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IEDC Agenda 12-06-2011Land Use | 3-12008 Comprehensive Plan 3Land Use The future vision for Monticello provides the foundation for the Compre- hensive Plan (the vision statement appears in Chapter 1). The Land Use Plan, in turn, provides the framework for how land will be used to help achieve the future vision for Monticello. The Land Use Plan seeks to rein- force desirable land use patterns, identify places where change is needed and guide the form and location of future growth. The Land Use Plan for Monticello was shaped by a variety of factors, including: Community input gathered through public workshops and Task Force f discussions. The existing built and natural environment in Monticello. f The vision for Monticello’s future. f Factors described in the Community Context chapter of the Plan. f Systems plans for transportation, sanitary sewer and water supply. f This represents a departure in form from the 1996 Comprehensive Plan. The 1996 Plan included the land use plan as part of a broader Develop- ment Framework section. The 1996 Plan described Monticello’s land use plan by general district of the community as a means of attending to the unique issues in each district. The 2008 Update of the Comprehensive Plan establishes a separate land use chapter consisting of the following components: A section on f Future Growth describes the implications of future resi- dent growth and the amount of growth anticipated by the Plan. The f Land Use Plan Map (see Figure 3-2) shows the land uses assigned to each parcel of land. Land Use Categories f further explain the Land Use Plan by describing the land uses depicted in the Map. This section includes land use poli- cies describe the objectives that Monticello seeks to achieve through the implementation of the Land Use Plan and the supporting elements of the Comprehensive Plan. Focus Areas f provide a more detailed discussion of characteristics, goals and policies for key areas of the community. Chapter Contents Future Growth ............................3-2 Growth Policies ........................3-2 Land Use Plan Map ....................3-3 Land Use Categories .................3-3 Places to Live .............................3-5 Places to Work .......................3-10 Places to Shop ........................3-13 Downtown ..............................3-13 Mixed Use ...............................3-14 Places to Recreate .................3-15 Places for Community ..........3-15 Urban Reserve .......................3-15 Interchange Planning Area .3-16 Private Infrastructure ...........3-16 Greenway ...............................3-16 Focus Areas ..............................3-16 Northwest Monticello ..........3-16 Downtown Focus Area ........3-19 South Central Focus Area ...3-22 East Focus Area .....................3-23 3-2 | Land Use City of Monticello Future Growth In looking to the future, Monticello must not just con- sider the qualities of the future community, but also the nature of growth. Assumptions about the amount and pace of future growth are important parts of the foundation for the Comprehensive Plan. Growth has several important implications for the Comprehensive Plan: Growth projections are used to plan for the capacity f of municipal utility systems. Growth projections are used to create and manage f finance plans for capital improvements. The school system uses growth projections to f forecast enrollments and to plan for programs and facilities. Market studies use growth projections to analyze f the potential for locating or expanding businesses in Monticello. The characteristics of growth influence the amount f of land needed to support this development. Growth adds trips to the local street system. f Assumptions about growth influence the policies f and actions needed to implement the Compre- hensive Plan. For these reasons, it is essential that the Comprehensive Plan state assumptions of the nature of future growth. A challenge in forecasting future residential develop- ment is that the Comprehensive Plan influences, but does not control, the factors that determine where people live. These factors include: Quality of life. f Access to employment. f Availability of desired housing and neighborhood f options. Affordability. f Competition from other places in the region. f Given these uncertainties, the Comprehensive Plan seeks a balance between optimism and prudence. For many reasons, the Plan should not significantly understate the growth potential of Monticello. The balancing force lies with the implications of assuming more growth than is reasonable. The chart in Figure 3-1 shows the projection of future residential growth assumed in the Comprehensive Plan. The projections assumes that the rate of growth slowly rises over the next five years and continues at a level of 190 units per year from 2012 to 2020. This amount falls below the 229 units/year average for 2001 through 2005. This rate of growth is intended to reflect several factors. Monticello will remain a desirable place to live, attract- ing both builders and residents. Housing market condi- tions will improve from the weaknesses experienced in 2006 and 2007. A combination of market conditions, local policy objectives, and changing demographics may reduce the potential for achieving and sustain- ing higher rates of residential growth. Slower future growth reflects the belief that achieving the objectives of the Comprehensive Plan, in particular seeking more move up housing, will result in less development than in previous years. Growth Policies 1. The City will consistently review recent develop- ment trends and update growth projections to serve as a basis for public and private planning. 2. Over the life of this Comprehensive Plan, growth will occur within the boundaries of the current municipal boundaries and the Orderly Annexation Area. 242 223 208 229 256 30 30 50 70 90 110 130 150150150150150150150167 77 0 50 100 150 200 250 300 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018 2020 Actual Projected Figure 3-1: Growth Trends and Projections Land Use | 3-32008 Comprehensive Plan 3. Future development should be guided to locations that utilize existing infrastructure and locations that facilitate the construction of street and utility systems that meet the objectives of the Compre- hensive Plan. 4. The Comprehensive Plan does not anticipate action by Monticello to annex or extend utility systems to property immediately north of the Mississippi Riv- er. Development in this area will place additional traffic on STH 25 (particularly in the Downtown area) and channel investment away from other parts of the City, especially the Downtown. Land Use Plan Map The Land Use Plan Map (shown in Figure 3-2) shows the desired land use for all property in Monticello and the Orderly Annexation Area The land use plan de- picted in this map builds on the previous community planning in Monticello. The Comprehensive Plan uses the Land Use Plan to define the broad land use patterns in Monticello. The Land Use Plan seeks to: Organize the community in a sustainable man- f ner. Make efficient use of municipal utility systems and f facilitate the orderly and financially feasible expan- sion of these systems. Provide the capacity for the type of growth desired f by the community. The Land Use Plan Map is only one piece of the land use plan for Monticello. The other parts of the Land Use chapter of the Comprehensive Plan work with this map to explain the intent and objectives for future land use. Further, this map lays the foundation for land use controls that are used by the City to implement the Comprehensive Plan. Land Use Categories The Land Use Plan Map uses a set of specific categories to guide land use in Monticello. One element missing from the 1996 Comprehensive Plan was a description of the land use categories shown in the Land Use Plan. The ability to use the Comprehensive Plan as an effec- tive land use management tool requires a definition of each land use. These definitions provide a common understanding of the basic characteristics of each cat- egory used in the Land Use Plan. The 1996 Plan relies on three basic categories of private land use: residential, commercial and