City Council Agenda Packet 03-11-2024 Special1. Agenda Documents
Documents:
SPECIAL MEETING AGENDA - 3-11-24.PDF
POINTS AT CEDAR EXHIBITS.PDF
1.1. Agenda Documents
Documents:
THE POINTES DEVELOPMENT.PDF
AGENDA
MONTICELLO CITY COUNCIL SPECIAL MEETING
Monday, March 11, 2024 — 5 p.m.
Monticello Community Center (Academy Room)
Call to Order
5 p.m. Pointes at Cedar Discussion
3. Adjournment
i I
CHAPTER 9:
IMPLEMENTATION
185
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
IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION
Policy 1.2. Growth Management
to Achieve Goal
Adopt and maintain growth
management tools which prioritize
development within the existing
city boundary first as the primary
growth area and then into the
Planning Areas and some adjacent
MOAA areas as a secondary option
and then into Development Reserve
of the MOAA as the last option.
There may be exceptions to this
when utilities and transportation
infrastructure is readily available.
Policy 1.3. Balance Land Use
with Transportation Choices
Ensure that land use decisions
consider the characteristics of the
transportation network, including
road capacity, the quality of the
streetscape, sidewalks, accessibility,
availability of public transportation
and other modes of travel.
Strategy 1.2.1- Create growth management
tools and solutions such as development
incentives, zoning regulations, capital
investments, and other measures which
support focused development into the
primary growth areas.
Strategy I.Z2- Consider a more detailed
planning initiative for the Northwest and East
Bertram Study Areas to better define land use,
utility and transportation corridors and needs,
which can be incorporated into finance and
capital improvement plans.
Strategy 1.2.3- Develop utility and
transportation solutions supporting the
development of "primary' growth areas
which best meet the city's immediate
development goals, such as those for the
Chelsea/School Boulevard (CR) area, and
estate residential areas.
Strategy 1.3.1- Use the development review
process to evaluate and mitigate potential
impacts on traffic, parking, transportation safety,
accessibility, connectivity, and transit needs.
Strategy 1.3.2 - Require a preliminary
transportation plan, including conceptual
roadway network, with any development
proposed in the Northwest or East Bertram
Planning Areas.
Strategy 1.3.3 - Coordinate and participate
in regional land use planning activities,
particularly along State Highway 25, with
Wright County, Sherburne County, the Cities
of Buffalo, Big Lake and Becker, the Central
Mississippi River Regional Planning Partnership
and the School District.
SHORT- I LONG- ONGOING THEME
TERM TERM
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FINAL SEPTEMBER 2021
INTRODUCTION
In creating The Pointes at Cedar Small Area Plan, the City of Monticello strives to echo Burnham, but with
an approach based in feasibility.
The Pointes at Cedar has its foundation in public -private partnership. The plan was generated out of
specific intention to encourage and accelerate private development in a core area of the community. It
relies on significant investment in exceptional public amenities to encourage and enhance private
development of quality and character. At the center of mixed residential and commercial uses is a chain of
water pools surrounded by pathways and parklets. The Pointes at Cedar is intended as a place for living,
working, shopping and exploring — a place to connect and a place to belong.
The Pointes at Cedar' amenities will serve not only the immediate neighborhood, but the community as a
whole. While the central ponds and the surrounding public spaces will be a neighborhood -defining focus
point for private development, the public spaces will become part of the fabric of Monticello's remarkable
assets. The Pointes at Cedar is a central component of Monticello's community Vision and builds on
Monticello's sense of community. Like Monticello's Downtown and the Bertram Chain of Lakes Regional
Park, The Pointes at Cedar will define what is authentic about Monticello.
The Plan creates the opportunity for a central public space and neighborhood unlike others in the region,
but does so with careful, step-by-step analysis. The Plan incorporates the technical feasibility of the
hydrological assumptions, grading realities, traffic analysis, and financial impacts. The Plan is also
intentionally scalable to respond both to the public commitment and private investment.
Naturally, there is no guarantee that plans materialize just as envisioned, but the Small Area Plan
establishes a solid foundation to guide the City's decision -making. Estimates are intentionally high,
phasing is intentionally modest, site development capacities are calculated conservatively.
In developing the Small Area Plan, public officials and staff from all departments have
contributed to producing information, vetting assumptions, and reacting to ideas. The City
Council, ultimately responsible for the decisions that will flow from the plan, has debated its
pros and cons in several forums. Most of those forums have included one or all of the City's
commissions, including Planning Commission; Parks, Arts, and Recreation Commission; and
the Economic Development Authority.
The landowners within the district were also a critical voice in the conceptual planning from the
very beginning — before, even, the City Council had authorized proceeding with the Small Area
Plan. It was imperative to the project idea that the Council had an understanding of landowner
impressions of the project, as they are vital partners in seeing the project through to
implementation. As the Plan moves forward, the engagement of the community will be central
to how the vision for The Pointes at Cedar is made a reality.
This Pointes at Cedar Small Area Plan weaves together these public and private interests to
create a guide plan for a truly distinctive asset for the community.
Monticello, like Daniel Burnham, sees the magic in making big plans.
