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Planning Commission Agenda - 04/04/2023
AGENDA REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, April 4, 2023 - 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners: Paul Konsor, Andrew Tapper, Eric Hagen, Teri Lehner, Melissa Robeck Council Liaison: Charlotte Gabler Staff: Angela Schumann, Steve Grittman (NAC), Hayden Stensgard, and Ron Hackenmueller 1. General Business A. Call to Order B. Consideration of approving minutes a. Regular Meeting Minutes—March 7, 2023 C. Citizen Comments D. Consideration of adding items to the agenda E. Consideration to approve agenda 2. Public Hearings A. Consideration of a Request for Conditional Use Permit for Cross/Joint Parking Easement in the Broadway Sub -District of the Central Community District (CCD) Applicant: City of Monticello 3. Regular Agenda A. Consideration of finding that land acquisition of portions of Lots 11 and 12, Original Plat of Monticello, PID 155010051111, by the City of Monticello is in conformance with the Monticello 2040 Comprehensive Plan. B. Consideration of finding that land acquisition of portions of Lots 1, 2, 4 and 5, Block A, Original Plat of Monticello, PID 155010066010, by the City of Monticello is in conformance with the Monticello 2040 Comprehensive Plan. C. Consideration of Community Development Director's Report 4. Added Items 5. Adjournment MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, March 7, 2023 - 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Paul Konsor, Andrew Tapper, Eric Hagen, Melissa Robeck Commissioners Absent: Teri Lehner Council Liaison Present: Charlotte Gabler Staff Present: Angela Schumann, Steve Grittman (NAC), Hayden Stensgard, and Ron Hackenmueller 1. General Business A. Call to Order Planning Commission Chair Paul Konsor called the regular meeting to order at 6:04 p.m. B. Consideration of approving minutes a. Joint Workshop Meeting Minutes—February 7, 2023 ANDREW TAPPER MOVED TO APPROVE THE FEBRUARY 7, 2023 JOINT WORKSHOP MEETING MINUTES. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. b. Regular Meeting Minutes—February 7. 2023 ANDREW TAPPER MOVED TO APPROVE THE FEBRUARY 7, 2023 REGULAR MEETING MINUTES. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. C. Citizen Comments None D. Consideration of adding items to the agenda None E. Consideration to approve agenda ANDREW TAPPER MOVED TO APPROVE THE MARCH 7, 2023 REGULAR MEETING AGENDA. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. 2. Public Hearings A. Consideration of an Amendment to the Monticello Zoning Ordinance Related to Retail Rental Uses Including, but not Limited to Definition, Zoning Districts and Standards Applicant: Michelle Rice City Planner Steve Grittman provided an overview of the agenda item to the Planning Commission and the public. This item was brought forth after an inquiry from General Rental Center, an existing business in Monticello looking to expand operations into a new facility. It was found that retail uses specific to rental service was not included in the Zoning Code language. The requested text amendment would add language to include a rental aspect to the "retail commercial uses (other)" definition within the Monticello Zoning Ordinance. Mr. Konsor asked if there are any additional, unforeseen items that would be allowed to be rented out with the proposed ordinance. Mr. Grittman clarified that the items currently allowed to be sold at a retail establishment by ordinance are the limitations to what can be rented. Councilmember Charlotte Gabler asked if Planned Unit Developments would be affected by this proposed ordinance. Mr. Grittman noted that it would depend on the language given to the specific Planned Unit Developments. If the PUD language included provision for "retail commercial uses (other)" or the base zoning district of the PUD allows "retail commercial uses (other)", it would then be permitted in the PUD. Councilmember Gabler asked if auto sales establishments within the city would be affected by the proposed ordinance. Mr. Grittman clarified that the auto sales establishments are classified as a separate use, and would not be affected by the proposed ordinance. Councilmember Gabler asked if staff and Planning Commissioners discussed amendments related to retail uses in 2022. Community Development Director Angela Schumann clarified that staff and Planning Commissioners did review potential amendments in 2022, and subsequently approved an ordinance amendment related to retail. The rental aspect of retail uses was not acknowledged at that time, nor at the time of adoption of the new code in 2011. Mr. Konsor opened the public hearing portion of the agenda item. Mr. Konsor closed the public hearing portion of the agenda item. PAUL KONSOR MOVED, TO ADOPT RESOLUTION NO. PC -2023-07 RECOMMENDING APPROVAL OF ORDINANCE NO. X FOR AMENDMENTTO THE MONTICELLO ZONING ORDINANCE RELATED TO RETAIL RENTAL USES, SECTION 153.012, DEFINITIONS, BASED ON THE FINDINGS IN SAID RESOLUTION. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. Ms. Schumann noted the item was anticipated to be included in the City Council consent agenda at their regular meeting on March 27th, 2023. B. Consideration of an Amendment to the Monticello Lakes Planned Unit Development District affecting parking, accessory buildings, lot coverage, and related site impacts. Applicant: Monticello Lakes, LLC. Mr. Grittman provided an overview of the agenda item to the Planning Commission and the public. Originally approved by the City Council in December of 2021, the amendment request was specifically related to the removal of the approved resident parking garages on site. The amendment also addressed a change in the configuration of the clubhouse on site as well. An updated landscape plan was also included in the proposed changes, due to the added greenspace on site following garage removal. Mr. Konsor opened the public hearing portion of the agenda item. Mr. Konsor closed the public hearing portion of the agenda item. ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC -2023-08 RECOMMENDING AN AMENDMENT TO THE MONTICELLO LAKES PLANNED UNIT DEVELOPMENT DISTRICT, AMENDING THE APPROVED PLANS FOR SAID PUD, BASED ON THE FINDINGS IN SAID RESOLUTION AND WITH CONDITIONS AS LISTED IN EXHIBIT Z OF THE STAFF REPORT OF MARCH 7, 2023. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. Ms. Schumann noted the item was anticipated to be included in the City Council consent agenda at their regular meeting on March 13th, 2023. C. Consideration of an Amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, "Land Use, Growth and Orderly Annexation", re -guiding certain parcels from their existing Industrial designations to alternative Industrial, Employment, and Commercial categories, and amending the text of the Plan to add flexibility for implementation of the Plan's goals and land use objectives. Applicant: City of Monticello Mr. Grittman provided an overview of the agenda item to the Planning Commission and the public. This item arose from a discussion related to item 2D of the current agenda, where the subject site does not meet the current land use guidance and zoning for the applicant's proposed use. It was then understood that the properties east of Edmonson Avenue, north of Chelsea Road and south of Interstate 94, as well as properties in the vicinity along the eastern side of Fallon Avenue NE, had Comprehensive Plan land use designations that did not match the companion zoning districts respective to each property. The request was directly related to correcting what staff believed to have been an error during the drafting of the Monticello 2040 Vision + Plan. The amendments requested are to re -guide the land use designation for the properties listed within the staff report from General Industrial, to Light Industrial Park or Regional Commercial, depending on the sites' current zoning district. Eric Hagen asked why the parcel at 108 Thomas Circle was not being considered to be re -guided as Regional Commercial. Mr. Grittman clarified that the reason this property was proposed to change designation from General Industrial to Light Industrial Park was due the current zoning district of the property is 1-1, Light Industrial District, which is reflective of the Light Industrial Park designation. Andrew Tapper did not agree with some of the parcels listed to be re -guided, as he felt certain parcels reflected the General Industrial designation more so than the proposed Light Industrial Park designation. Mr. Grittman noted that the intent of Light Industrial Park zoning designation is in part to act as a buffer between General Industrial and Regional Commercial designations. Though the existing uses on those properties may not reflect the designation, it is anticipated that as uses change, those properties would become more conforming with their respective designations and the transitional area in which they are located. Ms. Schumann added that the properties in question had been historically zoned 1-1, Light Industrial, and the land use designations are established as a guide for future uses on a given site. Councilmember Gabler asked what the guidance of the location for the new Wiha Tools facility is anticipated to be. Ms. Schumann clarified that the existing zoning district for the site is Industrial Business Campus (IBC), and the property's land use designation in the Comprehensive Plan is Employment Campus. Councilmember Gabler noted that it is reasonable to re -guide the properties but questioned whether the Employment Campus designation would be more fitting than the proposed Light Industrial Park designation. Ms. Schumann had clarified that the reason staff proposed re -guidance to Light Industrial Park was directly related to the current zoning districts of the properties. The 1-1, Light Industrial zoning district directly correlates to Light Industrial Park designation within the Comprehensive Plan. Councilmember Gabler asked where General Industrial is currently designated within the City. Ms. Schumann noted that the Oakwood Industrial Park is still a designated area for General Industrial, and there are pages within Chapter 3 of the Comprehensive Plan that break down land use designations by acreage. One reason for the limitation of General Industrial guidance within the 2040 Plan is the city's focus on job and tax base creation, which occurs more often at a higher rate or density in Light Industrial Park and Employment Campus designations. Councilmember Gabler asked whether if it is necessary to continue including the General Industrial designation in the Comprehensive Plan. Ms. Schumann explained it is important to continue including General Industrial as a designation, due to the need for a designated location for business that fit the standards established by the designation in the Comprehensive Plan. Mr. Tapper reiterated that he did not necessarily see the need to re -guide certain parcels away from General Industrial if the current uses on site reflect that designation. Mr. Grittman noted that the main differences between light and heavy industrial users has to do with external impacts of the use on a given site. Ms. Schumann also noted that land use guidance is the broad land use plan, but the existing zoning of a property is what controls the property in terms of uses and standards. The parcels in question to be re -guided to Light Industrial Park are already zoned the corresponding 1-1, Light Industrial. Mr. Konsor noted a page within Chapter 3 of the Comprehensive Plan that uses Polaris as an example of a General Industrial use. Ms. Schumann noted that it is more likely that use is Light Industrial in nature, although it would also be allowed in General Industrial areas. Mr. Hagen noted that even though Polaris is an example of General Industrial, the guidance of the land could be different, due to the Comprehensive Plan acting as a future plan for property within the City. Mr. Tapper raised the question of why there is separate guidance for Light Industrial Park and General Industrial, and why those two are not bunched in to one designation. Mr. Hagen noted the broadness of the 2008 Comprehensive Plan, with guidance like Places to Work, Places to Shop, and Places to Live, then narrowing down of classification to what they are