industrial. Each of these categories is further divided into subcategories that distinguish between the character, type and inten- sity of development desired in different locations. The 2008 update of the Comprehensive Plan uses a dif- ferent approach to achieve similar land use patterns. The Land Use Plan map depicts series of “places” for private development: Places to Live, Places to Shop, Places to Work, and Downtown. This approach is based on the following rationale: These broad categories more clearly illustrate the f pattern of development and the plan for future growth. Although residential land uses vary by type and f density, they share many public objectives. This approach makes a more enduring compre- f hensive plan. The Plan can guide an area for the appropriate land use without the need to predict future community needs and market forces. The Plan relies on policies, land use regulations, f performance standards and public actions to pro- vide a more detailed guide for land use and devel- opment. This approach conveys more flexibility and control to the City Council and the Planning Commission. Role of Zoning Regulations Zoning regulations play a critical role in implementing land use plans in Monticello. State Law gives zoning regulations priority over the Comprehensive Plan. If land uses are different, zoning regulations control the use of land. Zoning regulations are particularly important in the application of the land use categories in the Monticello Comprehensive Plan. The “places to” land use categories set forth a broad and flexible land use pattern for Monticello. Zoning regulations (and other land use controls) will be used to determine the appropriate location for each form of development and other regulations on the use of land, consistent with policies of the Comprehensive Plan. 3-4 | Land Use City of Monticello Figure 3-2: Land Use Plan Map 10 10 2 5 14 11 43 50 68 5 81 94 25 75 18 117 39 106 37 1 3 1 0 0.5 1 0.25 Miles March 13, 2008 Data Source: MnDNR, Sherburne County, Wright County, and WSB & Associates. Land Use Plan Leg end Places to Live Places to Shop Places to Work Places to Recreate Places for Community Downtown Mixed Use Interchange Planning Area Urban Reserve Infrastructure Rivers and Streams Public Water s Inventory Wetl ands (National & Public Waters Inventories) Potenti al Greenway Potenti al Interchange Future Bridge Existing Arterial or Collector Road Proposed Arterial or Collector Road Powerline Monticello City Boundary Orderly Annexation Area 10 10 2 5 14 11 43 50 68 5 81 94 25 75 18 117 39 106 37 1 3 1 0 0.5 1 0.25 Miles March 13, 2008 Data Source: MnDNR, Sherburne County, Wright County, and WSB & Associates. Land Use Plan Leg end Places to Live Places to Shop Places to Work Places to Recreate Places for Community Downtown Mixed Use Interchange Planning Area Urban Reserve Infrastructure Rivers and Streams Public Waters Inventory Wetl ands (National & Public Waters Inventories) Potential Greenway Potential Interchange Future Bridge Existing Arterial or Collector Road Proposed Arterial or Collector Road Powerline Monticello City Boundary Orderly Annexation Area Land Use | 3-52008 Comprehensive Plan The remainder of this section describes the categories used in the Comprehensive Plan in greater detail. Places to Live The Comprehensive Plan seeks to create and sustain quality places for people to live in Monticello (see Figure 3-3). This category designates areas where housing is the primary use of land. The emphasis behind Places to Live is to help ensure that Monticello offers a full range of housing choices, while preserving and enhancing the quality of neighborhoods. Although a single land use category, Places to Live does not suggest housing is a homogenous commodity or that any type of housing is desirable or allowed in any location. When someone says “house” the most common image is a single family detached dwelling. This housing style is characterized by several features. There is a one-to- one relationship between house and parcel of land - the housing unit is located on a single parcel. The house is not physically attached to another housing unit. The housing is designed for occupancy by a single family unit. The typical neighborhood in Monticello is made up exclusively of single family detached homes. The primary variables become the design of the sub- division, the size of the lot and the size and style of the dwelling. Many older neighborhoods in Monticello (north of Interstate 94) were built on a traditional grid street system. Over the past thirty years, development patterns have moved to a new suburban curvilinear Figure 3-3: Land Use Plan - Places to Live 3-6 | Land Use City of Monticello pattern, characterized by curvilinear street layout with the use of cul-de-sacs. A variety of factors, including consumer preference and housing cost, have increased the construction of attached housing in recent years. Duplexes, twin homes quads and townhomes are common examples of this housing style. Although the specific form changes, there are several common characteristics. Each hous- ing unit is designed for occupancy by a single family. The housing units are physically attached to each other in a horizontal orientation. Places to Live will include some neighborhoods de- signed to offer a mixture of housing types and densities. Mixed residential neighborhoods create a pattern of that combines single-family detached housing with a mixture of attached housing types. Using good design and planning, these mixed residential neighborhoods can achieve a higher density without compromising the overall integrity of the low-density residential pat- tern. This integration strengthens neighborhoods by increas- ing housing choice and affordability beyond what is possible by today’s rules and regulations. It also avoids large and separate concentrations of attached housing. It enhances opportunities to organize development in a manner that preserves natural features. A complete housing stock includes higher density residential areas that consist of multi-family housing types such as apartments and condominiums. In the near term, the Comprehensive Plan does not anticipate expanding the existing supply of higher density hous- ing. It is likely that Monticello will need additional higher density housing to: Provide housing suited to the needs of an aging f population. Facilitate redevelopment in the Downtown or in f other appropriate locations of the community. Provide housing needed to attract the work force f required to achieve economic development goals of the City. Higher density residential land uses should be located where the setting can accommodate the taller buildings and additional traffic. Policies – Places to Live The Comprehensive Plan seeks to achieve the following objectives for residential land use in Monticello: Provide a range of housing choices that fit all stages 1. of a person’s life-cycle (see below). Support development in areas that best matches the 2. overall objectives of the Comprehensive Plan. Develop quality neighborhoods that create a sense 3. of connection to the community and inspire sus- tained investment. The Comprehensive Plan seeks to maintain the quality and integrity of existing neighborhoods by encouraging the maintenance of property and reinvestment into the existing housing stock. Changes in housing type should be allowed only to facilitate necessary redevelopment. Create neighborhoods that allow residents to 4. maintain a connection to the natural environment and open spaces. Seek quality over quantity in residential growth. 