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Item 5.12
Item # 5.12. City of Elk -�-� River MEMORANDUM TO: Planning Commission FROM: Michele McPhersDirector of Planning DATE: April 23, 2002 SUBJECT: Case No. P 02-07 Preliminary Plat of Nordic Hills Addition Request The Planning Commission is asked to consider the preliminary plat of Nordic Hills,a 50 lot single-family subdivision. • Attachments • Location Map • April 2, 2002 Letter from Sherburne County Public Works • April 18, 2002 Memo from the City Engineer • Preliminary Plat • Preliminary Grading Plan • Sanitary Sewer and Watermain Plan Location East of Elk Lake Road (County Road 1) at the 194th Avenue alignment (south of Nordic Woods) Zoning/Land Use R1c Single Family Residential/MR Medium Density Residential • Memo to Planning Commission/P 02-07 April 23,2002 Page 2 Analysis Overview The applicant is requesting a preliminary plat of a single-family subdivision containing 50 lots. The subject property is gently rolling,heavily wooded with a wetland located in the southeast corner of the property. A 70-foot street,utility and drainage easement is located on the property,traversing the property east-west at the 194th Avenue alignment. Within this street, utility and drainage easement is a sanitary sewer force main and a water main. Located north of the subject is the Nordic Woods subdivision, also a single-family plat. Layout The plat is comprised of 50 single-family lots located on one primary street and three cul-de- sacs. The primary entrance to the plat is the existing 194th Avenue entrance,which serves Nordic Woods. A connection north will be made at Boston Street and at Zumbro Street. Two cul-de-sacs will extend south. Lot Size and Configuration All of the lots meet the minimum lot width and depth requirements for internal and corner lots. All lots meet the minimum lot area requirement of 11,000 square feet with the smallest lot being Lot 14, Block 2 at 11,086 square feet, and the largest lot being Lot 29,Block 2 at • 115, 273 square feet. Grading, Drainage and Utilities The City Engineer's memo addresses these issues. Park and Recreation Commission Review The Park and Recreation Commission reviewed this request at their April 10,2002 meeting. They recommended that cash dedication be granted and that an outlot be created between Lots 39 and 40 in order to provide trail access to the Meadowvale School property to the east. They also concurred with the staff recommendation that a sidewalk be constructed on the south side of 194th Avenue from County Road 1 to this trail connection. The City will not grant cash credit for sidewalk construction,nor will cash credit be given from the trail outlot as the area in question is unusable due to the presence of the sanitary sewer force main and the water main. Recommendation The preliminary plat meets the standards established for the Rlc District. Staff recommends approval of the preliminary plat with the following conditions: 1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED. • S:\PLANNING\Case Files\P 02-07 Nordic Hills\4-23PCmemo.doc Memo to Planning Commission/P 02-07 April 23,2002 Page 3 2. A SIDEWALK SHALL BE CONSTRUCTED ALONG THE SOUTH SIDE • OF 194Th AVENUE. 3. STREET LIGHTS SHALL BE INSTALLED AS REQUIRED BY ELK RIVER MUNICIPAL UTILITIES. 4. A SEALCOAT FEE SHALL BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 5. A LETTER OF CREDIT IN THE AMOUNT OF 100%OF THE COST OF THE IMPROVEMENTS SHALL BE SUBMITTED PRIOR TO RELEASING THE PLAT FOR RECORDING. 6. THE APPLICANT SHALL EXECUTE A DEVELOPER'S AGREEMENT OUTLINING THE TERMS AND CONDITIONS OF APPROVAL. 7. THE APPLICANT SHALL PAY $300 PER UNIT TO ELK RIVER MUNICIPAL UTILITIES FOR WATER AVAILABILITY CHARGES. 8. THE DEVELOPER WILL BE RESPONSIBLE FOR PROVIDING THE FINAL GRADE FOR THE TRAIL OUTLOT AND ESTABLISHING VEGETATIVE COVER. 11111 9. THE DEVELOPER SHALL BE RESPONSIBLE FOR MARKING PARK BOUNDARIES WITH THE CITY'S PARK BOUNDARY SIGNS. 10. THE PARK SURVEY INFORMATION SHALL BE PROVIDED IN THE REQUIRED ELECTRONIC FORMAT. 11. UPON COMPLETING ALL OF THE IMPROVEMENTS AND HAVING THEM ACCEPTED BY THE CITY, A WARRANTY BOND IN THE AMOUNT OF 25% OF THE IMPROVEMENT COSTS SHALL BE SUBMITTED TO THE CITY FOR THE PERIOD OF ONE YEAR. 12. A SURFACE WATER MANAGEMENT FEE IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 13. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 14. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 15. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO • RELEASING THE PLAT FOR RECORDING. S:\PLANNING\Case Files\P 02-07 Nordic Hills\423PCmemo.doc Memo to Planning Commission/P 02-07 April 23,2002 Page 4 • 16. ANY TREES OFF SITE OR ON SITE,NEAR THE LIMIT OF GRADING THAT ARE TO BE PRESERVED, SHALL BE FENCED WITH A SNOW FENCE AT THE DRIP LINE TO PREVENT GRADING, COMPACTION, OR STORAGE OF EQUIPMENT, DEBRIS OR MATERIALS. STAFF SHALL INSPECT FENCING PRIOR TO GRADING COMMENCING. 17. THE PARK AND RECREATION COMMISSION WILL REQUIRE FOR PARK DEDICATION PURPOSES,CASH DEDICATION TO BE PAID AT THE RATE REQUIRED BY THE CITY PRIOR TO RELEASING THE PLAT FOR RECORDING. 18. ALL MAILBOXES SHALL BE CLUSTERED. • • S:\PLANNING\Case Files\P 02-07 Nordic Hills\4-23PCmemo.doc ki 5 �,k I i J1 <Z)::\' TOP OF THE I\..., 119 199TH AVE' WORLD PARK 13 1 111 (i/ ill r o W r 0 S 1 ^ 9 2 ic N rI r R�DG cpWIN \.• CC .* • ifi.Crt411111 73 • Oil 1-• H " • 6 �0 o OUTLOT 5 c' 15 16 ID O 17 WAtaii, NDS , 14 FC OUTLOT 13 O. DyArai'701 y w 0 1/•s H vENV II© p 9 p� 1,At ma dr * • ia it, 1 in Hi vin Oa 3 9 - ! • 9 7958ria ot In& 5 .., 11 1 710, ,•12, 111 MIA0*� 1817 =10 Y CITY .49 �9 M` MI 0 a l4 1 SITE MEADOWVALE SCHOOL PARK a, OUTLOT c ! Allt - 00 r 111 " 1111 193RD AVENUE iii "i,ii*. 0, �C" C• FAII oMKS ' - . ", NTy ROAD N0. 1 1 S R 12 LK 1 o WEIR J� , + OCity of Location Map El .�. N River.........„. Case Number: P 02-07 NORDIC HILLS iiPRQ5az i31110AAIt ;...`i`r • Sherburne County ��!!�'-+�% PUBLIC WORKS DEPARTMENT ,�:;: t4 April 2, 2002 Rhonda F. Lewis, P.E. 425 Jackson Avenue Elk River, MN 55330 City of Elk River (763)241-7030.800-594-5208 Attn: Michele McPherson 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 RE: Nordic Hills 2"d Addition Dear Ms. McPherson; We have reviewed the site drawing for Nordic Hills 2od Addition that borders CSAH 1 and accept it as drawn. There is a curb cut for a field access approximately 850' south of 194`h Avenue; the fill material must be excavated to match the natural ground. The curb cut must be removed and • replaced to match the existing curb section. The fence along the CSAH 1 right of way must be removed. Sincerel , z4 , , / Richard D. Corbin Sherburne County Public Works • :viii Howarc R. Green Comoany April 17, 2002 File: 817460J-0240 Ms. Michele McPherson Director of Planning City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330-0490 RE: NORDIC HILLS ADDITION Dear Ms. McPherson: As requested, we have reviewed the submittal package for the proposed Nordic Hills Addition. The submittal package was prepared by Loucks &Associates. The submittal package did not have a date on it. The following sheets were contained in the submittal package: 1. Title Sheet • 2. Existing Conditions 3. Grading, Drainage, and Erosion Control Plan 4. Sanitary Sewer and Water Plan 5. Preliminary Plat 6. Grading, Drainage, and Erosion Control Details 7. Utility Details 8. Utility Details 9. Utility Details Based on our