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EDA Agenda - 11/06/2024 (Workshop)
AGENDA WORKSHOP MEETING - ECONOMIC DEVELOPMENT AUTHORITY (EDA) Wednesday, November 06, 2024 — 5:00 p.m. Academy Room, Monticello Community Center Commissioners: President Steve Johnson, Vice President Jon Morphew, Treasurer Hali Sittig, 011ie Koropchak-White, Rick Barger, Councilmember Tracy Hinz, Mayor Lloyd Hilgart Staff: Executive Director Jim Thares, Rachel Leonard, Angela Schumann, Tyler Bevier, Sarah Rathlisberger 1. Call to Order 2. Roll Call 3. 5:03 p.m. Block 34 Redevelopment Evaluation Framework - Review and Discussion 4. 5:35 p.m. Interview -Discussion -Krause -Anderson Development Block 34 RFI Submittal 5. 6:20 p.m. Interview-Discussion-Streetfront Development Block 34 RFI Submittal 6. 7:10 p.m. Block 34 Redevelopment Next Steps Discussion 7. Adjournment PROPOSAL INFORMATION AND DATA NOTICE All EDA Commissioners are advised of the following per M.S. §13.591: (b) Data submitted by a business to a government entity in response to a request for proposal, as defined in section 16C.02, subdivision 12, are private or nonpublic until the time and date specified in the solicitation that proposals are due, at which time the name of the responder becomes public. All other data in a responder's response to a request for proposal are private or nonpublic data until completion of the evaluation process. For purposes of this section, "completion of the evaluation process" means that the government entity has completed negotiating the contract with the selected vendor. After a government entity has completed the evaluation process, all remaining data submitted by all responders are public with the exception of trade secret data as defined and classified in section 13.37. A statement by a responder that submitted data are copyrighted or otherwise protected does not prevent public access to the data contained in the response. If all responses to a request for proposal are rejected prior to completion of the evaluation process, all data, other than the names of the responders, remain private or nonpublic until a resolicitation of the requests for proposal results in completion of the evaluation process or a determination is made to abandon the purchase. If the rejection occurs after the completion of the evaluation process, the data remain public. If a resolicitation of proposals does not occur within one year of the proposal opening date, the remaining data become public. Subd. 4.Classification of evaluative data; data sharing. (a) Data created or maintained by a government entity as part of the selection or evaluation process referred to in this section are protected nonpublic data until completion of the selection process or completion of the evaluation process at which time the data are public with the exception of trade secret data as defined and classified in section 13.37. (b) If a government entity asks employees of other government entities to assist with the selection of the responses to a request for bid or the evaluation of responses to a request for proposal, the government entity may share not public data in the responses with those employees. The employees participating in the selection or evaluation may not further disseminate the not public data they review. To summarize: 1) All data received in response to the RFP are private until due date, then; 2) Identity of responding firms become public at that time, but nothing else, then; 3) After evaluation and selection is completed and contract is signed, evaluation or scoring data of the committee becomes public. CITY OF \- Monticello Block 34 Request for Proposal Discussion Guide The EDA Commissioners are asked to consider the following in reviewing the proposals and in listening to the discussion on November 61n • What do you hope to accomplish on this block relative to the goals for Downtown? o After reviewing excerpts from the Downtown Plan, how do you think the proposal supports the Plan? What elements of the plan are you willing to deviate from? • How does this proposal support a larger Downtown revitalization? Consider revitalization as more than just buildings — it's also about people. o Will the proposal bring people into the Downtown, in recognition of the goal for Downtown to be active 7 days of the week, all times of day, all seasons of the year. • What is important to communicate to the development partner and the community about the redevelopment of this block? • How do these proposal concepts relate to the existing Downtown landscape and surrounding uses in the area? o How will the development concept proposed impact or connect with the surrounding area? • What details of the proposals require more discussion? 1 • Do the presented projects seem feasible? Does the phasing allow flexibility relative to the types and scale of uses, existing wells? • What is your timeline for development? • What type of public input would you like for the redevelopment of this block? When? • Other considerations: o Scale difference between the two projects o Density of the development o Residential versus commercial uses proposed and location on the block o Open space and connectivity to pathways and parks o Parking availability 2 Project Goals 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. 111 �111 1®11 � 111'lll ■III ■ 1 1■III 1" ■ 1 ■ 1 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. Create a pedestrian promenade to the 0 Riverfront with wide continuous sidewalks and well marked crosswalks Infill vacant lots and redevelop underutilized 0 parcels with housing in small apartments or townhouses. Small service or production uses are permitted within these and existing buildings. OEncourage new housing to face Walnut and Cedar Street, with multiple doors facing the street. OLocate all parking towards the middle of the block, accessed via a rear lane shared with other properties on the block. Encourage small and medium scaled residential buildings © (3-5 stories, 1/4to 1/2 block) that prioritize pedestrian scale and walkability. Perspective along Walnut Street, looking north towards the River. I r Y ELLv P m P I. X X X )< .r %e %, 8' 12' 8' 24' 8' 12' 8' I, .I 80' RO W River Street Broadway 3rd Street 4th Street Sth Street «>o�o tracks 7th Street Walnut Street Promenade to the River 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 �ass429 r 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 BroQa�ystrPPtF 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 7jr- publicly owned. In addition, there are two 11 1 1 1 wells on the block that impact development. Redevelopment is further challenged by I I J I I I I lr limitations on property access created by 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. BroQa�QyStrPPt i S.FPPr Md+'SF F %i� `�O gthstrePtF � \ J j 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 50' setbacks and shou Id be incorporated into courtyards or parking areas. Building Setback """".... Well Setback I 4thstrP� BroQati'4 Q�'Cz' - d �- ystrpPtF � - Parking & Servicing Primary access to mid block parking should occur from Cedar Street and 4th Street. Surface Parking Access Way a's 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 COUNCIL PREFERENCE I BLOCK 34 1 January 8, 2024 Council's consensus was that a mix of uses, specifically including office professional and specialty eating and retail, is preferred along the Broadway and Pine frontages. The variety of uses should accommodate both employment during the daytime, as well as shopping and dining for evenings and weekends. This mix of uses would create activity on the block at all times of day and compliment other existing and future uses in the area, as well as accommodate varying parking demand. Massing of buildings to maximize usable square footage is desired, with building height preferred at 2-4 stories. The ability to construct single -story buildings with a second -story appearance could be entertained. Medium -density residential at corner of Cedar and V or along Cedar would be a longer -term preference. Council indicated that the design of spaces should make the adjacent vehicle corridors less intimidating and scaled for pedestrians, including the addition of green spaces within the block. Council asked staff to research usability of land if municipal wells on the block are relocated, as well as whether curb extensions are planned for the East Broadway improvement project. It was noted that the City owns a significant amount of property on the block. Council indicated a willingness to allow the EDA to lead the redevelopment process, with Council feedback incorporated at touch points throughout the process. EDA PREFERENCE I BLOCK 34 1 January 10, 2024 EDA requested that staff engage with the two remaining existing property owners on the block following pending acquisition to discuss next steps and continued effort to communicate. Communication beyond the block was also recommended as redevelopment planning moves further forward. While EDA generally concurred with the direction of Council's preferences, EDA asked staff to arrange listening sessions with developers and local businesses interested in the block in order to determine development opportunities, uses, densities, constraints, etc. Following the preparation of a summary of the listening sessions, EDA would like to reengage to fine-tune development scenarios preferred. It was noted that Block 34 is different than Block 52 in terms of existing building character, but has different site constraints including the municipal well. The EDA indicated their desire that any redevelopment should be thoughtful in transition to adjacent residential. The EDA's preference is to develop in quarter block areas, although depending on outcome of listening session, a half block configuration could be possible. Priority order of redevelopment: 1) Building at corner of Pine and Broadway 2) Building at corner of Pine and 3rd Street 3) Building at corner of Cedar and 3rd Street If residential opportunity is noted by developers, the goal would be to focus residential to the Cedar Street side and at a medium density scale to the extent possible. EDA indicated that redevelopment should consider opportunity for additional new development or re -use for the remaining buildings on site and adjacent. The EDA also noted that a future consideration on the feasibility of a parking structure if density of development warrants. Reinforcement of pedestrian safety within the block and at Cedar/Broadway was also noted as a development expectation. CITY OF Monticello SUMMARY REQUEST FOR PROPOSAL DOWNTOWN MONTICELLO REDEVELOPMENT SITE RFI DUE DATE: SEPTEMBER 30, 2024 The City of Monticello and Monticello Economic Development Authority (EDA) are soliciting informational proposals for a redevelopment concept for the majority of "Block 34". Block 34 is a development parcel of approximately two acres in the city's core downtown. The development site is located at the intersection of MN TH 25 (Pine Street) and CSAH 75 (Broadway) and one block from the Mississippi River. See ExhibitA—Site Location. DOWNTOWN VISION The City has adopted a Small Area Plan for its Downtown. See Exhibit 8 — Downtown Small Area Plan. The Small Area Plan sets the following vision for Downtown: Downtown Monticello is and shall remain the heart of the community. It is the birthplace of the City and the focus of civic activity. The Plan builds off those foundational qualities with a clear vision for the future of the core blocks of Downtown. The vision includes a commitment to retaining Broadway as Monticello's Main Street, supporting existing businesses, improving connections to and relationship with the River, and creating new downtown housing opportunities along Walnut and Cedar Avenues for existing and new Monticello residents. The Plan envisions a Downtown that is lively throughout the day and into the evening, 12 months of the year. A downtown that serves many purposes for many people — including dining, recreation, celebrating, gathering, shopping and living. The Small Area Plan also outlines four primary goals for Downtown revitalization: Qv � Improve Pine Street for All Users Shift the Center of Towu to Walnut and Broadway 000 000 1�1 = Encourage Small and Medium Scaled Investments m O Become a River Town The City of Monticello and Economic Development Authority welcomes the establishment of new businesses, supports existing businesses and encourages the creation of opportunities for housing in the Downtown. 