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EDA Agenda 05-31-2017 (Joint Meeting)AGENDA JOINT WORKSHOP- MONTICELLO CITY COUNCIL, PLANNING COMMISSION, ECONOMIC DEVELOPMENT AUTHORITY AND PARKS & RECREATION COMMISSION Wednesday, May 31St, 2017 - 5:00-7:00p.m. West Bridge Park Shelter Rain Location — Monticello Community Center Council members: Mayor Brian Stumpf, Jim Davidson, Bill Fair, Charlotte Gabler, Lloyd Hilgart Planning Commissioners: Chair Brad Fyle, John Alstad, Sam Murdoff, Marc Simpson, Lucas Wynne EDA Commissioners: President Bill Demeules, Vice President Bill Tapper, Treasurer Steve Johnson, Tracy Hinz, Jon Morphew and Councilmembers Jim Davidson and Lloyd Hilgart Parks Commissioners: Chair Larry Nolan, Jack Gregor, Nancy McCaffrey, Tim Stalpes, Brian Stoll Staff: Jeff O'Neill, Tom Pawelk, Angela Schumann, Jim Thares, Jacob Thunander 1. Call to Order 2. Consideration to Review the Draft Small Area Study of the Downtown 3. Adjourn City of Monticello Small Area Plan Mu„.,..:j1o, MN Draft Report as of May 26, 2017 Prepared for: The City of Monticello Prepared by: Cuningham Group Architecture, Inc. CUNINGHAM 6 R D V P Acknowledgements City Council Planning Commission Brian Stumpf, Mayor Jack Gregor Jim Davidson Nancy McCaffrey (Vice Bill Fair Chair) Charlotte Gabler Larry Nolan (Chair) Lloyd Hilgart Tim Stalpes Economic Development Authority Brian Stoll Bill Demeules, President Bill Fair, Council Liaison Bill Tapper, Vice President Steering Committee Steve Johnson, Treasurer Charlotte Gabler Jim Davidson, Council Representative Jim Davidson Lloyd Hilgart, Council Representative Tracy Hinz Tracy Hinz Steve Johnson Jon Morphew Marc Simpson Planning Commission Don Roberst Brad Fyle, Chair Larry Nolan John Alstad Marcy Anderson Sam Murdoff Lisa Chernick Marc Simpson Tom Turner Lucas Wynne John and Lucy Murray Charlotte Gabler, Council Liaison Consultant Team Cuningham Group Tangible consulting Services Table of Contents Executive Summary Background and Purpose ............ Character Areas ...................................... Frameworks Background Demographics...................................................... Market and Development Context RetailVitality......................................................... Physical Analysis ................................................ Public Process Goals and Objectives Project Goals.....,... Character Areas Riverfront ............................. Broadway........................................................... Walnut and Cedar Street ................... PineStreet ....................................................... Frameworks Frameworks: Purpose.......................................................................................... Frameworks: Parks and Open Spaces ................................................ Frameworks: Circulation and Access .................................................. Frameworks: Land Use and Development ................................... Implementation Implementation., ..................................................................... 7 ..................................................................... 8 9 .................................................................................................................................................... 13 14 16 ........................... 18 23 23 24 25 27 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. 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 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. Executive Summary 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, infil projects, and improve the experience of Pine Street for all users. The Plan is ambitious, but achievable over the next 10 years. Upon completion, approximately 500 new units of housing, new restaurants overlooking the river, unique retail and services on Broadway (CSAH 75), will be added to Downtown Monticello. Primary projects to be completed within five years include: redevelopment of Block 52, Walnut Street connection to River Street and infil 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 implementations. The ideas set forth in this Plan come from the vested interest of the Monticello community. 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 I 111 X�111 1®11 111'111 I■111 ■ 1 1■III 1" ■ 1 ■ 1 Improve Pine Street for All Users Shift the Center of Town to Walnut and Encourage Small and Medium Scaled Become a River Town Broadway Investments City of Monticello Small Area Plan I Executive Summary 0 Character Areas 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 - fL Character Area: Walnut 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 O 4M Character Area: Broadway Monticello's Main Street will transition over time from a street with primarily services, to one with unique retail and restaurants. Character Area: Pine Street The community will reclaim Pine Street by maintaining it's width and adding pedestrian amenities and local serving commercial uses. '�Y. * •.�"� �,��� r �� Existing Buildings New Buildings Illustrative Master Plan The Plan above describes long term build out of the core blocks of Downtown Monticello. City of Monticello Small Area Plan I Executive Summary 0 Frameworks Land Use, Open Space and Transportation are the three frameworks that organize and define the physical environment. As with systems in the human body, each must function independently - and together with - the others. If one fails, they all fail. This is why it is important to understand frameworks as individual systems that must function as part of a single Downtown. The Plan is also divided into frameworks in order to allow different agencies, departments, and investors act in concert with each other. This will help ensure public and private investments are coordinated, less risky, and more publicly acceptable. Framework: Open Space and Parks • Improve Riverfront Parks to accommodate more programming and events • Redesign Walnut Street and River Street to allow for park expansion and events • Convert vacant lots on Broadway to small pocket parks • Utilize islands for additional park space • Create pedestrian refuges or enhanced building entry ways on the corners of blocks along Pine Street • Enliven open spaces with public art wherever possible Framework: Access and Circulation • Emphasize connectivity throughout the Core, with pedestrian and bike friendly streets, a complete sidewalk system, and connectivity to the in -town neighborhoods. • Promote a "complete streets" policy that balances the needs of all users in the Downtown. • Manage and improve the grid system to support connectivity and access throughout Downtown • Work with MinnDOT to improve Pine Street for users of Downtown Monticello, including additional signals, maintaining the River Street signal and supporting for an additional river crossing • Improve pedestrian crossings of Broadway at Walnut and Cedar to improve access to the Riverfront • Reconnect Walnut Street with River Street Framework: Development and Land Use Riverfront District with destination restaurant and entertainment uses • Broadway District with shopfront retail and restaurant uses beneath housing and offices • In -town neighborhoods extend to Walnut and Cedar Street with new infill housing 2-4 stories (apartments and townhouses) Character Areas Open Space and Parks a Access and Circulation How is This Plan Related to the Embracing Downtown Plan and the Comprehensive Plan? In 2010, the City of Monticello completed the "Embracing Downtown Plan", a guide to redevelopment of downtown Monticello. The full area considered to be "Downtown Monticello", or the "Central Community District" extends from Interstate I-94 at its southern boundary to the Mississippi River in the north, and generally from Cedar Street on the east to Maple Street on the west. The Embracing Downtown Plan was adopted as an appendix to the Comprehensive Plan, and included three supporting documents, a Design Guideline, Transportation Analysis, and Market Analysis. Changes in the retail marketplace overall, and more specifically market changes and reinvestments in downtown Monticello, have created a need to develop a new planning perspective for the core blocks of the downtown. The Downtown Small Area Study document therefore serves as an update to the 2008 Monticello Comprehensive Plan and to the Embracing Downtown Plan for a specific portion of the downtown. Similar to the Embracing Downtown plan, it is proposed as an appendix to the