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7.2. HRSR 07-28-2003 • Item # 7.2...%41/ City of River MEMORANDUM TO: Housing and Redev-lopment Authority FROM: Michele McPherso4"irector of Planning DATE: July 28, 2003 SUBJECT: Downtown Revitalization Project Update - Overview of Process, Project and Next Steps This memo serves to provide the Housing and Redevelopment Authority information regarding some of the issues that have been raised by the public, either to members of the HRA,members • of the City Council, or members of staff regarding the Downtown Revitalization Project. Such issues include,but are not limited to:parking,housing, financial assistance, and communication. At the end of the memo,the HRA will be asked to provide specific direction to staff regarding the various issues raised within the memo and by members of the public. Attachments • Downtown Revitalization Project Goal and Objectives • Downtown Revitalization Project Planning and Project History • Downtown Revitalization Project Description • MetroPlains Original Proposal Narrative • MetroPlaing Original Proposal Concept Site Plan • Downtown Parking Analysis • Illustration-Public Parking Locations • Illustration-Project Impact to Parking • Illustration-Temporary Parking • Illustration-Additional Parking Provided After Project • July 22, 2003 Parking Survey- 12:00- 12:30 p.m. • July 22,2003 Parking Survey- 1:00- 1:30 p.m. • July 23, 2003 Parking Survey- 10:00 a.m. - 10:15 a.m. • • July 23, 2003 Parking Survey- 12:00- 12:15 p.m. • July 23, 2003 Parking Survey- 1:15 - 1:30 p.m. • July 24,2003 Parking Survey- 11:55 a.m. - 12:05 p.m. • July 24, 2003 Parking Survey- 12:20- 12:30 p.m. Memo to HRA July 28,2003 Page 2 • July 24, 2003 Parking Survey- 12:45 - 1:05 p.m. • July 25,2003 Parking Survey- 9:55 a.m. - 10:05 a.m. Project Goals and Objectives The HRA will recall that the primary goal of the Downtown Revitalization Project is: . . .to assure the long-term viability of downtown by making a connection to the rest of the community and by utilizing the riverfront location. Redevelopment will enhance downtown Elk River's role as a residential, retail, and commercial area and also revitalization investment in the Downtown Business District." Metro Plains was selected the developer based on the HRA's belief that they were best suited to meet the primary goal of the downtown revitalization project. Project Timeline As the HRA will recall, a number of studies and evaluations of downtown have occurred since 1970. The most recent downtown revitalization project began in fall of 2000 when the HRA authorized staff to complete a downtown redevelopment plan in order to identify priority redevelopment sites and guide desired development. In May of 2001,the HRA,Planning Commission, and River's Edge Downtown Busisness Association conducted a joint work session at which staff presented a market analysis,the assessment of building condition,and the historic significance analysis for discussion of redevelopment opportunities. Two interested developers presented riverfront development concepts for discussion. At that time as in the past,parking, financial feasibility, and housing were all issues that were discussed as potential issues for any project within the downtown area. In March of 2002, staff mailed 98 requests for proposals to submit for the redevelopment of certain portions of downtown. In May of 2002, staff and the HRA reviewed five concept proposals for the downtown revitalization project. Three of the five developers were selected to be interviewed;those included Metro Plains,TOLD, and Best&Hempel. The HRA should note that at this time,the initial Metro Plains proposal included three development locations;the Bluff Block,the Brick Block,and the Gazebo Block. In August of 2002,the HRA selected Metro Plains to enter into a preliminary redevelopment agreement for the downtown revitalization project. Since August of 2002, staff,the developer, and the Housing and Redevelopment Authority have been working through a number of issues regarding the downtown revitalization project. These activities included 1) a market and financial feasibility analysis, 2) review of zoning, setback, parking and Wild&Scenic issues, 3) overall project design,4)tax increment financing eligibility assessments, and 5) impacts from the historical context study. The public has been made aware of the discussions through Q&A inserts in the Elk River Star • News,updates to the River's Edge Downtown Business Association meetings,monthly project updates to the HRA,and some direct mailings. Three open houses have also been conducted during the process to obtain feedback from the public. S:\PLANNING\Michele McPherson\MEMOS\7-28 DT memo HRA.doc Memo to HRA July 28,2003 Page 3 • Project Description Currently there are two projects