1 1 P a g e PROPERTY DESCRIPTION See Exhibit C — Site Detail. Site Opportunities The subject site, known as "Block 34", is in the heart of a reenergized downtown, situated at southeast corner of the busiest intersection in Monticello. Over 37,000 vehicles per day travel through the MN TH25 (Pine Street) and CSAH 75 (Broadway) intersection. The site is less than one half mile from 1-94 and one block from the Mississippi River. The City and EDA have been gradually acquiring property within the block to facilitate redevelopment, with over 85% of the block currently in public ownership. Data from a 2020 Ninigret Partners market study for the region found a $124 Million dollar sales capacity within the 2-mile area surrounding the core of Monticello. Site Constraints There are currently two operational municipal wells located on the block within the redevelopment area. The footprint of the wells is a relatively small area. However, sanitary sewer lines and other building development must be located beyond a 50' radius of the well itself (not the well house). See Exhibit D — Municipal Well Development Radius. Redevelopment of the block will require removal of existing vacant one and two-story buildings and environmental remediation. The City has completed a series of environmental evaluations on the property. Additional environmental study and completion of the required environmental permit and remediation/response action processes is expected. Site Data Owner: City of Monticello/City of Monticello Economic Development Authority Acreage: 2 acres (approximate) Buildable footprint is variable based on parking requirements Land Use: Downtown Mixed Use; Please refer to Exhibit F—Monticello 2040 Zoning: Central Community District, Pine Street and Walnut & Cedar Sub -Districts Please refer to ExhibitG— CCDZoningforfull details on the zoning district Utilities: Electric, natural gas, water, sanitary sewer, etc. are all available on site Height: Two to four stories; additional stories by Conditional Use Permit Roads: Directly adjacent to MN TH 25/Pine Street (west); no direct access Directly adjacent to CSAH 75 (east), right in/right out only 2 1 P a g e Directly adjacent with full access to Cedar Street (east) and Third Street (south) Public Parking: On -street public parking Trails: Mississippi River Trail one block to the north along the Mississippi River; Broadway trail (sidewalk) along CSAH 75 frontage; sidewalks on Cedar and Third Streets Parks: The Bridge Parks fronting the Mississippi River are located one block north SITE PLANNING CONSIDERATIONS Site Partnerships The City and EDA have confirmed the interest of a local professional office user to relocate to this block. This user requires ownership of their building and site pad and is seeking 10,000 square feet of single -story main floor Class A office space with dedicated daytime parking for 40 employees. Proposals should directly address locating this user within their redevelopment concept. There are two existing privately owned and occupied buildings on the block. Submitters will evaluate and identify how they will address these existing properties within their redevelopment concept. Site Configuration and Phasing The City and EDA are seeking to maximize this site's potential given its location and proximity to amenities. Submitters will provide a site plan and narrative which clearly identifies the proposed uses desired by the developer and the location of the intended uses. The developer's submittal must be clear in site layout, intended development square footage and floor area ratio, and parking requirements and location. Submitters will identify the proposed phasing of development, including how the development will address both the existing uses on the block and the prospective office user. DESIRED PROPERTY USE The City and EDA are interested in the developer's perspective on the uses most likely to be successful on the block, with development massing, layout and phasing to support those uses. The City and EDA have indicated that a mix of uses is preferred, including office professional and specialty eating and retail. These commercial uses are preferred along the Broadway and Pine frontages. The variety of uses should accommodate employment during the daytime, as well as shopping and dining for evenings and weekends. This mix of uses would create activity on the 3 1 P a g e block at all times of day and complement other existing and future uses in the area and accommodate varying parking demand. If residential opportunity is desired by developers, the goal would be to focus residential to the Cedar Street side and at a medium density scale to the extent possible. It is anticipated that development may occur in quarter block components, although depending on the developer's goals, a half block configuration could be possible. Massing of buildings to maximize usable square footage and noted partnerships is desired. Design of spaces should make the adjacent vehicle corridors less intimidating and scaled for pedestrians, including the addition of green and plaza spaces within the block. AMENITIES AND SURROUNDING BUSINESS COMMUNITY A recently completed (2024) mixed -use development is adjacent to the northwest. This $25 million project Includes 87 residential units and 30,000 square feet of retail, restaurant and office space. Core Downtown retail, restaurant and professional office spaces are located within 3 block walking distance. The majority of Downtown commercial space is occupied. A concentration of multi -family and single-family residential is in direct proximity. The Monticello Community Center is located four blocks to the southwest, within walking distance. MCC is home to a recreational fitness center, indoor pool, climbing wall, meeting space and senior center. The City's premier riverfront parks, Bridge Parks, are located one block to the north. The parks are home to an arboretum, fishing pier, skating rink, basketball court, playground and are located directly on the national Mississippi River Trail (MRT). CITY INVESTMENT The City of Monticello and the Monticello Economic Development Authority are making significant investments for the redevelopment of this site. Previous investments include: 1. Acquisition of 118 East Broadway - $665,000 3. Acquisition of 216 Pine Street - $465,000 4. Acquisition of Corner Montgomery Farms Property - $665,000 5. Acquisition of BL Bikes/Bait Shop - $181,950 6. Acquisition of 130 East Broadway (Zoo) - $275,000 7. Relocation Expenses - $518,207 9. Environmental Study (to date) — 35,541 10. Demolition Expenses (to date) — 47,550 Total City/Eda Investment To -Date: $2,853,248 4 1 P a g e REQUESTED INFORMATION SUBMITTAL To be considered complete, all proposals must include the following elements: 1. Cover letter describing your interest, your team and your concept. 2. Description of the development concept with specifics as to proposed: a. Square footage b. Floor area ratio and building height c. Use types d. Phasing plan 3. Conceptual site plan showing the layout of the proposed project as described in item 2 4. Market justification of the proposed use(s) 5. Estimated market value of the project when completed 6. Estimated project timeline 7. Developer's financial capability to complete the project. In this regard, the respondent should provide: a financing plan, anticipated sources of project financing (including proposed City/EDA participation), and financial capacity of respondent to perform obligations. PROPOSAL REVIEW AND SCORING At its sole discretion, the City of Monticello reserves the right to accept or reject any submitted proposal. Proposals will be evaluated and scored on a 1-10 scale for each of the following criteria: 1. Qualifications and experience of the developer(s) 3. Proposed use of the lot and fit with the City's vision for downtown 4. Conceptual design and site configuration / architectural style of proposed project 5. Market justification for the proposed use(s) and estimated investment 6. Financial capacity of the developer(s) 7. Proposed timeline for the project: start of construction / project completion Proposals will be reviewed by City Staff and the Monticello Economic Development Authority, and a recommendation for continued process will be coordinated with the Monticello Economic Development Authority and City Council. A final timeline for review and next steps will be at the sole discretion of those boards. ANTICIPATED PROCESS The proposal process is a preliminary step to determine development interest, capacity and alignment with City goals. The Monticello EDA will review all submitted proposals and select 5 1 P a g e development teams to proceed to interview. The goal of the EDA will be to select a development team for further negotiations on site acquisition and development. SUBMISSION INFORMATION & CONTACTS Responses are due on Monday, September 30th, 2024. The Monticello EDA will review the information responses on behalf of the City and EDA. Respondents are required to submit one (1) original and one (1) electronic copy of their information proposal to the contact person listed below. To facilitate effective evaluation by the City/EDA responses shall be limited to no more than ten (10) pages. All questions shall be emailed to the contact listed below and all questions will be answered in writing by email to all parties. Direct questions to: Jim Thares Economic Development Director jim.thares@ci.monticello.mn.us 763-271-3254 Direct submissions to: Angela Schumann Community Development Directo angela.schumann@ci.monticello.mn.us 505 Walnut Street, Monticello MN 55362 At the discretion of the City, a short list of the most qualified respondents may be developed, and respondents may be asked to give a short presentation or interview as part of the evaluation and selection process. Respondents may be asked to provide additional information. EXHIBITS A. Site Location B. Monticello Downtown Small Area Plan, Excerpts C. Site Detail D. Municipal Well Development Radius E. Site Images F. Monticello 2040, Excerpts G. Monticello Zoning Ordinance, Excerpts H. Environmental Documents -Available Upon Request 6 1 P a g e Exhibit A —Site Location Mississippi River V. 1 �t A. r �7 ) �`���,.�, �, i�.►. = Block 34 Site t'MINNESOTA� JI/.i- `. .� y s. ���-s•� 1,� Y• VW_ Wz 1 n — r 19 Ft 1-94 & MN TH 25 Interchange City of Monticello Downtown Small Area Plan h,__Icello, MN Prepared for: The City of Monticello ADOPTED BY CITY COUNCIL ON SEPTEMBER 25, 2017 Prepared by: Cuningham Group Architecture, Inc. Tangible Consulting Services CUNINGHAM _IgMonticello 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 Improve Pine Street for All Users CNI Shift the Center of Town to Walnut and Broadway 7 111 �111 1®11 � 111'111 ■III ■ 1 1■111 1 " ■ 1 ■ 1 Encourage Small and Medium Scaled Investments "_X 4 err ��': art, -.��,• �:�-"� ��;:, p� �� _.�--.«�., es • . " .