5.1. HRSR 02-25-2002 1110
i1kk
River
City of Elk River
Downtown Riverfront 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 ry 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)
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JAN. 31. 2002 6: 54PM EHLERS & ASSOCIATES NO. 6256 F. 2
• EHLERS
& ASSOCIATES INC
0 To: Catherine Mehelich, Director of Economic Development
From: Jim Prosser,Financial Advisor
W Subject: Core CBD Redevelopment
Date: January 31,2002
As Elk River proceeds with redevelopment of the Core CBD area, it is important to consider development
of implementation policies including the following:
1. Proposals for development of multiple areas within the project area should be solicited. Based on
the proposals received the HRA may decide to authorize preliminary development agreements for
a limited number of areas. It is likely that phased development will improve the overall results.
2. Consideration should be given to"preserving"some selected sites for later development. This will
permit the market to appreciate the impact of first phase development and potentially enhance the
City's ability to achieve redevelopment goals.
i3. Clear expectations regarding land acquisition should be established. Specifically,it is recommended
that the developer will use best faith efforts to negotiate property acquisition. The HRA needs to
be willing to use eminent domain if those efforts fail. The HRA may require the developer to utilize
mediation prior to considering requests for eminent domain.
4. A strategy that encompasses efforts to influence the Highway 10 and related improvements is key
to preserving and perhaps enhancing the ultimate Core CBD redevelopment. Specifically,a design
that included elevation of Highway 10 will have a negative impact on downtown, closing it off
physically and socially form rest of community. The HRA may wish to consider recommendation
to City Council that design alternatives to elevated Highway 10 be explored.
5. Consideration should be given to proceeding with redevelopment RFPs prior to completion of the
historical context study. The proposals will be useful in evaluating alternate approaches to
preserving certain sites. Additionally,the proposals may identify preservation opportunity cost and
benefits to assist in decision making.Actual development in areas containing historically significant
properties could be delayed until the final report is evaluated.
6. The time frame for the current version of the concept refinement and redevelopment strategy should
be expected to last no longer than five years. After that time changing market conditions and base
conditions walling the area will change sufficiently to require concept and strategy adjustment and
update.
7. It is important to forecast the time frame for redevelopment(based on the process outline previously
• provided). That time frame should reflect the reality that initial redevelopment is not likely to occur
until mid to late 2003. Further redevelopment will occur in stages and be completed over a three to
seven year period of time.,
L E A D E R S I N PUBLIC FINANCE
3060 Centre Pointe Drive 651.697.8534 tax 651.697.8555
Roseville, MN 55113-1105 diana @ehlers-inc.com
JAN. 31. 2002 6 : 54PM EHLERS & ASSOCIAIES NO. 6256 f'. 3
Page 2
January 31, 2002
8. It is likely that tax increment or other forms of assistance will be needed to make redevelopment
financially feasible. It is advisable to begin now to assess the ability to qualify the area as a
Redevelopment District and to explore other financial resources.
9. Continued attention to public dialog on the purpose, process and status of redevelopment efforts is
key to maintaining public confidence in the project efforts. A key part of the communication is
forecasting of time frame, upcoming decisions and opportunities for public involvement.
10. The City should carefully monitor potential property acquisition opportunities from willing sellers.
This can help make the redevelopment more affordable due to reduced acquisition and relocation
costs. This must be balanced against the holding,financing costs.Properties that are for sale should
be evaluated for purchase.
11. The Redevelopment Concepts currently being prepared should be considered a "framework" for
developers in preparation of proposals and not blueprints for exactly what will be built. It is likely
that the final redevelopment result will be quite different (and hopefully better) than initial
Redevelopment Concept.
12. The results of the Historical Context study should be used during the design stage, after developer
selection. Design alternatives incorporating elements of the finding can be evaluated for design,
market and financial feasability.
NAWlinnsota\Elk Rivcr\Rivcrfront\Strategies.1.31.02.wpd
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LANDSCAPE RESEARCH
1466 Hythe Street
St Paul, Minnesota 55108
(651) 641 -1230
February 20,2002
TO:
Steven Rohlf
Building and Zoning Administrator
FROM:
Carole Zell
RE:
Progress on Contexts Study
To date we have made good progress on the Elk River historic context study and the
• Phase I and II evaluation of buildings within the downtown district.Following the
meeting with the HPC and HRA on January 17,the following has been completed:
Context Study
Review of historic maps,photographs,and inventory records and secondary sources.
Most of this has been accomplished at MHS and the SHPO office and a visit to
Sherburne County Historical Society is pending.
Organization of the historic contexts,and a very preliminary first draft in progress.
Phase I and II Projects
Creation of inventory forms for individual properties,photography of all properties and
description of exteriors.
Research on properties (in progress).
Next steps include significance statements and evaluation of properties.
We will be ready to present the findings of the Phase I and II study in early April,as
planned. Before any "official" meeting I would like to meet with you and Michelle from
Planning to review my recommendations. Although many of the buildings have a
current loss of historic integrity because of facade modernizations,there may be a good
deal of historic fabric lurking behind. Although none of the buildings appear to be
NRHP eligible,new development should address rehabilitation potential. Equally
important is the conservation of the features of the historic townsite plan,including the
pedestrian-scaled street grid,the once-park,now parking lot, and Main Street's
relationship to the river and riverbanks. The mill sites are incorporated into an urban
riverfront setting of both ecological and historical significance.