5. Achieving the objectives for quality housing and neighborhoods may reduce the overall rate of growth. Reserve areas with high amenities for “move up” 6. housing as desired in the vision statement. These amenities may include forested areas, wetland complexes, adjacency to parks and greenways. Some of the City’s policy objectives require further explanation. Life Cycle Housing Housing is not a simple “one size fits all” commodity. Monticello’s housing stock varies by type, age, style and price. The Community Context chapter of the Comprehensive Plan describes the characteristics of the housing stock based on the 2000 Census and recent building permit trends. The concept of life cycle housing recognizes that hous- ing needs change over the course of a person’s life (see Figure 3-4). Young adults may not have the income capacity to own the typical single family home. This Land Use | 3-72008 Comprehensive Plan segment of the population often seeks rental housing. Families move through different sizes, styles and prices of housing as family size and income changes over time. With aging, people may desire smaller homes with less maintenance. Eventually, the elderly transition to hous- ing associated with options for direct care. As noted in the Vision Statement, Monticello’s population will continue to become more diverse. This diversity will be seen in age, race, culture and wealth. These factors will influence the housing needs of Monticello. The Comprehensive Plan recognizes these differences and seeks to create a balanced housing supply that encourages people to move to and stay in Monticello. This balance may not be achieved solely by market forces guided by this Land Use Plan. Actions by the City may be needed to promote the creation of housing in underserved segments of the market. Neighborhood Design A priority for the community is diversification of the housing stock by providing more “move up” housing. In this context, the term “move up” housing refers to larger homes with more amenities in structure and setting. This type of housing may not be exclusively single-family detached or low density. Attached forms of housing with medium or high densities may meet the objectives for move up housing in the appropriate loca- tions. In this way, the objectives for move up housing and life cycle housing are compatible and supportive. While every community wants a high quality housing stock, this issue has particular importance in Mon- ticello. It is a key to retaining population. Without a broader variety of housing options, families may encouraged to leave Monticello to meet their need for a larger home. It is a factor in economic development. One facet of attracting and retaining professional jobs is to provide desirable housing alternatives. It must be recognized that creating move up housing requires more than policies in the Comprehensive Plan. The Comprehensive Plan provides a guide for achiev- ing the desired results. The desired outcomes require private investment. This investment occurs when demand exists or the City can provide an incentive to attract investment. Figure 3-4: Life Cycle of Housing Supply 3-8 | Land Use City of Monticello Part of attracting move up housing comes from cre- ating great neighborhoods – places that will attract and sustain the housing options sought by the City. Neighborhoods are the building block of Places to Live in Monticello. The goal of the Comprehensive Plan is to create and maintain attractive, safe and functional neighborhoods. The following policies help to achieve this objective: 1. Neighborhoods should incorporate the natural characteristics of the setting. Trees, terrain, drainageways, and other natural features provide character to neighborhoods. 2. Housing should be oriented to the local street, minimizing access and noise conflicts with collec- tor streets. 3. The City will use public improvements to enhance the appearance and character of a neighborhood. Some examples of improvements that define an area include streets with curb and gutter, trees in the public boulevard, street lighting systems, and storm water ponding. 4. Sidewalks, trails, and bikeways will connect the neighborhood to other parts of the community. 5. Every neighborhood should have reasonable access to a public park as a place for residents to gather and play. All of these elements work together to create a desirable and sustainable place to live. Balancing the Built and Natural Environments The natural amenities of the growth areas (west and south) in Monticello should serve as a catalyst for residential development. The proposed regional park (YMCA property) offers the dual assets of natural fea- tures and recreational opportunities. Lakes, wetlands and other natural amenities exist throughout the or- derly annexation area. Studies have shown that parks and open space have a positive economic effect on adjacent development. An article published by the National Park and Recreation Association states that “recent analyses suggest that open spaces may have substantial positive impacts on surrounding property values and hence, the property tax base, providing open space advocates with con- vincing arguments in favor of open space designation and preservation.” Balancing the built and natural environments should provide a catalyst to the types of development desired by the City and in the expansion of the property tax base. In attempting to meet residential development objec- tives, the City should not lose sight of long-term public benefit from access to these same natural areas. The original development of Monticello provides an ex- cellent illustration. The majority of the riverfront in Monticello is controlled by private property. Public access to the River comes at points provided by public parks. Figure 3-5: Relationship Between Development and Natural Features - Parkway Figure 3-6: Relationship Between Development and Natural Features - Trail Corridor Land Use | 3-92008 Comprehensive Plan A well known example of balancing public use with private development is the Minneapolis chain of lakes and Minnehaha Creek. Public streets (parkways) and trails separate neighborhoods from the natural features, preserving public use and access. These neighbor- hoods are some of the most desirable in the region, demonstrating that public use and private benefit are not mutually exclusive. The figures below show two options for integrating housing, natural features and public use. Figure 3-5 is the parkway concept. An attractive street forms the edge between the park (or natural area) and the hous- ing. A multi-use trail follows the street while homes face the street and draw on the attractiveness of both the parkway and the natural amenities. The alternative is to use a trail corridor to provide public access to these areas (see Figure 3-6). The trail follows the edge of the natural area. Access to the trail between lots should come at reasonable intervals. There are a variety of real world examples of how Min- nesota cities have used conservation design strategies to promote high quality development and preserve the natural environment. The illustrations in Figure 3-7 shows elements of the Chevalle development in Chaska. Using open space design and rural residential cluster development techniques, HKGi’s concept plan provides for a variety of housing options while preserving a ma- jority of the area as permanent open space, including public and common open spaces. Amenities would include access to protected open spaces (lakeshore, woods, meadows, pastures, wetlands), walking/biking trails, equestrian trails and facilities, common outdoor structures and an environmental learning center. The experience of other cities and developments can guide future planning and decision making in Monticello. Figure 3-7: Example of Conservation Design Development OPEN SPACE DESIGN -Pastures -Equestrian Facility -Wetlands Enhancements -Conservation Easements -Central Park -27 Acre Park South of Lake NORTHEAST NEIGHBORHOOD Total Housing Units:66 Custom, Luxury Twin Homes Lot Width:45’x 90’Twinhome Lot Size:4,050 Sq. Ft. House Sq. Ft.:2,800 to 3,800 Sq. Ft. Price Point Packages:$475,000 to $750,000 NORTHWEST NEIGHBORHOOD Total Housing Units:98 Semi-Custom, Single-Family Homes Lot Width:82’Minimum Lot Size:9,900 to 16,000 Sq. Ft. House Sq. Ft.:2,400 to 4,800 Sq. Ft. Price Point Packages:$450,000 to $650,000 NEIGHBORHOOD FEATURES -Central Park -Northeast Neighborhood Green -South Neighborhood Green -Association Dock and Park 3-10 | Land Use City of Monticello Attractive Places Attractive physical appearance is one of the most common attributes of Places to Live in Monticello. Attractiveness is a combination of design, construc- tion and maintenance. These characteristics apply to buildings and sites. Attractiveness is relevant for both private and public property. Attractiveness reflects individual pride