City Council Agenda Packet 01-08-2024 SpecialAGENDA
MONTICELLO CITY COUNCIL SPECIAL MEETING
Monday, December 11, 2024 — 5:15 p.m.
Monticello Community Center
Call to Order
5:15 p.m. Block 34 Discussion
3. Adjournment
City of Monticello Downtown Small Area Plan
ivlul ILII.CIIV, MN
Prepared for:
The City of Monticello
ADOPTED BY CITY COUNCIL ON SEPTEMBER 25, 2017
Prepared by:
Cuningham Group Architecture, Inc.
Tangible Consulting Services CU N I NG HAM
Monticello 6 R o V P
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
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Improve Pine Street for All Users Shift the Center of Town to Walnut and Encourage Small and Medium Scaled Become a River Town
Broadway Investments
NOTE:Yhis illustration depicts new deveopment on
both private and public properties. The plan does not
compel private property owners to change anything
regarding how they use their land. Rather, the Plan is a
guide for change if the property owner chooses to do
,so. Please seepage for an illustration of the Master
Plan as it applies to publicly held properties only. The
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
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
Open Space and Parks
Access and Circulation
Development and land Use
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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.
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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.
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
Walnut Street and Cedar Street
Walnut and Cedar Streets Character Area:
The recommendations and guidelines on this page
pertain to the area colored on this diagram
Walnut Street and Cedar Street are
important corridors to the River as well as
transitions between the commercial areas of
downtown and the in -town neighborhoods.
In order to perform in this capacity, the Plan
encourages new housing to infill vacant lots
and eventually for single family housing
to transition to medium density housing.
Live/work units or small service/production
(such as insurance agent or jewelry maker)
are permitted. In addition, the Plan
recommends improvements to the street
that will accommodate pedestrian and bike
access to the River. This includes parallel
parking, aligned sidewalks and crosswalks,
and curb extensions at Broadway.
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Create a pedestrian promenade to the
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Encourage new housing to face Walnut and Cedar Street, with
0 Riverfront with wide continuous sidewalks and
multiple doors facing the street.
well marked crosswalks
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Locate all parking towards the middle of the block, accessed
Infill vacant lots and redevelop underutilized
via a rear lane shared with other properties on the block.
0 parcels with housing in small apartments
or townhouses. Small service or production
Encourage small and medium scaled residential buildings
uses are permitted within these and existing
a wal5 stories, 1/4 to 1/2 block) that prioritize pedestrian scale
and walkability.
buildings.
Perspective along Walnut Street, looking north towards the River.
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Broadway
3rd Street
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Walnut Street Promenade to the River
Y Proposed Parallel Parking
Section of Walnut and Cedar
Street
On -street parking is important
throughout Downtown. Parallel
parking will not require an
easement and is desireable in front
of residential buildings. Diagonal
parking requires an easement and
yields 50% more parking spaces.
City of Monticello Downtown Small Area Plan I Character Areas M
Walnut Street and Cedar Street Guidelines
Facade and Frontage
• Porches and/ or dooryards are encouraged for
all ground floor residential units.
• Dormers and bay windows are encouraged to
create a pedestrian scaled facade
• Upper story balconies are encouraged.
• Courtyards are permitted along 1/2 of a front
property line.
Public Realm
• 6'-10' sidewalk, aligned across intersections
and along the front of blocks.
• On street parking for visitors to Downtown
• Clearly marked crosswalks to accommodate
pedestrian and bike access between the
Community Center and the Riverfront
Precedent Images
Massing and Orientation
• Buildings should be between 2 and 4 stories.
• Buildings should be primarily oriented
to Walnut and Cedar Street to create a
comfortable pedestrian environment.
• Dormers and roof articulations should
be used to reduce the scale of buildings if
buildings are longer than 100' in length.
Building Use and Location
• Primarily residential uses between the Civic
Center and Walnut Street. Small scale service
and commercial businesses permitted on
corner of 4th and Cedar and 4th and Walnut.
Buildings oriented toward front (street) and
front corners
City of Monticello Downtown Small Area Plan I Character Areas M
Block 34
Br6o-
Frontage And Ground Floor Uses
Active (retail) uses are encouraged at
Pine Street and Broadway. Residential
frontages are encouraged on Cedar
Street. The remainder of the block is
flexible.
Active Frontage
Flexible Frontage (either Active or Residential)
Block 34 (public ownership in blue)
Most of the properties on Block 34 are
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publicly owned. In addition, there are two
I I I
wells on the block that impact development.
Redevelopment is further challenged by
limitations by
T
on property access created
medians on Broadway and Pine Street. The
site is attractive for "outbound" retail and the
plan recommends such a use to be located in
the base of a multi use building on the corner
Residential Frontage Active Frontage
of Pine and Broadway.
