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Planning Commission Agenda Packet 09-03-1996a AGENDA REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, September 3, 1996.7 p.m. Members: Dick Frie, Richard Martie, Jon Bogart, Richard Carlson, Rod Dragsten 1. Call to order. 2. Consideration of approval of minutes of the regular meeting held August 6, 1996. 3. Consideration of approval of minutes of the special joint meeting held August 27, 1996. 4. Consideration of approval of minutes of the special meeting held June 24, 1996 (to be provided at meeting). 6. Consideration of adding items to the agenda. 6. Citizens comments. 7. Consideration of review of sketch plan for Nein Farms III. 8. Review downtown/riverfront concept planning schemes prepared by Hoisington Koegler and the MCP. 9. Adjournment. pL — p�� s�� sePa ►�'' out^'\ �4t c, ♦Q S��.Q - U LJn kL MINIJTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, August 8, IBM - 7 p.m. Members Present: Dick Frie, Richard Martie, Jon Bogart, Richard Carlson, Rod Dragsten Staff Present: Jeff O'Neill, Steve Grittman, Joe Merchak, Wanda Kraemer �enI Chairman Frie called meeting to order. COMMISSIONER BOGART MADE A MOTION TO APPROVE THE MINUTES, SECONDED BY COMMISSIONER CARLSON. Motion passed unanimously. 3. ConFidpration of ad ins itPma to aLeAMDA2. JefONeill, Assistant Administrator, added an update on the MCP. 4. Citizeng comments. There were no citizens comments. 1111y��}IIII:f II ,: 11 1 :I tl: 1 111:��1:1 .� IIIIII=iI .,Y ',1, 1 f 1� f Y, It , 11 ,• 1 1 1: 1, 1 1 1 11, Steve Grittman, City Planner, reported Ron and Mary Hall have requested a special home Occupation permit to operate a furniture repair and finishing office at their residence at 413 E. River Street. The proposed business exceeds the requirement of a permitted home occupation (by conducting the business in an accessory building and providing repair services which require equipment other than customarily found in a home), therefore, the processing of a "special home occupation* is necessary. The property is zoned single family. The applicant has indicated that no other person other than the residents will conduct the furniture repair business. Mr. Hall intends to make the furniture pick-up and drop-off himself at the customers place of residence. Page 1 9 Planning Commission Minutes - 8/06/96 Jeff O'Neill, Assistant Administrator, added two conditions to the permit at the request of the public works director: #12 - If the amount of household waste will be increased a separate garbage hauler should be contracted. #13 - If the applicant installs sewer/water hookups to the garage any chemicals put in the sewer would need to comply with City and PCA standards. Chairman Frie opened the public hearing. Ronald Hall, applicant, stated his business would have reasonable daytime hours and if traffic became an issue would look for a building in a business zone. Chairman Frie closed the public hearing. Commissioners questioned the use of the chemicals that would be used in refinishing the furniture. Mr. Hall answered the chemicals will be stored in a 55 gallon drum and it will take a year or more to fill it. There will be no chemicals added to the sewer system. COMMISSIONER MARTIE MADE A MOTION, SECONDED BY COMMISSIONER BOGART, TO APPROVE GRANTING THE SPECIAL HOME OCCUPATION PERMIT. Motion is based on the finding that the home occupation with conditions will not be a detriment to the neighborhood and is thus consistent with the comprehensive plan goal of maintaining neighborhoods. Motion passed unanimously. Public H ring...o Rid ra ion of nn nmPnrlmPnt to thA n ing Ordinance aatabliahing a now ZoningDig rice. known aR "i3 -9A", Neighborhood Autnmotivo Related Ugm D'R rct". Appl 0 rant- Monti cello Plnnnina Cnrnmiaainn. Stevo Grittman, City Planner, reported, the City recently turned down a request to add Automotive Maintenance facilities, such as Oil and Lube shops, to the B-2 or PZM Districts, which would have allowed Investors Together to construct such a facility near the Total Mart station on east Page 2 0 Planning Commission Minutes - 8/06/96 County 75. A follow up approach being proposed is the establishment of a limited business district in the area which would permit the type of commercial establishment requested by Investors Together. However, there was concern that a B-3 District would not be appropriate in this location, since it would allow the full range of automotive related uses. As a result, a modified B-3 District, labeled 'B -3A" is presented for the City's consideration. This district is intended to allow limited commercial uses w!rich are of a convenience nature and compatible with neighborhood residential uses. Since the discussion of this issue was generated by the Investors Together proposal for an oiUlube facility, staff has incorporated this use into the new district, utilizing the