*In working through the process, "Chelsea Commons" was utilized as a working project title,
with a long-term expectation that final naming for the project area would occur on a
separate track. "The Pointes at Cedar" was selected as the final name in October 2021.
4 1 P a g e
PROJECT GENESIS
In 2013, Monticello was just beginning to see a recovery from the 2007 housing development recession.
One of the earliest aspects of that recovery was a new interest in multiple family housing, a market that
had been largely dormant in the region for many years. New multiple family residential had not been
developed in the community for nearly 20 years. Over that period, the housing market in Monticello had
been focused exclusively on lower density housing types — predominantly single family and townhouse -
style development.
In response, the City had very little designated for high -density residential in its land use inventory, and
was somewhat ambivalent to rezoning new lands to accommodate it. With the revival in the multiple
family market and increasing interest for such projects in the area, the City undertook an examination of
its housing market, and its land use patterns generally.
An aspect of that examination was a growing
realization that much of the land it had preserved for
commercial use was unlikely to develop for that
purpose due to various factors — exposure, access,
and generally, overall supply as measured against
likely demand. In response, the City undertook a
study of its available commercial land supply,
entertaining the idea that under certain conditions,
commercially -zoned land would be eligible for
conversion to multiple family land uses.
In 2014, the City was approached by a development
group requesting such a conversion near Fenning
Avenue and 1-94. As a part of the examination of this
proposal, the City agreed that certain aspects of
multi -family residential land uses performed valuable
roles in the City's growth. These roles included:
• Housing for "workforce" employees that
served, or would serve, its industrial
economic development efforts;
The Pointes at Cedar Area / 2014 High -Density Zoning
Study
• Family housing for those who have grown up in the community and preferred to stay while
accumulating wealth to invest in home ownership;
• Housing for the expanding senior population — both home-grown and through in -migration due
to the medical services available, or family in the community; and
• Options for the empty -nester demographic, and those who might spend winters in southern
states.
At the same time, the City amended its multi -family zoning regulations to create alignment with its
community development goals, primarily its goal of reinforcing "move -up" ethic in its new housing
development patterns. One of the factors that contributed to its prior reluctance to consider new
high -density housing was a long-standing concern over low -amenity development in this category. By
supplementing its development standards with new zoning code requirements for site design and
architecture, the City was able to address a barrier that had been discouraging new high -density
projects.
The 2014 study's factors for examination of land use change for high -density residential are identified
below. These would be accompanied by any other individualized site factors that might contribute to
the City's decision -making.
• Replacement Land Use. This factor incorporates an idea that in rezoning property to R-4,
some other zoning category will be lost on the subject site. The consensus was that R-4
zoning could fit the following zoning categories and circumstances, with appropriate
clarifications specific to any individual site:
o Land already zoned R-3 would likely be appropriate for the R-4 district:
o Land currently zoned for commercial uses, but which would not be considered
"prime" commercial, would likely be appropriate for R-4.
o Land currently zoned for commercial uses, but which would be considered "prime",
would not likely be appropriate for rezoning to a residential category, in an effort to
protect those areas that show the most promise for commercial use in the future.
• Local transportation network. Access to major streets, or at the very minimum, avoidance
of traffic generation that would utilize local streets for lower density residential areas, is a
requirement of an R-4 rezoning consideration.
• Architectural Compatibility and Building Massing. When located very near lower density
residential areas, the size, setback and massing of the building or buildings in the R-4
project would be a consideration for denying an R-4 proposal. R-4 projects would need to
be lower profile or screened and buffered by distance and natural features (such as mature
trees and topography) when near low density residential.
• Adequate public facilities. A baseline factor for multi -family residential location would be a
requirement for essential public services such as utilities and open space. High quality R-4
property would have positive relationships to public parks and/or pathways without overly
burdening them. This can include a requirement to provide additional facilities to meet the
City's open space planning policies
• Proximity to Lower Density Residential Neighborhoods. Proximity to lower density was not
considered to be an automatic disqualifier for R-4 zoning consideration. Instead, a more
"performance -based" combination of the factors above would prevail in such situations.
5 1 P a g e
• Proximity to other High Density Residential Neighborhoods. It was noted in the joint
meeting that an over -concentration of high density residential can be a factor that leads to
the negative stereotype that high -density housing carries. As such, proximity to other
multi -family areas may be seen as a negative, depending on the nature and concentration
of the existing housing.
With these factors in place, the City was now able to evaluate high -density proposals with a new lens.
Fast forward from 2014 to 2019. With the housing market recovering, a developer purchased a 16-
acre parcel along Chelsea Road, within the northerly portion of what is now The Pointes at Cedar area.
The project proposed conversion of a portion of the property to high -density residential within an area
dominated historically by commercial zoning.
As the City reviewed the pending proposal, it became clear that the project needed to be considered
within the context of its neighboring uses, much of which was also vacant commercial land. The
various market forces at work — local, regional and national — generated a new idea for how the city
might view both the proposal and the larger 100-acre area in which the proposal was sited. City
leaders and staff began to frame the idea of a mixed -use concept for the full 100-acre area. This would
mean that a portion of a 100-acre area, largely undeveloped, could be considered for residential uses
rather than exclusively commercial.
