The URL can be used to link to this page

5.0. 6.0. 7.0. 8.0. 9.0. HRSR 01-22-2001 ELK RIVER HOUSING AND REDEVELOPMENT AUTHORITY 11 MEMORANDUM TO: Housing & Redevelopment Authority FROM: Catherine Mehelich, Director o Economic Development() DATE: January 22, 2001 SUBJECT: Agenda Memo for the January 22, 2001, HRA Meeting 5. Annual Meeting Issues a. Election of Ocers-The HRA bylaws indicate the following offices are to be filled through the election process at the annual meeting of the Authority. The 2000 officers were as follows: • Chair- Larry Toth (Duane Kropuenske's position) • Vice Chair- Stewart Wilson (Larry Toth's position) • Secretary- Stewart Wilson IIIb. Designate Oficial Newspaper-The HRA's current official newspaper is the Elk River Star News. Staff recommends redesignation of the Elk River Star News as the official HRA newspaper for 2001. c. Designate Official Depositories-Staff recommends designating the following official depositories identical to those designated by the EDA and City Council: • First National Bank of Elk River • 4M Fund • Wells Fargo Bank • The Bank of Elk River • USBank 6. Downtown Sidewalk Plan At its November meeting the HRA directed staff to research the 1988 downtown improvement project assessments and various options for the sidewalk design. Attached is a memo from City Administrator,Pat Klaers regarding staff review and recommendations for the downtown sidewalk replacement project. In addition,property owners within the affected area have been sent notice that 40 the sidewalk plan would be discussed at the HRA meeting. It is anticipated that a few property owners may be in attendance at the meeting to provide additional input to the project. P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330-1743 • (612) 441-7420 • Fax: (612) 441-7425 Equal Opportunity Housing and Equal Opportunity Employment HRA Agenda Memo January 22,2001 Meeting Page 2 41111 7. Downtown Redevelopment Plan Update Staff has met with Planning,Building and Engineering departments to discuss the resources needed and assigned tasks to begin the inventory portion of the Downtown Redevelopment Plan. In the next three months staff will be working with the various departments to compile an inventory of the following items: • Existing Land Uses • General Building Conditions (Structural/Maintenance/Historical) • Recent Investments In addition,outside factors that impact downtown will be identified and analyzed. These factors include: • Transportation • Traffic • Vehicle/pedestrian links • Parking • Market demands/position/competition • Office/Retail/Housing The HRA at its 11/27/00 meeting directed staff to research the cost and options for hiring a qualified consultant to complete the market analysis component of the plan. . Attached is a memo from Assistant Director,Marc Nevinski regarding staff's review and recommendation for completion of the market analysis. Completion of a market analysis is a critical component for identifying realistic redevelopment opportunities within the downtown and in attracting developers to consider redevelopment projects. It should be noted that a market analysis has never been completed as part of the last five downtown Elk River plans. Since the strong movement of retail to Highway 169,it is becoming increasingly important to identify a realistic market position for the central business district in order for it to survive. 8. Update on Housing Programs Attached is a memo from Assistant Director,Marc Nevinski regarding staff's review and recommendation for the HRA's participation in various housing programs provided by the MN Housing Finance Agency (MHFA). 9. Other Business The City's new financial advisors, Ehlers & Associates, has offered to present a worksession for the City Council,EDA and HRA on the topic of Tax Increment Financing, Tax Abatement and Business Subsidies. The purpose of the joint worksesssion is to provide an opportunity for new officials and incumbents to become more familiar with the basics of these economic development finance tools • prior to evaluating a specific development project. Staff proposes that a joint worksession be scheduled for Monday, February 5, 2001 at 6:00 P.M. 1111 Item #6. City of Elk River MEMORANDUM TO: Housing and Redevelopment Authority Mayor & City Council FROM: Pat Klaers, City Administrator DATE: January 22, 2001 SUBJECT: Central Business District Sidewalk INTRODUCTION Staff understood that reaching a consensus and decision on what to do with the sidewalks in the central business district would be difficult. This is especially true as the sidewalk decision is being made prior to an updated • downtown comprehensive plan being completed. There are as many options for a downtown sidewalk plan, as there are individuals with opinions about what looks good and what we can afford. I think everyone is going to have to come with "compromise" on his or her mind if a consensus is to be reached on the sidewalk replacement project. After numerous staff meetings and discussions, our recommendation is that the sidewalks in the central business district, including the King and Main site, should be all the same. The downtown area needs one consistent look and appearance. Two or more sidewalk designs installed downtown will give the impression that the project was not well planned and the area will have a disjointed or hodgepodge look. Additionally, it is our recommendation that the best look for downtown is the Cobblestone paver in the random pattern rather than the Symetry paver in the venetian parquet pattern (see attached brochures). Regarding which concrete paver design is best downtown; it is still staffs recommendation that a solid (100%) Cobblestone paver is best. We have some combination paver/flat gray design options available for review and consideration, but the various widths of the downtown sidewalk and the cutting of the pavers make it difficult for some of the paver/flat gray • combinations to look good. The extra cost between the total paver and a 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD &Phone(763) 441-7420 • Fax(763) 441-7425 CBD Project January 22,2001 Page 2 of 4 • paver/flat gray combination is relatively small ($74,000), especially when considering that the project should last for a very long time. SIDEWALK OPTIONS AND COSTS What option is chosen for a sidewalk, the Cobblestone paver versus the Symetry paver, impacts what recommendation is most appropriate for a downtown sidewalk design. The Cobblestone paver with a random pattern can more easily be broken up and look good in a non-solid design as compared to the Symetry paver that is in the venetian parquet pattern. This comment has to do with the width and cutting of the pavers in a non-solid or non-100 percent paver design. (This is tough to explain, but I hope the attached pictures and the design sketches help make this clearer. Regarding the sketches, please note