criteria which were discussed in the previous text amendment proposal. The concern is the difference between Automotive Maintenance and Automotive Repair. For instance, the ordinance suggest that the intent of the Conditional Use is to allow "while -you -wait' services. A second concern is whether or not such facilities are truly "neighborhood convenience commercial. Grittman added that it is hard to monitor auto repair. Are oil changes ok but belt changes not allowed? Would vehicles be allowed overnight in the parking lot? This would not be a daily or weekly use. The recommendation is to not adopt a B3 District, Chairman Fria opened the public hearing. Dan Gassler, pastor A Glorious Church, explained the church would have a problem with this type of use, automotive, being allowed so close to their boarder. The church would not be in favor of the zoning change. The Commissioners discussed the PZM zone located on the east side of County Road 39 and questioned if the area applied for is rezoned should the entire area should be rezoned. Hillary Hoglund, family of the property owner on the east side of 39, stated the property is presently for sale and she would like the zoning to stay the same for now. Chairman Frio closed the public hearing. Page Planning Commission Minutes - 8/06/96 The Commissioners discussed if the current zone was appropriate or if the area had changed enough to warrant the zoning change. On one side the residences and the church had built in the location with the PZM zone not allowing automotive repair. On the other side, the entire area is growing and the intersection of County Road 75 and County Road 39 use might be changing. Chairman Frie poled each Commissioner for their opinions and it was the consensus not to create another zone 83A but to possibly change the area to B3 or add uses to the B2 zone. CHAIRMAN FRIE MADE A MOTION SECONDED BY COMMISSIONER BOGART, TO DENY THE ORDINANCE AMENDMENT CREATING A "B -3A" DISTRICT. Motion is based on the findings identified in the City Planner's report. Motion passed unanimously. (Tabled pending outcome of Council discussion on item #7.) Steve Grittman, City Planner, stated that the rezoning request has been initiated by the City and includes consideration of the appropriate zoning district for County Road 76, and subsequently, Investors Together's request for a Conditional Use Permit for an Automotive Maintenance facility. At issue is the current PZM designation of the land in this area. The PZM district is a mixed use district which allows a full range of residential uses, from single family to multiple family, and all of the commercial uses in the B-1 and B-2 districts. B-3 District uses are not allowed in the PZM area. The flexibility given by the PZM approach also comes with a certain amount of wnlhsion. Under PZM, neither the City nor the property owner have a clear picture of what land uses should be allowed. Without this direction, the Page 4 0 Planning Commission Minutes - 8/06/96 property owner cannot know what the City expects, and the City may be faced with requests for land uses which it doesn't want, but cannot reasonable deny. Next Grittman explained item number 8, anticipating a rezoning of their 37,570 square foot property from a PZM, Performance Zoned Mixed to either a B-3, Highway Business or B -3A Neighborhood Automotive Related Use District, Investors Together, Inc. has requested a conditional use permit to establish an "Express Lube and Detail Cleaning Center" upon a 37,560 square foot site located north of County Road 75 and west of County Road 118. Both the B-3 and B -3A Districts list automobile maintenance facilities as a conditional use. Previously, the City had turned down a request by the applicant to add automobile maintenance facilities as a conditional use in the PZM District. Specifically, the applicant's request calls for the construction of a 2,600 square foot Express Lube/Detail Cleaning Center. Such construction will constitute a westerly expansion of a car wash facility which currently exists on the property. The applicant's previous application identified cleaning center component as a future phase of the project. Chairman Frie opened the public hearing. Ken Schwarrz, applicant, requested the staff explain the difference between the B2 and the B3 zone. Ken Schwartz, applicant, requested staff show the difference between a B2 and a B3 zone. O'Neill showed the examples of the B2 on the overhead and read the items in B3. B3 uses included many uses with a higher intensity an example would be go cart tracks. Dean Hoglund, applicant, stated in his opinion what is there is like B3 already. Gassler questioned the difference from PZM to other zoning. O'Neill answered in the PZM zone all B2 uses are only allowed by a CUP, then each site is roviewed and conditions are set according to surrounding zones. Page 5 Planning Commission