Loading...
City Council Agenda Packet 06-24-2024 Joint1. Agenda Documents Documents: SPECIAL MEETING AGENDA - 6-24-24.PDF HOUSING WORKSHOP OUTLINE.PDF HOUSING WORKSHOP EXHIBITS.PDF JOINT WORKSHOP AGENDA MONTICELLO CITY COUNCIL, PLANNING COMMISSION, ECONOMIC DEVELOPMENT AUTHORITY Monday, June 24, 2024 4:30 p.m. Monticello Community Center Call to Order 2. 2024 Housing Workshop 3. Adjournment 2024 HOUSING WORKSHOP JOINT CITY COUNCIL, PLANNING COMMISSION, EDA MONDAY, JUNE 24, 2024 1 4:30 PM I MCC BRIDGE ROOM Review Prior to Meeting: 1. Monticello 2040 Vision + Plan, Excerpts 2. 2023 Housing Needs & Market Demand Report 3. 2024 Official Zoning Map, 2040 Land Use Map Works,,uN uucii: Confirm, clarify and consider community housing goals, policies and strategies based on identified priorities of the City. Icebreaker: If you didn't live where you live today, what neighborhood would you live in within Monticello and why? 1. Review key takeaway(s) from 2023 Housing Report update and the 2040 Plan • What does the term "life -cycle housing" mean to you? "Workforce housing"? • What did you identify as the most needed housing type based on the Housing Report? • What concern(s) do you have about our existing housing supply? 2. Determine housing priorities based on 2040 Plan and Housing Report • What type of housing should we focus on as a community? Consider the needs discussed in the 2023 Housing Report, and the 2040 Plan's statements for life -cycle housing and workforce housing. • What is most important to you in creating quality neighborhoods? • What questions do you have about how we currently encourage housing? • How active do you want the City to be in the housing market? 3. Locations/Areas of Interest for housing priority types • In reviewing the current zoning map and the City's long range land use map, what areas seem to be best suited to meet housing goals you've identified? 4. Next Steps 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. tng,6, r 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 r 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. 0 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 K6.-_1 Retail and Commercial Q New School r Conservation Neighborhoods A Trails and Open Space Otter Creek Industrial Park 1� - l I Technology, Renewable Energy, Manufacturing & Distribution Warehousing, WIN ' wi l Mle Potential School Site ; with Multi -Family 10-18 Unit/Acre I il' 111 j - I Commercial/Residential Mix (Neo LTraditional) Development Residential (South) 8-10 Units/Acre Downtown Mixed Use 10-18 Unit/Acre �opQo Regional Oriented �Q r Commercial a / Service Commercial L'Cand Light Industrial Infill A EXHIBIT 3.1 MONTICELLO 2040 VISION + PLAN 49 GROWTH STRATEGY MAP E= City of Monticello Boundary ......... Monticello Orderly Annexation Area (MOAA) 0 Parcels C Streets +H+ Railroad Water Bodies 0 Development Reserve (DR) Open Space and Resource Conservation (OSRC) City Parks and Recreation (PR) 0 Estate Residential (ER) Low -Density Residential (LDR) 0 Traditional Residential (TR) EXHIBIT 3.3 0 Mixed Neighborhood (MN) 0 Mixed -Density Residential (MDR) 0 Manufactured Home (MH) 0 Downtown Mixed -Use (DMU) Community Commercial (CC) Regional Commercial (RC) Commercial and Residential Flex (CRF) Employment Campus (EC) 0 Light Industrial Park (LIP) General Industrial (GI) 0 Public and Institutional (P) 0 Xcel Monticello Nuclear Generating Plant (MNGP) MONTICELLO 2040 VISION + PLAN 55 DEVELOPMENT RESERVE A Development Reserve land use designation applies to a significant portion of the Monticello Orderly Annexation Area (MOAA). The Development Reserve includes 3,100 acres on the Future Land Use Map. The purpose of this designation is to serve as a growth reserve that maintains lands for agricultural, rural residential or other similar permitted uses until such time those lands are developed for other uses. Future uses could include residential, commercial or industrial development. As described previously, the Development Reserve is a long-term tertiary growth objective for the City. Future development and change of use would require a Comprehensive Plan amendment. RESIDENTIAL DESIGNATIONS Monticello has approximately 3,484 acres of land currently used for residential purposes. The majority of this land, 3,127 acres or roughly 90%, is developed with single-family homes. The remaining 357 acres accommodates a limited variety of attached single- and multi -family housing types, including townhomes, duplexes, multi -story apartment buildings, and manufactured homes. There are approximately 4,496 acres of land designated for residential use on the Future Land Use Map, including 3,374 acres for single-family homes and 1,122 acres for a variety of mixed and multi -family style housing types. This acreage is projected to accommodate the existing uses and future anticipated housing needs in the City over the next twenty years consistent with the Primary Growth Strategy. This acreage does not include the 49 acres of Downtown Mixed - Use and 174 acres of Commercial/Residential Flex (both described in the following section on commercial land use) which