in property as well as an overall sense of community quality. The City may use a variety of regulatory tools to influ- ence the potential for attractive neighborhoods: Building codes and additional regulations to pro- f mote quality construction. Subdivision regulations control the initial configu- f ration of lots. Zoning regulations establish limitations on the size f of lots, placement of the house on a lot, relationship of structure size to lot area, and building height. Nuisance ordinances enable the City to prevent and f correct undesirable uses of property. Other City regulations control other ancillary uses f of residential property. Maintenance of property is a factor in sustaining quality neighborhoods. The tenure (form of ownership) influ- ences the responsibility for housing maintenance. The owner-occupant of a single family detached home is solely responsible for the maintenance of building and grounds. If this same home is rented, maintenance responsibilities are often shared between tenant and owner. This relationship may include a third party property manager retained by the owner to perform maintenance duties. Owners of attached housing may act collectively through a homeowner’s association. In multiple family rental housing, the tenants have no direct responsibility for property maintenance. This discussion does not imply a preference, but is intended solely to highlight the differences. This understanding becomes relevant when public action is needed to ad- dress a failure of the private maintenance approach. Nuisance ordinances are one tool used by the City to address failures in private maintenance and use of property. Economics also influences property maintenance. The greater the portion of income devoted to basic housing costs (mortgage/rent, taxes, utilities), the less money available for maintenance activities. Maintenance can be deferred, but not avoided. If left unchecked, this cycle of avoided maintenance produces negative effects. Safe Places Safety is frequently identified as the most desired characteristic of Places to Live. Several aspects of the Comprehensive Plan and city government influence safe neighborhoods. The City will encourage existing neighborhoods 1. and develop new neighborhoods where people are involved in the community, interact with their neighbors and support each other. The City will design, build and maintain a system 2. of streets that collects traffic from neighborhoods, allows movement within Monticello to jobs, shop- ping and other destinations and minimizes traffic that “cuts through” neighborhoods on local streets seeking other destinations. The City will provide, directly or by contract, ser-3. vices needed to protect people and property. The City will support the Land Use Plan with a 4. water supply that provides clean water at pressures needed to support fire suppression. The City will protect the natural environment 5. by requiring new development to connect to the sanitary sewer system and by adequately treating all municipal wastewater. The City will provide water that is safe to drink by 6. protecting water supply sources. Places to Work This land use is primarily intended for industrial de- velopment. Places to Work seeks to provide locations for the retention, expansion and creation of businesses that provide jobs for Monticello residents and expan- sion and diversification of the property tax base. In order to be a center of employment with a wide range of job opportunities, it is critical that Monticello preserve sufficient land for Places to Work over the next twenty-five years. These land uses can be one of Land Use | 3-112008 Comprehensive Plan the most challenging to locate because of its need for convenient transportation access and influence on surrounding land uses. In planning for future Places to Work, the Comprehensive Plan considers the goals of the community; what type of industrial development is sought; and what factors should be considered when locating an industrial land use. In planning for sustaining existing businesses and at- tracting new development, it is necessary to understand why Places to Work are important to Monticello. The objectives for this land use include: Expanding and diversifying the property tax base. f Providing jobs with an increasing opportunity for f people to work and live in Monticello. Promoting wage levels that provide incomes need- f ed to purchase decent housing, support local busi- nesses and support local government services. Take advantage of opportunities to attract corpo- f rate headquarters/campuses and businesses that specialize in biosciences and technology. Encouraging the retention and expansion of exist- f ing businesses in Monticello. Figure 3-8: Land Use Plan - Places to Work 3-12 | Land Use City of Monticello Policies – Places to Work The City will use the Comprehensive Plan to des-1. ignate and preserve a supply of land for Places to Work that meets current and future needs. Consistent with the vision for the future of Mon-2. ticello, the Land Use Plan promotes the establish- ment of business campus settings that provide a high level of amenities, including architectural controls, landscaping, preservation of natural features, storage enclosed within buildings, and other features. The zoning ordinance, subdivision regulations and other land use controls will also be used to create and maintain the desired business campus settings. Places to Work supports the City’s desire to attract 3. businesses oriented to bioscience, technology, re- search and development, corporate headquarters, business office, wholesale showrooms, and related uses. The Comprehensive Plan also recognizes that 4. Places to Work should provide locations for other general industrial development in the areas of manufacturing, processing, warehousing, distribu- tion and related businesses. Places to Work may include non-industrial busi-5. nesses that provide necessary support to the un- derlying development objectives of this land use. Examples of supporting land uses include lodging, office supplies and repair services. Figure 3-9: Land Use Plan - Places to Shop Land Use | 3-132008 Comprehensive Plan Additional public objectives and strategies for Places to Work can be found in the Economic Development chapter. Places to Shop Places to Shop designate locations that are or can be developed with businesses involved with the sale of goods and services. Places to Shop may include offices for service businesses. Places to Shop guides land uses that are both local and regional in nature. Policies - Places to Shop In guiding land uses for Places to Shop, the Compre- hensive Plan seeks to: 1. The Comprehensive Plan seeks to attract and retain businesses that provide goods and services needed by Monticello residents. 2. The Comprehensive Plan seeks to capture the op- portunity for commercial development that serves a broader region. Places to Shop with a regional orientation should be located where the traffic does not disadvantage travel within Monticello. 3. Commercial development will be used to expand and diversify the local property tax base and as an element of a diverse supply of local jobs. 4. Places to Shop will be located on property with ac- cess to the street capacity needed to support traffic from these businesses. 5. Each parcel should supply an adequate supply of parking that makes it convenient to obtain the goods and services. 6. Building materials, facades and signage should combine with public improvements to create an attractive setting. 