit, off-street. As part of site plan review, the Planning Commission may impose a different (higher or lower) standard where the nature of the type of senior living use supports such standard. • Ground Floor Residential Units o When allowed, subject to: o Common areas, lobbies, etc. (if any) should be oriented toward street. o Street levels should include additional window and doorway glass exposure toward streets. o Residential units on upper, non -ground floors of buildings in the Riverfront Character Area are permitted as a part of mixed -use buildings. ii. Commercial and Mixed -Use, generally • Uses adjacent to single-family residential zoned properties which include dining/drinking service spaces shall have 1 outdoor areas facing public open space use areas. • Building heights of up to 50 feet or four stories shall be permitted. • Buildings heights exceeding 50 feet or four stories may be allowed by Conditional Use Permit. • Residential units in mixed -use commercial buildings shall include balcony spaces. • Building setbacks shall be 15 feet from abutting single family homes, minimum 8 feet from public streets. Interior side setbacks may be zero. c. Landscaping Site improvements in the CCD shall include landscaping consistent with the requirements of the zoning ordinance, Section 4.1 — Landscaping and Screening. Pedestrian, plaza/patio, and bicycle spaces on the property shall integrate alternative pavement materials, designs, or features consistent with the surrounding streetscape. d. Parking Page 120 City of Monticello Zoning Ordinance CHAPTER 3: ZONING DISTRICTS Section 33 Business Base Zoning Districts Subsection (G) Central Community District Off-street parking areas shall be developed and constructed according to the requirements of the zoning ordinance, Section 4.8. Parking supply shall be as identified in this chapter, or where not specified herein, as in the ordinance Section 4.8 — Off -Street Parking. A commercial use which propose to vary from the requirements of this section by deferring its required off-street supply and contributing to the public parking fund shall be accompanied by a Parking Study, subject to review and approval by Community Development staff, which illustrates an adequate amount of available unused public parking within 400 feet of the establishment's primary entrance. "Adequate amount" shall be established by the City on a case -by -case basis in review of the applicant's individualized parking study, but shall include the following elements, as a minimum: (1) an examination of the public parking supply commonly available for use by the proposed business during its peak usage hours; (2) the likely demand placed on said supply by the proposed business based on contemporary resources for parking utilization; and (3) an estimate of competing demand on said supply. An existing business, as of the date of this ordinance, which has a parking supply which is substandard according to zoning ordinance Section 4.8- Off - Street Parking, shall be considered a legal non -conformity. The business may expand or change to another business that increases the parking supply deficiency only by participating in the parking fund, according to the requirements of this Section and Section 4.8 (E)(4)(c) for such deficiency. e. Other Performance Standards • All other performance standards as identified in Chapter 4 of the zoning ordinance shall apply, unless otherwise addressed in this section. • Maximum Residential Density = 25.0 dwelling units per gross acre. • Building Height • Minimum Height = 18 feet • Maximum Height = 60 feet o Buildings may exceed 50 feet in height by conditional use permit, with enhanced site improvements, architecture, and building materials. • Lot Coverage, Buildings o Minimum Building Lot Coverage = 20 percent o Maximum Building Lot Coverage = 90 percent • Floor Area Ratio = Maximum Floor Area Ratio — None • Accessory Structures o Trash handling equipment shall be located within buildings wherever practical. If located in a structure attached to, or detached from, the principal building, such structure shall screen the trash handling equipment from the view of all neighboring property and public rights -of -way, and shall be constructed of materials which comprise the principal building. Gates and/or doors shall be constructed of permanent opaque materials, matching the principal building in color, and shall be kept closed City of Monticello Zoning Ordinance Page 121 CHAPTER 3: ZONING DISTRICTS Section 33 Business Base Zoning Districts Subsection (G) Central Community District at all times other than when being used for access. Roofs for such structures are encouraged, but not required when the screening wall of the enclosure is at least eight (8) feet in height. o Any other accessory structures allowed in the CCD (see Table 5-4 — Accessory Uses by District) shall meet all requirements of the CCD district applicable to principal buildings. Page 122 City of Monticello Zoning Ordinance UU �� � S �r+�• �� L A a .4- p o' 4 '� . •'f � � ..v Avg �,, �{ � � •,�, .ram 4e r ,•• �. •• r i_ s •I� � ��r L.L. Y � o ±_v100 L J6",,,q CHAPTER 3: ZONING DISTRICTS Section 3.S Business Base Zoning Districts Subsection (G) Central Community District '2a � n v a m L7 a 7 V! U U _ City of Monticello Zoning Ordinance Page 123 r1h BUCHHOLZ To: The City of Monticello From: Deephaven Development LLC The Block 52 site is the location where Deephaven Development will pursue a new updated use that will fall in line with the guidance for this area. Deephaven Development believes this will be a mutually beneficial project that will breathe new life into an area that has had several vacant buildings for years. It is our goal to bring Class A residential use to this site, while maintaining vital commercial/retail uses. Specifically, we plan to allow for a restaurant with an elevated patio overlooking the Mississippi River. It is our intent to construct a New 87-unit, multi story Apartment Building consisting of Studios, 1 Bedroom, 2 Bedroom, and 3 bedroom apartments, along with approximately 30,000 sq ft of commercial space. 