that people don't really see the sidewalk from straight above and that from this angle both the 100 percent paver options are rather "busy,"but they look better in person.) Staff is still united in its recommendation that the Cobblestone paver is the best appearance for the downtown sidewalk replacement program. This appearance presents a traditional look (not necessarily historic) that is consistent with the existing downtown streetscape program and the existing • older buildings. This look also works well with a new building as the developer of the King and Main site discussed on 10/23. The modern paver (Symetry) look does not work as well with the existing streetscape appearance and the older buildings in the downtown. This modern look is all right with new buildings, but the new buildings are not the dominant look downtown. The Cobblestone and modern (Symetry) paver cost about the same. It should be noted that the city does not plow the sidewalks downtown and that there are minimal, if any, maintenance issues with a paver sidewalk versus a concrete sidewalk. Finally, the pavers are stronger than standard concrete (less salt damage) and are easier to replace than concrete. Also, when replaced, pavers match old pavers better than new concrete matches older concrete. The cost estimates and top three recommendations of the staff for the sidewalks are as follows: 1. 100% Cobblestone paver. ($290,000) 2. Cobblestone paver at the intersections and along the curbline. ($250,000) 3. 100% Symetry paver. ($290,000) • CBD Project January 22,2001 Page 3 of 4 • Staff doesn't think that the Cobblestone or Symetry paver only along the curbline ($237,000 for either), or the Cobblestone or Symetry paver only at the intersections ($216,000 for either) is enough of a downtown sidewalk design. I don't believe anyone wants the 100% flat gray concrete sidewalk, but for your information, that cost is estimated at $183,000. All of the costs being noted include the cost of removal of the old sidewalk, a 5% contingency, 10% for overhead, and $25,000 for miscellaneous work. At this time the King and Main developer is willing to pay 100% of their sidewalk if it is a solid paver sidewalk. All of the cost estimates exclude this King and Main intersection. Discussion has not taken place regarding the developer's feelings for paying 100% of the sidewalk if the city requires a combination paver/flat gray concrete sidewalk in this location. It should be noted that all of the costs listed are most likely going to be reduced by about $20,000 as we work with the Utilities on their improvement project. In general, the Utilities need to remove the sidewalk on the entire north side of Main Street and they will pay this cost provided that the city pays the replacement cost. This seems reasonable and it is estimated that their expense will be about $20,000 and a direct reduction in the project figures. As an aside, the Utilities have indicated that they would like to Scomplete their project prior to the Arts Soup Festival (June 22) rather than after. HRA FUNDS The HRA has an anticipated 12/31/00 fund/cash balance of approximately $90,000. Additionally, the 2001 budget shows a surplus of$51,000 for projects that are undetermined at this time. This type of budget surplus could continue for the next few years and, if desired, applied to a sidewalk project. In addition to the HRA tax monies, the TIF project at King and Main needs to repay the HRA for its net investment into this redevelopment project. This repayment of $293,000 begins in 2003 with $49,000 and continues until the investment has been recaptured. Accordingly, if desired, the HRA can afford part or all of a sidewalk project over the next few years, even if the total cost of a sidewalk replacement program is in the $275,000 range. • CBD Project January 22,2001 Page 4 of 4 S 1988 PROJECT In 1988 the downtown streetscape project took place. Costs that were above and beyond a normal sidewalk and lighting project were assessed out to the benefited property owners in the downtown area. In this regard, extra costs for lights, tree grates, trash receptacles, and textured sidewalk were assessed. The assessment from the 1988 streetscape project shows that lights were 55%, tree grates 25%, trash receptacles 10%, and sidewalk 10% of the total. Accordingly, assessments for sidewalks were a small part of the streetscape assessments. The attached 4/4/88 minutes show the breakdown of the costs that were assessed out thirteen years ago. In 1988, the textured sidewalk was 22.5% more than a concrete sidewalk. With this proposed project in 2001, the construction of a paver sidewalk is about 58% more than a flat gray concrete sidewalk. If you think that a flat gray sidewalk would never happen, then it should be noted that the solid paver design is 35% higher than the next cheapest sidewalk option, which incorporates pavers only at the intersections. 11111 CONCLUSION As there was no clearly understood consensus from the 10/23 or 11/27 meetings, we are again going to try to reach an understanding on a sidewalk program for 2001. The central business district property owners and the Chamber of Commerce have been notified of this meeting and the developer will be providing examples of the paver products and the sidewalk designs. All Councilmembers are encouraged to come to the HRA meeting to see the presentations and to hear citizen input. All HRA and Councilmembers are also encouraged to see the paver examples that are in the driveway and sidewalk of the Plaisted office at County Road 33 and Highway 169. Goals for the meeting include reaching a consensus on: 1) the type of sidewalk, 2) the design of the sidewalk, and 3) who is to pay what for the sidewalk. Whatever is agreed to needs final City Council approval as the sidewalk is in the public right-of-way. Staff recommends that there be one look throughout downtown and that this look be the Cobblestone paver (random pattern). Staff further recommends, but to a lesser degree, that the Cobblestone be a 100% install. Finally, it should be noted that funds are available over the next 4-5 years to finance whatever share of the project the HRA wants to assume. s:\eda\hra\cbdwalks.doc Cobblestone, Random Pattern I Borgert Products III .., .... . .„ _, . ., 1 0 One of the original North American manufacturers of interlocking; .,i.• - . , concrete pavers,Borgert Products,Inc.of St.Joseph,Mints, is pleased to offer its customers the beauty and versa of its Cobble Series. Possessinga commitment to '1.,. t, %''- P F- t :° l t quality and service unmatched in the industry,Borgert ° mss' , Center Circle Stone � f .� brings with it over 75 years of industry experience. our4,,:.,,,..4.,.,....-70._-.„-- .''f.'"7"'� ; Cobble Series is yet another example of this comms �� h --..vi *k5 Cobble Stones Calling to mind the distinctive look and feel of European Large Circle Stone t cobblestones,the Borgert Cobble Series is a Ieautiftil reminder t.