review and comments received at the staff review meeting, we would offer the following comments: A. GRADING, DRAINAGE, AND EROSION CONTROL PLAN ■ The centerline elevations of 194th Avenue as it extends into the development do not seem to match the proposed contours. There appears to be some problem where the street elevation is off. Contours appear to be lower than the centerline elevation and the house pads appear to be too high for the contours. This needs to be investigated and corrected. There also appears to be a problem with the proposed versus existing contours in the northwest corner of the property. ■ There are a number of areas where the grading plan proposes to have surface drainage terrace from one lot to the adjacent lot. This is an unacceptable drainage pattern. The grading plan needs to be revised to • keep the side yard drainage in the prescribed drainage and utility easements and not allow it to sheet in a terraced manner from one lot to the adjacent lot. Ltr 4-17-02 McPherson.rev 1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389 • Ms. Michele McPherson April 17, 2002 Page Two • No wetland delineation was submitted with the drawings. However, one of the proposed drainage ponds appears to partially impact the wetland boundary. A wetland delineation needs to be submitted and if there is any impact proposed to the wetlands, the project will need to go through a Technical Evaluation Panel. • No drainage calculations were submitted. Detailed drainage calculations will need to be submitted, reviewed, and approved prior to final approval of this development. The ponds shown on the plat do not have any emergency overflow elevations. The detailed storm drainage calculations need to include emergency overflow elevations for the ponds and low point catch basins. B. SANITARY SEWER AND WATERMAIN PLAN • There is existing trunk sanitary sewer and watermain that cross this proposed plat from the east to the west. There is an easement described through this property which should line up with the proposed east-west road through the development. • There are a number of alignment issues with the layout of the utilities which we can discuss directly with the Developer's engineer prior to them preparing detailed construction plans. • The watermain loop that is shown between the two cul-de-sacs needs to be • HDPE pipe. C. PRELIMINARY PLAT • Limited access needs to be provided on the plat adjacent to CSAH 1. • Easements need to be shown on the plat to encompass the proposed high water level of the ponds and any drainage that flows outside of prescribed drainage and utility easements. D. GENERAL • The required City street section is 32 feet face to face. If you have any questions regarding these comments, please call. Sincerely, Howard R. Green Company 440/42 Terry J./447 aurer, P.E. TJM:tw Ill Howard R. Green Company Ltr 417-02 McPherson.rev CONSULTING ENGINEERS " s • i .., . NN • , ,.. . . , I NORDIC , , -....,,,, • - , . ,,,.... ........ • :•feel Lane Of SC IA AO 1/0.,,S.29 HILLS • .., --T -1- --77 7 I 1 I c -*-4 a. . ,. Nc,,,i,„ -. 1 ^ ..:- ''''' 1 r op 1 c I 1 I 1 I a - 7 r- .', ./ , . .. _, r_.:,•k • ' matqlo...... Ii ' , \‘. ' ., 1 SC Comer Of Se V. ofC 1/41 - I ... 1 i. .,,,,,, 6. if i • I 1 k I I 1 / ( // \1 Sec 29 rev 31 Ono 21 4 Sherourne Count,CIO- ' ,, ,, ,, - ,,. . ‘• , CIT1 OF I -' I ,1 I 1 1 - I ' ^, ••, i, .1.061*V : I-, OAP.If" g ELK RIVER ... I I • -: 1 . . • t....................,..... _2,-,07 .. a - . / 1 a PA /V L..1r.......-Et•P-..-.1. 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'^.� '1 I lips '• 17i� c� N {fl 1! r�{ I;t'i{I I�II- N " t �' U' d Hi J1. 14 tii. ho ■I ilt 1,..1i h IiI !S co > N \ 1 DATE REC \ ..,• FILE COpy 3- sToz \ l MeV "g of CITY OF ELK RIVER Elk River SPECIAL MEETING NOTICE 13065 Orono Parkway PLANNING COMMISSION MEETING Elk River,MN 55330 Tuesday, May 14, 2002 Elk River City Hall 13065 Orono Parkway, Elk River MN 55330 I, Mark Pederson, Planning Commission Chair, hereby request a special meeting of the Planning Commission Tuesday, May 14, 2002 at 6:30 p.m. The Commission will meet at the Elk River City Hall, 13065 Orono Parkway, Elk River, MN and will then depart for a mobile workshop tour. The purpose of the meeting is to conduct a mobile workshop to observe development in other communities. In accordance with State Statute, I hereby request the city clerk to post this notice at least three days prior to the meeting date. I further request the city clerk to notify each member of the Planning Commission of this special meeting, in writing, at least one day before the meeting. Mark Pederson Date Planning Commission Chair I HEREBY CERTIFY that this notice has been posted and that I have served this notice upon the members of the Planning Commission by mail at least one day prior to the above-called special Planning Commission meeting.• Sandra A. Peine, City Clerk Date Phone:763.441.7420 Fax.763.441 7425 s:\planning\planningcommission\special mtg notice.doc wwwci.elk-rivermn us • REe . viEw SPRING 2002 Published by the Land Use ♦ and Real Estate Practice Group The 60-Day Rule Means 60 Days TAMARA M. O'NEILL MORELAND he 60-day rule requires that a dty either approve or deny a - - - , written request relating to zoning within 60 days of its receipt pro- Since the Minnesota Supreme Court's ruling, Larkin Hoffman has handled _ vided that the request contains all information required by law or two additional district court cases involving the 60-day rule. In each case, a previously adopted rule,ordinance,or policy of the city. If the aty fails to the property owner was granted summary judgment due to the city's inabil- approve or deny the request within the designated 60 days,the request is ity or unwillingness to follow the 60-day rule. In Watrud v.Apple Valley the deemed approved. However,the statute also allows the city to extend the Dakota County District Court held invalid the city's attempt to avoid the initial 60-day penod for up to an additional 60 days if 1] the extension is requirements of the 60-day rule by adopting a resolution which dictated made prior to the expiration of the initial 60 days;and 2]the city provides that review and approval of a site plan and building permit authorization is written notice of the extension to the applicant stating the reasons therefore made pursuant to the Minnesota State Building Code and not the 60-ay and the antiapated length of the extension. The intent of this rule is clear: rule. Examining the city's actions under the 60-day rule, the court con- to create a balance between a atys right to regulate through zoning and a cluded that since the city failed to approve or deny the request in property owners right not to be unduly burdened by a limitless application accordance with the 60-day rule, the request was deemed approved. process. (See Minnesota Statutes,Section 15.99) Similarly, in DeLite Outdoor Advertising v. St Paul the Ramsey County • , _ . , . , , _ , i ., Distnct Court determined that the city's failure to property seek an exten- , 1 . sion for the review of permit applications pursuant to 60-day rule resulted Since the enactment of the 60-day rule in 1995, cities have attempted in the absence of such an extension. The court concluded that because to subvert the protections it provides to property owners. Some cities have the applications were not extended and were not expressly denied within