now provides a more established future plan for the City. The more detailed designation also provides potential businesses to easily understand where within the City their business would fit in with the long- term Comprehensive Plan. Mr. Konsor asked if all the parcels included in the discussion are currently zoned 1-1, Light Industrial. Ms. Schumann clarified that parcels proposed to be re - guided to Light Industrial Park are currently zoned 1-1, Light Industrial. The parcels proposed to be re -guided to Regional Commercial are currently zoned B- 4, Regional Business District. Ms. Schumann also noted that the detailed designations compared to designations in prior Comprehensive Plan is to address the fact that they also serve a purpose to promotes other sections and goals of the Comprehensive Plan. Mr. Konsor opened the public hearing portion of the agenda item. Mr. Grittman reiterated that the amendments proposed include the changes to the Land Use Designation map in within Chapter 3 of the Comprehensive Plan as well as a change the text within Chapter 3 to broaden the inclusivity of the Light Industrial Park designation to include both 1-1, Light Industrial, and IBC districts. Mr. Tapper asked if there is already a designation in the Comprehensive Plan that reflects the IBC zoning district already. Mr. Grittman clarified that the Employment Campus designation currently reflects the IBC zoning, but the intention of the text amendment proposed would be to include the IBC under the Light Industrial Park designation. Mr. Konsor closed the public hearing portion of the agenda item. Mr. Konsor noted that he was indifferent on the decision at hand. Councilmember Gabler asked if there was ever a discussion of a business/industrial flex designation in the Comprehensive Plan, or if there is one already established. Ms. Schumann clarified that the flexibility within the current designations was discussed at the time of the Comprehensive Plan drafting, and that the intention was to include both commercial and industrial uses within the Employment Campus designation, but not to include those same commercial uses within any of the Industrial designations. Ms. Schumann added that if the Planning Commission was ever interested in looking at the Comprehensive Plan further, they have the authority to direct staff to prepare information on it and bring continue this discussion at a workshop meeting in the future. Mr. Tapper noted he understood the intention of he proposed amendments to the Comprehensive Plan following the discussion. Mr. Tapper was interested in the idea of bringing the discussion had to a subsequent workshop meeting to further discuss. ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC -2023-09, RECOMMENDING APPROVAL OF AMENDMENTS TO THE COMPREHENSIVE PLAN LAND USE MAP AND CATEGORIES REGUIDING CERTAIN PROPERTIES FROM GENERAL INDUSTRIAL TO LIGHT INDUSTRIAL PARK, AND AMENDING THE TEXT OF THE PLAN TO ADD FLEXIBILITY FOR IMPLEMENTATION OF THE PLAN'S GOALS AND LAND USE OBJECTIVES, BASED ON THE FINDINGS IN SAID RESOLUTION. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC -2023-10 RECOMMENDING APPROVAL OF AMENDMENTS TO THE COMPREHENSIVE PLAN LAND USE MAP AND CATEGORIES REGUIDING CERTAIN PROPERTIES FROM GENERAL INDUSTRIAL TO REGIONAL COMMERCIAL FOR IMPLEMENTATION OF THE PLAN'S GOALS AND LAND USE OBJECTIVES, BASED ON THE FINDINGS IN SAID RESOLUTION. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. Ms. Schumann mentioned this item would go forth to the City Council for final decision on March 27, 2023, and the City Council will be informed of the discussion on the item at the Planning Commission meeting. D. Consideration of an Amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, "Land Use, Growth and Orderly Annexation" as related to Future Land Use Desienations and Maw Consideration of RezoninE 108 Thomas Circle from 1-1, Light Industrial District to Industrial Business Campus (IBC) District. Applicant: Darrin Juve Mr. Grittman provided an overview of the agenda item to the Planning Commission and the public. The applicant sought rezoning of the parcel to accommodate the operation of a head start facility at 108 Thomas Circle. With the current zoning of the property being 1-1, Light Industrial, it limits the ability of a childcare use to a conditional use that must be accessory to a principal industrial use at the same location. The rezoning to IBC would allow them to operate in compliance, as a childcare facility use is permitted as a principal use in the IBC district. The concurrent request would be to amend the Comprehensive Plan so that the land use designation of the parcel would correspond with the proposed rezoning. Ms. Schumann noted that the prior item did not re -guide 108 Thomas Circle, so that it is necessary for the Planning Commission to act on the Comprehensive Plan amendment specific to this parcel. Staff also provided information related to the state of child care within Wright County to the Planning Commissioners for reference. This information has since been added to the agenda on the City of Monticello's website. Mr. Konsor opened the public hearing portion of the agenda item. Dean Williamson, of Frauenshuh Inc., on behalf of the applicant, addressed the Planning Commission and the public, noting they were in attendance if any questions arose. Councilmember Gabler asked for clarification on how the group seeking to occupy the building would be considered a childcare facility under the Zoning Ordinance language, rather than a school. Mr. Grittman clarified that the Monticello Zoning Ordinance defines schools as K-12 programs, under the current language of the code, preschools and other head start programs are defined as childcare facilities. Mr. Konsor closed the public hearing portion of the agenda item. Ms. Schumann noted that the decision for amending the Comprehensive Plan related to this agenda item does not include what designation to re -guide this parcel to. Staff recommended a re -guidance to Light Industrial Park. With the prior item being recommended for approval, it would then correspond with the rezoning request to IBC. ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC -2023-11 RECOMMENDING APPROVAL OF AN AMENDMENT TO THE MONTICELLO 2040 VISION + PLAN (COMPREHENSIVE PLAN), CHAPTER 3, "LAND USE, GROWTH AND ORDERLY ANNEXATION" AS RELATED TO THE FUTURE LAND USE DESIGNATIONS AND MAP, BASED ON THE FINDINGS IN SAID RESOLUTION. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. PAUL KONSOR MOVED TO ADOPT RESOLUTION NO. PC -2023-12 RECOMMENDING ADOPTION OF ORDINANCE NO. X, REZONING 108 THOMAS CIRCLE FROM 1-1, LIGHT INDUSTRIAL DISTRICT TO INDUSTRIAL BUSINESS CAMPUS (IBC), BASED ON FINDINGS IN SAID RESOLUTION. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. Ms. Schumann mentioned this item would move forward to the City Council for final decision on March 27, 2023. Before the Planning Commission proceeded to the regular agenda to discuss whether the Comprehensive Plan item on the agenda should be further discussed at a workshop meeting in the future. The consensus was to plan for a workshop in the future. 3. Regular Agenda A. Consideration of Community Development Director's Report Ms. Schumann provided an overview of the agenda item to the Planning Commission and the public. Chief Building Official/Zoning Administrator Ron Hackenmueller addressed the Planning Commission regarding a personnel change within the Building Department. Building Inspector Bob Ferguson steeped into a new position as Building Official/Fire Inspector to assist with the restarting of the fire inspection program. The Building Department is also adding a third building inspector to the department following the personnel change noted. 4. Added Items None 5. Adjournment MELISSA ROBECK MOVED TO ADJOURN THE REGULAR MEETING OF THE MONTICELLO PLANNING COMMISSION. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. MEETING ADJOURNED AT 7:50 P.M. Planning Commission Agenda — 04/04/2023 2A. Public Hearing - Consideration of a Request for a Conditional Use Permit for Cross/Joint Parking Easement in the Broadway Sub -District of the Central Communi District (CCD). Applicant: City of Monticello. Prepared by: Meeting Date: Council Date (pending Northwest Associated Consultants 04/04/2023 Commission action): (NAC) 04/24/23 Additional Analysis by: Community Development Director, Community & Economic Development Coordinator ALTERNATIVE ACTIONS Decision 1: Consideration of a Request for a Conditional Use Permit for Cross/Joint Parking Easement in the Broadway Sub -District of the Central Community District (CCD). 1. Motion to adopt Resolution No. PC -2023-13 recommending approval of a Conditional Use Permit for Cross/Joint Parking, subject to the conditions in Exhibit Z and based on findings in said resolution. 2. Motion to deny the adoption of Resolution No. PC -2023-13 recommending denial of the proposed Conditional Use Permit, based on findings to be made by the Planning Commission. 3. Motion to table action on Resolution No. PC -2023-13. REFERENCE AND BACKGROUND Property: Legal Description: Lots 6, 7, 8, 9 & 10, Block 51, Original Plat of Monticello PID #: 155010051060, 155010051080, 155010051090, 155010051100 Planning Case Number: 2023-12 Request(s): Request for a Conditional Use Permit for Cross/Joint Parking Easement in the Broadway Sub -District of the Central Community District (CCD). 1 Planning Commission Agenda — 04/04/2023 Deadline for Decision: May 5, 2023 (60 -day deadline) July 4, 2023 (120 -day deadline) Land Use Designation: Downtown Mixed Use Zoning Designation: CCD, Central Community District (Broadway Sub -District) Overlays/Environmental Regulations Applicable: NA Current Site Uses: Mixed Commercial/Parking Surrounding Land Uses: North: Commercial and Residential East: Mixed Uses (Block 52 Redevelopment) South: Commercial West: Multifamily Residential Project Description: The project redevelops existing parking and storage across the rear portions of four parcels to improve and establish a parking lot that will serve the existing parcels, and also be available for public use. ANALYSIS: The consideration is for a shared parking area serving the four properties occupied by existing buildings in the subject area, as well as to accommodate general public use of the proposed parking area. The buildings currently house a variety of retail and professional service businesses. The business uses have their main entrance locations facing Broadway but have a rear parking area that provides access to rear entrances for staff, as well as trash handling equipment and a storage building. With this project, the larger detached accessory structure on the site will be removed. The proposed improvements would create a more organized parking lot of 29 spaces. The current lot is unorganized in terms of striping of access routes and designated spaces and accommodates only a dozen or so vehicles. The proposed parking lot development will provide additional spaces in support of the existing businesses and increase conformity for parking for the existing buildings through both the cross and joint use of the stalls. 