� ,•; � wry, � � ,•'- s�•'�'��,�i �, �, � - • . •. y - Become a River Town N Downtown is For Everyone Downtown Monticello is and shall remain the heart of the community. It is the birthplace of the City and the focus of civic activity. This Plan builds off those foundational qualities with a clear vision for the future of the core blocks of Downtown. The vision includes a commitment to retaining Broadway as Monticello's Main Street, supporting existing businesses, improving connections to and relationship with the River, and creating new downtown housing opportunities along Walnut and Cedar Avenues for existing and new Monticello residents. The Plan envisions a Downtown that is lively throughout the day and into the evening, 12 months of the year. A downtown that serves many purposes for many people - including dining, recreation, celebrating, gathering, shopping and living. Illustrative Master Plan The Plan above describes a potential long term build out of the core blocks of Downtown Monticello. Character Area! Similar to the Embracing Downtown Plan, the Plan divides the study area into four different character Areas. The purpose of this is to create sub -areas in downtown, each with its own identity and purpose and direction. The character areas are developed based on their context and their future role in the downtown. Typically each character area is a mix of uses, but also has a dominant use. Character Area: Riverfront A redesigned Park with an amphitheater and better relationship to Downtown will help connect the River to Downtown Character Area: Walnut Street and Cedar Street Walnut and Cedar Streets will fill in with new housing (2-4 stories) that adds to the market strength of downtown and provides additional housing choices for new and existing residents of Monticello. Their intersections with Broadway will be improved to make it easier to walk to the Riverfront Character Area: Broadway Monticello's Main Street will transition over time from a street with primarily services, to one with unique retail and restaurants. C Character Area: Pine Street (TH 25) The community will reclaim Pine Street by maintaining it's width and adding pedestrian amenities and local serving commercial uses. City of Monticello Downtown Small Area Plan I Executive Summary Project Goals 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. 111 �111 1®11 � 111'lll ■III ■ 1 1■III 1" ■ 1 ■ 1 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. Create a pedestrian promenade to the 0 Riverfront with wide continuous sidewalks and well marked crosswalks Infill vacant lots and redevelop underutilized 0 parcels with housing in small apartments or townhouses. Small service or production uses are permitted within these and existing buildings. OEncourage new housing to face Walnut and Cedar Street, with multiple doors facing the street. OLocate all parking towards the middle of the block, accessed via a rear lane shared with other properties on the block. Encourage small and medium scaled residential buildings © (3-5 stories, 1/4to 1/2 block) that prioritize pedestrian scale and walkability. Perspective along Walnut Street, looking north towards the River. I r Y ELLv P m P I. X X X )< .r %e %, 8' 12' 8' 24' 8' 12' 8' I, .I 80' RO W River Street Broadway 3rd Street 4th Street Sth Street «>o�o tracks 7th Street Walnut Street Promenade to the River 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 �ass429 r 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 Pine Street Pine Street Character Area: The and recomendations guidelines on this page pertain to the area colored on this diagram Pine Street (Minnesota State Hwy 25) is an important and heavily traveled roadway in Monticello and Sherburne County. It is one of only two river crossings between Minneapolis and Saint Cloud and it connects to I-94 in Monticello. It also has an important local role because it is Downtown's connection to the rest of Monticello that lies south of I-94. The original plat of Monticello did not foresee the growth of Pine Street and as a result, the steady growth of traffic along it has had a strong impact on the community. While it connects Monticello to the region, it also divides the community between east and west. This Plan recognizes Pine Street as a regional roadway, but seeks to manage its impacts as it crosses through Downtown. The Plan does not recommend any additional widening and supports additional river crossings that would better serve both Downtown and the region. New development along Pine Street should be regional serving, but locally scaled. Buildings should be located on the corners with pedestrian refuges along Pine Street that improve the appearance and the experience of all along Pine Street. The Plan discourages additional property access to Pine Street and encourages side street access with through block (north/south) easements. 0 Work with MnDOTto maintain a 5 lane section(2 through lanes both directions with a center turning lane), do not increase speeds 0 Work with MNDot to improve pedestrian crossings wherever possible, preferably with traffic signals at 4th Street. OEncourage redevelopment on the corners of blocks, with entrances facing the street, and shared parking in the middle of the block. i �64 i ii ii I ■■ i� i■ iR� M Proposed Section of Pine Street _sty li v 11 ill 1p r rn b rl}l �} 0 Reduce the impact of parking to pedestrians by minimizing the width to 180'and buffering parking from the sidewalk with a low fence and streetscaping. Reduce direct property access to Pine Street © and encourage property access from side streets with through block easements. 70 100, ROW 15' Perspective along Pine Street, looking north towards the River. City of Monticello Downtown Small Area Plan I Character Areas F20 Pine Street Guidelines Precedent Images Facade and Frontage • Primary entrance to building should be clearly visible from Pine Street accomplished with careful design. • One story base level articulation is encouraged to create a pedestrian scale frontage. • Storefronts on the ground floor are encouraged to face Pine Street. If storefronts face mid block parking, there must be pedestrian access to the storefronts. • Corner treatments such as entrances, cornice feature, or towers are encouraged at the corners of the bocks. Public Realm • 10'-15' sidewalk; trees clustered in planters with ground cover or low shrubs. • Sidewalks buffered from parking lots with low wall or hedge. • Gateway treatments at River Street and 7th Street. -11S!k s - SP.r J. bj�� --- : Massing and Orientation • Buildings should be between 2 and 5 stories. • Buildings should be oriented to Pine Street. Secondary entrances can be located on side streets or facing parking lots. If located on the Broadway/Pine Street corner, buildings should have dual orientations - one towards Pine Street and one towards Broadway. Building Use and Location • Larger retail/ commercial, office or hospitality uses that desire visibility, parking and regional access are encouraged. This does not apply to Block 52 which is located in the Riverfront character Area. • Buildings located towards front corners of Pine Street blocks. • Parking lots in mid block should not be wider than 180', but should be clearly visible from Pine Street and easilly accessible from side streets. • City of Monticello Downtown Small Area Plan I Character Areas Block 34 BroQa�ystrPPtF 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 7jr- publicly owned. In addition, there are two 11 1 1 1 wells on the block that impact development. Redevelopment is further challenged by I I J I I I I lr limitations on property access created by 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. BroQa�QyStrPPt i S.FPPr Md+'SF F %i� `�O gthstrePtF � \ J j 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 50' setbacks and shou Id be incorporated into courtyards or parking areas. Building Setback """".... Well Setback I 4thstrP� BroQati'4 Q�'Cz' - d �- ystrpPtF � - Parking & Servicing Primary access to mid block parking should occur from Cedar Street and 4th Street. Surface Parking Access Way a's 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. Required Retail Frontage Small Retail Opportunities Commercial iiiiiiii■ Mixed -Use Multi -Family Housing Public Employment iiiiiiii■ V / /�/� V / /: •wad' �_ 'o.......• �'� • •�`• `\Pa r WO penSpace/Cemetery V Core Study Area 1 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 Exhibit C—Site Detail City and EDA Owned Property 0 Municipal Well Location Irv-* 77 EY! . Aw i4 Exhibit D—Municipal Well Development Radius 4V C) 41* -10' VWELL SETBACK UY WELL SETBACK I Monticello 1)) 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. E Monticello 1)) 2040 VISION + PLAN - PHASE ONE I JANUARY 2020 Development Assumptions Q 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. Q 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 riverfront trail. O New Employment Center - New industrial business park developed around new interchange with green technology, renewable energy, manufacturing and other uses. Q 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 hi Industrial and Employment Q New School r Conservation Neighborhoods 4-7gt7 chnology, Renewable Energy,OManufacturing & I Distribution Warehousing Otter Creek Industrial Park BERTRAM CHAIN OF LAKEF Potential School Site with C R6.—W- Retail and Commercial A Trails • Open Space r JEFFERSON BLVD i NORTHSTAR LINE BIG LAKE MU -, Downtown z 4C> Mixed~ N r �P \ 44 i 1. 4p� sa sp♦I♦.'G I'I y ss r� sA � • i IG �' \ z B - O � SCHOOL BLVD G — -- �L C a � a i d z z z K LL Medium and Small �. Lot Conservation it, �Developments q. . 4-10 Units/Acre (Neo Traditional) Development Residential (South) 'A INDUSTRIAL URBAN PRIORITY • .. �....� .,o«.,...�..o T1 Monticello 1) 2040 - VISION + PLAN COMPREHENSIVE PLAN I NOVEMBER 23RD, 2020 ADOPTION CHAPTER 3: LAND USE .. GROWTH AND ORDERLYANNEXATION 47 COMMERCIAL DESIGNATIONS There are four commercial and mixed land use designations as follows: Community Commercial A Community Commercial designation applies to existing commercial uses along State Highway 25, School Boulevard and Chelsea Road, as well as other small pockets of Monticello that include existing shopping centers, retailers and entertainment uses. The intent of Community Commercial is to provide locations for everyday retail goods and services generally oriented to a city-wide basis. Regional Commercial A Regional Commercial designation applies to areas targeted for uses that serve the traveling public and larger retail uses and commercial development intended for a regional market. This designation is generally applied to various areas along the Interstate 94 corridor with high visibility. The development character of the regional commercial development will continue to be auto -oriented, large format commercial uses such as `big -box' uses and other uses that require a large parking area. Looking to the future, opportunities for connectivity and design linkages between such development and nearby uses and neighborhoods will be emphasized. Downtown Mixed -Use The Downtown Mixed -Use category identifies and designates the downtown area as a primary development focus for downtown intended to improve, revitalize and redevelop Downtown Monticello as envisioned in the 2017 Downtown Small Area Plan. The goal is to transform downtown into a thriving commercial area with new mixed -use, specialty retail and restaurant uses with enhanced streetscape and pedestrian amenities. Entertainment uses, co -working spaces, boutiques and cafes are also envisioned. New downtown development should also embrace and be oriented towards the river whenever possible. Commercial/Residential Flex The Commercial/Residential Flex designation encourages the mix of flexible and compatible development of commercial, office, retail and residential uses