also have potential to contain future residential development. The Future Land Use Plan establishes six different residential designations to achieve a variety of housing and neighborhood character that differ between housing type, scale and form, and density. Three designations allow and encourage a range of new single-family, multi -family and mixed housing types and densities. The purpose of the residential designations is to characterize and preserve neighborhoods, promote a range of housing types and housing stock diversity, continue to provide areas for single-family homes, and encourage the infill development of small -lot single-family homes, townhomes, condominiums, senior housing and mixed or alternative styles of multi -family development. TABLE 3.2: FUTURE LAND USE RESIDENTIAL ACREAGES Land Use Categories Estate Residential Acreage 1,102 Low -Density Residential 2,198 Traditional Residential 74 Mixed Neighborhood 635 Mixed -Density Residential 348 Manufactured Home 135 Low-Densitv There is ample available land that could be developed for low -density, single- family residential uses and create new neighborhoods. Two land uses, Estate Residential and Low -Density Residential, will guide new single-family residential neighborhoods in the City. By 2040, the Comprehensive Plan envisions low density single-family uses and conservation style development in these areas of the City and contiguous to the MOAA. Generally, an average density of 4 housing units per acre characterizes single-family neighborhoods but these areas could likely be developed between 3-6 units per acre depending on utility infrastructure, sensitive natural resources, conservation style development, developer preferences and project specifics. Other types of single-family housing styles, including small -lot development and attached single-family homes is encouraged in this and other residential land use designations. Eastwood Knoll Residential Property, Source: City of Monticello 56 LAND USE, GROWTH AND ORDERLY ANNEXATION The Missing Middle Housing consists of multi- unit housing types such as duplexes, fourplexes, bungalow courts, and mansion apartments no bigger than a large house, These housing types are often integrated into blocks with primarily single-family homes, provide diverse housing choices and generate enough density to support transit and locally -serving commercial amenities. Although many of these are a common feature in pre-war building stocks, these housing types have become much less common. M1991NG MIDDLE NDU9ING Source: Opticos Design, Inc. Traditional Residential and Mixed Neighborhood Two new designations have been applied to both older and newer areas of the City in effort to capture correlating neighborhood types and compatibility with existing uses while allowing opportunities for development, improvement and growth. The existing neighborhoods surrounding and emanating from the downtown are designated as Mixed Neighborhood to recognize this area's potential for additional density and mixed housing types with neighborhood scaled commercial uses and services. Commercial uses are considered minor and are only intended for small, neighborhood serving uses. They should only be located on minor arterials or higher street classification. There may be other locations appropriate for these designations. A smaller Traditional Neighborhood designation has been applied to portions of the riverfront and properties along River Street and Broadway Avenue where the street network and land parcels similar to older, traditional neighborhoods with residential -scaled streets, sidewalks, large street trees and mature housing stock. Mixed -Density Residential A Mixed -Density Residential designation encourages a wide range of housing types, densities and residential development between 8-25 dwelling units per acre. This designation applies primarily along the 7th Street corridor, south along State Highway 25, and other pockets of the City where higher densities and mixed housing types is encouraged, such as near the Downtown. The broad density range promotes a wide variety of housing types including small lot single-family, apartments, condominiums, and townhomes. This designation may be allowed in proximity to other medium to high density residential areas, however the nature and concentration of existing residential uses shall be carefully considered to avoid an over concentration of these uses. For example, there may be some locations more appropriate for small -lot single family development, and others where a four-story multi -family building is the best choice. This will be determined by the parcel size, surrounding land uses, and the existing form and scale of the neighborhood. In locations where the Mixed -Density Residential designation is applied adjacent to the low -density residential uses, new residential development should be of similar mass, scale and architectural character to existing neighborhoods. Manufactured Home Two manufactured home neighborhoods exist in Monticello. These include the West Side Park and River Terrace along River Street and Kjellberg's