2 Planning Commission Agenda — 04/04/2023 In addition, the redevelopment of Block 52 — including the redesign of Walnut Street — is intended to increase visitor use of the area, including both existing and new businesses. This project and the CUP that facilitates it is an aspect of the City's provision for those needs. The zoning ordinance parking regulations allow property owners to share access and parking facilities to increase efficiency of the available parking lot areas by Conditional Use Permit. The CUP is recorded to document the allowance. In addition, an easement agreement will be prepared and executed which creates the cross -access permissions between the property owners and the City. The easement will establish the ability for the public to use these stalls. It is anticipated that overnight parking will be limited for a few of the stalls. The parking lot itself would be repaved and striped to create the 29 spaces as noted above. In addition, the plans anticipate parking lot lighting along the north boundary, and a privacy fence that would help screen headlight glare from the parking area to adjoining residential properties. It would be important to ensure the lighting standards are kept as low as possible to minimize and/or eliminate any lighting of the adjoining lands. While this is a function of the lighting design, height of the poles can also result in this impact. The plans further show new sidewalk construction along the building walls and landscaping areas in these locations as well as surrounding the pavement areas at the perimeter of the lot. Perennial plantings are designed for most of these areas, with two trees in the southeast corner of the parking lot nearest to the Walnut Street access point. Staff would suggest that shrub plantings be added to these perennial beds in order to increase planting impacts during seasons other than just summer. Due to the limited space in the lot and the perimeter of the parking area, it is presumed that snow will be hauled out of the space, rather than piled on the planting areas. Perennials, although more amenable to snow storage since they die back over winter, perennials take more time to grow and establish a presence in the spring, lengthening the time during which there are no visible landscape elements on the site. The plan also adds screening and organization of the trash handling bins in the area. These improvements, combined with the parking lot renovation and related project elements, should be a benefit to both the properties in question, and to the surrounding area. When reviewing Conditional Use Permits, the City's general standard is whether or not the proposed use is consistent with the existing and proposed uses and character or the neighborhood. In this case, the improvements that create cross and joint parking, expand parking supply, and create significant aesthetic benefits for the area are fully consistent with the CUP standard of review. Staff would encourage enhancing the landscape improvements to maximize the potential value of the project. STAFF RECOMMENDED ACTION Planning Commission Agenda — 04/04/2023 The Comprehensive Plan, and most specifically, the Monticello Downtown Small Area Plan, emphasize the use of cross and joint use parking facilities, along with the aesthetic improvements of public areas as key to increasing the attraction of the downtown area to visitors and new development. This proposed project is an example of the City's pursuit of these goals, fully consistent with the Comprehensive Plan objectives. Staff recommends approval of the CUP, with the comments herein and the conditions included in Exhibit Z to this report. SUPPORTING DATA A. Resolution PC -2023-13 B. Aerial Site Image C. Downtown Roadway & Pedestrian Improvements Plans Excerpt, DRAFT Z. Conditions of Approval 4 Planning Commission Agenda — 04/04/2023 EXHIBIT Z Conditions of Approval Conditional Use Permit for Cross/Joint Parking PID #: 155010051060,155010051080,155010051090,155010051100 1. Specify the least height of the lighting poles to minimize/eliminate overspill of lighting onto adjoining property. 2. Ensure that lighting fixtures are installed to avoid all glare, and minimize light spillage, toward adjoining property. 3. Maximize landscape elements, particularly woody plants (shrubs and trees) to enhance the year-round impacts of the landscape. 4. Compliance with the terms of the City's Engineering Staff as related to the Downtown Roadway & Pedestrian Improvement Plans 5. Comments and recommendations of other Staff and Planning Commission. 5 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2023-13 RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR CROSS/JOINT PARKING EASEMENT IN THE BROADWAY SUB -DISTRICT OF THE CENTRAL COMMUNITY DISTRICT PID #:155010051060,155010051080,155010051090,155010051100 WHEREAS, the City, on behalf of the subject property owners, has submitted a request to construct a joint parking lot with cross -access in the rear yard portion of the subject property; and WHEREAS, the proposed parking facility would improve the subject area and increase parking supply in the immediate area; and WHEREAS, provision of cross and joint parking requires the approval of a Conditional Use Permit, and WHEREAS, the site is zoned CCD, Central Community District, which allows and encourages such use by Conditional Use Permit; and WHEREAS, the proposed use and development are consistent with the Comprehensive Land Use Plan designation of "Downtown Mixed Use" for the area; and WHEREAS, the provision of joint parking, and the increase in efficiency of parking in the downtown area, is consistent with the goals and objectives of the Downtown Small Area Plan; and WHEREAS, the Planning Commission held a public hearing on April 4t", 2023 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: 1. The applicant has provided plans demonstrating that provide for increased and improved parking in an area where parking demand is, and is likely to be, significant. 2. The applicant has provided plans demonstrating that the improvements, including landscaping, screening, and other elements will contribute to the compatibility of the parking area with surrounding uses. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2023-13 3. The cross -use of the access and parking in this area can be done only through an agreement with all of the parties due to limited public street access. 4. The parking lot implementation meets the relevant goals and objectives of the applicable plans for the downtown. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council approve the Conditional Use Permit for a cross/joint use parking facility and access to said parking, subject to the conditions identified in Exhibit Z of the Staff report, as listed below: 1. Specify the least height of the lighting poles to minimize/eliminate overspill of lighting onto adjoining property. 2. Ensure that lighting fixtures are installed to avoid all glare, and minimize light spillage, toward adjoining property. 3. Maximize landscape elements, particularly woody plants (shrubs and trees) to enhance the year-round impacts of the landscape. 4. Compliance with the terms of the City's Engineering Staff letter dated Month, Date, Year. 5. Comments and recommendations of other Staff and Planning Commission. ADOPTED this 4t" day of April, 2023 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION M Paul Konsor, Planning Commission Chair ATTEST: Angela Schumann, Community Development Director 2 155 257 ft ELECTRICAL LEGEND: Q COMBINATION LIGHTING UNIT o (UNLESS OTHERWISE NOTED) PEDESTRIAN LIGHTING UNIT POWER PEDESTAL (50 AMP) b GROUND MOUNTED GFI RECEPTACLE (20 AMP) n CELL PHONE CHARGING STATION ■ GROUND MOUNTED UPLIGHT ® © EV CHARGING STATION IHEREBYCERTI FY THAT THIS PIAN, SPECIFICATION, OR REPORT WAS PREPARED ivnev MONTICELLO, MINNESOTA BYMEDRUNDER MY DIRECT SUPERVISION AND THAT IAMADULY LICENSED BOLTON 2040 HIGHWAY I2 EAST �'TY nF SHEET p� O 10 20 PROFESSIONALENGINEER UNDER THE UIWBOFTHE STATE OF MINNESOTA. WILLMAR, MINNESOTA S62O1 WN ca HORZ. Phone: (320)231-3956 E RED DOWNTOWN ROADWAY &PEDESTRIAN IMPROVEMENT PROJECT 5 W SCALE FEET & M E N K Email: Willmar@bolton-mer com Montice �` E1.13 = JUSTIN L. KANNAS ELECTRICAL www.bolton-menk.com 3 45055 MM/DD/YYYY �� "Nxzxxxxxxxx WALNUT PARKING LOT a STREETSCAPE FURNITURE LEGEND: Q1 BICYCLE RACK, SEE SHEET L4.03/DTL 1 ® CONCRETE STAIR AND STEEL HANDRAIL, SEE INTEGRAL COLOR CONCRETE SIDEWALK- DARK GRAY SHEET L.402/DTL 1 Q2 LITTER RECEPTACLE, SEE SHEET L4.03/DTL 3 INTEGRAL COLOR CONCRETE SIDEWALK - RED OVERSTORY SHADE TREE 0 (SUPPLIED BY OWNER, CONTRACTOR TO INSTALL)9Q CUSTOM TREE GUARD, SEE SHEET 302/DTL X 3Q CITY STANDARD CONCRETE PLANTER L4.03/DTL 5 OO CUSTOM COUNTER TOP, SEE SHEET L4.03/DTL 4 (SUPPLIED BY OWNER, CONTRACTOR TO INSTALL) © TRELLIS STRUCTURE, SEE SHEET L4.06/DTL 1-3 ® CITY STANDARD BENCH, SEE SHEET L4.03/DTL 2 FINISH \ \I (SUPPLIED BY OWNER, CONTRACTOR TO INSTALL) © COMMUNITY WAYFINDING KIOSK SIGN, SEE SHEET L4.07/DTL 1-3 SQ ADIRONDACK CHAIR, SEE SHEET L4.03/DTL 7 0 COMMUNITY IDENTITY MEDIAN SCULPTURE, SEE ® PLATFORM SWING, SEE SHEET L4.03/DTL 6 SHEET L4.08/DTL X \\(7) TABLE AND CHAIRS, SEE SHEET L4.03/DTL X �� (CAROUSEL BY LANDSCAPE FORMS) STREETSCAPE MATERIALS LEGEND: 0 0 0 o PERENNIAL PLANTING BED W/ DRIP IRRIGATION 00000 STANDARD CONCRETE SIDEWALK O UNDERSTORY ORNAMENTAL TREE ANNUAL PLANTINGS W/ DRIP IRRIGATION INTEGRAL COLOR CONCRETE SIDEWALK- DARK GRAY _ r STRUCTURAL SOIL EXTENTS INTEGRAL COLOR CONCRETE SIDEWALK - RED OVERSTORY SHADE TREE 0 POROUS PAVEMENT- FILTERPAVE, COLOR TBD STONE OUTCROPPING, SEE SHEET L4.02/DTL 2-5 (SEAT BLOCKS/WALL BLOCKS/ACCENT BOULDERS, EXISTING TREE TO REMAIN GRANITE PAVER WARNING STRIP - DIAMOND 300 FINISH GRANITE AND LIMESTONE MIX TBD) Z IHEREBYCERTI FY THAT THIS PIAN, SPECIFICATION, OR REPORT WAS PREPARED ivnev MONTICELLO, MINNESOTA BYMEORUNDER MY DIRECT SUPERVISION AND THAT IAMADULY LICENSED BOLTON 2040 HIGHWAY I2 EAST (CITY (7F SHEET p� 0 10 20 PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. WILLMAR, MINNESOTA 56201 . WN ;a HORZ. Phone: (320)231-3956 E RED DOWNTOWN ROADWAY & PEDESTRIAN IMPROVEMENT PROJECT 5 W SCALE FEET & M E N K Email: Willmar@bolton-mer com Montice �` L2.13 = JUSTIN L.KANNAS STREETSCAPE PLANS �3 45055 MM/DD/YYYY www.bolton-menk.mm ExrPROl. NO, x �� Llxxxxxxxxxx Im WALNUT STREET PARKING LOT Planning Commission Agenda: 04/04/23 3A. Consideration of adopting Resolution PC -2023-14, a Resolution Finding that the Proposed Acquisition of Certain Land, portions of Lots 11 and 12, Original Plat of Monticello, PID 15501005111, by the City of Monticello is Consistent with the City of Monticello Comprehensive Plan (Monticello 2040 Vision + Plan) Prepared by: Meeting Date: Council Date (pending Community Development Director 04/04/2023 Commission action): NA Additional Analysis by: City Administrator, Community and Economic Development Coordinator, Project Engineer ALTERNATIVE ACTIONS 1. Motion to adopt Resolution PC -2023-14 finding that the proposed acquisition of certain land, portions of Lots 11 and 12, Original Plat of Monticello, PID 155010051111, by the City of Monticello is consistent with the City of Monticello Comprehensive Plan (Monticello 2040 Vision + Plan). 2. Motion of other. REFERENCE AND BACKGROUND The Planning Commission is asked to consider a recommendation finding that the acquisition of parcel 155010051111 by the City of Monticello is in conformance to the City's Comprehensive Plan. The acquisition of the parcel is intended to facilitate the completion of roadway and pedestrian improvements along the Walnut Street corridor. With the 2023 Downtown Roadway & Pedestrian Improvement project, the plan intention is to reconnect Walnut to River Street. The intersection of the two streets will be directly adjacent to this parcel. While the need for additional right of way for the connection of the streets is unlikely, grading on the parcel is necessary to make the connection and to provide for sidewalk along this section of the south side of River Street. Ownership of the property provides the City with flexibility in the grading limits and slope design in this area. In addition, it provides ample opportunity for designing an accessible route from Walnut Street to the existing building on the property. Ownership of the property also provides future opportunity to expand the parking area on the property and create additional circulation within this block of the downtown. The parcel is approximately .37 acres and is an "L" -shaped lot adjacent to both Walnut and River Streets. The parcel is currently occupied by an existing single-family home structure that Planning Commission Agenda: 04/04/23 has been converted to a retail use as an occasional store. There is also an existing detached accessory building located at the rear of the property. The acquisition site is currently zoned CCD, Central Community District, which is the City's downtown zoning district. At this time, there is no plan to redevelop the site; the existing principal use is intended to continue and is consistent with the zoning for the area. As noted, an expansion of the current parking area may be considered in the future. The parcel is guided "Downtown Mixed Use" within the current Monticello 2040 Vision + Plan. The Comprehensive Plan adopts the Monticello Downtown Small Area Plan as the guiding document for downtown development and land use. The Downtown Small Area Plan specifically recommends access to the riverfront by