> t of time since past. An excellent alternative to large, un\yieldv f cconcrete slabs,the Cobble Series imparts beauty,texture,color and lasti6 g t. durability to a side array of payin ,projects. Three Quarter Cobble Stone ;fes Cobble Cobble Rectangle ' , � ' '- pis ., Cobble Sqaare . : : IE11■� 1 _ Pit?iI'iJ M■1■M■1■1NIMNI � ■�1MI■M1■■■M El El1O1MM� Sr i 1■��I r.,--'7, Random Random Random rt BORGER 3x613% 3/421% 3x616% 6x634% 3x620% 6x645% Cobble Half Square ". PRODUCTS, n N e. 6 x 6 27% 6 x 9 41% 6 x 9 50% 3/4 35% Laying Ratio 1:1:1:1 Laying Ratio 1:1:1 Laying Ratio 1:1:1 Not recommended for the DIY. Not recommended for the DIY. r t • Cobble Series Olde World Style Boagcrt Products, Inc. fi>Lil1 r Mr Y. Y ^er q t . -- - , --; -, ---,--...f.,...-1 *-- 7-7., -,.,0-,-,....- ,-7,77.....!„,„.- -i 1 1` x i 4' ! i ' t,7„..-'....,;ui ll,ifmt ) E4-t,1 [te M €, 14 -,:''...1-.-2'-- :s. *4,'.4','-I4:3;''':,',''.'? ,, ;1 .C,VA - ?gam. "•-•'..,:-. 7:::::,..;,•;7"-:- � ""off' �" s - -_ , • y _ `mss 02780 / SYM Symetry-Venetian Pattern BuyLine 7576 f Ili/ l .. :,-,_..-:....:-:::,:-.-,,,k-- .,,,,.„.!,. \ - .: � : .' / �r /4. L"---'4°.-1 . '/ s r ' . ,r� xs� tea: ,11".•-,,,..w..!.•,-,.-it,"•';''''1-'--i""...A '-•,?,r.,.e- 177-:,,..''''''''7:f-.;.1"'''''•-'-':::"-_•"•c,"*:1",;,-' • 1\ 1 \ `x' . 1 b. , a Yrs: " --l.i" •Se.7-;.Z.57-•:::''': ."'--.-- �. A :. \ ,.. . :, 0 \\ \ - ,-'\ - '''',., ' •-•---°°-, ' -'} , BORGERT P R =ocdN C. '�,._, wo,.. E . , , o‘ .„)_ St.Joseph,MN 56374 y <4,•. Phone 320.363.4671 INTERLOCKING PAVING STOye, R: NE Toll Free 800,622.4952 U.S.Patent No.45443 s Fax 320.363.8516 \/ SYMETRY® CONCRETE PAVERS • DIMENSIONS:* SYMETRY® SQUARE r .. Height/Thickness 2-3/8" 60mm 2 3/8" Width approx. 4-3/8" 6-1/4" x1 Length approx. 10 3/4" 6-1/4" Check availability of 80mm thickness. Edge stone available. ° *Exact sizes may vary with manufacturer. APPLICATIONS SYMETRY°is ideal for driveways,walks, patios,pool e decks, court yards,plazas,pedestrian malls,parking lots,etc. _8Si MANUFACTURE 2f_.,,.,.,1) =1,.-r:,x,,-;:,:7A:—,2'- '4 Manufactu=:t:n= d8,; PS1s ,— A--734"'.1„''..-.\,'--.,-,--1;-7:\.e, :,:-74\\4-1,i compressive strength and less than 5% absorption. 111 INSTALLATION a Excavate unstable sub grade and compact the area. Place 3/4"top size crushed gravel or limestone with '` fines. Pedestrian 4" 6".Vehicular 10"-12". Base 10011111111110 drainage should be specified if necessary and soil stabilization cloth used if necessary. Compact base to p 95%density. Screed setting bed of clean, coarse ;. "concrete"sand to a constant uncompacted depth of 1" to 1 1/2". Install SYMETRY®maintaining 1/8"joints. �5` fi Cut as necessary with splitter or saw. With cuts �_._ „„ r i- { completed and edges restrained,compact SYMETRY® with a 3,000#to 5,000#plate type vibratory compactor. gam , 01 Fill joints with remaining sand. Oa, !: CROSS SECTION OF INSTALLATION w . /sanded joints Jt —SYMETRY —setting bed I a . a • —base � mss; r SYMETRY° is manufactured . under U.S. Patent No. 4544305, ♦ • and is the Registered Trademark " f of Symrah Licensing Incorporated. 513-272-0080. Page 2 City Council Meeting 411) April 4, 1988 --- 5.2. Central Business District Beautification Improvement Assessment Hearing Public Hearing Mayor Gunkel explained that the project is priced as low as possible and meets the objectives for beautification of the downtown area. She noted that the bids were open for the lighting aspect of the project and that most of the prices in the project were firm. Greg Korstad, City Attorney, explained the assessment hearing process. He noted that the purpose of the meeting is to receive input from the people proposed to be assessed for the beautification improvement. He noted that the City is proposing to assess the cost of the project on a per unit basis. He noted this is based on the City Council evaluation of the most fair way to proportion all of the costs to the properties benefited. He explained that all property owners should have been notified of the assessment and of the proposed assessment method and that the property owners should make their objections known to the City_ Council at this time. Mr. Korstad also explained that the lighting contract may not be awarded until the appeal period is expired, which is 30 days from the date of the assessment roll being adopted. 4111 Terry Maurer, City Engineer, explained that the City has received the street lighting bids and also has received quotes on the other elements of the project. Mr. Maurer reviewed the cost of the project which is as follows: ITEM ASSESSED OTHER TOTAL COST Street Lighting $65,000 $35,000 $100,000 Trees —0— 18,300 18,300 Tree Grates 29,000 —0— 29,000 Trash Receptacles 11,500 —0— 11,500 Textured Sidewalk 11,800 —0— 11,800 $117,300 $53,300 $170,600 Mr. Maurer explained that the method of assessment of a per unit basis is based on the input from the mock assessment hearing held January 21, 1988. He noted there is a total of 40 assessable units; 37 whole units to be assessed at a rate of $2,950 per parcel, and 6 half units to be assessed at a rate of $1,475 per parcel. Mr. Maurernoted that the interest is calculated at a rate of 10% but may be reduced when the bonds are sold. Mayor Gunkel opened the public hearing at this time. Mr. Al Nadeau, property owner and business owner, presented a letter including a list of property owners wishing to appeal the assessment. the following names were included in the list: 1a�C J City Council Minutes April 4, 1988 • Ronald Kuhn • Harvey Wohlers Allen Nadeau Joseph Sipe Michael Rafferty Ronald Robeck Robert Dare Hetrick — Amoco R.A. Dorsey • Dan Anderson (includes 4 parcels) Mayor Gunkel indicated she had also received a notice of appeal from Dale Johnson, who is a residential property owner in the commercial zone. Mr. Dan Anderson, property owner of 4 separate parcels of property, indicated that while he did sign the document objecting to the assessment, he was actually not opposed to the assessment or the project, but was opposed to the fact that the commercial properties west of Lowell were .not included in the assessment. He indicated the properties west of Lowell had requested to become part of the commercial area and the Council extended the commercial area to accommodate the request. He indicated that the total commercial area should be given an opportunity to be part of the project and not to restrict the assessment to only a portion of the downtown area. 4110 Dick Dorsey, property owner and business owner of Dick's Main Tap, indicated his opposition to the beautification project. He stated he was against a majority of the improvements but was in favor of adding trash receptacles to the downtown area. He stated he was also opposed to the method of assessment and felt the assessment should be determined by front footage. He stated this should be dealt with in the same