in limited areas of the city on the same or adjacent properties. The purpose of this designation is to give the city and property owners flexibility for future land use based on market demand. The Commercial/Residential Flex designation is applied to a few of the remaining large vacant parcels in the City including the parcels located south of Chelsea Road and north of School Boulevard and centered along Dundas Road. This designation is also applied to parcels located between Interstate 94 and 7th Street West. These properties may be developed as commercial, residential, or mixed land uses under the city's PUD zoning, subject to review and approval of the City. ` 1) Required Retail Frontage Small Retail Opportunities Commercial Mixed -Use Multi -Family Housing Public Employment Park/OpenSpace/Cem W TABLE 3.3: FUTURE LAND USE COMMERCIAL ACREAGES Source: Monticello Downtown Small Area Plan (2017) 60 41« ;<� LAND USE, GROWTH AND ORDERLY ANNEXATION DOWNTOWN MIXED -USE (DMU) The Downtown Mixed -Use designation applies to the area of Monticello commonly known as the Downtown and further identified in the 2017 Downtown Monticello "Small Area Plan". This designation includes a commitment to retain Broadway as Monticello's Main Street, supporting existing businesses, improving connections to and relationship with the River, and creating new downtown housing opportunities along Walnut and Cedar Avenues. The purpose is to create a Downtown that is lively throughout the day and into the evening at all times of the year. Typically uses include retail, restaurants, local serving offices and services, as well as residential uses above the ground floor. Some ground floor residential uses may be allowed along Walnut, Cedar, 3rd or 4th Streets among others, subject to the location and discretion of the City. Commercial • Retail • Offices • Personal Services • Professional Services • Restaurants/Cafes • Recreation and Entertainment Residential • Multi -Family Residential Recreational • Parks/Playgrounds • Density - 25+ units/acre (Medium to High Density Residential) ♦ 2018 Correlating • Floor Area Ratio Zoning District (FAR) 0.50 to 4.0 CCD Community • Height - Commercial District Up to 6 stories • Lot Area - N/A Primary Mode Pedestrian -friendly streetscape Vehicular (slow speeds) Secondary Mode Bicycle facilities and parking JTransit or shuttle service t9«4 LAND USE, GROWTH AND ORDERLY ANNEXATION Interior Street ft.) area) Front Rear Side Side 2 stories All Uses 6 6 6 6 30 feet (Reserved) (Reserved) [1] [1]: Multi -story buildings may be allowed as a conditional use pursuant to §153.028(D) contingent upon strict adherence to fire safety code provisions as specified by the International Building Code as adopted in the Monticello City Code. Accessory Structures - See § 153.092(B) for all general standards and limitations on accessory structures. - § 153.042, Common District Requirements Other - § 153.043(B), Standards Applicable to All Residential Base Zoning Districts Regulation to - § 153.060, Landscaping and Screening Standards Consult (not all - § 153.064, Signs inclusive) - § 153.067, Off -Street Parking - § 153.068, Off-street loading spaces - § 153.070, Building Materials (G) Central Community District, CCD. (1) (a) The purpose of the "CCD", Central Community District , is to provide for a wide variety of land uses, transportation options, and public activities in the downtown Monticello area, and particularly to implement the goals, objectives, and specific directives of the Comprehensive Plan, and in particular, the 2017 Downtown Monticello "Small Area Plan" Comprehensive Plan Amendment and its design and performance standards. (b) All proposed development or redevelopment in the CCD shall be subject to the requirements of the Comprehensive Plan and other standards identified in the Small Area Plan report. It is not the intent of this chapter to abrogate any general Zoning Ordinance requirements in the CCD, and all such requirements of the Monticello Zoning Ordinance apply fully within the CCD unless addressed separately by a more detailed CCD zoning regulation. (c) Projects that benefit from public investments and/or subsidies will have a greater burden to provide higher levels of both private and public amenities. (d) Sub -districts. The CCD is hereby divided into five subdistricts, four of which comprise the study area of the Small Area Plan. The CCD regulations shall apply uniformly across all sub -districts unless specific sub -district requirements apply. The City Council shall, in accordance with the process providing for zoning map amendments in the Monticello Zoning Ordinance, adopt a zoning map for the CCD area identifying the subdistrict boundaries. The subdistricts are known as: 1. Riverfront; 2. Broadway; 3. Walnut and Cedar Streets; 4. Pine Street; and 5. "General" shall be any area within the CCD that is not identified as being within one of the four named subdistricts. (e) Base lot area. No minimum. (f) Base lot width. No minimum. (2) Process requirements. (a) New development or redevelopment projects within the Central Community District shall require a site plan review by the Planning Commission. (b) At the proposer's option, or as required by this chapter, any proposed project may combine the required site plan review as a part of a concept plan review before a joint meeting of the Planning Commission and City Council. (c) Existing buildings shall be subject to the permitted and conditional use allowances of this chapter. (d) Projects which do not meet the requirements of this chapter may utilize the Planned Unit Development (PUD) process. (3) General requirements. (a) Character areas. The Central Community District shall be further regulated by four character sub -areas: Pine Street, Broadway, Walnut/Cedar and Riverfront and shown in the Official Zoning Map. (b) Projects across character area boundaries. By conditional use permit, uses and standards may extend across character area boundaries (but not into other zoning districts) a maximum distance of up to one-half block for project purposes, provided the majority of the project square footage lies within the permitted character -area, and the intent and character of the downtown plan is maintained. Where projects extend across character area boundaries, projects must show compatibility to both character area standards relating to adjoining districts and uses. (c) Private joint -parking use. All new non-residential parking areas shall be designed to accommodate cross -access and joint use throughout the CCD zoning district to minimize the need for parking infrastructure. (d) Accessory service/appurtenance uses. Building mechanical, waste -handling, and delivery service areas shall not face the public street or public spaces (with the exception of public parking lots), and shall be screened from view of adjoining property with materials equivalent to those of the principal building. (e) Buildings adjacent to single-family. Building side walls adjacent to single- family residentially zoned properties, or directly across a public street from such properties, shall have side wall heights of no greater than the horizontal distance to the nearest single-family structure. Buildings abutting single-family residentially zoned properties shall have roofs sloping toward the abutting single- family use, or shall employ at least one of the transitional features in § 153.066. (f) Building materials. Building materials for all uses shall be predominantly glass, brick, natural or cultured stone, or equivalent masonry material. 1. Materials for lapped siding, board -and -batten, or shake exteriors shall be composite, maintenance free materials, and shall be limited in overall exterior use to no more than 30% of building exterior for residential structures. 2. Commercial and other structures, no more than 15% of building exterior may be comprised of architectural metal, which shall be integrated into the building design. 3. Mixed use buildings shall comply with the commercial building requirements. (4) Performance standards. (a) Character area standards. 1. Broadway. a. All buildings should have a storefront or entrance on Broadway. b. Buildings shall be oriented toward the front of the lot, with a maximum ten -feet setback. Setbacks may be increased to accommodate outdoor seating or activity spaces approved by Planning Commission during site plan review. Such spaces shall be improved with enhanced paving and landscaping materials and other elements. c. Storefronts facing any public street shall consist of a minimum of 50% window/door transparency on ground floor. d. Buildings shall be between two to four stories, additional stories may be authorized by conditional use permit. Single -story buildings may be approved through site plan review by the Planning Commission and City Council where multiple stories are impractical for the specific use. In such cases, the building architecture should incorporate a fagade that mimics multiple stories through additional window openings or similar features. e. Buildings shall have a maximum width of 60 feet, or shall be articulated by setback, materials or window treatments roofline variation, or other design methods to reflect the appearance of separate buildings, in approximately 30 to 60-foot increments. f. Ground floor commercial buildings which front on public streets or open space shall not be entirely comprised of office uses, but shall include other retail, hospitality or entertainment uses. g. Sidewalks and/or pathway connections shall be provided for all development projects. 2. Walnut/Cedar. a. Features such as upper balconies, dormers, courtyards, porches and dooryards shall be incorporated for residential uses. b. Buildings shall be between two to four stories; additional stories may be authorized by conditional use permit. Single -story buildings may be approved through site plan review by the Planning Commission and the City Council where multiple stories are impractical for the specific use. In such cases, the building architecture should incorporate a fagade that mimics multiple stories through additional window openings or similar features. c. Buildings shall be oriented toward Walnut and Cedar Street and toward front corners where applicable. 3. Pine Street. a. Buildings shall be between two to four stories; additional stories may be authorized by conditional use permit. Single -story buildings may be approved through site plan review by the Planning Commission and the City Council where multiple stories are impractical for the specific use. In such cases, the building architecture should incorporate a fagade that mimics multiple stories through additional window openings or similar features. b. Buildings shall be oriented to Pine Street with secondary entrances located on side or interior facades. Corner properties shall have dual orientation. 4. Riverfront. a. Features such as upper balconies, dormers, courtyards, porches and dooryards shall be incorporated for residential uses. b. Buildings shall be between two to four stories; additional stories may be authorized by conditional use permit. Single -story buildings may be approved through site plan review by the Planning Commission and the City Council where multiple stories are impractical for the specific use. In such cases, the building architecture should incorporate a fagade that mimics multiple stories through additional window openings or similar features. c. Buildings shall be oriented toward river and public right of way corners where applicable. (b) Use type standards. 