accomplished this by automatically invoking a 60-day extension in their the initial 60-day time period,they were deemed approved. application forms, thereby giving them an initial 120 days to approve or deny a request These automatic extensions not only circumvented the The decision of the Minnesota Supreme Court in American Tower,and the plain meaning of the 60-day rule but also destroyed the intended balance subsequent decisions in the Dakota and Ramsey County District Courts envisioned by the legislature. seem to require the obvious—cities must comply with the plain language of the 60-day rule. These are important decisions which ensure that the - - - _ legislative intent and the balance created is respected. However,the plain language of the 60-day rule calls for caution. The statute allows a city to On December 6, 2001,the Minnesota Supreme Court handed down its extend the initial 60 days if it provides written notice stating the reasons for ruling in American Tower v.City of Grant in which it affirmed that the plain the extension and its anticipated length. This only requires a city to inform meaning of the 60-day rule did not permit a city to bestow upon itself an the applicant of the reasons for the extension but in no way requires that automatic extension. The Court determined that"[t]he City's receipt of the the reasons be valid or reasonable. In fact in overturning a portion of the written request triggered both the commencement of the 60-day time limit Court of Appeal's decision,the Minnesota Supreme Court determined that to approve or deny the request and the commencement of the period in the statute does not limit an extension to cases of "extenuating circum- which the City could extend the 60-day deadline:' In other words, a city stances—it merely requires that the reasons be stated' This allows a city cannot grant itself an extension pro forma prior to receiving the application an extension without any logical reason and therefore still entitles a city to to which the extension applies. The Court stated that its conclusion was an extension as a matter of course. consistent with the statute's requirement that a city provide an applicant with written notice of an extension providing the reasons for, and antici- pated length of,the extension. "Because one is not an applicant until one has submitted a zoning request, the use of the term 'applicant' indicates TAM.\RA O'NEILL MORELAND is an associate in the Real Estatc that an extension must be made after the application is received by the Lm anon Department,practicing in all areas rt real estate and lan •agency" The Court also stated that its conclusion was consistent with the use litigation Tamara may he reached at 952-696-6711 or statute's"individualized approach based on an applicant's zoning requests roneill4lhdl com. and definite deadline and procedures for extensions within the statute:' A city's automatic extension for every application "is inconsistent with this case-by-case approach because it prospectively establishes generalized rules for all zoning requests" REGULATORY TAKINGS CLAIMS: Lessons from Palazzolo v. Rhode Island CHRISTOPHER J. DIETZEN Until quite recently, a cause of action for regulatory takings — cases where a Subsequently, Palazzolo commenced an inverse condemnation action assert- government regulation significantly affects the value and use of pnvate property ing that the wetland regulations, as applied to his parcel, resulted in a taking —was nearly impossible to maintain,and the law itself was rife with uncertainty. of his property. The Rhode Island court ruled against Palazzolo,holding that 1] Last summer, in the landmark case of Palazzolo v. Rhode Island, the United his taking claim was not"npe,"2] he had no right to challenge regulations pre- States Supreme Court clarified regulatory takings law and in doing so made dating his ownership of the property, and 3] he was not depraved of all claims much more attainable than they had been in years. More specifically, economically beneficial use of the property. the Court lessened the burden on the property owner to make his claim npe, held that one could still assert a claim even if the regulation was in place pnor On appeal,the U.S.Supreme Court first considered the issue of npeness,which to his acquisition of the property, and held that a property owner need not generally means that the property owner must obtain a final decision from the prove that the regulation had denied virtually all use of the property,but rather government showing what the regulation would allow Reversing the state could prevail under the far less onerous factual inquiry of the so-called Penn supreme court,the U.S. Supreme Court held that the Council's application of Central factors. the regulations to the subject property on multiple occasions made it clear that no wetlands could be filled,and that Palazzolo was not required to continue to make futile applications. The Minnesota and U S. Constitutions prohibit the government from taking As a second basis, the state supreme court denied Palazzolo's taking claim private property for public use without just compensation. The most obvious because it concluded that his post-regulation acquisition of title was fatal to the form of taking occurs when the government actually physically takes pnvate claim for deprivation of all economic value under Lucas,and interfered with property for its own use. In 1922,the Supreme Court recognized that a taking reasonable investment-backed expectations under Penn Central. The U.S. may occur even if there is no physical invasion of the property. In Justice Supreme Court reversed,holding that notice of the state-imposed regulation is Holmes'well-known formulation,the Court stated,'While property may be reg- not a bar to recovery for a taking. ulated to a certain extent, if a regulation goes too far, it will be recognized as a Ong' Hence,a cause of action for a regulatory taking was born. In a hollow victory for the government, the U.S. Supreme Court held that Palazzolo could not establish a Lucas taking because the regulation permitted The Supreme Court has formulated two tests to analyze whether a regulation him to build a residence on the 18-acre parcel,which therefore meant that the has gone so far as to constitute a regulatory taking. First,in the Supreme Court's property was not"economically idle' But, in a significant victory for the prop- 1978 decision in Penn Central Transp.Co.v.New York City,the Court identified erty owner,the Supreme Court held that,even if a property owner cannot show several factors to determine a taking which includes, inter alia,the economic that the regulation has taken substantially all value or use from the property,the impact of the regulation on the property, the extent to which the regulation owner may still prevail under the Penn Central factors. interferes with distinct invest'r rent-backed expectations of the owner, and the character of the governmental action (Penn Central taking). Second,in 1980, On the issue of ripeness,the Palazzolo case might not have much impact in the Court indicated that a zoning regulation affects a taking if the ordinance Minnesota. The thorny issue of how many applications,variance or otherwise, does not substantially advance a legitimate state interest, or if it denies the are necessary before a locality has made a final decision determining