4.1. HRSR 02-04-2002 Item 4 . 1 .
City of
Elk -�--,
River
MEMORANDUM
TO: Housing & Redevelopment Authority
FROM: Catherine Mehelich, Director of Economic Development///��
DATE: February 4, 2002 ((
SUBJECT: Downtown Riverfront Revitalization Project
- Development Objectives & Design Concepts
Attachments
• Downtown Riverfront Revitalization, Redevelopment Process
• Downtown Riverfront Revitalization,Project Goal& Objectives
• Downtown Riverfront Revitalization, Chronology
Issue
The design concepts identify desired outcomes,potential redevelopment uses and design
ideas, and designates potential areas for redevelopment. Staff recommends the HRA
consider the refined development objectives and design concepts as a framework for
proposal options.
Background
In 2001, the HRA completed the first phase in the attached redevelopment process—Need
& Goal Identification. The HRA identified the Core Central Business District/downtown
riverfront as the focus area for a revitalization project. The primary goal for the
revitalization project was established as follows:
To assure the long-term viability of downtown by making a connection to the rest of the community
and by utilizing the riverfront location.
The next phase of the redevelopment process includes the development and refinement of
design concept options. The purpose of the design concepts is to identify general areas and
potential types of development within the revitalization area.
Overview
In November 2001, the HRA reviewed five design concept options as prepared by staff.
The initial design concepts were based on previous studies,goals of the HRA, and feedback
Downtown Riverfront Revitalization Project
February 4,2002—HRA Meeting
Page 2 of 2
from developers. In addition, HRA Commissioners met individually with staff to share
comments on the concept options.
Staff has compiled the feedback from both the November meeting and individual meetings
for the following development objectives. The refined design concepts will be presented at
the HRA meeting. Both the design concept(s) and development objectives will be
communicated to developers during the request-for-proposals process as a framework for
proposal options that the HRA would be willing to consider.
Development Objectives:
1) Primary area of focus—South Main St. to river from Lowell Ave. to Parrish Ave.
2) Uses should be limited to residential,retail, or office;Developers should be
encouraged to use a combination of uses.
3) The Jackson Square public parking lot and the "Brick Block" located along Jackson
Avenue between Hwy 10 and Main Street are not to be included in redevelopment
proposals.
4) Design should include design elements of traditional downtown character and
pedestrian orientation.
5) Open to proposals that include an arts facility, but not necessary.
6) Open to proposals for partial or full rehabilitation, or redevelopment of south Main
Street from Jackson Avenue to King Avenue block.
7) Developments should provide adequate parking.
8) Developments should support public access to the river and utilize the river view.
9) Increased residential density.
10) Multiple types of housing products (i.e. townhomes, senior rental coops,market rate
apartments).
Other Issues to be communicated to developers:
• Future Highway 10 construction
• Historic Context Study,pending results
• Arts/Family/Theater facility interests
Requested Action
In review of the refined objectives and concepts, the HRA should consider the following
items:
• Review and adopt (with any changes) the development objectives. This will provide
the guidelines to be used in soliciting proposals from developers. Remember this
does not bind the HRA to accept any proposals. It provides an outline of what type
of proposals will be initially presented. It is expected that after developer selection
the proposals will change to reflect community, staff, HRA, Council and market
input.
• • Identify uses or areas that should not be considered by developers when preparing
proposals.
•
City of
Elk - .-�
River
City of Elk River
Downtown Riverfront Revitalization
Redevelopment Process
The phases of Redevelopment Process include:
Phase I — Need Identification
The HRA has identified the Core Central Business District as the focus area for redevelopment. The
primary goal 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. A communications strategy is developed to keep the
public informed of the project and to provide opportunities for public comment.
Phase II — Concept Development
Various design concepts have been developed which incorporates consistent themes from the previous 30
years of planning, current design objectives, and input from the development community. The design
concepts identify desired outcomes, potential redevelopment uses and design ideas, and designates potential
areas for redevelopment.
Phase III — Concept Refinement
In this phase the concept is tested for market and financial feasibility with the help of developers and market
specialists. The redevelopment concept is then refined,based on the financial and market analysis. This
phase includes an opportunity for the public to provide comments on the alternative design concepts.
Phase IV— Request for Proposals/Developer Selection
The City will be contacting qualified developers to discuss the redevelopment concept. Developers'
experience and financial capabilities are assessed. One or more developers are selected for further analysis
of the redevelopment feasibility. The City reviews general plans,including uses, design concepts, densities
and financial feasibility with developers.
Phase V— Development Agreement
Most of the planning is completed and a developer has been selected,but the project is still months from
construction. A pre-development agreement is negotiated with one or more developer,providing a period
of exclusive right for development. During this period the developer must refine plans and assess market
feasibility. In the development agreement, the developer secures a lease commitment and financing for the
project, completes land use and other regulatory issues. The development agreement occurs when the
developer completes contingencies and initiates land acquisition and building design.
Phase VI — Construction
fibAll development agreements are final, acquisition has begun and even some initial demolition of existing
properties has occurred.
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City of
Elk - -�
River
City of Elk River
Downtown Riverfront Revitalization
Objectives
Obj
Project Goal & 1
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)
•
City of
Elk -�-�
River
City of Elk River
Downtown Riverfront Redevelopment
Planning & Project History
1970 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 fords 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.
I
Downtown Riverfront Revitalization
Planning and Project History
Page 2 of 2
1988 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.
1990 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.
1992 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
b. Private Improvement Goals: sign ordinance, fascade improvements to highlight
• historic character,interior standards, new construction to compliment historic
character
Downtown Riverfront Revitalisation
Planning and Project History
Page 3 of 3
• 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.
Summer 2000 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 2000 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.
• April 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 worksession 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.
May Staff request preliminary development concepts from two interested developers for
review and discussion by HRA. Riverfront property owners notified of developer
interest.
May 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 flower pots added to beautify downtown.
June Joint worksession with HRA,Planning Commission&River's Edge Assoc. Priority
projects and design principles ranked. Group identifys 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:
Downtown Riverfront Revitalization
Planning and Project History
Page 4 of 4
• 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 worksession 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 HRA revisits design objectives, concepts, and development strategies.
Consistent Themes throughout last 30-years:
. Utilize the Mississippi River
• Capitalize on unique historic character
• Safer pedestrian&vehicle movement
•