HRSR WORKSESSION 01-05-2004 City of
River
MEMORANDUM
TO: Housing & Redevelopment Authority
FROM: Catherine Mehelich, Director of Economic Development/'
DATE: January 5, 2004
SUBJECT: Downtown Revitalization Project—Work Session
The purpose of the HRA work session is for the HRA to informally discuss issues related to
the Downtown Revitalization Project. Because the meeting is a work session,the HRA must
not make any formal motions or actions.
Staff requests the HRA's discussion and direction regarding the following work session
• issues:
Project Communications
The attached memo from Heidi Steinmetz,Assistant Director of Economic Development
outlines staff's proposed communication and distribution methods to the public regarding
the Downtown Revitalization Project. Staff requests the HRA's direction if there are any
other communication tools or methods to be added to the list.
Downtown Parking Options
Terry Maurer,City Engineer will be present to discuss the research he's completed regarding
various parking options in the downtown. Mr.Maurer's memo and background information
is attached to this cover memo.
Development Agreement Issues
Jim Prosser and Sid Inman of Ehlers&Associates will be present at the meeting to verbally
discuss development agreement issues with the HRA. Staff anticipates that the developer
will not be present for this discussion.
•
•
City of
Elk -�-1
River
MEMORANDUM
TO: Housing & Redevelopment Authority
FROM: Heidi Steinmetz, Assistant Director of Economic Development
DATE: January 5, 2004
SUBJECT: Downtown Project Communications
Attachment
August 2003 Downtown Revitalization Q &A Newsletter
Background
Beginning in February of 2002, communications for the Downtown Revitalization Project
have included the following tools and distribution methods:
Open Houses
Open houses are scheduled with the HRA's consent at critical points in the process in which
the HRA requests public comment. The City has held three public open houses on the
project.
Q &A Newsletter
Project newsletters, "Q &As" are developed during critical points in the process when
formal actions are made by the HRA or when the public feels the need for new information.
Five issues of the Downtown Revitalization Q &A Newsletter,which responds to some of the
recent questions about the project, have been distributed in the Elk River Star News, at City
Hall, the Chamber of Commerce, Municipal Utilities and at each public open house. The
most recent newsletter from August 2003 is attached.
City of Elk River Newsletter The Current
Periodic articles on the project have appeared in The Current. The Current is distributed in the
Elk River Star News every other month and is available at City Hall. Due to a long delay
between publication and distribution times, the articles are more general in nature.
City Web Site
Project updates are available on the Downtown Revitalization page of the City web site. The
• page is updated as project activities occur, typically following the most recent HRA meeting.
Downtown Project Communications
Page 2 of 2
Rivers Edge Downtown Business Association
Staff provides verbal updates on the project to the Rivers Edge Downtown Business
Association at the Rivers Edge monthly meetings. Rivers Edge meets regularly on the 2nd
Wednesday of every month.
Elk River Star News
Staff is interviewed by the Elk River Star News as project activities occur.
Direct Mail
Per the direction of the City Council in July 2003, staff began sending monthly HRA
meeting notices to approximately 200 downtown property owners, tenants, and citizens.
Issue for Discussion
In 2004, staff will continue the above listed communications, however staff requests
feedback from the HRA on current and future communications activities, such as the direct
mail meeting notices.
O
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• 1 i, VOøZtOLøil(eUt&4ttDIt/
City of &A Newsletter
EAUGUST 2003
Ri's. e Enhancing Downtown Elk River's Role
/ As a Vital Retail,Commercial and Residential Area.
Q.What exactly does Metro Plains have planned ment forms were made available at ArtSoup via a display
for the Bluff Block and the Jackson Block? booth on the project, and on the City Web site.
A.The redevelopment concept includes the following:
Bluff Block Development ------.4-1, Q.What type of comments
BLUFF BLOCK DEVELOPMENT were received?
Southwest corner of Main St. and ' A.The majority of comments
County Rd. 42(Parrish Ave. Bridge) ,Y.,,11.111..::: " .
