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Planning Commission Agenda 09-04-2018 (Joint Meeting)AGENDA SPECIAL MEETING - MONTICELLO CITY COUNCIL & PLANNING COMMISSION Tuesday, September 4th, 2018 - 4:30 p.m. Mississippi Room, Monticello Community Center City Council: Mayor Brian Stumpf, Jim Davidson, Bill Fair, Charlotte Gabler, Lloyd Hilgart Commissioners: Brad Fyle, Sam Murdoff, Marc Simpson, John Alstad, Katie Peterson Staff: Angela Schumann, Steve Grittman (NAC), Jacob Thunander 1. Regular Agenda A. Consideration of a report on the CCD Ordinance Amendment and Revision 2. Adjournment NORTHWEST ASSOCIATED CONSULTANTS, INC. 4150 Olson iviemoria, Higi,vvay, Telephone: 763.957.1100 MEMORANDUM TO: FROM: DATE: RE: FILE NO: Angela Schumann Stephen Grittman August 30, 2018 Ste. 320, uulden Valley, MN 55422 Website: www.nacplanning.com Monticello — CCD Zoning District Update 191.06 Attached is the most recent tabular form of the revised CCD zoning district use section, and an updated set of draft standards for development in the district. The intent of these materials is to illustrate the general structure and content of a revised CCD zoning chapter implementing the adopted goals and policies of the Downtown "Small Area Plan" Comprehensive Plan Amendment. The primary highlights of the draft document, for presentation and discussion at the upcoming joint Planning Commission/City Council workshop meeting, include the following elements: 1. Reorganization of the subdistricts to reflect the breakdown provided in the Small Area Plan. 2. Attention to the preferred uses in each subdistrict, based on the intended use of each. 3. Flexibility within each sub -district to expand the potential uses, provided the project is consistent with the intent of the Small Area Plan objectives. 4. Flexibility across sub -district boundaries to accommodate for projects that are not confined to a single zone. 5. General performance standards that attempt to address conditions by use, rather than by sub -district. 6. Overall applicability of the general performance standards currently in the ordinance, unless the new CCD language states otherwise. 7. Continued use of the current parking supply requirements, with a new requirement that permits reduction (and contribution to City public parking fund) only with a Parking Analysis related to available parking with a 400 foot distance. 8. Attention to transitional requirements (primarily height) at the edges of the CCD where it abuts single family housing — limiting height to a standardized level equivalent to the horizontal distance to the single family home. 9. Standardizing building setbacks across sub -districts and uses to simplify project building review, and accommodate change in use over time, minimizing future non -conformities due to evolving downtown conditions. At the workshop meeting, I would hope to review the contents of the material in overview form, accommodating specific questions as they arise. As we have discussed, there will be some related amendments to the zoning ordinance necessary to ensure internal consistency with the changes, once adopted. A final issue to discuss may be the topic of process and how to provide preliminary feedback for projects that exceed the general standards of the district. There are three basic ways to do this: a. PUD. Many recent projects (CCD and elsewhere) have been following a PUD process, which integrates a concept review as a part of the process. This can work, however, it is burdensome and especially so as projects are smaller in scope. It has the main advantage for the City of being rigorous, and gives the City a significant amount of discretion in considering departures from the ordinance. This may not be the preferred alternative for all new development projects, as some by -right development may be desired. b. Site Plan Review: The City may elect to require a site plan review process to accommodate concept reviews in the CCD. The purpose of the site plan review would be for informal comment/feedback for projects that seek to exceed the basic standards of the code in some way. The advantage is the ability to measure potential support for creative design solutions without extensive investment in initial architecture or engineering. The Planning Commission and Council should recommend whether the site plan review process would be required for all development projects within the CCD or for those projects which will require some type of additional future land use review — such as variance or CUP. The disadvantage is that such reviews are non-binding, so like PUD concept review, it is critical to be both explicit in stating concerns, and avoid committing to any particular point of view prior to public hearing input that is part of the three formal processes noted above. We expect to develop a powerpoint presentation to help illustrate specific aspects of the proposed