7. Site design must give consideration to defining edg- es and providing buffering or separation between the commercial parcel and adjacent residential uses. These policies help to create sustainable locations for Places to Shop in a manner that enhances Monticello. Downtown Downtown is a unique commercial district that is part of Monticello’s heritage and identity. It is, however, no longer possible for downtown to be Monticello’s cen- tral business district. The mass of current and future commercial development south of Interstate 94 along TH 25 and in east Monticello along interstate 94 have replaced the downtown area as primary shopping dis- tricts. The future success of downtown requires it to be a place unlike any other in Monticello. The Comprehensive Plan seeks to achieve the vision and objectives described in the 1997 Downtown and Riverfront Plan. Downtown is intended to be a mix of inter-related and mutually supportive land uses. Businesses involved with the sale of goods and services should be the focus of Downtown land use. Residential development facilities reinvestment and places poten- tial customers in the Downtown area. Civic uses draw in people from across the community. During the planning process, the potential for allowing commercial activity to extend easterly out of the Down- town along Broadway was discussed. The Compre- hensive Plan consciously defines – as the eastern edge of Downtown for two basic reasons: (1) Downtown should be successful and sustainable before new areas of competition are created; and (2) The Comprehensive Plan seeks to maintain and enhance the integrity of residential neighborhoods east of Downtown. The Comprehensive Plan describes issues, plans and policies related to the Downtown in several sections of the Plan. 3-14 | Land Use City of Monticello More than any other land use category, Downtown has strong connections to other parts of the Comprehen- sive Plan. The following parts of the Comprehensive Plan also address community desires and plans for the Downtown area: The Land Use chapter contains a specific focus f area on Downtown. The focus area contains a more detailed discussion of the issues facing the Downtown and potential public actions needed to address these issues. The operation of the street system is a critical fac- f tor for the future of Downtown. The Transporta- tion chapter of the Comprehensive Plan (and the related Transportation Plan) influence the ability of residents to travel to Downtown and the options for mitigating the impacts of traffic on Highway 25 and other Downtown streets. The Parks chapter of the Comprehensive Plan f provides for parks in the Downtown and the trail systems that allow people to reach Downtown on foot or bicycle. The Economic Development chapter lays the foun- f dation for public actions and investments that will be needed to achieve the desired outcomes. Policies – Downtown Downtown is a special and unique part of Mon-1. ticello. It merits particular attention in the Com- prehensive Plan and in future efforts to achieve community plans and objectives. Downtown is intended to be an inter-connected 2. and supportive collection of land uses. The primary function of Downtown is as a commercial district. Other land uses should support and enhance the overall objectives for Downtown. Wherever possible, street fronts should be reserved 3. for businesses. Housing in the downtown can facilitate necessary 4. redevelopment and bring potential customers di- rectly into the area. Housing may be free-standing or in shared buildings with street level commercial uses. Downtown is the civic center of Monticello. To 5. the degree possible, unique public facilities (such as the Community Center, the Library and the Post Office) should be located in the Downtown area as a means to bring people into the Downtown. Downtown should emphasize connections with 6. the Mississippi River that are accessible by the public. Downtown should be a pedestrian-oriented place 7. in a manner that cannot be matched by other com- mercial districts. Downtown should have an adequate supply of free 8. parking for customers distributed throughout the area. The City will facilitate private investment in 9. Downtown and, if necessary, use its redevelop- ment powers to remove barriers to desired private investment. All of these policies work together to attract people to Downtown and to enhance the potential for a successful business environment. Amendment to Comprehensive Plan/1997 Downtown Revitalization Plan Resolution 2010-049, adopted 7/12/10: At the intersection of Broadway and Pine Streets, parking lots may be constructed only when all of the following conditions exist: Applicable traffic safety and access requirements f limit the ability to comply with building location standards of this Plan. At least fifty (50) percent of either the Broadway f or Pine Street frontage is occupied by a building (non-parking area). An alternative vertical element is located at the f street corner which, as determined by City Of- ficials, establishes an architecturally compatible corner presence. Such elements may include, but not be limited to public art, interpretive signage, architectural business signs and architecturally appropriate lighting. Mixed Use The Mixed Use is a transition area between the Down- town and the hopsital campus. It has been createdin recogonition of the unique nature of this area. The area serves two functions. It is the edge between long-term Land Use | 3-152008 Comprehensive Plan residential neighborhoods and a major tranportation corridor (Broadway Street). It is also a link between the Downtown, the hospital campus and the east in- terchange retail area. The primary goal of this land use is to preserve and enhance housing in this part of Monticello. Any non-residential development should be designed to minimize the impacts on and conflicts with adjacent neighborhoods. Policies - Mixed Use. Development should not have direct access to 1. Broadway street. Access should come from side street. Non-residential development should be limited to 2. small retail, service and office businesses. The scale, character and site design should be compatible with the adjacent residential neighborhoods. All non-residential development will be oriented 3. to Broadway Street and not to 3rd Street or River Street. Commercial development compatible with the 4. Downtown should be encouraged to locate there. More intense housing and commercial uses may be 5. allowed if directly related to the hospital. Places to Recreate Places to Recreate consist of public parks and private recreation facilities. The land uses are essential ele- ments of the quality of life in Monticello. The Parks and Trails chapter of the Comprehensive describes the current park and trail system and the future plan to maintain and enhance this system. The Comprehensive Plan is only one aspect of manag- ing the land use for public parks and private recreation facilities. The City’s zoning regulations place these locations into a zoning district. Often, the purpose of the zoning district is to guide private development, such as housing. Under current State Law, zoning regula- tions “trump” the Land Use Plan and govern the use of land. With the potential for the redevelopment of golf courses, it is important the Comprehensive Plan and other land use controls work in concert to achieve the desired outcomes. The City’s plans and policies for parks, trails and open space can be found in the Parks chapter of the Com- prehensive Plan Places for Community Places for Community consist of public and semi-public land uses. Public uses include all governmental facili- ties (city, county, state and federal) and schools. This category also applies to churches, cemeteries, hospitals, and other institutional uses. It is important to note that these land uses relate only to existing land uses. The Comprehensive Plan does not guide the location of new churches, schools, public buildings and other institutional land uses. Places for Community will be needed in the Northwest area as it develops. These uses are typically allowed in residential areas and governed by zoning regulations. These institutional uses (such as schools and churches) are important parts of the fabric of the community, but require guidance to ensure a proper fit with its residential surroundings. New institutional use should be allowed in residential areas under certain conditions. These conditions should address the aspects of the use that conflict with desired characteristics of residential neighborhood. Criteria for locating an institutional use in a residential land use area include: 1. Size. Large buildings and site areas can disrupt neighborhood cohesiveness. Use in lower density residential areas should not be more than [to be determined] square feet in lot area. 2. Parking. Parking may spill on to neighborhood streets without adequate on-site facilities. The parking needs will vary with the use of the facility. Each facility should provide adequate on-site or reasonable off-site shared parking based on the use of the facility. 