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Setbacks, Pocket Parks & Open Space
Buildings should define the perimeter of
the block with a front facade zone between
5' and 15' of the front property line. The
two wells on site have 5o' setbacks and
shou Id be incorporated into courtyards or
parking areas.
Building Setback
Well Setback
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Parking & Servicing 1
Primary access to mid block parking
should occur from Cedar Street and 4th
Street.
Surface Parking
Access Way
Options
The two illustrations above show potential options for
development on Block 34 - both adhering to the guidelines.
The top illustration shows a development pattern that
assumes the property on Cedar Street remains.
City of Monticello Downtown Small Area Plan I Character Areas
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.
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— Required Retail Frontage
— Small Retail Opportunities
Commercial
Mixed -Use
Multi -Family Housing
Public
Employment
Pa rk/Open S pace/Cemetery
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Core Study
Area
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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
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.
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
0 `&`A
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Otter Creek elITERTRAM
Industrial Park CHAIN OF
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Technology, Renewable Energy,
Manufacturing &
L Distribution Warehousing
Potential School Site
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Retail and Commercial
Trails and Open Space
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--10U18 Unit/Acre
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Commercial/Residential Mix
(Neo LTraditional)
Development
Residential (South)
8-10 Units/Acre
Downtown
Mixed Use
10-18 Unit/Acre
Regional Oriented
Commercial
bob -
Service Commercial .
and Light Industrial
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Industrial and Emolovment Generating Areas
The City uses three zoning districts to classify its industrial land based on use and
locational aspects. Three new land use designations have been created based on
these districts. The existing zoning district standards and their basic hierarchy is
expected to remain, with development standards and use restrictions tailored to
accommodate the particular needs of different industry types. However, the City
may need to amend the zoning code to accommodate a range of new and modern
industrial and employment generating uses, with consideration for any specific
operational characteristics associated with such uses.
The City should also continue to address potential impacts from industrial uses
to nearby non -industrial uses. This is implemented through the zoning and the
development review process, as well as the zoning ordinance performance
standards that reduce the potential for land use conflicts. Strategies to reduce
impacts related to vehicle storage, excessive dust and noise, landscaping and
screening, and exterior lighting requirements can be included.
Downtown Monticello
The strategy for Downtown will rely on the City's Downtown Small Area Plan.
Implementation of the Comprehensive Plan to achieve the vision of the Downtown
will require a consistent approach between both planning documents. However,
the Downtown Plan is the guiding document. Adjustments, as needed, to the
existing zoning code will be one of the first steps.
A significant catalytic project is needed to change perceptions of the Downtown.
It is recommended that the City concentrate public investments in areas of the
Downtown where a new sense of place can emerge. The City should actively
promote and work towards a catalytic development project to help create a
sense of place in the Downtown. This could include the Walnut Street corridor
streetscape plan and connecting Walnut Street to River Street. New development
projects, in particular Block 52, would make an exciting statement to the
Mississippi riverfront and enliven this part of the Downtown. A new streetscape
and new development along Walnut Street will reinforce the character of the
corridor and connect the Downtown core near the riverfront to the Monticello
Community Center, Cargill and other activity generators south of the Downtown.
Mixed Neighborhoods & Commercial/Residential Flex Districts
The Comprehensive Plan includes a new land use designation labeled Mixed
Neighborhood. The purpose of this designation is to recognize areas of Monticello
where a mix of residential housing types is the predominant use but could also
have neighborhood serving commercial development that provides goods
and services generally needed on a day-to-day basis. Commercial uses would
typically be very small up to 1,000 square feet, while other areas near East
Bertram designated MN may have larger neighborhoods which necessitate larger
neighborhood centers. The City will need to amend the Zoning Code accordingly
to accommodate such uses.
Another new land use designation included in the Comprehensive Plan is
referred to as Commercial/Residential Flex (CRF). The purpose of the Commercial/
Residential Flex designation is to give the City and property owners flexibility for
future land use based on the economy and market demand. This designation
allows a mix of flexible and compatible uses, such as commercial, office, retail
and residential, in limited areas of the City on the same or adjacent properties.
Development and improvement of properties designated as CRF will be
implemented through the City's Planned Unit Development (PUD) zoning
process, subject to review and approval of the City.
190 IMPLEMENTATION
GOALS, POLICIES AND STRATEGIES
COMPREHENSIVE PLAN THEMES
The goals, policies and actions related to overarching themes of sustainability,
community health or sense of place are identified by an icon with the
implementation chart displayed later in the chapter.
LAND USE, GROWTH AND ORDERLY ANNEXATION
The Land Use, Growth and Orderly Annexation Chapter presents the goals,
policies, and strategies to achieve the land use vision. They are organized
into six major topic areas discussed in further detail within Chapter 3 of the
Comprehensive Plan.
