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City Council Agenda Packet 01-18-1996 Special
AGENDA SPECIAL JOINT WORESSOP MONTICELLO CITY COUNCIL AND MONPICELLO PLANNING COMMISSION Thursday, January 18, 1996. B p.m Mayor. Brad Fyle Council Members: Shirley Anderson, Clint Herbst, Brian Stumpf, Tom Perrault Planning Commission Members: Dick Frie, Jon Bogart, Richard Martie, Rod Dragsten, Richard Carlson Call to order. Review draft of comprehensive plan. Adjournment. e Monticello Comprehensive Plan Discussion MONTICELLO Draft N o r t h w e s t A s s o c i a t e d Consul tants , t a c. JPN-16-1996 1022 NAC ua,M. eUo PLo - Tacd a The Mond=llo Comprehensive Pian is a compilation of Plans and Programs affecting every function of municipal activity. Tile determination as to which Plans and Programs will be funded is a routinely difficult decision for the City Council, forcing it to balance public desires, limited budgets, extra -governmental, mandates. and constantly changing requests. In order to facilitate the process of choosing the approprOptions, the Comprehensive Pian can serve as much more than a guide for future land use. Instead, the Comprehensive Pim can provide direction against which all of the City's decisions can be measured. This direction is given in the Plan's establishment of Goals. Objectives, and Policies. Any program which the City uodertaltes, or request which the City is faced with, can be examined as to its ability to further City objectives, whether or not the City has previously mapped the proposal. Goals and objectives must be truly compre- hensive and iatenclated. Clearly, a land use decision affects utility services. and a transportation issue impacts upon community facilities maimenance. Economic development projew have various CRCM on Clry flasnclog decisions, and each of these affects the others. whether directly or indirectly. Where these interrelationships are not acknowledged. or the policies guiding them have become sure, controversy can Cavelop nearly every Council decision. When municipal funds aro directed toward a particular activity, how can those interested in otter activities know that rho doeisbn is in the best interests of the community? Only when the Goals of the City am clear, and clearly supported by the community members will 612 595 9837 P.02 competing projects Willy So, where do such Goals come from? The initial phase of the Comprehensive Plan Update process it referred to here as 'Comprehensive Plan Tactics'. This effort is essentially a series of interviews with a cross-section of community members who live, work, and/or own land in the Monticello area. These interviews aero o0nducted with local business persons, City staff and Officials. owners of vacant land, owners of newly developing land, owners of land in need of redevelopment, people involved with various community activities including boards and commissions, school officials, Township officials, and others. A complete list of the interviewees is Included in an appendix to this report. It is important to now that the primary Purpose in the interview process was to raise issues which are important to the community. The interviews were not necessarily conducted to el cit specific solutions to concerns the intuviewom expressed, although solations were discussed. Neither should the Tactics report issues be chatactedmd as any Sort of survey of the community. Many of the issues discussed may be bnportam, or evident, to only a few. The pn, by which the Comprehensive Phe le undertaken develops the ismer raised in the Tactics and fosmulatas policies in which the community concutti. Tbew policies are grouped according their subject maw, out of which POWs are drawn general goal statements which reflect the hind of community the 'stakeholders' in Monticello with ft to be. The issues ars thea addressed by the familiar phyte planning tools: land Use Plaw, Park and Recreation Plans, Tartlr. bgLI SAN -16-1996 1022 NAC 612 996 9837 P.03 Mam4w0o Cc=prvb oda Plan - Taku Natural Resource Plans, etc. Tbese plana ars designed to address the issues important to the community within the coatnu of the Goals and Policies in which the community Wic%=. The f ormation to the TUdcsnkat is delivered in aggregate, Ioen down by genmral ntrgory. Every attempt is made to ac=ataly relate the concerns mode in the disco -k ni. With each group of comments, a Conrralav a't Come rr is included to distinguish it from the community portion of the dirassioa. At this point in the project, walysis is conducted awry to the etmeat abet it is nowsnry to relate the character of an issue. The bolt of the analysis is withheld until the thl extent of the inve>moty data Is collected. rmi"POLU JRW16-19% 1022 MRC MonuccUc ComprsLmsive Phe - TacwA Housing Due to the rapid pace of growth in and around Monticello over the past few years, there was a significant amount of discussion about the housing moll in the community. Those developments consisting of moderately priced single family housing were the subject of concem, insofar as the concentration of the community's housing market in this range could have negative tax return effects. A second concern raised in this regard was that of community image. It was felt by some that too much exposure for entry level housing could discourage a higher end housing market. Others suggested that the City should take an active role in slowing the growth of the entry level honaiog mallet. At the very least, it was suggested that the City should carefully review modest cost housing proposals for location, fiscal and visual impact, and their fit within the overall housing market. Other opinions focussed less on the lower end of the value scale, more concerned over the lash of higher end housing development in the City Umlts. Those expressing this sentiment offered the ratiormle that high end housing mote than pays for itself in taxes versus City servlw, and that it could be a positive economic development tool in attracting higher paying jobs to the community. A third group differed with those expressing doubts about the entry level housing growth. This group suggested two primary arguments in support of their position. First, affordable housing is the madtat into which most of the local employment sector Polls. An ample supply of entry level housing is ertdral to continued muses 612 595 9837 P.04 in the City's economic development efforts. It was toted by some with business interests in the community that the current labor market is tight, and a constriction of housing in the c=mwrdty would serve to limit expansion of aadating business. The second eationale offered by this group was that affordable single family housing was preferable to multiple family housing in most situations. This argumera suggested that the more affordable single family housing in the community, the greater the likelihood of home ownership. Employees which owned single family homes are mote likely to be stable employees for local business. A final note on the housing market issue was given in support of additional multiple family housing. Again in support of the labor market, this argument suR=sted that only multiple family housing oaild be affordable enough to house the bulk of the labor In the community. Conrukont's Comments The Monticello new housing market is currently dominated by low to modest cost single family homes. This is clearly being driven by demand, based both in local employment growth and commuter home buyen in search of affordable single family busing unavailable closer to the Twin Cities area. The management of this housing market could take many farms. On one extreme, the City could act to limit, by number the quantity of homes built In say particular market range. on another track, the City could Tactics hW JAN -16-1996 10:23 NAC Mea moa Comprelteeaive Plan - Tactics indirectly affect this marks by cuing zoning reariWons which result in higher housing costs, such as Lager or wider lots, required minimum sgaaro footage, or other mesas. A caution should be mentioned, however, in reacting to maAm conditions which ooaa over a short time period. The Cay would be best served by malting stem that a full range of housing opportunities are available within the community, rather than artificially attempting to restrict only a portion of the marmt As noted by some of the a restriction at the lower end of the scale could do harm to the City's economic develwa m maxim 'his halm would fall most heavily on existing local budwAsea attempting to Beommk Development - hWkm rfol hest was an oveawhelmiog support of the City's objeettm in pluming new Industrial development for the community. ibis support maged from the City's used of economic Incentives to building resnicdons. There was, despite the City's efforts m economic development, some comment &bow an impmsslm that there is a lack of appreciation on the part of the City officials for the Industrial sector's concerns. On the other hand, it was suggested by some that the welcoming atmospbere created by City Staff for rew industrial development contributed greatly toward the amocti the City's efforts. ibis was contrasted with the ditfimit economics and bureaucracy with which the businesses mutt deal prior to their move to Monticello. While am*, ks drives the businessperson's decisions, atmosphere often pushed the decision point. 612 545 9837 P.05 expand New businesses, while sensitive to labor supply issues, often bring a significant portion of their labor with them. In its consideration of housing policy, the City should tare Care to consider two important aspects of the bmutng maAaot. First, lronsing is a component of other activities in the community. Job creatmn, commercial mad= and many other aspects of Monticello as a city are affected by the housing supply. Second, housing is a discrete economic development sector in itself. A substantial w=bcr of the people moving to Mondallc are moving for housing only, after which a commercial mad= may follow. With regard to the City's marketing efforts toward new btduury, some comments were aimed at encattragimg a focus on drilled labor and professional job creation. It was further mentioned that the City's freeway access and visibility should be able to attract high quality industrial growth which can afford to pay the higher costs associated with these amenities. With regard to the City's zoning criteria, cwmmmts were made encouraging a market responsive approach. These comments reflected a coram that zoning criteria an too artificial. and that ma*a demand more property dictate the private investment in the industrial area. There was comment as to the bearflt of the use of Tax Increment Flnaaelag for new lnduar:ial dcvelopmmt. This argument suggested that a mom focussed use of 7N would be appropriate. Ills focus could be toward specific sector job creation, or for those bushteum which made additional Investment in their property, beyond minimum requirements. It was also suggested Taenia PaL4 JR4 -16-1996 10:23 NRC Menne W Camprahmuva Plan - iactiu that the long-term financial impact of development incentives is not known, and may not be positive. Concern bas also been expressed over the inflationary effect TIF can have on true Iand values. The City's Industrial Development efforts have been aimed primarily at absorbing the existing industrial land supply. As the City get& closer to filling existing space, it was suggested that the City actively seek new industrial locations. Ibis effort was supported strongly by some, to the point of elcouraging the City to own and develop a new industrial park. For many, the use of City funds should be prioritized toward industrial development efforts of all kinds. 'Ibis sentiment spilled over into the concern over access to industrial areas. There was comment which expressed an apprehension over the ability for the existing transportation network to handle the traffic on which industrial development thrives. Planning for new industrial areas needs to take transportation into account for the long term. The City's economk: development efforts ate aggressive, and obviously successful. The local network of industrial contact through community efforts such as the Industrial Development Committee are especially viewed as positive in the mtmdnn of e>dsdng businesses. However, it would appear that the industrial development dd'forts of the City are often conducted as an cad In themselves, rather than as a means to other ends, such as; tax base or job creation. This concern is evidenced in two general ways: first, comments varied widely regarding the extent to which industrial devclopmm efforts should be funded; and second, the objectives of 612 595 9037 P.06 the community's industrial development have not always been clear in the context of other projects. The value of the Comprehensive Planning process to the City's various functions can be one of coordination, and helping to aim those functions at common goals. Industrial development is sat an end in and of itself. Rather, it is a means by which some particular community goal is realized. For instance, if a community goal is to Marc a the commercial market for local retai lers (current and future), an objective which may lead to that goal might be a reduction in its relative level of commuter residents. A program which could lead to aitch a reduction would be an increase in local jobs, thus justifying industrial development efforts which create jobs. If this were the only goal relating to industrial development, there would be no further discussion necessary. However. the City may also have as a goal an ixrce in local disposable income, which would mean that there are specific jobs which would fill both goals. An economic development program which tales into ucoum only one of the two goals may attract several now industries, but few of them may be paying off in context of the community's goals. Of cease, many of the City's goals, not just one or two, are likely to relate to industrial development efforts. with cub additional goal, the more cornplex the issue of meeting them becomes. It is ant too difficult to emisioo a scenario in which a program furthers one goal perfectly, but defeats soother equally well. Ibis connict can only be resolved though coordinated programming, with well defined goals and objectives against which every City f tecdon in evaluated. This is the true role of the Comprehensive Plan. Tacgoa Pana 3 JAN -16-1996 1024 NRC b1on iedb Co=v=hmrive VLn - Twdn Economic Devefopnurtr - Commemdaf This category of comments includes diacnasion nrding commercial development in general, as well as iasis relating specifically to the downtown. Highway 23, and Interstate 94 frontage. As with Industrial Developmea4 the interviewees Wressed interest in City involvement in commercial economic development across the full mage of possible support levels. Tbese includod full scale financial involvement in rodevelopmem projects to Hine more dean af5rroation of the private development market's efforts. Indeed, there was some opessed eondernnation of the City's use of Tax Increment Financing for past commercial projects. As wide ranging as were the comments regarding commercial development generally, so too were those relating to the Central Business District, or downtown arra. Many of the comments reflected a belief that the downtown was no longer W Wy to function as an effective retailing center, given contemporary commercial shopping pattems. If this line of thought were to prevail, thea a reuse of the CBD smut be identified. in order to effect a long term transition in land use, and the attendant community facilities decision surrounding that transition. Future uses contemplated by these interviewees Included specialty retailing, such as gift and antiques. Other suggestions included a concentration on entertainment related facilities, such as restaurants and bars. togetha with the theater. It was also stUestod that the downtown, especially the area along Broadway, would function as primarily a convenience anter in the future:, providing local market goods and services, particularly the latter. The gradual shift of the comparison shopping market to the south was foreseen in this scenario. 612 595 9837 P.07 Some comments reflected the opinion that the downtown area did rant need to disappear in order to facilitate the southward shift of the commercial district. This thinking suggested that the existing downtown serve as a northerly anchor to a shopping district which encompassed most of Highway 25 to the toouthem boundary of the City. Finally, there were comments which suggested that the City has to take a much mole active role in the complete redevelopment of the Central Business District. This view considers the geographic arra of the downtown to be a long term viable commercial center, although the building stock is currently inadequate to accommodate the activity. As a result, the City would need to assist financially to the replacement of those buildings is order to bring the costs of redevelopment into a competitive range compared to raw land development More generalized comments included a concern for the competitiveness with surrounding communities, net just within the City limits. Coupled with this view was an late" in intensifying the co nmercial development in the area of the Monticello Mail and K -Man. While commercial development was supported by this group, most seamed to suggest that an active City financial role would be inappropriate. Coordinati m with the Chamber of Commerce in aatvhles and ptagmrnming was sem u cidw by most of those malting comments M this category. As with lod istrial Development activities, it is imponam for the City to define Its goals for commercial land uses. And, more than many others, commercial land use Is less within the Tatkv p04LJ JAN -16-1996 10:24 PIM Mosucello COMPMhendve Pun - Tualu City's ability to influence. Since so much of the decision making about retail loominn is controlled by market demographics, Cities often end up responding to commercial development requests than actively welting them. This reality is one of the factors which can cause rehtctance to spend City finds seeking retail develapmem. In many ways, the city can spend with no apparent likelihood of success. A com- Scdol Demog7gphfu The issues raised in this category centered primarily around a belief that the: housing development in the City was leading to young families of modest incomes, as well as an increasing level of elderly. Regudlog the former, concerns involved a high demand an public services, especially schools, and long term concerns over housing maintenance. Thew concerns were coupled with the view that the majority of this demographic was sheltered to relatively low tax yielding housing. The interviewees were largely accepting of the growth In the senior age categories. This acceptance has translated into an assumption of City responsibility for pmviding pmgrsmmiog, facilities, and a certain level of transportation for this group. Apart from these two ams, a few oommems was made w In the lack of fircflidea !n the community for youth. This commas reflected the concern that youth problems of the metropolitan areas could follow to Monticello, without the City's involvement. 