The Pointes at Cedar Area / 2008
Comprehensive Plan
As with any development project, there were also certain infrastructure requirements the proposed
multi -family project would have to address. Given the area's ready access to the surrounding collector
roadway network, the two primary infrastructure requirements were stormwater management and
provision of public park dedication. A discussion ensued about consolidating these aspects of required
infrastructure, creating an open space amenity from stormwater ponding that was often relegated to a
series of independent collection spaces.
To respond to the idea of a mixed -use concept for the 100 acre area, an initial concept was generated
(see page X). The concept reflected how a mixed -used concept could be developed to accommodate
the proposed multi -family development.
Subsequently, the 2019 multi -family proposal known as Deephaven was approved by the City in
January of 2020. Deephaven combines 8 acres of multi -family residential with commercial
development proposed for the northerly 8 acres of the site. The development also accomplishes
stormwater and park dedication requirements through the construction of an amenity -based pond
surrounded by a pathway -system.
In November of 2020, the City Council supported refining the concept for the area known as The
Pointes by authorizing a Small Area Plan. The process (this Plan) would provide a more detailed
framework beyond the concept sketch to achieve a more cohesive plan as envisioned by the City.
The Pointes at Cedar Area / Monticello
2040 Vision + Plan
Further supporting the change in course was the concurrent long-range planning occurring with the
Monticello 2040 Vision + Plan. The 2040 Plan sought to address many of the same challenges and
opportunities represented at The Pointes at Cedar. Adopted in late 2020, the Plan recognizes The
Pointes at Cedar concept, giving the area a new land use designation of "Commercial and Residential
Flex" (CRF). The previous Comprehensive Plan designated the site as "Places to Shop" or commercial.
The CRF designation encourages a mixed pattern which allows land owners/developers and the City to
create a development pattern that responds to the market and the unique aspects of the property
location, among other factors. The largely undeveloped landscape, and the span between the
commercial areas to the west and north, and the residential areas east and south, led to a conviction
that the area would benefit from a longer vision. A change in land use mix, infrastructure development,
building quality, and landscape had the potential to create a unique living, working, and recreational
amenity for the property and the community. The 2040 Plan also confirms a park search area within
the 100-acre The Pointes at Cedar area.
With the adoption of the Monticello 2040 Vision + Plan, and the authorization of the Small Area Plan,
the City confirmed its interest in pursuing what would become the "The Pointes at Cedar" planning
concepts, incorporating residential uses into the formerly all -commercial area, and creating a platform
for integrating mixed uses in a proactive way.
6 1 P a g e
RELATIONSHIP TO OTHER PLANS
MONTICELLO 2040 VISION + PLAN
The Pointes at Cedar Small Area Plan is
adopted as an amendment to the
Monticello 2040 Vision + Plan. The
Monticello 2040 Vision + Plan was
adopted by the City of Monticello in
November of 2020.
Monticello 2040 begins by defining the
community's Vision for its future,
established through extensive public
engagement. Monticello 2040 then
moves through the goals, policies and
strategies that make up the City's
official Comprehensive Plan.
The 2040 Comprehensive Plan is the
guiding policy document for the City.
As the City's blueprint for growth and
guide to decision making, the
comprehensive plan is the foundation
upon which development and land use
decisions are based. Development
related ordinances and regulations,
such as the Zoning Ordinance and
Capital Improvement Program, must be
consistent with and implement the
goals of the Comprehensive Plan. The
Comprehensive Plan is the official
adopted policy regarding the long-term
physical development and conservation
of the natural environment in the City
of Monticello.
Similar to the Downtown Small Area Plan, which is incorporated within and is an appendix to the
Monticello 2040 Plan, The Pointes at Cedar Small Area Plan is intended to be used as further guidance for
the growth and development of a specific area of the community.
Within the 2040 Plan, a specific guided land use for The Pointes at Cedar area was identified. The
Commercial -Residential Flex land use is applied to The Pointes at Cedar area. The Monticello 2040 Plan
identifies the Commercial -Residential Flex land use as follows:
"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. "
The Vision, Land Use, Growth and Annexation, and Parks, Pathways & Open Space chapters of Monticello
2040 each include specific guidance for both the Commercial -Residential Flex land use, and more
specifically for The Pointes at Cedar.
2011 PARK & PATHWAY PLAN
The Parks, Pathways and Open Space chapter of Monticello 2040 provides the primary guidance for the
city's planning for its public parks and pathway system, superceding the previously adopted a 2011 Park
and Pathway Plan. As in the 2011 Park & Pathways Plan, the 2040 Plan identifies the need to serve all
residential neighborhoods with a park located within one half -mile of each residential area of the city. The
map on page 10 illustrates a gap in the park service area in the vicinity of The Pointes at Cedar as identified
within the 2040 Plan. The Pointes at Cedar therefore fulfills a need for parkland for existing
neighborhoods in the community.
PATHWAY CONNECTIONS MAI
As a companion to the City's plans for parks and pathway, in 20XX, the City adopted a Pathway Connections
Map. The map illustrates the community's existing pathway system, including on and off -road
trails/pathways and sidewalks. The map then provides a guide for the prioritized completion of additional
pathways throughout the city, including paved pathways and sidewalks. The map focuses on completing
connections, building connectivity throughout the community and providing continuity and linkages
between public parks, open spaces, residences and businesses. Chelsea Common's proposed system will
link directly into the larger system identified on the Pathway Connections Map.
i Nt FUiN i tb AI LtuAR SMALL AKtH PLAIN AFFENDILtb
The Appendix documents to this Plan provide important reference to the traffic, stormwater, water
management, grading and financial impacts associated with the Plan. Each includes a summary introduction
detailing primary influences reflected in The Pointes at Cedar Small Area Plan.