Manufactured Home Park along State Highway 25 in the southern part of the City. The intent of the designation is to recognize and maintain these neighborhoods as locations for manufactured housing types. MONTICELLO 2040 VISION + PLAN 57 LAND USE, GROWTH AND ORDERLY ANNEXATION GOALS Listed below are the land use goals which were informed by the Community Vision. For the complete set of policies and strategies for the goals refer to the Implementation Chapter. GOAL 1: GROWTH AND CHANGE A City that prioritizes growth inward by concentrating development activities within the existing city boundaries and grows or develops into the Orderly Annexation Area only when development is proposed or planned contiguous to city boundaries, sensitive open space lands are protected and thoughtfully incorporated into the development pattern, and the land is serviced by appropriate utility and transportation systems. I& GOAL 2: COMPLETE NEIGHBORHOODS A City that prioritizes growth inward by concentrating development activities within the existing city boundaries and grows or develops into the Orderly Annexation Area only when development is proposed or planned contiguous to city boundaries, sensitive open space lands are protected and thoughtfully incorporated into the development pattern, and the land is serviced by appropriate utility and transportation systems. GOAL 3: SUCCESSFUL COMMERCIAL CORRIDORS AND CENTERS 171k 14 or Successful, vibrant commercial centers and corridors that can adapt over time and provide a place for shopping, services, civic activities, entertainment, and arts and culture. GOAL 4: REVITALIZED MIXED -USE DOWNTOWN A revitalized mixed -use downtown that embraces the River and serves as the heart of the community and focus of civic activity that is lively throughout the day and night consisting of a variety of dining, shopping, recreation, celebrating, gathering and living opportunities. GOAL 5: ACTIVE EMPLOYMENT CENTERS Monticello as a strong and growing regional employment center including a variety of economic sectors established as the preferred location for manufacturing, technology, research, and development, and home to a diverse mix of businesses and industries. An open space "frame" around and woven through Monticello, complemented by the Mississippi River, Bertram Chain of Lakes Regional Park, other local and regional parks, trails and recreation areas which together protect the City's natural resources, lakes, wetlands and woodlands, and provide opportunities for recreation, enhance visual beauty, and shape the City's character. MONTICELLO 2040 VISION + PLAN 95 The flow of employees to jobs outside of the City, or into the City while living in a different area occurs for several reasons. Attracting employees can be the result of livable wage positions that may not be available in the areas that they live. It can also be a result of the employee being attached to their existing community because of the school system, family, or other personal reasons. Another issue that can affect the attraction of employees to a community is the availability of housing to meet their needs. As families move through their career paths and family status, their housing needs change and will rely on communities to provide that lifecycle housing. WORKFORCE HOUSING As a city actively developing, Monticello is taking a careful yet proactive approach to planning land use and density to ensure adequate amounts of land are guided to provide opportunities for a full range of "life cycle" housing options. The City is especially looking for opportunities to develop a range of life-cyle and "step- up" housing options as a way to attract new industrial development and jobs that offers higher paying wages. Existing Housing Value Assessment The measure of affordability of a housing unit compares housing cost to gross household income. The general standard is that housing is affordable if housing expenses equal 30% or less of a person's gross household income. Tables 6.5 and 6.6 demonstrates the value of the City of Monticello's housing stock in comparison to the entirety of Wright County. Notably, 46% of the City of Monticello's housing stock is valued between $150,000 - $250,000 compared to 29% of Wright County housing stock of the same value (refer to Table 6.5 and 6.6). This aligns with the data that suggests housing prices are increasing in Monticello compared to the County. It is important that a range of affordable housing stock in the community is maintained while also providing housing products in the higher values as well. Affordable Workforce Housing The City completed (2020) a comprehensive housing study that assesses the housing needs for the community. It is imperative that any successful economic development policies and strategies allow for the development of life -cycle housing to allow for the continued growth of the community. The policies and strategies from the housing study have been incorporated into this plan. A generally accepted standard is that in order to develop new affordable housing, the development needs to be a minimum of eight units per