612 595 98.37 P.08 peeing reality, however, is that commercial madw tends to follow population. As a resuh. Morello has to be in a position to absorb futm commercial growth in an attrsexive, convenient, organized mansm, or risk fitting it in wherever there is room kft over. Ctearly, the latter rboice would not be beneficial to either the community or the business. Contubm Comeau In some ways, eoncems over housing diversity a a chicken -egg dilemma. Is the housing being built crating a specific market out of which no one dares to veomm? Or is the market clearly defining the kinds of housing development which can be successitrlly built in Monticello? In all likelihood, it is probably something of both. The marfoet for new housing in the Monticello area is, in part, being driven by home buyers who can not, or choose not to, afford new homes In more expensive area in the metropolitan area, such as Maple Glom Arguably, the City Is powed= to significantly affect this maritet. On the other hand, as these homeowners mature in Monticello, the moderately priced move up market will become in demand, the dynamtu of the area's real estate market will change. As noted in a previous section, the City steeds to tslm a long term view of its growth, and try not to be alumed while made fmcca play themselves out. This may mean that the City needs to pay attention now to bow it will house this move up market in the am tea years of so. The other side of chit equation is that the teal estate mift can sequin a bit of Inertia. By this Trailer Pon 7 JAN -16-1996 1025 NAC Mawleelb Comptahmdve Plan - Tactics it is meant that proven products are attractive to real estate developers, and the City can play a role in massaging the interest in previously unexplored housing manners. What this role is Will depend upon the City's overall goals, and the interplay with the other programs the City involves itself in. Growth Mmmgtmart Jsmes There were numerous opinion expressed regarding the need for the City to manage its current and future growth noes. This concept means different things to different people. For some, it is important to develop, or at lean plan for, the City's lnhasonteane on the front end so as to be able to huld]e effectively handle the new development as it comes to Monticello. In this way, it is expected that cite City will be able to manage the location of rasa growth in the most efficient manner, without having to try to moderate its pace. Another growth management idea was to carefully screen the developers who work in the community. This Idea crossed over to thoughts relating to the strong enforcement of the City's development controls. It was noted that growth should not take a single forth, however. Growth in all categories of hand use are lmpomm to the long term health of the community. Apart prom the 'manage by prep* approaches to growth control were commemu suggesting a more active management of the puce of development, ptadculady in certain ategoaln. Probably most notable of these was the suggestion that lower cost housing growth be limited in favor of other housing types, or other land uses In gam - 612 595 9837 P.09 A second aspect of growth management was the physical dimension of growth and its impacts. These comments related to the ides that the community will need to address the physical direction of its t amnion and how that expansion compares to the boundaries of the Orderly Annezadon Area. Comments the need to condnoe the positive relationship which the City enjoys with the Township officials in this regard. At the same time, some felt that the City is too constrained in its ability to direct its long term florae due to potential Township drmlopm em just beyond the City's botdeas. Pat Township development to the can has limited a xpanaion of City service areas in that direction, and there is concern that the same could happen to the west, where many believed the bulk of MontiaIlo's gnome could occur. particularly in the area of industrial land use. In that the Township's objectives ate largely cemaed around agricultural land preservation, it was hoped that any development could occur in a compact enough tkshioo to fhcilim urban service expansion when prudent. Thou comments related to control of land use type in the a xtnterrftortal areas. Some dissatisfaction was expressed with the joint planning e4foms of the City and Township, due to the &lett that County land use pLmniag controls in thou areas. Tactkt EWJ 7RN-16-1996 10:25 NAC M— aw COWFah.adw PIM - T.ctm Growth Management efforts can calve on •active* or "passive' Characteristics. Active characteristics would incbrde control of rotes and management of economic cost and benefit Passive efforts include mote of the directional management through urban growth boundum and the like. Either is possible, but they rudleat different philosophies about growth in general. Active manageruert requires a much more aggressive cool of the types of land use, to the extern of limiting developuent in cmtdn valuation ranges. 'lois approach assumes that a relatively predictable balance of land use type will be achieved, by restricting growth of some land use types, mad allowing or encouraging growth in others. A oampla organization of the costs and benefits of all Was and ranges of development is necessary to be able to direct, and monitor the effectiveness of, the City's efforts at active management. Passive management is more familiar to the City is that hs past planning and zoning efforts ftZ into this category. Here, the community identifies its growth objectives, establkh a the 612 595 9837 P.10 parameters under which growth can occur, thea proohs, development applications as they came In. Each —bad has its supporters and detractors. Naturally, active management can be problematic in certain oontesJa. Where the community's growth is not occurring in all categories, balanced management would requite a near complete halt in development until the slower categories of growth can •catch up' to the faster. In Monticello, where the recent development mad= has been dominated by moderately priced housing. a near development freeze could be nomsssry to 'baianoe• the housing madmt. if the upper end horsing marl= failed to materialize, expectations for commercial growth would lilmly dissolve, since it is so sensitive to demographies. Passive managownt, on the other hand, requires solid planning an the front cad, but a Ina intense monitoring. This Is not to say that the City can dmw up the plan and sit back to watch it unfold, of come. Regular evaluation of the plan's effectiveness is hnpottaat so na to be able to keep it cueent once it is established. A Comprehensive Plan which is updated bh by bit over dme maintains its relevance without requiring major farad outlays every ten years. Twk4 Pan 9 JAN -16-1996 1025 Mx MouticcUo Campmtroad.e Pias - Tw=4 Community Fan7idts Community Facilities include all of the physical products and services provided or maintained by the City. Such things as sanitary sewer collection and treatment, water supply, stosmwater collection, streets, sidewalks and pathways, and padre, as well as administrative and maimenance facilities and fire Ftoteetiom. Most of the comments received were in regard to the City's recreational facilities. Cornineats regarding the other areas were almost entirely related to the need to plan adegoeady for their maintenance and e Wanton as the community's growth warrants. With regard to Patios and Pathways, many of the interviewees indicated a feeling that the park system has been negleaed, at least in comparison to other community facilities. Comments made in this regard suggested that while there were adequate pane sites. there has been too little development and a lack of coordination in their location, function, and priority. Whereas the City has spent considerable amounts of finds on sewer, water, and transportation, patty fundlq has been left behind. in this view. Another aspect of the parks development was related by some to the use and attention to the river. This amenity, which is such a great potential amraction, has beenigno. in the City's recreation planning and developmemt. Suggestions to overcome these peat 'fillings' include the location of a community tearer on the rivenVant, and eueaalve re troflNng of the riverfront with trails, or trail accesses. Soma expressed the view that the City's sJarimuhlp with the school district, in the area of recreation facilities and programming could be enhanced. Interviewees suggested that too much duplication of cost and land use must occur without better coordlrsatlon in the Nrture. 612 5% 9837 P.11 CansWrmu Comment Clearly, the comments reflected a positive view of Montioello's wiliiagaess and ability to plan for its physical Infrastructure. The only disagreements were in foam rather than in substance. For iuvme e, some believed that the sewertnxttneat plant should be moved to free up riverhont, whereas others expressed the view that poets could not wamnt such a move. Similarly, comments regarding tranVortation differed only on the location of major improvements, rather than the [teed. Park development seems to be a diffow animal, However. These is oo doubt that a City cannot be ren without efficient sewers, and effective fur fighting. It is said, though, that the difference between merely 'surviving' and 'living' are the amenities. Whore the park system is treated as a mete adjunct to the development process, the amenity part of community facilities suffers. In this view, the pant system should be loolmd at as an equally vital component of the City's idnstrum- e. Indeed, where the City's goals am to attract a higher level of development than it has before, It may be necessary to place pa* development at the top of the priority lis. Of all the services the City provides, pants and streets are the two most visible. In terms of encouraging development of higher value, this acgli tic component is a critical factor In success. Park system planning and development is an inveshnent toward that goal. The atinmfoa to, and public use of, the riverftom is similar in its Impact. Few communities have such an amenity, and the river provides Monticello with a powwal competitive advantage in attracting quality development. Only where that amenity Is available to the public, however, is the advantage realired. Trcdes Pan 10, JAN -16-1996 1026 NAC Momiccllo Comptcbenaive Plan - Tactics Some comments were made which related to the adminiauadve aspects of naming a municipality, rather than any particular function the City has. Primary among these comments which were communication issues These comments indpdW suggestions that the City is perceived to be difficult to work with by the business community. Some of these commenu were based in the perception that the City requires one standard at one point, then changes the objective later in a Project - In this regard, these were numerous comments received which indicated a frustration with the inability to ascertain the City's intentions with regard to a particular projea. It was suggested that the most important thing for many of those dialing with the City was to know what the City expected of tbem. Ibis theme was present on many levels in the Interviews. Pfoening Irnur This category of oor meat related to Concerns about the City's planning efforts. and the frame of reference within which the City thinks about its planning activities. There was considerable comment encouraging the City to think about its place in the region. This regional analysis includes impacts of the City's role with the Township, as well as the larger region of Wright and eastern Sherburne Counties. Finally, regional thinking to some includes Mauicello's place within the Twin Cities to St. Cloud corridor. 612 5% 9837 P.12 The communication issue is often an area where 'perception is reality'. Even though the City officials may feel that they are consistent. and maklog significant efforts at communicating the City's activities, success can only be measured by the reaction of other party. With regard to the consistency of City policy, a significant role of the Comprehensive plan update is to Consolidate City objectives and policy. As a emit, whether current perceptions of inconsistency have any basis or not, future action will be able to point to Common goals to tie them together. On this latter point it has been our observation that while the activities of various City representatives may nes have been inconsistent, they often have those highly compart- mentalized. To those unfam liar with the wordings of Monticello'& government, this lack of common objective can appear to be conflicting requirements. Also related to the City's pluming role were commema regarding the need for a common community mission statement. What such a mission statement might - differed somewhat, ming upon the interviewee's perspective. However, msiataining Moadcello's sm&U town atmosphere was a regular theme throughout the interview seasioos. it was acknowledged that much of Monticello's growth has been Ar ributs to its i>i nbk comparison with more urbanized ams and the problem that often accompany urbaniradoo. including sdme and congestion. It was suggested that growing into a place Wm those which others arts fleeing would be an inappropriate result of growth. Twticafar* I JAN -16-1996 1026 NAC Moat"UQ conzwohmtive Pon - Tow" A more specific issue which the City nods to prepare for is the possible dewxdfication of the NSP power plant. Ibis issue is actually two issues in one. Aocording to NSP repre- sentatives, federal regulatory changes will cause the power company to search for cost saving measures to bring the Monticello plant more into line with Its other generating facilid". One cost which they will attempt to reduce will be seal estate taxes. At the same time, several interviewees noted that the City has an opportunity over the next seventeen or eightoea years to capture a share of a revenue soame which may not be available after that time. This revenue source could be utilized to fond City capital facilities which would be mach mote difficult thereafter. An additional Up= of the City's planning activities was related as concern over the ability to coanol or direct growth beyond the City's current boundaries. It was suggested that the City's linear shape, and rho barrier created by the Mississippi River makes the impact of ton -City, development that much greater in Monticello. This issue again relates to the interaction the City maintains with the Township and the County. C.onwlamu Comm" The ability to grow, yet retain the advantages of the smaller community. Is a classic dilemma for communities such as Monticello. The issue which makes the dilemma unique for the com- 612 595 9837 P.13 mumty is the identificatim of the attributes which make Monticello's patticuLtr version of a 'small town' special. The foregoing sections of the Tactics Plan Report provide a partial answer to that analysis. The remainder of the Compre- hensive Plan process is designed to add detail, leading to a Plan which appropriately programs the City's activities. How the City chooses to 'exploit' the property tax revenue it receives from NSP will have a significant impact on any cost -benefit analysis of the City's tax structure. This will be a policy issue which the Comprehensive PLm process will have to resolve early in order to deal appropriately with the prioritization of the City's goat. Ile need for the City to think regionally is Important to almost all aspects of Momicello's growth and deveiapmaa. Any private decision to develop or locate in the community is made in the coat= of 'competition' with other optional locatim. The City needs to maintain its .. .,., but at the same time, needs to be sate that it competes for these developments which allow h to mea hs ultimate objadves. This an only be uvmd if the City regularly reconsidera its goals and objectives: annually at Ing. without an adequate level of review, the objectivraa may become out of data Since mapped plans grow stale even more quickly, the Comprehensive plan an loss its relevame, and the dl aftes which the City encounters now. as teflocted by the comxms stated in the previous saxioms, will reappear. Tactla i'JLl.lid TOWL P.13 Inventory. Page I INVENTORY DATA 1. HOUSING The purpose of the Data section of the Inventory is to provide a condensed summary of the existing conditions, services and trends in the City of Monticello. This information is intended to represent a database to be utilized in the comprehensive planning process to identify issues affecting the community and formulating policies to address these issues to the benefit of the City's residents and long range ping goals. This summary is the result of a comprehensive planning assessment completed in the Spring of 1995. Detailed data collection and field surveys were the primary methodologies utilized in the compilation of data for this section of the Inventory. Some of the data included in this section is evaluated on general characteristics, some on an area wide basis, while other data is evaluated strictly within the City's corporate limits. The data contained within this section has been broken down into the same categories or profiles, which the Comprehensive Plan Tactics have been ordered. These profiles encompass or contribute a wide range of information and are as follows: 1. Housing 2. Industrial Economic Development 3. Commercial Economic Development 4. Social Demographics 5. Growth Management Issues 6. Community Facilities 7. Planning Issues Each profile is in essence a summary of the raw data collected for the Inventory in an organized format. A. Existing Residential Development The Existing Land Use Map at the end of this section and Table 1 depict existing