1. Residential. a. Single/two-family: Where permitted, the requirements of the R-2 District will apply. b. Townhouse. (i) Permitted where the subject property has no direct frontage on Broadway or Walnut/Cedar. (ii) Must preserve open space to coordinate with public spaces. (iii) Building heights up to 25 feet or two stories above grade. (iv) Setbacks — 15 feet from abutting single-family, minimum of eight feet from public street. Interior side setbacks may be zero. (v) Variable roofline and front building walls. (vi) Classic row -house; living space to front; no garage -front design. (vii) All parking in attached garages. (viii) Parking ratio of two spaces per du, off-street. c. Multi four-12 du. (i) Only allowed where the subject property has no frontage on Broadway, Walnut/Cedar. Conditionally permitted where the property has direct frontage on Broadway or Walnut/Cedar. (ii) Must preserve open space to coordinate with public spaces. (iii) Building heights up to 35 feet or three stories above grade; additional stories authorized through conditional use permit (iv) Setbacks — 15 feet from abutting single-family, minimum of eight feet from public street. Interior side setbacks may be zero. (v) Variable roofline and front building walls. (vi) Garage entrances may not face a public street. (vii) Garages which face a single-family residential zoning district must screen the garage entrance from the eye -level view of the abutting property. (viii) All parking in attached garages within building footprint (no surface parking). (ix) Parking ratio of 1.7 spaces per du, off-street, or a minimum of no less than one space per bedroom, off- street, whichever is greater. As part of site plan review, the Planning Commission may impose a different (higher or lower) standard where the nature of the use supports such standard. (x) Residential units on upper, non -ground floors of buildings in the Riverfront Character Area are permitted as a part of mixed -use buildings by conditional use permit. d. Multi 13+ du. (i) Only allowed where the subject property has no frontage on Broadway, Walnut/Cedar. Conditionally permitted where the property has direct frontage on Broadway or Walnut/Cedar. (ii) Must preserve open space to coordinate with public spaces. (iii) Building heights up to 50 feet or four stories above grade; additional stories authorized through conditional use permit. (iv) Setbacks — shall be — 15 feet from abutting single- family, minimum of eight feet from public street. Interior side setbacks may be zero. (v) Variable roofline and front building walls. (vi) Garage entrances may not face a public street. (vii) Garages which face a single-family residential zoning district must screen the garage entrance from the eye -level view of the abutting property. (viii) All required parking shall be located in attached garages within building footprint (no surface parking). (ix) Parking ratio of 1.1 spaces per dwelling unit bedroom including adjacent on -street parking, or a minimum of no less than one space per bedroom, off-street, whichever is greater. As part of site plan review, the Planning Commission may impose a different (higher or lower) standard where the nature of the use supports such standard. (x) Multiple -family housing limited to seniors may reduce parking supply to half spaces per dwelling unit, off- street. As part of site plan review, the Planning Commission may impose a different (higher or lower) standard where the nature of the type of senior living use supports such standard. (xi) Residential units on upper, non -ground floors of buildings in the Riverfront and Broadway Character Area are permitted as a part of mixed -use buildings. e. Ground floor residential units. When allowed, subject to: (i) Common areas, lobbies, etc. (if any) should be oriented toward street. (ii) Street levels should include additional window and doorway glass exposure toward streets. 2. Commercial and mixed -use, generally. a. Uses adjacent to single-family residential zoned properties which include dining/drinking service spaces shall have one outdoor areas facing public open space use areas. b. Building heights of up to 50 feet or four stories shall be permitted. c. Buildings heights exceeding 50 feet or four stories may be allowed by conditional use permit. d. Residential units in mixed -use commercial buildings shall include balcony spaces. e. Building setbacks shall be 15 feet from abutting single-family homes, minimum eight feet from public streets. Interior side setbacks may be zero. (c) Landscaping. 1. Site improvements in the CCD shall include landscaping consistent with the requirements of §153.060 — Landscaping and Screening. 2. Pedestrian, plaza/patio, and bicycle spaces on the property shall integrate alternative pavement materials, designs, or features consistent with the surrounding streetscape. (d) Parking. 1. Off-street parking areas shall be developed and constructed according to the requirements of §153.067. Parking supply shall be as identified in this chapter, or where not specified herein, as in § 153.067 — Off -Street Parking. 2. A commercial use which propose to vary from the requirements of this section by deferring its required off-street supply and contributing to the public parking fund shall be accompanied by a parking study, subject to review and approval by Community Development staff, which illustrates an adequate amount of available unused public parking within 400 feet of the establishment's primary entrance. "Adequate amount" shall be established by the city on a case -by -case basis in review of the applicant's individualized parking study, but shall include the following elements, as a minimum: (1) an examination of the public parking supply commonly available for use by the proposed business during its peak usage hours; (2) the likely demand placed on said supply by the proposed business based on contemporary resources for parking utilization; and (3) an estimate of competing demand on said supply. 3. An existing business, as of the date of this chapter, which has a parking supply which is substandard according to § 153.067 - Off -Street Parking, shall be considered a legal nonconformity. The business may expand or change to another business that increases the parking supply deficiency only by participating in the parking fund, according to the requirements of this Section and § 153.067(E)(4)(c) for such deficiency. 4. Parking shall not be located on a parcel between the front building line of the principal building and the public street, except where expressly provided for by the City Council after recommendation from the Planning Commission. (e) Other performance standards. 1. All other performance standards as identified in §§153.060 through 153.072 shall apply, unless otherwise addressed in this section. 2. Maximum residential density: 25.0 dwelling units per gross acre. 3. Maximum building height: 60 feet. a. Buildings may exceed 50 feet in height by conditional use permit, with enhanced site improvements, architecture, and building materials. 4. Lot coverage, buildings. a. Minimum building lot coverage: 20%. b. Maximum building lot coverage: 90%. 5. Accessory structures. a. For commercial uses, trash handling equipment shall be located within buildings wherever practical. If located in a structure attached to, or detached from, the principal building, such structure shall screen the trash handling equipment from the view of all neighboring property and public rights -of -way, and shall be constructed of materials which comprise the principal building. Gates and/or doors shall be constructed of permanent opaque materials, matching the principal building in color, and shall be kept closed at all times other than when being used for access. Roofs for such structures are encouraged, but not required when the screening wall of the enclosure is at least eight feet in height. b. For mixed -use and multi -family residential uses, trash handling equipment shall be located within the principal building. c. Any other accessory structures allowed in the CCD (seeTable 5-4 — Accessory Uses by District) shall meet all requirements of the CCD district applicable to principal buildings. (Ord. 799, passed 2-27-2023) § 153.090 USE TABLE. (A) Explanation of use table structure. (1) Organization of Table 5-1. Table 5-1 organizes all principal uses by use classifications and use types. (a) Use classifications. The use classifications are: agricultural uses; residential uses; civic and institutional uses; commercial uses; and industrial uses. The use classifications provide a systematic basis for assigning present and future land uses into broad general classifications (e.g., residential and commercial uses). The use classifications then organize land uses and activities into specific "use types" based on common functional, product, or physical characteristics, such as the type and amount of activity, the type of customers or residents, how goods or services are sold or delivered and site conditions. (b) Use types. The specific use types identify the specific uses that are considered to fall within characteristics identified in the use classifications. For example; detached dwellings, parks and recreational areas, and schools are "use types" in the Single-family Residence District. (2) Symbols used in Table 5-1 (a) Permitted Uses = P. A "P" indicates that a use is permitted by right, subject to compliance with all other applicable provisions of this chapter. Uses may be subject to special regulations as referenced in the "additional requirements" column. (b) Conditionally Permitted Uses = C. A "C" indicates that a use is permitted provided the city can establish conditions necessary to ensure the use is compatible to the proposed location and surrounding properties. Inability of the city to establish conditions to adequately control anticipated impacts is justification for denial of a conditionally permitted use. Conditional uses may also be subject to special regulations as referenced in the "additional requirements" column. (c) Interim Permitted Uses = I. An "I" indicates that a use maybe permitted for a brief period of time provided certain conditions are met, and a specific event or date can be established for discontinuance of the use. Inability of the city to establish conditions to adequately control anticipated impacts is justification for denial of an interim permitted use. Interim permitted uses may also be subject to special regulations as referenced in the "additional requirements" column. (d) Prohibited Uses = Shaded cells.A shaded cell indicates that the listed use is prohibited in the respective base zoning district. (e) Uses not provided for within zoning districts. In any zoning district, whenever a proposed use is neither specifically allowed nor denied, the use will be considered prohibited in which case an amendment to the ordinance text would be required to clarify if, where and how a proposed use could be established. TABLE 5-1: USES BY DISTRICT Base Zoning Districts Use Types "P" = Permitted Additional Requirements "C., _ Conditionally General warehousing Heavy manufacturing Industrial services Industrial self - storage facilities Land reclamation Light manufacturing Machinery/tru ck repair and sales Recycling and salvage center Truck or freight terminal Waste disposal and incineration Wrecker and towing services iiiei�ieiie� C C P P § 153.091(F) (6) C § 153.091(F) (7) C P None C C § 153.091(F) See (8) C C C § 153.091(F) Ordinance No. (9) P P P § 153.091(F) (10) C § 153.091(F) (11) C § 153.091(F) (14) C § 153.091(F) (15) C § 153.091(F) (16) P § 153.091(F) (17) TABLE 5-1A: CENTRAL COMMUNITY DISTRICT (CCD) USES SUB -AREA Riverfront (A) Broadway (B) walnut & pine (D) General Notes Cedar (C) CCD Retail, Office, Entertainment Retail, supported large Housing, and open supported by by space supported Use Types space, entertainment, housing retail by limited supported