under consideration;the Bluff Block,which will occupy the location of Nadeau's,U.S. Bank,and the ECM building. The building will be a mixed use building which will include 52 units of"for sale" housing in the$150,000 - $275,000 range, 10,000 square feet of commercial on the first floor with rents averaging$13.00 per square foot, and 70- 80 below grade parking stalls for residential and commercial tenants. The second component of the project is the Jackson Square development which will occupy a portion of the City-owned Jackson Square parking lot. The project includes 10,000 square feet of commercial on the first floor with rents averaging$13.00 per square foot, and 16 one- bedroom units renting at$600 per month and 16 two-bedroom units renting at$700 per month. In addition,there will be 52 underground parking stalls for the residential and commercial tenants. Project Components and Impacts Parking Dor ntacen Parking Requirements In the Central Business District,there are no code requirements. For past projects,the City has attempted to have uses provide a minimum of 50% of the required parking spaces. However,to • determine the number of spaces that would be required of the uses in downtown, staff reviewed the types of uses and the parking that is provided by each (see attachment "Downtown Parking"). Parking ratios were based on the following: Retail: 1 space for every 200 square feet Office: 1 space for every 250 square feet Living Units: 2 V2 spaces per unit (14 units in downtown) From the analysis,it is clear that the uses in downtown only provide 2/3rds of the spaces required by code. Since the inception of the downtown studies,parking has always come to the top of the list as the primary concern of downtown business owners and tenants. Staff has assembled a number of drawings to illustrate the number of parking stalls available within the downtown parking area. Currently,between on-street parking of Main Street, King and Jackson Avenues, and the two public parking lots there are 240 public parking stalls. There is private parking provided by Dare's,The Bank of Elk River,First National Bank of Elk River,Nadeau's,U.S. Bank,and behind the Sunshine Depot. The private parking areas were not considered when staff completed a series of parking surveys in the downtown area over the past week. Project Impacts Jackson Square • The analysis of the Jackson Square project indicate that 21 out of the 39 public parking stalls located at Jackson Square would be removed with the proposed 3-story mixed-use building. All 39 stalls will be removed or be unavailable during the period that the building is constructed. S:\PLANNING\Michele McPherson\MEMOS\7-28 DT memo HRA.doc Memo to BRA July 28,2003 Page 4 • Once the building is completed,the project proposes to provide 52 underground stalls. This will provide adequate spaces for the commercial tenants (50) during the day when the residential tenants are gone. The number of spaces required for the residential units are 80 based on 2.5 spaces per unit. Bluff Block Construction of the Bluff Block will result in the removal of the parking stalls at Nadeau's and U.S. Bank. The total number of stalls to be removed will be 29 private parking stalls with no impact to those stalls located on the street. Once completed,the Bluff Block building will provide 70 underground stalls for residential and commercial tenants. Again,the 50 stalls required for the commercial tenants are met. The residential tenants require 130 spaces based on 2.5 spaces per unit. Temporary Parking During construction, staff has identified 17 additional stalls created by diagonally striping the north side of Main Street on a temporary basis. Currently,there are 34 parallel parking spaces along the north side of Main Street. Fifty-one stalls will be provided during construction on a temporary basis with diagonal striping. This will replace a portion of the 39 stalls to be removed during construction of the Jackson Square block. Staff completed a parking survey during the week of July 21 at different periods in time to determine the number of available public spaces. The results of those surveys are attached. In general,the number of space available exceeded 50 on a regular basis, and there were a number • of spaces available on the street or in Jackson Square. Long-Term Parking Solution A way to resolve the perceived shortage of public parking in the long term would be to remove the Utilities building and to close King Avenue's access from Highway 10, or at a minimum, reduce the King Avenue access to a right-in only from eastbound Highway 10. The closure of King Avenue and the removal of the Utilities building will result in 44 additional parking stalls being constructed within the downtown area, enough to replace the 21 parking spaces at Jackson Square. Financing