Comprehensive Plan, although the primary goal will be recommended for insertion directly into the "Downtown" portion of the Land Use Chapter of the plan. For the geographic area encompassed by the Downtown Small Area Plan, the Downtown Small Area plan supercedes the 2010 Embracing Downtown plan. While the three supporting documents to the Embracing Downtown plan continue to inform the Comprehensive Plan and Small Area plan, where the Downtown Small Area plan provides specific guidance, the standards therein prevail. As a final note, for the geographic area outside the Downtown Small Area plan boundary, the Embracing Downtown Plan still applies. City of Monticello Small Area Plan I Executive Summary 0 Background Demographics Introduction Monticello is a center of growth, and a local service center, for the surrounding areas. In recent years, Monticello's growth has largely come in the form of single family homes and apartment development at the edges of the City, and in surrounding areas, as well as retail development oriented to Interstate 94. This is true, even though developable land exists in the heart of the downtown area. Downtown Monticello offers a distinctive environment for housing and retail development. The beautiful Mississippi River, with public parks along its banks, serves as the northern border of downtown. The River is only two blocks from the storefront district along Broadway Street, the historic center of town. Downtown is compact. The interstate highway is only 6 blocks to the south of Broadway Street, with a Cub Foods and other stores alongside it. The City's marquee public facilities—its community center and library—are only three to four blocks south of Broadway Street. This is an Demographics 120% 80% 40% Population Growth (2000-2015) unusually strong collection of attractive offerings within the walkable center of a small city. Downtown Monticello also has conditions that serve as deterrents to new development. The width of Pine Street, and the traffic it carries, serve to bisect the downtown into east and west downtown neighborhoods. Most Broadway Street buildings are occupied, but many of the buildings are business offices rather than stores or restaurants that serve walk-up customers. And some buildings and storefronts are in visible need of improvements. Parts of downtown are dominated by surface parking lots, which give a sense of emptiness, and convey a lack of energy and activity. On balance, downtown Monticello has great promise for attracting development, and revitalizing its storefront retail, in ways that will build on its historic role as the heart of the City. $100,000 $80,000 $60,000 $40,000 $20,000 Median Household Income 100% 80% 60% 40% 20% 4,286 V 5,294 1,165 9.y Lan. Employment and Commuting Due to Monticello's location relative to the larger cities of St. Cloud and the Twin Cities, it's not surprising that many residents of Monticello work outside the city. Of the 6,459 employed residents of Monticello, 82% work outside of Monticello. Monticello is not just a bedroom community though. It offers roughly 5,400 jobs, and provides employment to around 4,300 people who live outside the city. Major employers include Xcel Energy and Cargill. Housing Unit by Tenure The information on this page and the following two pages is summarized from the companion document - Demographics and Market Context and Retail Vitality Study conducted by Tangible Consulting Services. This report and can be downloaded on-line at O `w O v 2 y $ o v O ° a o v O ° a m a o v w > p vo _ o v ° ° S O O d ¢ h L a C N d H t `� Q C C� nJ J V c OO W Y V cC O W Y V CG C W C Vl O Ol C C VI !0 Z C an R 'C C CC7 ccC_ 3 G Housing Characteristics Population Growth: Median Household Income: Monticello has a more diverse range of housing options then many comparison cities. Just 54% of Monticello has experienced significant According to the US Census Bureau, the Monticello's housing units are single-family homes. It offers more townhomes, apartments, and mobile growth over the past years, attracting median household income in Monticello homes than other cities in Wright County. Nevertheless, there is a culture of homeownership. Around new households even through the course is $70,254. This is above the state average, 70% of Monticello households own their home—a high rate considering the diversity of housing types. of the recent economic recession. whose median income is $61,492. Homes are on the modest side, with an average value of about $160,000—a result which is influenced by the greater than average number of owner -occupied mobile homes and townhomes in Monticello. City of Monticello Small Area Plan I Background Housing Unit by Type 100% 80% ' mobile home and other 60% - - v - ' apartment (> 10 units) ' apartment (< 10 units) 40% -_ -. -. _ _ townhouse/condominium 20% single family home O `w O v 2 y $ o v O ° a o v O ° a m a o v w > p vo _ o v ° ° S O O d ¢ h L a C N d H t `� Q C C� nJ J V c OO W Y V cC O W Y V CG C W C Vl O Ol C C VI !0 Z C an R 'C C CC7 ccC_ 3 G Housing Characteristics Population Growth: Median Household Income: Monticello has a more diverse range of housing options then many comparison cities. Just 54% of Monticello has experienced significant According to the US Census Bureau, the Monticello's housing units are single-family homes. It offers more townhomes, apartments, and mobile growth over the past years, attracting median household income in Monticello homes than other cities in Wright County. Nevertheless, there is a culture of homeownership. Around new households even through the course is $70,254. This is above the state average, 70% of Monticello households own their home—a high rate considering the diversity of housing types. of the recent economic recession. whose median income is $61,492. Homes are on the modest side, with an average value of about $160,000—a result which is influenced by the greater than average number of owner -occupied mobile homes and townhomes in Monticello. City of Monticello Small Area Plan I Background Market and Development Context Residential Market The housing market context matters for the prospects of attracting new housing to Monticello's downtown. Similar to the housing market in the US at large, apartment rents have been rising in Monticello over the past five years, and the vacancy rate has declined—both of which are indicators of demand. However, average rents in early 2016, in existing apartment buildings tracked by Costar, were only around $1.00 per square foot. Rents of around $2.00 or more per square foot are needed to support new construction, in the absence of public subsidy. This high demand, low rent, scenario is common in small cities. It raises the question whether new housing will be able to achieve the rents it needs to support construction costs. In Monticello, this question has been partly answered by the development of Monticello Crossings, in the southeastern part of the City. Monticello Crossings is a market rate apartment development of 210 dwelling units, which has been built in two or three phases. The developer's expectations have been met by the development, in terms of meeting its rent and absorption targets. Tenants value the newer apartment product, which is not available elsewhere in Monticello, and have been willing to pay rents that are significantly higher than the rents in the existing older apartment buildings. The success of this development is an indicator that new apartment development in $1.10 $1.00 m Average Multifamily Rent (Psf) downtown Monticello may also find a market—although the higher costs and risks associated with building downtown would probably mean that public financial support would be needed. Certain developers focus on new housing development in small city downtowns. We interviewed three such developers (along with two others with a different professional focus, but who have a deeper familiarity with Monticello), and they affirmed that downtown Monticello has many of the characteristics that they would look for in locating a new development. The natural amenity of the river, and the Broadway Street storefront district, are particularly attractive features. They expressed skepticism about doing mixed use developments, with housing over retail, except in the strongest areas. They said they would look for a strong public partner—to participate financially in the project, and to support the density that would be required to make the project work. Retail Market Context The retail