byusers, housing 2nd and retail and retail services and retail services service TABLE 5-1A: CENTRAL COMMUNITY DISTRICT (CCD) USES SUB -AREA Riverfront (A) Broadway (B) walnut & pine (D) General Notes Cedar (C) CCD Retail, Office, Entertainment Retail, supported large Housing, and open supported by by space supported Use Types space, entertainment, housing retail by limited supported byusers, housing 2nd and retail and retail services and retail services service Additional use requirements applicable per § 153.091 Uses: Residential Uses Single- family P. CUP *Upper floors only Multi 3 du or under P* CUP* P *Upper floors only *Townhous es on Townhouse CUP CUP* CUP P Broadway east of Pine only Multi 4-12 du CUP CUP CUP CUP Multi 13+ du CUP CUP CUP CUP CUP *Allowed on ground floor for Ground floor CUP* P P townhouses on Broadway east of Pine Commercial Brew Pub <10,000 sq. ft. P P P P Brew Pub >10,000 sq. ft. CUP P CUP P Commercial Day Care CUP CUP P Commercial Lodging P CUP CUP P Uses: Commercial Entertainme nt/Recreation, <10,000 sq. Indoor Commercial (including CUP* CUP* CUP* CUP ft. only theaters) Entertainme nt/Recreation Outdoor Commercial Subject to § Event centers CUP CUP CUP CUP CUP 153.091(F) (14 ) Funeral services CUP Personal services P P P P CUP Places of public assembly CUP CUP CUP CUP CUP Production brewery/ taproom P P P P Micro- distillery/ cocktail room P P P P Professional office - services CUP* P P P P Upper floors and retail preferred CUP* - not P/CUP* on P/CUP* Upper floors Commercial office allowed on ground on ground P preferred ground floor floor floor Financial P P P P Drive thru by CUP Restaurants, bars <10,000 P P P P CUP sq. ft. Restaurants, bars > 10,000 CUP P CUP P CUP sq. ft. Retail Sales <10,000 sq. ft. P P P P P Retail Sales >10,000 sq. ft. CUP CUP CUP P CUP Retail with service CUP P P P P Specialty Eating Establishments <10,000 sq. P P P P CUP ft. Vehicle fuel sales CUP Veterinary facilities < 10,000 CUP CUP CUP CUP No outdoor sq. ft. uses Industrial Uses Industrial PUD PUD Only PUD Only Civic and Institutional Uses Clinics/ medical services CUP CUP P P Public buildings or uses (incl. public parks) P CUP P CUP CUP Schools Pre- K-12 CUP CUP CUP TABLE 54B THE POINTES AT CEDAR DISTRICT (PCD) See § 153.048 (Ord. 762, passed 8-23-2021; Ord. 780, passed 7-25-2022; Ord. 791, passed 11-14-2022; Ord. 797, passed 2-13-2023; Ord. 799, passed 2-27-2023; Ord. 804, passed 8-14-2023) REDEVELOPMENT PROPOSAL Statement of Qualifications "BLOCK 34FF ti 6 C r KRAUS-ANDERSONo September 30, 2024 • September 30, 2024 Angela Schumann Community Development Director City of Monticello 505 Walnut Street Monticello, MN 554362 via email: angels.schumann@ci.monticello.mn.us Dear Ms. Schumann, We are excited to present this proposal to the City of Monticello to transform Block 34 into a vibrant new development that will help shift the heart of downtown towards Broadway St and Walnut St. We believe that Kraus -Anderson's project experience, project team, financial stability, and vision for the site are a great fit to meet the needs of the City of Monticello. Kraus - Anderson's 127-year history is founded on iconic projects and urban buildings, including a full city block redevelopment project which includes Kraus -Anderson's own corporate office building. Partnerships are ingrained in the way we work and communicate. We are excited to be your partner. As a project team, we live, work, and play here in Minnesota, and we couldn't be more thrilled to make Block 34 special in your City. Kraus -Anderson Development Company will be the single point of contact for coordinating and managing the Block 34 site with city leaders. As our own general contractor, we will also combine the proper flexibility and common goals to deliver a project that will meet and exceed all stakeholder expectations. Our proposal includes information on our team, Kraus -Anderson Development Company's abilities, several programming concepts, and proposals for the site's development. If you have any questions or need more information, please contact me. Sincerely, KRAUS-ANDERSON@ DEVELOPMENT COMPANY l Stefan Michno, MBA Director of Development C:612-400-5111 I stefan.michno@krausanderson.com Office 612-332-7281 1 www.krausanderson.com I Fax 612-332-8739 BUILDING ENDURING RELATIONSHIPS AND STRONG COMMUNITIES TABLE OF CONTENTS COMPANY INFORMATION 04 KEY PROJECT MEMBERS 05 PROJECT EXPERIENCE O 7 VISION &NARRATIVE 11 CONCEPTUAL DESIGN 1 3 MARKET JUSTIFICATION 15 FINANCIAL CAPABILITY 16 PROJECT TIMELINE 17 COMPANY INFORMATION KRAUS-ANDERSON is a Twin Cities -based developer with significant experience working with communities on catalytic projects. Kraus -Anderson Family of Companies is an integrated real estate, construction, and risk management enterprise that strengthens the communities we serve. Kraus - Anderson (KA) has been in business for 127 years. Headquartered in Minneapolis, our team members are trusted advisors, inspired, accountable, grounded in Midwestern ingenuity, and take ownership of our clients' goals and expectations. We are relationship -driven, value integrity, and client service excellence; 80% of our customers are repeat clients. With 45 years of development experience, KA Development is a comprehensive real estate services provider with expertise in site selection, master planning, land and building acquisition, financing, facilitation of municipal processes and entitlements, portfolio and property management, and leasing. KA focuses on real estate development opportunities to expand our portfolio. Over the past five years, KA has developed and built 1,130 market -rate and mixed -income apartment units for our portfolio with the intent to own and operate these buildings long-term. We currently own and operate a portfolio of over 90 properties, with over 5 million square feet of retail, office, multifamily residential, and industrial/flex properties, mainly in the Twin Cities. Headquartered in Minneapolis with offices in Rochester, Duluth, Bemidji, MN, Bismarck, ND, Madison, Milwaukee, WI, and Phoenix, AZ, KA can leverage the depth of resources and talent of 600 personnel company -wide. This includes senior management, project managers, business development, superintendents, project coordinators, preconstruction, cost -estimating, technical support professionals, accountants, and administrative support staff. Monticello I KA Statement of Qualifications 1 4 KEY PROJECT MEMBERS STEFAN MICHNO Director of Development Primary Contact 612-400-5111 stefan.michno@krausanderson.com Stefan Michno will be your primary point of contact for this development project. Stefan joined Kraus -Anderson (KA) in 2015 and has extensive experience across multiple industries. With a professional background in civil engineering and construction management, Stefan Michno profoundly understands the complexities of how design and construction impact real estate development. He has worked on numerous high -profile project types, from market -rate residential buildings, luxury hotels, professional sports facilities, corporate offices, and retail buildouts. Stefan Michno holds a Bachelor of Science Degree in Civil Engineering from the University of Minnesota Twin Cities and a Master of Business Administration (MBA) from the University of Minnesota Carlson School of Management, with a focus on Finance and Management. BOB CUNNINGHAM Senior Vice President of Development 612-963-9401 bob.cunningham@krausanderson.com Bob leads and oversees the development, redevelopment, and real estate investment management functions and strategy at Kraus -Anderson. His leadership, experience, and expertise in commercial real estate development and investment management spans over 40 years, including executive positions at Melrose Company, TOLD Development Company, Opus Corporation, and Partnership at Inland Development Company. Bob holds a B.A. in Economics from the University of Wisonsin-Madison and a Master of Business Administration (MBA) from Drake University. Monticello I KA Statement of Qualifications 1 5 KEY PROJECT MEMBERS JOHN DREHER Development Manager 612-477-2363 john.dreher@krausanderson.com John Dreher joined KA Development in June 2022 as an Investment Analyst. In his role as Development Manager, he is engaged in the entire development process, from identifying opportunities, financial analysis, design, entitlement, and financing, to construction and stabilization for sale. John assists in developing investment strategies and project concepts for KA. Prior to KA, John spent almost two years at Johnson Financial Group as a Commercial Real Estate Portfolio Manager. His core responsibilities included managing a portfolio of commercial real estate loans concentrated in the Twin Cities and Greater Minnesota markets, analyzing new loan opportunities, and assisting in the closing process from start to finish. John holds a B.S. in Agricultural and Food Business Management from the University of Minnesota - Twin Cities and an M.S. in Real Estate from the University of Wisconsin - Madison. NATE ENGER Design Phase Manager 612-335-2755 nate.enger@krausanderson.com KA's team of technical experts is readily available to offer comprehensive support across various areas, including market trends, cost estimating, value management, Building Information Modeling (BIM), MEP coordination, constructability, quality management, and safety. Nate Leads these teams of technical experts to deliver timely project support. With over twenty years of experience in architectural leadership and design collaboration, Nate Utilizes his roles as Design Phase Manager during the pre - construction phase of the either the Design/Build or CMr project, to educate team members and stakeholders in the design process and assist in innovations outside traditional project delivery. Nare works proactively with Owners, developers, and architects to provide comprehensive project evaluation and alignment while ensuring other project services are engages at the right time to deliver effective and efficient design. Monticello I KA Statement of Qualifications 1 6 PROJECT EXPERIENCE 0 • • • Project Details MODA on Raymond is a new 251,619 SF, six -story wood -frame mixed -use apartment redeveloped on 1.175 acres with 2,315 SFcommercial tenant space on thefirstfloor. The 220 boutique -style market -rate luxury rental housing units are located just one block from the Green Line Station in the St. Anthony Park neighborhood. Rental offerings include studio, one -bedroom, and two -bedroom apartments ranging from 500-1,100squarefeet,withsome larger units. Amenities include underground parking, a fitness center, an outdoor courtyard with a spa pool, a wellness studio, a resident lounge, fully automated building access systems, a micro mart, a rooftop patio, a sky lounge with barand game area, a community co -working and incubatorspace, a community Maker's Studio forartand creativity projects, and a paw spa, paw pantry, and private bark park. Location: St. Paul, MN Size: 6-story, 251,619 SF Monticello I KA Statement of Qualifications 1 7 PROJECT EXPERIENCE 0 • • • 7�t--.:Sul .r•- o - - *maw Project Details #ate l't • y PVA - Z.