— 10,000 s.f. commercial on first ,: ii.lF`' reflected approval for the use of
floor along Main Street($13/s.f. commercial and retail space in the
4 -. _ concept, the design features and
avg. rent) sp , a 1 , the waterfront connection. Opinions
— 52 units of for-sale housing .` �'�� rr� t� 4, i,��° . were split on the relocation of the
Gazebo to the open ace
— 70 80 below grade parking - i' ': : - to . • . �t p p
stalls for housing and commercial ":° -=1. 1 '�� _°p 44, _ between the Cinema Building and
g : „ �, the Sunshine Depot. The biggest
residents �'' , Till �k ',' iii xa t :1:,11 .1.11_7.-_
�? �_ �_ � �;��������:�;�,�� �- _- concern expressed by the public
Connection to City's Riverwalk e z �4 V,,,g m
development gi z �'. +!,r.--4!',4<2•- • was whether there would be suffi
tN cient parking downtown during
Jackson Block Development _ r' ,. construction and after the develop-
Northeast corner of Jackson Ave. ment was completed.
and Main St. JACKSON BLOCK DEVELOPMENT
— 10,000 s.f. commercial on first Q. How will the need
floor along Jackson Street and at . u m for additional parking
the corner of Jackson and Main .. `,. c -' _-- >' during construction be
32 units rental housing (16 1 bed �/ '„� . ; �� addressed?
room units at$600 per month and wI p - ,. . , . A. Parking plans will be prepared
16 2-bedroom units at$700 per •Il i - r P, . for both the construction period
month), which are slightly higher °" ,,, _ "_ . , ,. , and final development. The City
than current rental rates for units '. ''lr � itcti�4 '
�j,�c�vrs� � $,,., �� and MetroPlains are currently.
x41• '' 6111s\�:;►-�°;,`
in downtown Elk River .. ,r.. : ,. exploring a variety of alternatives
— 3 stories , ;•., 'I1I 1 1111 illfeil''�i �` ..- that include both better utilization
U to 52 below grade parking _` ` - - ' ' of some existing parking, acceler-
uniiits for housing residents and .7--17-,-0-:17-..-_-
�� �"- '' �� ating the timing of parking con-
commercial and 18 surface units struction, closing off King Avenue,
and utilization of other existing
Q.What happened at the space for parking. The City recognizes that since many
June 18th Open House? of the businesses rely on public parking, adequate and
A. Following a presentation of development concepts by well located parking spaces are key ingredients to
MetroPlains, the public spoke with project representatives the continued vitality of existing and new businesses in
and filled out comment forms providing specific feedback our downtown.
on parking; the use of commercial and retail space; design
features; relocation of the Gazebo to the open space Q.When will a final solution to the parking issue
• between the Cinema Building and the Sunshine Depot; and be determined?
the waterfront connection. The project would begin with A.The City and MetroPlains will resolve the parking issue and any
development at the Jackson Block, which is currently a other design and planning issues before entering a final devel-
parking lot, and use that project to make development on opment agreement. It is expected that the City and MetroPlains
the Bluff Block more financially feasible. In addition, com- could enter a final development agreement this year.
CITY OF ELK RIVER DOWNTOWN REVITALIZATION Q&A NEWSLETTER AUGUST 2003
Q. Are there any other new developments with Q.When is acquisition of properties likely
the Downtown Revitalization Project? to occur?
A.The Elk River Housing and Redevelopment Authority(HRA) A. It is too early to tell exactly when acquisition would occur. •
reviewed the MetroPlains design concept in June and City staff However, it is likely that acquisition would not occur until after the
summarized the open house activities for the HRA at a special City and MetroPlains would enter a final development agreement.
meeting.The HRA has directed City staff and MetroPlains to
prepare a list of development agreement issues that would be Q. Is this redevelopment a "sure thing"?
brought back to the HRA in the next 30-60 days. A. No. Redevelopment is complex. A redevelopment project must
meet the goals of the community and pass the test of both
Q.What conditions must be met before the City market and financial feasibility. In the preliminary development
would enter a final development agreement phase, the developer is still working through these issues.
with MetroPlains?
A.The developer must complete the refinement of the plan Q.Why is the City pursuing redevelopment
based on public, staff, and HRA comments. Once that is com- revitalization of downtown?
pleted they will update the project budget and market analysis A. The downtown riverfront is very important to Elk River. The
to be able to demonstrate that the project is financially City has identified its long term vitality as a community goal.
feasible. If the project meets those tests, the City will enter a For more than 30 years studies have emphasized the need
final development agreement with MetroPlains. to better utilize the riverfront, capitalize on the traditional
character of downtown, and ensure safe pedestrian and
Q. How will the redevelopment be funded? vehicle movement. Investment in downtown has stagnated
A. Most of the project funding will be provided by the developer. and the riverfront is underutilized. The revitalization will
In addition, the developer and the City have applied for state enhance downtown Elk River's role as a retail, commercial,
grants available for this type of downtown redevelopment proj- and residential area and revitalize the investment made in
ect. Finally, the developer has requested assistance to close the downtown business district.