9 1 P a g e
THE POINTES AT CEDAR VISION
As the stakeholders met in a series of workshop to evaluate both policies and design, a Vision for The
Pointes at Cedar emerged to guide how development, both public and private, would occur.
THE POINTES AT CEDAR DESIGN PRINCIPLES
In contemplating the form of The Pointes at Cedar, the design challenges and opportunities were
numerous. They included the creation of an attractive public space that adjoins intense commercial and
residential development, the provision for the necessary access for both the public and the commercial
businesses and balancing an appropriate level of privacy and separation for the residents with the public
spaces. In addition, there were the tandem goals of consolidating the stormwater basins for the area's full
development with establishing a feasible public lake. This requires a lake level and depth that meets both
the hydrological requirements of the area, as well as the recreational requirements. Complicating this
design are the highly permeable sandy soils and the existing stormwater infrastructure, which was not
designed with lake amenity in mind. The financial investment necessary to accomplish both the private
and public objectives was also an important design consideration.
From early on, the City used the following principles to guide the plan's design:
• Introduce multi -family residential into the current commercial district as a means to
accelerate and support new commercial development.
• Require adherence to a common pond/amenity with extensive trails and open space to
enhance both the commercial and residential environment.
• Include a variety of multi -family product types, including high -density (both market rate
and affordable); senior (including assisted and memory); luxury owner -occupied; and mid -
density townhouse styles.
• Be flexible as to the specific boundaries and unit styles as a trade-off for higher standards
and amenities.
• Require commercial uses fronting along Chelsea Road and Cedar Street, as well as much of
School Boulevard.
• Consider potential additional commercial along School Boulevard to Edmonson Avenue.
• Enhance Edmonson Avenue and Dundas Road to emphasize parkway/open space amenity
areas from surrounding roads.
• Incorporate gateway plaza element at the visible entrance corner of Chelsea Road and
Cedar Street.
• Enhance architectural and building materials standards to uphold high -end objectives
throughout the development.
131Page
THE POINTES AT CEDAR DESIGN GOALS
A series of goals arose in response to the design challenges. They built on the early principles and evolved
as new technical and policy information emerged. The following goals directly support the project vision
and further guided ongoing design and policy work.
• The Pointes at Cedar is a joint public -private venture. It is designed to enhance valuable
commercial development potential and integrate a variety of residential opportunities surrounding
a significant public space, including a usable water feature and a variety of upland spaces.
• Residents, business owners, and employees may experience The Pointes at Cedar as a complete
environment in which they can live, work, and recreate. The Pointes is also envisioned as a place
that invites all members of the Monticello community and beyond to patronize its businesses and
enjoy its open space features, both active and passive.
• The Pointes at Cedar will present a distinct set of amenities within Monticello's larger park system,
and the design will seek connectivity with the City's other assets. The Pointes at Cedar will also
relate actively to the existing and future surrounding land use neighborhoods.
• At the nearly 100-acre The Pointes at Cedar, a wide range of uses are supported and encouraged.
Mixed use is most likely to be seen in the horizontal layout of interrelated uses, rather than vertical
mixed -use buildings, although such buildings would be welcomed. In concept, The Pointes area
anticipates commercial land uses to the west and north, transitioning to a mix of residential living
environments to the east and south.
• To achieve the vision of an exceptional development area, the City will consider higher intensity
land usage in parts of the project than that commonly applied under the City's zoning or related
ordinances, most often in conjunction with execution of desired amenities. Moreover, the higher
intensity of land usage will have the beneficial effect of helping realize the feasibility of the
amenities planned for the public spaces.
• The Pointes at Cedar is envisioned to host a variety of housing: affordable options, modest -cost
options, and luxury homes, in a variety of configurations of density, massing, and ownership.
• To support the mixed -use neighborhood, desired commercial uses are those that promote high
levels of employment and consist of or support hospitality and recreational uses. These include
restaurants and entertainment venues. Due to the extensive exposure of the commercial buildings
in The Pointes area, business building design and use will present a public face in all directions, with
attention to architectural opportunities presented by the service portions of the buildings.
• A unique transitional landscaping model reflecting Minnesota's biomes will guide the public and
private spaces and their landscape design. Art, signage, architecture and other design elements are
encouraged to reflect the biome construct.
• Paramount will be the intention and ability to both value and take advantage of the public space
investments that comprise the central focus of The Pointes at Cedar' design.