extending Walnut Street to connect to River Street. It also advocates for coordinated public and private improvements which will create a human -scaled environment for an attractive, vibrant downtown. The acquisition of this parcel facilitates the street connection and the addition of a new sidewalk connection, both important components associated with the redevelopment of Block 52. The City will consider entering into a purchase agreement on the property at its regular April 10th meeting, which is contingent on the Planning Commission's finding. The Commission's role is to provide a report to the City on the conformance of the acquisition to the adopted Comprehensive Plan. STAFF RECOMMENDATION City staff supports Alternative #1 above. Acquisition of this property by the City is consistent with the Monticello 2040 Plan's goals for encouraging a revitalized downtown and plans to reconnect Walnut Street to River Street, reinforcing the City's connection to the River and creating enhanced pedestrian connections throughout the downtown. SUPPORTING DATA A. Resolution PC -2023-14 B. Aerial Site Image C. Monticello 2040 Vision + Plan, Excerpts D. Monticello Downtown Small Area Plan, Excerpts E. Downtown Roadway & Pedestrian Plan, Excerpt - DRAFT F. MN Statute 462.356 2 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2023-14 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO FINDING THAT THE ACQUISITION OF CERTAIN PROPERTY BY THE CITY OF MONTICELLO IS IN COMPLIANCE WITH THE CITY'S COMPREHENSIVE PLAN WHEREAS, the City Council of the City of Monticello ("City") has proposed to acquire certain property located at 200 River Street West, Monticello, MN 55362 (PID No. 155010051111 ) ("Property") for the purpose of downtown pedestrian and roadway improvements; WHEREAS, the proposed acquisition of the Property has been submitted to the Planning Commission for its review and issuance of a written report of its findings pursuant to Minn. Stat. § 462.356, subd. 2; WHEREAS, the Planning Commission has reviewed the proposed acquisition of the Property as it relates to the City's Comprehensive Plan. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that acquisition of the Property is found to be consistent with the City's Comprehensive Plan. ADOPTED this 4t" day of April, 2023, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION 93 ATTEST: Paul Konsor, Chair Angela Schumann, Community Development Director 2256550 Consideration of Finding that the Proposed Acquisition of Certain Land by the City of Monticello is Consistent with the Monticello 2040 Vision + Plan Created by: City of Monticello DOWNTOWN MIXED-USE (DMU) The Downtown Mixed -Use designation applies to the area of Monticello commonly known as the Downtown and further identified in the 2017 Downtown Monticello "Small Area Plan". This designation includes a commitment to retain Broadway as Monticello's Main Street, supporting existing businesses, improving connections to and relationship with the River, and creating new downtown housing opportunities along Walnut and Cedar Avenues. The purpose is to create a Downtown that is lively throughout the day and into the evening at all times of the year. Typically uses include retail, restaurants, local serving offices and services, as well as residential uses above the ground floor. Some ground floor residential uses may be allowed along Walnut, Cedar, 3rd or 4th Streets among others, subject to the location and discretion of the City. Commercial • Retail • Offices • Personal Services • Professional Services • Restaurants/Cafes • Recreation and Entertainment Residential • Multi -Family Residential Recreational • Parks/Playgrounds Primary Mode Pedestrian -friendly streetscape AVehicular (slow speeds) Secondary Mode G�b Bicycle facilities and parking 11 Transit or shuttle service • Density - 25+ units/acre (Medium to High Density Residential) • Floor Area Ratio (FAR) 0.50 to 4.0 • Height - Up to 6 stories • Lot Area - N/A Hyl 2018 Correlating J Zoning District CCD Community Commercial District («(« LAND USE, GROWTH AND ORDERLY ANNEXATION LAND USE, GROWTH AND ORDERLY ANNEXATION GOALS Listed below are the land use goals which were informed by the Community Vision. For the complete set of policies and strategies for the goals refer to the Implementation Chapter. GOAL 1: GROWTH AND CHANGE A City that prioritizes growth inward by concentrating development activities within the existing cityboundaries and grows or develops into the OrderlyAnnexation Area only when development is proposed or planned contiguous to city boundaries, sensitive open space lands are protected and thoughtfully incorporated into the development pattern, and the land is serviced by appropriate utility and transportation systems. MENOL GOAL 2: COMPLETE NEIGHBORHOODS A City that prioritizes growth inward by concentrating development activities within the existing city boundaries and grows or develops into the Orderly Annexation Area only when development is proposed or planned contiguous to city boundaries, sensitive open space lands are protected and thoughtfully incorporated into the development pattern, and the land is serviced by appropriate utility and transportation systems. Successful, vibrant commercial centers and corridors that can adapt over time and provide a place for shopping, services, civic activities, entertainment, and arts and culture. GOAL 4: REVITALIZED MIXED-USE DOWNTOWN A revitalized mixed-use downtown that embraces the River and serves as the heart of the community and focus of civic activity that is lively throughout the day and night consisting of a variety of dining, shopping, recreation, celebrating, gathering and living opportunities. ii L 5: ACTIVE EMPLOYMENT CENTERS Monticello as a strong and growing regional employment center including a variety of economic sectors established as the preferred location for manufacturing, technology, research, and development, and home to a diverse mix of businesses and industries. An open space"frame around and woven throughont►c�mplemented by the Mississippi River, Bertram Chain of Lakes Regional Park, other local and regional parks, trails and recreation areas which together protect the City's natural resources, lakes, wetlands and woodlands, and provide opportunities for recreation, enhance visual beauty, and shape the City's character. MONTICELLO 2040 VISION + PLAN 95 IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION SHORT I LONG- ONGOING THEME TERM TERM Policy 3.8. Commercial Uses and Public Health Manage commercial land uses and development in a way that contributes to the health and well-being of Monticello residents. Ensure commercial areas are Strategy3.8.1- Promote food access by amending zoning regulations to allow retail and service based food uses in all commercial districts and some residential districts as appropriate. These uses may include food stores, markets, community gardens and farmer's markets. O Strategy3.82- Require pedestrian and bike connected and accessible and connections in new commercial development. ensure the food system is protected, that no food deserts exist in the City, O and all residents have equal access to food. • Policy 4.1. Downtown Small Area Plan ("Downtown Plan") Utilize the Downtown Small Area Plan as the primary planning document that guides development and improvement in the Downtown. The components O of the Downtown Plan shall be acknowledged and referenced in terms of development and improvement priorities. These include the Downtown Goals, Frameworks and Implementation Actions which will continue to remain high priority for the City until achieved. These are listed below for reference. - ..... .. . . . off . SSS Downtown Goals Downtown Frameworks Shift the Center and Double Down on Broadway. Open Space and Parks Improve the Pine Street Experience for Everyone. Access and Land Use • Lots of Small Investments, a few medium ones and Development and Land Use just one or two big ones. • Engage and love the riverfront. Go beyond the Swan. Downtown Implementation • Improve the physical environment with streetscape, benches, programming, and art. Bolster Broadway with a facade improvement program and retail recruitment. • Aggressively market development opportunities such as Block 52 and infill housing on Walnut and Cedar Streets. • Enact the appropriate policies, programs and incentives that enable the type of development described in the Plan. 206 IMPLEMENTATION IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION SHORT- I LONG- ONGOING THEME TERM TERM Source: Monticello Downtown Small Area Plan, 2017 Source: Monticello Downtown Small Area Plan, 2017 4.2: The Mississippi River Strategy4.3.1- Amend zoning regulations lot]Policy Ensure that any proposed development and improvements in the Downtown Apply Downtown Mixed -Use as appropriately to include the Downtown O recognize the River as a key asset and embrace and incorporate views the primary land use designation Mixed -Use designations, including ((( of the River to the extent practicable. to help support and advance ))) Source: Monticello Downtown Small Area Plan, 2017 Source: Monticello Downtown Small Area Plan, 2017 MONTICELLO 2040 VISION + PLAN Policy 4.3: Downtown Mixed -Use Strategy4.3.1- Amend zoning regulations Apply Downtown Mixed -Use as appropriately to include the Downtown the primary land use designation Mixed -Use designations, including to help support and advance appropriate standards for height, setbacks, the revitalization of downtown FAR/density and allowed uses. Monticello consistent with the O Downtown Small Area Plan. A broad �a mix of uses, traditional architecture, well-designed public environment and connections to the River and nearby neighborhoods will help achieve this goal. MONTICELLO 2040 VISION + PLAN IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION SHORT I LONG- ONGOING THEME TERM TERM 208 —!� IMPLEMENTATION Policy 4.3. Downtown Mixed -Use Strategy4.3.2- Focus investment and redevelopment efforts on Block 52 and surrounding parcels. Recruit a high-profile tenant or other large activity generator in a O O premier building space overlooking the River and anchoring the Downtown. Strategy4.3.3- Implement improvements to the downtown streetscape, including the Walnut Corridor Streetscape Plans, to complement the goal for a new and revitalized downtown. All downtown O ((( branding and signage should be consistent. ))) Strategy4.3.4 -Coordinate with MnDOT as necessary to implement traffic management measures and streetscape design techniques to reduce truck speeds through Downtown, improve the pedestrian experience O and incorporate design techniques that emphasize safety, access and mobility throughout the Downtown. Policy 5.1. Land Supply Strategy 5.1.1- Retain and plan for and Employment Growth development of land zoned for Employment _ • • ' • • • • • • - • • • • Maintain an industrial land supply Campus and Light Industrial Park that is sufficient to meet long-term needs for light • • . - • .. that is adequate and suitable industrial uses, manufacturing, production O �� - • • • • - • for the continued growth of the and assembly, and other uses which support - • - - - • • • • City's core industries, including continued diversity in tax base and create • - • • • manufacturing, logistics/distribution, living -wage employment. • • • - - • • - and emerging technologies. • • - • . • - The City should capitalize on its Strategy 5.1.2 - Evaluate industrial land use • • • • proximity to Interstate 94, regional opportunity for warehousing/distribution as a industrial balancing impacts -- • • • • •• transportation facilities, and growing sector, on transportation corridors and land -to- O �a O .. . -• - . • . educated and skilled work force to employment ratios. ►- - .• - create opportunities for job growth. 208 —!