development within the City of Monticello. Older area residential development is organized in a traditional grid type pattern oriented toward the direction of the Mississippi River. More recent development has occurred along the periphery of the City and Interstate 94 in a more modern subdivision pattern. Aside from agricultural hand uses, residential land uses are the most predominant within the City, representing approximately 595 acres or 18.1 percent of the total land area, as shown in Table 1. In terms of housing units, single family detached dwellings make up over two- thirds (68.5 percent) of Monticello's existing housing as shown in Table 2. The next largest group of housing types is multi -family, representing 20.8 percent of the total housing stock. Although not the sole determining factor regarding physical deterioration, structure age can illustrate whether problems are likely to occur. According to Table 3, over 70 percent of Monticello's housing stock was constructed after 1970. During field surveys conducted for the Inventory, several scattered structures in poor condition were rioted. These properties can have negative impacts on surrounding properties and the community in general. MOR WUO r.onprehendre Pial InwenrWy Inventory Page 2 Land and structure Lure values influence the way The intent of the R-2, Single and Two in which individuals use land. Table 4 Family Residential District is to provide for shows the housing unit values of detached housing types that develop at higher single family homes within Monticello. To densities than single family dwellings to assure consistency, the U.S. Census provide for a diverse housing market to information includes only single family meet demand and promote efficient units on lots less than 10 acres in size, utilization of land resources. Permitted without a business on the premises. The uses in this district include single family table also excludes mobile homes. detached dwellings, duplexes, townhouses (minimum two units), other uses allowed in As the table indicates, a large percentage of the R-1 District. The R-2 District is homes within Monticello (85 percent) are designated over approximately 258 acres or valued under $100,000, with only 18 7.8 percent of the City's total area. homes valued over $150,000. Although these values have likely gone up since The R-3, Medium Density District seeks to 1990, they indicate a housing supply of accommodate market demand for affordable homes. apartments, condominiums, and multiple family dwellings up to 12 dwelling units. The median housing values of Monticello Permitted uses include multiple family and several surrounding communities are dwellings with four or more units per compared in Table 5. Monticello's median structure and customary accessory housing value is slightly above the Wright structures. A conditional use permit is County median housing value. required for a multiple family structure containing 13 or mon; dwelling units. This district has been designated over B. Residential Land Use Controls approximately 79 acres or 2.4 percent of the City's total land area. The R-1, Low Density District, designated over approximately 806 acres or 24.4 The Manufactured Housing Residence (R-4) percent of the total City area (Table 6), is District has been adopted to regulate the intended to accommodate low density placement and use of manufactured housing residential areas and public and semi-public within the City. This district has been uses. Permitted uses in the R-1 District established over approximately 70 acres or include detached single family dwellings 2.1 percent of the City's total area. and customary accessory uses, home occupations (subject to further regulation), The PZ -Residential and PZ -Mixed Zoning licensed day care or residential facilities Districts purpose is to allow for and essential structures and uses. Public development flexibility and special design and semi-public uses are a conditional use control within sensitive areas of the City within the R-1 District. due to environmental or physical mmdcrllo Owwrehenrlw Plan Inventory limitations, and to provide a transition or intermixing between residential and business land use. The two performance zones make up approximately 172 acres or 5 percent of the total City area. C. Residential IAnd Demand and Absorption As stated previously, aside from agricultural land use, residential development is the most predominant land use within the community. This trend is expected to continue through the decade and into the next century. Population projections and land absorption projections will be made part of the land use element of the Development Framework in the Comprehensive Plan. 2. MUSTRIAL ECONONUC DEVELOPMENT A. Existing Industrial Development As indicated in Table 1, existing industrial land use within Monticello represents 180 acres or 5.5 percent of the total land area. These uses aro scattered throughout the City, but generally are located along Interstate 94 or Highway 25. The City's largest industrial park, Oakwood Industrial Park, is approximately 160 acres and Is currently 26 percent vacant and is zoned I- 2. The Chelsea Road arca industrial site is mostly vacant and zoned I-1 and B -C. Inwraory: Page 3 B. Industrial Land Use Controls The City of Monticello has two industrial zoning districts; Light Industrial District (I- 1) and Heavy Industrial District (I-2). In addition, there is a Business Campus District (BC) that allows for tight industrial business offices, retail and light manufacturing. The I-1, Light Industrial District accommodates the establishment of warehousing and tight industrial development. Approximately 199 acres or 5.7 percent of the City's total area has been established as an I-1 District. The U2, Heavy Industrial District provides for the establishment of heavy industrial and manufacturing development and use. This district requires isolating from residential or commercial use. The I-2 District encompasses 693 acres or 19.9 percent of Monticello's land use. The BC, Business Campus District provides for the establishment of light industrial business offices and limited light manufacturing in an environment that provides a higher level of amenities. 'fie Business Campus District has 113 acres or 3.2 percent of the City's total land use and has been set aside for business campus development. Arondeetto cowreAenrlw Plan Inwnrory lmntory: Page C. Industrial Lend Demand and Absorption goods only for the surrounding neighborhoods and ate not intended to draw Projecting future industrial demand and customers from the entire community. The land absorption projections will be made permitted uses include barber shops, beauty part of the land use element of the parlors, and essential services. Development Framework of the Comprehensive Plan. The B-2 or Limited Business District is to provide for low intensity retail or service outlets that are located in area that are well 3. COMAD;RCIAI. ECONOMIC served by collector or arterial strew DEVELOPMENT facilities at the edge of residential districts. One hundred thirty-five acres or 3.9 A. Existing Commercial Development percent of the City's total area has been designated for this district. According to Table 1, commercial land use within Monticello accounts for 83.9 acres The B-3 or Highway Business District has or 2.6 percent of the City's total area. This been established to provide for and limit the development has historically concentrated establishment of motor vehicle oriented or in the Central Business District located at automobile dependent commercial and the center of the City along the Mississippi service activities. These uses are not River and more recently, primary necessarily compatible with the desired commercial development has occurred on character of the downtown area. The B-3 State Highway 23 near Interstate 94. District has been established over approximately 307 acres or 8.8 percent of the City's total area. B. Commercial Land Use Controls The B-4, Regional Business District, The City of Monticello has four established over approximately 113 acres or commercial or business zoning districts; the 3.2 percent of the City's total area, is B-1, Neighborhood Business District; the intended to provide for the establishment of B-2, Limited Business District; the B-3, commercial and service activities which Highway Business District; and the B-4, draw from and serve customers from the Regional Business District. entire community or region. This district occurs most commonly in Monticello's The B -I District, a zoning district that is recognized Central Business District, and not currently established in the Monticello has expanded to the Monticello Business zoning map, is intended to provide for Center. neighborhood type, convenience goods retail locations serving the City's residents. These centers are to provide services and Monticello CwWrehenrlw Plan Invrntory The BC or Business Campus District has been established in Monticello not only to provide light industrial offices and tight manufacturing, as previously noted in the Industrial section, but also sale of supplies and wholesale showrooms. C. Commercial Land Demand and Absorption The land use element of the Development Framework of the Comprehensive Plan will identify future demand for retail locations and land absorption. 4. SOCIAL DEMOGRAPHICS The following is a summary of demographic data collected for the Inventory to illustrate existing aspects and characteristics of Monticello's - population. A. Age Characteristics The 1990 Census provides age characteristics of Monticello residents as illustrated in Table 7. The City's largest age group is the labor force age group (age 20 to 64) representing 54.2 percent of the City population. The next largest age group is the school age group (ages 0 to 17) representing 35.3 percent of the City population. The retired age group accounts for the final percent of the City's population. These figures are generally consistent with the age characteristics of Wright County as a whole. In Wright County, the labor force age, school age, and retired age groups represent 55 percent, Inventory: Page S 35.2 percent, and 9.8 percent of the overall County population. The predominance of individuals in the labor force age group is typical of communities located proximate to the Twin Cities, due to an increasing flow of young families to rural areas. The significant labor force and school age population in hloriticello is a major factor in planning for the future of the community due to increased demands for facilities and services. Not to be overlooked is the mired age population. Although relatively small, it is anticipated that this population will likely be growing in the next decade and beyond. This age group requires special attention during the planning process due to its specialized needs. B. Education Table 8 illustrates the 1990 education levels of Monticello residents over the age of 25. As the table indicates, nearly 80 percent of Monticello's population has attained a high school degree or higher. This figure includes 13.8 percent of Monticello's population which has obtained a college bachelors degree or higher. For comparison purposes, 80 percent of Wright County's 25 and over population has attained at least a high school degree. Ma rkeQo Cm prehentlw Plan h -e" lmrntory: Page 6 C. Employment Characteristics Information from the 1990 Census illustrating occupation characteristics of Monticello residents is depicted in Table 9. The table demonstrates that of the City's labor force, the largest occupation group is service occupations (33.7 percent), followed closely by administrative support occupations (28.8 percent). Managerial/ professional make up 19.7 percent of Monticello's work force, while operators, fabricators, and laborers make up the final 17.8 percent. The majority (58 percent) of Monticello's labor force travels 15 minutes or more to work according to 1990 Census data, illustrated in Table 10. The average commuting time of Monticello residents in 1990 was 22.5 minutes. This information suggests that Monticello is a "bedroom" community for the majority of its labor force. Residents most likely commute from their homes in Monticello to their place of work in the suburbs of the Twin Cities. D. Income The 1990 Census data regarding median family income and per capita income for Monticello and several surrounding communities is illustrated in Tables 1 I and 12, respectively. In 1990, the median family income in Monticello was $33,202, while the per capita income was $11,907. These figures for Monticello are lower than similar data for surrounding communities, with the exception of Buffalo's median family income and Big Lake's per capita Mondeello Cmrrehen hr Plan lnwnwry income, which are lower than that of Monticello. These figures can most likely be attributed to the high percentages of service or manufacturing employees living in Monticello. The numbers and percentages of individuals and families for which low income status had been deternined for the 1990 Census is illustrated in Table 13. The average poverty threshold for unrelated individuals in 1989 was $6,310. These people may require public assistance to meet their housing needs. As such, they are an important consideration in the planning process. As Table 13 illustrates, the percentages of low income individuals and families in Monticello is higher than those of several surrounding communities. In general, an analysis of Monticello's median family income, per capita income and low income statistics reveals a population with income averages lower than those of surrounding communities. 5. Growth Management Issues The following is o summary of growth related data collected for the Inventory to document existing aspects and trends of the Monticello population. The population projection section in the Development Framework section in the Comprehensive Plan will attempt to analyze future trends which will aid policy makers in planning for the future needs of Monticello's growing population. A. Population Growth The statistics depicted in Table 14 Wustrate the population growth trends within the City of Monticello as compared with adjacent communities and Wright County as a whole. The conversion of population counts into annual increases, and percentage changes and rues, facilitate analysis of population growth by creating an equal scale to evaluate this growth against. The communities illustrated in Table 14 each demonstrate growing populations over the 30 year period. This growth can be attributed to a number of factors affecting communities in this region: Close proximity to the Twin Cities Metropolitan Area. Expanding regional growth has resulted in population increases in Monticello and surrounding communities. Access to metropolitan employment opportunities and cultural activities. The proximity of Monticello and surrounding communities to the Twin Cities and the St. Cloud Metropolitan Areas allows individuals to choose to live in Monticello, while maintaining convenient access to employment opportunities and cultural activities. Monticello's population has grown rapidly since 1960, with a steady growth occurring from 1970 to 1990 (73 percent from 1970- 1980; 74.6 percent from 1980.1990). In Inwntory: Page 7 comparison, the nearby City of Buffalo has also experienced recent growth, but at a slower rate than Monticello, as illustrated in the table. The building permit data shown on Table 17 indicates that this growth is continuing. Between 1980 and 1994, 50 percent of the single family building permits have been applied for between 1990 and 1994. Future population growth in Monticello will be made pan of the land use element of the Development Framework in the Comprehensive Plan. B. Household Growth Household growth in Monticello is illustrated in Table 15. The 1990 average household size in Monticello was 2.78. This figure has been decreasing slowing since 1970. This figure is also slightly lower than the 1990 Wright County household average of 2.98. This difference could be attributed to the larger household in rural homesteads in Wright County. The 1990 Census provides a demographic profile of the households living in Monticello. Table 16 illustrates the number of households, family households and households with children. According to the table, in 1990 there were 1,775 total households in Monticello. Of these, 1,273 (71.8 percent) were families, the majority of which were married couples with children. Only 28.2 percent of Monticello's households were non -family, without children. This information Afaufcet/a CmPreAaulw Plan hVe" /mrtnrory: Page 8 suggests a population of young married couples with children. C. Fiscal Data A review of the City's budget summary (Table 18), tax rate, bonded debt, intergovernmental aid and the combined statement- of revenues and expenditures suggests that Monticello is relatively financially stable and has the necessary financial resources to support future growth and development. D. Population Projections The City of Monticello is likely to experience continued strong population growth into the early portion of the next century. Table 14 illustrates the City of Monticello's past and present population from 1960 through 1990, and compares growth with other cities in the area. Population projections will be made part of the land use element of the Develpoment Frameowrk of the Comprehenisve Plan. 6. COMMUNITY FACILITIES The following section serves to document the community facilities available within the City of Monticello. These facilities range from City parks and open space, to government buildings and services, such as schools and police and fire protection. This section of the Inventory will discuss the following: Mauklllo CMWM%rnrtw PIM /nvenwry A. Parks B. Government Buildings C. Schools D. Water/Sanitary Sewer Information regarding polioe/fue protection, public works, administration, library, utility service, recycling, liquor store and churches have been included within the Appendix in Table 20. A. Parkes The City of Monticello contains 18 parks located throughout the City. These parks have a range of equipment and services, from open space to softballfbaseball diamonds. In total, parks and open space account for 193 acres or 5.9 percent of the total City area. One of the most recognizable of the City's park space is Bast and West Bridge" Park located on both sides of State Highway 25 at the north edge of town, along the banks of the Mississippi River. This area is seen as a major community amenity which needs to be developed in a manner that promotes the natural value of the area and also creates a connection with the nearby Central Business District. As a developing community, Monticello will need to acquire additional park land holdings in anticipation of growing demand for recreational space and facilities. To address this issue, the Monticello Subdivision Ordinance establishes a public land donation requirement for new subdivisions equaling at least 10 percent of the subdivision's total area. A payment equal to 10 pent of the total valuation of the subdivision may be required in lieu of a dedication. B. Government Buildings Government buildings within the City of Monticello include a City public works building and yard, four school buildings, a senior center, a fire station, a municipal off -sale liquor store, a community service building (old Fine Hall), a MnDOT truck station, a library and a United States Post Office. The current location of City Hall offices is at 250 Fust Broadway. C. Schools Children in Monticello attend schools in District 882. The district has four buildings, two housing the elementary grades (pre -school -5), one junior high school (grades 6-8), and one high school (grades 9-12). Table 21 lists the student enrollment at these schools. These figures include children who live in outlying township areas, as well as children living within Monticello's corporate limits. As Table 21 indicates, them is a need for additional building capacity for the middle school aged children. It is likely that the high school will need to be updated or replaced in the near future due to its age. These issues need to be addressed when planning for the future of Monticello. In addition to the public schools in Monticello, there is a private, church affiliated school. River Crest Christian Imenwry: Page 9 School has a total enrollment of 40 students in grades preschool through 6. The school serves students in both Wright and Sherbume Counties. D. Water and Sanitary Sewer The City has adopted a Comprehensive Sewer and Water Plan which identifies how all area will be serviced within the corporate limits. The City is currently conducting a study that will result in the expansion of the sewer treatment facility. The design of the new facility is expected to accommodate population growth through the year 2020. 