PUBLIC MEETINGS & WORKSHOPS
• October 21, 2019 — Joint City Council and Planning Commission
Overview of The Pointes at Cedar Area & Concept Workshop
• November 9, 2020 —City Council (Regular Meeting)
Consideration of Authorization of The Pointes at Cedar Small Area Plan
• January 13, 2021— Joint City Council and Economic Development Authority
Small Area Plan Kick -Off Workshop
• January 28, 2021— Joint Planning Commission and Parks, Arts & Recreation Commission
Small Area Plan Kick -Off Workshop
• March 8, 2021 — Joint City Council, Economic Development Authority, Planning Commission and
Parks, Arts & Recreation Commission
The Pointes at Cedar Three Conceptual Layouts Design Workshop
• April 28, 2021 - Joint City Council, Economic Development Authority, Planning Commission and
Parks, Arts & Recreation Commission
Site Tours — Maple Grove: Central Park, Edina: Centennial Lakes, Blaine: The Lakes
• May 4, 2021 - Joint City Council, Economic Development Authority, Planning Commission and
Parks, Arts & Recreation Commission
The Pointes at Cedar Preferred Concept, Standards and Naming Workshop
• June 2, 2021 —Parks, Arts & Recreation Commission
The Pointes at Cedar Design & Vignettes
• June 23, 2021— Joint City Council and Planning Commission
The Pointes at Cedar Traffic Analysis Workshop
• August 5, 2021 -Joint City Council, Economic Development Authority, Planning Commission and
Parks, Arts & Recreation Commission
The Pointes at Cedar Small Area Plan Overview Workshop
• September 23, 2021 —Parks, Arts & Recreation Commission
The Pointes at Cedar Small Area Plan Adoption Recommendation — Comprehensive Plan
Amendment
• September 23, 2021 — Planning Commission (Special Meeting)
The Pointes at Cedar Small Area Plan Adoption Recommendation — Comprehensive Plan
Amendment Public Hearing
• September 27 2021 - City Council (Regular Meeting)
The Pointes at Cedar Small Area Plan Adoption — Comprehensive Plan Amendment
* The Pointes at Cedar was selected as the final name of the project area in October 2021.
141 Page
PREFERRED DESIGN CONCEPT
In reviewing the Three Concepts, stakeholders embraced aspects of each. The consensus direction was the
removal of Dundas Road, as proposed in the Lake Vistas concept plan. However, while Lake Vistas was
designed with an underlying attempt to increase long views in the public space, it was the more intimate
space separation of the other two concepts that appealed to the majority of the group.
To accomplish this intimacy, the two original pool areas were subdivided into three, resulting in two
pedestrian -only bridges across the waterway. Finally, while initial comments encouraged a "Cardinal
Points" style grid and symmetry on the landforms, in the end, a more naturalized pattern — both for public
and private spaces — held sway.
DESIGN VALUES
Thus, from the Three Concepts exercise and park tour, the following Design Values took the forefront:
■ Remove of Dundas Road as a vehicular crossing point to ease pedestrian and waterway
connections throughout the public space.
■ Ensure that the encircling pathway created a continuous pedestrian access, with a variety of
crossing and turn -out options.
■ Build on the intimacy created by the smaller pool areas but retain connection between all pool
areas for a contiguous water feature throughout the facility.
■ Utilize grade changes aggressively to create visual interest, visual separation, and create
landscaping in key areas to improve early "mature" planted spaces.
■ Integrate several small spaces among the larger facility that can support individual or small -group
gathering, maintaining a feeling of visual connection to the larger area, but which create
"managed privacy" within the space.
■ Build positive connections to the external roadway system and broader community through
common-themed access paths, wayfinding signage, and other techniques to overcome the lack of
visible frontage for the bulk of the public area.
■ Rely on the City's current landholding as a primary entry point for visitors to the site, to create
both an arrival feature, as well as a central vehicle parking facility.
■ Search for additional parking areas, in smaller pods or otherwise, to integrate the ability to
accommodate larger groups of people for events.
■ Pay attention to the other aspects of open space and/or public gathering amenities in the
community — particularly Downtown Monticello and the Bertram Chain of Lakes park facility.
Avoid duplicating amenities or roles, and allow each, including The Pointes at Cedar, to do what
each can do that the others cannot.
Importantly, the updated master plan created three distinct but connected spaces. These are
described below in the ''Biome Concepts" discussion. Each biome pool area is illustrated in the
concept master plan as well as the various sketches and samples supporting the themes.
CHELSEA C.C)MMONS
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201 Page
DESIGN PRIORITIES
The input received during the workshops and tour prioritized three ideas that led to the Preferred Design
Concept:
(1) Lake water quality is paramount;
(2) Lake use and public spaces should extend beyond the visual aesthetic and the stormwater
function to include recreational opportunity;
(3) Public and private design should reflect quality and character in building materials, architecture,
and site improvements. The biome theme should be incorporated and supported in development
design.
Water Quality
Water quality within The Pointes at Cedar serves both form and function. The concept plan has its basis in
a consolidated regional stormwater plan for the 100-acre area. The pond will serve for rate and volume
control, as well as infiltration and water quality. The City of Monticello has specific requirements under
state permitting relating to these standards for stormwater management. In addition, stakeholders
expressed a clear desire that the water quality be managed to support recreational uses.
For water quality purposes, a joint public -private partnership is necessary to capture all available
stormwater from the drainage area, treating it through a system designed to complement the overall
landscape, and releasing it to the lake to maintain water levels which are as stable as possible.