Minutes - 8/06/96 Schwartz explained where the lube would be located and the natural buffer of all the garages between the site and the residential area. He made the comparison of a person buying oil at Total Mart and putting it in their car to the Quick Lube facility. Dan Meilke, owner Ultra Lube, stated if the Commission rezoned the area to B3 then the sky is the limit for the commercial zones. Property owners in other PZM areas would want the city to rezone their sites also. Chairman Frie stated at the last meeting it was emphasized to include the traffic information from the study that is being conducted by the Monticello Community Partners, MCP. The information has not been completed at this time but will be important in determining the direction for this area. The Commissioners discussed the importance of the traffic studies being conducted before continuing. COMMISSION BOGART MADE A MOTION, SECONDED BY MARTIE, TO TABLE THE CONSIDERATION OF AN AMENDMENT TO THE ZONING ORDINANCE ESTABLISHING A NEW ZONING DISTRICT KNOWN AS 'B -3A' NEIGHBORHOOD AUTOMOTIVE RELATED USE DISTRICT. LOCATION: THAT PORTION OF THE PRESENT PZM DISTRICT GENERALLY EAST OF THE MUNICIPAL WASTEWATER TREATMENT PLANT NORTH OF COUNTY ROAD 76. APPLICANT, PLANNING COMMISSION. AND ALSO, THE CONSIDERATION OF A REQUEST FOR A CONDITIONAL USE PERMIT TO ALLOW THE ESTABLISHMENT OF AN OIL/LUBE SERVICE FACILITY IN THE B -3A DISTRICT. LOCATION: LOT 3, BLOCK 1, MACARLAND PLAZA. APPLICANT, INVESTORS TOGETHER. Motion passed unanimously. Pithlir. Hearinfr—CanAirleratinn of rnPndmnn n to thn Mont3mllo n inw QdW&nQ=g1&1n6nw the number. size _ nnd use of nocesAn= b iil ingg 'n Reigidpn6al n ine diatricta in thr QV Appliennt nnninQ (nmmiaainn Steve Griuman, City Planner, reported at the July Planning Commission meeting options were discussed for regulation of accessory buildings. In that material, staff offered a number of alternatives to clarify the City's Page 6 Planning Commission Minutes - 8/06/96 regulations for detached accessory buildings on small residential lots. Discussion at that meeting, and between staff members, has resulted in the following information: option (Exhibit D) would relate the size of detached accessory buildings to the size of the rear yard (10% as suggested in the previous draft ordinance Exhibit C) but drop the relation to the size of the principal building. The building official has suggested that this would be cumbersome to administer, even though it may be a reasonable measurement of the buildings status as accessory to the principal use. . Chairman Frie opened the public hearing No comments. Chairman Frie closed the public hearing. The Commissioners had already discussed this item at previous meetings so there was no discussion. COMMISSIONER ORAGSTEN MADE A MOTION, SECONDED BY COMMISSIONER MARTIE TO APPROVE AN ORDINANCE AMENDMENT WHICH RESTRICTS THE AMOUNT OF ACCESSORY BUILDING BY RELATING THE SIZE TO THE SIZE OF THE REAR YEAR, AND SPECIFICALLY PERMITS ALL SINGLE AND TWO FAMILY DWELLING TO HAVE AN ACCESSORY BUILDING OF AT LEASE 400 SQUARE FEET. Motion is based on the finding that accessory building regulation as proposed helps maintain livable neighborhoods, and thus the text amendment is consistent with the comprehensive plan. 10. t'o�ideratioaof allowi.±g ayple eLhdi�v'aipp)i An,�t. Mary Ink, 11. (nsid ration of Ile 'ng n gimp 1 aubfliviaion Appli nnton Ruff, Ron Ruff and Phyllis Link have each requested simple subdivisions approval to allow the subdivisions of their respective properties into two buildable lots each. The Link property would initially be divided into three parches, one of 13,321 square feet ( Parcel A), one of 13,201 square feet (Parcel B), and one of 2,588 square feet (Parcel C). Parcel C would then be conveyed to Mr. Ruff who would then combine it with this property, and split his new property into 12,000 square foot lots (Parcels D and E). Parcel D contains the existing Page 7 Planning Commission Minutes - 8/06!96 house and garage. At its May 13th meeting, the City Council rejected Mr. Ruffs request to reduce the R-2 minimum lost size so the could split his current land. The only substantive issue in this request would be the need for any easements (or the vacation of any existing easements) to facilitate the new lot line locations. The City Engineer should comment on this issue. Each of the new lots will meet the Ordinance standard for lot size and width. COMMISSIONER MARTIE MADE A MOTION, SECONDED BY COMMISSIONER CARLSON, TO APPROVE THE SUBDIVISION REQUEST FOR PHYLLIS LINK. Motion passed unanimously. COMMISSIONER MARTIE MADE A MOTION, SECONDED BY COMMISSIONER DRAGSTEN, TO APPROVE THE SUBDIVISION REQUEST FOR RON RUFF. Motion passed unanimously. 12. Added items - MCP ema MCP Report Jeff O'Neill, Assistant Administrator, reported there will be a planning meeting September 10, 1996. It is important as many commissioners as possible attend. Chairman Frie requested O'Neill stress the Planning Commissioners views. 