the per- owner economically viable use of the property. This has also been referred to matted use of the land on a reasonable vanance request continues to be murky. as a categoncal taking(or a Lucas taking). These two closely-timed decisions Although Palazzolo did not specifically answer that question,its holding that the caused a lack of clarity in regulatory takings and have caused some state courts case was ripe may compel application of a less stringent npeness standard. to treat regulatory takings law as requinng proof of a Lucas taking, ignoring the Penn Central factors. Palazzolo,however,resolved this confusion. Additionally,the holding that acquisition after enach I lent of the regulation is not a bar to a claim is significant in that it eliminates an absolute defense to a regulatory takings claim. The majority opinion clearly rejects notice of the reg- ulation as an absolute bar to a Lucas claim,but the relevance of notice is less In 1959, Shore Gardens, Inc (SGI) purchased waterfront property located in clear in a Penn Central-type claim. Westerly,Rhode Island. Most of the property was salt marsh that would require considerable fill before structures could be built on it In 1962,SGI submitted a - proposal to develop the property. That application was denied,as were two later proposals. Subsequently,regulations were enacted designating the salt marshes Perhaps the most significant holding of Palazzolo is its treatment of the Penn as protected"coastal wetlands" After these regulations were passed,SGI's cor- Central claim. The Palazzolo case may well revive regulatory takings claims in rate charter was revoked and title to the property passed to Palazzolo. Minnesota. Because the Palazzolo case held that regulatory takings claims 0 must be analyzed separately under Penn Central,courts must now conduct the i 1983, Palazzolo submitted a new application to the Rhode Island Coastal very specific factual inquiry mandated by Penn Central. For example,analysis Resources Management Council(Council)similar to SGI's 1962 submission. It of whether the economic impact of the regulation has interfered with distinct was rejected. Palazzolo submitted a new application in 1985 to build a private investment-backed expectation is a fact-laden inquiry that will require consider- beach club,which was also denied. ation of the evidence. LARKIN HOFFMAN BRIEFS I E F S • • Gary A.Van Cleve and Mark D.Christopherson have secured impor- tant victones for two of the firm's clients in cases involving 60-day rule. Palazzolo's articulation that a property owner need not necessarily satisfy the (See the article in this issue of Re:View.) In Watrud v Apple Valley the Lucas categorical takings analysis will likely mean that a trial court will be more court deemed approved the construction of a 72-unit apartment building. often persuaded to deny the government's motion for summary judgment and In DeLite Outdoor Advertising v. St Paul,the court approved permits for order a tnal because analysis of a takings claim under Penn Central is essen- height vanances on outdoor signs and the construction of additional signs. tally an ad hoc factual inquiry. Van Cleve and Christopherson are members of Larkin, Hoffman's Real Estate Litigation Department Unfortunately, regulatory takings law continues to be an area that defies any ■ The long awaited exchange of the Met Center site for Mall of Arnenca's East clear cut rules or answers. Although the Palazzolo case finally clarified that Penn Lot dosed in December with the Metropolitan Airports Commission. The Central is still a viable avenue for a regulatory takings claim,it failed to address transaction began in 1996 with special legislation authonzing the swap. the application of the Penn Central factors. Accordingly, while the case will Bob Hoffman, Chris Dietzen, Gary Renneke and Bill Griffith all certainly revive regulatory takings claims, it remains unclear as to whether the courts will now be more persuaded to find that a taking occurred. - played significant roles in the transaction. • The Land Use and Real Estate group continues its strong history of - ---_ ». t cl a Ej,' vitt;peimiss,on[tom service to non-profits and social service providers: rim Keane recently _.,., o. < taf ;;v ockr,ovv;edges the assistance won approval of Lydia House, a supportive housing facility in e;;[oporctinn of`.515 artiee Minneapolis,over extremely contentious objections of several groups of ' neighbors. Neal Blanchett recently won approval of Reuben Lindh Family Services' new headquarters,a re-use and expansion of a former CHRISTOPHER J.DIETZEN is a senior share- church site in Golden Valley. Reuben Lindh provides family support to holder in Larkin,Hoffman's Real Estate Litigation families trying to stay together or get back together dunng and after " ''7M t• Department. He has written and lectured widely on crises. Sean Kelly completed a tax-exempt bond refinancing in the ' the subject of regulatory takings. Chris may be amount of 81.2 million for Model Cities in 30 days. These type of deals reached at 952-8e6-3216 or cdietzen«lhdl.corn. usually take a minimum of 90 days to close,but in order to be eligible it needed to be completed by year end. The client was able to reduce their cost of capital from 90/o to 4.75%. • Tom Alexander, a member of the firm's Land Use and Real Estate Department was recently named to the Board of Directors of Twin Cities FiE. EARCH Habitat For Humanity. Alexander succeeds Bill Griffith,who served on the Board of Twin Cities Habitat for Humanity for six years. Larkin, W - S ES YOU CAN USE Hoffman is a strong supporter of Habitat for Humanity, both through financial and legal assistance. The firm also assists with the construction Web sites relating to artides in this edition of Re:View of a home each year. • Greg Korstad,chair of the firm's Land Use and Real Estate Department www.mnbar.org was recently hired by Baurerly Brothers, one of the largest greater Minnesota aggregate producers, to appeal an adverse decision on an Check out the Minnesota State Bar Association's site to see environmental impact statement for a 30-acre gravel operation. Greg is Chns Dietzen's article on Palazzolo v. Rhode Island in its entirety. one of the lead lawyers to the aggregate industry,representing many of It appeared in the February 2002 issue of Bench&Bar magazine. the metro area producers. wwwlawlibrarystate.mn.us • Gary Renneke assisted The Olnick Organization in closing the sale of the Health Partners campus in Bloomington to McGough This is the website to search if you want to read an opinion issued by Development Renneke is a shareholder in the firm's Land Use and Minnesota courts.Visit here to see the opinion issued by the Minnesota Real Estate Department. Supreme Court in the matter of Amencan Tower v.City of Grant which • Bill Griffith and Sean Kelly, attorneys in Land Use and Real Estate has paved the way for recent victones in 60-day rule cases. Department, have been working with the firm's client, Realife, Inc.on wwwlhdl.com plans to develop a senior cooperative in St Paul. The Realife Cooperative of Phalen Village will be located on the corner of .ake a minute to check out the new and improved Larkin, Hoffman Prosperity Avenue and Johnson Parkway in the Phalen neighborhood website. We've packed it full of the latest news about the firm and of St Paul. Larkin,Hoffman served developer's counsel assisting in the our attorneys. We welcome our clients'comments on our website, land acquisition, development approvals, and project financing. The or any of our publications. groundbreaking on the project occurred Thursday, March 7th. LARKIN, HOFFMAN,DALY&LINDGREN,LTD. •3 • 4, • •S . • PROFILE ,,,, LARKIN - apt,_f., `',,,r,,‘r RE : HOFFMAN „.. ,.. „.. , DALY& LINDGREN"" 41 "Ill, ; te ; ;' [ 4tl l, TAMARA M. O'NEILL MORELAND A!, FROM THE DESK OF THE REAL ESTATE - ,.....,,,A, LITIGATION PRACTICE GROUP CHAIR "Focused On Resolving Real Property Disputes" GARY A. VAN CLEVE - amara O'Neill Morelandjoined Larkin, Hoffman's Real Estate Litigation Department in ti- ..f. g p ` �he Real Estate Litigation practice group at Larkin, Hoffman — •� ,�?