� IMPLEMENTATION Background and Purpose The purpose of this Plan is to attract and direct investments on the core blocks of Downtown Monticello, MN over the next 10 years. The Plan advocates for solidifying Downtown as the heart of the community with a series of coordinated public and private investments. Together, these investments will create a human -scaled environment that encourages gathering, socializing, visiting and enjoying on a daily basis - throughout the year. The improvements outlined in this Plan aim to build on the unique qualities of Monticello to make the Downtown yet more attractive to those who have chosen to live and do business in the community. Specifically, the Plan seeks to promote Broadway Street as a storefront district with restaurants and specialty retail, celebrate the River for its recreational, connective and economic qualities, reinvigorate a downtown housing market with multiple, appropriately scaled, infill projects, and improve the experience of Pine Street for all users. The plan is ambitious, but achievable. Over time and upon completion, the plan would usher in up to 500 new units of downtown housing, new restaurants overlooking the river, and unique retail and services on Broadway. Momentum can be established in the next few years. Primary projects to be completed within five years include: redevelopment of Block 52, Walnut Street connection to River Street and infill housing on Walnut Street. Implementation of this Plan will create two legacies. The first will be a revitalized Downtown with an economy and attractions that benefit all residents of Monticello. Equally important, however to the physical improvements described above will be the legacy of new partnerships and civic cooperation that are essential to and will result from coordinated actions. The ideas set forth in this Plan come from the vested interest of the Monticello community through a broad public outreach effort. The realization of these ideas rely on a coordinated, cooperative, and active public sector working in tandem with an entrepreneurial private sector The result will be a lively Downtown for all in Monticello, a place that embodies both its history and future aspirations. Goals � 0 0 weodtlw FFU E] I,. .�� 4 Improve Pine Street for All Users C STI C" Shift the Center of Town to Walnut and Broadway Encourage Small and Medium Scaled Investments "` _X City of Monticello Downtown Small Area Plan I Executive Summary 0 NOTE:7his illustration depicts new deveopment on both private and public properties. The plan does not i Tu compel private property owners to change anything regarding how they use their land. Rather, the Plan is a /i� t. guide for change if the property owner chooses to do so. Please see page—for an illustration of the Master Plan as it applies to publicly held properties only. The City will endeavor to work with' existing business who wish to remain, revitalize and expand in the downtown.- City of Monticello Downtown Small Area Plan I Executive Summary 0 Downtown is For Everyone Downtown Monticello is and shall remain the heart of the community. It is the birthplace of the City and the focus of civic activity. This Plan builds off those foundational qualities with a clear vision for the future of the core blocks of Downtown. The vision includes a commitment to retaining Broadway as Monticello's Main Street, supporting existing businesses, improving connections to and relationship with the River, and creating new downtown housing opportunities along Walnut and Cedar Avenues for existing and new Monticello residents. The Plan envisions a Downtown that is lively throughout the day and into the evening, 12 months of the year. A downtown that serves many purposes for many people - including dining, recreation, celebrating, gathering, shopping and living. Illustrative Master Plan The Plan above describes a potential long term build out of the core blocks of Downtown Monticello. Character Areas Similar to the Embracing Downtown Plan, 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. Character Area: Riverfront A redesigned Park with an amphitheater and better relationship to Downtown will help connect the River to Downtown Character Area: Walnut Street and Cedar Street Walnut and Cedar Streets will fill in with new housing (2-4 stories) that adds to the market strength of downtown and provides additional housing choices for new and existing residents of Monticello. Their intersections with Broadway will be improved to make it easier to walk to the Riverfront Character Area: Broadway Monticello's Main Street will transition over time from a street with primarily services, to one with unique retail and restaurants. t Character Area: Pine Street (TH 25) The community will reclaim Pine Street by maintaining it's width and adding pedestrian amenities and local serving commercial uses. City of Monticello Downtown Small Area Plan I Executive Summary 0 Project Goals I Shift the Center and Double Down on Broadway. Over time the travel and use patterns of Downtown have changed - altering the overall experience of downtown. Up until 1960, despite Broadway's designation as a State Highway (152) most travel was local. However, as the region grew, Monticello became a crossroads - thereby burdening Broadway and Pine Street with high volumes of through traffic and widened streets. Today, the Broadway / Pine Street intersection is one of the most traveled intersections in the region. Whereas that quality makes for great visibility, it also makes for a poor pedestrian experience and poor access to adjacent properties. Broadway, west of Pine Street, is relatively lightly traveled and unlike Broadwway east of Pine Street, it has retained its pedestrian scale. Furthermore, the City has developed successful parks at the end of Cedar Street and Walnut Street. Therefore, an opportunity exists to fully extend Walnut and Cedar Street down to the park and grow the downtown mercantile district towards the riverfront along Broadway. Improve the Pine Street Experience for Everyone. Whether passing through Monticello along Pine Street (TH 25), trying to cross Pine Street by foot, or going to a business along Pine Street, the experience of using Pine Street is generally a negative one for all users. The environment of Pine Street projects a negative image and it is a divider between the east and west side of the town. Whereas Pine Street will always be a heavily traveled street, it does not need to be a negative experience. The community can take it back, claiming it for more appropriate development types, making it safer, more pleasant, and attractive for all users. Lots of Small Investments, a few medium ones and just one or two big ones. Monticello, despite it's growth, is proud to be a small town. Small towns develop charm and character through a series of small incremental investments that together add up to help a place become memorable and beloved. Simple investments such as new awnings, improved lighting and well maintained landscaping can make a big impression. Small buildings that fit on vacant parcels or otherwise underutilized land can happen quickly - adding vitality to a community. By promoting a high quantity of smaller investments (1/4 block and smaller) and medium scaled redevelopment projects (up to 1/2 block in scale), the Downtown will become more diverse, more lively, more responsive and adaptable to changes in the market place. A few medium scaled investments, warranted by a strong market or a strategic need, are important and valuable. But they should be carefully scaled and implemented so as to not disrupt the fragile fabric of the small town. r 11 Engage and love the riverfront. Go beyond the Swan. Great places have unique assets that differentiate them from others. Monticello has the Mississippi River. This defining feature can be further utilized to the benefit of Monticello residents and businesses. A riverfront that is well connected with blue and green trails, is publicly accessible and is activated throughout the day and the year can become a defining feature for the City and an important driver of economic activity. City of Monticello Small Area Plan I Goals and Objectives 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. eWalnut Street JEW- 1114�=r Q Broadway 0 Pine Street 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 _r Bridge Park River St Block 52 Broadway Site Sections Through Block 52 and West Bridge Park 0 Redesign Riverfront parks to ©Encourage 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. 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SIGNED MONTICELLO, MINNESOTA SHEET WN ;a HORZ. VERT. Phone: (320)231-3956 Montice CHECKED DOWNTOWN ROADWAY & PEDESTRIAN IMPROVEMENT PROJECT C6�09 SCALE FEET SCALE FEET JUSTIN L. KANNAS & M E N K Email: Willmar@bolton-menk.com STREET PLAN &PROFILE 45055 M M/DD/YYYY w .bolton-menk.com �� D Nxxxxxxxxxx RIVER STREET MINNESOTA STATUTES 2022 462.356 462.356 PROCEDURE TO EFFECT PLAN: GENERALLY. Subdivision 1. Recommendations for plan execution. Upon the recommendation by the planning agency of the comprehensive municipal plan or sections thereof, the planning agency shall study and propose to the governing body reasonable and practicable means for putting the plan or section of the plan into effect. Subject to the limitations of the following sections, such means include, but are not limited to, zoning regulations, regulations for the subdivision of land, an official map, a program for coordination of the normal public improvements and services of the municipality, urban renewal and a capital improvements program. Subd. 2. Compliance with plan. After a comprehensive municipal plan or section thereof has been recommended by the planning agency and a copy filed with the governing body, no publicly owned interest in real property within the municipality shall be acquired or disposed of, nor shall any capital improvement be authorized by the municipality or special district or agency thereof or any other political subdivision having jurisdiction within the municipality until after the planning agency has reviewed the proposed acquisition, disposal, or capital improvement and reported in writing to the governing body or other special district or agency or political subdivision concerned, its findings as to compliance of the proposed acquisition, disposal or improvement with the comprehensive municipal plan. Failure of the planning agency to report on the proposal within 45 days after such a reference, or such other period as may be designated by the governing body shall be deemed to have satisfied the requirements of this subdivision. The governing body may, by resolution adopted by two-thirds vote dispense with the requirements of this subdivision when in its judgment it finds that the proposed acquisition or disposal of real property or capital improvement has no relationship to the comprehensive municipal plan. History: 1965 c 670 s 6 Official Publication of the State of Minnesota Revisor of Statutes Planning Commission Agenda: 04/04/23 3113. Consideration of adopting Resolution PC -2023-15, a Resolution Finding that the Proposed Acquisition of Certain Land, portions of Lots 1, 2, 4 and 5, Block A, Original Plat of Monticello, PID 155010066010, by the City of Monticello is Consistent with the Citv of Monticello Comarehensive Plan (Monticello 2040 Vision + Plan) Prepared by: Meeting Date: Council Date (pending Community Development Director 04/04/2023 Commission action): NA Additional Analysis by: City Administrator, Community and Economic Development Coordinator, Park and Recreation Director ALTERNATIVE ACTIONS 1. Motion to adopt Resolution PC -2023-15 finding that the proposed acquisition of certain land, portions of Lots 1, 2, 4 and 5, Block A, Original Plat of Monticello, PID 1550100660101 by the City of Monticello is consistent with the City of Monticello Comprehensive Plan (Monticello 2040 Vision + Plan). 