context is important for addressing key questions related to the ongoing viability of the Broadway Street storefront district, and how much additional retail development downtown would be supported. Retail vacancies over the past five years have been declining, which is a general indicator of market strength. However, average retail rents have been more or less holding steady, and there has not been a lot of new Vacancy Rate Multifamily Units Residential Market Context construction in recent years. National retail trends are concerning. Store closures, and struggling malls, are a frequent focus of news stories. Internet shopping is taking market share from bricks and mortar retail stores. However, in the long run the population of Monticello and surrounding areas have a lot of room to grow. That should more than offset national retail trends, and it should support a modestly expanded footprint of retail stores in downtown Monticello. The retail context map illustrates the competitive landscape for Monticello retail. It shows retail areas in neighboring cities, by the scale of retail property. Note that storefront districts such as Broadway Street attract customers by offering a different type of shopping environment than newer malls. Pedestrian oriented storefront districts, similar to the Broadway Street storefront district, are also noted on the retail context map. This research supports an expectation that the property frontage along Pine Street will continue to attract retail store development, over time, as property is ready for development or redevelopment. It also suggests that there is an adequate customer base to support the storefront district along Broadway Street, and that the storefront district could be expanded modestly. However, a large expansion of the storefront district would not be advisable. Retail vibrancy strategies, if pursued assertively and creatively, could greatly improve the condition and success of the storefront district. INCLUDE RETAIL CONTEXT MAP Apartment Construction City of Monticello Small Area Plan I Background O1964-1980 O1981-1990 O1991-2000 • 2001-2017 C Retail Vitality National Retail Trends and Context The retail landscape is changing rapidly. As lives get busier, people do more shopping online, and when they actually go out to shop people want an experience - it's about more than just purchasing a product. But traditional, storefront -style retail areas still have something to offer. The small spaces they offer are ideal for local businesses and start-ups. They offer a place for businesses that can't afford the rents in newer retail developments, or can't fill the large spaces in auto - oriented strip areas. Stores and restaurants can be social places where customers interact with others. People want to go out to businesses where they see people enjoying themselves, and where they can run into friends and neighbors, while drinking, dining, working out, or purchasing daily items close to home. The opportunity for downtown Monticello is to provide people with an experience. A future downtown Monticello may provide a place where many more people are shopping, eating, sitting by the Mississippi River, walking, biking and socializing. In the context of this new national retail reality, downtown Monticello has the bones to be a destination retail area. Retail Vitality Assessment and Strategies An assessment of Broadway Street retail conditions was conducted as part of this plan. Selected findings and strategies from that assessment are presented here. Much more detail can be found in the Retail Vitality Background Report, found in the appendix of this plan. Storefront Density. Storefront density is a key metric, because streets that are walkable have numerous shopping and dining choices within a small area. Monticello is fortunate to have a high density of storefronts, compared with retail districts in peer cities. Strategy recommendation. Establish development guidelines that ensure that fine-grained store density is built into any new development in the storefront district. Store mix An assessment of store types shows that too many storefronts are rented by businesses that don't contribute to the vibrancy of the area because they don't have much walk-up traffic. There is also a real lack of food and beverage businesses, which serve as important anchors in many comparison areas. • Strategy recommendation. Initiate a retail recruitment program for the district, which would identify and attract key retail stores and foodibeverage businesses, that will be complementary to the existing stores. Walkability Broadway Street is highly walkable. The buildings extend to the sidewalk and have few gaps between them. The streetscaping is a bit dated, but it offers pedestrian scale lighting and pedestrian refuges. Many of the buildings have large windows that front the street, which draw one's eyes into the store and enhance the ease of walking by. The greatest challenge to Broadway Street's walkability is the automobile traffic which serves as a barrier to circulating comfortably through the district Strategy recommendations. Add stop signs and crosswalks at Broadway and Walnut. Evaluate and improve the Pine Street crossing from a pedestrian perspective. Building Conditions Building conditions in downtown Monticello vary greatly. Deferred maintenance is evident. Building renovation is expensive, even if will usually be more cost effective than wholesale redevelopment. In buildings that are occupied and cash -flowing, it can be difficult to justify tackling these improvements on a strictly market basis. Some outside financial incentives will probably also be needed to advance this goal. In the short run, some public support for improving facades may offer the most bang for the buck. • Strategy recommendation. Establish a facade improvement programs that offers financial support for investments that improve the visual appearance of buildings and district identity. Visual Identity Many successful retail streets have recognizable visual themes that make them memorable and vivid. The buildings in downtown Monticello vary greatly in style, size and condition. Treatments of windows, signage and displays varies greatly as well. Patterns that establish a sense of identity are lacking. Strategy recommendation. Businesses on Broadway Street could agree to use signage improvements as an initial vehicle for improving the perceived condition of the district, and presenting some common visual elements (color, pattern, shape, creativity, etc) that build a sense of identity. Marketing and Activation The Broadway Street district can be animated via marketing, events, and to activation of public spaces. Promotion programs are most successful when there is committed ownership by the business community. They can have endless forms and variations, limited only by the creativity of those involved. The physical environment can also be animated by sidewalk merchandise displays, sidewalk seating, and the creation of public space and 100% 80% 60% 40% z0% Business Mix in Storefront District outdoor seating between buildings Strategy recommendations. Organize building and business owner interest, within an existing organization or a new one, to pursue a coordinated and creative retail vibrancy program on Broadway Street. Activate sidewalks and new plaza areas as much as possible—so that the vibrancy of the area is visible to passersby. Businesses per 500 lineal feet iz 10 ' v ' v food and beverage v v v w 3 ¢ 3 v a oc v a o c v m M m Y a o a o :> v V C N V D C V C 1 6 O V Y O O ' Noon -contributing ' Non retail destination food and beverage ' neighborhood goods and services general merchandise, apparel and accessories Business Density Business density is the concentration of businesses in an area. When businesses are concentrated it is easier to walk among them and to visit several during one trip. Higher density of businesses also creates a vibrant environment that can feel busy and active with signs, storefront displays and outdoor seating. City of Monticello Small Area Plan I Background Physical Analysis Monticello in the Region Monticello ("little hill") sits on the Mississippi River between Saint Cloud and Minneapolis. It was settled at this location because the river is relatively shallow and calm and it made for an easy river crossing. Its connection to the region changed dramatically when I-94 was completed in . With two exits and an improved bridge across the Mississippi River, Monticello