the remaining gap in redevelopment costs. The assistance
requested includes a write down in the cost of the City-owned Q. How can I stay informed?
property and tax increment that would be generated from the A. Copies of this and future newsletters will be provided at Elk River
new development. The City has retained financial consultants City Hall,the Elk River Area Chamber of Commerce, Elk River
to review this request to be assured that the amount requested Municipal Utilities,and the Elk River Star News. In addition, proj-W
from the developer is justifiable and reasonable. ect updates are provided in the Elk River Star News,on the City
Web site at www.ci.elk-river.mn.us, and at the Rivers Edge
Q.What is the current time frame for the project? Downtown Business Association meetings. If you have questions
A. If the City and MetroPlains move to a final development agree- about the revitalization process, please contact Economic
ment in October when the preliminary development agreement Development Director Cathy Mehelich at(763)635-1000.
expires,the earliest construction could begin would be some-
time in mid-2004.
City of
Elk -�-�
River
13065 Orono Parkway
Elk River, MN 55330
•
Fr;r:;e1C-
• !V:4ri Howard R. Green Company
December 24, 2003
File: 813320J-0325
Ms. Cathy Mehelich
Director of Economic Development
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: DOWNTOWN PARKING EXPANSION AND AUXILIARY ITEMS
Dear Ms. Mehelich:
As you are aware, I have been requested to do some preliminary design and cost estimating on a
number of issues related to the downtown redevelopment project and the expansion of parking. This
letter is intended to summarized these issues and provide some background into each of them. They
• are as follows:
A. Pedestrian Bridge Across Trunk Highway 10
The first issue explored was the potential of constructing a pedestrian bridge across Trunk
Highway (TH) 10. The first location we looked at was immediately west of Jackson
Avenue from the parking lot on the north side of TH 10 to the south side. There is virtually
no area open for the landing of a bridge at this location. For this reason, we moved the
location slightly to the east, as shown on the attached exhibit. The bridge could just as
easily be moved slightly to the west and be located from the parking area on the north side
of TH 10 to the parking lot behind Kemper's drugstore on the south side of the highway.
As we looked at the style of bridge and means of accessing it, we explored the highway
right-of-way relative to the railroad right-of-way. We have assumed that we will be unable
to construct any portion of a pedestrian bridge within the railroad right-of-way. The
highway requirements are a vertical clearance of 17 feet 5 inches, and a minimum
horizontal clear zone of 11 feet from the edge of the travel lane. The other criteria we used
in the preliminary design was a minimum slope on the ramps leading to the bridge of 12:1,
as per the Americans With Disabilities Act.
Given these design criteria and the available space, the only type of ramps accessing the
pedestrian bridge would be switchback ramps—a total of three on each side to get to the
vertical clearance needed. Because of the width restrictions between the horizontal clear
zone and the railroad right-of-way, we believe it will only be possible to build the ramps
• eight feet wide. Since only eight feet of width is possible on the ramps accessing the
bridge, we have assumed that the bridge itself would be eight feet in width. As a
Ltr-120903-Mehelich.doc
1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Ms. Mehelich
December 24, 2003
Page Two
reference, the pedestrian bridge over TH 169 is 12 feet in width. The style of the
pedestrian bridge over TH 10 that we have estimated is similar to the bridge over TH 169
in that it is a concrete through-girder design. Assuming a 15 percent contingency, and 28
percent for overhead items, we have estimated the total project cost for the pedestrian
bridge at$570,000.
Obviously, there are several other alternative locations and other options that could be
utilized in the design. For example, extending the bridge beyond the railroad tracks and
having another access point there or potentially having the pedestrian bridge providing
direct access into the proposed building at the corner of Jackson Street and TH 10.
B. Demolition of the Elk River Municipal Utilities Building
In order to get a reasonable estimate of the cost of demolition of the Elk River Municipal
Utilities building, I contacted Scott Lodico of Veit Environmental, Inc., and Steve Hosier of
Veit and Company, Inc. On Monday, December 1, 2003, I met Mr. Lodico and Mr. Hosier
at the Elk River Municipal Utility Building. We briefly toured the building and inspected its
construction. Mr. Lodico put together the attached proposal for demolition of the building.
He has estimated the demolition cost at $26,000 and $30,000. The big unknown in his
cost estimate is how much asbestos abatement will need to be done prior to demolition.