ordinance for the workshop meeting. Please let me know of any additional items I should plan to highlight as a part of this review. SUB -AREA Riverfront Broadway (B) Walnut/ Pine Other Notes (A) Cedar (C) (D) CCD Entertain- Retail, sup- ported Retail, sup- Office, large Housing, TO BE ment and by entertain- ported by space retail supported ADDRESSED: open space, supported by retail ment; Housing 2nd I housing and services I users, and retail service I by limited retail and I services Areas directly adjacent to 1-94 Uses: Residential Single Family No No No No CUP Two Family No No No No Permitted Townhouse CUP 4e CUP No Permitted Anew Townhouses on Broadway east of Pine only Multi 4-12du CUP CUP CUP No CUP Multi 13+ du CUP CUP CUP CUP CUP Ground -Floor 49CUP Yes* Yes Any limitations ; these districts as mto or bk+ck? Allowed on ground floor for townhouses on Broadway east of Pine Commercial Brew Pub <10,000 sq. ft. Permitted Permitted Permitted Permitted No Brew Pub >10,000 sq. ft. CUP Permitted CUP Permitted Commercial Day Care No No CUP CUP Permitted *Some discussion on allowing when r accessory to multifamily procects. Commercial Lodging Permitted CUP CUP Permitted No Commercial Recreation: Permotted CUP CUP CUP (Include size Indoor CUP limitation as a consideration in specific standards for use in CCD?) Possible limitations on size. e.g. <10,000 sq. ft. Commercial Recreation: No No No No No Outdoor Funeral Services No No No No CUP Medical / Clinical Services No CUP CUP Permitted Permitted Personal Services Permitted Permitted Permitted Permitted CUP Places of Public Assembly CUP CUP CUP CUP CUP Production Brewery/Taproom Permitted Permitted Permitted Permitted No Micro Distillery/Cocktail Room Permitted Permitted Permitted Permitted No Professional Office a -n4 ,' Office Services and Retail CUP* 01P*Permitted Permitted Permitted Permitted fleers+n heysing/re Commercial Office CUP* - not on ground floor Permitted, CUP* on ground floor Permitted, CUP* - on ground floor Permitted CUP Only in sub - areas Financial No ad&b Permitted Permitted Permitted Permitted Drive thru by CUP Restaurants, Bars <10,000 sq. ft. Permitted Permitted Permitted Permitted CUP Restaurants, Bars >10,000 sq. ft. CUP Permitted CUP Permitted CUP Retail Sales <10,000 sq. ft. Permitted Permitted Permitted Permitted Permitted Retail Sales >10,000 sq. ft. CUP CUP CUP Permitted CUP Retail with Service CUP Permitted Permitted Permitted Permitted Specialty Eating <10,000 sq. ft. Permitted Permitted Permitted Permitted CUP Vehicle Fuel Sales No CUP Veterinary Facilities <10,000 sq ft No r CUP CUP CUP CUP No outdoor uses Industrial Industrial PUD No No PUD Only No PUD Only Public/Institutional Public Buildings or Uses (incl. parks) Permitted . CUP . Permitted . CUP CUP Schools CUP CUP No mer fiears GAW. Any Draft CCD Ordinance Lan_gua__q NOTE: Also to be addressed in final code amendment will be other areas throughout the current code which are based on the prior Embracin_g Downtown Plan or other inconsistent CCD standards (CCD -R overlay, etc.) PROCESS REQUIREMENTS: • New development projects within the Central Community District shall require a site plan review by the Planning Commission. Existing buildings shall be subject to the permitted and conditional use allowances of this ordinance. • Developments which do not meet the standards outlined below may elect to pursue variance or authorization through Planned Unit Development. GENERAL REQUIREMENTS: • The Central Community District shall be further regulated by four character areas: Pine Street, Broadway, Walnut/Cedar and Riverfront and shown in the Official Zoning Map. • Projects across sub -area boundaries. Uses and standards may extend across sub -area boundaries (but not into other zoning districts) a maximum distance of up to one-half block for project purposes, provided the majority of the project square footage lies within the permitted character -area, and the intent and character of the downtown plan is maintained. • Where projects extend across character area boundaries, projects much show compatibility to both character area standards relating to adjoining districts and uses. • Projects with public funding. Projects that benefit from public investments and/or subsidies will have a greater burden to provide higher levels of both private and public amenities. • Private joint -parking use. All non-residential parking areas shall be designed to accommodate cross -access and joint use throughout the CCD zoning district to minimize the need for parking infrastructure. • Accessory Service/Appurtenance Uses. Building mechanical, waste -handling, and delivery service areas shall not face the public street or public spaces (with the exception of public parking lots), and shall be screened from view of adjoining property with materials equivalent to those of the principal building. • Buildings adjacent to single family. Building