13. Ad MLM COMMISSIONER MARTIE MADE A MOTION TO ADJOURN, SECONDED BY COMMISSIONER BOGART. Respectfully submitted, Wanda Kraemer Development Services Technician Page 8 0 MIN 1nm SPECIAL JOINT MEETING - MONTICELLO PLANNING COMMISSION, MONTICELLO PARRS COMMISSION, MONTICELLO HRA Tuesday, August 27,1996 - 7 pm. Members Present - Planning Commission: Dick Frie, Rod Dragsten, Richard Carlson Members Absent - Planning Commission: Dick Martie, Jon Bogart Members Present - Parks Commission: Fran Fair, Larry Nolan, Earl Smith, Robbie Smith Members Absent - Parks Commission: Members Present - HRA: Members Absent - HRA: Bruce Thielen Al Larson, Steve Andrews, Roger Carlson Brad Barger, Tom St. Hilaire 1. Planning Commission Chair Dick Frie called the meeting to order. 2. rinnnidoratinn of a1nrov i of minitteig of the, sperialy,9nt mPating J n nnry 24- 1996. AFTER DISCUSSION, A MOTION WAS MADE BY EARL SMITH AND SECONDED BY ROD DRAGSTEN TO APPROVE THE MINUTES OF THE SPECIAL MEETING HELD JANUARY 24, 1996. Motion carried unanimously. 3, rnnaideration of adding items to the agenda. No items were added. \ �° 4, jn ►nAurtien nd meg ing� �v8� Dick Frie reviewed the importance of the periodic joint meetings. He noted Chat the joint meetings improve comm cations and allow each commission to better focus on activities that com ement the activities of the others. Assistant Administrator O'Neill no d that major reason for the joint meeting is to establish consensus on the 1' of projects and activities that are needed to be done to help 1Wfill goals d visions expressed in the Comprehensive Plan. O'Neill went on to noteAat the purpose of this meeting is to review specific work items suggest,01 by each commission which, if completed, are intended to contribute to accomplishing the goals outlined in the Comprehensive Plan. , Page 1 6 J Special Joint Meeting Minutes - 8/27/96 Planning Commission, Parks Commission, HRA HRA GOALS AND OBJECTIVES Al Larson, chairman of the HRA, noted that the HRA reviewed its goals and objectives at the previous meeting of the HRA and has determined that it needs to focus investment of pooled TIF funds in long-term development of future industrial areas. Funds available in the pooled TIF funds are proposed to be placed in a fund for future use in construction of utilities or possible acquisition of land. He also noted that a portion of the TIF funds are proposed to be earmarked for city projects to compensate for expected losses that the city will face due to the use of tax increment financing which has been used to attract new businesses. Assistant Administrator O'Neill remarked that development of industrial land in the southwest area of the community is one of the goals outlined in the Comprehensive Plan. Al Larson went on to note that the HRA is considering possible use of tax increment financing dollars generated from development of retail businesses. In the past, the City has been reluctant to use tax increment financing in conjunction with retail development because of issues relating to competition. Larson went on to note that times have changed and new circumstances exist which may require us to look again at this policy and, perhaps, use TIF dollars generated by retail development for redevelopment projects that support MCP/downtown planning objectives. Finally, Al Larson noted that there are various residential properties within the older part of the community that may be targeted for acquisition and redevelopment. Larson noted that some cities purchase delapidated homes, demolish them, then sell the cleared land to developers for redevelopment. The Assistant Administrator noted that the MCP recommendations will likely include a goal of improving and intensifying housing in areas adjacent to the downtown/riverfront area. This goal outlined by the HRA is consistent with this possible MCP goal. It was the general consensus of the group that the objectives and goals expressed by Al Larson complement and aro consistent with the objectives of the Parks and Planning Commissions. Dick Frie, chairman of the Planning Commission, and Jeff O'Neill reviewed the various projects proposed by the Planning Commission. They reviewed projects relating to amendments of agreements governing the Monticello Orderly Annexation Area. A number of potential zoning map and text amendments were discussed. It was determined that the list provided by the Plr ming Commission was comprehensive and the items contained therein need to be addressed in order for the goals of the Comprehensive Plan to be achieved. Frie also discussed the need to make a decision with regard to the ultimate design of Broadway as it enters Monticello. Al Larson noted that it was his view that traffic is bad, but maybe the best solution would be to remove only the