3. Traffic. Institutional uses should be oriented to designated collector or arterial streets. 4. Lighting and signage. Site lighting and signage needs may resemble commercial uses. These site factors should be managed to fit the character of the surrounding residential development. 3-16 | Land Use City of Monticello Urban Reserve The Urban Reserve contains all property in the Orderly Annexation Area that it not shown for development in the near term in this Plan. The objective is to encourage rural and agricultural uses, preventing barriers to future development opportunities. It is anticipated that the City will grow into portions of the Urban Reserve as planned land use areas become fully developed and ca- pacity for future growth in needed. The Urban Reserve is not simply a holding area for future development. Parts of the Urban Reserve are likely to be preserved as natural resource areas or for agricultural purposes. Future planning will consider the locations in the Urban Reserve best suited for development. Interchange Planning Area The Interchange Planning Area encompasses undevel- oped land in the northwest part of Monticello around the site of a potential west interchange with Interstate 94. The purpose of this land use is to preserve the area for future development and prevent the creation of development barriers. If built, the area should be planned to support a mix- ture of commercial, employment and residential land uses. The interchange location and the routes of future connecting roads are solely for illustration. Future land use issues in this area are discussed in the Focus Area for Northwest Monticello. Private Infrastructure This category applies to Xcel Energy’s power plant and railroad right-of-way. This category recognizes the unique role of the power plant in Monticello. Greenway The Land Use Plan Map shows a “potential greenway” ringing the western and southern edges of Monticello. The Greenway is intended to provide an environmental corridor that connects large community parks and open spaces to neighborhoods, schools, shopping areas and places to work. They serve to protect environmentally sensitive areas such as natural habitat, wetlands, tree canopy, and drainage ways. Land within this corridor could be comprised of a combination of public and pri- vate open space. Development would not be prohibited within the greenway but would be reasonably restricted to ensure that development is carefully integrated with the natural environment. The Greenway is intended to shape development pat- terns in a manner that is sensitive to the existing en- vironment and harmonious with the landscape. The Greenway creates opportunities for a continuous trail corridor connecting neighborhoods with large parks and open spaces. A trail within this corridor is intended to be fully accessible to the general public. The following are the City’s goals for the Greenway: To provide (where possible) a continuous green 1. corridor connecting large community parks and open spaces to neighborhoods, shopping areas, schools and places to work. To connect people to significant places.2. To protect the community’s natural resources 3. (trees, ponds, wetlands, slopes, etc). To create environmentally sensitive development 4. and design. To provide opportunities for corridors for wildlife 5. movement and ecological connections between natural areas. Focus Areas For certain parts of Monticello, the intentions of the Comprehensive Plan cannot be adequately described solely with the land use map and the related category descriptions. The following Focus Areas provide a more detailed examination of the plans and issues in key loca- tions that will shape the future of Monticello. Northwest Monticello This focus area includes the entire northwest corner of the community. The land use objectives in this area include: Encourage development in this part of the com-1. munity to utilize infrastructure investments and to provide the capacity to develop in high amenity areas. Land Use | 3-172008 Comprehensive Plan 10 10 2 5 14 11 43 50 68 581 9 4 25 75 18 117 39 106 37 1 3 1 0 0.5 10.25 Miles March 13, 2008 Data Source: MnDNR, Sherburne County, Wright County, and WSB & Associates. Land Use Plan Legend Places to Live Places to Shop Places to Work Places to Recreate Places for Community Downtown Mixed Use Interchange Planning Area Urban Reserve Infrastructure Rivers and Streams Public Waters Inventory Wetlands (National & Public Waters I nventories) Potential Greenway Potential Interchange Future Bridge Existing Arterial or Collector Road Proposed Arterial or Collector Road Powerline Monticello City Boundary Orderly Annexation Area Figure 3-10: Land Use Plan - Northwest Monticello street system, including plans for the construction of a highway interchange. The remainder of this section describes the land use issues and objectives for northwest Monticello in greater detail. West Interchange A new interchange with Interstate 94 is a critical vari- able in the future development of this area. While the Comprehensive Plan recognizes the potential for a future interchange, in 2008 it is only a concept. It is not part of the State’s plans for future highway improve- ments for this district. This interchange could be a valuable part of the long- term transportation plan for Monticello if it is part of a new river crossing that removes traffic from Highway 25. Without the bridge, the primary benefit is to pro- vide access to this area and expand the development opportunities. The Land Use Plan assumes that the interchange is a future possibility. For this reason, property adjacent to the interstate has been placed into a combination of Places to Live, Work and Shop. The Plan seeks to prevent development from limiting the location of the interchange (or block it) and to preserve the area around the interchange for future commercial, indus- trial and residential development. Without the access provided by the interchange, commercial, industrial and residential development should not be anticipated in this area. Ideally, the City will pursue additional investigations following the adoption of the Comprehensive Plan. These investigations should be designed to resolve some of the unanswered questions related to the interchange. These questions include: Where should the interchange be located? f What is the potential for a new river bridge con- f nection? How would the interchange be funded and what f are the financial and land use implications for the City? What time frame should be used in planning for f the improvements? Provide for a variety of housing alternatives based 2. on the natural features and the surrounding land uses. Areas with high natural amenities or proxim- ity to the planned regional park should be reserved for move up housing. Expansion of existing Places to Work in a manner 3. that creates more “head of household” jobs. Preserve and promote public use of natural areas, 4. including the establishment of greenway corri- dors. Identify and preserve key street corridors.5. Preserve areas for future Places to Shop and Places 6. to Work around a future highway interchange, if such an interchange proves viable. The Comprehensive Plan envisions that growth will ex- tend westward from existing development. The initial high amenity residential development is expected to occur along the eastern perimeter of the new regional park (YMCA Camp Manitou). No Places to Live are planned with the boundaries of this park. Future development will be influenced by the capacity of the 3-18 | Land Use City of Monticello The answers to these questions provide invaluable guid- ance to future land use and transportation in Monti- cello. The area included in future planning should not be limited to the property in the Interchange Planning Area land use category. An interchange and the sup- porting street system has future land use implications for a broader area. Regional Park Another critical factor in the future of the Northwest Area is the future of the YMCA camp. The City and Wright County are in negotiations with the Minneapo- lis