83 indoor parking stalls and 163 on street parking stalls are provided/accounted for. The exterior will feature an upgraded window package, amble storefront windows, and uses masonry and metal architectural panels as the primary exterior finish materials. Great time/detail has been taken to ensure a high quality architectural facade. We believe this project will serve as a catalyst for future growth and spin off projects that will undoubtedly benefit the city as a whole. We will continue to work with the City of Monticello to meet or exceed all the specifications/guidance set forth. As the submittal shows we are requesting a PUD on this project. This is primarily due to a density requirement that is needed to make the project economically feasible. Please partner with us as we continue to plan and develop Block 52! We truly want it to be exceptional for the City, the EDA, and for everyone who visits. We are extremely humbled by your consideration to partner in financially supporting this project through TIF and other financial incentives. We understand that while financial resources are limited, the support is necessary to make this project possible. See you soon at Block 52! Mark Buchholz President, Deephaven Development LLC mdbuchholz@gmail.com rib BUCHHOLZ 0 P E R T I E Our team at Deephaven Development and our professional partners are excited to present the following vision for Block 52 in Downtown Monticello! The foremost goal for Block 52, is creating an urban design befitting of the site's unique location. The primary factors influencing the architectural design is respecting the surrounding context of Broadway's pedestrian friendly scale, accommodating Pine Street's highway traffic, and linking the Mississippi River and the West/East Bridge Park with downtown. A public plaza is located at the corner of Broadway and Pine street to identify the epicenter of Monticello. You see, Block 52 is different from a "typical" development. Typically, the developer is working in their own interest to build an asset that will benefit themself in the future. We see Block 52, not only as a developer asset, but rather a community asset. Our design vision for Block 52, is to have it stand out. It is the first or the last part of the community that many commuters and visitors see on a daily basis. This provides us all with a unique opportunity. An opportunity that we take very seriously as we form the final vision and articulate the design. The building facade features a variety of roof heights and materials. The tallest roof height creates a tower -like focal point at the corner plaza with a lower roof tier along Broadway and lower roof tiers at the end of each building wing. An outdoor patio in the southeast corner with views to the river will accommodate a restaurant tenant. Another rooftop patio on the southeast corner of the 4th floor will feature dramatic views of the river with direct access to a lounge and clubhouse for residential residents. The exterior facade will feature Masonry as the primary building material. Additional exterior materials include glass storefront for the first floor retail tenants, and architectural metal panels on the remaining residential levels. For the final facade design, it is our goal to "marry" timeless downtown architecture with "splashes" of modern design. This will create an architectural project that will look just as impressive in the future as it will in the present. Thank you for trusting us to create and develop Block 52. We could not be more excited to take our collaborative vision and make it a reality. cin or MONTICELLO MN �co z a LOCK 52 wFsr R��FRsT � RFFr FX,Sr��G pgR�iNG OPP, PU 044 A " '�� �TNNG kirpyF�M\ c D E o� o F �v G r ,• WALGREEN Alk- PROPERTY RESOURCES GROUP A/A k�m I MIXED U ow PROJECT SUMMARY APARTMENT LOWER LEVEL PARKING 83 SPACES UPPER LEVEL APARTMENTS 87 Units s RETAIL 111750 SF OFF-STREET PARKING , 114 SPACES •r BUCHHOLZ RHET ARCHITECTURE MONTICELLO MIXED USE LOWER LEVEll RIVER STREET 4 OVER 2 PODIUM MIXED USE BUILDING LOWER LEVEL PARKING 1st FLOOR COMMERCIAL i 2nd FLOOR RESIDENTIAL I 3rd FLOOR RESIDENTIAL 4th FLOOR RESIDENTIAL I5th FLOOR RESIDENTIAL MEZZANINE MECH./LOFTS (19) EFFICIENCY UNIT (17) ONE BEDROOM (3) ONE BEDROOM + DEN (40) TWO BEDROOM (2) TWO BEDROOM + LOFT (6) THREE BEDROOM (87) TOTAL UNITS BROADWAY BROADWAY OPTION MONTICELLO MINED USE j w oC cn z J Q RIVER STREET 4th FLOOR H w w o� cn w z a BROADWAY OPTION MONTICELLO MINED USE j W w oc cn z J Q RIVER STREET 5th FLOOR w w o� cn w z a BROADWAY OPTION MONTICELLO MINED USE j W w oc cn z J Q RIVER STREET MEZZANINE w w o� cn w z a BROADWAY II;IIIH71111:i11 it C all L[ INSURANC: COFFEE ICE CREAM i■ EAST ELEVATION on PINE STREET 7 POSTAL. � LOGO YOGA I I BOUTIQUE MOBILE WOOOFIRE GRILL WOODFIRE GRILL INSURANCE - - .