truck traffic from Broadway. It was his view that the automobile traffic need not be reduced. Page 2 (D Special Joint Meeting Minutes - 8/27/96 Planning Commission, Parks Commission, HRA The group reviewed various administrative issues with regard to fee structure. There was a strong desire to develop a park dedication fee program and a pathway fee that will enable the City to build adequate parks and recover costs at the greatest extent possible. Staffing of the planning function was discussed. It was the recommendation of the group that additional planning resources should be hired positions rather than consultant -based duties. The group discussed the existing city subdivision regulations. It was the consensus of the group that the subdivision regulations that exist today need to be updated to reflect modern codes and design standards. Assistant Administrator O'Neill emphasized that the City has done very little with regard to development of financing plana that will enable us to complete important projects as the city grows. O Neill noted the importance of the capital improvement plan and stressed that the City, when establishing its budget, needs to keep in mind some of these major projects that are down the line. PARKS COMMISSION COMPREHENSIVE EMPUMU NTATION PLANT OF THE COMPKEEMSIVE PLAN Larry Nolan reviewed park development projects planned for Meadow Oak outlot A at the freeway park, the Meadow Oak and Prairie Park cleanup and restoration, MCP park improvements, Lions Park and 7th Street West, 10ein Farms park and trail, River Mill park development, and NSP ballfield development. Nolan noted that the pathway plan is being implemented with every new subdivision that is installed; however, there are three pathway segments that need to be constructed independent of subdivision development. Pathway development includes the Meadow Oak to Middle School segment, the Highway 75 to Middle School segment, which creases the freeway, and the Mississippi River walk linking Ellison Park to Mississippi Drive. Nolan noted that they are programmed for 1997 at a total coat of $150,000. The group reviewed the Parke Commission recommendation that snow be removed Nra the pathway in the winter of 1997 and agreed with the concept of utilizing the $26,000 budgeted annually for pathway maintenance to be used toward purchase of snow removal equipment. The group also discussed the ongoing need for regular maintenance of city parks. Concern was expressed regarding dandelions, weeds, etc. There was also concern regarding outdated playground equipment and the presence of other fixtures at parks that are not in good repair. There was a concern that sufficient resources are not being applied to maintaining the parks in a safe and respectable manner. Page 3 Special Joint Meeting Minutes - 8/27/96 Planning Commission, Parks Commission, HRA The group discussed the possibility of reducing mowing in certain parks; specifically, the Meadow Oak park/drainage basin was a topic of discussion. It was suggested that perhaps a portion of this property could be converted to wetland/prairie land, which would reduce maintenance costs in this area. Larry Nolan noted that the items listed require a significant amount of effort and City resources to complete. He stated that it's the suggestion of the Parks Commission that additional staff support be provided for the parks function. To this end, the Parks Commission recommended increasing the parks budget by $25,000 to fund a portion of a salary of an individual to dedicate time to implementation of park projects and to park planning, etc. It was the general consensus.of the group that the plans outlined by the Parks Commission were consistent with the overall goal of the comprehensive plan. Following are general items discussed relating to parks. The group was concerned about the fact that the park dedication fees relating to park development have not been placed in a separate fund to be used for park land acquisition. It was suggested that park dedication revenue be inventoried and placed in a fund for use by the parks. It was noted, however, that if this is done, it is likely that the City Council budget contributing toward parks will be reduced in an amount equal to the revenue transferred from the general fund to the park fund. It was determined that the group would be attending the special Council meeting of September 9 at 6 p.m. for the purpose of supporting project ideas and budget items relating thereto.dD Finally, a tentative agenda was set for the next meeting, whin was scheduled for the first Wednesday of the month immediately #Aer to the HRA meeting. Discuss overall staffing configurations and issues. Review a city-wide capital improvement plan. The next special joint meeting was scheduled for January 1997. Jeff O'Neill Assistant Administrator Page 4 0 Planning Commission Agenda - 9/3/96 