Assistance There has been concern expressed by downtown business owners regarding "low income housing". The Jackson Square block will be a rental project and the developer is pursuing deferred payment loans from the Minnesota Housing Finance Agency and the Department of Employment and Economic Development in order to close the financing gap that exists in the vitalization project. As a result,the rental rates must be "affordable" and therefore,will be set at $600 per month for the one-bedroom units and$700 per month for the two-bedroom units. This is not substantially higher than the current rental rates charged for the units in Nadeau's which are $500 per month for a two-bedroom, $450 per month for a one-bedroom unit. The annual income limits for these units will be $32,200 to $46,020 for anyone renting these units. This is the equivalent of a person making$15.48 to $22.13 per hour. The term of the deferred loan is 30 years, at which time the amount provided to the project will need to be paid back by • the developer. S:\PL.ANNING\Michele McPherson\MEMOS\7-28 DT memo HRA.doc Memo to HRA July 28,2003 Page 5 Communications • The City has been active in attempting to provide information to the public regarding the Downtown Revitalization Project. Methods of communication have included information on the City's website,Q&A newsletters (4),public open houses (3), articles in the Elk Riser Star News, articles in the City's newsletter- The Curry,monthly River's Edge Downtown Business Association meeting updates, and direct mail. This last activity was a result of the July 14th City Council direction. Staff will continue to send meeting notices to a list of approximately 200 people including property owners,tenants, and interested Elk River citizens. Concern has been expressed regarding the inclusion of Jackson Square portion of the project. Early direction from the HRA had the developer analyzing both the Brick Block and the Bluff Block for possible projects. During the financial feasibility analysis,it was determined that the Brick Block would not be feasible due to the relocation of certain businesses within the Block. As stated earlier,the Gazebo Block(Jackson Square)was in the original proposal submitted by the developer. In April 2003,the concept of utilizing Jackson Square was resurrected for discussion and was discussed at the Downtown River's Edge Business Association meeting. Next Steps At this time the project is currently within the preliminary development agreement phase. As issues continue to be discussed and solutions identified,the HRA and Metro Plains are coming closer to entering into the final development agreement phase. It is anticipated that within the next 30- 90 days, a development agreement will be signed between the Housing and Redevelopment Authority and Metro Plains. At the July 28, 2003 meeting,the HRA will have heard a number of issues raised from the downtown owners and tenants. Staff recommends that the HRA direct staff to complete the following tasks: 1. Research the issues raised by the downtown owners and tenants and provide a response to those concerned as well as the Housing and Redevelopment Authority. 2. Begin work to provide additional public parking in the area of the Municipal Utilities building and King Avenue. Specific steps include: a. working with MNDot on the closure of King Avenue; b. scheduling a meeting with the Heritage Preservation Commission and the HRA to discuss the historic significance of the Utilities building, c. developing a parking lot design and preparing a cost estimate for the redesigned parking lot, and d. identify potential funding sources for the completion of the parking lot. The I-RA may determine that there are additional tasks,which staff should complete prior to entering into the final development agreement. The HRA should be specific in the issues that it desires staff and the developer to address. • S:\PLANNING\Michele McPherson\MEMOS\7-28 DT memo HRA.doc City of Elk River Downtown Revitalization Project Goal & Objectives Purpose: For more than 30 years,various studies and proposals have examined the need to redevelop Elk River's downtown business district. Investment in the downtown has stagnated and area businesses and residents alike are concerned about the need to revitalize downtown and attract people there. Neighborhoods age, and change will occur whether or not the City intervenes. Controlling that change through revitalization and redevelopment will ensure that the types of changes that occur in downtown Elk River are the ones people want-those that will keep our community vital and flourishing. Primary Goal: To assure the long-term viability of downtown by making a connection to the rest of the community and by utilizing the riverfront location. Redevelopment will enhance