7. PLANNING ISSUES The following profile is a summary of the physical conditions existing in the City of Monticello at the time this Inventory was conducted. The topics discussed in this section span a wide range of physical characteristics, such as soils, fioodpkdn, exi.-ting land use, zoning, physical barriers, transportation systems, and traffic levels. This section is divided into three distinct categories of information: A. Natural Environment B. Transportation C. Land Use Each of the categories are further subdivided with specific information relating to that section. Maps have been included with the text to further illustrate the existing conditions. Moukrtlo CmWrehr=1w Play rawnrory 1m ntory: Page /0 A. Natural Environment floodplain, as well as in scattered wetland areas. Other areas of poor soils exist The Natural Environment of the Inventory sporadically throughout the area. Careful is intended to document conditions consideration must be given throughout the associated with the physical area the City of planing process to limiting future Monticello occupies. Aspects of development in area of poor soils to avoid Monticello's natural environment described property and/or environmental damage. in the paragraphs which follow, include topography, soils, protected wetlands/ 3) WetlandANvtected Watercourses watercourses, floodplain, vegetation, and pollution. The map included at the end of this section illustrates DNR protected wetlands located 1) Topography in and around the City of Monticello. As shown by the map, there are relatively few The topography within Monticello can be protected wetlands in or around Monticello. characterized as fairly flat to rolling. However, the 1990 Wetland Conservation There are very few arms that are Act requires protection of most of these considered steep for development purposes. wetlands. The topography of Monticello has been indicated on a map at the end of this section The Mississippi River is the only DNR in 50 foot intervals, which provides for a protected waterway within the City. general interpretation of such conditions. Shtoreland regulations should be adopted to control development along the river to 2) Solls protect and maintain its natural aesthetic value for the City. While it should be recognized that any large scale mapping of soils results in an 4) Floodplain extremely generalized graphic statement, the map at the end of this section illustrates The 100 year floodplain boundaries, as areas with soils determined to be poor for defined by the Federal Emergency supporting development. This map was Management Agency (FEMA), are shown created using a United States Department of on a map following this section. The City Agriculture Soil Conservation Service of Monticello minimally affected by inventory of soil types in Monticello. The flooding from the Mississippi River, whose areas depicted are considered poor for waters generally follows its shoreline. urban development purposes due to factors However, there Is a portion of the City, such as soil strength, drainage and frost along the river, which Is within the characteristics. Areas of poor soils within floodplain. the City of Monticello are concentrated primarily within the Mississippi River Mauketto Ca rehenrlve Plan lnvewwy Monticello has an established Floodplain Management Ordinance which regulates development within the floodplain area. This ordinance is discussed further in the land use section of the Inventory. 5) Vegetation The vegetation map following this section depicts vegetation masses located in and around the City of Monticello. large vegetation masses in the City are concentrated exclusively around the banks of the Mississippi River. In addition, large vegetation masses exist to the northwest and southeast of the City. The natural vegetation along the river enhances the area's unique character and adds substantially to the desirable qualities of the City. 6) Pollution The Minnesota Pollution Control Agency (MPCA) has not identified any significant pollution issues within the City. Personnel at the MPCA indicated potential pollution problems associated with septic system failures exist, as some housing units still utilize these systems despite the existence of city sewer service. 7) Physical Barriers Natural environmental features, such as bodies of water or abrupt changes in topography, as well as man-made elements of urban development, often act as influences which can constrict land use and access. In dividing and distinguishing Inventory: Page II subareas within a community, such barriers become a vital consideration for logical planning. Major physical barriers in Monticello include the Mississippi River, which determines the City's northern boundary and Interstate 94 which bisects the City. These barriers are illustrated on the map following this section. The impact of these physical barriers -should be approached with an awareness of the potential positive and negative impacts of existing (or planned) barriers on possible use. Land use patterns which can take advantage of potential beneficial aspects, while mitigating negative impacts, should be encouraged. B. Transportation The following paragraphs are a brief summary of the transportation modes available in Monticello. Several transportation modes are discussed, including street and highway networks, airports, public transit services, and railways. 1) Street and Highway Network In Monticello, interstate, state and county highways provide vital links to regional activity and employment centers such as St. Cloud and the Twin Cities. The City is currently served by two regional highways, 1-94 and TH 25, and four county roads, CSAH 75, CR 118, CR 117 and CSAH 39. As determined in the 1994 Monticello Transportation Study done by Orr Schelen Mayeron and Associates, them aro two mattkeLto CwWrehe ave P&M Ins"Wry 1r entory: Page 12 general areas of roadway deficiencies. The roadway segments that are approaching or exceeding typical roadway capacity are on CSAH 75, from Hart Boulevard to CSAH 39/CR 118; and on TH 25, from Oakwood Drive to CSAH 75. The study indicates that the problems on CSAH 75 are reduced speeds, unstable flow and potential safety problems due to traffic volumes exceeding capacity. CSAH 25 problems are due to large daily traffic volumes and closely spaced intersections resulting in traffic delays and congestion. Traffic issues and future transportation planning will be made a part of the Development Framework in the Comprehensive Plan. 2) Airport Facilities The City of Monticello is served by the Minneapolis -St. Paul International Airport for its primary air carrier service. In addition to the Minneapolis -St. Paul Airport, Pilots Cove Airport is located ten miles away in Sherburne County. 3) Public Transportation The Monticello Heartland Express operates within the City limits of Monticello and the Annandale Heartland Express services locations within a 15 mile radius which includes much of the western pan of Monticello Township. The service operates on a reserve ride list schedule. Murphy Med Cab provides transportation service for the public but is primarily Aimuicello CoWrehrmim Plan Inventory utilized by the physical disabled, elderly and individuals with special medical needs. Health One -Active Ride provides similar service for residents in Monticello but only for medical appointments. 4) Trains Monticello is serviced by Burlington Northern Railroad. Usage is on a demand basis. C. Land Use 1) Existing Land Use As previously noted, Table 1 shows the existing land uses currently in Monticello. Agricultural uses and rural open space represent Monticello accounting for 861 acres or 26.2 percent of the City's total land area. This land use is comprised of lands tilled for agriculture production, pasture and general open space. This category does not include vacant platted land, which is included separately in Table 1. There arc approximately 574 acres of vacant platted land within the City, representing 17.5 percent of the City's land area. Housing (low, medium and high density residential, and mobile home units) uses approximately 606 acres or 18.1 percent of Monticello's current land use. Public and quasi -public buildings and areas acetum for approximately 258 acnes or 7.8 percent of the City's total land arm. This land use grouping includes schools, public works buildings, community centers, a post office, a water tower, churches, and cemeteries. Separately, parks and open space account for approximately 193 acres or 5.9 percent of the City's total area. As noted previously, industrial and commercial take up 5.5 and 2.6 percent, respectively, of Monticello's land use. Public rights-of-way (City, County, State, interstate, and railroad right-of-way) represent the final 16.4 percent of the City's total land area, equal to approximately 539 acres. 2) Land Use Controls The City of Monticello is responsible for the administration of the Subdivision and Zoning Ordinances. These ordinances are discussed in detail in the paragraphs which follow. Monticello has adopted a Subdivision Ordinance that, along with the Zoning Ordinance, determines standards for the development of undeveloped lands. The intent of the Subdivision Ordinance is to ensure that new subdivision requests are conceived, designed and developed in accordance with tested criteria and performance standards. Land use in Monticello is regulated by the adapted Zoning Ordinance. The Monticello Zoning Ordinance establishes adminis- tration procedures, general performance Imrnrary.• Page 13 standards, and zoning districts and their specific standards. The City maintains a zoning map in accordance with the current City Comprehensive Plan and amendments. A zoning districts map included at the end of this section, and Table 2 illustrate the current zoning district locations and breakdown in terms of area and percentage of the total City area. A brief explanation of zoning districts for residential, industrial, and commercial use and development have been discussed in previous sections of the Inventory. While there are large areas of existing agricultural land use areas, the A -O, Agricultural -Open Space District has not been included within the current zoning map. When land is annexed, it is automatically zoned A -O pending future rezoning for development. The intent of the district is to provide for an orderly transition from urban uses to rural uses, and specifically to prevent premature and scattered development until such time as necessary and services can be provided. Permitted uses include all agricultural operations, subject to Minnesota Pollution Control Agency standards, single family farms, and public parks and recreational areas. The PUD, Planned Unit Development District purpose is to provide for the integration and coordination of land parcels as well as the combination of varying types of residential, commercial, and industrial uses. Pertained uses include all previously listed land uses for residential and business. Mavlcello Corgprehenrlw Ptah IRwnrory Inventory: Page 10 The P -S, Public/Semi-Public Use District provides for the unique locational and development needs of public and semi- public uses. Permitted uses include public paries and recreation areas, cemeteries, governmental administrative offices and pedestrian trails and pathways. Educational and religious institutions are a conditional use. In addition to the these zoning districts, the City of Monticello has also adopted a Floodplain Management Ordinance to regulate the use of land within the floodplain. This ordinance establishes special zoning overlay districts and is consistent with those areas designated as being within the 100 year and 500 year floodplain by the FEMA Flood Insurance Rating Map. It is the intent of this Ordinance to prevent potential damage to persons or property resulting from flood hazards by limiting uses within the floodplain to those that do not present such a hazard. The City has completed updates of the Subdivision and Zoning Ordinances, thus it is anticipated that these ordinances are adequate for regulating current urban development patterns within Monticello. Future development outside of the City limits is controlled by the OAA Hoard. In an agreement passed years ago, the City of Monticello, Monticello Township, and Wright County form a board of three individuals to regulate orderly annexation area development. This board establishes areas that are ripe for annexation. MmticeUo CbVrehrnrtve Plan Inventory SUMMARY The information in this section and the related tables give the City a picture of the community at a point in time. This picture provides the base line from which the community will move toward the goals and objectives found in the following Policy Plan section. The Inventory data does not include policy statements, but rather, suggests issues which the Policy Plan and the rest of the ping process will need to address. Goals And Policies This section is structured to state an overall goal for each category of planning issues, then provide policy direction which helps apply the goal. 'The goals and policies are compiled from the various discussions between staff, Planning Commission, City Council, joint meetings between various groups in the City (including both municipal and non -municipal groups), as well as a series of meetings with community residents and business people. The application of the following policies will often mean a change in the way the community reviews its new development proposals, or in the activities which the City undertakes itself. The explanation under each policy statement is not intended to cover all of the possible applications of the statement, but rather, is provided to illustrate how the policy would apply in a particular circumstance. The City will find other applications in is routine activities, and must make policy review a part of those activities in order to keep the policies fresh, as well as to be confident that the City's activities aro in line with a consistent policy direction. When the City finds that its activities do not coincide with the policy statement, this is a signal that either the policy is no longer valid and should be changed, or that the activity should be reevaluated. Regular policy review is an important part of the City's routine decision making process. Housing Goal: Housing in Monticello has traditionally provided shelter for members of the local community in the uondesUo CoaWmhe"m t nm amab and wad., fullest sense. In its role as a sub -regional service center, local residents were primarily employed locally, and these resident/employees provided commercial services to a relatively well defined market area. Since 1980, the City has seen dramatic housing growth, much of which has been for commuter residents seeking less expensive land, small town environment, but convenient access to the 'Irvin Cities employment centers. This demand has resulted in a significant level of moderately priced housing which has the potential to strain the City's services at relatively low tax rates. Moreover, commuter residents are more likely to have commerce attachments to non -local businesses. When the business community does not expand commensurate with the residential community, the City does not capture the full range of tax revenue envisioned by the State's property tax structure. As a result, Monticello's goals for jimtre housing provision will be to work toward housing projects which are designed to better Integrate the new residents Into the fill community. This does not mean that commuter residents will be discouraged, but that the neighborhoods in which all residents live are designed to preserve the benefits of the small town environment which has contributed to the attraction of Monticello's growth. Policy: Housing Is a support system for the primary City functions. no application of this Policy means that City decision making will review housing proposals, and land use planning relating to residential use, D Co i and Pa sew Page 2 as to how they relate to the City's primary goals and objectives. When housing is viewed as a support system, as opposed to an essential function of active City involvement, housing projects much show that they help implement, or at least fit into, the City's planning and development environment. In Monticello, a few of the primary goats are efficient and effective public service delivery, and active promotion of business and economic development. To meet this Policy in light of these goals, a prospective housing project should be able to show that it furthers these goals. These may relate to project quality or subdivision design which affects public services, or a consideration of the future residents of the project as both (1) customers of the Monticello business community, and (2) labor supply for local business. Policy: 71te City should monitor housing development In an effort to provide a full range of housing choices. An unbalanced housing supply leaves gaps in the community's social structure, whether it is in affordable units housing the City's industrial labor supply, moderate family housing, or higher end housing providing move -up opportunities for maturing families and residents. 