7. Consideration of review of sketch plan for Main Esirmn tt_ U0.) A PFR F.NI F. AND BACKGROUND: Planning Commission is asked to review a sketch plan of the proposed subdivision design for the 80 -acre l0ein Farms II site, which is located south of School Boulevard and between Fallon Avenue and County Road 117. As you know, Mein Fars III represents the second half of the original 160 -acre lGein Farms development. Planning Commission is asked to review the plat in a general sense and provide direction to the developer prior to the developer moving toward completion of a more detailed preliminary plat. The main issues to discuss regarding this plat are the location and size of the park and design issue relating to mitigating problems with double -fronting lots. With regard to the park design, as you probably recall, when Mein Farms I and II were developed, it was agreed by the developer that the park area for the combined acreage would be provided at one location on the south 80 acres. The Parks Commission at that time felt that it made sense to develop a 16 -acre active play field or regional ballpark facility in the open am in the northwest corner of the south 80 acres. After further discussions with the developer and reassessment of the site, it was determined by the Parks Commission that it makes more sense to move the park from the open flat land of the farm area to the wooded and wetland area on the east side of the property. The Parks Commission recognized that the natural features of the wooded area and pond area provide a unique natural resource for that area. This area should be preserved for public use. They felt that the need for ballfields, though important, is generally satisfied by the school facilities, and future ballfield needs can be met with development of a regional ballfield area at some point at some other location in the general vicinity. On the other hand, there is only area with huge oak trees and natural features that cannot be found anywhere else; therefore, it was felt that this area should be preserved for public use. The sketch plan provided by the developer attempts to take advantage of the trees and pond area as requested by the Parks Commission; however, it is clear that the plan does not go far enough. The sketch plan prepared shows approximately a 7 -acro park area, with much of the 7 acres in a wetland. Planning Commission will need to look at the plat and determine if this park is sufficient. Again, it is the view of the Parks Commission that the area Planning Commission Agenda - 9/3/98 designated is not sufficient and does not take full advantage of the potential park area. A goal of the meeting would be to look at the sketch plan provided by the developer and come up with options for a modified park boundary. DOUBLE -FRONTING LOTS As you will see, the plan shows a number of double -fronting lots on School Boulevard. Planning Commission should determine to what extent landscaping and berming should be introduced at this location to assure proper separation between the back yards and the roadway. PEDESTRIAN TRANSPORTATION ACCESS People residing within the plat will be moving to and from the new park, the school campus area, and to and from the future commercial area to the west. Planning Commission should be looking at the plat for pedestrian movement and determine locations for sidewalks, pathways, and crossings. In addition, the Planning Commission should review street design and make recommendations for street widths at various street locations. In summary, the review requested is relatively general in nature. The comments you provide to the developer will help him as he goes forward toward preparation of the preliminary plat and are intended to provide him with the direction he needs to get through the preliminary plat stage without an unexpected delay. Copy of sketch plan and report firom Northwest Associated Consultants. FAC RU12:03 NRC612 595 9837 P.02/0a Northwest Associated Consultants, Inc. COMMUNITY PLANNING • DESIGN • MARKET RESEARCH MEMORANDUM T0: Jeff O'Neill FROM: Stephen Grittman DATE: August 21, 1996 RE: Monticello - Main Farms 3d Addition FILE N0: 191.07-96.11 Attached is an illustration of a park location for the Klein Farms 3rd Addition. This area is appnc OnZely 16 ernes In alar, but the entire park on the east side to encompass the majority of the oak trees and the wetland area I have also rated that the 2.5 erre wetlard Is not considered In the perk dedicabon. This sketch shows direct street sIccesa to the park hon the IOeh Fars development instead of relying on narrow ball easements. In adoWon, 3 has full assure to both Fallon Avenue and School Boulevard Moreover, it could be extended to the south If land is developed in this location. The southwest portion of the plat area has been converted to edditbnal development lard, with an access street to Edmonaon Avenue on the west I have also the two main north - south streets end the Alppeftlon that 0 double hontepe lob area designed into the project along School Boulevard the developer address the screening with berms and low bx1sospM rather than "an irdnidual homeowner treatment of this highly visible area. I Imm that fids copy will be hard to read I have put a largtrr copy m the mail to you so you will have that at ft staff ret w. Please give me a cell to discuss arty chartpes you would Re I .. J into thb sketch. 