downtown Elk River's role as a residential,retail and commercial area and also revitalize investment in the downtown business district. Development Objectives: • Mixed use (residential/retail/service) • Consideration of the historic context study results • Strengthen connection to the community • Traditional downtown design elements • Brick, stucco, stone materials with visual breaks in the building design • Increased residential density • Pedestrian orientation • Increase exposure to the riverfront • Recognize those buildings that have potential for rehabilitation • Replace market/economic obsolete buildings • Multiple types of housing products (i.e.townhomes, senior rental coops,market rate apartments) SCity of Elk -�-� River City of Elk River Downtown Revitalization Project Planning & Project History 970 Elk River Central Business District Report (Nason,Wehrman, Knight& Chapman Inc.,Mpls) is developed and provides general guidelines for physical appearance,movement patterns, and development potentials of the CBD for years 1970-1990. • Unify existing and new buildings for distinct unique character • Remove traffic conflicts (eg overpass between North& South Hwy 10) • Provide adequate parking (eg parking ramp) • Utilize natural setting of Mississippi River (eg restaurant) 1982 Elk River Downtown Redevelopment Plan (Zack Johnson &Associates Inc.) establishes a long-range guide for evaluating physical improvements, developing • zoning policies, establish priorities in capital improvements and identifying redevelopment opportunities. • Rehab buildings that City finds architecturally&historically significant (eg establish design standards) • Concentrate retail/office south of Hwy 10 • Concentrate service business north of Hwy 10 • Concentrate high-density residential west of Lowell • Priority Redevelopment Areas: -Town Square—for retail/office space and municipal parking -King&Main—for office space - Star News buildings to cinema building—for 2-story retail/office 1986 The City and Chamber work with the Governor's Design Team to develop an overall plan for the CBD. The river is stressed as an amenity to focus on. • Promote downtown as "unique historic river town" • Link with open space &trail system • Utilize river with restaurant/hotel/community center • Consider parking ramp for heavy traffic areas 1988 The Central Business District Redevelopment Project results in a theme for CDB fixtures, trees, and sidewalks in the downtown area. The project is paid for via assessments and City, HRA, and Utility funds. • Downtown Revitalization Project Planning and Project History Page 2 of 7 Elk River Riverwalk Project (Brauer&Associates Ltd, Eden Prairie) creates riverwalk design and financial feasibility for new building proposed for Hardware store site. • Create more retail/service traffic via restaurant • Generate interest in Mississippi River via boardwalk trail • Develop design standards 1989 Following the purchase of the Hardware store site, the EDA improves the site for use as public green space. In 2000, the EDA turns the property over the City for parkland. 1990 Riprap is installed along the riverbank in the CBD for erosion control in 1990 and again in 1995. The project is funded by a grant from the Sherburne County Soil and Water Conservation District and matched by the City and HRA. The EDA and Dr. Tony Jarmoluk redevelop the NE corner of Main St. and Lowell Ave as a new dental clinic. 1992 The city demolishes the old creamery building and then assists The chamber in 1994 in relocating their building to the site. • Parking lot at Jackson Square is improved by the HRA. In 1993 the city purchases the BNRR parking lots for CBD patrons and the HRA improves one of the lots in 1994. In 1995,improvements are made to the parking lot behind Kemper Drug. 1994 A Riverwalk Corridor Committee is formed to spearhead riverwalk effort. A Riverwalk Plan (Hoisington-Koegler Group Inc.) is developed for the CBD, and is envisioned for the beginning of a trail system along the river. • Interpretive walk/bike trail depicting early transportation history of region 1996 The city applies for an ISTEA grant to fund the Riverwalk Project,but the application is rejected. Phasing of the project is considered but no action is taken. 1997 HRA acquires the King and Main site and removes the existing structures. The proposal to immediately redevelop the site with a 12,000 commercial building falls though. A number of other concepts for the site are later proposed,but none materialize. 