__ rp .. Y The Kraus -Anderson Block Development is anchored by KA's new 102,886 SF, five -story headquarters. In 2015, the companyannounced plans toconsolidate its Twin Cities operations under one roof in a new, build -to -suit facility. The new headquarters houses approximately 300 employees, doubling the size of the former downtown staff, with room forfutureexpansion.ThenewbuiIdingcreatesahighlycollaborativeenvironmentwithleading -edge technology. Amenities include a fitness center, educational training center, rooftop deck, cafeteria, formal and informal meeting areas, and two levels of underground parking. A 17-story, 306-unit market -rate apartment building, the HQ Apartments have been constructed facing Portland Avenue. The apartment building will help tofulfillavision by Minneapolis developers and civic and business organizations bring more foot traffic and vitality to the Elliot Park downtown area. The KA Block also includes a seven -story 148-room hotel,"The Elliott." The boutique hotel has a restaurant and bar byawell-known local restaurateur. AdjacenttoThe Elliott Hotel isathree-story building housing the Mosaic EventCenter,9,500 SFofevent area complimented with a permanent full bar, large prep kitchen with two distinct working zones to allow for multiple caterers to use the space for the same event, two alcoves with furniture vignettes, a large coat room, two suites complete with countersfor hairand makeup, lounge furniture, space to relax and prepare for your event, and an expansive terrace overlooking the beautiful Minneapolis skyline Location: Minneapolis, MN Size: One city block. KA HQ 102,886 SF 5-story building. Elliot Park Hotel, 8-story, 165-unit boutique hotel. Mozaic Event Center, 4-story43,500SF event center. HQ Apartments,17-story293,300SF multi -family apartment building. Cost and Financing: KA HQ, $20,816,684. Elliot Park Hotel, $29,051,106. Mosaic Event Center, $9,333,194. HQ Apartments, $52,807,828 Monticello I KA Statement of Qualifications 1 8 PROJECT EXPERIENCE 0 • • • Supplemental Project Details The Kraus -Anderson Office Headquarters building, composed of 102,886 square feet of Class A office space, is located on the KA BLOCK development site. KA owns and operates office building properties across the Midwest. We seek to deliver spaces tailored to our clients' needs to help them create a vibrant office culture. Monticello I KA Statement of Qualifications 1 10 VISION & NARRATIVE With the amount of traffic that passes in front of the Block 34 site, the nearby park, river amenities and the envisioned heart of downtown being just a block away from this site, Kraus -Anderson believes that this site as a great opportunity for development that activates the street fronts of Pine St and E Broadway St. The Block 34 site shall incorporate an ecosystem of spaces that people not only want to work at but also want to spend time there and enjoy retail and shared green space. The activation on the street level for the full build -out of the development will include retail, such as restaurants with outdoor patio space and shops for both the local community and commuters traveling through Monticello to stop and enjoy. We envision at least two possible development scenarios for this site on top of the street front activation. One would be for market -rate multifamily housing to be located above the retail spaces. The other would be for office buildings to be located above these retail spaces. We plan to work with the City and the Community to make sure that what we propose to develop meets the community's needs. All these options would be low-rise developments that would fit nicely with the City's nearby historic architecture. This development will help the city's vision to generate a downtown feel that is away from Interstate 94 and towards Walnut Street. To achieve this vision, we plan to develop this block in phases. Figure 1 below outlines the Phases of the site, over an arial of the current site condition: Phase 1 We understand that the city has identified an interested user who requests 10,000sf of Class A office space and at least 40 dedicated parking spaces on this site. This would be the first phase of our development project, and we would use this new anchor building to attract other tenants and build future phases around this office. Both existing buildings would be cleared for this phase of development. Additional information on programming is provided in the following Conceptual Design section. E ;t- Figure 1: Phasing Plan Monticello I KA Statement of Qualifications 1 11 VISION & NARRATIVE Phase 2 Two municipal wells on site will be protected while they remain in service during our first development phase. No new structures or sanitary pipes can be located within 50' of those wells if they remain operational. We understand that the City plans to relocate water service to new municipal wells. Once the wells on Block 34 can be abandoned and filled, we feel this will be the best time for new development to occur surrounding Phase 1. With the wells no longer being an obstacle redevelopment area on site, we ideally would build out the rest of the site in one final phase. We would also be most interested in purchasing the apartment building, at fair market value, that currently isn't owned by the City at the corner parcel of E Broadway St and Cedar St, removing this structure, and activating the street front with new development at this corner as well. We are proposing two feasible options that we feel meet the needs of the City as well as current market demand: Phase 2 - Option 1 The remainder of the site could accommodate retail spaces, activating the street fronts that line the corner of Pine St and along E Broadway St with office spaces above. These buildings would be designed to complement the phase 1 office building so that the site has a seamless flow of programming and aesthetics throughout. Kraus -Anderson would work closely with the City and also community stakeholders to gather commitments from perspective tenants that would like to have their businesses be a part of such a great development in a great location. We will work to get an adequate amount of commitments from future tenants prior to when we close on this second phase. Additional information on programming is provided in the following Conceptual Design section. Phase 2 - Option 2 The remainder of the site could accommodate retail spaces, activating the street fronts that line the corner of Pine St and along E Broadway St with multifamily residential above. Multifamily rents are strong in this area of Monticello, and we also feel that retail is as well. A mixed -use site with residential would greatly compliment the activated intersection of Pine St and E Broadway St. We understand that other completed development on Block 52 is having success with leasing, both for retail and multifamily tenants. Additional information is provided in the following Conceptual Design section. Monticello I KA Statement of Qualifications 1 12 CONCEPTUAL DESIGN Below are two unique initial designs that fit the vision for the exciting opportunities that Block 34 presents for the City of Monticello. Design Option 1 In Figures 2 and 3 below, at the corner of 3rd and Pine Street, for phase 1, there would be a new 10,000 sf (min) Class A office building for a single tenant. Southwest of that would be over 40 stalls of surface parking for that user. We envision the office building to be designed for the ability of the user to expand their building vertically if they want more space in the future as their business grows. There would be either a dedicated rooftop or street level amenity space for the office user employees to gather outdoors for lunches, meetings, and and events. Phase 2 shown in Figure 2 and 3 (aka Phase 2, Option 1) would include retail spaces that line the corner of Pine St and along E Broadway St with an office above. Right now, we're showing a restaurant at the corner of Pine St and Broadway that could also have an outdoor patio component. Office floorplates are typically deeper than required for retail, so, therefore, the office could expand over structured parking behind it. Here we could either have tuck -under parking or structured parking. In each scenario, structured parking for office and retail may also need to go below grade to meet code requirements for off-street parking counts. S s. r Figure 2: Office Over Retail (North Facing View) I if �0A4111111; This option would include greenspace that bisects through the site. This would allow for a public pedestrian pathway through the site, and a connection from Cedar St to Pine Street. Depending on parking needs, we could potentially reduce parking shown in this concept to include more green space. This green space could be activated with benches, shade, and other amenities for office users, retail employees, and the public to enjoy the outdoors. Figure 3: Office Over Retail (North Facing View) Monticello I KA Statement of Qualifications 1 13 CONCEPTUAL DESIGN Design Option 2 In Figures 4 and 5 below, at the corner of 3rd and Pine Street, for phase 1, the same concept could apply to the new 10,000 sf Class A office building for a single tenant. Here, for phase 2 shown in Figure 3 (aka Phase 2, Option 2), along Pine St and E Boardway St, we show a multifamily housing component overtop structured parking and an amenity deck on the parking's rooftop. This new proposed multifamily site compliments the intersection of Pine St and E Broadway St with the recent new multifamily development directly North of this site across the intersection. This option also would include a similar greenspace that bisects through the site. We're also showing a potential 3rd phase, a building in red, which could either be a future office, neighborhood restaurant, or a retail destination location such as a boutique fitness center. This area could also be designated for additional greenspace if that becomes the highest and best use of this area. Figure 4: Residential Over Retail (North Facing View) Figure 5: Residential Over Retail (South Facing View) Monticello I KA Statement of Qualifications 1 14 MARKET JUSTIFICATION The market justification for the redevelopment of this site is based on the following: 1. The vehicle traffic from Pine St and E Broadway St will be attractive to retail users. The Walgreens across the street also serves as a catalyst for new retail development across Broadway. We feel that we, along with our commercial broker partners, can market this site successfully for lease commitments to be made ahead of construction. 2. An office building user has identified this site as an attractive location for their new class A office space. We understand that this user would like to own their property when the project is completed. 3. We understand that the existing structures on the property would make this a blighted site, and therefore would qualify under the rules of the redevelopment TIF district. To make this site economically feasible, we will need to establish a Tax -Increment Financing (TIF) District over all phases of this site. 4. Rents in this area for new Multifamily product are trending positively. Our analysts have pulled rent comp information from recent developments such as Block 52, Savannah Vista, and the Dylan (St Michael), which all were built in the last year, and are successful with rental rates, and lease up volume as well. 5. Rents in this area for new office product are trending positively as well. We understand that Block 52 has had success leasing office space in their building, just across the intersection from Block 34. 