5775 Wayzata Blvd. • Sine 555 • St. Louis Park, MN 55416 • (612) 595a9636•Fax. 59 7 I .............. . . 1plons I 111 SKETCH PLAN 01: 11101 rARMS VO AMlW4 47. el 1plons I 111 Note "OLS - .0m w ro Planning Commission Agenda - 9/3196 8.Review dn:wntawxMverfmnt concept planning schames prgpgZUd by HoieingWn Hoegler and the MCP. (J.O. Attached you will find a summary of the three basic planning concepts or planning framework ideas that will be presented at a special community workshop scheduled for September 17. The purpose of the review with the Planning Commission is to give you a chance to preview the concepts and provide you with an opportunity to make comments prior to the meeting on the 17th. The meeting on the 17th is of huge importance because it will set the general direction for future, more specific planning efforts. Copy of report provided by Hoisington Koegler. Monticello Downtown and Rivecftoat Revitalization Plan Concepts Draft 28 August 1996 A series of concepts have been created to explore the possibilities of Monticello's downtown and riverfront, and to set a course for the most appropriate direction for its revitalization. n. 71m concepts are intended to stretch our imaginations and consider ideas that range from what is obvious and necessary to those idea~ that might be dreams. But given the planning ttamewr xk of this process, even dreams ars possible with time and commitment. Ali concepts envision some degree of redevelopment in the downtown and presume that preservation and enhancement of the neighbmttoods that surround downtown is a goal. Each concept dcmoWM t k a different boundary for downtown; each boundary has implications on existing commercial development, nemby neighborhoods and on the community itself. Once a concept (and therefore a boundary) is selected, planing and development efforts must adhere to that boundary or ran the risk of compromising the intentions of the plan. We want to understand the basic pattens and relationships Inherent in each concept and allow that detnils will be added later in ways that follow the concept. The concepts might be seen a pure choices. but that is not the intent Rather. we can pursue any one of the concepts or choose the best aspects of each and exeate a new "blended"conve Whatever the direction we select. it must be one that satisfies the guiding principles, achieves our vision and "fits" the Monticello Community. Monticello Downtown end Rlvet4ont Reviadizatlon Plan Concepts Pap_ Concept 'X Monticello: A River lbwn Even as it is grew on the banks of the Mississippi River, Monticello never really focused attention on this great resource. The revitalization of downtown and the riverfront might logically am with the river, and in doing so. develop the river in downtown as a focal point for the entire community. Certainly, there is much that could be done to improve the ways in which the south bank of the river is used, and to bring to it uses that create activity and energy. But to make the most of this opportunity will require consideration of both banks of the river and the extension downtowa Monticello to the north bank of the Mississippi. In this concept. Monticello's downtown truly embraces its rivet .Key Ideas • Public access to the river is provided at both banks of the river in downtown. • Public facilities (parks and civic buildings) ars placed on the river's south bank. • Entertainment and hotel uses are located an the north bank with public spaces concealing them to the rivet • Existing buildings ars renovated where feasible. with small retail shops and restaurants developed at street level and professional offices in the upper levels (and at stela level in some cases). • New buildings are created where existing buildings no longer serves their intended purpose. In this case, the character of the old building establishes the pattern for the new one. • The strew becomes a seamless blend of old and new, all fitting the character of a small town's downtown. • Buildings ore developed with an orientation to the river or to Broadway. • Streets and walkways lead through downtown and make strong connections between Broadway and the rivet • Public spaces an developed with a character that relates to the river. reflecting its unique patterns of vegetation and topography. • Now downtown neighborhoods am created on available land on the north bank of the