1998 The HRA hires Theresa Washburn to lay the foundation for developing a downtown plan master plan. Ms. Washburn submits the Central Business District Action Plan in January of 1999. Implementation of the Action Plan begins but participation levels from citizens drop. a. Public Improvement Goals: plan to utilize river, art center,pedestrian pathway, beautification plan Downtown Revitalization Project Planning and Project History Page 3 of 7 • b. Private Improvement Goals: sign ordinance, facade improvements to highlight historic character,interior standards, new construction to compliment historic character c. Activities &Events Goals: Heritage Festival, develop winter festival, develop mural event d. Business Activity Goal: complete market analysis 1999 The EDA, Council, and HRA review the Strategic Plan for Economic Development and lower downtown's priority. 2000 Summer King and Main is sold to the First National Bank of Elk River,which plans to construct an office building on the site. Downtown is listed as a top priority at Operation ER's October meeting. Fall HRA authorizes staff to complete Downtown Redevelopment Plan to identify priority redevelopment sites and guide desired development. Plan to include inventory of properties, conditions,vision and implementation. 2001 • March HRA directs staff to research details of two Main Street properties for sale (ECM Publishers) April HRA considers information on property sale and directs staff to work with private developers for redevelopment proposals for the site/area. Staff sends listing agent a list of developers specializing in retail/office mixed use developments. Staff receives interest in redevelopment from property owner,Nadeau's, and interest from two developers: Kraus-Anderson/Best&Hempel and Marly Glines/Dynamics Design. May Joint work session between HRA,Planning Commission &River's Edge Assoc. Staff presents results of market analysis, and assessment of building condition& historic significance for discussion of redevelopment opportunities. Staff request preliminary development concepts from two interested developers for review and discussion by HRA. Riverfront property owners notified of developer interest. HRA authorizes the completion of new paver brick sidewalks in the CBD in conjunction with Municipal Utilities electric line relocation project. New trash receptacles,trees, and flowerpots added to beautify downtown. Downtown Revitalization Project Planning and Project History Page 4 of 7 • June Joint work session with HRA,Planning Commission &River's Edge Assoc. Priority projects and design principles ranked. Group identifies the redevelopment of ECM Publisher/Riverfront property as a priority project. HRA considers presentation of development concept by Best&Hempel. HRA provides feedback and requests additional information on development concept including: • Sufficient parking • Amount of housing • Sufficient land area for proposed project • Financial feasibility HRA directs staff to work with developer to present financial feasibility and proposal for HRA assistance. July Heritage Preservation Commission (HPC) recommends completion of historic context study prior to HRA action on development proposal for downtown Elk River. August AMCON Construction requests information on any redevelopment opportunities. HRA directs staff to request development proposals from broader group of developers. HRA authorizes completion of historic context study for year 2001, completion early 2002. Redevelopment work session with Ehlers &Assoc. • scheduled for Sept. HRA meeting. September HRA works with Ehlers &Associates to facilitate Downtown Revitalization Project. October HRA develops problem statement,identifies core CBD as focus area. HRA develops primary goal: To assure the long-term viability of downtown by making a connection to the rest of the community and utilizing the riverfront location. December HRA reviews preliminary design concepts and discusses development strategies. 2002 February 1s`edition Downtown Revitalization Q &A Newsletter distributed via Elk River Star News insert and at Open House. HRA revisits design objectives, concepts, and development strategies. An Open House was held to gather public input. Comment forms were gathered from the public. March Staff mailed 98 Requests for Proposals to prospective developers. Downtown Revitalization Project Planning and Project History Page 5 of 7 • April 2nd edition Downtown Revitalization Q &A Newsletter distributed via Elk River Star News insert. Pre-proposal meeting was held to provide additional details to developers wishing to submit proposals. May Five developers submitted concept proposals for a downtown revitalization project. Staff conducted reference checks, site visits, and preliminary interviews as part of the initial proposal evaluation process. Ehlers &Associates provided Tax Increment Financing projections of each concept proposal. Carole Zellie of Landscape Research presented the HRA with the Historic Context Study of the CBD. June HRA selected MetroPlains,TOLD, and Best&Hempel to interview and scheduled and open house