side walls adjacent to single family residentially zoned properties, or directly across a public street from such properties, shall have side wall heights of no greater than the horizontal distance to the nearest single family structure. Buildings abutting single family residentially zoned properties shall have roofs sloping toward the abutting single family use. • Building materials. Building materials for all uses shall be predominantly glass, brick, natural or cultured stone, or equivalent masonry material. Materials for lapped siding, board -and - batten, or shake exteriors shall be composite, maintenance free materials, and shall be limited in overall exterior use to: o Residential structures, no more than 30 percent of building exterior. o Commercial and other structures, no more than 15 percent of building exterior may be comprised of architectural metal, which shall be integrated into the building design.. o Mixed use buildings shall comply with the commercial building requirements. PERFORMANCE STANDARDS Character Area Standards Broadway • All buildings should have a storefront or entrance on Broadway. • Buildings shall be oriented toward the front of the lot, with a maximum 10' setback. • Minimum of 50% window/door transparency on ground floor. • Buildings shall be between 2-4 stories, additional stories may be authorized by conditional use permit. • Buildings shall have a maximum width of 60 feet, or shall be articulated by setback, materials or window treatments in approximately 30-60' increments. • Ground floor commercial buildings which front on public streets or open space shall not be entirely comprised of office uses, but shall include space for Commercial Lodging, Restaurant, Brew Pub, Brewery/Taproom, Distillery/Cocktail Room, Restaurants, Bars, and Specialty Eating Establishments,: • , entertainment, and/or retail sales and services. • Sidewalks and/or pathway connections shall be provided for all development projects. Walnut/Cedar Features such as upper balconies, dormers, courtyards, porches and dooryards shall be incorporated for residential uses. Buildings shall be between 2-5 stories; additional stories may be authorized by conditional use permit. Buildings shall be oriented toward Walnut and Cedar Street and toward front corners where applicable. Pine Street Buildings shall be between 2-5 stories; additional stories may be authorized by conditional use permit. Buildings shall be oriented to Pine Street with secondary entrances located on side or interior facades. Corner properties shall have dual orientation. Use Class Standards Residential 0 Single/Two Family: Where permitted, the requirements of the R-2 District will apply. • Townhouse o Permitted where the subject property has no direct frontage on Broadway or Walnut/Cedar. o Must preserve open space to coordinate with public spaces. o Building heights up to 25 feet or 2 stories above grade. o Setbacks — 15 feet from abutting single family, minimum of 8 feet from public street. Interior side setbacks may be zero. o Variable roofline and front building walls. o Classic row -house; living space to front; no garage -front design. o All parking in attached garages. o Parking ratio of 2.0 spaces per du, off-street. • Multi 4-12 du o Only allowed where the subject property has no frontage on Broadway, Walnut/Cedar. o Must preserve open space to coordinate with public spaces. o Building heights up to 35 feet or 3 stories above grade. o Setbacks — 15 feet from abutting single family, minimum of 8 feet from public street. Interior side setbacks may be zero. o Variable roofline and front building walls. o Garage entrances may not face a public street. o Garages which face a single family residential zoning district must screen the garage entrance from the eye -level view of the abutting property. o All parking in attached garages within building footprint (no surface parking). o Parking ratio of 1.5 spaces per du, off-street. • Multi 13+ du o Only allowed where the subject property has no frontage on Broadway, Walnut/Cedar. o Must preserve open space to coordinate with public spaces. o Building heights up to 50 feet or 4 stories above grade. o Setbacks — 15 feet from abutting single family, minimum of 8 feet from public street. Interior side setbacks may be zero. o Variable roofline and front building walls. o Garage entrances may not face a public street. o Garages which face a single family residential zoning district must screen the garage entrance from the eye -level view of the abutting property. o All parking in attached garages within building footprint (no surface parking). o Parking ratio of 1.5 spaces per du including adjacent on -street parking, with a minimum of 1 space per bedroom off-street. o Multiple family housing limited to seniors may reduce parking supply to .5 spaces per unit, off-street. • Ground Floor Residential Units o When allowed, subject to: o Common areas, lobbies, etc. (if any) should be oriented toward street. o Street levels should include additional window and doorway glass exposure toward streets. o Residential units on upper, non -ground floors of buildings in the Riverfront Character Area are permitted as a part of mixed-use buildings. Commercial and Mixed -Use, generally • Uses adjacent to single-family residential zoned properties which include dining/drinking service spaces shall have I outdoor areas facing public open space use areas. • Building heights of up to 50 feet or four stories shall be permitted. • Buildings heights exceeding 50 feet or four stories may be allowed by Conditional Use Permit. • Residential units in mixed-use commercial buildings shall include balcony spaces. • Building setbacks shall be 15 feet from abutting single family homes, minimum 8 feet from public streets. Interior side setbacks may be zero. Landscaping Site improvements in the CCD shall include landscaping consistent with the requirements of the zoning ordinance, Section 4.1. In addition, paved spaces shall integrate alternative paving materials into all pedestrian, plaza/patio, and bicycle spaces on the property. Parking Off-street parking areas shall be developed and constructed according to the requirements of the zoning ordinance, Section 4.8. Parking supply shall be as identified in this chapter, or where not specified herein, as in the ordinance Section 4.8. A commercial use which propose to vary from the requirements of this section by deferring its required off-street supply and contributing to the public parking fund shall be accompanied by a Parking Study, subject to review and approval by Community Development staff, which illustrates an adequate amount of available unused public parking within 400 feet of the establishment's primary entrance. Existing business parking allowances to be identified here. Other Performance Standards All other performance standards as identified in Chapter 4 of the zoning ordinance shall apply, unless otherwise addressed in this section. Character Areas: Purpose The Plan divides the study area into four different Character Areas. The purpose of this is to create sub- areas in downtown, each with its own identity and purpose and direction. The character areas are developed based on their context and their future role in the downtown. Typically each character area is a mix of uses, but also has a dominant use. 0 Walnut Street Q Broadway How does the Plan Balance Flexibility with Predictability The Plan describes a Vision for Downtown as a lively place with pedestrian scaled spaces and building. The Plan favors human scaled spaces over vehicular scaled spaces; multiple small investments over single large investments and coordinated actions over individual directions. The Plan is based on time -tested approaches to town building and urban design as well as the strong sentiments received in the public process. This vision is described in words and illustrations throughout the document. Generally, the Character Area Section uses illustrative drawings to describe the feel and image of a place while the Frameworks section generally uses conceptual diagrams that convey broad ideas and concepts. Together, the Plan gives directions for how to arrange buildings, infrastructure and open space so the resulting ensemble is consistent with the Vision. The use of both illustrative, precise, and diagrammatic illustrations is intentional in an effort to create predictability and offer flexibility. This is a long range plan that relies on a multitude of investors working in a coordinated manner. Therefore the correct balance of predictability and flexibility is important because a balance of predictability and flexibility attracts investment while the lack of predictability and flexibility repels investment. Adoption of this Plan by City Council is intended to be a strong statement of predictability because it sets in motion several public actions designed to implement the Vision of the Plan. So, while the Plan (in locations) is exact and precise, it recognizes that the end result may or may not look exactly like the illustrations because individual investors and developers will interpret the Plan slightly different, each adding their own expertise and nuance to the Plan. This is encouraged because it will add richness and nuance to the end result. City of Monticello Downtown Small Area Plan I Character Areas M Riverfront Riverfront Character Area: The and recomendations guidelines on this page pertain to the area colored on this diagram Perspective from Walnut street, looking across a redesigned West Bridge Park Despite being a town born on the River, the Downtown does not take great advantage of its unique location. Broadway is a block removed from the Riverfront and the main connection to the River, Walnut Street, ends in a staircase. The entry experience to