method as sewer and street assessments. Steve Johnson, property owner and business owner of Johnson's Department Store, indicated his support for the project. He indicated that the City of Monticello is proposing the same type of project and the price is much higher than the City of Elk River is charging. Mr. Johnson stated that the criteria for drawing new business to the community is the location, and the beautification of downtown will draw business to the downtown area. He also indicated that the assessment method is the best compromise for determining the assessment amount due per parcel of property. Mike Rafferty, property owner and business owner of Elk River Chiropractic Office, indicated he was not totally opposed to the assessment, but that he was opposed to the method of assessment. Mr. Al Nadeau stated that the people signed the document opposing the assessment with the knowledge that the assessment per one full unit would be $3,750. He indicated that with the new figure of $2,950, there 40 may be some people willing to withdraw their signature. City Council Minutes April 4, 1988 • Bud Houlton, property owner, indicated his support for the project. He stated that creating an environment and atmosphere for the downtown area is very important. Mr. Houlton stated the First National Bank would be willing to contribute one extra unit ($3,750) towards the cost of the project. Duane Kropuenske, Senior Officer of the First National Bank, indicated he was in favor of the project. Mr. Kropuenske stated that by adding up the total assessment ,and dividing it out on a per month basis, the figure is somewhere around $30 to $40 per month. He indicated this is a relatively small price to pay to attract business to Elk River. Mr. Ron Kuhn, property and business owner, stated his opposition due to the fact that the commercial properties west of Lowell are not included - in the assessment district and also that the properties east of his business will receive more benefit than his property. He indicated he would like to see the project vetoed until the Council has a chance to look at the benefitting properties and assess them according to benefit received. Mike Rafferty proposed a different assessment method at this -time which he indicated was a more fair method than that being proposed by the City Council. He indicated that his method would increase the financial burden of the large properties and decrease the financial responsibility of the smaller properties. This proposal is placed on record with the • official City Council minutes. Mr. Jim Mulroy, business owner of Snyder Drug, indicated that he is in favor of the project. Mr. Rob VanValkenberg, property and business owner of three parcels, indicated he was in favor of the project. Councilmember Tralle indicated that both the Governor's Design Team and the 2001 group have heavily encouraged the City to work on the downtown area. He indicated the downtown beautification would serve as a major focal part of the community and it would encourage retail growth and also encourage people to shop in the downtown area. Councilmember Tralle stated that the front footage assessment method was unfair in that the large property owners do not receive much more benefit than the small property owners. He further indicated that the Council should possibly look at extending the assessment district to the commercial properties west of Lowell since these properties are within a commercially zoned area. Robert Dare, business owner and property owner, stated that he is not against the cost of the project but opposes the fact that the commercial properties west of Lowell Avenue are not included. Elmer Anderson, property and business owner, thanked the Council for all theyhave done so far for the downtown beautification project. He indicated his support of the project. Mr. Keith Holme, business owner, indicated his support for the project. rage City Council Minutes April 4, 1988 Mr. Cliff Lundberg, business andro ert owner, and Chairman of the P P Y Downtown Committee, stated that the proposal before the Council and the residents is a very cost effective proposal and that it would possibly be more expensive if the project were delayed until a later date. He stated that he would like to see the Council order the project tonight so the electrical contractor can start work_ and not delay the project. Charles Christian, property owner and business owner, indicated his support for the project. There being no further comments from the public, Mayor Gunkel closed the public hearing. Mayor Gunkel indicated that there was a lot of discussion and thought process by the Council and Staff in determining the method of assessment and the ' area to be assessed. She indicated that the main element in this is timing and coordinating the lighting aspect of the downtown beautification project with the entire Main Street Project. She indicated that if the Council did choose to reconsider the method and area of assessment, the carefully planned timing schedule would no longer be valid. Pat Klaers, City Administrator, informed the Council that if the assessment roll is adopted at this time, the people who have submitted letters of objection will have the right to appeal, however, there are • additional steps to the appeal process which must be taken by these individuals. Councilmember Dobel indicated that if the Council does not go ahead with the project, valuable time from a number of people will have been lost. He stated that this project is needed and has been needed for a long time and if the opportunity is missed it may never present itself again. He indicated he was in favor of approving the project but would like to look again at the method of assessment. Mayor Gunkel indicated that the Council has tried everything possible to make the project acceptable. She stated that if property owners do appeal the project, the City would be in a defensible position regarding the amount and the method of assessment. She indicated that one of the reasons for keeping the assessment area east of Lowell was to keep the assessment at a defineable boundary, which is Lowell Avenue. She indicated she felt the Council is satisfying a majority of the people and that the project is very cost effective. Councilmember Holmgren indicated he was in favor of the project, however, would like to see the Council look at extending the assessment area to the commercial properties west of Lowell. Mayor Gunkel indicated that if the Council were to look at possibly changing the assessment area, it would be a great inconvenience to the customers. She noted a lot of preliminary work has went into . coordinating the project in order to keep a strict time schedule. She stated that the Council has already reviewed and determined the area to be assessed and method of assessment at a previous meeting, and stated Page 6 City Council Minutes • April 4, 