has become a crossroads community. � � Ire �,-A�p�►���Q iso . ����' °v►�� , Original Plat of Monticello The original plat of Monticello consisted of a square (300'x 300') aligned to the river. Generally the 60' lots faced north and south. Broadway was distinguished from other streets with a narrower lot dimension - accommodating mercantile and main street buildings. Existing Conditions (publicly owned properties outlined in red) _ - ArIr- 4W Community and Public Employment Commercial Housing Local Roads The local road network resembles the original plan of the City - with square blocks and a dense network of streets. Over time, the integrity of the grid has been slightly eroded with superblocks and street closings that respond to high volume arterials. Regional Roads Over time, Pine Street and Broadway have become regional roads. The growth of these roads have connected the City to the Region, but they have also had major impacts on local connectivity and land use. Parks and Open Spaces The City boasts a strong park system that t; offers residents access to a series of varied parks. In the study area, there are three riverfront parks - East Bridge Park, West Bridge Park and Front Street Park. City of Monticello Small Area Plan I Background F -8 Public Process Pedestrian Environment The pedestrian experience at street level is a key determinant to creating a successful Downtown. The diagram above indicates the quality of the environment along each block face from poor to excellent. There are many factors that make up the overall experience including the condition of the sidewalk, traffic alongside the sidewalk, and the level of activity or comfort the adjacent property provides for the pedestrian. Comfortable OK Poor INCLUDE POSTCARDS Strengths During the public process participants were asked to place green dots on the areas of Downtown that they deemed were the "strongest" or the most beloved. This included: » the Community Center and Library » Broadway The Riverfront Parks Weaknesses During the public process participants were asked to place red dots on the areas of Downtown that they deemed were the "weakest." This included: the Pine Street Broadway intersection the appearance of Downtown upon arriving from the north. vacant lots and large parking areas. appearance of blighted buildings and disinvestment on Broadway east of Pine Street. City of Monticello Small Area Plan I Background F -9 Goals and Objectives Project Goals 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, most travel was local and streets were relatively narrow and comfortable. 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 intersection 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 travelled and unlike Broadwway east of Pine Street it has retained its pedestrian scale. Furthermore, the City has developed successful parks at the end of Locust Street and Walnut Street. Therefore, an opportunity exists to fully extend Walnut 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. 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 travelled 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. . iii III � 111 0 111M, rim Lots of Small Investments, a few medium ones and just 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, the Downtown will become more diverse, more lively, and 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 M Character Areas Riverfront O Mr 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 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 brewery overlooking the park and the river. Public parking is maintained on Block 52 and added to River Street. %,'T-11 Vr existing Bridge Park River St Block 52 Broadway T_ Site Sections Through Block 52 and West Bridge Park Encourage new housing surrounding ©the riverfront parks on vacant and underutilized parcels OMaintain and improve the intersection at River Street and Pine Street. Improve the underpass of Pine Street at the River. Consider a seasonal bridge to the island to provide additional recreational activity to east and west Bridge park Precedent Images City of Monticello Small Area Plan I Character Areas Redesign Riverfront parks to include more Oactive events and programming in West Bridge Park (amphitheater, splash pad, concessions) and passive uses in east bridge park. OAdd parking and sidewalks to River Street Reconnect Walnut Street to River Street with Oa design that allows Walnut Street to be used for events and park expansion. Work with the private sector to create a Osignature development on Block 52, with market rate housing and a restaurant that overlooks the Park Encourage new housing surrounding ©the riverfront parks on vacant and underutilized parcels OMaintain and improve the intersection at River Street and Pine Street. Improve the underpass of Pine Street at the River. Consider a seasonal bridge to the island to provide additional recreational activity to east and west Bridge park Precedent Images City of Monticello Small Area Plan I Character Areas Broadway I 1 O Y: Existing r.�.� ..� - - � ' — — Perspective on Broadway, looking west with a pocket park across the street Broadway - west of Pine Street - has remained physically intact as Downtown's primary sto refront district. Broadway is relatively well-maintained and home to several services and community anchors such as the Cornerstone Cafe. However with growth of retail along the highway and elsewhere in town, Broadway is no longer a competitive location for general retail. The Plan recommends re -positioning the center of Downtown from the Pine/ Broadway intersection to the Broadway/Walnut intersection. This will be partially accomplished with intersection improvements that make it easier to cross Broadway at Walnut Street. This should include curb extensions, fewer through lanes, clearer crosswalks, blinkers and eventually a four-way stop sign. These improvements will increase the flow of pedestrian and bike traffic to the river and in between stores on both sides of Broadway. Small pocket parks can be developed on vacant lots mid -block on Broadway. These spaces can serve as convenient pedestrian connections between parking areas mid bloc and the sidewalks on Broadway. In addition, they can be small plazas with seating for resting, gathering, and even restaurants if the buildings next to them can be opened up to the pocket parks. New development along Broadway is encouraged if it replicates the scale of existing buildings and shopfronts. Buildings up to three stories, with storefronts located on the sidewalk and doors every 30 feet will fit in comfortably with existing buildings. Allowances for 10 foot setbacks from the sidewalk to create additional pedestrian amenities (such as seating) are appropriate. to Plan does not recommend additional widening of Broadway. Instead, the Plan recommends working with partners to find other measures to mitigate congestion. Proposed O Modify striping and median on Broadway create a safer pedestrian environment. O Small pocket parks on vacant properties that offer respite from Broadway and pedestrian connections to parking in the middle of the block O Curb extensions at Walnut and Broadway to provide space for landscaping, seating, and gathering ONew development that replicates the storefront scale currently present on Broadway. New buildings should have flexible interiors so a main street scale can be accomplished in larger buildings. ©Facade improvement programs that improve signage, awnings, and general appearance of existing storefronts Existing Proposed crossing width 75 Feet 63 Feet crossing time Parking Downtown The Plan recommends the following parking strategy provide on -street parking wherever possible for short-term visitors to Downtown. provide small public lots on the interior of the core blocks for employees and visitors staying for over an hour. create a superior system of sidewalks and walkways encourage people to park once downtown and to walk a block or two to their multiple desinatsions downtown. provide visibility to parking lots, or well designed signage that directs regional visitors to available parking spaces in public lots. Consider "smart signs" that indicate availibility. monitor occupancy and utilization of parking downtown in order to make adjustments as necesarry. Adopt a District Parking policy that increases the utilization of existing parking and over time reduces the overall visual impact of parking in the Downtown. City of Monticello Small Area Plan I Character Areas M Broadway