for public review and comment. July Open House is held to gather public input on development concepts of three finalist developers. HRA &City Council completes interview of the three finalist developers. August HRA selects MetroPlains for which to enter into a Preliminary Redevelopment • Agreement. City Council ratifies the HRA's selection of MetroPlains. September HRA reviews draft of 3rd edition project Q&A newsletter. Request for Proposals sent to engineering firms for completion of property TIF redevelopment eligibility assessment services. October 3rd edition Downtown Revitalization Q &A newsletter distributed via Elk River Star News insert. HRA approves Preliminary Redevelopment Agreement with MetroPlains. HRA and City Council consensus that the HRA will be the lead agency on the redevelopment project. November MetroPlains selects JLG Architects for the Elk River project. MetroPlains selects Ken Brooks of KJB Real Estate Services as the broker to contact property owners who may be part of development concept area. City mails letter notifying property owners of possible contact from broker. HRA authorizes S.E.H. to complete property TIF redevelopment eligibility assessment services for proposed project area. December Regular HRA meeting cancelled due to lack of pressing agenda items. Downtown Revitalization Project Planning and Project History Page 6 of 7 • 2003 January The HRA held a joint meeting with the Heritage Preservation Commission regarding recommendations of local historic significance in the downtown area. While the HPC noted many of the buildings in the downtown are may have local historic significance, the HRA directed the developer, MetroPlains, to proceed with the original proposal area. The HRA further directed the developer to explore the feasibility of renovation and reuse of the former Cinema Building and Dick's Main Tap prior to including as part of the redevelopment project. MetroPlains has indicated that the two buildings are not presently being considered in the proposed project areas. The HRA approves a policy on interfund loans for a downtown TIF district. February Staff provided update to HRA on the project communications and status of the tax increment financing eligibility assessment activities. March MetroPlains requests the HRA's consideration of a 6-month extension on the preliminary redevelopment agreement timeframe. HRA reviews draft of new downtown district zoning standards. HRA requests revisions and a second review. April HRA approves 6-month extension of preliminary redevelopment agreement timeframe. HRA calls special meeting for June to hear MetroPlains'presentation on • redevelopment plan options. May 4th edition of Downtown Revitalization Q&A Newsletter distributed via Elk River Star News insert. HRA considers proposal from property owner for the purchase 641 Main Street. HRA consensus to not purchase 641 Main Street at this time. June MetroPlains Development presents design concept options at the HRA Special Meeting. HRA directs MetroPlains to proceed in taking the design concept for Jackson Block and Bluff Block to a public open house for feedback. June Public Open House held at Lion's Park Center, 6—8:00 p.m. Comment forms provided for staff to collect feedback to compile and share with the HRA and Council. June MetroPlains Development presents design concept options at the City Council Meeting. June City staff presents comment forms and summary at the HRA Special Meeting. HRA directs city staff and MetroPlains to prepare a list of Development Agreement issues that would be brought back to the HRA for consideration. • HRA approves city staff and MetroPlains to submit a Mutlifamily and Housing Tax Credit application to the MN Housing Finance Agency. HRA recommends that the Downtown Revitalization Project Planning and Project History Page 7 of 7 • City Council provide support of the MHFA application and favorable consideration to a Letter of Understanding to transfer the city-owned Jackson Block property. July City Council approves the adoption of resolution 03-42 of support of a proposal by MetroPlains Development,LLC to construct housing rental units in the City of Elk River. City Council approves the Letter of Understanding between the City of Elk River and MetroPlains Development,LLC for the future sale of the city-owned Jackson Block Property. • • . o • City of PROJECT DESCRIPTION EikkJ....„ �1 JULY 2003 �T Enhancing Downtown Elk River's Role �/ As a Vital Retail,Commercial and Residential Area. Primary Goal of Downtown Revitalization Project: To assure the long-term viability of downtown by mak- ing a connection to the rest of the community and by i utilizing the riverfront location. Redevelopment will '1t � !