1988 there is no reason to reconsider these elements as it will result in delaying the entire project. The City Administrator indicated that if the four or five commercial properties west of Lowell Avenue were added, it would add to the expense of the project and more than likely would not decrease the assessment amount to the property owners. Councilmember Tralle indicated that he agreed with the City Administrator and also with Mayor Gunkel in that changing the assessment district would delay the project. COUNCILMEMBER DOBEL MOVED TO ADOPT RESOLUTION 88-23, A RESOLUTION ORDERING THE IMPROVEMENT IN THE MATTER OF THE DOWNTOWN BEAUTIFICATION IMPROVEMENTS OF 1987. COUNCILMEMBER TRALLE SECONDED THE MOTION. Councilmember Schuldt indicated that he has heard many indirect negative comments from the business people (tenants) regarding the downtown project. He stated he had hoped that the people would have come forward and personally voiced their concerns, but has not heard any first hand objections since the start of the project and noted that because of this he would be voting to order the improvement. THE MOTION CARRIED 5-0. COUNCILMEMBER TRALLE MOVED TO ADOPT RESOLUTION 88-24, A RESOLUTION ADOPTING THE FINAL ASSESSMENT ROLL IN THE MATTER OF THE DOWNTOWN BEAUTIFICATION IMPROVEMENTS. COUNCILMEMBER DOBEL SECONDED THE MOTION. Councilmember Tralle indicated that to reconsider the method or area of assessments would delay the project and would be too costly at this point. Councilmember Schuldt stated that street and sewer is based on a front footage basis, He noted that the method of assessment for the beautification items is a different matter as the items being assessed do not run by properties on a front foot basis. He noted that it is difficult to assess this in the same manner as the sewer and street improvements. He - noted that because the improvements are of the nature they are, he is in favor of the method of assessment. THE MOTION CARRIED 5-0. COUNCILMEMBER SCHULDT MOVED TO ADOPT RESOLUTION 88-25, A RESOLUTION ACCEPTING BID FROM SPENSOR ELECTRIC AT A PRICE OF $73,243 AND AUTHORIZING EXECUTION OF CONTRACT IN THE MATTER OF THE DOWNTOWN STREET LIGHTING IMPROVEMENT OF 1988. COUNCILMEMBER HOLMGREN SECONDED' THE • MOTION. THE MOTION CARRIED 5-0. • • bb � -no0 ni F M o 0 CU u o` m < 0 0 9 8a oz a 0 w o m '- 0 xi a - m s (/) Z > c 0 x . Z 3 0. Q D 111111.11111 ■II■11■111 00.00._.. _ ° 1113 1,1 - 141.11.11.1• • • ••0.1.1.10; > ilfllelloi o11a11olli D . ,�.,� -..,00,.,00,,. 00.00._ 00.00.. < 1311■11111111 TINIAMIll 011.11.111 ■1h11■111 (n 1140.1111.••- sem.40•.: $ ._._ � UI■11■11■I �IIUI�Ill •.._..-••.-. M.••••••••• .4M ■ mm !111!0!1II �11�10111801 6 2 2 m11••••••••••••••••• 4•o••._•.. F a I�MI�II�I,1� X !00E1,1�1,1; ..•_._.w 1111! z U1�00r0o �I,I�il�ll; 0. - 1111.••••• 11 11 Il . _.00.00 �yl�llll -i 00•_.00.. �III1.1.1 � �110•0111••••M 70 �, mg11111.11111111111IIIIi ,4� �,� r,1 110M•••• ; 00.00.00 4••••••••••••••.4- - 4 ;780 Z 6$$.111518101171 111111111.111 �a 1.011111.10111lllli ■ti■1111111K� •� � � • • a1aglI O ag 1011 r O gill' 1 UI 11 It _ 41.41••4.•.4 C-) . . .. y 1y0000 00 �1■111111■1 , • hl01.•• •• Im ■ ■ItUIII rn r1 II11111 rn �111t X :.�.�Q X -1 ■111111■III X 00.00._.. V u•.•1,.41 00.•00❖_•.� Ii ■,.t■IPI -1FAO; ¶ �..41•.41A� 00.00._.. ■IWI■111 Z I�0!IO2I,I2f �J 00._._.4 Z D 00.00._.. �I 1011211 rn111101111111 N11E11E1111 . 00.00••_ . s ;0.10U,04I Z 0 gl Mr•••• • 2 ••-4.44 Op 11 i■it■ii•l v �n_nyy co -•-••- x.00.4 C . 1 $ n_ii1 in rn 00.00 _.. ••••410A03 _ o :._ _100.00._ _••• -••- -- -- - o u 11101.11111 •H .-.• 11.11111 Z ►000.00•.00 - 004._4•1._,. 1t It 11 Z 11MI/11I ►40044.4 -< .• ' 0 0 00II7i -D � _W• .,.�,_,41 m _,2,41.4 14 11010E1,0;� L �10N0 ,1III,1;4.:44 n 1■01■10■1 •■1€1111111 "024.2.:14 ,_�.-. 00.,00•,_.• ._•004,4_ 41.41•••4 ;1.10.0,111 ■111•11■Ih iP 111 11 ■111111.111 . 00.00.- 11 I■11111€1 ■1111111 :1:.'4,;,,k,\. 11,...4•,•.411,•,00 O-.-.M 1.•_•00.00 41.41.4 41111111■I �,.1110Ih 1.,:c.:.2...2, 00.00 000.4 . 1 1■01.11■I 1.1•11NIII ;00.4 0044. 4004,_ 004•.. -t_ r .-• .'- - ..•x: • s ar 0 • MI 11PP'Vi ■ latL;�ilii1 CD 1I :� z 1. xi 0 ��■ e. W 11i CC • i�ll'l101111 > fjailliy =--I Ct u W W '' • � ii �� 11 td1 ,i 0m 411. ' ,, iil� i! O `�ii1r1;i.i.i1u z Pt 0 0 i� � CO iimiil �1 H jlif 111 Q F Z CO 0 ■, .-,IliFilra hiii�.L�yla W0111111i i � a via: n co :!� W�1�iriala 1all WA Iirillin; IV I • iuI �� i Ii., i.�i a Iiii 3AV NOS>I0Vr 0 iU1i.1.1u I■liileill a hrMrilill w a. >, W 111 a 1 - el" N� Co O LIIMPlii W s" U < m •�•IMI I - w 5 U ...2 a Q 0 jl �l z W z i� illi I X Q LIM1114:11611.111111:1111111511 ' . tnz 711111111P•mmllelmilloillimilimaisTIL-11-:.1..., u.-ill■ ivq.di.n .011.1-I is vilvi ! 10 • i o R IiI I. 11114 11111111.11111.. Wire liil■i�■� 1411i1:i i�G'3illi W lu1■Gluli1 11 Li z irAr H. i__ A ....._. . ,_......m.p...41.11 oz_ 6 li� V) rkilfil IN/1 J D `■dill/ F- ��'±� CD Q i"iiiill m 8 gritEt !liti�l■il i'�gl■1 0 Z 1■i 1 0 0 ' • on try., P s sm .,. m °0• O 3i < U) 2- , °,' p v, oo fTl z in z 2 I— > ro m m No A 1:1 .\ A �� z 3 m Q D �„11111FFF�� 4 g Q xi \ A• • 411 • . .. PI \ 4 .1N4 • ,QQ yyy \ • b. / AI - .• \ • . x l' t>p \ e . :1' RIY, z � � \ M 1h SAT, e `'N. °. . M \ X la! •°4111 . ••. fel X \ .••a ••'0 / ---1 LTA ' — \ . . r -D i'i Z \ " m •u • Z 's m �I�I A \• 4••• I Z �� 9 00 \ I' Ll D Pi 8.. CO 1 Z0\ 4°°•. ' i' m b • p Z , IIIr;• •rT7 h 1X1i,kik '7,7yt--,",..:,,,.., \ • ••• li ,;,-. p I'11•IM 4 • • IN o = \\\\\\\\\\\ • • z c p r 4 n, • m X/ > X t nL U1 141411.41-11401.11- 11 �'-j 1 LWI I • m •, --< Z • I, xi CD w • UID cNa +n a. �• M r Cc - II 1 3 112 • _ ,10, t I D p +>x m 73 NSA I u) . L A 1 JACKSON AVE. a. i. /. . .•.. .. ._. . D ...,:::::... ... ......,0_,...,........0,... .. . • 11 ' 1 e • 4 p • 0 en A Dx CA ./ CO Eq X p.. h 4 p � • oD z ;. r 1 • 8 • 11 4. cu I. m i . . C s m . ., ` 1_1 .o ZZ 1l V/ 4 . r 1 4 w t ;f ' • • (...,,.. • N O R ' f:tu Id 8 • –J / CO " . 8 i LJJ ' ci--....---*-4:;\ • •• �/� m a �a °< L11 Q 03O m • 0 / ,. 9. . • o.. a . a // cC)1 . • , < • ° '3AV NOS> 3dr /00�/ a w o mg-0 >, wY`4 c J a loo q.... ..! <' • • • • mW X ' ` w Lf J .1.v 'R' CD( Na Ca)i.„17 Q Z }- n W W ow .p < v .• . r a •\. a 1'X1 Qin W \\\\\\\\\\` lel Z \\\\\\\\\\\, I° : • • ,;. ... . -,7. \ rfN. .vis..2. . • • • . .. \ ... . ,„,. ‘;,, , ,.,.-,. . .,,,. • ,i. \. . .. . . . • i \..„., ,• • . . b J • p \ a Q R V .Q \ 6 • a CD v CD CD • WCO w Z X— F– Q '• R•• \ x c W X .NI : . \ W • i J \ g6 Li : . b< / ... • p IliLl X ili 005gigillW R \ 6 w o R• O < • \ , a \ o p \ W m E o 'v ✓ m m o co mm x Z z vii, z O O a 042 a . o a o 0 3 m m i n cl W• W < _ Z• O O X85 S§• 0 • • • b b k RI - o 0 2 Hi O z u o m m 0 o O -I m V 3 „ p Q 0O 1 m' ';- m > = Azo N o O \ P ° p co ti m ° . . O Q \ . ..a p . . - \ p D P e ' ° d bqq ° zk2 0 \� • ° \ X • . ;I aT s •• i ° eDi 0 'e. • cn •m?2A —1 \ p m i s' •° • tioo, \ SARN A. D ° r Op r \e G) J rn fTlrn X \ ... ^\ '.b'' / X • 19 • x ..e ..l0 X e • 7-3 °. Z > g C M — 0 \ U) ° e Z \ P . T P o \ m •ep . \ , 016.. ti p ..