Design Guidelines Precedent Images Facade and Frontage • all buildings should have a storefront or gallery frontage along Broadway • minimum 50% (windows/doors) transparency on ground floor • signage integrated with building • base / middle / top articulation for multistory buildings • varied cornice lines that resemble the scale of traditional main street buildings. Public Realm • 10-15' sidewalks with street trees in grates and curb extensions that reduce the crossing distance along Broadway. • on street parking for convenience and to buffer sidewalk from traffic • encroachments for seating, signage and display allowed • mid block pocket parks that provide a respite from Broadway and a connection to parking areas located mid block. • parking located on -street and in shared lots mid block Massing and Orientation • buildings should generally be between two and four stories with varied roofline • all buildings should face onto Broadway • buildings along pocket parks or corners can have a second entrance / orientation to side street or pocket park • buildings should have varied widths with a maximum storefront of 45'. • longer buildings should be articulated in approximately 45' increments with setbacks, material change or penestration patterning. Building Use and Location • small scale retail, dining, and entertainment uses are required on the ground floor. • office, commercial, and housing are permitted on upper floors • buildings are located towards the front of the lot, directly on the back of the sidewalk. City of Monticello Small Area Plan I Character Areas 15 Walnut Street and Cedar Street Walnut Street and Cedar Street are important corridors to the River as well as transitions between the commercial areas of downtown and the in -town neighborhoods. In order to perform in this capacity, the Plan encourages new housing to infil vacant lots and eventually for single family housing to transition to medium density housing. Live/ work units or small service/production (such as insurance agent or jewelry maker) are permitted. In addition the Plan recommends improvements to the street that will accommodate pedestrian and bike access to the River. This includes parallel parking, aligned sidewalks and crosswalks, and curb extensions at Broadway. Create a pedestrian promenade to the Riverfront with O Locate all parking towards the middle of the block, Owide continuous sidewalks and well marked crosswalks accessed via a rear lane shared with other properties on Infill vacant lots and redevelop underutilized parcels the block. with housing in small apartments or townhouses. Small O Encourage small and medium scaled apartments that Oservice or production uses are permitted within these and prioritize pedestrian scale and walkability. existing buildings. Encourage new housing to face Walnut and Cedar Street, with multiple doors facing the street. Perspective along Walnut Street, looking north towards the River. Y Y r m 1 Y I m P oo P X X X X X X_> 8' 12' 8' 24' 8' 12' 8' i >� 80' ROW Proposed Section of Walnut Street T River Street v n Broadway v 0 1 3rd Street �> Y � a o 4th Street a� 5th Street c tracks Y � 1 00000000coo�.i.r.w..w a >_ 0 v �v 0 7th Street Walnut Street Promenade to the River City of Monticello Small Area Plan I Character Areas 16 Walnut Street and Cedar Street Guidelines Precedent Images Facade and Frontage • porches and dooryards are required for all ground floor units. • dormers and bay windows are encouraged to create a pedestrian scaled rhythm of the facade • Upper story balconies are encouraged. • Courtyards are permitted along 1/2 of a front property line. Public Realm • 6'-10' sidewalk, aligned across intersections and along the front of blocks. • on street parking for visitors to Downtown • clearly marked crosswalks to accommodate pedestrian and bike access between the Community Center and the Riverfront �ass��9 � � { m° o0o" LLD,D r4 fl ' Massing and Orientation • buildings should be between 2 and 4 stories. • buildings should be primarilly oriented to Walnut Street to create a comfortable pedestrian environment. • Dormers and roof articulations should be used to reduce the scale of buildings if buildings are longer than 100' in length. Building Use and Location primarily residential uses between the Civic Center and Walnut Street. Small scale service and home based businesses permitted on corners. • Front of buildings should be located between 10'-15' feet of front property line and between 5' and 10' of side street property � line. L City of Monticello Small Area Plan I Character Areas 17 Pine Street Pine Street (Minnesota State Hwy 25) is an important and heavily travelled roadway in Monticello and Sherburne County. It is one of only two river crossings between Minneapolis and Saint Cloud and it connects to I-94 in Monticello. The original plat of Monticello did not foresee the growth of Pine Street and as a result, the steady growth of traffic along it has had a strong impact on the community. While it connects Monticello to the region, it also divides the community between east and west. This Plan recognizes Pine Street as a regional roadway, but seeks to manage it's impacts as it crosses through Downtown. The Plan does not recommend any additional widening and supports additional river crossings that would better serve both Downtown and the region. New development along Pine Street should be regional serving, but locally scaled. Buildings should be located on the corners with pedestrian refuges along Pine Street that improve the appearance and the experience of all along Pine Street. The plan discourages additional property access to Pine Street and encourages side street access with through block (north/south) easements. Perspective along Pine Street, looking north towards the River. OWork with MnDOTto maintain a 5lane section(2 through lanes both directions with a center turning lane), do not increase speeds OWork with MNDot to improve pedestrian crossings wherever possible, preferably with traffic signals at 4th Street. OEncourage redevelopment on the corners of blocks, with entrances facing the street, and shared parking in the middle of the block. 15' Proposed Section of Pine Street OReduce the impact of parking to pedestrians by minimizing the width to 180'and buffering parking from the sidewalk with a low fence and streetscaping. Reduce direct property access to Pine Street and encourage ©property access from side streets with through block easements. 70' ' - 15' 100' City of Monticello Small Area Plan I Character Areas M Pine Street Guidelines ,x . - ::�erLerrrr irrrrrc:: u.. Precedent Images Facade and Frontage • Primary entrance to building should be clearly visible from Pine Street. • One story base level articulation is encouraged to create a pedestrian scale frontage. • Storefronts on the ground floor are encouraged to face Pine Street. If storefronts face mid block parking, there must be pedestrian access to the storefronts. • Corner treatments such as entrances or towers are encourages at the corners of the bocks. Public Realm • 10'-15' sidewalk; trees clustered in planters with ground cover or low shrubs. • sidewalks buffered from parking lots with low wall or hedge. • gateway treatments at River street and 7th Street. I I I I I I I I I Massing and Orientation • buildings should be between 2 and 5 stories. • buildings should be oriented to Pine Street. Secondary entrances can be located on side streets or facing parking lots. If located on the Broadway/Pine Street corner, buildings should be oriented to Broadway. Building Use and Location • retail, office or hospitality uses that desire visibility, parking and regional access are encouraged. • buildings located towards front corners of Pine Street blocks. • Parking lots in mid block should not be wider than 180'. City of Monticello Small Area Plan I Character Areas 19 Block 34 Block 34 Most of the properties on Block 34 are publicly owned. In addition, there are two wells on the block that impact development. Redevelopment is further challenged by limitations on property access created by medians on Broadway and Pine Street. The site is attractive for "outbound" retail and the plan recommends such a use to be located in the base of a multi use building on the corner of Pine and Broadway. Br6o- Frontage And Ground Floor Uses Active (retail) uses are required at Pine Street and Broadway. Residential frontages are required on Cedar Street. The remainder of the block is flexible. . - Active Frontage - Flexible Frontage - Residential Frontage Residential Frontage Active Frontage ` BroQa�QyStrPe F QCT %/ �°�' N / i � Mins�� Fear M "er 4thStrPe % Setbacks, Pocket Parks & Open Space Buildings should define the perimeter of the block with a front facade zone between 5' and 15' of the front property line. The two wells on site have 50' setbacks. and shold be incorporated into courtyards or parking areas. - Building Setback Well Setback 14 19-0-- Parking ro Parking & Servicing Primary access to mid block parking should occur from Cedar Street and 4th Street. Access (right in / right out) is discouraged on Broadway and Pine Street. - Surface Parking - Access Way Options The two illustrations above show potential options for development on Block 34 - both adhering to the guidelines. The top illustration shows a development pattern that assumes the property on Cedar Street remains. City of Monticello Small Area Plan I Character Areas 20 Blocks 52 Block 52 Block 52 is a key block in the Downtown. It is highly visible and it sits on the West Bridge Park. The site slopes approximately 15' from Broadway to River Street. Broadway and Walnut contain mercantile buildings of varying quality. River Street has vacant parcels and underutilized buildings. B�o9d�oystr R St�PP� �Y Frontage And Ground Floor Uses Active frontages (high transparency) and uses (retail and restaurants) should be located on Broadway, Walnut, and the west half of River Street. The remainder of the block is flexible - it can have either residential or active frontages. - Active Frontage - Flexible Frontage - Residential Frontage Setbacks, Pocket Parks & Open Space Buildings should define the perimeter of the Block. Minor setbacks (5'-10') for overhangs, seating, and display of goods is permitted on Broadway and Walnut if buildings are redeveloped. A more generous setback is permitted on Pine due to traffic volumes and access. Attached corner plazas are encouraged on the northwest corner of the block and permitted on the northeast and southeast corners. - Building Setback - Pocket Park & Open Space 191, S�rPPt 4L Parking & Servicing Access to mid block parking is encouraged on Pine Street and Walnut Street. Parking should be behind buildings with minimum exposure to thePine Street and no exposure to Broadway, River or Walnut Street. = Surface Parking - Accessway Options The two illustrations above show potential options for development on Block 52 - both adhering to the guidelines. The top illustration shows new development on Broadway, articulated at a Main Street scale, with a corner plaza and a covered pass through as a form of pocket park. The bottom illustration shows a single corner development on Broadway, with a pocket park. City of Monticello Small Area Plan I Character Areas 21 Frameworks Frameworks: Purpose Land Use, Open Space and Transportation are the three frameworks that organize and define the physical environment. As with systems in the human body, each must function independently - and together with - the others. If one fails, they all fail. This is why it is important to understand frameworks as individual systems that must function as part of a single Downtown. The Plan is also divided into frameworks in order to allow different agencies, departments, and investors act in concert with each other. This will help ensure public and private investments are coordinated, less risky, and more publicly acceptable. - Employment _ Medium Density Housing Frameworks: Land Use and Development Development Patterns that support social interaction, local character, and a compact connected and walkable environment. General Approach The Land Use Plan promotes a development pattern that recognizes the essential role that Downtowns plays in the communities they serve. Successful Downtowns tend to be places that serve many functions for the full cross section of the community throughout the year and across generations. They are places to gather, eat, live, shop, celebrate, protest, recreate, meet, be entertained, and to visit. They are places that promote social interactions and the unique creative expression of the community. At their best, Downtowns are places that exude pride because they represent the best the community has to offer. In order to promote these ideals, this Plan favors policies, and development patterns that improve downtown for those who currently use it and patterns that support the places that people value. Therefore, development patterns and land uses in this Plan seek to support the Main Street character of Broadway, the importance of Walnut Street as a promenade to the River, regional and local needs of Pine Street, and the riverfront as the birthplace of the City. This Plan also recognizes both the traditional (and still relevant) role of Downtown Monticello as well as the changing nature of small Downtowns throughout the country. The Plan focuses less on shopping and retail uses as a core driver to downtown, and more on social interaction, healthy living, civic participation, and local character. Physically, the Plan favors compact walkable small town design with a fine grained mix of uses. The Plan arranges development types and land uses so valued places are supported, and new investments can add to the overall vitality of downtown. Recommendations • create a Center to Downtown that is active throughout he day and into the evening - year round. The Walnut / Broadway Intersection should become the heart of this area. • Improve connections to the River by locating uses that benefit from open spaces and activities associated with the River. • Improve the entry experience from the north. • Maintain a shopfront District along Broadway, west of Pine Street comprised of traditional main street (mercantile) buildings and spaces. • Create development pattern on Pine Street that benefits from high visibility and regional access. • Infill Walnut Street and Cedar Street with mid scale housing (2-4 stories) that creates an effective transition between the in -town neghborhoods and the Downtown. City of Monticello Small Area Plan I Frameworks 23 Frameworks: Parks and Open Spaces Parks, Plazas, and Sidewalks that are lively, safe and pleasant to be in. e,odawdy � ■ Community Parks ■ Neighborhood Pa Pocket Parks Seasonal Bridge Public Gardens Convertible Streets - Pedestrian Promenade to River Proposed Bituminous Trail Connections ODOOt� Existing Bituminous Trial ® ® ® ® MRTTrail Sledding Hill General Approach Parks and Open Space play an important role in distinguishing the Downtown from other areas of Monticello. Unlike much of Monticello where parks are generally programmed for recreational / sports and defined by trees and greenery, the parks downtown should focus on gathering and general social interaction as well as planned events. Therefore, in order to support and enhance the environment for downtown residents and businesses, this Plan expands the definition of parks beyond the valued park spaces that are already in use - namely Front Street Park, East and West Bridge Park. The Downtown Parks should also take in consideration the needs of new downtown residents and visitors. Upon implementation of this plan, several hundred new residents will be living in the downtown. It is likely that new downtown housing will be more compact and with less outdoor space than typical single family homes. Inevitably this will result in park demands that don't currently exist. Meeting these needs is a great opportunity to further develop a well designed and well connected park and open space system. Illustrative Master Plan: East and West Bridge Park Recommendations • Redesign East and West Bridge park to include an amphitheater, water feature, riverfront access, picnicking, and additional space for passive park use. • Improve Front Street Park to include improved boat landing and space for nature oriented programming. • Connect the two Bridge Parks with Front Street Park with improved pathways and trails. Design all three parks as a single park with multiple uses. • Provide access to the islands with a seasonal bridge • Create small pocket parks mid block on Broadway to offer plazas that connect to parking lots in the middle of the block. • Redesign Walnut Street between River Street and Broadway as a special street that can be closed and used for festivals and events throughout the year. • Consider all sidewalks for opportunities to enhance greenery and public art. Emphasize Walnut Street, River Street and Broadway as the main