When the building is ready to be removed, an asbestos building survey will need to be
ID accomplished. The estimated cost of this survey is $1,000. Mr. Lodico has provided a
range of abatement costs, depending on what the asbestos survey would find. He has
given a range of $13,000 to $28,000. Therefore, the total estimated cost of asbestos
abatement and demolition of the building would be between a low of$40,000 to a high of
$60,000.
C. King Avenue Parking Lot Improvements
As directed, we have prepared a preliminary design for the expansion of the King Avenue
parking area, assuming the removal of the Elk River Municipal Utilities building. Attached
is Sheet 4 of that preliminary design, which shows the final configuration of the parking
area. The configuration was modeled after a layout prepared by Chris Leeseberg of the
Planning Department. The design assumes that the access to TH 10 from King Avenue
will be closed, and that head-in parking utilizing a portion of the school district property will
be constructed on the west side of King Avenue. The shaded area on the plan sheet is the
bituminous that would be replaced. The unshaded areas are existing bituminous surfaces
that we believe will be able to be saved and utilized for parking in its current condition. We
have assumed some new lighting in the parking area but no new landscaping. Based on
this preliminary design, the construction cost is estimated at approximately$125,000. The
plan provides approximately 45 to 50 additional parking stalls.
D. Project Schedule
One of the things that I have been asked to estimate is what would be the total
• construction time frame for the Elk River Municipal Utility building asbestos abatement,
demolition, and King Avenue parking lot improvements. Assuming the asbestos survey is
Ltr-120903-Mehelich.doc Howard R.Green Company
• Ms. Mehelich
December 24, 2003
Page Three
complete, I would estimate that the abatement would take one to two weeks, depending on
how much material containing asbestos is determined to be within the building. The
demolition could proceed immediately after abatement is complete, and would take two to
three weeks to demolish the building, remove it from the site, and backfill the basement. If
the contract for the parking lot improvements is ready to go immediately after the building
demolition, the process would take an estimated four weeks to complete. Assuming one
additional week for time lost between one operation and the other, the total project time for
the removal of the Utilities' building and reconstruction of the parking lot should be
accomplished within about 10 weeks time. The asbestos abatement would certainly be
done early in the year while weight restrictions are still on. The removal of the building and
reconstruction of the parking lot would be dependent upon the removal of weight
restrictions to allow free movement of materials and equipment. If desired, I believe the
entire project could be accomplished in 2004 by the first week of July.
E. King Avenue Parking Ramp
Attached is an exhibit that shows one option for an elevated parking ramp above the King
Avenue at grade parking lot. This option has the ramp for access to the elevated parking
on the southeast corner. The elevated parking extends over the "head in" parking on the
school district property but keeps the corridor behind the businesses open for larger
• delivery vehicles.
This example provides 86 parking stalls on the upper level but would eliminate 7 to 10
stalls on the ground level to make room for the ramp. Estimated construction cost would
be $1,000,000 to $1,250,000.
F. Pedestrian Countdown Timers
The final thing that I was asked to investigate was the potential of installing new pedestrian
crossing heads at the signal on Jackson Avenue/TH 10. Around the Twin Cities, we are
starting to see the pedestrian movement heads having a countdown timer included once
the signal goes to a "do not walk" condition. A color photograph of one of these is
attached. As of this date, MnDOT has not authorized these signal heads for installation in
signals on the trunk highway system. This is simply because they are not officially
accepted in the federal Manual on Uniform Traffic Control Devices. The upcoming revision
to the MUTCD will recognize these timers. Therefore, I believe it would be possible to
install these pedestrian crossing timers, if the City so desired.
Attached is a memo from my traffic engineer to me, estimating the cost to retrofit the TH 10
and Jackson Avenue signal with these timers. He estimates the heads themselves are
approximately $750 for materials. There are eight heads included in the signal. He has
estimated the installation costs at $250 per head. This assumes that the existing wiring
would be acceptable and there will be little if any work beyond the exchange of the
pedestrian crossing heads at the signal. The total estimated cost is $8,000.
•
`tr_120903-Mehelich.doc Howard R. Green Company
• Ms. Mehelich
December 24, 2003
Page Four
I will be prepared to make a brief presentation about each of these items at the January 5, 2004
Economic Development Authority meeting and then answer any questions from the EDA
commissioners.
Sincerely,
Howard R. Green Company
Terry J. ��er, P.E.
TJM:sw
Enclosures
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Ltr-120903-Mehelich.doc Howard R. Green Company
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VEIT ENVIRONMENTAL, INC.