71te City has historically supplied the lower two-thirds of the housing market, leaving the upper -end market to other locations, commonly rural large lot 'development". This gap results in the loss of community members just as they begin to accumulate wealth and leisure time, a significant impact on the demographic make up of the City. r Mandce/b coweheneiw Plan Coah ad Po&*j At the same time, artificial limits on other housing oppommities can have impacts which are felt by other community goals. One of the primary components of a strong economic development program is the ready supply of well educated workers, and appropriate housing for the expansion of that labor resource. This does not mean, however, that housing may be made affordable by lessening the quality of its design or construction. Therefore, it is the policy of the City of Monticello that housing programs, projects, and developments will be reviewed with an eye toward how the market is addressing all levels of housing. The City will take creative steps to attract high quality development in all ranges, and the review of development proposals will include this criterion. Policy: Monticello will actively utilize Its zoning power to accomplish its goals. Monticello will apply many tools in order to accomplish its goal of housing which builds community, rather than merely building population. Among these, zoning is one of the most comprehensive and powerful. Through zoning, the City can be a partner in the provision of housing which meets its goals and policies. Creativity in housing design and construction can be encouraged through flexible zoning approaches. The establishment of zoning standards which are rigorous and detailed will permit housing developers to know on the front end what is expected of them. Flexibility means that the City will encourage creative approaches to housing development. But it also means that any modification of its zoning standards will be more than offset by an improvement in the quality of a proposed project. 'lois policy states that the City is confident of its zoning standards, and flexibility will be applied when the end product is measurably better at achieving the communities housing goals and policies than the strict application of the zoning regulations. Flexibility will not be considered as a mere trade off of quality W for quality 'B". Economic Development Goal: A source of pride in the community, economic development has been a successful element of the community's efforts for several years. This includes both public and private ventures, separately and in partnership. The City has been able to take advantage of its access to the Interstate highway system, the Twin Cities metropolitan arra, quality labor supply, solid infrastructure, and affordable land without the negatives of metro -like congestion and costs. As the community grows, the successful continuation of these programs will depend on the City's ability to avoid these negatives, and continue capitalizing on the positives. One of the primary goats of the City of Monticello is the continued emphasis on economic development programs. Successful economic development enhances the City's industrial diversity and strengthens the City's tax base. These are critical advantages for the community as the City looks down the road at an uncertain future for the NSP nuclear power plant. The achievement of this goal will depend upon the achievement of several smaller steps. As noted above, a successful economic development Mondc.Ao CwWreMv(w Pian Goatr and PoUdu Goara and PoUdu Page 3 program relies on many factors. The failure of any of these can cripple the overall program, particularly in an environment of stiff competition for industrial development. As the financial tools which cities may use for economic development purposes are limited by the state, the differences in the other factors will become even more important in industrial location decisions. Thus, successful economic development is much more than arranging financing, but begins by moping Monticello strong in all areas. Policy: The purpose of the City's economic development activities Is to broaden the City's tax base. This is a policy which requires a long term view when considering assistance to a particular industrial concent. Under current tax increment financing programs, the City does not realize a net tax gain from a new business until ten years after construction. During that ten years, the City caries the cost of infrastructure and other City services. Thus, it is critical that businesses which locate in the community utilizing tax increment financing will be strong in the years following the ten year time horizon, in order for the City to realize a return on its investment. It is not possible to predict with certainty how a business will be doing ten years from now, however, so it important to reduce the risk by attracting the highest quality industries. It is the policy of the City's economic development programs, therefore, to seek and assist those businesses which are financially strong, show signs of growth, and contribute to the diversity of the City's economic base. Businesses which are under -capitalized, or are merely hopping from one building to another Coat aid Policia Page 4 . raise concerns about their ability to commit to the community on a long term basis. Policy: Monticello will target high quality businesses for its economic development programs. Quality can be defined in a number of ways. For the purposes of this policy, 'quality' will be those factors which are likely to result in the achievement of the City's economic development goals. The furtherance of the City's goals depend on the ability to build a community which will continue to be competitive in economic development. A prospective business which puts back into the community more than mere tax dollars, then, will be a stronger recipient for the City's investment. As discussed in the goal statement, Monticello has been successful in this area due to several factors. Businesses which enhance of the very factors which brought them to the community in the first place should be prime candidates for economic assistance. This is an example of 'sustainable" economic development. Policy: Investment In the traditional downtown should focus on facilitating a transition to a recreation and entertainment based center. The traditional downtown in Monticello, specifically that area in the immediate vicinity of Broadway and Highway 25, has suffered from the evolution of shopping patterns to larger, regional shopping centers. The increased mobility of the populace, as well as the continuing growth of the Mandcdb co"WeArnow Pram abdi and rwd i„ commuter resident sector in all Wright County communities, has resulted in a shift away from the smaller downtown shopping areas. Several such downtowns have been able to capitalize on their charm and ambiance, however, by using those amenities to anchor entertainment and recreation facilities. Particularly in Monticello, where the river and the two Bridge Parks provide a unique environment, this approach can be a practical reuse of the downtown area. The City's activities in this area must focus on stimulating and leveraging private investment to be successful. Indeed, it is the success of private ventures which, in the long run, determine the success of the district as a "city center'. However, the City can have a significant role through its investment in infrastructure, open space, and site preparation. Redevelopment in the district should be evaluated toward its compliance with this land use scheme. This policy supports the City's Economic Development Goal statement by creating a stronger center which can be a focus of the community's civic activities. By making use of the natural attraction to the area, and programming commercial uses which can thrive under these conditions, an attractive and successful redevelopment of the downtown area is a real possibility. Growth Management Goal: Growth Management can take both active and passive forms. The use of zoning is typically an active growth management technique, although shifting zoning patterns which merely react to development proposals suggest a more passive use of zoning. The results of well managed growth are a more efficient utilization of scarce community resources, and a more attractive and self-sufficient community. The goal of Monticello's growth management activities will be to plan for development in a long tern fashion which results in a community in its tntest sense. For Monticello, this means a plan for the community's land use and development which encourage an increase in community members, rather than mere residents. Since an appropriate land use pattern must go Lind in hand with infrastructure development, it is important to develop long term plans for both which coordinate with each other, and which work to achieve the community's common objectives. Insofar as the infrastructure plans can respond to changes in land use pattern and market, and such changes must be evaluated as to their effects on the overall community goals. Policy: Monticello will direct the pattern of growth through land use planning and Infrastructure development. Infrastructure useful life is often 40 or SO years or more. As a result, decisions on the location and installation of new investments in infrastructure have long lasting effects. It is difficult, and costly, to change course once pipe is in the ground, and streets and built. Thus, the City must develop comprehensive and long term guides for land use, since infrastructure investments arc dependent upon land use pattem and intensity. In addition, the City must regularly monitor its land use plans in view of the market so any changes can be programmed as Monticello ContpreAendw Plan a7ah aid POUMJ Goat% and PoUdes Page 3 early as possible. Naway, the better the land use plan reflects the actual growth, the more efficient the City will have been with its infrastructure development. The community invests large sums of scarce resources in providing services to the land uses it foresees in its plan. Thus, changes to the plan should be scrutinized thoroughly, and any increased costs which result from a change should be allocated to the parties which will benefit. Policy: The City will monitor, but not pace, growth and development. The marketplace is the most efficient atlocator of new development. When viewed over a long time period, different land uses will predominate during different years. The primary role for the City in planing for new development will be to provide properly zoned and serviced land to accommodate current needs. This policy states that the desired balance will be achieved as the market acts to meet needs and demands. Commurso Faculties A City exists to provide a defined range of governmental services to its residents and property owners. The issue related to these services is one of scope. The physical aspect to the scope issue is referred to here as 'community facilities". In other words, what facilities does the City have to build in order to provide the palette of iervices demanded by the community members? The answer to this question must begin with a dentition of the scope of the City's Cooly and Ponder Pose 6 services. Clearly, that scope includes sanitary sewer and water provision, streets, fire protection, parks, and various administrative services. Recently, that menu has been expanded to include more comprehensive stoma water control and pathways as a component of the parks system. The City needs to understand the demands of its citizens in order to provide the services effectively. Monticello's goal in the area of community facilities will be to address the community's demand for services in an efficient manner, balancing these demands with the community's demand for low cost. Policy: The City of Monticello will develop community facilities which serve to enhance and achieve the community's other goals and objectives. One of the ways which an investment in community facilities is made efficient is to achieve multiple goals. Thus, projects to be considered by the City should be evaluated as to their effect on the community's needs as a whole, not just on cost. This places a premium on thinking about infrastructure as an 'investment" rather than as a "cost". If a project enhances the City's ability to do its job, and adds to the attraction of Monticello as a community, it may very well be worth the expense, both from a tangible and an intangible viewpoint. This view requires the City to broaden its definition of infrastructure. Often, infrastructure is thought of as sewer pipe and streets. However. Infrastructure includes park lands and improvements, pathways, and community 0 'r baukdlo CMVrfhfRSiw PLWI Uanb awd Pbtldn buildings. These latter facilities are as important to the City's 'quality of life as are the former, yet may be relegated to an inferior states as non- essential. The need for a park or community building should be evaluated, however, as to whether it efficiently furthers the community's goals, and provides valuable benefits commensurate with its costs. Development Framework The Development Framework establishes a series of plans and programs which build on the Goals and Policies of the City to guide Monticello's future planning activities. Although this section of the Comprehensive Plan breaks the plans and programs into categories related to those utilized in previous chapters, most of the plans set out here will affect issues other than the specific category in which it is described. The Plans and Programs established in this chapter aro not implementation programs. Instead, they are guides which translate the statements which the community makes in the Goals and Policies section. These guides have varying levels of specificity. In some ways, a Plan element can be quite broad, indicating pa nems of development, or highlighting �. approaches to generalized planning issues. In others, a Plan element can be very detailed, defining certain characteristics of acceptable land uses in the identified area. Y However specific the Plan, implementation occurs through other City tasks, such as Zoning for land use control, or prioritizing property acquisitions for the development of a community facility improvement. Implementation steps are the actions of the City, whereas Plan elements illustrate the City's Policies. Mandcruo CMW*hf of w Plaa Dewippmo F:anv■ork Dewtoyrnou Frmee�wrt Page 2 Growth Management This element sets the groundwork for the land use planning to follow. One of the primary issues which the City must face is nue and type of growth in the Monticello market, as well as how to approach the accommodation of that growth. Growth has many impacts, some good, some not so good. Among the attractive aspects of growth are increased tax base, job opportunities, new shopping choices, and more subjectively, a tangible community vitality. Less attractive impacts include increasing service costs, new school development, congestion, noise, and inconvenience. The City of Monticello's chosen approach to growth management is one of monitoring growth to be able to address issues and needs, but not to attempt to pace it. On the other hard, the City is committed to directing the physical location of the market-driven growth in order to effectively plan for the impacts. The purpose of the Growth Management element, therefor:, will be to attempt to forecast the level of growth expected over the next several years. In addition, this section will estimate the impacts of that growth to enable City officials to address those impacts in an active manner. Growth Projections The following data is a compilation of demographic and development activity, including census counts, building permits, previous population projections, land usage, and commercial activity. This information is utilized to develop a picture of future growth in the Monticello area, translating that growth into a gross demand for land over the next twenty to thirty years. A range of growth projections has Arand"Llo CbryrrehrW w Pim DewfaipwN F mww%wk been utilized, due to the myriad of possible events which could affect the nue of growth, over both the short and long term. Ironically, long term growth often results in a more confident projection, due to the fluctuations which can so dramatically affect short tens development. These fluctuations will tend to even out over the longer term. Many factors will combine to create the actual growth and development scenario eventually played out in Monticello. To a large extent, state and national economic conditions will dictate construction activity and relative prosperity, obviously affecting growth on a local scale. Interest rates are one manifestation of national policy which can depress or accelerate growth from month to month. The economy of the Twin Cities will also affect Monticello development, to the extent that many of Monticello's future residents are likely to be employed in the metropolitan area. These potential residents are directly impacted by gasoline prices as to their decision to seek housing near their work, or are willing to commute longer distances. As a result, a population projection can only reflect reality when placed in the context of a set of assumptions. For the purposes of the following forecasts, assumptions include relatively stable growth and economic conditions