�� :` ' August, 2001, after practicing in the firm's Telecommunications Department for three brings a unique understanding of resolving real estate prob €T ' years. She practices in all areas of litigation pertaining to land use and real estate matters. 2_ lems. The eight attorneys and paralegal staff who make up - ' ;°f' the group are not only experienced and proficient in tnal and appellate Tamara received her 1 D.from Hamline University School of Law in 1997. She received her BA practice, but also collectively have knowledge in real estate, land use, from Centenary College of Louisiana in 1994. Prior to joining Larkin Hoffman,she was a judicial valuation and environmental law. law clerk for Judge John J.Sommerville in Hennepin County District Court. Tamara is a member of Minnesota Women Lawyers We work closely with our colleagues who practice real estate and land use law to coordinate strategies that best position the client in both transactions and disputes. One example of this coordination is in the Tamara lives in Eden Prairie with her husband, Chris. She is a Vikings season ticket holder and area of local land use approvals,where state law generally requires that any judicial challenge to a denial enjoys running,downhill skiing and reading. ,' of a land use request be"on the record"before the city Frequently in these cases we consult with our land use lawyers who assist the client in the permitting phase to ensure that the record in the proceed- ings before the city contains all the evidence that we may need for any later court challenge. In this issue of Re.View,Chris Dietzen,the dean of our department,writes about a significant new reg- ulatory takings decision by the United States Supreme Court:Palazzolo v Rhode Island. Chris explains that this is the most recent in a series of decisions by the Court that attempt to define when govern- ment regulation imposes such a burden on private property that it may be considered a taking of that property for public use. If a taking has occurred,this tnggers the constitutional right to compensation LARKIN Re View is a publication of Larkin,Hoffman,Daly,&Lindgren,Ltd It is not for the value of the property taken. intended,nor should it be used as a substitute for specific legal advice or opinion,since legal counsel may only be given in response to inquiries HOFFMAN regarding particular factual situations If you would like further information on any of the subjects discussed in this publication,please feel free to contact us The second article,by Tamara O'Neill Moreland,describes an important state law limitation on local land DALY& LARKIN,HOFFMAN,DALY&LINDGREN,Ltd use deasionmakers—the so-called 60-day rule. The 60-day rule requires local declsionmakers to act Attorneys at Law on a written request relating to zoning within 60 days of receipt of the request The penalty for failure to LINDGRENtrt> 1500 Wells Fargo Plaza 7900 Xerxes Avenue South comply with this law is that the request is automatically deemed approved. Our group has won several Attorneys at Law Bloomington,Minnesota 55431 cases recently—including one in the Minnesota Supreme Court—interpreting and applying this law to 952-835-3800•E-mail info@lhdl com•www Ihdl corn the benefit of our clients. Enjoy this issue of Re:View. GARY A.VAN CLEVE is the chair of Larkin,I-Iottinan's Real Estate Litigation Devi uncut. Ile practices all areas of teal estate-related litigation in state and federal courts at both the trial 4 • LARKIN, I-ION-MAN, DALY& LwIN.ttEN, Lan Printed on recycled paper and appellate levels. Oars may be reached at 952-896-3277 of gs'anclevc4lhdl.com 28 N THURSDAY, APRIL 11, 2002 LOCAL NEWS w III MINNESOTA / WISCONSIN TWIN CITIES AREA r Metropolitan Council eyes r Policies would be included in regional planI F YO u G O area," said Dennis Berg, who fi owns a 60-acre farm in Burns BY MARA H.GOTTFRIED cultural preservation ease- Township and is an Anoka Pioneer Press ments and creating an .What:Citizens' meeting County commissioner. C enhanced agricultural pre- on recommendations for "There are so many other In 1935, an artist painted a serves program. the rural area things that enter into this fanciful small town with tiny • Creating more flexible desire to preserve agricultural houses, a church steeple and approaches to protect rural ■When:Today, open land,"he said."But as it stands people romping in the snow character.While the Met Coun- house is 6:30 to 7 p.m., now,in the seven-county metro N along the Mississippi River, cil would continue to consider and meeting is 7 to 8 area,most farms are no longer city, near the Anoka-Champlin rural areas as places that have P.m. operating as they once did." unio Bridge. one dwelling per 10 acres,there •Where:Afton City Hall, The Met Council will hold emp. The painting hung nearby would be less emphasis on that 3033 St.Croix Trail S. the last citizens'meeting about push as residents met recently with alone. the proposed rural policies a sti Metropolitan Council staff to •Identifying important nat- ■For more informa- tonight in Afton. Afton Mayor Apri talk about rural policies. And ural resources in the metro tion:See the full report Charlie Devine said he's not N though not many glanced at area and taking them into at www.metrocouncil. sure how far the plan will go to negc the painting, its content was a account while planning org,click on "Securing address his city's concerns incr( key part of the discussion: growth. the rural area's future." about groundwater, storm heap 4iith the population in the "Historically, people have Send your comments on water and transportation. to ti .n Cities metro area expect- viewed this as land just waiting it to Thomas.Jensen@ "But it's a step in the direc- effor .'in skyrocket in the next to be urbanized," said Met metc.state.mn.us or fax tion of recognizing that there T three decades, how can rural Council Member Marc them to(651)602-1442 are places like Afton who want Mon areas accommodate some Hugunin. "We need to under- by May 1. to preserve their rural charac- plan growth but still keep their stand that there are legitimate ter," Devine said. "The Met City whimsy and character? uses for rural land. There Council is taking a long view of Mill( The rural policies will even- seems to be now a greater rural areas to take care of growth, and I think that's the r tually be incorporated into the urgency to protect this land." wastewater treatment and way to do it because if you try Met Council's Blueprint 2030,a For rural communities that other services themselves. to react to development,you're regional growth strategy. The want to grow, the Met Council The Met Council's emphasis going to lose." main policy points are: is now saying it may offer those on preserving agricultural land t ■Developing stronger tools places wastewater treatment "is well intended, but it just Mara H. Gottfried can be fl= for protecting agricultural services, which is a shift from doesn't work to farm as your reached at mgottfried@pioneer- in's areas,such as purchasing agri- the current policy of leaving sole livelihood in an urbanized press.com or(651)228-5262. of 1i. T labo wan poss T MADISON, WIS. tie' spoil A A DAY MADE . -—,. . " . broil FOR ( ROCK) • ;. e; ,,. , , took a ��,� SKIPPING .. ' �.E�; .i .. • '.a•; ,.