#V .i° enhance downtown Elk River's role as a residential, ,: retail and commercial area and also revitalize invest- t'• 4' ., ,c• ment in the downtown business district. j: 1 Development Objectives: •�`'°"' ... • Mixed use(residential/retail/service) � �*a{ I t• .l1-. y .• • Consideration of the historic context study results N ' : i r 1 !i R t , °, 4 .0 `i� . • Strengthen connection to the community j ` } -_-„,:-•*4G .:...4-,,,t-.:-_, ;ul,-,' _ f" "�r =,, ,-,, • Traditional downtown design elements `• �t ,: ��-" • Brick, stucco, stone materials with visual breaks in t . ,' ,i. x IF f the building design t it 4' ' ; � ,�i,'...,,k i ti_! -- g g tk • Increased redenal density ,• Pedestrian orientation & p 4 4 •` • Increase exposure to the riverfront ," • Recognize those buildings that have potential . -.. for rehabilitation �.., • BLUFF BLOCK DEVELOPMENT • Replace market/economic obsolete buildings • Multiple types of housing products (i.e. townhomes, senior rental coops, . r, market rate apartments) ti` Y' f , • BLUFF BLOCK DEVELOPMENT K4,..' \�� b 3 L, — 10,000 s.f. commercial on first floor along Main Street($13/s.f. avg. rent) — 52 units of for-sale housing - „ µ + — 3 and 4 stories �' �. ' ° y, — 70-80 below grading parking stalls for housing ! ' _ _ & commercial residents , "•t '� � •� t- — Connection to City's Riverwalk development „ .+! '4 , ,Y ' __.- :t • JACKSON BLOCK DEVELOPMENT - �''' " ,;(� ,� ,:, • r -` � - ',4,;'•4 ti -, — 10,000 s.f. commercial on first floor along ` %+ ►.� : r_ _ Jackson Street and at the corner of Jackson -.l� ti, '"'�` `''b 4 *`ii, and Main "�>_` �' . , _.:,,,,,.t.,4; — 32 units rental housing (161-bedroom units at 44 ._ _ - _-_ = ` , $600 per month & 16 2-bedroom units - .= ��" - � at$700 per month) -. . „ - • — 3 stories — Up to 52 below grade parking units for housing residents and commercial and 18 surface units • JACKSON BLOCK DEVELOPMENT ETROPLAINS Narrative for the Elk River Proposal • ■ MetroPlains has identified four areas in which the Request for Proposal can best meet the initiative of the city. Needs for areas are interconnected but they can happen independently and over a period of time in order to facilitate the overall goal of strengthening the existing central business district "traditional downtown" of Elk River. The existing Brick Block is a series of anchor masonry structures that should be preserved and are part of MetroPlains' proposal. MetroPlains has dealt with the historic renovation of National Register and non National Register properties and is in full understanding of the requirements that are necessary in order for structures such as these to be renovated and maintained as part of an overall redevelopment plan. Our proposal does not preclude the existing ownership of the buildings to remain intact but that a facilitation with MetroPlains Development, a series of opportunities of which CDBG funds and/or Block Grants or Main Street Programs can be accessed so that a combination of these efforts with MetroPlains will help maintain the existing vitality that is occurring within the commercial components of these first floor spaces as well as to regenerate the historic components and at the same time provide an opportunity for the development of the second floor into contemporary residential spaces. The four areas that MetroPlains has identified as being part of the first stage is the site behind the Brick Block buildings facing King Avenue, the parking lot with gazebo facing Hwy 10 and Jackson Avenue, the Bluff/Nadeau block on Main Street and the existing park. We also believe that the area identified under the planning department's proposal for the residential along the waterfront on the west side is also a part, but a future step, because it does not directly contribute to the revitalization of the downtown in the initial stages. MetroPlains' proposal also believes that the Art's Alliance can provide a significant opportunity for the focus in the downtown area. The opportunity for the Art's Alliance to be part of the overall plan can consist in either an independent, stand alone structure or as part of the larger development. The opportunity can best be defined when MetroPlains is selected as the preferred developer to identify those options or opportunities that make best sense for all parties involved. It is a combination of a team effort that will eventually provide the success for the revitalization of the downtown of which the team consisting of the City of Elk River, MetroPlains, respective community leaders as well as the Art Alliance. MetroPlains' proposal believes that as a stage evolution occurs for the traditional downtown Elk River that it is important to maintain the existing businesses as part of this evolution so as to not change the vitality that is currently present by coming in and completely removing without the opportunity for businesses or one's similar to it