� LOGO - I ' INSURANCE r t Ir rrr � I• •! __I" RHET SOUTH ELEVATION on BROADWAY RHET II;IIIH71111:111 to or TOdf 1I 4 T tivY LO V LOW MRNM AmL r ti 2 0 U Z W m U) 0 00 u) 0 a W Z Z 2 0 0 W F- U) T W I) Z W z W x 0 wsb February 23, 2022 Matt Leonard City Engineer/Public Works Director City of Monticello 505 Walnut Street, Suite 1 Monticello, MN 55362 Re: Buchholz Block 52 Development - Concept PUD Plan Review City Project No. 2022-010 WSB Project No. 019886-000 Dear Mr. Leonard: Our team has reviewed the Block 52 Concept PUD Plan dated February 14, 2022 submitted by Deephaven Development, LLC. The applicant proposes to construct an 87 unit, multi -story apartment building on this block in the downtown area of Monticello. The documents were reviewed for general conformance with the City of Monticello's general engineering and stormwater treatment standards. We offer the following comments regarding these matters. General 1. No plat was provided with the submittal. 2. City staff will provide additional comments under separate cover. Site, Street, & Utility Plans 3. Streets, parking areas, and utilities shall be designed in accordance with the applicable City Subdivision Ordinances and the City's General Specifications and Standard Details Plates for Street and Utility Construction. 4. A utility plan shall be provided showing the existing and proposed sanitary sewer, watermain and storm sewer serving the site. Watermain looping may be required through the site to provide adequate fire flow supply. Additional utility stubs to adjacent properties may also be required to accommodate future looping connections. 5. The building department will review required fire hydrant location(s) and emergency vehicle access/circulation. Fire truck circulation will need to accommodate the City's ladder truck, provide an exhibit showing turning movements. Stormwater Management 6. Below are General Stormwater Requirements for the Site: a. The applicant will be required to submit a stormwater management plan for the proposed development in accordance with the requirements in the City's Design Manual K:\019886-000\Admin\Docs\2022-02-14 Submittal\2022-02-23 Block 52 Concept Plan - WSB Engineering Comments.docx Buchholz Block 52 Development Concept PUD Plan — WSB Engineering Plan Review February 23, 2022 Page 2 b. The new site will need to provide onsite volume control for runoff of 1.1" over the new impervious area, Pre-treatment measures are required prior to discharging to the volume control BMPs. c. Water quality treatment will be required for the site. Refer to the City's design guidelines for requirements. d. Rate control is required to maintain or lower existing flow rates for the 2, 10, 100- year and 10-day snowmelt events. e. Provide two feet of freeboard from the HWL and low opening of any structures onsite. f. Emergency Overflows (EOFs) shall be sized with a minimum bottom width of five feet and 4:1 side slopes. g. An operation and maintenance plan for all stormwater BMPs is required and should be submitted with the stormwater report for review. h. The site is located within the DWSMA and is subject to requirements of the City's Wellhead Protection Plan. The site is in an area of low vulnerability. 7. The proposed project will disturb more than one acre. Develop and include a SWPPP consistent with the MPCA CSWGP with future plan submittals. 8. An NPDES/SDS Construction Storm Water General Permit (CSWGP) shall be provided with the grading permit or with the building permit application for review, prior to construction commencing. Traffic & Access 9. Based on the proposed site plan the anticipated traffic generation would be approximately 1,182 daily trips, 93 AM peak hour trips and 115 PM peak hour trips assuming 87 residential units, 16,000 sf commercial area and 10,585 sf office space. 10. This site is planned to be included as part of the Downtown Monticello Traffic Study currently being commissioned by the City. The analysis will document the impacts the proposed site has on the area roadway system including alternative access considerations (i.e., extending Walnut Street to River Street and/or the elimination or modification of the TH 25 at River Street intersection). 11. The site plan should be able to accommodate the alternative of extending Walnut Street to River Street. Environmental 12. If the project will have a structure built within 300 feet of the Ordinary High Water Level (OHWL) of the Mississippi River, then the project will require an EAW. Verify that the surveyed OHWL has been verified or approved by the DNR to ensure the distance is being measure correctly. Buchholz Block 52 Development Concept PUD Plan — WSB Engineering Plan Review February 23, 2022 Page 3 A more detailed review of the development plans will be completed when the applicant submits complete civil plans and a stormwater management report. Please have the applicant provide a written response addressing the comments above. Feel free to contact me at 763-287-8532 if you have any questions or comments regarding the engineering review. Sincerely, WSB James L. Stremel, P.E. Senior Project Manager