over the term of the projection, and no unforeseen departures from cursnt technology or lifestyle, other than those raised in other places in this Plan. Population Projection through 2020 Slow Growth Midpoint Fast Growth This projection provides a range of population growth figures, depending upon the circumstances which occur over the projection time period. The slow growth figure assumes a resumption of pre - 1990s growth rates, which were lower than current development activities. The fast growth projection assumes a continuation of the more recent growth rates, which are at historical highs. Indeed, a slight uptick is assumed at the beginning of the projection period. The midpoint would average the slow and fast figures to account for fluctuations over the period. This projection may be the most accurate for projection purposes only. However, it would be prudent to plan for the fast growth scenario in the event that growth did not slow over the period, and infrastructure improvements were required sooner. The table on the following page estimates the land necessary to support a population as forecast under the midpoint growth projection from the table above. These figures apply a formula which translates expected population growth into a gross land demand by land use category. The residential numbers assume that 25 percent of the residential growth will occur in multiple family dwellings at an average density of 8 dwelling units per acre. Single family growth is calculated a 2 dwelling mon&rao comprrkrndw Plan DowkVww Flamnwrk Dnrlopowa Framewrk Palo 9 2M Im 2M 6,060 7,200 8,320 6,390 7,940 9,580 6,720 8,680 10,830 units per acre, slightly lower than current assumptions to account for larger lot sizes accommodating a growing move -up housing market. Commercial acreage is tied to the growth in population, and industrial acreage is projected from the City's records of recent industrial land absorption. As the land absorption figures demonstrate, the City may be expected to increase its developed land as much as 1,600 acres or more over the next twenty five years, assuming the midpoint growth forecast. It should be noted that there are a number of members of the community who feel that these projections are significantly underestimated, and that much more land may be necessary to accommodate a development boom over the next several years. Regardless of the estimate used, Monticello is expected to require additional land supply for the growth of both residential and commercial/industrial land uses in the near future. In order to accommodate this activity in an efficient and compatible manner, it will be necessary to be active in land use management in the areas where the growth will occur, whether those areas are in, or out of, the City limits. Dewtopmenr Franewor! Pori I Land Use Calegary Low Density Residential High Density Residential Commercial Industrial Institutional Total Net Acreage Absorption Gross Acreage Absorption* Total, Cumulative Acres: Land Absorption Acm Needed 1991-2 2000 - 2010 2010 - 2020 155 320 305 20 40 35 35 60 55 30 50 50 IS 40 35 255 510 480 335 670 630 335 1,005 1,635 *Accounts for Streets, Ponds, Wetlands, Parkland, Other Public Lands, plus an .overage' to account for faster than expected growth during the period. As will be discussed in the following Land Use element, revisiting the Orderly Annexation Agreement with Monticello Township will be an important step in the growth process for the City. Efficient, orderly growth will depend on the staging of land uses and development in the Orderly Annexation Area, however that area is to be configured. Fiscal Impacts of Growth In order to evaluate the type of development which the City will want to encourage, and to maintain a fiscal balance as growth occurs, one of the tasks of the Monticello Comprehensive Plan promm has been to evaluate the costs and benefits of diffemm land uses. The following paragraphs provide a brief summary of the findings of an analysis of the service costs and tax benefits of different styles of development. The scenario utilized in the fiscal impact analysis was that of a monicruo campreke".e won Mwlopmra Frage k mythical 10 acre parcel which is developed under any one of four possible land uses. A proportionate cost -of -service expense was applied to each of the four developments, with an assumption that the basic service package offered by the City would not change. Therefore, no attempt is made to determine a threshold whereby the City would hire a police force, or would have to add an additional fire truck. Even though the addition of a new fire rig would be a large expense, this analysis assumes it is possible to add a fraction of a rig (essentially, the 10 acre parcel's proportionate share of the City's entire file fighting expenses). In addition, no attempt is made to detemtine excess capacity in cument City facilities. In reality, it may be possible to handle significant new growth without commensurate cost increases due to the existence of such capacity. The summary is that capital cost increases do not occur in smooth straight-line patterns, but jump incrementally as the capacity Drwlop xrw Framrwmk Pati 5 of a department is exceeded. Generalized Fiscal Impacts of Growth by Land Use From the cost of service estimates, a development opacity estimate was calculated which identifies the potential size and quantity of land uses which the 10 acre parcel can handle. This estimate factors in the reality that commercial and industrial land uses lose more of their gross acreage to public facilities, due to increased street needs and additional stormwater control. As a result, the net developable area left for private development is greater for residential uses than for commercial/industrial uses. By calculating the net development opacity, an estimate can be made of the tax capacity of the parcel, and thus, the property tax revenue generated. By adjusting the value of the building, an equilibrium can be estimated between the cost of service and tax revenue. A major caution must be added to the evaluation of these figures. 'fits is that the property taxes paid by a parcel of land are made up of more taxing jurisdictions than the City, the primary one MxWc# o CoWrdrmtw Pram Drwbpmm Pram ark Multiple Single Land Use Type: Family Net Developable Acreage 7.8 Net Bldg Size/# of units 22 du Square Feet/d units per net acre 2.8 Cost of Service per net acre $830 Bldg. Value for equilibrium $125K/du From the cost of service estimates, a development opacity estimate was calculated which identifies the potential size and quantity of land uses which the 10 acre parcel can handle. This estimate factors in the reality that commercial and industrial land uses lose more of their gross acreage to public facilities, due to increased street needs and additional stormwater control. As a result, the net developable area left for private development is greater for residential uses than for commercial/industrial uses. By calculating the net development opacity, an estimate can be made of the tax capacity of the parcel, and thus, the property tax revenue generated. By adjusting the value of the building, an equilibrium can be estimated between the cost of service and tax revenue. A major caution must be added to the evaluation of these figures. 'fits is that the property taxes paid by a parcel of land are made up of more taxing jurisdictions than the City, the primary one MxWc# o CoWrdrmtw Pram Drwbpmm Pram ark Multiple Family Commercial Industrial 7.6 6.9 7.1 66 du 60,000 sf 77000 sf 8.7 8,700 10,800 $1,600 $2,510 $1,990 $55K/du $50/sf $40/sf being the school district. School revenues and costs are directly affected by residential growth, of course, but are also indirectly affected by commercial or industrial development in that the creation of new jobs results in an increase in the demand for housing, (rousing which will occupied by residents earning industrial labor and commercial/retail wages. These residences may be built in either the City or elsewhere in the school district, but they will result in the need to build new schools, hire new teachers, and cause other school cost increases. These costs, and their ramifications for school property taxes, were not a part of this analysis. The results of this analysis illustrates the approximate "equilibrium' point at which a development project would create a 'zero sum' of property taxes paid versus City costs to provide services. It excludes costs that would generally be considered assessable. As noted, this analysis excludes impacts on other taxing jurisdictions, Dewkp nem F}mww k Page 6 and is a broadly based estimate. Several factors will vary the actual results of a project, including proximity to services, efficiency of land use (such as street layout, topography, etc.), and excess service capacity in the system. In addition, rounding of numbers lowers the precision of the estimates, but is necessary due to the level of the other variables. Due to the structure of the Minnesota property tax system, an increase in value of a project above the equilibrium often increases revenue faster than a decrease below the line lowers revenue. Ilius, a higher valued project will often offset the City tax impacts of more than one lower valued project. However, government aid formulas and City fuiancing of projects can alter the overall scheme, so these numbers should be used for the purpose of general planning rather than detailed project review. MmdceLb Cmyrehmdw Fr= Dsw4w" Am "AV* Land Use Pfaa The Land Use Plan guides the various land use decisions which the City makes over the time horizon of the Comprehensive Plan. Most often and directly, these decisions are zoning related. A particular area of the community must be zoned to a certain district, and a particular zoning district must contain, or not contain, certain land uses within it. Land use decisions also include Conditional Use Permits, and whether a development application is consistent with Comprehensive Goals and Policies. Land use can also affect City spending decisions, such as in the area of economic development. Often, ecowmic development activities can seem separate from land use impacts. However, the City's investment in infrastructure, or redevelopment programs, are largely fueled by an underlying land use theme. As noted in the previous chapters, Monticello's theme has, in recent years, been its furtherance of industrial development. This section lays out a land use plan which is reflective of the several goals and policies identified in previous chapters. The land use plan draws on many of the goal categories for its guidance, rather than being specific to any one land use. Land use patterns may be the result of only one issue, depending on the area involved, however, the overall plan attempts to connect as many of the goals and policies as possible. Finally, the plan discusses land use by general district of the community. In this way, the land use issues unique to each district can be attended to separately. Where there are issues common to more than one district, the plan may refer to another section of the land use element. MORIkerro Cb0prekentlw P&M Dewbpnau Raevwuk Deveropmrw Framew * Pace 7 Downtown The Plan for the traditional downtown area is based upon the City's interest in three primary objectives: (1) Maintaining the downtown's influence in the community as a major activity center, particularly in commercial and community services; (2) Increasing the City's use of, and exposure to, the Mississippi River; and (3) Enhancing the downtown's ability to attract users which, over the long term, will support the natural market which exists in the district. The realization of these objectives results in a plan which considers land use on a more specific scale than is typical of other districts. First, the marketplaoe for commercial services has changed significantly over the last ten to twenty years, and even more dramatically since the Monticello downtown was first established. Shopping Center development, and a rapid rise in the mobility of shoppers has resulted in shopping trends which pull buyers of comparison goods out of the downtown area. In addition, a recent trend toward catalog merchandising has made many downtowns similar to Monticello's realize a need to change. Monticello's downtown has two significant features which distinguish it from competitive commercial locations: architectural character and the river environment. One particular market sector which leans heavily on environment and setting is that of entertainment/recreation related land uses. Examples of these uses aro restaurants and bars, theaters, hotels, public spaces and civic meeting/recreation spaces, tourism related land uses such as antiques, gifts, or an galleries, and other land uses which would benefit from these factors and complement the listed businesses. D Drrrbpmm Frwwn rt Parr 8 The land use plan for downtown Monticello envisions a transition to land uses which capitalize on these aspects. Entertainment, recreation, or tourism related land uses should be encouraged to locate in a fashion which enhances the entire downtown district as a center. These uses may be public or private in nature, and public spaces could be considered an important component of the plan. Public gathering spaces provide both a respite from other activities, as well as a draw which the commercial businesses can take advantage of. There are a variety of public elements which may be considered appropriate in the Downtown district. Public open spaces are an important factor in any downtown environment, and the proximity to the river gives Monticello a unique opportunity to develop attractive, usable spaces. A variety of open space types should be considered, including both green areas and "hardsc aped" plazas. Architectural elements, such as small shelters and fountains, which complement the open spaces can add to the attraction of the public spaces in these areas as well. More active public use of the downtown area could incorporate the development of a community center. The downtown's focus on emertainmem, recreation, and related uses would make this area an appropriate location from a land use perspective. In addition, it can help establish a pattern of use which builds market for the commercial activities in the neighborhood. It is important to note that the downtown commercial uses must serve a real market to thrive, and it is not the intent of a community center to assure adequate market to the commercial services. However, the development of a community Monaceno cbWrehrRaw wan MwLjpmM Frwwwbt center, if constructed for other reasons, would be well suited to a downtown location. Other non - co nttercial locations would not be able to capture the market which community centers can provide. Thus, a downtown community center site achieves two community goals, one being the facilities goal, and the second being an investment in downtown redevelopment which provides a potential return to the City. Ibis return would take the form of increase property tax receipts on the surrounding commercial properties which benefit from the market that the community center brings. Concept plans which illustrate various public elements in the downtown, including the community center, are shown on the following page. These concepts are provided to illustrate spacial needs, more than any specific design recommendations. In fact, during the Comprehensive Plan process, the community offered several suggestions and alternative design elements tc those shown below. The concept plans should be utilized as a common baseline from which downtown design and function discussions can proceed. Dmiapnem Frmne%mk Page 9 Graphic: Downtown Concepts A & B Mask -OW COWP AnuM rami MwiVxww Frame wf r Llewbpm mFimiwwor!Fbpr10 iii[ phic: Downtown Concepts C & D Mandcemp Cbwwfk wdw PkW Dewbpww Pame%Wk Northeast Monticello The "Northeast' portion of Monticello consists of a mix of the community's older traditional housing, some new development, and large areas of institutional use, including the City's sanitary sewer treatment facility, the hospital campus, and the senior high school. The area is bounded by the barriers of the river and the interstate, and is bisected by County Highway 75, Broadway Street. Broadway is the traditional traffic carrier into the community, and over the years has been widened and improved to handle increasing levels of automobile and cock traffic. Prior to these improvements, relatively large homes were built along Broadway in the northeast quadrant. However, the traffic has increased to a point where a transition is occurring in land use from single family residential to more intense land uses. As a major collector, direct exposure to residential properties has reduced interest in continued single family use along the street. At issue for the City's land use plan is how this transition in use will be addressed. Options include continuation of the single family pattern, conversion of the existing structures into a higher density residential use, such as duplexes or triplexes, or conversion of the land into a form of commercial use, whether in the existing structures or in new buildings. Each option has its own unique impacts and complementary actions. Retaining the single family pattern would infer some sort of revised transportation system which would reduce the impacts of traffic along Broadway. In this pattern, Broadway would be reduced from a major collector to a minor collector, with a role of local traffic dispersion, rather than carrying of through traffic to inter- regional arterials. As a result, the major collector krrwkrlla Ovvrohe"w Han Diwkq~w Pme—rk Dewi*vnew Frmn rk Page 11 route would have to be replaced by another roadway. This option could be accommodated by relocating the major cwllecor traffic to the north frontage road/7th Street route between County Road 118 on the east to Fallon Avenue, and eventually as far as County Road 39 on the west. This option is illustrated in the Northeast Option A graphic on the following page. Option A permits the current land use pattern to remain in place, and has primary impacts for other systems or neighborhoods. The location of the high school (as well as its future re -use) and the hospital campus will assure that Broadway will continue to carry relatively high levels of traffic, although the through traffic would be eliminated. The relocation of the major collector traffic to the freeway frontage area would benefit the downtown redevelopment by removing some of the congestion problems at the intersection of Highway 25 to a point nearer I-94. This option may have some impar on the commercial development arras [tear the freeway as well by increasing the gross traffic counts in those areas. Option B would alter the land use pattern only slightly by permitting the existing (or replacement) residential buildings to increase their land utilization by remodeling for apartment units within the buildings. Sorne of the buildings could likely accommodate two to four dwelling units if remodeled. 