The companion stormwater analysis acknowledged that stormwater capture for the area is likely to be
inadequate to maintain the lake level, and that supplementary water supply will be required to avoid the
levels falling too low. Options evaluated within the companion stormwater and water analysis include a
separate well, augmenting from the City's municipal water system, and/or pumping stored stormwater
from the City's existing area system or other downstream ponds into the The Pointes at Cedar pool.
The area's highly permeable soils also require the installation of a lining system within the lake to maintain
the lake level as desired. In addition, it is likely that some form of treatment will be required to ensure
that stored water retains its quality, including aeration using one or more fountains throughout the facility,
and/or chemical treatments. It is a principle of the lake design that the water is maintained in a way that
impedes the natural growth of unwanted plants (algae, cattails, etc.) to maximize the utility of the lake for
recreational purposes.
Also important is engineering the lake to avoid the inundation of lower areas (including those with
developed amenities) during periods of high precipitation. Additional and existing stormwater
infrastructure is necessary to ensure that the improvements constructed around the facility (such as the
public trails, landscape, and pavilions, etc.) are not damaged or impacted as water levels increase due to
stormwater volume. A managed range accommodating the pond level to "bounce" is imperative — low and
high — to maintain the purpose of the lake improvements. Construction level design will be necessary for
final verification to the planned design and to manage the water levels.
Initial Stormwater Analysis Illustration
211 Page
Lake Use
During workshops, stakeholders indicated clear intention that visitors should be able to experience and
interact with the water. Key to enhancing the value created by the lake amenity is its use. This goes
beyond mere visual attraction.
The principle of lake use is that while its visual attributes should enhance the land uses around it, the
public should be able to physically use the water amenity through paddleboats, kayaks, and possibly,
fishing. The pathways, bridges and other infrastructure should be designed to further encourage this
visual and actual connection to the water.
Water quality, as discussed above, is a central imperative for this use. In addition, planning for the
infrastructure and services for these amenities will be important through staffing, equipment, and related
budgeting.
Public and Private Design
High -end performance standards in both public and private building and site design are expected
throughout The Pointes at Cedar.
A critical aspect of furthering the "biome" themed design for The Pointes at Cedar will be choosing
building, site, landform and architecture which reflect each pool theme. Aspects of public design will
include pathway materials, landscape elements, building design, and especially, lake -edge access
components that complement the theme of each pool area.
For private development around The Pointes, similar aspects of materials, architecture, and landscape
elements can reinforce the themes. It is an expectation that private development will value its location
within The Pointes at Cedar planning area and respond with elements that support the individual and
overall theming.
The City will use consistency with these design principles as a component of its land use review for private
development.
221 Page
Public Access
Access to the public space requires particular attention, as the bulk of the space is interior to the planning
area and likely screened from the view of passing traffic on the external collector roadways. This is
compounded by the design elements that intentionally create intimacy within the space itself, including
the depression of the lake surface below the surrounding development area by 8 to 10 feet.
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The concept plan envisions that the pavilion building could be constructed as a two -level "walk -out"
structure, with a portion of the lower level serving as the maintenance/storage component of the
structure, with external access to the land and pathway system. The upper level of the building would
have primary access from the main parking facility levels and include both indoor and outdoor overlook
spaces.
Gateways
The master plan identifies a series of primary and secondary gateway locations around the project area,
providing access to the adjoining private development areas as well as the surrounding public street
system. In addition to the primary Gateway Plaza at Chelsea and Cedar, Gateways are located along
Edmonson, School, and Cedar. Gateway identification and phasing will coincide with development.
Primary Gateways are envisioned as a first -order system that create wider public pathway connections.
They include both contoured landforms and access to public and shared parking areas at the perimeter of
the district.
Secondary Gateways may be narrower and more utilitarian, providing safe and well -lit access points, but
Design may have more limited use or function. The exception to the dimensional limitation would be the gateway
Cross located within the power line corridor that extends into the site from the southeast near the corner of
Section
As such, the design focuses on a number of public space elements leading from the external roadway
system into the public space area and two primary edge public exposures. The first of these exposures is a
gateway plaza space at the prominent entry intersection location of Chelsea Road and Cedar Street. This
plaza will be designed to announce and identify The Pointes area and create a gathering space for
pedestrians and bicyclists to enter the interior of the site. It will also utilize the design elements common
to the district, including lighting, signing, seating, etc.
The second public exposure is the most prominent and will rely on the City's landholding along Cedar
Street. This location will serve as the primary public gathering space for The Pointes as well as provide
ample visitor parking to support four -season outdoor and indoor recreation opportunities.
Pavilion
The indoor space is programmed to include a pavilion building to hold event gatherings, with a target size
of up to 300 persons as well as various outdoor spaces. The parkland created on this property would also
be programmed for other uses and serve as a trailhead for the pathway system.
Direct access to the lake would be a central component of this area, and direct lake use would focus on
this space as a staging area. Watercraft rental, fishing dock location, and similar features would be
facilitated here. The City would likely establish some storage and maintenance staff in this location.
School and Edmonson.
This corridor, given the width of the power line easement, would accommodate both pathway and
naturalized stormwater retention, in addition to other potential features such as rain -garden
demonstration/education, prairie plant restoration, and pollinator garden development.