--.11� . �o .\\\\\\\\\\ . P /// c milli ° • a m� D X P zo r gal CD In G n x ri CO O rnZ!,1 ' W AZ 1'1 S • `< %mA . ' Ai D • S • JACKSON AVE. -13 O . • AN (::----;..:1111111. mEmi ° e O 6 p rn rn - GO z X m O 0 r„ P °° P Z ° ' ° C > 03 " ' / r— . . R1 ° °• • e z p • O 416, P , \ T • ri 8 • i i g co!i z ir\ltil 0 0 ° 11�I IUB C� J • III W ILII' . �i-1 > 1g�� m z co 111a11 0• 11°I I�I,, . _vIlii Li., II?II C 7 0 W11?I Di,''''° z°.. 01 ILI ' . iF...2z, aO O OrI ii :• xm 11 1 1-11 W1= w . .°ILI r) LIj NIO ..° _ 1_n : • 1,1�I 111. . ° wit,. • ° to,, °v III,1,. a . I�11 • lill?Ili SII?II?II?ti?II?II?Ili, I�I,I, < q 1.0 Q I�11 • ' Ul til ° . .° Q •3AV Nos>loVr I:i;•i, • ii <° o I.1 (f) 1.11_ . • ° _ � • • ct -❖; � < C > IiI,1•,. v' co itC TR Zx U ITII W J W �,,.v '° O Na C N C_1 I3.II tti z >-- N w 1;11. J Ai) (n o Z Yt fl t < • r) IlII • X Q w Yt i. w r7 Is!., ° Z Et •• o • \ ikv0 IIi ... , V. _ Illii:\.% ' \ 1.1 Til . \ ewe, i •\ . r I— ! _!! DI—•� ,•,. ..a \ Z v• • 1,1� Imo- C 1: 11 . 0 1,1 I— I.1,1, v \ — Q _ `� \ Q J °I;t__ w (n J 11 I— lIO . \ 5 1 CO g• 11 TO a v DO 11" C� Z III °. \ ;S I;1� I?Ij \ ° w Q \' Z • 11_ "Th. w IIIb•. Z •i • � -Il w \ I-= X 11� F— °.. \ X o 11� ~ ill \ •. C lel l; \ J ILII \ J .a w x. PM ••� 1;1•• I— ?I,1, ° 0 8'817 11 w l): \ Cf) NI I,e.s vkrill • \ D � € (I) ' z ji „11 o 1 _2 $• II W I�i� • .. \ j • 11� Of • ° \ lib a w •A 11- ILII °v I,!_ I_II Q \ a 3 a: ),1: 1.11 • N. Z , 1.1 ° ° \ Q W x a, m m m a g i ii z J m '- a < o .5 - m O i w t V) K OE OL o 0 H-- m m '" poc` Z .',/ . E 0 i - • • bikn p • m O 0 9 p 3 o m i. / ' m arr.J N < > w > - I o : L A D m • 1 e ilE - rip . .. .- z : O } \ . P ■1 , • ? ;151;L° - —1 iPj • Pg" E \ .. :■ X g 'n'0' --1 'i. \ ° (n I`I , P• ckgV p 4 \ • I e ---1/ 7::1 ala ' 1 ■ ° 1„E54 \ 1 m \ .° . I I r oog,§1 ul I— Q • i. \e : . 11 O X \ q Q X _1 `;1 :P X \ r ---I m f` --1 Ft G) ' \ e1 D • G7 1 ■ q \ q•.. r z Fir .. 1 CO \ ° " N 7 it ' :'a co q I u) m . rmi ' • Z \ ° •• 11 ° z IL iF \ 1 �i■ •-• z ,\\\\\\\\\\\ _ //////Y// i . C e • Q ■ � � 1■ , Q in c�� '1��1 .. ■ •rl I h Fart` M73 > X ■��J M Ill`" CD Z Z ' V .a' JQ _°zz -IDD rn„s ° • r A � P• 1l 1 j • l A (� • JACKSON AVE. 1 111 i A ' ' e • 1 D a . O ffi , r.... ...m.. .__. mill OM . I / •• All • e ` § b ; --.1 11.1! \\ 3 4 : f Q 8 5z /, 4 ;. old ■ °. ' m D 1•' rn M 'A X °: 1 ° •' O (n 1 r�ra • Z •• °.. ■1 ■ • CD •. .ii C ■1 •. > z C o fTl . mI-' a .°• • Iil • 1 ° , \ P O N o •0 • • 6 _ti a a ,o z 0 °a •• > • •' w .o' J / . 6 • m z. Q CO - O • Q O W z O 0 W ° .] • °. ° .• X 2 1= Li_i ...„_.— 0 / .•,. .• 1 w O Q• NV a. I0Ia • e v ce O.:•:.. W8 co ']AV NOs�loer o k rl J • v• awe Q w^ C CC , 0 �z�� o m WU s. w J W ..4 ° °• C.D rya C N N J Z a ry W • • p ° x Q 1_I_ ° :11711•.; J #1 11.0► ° \\\\\\\\\\V z b t l O. O k • - . •••,..,.,i, , • W i. . \ •� Wa • Z .° \ z\ Z J D $ I— / .: ..- • \ 5 . E Q co g Z \ r c' w Q a \ Z .-� M �a \ Z V) •p' X mX ° • \ X o W o: W °a : . \ W J \ bio' W iCY) �QW 99 • < <.• \ 0 ig LLI til 41 t0 o = mg es • 9va.° \ O _ OD d o ' (n w m E o 1-1-1 ?: m ov U Q Q m 2 Vii 2 Y o 0 oj p1a 0 d ` o mnm oLi O o % 1 I 0 0 • § > 8 x O a m m o o m —I 00 g o 7. N o r*t Qom o D w s r Z z i Z •3 m m \ '1,1? 1• b e - 73 I rri a A MAp O \ • Ilii �" M � � o \4 • • ! m 1 C \ • •ii? P1 1 s. ° •— ••• \ ? . :1 1' _ � FT, m \ 11 1 X :p m X � �� P \ ..p .rj 1, X (n —i �r .. / —0 = . 4a• Z \ : p 11�I m • _I Z • Ari D O _I , gi \ 11=� z —i' 10 CO 4 \ o e;ii -I =•: C \ ° • J .... • rn • �a —I �\ \ ••• 11-1 A. \ • ° 11—� ° vea��: \ Pg O Li z .\\\\\\\\\\\ " 11-11, ///////// c `' . • O Ail p Z 0_ GIm fir) ��ITI�*� 1•.x111111—.,—,.•—,.,—.,—,.•—.,— "'Wed itaiTaleeit•TeeiTAMAIValtilireieratee• m D X 'III (n ' m ' y m = S 4111 33 CD -o• w -< z kilt D c a'm Iii fn z� sad m � 'PI > • —cs "725-.4s A °Ism A 0 m `< aloA • (IT! (1) i ' JACKSON AVE. mm ; I= A ..At a �1 . O Dw . • °. ow °Ilii (------(-----Ali, 11M i 4.1.070 IliiTO... °'. . .Iii _i ° . . 1� Q O m CD C 1 D \ , • ,.0 (.,j 14.•4- • M —I OJ z X n: ;1'1I /" oi1,• O G7 f8r • a• 0 Ti rn O • Iil M �I / f— • —•• WI z 11i �J O • 01111TO. p ° • p WI �� • o { O U1 1 it Z B. ELK RIVER HOUSING AND REDEVELOPMENT AUCRRITY • MEMORANDUM TO: Housing & Redevelopment Authority FROM: Marc Nevinski, Assistant Director of Iv Economic Development DATE: January 22, 2001 SUBJECT: Proposals for Downtown Market Analysis Issue At the November 2000 HRA meeting, staff presented an outline for a downtown redevelopment plan, which included the completion of a market analysis of the area. Staff has since meet with three consultants and received proposals from each, which are summarized below for the HRA's consideration. A fourth option, also discussed below,is to complete the analysis in-house. The 2001 budget has allocated $20,000 for consulting services associated with completing a comprehensive plan for downtown. Summary 6 Comparison of Proposal A market analysis is a critical tool for addressing redevelopment issues in the Aft downtown area. The information provided by such an analysis will not only aid in 111, the establishment of a redevelopment plan for the downtown, but will also help guide decisions as specific redevelopment projects arise. No record exists of a market analysis ever being completed for the downtown area. Maxfield Research, Inc. -- $19,000 Maxfield Research is a Minneapolis based real estate consulting firm with both public and private entities as clients. Recent projects include a market analysis of the Arbor Lakes downtown development in Maple Grove and the Park Commons Redevelopment project in St. Louis Park. Additionally, the firm recently completed a market analysis of downtown Anoka and the surrounding area, which is very similar to the Elk River proposal. Maxfield submitted a detailed proposal that includes analyzing the retail, office, and residential sectors in and around the downtown area. Analysis of each sector will include: 1. A demographic analysis of the trade area. 2. A physical inventory of each sector. 3. Assessment of the current market conditions for each sector. 4. A quantified determination of each sector's potential demand. 5. An identification of target niches and mixes for each sector. 6. Suggested development concepts and possible synergies between the sectors. 