EDA Minutes 05-31-2017 (Joint Meeting)MINUTES
JOINT WORKSHOP- MONTICELLO CITY COUNCIL, PLANNING COMMISSION,
ECONOMIC DEVELOPMENT AUTHORITY AND PARKS & RECREA'T'ION
COMMISSION
Wednesday, May 31St, 2017 - 5:00-7:00p.m.
West Bridge Park Shelter
Present: Mayor Brian Stumpf, Jim Davidson, Bill Fair, Lloyd Hilgart, Brad Fyle, Bill
Demeules, Bill Tapper, Steve Johnson, Jon Morphew, Larry Nolan, Nancy
McCaffrey
Absent: Charlotte Gabler, John Alstad, Sam Murdoff, Marc Simpson, Lucas Wynne, Tracy
Hinz, Jack Gregor, Tim Stalpes, Brian Stoll
Staff Jeff O'Neill, Tom Pawelk, Angela Schumann, Jim Thares, Jacob Thunander, Ann
Mosack, Andrew Dresdner (Cuningham Group), Thomas Leighton (Tangible
Consulting)
L Call to Order
Brian Stumpf called the meeting to order at 5:05 pm.
2. Consideration to Review the Draft Small Area Study of the Downtown
Andrew Dresdner, Cuningham Group, introduced the preliminary plan of the Small Area
Study to the boards. He stated that he expected that there would be revisions made to the
plan before final approval.
Dresdner provided history on downtown studies and summarized that the last plan was
completed six years ago and many ideas of how the downtown should develop has
changed since that plan.
Dresdner explained several of the basic principles of downtowns that his company
believes in. He stated that downtowns are many things, for many people and are best
when they are compact and walkable. Downtowns are places to meet and be. Condensed
mix of uses that keep the area busy, with ample parking is also important. He also stated
that downtowns are well connected, flexible, and quirky as they grow in time.
Dresdner noted that public outreach was sought during the planning process and a
steering committee was formed to lead the direction of the plan.
Thomas Leighton reviewed a market analysis for attracting development to the
downtown. He added that as they were crafting the plan, they focused particular attention
on retail and housing development. He noted that in conversations with developers, they
indicated that they were interested in exploring options in Monticello especially housing
projects. He noted that developers strongly voiced that it would be more challenging to
redevelop land in the downtown than to locate on a greenfield site. Leighton explained
that public funding would need to occur for redevelopment in the downtown (e.g. for
relocation costs). He also stated that some of these developers also noted interest in
mixed use development, but that it would need to occur in special places in the
downtown. Another developer noted that they wanted commitment that Broadway would
be energizing and vibrant.
Leighton also mentioned that they completed a retail vitality analysis which looked at
aspects like storefront density, retail mix, walkability, sense of safety, building
conditions, identity branding, and activation. He stated that Broadway has a strong
storefront business representation, but that there was a lot of opportunity for that area.
Dresdner then reviewed the four main goals of the small area study. They include:
shifting the center of the downtown from Pine and Broadway to Walnut and Broadway;
engaging the river and to make the City as much of a river town as possible; to improve
the Pine Street experience for everyone; and to make many small scale investments and a
few medium scale investments.
Brian Stumpf asked if the plan accounted for any of the problems traffic presents to the
city. Stumpf noted the amount of traffic after 4 p.m. as being a major concern. Dresdner
stated that the study did take into account traffic. The goal was to make traffic clearer,
tamer, and allow downtown to flow smoother. New traffic signals along Pine Street and a
few new street connections are proposed. He noted that the grid works best when the grid
is loose and can absorb some of the conditions such as rush hour traffic. Stumpf noted
that the traffic that goes through the downtown was unhealthy. Dresdner agreed.
Jon Morphew asked if public financing wouldn't be available, especially for housing,
could the City still move forward with other projects. Leighton suggested implementing
the retail vitality goals, street reconstruction projects, and traffic signals.
Bill Fair noted in the 90's the City provided funds to upgrade storefronts. He noted there
was many things the City could start on to make the downtown more viable, especially
with the land the City owns in the downtown. Fair explained that they needed to see the
opportunities to improve the downtown as an investment in the community, rather than
just an expense. Leighton stated that he believed that residents of Monticello have a sense
of community and that a pent up demand existed.
Hilgart expressed concern with having a four way stop sign at the intersection of
Broadway and Walnut Street. He asked if the consultants have come across having a
bridge walkway. Dresdner dissuaded the City from completing a project like that in the
downtown.
