City Council Resolution 2012-11CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
RESOLUTION NO. 2012-011
ADOPTING THE EMBRACING DOWNTOWN PLAN AS AN AMENDMENT TO THE
COMPREHENSIVE PLAN FOR THE CITY OF MONTICELLO
WHEREAS, the City of Monticello has, in 2008, adopted a Comprehensive Plan guiding the
growth, development, land use, and infrastructure planning for the City; and
WHEREAS, said Comprehensive Plan provides for the development and redevelopment of the
downtown as a part of such guidance; and
WHEREAS, the City last completed a specific planning effort for its core downtown area in
1997; and
WHEREAS, fundamental changes to the demographics, transportation systems and land uses in
the City have occurred since the completion of the previous downtown plan; and
WHEREAS, the City has found that a revised and detailed plan for its downtown would be
consistent with both City objectives and the purposes of the Comprehensive Plan; and
WHEREAS, as part of updated planning efforts for the downtown, the City engaged the services
of McComb Group to complete a market analysis of downtown; and
WHEREAS, as part of updated planning efforts for the downtown, the City engaged the services
of Westwood Consulting to assess the transportation system within and throughout the
downtown area; and
WHEREAS, as part of updated planning efforts for the downtown, the City engaged the services
of Architectural Consortium and Westwood Consulting to analyze land use and design
opportunities in downtown, and
WHEREAS, as part of updated planning efforts for the downtown, the City engaged Economic
Development services to ensure public input was obtained through the entire process; and
WHEREAS, the City Council of the City of Monticello makes the following additional Findings
of Fact in relation to the need for adoption of an updated downtown plan:
• The November 4, 2011 Embracing Downtown Plan recognizes downtown as a unique
commercial district that is part of Monticello's heritage and identity, and provides a guide
for development, redevelopment, and revitalization in downtown Monticello.
• The downtown update was accomplished through a partnership between the City,
downtown landowners, business owners, citizens, and policy makers.
• The Embracing Downtown vision includes seeking additional commercial, retail and
office professional end users, making needed transportation improvements, shifting the
focus of downtown 90 degrees, initiating immediate catalyst projects on the "anchor"
block and Block 34, creating more park programs and public gathering places, and
utilizing Walnut Street as the main pedestrian thoroughfare.
The updated plan includes a comprehensive implementation section to further assist in
achieving the vision.
NOW, THEREFORE BE IT RESOLVED, by the City Council of the City of Monticello,
Minnesota:
1. The document entitled "Embracing Downtown Monticello ", dated November 4, 2011,
along with recommendations specified, which are attached hereto and incorporated herein
as Exhibit "A ".
2. The document entitled "Chapter 5, Land Use" as replacement text for the existing
Comprehensive Plan Chapter 3, which is attached hereto and incorporated herein as
Exhibit `B ".
ADOPTED BY the Monticello City Council this 9s' day of January, 2012.
CITY OF MONTICELLO
K!2/2xv
Clint Herbst, Mayor
ATTEST:
Jeff VNeVity Administrator
EXHIBIT "A"
Attach Final Embracing Downtown Plan
(refer to file records for full copy)
EMBRACING DOWNTOWN
MONTICELLO
FINAL REPORT
Monticello CCD Revitalization
City of Monticello, Minnesota
November 4, 2011
Prepared by
McComb Group, Ltd.
Economic Development Services
Architectural Consortium
Westwood Professional Services
FINAL REPORT
Embracing Downtown Monticello
Monticello CCD Revitalization
City of Monticello, Minnesota
November 4, 2011
Prepared for
City of Monticello
& Monticello EDA
505 Walnut Street
Monticello, MN 55362
Prepared by
McComb Group, Ltd.
Economic Development Services
Architectural Consortium
Westwood Professional Services
ii
Table of Contents Page No.