pedestrian corridors in Downtown. • Use public art throughout the parks and corridors to distinguish Downtown as a place of cultural expression and celebration. • Work closely with local businesses, residents (new and existing) to ensure local parks and open spaces are appropriately designed and programmed for their varied needs. • Modify the Embracing Monticello Plan that recommends off street bike paths on Pine Street. In lieu of this off-street path, create north south bike access to the river along Walnut and Cedar through a complete streets policy. Encourage bicycle crossing of Pine Street at 4th, River and 7th Street. City of Monticello Small Area Plan I Frameworks 24 Frameworks: Circulation and Access A complete network of flexible streets that favors the needs of resdents, businesses, and visitors. JImproved Pedestrian Crossing © Surface Parki - - - Interstate 94 M M M M Pine Street (IVIN 25) M M M M Broadway Street (CSAH 75) ......... . Pedestrian Promenade to River Add Sidewalks to Complete Grid General Approach The design of the streets (and the full right of ways) in downtown have a significant bearing on how downtown functions and feels. The rights-of-way in the Downtown should be designed to create a comfortable and safe physical environment that encourages a range of activities and development types. The Plan recommendations, therefore, favor a high quality, well-connected, and flexible street system that facilitates all users of downtown - especially those who are using and not passing through Downtown. With two main roads bisecting downtown, traffic volumes are relatively high. This provides an opportunity to capture additional business downtown, but it also can have a deleterious impact on the pedestrian and business environment in some locations. Recognizing this situation, previous Plans have emphasized Walnut Street as a main pedestrian connection to the River (not Pine Street). This Plan supports that idea and offers several ways in which that can be further achieved. This Plan departs from previous Plans in that it also encourages pedestrian activity on streets other than Walnut - this includes, Broadway, Pine Street and Cedar. While the Plan recognizes the regional function of Broadway and Pine, the Plan strives to balance this function with the local needs of community connectivity, aesthetics, pedestrian safety, and multi -modal travel. Successful Downtowns are not just easy to get to, they are pleasant to be in and to stay for multpile reasons. Therefore, this Plan, discourages future road widenings that would have further negative impacts on pedestrians Downtown - especially along the primary pedestrian corridors and districts. In lieu of road widenings, the Plan champions an well connected and balanced urban street grid system that can be programmed to flex and contract as needed to meet all the needs of Downtown. Accomplishing this goal will require a series of smaller interventions (signal timing, street connections, traffic controls, traffic calming, time -of -day -parking restrictions, modified property access, etc.) in lieu of wholesale street widening that would likely have a negative physical impact on the built environment of Downtown. The Plan also supports a street network where the Level of Service for pedestrians, transit riders, and cyclists are considered on equal terms to those of motorists and delay measurements from modelling are considered as a portion of overall average trip, not in isolation. Recommendations • Connect Walnut Street to River Street • Maintain the River Street / Pine Street signal as the formal entrance to Downtown and an important pedestrian connection across Pine Street. • Add a traffic signal at 4th and Pine to help balance the grid and turning movements at the Pine / Broadway Intersection. • Modify Walnut / Broadway and Cedar Walnut Broadway intersection to prioritize pedestrian crossings and access to the river. • Narrow the travel lanes on Walnut Street, add parallel parking, where possible and ensure continuous safe and pleasant sidewalks. • Add sidewalks at the perimeter of blocks where they are not currently present • Discourage direct property access to Pine Street; favoring the side streets wherever possible with through -block lanes or easements. • Allow direct property access to Block 52 from Pine Street in order to reduce volumes at the Pine / Broadway intersection. • Discourage deceleration lanes; encourage speeds that do not require them. • Consider traffic calming at River Street and Locust (or Linn) to prevent excessive speeds. City of Monticello Small Area Plan I Frameworks 25 Implementation Introduction No one is served by a plan that sits on the shelf. Implementing this Downtown Monticello Small Area Plan means taking action on several fronts. Catalytic development projects Retail vitality strategies Public realm improvements • Development guidelines for Pine Street, Walnut Street, and Broadway Street Catalytic Development Projects To change market perceptions of an area, it is advisable to concentrate public investments in development in an area where a new sense of place can emerge. That invites a private sector response. For that reason, Monticello is advised to foster a critical mass of catalytic development projects, and a new sense of place, along the Walnut Street corridor. At the north end of the corridor, new development projects would make a firm and exciting connection to the Mississippi riverfront. Further south, new development can build a new multifamily neighborhood downtown, easily walkable to a multitude of downtown amenities. New development along Walnut Street reinforces the character of Walnut Street as the walkable spine that connects downtown assets from the stores near the interstate to the Mississippi River and parks. Market research and interviews with developers indicate that Monticello's downtown will be of interest to the development community. The City will nevertheless need to take active steps to capitalize on this interest. An assertive public sector role means consideration of actions like site assembly, public financial support, and other steps. Public financial support will be required to attract new development downtown. Market conditions will not bring new development without it. A note on public financial support for development. Cities need to invest in their own renewal, in order to stay viable, and to prevent certain areas from entering a cycle of decline. But the focus and scale of that investment is an important decision point. For Monticello, maintaining the viability and vibrancy of its downtown is a natural and prudent focus of investment. And providing financial support to a small set of catalytic projects represents a scale of investment that is nicely proportionate to the City's overall resources. Three Catalytic Projects Three potential catalyst projects are described below, with a recommended approach to implementation for each. Development Site 1—North half of Block 52 This site is envisioned to be developed as a mixed use development, introducing housing that fronts on the river, and offering a destination restaurant or other prominent retail attraction. It would create a new buzz for downtown Monticello, and draw customer traffic that would support the retailers on Broadway Street. This site has the potential to be highly attractive for a developer, if certain preconditions are present. Development is most likely if: a) the site can be assembled in single ownership or controlled by a common entity b) there is a commitment to a special street on the Broadway -to -River block of Walnut Street c) a renowned restaurateur or brewmaster is secured in advance for the signature retail space d) good traffic circulation is maintained around the block, and good access is available to surface parking in the block interior e) City and public support is present for development at a reasonable density f) Public financial support is made available The City will need to play a proactive and assertive role to advance these conditions for success. Development Site 2—South half of block between River and Front Streets This site is a premier location for new housing development, given its proximity to the River and riverfront parks. It is well suited to townhome development, or three story development with underground parking—with the latter likely to be more viable financially. It could have larger units, serving families, or smaller units, serving singles, couples and/or