Monticello from the north is mundane with vacant properties and a thick wall of trees that obscures potential views to public spaces and Downtown. The Riverfront Character Area will become a proud new public gathering space for Downtown Monticello that compliments Broadway and the full Monticello Park System. The Plan recommends redesigning the riverfront parks so they are more visible, accessible, active and flexible and promoting development that takes advantage of access to the river. A new park will be capable of handling larger crowds for events, and will be more accessible and usable on a daily basis with additional amenities and features designed for everyday use. The Plan promotes access to the riverfront by extending Walnut Street to connect to River Street. It will be designed as a multi- use street that can be closed for farmers markets, gatherings, and other events. The Plan recommends and leveraging public property of Block 52 to create a new signature development with market rate housing and a destination restaurant or entertainment use overlooking the park and the river. Public parking is maintained on Block 52 and added to River Street. existing Bridge Park River St Block 52 Broadway Site Sections Through Block 52 and West Bridge Park 0 Redesign Riverfront parks to 0Encourage new housing include more active events and surrounding the riverfront programming in West Bridge Park parks on vacant and (amphitheater, water feature, underutilized parcels concessions) and passive uses in Maintain and improve the east bridge park. 0 intersection at River Street 0 Add parking and sidewalks to and Pine Street. River Street 0 Improve the underpass of 0 Reconnect Walnut Street to River Street design Pine Street at the River. with a that allows© Consider a seasonal bridge Walnut Street to be used for to the island to provide events and park expansion. additional recreational OWork with the private sector to activity to east and west create a signature development Bridge park on Block 52, with market rate housing and a restaurant that overlooks the Park Precedent Images City of Monticello Downtown Small Area Plan I Character Areas Broadway Broadway Character Area: The and recomendations guidelines on this page pertain to the area colored on this diagram Perspective on Broadway, looking west with a pocket park across the street Broadway - west of Pine Street - has remained physically intact as Downtown's primary storefront district. Broadway is relatively well-maintained and home to several services and community anchors such as the Cornerstone Cafe. However, with growth of retail along the highway and elsewhere in town, Broadway is no longer a competitive location for general retail. The Plan recommends re -positioning the center of Downtown from the Pine/Broadway intersection to the Broadway/Walnut intersection. This will be partially accomplished with intersection improvements that make it easier to cross Broadway at Walnut Street. This should include curb extensions, fewer through lanes, clearer crosswalks, blinkers and eventually as warranted, a four-way stop sign. These improvements will increase the flow of pedestrian and bike traffic to the river and in between stores on both sides of Broadway. Small pocket parks can be developed on vacant lots mid -block on Broadway. These spaces can serve as convenient pedestrian connections between parking areas mid bloc and the sidewalks on Broadway. In addition, they can be small plazas with seating for resting, gathering, and even restaurants if the buildings next to them can be opened up to the pocket parks. Modify striping and median on Broadway 0 create a safer pedestrian environment. Small pocket parks on vacant properties that 0 offer respite from Broadway and pedestrian connections to parking in the middle of the block Curb extensions at Walnut and Broadway to 0 provide space for landscaping, seating, and gathering Existing Conditions-�'------"�� —"—"_' '4 ------- ----------- -- on Broadway v .- -_ _ _ _ _ _ - _ v - New development along Broadway is encouraged if it replicates the scale of existing Proposed Lane buildings and shopfronts. Buildings up to four stories, with storefronts located on the Configurations on sidewalk and doors every 45' feet will fit in comfortably with existing buildings. Allowances Broadway for 10 foot setbacks from the sidewalk to create additional pedestrian amenities (such as seating) are appropriate. The Plan does not recommend additional widening of Broadway. Instead, the Plan recommends working with partners to find other measures to mitigate congestion. ONew development that replicates the storefront scale currently present on Broadway. New buildings should have flexible interiors so a main street scale can be accomplished in larger buildings. © Facade improvement programs that improve signage, awnings, and general appearance of existing storefronts ------------ '+s_—'vn--------- Ir 00000�0-ooWZiLn - - - n y----- 7 ----U v r ---- NC 0000 ----- y — City of Monticello Downtown Small Area Plan I Character Areas M Existing Proposed Pedestrian 75 Feet 63 Feet Crossing width Across Broadway East -bound Left Turn Lane Stacking Capacity 8 Cars 21 Cars a Modify striping and median on Broadway 0 create a safer pedestrian environment. Small pocket parks on vacant properties that 0 offer respite from Broadway and pedestrian connections to parking in the middle of the block Curb extensions at Walnut and Broadway to 0 provide space for landscaping, seating, and gathering Existing Conditions-�'------"�� —"—"_' '4 ------- ----------- -- on Broadway v .