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ANOKA .DNFOFOTIOti
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Grand or re 01n plan
3t , if
n downtown takes s e
.. , ,
e , .
i
�_ Concept aims to create a `destination' with
The general concept fory9r
h Rum River focus, the historical heart of city
e restoring the river is to
e BY NANCY NGO ers market drew people to the 7nalCe land east of the
Pioneer Press Aver.
"Anoka's been a destina- waterway available for
ll When it comes to redevel- tion for agricultural markets
0 oping downtown, the city of forever," Kirchner said. "I walking trails, parks,
r Anoka has decided it's best to remember bringing my
d go with the flow. cucumbers there to be sort-
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and retail
r The city has a concept plan ed."
for creating an urban "desti- ■ South of that district is development.
r, nation" that takes better the city's Historic Business
3, advantage of the Rum River, District, which includes
o its main waterway. The proj Anoka's main downtown area
d ect would include construction of shops, restaurants, the
of homes, shops, an expanded county courthouse and sher UP NEXT
e farmers market an d transit iff's department.
hub along the east bank of the The city has been working The city is waiting for a
river. to rehabilitate some of the response from the Metro
"It's been an emerging aging properties and to bring politan Council on a
concept to focus more on the them up to meet safety Stan $70,000 grant it applied
— river. It's the historical heart dard5. The city has offered a for to develop a land use
of the city,"said Bob Kirchner, low interest loan program for plan for a commuter rail
community development rehabilitation projects in the hub and the north cen
director. "It's clearly a renais- area. Block grant"funds are tral business district. If
sance of rivers and rails. The also expected to be available approved, the city would
city's here and developed in the near!future, provide matching funds
because of both of these ■South of the business dis for the planning.
things." trict is a small section desig .
ted as the Transitional
Eventually,Anoka planners na
hope people will see the river Revitalization District, which
as a destination for taking a could be home to higher den ble, with three to six acres
walk,going shopping or catch sity housing,but would not be being added.
ing a ride on a commuter rail developed for five to 10 years. The Rum River restoration
train. Currently the land is made up project also•includes a histori
The general concept for of mostly single family cal.trail along the east bank of
restoring the river is to make homes. the river.Most of the trail has
land east of the waterway ■The last project,the River been completed,with only two
available for walking trails, Redevelopment District, small portions remaining,
parks, housing and retail encompasses several projects. along the townhouse project
development. South of the Transitional and near the river dam,where
The city has divided its Revitalization District is a 58- the trail would intersect Har
river restoration plan into five unit townhouse development rison Street.
pieces: called RiversPointe currently
• The Transit Station under construction. It should Nancy Ngo,who covers north
Neighborhood, 150 acres be completed by the year's suburban co;n;uu.nities, can be
bounded by Garfield Street, end.Nearby Akin River River- reached at nngo�pioneer
U.S. 10, the Rum River and side Park is expected to dou press.com or(ssi)228-2149.
Seventh Avenue, should be
developed if a transit station is
built.
Anoka is one of the cities ; •y �,
identified as a stop for a pro Anoka I�t1V 'ron revitali a on
posed North star Corridor } city Anoka has sei ies of prolecks planned to r stive
commuter rail line running the busine s dl trios adjatdnt tci the Rum River s rs = a m`
from downtown Minneapolis r 0; is t ,, lg
to St.Cloud. -;.:414k": �1ra $ ti n�er liba h'
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A transit station would be 47 : ili ftrof�ab[a inch iPlItk � - fi s ` '
built in the northeast corner ... ,., „ .
ttir»tt'ryt raii stattbgi tkl
of the Fourth Avenue and the ' and.1.y residenfi�al,3iig fi q�I e
Burlington Northern Santa Fe t ANOKA end ght ihiluj:ril ue „ F KIM
` �, igij f art °". nw%� L s tit
Railway tracks. COUNTY , o 3�t ,rat"
Other developments on the y ` ;� s x
land could include high densi «£ ,
t housing, offices F r..- xi ;: ne
y g, es and fight i
industry t ' St. Proposed a "
"There's likely to be a lot Paul 4th Avenue
more activity than there is station � t , 's
4
now,"Kirchner said. : *, Po� r•
Currently, the area �,, 10
includes about 50 acres of i S , Proposed ti, I
green space that are owned by commuter
the city, county or state. They rail line
area also includes residential z3 „t '
ly zoned land, which could be y x °f North�ent�rai K
a 4?. Business D`15trid`t Vr,I
subject to future rehabilitation River i
projects. Walk . a Harrison St
■ The North Central Busi , � f DOWNTOWN,�
ness District, roughly six ' as` i �°-� _
square city blocks south of �� , � Wan Buren St ANOKA ��
U.S. 10 along the river, is slat is lV en t` 4
. ,0,11.9 Ibis ,
ed for a mixture er of shops, `„ , h� 1 tt t. �
housing and offices. ` e '
The city has been acquiring Rt � � � � E,Maim Stay
properties in the area for there ph '
past 10 years and owns all but EEv
one lot. Anoka officials hoe TransrfilanaN l3euiteltza#ran DlsfiriCfi .
to attract private officials
pm nt M 3 !'f residents l house e a higher density
of resldebtaal housing f�ste fib I0 ye�r�
to the district, which was the from now
city's old industrial area, € r si`
including a lumberyard. That • [R�ij�tpryf;edejv(elo menfi
�' sots}l IMt Ill(n uuei F h 3:�' e
section of the riverbank also
. ES8#awnhorne protect and parr n ;
might be home to a farmers Y� M 3
market larger than the cur ,.:, : cy �. .:.xxry .zz. a . R,a �<.:.xr
rent one. . ALEX LEARY,PIONEER PRESS
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Historically, a large farm-
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