13065 Orono Parkway •P.O. Box 490 • Elk River,MN 55330-1743 • (612) 441-7420 • Fax: (612) 441-7425 Equal Opportunity Housing and Equal Opportunity Employment • In addition, Maxfield will also schedule a series of five meetings with staff, the HRA, and downtown business owners to conduct research, provide updates, present results, and make recommendations. McComb Group, Ltd. - $19,700 The McComb Group is also a Minneapolis based market research firm with considerable experience in commercial development. The firm has been in business since 1974 and its client list includes both public and private entities throughout Minnesota and the country. The McComb Group proposes completing an analysis of the retail and office sectors in the downtown area. Data for the analysis will be compiled through primary research using customer surveys and business owner/manager interviews and published statistics. The analysis will be constructed according to the following outline: • Inventory and physical evaluation of the downtown area. • Evaluation of competitive areas. • Analysis of the downtown trade area. • Estimation of potential commercial and office development in downtown. • The McComb Group will also hold a series of five meetings with the HRA, staff, and downtown business owners through the course of the study to solicit input, discuss recommendations and present the findings. Bonz/REA, Inc. - $21,000 Bonz/REA is a Boston based firm that provides real estate consulting services, including redevelopment and feasibility studies, to both the private and public sectors. The company occasionally works with Minneapolis based Hoisington-Koegler Group, Inc., who completed the Riverwalk Plan in 1996. Most recently, Bonz/REA completed a development potential study for the Northstar Rail Corridor Authority at each of the station locations. Bonz/REA's proposal includes a demographic summary and a market analysis of the residential, retail, and office sectors. Data will be collected using surveys, interviews and published statistics. The sector analysis will include: • An assessment of current market conditions. • An estimation of market potential for each sector. • An analysis of economic inflow and outflow for the downtown. • An identification of potential market niches. • Cash flow estimates for potential projects. Bonz/REA will also hold a series of meetings with downtown stakeholders to collect data and present results. In-House Market Analysis A fourth option the HRA may wish to consider is completing the market analysis in- house. Such an analysis would follow a publication titled Step-By-Step Market Analysis: A Workbook for Downtown Business Development. The program's table of contents is included for your review as Attachment A. Although the analysis could be completed in-house at a reduced expense, hiring one of the above consultants would provide several advantages. First, all three consultants propose to complete their analysis within a three month period, which would allow the Downtown Redevelopment Plan to be completed on schedule. If it is decided that staff should complete the analysis, the analysis will take longer than three months and resources will be diverted from the redevelopment plan. Secondly, the consultants have access to more current and accurate data than staff does and their experience will result in the use of the appropriate data in the analysis. Finally, a consultant will offer a more objective and thorough analysis of the study's findings. Recommendation Of the four options presented above, it is staff's opinion that Maxfield Research would be the best fit in completing a market analysis of the downtown area. The firm has a reputation for producing very thorough, accurate work, which was evidenced by their very detailed proposal. This leads staff to believe that an analysis by Maxfield is likely to have applications for other projects that the HRA may be interested in, such as housing. A residential analysis was not included in the McComb Group's proposal. Finally, and most importantly, it was apparent to staff that Maxfield clearly understood that a market analysis should complement and support the Downtown Redevelopment Plan. Attachments • Table of Contents of Step-By-Step Market Analysis:A Workbook for Downtown Business Development • A ATTACHMENT A • TABLE OF CONTENTS A INTRODUCTION i , ABOUT THIS WORKBOOK iv STEP 1. WHo Is DOING BUSINESS DOWNTOWN Now? 1 !1 • Business Inventory 1 ilj Property Inventory 2 15 STEP 2. WHAT IS THE CURRENT BUSINESS ENVIRONMENT? 3 Community Workshop 3 A Physical Environment 3 11, Downtown Anchors 4 A Business Clusters 6 1f A STEP 3. WHAT IS THE TRADE AREA FOR THE BUSINESS DISTRICT? - •• • • 9 A Primary Trade Area 9 Market Competition 10 i STEP 4. WHO LIVES IN THE TRADE AREA? 13 .,0 Demographic Comparison of Trade Areas 16 24 Demographic Trends 18 ' Demographic Trends Comparison 19 STEP 5. WHO ARE THE CUSTOMERS AND WHAT DO THEY WANT? 20 A Current and Potential Downtown Customers 20 Business Owner Survey 21 A Customer Intercept Survey 22 i) Focus Groups 23 Telephone Surveys 23 STEP 6. WHAT ARE CURRENT RETAIL SALES IN THE TRADE AREA? 25 t Measuring Retail Sales 25 Retail Sales Per Household 26 D Retail Sales Trends 29 STEP 7. WHAT IS THE PROJECTED POPULATION GROWTH? 31 Demographic Projections 31 STEP 8. WHAT ARE THE RETAIL SALES POTENTIALS? 33 • Retail Sales Potential Formula 35 Retail Sales Potential ByNumber of Households 36 9 Summary of Retail Sales Opportunities 37 Future Demand for Retail Space Due to Population Change 38 2 • Sales Potential Converted to Space Demand 39 STEP 9. MARKET OPPORTUNITIES 41 Summary of Current Market Strengths and Weaknesses 41 .. Summary of Market Opportunities 42 STEP 10. MARKET POSITION STATEMENT 43 C. NEXT STEPS 46 SOURCES OF INFORMATION 47 1990 Census of Population and Housing 47 Census of Retail Trade 47 C- Standard Industrial Classification(SIC)Manual 47 Consumer Expenditure Survey 47 t,' Consumer Price Index 48 Dollars and Cents of Shopping Centers 48 - Private Data Sources 48 National Downtown Organizations 48III C' EXTRA FORMS 49 C" C C cy • t Item 8. ELK RIVER HOUSING AND REDEVELOPMENT AUT TITY • MEMORANDUM TO: Housing & Redevelopment Authority FROM: Marc Nevinski, Assistant Director of #(04 .-- Economic Development DATE: January 22, 2001 SUBJECT: Update on Housing Programs Minnesota City Participation Program From 1991 to 1996, the Elk River HRA participated in the Minnesota Housing Finance Agency's (MHFA) Minnesota City Participation Program (MCPP), which provides loan dollars to qualified first time home buyers. Through the MCPP, MHFA sells mortgage revenue bonds on behalf of cities to meet locally identified housing needs. The proceeds are then used to provide below-market interest rate home mortgages for low-and moderate-income families. The loans are originated and administered through local lenders approved by the MHFA. Other than completing an application and paying a nominal processing fee,no time or resources are required of the HRA or staff to participate in the program. IIIFor whatever reason, the HRA did not participate in the program in the recent past. Staff recently received an application to participate in the 2001 MCPP. In researching the program further,staff learned that Sherburne County is making a county wide application, which would increase the total allocation and allow Elk River residents and lenders to access the loan funds. MHFA expects to bond for$37-45 million dollars state wide. Community Activity Set-Aside Program Another.MHFA program that the HRA may find useful at some point in the future is the Community Activity Set-Aside or CASA program. This program would allow the HRA to partner with at least one lender and possibly other partners to custom design a program that addresses a housing need or objective. While the possibilities are numerous, possible applications might include: • Renovation loans to homeowners in a geographic area. • Mortgages for employees of a specific employer or industry. • Loans to owners of dwellings with health or structural problems (lead paint, asbestos, substandard wiring). Given the ability to customize the qualification criteria, the CASA program,may be a valuable resource for the HRA in implementing the Downtown Redevelopment Plan. Staff will continue to research this and other housing and/or redevelopment resources. 