• Growth and Change
Complete Neighborhoods
• Successful Commercial Centers and Corridors
Revitalized Mixed -Use Downtown
• Active Employment Centers
• A Preserved Natural Environment
Collectively these policies and strategies provide the guidance needed to
achieve Monticello's land use vision and development character. They provide
the foundation to protect and strengthen neighborhoods, foster a revitalized
downtown and active employment centers, promote and protect the River, and
conserve the open spaces and natural areas valued so highly by residents. Since
these policies were prepared in tandem with those addressing mobility and
connectivity, they ensure that economic centers, neighborhoods, and valued
natural areas and open space will remain accessible and connected.
MOBILITY AND CONNECTIVITY
The Mobility & Connectivity Chapter presents the goals, policies, and strategies
to implement the vision and complete the mobility network. For organizational
purposes, the goals policies and strategies are divided amongst five topics
described within Chapter 4 of the Comprehensive Plan.
• Planned Street Network
• Complete Streets
• New Interstate 94 Interchange
• Downtown Transportation
• Connectivity
Exhibit 4.6 in Chapter 4 illustrates the strategies geographically.
COMMUNITY CHARACTER, DESIGN AND THE ARTS
Monticello will focus on its community design and arts goals related to the
following topics discussed in further detail within Chapter 5 of the
Comprehensive Plan.
• Urban Design and Placemaking
• Site Design and Architecture
• Downtown Design
• Design to Promote Economic Activity
• Arts, Culture and Equity
Source: Downtown Public Art, Source: City of Monticello
192 49(�49(� IMPLEMENTATION
IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION
SHORT I LONG- ONGOING THEME
TERM TERM
Policy3.8. Commercial Uses
Strategy3.8.1- Promote food access by
and Public Health
amending zoning regulations to allow retail
Manage commercial land uses
and service based food uses in all commercial O
districts and some residential districts as
and development in a way that
appropriate. These uses may include food
contributes to the health and
stores, markets, community gardens and
well-being of Monticello residents.
farmer's markets.
Ensure commercial areas are
Strategy3.82- Require pedestrian and bike
connected and accessible and
connections in new commercial development.
ensure the food system is protected,
that no food deserts exist in the City,
O
and all residents have equal access
to food.
Policy4l. Downtown Small Area Plan ("Downtown Plan")
Utilize the Downtown Small Area Plan as the primary planning document that
guides development and improvement in the Downtown. The components
O
of the Downtown Plan shall be acknowledged and referenced in terms of
development and improvement priorities. These include the Downtown Goals,
Frameworks and Implementation Actions which will continue to remain high
�•1'
priority for the City until achieved. These are listed below for reference.
SSS
Downtown Goals
Shift the Center and Double Down on Broadway.
Improve the Pine Street Experience for Everyone.
Lots of Small Investments, a few medium ones and
just one or two big ones.
• Engage and love the riverfront. Go beyond the Swan.
Downtown Frameworks
Downtown Implementation
Open Space and Parks
Improve the physical environment with streetscape, benches, programming, and art.
• Access and Land Use
Bolster Broadway with a facade improvement program and retail recruitment.
• Development and Land Use
Aggressively market development opportunities such as Block 52 and infill housing on
Walnut and Cedar Streets.
• Enact the appropriate policies, programs and incentives that enable the type of
development described in the Plan.
206 IMPLEMENTATION
IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION
SHORT- I LONG- ONGOING THEME
TERM TERM
Goal 4. Revitalized Policy4.2: The Mississippi Riverd-Use Downtown Al
Ensure that any proposed development and improvements in the Downtown O
recognize the River as a key asset and embrace and incorporate views (3)
of the River to the extent practicable.
Source: Monticello Downtown Small Area Plan, 2017
Policy 4.3. Downtown Mixed -Use
Apply Downtown Mixed -Use as
the primary land use designation
to help support and advance
the revitalization of downtown
Monticello consistent with the
Downtown Small Area Plan. A broad
mix of uses, traditional architecture,
well -designed public environment
and connections to the River and
nearby neighborhoods will help
achieve this goal.
Existing Conditions: Buildings by use
Community and Public Employment ■ Commercial Housing
Strategy4.3.1- Amend zoning regulations
appropriately to include the Downtown
Mixed -Use designations, including
appropriate standards for height, setbacks,
FAR/density and allowed uses.
Source: Monticello Downtown Small Area Plan, 2017
MONTICELLO 2040 VISION + PLAN
IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION
Policy4.3. Downtown Mixed -Use
Policy 5.1. Land Supply
and Employment Growth
Maintain an industrial land supply
that is adequate and suitable
for the continued growth of the
City's core industries, including
manufacturing, logistics/distribution,
and emerging technologies.
The City should capitalize on its
proximity to Interstate 94, regional
transportation facilities, and
educated and skilled work force to
create opportunities for
job growth.