to be in continuous operation. Our proposal has established a phasing that would allow existing conditions to remain intact while new ones are evolved, which would eventually allow some of the existing conditions, in particular those businesses between Main Street and • 1600 UNIVERSITY AVENUE,SUITE 212 al ST.PAUL,MINNESOTA a (651)646-7848 m wwwmetroplains.com the Mississippi River to evolve over a period of time either with individual ownership or IPwith a more generalized development entity such as MetroPlains. Brick Block We believe that by establishing the focus in the core area of Main Street and Jackson Avenue and those buildings that are truly the anchors to the corner, would allow for a redevelopment of the site behind the Brick Block which is on Main Street and King Avenue, becomes the first step in the revitalization of this area. This development would consist of four-story brick/masonry structure with approximately 75-90 units of housing over 7,000 sq.ft. of commercial space that would front Main Street. Site size is approximately 56,000 sq.ft. Estimated construction cost for the development is $7,891,000. Gazebo Block Simultaneously, or separate would be the area across Jackson Avenue which is called the gazebo block which could be developed as a combination housing and commercial and/or as an independent opportunity for the Art's Alliance. This concept would need further exploration depending on the needs of the Art's Alliance. Bluff/Nadeau • Independent and simultaneously with this along Main Street would be the Bluff/Nadeau block as it's termed, which would allow for a residential and commercial development along the Mississippi River and Main Street of which this particular allows there to be a gateway established that gestures towards the intersection of Highway 10 and County Road 42, which also happens to relate to the bridge over the Mississippi River which eventually leads into the new redevelopment of downtown Otsego. This development would consist of four-story brick/masonry structure with approximately 75-90 units of housing over 8,000 sq.ft. of commercial space that would front Main Street. Site size is approximately 58,000 sq.ft. Estimated construction cost for the development is $7,480,000. This site would be set up as initially as a rental with the opportunity for conversion to condominium, for-sale, and ownership. City Park The last piece is the existing public park which we believe should happen commensurate with the evolution of this development to create a centralized focus boardwalk seating area overview potential, not really an amphitheater but a staged area that works it's way down the slope to the Mississippi creating a true central heart focus area for the downtown. If developed correctly this could be used in conjunction with the Art's Alliance for exterior and outdoor activities which could overflow into the Art's Alliance structure as it would be located in the central core area. 0 • I il 1 CL J Cl .1,-- 1i -i! ;li tea. _ c L� r' , i ::,,,,,11..._ v,,,,..,,,,,,,.,,,,,,,,,,,‘,,,„,,,„...r,„j! :,„,,. ,, ,, '. ' *, , l fi " ip)i, r, '',. ,,,, , , , ,e kt. . ,. ., ply k �, _., E. fi t,_ C . .,. f .mss d ...,_:: ki, a ;w r-i-.:1 , , , _ ,., _ , 1 rbd , ,,.. ........ 3 , _ , a 11 -- (1 0. IP 5. ,i bd'----;' - .,n—i f p z alga � �t,„,,,,,,„„,„ ,,,,,,, ...,,,.., „„.--, ,., .... , .. ,,,,.g < ,..„,,,,,:r,..,,,, _ ..... .,,,,,.,g,,,,,:,.,„:,, t,„,,,Int,,,,,,,,,,t, - h „, ,, 0 D• ice, W O � c_....\ 1 , >h o J. J C Z \'∎ �' }1' ti y '"„:",';,,,,'I',,,,,'fit' V - l J i P 3 R iA N l'ri ti mm F` r' 11(// 1,,,ti:k° (1 -L-''"' 'L-':.'-',.t.':=7.,-, ,-:- ' i TA L I�'rf ff c y ' ya+ p 1. ''buy T,, \ /$W� - .4-Z • Downtown Parking Business # of parking stalls required # of private parking stalls provided Kempers Drug 16 0 Elk River Travel/Diamond City 9 0 Old Main Restaurant 16 0 Elk River Antiques 43 0 Houlton Building 31 0 Art Supplies/Bumper to Bumper 39 0 Elk River Meats 6 0 1' National Bank Offices 52 39 ER Eye Clinic/ER Dental 20 20 Offices/ER Exterior 16 20 Dare's Funeral Home 33 51 1s`National Bank 59 130 Mikol's Studio 5 0 Ardy's 3 0 Don's Bakery 4 0 • Daddy-o's 25 0 Cut Hut 8 0 Waterfall Salon 4 0 Sunshine Depot 25 0 Cinema Building 36 2 ER Chriropractic 5 0 Old Town Tavern 26 0 Haberdashery 6 0 Law Offices 4 8 The Jungle Salon 7 0 US Bank 9 12 Nadeau's 18 17 Bank of Elk River 36 54 ER Utilities 6 6 School District Offices 50 50 TOTAL 617 410 Total number of parking spaces required 617 Total number of private parking spaces provided 410 Total number of public spaces provided (including north side Hwy 10) 310 Total number of parking spaces (public and private) provided 720 III Total number of surplus parking spaces (public and private) 103 � C:i ,•i 0 LONE CO►•ii, LL AVE . 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