2. Motion of other. REFERENCE AND BACKGROUND The Planning Commission is asked to consider a recommendation finding that the acquisition of parcel PID 155010066010 by the City of Monticello is in conformance with the City's Comprehensive Plan. The acquisition of the parcel is intended to facilitate the future expansion of East Bridge Park and the reconstruction of the existing pathway to meet accessibility requirements. The subject parcel is approximately .47 acres and lies along the Mississippi River with frontage on River Street. The parcel is currently occupied by an existing single-family home structure occupied as a single-family residence. The parcel is directly adjacent to the current easterly boundary of East Bridge Park in Downtown Monticello. West and East Bridge Park play a critical role in the revitalization of the Downtown. Like many riverfront communities, Monticello is seeking to strengthen its connection to the river, making the most of this natural resource and Monticello's historic connection to the waterfront. Both the Downtown Small Area Plan and the Monticello 2040 Plan specifically call for enhancing the riverfront parks, strengthening linkages to the Downtown business district and increasing accessibility of these park spaces to the public. Planning Commission Agenda: 04/04/23 Expansion of the riverfront park area and future redesign of the pathway system are consistent with this guidance. Acquisition of the parcel will also allow for additional buffer area between the park and residential uses to the east, which is not currently possible with the park as currently arranged. Similar to the East Bridge Park parcel directly to the west, this parcel is guided "Traditional Residential" within the current Monticello 2040 Vision + Plan. While this is a residential land use designation, the Plan specifically recognizes the inclusion of parks and playgrounds as allowable land uses within the guidance. In addition, the Comprehensive Plan adopts the Monticello Downtown Small Area Plan as a guiding document for downtown development and land use. The Downtown Small Area Plan specifically recommends redesigning the riverfront parks so they are more visible and accessible. The Plan notes such improvements allow for larger events, but also encourage everyday use by creating pathway and pedestrian facilities that meet accessibility requirements and create more usable connections to the parks for all users. Accessibility for this riverfront pathway is particularly important as the City continue to promote the Mississippi River Trail, a federally designated bikeway extending from the headwater of the Mississippi to the Gulf of Mexico. The MRT route runs through Monticello. The acquisition parcel is currently zoned R-1, Single -Family Residence District. Parks are permitted uses in the R-1 District, although it is likely that in the future this parcel will be rezoned to CCD consistent with the adjacent park property. Parks are also permitted in the Riverfront sub -district of the CCD. The City will consider entering into a purchase agreement on the property during an April meeting, which is contingent on the Planning Commission's finding. The Commission's role is to provide a report to the City on the conformance of the acquisition to the adopted Comprehensive Plan. STAFF RECOMMENDATION City staff supports Alternative #1 above. Acquisition of this property by the City is consistent with the Monticello 2040 Plan's goals for encouraging a revitalized downtown and reinforcing the community's connection to the Mississippi River. The acquisition furthers the City's goals of enhancing and activating the riverfront parks, making them an integral part of the Downtown experience. The acquisition also facilitates a future pathway reconstruction project to enhance accessible pedestrian routes within the downtown and specifically along the riverfront. SUPPORTING DATA A. Resolution PC -2023-15 2 Planning Commission Agenda: 04/04/23 B. Aerial Site Image C. Monticello 2040 Vision + Plan, Excerpts D. Monticello Downtown Small Area Plan, Excerpts E. M N Statute 462.356 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2023-15 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO FINDING THAT THE ACQUISITION OF CERTAIN PROPERTY BY THE CITY OF MONTICELLO IS IN COMPLIANCE WITH THE CITY'S COMPREHENSIVE PLAN WHEREAS, the City Council of the City of Monticello ("City") has proposed to acquire certain property located at 207 River Street East, Monticello, MN 55362 (PID No. 155010066010) ("Property") for the purpose of downtown park and pedestrian related improvements; WHEREAS, the proposed acquisition of the Property has been submitted to the Planning Commission for its review and issuance of a written report of its findings pursuant to Minn. Stat. § 462.356, subd. 2; WHEREAS, the Planning Commission has reviewed the proposed acquisition of the Property as it relates to the City's Comprehensive Plan. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that acquisition of the Property is found to be consistent with the City's Comprehensive Plan. ADOPTED this 4t" day of April, 2023, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION 93 ATTEST: Paul Konsor, Chair Angela Schumann, Community Development Director 2256550 Consideration of Finding that the Proposed Acquisition of Certain Land by the City of Monticello is Consistent with the Monticello 2040 Vision + Plan Created by: City of Monticello FUTURE LAND USE MAP The Missing Middle Housing consists of multi- unit housing types such as duplexes, fourplexes, bungalow courts, and mansion apartments no bigger than a large house, These housing types are often integrated into blocks with primarily single-family homes, provide diverse housing choices and generate enough density to support transit and locally -serving commercial amenities. Although many of these are a common feature in pre-war building stocks, these housing types have become much less common. Ul—K - wNN V5E cOURTVARD euNGnLau ccvRT TWPLEx/ APARTMENT` DE.AcwED .. D1P�" rcuRP�Ex Hp1,I51NG----------- MI551NG MIDDLE Source: Opticos Design, Inc. Traditional Residential and Mixed Neighborhood Two new designations have been applied to both older and newer areas of the City in effort to capture correlating neighborhood types and compatibility with existing uses while allowing opportunities for development, improvement and growth. The existing neighborhoods surrounding and emanating from the downtown are designated as Mixed Neighborhood to recognize this area's potential for additional density and mixed housing types with neighborhood scaled commercial uses and services. Commercial uses are considered minor and are only intended for small, neighborhood serving uses. They should only be located on minor arterials or higher street classification. There may be other locations appropriate for these designations. A smaller Traditional Neighborhood designation has been applied to portions of the riverfront and properties along River Street and Broadway Avenue where the street network and land parcels similar to older, traditional neighborhoods with residential -scaled streets, sidewalks, large street trees and mature housing stock. Mixed -Density Residential A Mixed -Density Residential designation encourages a wide range of housing types, densities and residential development between 8-25 dwelling units per acre. This designation applies primarily along the 7th Street corridor, south along State Highway 25, and other pockets of the City where higher densities and mixed housing types is encouraged, such as near the Downtown. The broad density range promotes a wide variety of housing types including small lot single-family, apartments, condominiums, and townhomes. This designation may be allowed in proximity to other medium to high density residential areas, however the nature and concentration of existing residential uses shall be carefully considered to avoid an over concentration of these uses. For example, there may be some locations more appropriate for small -lot single family development, and others where a four-story multi -family building is the best choice. This will be determined by the parcel size, surrounding land uses, and the existing form and scale of the neighborhood. In locations where the Mixed -Density Residential designation is applied adjacent to the low-density residential uses, new residential development should be of similar mass, scale and architectural character to existing neighborhoods. Manufactured Home Two manufactured home neighborhoods exist in Monticello. These include the West Side Park and River Terrace along River Street and Kjellberg's Manufactured Home Park along State Highway 25 in the southern part of the City. The intent of the designation is to recognize and maintain these neighborhoods as locations for manufactured housing types. MONTICELLO 2040 VISION + PLAN 57 PARKS AND OPEN SPACE DESIGNATIONS Open space preservation and the enhancement and increased use of parks, trails and open space remains as a strong focus of the land use vision for Monticello. The City will continue to place a high value on open space uses and protection of sensitive lands and habitats. The Future Land Use Map includes 1,600 acres for parks and open space uses. This does not include the 3,000+ acres of the Development Reserve which is largely non -designated open space and agricultural land. A significant focus of open space planning towards 2040 is maximizing the potential of Bertram Chain of Lakes Regional Park and development and enhancement of its athletic park. Another focus is completing the connections and linkages between parks and open space and other uses throughout Monticello is a primary open space and mobility strategy. There are two designations for parks and open space land uses including Parks and Recreation, and Open Space and Resource Conservation. Additional information can be found in the Parks, Pathways, and Open Space Chapter. Parks and Recreation A new City Parks and Recreation designation includes all City parks and outdoor recreation facilities. The intent is to specifically identify active recreational facilities, including Monticello parks, golf courses and other outdoor recreation areas in the City. Some parks may have facilities that include parking lots, lights and organized sports leagues and activities. The Bertram Chain of Lakes Athletic Park is also designated as a City Park. Open Space and Resource Conservation An Open Space and Resource Conservation designation applies to natural areas, including sensitive habitats, lakes, wetlands, water features, areas for stormwater management, woodlands, wildlife corridors and other natural areas. The land use objective is to preserve such places as passive recreation areas for walking, bird watching, fishing and river access. These areas include regional park lands such as Bertram Chain of Lakes, county parks and cemeteries. TABLE 3.5: FUTURE LAND USE PARKS AND OPEN SPACE ACREAGES PUBLIC AND INSTITUTIONAL DESIGNATIONS The institutional land use designations include Public and Institutional and a special classification for the Xcel Energy MNGP. The Future Land Use Map includes 269 acres for public and institutional land uses including City facilities, schools, and other government owned land. The Xcel Energy MNGP designation applies to 616 acres of its existing facility. Public and Institutional The Public and Institutional designation classifies public uses such as municipal facilities, schools, the Monticello CentraCare health care facilities, and other public and institutional uses. The City will need to continually evaluate their facility needs and ensure they have property available for new or expanded facilities when needed. A new school site is also expected prior to 2040 and once identified and controlled by the School District, should be reflected on the Future Land Use Map as a Public and Institutional land use. Place of worship are embedded within other districts and not specifically identified as institutional uses. XrPI MNGP A special designation applies to the Xcel MNGP property and its 616 acres of land. The Future Land Use Map recognizes the MNGP as a special facility and land use with unique operational characteristics warranting a special designation for long- term planning purposes. TABLE 3.6: FUTURE LAND USE PARKS AND OPEN SPACE ACREAGES 62 LAND USE, GROWTH AND ORDERLY ANNEXATION TRADITIONAL RESIDENTIAL The Traditional Neighborhood designation is intended for older parts of the City characterized by a mix of single-family homes on smaller or medium size lots, duplexes, and small multi -family buildings. Density in these areas generally ranges from 4 to 8 units per acre, corresponding to site area allowances of 6,000 to 10,000 square feet per unit. While a mix of housing types is encouraged, these areas retain the basic character of single-family neighborhoods, such as single-family homes, front and rear yards, driveways, and attached or detached garages. Other compatible uses, such as schools, nursing homes, private parks and religious facilities may also locate in this designation. Residential • Single -Family Residential • Two -Family Residential Public/institutional