acre. Based on the City's future land use plan 986 acres would allow for residential development at eight units or more per acre. While the City has created a land use plan that permits areas at greater density, barriers to development of affordable housing still exist. Some of these barriers are beyond the City's control including, but not limited to: • Steady increases in land prices and State and County tax structures • Increase in construction costs. When combined with land prices, it becomes more difficult to provide affordable units through new construction. • Property constraints from wetlands, woodlands, soils, poor access or others. • Availability of regional public transit options within the City. The goals, policies, and strategies section includes specific efforts to pursue as it relates to offering a range of affordable housing options. ECONOMIC DEVELOPMENT ISSUES AND OPPORTUNITIES In the next 20 years the City will face a variety of issues as well as opportunities related to economic development. Many of these issues are larger in scale and will require regional and state partners to address them, especially as related to transportation and infrastructure. Tax Base Diversification One of the primary issues facing the City will be sourcing new tax revenue and normalizing the City's financial system. The City's tax base relies heavily on the Xcel MNGP which is a finite revenue stream and will eventually be gone. Communities with diverse tax bases are resilient to shifts and fluctuations in the economy more so than communities that have a single large taxpayer or a majority of businesses in a single industry or sector. When the generating station is excluded from the equation, the City's largest single taxpayer makes up only 2.3% of the total tax capacity. This allows the city to have significant stability as it replaces the Xcel MNGP taxes. However, this diversity requires the community to look to multiple projects to help fill the pending gap but also allows for the development of industry clusters to provide both tax base and employment opportunities. 126 ECONOMIC DEVELOPMENT Workforce Development The success of workforce development requires that the City develop a plan for development and training of the required work force. Creating and maintaining strong relationships with businesses is critical to identify needs and assist with the coordination between the training institutions to teach the required skills. This will also help identify potential funding sources further strengthening those relationships. The attraction of new livable wage employment opportunities is important to allow for the continued success of the local economy as well as attraction of new businesses and employment opportunities. The retention of existing businesses and employees in the community will maintain a workforce and help attract the needed workers to fill these positions. Workforce Housinq The City has a limited number of step-up type housing and senior housing units. The community does have a significant number of "entry" level housing which limits the community's ability to retain residents that seek housing units with a greater level of amenities. These residents, while working in Monticello, live in the surrounding communities resulting in the City losing the opportunity to benefit from the retail spending and additional tax base of higher value homes. In addition to the shortage of move up housing, the City also has a limited number of senior housing opportunities. This limited supply results in older residents staying in their homes and those homes not being available for new residents. If the older residents move to another community for housing, Monticello loses their retail activity which is generally higher than younger residents further reducing growth and economic stability. The city also has a limited number of multi -family units to allow for the workforce required for the jobs that are being created through the expansion and attraction of businesses. As people are changing or beginning their careers, finding affordable housing is a pressing need and can be a primary factor in their success or failure. Regardless of the success of creating employment opportunities, if workers cannot live in the community and become part of the socio-economic fabric of the community, then the success will be short lived. Transportation Improvements Monticello will continue to plan for the completion of its comprehensive roadway and pathway system. Transportation costs are a major factor for businesses evaluating new locations. A well -maintained transportation network connected to the larger regional network will be critical for attracting new business and diversifying to warehousing and distribution sectors. The continued planning and development of the transportation system improvements including a potential interchange with major transportation arteries will also allow for the continued growth of Monticello. The City will also need to commit resources to the continued maintenance of the existing infrastructure to support the local economy. Bridge Traffic