Executive Summary
v
Introduction
1
Chapter One — Research and Analysis
5
Chapter Two — Revitalizing Downtown Planning Process
28
Chapter Three— Downtown Framework Plan and Design Guidelines
51
Chapter Four— Implementation Approach
57
Chapter Five — Implementation Actions
72
Appendix
34
A. Market Study
36
B. Design Guidelines
38
C. Traffic Study
40
List of Fi¢ures Page No.
Figure 1 —CCD District 3
Figure 2 — Broadway street 5
Figure 3 —Ace Hardware at 3rd Street 5
Figure 4 — Cub Foods 6
Figure 5 —Community Center 6
Figure 6— Cargill Kitchen Solutions 7
Figure 7 —West Bridge /East Bridge Parks 8
Figure 8 — Parking Supply
11
Figure 9 — Detailed Parking Study Area
16
Figure 10— Downtown Sidewalk System
19
Figure 11 —Land Use
22
Figure 12 —Aging and Obsolete Properties
23
Figure 13— Willing Sellers
24
Figure 14— Compact Scheme A
33
Figure 15— Block Number Key Map
34
Figure 16— Compact Scheme B
36
Figure 17 — Expanded Scheme C
38
Figure 18 — Minimalist Scheme D
40
Figure 19— Village Green Concept
42
Figure 20 — Refined Scheme A
44
Figure 21— Framework Plan
51
Figure 22 — Design Guideline Use Areas
53
Figure 23 — Highway 25 from 7`h to Broadway
54
Figure 24— Broadway Street from Linn to Palm
54
Figure 25— Walnut Street looking north at the Anchor Block
55
Figure 26— Historic Building Proportions
55
Figure 27— Implementation Plan Illustration
60
Figure 28— Illustrative Redevelopment Plan
72
Figure 29 — Walnut Street View at the Anchor Block
74
Figure 30— Walnut Street View from West Bridge Park
76
iii
List of Tables Page No.
Table 1— Existing Parking Supply
12
Table 2— Public Parking Counts
17
Table 3 — Summary of Market Potential
26
Table 4 —Summary of Scheme A Development
35
Table 5 — Summary of Scheme B Development
37
Table 6— Summary of Scheme C Development
39
Table 7 — Summary of Scheme D Development
41
Table 8 — Summary of Refined Scheme A Development
45
Table 9— Downtown Property Values
59
Table 10— Preliminary Downtown Redevelopment Economics
63
Table 11 —Short -term Redevelopment Scenario Economics
65
IV
EXHIBIT "B"
Attach Final Comprehensive Plan Amendment Text
Additional public objectives and strategies for Places
to Work can be found in the Economic Development
chapter.
Places to Shop
Places to Shop designate locations that are or can be
developed with businesses involved with the sale of
goods and services. Places to Shop may include offs ces
for service businesses. Places to Shop guides land uses
that are both local and regional in nature..
Policies • Places to Shop
In guiding land uses for Places to Shop, the Compre- The canpahansW Plan dasodbeslssaea, plamaMPMlaasrdaWtoft Down(ownln seusal
aerOMOfMe Plan.
hensive Plan seeks to:
Downtown
1. The Comprehensive Plan seeks to attract and retain Downtown is a unique commercial district that is part
businesses that provide goods and services needed
by Monticello residents.
2. The Comprehensive Plan seeks to capture the op-
portunity for commercial development that serves
a broader region. Places to Shop with a regional
orientation should be located where the traffic does
not disadvantage travel within Monticello.
3. Commercial development will be used to expand
and diversify the local property tax base and as an
element of a diverse supply of local jobs.
4. Places to Shop will be located on property with ac-
cess to the street capacity needed to support traffic
from these businesses.
5. Each parcel should supply an adequate supply of
parking that makes it convenient to obtain the
goods and services.
of Monticello's heritage and identity. It is, however, no
longer possible for downtown to be Monticello's cen-
tral business district. The mass of current and future
commercial development south of Interstate 94 along
TH 25 and in east Monticello along interstate 94 have
replaced the downtown area as primary shopping dis-
tricts. The future success of downtown requires it to
be a place unlike any other in Monticello.