PROPOSAL AND AGREEMENT
PROPOSAL SUBMITTED TO: Mr.Terry Maurer
Howard R.Green Company
1326 Energy Park Drive
St.Paul,MN 55108
RE: Abestos Budget and Demolition Budget
Elk River Municipalities Building
322 King Avenue
Elk River,MN
We hereby submit this BUDGETARY estimate proposal for the work described below:
Asbestos Building Survey $1,000.00
Asbestos surveys range in costs from approx.$750 for small residential houses to several thousand dollars for
larger industrial or commercial type buildings.This estimate should cover most of the costs for a building survey
which would include asbestos survey and hazardous waste survey information.Lead Paint survey may cost an
additional$300-$500 dollars if performed at the same time as the others.
• Asbestos Abatement $13,000.00—$28,000.00
Our proposal fluctuation is based upon the ceiling tile becoming positive for asbestos containing material.This
low range of estimate is includes the building linoleum flooring and the black tar paper in the lower level
mechanical room to assume to contain asbestos.In the upper range of estimate we also have included some pipe
insulation that may be hidden within the existing walls that may service the restrooms on the upper floors.
Demolition $26,000.00—30,000.00
Our proposal includes all mobilization of necessary demolition equipment,a demolition permit,adequate
supervision,complete building demolition including footing and slab removal,debris disposal,backfill of the site,
and utility disconnects. (Excludes tank removal,well abandonment,testing,regulated waste removal,and removal
of personal property).Upper estimate would include standard hazardous waste materials to be removed such as
fluorescent bulbs,PCB ballasts,mercury switches,door closures,and exit lamps,etc.—No chemical wastes.
All work to be done in compliance with State and Federal rules and regulations.
Work To Include:
• All Labor,Materials,Equipment,Insurance,and Disposal.
Work To Exclude:
• Hazardous waste disposal other than asbestos.
Signature: Date: 12/3/03
Scott Lodico
• Title: Project Manager/Estimator
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• ``■ Celebrating 90 Years
MEMO
Howard R.Green Company
To: Terry Maurer, City Engineer
From: Steve Manhart, Project Manager/Sr. Traffic Engineer
Subject: Pedestrian Countdown Timers
Date: November 24, 2003
You had requested information regarding pedestrian countdown timers on traffic signals. You had
inquired about the application of such timers and their potential use at the intersection of TH 10
and Jackson Avenue in Elk River, Minnesota.
Today, I called Steve Misgen, a Signal Design Engineer in Mn/DOT's Waters Edge Building. I
asked him about Mn/DOT's latest policy regarding countdown timers. He said that Mn/DOT does
not currently authorize the installation of countdown timers. This is because countdown timers
are not officially accepted in the federal Manual on Uniform Traffic Control Devices.
Nevertheless, the upcoming update of the MUTCD will recognize countdown timers. Therefore,
Mn/DOT is not officially sanctioning the installation of countdown timers until such time as the
federal MUCTD update has been adopted, which may be later this year.
Steve went on to say that if the City of Elk River were intent on installing countdown timers, they
should write a letter to Mn/DOT District 3 traffic personnel describing the situation and the
proposed use of the timers. Steve added that the District 3 traffic personnel may not be as
restrictive as the Mn/DOT Metro staff is, and may allow use of the countdown timers now.
He said that the cost of the countdown timers is approximately $750 per head. Therefore, the
cost of furnishing countdown timers for a complete intersection would be approximately $6000
plus labor. Steve thought that as long as the proper countdown timers were used to retrofit the
existing pedestrian head, labor would not be a significant effort. As a result, a qualified technician
could complete the installation for the entire intersection in a day or less. Furthermore, because
the countdown timers are typically triggered by the "don't walk" phase, there is no wiring required
back to the controller cabinet, thus making the installation less complicated. Therefore, assuming
an installation cost of $2000 ($250 per pedestrian signal head), the total construction cost to
furnish and install the countdown timers would be approximately $8000. These costs could be
higher depending on type of existing pedestrian head to be retrofitted, and by actual installation
costs.
Cc:
C:\Documents and Settings\swind\LLocaISettings\Temporary Internet Files\OLK4F\MEM 112403 timers.doc
• Pedestrian Countdown Timers
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Pedestrians cross Las Vegas Boulevard at Fremont Street, where a newly
installed countdown clock displays the time remaining until the signal changes.
Photo by Gary Thompson, Las Vegas Review-Journal.
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