Presently, State Highway 25 is the only river crossing in the City and greater region. A new bridge crossing would help alleviate traffic congestion on Highway 25 and also provide options for emergency access. However, Highway 25 results in motorists traveling through the City's downtown that serve as possible customers for local businesses. Transportation improvements could alleviate some congestion and also improve east/west walkability through downtown Monticello. A new bridge in the region is a long term improvement and requires considerable investment and additional study, but would also will reduce the amount of traffic flowing through downtown, especially on the weekends. Monticello needs to continue to be an active member in the Central Mississippi River Regional Planning group as they work towards siting and eventually development of a new river crossing to maximize the benefit to the City. COVID-19 Pandemic Response The City proactively responded to the business community to support business operations during the global COVID-19 pandemic. The City approved temporary loan forbearance requests and an emergency grant program to assist those businesses with outstanding loans that have been negatively affected by the pandemic. This loan forbearance helped to ensure employers continue to retain employees. The long-term effects of the pandemic will not be known until after adoption of this plan. MONTICELLO 2040 VISION + PLAN 127 ECONOMIC DEVELOPMENT GOALS Listed below are the economic development goals which were informed by the Community Vision. For the complete set of policies and strategies for the goals refer to the Implementation Chapter. GOAL 1: BUSINESS ATTRACTION AND RETENTION A successful business attraction and retention program that attracts new businesses and retains existing businesses. GOAL 2: TAX BASE EXPANSION A stable and expanding tax base that diversifies the cty's economy and creates a sustainable employment to offset the eventual closure of the Xcel Monticello Nuclear Generating Plant. %UGOALC.3: DOWNTOWN VITALITY A vibrant and thriving Downtown that contributes to the City's economic development and housing objectives. GOAL 4: REDEVELOPMENT AND REINVESTMENT Redevelo ment of vacant and underutilized parcels consistent with meeting the City's economic development, land use and community design objectives. GOAL 5: LIFE -CYCLE HOUSING Monticello will be a community with a wide variety of housing options that includes workforce, starter, step up, and senior housing to allow for new and existing residents to remain and age in the community. GOAL 6: WORKFORCE DEVELOPMENT A workforce development and training program that provides the skills and knowledge needed for a wide range of jobs and opportunities. GOAL 7: PROMOTION AND PARTNERSHIPS IV Collaborative Partnerships and the Promotion of Monticello Economic Development Projects, Programs and Activities. GOAL 8: OPPORTUNITY FOCUS AREAS Reinvestment, redevelopment and overall improvement of the opportunity focus areas within the City. MONTICELLO 2040 VISION + PLAN 131 IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION Policy 2.1: Neighborhood Diversity & Life -Cycle Housing Sustain a diverse array of neighborhood character and housing types throughout Monticello. These will range from estate residential to established traditional neighborhoods, to new planned subdivisions and conservation development, and neighborhoods oriented around a center or activity generator. The unique design elements that define each neighborhood should be protected and enhanced in the future including its housing stock, parks and public infrastructure. SHORT- I LONG- ONGOING THEME TERM TERM Strategy2.1.1-Adopt zoning regulations that allow for a wider diversity of housing O JJJ types, identify character defining features and encourage a center of focus for each neighborhood. Strategy2.1.2 - Encourage opportunities for residents to stay in Monticello, with additional options for estate residential, senior living, and other life -cycle options. Strategy2.1.3 - Amend zoning regulations as necessary to allow for small -lot single family homes, neo-traditional housing styles, cottage homes, accessory dwelling units (ADUs), and mansion style condos. Strategy2.1.4 - Encourage housing options which incorporate Universal Design to promote equity in housing choice. Strategy2.1.5 - Consider allowing Accessory Dwelling Units (ADUs). Monticello's neighborhoods help define the city's form and sense ofplace. The city's neighborhoods will continue to evolve in the years ahead. In areas where the basic development pattern is already established continued reinvestment in the housing stock and infrastructure is encouraged with an emphasis on sustainable design in terms of private property improvement and investment, as well as capital improvements. In the outlying areas of the city where the development pattern is still evolving, new neighborhoods will be safe, healthy, attractive with a diverse population and housing stock. The planning objective for all Monticello residential areas is to make each neighborhood "complete" — with