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330-1743 • (612) 441-7420 •Fax: (612) 441-7425 Equal Opportunity Housing and Equal Opportunity Employment • .0 o^ N N. O 4 Qp ' N'tV ,�za' C7 0 a«S vO .1 •,,,,- , caU OT O O-v c' 0 0a cc )N >r. o 6 `' ai � - v �8 cao � � � 3 a�~ a� � a� .� a 0 0 � = c cn o6) � wwO � "' „ - � 8 -,`8 ,,,,,z>'.›,9% � � .c,.^. " 'o;- au cn 0 :; pr� () � aa)" � p y o " z3 `��// 4.� ��,U ❑ a'p y^O «� O y Oyu i �•� C �'° y leati >,o }, � o 4. o �Uoa� ., > wp,� ca.� � � CUT:3 x0 C0 = CVIZ q .w.' U U Q a) s, s..; �'O t" c� p y et s"' c� y v, ^ .= = 1 a) O 3 cz 1K- O =b U'.' 9 = ,, › ,,z,— a a) O U •O1 w" -,E,',= _, OU s., UU 3 o 'O z c-,5 :----044.) ,E0.4 St: " .r c 0 U 6—E" e7 y cob : �o N `) � . w... O U O ea)._ Q y x �cv� U 3 a3. , ., a� 3r. o o U. � ter. c,„ � � yrs, �a a� E rti as�aeP"S? a,t1' `a »,--t-.4a1.. w u 1* w a d Q a+i"0 a,,�,a rS e zv >= aV K . • ..ti �� cl ``F ya. F ;,a h •y}F ,r �` SS .,-.*,;,8,,,,,,...ali ,,,F�r R' � i�..i i..' '>rt e a . i a, r n. `' a'1d�`, a,F `e ° U , FS»a \ 4a- x�` ti eacS 't s U N p..ti.� z '4 c a g y n} a, l*kx a§�,*�,Kar^ @n O C as ` a i A x} , a ,d� Fz fix` _},y%p . >a'V& 5. r„ to _ 03 CD 4 v..8 tt c� a'�zu j 1� " �x}�1 iiP �t' 2hr ' �Lj � .k3': i '''' y uK ', tt Mv9 � `ta a'9 `i,}t C" �� U O w cd ,3 +.-. ' . nx`i \tiar fl �K}'''' `n u"s. xr 4 e sF O Q++ cl O • ^ M, n a x�i�, a,d 7F,µ to au Ott �4 '#+ a x = fA �+ O U Ti ` amii . �,A4�,j.4;29.0,raa`.�a'�s` .._, fi ,x A, }4' d c V O O 8 4 2 k'` ,a 7:k4 ,t}�`F't 5,°aPF�' +1� "�kV s }utx�` C$} �- 0 O cts �o,fi n '' a {F`ti \uk . ti i, L °,.), it ° a) `F"5 s4 �)z r ., �: �" z`-*S� d ea r a .0 (Q 13 .SCI V >, ti .a , s }* tµ Wd4�a `e� v, s1 rr py U N - w I C0 Ali....2 tS\ °� i}� ''a'd�t�l�ti �a�,4 a a ,rt l Q O � � a, b S^P,y V \1: iu, V},,V's-F✓k`t40 y '' 4 -.F N t' t`^a�¢pit '„ CO Ci) U F. 7 O k 1 d.P b r j�\ \P� 91>a�iP ,,dd��,, •CO t ai sf ,' y 1 }ltd ya 1 a ,t5 �t y # , N O �1.:1 , , ,^,,,,4,44441-0,44040044,.. V`N� ,I, �c SC.4 z '' 0�. 3 11:1% cy a) "Cj ` 4 ,\, aa-.4.444 .y,! 1)4.A. :a k; .t�, tkjxaat Oita a a, V y " ,., ` m$'a Pd1: o- . ... ti , a�t a3 : > O O cc n !x '' a ,',, n1 {da a, i.3',$:$$$$. $$ `" a$ `$,I$$w$,' 7: 0 'i.eOLi R3 4.44:44,4'Cui) 3 , a .1 v w 7 'v W sand ID cd tl > O Sa fi, . dC E a) ,4 µ a u , G1 o g it r- O .,c a pc.-,,as "'`zw4 f �a}$W ac „24,,L,4„,,,,„,,,,......,„„,‘,1 \� t, N ; 11 , 7 , gi A 7 3 tN,u ar co �j F y. O VaU I,1.-,`.:L'- +4V ,.,+'`a +.,`.', t`., e,1 t �'i"};: 5 41 Y"�pt81� \fiNvy:, 'C R' .iGy c o ons O� ^ �� ao> ., ay > . "Ci L ton.:4 ,b o v U , on :3 o di W W7 0 °' oma � o�wU = oo wO a4- Zc.oc— k. W MO et 4)U •� bAQ p8 `)) 8-1=', 0 « cC O b.y X n.) cz N o3oaxo � o� OUa� � o �� . ao 0 d 3 �s .x >w 0 o o �.� a = o �b - ;b 0 o -d� � � ^o °.� > � `� o� bou om qac Ch CC 0 et., H = -ooa3U< _ 1.-; oU ,- �. .� d � w - Q �W.O.� � �Q � �" � ,-. a) ..._ W o a 3 - ° - ° ° a3 fax ° ' H -,o ' v. " a »drs ."-,-�'r,ay.,7-' - �''',.'m`�y,3fl. <s.3igia 3-'. r . 3` kmaa �T ax ::► .�n. �` �:^' ` s. 0_.. ^,•" -i- +'." �,3 3V°.3 ra 33O., `..•. cC-�... C w,�S3o. O'�.. _w�..--a❑� 0.) C :CEy = rU. OC U'C! aiO Oo : '8H • wsTU q a = E oUJab yit 0 y1-- i '30 -a 112 .= OLC0Z 'is N 7 2 .4+ +O'^ ,- gbyO .r . ^ . O.0`� p yy= d C O V a d pc N ?. OSp` . p ''',13s . 7 c4] ^ . = g = � 04.1 .8 dJ totNCOOy a) O ` y . �.a'flU , . •o = . toc .>. c,_oO = dLaoma z-0 a27: O = . C D >HOVC ° my _ ya . no.Vaomo - md ._ a 3 = 0 --0.1, CC Cy 'ci cel a_a - cp 4 .� � c 30 R - _ ,, 00nm = u - 0 i a) ,cCy : y' = U +'! OOOOEeL O LR O = Ri ^-wvcC M cCO - a) aAGp c/3 Q y C G ^ yO R R Z O O RO OVOL N H R Q ++ > V 0a) a) -w U W.-,- JE _ czO3 -cRV d0 .a L.w O ,""° C O. O n °CU RiC am w0o00a U'+C 0 03 a.y ',.c'-8 cy o a C"� j yo u• mac� CQC 0-=-..= 4 = 0 :8 , °} ¢ = = arn ° ' a� � cv ', -" 3 - a' a `° Cc "U'+. y w+ ,W sa a� w °'� � . ❑-[ c.c Lr., . �t� iC >aO'C O O... v' u; .� A ,. C i. . a) 'O tea U C ?y 0 c'37;„,,, Las ��, s . [ a) . fp a).. EV.LO'> . o Oy d WW. Cff CyU-- • 0^ , o . - c:. r: . r x � , .s Z _. U 0 0 ❑ _ ,. y w'' =-C oC2 [C -- _ , IV cs) c. •Ffr • ,cs • a ' ,� . „ z v .0x�� svO _ 0 J = O O OCO ”" bx, c 4;4 �, � � g 'r ~ U'0 N ' ° ft ?C'._ c. Ov gw i 3 ey- E ' fb ; QU x te' .y C. O + 'O..a) C 2, ° a' ° d a 0 hcu4-. au' '� r k' • • , V1r. ' �..' = .492-='-'2 ""•=2-' e ':44'""%' y � H . :""' , ,�-4 �.4 ." a) iC ❑::-1s.'r•., y Y3 y O 3 = U >s� aoy o s � Gy > p._: c0 4] y� 0 U . OC U II. Uy 'C7 � _ • • 'ilfr Vil. .a � � a "' - 0. ;- 0 as w c) V . oy „ '',tr1a� s r A' A» •U -c9.8 y' t, y ,Q 0 _rn .-a n � R d - . RVia � op .vC a)k Yz ,,..,;......,,,::..1.:,,,..i. y . 0 - a--. vr �- y_- y rs1, y . C vy'Bp.. � y . y.wx '3 yY . C i. - a)• yCE Q_ a C • ❑CJVG =�;a1z < ' f ftU) "'"-''''''''''''''r' -' �?� -,' V00ERi ay 0.O = °..5.. iC-.- cr • o p co, a a .: tea :.:. le r241:3'IIPt re la • • :01 1 a ili. al lU -g-51 - . - o - yw"'.�O E xRi V ^ iO y yy wV] CO- ,,,:.„,.,,:::::::::...„..r,:.,..,,...„..... Cfl O N '. Oi . ,w. 0OV r .CCc` U:'Z; -J ^; ' aR E • N O 6y i.. C C ` FR . '0 � ax H R sR 0 = = C a) iC� V U ,,,z.'=.- 'COyff: z _yup _ Ul iQ.p N ORC ^CRcm VJ xa 3Fps u-M � a s� ° aV V la = ay a) M -F xi . - .s § t < 'e yON T = OpNmRwO . 9Q. ) tiya4f� C yO �� S v' ^ ', m - z i 8-73.43 i N RN i d + O yy y = y a ;si � ga z W Si (h 41 2 ; � .y -- , U.0 Z w L =V co yEcC'. yM •a " yaS'g R = W to C w d V y - ..ab"7§c 4 "kzi: icC a++ 0 .+ = N _ O O C.O C = w. 0 = y _ 0Cl ., y . .,.?.:.......,-.,.-•:-.,:,:•,1-:„._.,._:.,-.,.:,•••:-,..--.•:. 4 ' 4 Vb0= a 'Oto a) I- 3 > O..Op4wr ' ' y _. , 'Oy ., �y VU yy^ a) .a szh ` b 4 i y- a- •7 RE+"' ❑0a.0, c -v 0 fry.R a .O x � c = C ae:yN = 0 ° =� p E.. .?. „ 00 .0.0 . R0 C CC /2... y° f.' < r = = c h_ C2OWwCLN . d ¢-a F- t14 u7_.N Fil • „...„,:.... ..7.,„,... o o W- ce t. la • a 0 - _ ✓ . O c4C. S 3 —a�� a�3s �:a ..t� [ 0a CEn3 . �� y3 = 52 cu aa80 .y. C!. "1 0 a a( ti • oC”) Nyo® =- 8Rf 'ON.4 Opy-, - .- oVw ^p . .r:1 •_,L7::n .CxaCoi�C V Cb V2 y oaw +° vi-4....) OOo0rU" •ya) ° RVyp -' CcCOU '^OaL ±. R =: _.: s' r.,Za =r- U v ^CcC ° ▪ gaot° > xy • c �2GHZ _ ti >,oao oGC3 » caz W 0 �° y0CECu0C Nop~ 'UC yxECC n.,aD 'F == 0 _.O . a) � = =,c_) i. O .,._ 3TT vC_:y.� 00 yo 3 W o .Pi • .IxN 1 • x un0., .ncam dam o +