- -_ _ _ _ _ _ - _ v - New development along Broadway is encouraged if it replicates the scale of existing Proposed Lane buildings and shopfronts. Buildings up to four stories, with storefronts located on the Configurations on sidewalk and doors every 45' feet will fit in comfortably with existing buildings. Allowances Broadway for 10 foot setbacks from the sidewalk to create additional pedestrian amenities (such as seating) are appropriate. The Plan does not recommend additional widening of Broadway. Instead, the Plan recommends working with partners to find other measures to mitigate congestion. ONew development that replicates the storefront scale currently present on Broadway. New buildings should have flexible interiors so a main street scale can be accomplished in larger buildings. © Facade improvement programs that improve signage, awnings, and general appearance of existing storefronts ------------ '+s_—'vn--------- Ir 00000�0-ooWZiLn - - - n y----- 7 ----U v r ---- NC 0000 ----- y — City of Monticello Downtown Small Area Plan I Character Areas M Broadway Design Guidelines Precedent Images Suggested Redevelopment Guidelines Facade and Frontage • All buildings should have a storefront or arcaded frontage along Broadway • Minimum 50% (windows/doors) transparency on ground floor • Signage integrated with building • Varied cornice lines that resemble the scale of traditional main street buildings. • Traditional commercial materials such as brick, stone, or split face rock are encouraged. Public Realm • 10-15' sidewalks with street trees and curb extensions that reduce the crossing distance along Broadway. • On -street parking for convenience and to buffer sidewalk from traffic • Encroachments for seating, signage and display allowed • Mid -block pocket parks that provide a respite from Broadway and a connection to parking areas located mid block. • Parking located on -street and in shared lots mid -block • Attached corner plazas on Pine Street to create enhanced entrances and a gateway to the Broadway District �ass��9 Massing and Orientation • Buildings should generally be between two and four stories with varied rooflines. • All buildings should face onto Broadway. Corner buildings (on Pine Street, Walnut or Locust) may have two entrances, one on Broadway and one on the side street. • Buildings along pocket parks or corners may have a second entrance / orientation to side street or pocket park • Buildings should have varied widths with a maximum storefront of 60'. • Longer buildings should be articulated in approximately 30'-60' increments with setbacks, material change or fenestration patterning. Building Use and Location • Small scale retail, dining, and entertainment uses are permitted on the ground floor. • Office, commercial, and housing are permitted on upper floors. • Buildings are located towards the front of the lot, directly on the back of the sidewalk with maximum 10' setbacks to create an enhanced entry or wider sidewalk. City of Monticello Downtown Small Area Plan I Character Areas M Walnut Street and Cedar Street Walnut and Cedar Streets Character Area: The recommendations and guidelines on this page pertain to the area colored on this diagram 0 Create a pedestrian promenade to the Riverfront with wide continuous sidewalks and well marked crosswalks Walnut Street and Cedar Street are important corridors to the River as well as transitions between the commercial areas of downtown and the in -town neighborhoods. In order to perform in this capacity, the Plan encourages new housing to infill vacant lots and eventually for single family housing to transition to medium density housing. Live/work units or small service/production (such as insurance agent or jewelry maker) are permitted. In addition, the Plan recommends improvements to the street that will accommodate pedestrian and bike access to the River. This includes parallel parking, aligned sidewalks and crosswalks, and curb extensions at Broadway. Infill vacant lots and redevelop underutilized 0 parcels with housing in small apartments or townhouses. Small service or production uses are permitted within these and existing buildings. OEncourage new housing to face Walnut and Cedar Street, with