liver. o ;�`ttr� t•tw•p. � O r;♦ 0 -�'w� vl•' COW Ono Monticello Downtown and Rimfe Revitalization Plan Concepts Pap Concept 'B' Monticello: A Crossroads Historically, Monticello has been a crossroads -- socially, politically, and physically. Geographically, the intersection of two roads in downtown resulted in a vital and active commercial center for the community, and people came here because it was the place to cross the rivet Over time, new transportation routes and modes evolved, and the downtown changed. Envisioning the downtown as a crossroads recognizes that.people still arrive at this point, but might do so on their way to some other place. In this concept, Pine Street and Broadway arc recognized as being distinct from each other and distim from other streets in Monticello. and ere given a character that fits their purpose. The crossroads of these streets announce the downtown with development that reflects the best of Monticello and place a symbol of civic pride and activity in a location that represents the commuftity's spirit and heritage. Key Ideas • The intersection of Pine and Broadway is redeveloped, with one corner having a strong civic presence. • Significant buildings will be developed at each of the other comm. mating the crossroads the focus of Mondeello's downtown. • Pine and Broadway am developed with a character that builds intensity in the scale of development as one approaches downtown. so that downtown and the crossroads are the highlight of Monticello's commercial activities. • Arrival at the crossroads happens along one of the two major arteries of the community — Pine Street or Broadway — with each providing a different introduction to the community. • Pine Street leads through a bustling commercial core, with shoppers. cars and trucks. streetlights and ttui8c signals. • Broadway becomes a tree -lined boulevard, with past well-maintained homes and truffle that Is quieter and moving at a slower pace. • Streets become the most Important public spaces in downtown, providing balance between vehicles and pedestrians. • Small plazas are developed between some buildings to create connections to pandas Areas and to lint downtown to the rivet M 1 5 1 1 1 4 i ► 1 ; v• 16. •---.1•IvR n�Tw IN �• 1►1v•r 11. ly /� pq gttpa'�///���pp���,�/ II , � •f.i. • i� 1 fbwr�. ►,•,� OYWA. O- 1-WINL Gia( M1ti j♦ �1 //ff r �MM►r4 Ott �.-._J. ..•" �'� ♦« f* ,_ 1 C3IL �� ��I"r rte• �i%� I I • d 0%0PT i GC✓✓• t A O 160 44 160 ►1 NIW Oe ~*$1 -4 Monticello Downtown sttd Rivedrow RevltalfsWon Plat Concepts .Page 4 Concept 'C' Monticello: A New Bridge As the Monticello community grows and changes, we have come to understand that downtown can never be what it once was. Commercial activities have migrated toward the Interstate and the traditional downtown lacks the life that it once had. The character and history of Monticello lies in the old downtown: the new commercial areas seem like so many other shopping centers and highway business areas. A way of breathing life into the downtown and instilling Monticello character in the new commercial uses is needed. The key is Walnut Saw asp new "main street" that links the Mall and the river, and the introduction of new uses along Wdaut Street to create a bridge between Monticello's old and new commercial districts. Key Ideas • The north end of downtown is anchored by the Mississippi River, with Walnut Street extended nearly to its banks. • The Mall becomes an anchor at the south end of downtown, with a sense that Walnut Street extends to its front door. Standing at the front door of the Mall, them is a strong sense that the river lies at the opposite end of Wahwt Strut • Pine Street becomes one of Monticello's new "main streets," with an orientation to the traffic on this street • Walnut Street becomes the other new "main street," with a focus on the creation of a great pedestrian environment • Civic and institutional uses are concentrated at the center of Walnut Street's length. creating a third anchor meting the people of the community. • City Hall becomes an integral part of the civic anchor, with a pmsem on Pine Street and Walnut Street it might resemble a town square. • Pine Strut is the primary "through street" in Monticello. traffic is encouraged to use this strut to get through town and across the river. • Significant gathering spaces are created at each of the three anchor. • Toe bridge at Intersmte 94 is redeveloped to create a stronger connection to the south part of Monticello and to provide an image that h a better reflection of the Monticello community. • A trolley on the existing railroad connects the east and west parts of the community to its downtown; It provides a complement to the Heartland Express with an important hub at a City Hall plata D] M [, �,,:+�' r r erg• f13 ellm so II rI H GE1 t.{ L.1041H Silo. 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