The Comprehensive Plan seeks to achieve the
Guidling Principles and Goals e*etaves described in
the 2011 Embracing Downtown 1997 .,,.•. at A% an'
Pin Plan. Downtown is intended to be a mix
of inter - related and mutually supportive land uses.
Businesses involved with the sale of goods and services
should be the focus of Downtown land use. Residential
development facilities reinvestment and places poten-
6. Building materials, facades and signage should tial customers in the Downtown area. Civic uses draw
combine with public improvements to create an in people from across the community.
attractive setting.
7. Site design must give consideration to defining edg-
es and providing buffering or separation between
the commercial parcel and adjacent residential
uses.
These policies help to create sustainable locations for
Places to Shop in a manner that enhances Monticello.
During the planning process, the potential for allowing
commercial activity to extend easterly out of the Down-
town along Broadway was discussed. The Compre-
hensive Plan consciously defines Cedar Sweet as the
eastern edge of Downtown for two basic reasons: (1)
Downtown should be successful and sustainable
before new areas of competition are created; and (2) The
Comprehensive Plan seeks to maintain and enhance
the integrity of residential neighborhoods east of
Downtown.
2008 Comprehensive Plan Land Use 13-13
More than any other land use category, Downtown has 5.
strong connections to other parts of the Comprehen-
sive Plan. Therefore, the City has adopted the 2011
Embracing Downtown Plan as its guiding planning
document for the Downtown. The following parts of
the Comprehensive Plan also address community desires
and plans for the Downtown area:
The Land Use chapter contains a specific focus
area on Downtown. The focus area contains a
more detailed discussion of the issues facing the
Downtown and potential public actions needed to
address these issues.
The operation of the street system is a critical
factor for the future of Downtown. The
Transportation chapter of the Comprehensive Plan;
(acid two .elated Transportation Plan -nd the
Transportation er of the Embracing
Downtown Pig, influence the ability of residents
to travel to Downtown and the options for
mitigating the impacts of traffic on Highway 25 and
other Downtown streets.
The Parks chapter of the Comprehensive
Plan provides for parks in the Downtown and the
trail systems that allow people to reach Downtown
on foot or bicycle.
The Economic Development chapter an
Financial Implementation chapter of
Embracing Downtown Plan lay the foundation for
public actions and investments that will be needed
to achieve the desired outcomes.
Policies - Downtown
1. Downtown is a special and unique part of Mon-
ticello. It merits particular attention in the Com-
prehensive Plan and in future efforts to achieve
community plans and objectives.
2. Downtown is intended to be an inter - connected
and supportive collection of land uses. The primary
function of Downtown is as a commercial district.
Other land uses should support and enhance the
overall objectives for Downtown.
3. The City will build on core assets of greater
Downtown Monticello as identified in the
Embracing Downtown Plan.
4. A shared vision among property owners, business
owners, and the City is the foundation for effective
team work and long term success-
A shared understanding of realistic market
Potential is the foundation for design and
generation of a healthy business mix-
c8
(. A safe, attractive human scale environment and
entrepreneurial businesses that actively emphasize
personal customer service will differentiate
downtown from otber shopping districts.
2. Property values can be enhanced if property owners
and the City share a vision for downtown and
actively 'seek to cultivate a safe, appealing
environment and attractive business mix.
8. Housing in the downtown can facilitate necessary
redevelopment and bring potential customers di-
rectly into the area. Housing may be free - standing
or in shared buildings with street level commercial
uses.
9. Downtown is the civic center of Monticello. To
the degree possible, unique public facilities (such
as the Community Center, the Library and the Post
Office) should be located in the Downtown area
as a means to bring people into the Downtown.
10. Downtown should emphasize connections with
the Mississippi River that are accessible by the
public.
11. Downtown should be a pedestrian- oriented place
in a manner that cannot be matched by other com-
mercial districts.
12. Downtown should have an adequate supply of free
parking for customers distributed throughout the
area.