Because tree planting is limited in this area, the biome's focus would be on the ground planting plane, and
the pathway through the area would provide, via boardwalk where appropriate, direct contact with the
unique planting features of this section. Because this gateway includes connection to the School
Boulevard pathway and is near to the Monticello Schools campus, coordination with the School District
may enhance opportunities for public education.
Pathway System
Corresponding to the central pond amenity is the encircling pathway system. This pathway is a critical
design element of the Plan. The pathways create an opportunity for discovery and exploration of the
entirety of the neighborhood. Throughout The Pointes at Cedar, it is expected that both the central
pathway system around the pond and its series of connecting pathways will be designed with attention to
variation in material, grade, widths and other elements which respond to the user's sensory experience.
This variety will be applicable in both public and private spaces. Landscaping accompanying these
pathways should be carefully planned and executed to maximize the aesthetics and vistas to the lake and
other Plan amenities.
The Plan anticipates that the pathway systems will serve pedestrians only, with numerous opportunities
for those entering The Pointes at Cedar area to park their bicycles.
231 Page
Public and Private Space Intersection
The intersection between public and private spaces will be critical within the project area. The expected
density of development and use levels for the public portions of The Pointes area require thoughtful
transition. With high intensity uses on both sides of the public -private boundary, conflicts can arise if
these areas are not considered.
In that regard, the basic design of the public space is intended to create a lake level and associated public
pathway and other high -use spaces, which would be generally 8 to 10 feet below the finished floor
elevation of the adjoining private land. This grade difference is envisioned to be supplemented with a
combination of retaining walls and landscaping that creates a visual barrier between the paths and any
first -floor residences, but which is also designed to retain views of the water surfaces from those
residential buildings.
By cutting the grade into the adjoining slopes, most residential views should extend over the paths to the
water surface, while minimizing views of the land itself. As such, residential buildings should be able to
design a reasonable level of privacy into their structures, while capitalizing on proximity to the public
amenities. Private landscaping will augment the public installations to help create this separation.
On the commercial side, it will be presumed that privacy is less of a factor, and that most business entities
will choose a location in The Pointes at Cedar precisely for the exceptional exposure. To capitalize on this,
the Plan envisions that many such business developments will utilize lower -level building space, in a "walk-
out" fashion with primary access to Cedar Street above, and additional lower -level access to the public
spaces below.
PLAN EVOLUTION
As the project design evolved, engagement with the property owners in the project area created a new
opportunity. One of the primary landowners in the central portion of the study area indicated a
willingness to convey his land to the City, rather than hold it further for development. As these discussions
progressed, it was evident that certain elements of the layout could change to take better advantage of a
revised ownership pattern.
The most prominent of these was the location of the primary City park property — the "commons" of The
Pointes at Cedar. In this initial scheme, the City park was located on current City -owned land along Cedar
Street, north of Dundas. The primary driver of this location was the City's ownership, and an interest in
maximizing private use of the then privately -owned property in the study area.
With the City's pending purchase of the middle 35-acre area, relocating the City park area south of the
self -storage facility along Cedar street created several new opportunities, including:
• Relocating the created hill to the self -storage business boundary and utilizing that feature as a
screening element between the public/private spaces and self -storage use;
• Transferring the pavilion building to a place adjacent to the south bridge, at the junction of the
central and south pools (see the biome discussions below);
• Utilizing the powerline corridor that crosses the area for parking supply to serve both commercial
uses south of the line and public uses north of the line — particularly as developed uses under the
powerline are not feasible;
• Relocating development opportunity from this south area north to the City's current 5-acre parcel
with more prominent exposure and access;
• Providing a commercial connection and "landing zone" for the Promenade pathway that leads
from the Chelsea/Cedar Plaza into The Pointes area proper.
In addition, the stormwater analysis yielded information on the depths and elevations required to achieve
the desired lake effect. This required a different design strategy for incorporation of the previously
constructed pond at Deephaven. The existing pond now becomes a feature of character reflecting the
North pool's theme.
The revised master plan takes advantage of these changes, reorienting the elements noted above, but
retaining the primary biome organization from north to south.
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Seasonal activities can take place on the lake from pond hockey, ice skating, and summer kayak and padd leboat rentals. Plazas with fire tables can be used to warm u p during the winter or sit
around on a summer evening. There will be opportunities for activities and gathering during all seasons.
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Site details and furnishings will be customized to make the space unique. Wildlife and native foliage can be stamped into the pavement at key areas to reflect the biome character.
lighting features can be used throughout to transition spaces from day to evening use. Historic elements can be referenced making The Pointes custom to Monticello.
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The skate park brings a destination to the site that helps enhance the overa
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II goal of reaching all ages. Site amenities such as seating and landscape will enhance and soften the space.
The babbling brook will be a recirculating system of the lake to make it appear that t
help enhance the northern biome. A timber bridge will span over the water feature t
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he smaller pond at the north of the site flows into the lake. Materials used such as stone and plantings will
o provide a point of interest.
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Various styles and sizes of bridges and overlooks provide the opportunity forfuncti'on and accessibility to the water. Large groups or events could be hosted on larger plazas and overlooks on the
water edge. Piers could provide a place forfishi'ng or sitting and enjoying the view. Bridges can be a point of interest and a way to cross to various destinations.