Schools Recreational Parks/Playgrounds Open Space • Sensitive Habitat Primary Mode Vehicular (slow speeds) Secondary Mode Pedestrian paths !1 and trails Bicycle facilities and parking Transit or Shuttle Service • Density - 4-8 units/acre (Low -Density Residential) • Height - 1-2 stories • Lot Area - 6,000-10,000 sq. ft. per unit DEVELOPMENT O' ♦1 2018 Correlating J Zoning District R-1 Single -Family Residence District R-2 Single and Two -Family Residence District T -N Traditional Neighborhood 72 LAND USE, GROWTH AND ORDERLY ANNEXATION Background and Purpose The purpose of this Plan is to attract and direct investments on the core blocks of Downtown Monticello, MN over the next 10 years. The Plan advocates for solidifying Downtown as the heart of the community with a series of coordinated public and private investments. Together, these investments will create a human -scaled environment that encourages gathering, socializing, visiting and enjoying on a daily basis - throughout the year. The improvements outlined in this Plan aim to build on the unique qualities of Monticello to make the Downtown yet more attractive to those who have chosen to live and do business in the community. Specifically, the Plan seeks to promote Broadway Street as a storefront district with restaurants and specialty retail, celebrate the River for its recreational, connective and economic qualities, reinvigorate a downtown housing market with multiple, appropriately scaled, infill projects, and improve the experience of Pine Street for all users. The plan is ambitious, but achievable. Over time and upon completion, the plan would usher in up to 500 new units of downtown housing, new restaurants overlooking the river, and unique retail and services on Broadway. Momentum can be established in the next few years. Primary projects to be completed within five years include: redevelopment of Block 52, Walnut Street connection to River Street and infill housing on Walnut Street. Implementation of this Plan will create two legacies. The first will be a revitalized Downtown with an economy and attractions that benefit all residents of Monticello. Equally important, however to the physical improvements described above will be the legacy of new partnerships and civic cooperation that are essential to and will result from coordinated actions. The ideas set forth in this Plan come from the vested interest of the Monticello community through a broad public outreach effort. The realization of these ideas rely on a coordinated, cooperative, and active public sector working in tandem with an entrepreneurial private sector The result will be a lively Downtown for all in Monticello, a place that embodies both its history and future aspirations. Goals � 0 0 weodtlw FFU E] I,. .�� 4 Improve Pine Street for All Users C STI C" Shift the Center of Town to Walnut and Broadway Encourage Small and Medium Scaled Investments "` _X City of Monticello Downtown Small Area Plan I Executive Summary 0 NOTE:7his illustration depicts new deveopment on both private and public properties. The plan does not i Tu compel private property owners to change anything regarding how they use their land. Rather, the Plan is a /i� t. guide for change if the property owner chooses to do so. Please see page—for an illustration of the Master Plan as it applies to publicly held properties only. The City will endeavor to work with' existing business who wish to remain, revitalize and expand in the downtown.- City of Monticello Downtown Small Area Plan I Executive Summary 0 Project Goals I Shift the Center and Double Down on Broadway. Over time the travel and use patterns of Downtown have changed - altering the overall experience of downtown. Up until 1960, despite Broadway's designation as a State Highway (152) most travel was local. However, as the region grew, Monticello became a crossroads - thereby burdening Broadway and Pine Street with high volumes of through traffic and widened streets. Today, the Broadway / Pine Street intersection is one of the most traveled intersections in the region. Whereas that quality makes for great visibility, it also makes for a poor pedestrian experience and poor access to adjacent properties. Broadway, west of Pine Street, is relatively lightly traveled and unlike Broadwway east of Pine Street, it has retained its pedestrian scale. Furthermore, the City has developed successful parks at the end of Cedar Street and Walnut Street. Therefore, an opportunity exists to fully extend Walnut and Cedar Street down to the park and grow the downtown mercantile district towards the riverfront along Broadway. Improve the Pine Street Experience for Everyone. Whether passing through Monticello along Pine Street (TH 25), trying to cross Pine Street by foot, or going to a business along Pine Street, the experience of using Pine Street is generally a negative one for all users. The environment of Pine Street projects a negative image and it is a divider between the east and west side of the town. Whereas Pine Street will always be a heavily traveled street, it does not need to be a negative experience. The community can take it back, claiming it for more appropriate development types, making it safer, more pleasant, and attractive for all users. Lots of Small Investments, a few medium ones and just one or two big ones. Monticello, despite it's growth, is proud to be a small town. Small towns develop charm and character through a series of small incremental investments that together add up to help a place become memorable and beloved. Simple investments such as new awnings, improved lighting and well maintained landscaping can make a big impression. Small buildings that fit on vacant parcels or otherwise underutilized land can happen quickly - adding vitality to a community. By promoting a high quantity of smaller investments (1/4 block and smaller) and medium scaled redevelopment projects (up to 1/2 block in scale), the Downtown will become more diverse, more lively, more responsive and adaptable to changes in the market place. A few medium scaled investments, warranted by a strong market or a strategic need, are important and valuable. But they should be carefully scaled and implemented so as to not disrupt the fragile fabric of the small town. r 11 Engage and love the riverfront. Go beyond the Swan. Great places have unique assets that differentiate them from others. Monticello has the Mississippi River. This defining feature can be further utilized to the benefit of Monticello residents and businesses. A riverfront that is well connected with blue and green trails, is publicly accessible and is activated throughout the day and the year can become a defining feature for the City and an important driver of economic activity. City of Monticello Small Area Plan I Goals and Objectives 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 _r Bridge Park River St Block 52 Broadway Site Sections Through Block 52 and West Bridge Park 0 Redesign Riverfront parks to ©Encourage 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 OStreet Reconnect Walnut Street to River design Pine Street at the River. with a that allows Walnut Street be for © Consider a seasonal bridge to used 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 Planning Commission Agenda — 04/04/23 3C. Community Development Director's Report Council Action on/related to Commission Recommendations o Consideration of an Amendment to the Monticello Zoning Ordinance Related to Retail Rental Uses Including, but not Limited to Definition, Zoning Districts and Standards. Applicant: Michelle Rice Approved on the March 27th, 2023 consent agenda. o Consideration of an Amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, "Land Use, Growth and Orderly Annexation", re -guiding certain parcels from their existing Industrial designations to alternative Industrial, Employment, and Commercial categories, and amending the text of the Plan to add flexibility for implementation of the Plan's goals and land use objectives. Applicant: City of Monticello Approved on the March 27th, 2023 consent agenda. o Consideration of an Amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, "Land Use, Growth and Orderly Annexation" as related to Future Land Use Designations and Map; Consideration of Rezoning 108 Thomas Circle from 1-1, Light Industrial District to Industrial Business Campus (IBC) District. Applicant: Darrin Juve Approved on the March 27th, 2023 consent agenda. Upcoming Planning Commission Meetings Two additional meetings for Planning Commission have been added to the April calendar: • Special City Council Meeting, 5:00 PM on Monday, April 3rd, 2023: Downtown and Broadway Roadway and Pedestrian Improvement Plans Planning Commissioners are invited to attend to gain a better understanding of the scope of the proposed improvements, including streetscape and public amenities throughout the project. • Special Planning Commission Meeting, 5:00 PM on Wednesday, April 12th, 2023: Request for amendment to CUP for PUD for Cargill Kitchen Solutions Consulting Planning Services On March 27th, 2023, the City Council approved a contract for professional planning services, continuing its relationship with Steve Grittman as the primary City Planner for the City of Monticello. The City of Monticello has utilized the services of Northwest Associated Consultants since 1990. During that time, the primary and designated planner for Monticello has been NAC Principal partner, Steve Grittman. As of May 31, 2023, NAC will complete a transition in ownership. With the transition, Mr. Grittman has formed his own consulting firm, Grittman Consulting, LLC. With the recent Planning Commission Agenda — 04/04/23 contract approval, Grittman Consulting will be named as the designated City Planner. Planning Commission can read the full report on the contract here. No Mow May No Mow May is back for 2023. No Mow May encourages residents to refrain from mowing and chemical application during the month of May, allowing early pollinators a window for their important work. The City will suspend nuisance enforcement on long grass during the month of May in support of this program. Pollination impacts critical systems such food supply, tree health, ground cover and more. The event has gained in both statewide and national participation over the past few years. Monticello's participation in 2022 resulted in significant positive response within the community and beyond. More information on No Mow May: No Mow May I Monticello, MN THC Regulation Bills relating to the legalization of adult -use cannabis have been introduced into the Minnesota House and Senate this session. House File 100 and Senate File 73 continue to move forward through committees and hearings. Staff has been monitoring the local control content of both pieces of legislation, as well as recently proposed amendments to the bill. The City of Monticello previously adopted an ordinance for regulation of the sale of THC as authorized under last year's legislation. An interim ordinance is still in place until August for distribution and manufacturing of the products legalized under last year's law. As the 2023 legislation continues to move forward, staff will evaluate necessary and allowable action for local control, including time, place, and manner as it relates to manufacturing and distribution, but also any additional ordinance work that maybe needed as a result of new legislation. Please review attached and read more: Adult -Use Cannabis Bill Introduced and Scheduled for Hearine - Leaeue of Minnesota Cities Imc.or Amendment to Adult -Use Cannabis Bill Adds Local Enforcement Authority - League of Minnesota Cities (Imc.org) MOAA Rezoning Request The City Council has provided formal comment on a request to the Monticello Orderly Annexation Area (MOAA) Board for rezoning within the MOAA. The request is to rezone two parcels adjacent to 1-94 and contiguous to the City from General Agriculture to General Business. 