'Reis option would continue a reasonable transition to the single family residential neighborhoods, while continuing Broadway Strut's role as a major collector transportation route. The pros of this Option would be the least disruption to the existing pattern of the built environment. This environment includes the strut improvements which the County has made on Broadway, and the hones and other structures Dew1opmnu Ramework Page -17 along the roadway. The cons to this option would be the continuation of the heavy traffic through the downtown area, and some concern over the maintenance of the existing structures if merely converted to multiple family structures. Some form of multiple family housing maintenance program may need to be formulated to combat this latter concern. Option C would be the eventual or redevelopment or removal of the existing structures, in an effort to effect a transition to commercial use along Broadway Street. This option would allow the property owners to take advantage of the traffic volumes along the street, and would retain the current transportation function of Broadway. Possible commercial uses which could be considered in such locations, given the proximity to the residential neighborhoods, would include primarily service related business and office uses. There are advantages to this option in that as with Option B, the strut improvements made to Broadway would be utilized to their full capacity by retaining the major collector road function. Moreover, property owners affected by the improvements, and the increase in traffic, would be able to recoup some investment in their land by allowing a conversion to commercial land values. Concerns would relate to three primary issues. First, there is a limited market for commercial real estate in Monticello, and the addition of another potential commercial district would compete with the other planned or established areas, including the downtown, Highway 25, and 7th Street. Second, commercial land uses often require more land than the single tier of residential lots along Broadway would provide. Thus, a conflict would occur when a potential commercial development wished to extend further into the adjacent residential area than the Ar mdce0n Cbwpr*hrwIw Pli� Dewlnpmem tY vvk immediate strip along Broadway would otherwise permit. Finally, there would be an inherent tension between the developing commercial strip and the existing residential neighborhoods. lights, traffic, noise, and other potential conflicts with residential lifestyle could impact the viability of the remaining blocks of single family homes. These Options are illustrated in the composite maps on the following pages. The bulk of this Plan is structured to favor Option A, by retaining the current land use pattern, and altering the support systems, primarily transportation, to accommodate the land use. Under Option A, a relocation of the major collector traffic to the frontage road/7th Street route would remove some of the heavy traffic from the single family areas, ease congestion at the Broadway/Hwy. 25 intersection in downtown, and promote traffic nearer to the true center of commercial activity. Traffic congestion at the 7th Street/Hwy. 25 intersection could become a concern, but by splitting the east -west traffic between 7th and Broadway Streets, good management should be able to handle it better than leaving the bulk of the volume on Broadway. Whether the 7th Street/frontage road alignment is designated as a minor or major collector, the land use in this area is programmed for commercial office park, due to it high level of freeway exposure, and its positive access upon the construction of the frontage road. �._ ... -- I`� �' .,,+,... Denbymew Frm rk Poai 16 Northwest Monticello In some ways, "Northwest Monticello" is a mirror of Northeast Monticello, particularly with respect to Broadway Street and the adjacent single family homes. Instead of the hospital and the high school, large masses of land area consumed by the Monticello Country Club golf course and Montissippi Park, eventually terminating at the NSP nuclear generating facility and its buffer zone property. Under the Northeast Monticello Option A, major collector traffic is relocated from Broadway to the 7th Street alignment. The completion of 7th Street between Minnesota and Elm Streets would allow this collector traffic to flow from County Road 39 on the west to County Road 118 on the east without the need to utilize Broadway. Connections to Broadway could still occur, although traffic bound for 1-94 would be able to access the freeway at Highway 25 and County 118. Pursuant to the land use plan and transportation improvements in Southwest Monticello, discussed below, the major collector traffic would be able to continue to parallel the interstate on the south side of the freeway to a new connection at County Road 75/Broadway near the NSP property. As with the Northeast neighborhood, Broadway serves primarily single family areas and through traffic. The preservation of these single family areas would be addmssed by avoiding the likelihood of increasing traffic levels. Attempts to reduce traffic on Broadway could be made through the collector street improvements noted above, as well as speed control, and 'traffic calming" efforts within the Broadway Simct roadway. These latter steps might include additional street tree planting, and even stretches of landscaped medians which would result in a MOS&IL10 cmV,ebnt(w FR= aakpuna Fine & more attractive `boulevard" look, rather than a wide, higher speed through street. This effect is illustrated on the following page. One of the primary land use issues in the Northwest Monticello neighborhood will be the re -use of the NSP property in the event that the plant loses its license in 2012 and is not recommissioned as either a nuclear or coal -feed facility. The City of Monticello cannot know the outcome of any recommissioning efforts at this time, and regular monitoring of the events will be necessary. However, it is important for the City to consider the possibility that a future re -use of the land in that area, particularly the buffer zone, but possibly the plant site itself, will be developable at some point in the future. The buffer zone land surrounding the plant facility is a high amenity landscape of oak woods and Mississippi River frontage, with direct proximity to the Momissippi Park site. This area could be a prime residential development property, both for single family and higher end townhouse uses. The plant site itself would be an appropriate long-term expansion site for industrial use, due to its heavy road and rail access, current infrastructure, and direct access to a future interchange site at 1.94 and County 75. As noted, regular attention to the fate of the NSP property will be neodod over time, and adjustments to land use planning in this area are likely. I a RAISED LA VDSCAPED Jam' m MEDIAN -LEFT TURN �. p BOULEVMIJ'•-Oj LANE 6 << �, ✓ e ' OULEVA WALK DRIVE LANES .s DRIVq LANES WALK 5' 34 16-19 1. 26-30' 18-18' 3-4-1 6 80' R.O.W. II Broadway Cross -Section Mw1ap new Frmnr work Page 18 Southwest Monticello Currently an area comprised primarily of farmland and wetland, it is the 'Southwest Monticello' neighborhood which the Comprehensive Plan programs for the dominant portion of the next twenty years' growth. Retail and service commercial, office commercial, a full range of residential densities, and industrial development are all proposed in the land use plan. These land uses are supported by a system of infrastructure which can be constructed incrementally as land areas develop, rather than requiring large capital outlays dependent upon prospective development. There are a series of interrelated reasons for pursuing growth in this area. The first reason is one of financial management. As already suggested, the area can be served with City services in manageable phases. The advantages of incremental growth cannot be over -stated. By avoiding large capital projects built long in advance of development pressure, the City saves interest costs, thereby reducing the cost of improvements both to the new development and existing taxpayers; the City preserves bonding capacity for other projects, sometimes resulting in lower interest costs; and the City avoids the risk that prospective development fails to materialize, leaving the City to pay the costs of un- or under- utilized infrastructure. A second advantage to growth in this area is social in nature. The natural attention of new residents is to the east. Most of them will commute to the 'Irvin Cities or its northern and western suburbs. Permitting, or encouraging, growth to the south and east builds in a generation of residents who have few natural ties to the Monticello community, and no physical tie either, as a result of their already eastern uo"Cruo chakweh"SNO Plan Mwk,pwnu FramewvR location. On the other hand, new residential development to the west will have a built-in tie to the Monticello commercial community by virtue of their routine use of the Highway 25 commercial area, and their easy access to downtown via County Road 39. The third benefit to growth in the Southwest neighborhood is that it permits the eventual extension of roadways and utilities to a western industrial park site. 'Ibis site could be developed in a way which does not conflict with school and residential development, either directly or indirectly. In addition, indusaW uses in this area can be programmed to coincide with an interchange access to I-94 at County Road 75. This interchange location is better spaced than other locations to the east, and would potentially provide a greater return by freeing up many more acres of industrial development than other easterly locations. As the Policy Plan section pointed out, continued industrial development is a prime objective of the Monticello community. Finally, growth in this neighborhood promotes a more compact community than growth to the east. The more compact the community, the more efficient will be the long tern delivery of services per capita, such as street and utility maintenance, public safety and emergency response time, and other public services. linear development exacerbates both development and maimenanoe costs, an issue which will be critical to Monticello over the long term as it moves away from dependence on the NSP property tax generating capacity. Southwest Monticello utatutu ARTERIAL ROADWAY .•••••• COLLECTOR STREET © LOW-DENSITY RESIDENTIAL ® MID -DENSITY RESIDENTIAL COMMERCIAL INDUSTRIAL Dixbpmenr Frmnewrk Pap -20 A generalized land use and transportation concept is illustrated on the previous page for the Southwest neighborhood. To serve new development in the Southwest neighborhood, the Comprehensive Plan proposes a system of street development which includes a major collector along the south side of the interstate. This street would not necessarily be a traditional 'frontage' road, in that development access would be available to both sides to get the greatest benefit from it. At County Road 39, the extension of the 7th Street collector from the Northwest neighborhood would intersect with the new south side collector road. Connection to Highway 25 would be made through the development of two new intersections there at School Boulevard and the extension of Chelsea Road. These improvements are illustrated by the concept plan on the previous page. Almost all of the Southwest Monticello neighborhood will need to be annexed from Monticello Township. While much of the area is not within the current Orderly Annexation Area, annexations are likely to be required regardless of their location. Indeed the OAA agreement and boundaries should be reviewed with the Township as an implementation phase following adoption of the Comprehensive Plan. Appropriate revisions will be necessary to accommodate orderly growth over the next several years. It is not necessary for the City to annex all of the growth area at once if the OAA is appropriately located and planned. Instead, annexations can be staged to coincide with the westerly spread of development into the Southwest area. The success of the OAA amendment process will direct the City's stance on additional annexation efforts. The ability to protect the Southwest Monticello area for the uses shown in the long MonskrW CmWrekensfw Fim DewkWment Frmne%ork term land use plan is critical to the success and implementation of Comprehensive Plan. Southeast Monticello The remaining neighborhood area is `Southeast Monticello'. This area is characterized by a mix of land uses, including strip, or highway related, commercial, industrial, the Monticello school campus property, and huge areas of more recent single family development. There is a relatively significant amount of undeveloped land in this area, and will likely see much of the infill development activity for the next few years as infnutructurs is being prepared for the Southwest area. As identified in the discussion of Southwest Monticello, the Comprehensive Plan suggests a limitation on the amount of growth to be continued in the Southeast. The reasons are explored in the previous section, and include financial management issues, social or community issues, and efficiency issues. This is not to say that development is halted in this district, but that the extent of the current serviceable area be used as an urban growth limit line for the purpose of consideration of new utility and other infrastructure investments. Southeast Monticello 47 ARTERIAL ROADWAY COLLECTOR STREET •." ,' :'" LOW-DENSITY RESIDENTIAL fry,,:. � :^�;;,• ',` ,:r, `,�. � INSTITUTIONAL ''ffm '�? • ' r: ;''; , ::;71:. ® COMMERCIAL F INDUSTRIAL a �� - •••••.� rrp++inntrtttrtU7lglnuinyf _. -- ' i - ! I � I De Iapmem Frmnftmk Pads 22 The result of this policy would be "infill" development of the existing service area. Infill is often thought of as lot by lot building on overlooked parcels. Here the term is used to suggest the site by site development as yet undeveloped land which is capable of being served by existing infrastructure. The first tier of lands within this area contain approximately 8 to 12 years of residential land supply, based on the Comprehensive Plan's slow and fast growth rates, respectively. Industrial land supply is approximately 15 to 20 years, base on current consumption rates, however, heavy industrial (as opposed to tight industrial) land is likely to be consumed in less time. Much of the available industrial land supply is programmed for light industry, due to its exposure to the freeway and its proximity to the school campus. Commercial land is less susceptible to land absorption analysis due to changing market forces and Monticello's place in the regional marketplace. Based upon the current population/commercial land ratios, available commercial land as defined in the proposed land use plan should be adequate for more than twenty years. While this may seem overly cautious, it is important to reserve adequate commercial lands in appropriate locations for the long term. Commercial viability, at least in contemporary markets, is highly location sensitive. Therefore, it is critical to make sure the development of incompatible Land uses does not encroach into the areas which will be needed for commercial land use well into the future. The Highway 25 corridor from just beyond School Boulevard to the existing shopping areas north of I-94 is planned to provide the primary commercial center for Monticello and the surrounding areas. This arra can take the best advantage of contemporary shopping patterns and Monderao Comp.ohmdw Pim Diwirp"m Fhzvwort commercial center development, as well as the access to the interstate and traffic volumes along Highway 25. Fine-tuning improvements to internal circulation will be necessary, as will two or three major intersection improvements at Highway 25, to accommodate current and projected traffic. The development of a convenient second-tier commercial area which makes use of frontage or other parallel roads in the commercial center will help the district flourish. The increased traffic resulting from the residential and commercial growth in this area points to the need for a new industrial park area which is not dependent upon Highway 25 for access. Truck access to the freeway must be convenient and uncluttered to promote successful economic development. As Highway 25 traffic increases, and signals become more common, the attraction of the current developable industrial area will lessen. A concept land use plan is provided on the previous page which shows land use patterns and transportation improvements necessary to accommodate the pattern. Like any concept plan, it is intended to illustrate land use relationships rather than specific land uses for specific parcels. It should be used as a guide for the application of more detailed land use implementation techniques, such as zoning or subdivision regulations. Lend Use Summary Land use and Transportation improvements go hand in hand as the community grows and evolves. The land use plans and discussions above focus on transportation as much as land use y in order to test the viability of various land use schemes, as well as to identify needed infrastructure to support the plans which are identified. The plans shown above identify the following major programs and issues as those which are necessary to carry out and implement the City's Goals, Objectives and Policies. These items are not listed in order of priority. • Redevelopment of the Downtown from a traditional shopping center to a civic and community center, through the encouragement of public uses, entertainment uses, recreation uses, and tourism related uses. • Included in the downtown redevelopment will be significant areas of usable and attractive open spaces for the purpose of both formal and informal public gatherings. • Efforts aimed at reducing the levels of traffic congestion at the intersection of Broadway Street and Highway 25 will serve to facilitate the redevelopment program. • Public acquisition of land parcels will be considered to implement both public and private aspects of the downtown plan. • Broadway Street will be preserved as a local access sired throughout the length of the community. Reduction in traffic levels on this street will allow the retention of the traditional single family neighborhoods along the street. • Rerouting of major collector traffic will result in a shift of tmffic from Broadway to the 7th Street alignment between mondco-no ctnnprrh ntlw Phn Drwrnpano F nwn rk Dndopm W Fra nerork Pale 23 County Road 118 and County Road 39. This route will be constructed between Minnesota and Elm Streets, as well as Fallon Avenue and County Road 118 to complete the major collector roadway. Street tree planting along Broadway will be used to enhance the aesthetics of the street as a village main street. Additional efforts, including consideration of landscaped center islands, will be use to create a 'boulevard' environment for Broadway, rather than a wide, four Iane through route. • Vacant land north of the interstate near County Road 118 will be programmed for the development of a commercial office park. • L=g term land use on the NSP property, in the event of decommissioning of the power generating plant, will be higher end residential in the oak woods and along the Mississippi River, and industrial in the area of the current plant. • A new industrial park will be programmed for development south of the freeway between County Road 39 and County Road 75. A new interchange at County Road 75 will facilitate this development. • The commercial center of the community will be concentrate in the two or three blocks on either side of Highway 25 between the current downtown and the intersection of School Boulevard on the south. • The commercial area south of the interstate will be complemented by commercial access streets running parallel 1 .