Walkways range in size and materials. Main 15' wide concrete walkway loop will accommodate walkers, runners, and users of wheelchairs or electric carts to experience the site while reducing
congestion. Areas of boardwalk provide a sense of exploration through low areas. Narrower aggregate trails provide a more intimate experience to discoverthe various biomes and landscape on
the site.
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NORTH BIOME I POPULUS �
1.0 ENTRY MONUMENT/PLAZA
2. GATEWAY & INFORMATIONAL KIOSK
3. NATURE TRAIL
4. "THE CLEARING"' OVERLOOK
5-o BABBLING CREEK WITH BRIDGE
6., SECONDARY GATEWAY
7. LAKESIDE TRAIL
CENTRAL BIOME I TILIA
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MURAL ALLEY (COMMERCIAL ENTRY)
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OVERLOOK PIER
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"BACKYARD GAME" PLAZA
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THE MIDWAY — MAJOR GATEWAY
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PADDLEBOAT DOCK
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SNACK SHACK PLAZA
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FLEX LAWN / INTERACTIVE WATER FEATURE
16.
THE PROMENADE GARDENS — MAJOR GATEWAY
17.
SUNSET OVERLOOK TERRACE
18-P
GREAT EVENT LAWN
19m
PICNIC SHELTER AND RESTROOM
20.
THE PARK — MAJOR GATEWAY
21*
SKATE PARK
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2—STORY PARK PAVILION & LAKE PLAZA
23.
MAINTENANCE & STORAGE FACILITY
SOUTH BIOME I QUERCUS
24w NATURE TRAIL & BOARDWALK
250 SCULPTURE AL LEY -SECONDARY GATEWAY
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5. BABBLING CREEK WITH BRIDGE
6. SECONDARY GATEWAY
7. LAKESIDE TRAIL
CENTRAL BIOME I TILIA
8. MURAL ALLEY (COMMERCIAL ENTRY)
9. OVERLOOK PIER
10. "BACKYARD GAME" PLAZA
11. THE MIDWAY - MAJOR GATEWAY
12. BRIDGE OVERLOOK PLAZA
13. PADDLEBOAT DOCK
14. SNACK SHACK PLAZA
15. FLEX LAWN / INTERACTIVE WATER FEATURE
16. THE PROMENADE GARDENS - MAJOR GATEWAY
17. SUNSET OVERLOOK TERRACE
18. GREAT EVENT LAWN
19. PICNIC SHELTER AND RESTROOM
20. THE PARK - MAJOR GATEWAY
21. SKATE PARK
22. 2-STORY PARK PAVILION & LAKE PLAZA
23. MAINTENANCE & STORAGE FACILITY
SOUTH BIOME I QUERCUS
24. NATURE TRAIL & BOARDWALK
25. SCULPTURE ALLEY - SECONDARY GATEWAY
26. THE RIBBON - SECONDARY GATEWAY
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MASTER PLAN
Monticello, Minnesota
September 2022 WSB Project number: 019376-000
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NORT.. BIOME I POPULUS
1. ENTRY MONUMENT/PLAZA
2. GATEWAY & INFORMATIONAL KIOSK
3. NATURE TRAIL
4. "THE CLEARING" OVERLOOK
5. BABBLING CREEK WITH BRIDGE
6. SECONDARY GATEWAY
7. LAKESIDE TRAIL
CENTRAL BIOME I TILIA
8. MURAL ALLEY (COMMERCIAL ENTRY)
9. OVERLOOK PIER
10. "BACKYARD GAME" PLAZA
11. THE MIDWAY- MAJOR GATEWAY
12. BRIDGE OVERLOOK PLAZA
13. PADDLEBOAT DOCK
14. SNACK SHACK PLAZA
15. FLEX LAWN / INTERACTIVE WATER FEATURE
16. THE PROMENADE GARDENS - MAJOR GATEWAY
17. SUNSET OVERLOOK TERRACE
18. GREAT EVENT LAWN
19. PICNIC SHELTER AND RESTROOM
20. THE PARK - MAJOR GATEWAY
21. SKATE PARK
22. 2-STORY PARK PAVILION & LAKE PLAZA
23. MAINTENANCE & STORAGE FACILITY
SOUTH BIOME I QUERCUS
24. NATURE TRAIL & BOARDWALK
25. SCULPTURE ALLEY- SECONDARY GATEWAY
26. THE RIBBON - SECONDARY GATEWAY
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DEEPHAVEN DEEPHAVEN RESIDENTIAL
HEALING —,RESIDENTIAL
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COMMERCIAL
CITY OWNED:
APPROXIMATELY 5.6
DEVELOPABLE ACREAGE
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DEVELOPABLE ACREAGE
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DEVELOPMENT
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PRIVATELY OWNED: :? ���\0 \\
APPROXIMATELY 7.5 U
DEVELOPABLE ACREAGE ,-� ` _— \„ �
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0' 100' 200'
Scale in Feet
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PRIVATELY OWNED:
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DEVELOPABLE ACREAGE U
FUTURE MIXED USE
DEVELOPMENT
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DEVELOPMENT REFERENCE
Monticello, Minnesota
March 2024 1 WSB Project number: 019376-000
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CITY OF
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