multiple doors facing the street. OLocate all parking towards the middle of the block, accessed via a rear lane shared with other properties on the block. Encourage small and medium scaled residential buildings © (3-5 stories,1/4 to 1/2 block) that prioritize pedestrian scale and walkability. Perspective along Walnut Street, looking north towards the River. - 11 IIIII� tii - II II 11 iii ' II 11 11 8' 12' 8' 24' 8' 12' 8' C Y 0- a a = X 0 ■ Walnut Street Promenade to the River 80' ROW River Street Broadway 3rd Street 4th Street 5th Street tracks 7th Street Proposed Parallel Parking Section of Walnut and Cedar Street On -street parking is important throughout Downtown. Parallel parking will not require an easement and is desireable in front of residential buildings. Diagonal parking requires an easement and yields 50% more parking spaces. City of Monticello Downtown Small Area Plan I Character Areas M Walnut Street and Cedar Street Guidelines Precedent Images Facade and Frontage • Porches and/ or dooryards are encouraged for all ground floor residential units. • Dormers and bay windows are encouraged to create a pedestrian scaled facade • Upper story balconies are encouraged. • Courtyards are permitted along 1/2 of a front property line. Public Realm • 6'-10' sidewalk, aligned across intersections and along the front of blocks. • On street parking for visitors to Downtown • Clearly marked crosswalks to accommodate pedestrian and bike access between the Community Center and the Riverfront d o� , , m � m m mm • m mo maoo �� m m0000m • ,� � 4�os- om om i ��`99cvs- Massing and Orientation • Buildings should be between 2 and 4 stories. • Buildings should be primarily oriented to Walnut and Cedar Street to create a comfortable pedestrian environment. • Dormers and roof articulations should be used to reduce the scale of buildings if buildings are longer than 100' in length. Building Use and Location • Primarily residential uses between the Civic Center and Walnut Street. Small scale service and commercial businesses permitted on corner of 4th and Cedar and 4th and Walnut. Buildings oriented toward front (street) and front corners City of Monticello Downtown Small Area Plan I Character Areas M Pine Street Pine Street Character Area: The and recomendations guidelines on this page pertain to the area colored on this diagram Pine Street (Minnesota State Hwy 25) is an important and heavily traveled roadway in Monticello and Sherburne County. It is one of only two river crossings between Minneapolis and Saint Cloud and it connects to I-94 in Monticello. It also has an important local role because it is Downtown's connection to the rest of Monticello that lies south of 1-94. The original plat of Monticello did not foresee the growth of Pine Street and as a result, the steady growth of traffic along it has had a strong impact on the community. While it connects Monticello to the region, it also divides the community between east and west. This Plan recognizes Pine Street as a regional roadway, but seeks to manage its impacts as it crosses through Downtown. The Plan does not recommend any additional widening and supports additional river crossings that would better serve both Downtown and the region. New development along Pine Street should be regional serving, but locally scaled. Buildings should be located on the corners with pedestrian refuges along Pine Street that improve the appearance and the experience of all along Pine Street. The Plan discourages additional property access to Pine Street and encourages side street access with through block (north/south) easements. 0 Work with MnDOT to maintain a 5 lane section(2 through lanes both directions with a center turning lane), do not increase speeds 0 Work with MNDot to improve pedestrian crossings wherever possible, preferably with traffic signals at 4th Street. OEncourage redevelopment on the corners of blocks, with entrances facing the street, and shared parking in the middle of the block. 0 Reduce the impact of parking to pedestrians by minimizing the width to 180'and buffering parking from the sidewalk with a low fence and streetscaping. Reduce direct property access to Pine Street © and encourage property access from side streets with through block easements. 