--Iopmnu Framework Page 24 to Highway 25, and new intersection improvements to accommodate higher levels of traffic. The primary growth area for the community will be to the west, south of I- 94. This area will accommodate a full range of land uses, including residential, commercial, and industrial, as well as support public facilities. The development staging for this area will begin near Highway 25 and grow westward, incrementally. Annexations will occur on an as needed basis, assuming adequate land use control under the OAA. A major collector stmt facility will connect the new Highway 25 intersections with the future County Road 75 interchange to the west. Sensitive environmental lands, particularly those adjacent to wetlands and lakes, will be preserved for protection and public use. Growth in the southeast arra of the community will be permitted to the extent of existing infrastructure. These areas will be able to "infdl", however, new infmstntcttrre facilities for additional growth will be programmed for the southwest neighborhood. Industrial arms in the southeast will infill, with a continued focus on higher quality light industry near the school campus and with exposure the interstate. Mandaw COWPF"krnd" P&= DrwlopmrW Fhwwwrk Development requiring investments in new regional infrastructure will not be considered in the southeast neighborhood. Growth which utilizes existing utilities, or no utilities, will be considered. Clustered residential developments in rural residential patterns may be considered in areas where traditional utility infrastructure is unfeasible, or significant environmental protection measures warrant it. Dewlopment Frameronk Pace 26 planning for the redevelopment of the downtown, the City needs to focus attention on the potential of Bridge Park, both as a neighborhood park facility for surrounding residential areas, but also as a community asset which can help anchor downtown redevelopment activity. South Hlgh%ay 25 There is a relative shortage of park and open space along the South Highway 25 corridor. As part of a future phase of the Klein Farms development west of the School campus, a community facility has been programmed. As development spreads west of Highway 25, additional park facilities and pathway connections will be critical planning issues to adequately serve this area of the community. The attraction of the School campus as a recreation center will also focus attention on pathway development in the south portions of the community. Apart from the active recreational aspects of the park system, one of the opportunities in the South Highway 25 area would be streetscape work and attention to intersections. In addition, thinking of Highway 25 as a gateway from the south can enhance the entry into Monticello from this direction, much as Bridge Park has the potential from the north. Attention to strcetscape along Highway 25 is particularly important at the interchange with I-94. Travelers to the community will experience Monticello primarily as they relate to this immediate area. Development of the open spaces, boulevards, and intersections in this area, while not serving as active recreational areas, can greatly benefit the community's image. Future Park Planning umwcrua Cbt WOhrndw Plan Dewhpwrm Roar wt In considering future park facilities, two primary issues arise. Fust, an active community playfield area in the south portion of the community is an important component for future growth in the area. One solution to the lack of such facilities in this area would be to work cooperatively with the School District to utilize school property where feasible. Although some overlap will occur naturally, City and School programs can often operate independently, increasing the efficient; of public property use. Communities in other areas have successfully operated balltields, indoor ice, lighted tennis courts, and several other recreation elements with schools under cooperative construction, maintenance, and scheduling efforts. D.w4,pmnu Framr oro Pad. rr Graphic: Park System Plan uonac no Lbwpr.4nutw Pf= &w4Ow.w FYmw%mk Dewtopmerd Rmnrr kPasr28 The pressure for active community recreation facilities will increase rapidly during the next several years as the majority of new growth occurs in this area, both east and west of Highway 25. A site of significant acreage should be sought and identified prior to the area being eclipsed by new development. If acquired by dedication, the City should consider the site's access to the pathway system and surrounding development, as well as the potential to acquire additional land adjacent to the new park as the City continues to grow. The second issue for future park planning is the provision of neighborhood parks for small, informal recreation. '!hese parks are typically no more than an acre or two in size, and provide park service to a surrounding area of less than a quarter mile in distance. One of their primary roles is the provision of `tot -lot" playground equipment to nearby residents. Neighborhood subdivision planning should take the lavation of such facilities into account during the preliminary design stages. Three general types of park facilities are considered to be a pan of Monticello's park system. These facilities and their role in the system are summarized below: These parks provide facilities for intensive recreational activities on a community -wide basis. They are typically large and level, and include such facilities as tennis courts, ball fields, skating rinks, and other programmed activities. These parks require parking lots, and sometimes include shelters for the administration of activities in the park. Typical users of community parks include families, older children, and adults. Uandcr8a CbVrehrRdre Plan Dewkpwn/Fraw rk Neighborhood parks are typically much smaller in size, rarely exceeding five acres, and usually much less. These parks provide informal recreation opportunities, including small practice fields, multi-purpose court games (both hard surface and sand courts), playground facilities, and other activities for youngeraged users. These parks are typically set in areas of the community where sensitive environmental features would limit development, or unique physical attributes make the area worth preserving for the entire community. Montissippi Park provides a significant area of this type in Monticello. Some discussions have occurred as to the potential for the City's purchase and operation of this park toward the goal of more active use and management of the facility. Typical users include families and adults, with hiking and picnicking being predominant uses. Tmil/Pathway Planning The City of Monticello has prepared a master plan for pathway development in the City,. Centrally, the pathway plan, illustrated on the following page, is well conceived and comprehensive. A primary goal for the continued expansion of the pathway plan should be a concentration on the linkage between community activity and residential centers, particularly though activity areas with a recreation aspect. Schools, major parks, and the downtown are primary trail nodes which increase the utility and interest in the City's pathway program. Futum connections to growth areas will be critical, in that retrofitting pathways onto an existing D Dewtopmew Framr mR Page 19 development pattern is more difficult than identifying new corridors for new development. Therefore, an effort to identify connection points to existing development should be considered prior to additional new growth. The current pathway plans primary deficit is in connections to the southwest area, due to a previous focus on growth in other directions. Trail and pathway development should consider pedestrian crossing options to both Highway 25 and I-94, since these barriers will define the ability to connect one quadrant of the community with another. Maadcrtlo CaWrrMadw Pim Dvwk pw w FrU w k Dmkpmm From ork Pgsa'" Graphic: TrgYMway Plan kfawdcafi0 CDWffak Md W Aloes &wkf "A� Table 1 1994 Land Use Breakdown Used Use Acro Percent Low Density Residential 520 15.8 Medium Denisty Residential 38 1.1 High Density Residential 28 0.9 Mobile Home Put 10 0.3 Commercial 84 2.6 Industrial 180 5.5 Public 191 5.8 Quad -Public 67 2.0 Part 193 5.9 Vacant - Platted 574 17.5 AgriwtureWndevetrped 861 26.2 Public Right -of -Way 539 16.4 TOTAL 3285 100.0 Source: Northwest Associated Consultants, Inc. Table 2 1994 Total Housing Units Type Number Percent Single Family (detached) 2199 Single Family (noshed) 134 Multi -Family 668 Mobila Home/Other 209 TOTAL 3210 Source: U.S. Census, 1990 Monticello Building Pennit Data 1990-1994 68.5 4.2 20.8 6.5 100.0 A-1 Table 3 Age of Structures (Total Housing Units) Year Bu0t Numbrr Percent 1990-1994 316 14.6 1980.1989 747 34.6 1970-1979 SOS 23.3 1960-1969 129 6.0 1950-1959 142 6.6 1940-1949 65 3.0 1939 - Earlier 257 11.9 TOTALS 2161 100.0 Source: U.S.Census, 1990 Monticello Building Permit Data Table 4 Detached Single Family Housing Values (Owner Occupied) Value Number Lew nun $50.000 68 $50,000 to $99,999 646 $100.000 to $149,999 101 $ISO,000to $199.999 16 I` $200.000 to $299.999 2 $300.000 or mom 0 TOTAL 833 Source: U.S. Census, 1990 A-2 Percent 8.2 77.6 12.1 1.9 0.2 100.0 Table 3 1990 Median Housing Values Albmtvina 80.300 Bis Wm 66.600 euffido 723DO MomiceHo 76.200 Momiceno Twp. 83.200 Ouego 76.900 Wrigbt Co. 73.000 Source: U.S. Census, 1990 A•3 Table 6 L995 Zoning Breakdown District Atm Percem A-0, Agriculture - Open Space 0 - R-1, Single Family Residential 1068.67 30.6 R-2, Single di Two Family Reaideaial 259.81 7.4 R-3, Medium Density Residential 78.84 2.3 R-4. Mobile Home Park 70.35 2.0 R -PUD, Raideatiel - Planned Unit Development 198.35 5.7 I` PLR, Petformmee Zone - Residential 5.51 0.2 PLM. NA"mmce Zone - Mined 166.29 4.8 B-1, Neighborhood Business 0.00 B•2, limited Business 135.48 3.9 B-3, Highway Business 307.45 8.8 n Bi. Regional Business 192.97 53 B-0, Business Campus 113.49 3.2 I.I. Light Industrial 199.01 5.7 1-2, Heavy Industrial 692.84 19.9 TOTAL 3489.06 100.0 Wild and Senic Overlay (not included in total above) 411.88 11.8 Source: Northwest Associated Consultants, Inc. A-4 Source U.S. Census, 1990 46 35.241 55.0% 9.8% 100.0 A-5 Table 7 19911 Population According to Age Group Age Group Moatkello % Wrigb t Coup School AV OJ 501 6,209 5-9 483 6,768 10.14 397 6.182 15-19 355 5,000 Sub -Total 1,742 35.3% 24,159 Labor Force 20.24 422 4,139 25-34 923 12,296 3514 569 10,328 45-54 495 6,759 5564 271 4,317 Sub -Total 2,680 54.24 37,839 Retired 6574 237 3,555 75-M 192 2,350 85+ 90 808 Sub -Total 519 10.5% 6,713 TOTAL 4941 100.0% 68,711 Source U.S. Census, 1990 46 35.241 55.0% 9.8% 100.0 A-5 i A-6 Table 8 1990 Education Levels Age 23 and Over Level Anahwd MottthxBo PC. Wright Cama Peroeut > 9th arde 282 8.5 3,814 8.2 9th to 12th 410 12.3 $457 11.8 (m diPloam) High School Ordtute 1,449 43.6 20,171 43.6 Some College 527 15.9 8,149 17.6 (- deg—) Amochrte Degree 191 $.8 3540 7.7 BwUlon Degroe 321 9.7 3,881 8.4 Urdtute 138 4.2 1,229 2.7 Degree Tota! over 2S 3,318 100.0 46,241 100.0 % High School 2,626 79.1 36,970 80.0 gred or higher % Beehelon 459 13.8 $,110 11.1 DegreeMigher Source: U.S. Census, 1990 A-7 Table 9 Occupations (age 16 and over) Montkego % TOTAL Wright Co. % TOTAL Managerial I Professional 19.7% 1"% Executive, 153 7.5 3,009 8.8 AdmWistntioo and Managerial Professional 249 12.2 3,408 10.0 Technical, Sala and AtIminiaratln Support 2&851 2&7% Technical 80 3.9 1,106 3.2 Sake Occupation 210 10.3 3,494 10.3 Administrative Support 295 14.5 5.166 15.2 Servke 33.7% 32.5% Private Hotueltold 4 0.2 144 0.4 Protective Service 15 0.7 257 0.9 Other 310 15.2 3,901 11.5 Farm, Forint, Fishing 36 1.8 1,482 4.3 Precision Product, 322 13.8 5,237 15.4 Craltand Repair Operators, Fat rkston and Laboren 17.9% 20.0% Machine Operators, 157 7.7 3,439 10.1 assemblers, Inspectors Hardkrs,equipment 88 4.3 1,689 4.9 cleaner. helpers. laboren Ttamportalonand 117 5.7 1,708 5.0 material Moving Occupations TOTAL 2,036 100.0 34,050 100.0 Source: U.S. Census, 1990 A-7 Table 10 Travel Time To Work rum Traveling Number Percent Lan than 5 min. 179 7.7 3 to 9 min. 362 24.4 10 to 14 min. 274 9.7 15 to 19 min. 269 11.7 I` 20 to 29 min. 240 10.7 30 to 39 min. 314 13.6 40 to 59 min. 370 16.0 60 to 99 min. 90 3.9 `I 90 m more min. 43 1.9 worked at bome 10 0.4 Torel 2300 100.0 Source: U.S. Census, 1990 Table 11 Median Family Income Albertville+ 40,202 Bit LAD 34.297 Buflelo 32,675 Mordicello 33,202 Monticello Twp. 42,566 Owego 39,912 Wright County 36.981 Source: U.S. Census, 1990 A•8 Table 12 1989 Per Capita Income Albertville 12,350 Big lake 11,888 Buffalo 13,198 Monticello 11,907 Monticello Twp. 12,396 Otsego 12,256 Wright County 12,687 Sauce: U.S. Cents, 1990 Source: U.S. Census, 1990 Table 13 Low Income Population Individuals Albertville 35 By lake 222 Bdfalo 488 Monticello 337 Monticello Tap. 337 Otsego 209 Wright County 4,615 Source: U.S. Census, 1990 68 Percent Farm Percent 2.8 5 1.6 7.3 43 5.5 7.4 86 4.9 11.2 126 9.9 8.3 68 6.3 4.0 49 3.6 6.8 956 5.3 A-9 A-10 Table 14 Population Growth 1%0-1990 Population AOeAville Big tale t3affalo Momkello Monticello O -go Twp. 1960 279 2= 1,477 11098 11080 1970 451 - 3,275 1,636 2,240 1,526 1980 564 2,210 4,560 2,830 3,588 4,769 1990 1,251 3,113 6,856 4,941 3,981 5,219 1993 Eu. 1,547 3,331 7,578 5,293 4,047 5,689 Average Annual Population Growth Over a period from 1960.1970 18 95 16 1,152 45 1970-1980 It - 127 119 1,348 374 1980.1990 69 89 230 211 393 45 Percentage Growth 1960.1910 61.6 41.0 10.8 105.9 41.2 1970.1980 25.0 39.2 73.0 60.2 212.5 1980-1990 121.8 40.9 50.4 74.6 11.0 9.4 Effective (Compounded) Growth Rates 1960-:1170 4.91 I 3.49 1.02 7.48 3.51 2.06 10.90 1980.1990 8.29 3.481 1. 6 5.73 1.04 Source: U.S. Census, 1960, 1970,1980, 1990 State Demogmphcr's Office A-10 Table 13 Household Growth TOW 0 Moulkab MomkeBo Twp. Wrflot County 993 / of HH f of HH 0 of HH Householder ® Size HH Sin HH Size 1980 958 2.95 1,020 3.51 . 18,426 3.18 1990 1,775 2.78 1,160 3.34 23,013 2.98 1993 1,920 2.75 1,220 3.32 24,587 2.96 Source: U.S. Census 1960, 1970,1980 R 1990 TOW 0 d KH Family- 993 Married Couple Family- Male 74 Householder Family- Female 204 Householder Total Families 1273 Non -Family s02 Households TOTAL HOUSEHOLDS - 1,773 Source: U.S. Census, 1990 Table 16 1990 Household Types Percent HH w/ Total HH Children 56.1 575 4.2 66 11.5 181 71.6 822 28.2 Pei Families Percent Total HH w/o Child Total HH 32.4 420 23.7 3.7 8 0.5 10.2 23 1.3 46.3 431 25.5 Table 17 Building Permit Data 1980-1994 Year Single Multiple Commercial Industrial Public/ Family Family Quasi -Public 23 8 13 0 25 1 3 3 7 7 3 2 23 8 7 1 29 4 14 2 40 13 9 0 50 20 7 2 35 9 4 2 26 20 7 2 23 7 1 0 27 3 7 4 30 2 4 2 50 4 3 3 73 10 6 6 111 6 1 4 572 122 89 33 Source: Monticello Building Permit Data 2 2 1 0 2 1 0 A-13 Table 18 Budget Summary Fund 1994 1994 Expenditures 1995 1995 Revenue Revenue E)enditures (budget) (budget) General $2,402,985 $2,402,985 $2.456,785 5,2,456.785 Library 31,335 31,335 31,865 31,865 Transportation 70,647 70,547 67,479 67,229 Shate Tree 26,160 26,160 32,960 32,960 UDAG 10,845 85,000 11,695 0 I` OAA 291800 29,800 29,800 29,800 HRA 352,210 272,035 414,700 321,771 EDA 218,710 2,110 118,770 201,440 SCERG 8,345 0 63,100 33,300 ::mw 0 0 13,320 13,320 Debt Service 1,261,020 1,423,350 1,266,113 1,419,712 Liquor 1,487,125 1,479,495 1,540,900 1,483,625 Water 174,280 •332,903 182,350 •411,000 Sewer 464,785 ••812,985 505,900 ••862,575 Capital Inv. 278,190 282,195 493,468 493,468 Water Acceu 15,550 28,000 24,400 0 Sewer Access 14,675 35,000 33,550 0 TOTAL $6,844,162 $7,311.402 67,287,157 67.859,850 • Inchdes $165,930 IkFmiation - Contrinned Assesu •• Includes $367.750 Depreciation - Comrlvuted Ameau Source: 1995 Monticello Awsnl Budget A-13 Table 20 School FaclIItes Building Sq. Ft. EAmth nt (Doe 94) Pinewood Elem. 145,000 1,020 Little Mwmaia El -m 100,000 620 Monticello Middle School 106,000 820 Monticello High School 253,000 910 TOTAL 600,000 3370 Source: Disuiet 882 Compmhwive Facility Study dining CV-1tr % of Cqmcitr 1,600 63.8 725 85.5 725 113.1 1,200 75.3 4250 79.3 A-15 Table Occupam Hong Units timet 1,069 Rester Occupied 708 Total 1,777 Vatmt 120 16.9 R«,eatioml/Seatoml 5 Unoccupied 126 Total 131 TOTAL 1,908 Source: U.S. Census, 1990 27 3.8 Table Contract Rent Amount Number Percem Lest than $200 76 10.7 $200 to $299 120 16.9 $300 to $499 347 49.1 $500 to $749 138 19.5 $750 to $999 0 $1000 or more 0 No Cash Rat 27 3.8 TOTAL 708 100.0 Median Rent: 5400.00 Source: U.S. Census, 1990 A-16 56.0 37.1 93.1 0.3 6.6 6.9 100.0