Dresdner explained that open space, transportation, and land use were important elements
that need to work well together for a successful downtown. Starting with transportation,
Dresdner said the most important things are to have access to property and connectivity
between places. Walking is just as important for circulation as any other mode of
transportation. He suggested connecting Walnut Street through to River Street. He also
did not suggest expanding Broadway Street and noted importance of maintaining the
current width. He said that widening the street would cause similar circumstances seen on
Highway 25. Reducing property access from Pine Street and having many small lots
rather than a few large lots were other recommendations. Traffic calming on River Street
traveling west was also suggested.
2
Dresdner than moved on to explain about the importance of open space in the downtown,
He stated that the plan expands the definition of parks by including small pocket parks in
vacant lots. River Street and Walnut Street were also suggested being closed down
occasionally to hold festivals or special events.
Dresdner then explained about the land use plan. He noted that the plan is very supportive
of housing development along Walnut and Cedar Streets. He explained that the proposed
housing helps to transition to the single family housing surrounding the area. Dresdner
noted the importance of keeping the plan flexible in certain places of the downtown.
Dresdner than discussed how each of the geographical regions of the downtown would be
proposed. They were broken down by the Riverfront region, Broadway region,
Walnut/Cedar region, and Pine region. Dresdner noted that the greatest opportunity may
be the river front area. He explained about a signature development for Block 52 that
could be up to a five story structure. He also suggested moving West Bridge Park to the
east side and replacing with an amphitheater and potentially a bridge that could reach the
island located in the river.
Dresdner noted that he expected changes to occur on Broadway Street with buildings
coming down and going back up. The plan proposed a development at the northern
corner of Broadway and Pine Street. Dresdner reiterated the importance of maintaining
the width of Broadway and keeping a single lane until Locust Street traveling west. A
four way stop sign was proposed at Broadway and Walnut Street. Curb extensions and
pedestrian refuges were also proposed along Broadway.
Dresdner stated as Pine Street redevelops, buildings should be encouraged at the corners
of lots with mid -block parking. Dresdner stated that they believed Pine Street was
sufficient and didn't need to be expanded along with the current traffic signals.
Bill Tapper explained concern with retail being able to thrive besides food service.
Leighton recommended that the community support and encourage entrepreneurship.
Steve Johnson asked if new entrepreneurs could handle the expenses to opening a new
business. Tapper also expressed concern with traffic with opening up River Street.
Leighton understood the concerns, but noted that with a signature development the
opening of River Street may be necessary to keep efficient circulation. Fair asked that the
City be more flexible with public and on -street parking. He suggested that businesses
shouldn't have to always provide their own parking. Dresdner explained the importance
of having people be able to park once and be able to go to multiple places in the
downtown. He suggested not having parking as the dominant land use in the downtown.
Brad Fyle asked what made some downtowns work and others not. Dresdner stated that
access sometimes can affect the vibrancy of downtowns. Leighton suggested that the city
work on getting the highest quality developments especially as many of them are around
for over 75 years.
Johnson asked for more infonnation about the success of mid -block parking. It was noted
that Chippewa Falls, Osseo, Anoka have good examples of where most of the parking
occurs mid -block.
3
Leighton stated that the local market is strong and that developers would be interested in
looking at development opportunities in downtown Monticello. He proposed
concentrating development on Walnut Street. Two or three developments on Walnut
Street would change the feeling of the downtown. He noted the importance of keeping
details flexible and by having public financial support available. Leighton noted that most
of the parcels would need to be purchase through private buyers. He explained that
current property owners should not be frightened.
Leighton explained the importance that collective will for the success of the plan.
Hilgart asked if most redevelopment in downtown communities occurs if the city owns
the property or private parties own the property. Leighton stated that developers prefer
fewer property owners to be involved. Leighton explained that it was a key asset for the
City to own property in the downtown.
Brad Fyle explained that a mixed use development was proposed near the State Farm
building and accepted by the Planning Commission. The developer received approval,
but came forward and said that retail was very difficult to complete the project.
Dresdner noted that any revisions that the boards would like to see should be sent to
Angela Schumann or Jim Thares. The plan would be completed the end of June or July.
Adiourn
The meeting was adjourned at 7:04 p.m.
Recorder: Jacob Thunander
Approved: June 6th, 2017
Attest: C\ cti•�
Jim �hare, Economic Development Director