YMCA to acquire the 1,200-acre Camp Manitou. The Comprehensive Plan anticipates that the Camp will be converted into a regional park. The area around this park is guided for future Places to Live. No residential development should be al- lowed within the park. The amenity of this land and the regional park provide an excellent setting (around the perimeter of the park) for some of the “upscale” neighborhoods and housing desired by the City. In planning for this park, it is important to look be- yond the boundaries of the park and to its context in the broader community. The illustration in Figure 3-11 highlights several key community development opportunities: The City must create connections between the park f and other sections of Monticello. YMCA Regional Park Existing Natural Land Existing Natural Land Potential Parkways Potential Greenway Corridor Potential Greenway Corridor Existing Green Corridor To Mississippi River To Mississippi River 25 39 Z35W Z394 Z94 Figure 3-11: Community Connections to Regional Park Land Use | 3-192008 Comprehensive Plan Building streets in a “parkway” design emphasizes f the desired qualities of a regional park and of the surrounding Places to Live and Work. The park is a critical piece in creating a “greenway” f system that links to the Mississippi River and may, over time, ring the community. Industrial Growth The Northwest area is a critical location for current and future industrial development. The Monticello Busi- ness Center, located south of Chelsea Road and west of 90th Street, has already started to be developed as a high amenity environment with protective covenants that address building materials, loading docks, outdoor storage, and landscaping. In order to provide sufficient land for Business Campus uses over the next 25 years, the Comprehensive Plan extends this land use south to the planned expansion of School Boulevard. It is important to recognize that activity generated by business development can create conflicts with resi- dential development. The Comprehensive Plan seeks to create both high quality business parks and residen- tial neighborhoods in this area. Careful site planning and development management will be needed to meet these objectives. School Boulevard Extension The Northwest Area serves as a good example of the need to coordination land use and transportation plan- ning. An extension of School Boulevard is needed to provide access to the area and to connect development to the rest of the community. The route of this roadway should be identified and preserved as development occurs. School Boulevard has several other Comprehensive Plan implications: This major collector street will influence the nature f of adjacent land use. Streetscape improvements would help to define f the high quality character desired by the City as a gateway to the regional park and to new neighbor- hoods. The street is a means for bringing trail connections f to the park. Golf Course In 2006, the Silver Springs Golf Course was part of a development proposal (Jefferson at Monticello) that would have redeveloped this property mixing golf and housing. The development did not proceed beyond the environmental review. The Comprehensive Plan shows the area as Places to Recreate based on the continued use as a golf course. This designation does not preclude a future proposal and Comprehensive Plan amendment for residential development. It is likely, however, that this scale of new development will require the access provided by a new highway interchange. The Comprehensive Plan seeks to fill in other development areas and make effective use of other infrastructure investments before extending utilities for redevelopment of the golf course. Downtown Focus Area Downtown Monticello needs special attention in the Comprehensive Plan. Following the last Comprehen- sive Plan update, the community undertook a separate downtown planning process. This process resulted in the 1997 Downtown and Riverfront Plan. This Plan emphasizes the importance that the community places on Downtown. The 2008 Comprehensive Plan Update The Comprehensive Plan seeks to enhance the existing commercial core along Broadway by building strong connections with the riverfront and the civic/retail district on the south end of Walnut Street. 3-20 | Land Use City of Monticello The 1997 Downtown Plan envisioned land use in eleven districts, each with varying targets for use and character: Riverfront - Specialty retail, eating establishments, lodging, entertainment, multifamily residential, office; upper level residential or office; two or three story buildings; river orientation; emphasis on public areas surrounding buildings (rather than parking lots). Broadway: Downtown - Small and mid-sized retail, specialty retail, personal and business services, eating establishments, lodging, entertainment and office; upper level residential or office; two story buildings; orientation to Broadway. Broadway: East and West - Singe family residential, strong emphasis on restoration of existing older homes. Walnut - Small and mid-sized retail, personal and business services, eating establishments and office, upper level residential or office; two story buildings encouraged; orientation to Walnut Street. Pine - Mid-sized retail and office; two story buildings encouraged; orientation to Pine Street. Seventh Street - Larger scale retail and service, auto-oriented retail and service, drive through restaurants, lodging; orientation of Seventh Street. Transitional - Mix of small office, personal and business services, multi-family residential and single family homes. Neighborhood – Predominantly single family horns following existing neighborhood patterns. Industrial – Cargill Kitchen Solutions operations only; transition to Civic/Institutional, Walnut or Transitional if Cargill Kitchen Solutions ceases operation. Parks and Open Space – Parks, cemeteries, outdoor public spaces and gathering spaces. Civic/ Institutional - Municipal and county facilities (except maintenance operations), public meeting spaces, community activity spaces, educational facilities, churches, outdoor gathering spaces. Civic/institutional - Municipal and county facilities (except maintenance operations), public meeting spaces, community activity spaces. educational facilities, churches, outdoor gathering spaces. Figure 3-12: 1997 Downtown Plan - Land Use Land Use | 3-212008 Comprehensive Plan “Big box” and retail development continue to oc- f cur in other parts of Monticello. These businesses directly compete with the Downtown and attract smaller businesses (that might otherwise consider a Downtown location) to adjacent parcels. These challenges influenced the recommendations f in the 1997 Downtown Plan. Neither Broadway Street nor Highway 25 can serve as an effective “main street” or Downtown focal point for Mon- ticello. For this reason, the Plan recommended flipping the orientation of future development to Walnut Street. Walnut had the capacity to create more the qualities found on a downtown main street. More importantly, Walnut Street provides a “bridge” between the traditional downtown/ riverfront and the highway oriented commercial uses to the south. Some actions have taken place in accordance with the 1997 Plan. The Community Center complex stayed in Downtown and anchors the south end of Walnut Street. Combined with the Library, the area has civic destination that attract people from all areas of the community. The commercial development east of the Community Center shows how new buildings can bring storefronts to the street. There are also examples of missed opportunities. The old library was replaced with a bank. This site seeks visibility from Highway 25. The parking lot and not the building is oriented to Walnut Street. Such sites cre- ate gaps and impair the ability to connect the existing Downtown core with the south end. Downtown Strategies Given current plans and conditions, the Comprehen- sive Plan recommends the following strategies for Downtown. 1. The Downtown land use area should be an area running from the River to 7th Street. It is bound on the east by Cedar Street and on the west by Locust Street. 