a variety of housing choices, proximity to neighborhood- scaled commercial services, community services, and neighborhood parks that serve as an identifiable center and gathering place for its neighbors and future residents. MONTICELLO 2040 VISION + PLAN 199 IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION Policy 2.2: Neighborhood Centers Enhance or create identifiable "centers" in each neighborhood which serve as local gathering places. Neighborhood centers may take a variety of forms as public uses such as parks, community centers, or schools; neighborhood shopping districts; or any other public space where residents can congregate. Policy 2.3. Neighborhood Reinvestment Encourage continued reinvestment in Monticello's neighborhoods by private property owners and through capital improvements. While the basic land use pattern in many neighborhoods is already set and will be maintained, their continued improvement and evolution should be viewed an important part of the City's sustainability initiatives. SHORT- I LONG- ONGOING THEME TERM TERM Strategy 2.2.1 - Encourage and support location of public facilities including schools and parks close to neighborhoods to make them easily accessible by walking or bicycling. Strategy2.2.2 - Ensure all neighborhoods have access to healthy food, including community gardens and farmers markets, through a food security assessment. Small scale food stores and neighborhood markets should be a permitted use in the Mixed Neighborhood designation. Strategy2.2.3- Design sidewalks and pathways that enable safe crossings of major roadways in getting to and from nearby points of designation. Strategy2.3.1- Establish incentives and allowances to facilitate design improvements to buildings and properties in the Traditional Neighborhood designation and older areas of the City. Strategy2.3.2- Create gateways and incorporate other urban design elements in residential or mixed neighborhoods with new signage and streetscape features such as branded street signs and streetscape amenities. («(«(«(«(« IMPLEMENTATION IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION Policy 2.4: Connectivity Improve the ability to travel through neighborhoods and between neighborhoods on foot, bicycle, or automobile. Street layouts should facilitate pedestrian travel and connect neighborhoods with nearby services to the greatest extent feasible. Policy 2.5. Safe and Secure Neighborhoods Maintain infrastructure and improvements that promote safety and make residential neighborhoods safe and inviting places. Policy 2.6. Residential Compatibility Ensure residential neighborhoods and uses are adequately buffered from adjacent uses with conflicting operational characteristics such as noise, odors, vibrations, lighting or truck traffic. Strategy2.4.1- Invest in improvements which make Monticello's neighborhood streets safer and more convenient for walking and bicycling. The pedestrian and bicycle networks in Monticello's neighborhoods should reflect universal design principles that make the City more accessible for seniors and others with mobility limitations. Cul-de-sacs and dead -ends should be avoided if they require circuitous routes for pedestrians. Strategy2.4.2 - Consider use of natural, non -motorized open space corridors, such as utility easements and waterways, as another method to connect the City. Strategy2.5.1- Implement measures to slow down or "calm" traffic on local streets by using design techniques and measures to improve traffic safety, provide eyes on the street, and enhance the quality of life in Monticello's neighborhoods. Strategy2.5.2 - Maintain communication and partnership with Wright County Sheriff's Office. Strategy2.5.3 - Consider access to school facilities through the Safe Routes to School planning principles when designing new neighborhoods. Strategy2.6.1- Review plans for new development in consideration of adjacent residential uses and require measures that reduce any potential impact to residential neighborhoods such as lighting, outdoor speakers, or sports courts. Continue use of proper buffering such as fences, barriers, landscaping, and separation. SHORT- I LONG- ONGOING THEME TERM TERM )» O MONTICELLO 2040 VISION + PLAN 201 IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION Policy 2.7. Locations for Higher Density Housing Generally, locate new higher density housing and mixed - use development in proximity to Downtown where there is good access to parks and open space, proximity to local -serving commercial uses, and proximity to the transportation network. Consider impacts to over concentration of multi -family uses in specific locations. Conversely, the City should discourage the use of vacant sites with these attributes for new low employee intensity or low value land uses. Policy 2.8: Equitable Planning SHORT- I LONG- ONGOING THEME TERM TERM Strategy2.7.1-Amend the Zoning Map to be consistent with the Future Land Use Map and identify areas where mixed -density residential uses are appropriate. Ensure that no single neighborhood or population group is disproportionately impacted by flooding