13. The City and business community must work
actively with MnDOT to ensure safe local access
to business districts.
e�sarr��erarxrsssesrerea�
- -
All of these policies work together to attract people to
Downtown and to enhance the potential for a successful
business environment.
3.14 1 Land Use City of Monticello
the Comprehensive Plan extends this land use south to
the planned expansion of School Boulevard.
It is important to recognize that activity generated by
business development can create conflicts with resi-
dential development. The Comprehensive Plan seeks
to create both high quality business parks and residen-
tial neighborhoods in this area. Careful site planning
and development management will be needed to meet
these objectives.
School Boulevard Extension
The Northwest Area serves as a good example of the
need to coordination land use and transportation plan-
ning. An extension of School Boulevard is needed to
provide access to the area and to connect development
to the rest of the community. The route of this roadway
should be identified and preserved as development
occurs.
School Boulevard has several other Comprehensive
Plan implications:
This major collector street will influence the nature
of adjacent land use.
Streetscape improvements would help to define
the high quality character desired by the City as a
gateway to the regional park and to new neighbor-
hoods.
The street is a means for bringing trail connections
to the park.
Golf Course
In 2006, the Silver Springs Golf Course was part of a
development proposal (Jefferson at Monticello) that
would have redeveloped this property mixing golf and
housing. Th a development did not proceed beyond the
environmental review.
Th e Comprehensive Plan shows the area as Places to
Recreate based on the continued use as a golf course.
This designation does not preclude a future proposal
and Comprehensive Plan amendment for residential
development. It is likely, however, that this scale of new
development will require the access provided by a new
highway interchange. Th a Comprehensive Plan seeks to
fill in other development areas and make effective use
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of other infrastructure investments before extending
utilities for redevelopment of the golf course.
Downtown Focus Area
Downtown Monticello needs special attention in the
Comprehensive Plan. Following the last 2W8
Comprehensive Plan update, the community undertook a
separate downtown planning process. This process
resulted in the 1997 nw.._«_.. _ .._a River tarn
Embracing [Downtown Plan. This Plan emphasizes the
importance that the community places on Downtown.
The 2008 Comprehensive Plan Update te rely
on the 1997 r,_y ffite..... and Rive. eFg Plan relies on the
&bracing Downtown Plan as a guide for public and
private actions in the Downtown area.
The 1907 Plan slaw..,. A..,t a i4giwi and a plaa a
enough to ereate the t"e 8f Downtown desired by
puffluant to the 199W Plan, ffffleh of its "ision feffiffins
objeetives: Revitalizing and sustaining Downtown
Monticello requires a collaborative effort of the City,
3-211 Land Use City of Monticello
businesses, property owners and other stakeholders. building is oriented to Ar.a....« Street- Such sites ore
Planning for the future of the Downtown must recog-
nize the practical realities facing commercial develop-
ment in Downtown:
The configuration and traffic volumes of Highway
25 significantly reduce opportunities for direct ac-
cess from the Highway to adjacent properties.
Traffic volumes on Highway 25 will continue to
increase. Greater volumes and congestion act as an
impediment for people living south of I -94 coming
to Downtown.
There is no controlled intersection on Highway
25 between Broadway and 7th Street. The lack
of a controlled intersection combined with traffic
volumes make pedestrian connections between
Downtown and residential areas to the east very
difficult.
. "Big box" and retail development continue to oc-
cur in other parts of Monticello. These businesses
directly compete with the Downtown and attract
smaller businesses (that might otherwise consider
a Downtown location) to adjacent parcels.
Downtown Goals
Given current plans and conditions, the Embracing
Downtown Plan and the Comprehensive Plan
recommends the following goals for Downtown.
(sounce_,Ms for downtown redevelopment should
provide .solutions to problems and issues identified
in the research and analysis of downtown,conditions
that are directed by the stated goals for Land Use,
Transportation, and Design and Image. The
Zfi ed solutions should be those that hest meet
Soails.