• ...',':;,`,S e .,u,,,,w v' `r�.-t ,M. •< •.._ Dan Allen and his 3-year-old ..,. ,<.;:::=:„:,1,,,`, :• .;,,<° �` * . • ' ` » .'' 'r"»' n,Tyler,enjoy the nice gather Tuesdayat Tenney Park °•A . ;�; - < �! � r° ,Y -+ in Madison,Wis. Dan was in f'•,::•."-i ..1.• • � search of the perfect rock for '4•• = : : -, '• •"' Tyler to throw into Lake Men- I�f • • , ;•• ••1•x --,. ` z dota. • ':" i � kiL� M �,.,,.,i'+,,y , ";Ai 'k :i:,X..`�'5M� � E �• ' ,' AM',;,,,,n..,•!,,dt',t,.,:,,,,,,:,,,,•i, tl'4.r •:fv � ;-, ,Fyr , > • LAKE. ' :' te' ' ;t7 �l'. ,^ - .:ti+;: '':+m,,;5". :: .Aax4..„ s � .,,,,,,,,,,.....,„„„...v,,,,,,,,,,,„,„,,,,.,...„,„„ •' ` ' dG ?af'•:'''a''Swr����7SY+ � �/� �' „ ._µw,. " N^^"1n- , !tt•`'rof ��LU^ 'r'y, = ''� =F�ci1:• c'.: - M ' •-• .:,mow ,''�=„,{r:, Rf'"i4•,� �: �.;�, �'*��T4.3t'• � 'r r ::;r;,~�•;;�'' «, „ �G M1 , • Ci COURSE?rUn sRvSilleE s. .. , - �, •.fk4 2,, „ lnb :$ . P >x' 4, ,' . , -n ,t� ,S.iM.r'lH„ n ^,,.H„s - i,��'7 ,Burnsville i ''” Y ,� :�.'^"�'• ,�' �' v ' a- - nY` -,*:-..:.'',,,,,-:;-.i"--;+^��. „-' t- M7w Where theJ� . '� Y�r1 _n4, -- -rAi4tiPtanners envi- b7 ' "i�, ,Yn ,wn �r i IIIbiSion a"very ":; k :�;" w - _ tarYlandfill' k , l � i5 • y , .y ' ; g1verY deep, ' y", c` x, _ �. •"fi� now sits on •:,:,- ,',.,,,,,,..,;,,,-_,;,,,,7:,• • • _ �„ : �° :�s� xi µv, �+ver cold andr �� � ' ; - '�? ' . �, <. �'� ��T:.• ,1..;.-�mowthebanks-of f veryclear" - ., +:,��, 2�� '�,µ� y : YF � ~ _;: �:� ; the Minnesota a tn o lake when all �•'. _ - :flYi � ,�, ' , ��.. •.-i�; :,�, ,, :. ', �,AY;,,� : ; .�� �� �•«•:�•,' 4. .;.-&::: } �x� ' ,44,0j'.;�- d�, •�”5t' . , River,players the stone is �>`' =�«:��w., �,..fL� ',•' N ,. , '''''Z''''.: 7, ,�}' ' - " ., "„�* ": t��.55.f.`. '�t� ;,�.,.: �•� .,�7,c1^`� .,,,,,,*,,,7_, ,,,4-4- .y�.."-w, • a ; ,,h;: V: . someday willli w' ,,T• �.m-„ V . cr,.;�,+• �rte, �`' aN 7 ��t; ;'w. ' �., r � ' . �'rM +M , :, ' ' � - strollthefar- taken from ,T•.�an ;,�, ,r�"", r',..�~: ar 5'' �� x�`-��';� ��` 5 �" "Yr.*+.5,Y°� �'�tsi ', ' ,,:t",, � i '"�k'.' Me+. '„, - ,.' c ,.,. , '�;� , , ^„� , M' �„ 'a ��»"�'' �J- g� ^ ,,- t' 4-4,:, <+ �� theKraemer' 3ro;� ;. rr) ";�a '',, �^t'n„ �.-.-`''4”' `,;'uq �r' 'G- � ^ .� f � �9,f':,'r,i ` ° „�.,!. � `' `'"' , ., �' "�Y. ":�»n.;: Fr- ' i� ...„, ! �.,r�� " ; ;:,;i , •cx» ' " ,.,� ways of a go f� a � ,Quarr and ,�g� ,t , ,, :,a �,, , J,, A�4�,a .7r�,i„�I` �.r : . s r � ��•i :4 -, ';' F1,17.#0'4:1'',%, .e4 ":,; . �s -: r„ M "7:7;�-� ' k�- w ��-+�c' •.+w , • ' ,?" kvA�,ti� course,ac- PS "M- ra:: . . . . II :, X-rated shops moving to suburbs - •:. .;,..., Businesses find cheaper rent, fewer restrictions; some town officials worry --- BY MARY DIVINE nesses move from urban to subur- "It's not surprising that suburbs Pioneer Press ban areas to reach their client base would be getting more interest, and take advantage of cheaper rents. particularly in locations where the WWW.T W I N C I T I E S.COM ■ ST. PAUL PIONEER PRESS Intimate Treasures may sound "As land values have risen population is growing and where like an antique store, but the new downtown, porn shops have basi- there is affordable,low-cost space," shop in downtown Forest Lake cally been pushed out and have she said. hawks the racy and raunchy—not had to find secondary locations," The shopkeepers are also going the quaint and charming. said Michael Beyard, a senior fel- "where the market is," said Bill and Radio drives.The ordinance community has to decide." The adult-entertainment store low at the Urban Land Institute, a Lyon, executive director of the was adopted in 1993 after city City Council Member Terry —the first of its kind in Washing- Washington,D.C.-based real estate Chatsworth, Calif.based Free * officials noticed that the opening Smith worries that the business ton County—has been the talk of education and research organiza- Speech Coalition, the adult enter of such businesses was becom- will attract crime and become a the town since it opened earlier tion. "Suburban strip malls, tainment industry's trade associa- ing an issue around the metro public-safety issue.He points to , this year in an area city officials because of their low rent, have tion. "From a marketing stand- area,said Dwight Picha,comma- . the adult bookstores that used ., are slating for redevelopment.The become favored locations." point, they see that their audience pity development director. to be on University Avenue in store's co-owner, Melissa Meyer, Barbara Lukermann,a land use is out there (in the suburbs). Peo- Roseville,on the other hand, St. Paul and became "a haven said she chose the location for a planning expert and senior fellow ple who buy these products are does not yet have an adult-use for prostitution." "We like to simple reason: "There's nothing at the University of Minnesota's generally folks that are primarilyordinance, said Dennis Welsch, think of our community as a else like it close." Humphrey Institute,said adult ori better off financially. It certainly is community development direc- family-oriented community," Forest Lake finds itself in a ented businesses seek out cities discretionary income." tor."The city is revising its total said. "This kind of business . predicament that other suburbs that don't have restrictive ordi- code, and it would not surprise really doesn't fit the profile." could face as adult-oriented busi- nances. X-RATED SHOPS,4A me if that is included in that Having the.shop on the city's 1. effort,"he said."(But)there's no main street "doesn't say much f` overt effort at this time." for downtown Forest Lake," says Penny Balfany, owner of ,,..., • COMMUNITY REACTS Frankincense and Myrrh, n 'e. upscale gift shop just south of 4A C MONDAY, APRIL 15, 2002 N E W Sorest Lake immediately Intimate Treasures."It's not the r established a yearlong mora- kind of store that fits in this ii, • FROM PAGE 1 A torium on sex-oriented busi- area.This is a quaint area.It's a 2;„_, nesses after Meyer, who previ- family area,"Balfany said. •: ously worked at Sex World in Once the proposed new Minneapolis, opened Intimate downtown redevelopment plan :'i4=_ X-rated shops store. The owners,Dwayne and want to take a look at them Jackie Fladland, declined to before those businesses come Treasures. Meyer, 25, grins is in place, there will be more + comment on their new tenant knockingat their door," Bach when she says she won't face restaurants and retail shops, = • any competition for at least a and the area will be "more like , (continued) council has since instituted a said. year. "And any new ordinance Stillwater,"she said."This does- : yearlong moratorium on similar X-RATED IN SUBURBS Daninger said other suburbs wouldn't affect me. We're , n't fit in." - . . ` Suburban communities such businesses as it studies new should learn from Forest Lake• grandfathered in,"she adds. But Meyer says her shop fits :, • as Woodbury,Eagan,Apple Val- zoning rules for adult-entertain- Communities like Forest Lake and consider establishing an - Based on the number of peo- in just fine."Not everything can _ ` •• ley, Burnsville and Stillwater ment establishments. V"that are a little more free- adult-entertainment ordinance ple who have stopped in to buy be family oriented. Adults need _,! have had sex-business ordi- "It's been extremely upset- standing or on the edge of the sooner rather than later. "I'm blow-up dolls, magazines, mas- to have fun, too. The area isn't . I nances for years. Roseville is ting," said Forest Lake Mayor metro area are attractive loca- sure it's a concern for most corn- sage oils and lotions, lingerie, that family oriented anyway. '''` ,14 • one of the few large local cities Ray Daninger."It was a big-time lions (for adult-oriented busi- munities.And I would say if it is pipes and gag gifts, Meyer says We're in between three bars." ".