Strategy4.3.2 - Focus investment and
redevelopment efforts on Block 52 and
surrounding parcels. Recruit a high -profile
tenant or other large activity generator in a
premier building space overlooking the River
and anchoring the Downtown.
Strategy4.3.3- Implement improvements
to the downtown streetscape, including
the Walnut Corridor Streetscape Plans, to
complement the goal for a new
and revitalized downtown. All downtown
branding and signage should be consistent.
Strategy4.3.4 -Coordinate with MnDOT as
necessary to implement traffic management
measures and streetscape design techniques
to reduce truck speeds through Downtown,
improve the pedestrian experience
and incorporate design techniques that
emphasize safety, access and mobility
throughout the Downtown.
Strategy5.1.1- Retain and plan for
development of land zoned for Employment
Campus and Light Industrial Park that is
sufficient to meet long-term needs for light
industrial uses, manufacturing, production
and assembly, and other uses which support
continued diversity in tax base and create
living -wage employment.
Strategy5.1.2 - Evaluate industrial land use
opportunity for warehousing/distribution as a
growing industrial sector, balancing impacts
on transportation corridors and land -to -
employment ratios.
SHORT I LONG- ONGOING THEME
TERM TERM
X
X
00
00
208 IMPLEMENTATION
PRIMARY GROWTH
CITY-WIDE GROWTH AND DOWNTOWN
Developing parcels within the City and the Downtown are the primary growth
objectives of the 2040 Comprehensive Plan. Monticello will prioritize infill
development within the existing municipal boundary and adjacent lands accessible
by existing utility infrastructure, with a strong focus on the revitalization and
redevelopment of the Downtown.
SECONDARY GROWTH
STUDY AREAS AND PORTIONS OF THE MOAA
The secondary growth objectives of the 2040 Comprehensive Plan include
directing growth into the Northwest Study Area, the East Bertram Study Area,
specific parcels of land within the MOAA with a future planned land use
designation, and other areas that align with City goals and policies. In particular,
property outside the Study Areas but with frontage on County Highway (CSAH) 39,
Highway 25 and other major transportation corridors, or properties already served
by utilities are logical development opportunities and may be considered Primary
Growth Areas. The City shall retain discretion when evaluating development
proposals in the Secondary Growth Area that are consistent with the Goals and
Vision of the Comprehensive Plan.
Sunset Ponds Development
TERTIARY GROWTH
DEVELOPMENT RESERVE OF THE MOAA
The third growth objective is to direct growth in the Development Reserve of the
MOAA. Property within the MOAA will retain their existing uses until requests for
annexation and development under the Orderly Annexation Agreement occurs,
and transportation and utility improvements are installed. This includes utility
studies to support cost effective and efficient infrastructure into the secondary
and tertiary areas. It would be premature to change the land use designations
of parcels at the time of this Comprehensive Plan given this Plan's long-term
development horizon, and the potential need for future study and development
impact assessment. As appropriate, the City may undertake or authorize
development studies to respond to Comprehensive Plan amendment proposals
or changing circumstances. Since these areas have a longer development horizon
and have not been assigned a new future land use designation, they will continue
to accommodate the existing single-family, rural residential and agricultural land
uses that exist today. Any future change of land use will require a Comprehensive
Plan amendment.
Residential Development in the City of Monticello
MONTICELLO 2040 VISION + PLAN
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 city boundaries 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
L
tt, and the land isserviced by appropriate utility and transportation systems.
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.
0 GOAL 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
EDA-HELD PROPERTY WORKSHOP I NOVEMBER 8, 2023
SUMMARY, EXCERPT
BLOCK 34
a. 2040 Economic Development Goals: Downtown Vitality, Redevelopment &
Reinvestment, Business Expansion & Retention
b. Priority: HIGH (1-3 YEARS)
c. Notes/Discussion:
• Quarter to half block redevelopment is an option.
• Evaluate opportunity to relocate one or both municipal wells, including cost
and timeframe.
• Two-story development design preferred (not 4+ stories).
• Professional office uses preferred, residential not preferred.
• Additional acquisition is an opportunity on the block.
• Parking for existing multi -family will need to be a consideration with
redevelopment.
• Develop the perimeter, leaving the center for parking (and wells if not
relocated); small structured parking something to look at in terms of design
and cost.
• More environmental work is likely needed
d. Next Steps:
• Continue to illustrate on available property maps.
• Obtain quote for remaining TIF qualification and environmental work,
complete.
• Determine priority and eligibility for remediation grants.
• Workshop with City on intended uses, parking and wells.
• Consider amendment to the Downtown Small Area Plan for intended uses.
• Zoning allows a mix of commercial and residential uses; block is split between
Pine Street and Walnut & Cedar sub -districts.
• Continue to monitor acquisition opportunity.
e. Marketing/Development Strategies:
• Develop a concept rendering of intended product, site plan incorporating wells
and development parameters.
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