15' ' ' 70' ' 1 15' ' Proposed Section of Pine Street 100' ROW ,r C Perspective along Pine Street, looking north towards the River. City of Monticello Downtown Small Area Plan I Character Areas N Pine Street Guidelines Precedent Images Facade and Frontage • Primary entrance to building should be clearly visible from Pine Street accomplished with careful design. • One story base level articulation is encouraged to create a pedestrian scale frontage. • Storefronts on the ground floor are encouraged to face Pine Street. If storefronts face mid block parking, there must be pedestrian access to the storefronts. • Corner treatments such as entrances, cornice feature, or towers are encouraged at the corners of the bocks. Public Realm • 10'-15' sidewalk; trees clustered in planters with ground cover or low shrubs. • Sidewalks buffered from parking lots with low wall or hedge. • Gateway treatments at River Street and 7th Street. c Massing and Orientation • Buildings should be between 2 and 5 stories. • Buildings should be oriented to Pine Street. Secondary entrances can be located on side streets or facing parking lots. If located on the Broadway/Pine Street corner, buildings should have dual orientations - one towards Pine Street and one towards Broadway. Building Use and Location Larger retail/ commercial, office or hospitality uses that desire visibility, parking and regional access are encouraged. This does not apply to Block 52 which is located in the Riverfront character Area. • Buildings located towards front corners of Pine Street blocks. • Parking lots in mid block should not be wider than 180', but should be clearly visible from Pine Street and easilly accessible from side streets. City of Monticello Downtown Small Area Plan I Character Areas MONTICELLO CCD ZONING DISTRICT SPECIAL MEETING MAYOR AND CITY COUNCIL PLANNING COMMISSION SEPTEMBER 4, 2018 CCD ZONING DISTRICT REVISIONS • OBJECTIVE: CREATE AN IMPLEMENTATION FRAMEWORK FOR THE RECENT DOWNTOWN "SMALL AREA STUDY", ADOPTED AS AN AMENDMENT TO THE COMPREHENSIVE PLAN • ISSUES: • FLEXIBILITY vs. CERTAINTY PERFORMANCE STANDARDS AS CODE AND/OR GUIDELINES DEALING WITH PARKING CCD ZONING DISTRICT REVISIONS • FLEXIBILITY VS. CERTAINTY THE OBJECTIVE OF THE SMALL GROUP, GENERALLY, WAS TO ENSURE IMPLEMENTATION OF THE SMALL AREA PLAN, WHILE INCREASING EASE OF DEVELOPMENT PROCESS, AND ACCOMMODATING FLEXIBLE, CREATIVE SOLUTIONS THAT MEET THE OVERALL OBJECTIVES OF THE PLAN. CCD ZONING DISTRICT REVISIONS • FLEXIBILITY VS. CERTAINTY THE BENEFITS OF FLEXIBILITY INCLUDE INCREASING OPPORTUNITIES FOR A VARIETY OF PROJECTS THE BENEFITS OF CERTAINTY INCLUDE EASE OF PROCESS AND PROVIDING ADEQUATE INFORMATION TO DEVELOPERS ABOUT OUTCOMES IF THEY MAKE APPLICATION CCD ZONING DISTRICT REVISIONS • FLEXIBILITY VS. CERTAINTY THE SMALL GROUP SETTLED ON A COMBINATION OF THESE TWO, ALTHOUGH FLEXIBILITY REMAINED A CONCERN FOR SOME. THE RECENT JOINT WORKSHOP CONFIRMED THE OBJECTIVES ARRIVED AT BY THE SMALL GROUP. CCD ZONING DISTRICT REVISIONS • DRAFT ORDINANCE HIGHLIGHTS ADOPT THE 4 CHARACTER AREAS AS SUB -DISTRICTS - RIVERFRONT; BROADWAY; WALNUT/CEDAR; PINE STREET (TH 25) ACCOMMODATE PROJECTS THAT CROSS CHARACTER AREA BOUNDARIES BY BOTH USE AND PERFORMANCE STANDARDS BE MORE INSISTENT ON ADHERENCE TO PERFORMANCE STANDARDS WHEN PROJECTS UTILIZE PUBLIC FUNDING SOURCES TIF, ETC. ESTABLISH A TRANSITIONAL SET OF STANDARDS WHEN PROJECTS ABUT SINGLE FAMILY NEIGHBORHOODS SURROUNDING THE CORE DOWNTOWN CCD ZONING DISTRICT REVISIONS • PERFORMANCE STANDARDS HAVE BEEN IMPORTED FROM BOTH THE INTENT AND THE SPECIFIC LANGUAGE OF THE SMALL AREA PLAN THIS RAISES THE QUESTION: SHOULD THE SMALL AREA PLAN SERVE AS: (1) POLICY, WHERE THE CITY RELIES ON THE SPECIFICS MENTIONED IN THE PLAN AS GUIDELINES ONLY; OR, • (2) CODE, TO ENSURE CLEARER APPLICATION AND PREDICTABILITY CCD ZONING DISTRICT REVISIONS • PROCESS -CODE VS. POLICY A PROCESS QUESTION, ADDRESSED IN THE DRAFT, INCLUDES A REQUIRED CONCEPT PLAN REVIEW FOR EVERY PROJECT IN THE CCD. THIS PROCESS WOULD APPLY TO BOTH PERMITTED PROJECTS AND THOSE REQUIRING ZONING PERMIT APPROVAL (PUD, CUP, VARIANCE, ETC.). THE BENEFITS OF CONCEPT REVIEW WOULD APPLY ESPECIALLY IF WE LEAVE SOME OF THE PERFORMANCE STANDARDS SUGGESTIONS AS POLICY GUIDELINES ONLY. IF ADOPTED AS CODE, PERMITTED PROJECTS MEETING ALL STANDARDS MAY BE REQUIRED TO ENTER AN ADDITIONAL PUBLIC PROCESS NOT CURRENTLY IMPOSED. OTHER ASPECTS OF THE DRAFT CCD REVISIONS • RETAINS THE TABLE FORMAT OF THE CURRENT CCD (BUT REVISES FOR THE DIFFERENT CHARACTER AREAS. ESTABLISHES A BASELINE SET OF STANDARDS FOR EACH CATEGORY OF USES, BASED ON CHARACTER AREA (E.G. "COMMERCIAL", "RESIDENTIAL", ETC.). • FOLLOWS THE LAND USE LABELS CURRENTLY APPLIED IN THE ZONING ORDINANCE. CCD ZONING DISTRICT REVISIONS • DEALING WITH PARKING THE DRAFT ORDINANCE IMPLEMENTS THE CURRENT PARKING REQUIREMENTS OF THE CCD, WHICH ARE: � APPLY FIRST THE STANDARDS OF THE PARKING SECTION OF THE CODE (4.8). � ACCOMMODATE A DISCOUNT OF 40% FROM BASIC STANDARDS WHEN A DEVELOPER ALLOWS OPEN, QUASI -PUBLIC ACCESS TO A PRIVATE PARKING LOT. ACCOMMODATE A FURTHER REDUCTION IN OFF-STREET PARKING WHEN THE DEVELOPER PAYS INTO A DOWNTOWN PARKING FUND. THE DRAFT CODE ADDS A REQUIREMENT FOR THOSE PAYING INTO THE FUND TO CONDUCT A PARKING STUDY TO ENSURE THAT PARKING WITHIN 400 FEET WOULD BE AVAILABLE AND ADEQUATE TO JUSTIFY THE REDUCTION. NEXT STEPS • REVISE/UPDATE PER COMMENTS FROM THE JOINT WORKSHOP • CONDUCT A PUBLIC HEARING AT THE PLANNING COMMISSION LEVEL FORWARD A FINAL DRAFT TO THE CITY COUNCIL FOR CONSIDERATION FURTHER QUESTIONS?