2 Planning Commission Agenda — 04/04/23 Planning Commission should review the full Council report here. Project Update List April's updated project listing is attached. Deephaven Apartments Residential 1255 Edmonson Ave NE 3 apartment buildings totalling 165 units 1/30/2020 Completed Take 5 Car Wash Commercial 4008 Deegan Court New construction car wash (4,146 sq ft) 9/27/2021 Under Construction/Awaiting Equipment Monticello Lakes Apartments Residential Southeast area of The Pointes at Cedar 2 100 unit multi -family apartments 12/13/2021 Yet to Break Ground Runnings Expansion Commercial 300 7th St W Expansion of current facility (13,962 sq ft) 12/13/2021 Completed Twin Pines Apartments Residential South Side of School Blvd. East of Wal-Mart 96 multi -family unit apartment building 2/28/2022 Yet to Break Ground Block 52 Redevelopment Mixed -Use NE Corner of Highway 25 and Broadway St 87 multi -family units with rougly 30,000 sq ft of 1st floor commercial 9/30/2022 Demo Completed/Under Construction Featherstone 6th Addition Residential North of 85th St NE and West of Highway 25 21 Single-family lots with commercially guided outlots for future development 8/24/2022 Under Construction Tesla Stations at Cub Foods Commercial 206 7th St W Installation of 8 charging ports in the Cub Foods parking lot 7/12/2022 Completed Taco Bell Remodel Commercial 124 7th St E Remodel of existing building and expansion of 724 sq ft 9/30/2022 Completed Haven Ridge 2nd Addition Residential South of Farmstead Ave and West of Fallon Ave NE 59 Single -Family Lot Development 10/26/2022 Yet to Break Ground Headwaters West Development Residential Along South side of 7th St W between Elm St and Golf Course Rd 102 apartment unit & 60 townhome Senior 55+ Development 9/26/2022 Townhomes Under Construction Sunny Days Therapy Commercial Along South side of 7th St E West of Old McDonald's Location Development of an Occupational Child Therapy Facility 8/22/2022 Under Construction Camping World Commercial 3801 Chelsea Rd W Installation of an attached paint booth (1,100 sq ft) 8/22/2022 Yet to Break Ground Electro Industries Expansion Commercial 2150 River St W Expansion of current facility (4,300 sq ft) 9/26/2022 Yet to Break Ground Wiha Tools USA Industrial Along South Side of 7th St E across from Wright St and Ramsey St New construction light manufacturing (72,540 sq ft) 11/28/2022 Yet to Break Ground Kwik Trip #345 Commercial 9440 State Highway 25 Expansion of current facility (520 sq ft) 1/23/2023 Under Construction Scooter's Coffee Commercial 100 7th St W. New Construction of Drive -Through Coffee Shop 1/23/2023 Yet to Break Ground LALEAGUE C MINNESOTA CITIES Is The THC Law Here To Stay? By Deborah Lynn Blumberg When the Minnesota Legislature unexpectedly legalized certain hemp -derived tetrahydrocannabinol (THC) products last spring, consumers lined up outside shops to stock up on edibles. The media espoused on "gummy bears with a bite," and edible THC products — from caramel popcorn to cookies to potato chips — flooded store shelves. products and specifies sales only to those over 21, the onus of how and where to allow sales, plus enforcement, has fallen on the shoulders of cities. Its a law unique to Minnesota — no other state has legalized adult -use cannabis in such a limited manner with little guidance. From Roseau to Rochester, local officials, with guidance from the League of Minnesota Cities, scrambled to make sense of it and decide if, and how, to craft new policies. "What Minnesota did is very unusual," says Patricia Beety, general counsel with the League of Minnesota Cities. "There's no other scheme like this in the country. It's kind of this middle ground, and it's created a lot of work and attention to sort it out." LMC Communications Manager Julie Liew said media attention from across the country as to what cities may do was swift and hasn't let up. "It's been constant interest nationwide," she says. "I'm surprised interest hasn't tapered much." A booming market Some link the original intention of the law to addressing a murky area with respect to a certain type of cannabis, Delta 8, which is a strain of THC. Delta 8 products were not explicitly prohibited on a federal level following a change in the federal farm bill in 2018. Delta 9, however, Delta 8's stronger sibling, was prohibited. "Delta 8 was on the market, and it was pretty widely unregulated," says Alex Hassel, intergovernmental relations representative with the League. "These products were in a gray area, and this law was intended to rein in that market." For cities, the products' legalization in the last days of session accompanied by minimal guidance created 04 immediate and numerous questions. The law, passed as part of Chapter 98, centers around Article 13, which Minnesota makes changes to Statutes, section 151.72 M 0 regarding the processing and sale of hemp -derived THC edibles and beverages. It legalizes products with o less than .3% THC. Changes took effect July 1. a 3 While the law focuses on how to package and label products and specifies sales only to those over 21, the onus of how and where to allow sales, plus enforcement, has fallen on the shoulders of cities. Its a law unique to Minnesota — no other state has legalized adult -use cannabis in such a limited manner with little guidance. From Roseau to Rochester, local officials, with guidance from the League of Minnesota Cities, scrambled to make sense of it and decide if, and how, to craft new policies. "What Minnesota did is very unusual," says Patricia Beety, general counsel with the League of Minnesota Cities. "There's no other scheme like this in the country. It's kind of this middle ground, and it's created a lot of work and attention to sort it out." LMC Communications Manager Julie Liew said media attention from across the country as to what cities may do was swift and hasn't let up. "It's been constant interest nationwide," she says. "I'm surprised interest hasn't tapered much." A booming market Some link the original intention of the law to addressing a murky area with respect to a certain type of cannabis, Delta 8, which is a strain of THC. Delta 8 products were not explicitly prohibited on a federal level following a change in the federal farm bill in 2018. Delta 9, however, Delta 8's stronger sibling, was prohibited. "Delta 8 was on the market, and it was pretty widely unregulated," says Alex Hassel, intergovernmental relations representative with the League. "These products were in a gray area, and this law was intended to rein in that market." The result was Minnesota's law explicitly legalized THC products up to a certain threshold, including Delta 8 and 9. Hemp -derived THC edibles and beverages with five milligrams or less THC in a single serving, and less than 50 milligrams per package, are now allowed. Sales of these products exploded at establishments around the state, from gas stations to smoke shops. "The bill created a market," says Hassel, who helps educate cities on the law. "The market has boomed since, and these products are being sold at levels never seen before." While many other states that have adult -use cannabis have a robust, fully staffed oversight process, regulation is still a work in progress in Minnesota. Hassel receives pictures several times a week from residents and officials of products in their community that fail to meet state requirements. For example, some stores are selling 50 milligram gummies, 10 times the allowed serving size. "We're seeing an influx of products that aren't legal," she says. "A lot have been from out of state, but now we're seeing more made in Minnesota:' Rou ndta bles and policy options The League mobilized to help its members tease apart the particulars of the law, and devise solutions and plans of actions. Beety organized virtual roundtables for city attorneys to brainstorm what cities could do to regulate, limit, or even ban sales of the products within the framework of the law. Participants asked if cities had to act at all? The answer, determined the roundtable, was no. "Statutes say local leaders don't have to do anything," Beety says, "so as a city, you could do nothing. Another consensus has been, you could regulate these products if you want to. So, we looked at what that would look like:' Attorneys drew comparisons to tobacco and alcohol, both of which have state laws with respect to regulation but also allow for a degree of local control. Cities could develop a licensing framework that would allow them to control some of the hemp -derived THC edibles within their community. Ultimately, with guidance from the League, more than a dozen cities have opted to create a local licensing framework. Lakeville, for example, held a work session on a proposed ordinance to get feedback from its City Council. Others, like Alexandria, went even further, completing a second reading of its ordinance. Restrictions that accompany these types of local policies could include not allowing sales in residential areas, prohibiting sales within a certain number of feet from a school or day care center, or requiring merchants to sell products behind a counter or in an enclosed case. Other cities chose to put in place a moratorium of up to a year to ban the sale of products by new vendors while they study the issue and draft regulations to meet their needs. According to the League's informal tracking, some 30 member cities have passed moratoriums on edible sales. The League is talking with industry players, and studying states and cities that already have licensing regulations. "Ideally, you'd have some guidance or uniformity," says Hassel. "But with the absence of that at the state level, cities have taken initiative. They've done a really good job stepping up and figuring out their needs. They're crafting thoughtful ordinances and serving as examples to others." The vast majority of Minnesota cities — both large and small — appear to be taking a wait-and- see approach. Many are unwilling to put a plan in place they may later have to significantly modify or scrap altogether, following future guidance from the state, Beety says. Maintaining local control Plenty of gaps exist when it comes to the law, says Hassel. These include ambiguity around law enforcement, oversight on manufacturing of the products, and taxing products as a way to generate income to help with enforcement. "Cities may want to add a separate tax on," Hassel says, "and there are several ways that the state could do that in partnership with cities." Many questions remain, such as can cities refuse permits, and if so, on what grounds? Employment is also a murky area. Other states that have legalized cannabis have updated their employment laws to reflect the change and provide guidance — what exactly is legal to consume and what can be tested for. "Our Minnesota law is silent on this," Hassel says. "It's a big conundrum for cities, and we need clarity on all these pieces." The League is developing a wish list for how the state and cities can partner to solve gaps as the law evolves. Critical is for cities to be able to maintain some degree of local control. "We don't want the state to tell cities exactly how to license products, and what they can or can't include. We would want the ability to craft those as cities see fit, including the ability to opt out of doing licensing at all," Hassel says. It's an opportunity, say Hassel and Beety, and cities can proactively lend their voice to add support for measures promoted by the League. Looking forward THC will likely be a big topic in the 2023 legislative session. "We have to be on our legislators, to tell them why this is an issue," Hassel says. "There's going to have to be more legislation on this to clean up the statute, but I wouldn't predict it being easy to solve at the Legislature." The Board of Pharmacy supports legislation to create an Office of Cannabis Management to have authority issues related to cannabis, and members of the cannabis industry are requesting more regulations to clarify what is legal in Minnesota. Beety commends cities for handling this unprecedented, challenging development with grace. "We're in this unique area navigating something nobody ever had to deal with before," she says. "I'm very proud of our cities. Within a short period of time, they've made some good policy decisions, even the wait -and -sees:' Deborah Lynn Blumberg is a freelance writer. Your LMC Resource Minnesota Cities magazine is published bimonthly by the League of Minnesota Cities. • Subscribe to Minnesota Cities (pdf). • Advertise in Minnesota Cities For editorial questions: Contact Laura Zenz Digital & Publications Manager (651) 215-4033 or (800) 925-1122 lzenz@lmc.org