seniors. New households in this location would support downtown retail stores, and contributes to the center of energy and activity at River and Walnut. Developing the site requires surmounting some challenges. It is in the shoreland district [I'm not sure this is the right term], which restricts the height of the development unless a variance is granted. The property is in the ownership of three different property owners. And there could be resistance to development at a scale that makes financial sense for a developer. Proactive work should be pursued to mitigate these concerns, through additional site assembly, and continued steps to build public acceptance of new development at a reasonable scale. The development of this site is likely to require public financial support. Development Site 3—Walnut Street between 4th and 5th Street This site is an attractive location for high quality, attractive housing development with underground parking, which fronts on Walnut Street. It would contribute to a high-quality frontage along Walnut Street that makes it feel like a walkable promenade from the river to the freeway. The development could be targeted to empty nesters, millennials, downtown workers, and/or seniors. Proactive work can be pursued to increase development interest. This could entail negotiating the acquisition of the Walnut Street frontage of the Wells Fargo property, and replatting and rezoning the property so that it supports the intended development. A developer will be looking for a sense of City and public support for development at a reasonable density. The development of this site is likely to require public financial support. Retail Vitality Strategies Retail vitality strategies are presented briefly in a preceding section, and in more detail in the attached background report. Some key implementation steps are noted here, which could be considered for initial actions. Business and property owner engagement. Successful retail vitality efforts are almost always spearheaded through an organized stakeholder group of business and property owners. This group chooses to work collectively and creatively on a set of priority actions. Fostering this collective will is the most essential element in effective action. Public sector support. Investment of time and financial resources on the part of business owners is enhanced by knowing that it is being supported through a commitment of public sector time and resources. The establishment of a grant program that matches business investments with public funds is a great way to demonstrate that shared commitment. Other strategies should be prioritized in accordance with the interests and energy of all. City of Monticello Small Area Plan I Background 27 F ra m ewo r ks � �►: �� � �� �� ,; �� , � � ,. � �,,�� � � A complete network � streets that favors tf flexible � . . , of res�dents, bus�nesses, � visitors. �� � ,�� � � � r-� , � �` ��/ `� , �` � , \ 0 �� � � � �. . � � @, ',, ,� Parks, PI azas, an d Sid e wal ks that are lively, safe and pl easan t to be in. � � � �� � / � �/�� � -,��► / I�� � � iI �� � � ,�� _ .'�� � � � ,� � , � � T �� , � i' // �� � ���;,� � , � f� � � � � � ' \ � j�� � �� ' � � � �� ;� ' � ' � � / \ /\\ j � y � � w� ♦ '• � i ♦ t�. ,• .� w� • � `•s , \ . �' � . � % �. % � / �: �•� . � �. .,�, �. !`•.� g � . � •�. _,,� .� ° � '�. _ _� � � �� � . � _.;� > � � � . � ` . . . � / � � • . `. � ` �� . � •. . � �. �/ / � � '� / . � , � ,, / / �' �•.% . , ��. 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I d I��r �+ r . ,, , . � .� �� �, �' }' �" .!, ���' � - - '� � .: ir`1 I � I _ . . . d i _,.- ' �7 + � _ ._ _ - �,_ ��� � - � ....�--�- �... �-�� — — .._. . �. ,.. — -- + r � -- — -�-- ... _ .. . .. _ . + - � � ... _ f . .. . _.. � �~ _ _ __ _ 1' _ ,,_: -- View�ro�-i�a��t�treet across River Street and West Bridge park � �.� , �� r ` >`" ;:�/ . ,� �, a ` "�3 <.,t � � ay R p �� � ���'� r�� ���f � y� � 4 �# �ln+o.,,q....4 ¢ �.:.`''.�'�Afi.`�Lv,.�� �..� ���e�.fim. .T /P�JI� �?� � ) F, ~' �R'_�..l1� 2a.���3• � i rJ`" � .f�d6^,{ +�'�a'-' � .. s � e'y� � �° ,,� �,a;stc „ �"� �4 . �. :�� � •� �� � �M � �f t Y ^� ��,g �� �t.i�(� �,y •.�� �?aOF�r�f. \ ' ,,.,V�giB�,, i - - R •,�� � "�,� ° `�,f� �v,iC/ �.�`� � � f. � `i� " i/� .• �`?�r :.; �� �' �-�r y.y, �(-,� `` ' _ 4 �° 1 o.�s . *' ` "� � �( f � . g,�� �„�t4 r ��{�k+..��'¢•�.��4v �- 1� ' �� �� �� '�y °e��� � � 17 �� �� ��. � � �; � :� �, �...� ,�' �` r,,��,�; i, � .y,�,� � Block 52 Block 52 is a key block in the Downtown. It is highly visible and it sits on the West Bridge Park. The site slopes approximately 15' from Broadway to River Street. Broadway and Walnut contain mercantile buildings of varying quality. River Street has vacant parcels and underutilized buildings. B�Qay'oys� \ er�y Frontage And Ground Floor Uses Active frontages (high transparency) and uses (retail and restaurants) should be located on Broadway, Walnut, and the west half of River Street. The remainder of the block is flexible - it can have either residential or active frontages. - ActiveFronbge Flexible Frontage Residential Frontage Setbacks, Pocket Parks & Open Space Buildings should define the perimeter of the Block. Minor setbacks (5'-10') for overhangs, seating, and display of goods is permitted on Broadway and Walnut if buildings are redeveloped. A more generous setback is permitted on Pine due to traffic volumes and access. Attached corner plazas are encouraged on the northwest corner of the block and permitted on the northeast and southeastcorners. � BuildingSetback Pocket Park & Open Space 9�\ � ee �� aoQa�'Qys� � Parking & Servicing Access to mid block parking is encouraged on Pine Street and Walnut Street. Parking should be behind buildings with minimum exposure to thePine Street and no exposure to Broadway, River or Walnut Street. '� � .�-�' '� � � � - _14' J � � � 1� �_ '� k . � . � �� � '___g� V. ' ` i.� '�� �� �_ � c , � � �� i � »-<�.. �' � � � ' ,. P Sur(ace Parking n���wav Options The two illustrations above show potential options for development on Block 52 - both adhering to the guidelines. The top illustration shows new development on Broadway, articulated at a Main Street scale, with a corner plaza and a covered pass through as a form of pocket park. The bottom illustration shows a single corner development on Broadway, with a pocket park. 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Pu bl ic Realm I m provements ■ ■ ■ ■ eta� �ta �t : m ementat�on • Business and property owner leadersh i p • Pri o riti ze a few i n iti a l strategi es thatwill makean impact • Secure resource commitments �� � . . . ■ eve o ment: m ementat�on Now is the ti me — Market is strong — Public ownership is sufficient — Developer i nterest is there Co n ce ntrate effo rts o n Wa I n ut Street Next step: Court developers . . Require: — H igh q ua I ity development that meets City vision and goals, while remainingflexible about details Accept that: — Public financial support will be needed — Developers wi I I need a certai n �. - density for econom ic via bi I ity Develo ment Im lementation: Exam le p p p Block 52 • Pursue signature tenant first to su rmou nt developer reservations about mixed use • Co m m u n i cate a bo ut s ite acq u isition expectations • Invite developer interest from selected developers • Convey pu bl ic su pport for: — Density requirements of developer in exchange for high quality design — Appropriate level of public financial support �, �= ��. ���ss s��a� 0 Lucilie Murr�y's Studicrl7ance 0 � � W81k in ClOset li �. v Monticello VaCuum Center Goin� In Styie� Aliae Lutheran Church � 0 T&R Mea'��,j'� is Walc��eens Pharmacy V .: S1 Wal�greens ■ m ementat�on enera � Most I m portant Factor • Col lective wi I I, decision, consensus ► �,,�,� � ,���- , � � � �� .�"���� �"� . �', a.,. �r Attitude: • Empowered, entrepreneurial � - r,. t - � ,� ' 'r ' `� � i ,,' , . .- ..i�� ' � .�' ��•y tR �` � - . ' . r � .1 • � 'T T 11' �/ ��j�� -� , . . � i_`� � `� :� .I � � . ;" � ,, ,p�� � �+ � . � �k3.. , � a a ��ti � . , -r' � �„' . r � �- � x%" 4A F: -, � � ,�1 �T—' �� ' " _ — I• { _ . . . ,�. '...��n..'F�'. : . `..l�ry. 1 � f �.p�f.�ip T.r�. i ,� . ' _� Makingthe Case . . . . Pu bl ic i nvestment is not excessive. It's focused and proportionate. It's a partnership. Everyone is doing their part. It will make a difference The alternative is not good for Monticello Losing City identity Conti n ued d isi nvestment Missing the market cycle Monticello Downtown Small Area Plan Monticello, MN May 31, 2017 Discussion