2. Land use in the Downtown should be a mix of retail, service, office, civic and residential development. Although an industrial land use, Cargill Kitchen Solutions is an important and ongoing part of Downtown. Change in land use should only occur The current end of Walnut Street is a barrier to improving connections between Downtown and the riverfront. continues to rely on the 1997 Downtown and Riverfront Plan as a guide for public and private actions in the Downtown area. The 1997 Plan shows that a vision and a plan are not enough to create the type of Downtown desired by the community. While some actions have occurred pursuant to the 1997 Plan, much of its vision remains unfulfilled. The Comprehensive Plan will not, however, create any actions that will immediately transform the Downtown environment and achieve community objectives. Revitalizing and sustaining Downtown Monticello requires a collaborative effort of the City, businesses, property owners and other stakeholders. Planning for the future of the Downtown must recog- nize the practical realities facing commercial develop- ment in Downtown: The configuration and traffic volumes of Highway f 25 significantly reduce opportunities for direct ac- cess from the Highway to adjacent properties. Traffic volumes on Highway 25 will continue to f increase. Greater volumes and congestion act as an impediment for people living south of I-94 coming to Downtown. There is no controlled intersection on Highway f 25 between Broadway and 7th Street. The lack of a controlled intersection combined with traffic volumes make pedestrian connections between Downtown and residential areas to the east very difficult. 3-22 | Land Use City of Monticello if Cargill Kitchen Solutions decides to leave this location. At such time, it would be desired not to perpetuate industrial use at this location. 3. With continued traffic along Highway 25, it is essen- tial to work to establish a strong link along Walnut Street between the Community Center, businesses on Broadway and the River. The objective is to establish strong connections between all of the factors that attract people to the Downtown. 4. To help move towards the creation of a new “main street” all new development on Walnut Street should have storefronts oriented to Walnut Street. This development may be single story commercial or multi-level mixed use. 5. Orienting storefronts to Walnut Street is only one element of making the street more attractive for pedestrians. The City should also explore other ways to improve the pedestrian and bicycle experi- ence along Walnut Street. 6. It is essential not to allow Walnut Street to become a bypass route for Highway 25. As congestion increases on Highway 25, there is an impetus to seek other routes. Walnut Street is an attractive cut-through option. The orientation of buildings, on-street parking, boulevard trees, and curb “bump outs” are examples of means to calm traffic and discourage cut-through movements. 7. Housing is intended to supplement and support, but not replace, commercial development in the Downtown. All housing in the Downtown area (as identified in the Comprehensive Plan) should be multiple family housing. Land is a limited commodity in the Downtown and should not be consumed by single-story housing. Housing should only be allowed above street level on Broadway and Walnut Street. Housing should be encouraged on the edges of the Downtown, in locations needing redevelopment and not viable for commercial uses. 8. The Downtown benefits from strong connections with adjacent neighborhoods. These neighbor- hoods provide an important customer base for Downtown businesses. A vibrant Downtown en- hances these areas as places to live. Improved pe- destrian connections, particularly across Highway 25, are needed to strengthen and maintain these connections. Existing crossing points Broadway and 7th Street should be enhanced. 9. Downtown would benefit from stronger connec- tions with the riverfront. Downtown is one of the few locations in Monticello that allows meaning- ful public access to the Mississippi River. This asset should be enhanced as a means of attracting people to Downtown. West Bridge Park lies in the Downtown area, but does not feel like an active part of Downtown. One possible improvement is a connection with Walnut Street. Currently, Walnut Street terminates south of River Street and is separated by a grade change. The potential for trail and/or street connection should be evaluated. Community events and activities in West Bridge Park also build the connection between the com- munity, Downtown and the River. 10. Access to the Downtown would be improved by making trail and/or bike lane improvements along River Street to provide another means of reaching Downtown and take advantage of the controlled intersection with Highway 25. South Central Focus Area Continued residential growth to the south is an impor- tant element of the Comprehensive Plan. This growth achieves several objectives: It helps to facilitate the expansion of the sanitary f sewer system in conjunction with the reconstruc- tion of Fallon Avenue. This sanitary sewer capacity is needed to support future industrial growth area along Highway 25. 10 1025 14 11 43506858194 25 75 18 117 39 106 37 1 3 1 0 0.5 10.25 Miles March 13, 2008 Data Source: MnDNR, Sherburne County, Wright County, and WSB & Associates. Land Use Plan LegendPlaces to LivePlaces to ShopPlaces to WorkPlaces to RecreatePlaces for CommunityDowntownMixed UseInterchange Planning AreaUrban ReserveInfrastructureRivers and StreamsPublic Waters InventoryWetlands (National & Public Waters Inventories)Potential GreenwayPotential InterchangeFuture BridgeExisting Arterial or Collector RoadProposed Arterial or Collector Road Powerline Monticello City Boundary Orderly Annexation Area Figure 3-13: Land Use Plan - South Central Land Use | 3-232008 Comprehensive Plan These areas encourage growth in areas that could f use the new eastern interchange with I-94 rather than Highway 25. These areas provide appropriate locations for con- f tinued growth in entry-level single family homes and medium density housing types. These Places to Live are important elements of maintaining an adequately diverse housing stock. Orderly expansion to the south moves development f towards area of higher natural amenity. Areas along the southern edge of the Orderly Annexation Area provide another location for potential “move up” housing. A key to development in this focus area is the construc- tion of the Fallon Avenue bridge. The bridge leads to the reconstruction of Fallon Avenue and the related ex- pansion of municipal sanitary sewer and water systems. Future development will be limited without additional utility capacity. East Focus Area The Comprehensive Plan places greater priority on growth to the west and south. Development should be directed to areas that most effectively achieve the objectives of this Plan. Several factors could cause the City to encourage future residential development in the East Focus Area: Increased overall housing demand that exceeds the f capacity to support growth in other areas. Figure 3-14: Land Use Plan - East Focus Area 10 10 2 5 14 11 43 50 68 58194 25 75 18 117 39 106 37 131 00.510.25 Miles March 13, 2008 Data Source: MnDNR, Sherburne County, Wright County, and WSB & Associates. Land Use Plan LegendPlaces to LivePlaces to ShopPlaces to WorkPlaces to RecreatePlaces for CommunityDowntownMixed UseInterchange Planning AreaUrban ReserveInfrastructure Rivers and Streams Public Waters Inventory Wetlands (National & Public Waters Inventories) Potential Greenway Potential Interchange Future Bridge Existing Arterial or Collector Road Proposed Arterial or Collector Road Powerline Monticello City Boundary Orderly Annexation Area Traffic congestion on Highway 25 that increases the f need to channel use to the east interchange. The need to solve stormwater and drainage man- f agement issues (Ditch 33) in this area. Solving drainage issues allows eastward expansion along County Road 18. Future growth in the east should continue to fill in the development area within the Orderly Annexation Area on the east side of Monticello. The natural features in these areas allow for higher amenity neighborhoods. This growth can occur with new collector/arterial street corridors.