-. without an ordinance; restric- surprise. We're a family-orient- nesses)because they don't have a concern, they should act on she and her business partner "We're a little shocked to see _ '';'• tions could be put in place as ed community.We like to think regulations in place,but there is it,"he said. are filling a demand in the area it in a town like this," said Joe ;p{ city officials revise codes. we've got a small-town ambi- a client base," said Jeannette Eagan's adult-entertainment g (She co-owns the store with a Ersfeld,owner of Ersfeld Meats, ,, ence. We do not pursue this Bach, research manager of the ordinance was established after businessman who operates sim- the butcher shop just a few -qtr. CITY CAUGHT UNAWARE type of business." League of Minnesota Cities. city officials began getting hints liar stores in Wisconsin; she doors down from Intimate Trea- `'t The city's Economic Develop- The League fielded a number of"somethingin the air" about "All ..,}:` declined to identify him,and his sures. of a sudden, it just :;_A.., In Forest Lake, Intimate Trea- ment Authority is pursuing an of calls about adult-entertain- a possible adult-oriented busi- name is not yet listed on busi- popped up.I was surprised that -- sures opened two months ago aggressive redevelopment plan ment ordinances last fall after ness opening in the suburb,said ness records filed with the the city allowed it." ', in the old Forest Lake Theater for downtown Forest Lake. two college-age men opened a Mike Ridley,senior planner.The state.) But, he says, he's not upset , building on Lake Street, the Plans for the area near Intimate strip club almost overnight in city's ordinance permits adult- Debby Feist, executive direc- by it. t '=ti; city's main drag, much to the Treasures include a restaurant Nicollet,Minn.While cities can- oriented businesses only in cer- tor of the Forest Lake Chamber "I've heard a lot of people consternation of city and busi- complex and banquet center. not decide to keep those types tain commercial districts and of Commerce, said the opening laugh about it," he says. "I per • ness officials who are working Under the proposal,the building of businesses out of their tom forbids them from operating has upset many people in the sonally don't care. Everybody .-- on a downtown redevelopment that houses Intimate Treasures munities, they can restrict within a certain distance of a community."Can we deny them has a right to make a living." •..: plan. would be razed to make room where such businesses locate, church or school. the right to exist?No,"she said. The Forest Lake City Council for a new parking lot. Bach said. Woodbury limits adullt-enter- "Does the community believe Mary Divine covers Washington - - had been considering an adult- The building, which is for "They have some options in tainment businesses to a one- that the best location for them is County.She can be reached at ,. oriented business ordinance sale, previously housed a base- how they regulate those kind of mile commercial strip along right-smack in the middle of mdivine@pioneerpress.com or when the new shop opened.The ball card shop and antique businesses, and they might Interstate 94 between Woodbury - downtown? That's what the (651)228-5443. S Blki FORMATION • fliFORIVIATION , .., • le . www.startribune.com/business - . '' • . " StarTribune 4 „ , , , Monday,A , . . .. ., „ , • i A .1':f -,.. •' m,,,,------i,,. . . ,— II . , ' -..''.''"-.--- .4,`-. , '..: ' r_,LP---bk-ci.:=!'m-,,u174: ;-1:',17 .':.--j:-..;:t'::•"'-' ,,..-._ ' - " ', •'` '"'.',.'.:::•;*X.`1d%;:'11('",. ' .9'f'"17:::.'"; 1P40-`...':-:,-_.,..',„ ',';--'-,..',TA`;.„,..,,,,-:, , , `:.'1:,;', 1 li. is,, , ',.'., :-':,.;...-%,;•'''...,,k,' "t,....,-t-2, i'' „NIZ" ,''',,:,',4;.„1-i/t„', :,,,,'2,,,,,,,,,,„:,,„„ ';-!!'s1V2:4Y,;':..4-, ,i', . . , , -,,,,,,,, -,„,_...,,.,, .1.,, ,, ,,,_ ,,„ . ..,,,-, ..„,4„ , ; `a§,...4 i,,,,,tool• , ,,. , .• . , , . -•,, :. „,•,_ • •,,,, a,. ,,. ;.,, :•,,,,,,,,,;:\....,,, ',1„• ...,.i I ,'''''L,' •:,.1: • !,-, RAPIDE 1 •,-,1-.4::., :i.' 1:6 '...11.. ' '.7i,:',..1' a::1';::',iw, -- 7•t.Au , -;'-,.• verfront .-,„'-' -'• . ..• •r,' 4:k.',..' ka,r , ?3,4:.,.\ ti:4::. °' Redevelopment '::,,. i.-.,,,,:tn.,,,.,,,,2--,"-,.,. '•, '*".r1,9 ,,d;?,',.": :41c-,,:','n,=.:: areas ' . . :, ,r4:i:''.',. 0 1 ' m4 t. 'Like the Core cities of Minneapolis and St.Paul,suburban cities such , 4-4,.,11 RiveisPointe :::"_. • 2. • '''l'.as Anoka,Burnsville and Hastings have embarked on plans .Anoka -, ,,,, ,.'. .,;4,41,§. townhouses ''= Buying and , ' - ,-!---)' -,--.-1,4•;' ....c, . r- • ' :, -,-:•,:A.4,7,:;„1. ''..- •, ::,- ' • to redevelop the areas along the water that flows through them. .. .„. ; .. . ., , _ •:44 ... ' clearing land for a -,.%iii,;,,, -, ' . -,,- ,- - ' ' 74 ,,.'''.s . ' . *,,, ,' , By Larry Werner '':'''_•-',' :', ' .',1.),' '„,', From Burnsville's vision of City officials say their citi- series of projects '-';;'• \ :',_. .- • '- . Star Tribune Staff Writer :', -, ' ' .-ran 1,800-acre recreational- zens have told them to start on the Rum River: r r''r' ':' r• ''''' - • '' • . ,., • ,, , r - •' r ' • ', rl• .'r r'.' ' commercial complex, to a ho- treating their riverfronts as wel- , • townhouses, a , . •-, • ,p. • Along the Minnesota River ' 'tel-retail development where coming civic front porches Just west of Interstate F Iwy. „,lfactories once stood in Has- rather than municipal back- trail, parks, shops, , , -, 4 .,,i, „ ,,r;',-••'! - i. -,6' ' 35W in Burnsville,'trucks haul ' tings, to housing, shops and yards where the junk is stashed. restaurants and a ••• '--- . , ,,-• ''' -'-' • ' ,--' ','y,;'' .'..., „ • crtished limestone,up dusty; al ' walking trails on city-cleared ,And with the help of local,state transit station. , trails from the bottom of an ur-',..'land in downtown Anoka, and federal agencies, cities are ban canyon. Nearby,',bnIldoz-:::,there's a lot going on these days spending millions to give their ers shape a massive landfill into":,:down by the suburban riverside, people access to the asset that a , a mountain of rotting garbage. ' ' i, While most riverfront proj- riverfront can be. "Bilt when city officials iook at',: ects involve converting indus- Inside, we take a look at it,they see music lovers enjoying ' trial land to recreational, resi- three projects on three rivers— concerts,golfers hitting'em long'. dential and commercial uses, a Burnsville's plans for "reclaim- ' "and straight and shoppers din- few communities — such as ing the riverfront" of the Min- , ' ' " :,.'7,:''=,A:, -i':i ::,-: '-.2 ' .:'• ' ' • , mg at a lakeside restaurant. ,' Savage, Burnsville's next-door ne so ta, the redevelopment • ,•-..,::'r'',Y''! ff,''0".):''•d!'::•('Arr-''•',','L.