1. Tha Downtown 'And usa arga should hp an are
the east by Ge" StFeet and en the mvst by beaus
Street
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Downtown Goals
Given current plans and conditions, the Embracing
Downtown Plan and the Comprehensive Plan
recommends the following goals for Downtown.
(sounce_,Ms for downtown redevelopment should
provide .solutions to problems and issues identified
in the research and analysis of downtown,conditions
that are directed by the stated goals for Land Use,
Transportation, and Design and Image. The
Zfi ed solutions should be those that hest meet
Soails.
1. Tha Downtown 'And usa arga should hp an are
the east by Ge" StFeet and en the mvst by beaus
Street
t}...... .......
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2008 Comprehensive Plan Land Use 13-22
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LAND USE
1. Diversify land use in the downtown; supplement
retail and service uses with other activities than
generate traffic.
2. Encourage redevelopment of old and obsolete
structures; encourage consolidation of small parcels
with multiple ownerships.
3. Balance parking and land use to ensure availability
of adequate parking at all times.
41. Encourage mixed use but don't make it a
requirement or prerequisite far. development or
redevelopment.
5. Discourage residential as a free - standing eland use
within the core downtown area.
b. Establish physical connections between the come
downtown area and the riverfront and park.
1. 'Encourage land uses that serve as evening and
weekend attractions to the downtown area.
8. Expand facilities and parking adjacent to
Westbridge lark to help create an anchor attraction
at the north end of Walnut Street.
of providing direct property access.
1 Develop circulation patterns that utilize local streets
for individual site access.
3. Recognize H -25 as a barrier between the east and
west parts of the historic downtown core areas
extending to either side of the 3'13 -25 corridor.
4. Consider developing in districts to reduce the need
or desire to cross highway 25 between Stu street
and the river crossing.
5. Strengthen pedestrian ties throughout downtown
including connections to other parts of the City to
the south, west, and east. Downplay Highway 25 as
a corridor for pedestrian movement.
3 -23 1 Land Use City of Monticello
6. Improve pedestrian connections between Broadway
Street and the riverfront Park area to allow the park to
serve as an attraction that brings people into the
downtown area.
hmprove access to the Mississippi River to expand on
recreational opportunities.
8. Explore creation of a fourth signalized intersection on
Highway 25 between 7th Street and Broadway Street
to improve access to areas with development and
redevelopment potential on either '.side of the Highway
25 corridor.
DOWNTOWN DESIGN AND IMAGE
I . Encourage design standards that elevate the quality of
downtown development without creating undue
hardships for property and building owners.
2. Acknowledge that the historic "claim Street" buildings
and developments along Broadway Street are
functionally obsolete for many tenants and users in
today's automobile and convenience- driven
marketplace.
3. The public realm of streets, boulevards and sidewalks
represents the best opportunity to create an interim
image for downtown as it redevelops.
4. The TH -25 and Broadway corridors should be
softened with streetscape and landscape features to
offset the effects of high traffic volumes, and to help
establish an identity for the CCD.
S. Development should orient toward the intersection of
TH -25 with Broadway to take advantage of high
traffic volumes in the TD -25 corridor.
6. New development in the TH -25 corridor should be
scaled to allow visibility to development up to a block
or more away from TO -25.
7. New buildings in the TH -25 and Broadway corridors
should be located to allow for eventual widening of the
corridor right-of-way and roadway.
b. To the extent possible, buildings should occupy street
frontages and skald fronton public' sidewalks with
connections to a continuous "downtown" sidewalk
pedestrian system.
9. proposed uses should have adey)uate parking (private
or public) within easy and convenient walking
distance.
10. The downtown plan should provide strategically
located public gathering spaces to bring people
together to experience a sense of community that is
associated with downtown.
Figure 3 -12 — 1997 ;Downtown Plan — 'Lamd'Wse
to be deleted and replaced with
2011 Embracing Downtown— Downtown
Framework iPlan
2008 Comprehensive Plan Land Use 13-24