or environmental burdens, city services, incompatible uses, neighborhood constraints or potential hazards. Policy2.9 - Neighborhood Design Strategy2.9.1- Integrate open space, parks, Support the development of street trees, landscaping, and natural features into Monticello's neighborhoods to enhance neighborhoods with a strong set of their visual quality, create inviting and safe amenities which enhance quality spaces, and improve access to nature of life, retain residents and support and recreation. continued investment. Strategy2.9.2 - Create and maintain a Neighborhood Conservation Overlay zoning district to identify areas that should be developed in a manner consistent with conservation style development. («(«(«(«(« IMPLEMENTATION CHAPTER 7: /N17Y CHARACTER, IGN AND THE ARTS 165 ESSENTIAL ELEMENTS IN SUCCESSFUL COMMUNITY DESIGN As Monticello grows into the future, both new development and redevelopment efforts should be cohesive and compatible within existing districts and neighborhoods, and their design and construction must also meet changing demands of the economy and the environment. Public spaces, whether streets, plazas, spaces between buildings, and parks, must also serve and meet several needs — above all, to accommodate public gatherings, and provide avenues and facilitate social interaction and cultural expressions. There are essential elements to ensuring successful community design and character: Block Size - Block size influences the walkability of commercial areas and neighborhoods. In older, traditional environments, such as a downtown district, block sizes tend to be more pedestrian -scaled and walkable whereas in neighborhoods and areas developed in the last 50 years, the focus shifts from pedestrian access to convenient vehicular travel. Street Frontage - Street frontage refers to how a building or development orients to the street. In a downtown district, buildings typically adjoin the sidewalk; in residential neighborhoods, there may be a consistent setback from the street to provide for front lawns and green space. In newly developing commercial areas, portions of the frontage may accommodate parking. The street frontage is a critical urban design attribute that governs the relationship between a private development and the public sidewalk and streetscape. Streetscape Realm - Defined as public right-of-way in a neighborhood or shopping district, including its roadway, sidewalk, landscaping, tree canopy, and street furnishings. These elements comprise a street's design qualities. Effective streetscapes build visual interest, enrich local character, improve pedestrian safety, unify districts and subareas, and provide spaces for social interaction. Building Form - Along with street frontages, the overall shape, scale, massing and lot placement of buildings and structures play critical roles in shaping the built environment, in particular focusing on areas where compatible design can make for effective transitions between neighborhoods, and from residential areas to commercial and employment centers. • Architecture - In contrast to building form, architecture focuses on the features, materials, ornamentation, and fenestration of a particular building and how it relates to the overall character and feeling of an adjacent neighborhood or district. • Public Spaces - Beyond streetscapes, public spaces consist of plazas and squares, parks, and open spaces that serve as gathering spots and meeting places designed to foster public involvement and social interaction. • Gateways - Gateways are key entry points into a community and between neighborhoods and downtowns, transition areas and other destinations. Landmark buildings, plazas and public spaces, parks, landscape features and public art can serve as effective gateway elements. Transition Areas - Transition areas — places between different development types and land uses — play an important role in creating unified, visually distinctive districts and neighborhoods. In places of different land use intensities, buffers and other landscape and urban design treatments can help to connect places and strengthen Monticello's aesthetic and visual qualities. Vistas and View Corridors - Vistas and view corridors offer vantage points to view a community's open spaces and natural features while providing a level of charm to both residents and visitors traveling through the community. New developments should take advantage of viewsheds and vistas where possible. Signage and Wayfinding - Signage can contribute to community character if it is well -designed with appropriate sizes, heights, colors, and illumination and scaled to both pedestrian and vehicle -oriented environments. Wayfinding is both public and private signage intended to direct people and visitors to important places such as downtown, trails, municipal facilities, parks, shopping areas, hospitals, and other places of interest. Public Art and Placemaking - Public art elevates the quality of urban environments and often serves as integral elements in the architecture, landscape setting and design of sites and areas. Public art also provides many social, cultural, and economic benefits and fosters opportunities for local artists, residents, and other stakeholders to participate in its creative processes. Placemaking is a community -based process that shapes the design and function of public spaces, often incorporating public art and other urban design treatments and approaches meant to enliven and animate such spaces for community use and enjoyment. 