6. Timing of phase 2, and the removals of the municipal wells on site, will allow for our development team to start marketing the site to potential future retail and office users. The amount of support for office will determine whether or not we develop office over retail or multifamily over retail. Having multiple options by the time we're ready to develop phase 2 gives the development a higher success rate. Monticello I KA Statement of Qualifications 1 15 FINANCIAL CAPABILITY With a management portfolio of over 90 commercial properties comprising approximately 5 million square feet of retail, commercial office, multifamily residential, senior housing, medical office, and industrial/flex properties, Kraus -Anderson has an impeccable financial track record of financing development projects and delivering projects to the finish line. KA's portfolio currently has, and consistently maintains, an occupancy level of more than 90%. Kraus -Anderson Development was formally structured to provide strategic growth to KA's portfolio of assets. This structure also leverages our development expertise for construction clients and third -party real estate holders. As part of our financing capabilities, Kraus -Anderson has strong relationships with Capital Market partners, including Goldman Sachs, Elion Partners, CB Richard Ellis, and private investors. Kraus -Anderson is financially strong, with a more than $900 million bonding capacity. As part of the Kraus -Anderson family of companies, Kraus -Anderson Development is backed by the resources of one of the nation's largest, most trusted construction companies, one with a century -long tradition of service excellence. We operate under total transparency. We are a 100% open -book developer and contractor and can pass project savings to our clients. Because of KA's financial stability, our customers benefit from our stellar credit rating, which affords our construction group special buying power during our procurement process. Full company financials can be supplied on request. To make this site economically feasible, we will need to establish a Tax -Increment Financing (TIF) development District over all phases of this site. Other sources of funding will come from the following: Phase 1: Equity from the office user and traditional debt sources procured by the office user Phase 2: Equity from Kraus -Anderson and investment partners and traditional debt sources Monticello I KA Statement of Qualifications 1 16 PROJECT TIMELINE The project timeline below is based on the two phases outlined above. It assumes that the project will be awarded by early November 2024 and that the initial planning meetings between stakeholders will start then. Since an office user has already been identified for phase 1, this phase would happen first. As Phase 1 is being developed, Kraus -Anderson would concurrently work on phase 2, starting with planning meetings with the City. Once we've agreed upon a concept plan and the master plan works seamlessly with phase 1 included, a purchase agreement can be completed for phase 2, and we can start marketing the property to potential future users. To maximize the potential for developable area, we would plan to start phase 2 construction after the existing municipal wells on site have been abandoned and are no longer active. 2024 -2028 Q3 PHASE 1 - CLASS A OFFICE v Planning Meetings with City & Office User Purchase Agreement Contract with Office User Due Diligence Period Design Construction PHASE 2 - MIXED -USE r,_.cri ==r, .,rr.The City & Community Purchase Agreement Due Diligence Period Design Construction 2025 2026 20: Q4 01 02 Q3 04 Ql Q2 Q3 Q4 Q1 Planni g , ' Meeti gs , ', [rchase reement l Ontract UUU Due Diligence Period Design ', Construction Planning ', Meeti s reemenY Due Diligence & Marketing Period Design Construction OPhase 2 - Land Closing Phase 2 - Certificate of OPhase 1 - Land Closing Phase 1 - Certificate of Occupancy Occupancy Figure 6: Development Timeline for Block 34 Monticello I KA Statement of Qualifications 1 17 streetfront w September 30, 2024 Jim Thares Economic Development Director City of Monticello Dear Jim: Thank you for the opportunity to propose a redevelopment at a prominent corner in the downtown area of Monticello. We are excited by the city's vision to create a downtown area with a Main Street feel including vibrant businesses, a walkable neighborhood, and new housing opportunities. Streetfront Development is a boutique real estate developer and consultancy focused on creating walkable locations. Our independent projects include a multi -phase historic renovation of main street buildings in Litchfield, Minnesota; 24 apartments in Saint Paul; and 15 upscale condominiums in the Linden Hills neighborhood of Minneapolis. We are also proud of our consulting work for some of the largest affordable housing developers in our market, bringing hundreds of affordable new construction homes to reality over the last several years. Our proposal for downtown Monticello includes: • A 10,000 square foot, one-story office building on the northwest corner of the site, built -to -suit the business mentioned in the RFP that is interested in the location • A 5,400 square foot, two-story mixed use "main street" building along Broadway • A three-story, 24-unit apartment building on the southwest corner of the site • Four two-story townhouse buildings with 20 total units • A pocket park outdoor area for green space • 63 off-street parking spots to serve the site and its variety of uses We look forward to further discussions as you evaluate options to best bring redevelopment activity to your downtown. Thank you for your consideration. Charles Burdick, President Streetfront Development streetfront Proposal for Downtown Monticello Redevelopment September 30, 2024 Qualifications and Experience Charles Burdick, Principal of Streetfront Development, grew up in the north suburbs of the Twin Cities. He started his real estate career 20 years ago working for developers in Washington, DC and Raleigh, North Carolina. He worked for Sherman Associates, one of the largest developers in the Minneapolis market, gaining experience in affordable housing, townhouses, and condos. In 2019, he launched Streetfront Development to create more walkable neighborhoods with housing options from affordable to luxury. His project experience includes historic main street commercial buildings, Low Income Housing Tax Credits, Historic Tax Credits, market -rate apartments, and upscale condominiums. Mr. Burdick came to this work with a passion for sustainability and is a LEED Accredited Professional. Please see the attached Streetfront Firm Profile for additional information. Proposed Use Our proposal for downtown Monticello includes: • A 10,000 square foot, one-story office building on the northwest corner of the site, built -to -suit the business mentioned in the RFP that is interested in the location • A 5,400 square foot, two-story mixed use "main street" building along Broadway • A three-story, 24-unit apartment building on the southwest corner of the site • Four two-story townhouse buildings with 20 total units • A pocket park outdoor area for green space • 63 off-street parking spots to serve the site and its variety of uses Monticello response to RFP, 2024-09-30 3-story apartments (24 units) 1-story office (10,000 sq ft) V J, 5700 sq ft mixed -use • 1st floor: commercial • 2"d floor: apartments 63 off-street parking spaces !Wj Pocket park with well building 2-story townhomes (20 units) Market Justification At this conceptual phase, we made the following assumptions: • Office building to be funded by the interested user mentioned in the RFP. Building would be build -to -suit based on their requirements and budget. • Rent assumptions using the 2024 Minnesota Housing rent limits for Wright County: RENTS 1BR 2BR 3BR TOTAL 60%AMI $1398 /mo $1677 / mo 80% AM I $2584 / mo UNIT MIX 60% AMI 22 6 28 80% AMI 20 20 TOTAL 22 6 20 48 These rents for the 1 BR and 2BR units are slightly less than those advertised by the new Block 52 apartment building. By providing all of the units at less than 80% area median income (AMI) and more than half of the units at 60% AMI, we strive to provide affordability to the new construction rental units. • Commercial triple -net rent of $25 per square foot, annually • Construction costs from discussions with estimator at prominent local general contractor • Financing through Greater Minnesota Housing Fund (GMHF) • Gap funds of $100,000 per unit (MN Housing, TIF, EDA, or other) Financial Capacity Streetfront Development specializes in these size projects. It has a network of individual equity investors that syndicate together project by project to provide equity financing. At $22 million total development cost for this proposed project, it is the same size as the pending $22 million project Streetfront has arranged financing for start of construction in early 2025. The project viability hinges on arriving at agreeable terms with the office user, since they are the anchor of the site. Monticello response to RFP, 2024-09-30 3 To provide affordability in the residential units, we would seek financial participation from the city and/or the EDA. We would seek to supplement the city's participation with County, MetCouncil, and/or Minnesota Housing resources. The total gap sources identified in the suggested sources and uses above total $100,000 per residential unit. Sources and Uses: SOURCES Office Build -to -Suit $3,500,000 16% Additional Equity 1,174,570 5% Debt 12,474,570 57% Gap Sources 4,800,000 22% TOTAL $21,949,140 100% USES Office Apartments Mixed Use Townhouses TOTAL Construction $2,650,000 $6,000,000 $1,400,000 $6,500,000 $16,550,000 Soft Costs 185,500 420,000 98,000 455,000 1,158,500 Developer Fee 159,870 400,000 92,500 430,000 1,082,370 Financing 239,630 545,600 127,240 590,800 1,503,270 Contingency 265,000 600,000 140,000 650,000 1,655,000 TOTAL $3,500,000 $7,965,600 $1,857,740 $8,625,800 $21,949,140 Proposed Timeline We propose construction all in one phase to limit mobilization and physical site constraints during construction. We estimate an 18-month construction timeline. 2025: Build -to -Suit agreement with office user Architectural design Entitlements Financing 2026: Construction (start Q2) 2027: Completion, occupancy (second half) Monticello response to RFP, 2024-09-30 4 0 0 streetf ront Charles Burdick launched Streetfront Development in 2019 to create more walkable neighborhoods with housing options from affordable to luxury. Prior to that he worked in real estate development, wind energy development, and energy rates and regulations. His project experience includes historic main street commercial buildings, low income housing, market -rate apartments, and luxury condominiums. Mr. Burdick came to this work with a passion for sustainability and is a LEED Accredited Professional. 2005, MBA, University of North Carolina at Chapel Hill, Real Estate and Sustainable Enterprise 1999 BA, Macalester College, Mathematics and Music streetfront Capabilities: • Apartment, condominium, townhouse, affordable housing, retail, and office • Financing structures including local incentives, Tax Increment Financing (TIF), Historic Tax Credits (HTC), and Low Income Housing Tax Credits (LIHTC) • Site acquisition, contract negotiations, due diligence • LEED Accredited Selected projects: 1. Fridley Station Village - Ursa - Fridley, MN (with Sherman Associates) 73 units low income housing tax credit apartments, completed in 2022. 2. Beam Townhomes - Minneapolis, MN (with Sherman Associates) 20 townhomes. Low income housing tax credits. New construction, completed in 2022. 3. Montgomery Place - Saint Paul, MN 24 apartments. New construction, completed in 2023. 4. The Odyssey - Washington, DC (with Monument Realty) Marketing plan and equity reporting for 274 units condominiums. New Construction, 2005. 5. Beam Apartments - Minneapolis, MN (with Sherman Associates) 72 apartments. Low income housing tax credits. New construction, completed in 2022. 6. Litchfield Historic Portfolio - Litchfield, MN 15,000 square foot, four -building historic mixed use renovation. Apartments above office and retail. State and Federal Historic Tax Credits, 2025 completion. 7. The Fletcher - Minneapolis, MN 15 for -sale condominiums. $22m total development cost. 8. Washington Yards - Minneapolis, MN (with Sherman Associates) Downtown city block redevelopment concept with 2 residential towers and 1 office/mixed use tower. F 1p� -IV