170 (« I« («(«(« COMMUNITY CHARACTER, DESIGN AND THE ARTS CONSERVATION SUBDIVISION DESIGN The community visioning process established strong resident and stakeholder support for conservation design approaches in new neighborhood development. The 2008 Comprehensive Plan already mentions neighborhood conservation design as a key design approach in preserving natural features and open space while promoting quality housing products that meet local housing needs. This plan seeks to continue support for conservation design, suggesting additional goals and policies for incorporation of conservation design in planning efforts. Although, there is no formal mechanism within Monticello's subdivision regulations that expressly permit and guide the creation of conservation subdivision design, the strategies contained herein direct the City to undertake such programs to facilitate the conservation subdivision process. Conservation subdivision design is an approach to platting and laying out residential subdivisions that reserves a significant percentage of buildable land to open space and conservation. Two important goals of conservation subdivision design are the development of an interconnected network of conservation lands while promoting more clustered housing arrangements. The percentage of protected land varies according to project density, rising from 30 to 35 percent at density levels of three or more dwellings per acre, to 75 to 80 percent at four or more acres/dwelling. This approach is distinct from earlier clustering and planned unit development in terms of both the higher open space ratios and in the conscious design to create community -wide networks of open space. To note, conservation subdivisions are generally "density -neutral," meaning that the overall number of dwellings constructed is similar to those in conventional developments. The Comprehensive Plan recommends adopting a separate conservation subdivision code and zoning overlay district to regulate the process. Incentives, such as density bonuses, can be included in return for dedicating some or all of the conservation land for public access or for endowing the permanent maintenance of the open space. In some cases, private land trusts and non-profit conservation organizations may receive donation and title to the conservation land in exchange for the land's long-term maintenance and protection. Prior to the land's development, the conservation subdivision code would require an extensive mapping and inventory of the site's natural resource assets, as well as its vegetative cover, topography, soils, and floodplains. This initial map informs decisions regarding the design of the interconnected open space network. NEIGHBORHOOD PRESERVATION Monticello's traditional neighborhoods north of Interstate 94 represent the community's most walkable places, its most diverse housing stock, and its most character -rich area, contributing to Monticello's sense of place and identity. These neighborhood blocks also represent substantial past investment in streets, sidewalks, parks, and other infrastructure. Maintaining and enhancing these areas and their housing stock can help increase value and strengthen the visual realm, making Monticello's traditional neighborhoods an attractive and desirable place to live. To achieve this, Monticello should explore financing incentives, which facilitate neighborhood reinvestment in traditional homes and neighborhoods, balancing design standards and goals with these incentives. INFILL DEVELOPMENT This Comprehensive Plan's land use strategy prioritizes infill development in Monticello's traditional core and extending areas. Infill development is sustainable and promotes the use of existing infrastructure, concentrating municipal services, and reducing vehicle miles traveled. As the demand for housing and commercial real estate near Monticello's downtown and neighborhood core increases, it is important that infill development is consistent with the character of adjacent neighborhoods. Developing and improving these properties can stimulate investments in adjacent neighborhoods, increase property values and tax revenue, conserve environmental resources, and advance Monticello's sustainability and resiliency goals. However, architectural compatibility and connectivity to adjacent areas are key factors to successful infill development to strengthen the community's design cohesiveness. Stock franchise design, large parking lots, incompatible tear down and replacement design, and a lack of connections are significant threats and obstacles to achieving that consistent design coherence. Source: Monticello Downtown Small Area Plan (2017) MONTICELLO 2040 VISION + PLAN 171