•. r • ' • , '''',1,'r'ik''' ri"', '''''e_'''•t it,-'-':•'-'"1: ';.•n'' , 1 Around the metro area, ' neighbor — are looking for plans Hastings has undertaken niany suburban communities'' ways to enhance the big-shout- on the Mississippi and the - - '; art making plans for renewing ' dered businesses that gave dreams of Anoka for riverfront •''2.-''''''' :::,"1' . ,:":Z,I.':\,;'-'':',-,-':..,.':;.?:'-,'' ', , thfn eir wateriont. , ' birth to these river towns. development on the Rum. , , Stories on D3. ' , , , . - ''rr ell' ',':::::F41r• 40 P PrP1P•Vji4t4g:F::I :','r,.'r-i:::::',6'1:,ri,:erri.'-,fq(7;?:;6'c'P•0',.'W,:git'AigH?Oft,-,, , ,' ' 4: ':i..)Qi.:.; r:,-/ 1-‘,•;' !'' ,4 ,-:::-,,`„,:7'',4'i--,,,,;-,7,`!-';,,','CVSZ,.•:' ''• 4.14i",a-Ms"'4":;5•;,rikk4447- „.t„i,4,..Paid,P.Ar,:;24,`-k,'•,:. ,:',,,, ,;1;-.'-,.• • -: ,•`-•-':' ';•irA4::::,• ,',.-,;,r.i:ARL„Z243',,,,,, ,•,:,).'V,(",'=-4,:i•' 41t4'AY-tigqV4=:VV;i„,,,„,„ ; ; I Port of Biaoniingt'oi''7,s----, r'0;-•r,-,(-:,:•,','--",:'-r:.,4?,'1',,A),'.1?,4.,;..e:vt':5gT,t-.,, g,,0,,.k)*..r.?r,,,z,:Fqf,.:.'.-F;,.',•:;.,:-.1, ,'/.,7.--;;:::,*,:.;Ae_--,.:','.0,-,i:-:.K-l:0''p,7?,:,:.5k•,•,•iV.;s16:,o.:;w,,4*,Z9,X'C`..;?"4•,,..4:.g,,,:*:,;.,:"...14:,.;::4•!/.'..k.. _-.,,,3,4-1_,•4,::';.i11,,:W"41-:,:,,.4,,,,.1.-,.,,,,:.i.l-cf:t•!fi.„...f4,.,"::' Pt,,q,'":•"it W,rea"4,-,cPa,,r,,.,-..kAmphitheater ,VR: ; . , 3-., ,*4441 ( 0110.,, ' ret atea ., The Mississippi savage ,:.:‘,,,-ft.- .,...,,,_ ,,„(:-r,,i. ,",,,;_,:4_,;,:„.,,,67.--rz,,z.,,,4.,3 ,,4-,,„0,,,,,,„:,4„:,y,ori-v,.„:4,4."4.,,;.;,;,; •,g. „,,,,;";,,i,',',:4,,i,4,,,,,N,7 '', " '-','“,' =4. • ,,I,,,' ft' 'PIA),•,,,";,•,',',.',_9;',,;'3',hP.-47-:::;,,, •:', ',,,§4'S71107,1,,i-,i4--4,,,-:-':'::',.d,-e.":027-1,,i.:.,;Akik '','1' .='r,:••'‘".1':;',',';f l''"-'t'• kk,„ akbla anage.-., Riverfront Initiative r''.• _. .' ivi,..1',.ee'5-:::-: , ',•'::-,-,,:.)._,--'..,,,,;:t.,.,...,,, '?4,,,,p,,4,9x,.‘.ifil.t.$,,' .''vciita:r_t,k7.,vi,..t,,..;,,1.0i.,, tti.eolopoleot. i';i::;,E.,:y::7 f:-,;.:;: v ?4,:;:r;;:-,-,t....:,‘"4,5 ;.,!.'i..,,,,,., ,,;.,;,:,,,,,,..,,,,A.01111,K,; rz.7, .111'-,'i", . The Metropolitan Council, with , •-,;':,,,„:.' `t0,` `:!,4:' ,‘,,:,,:";;;,,,„„1..;.,,-;., ,:.,..,:!,.i-, pSguthi',„, ,.ir .4,F,r,., funding from the McKnight c'-,':•V';....,'.:'.,..‘..i'.';:l!';'"tir.,,t,t„'--,,yi,,•,,,,:,•.,:. :':-,:`,,,'.,,,`, ,,','1,it,::i,',--'--,, -• -1-' ,n`r .- •' '' .- .-,, v,.,'''' ,-,0".,'-'','',c.,3,,4`..,',%,-,4'', --,St.,-ff'qtti t" ;•.-9:.„,-', .- - ,,, ..,,,„,,,,,..,/,j:„ ,:.,,.:..,:.,,,,. ..,„,,,,,,,v„:rp,iktr,',,* Foundation, is coordinating priorities for riverfront projects . - Expand• '. highway to ,,,,, • rRedevelopment. .•' :',, ''' '''''''''''' ::; ;'•;': '' . :'''if.:‘ ::-','''';-'. ', ! MV1:... fr :'ffOrry,,, . are& ; ' :,: _.'i!,!... ,:•,,...;;.-,;:,..;,, '..,.. ,..,..,:-....:;,,...„,.;i:,44 ''7m,,iryil.A,-.d' ^,,Rkeitypitt:'...' ;,':1, -A• along the Mississippi from St. : six lanes . .„,.., --•- •"""' '' . ,•,-.• ,..N‘r.1e,'o.f.5.„Cernfnua tyvt':,,,,- WPA Paul to just south of Hastings. ....., , ' , ',' I•-','--''':.:.-•.-1,:Y,'''-,r 41,4444r PP,}141::'''.4 Scenic Some of the projects being ' Savage -• r 1 \,Butriltille-.-:" ,', ., -' I' • . ' ''" , •••' ,„:-'' •::',. ::':'-: r'':':';'',•r 1011$4,104tiVI r/f•OA ,;•': I, verlook 2., - ,' ''.• tolulOtdBlvd. examined are redeveloping '-' ',':;' ',1':- . ' •',''''•'-. ri'r „ '''', r;r.'r'I' ,'::;.:: / ' ,,vr ' I-, '.:•.'"''''.''i itr'ha.1114144C/-001dr iliern '' r 1•*tgto 7.-_,.--_-•,o,-_,,,,:., ., polluted sites in South St Paul, a , . „., . , • - -•:.`' .,' - , ' • .';',:r4.1,,,,,,,,*, ,,,,,,404,4e1“11;Z:r.i ,, •,,,•-• ' riverfront park in Inver Grove ... ' '' '',".-1,•''' - , ' ,. , ,:,, , ;.•*ototo,,'- Y-,i5.9.,5,1/,.-. .„ .,,./. ":' . -.„':. •-•,•.41-0;sfinver:Gro, ev. ,...1..,..., ', • .,•,,, „,,, •• , • • ,.,,:• 1 ' ---, k,0,•,,-4.,f'• • • •- •, .•,, . '10.0i,,•pjghtstqC%F .‘ •' ',,-, - Heights, an interpretive center at ti , '• •• • ,;,2k70, 10,41; -i,;. , , , • a scenic overlook in Newport and • "•''''--la ' " • . ' . , ' A: •.,•.•• • •:.-Itt i't•,-It:tfr,41•••,;1;.-;' ' _ '.• ' ' . : ' ''' ''iii, 4,4,';407.1,;',„•„•,!•_,-• .-/ t . N,. , -.': ''4•*,-; 4,', kc-. i lt tOl?,,V;' ,‘' " a blufftop overlook in Rosemount. , .,,, . ,...,,,,,„ • ,.,,: ••• ,:; ,,,,,-,,r„••••,,,.—. :i.-'*; 1•:ip.-low . r / , ,-.-, • ,, ‘fv,f4';..,4"' 141:,..f,t, t• '.,',-, .,' tNI i • '.'... :`..—' .' - .."`[,,'' .'- f: '''s.'' .1,'i.' 0'.',*)...t.-40,1t1. '..• , , 2 miles--•f lititt..t4 :•AttiFit4. , ',. l'•:: - ' N . • kt.....',J,,:47;e•t',.• ,,,' ,--',,. _ --f.:,:. ,<-.1.H.,;N ri:AW:-Z---MX-.7' '` In.m .°I.!'..!, ';'':it'itiffk#47,:,11::001,AVI'iH'. .1.P,,''',4,\ • '''' -'"' '-' ' AT.5,017.741446,A2416Ns.1:"...,,,*1 ,,.':';',1,,,,,,c , ,, , 7,,j';,,-_.,,,-,,...4,-,i,V,,Vi`i,,;',;:=;-:F,...V,,;,, ,,..r/'i.• ,,,',LP, /,!,..viloirt,'4,•••, ,:?6'.37? -^:-',. 3-,:t:'0,:;,,r-,-..3:7•!. -,,'-!,..,,,,,;•,_,',.,,,:,--,-e4;7-;.-..,44„4,-•nt.,,,,,,,. ',,',,,,:vI-,f,,,ww,-c).,,,,N.,,,',,:s.,,o,..„,,,,;,/,-,;,ft41,,,,-,&„-•,,,,,,..,3"...tt/.! '1" '''-'-' '-':,•"';','-i-2-4-.V:;:-3:,'-'44::i,i=.: ‘'.;)"'.-(t)..,,fr:',,,`A:1";7' ,1,4`f',;1';;;;.,y„,,-;,.4 P..-,4'4.w74.4,4!,*,..-1,:tzt- :'4--i,,-'.:,'.',-,J p*MISSISSIDDI ,1,Aq-0, Rii 1 er 9v eithok • .*:- -:.'ViN4,:j:r1;..:44g P..93M„r1.91411FteL: ::,e,74 -A4,.. ./., . . ,'- „7::.?';',:;:*!......-;k11,,i-tl:i,' ,,;'34.':ii•.:,'I':-:.7, ,'...:;":5!".::4'''.:',,, ;14:IttIOMOZ:'.6,-t'11',•. : . .I.'''''"'''''':f:"V ': ' ' ; : A iirke.,:;::- Z-7.-'-1-''''''-'''''• -`‘‘ ''''''',, iltr.'';', 4,: „ ' --'''144944#1461.4107,,,OA ii.,. -' '- ? - ''''4, ' ' . • ' . 07 ' ,... ,,.,,,L,-",7,- ,1,A... • ..,',.,•,_ '., , :' '1'.:-'-'-'41464444ZOt.'/..'''''.44,!lt 16'.' '' r-•-..,444;A:...: : 'r''''' ' ' . ' '-'''‘''' -,,, ','',jiistinp 4131,,Inivpt . - , . .-?,,ctror,,;.;,,'„,;:',4,:t40.! -,q • ..,;',`,4ViVP:ROS; ;'.0 Bailly's Landing atev.s1,,,,,, , ---:',-.: :;,.R4:1-;..•,..i.":1:S;.-;.:=V1:„.:1., - f.KN',N; /.' - . '-:',F,•.' .: .,''''-'0,: ; 4k,•,,,oi,,;,,,,,t, ,,, ,- -'"*4'"- ' „, .'1.,Oi....„"`,•:'.:,.. "..„,...-,..,,,."'- , . , 4"t•,•",N...;.4,Q*741Ai' ''',.,.:, p,,,, -F.1-s §., • -•••- ”',,,lorgiY,-,,,, .0: '1 i • Hastings Burnsville , .;.;.,., ') m. ,.1- Y,,.:',.1.,.,,,:,:„.,',...„ ., ', • ' k..T., . ._ ,,,....,.._ , Plans to convert 1,800 acres of Minnesota . •. W.2nd St. [ '-' ., Has bought and cleared ii- ,"' coi, }loll 01' : tiro, ., ,,, ,:.,., ,,,,: land to connect its historic River flats —now dominated by a rock - W:3rd St : - ., ' r- i ' .„,....,.,..., !----''.-1-- '-:- ' lig --"1 ' '1--•-HaIl ,': !' ,, ,:*ik downtown with the , quarry and landfill—to a mixed-use , , ; : " I /1 I ' •A4,1 ::',. Mississippi River through • recreational and commercial development, '! • -0 , 'r_, 1 }i i 1 .VAr:4 '''::::-O..•Ice'.''-' a project called Bailly's , •• i. J.3,eh' _._ .1 '.w: '• • • 1 , .'.4abelie:' , including an amphitheater, trails, golf course • ---, '.:c • . •-,,, >, . .i. -, -•,;:,::_•,•:.•;:;•-, •,•,, Landing, featuring a hotel and office complex on a 400-acre lake. • , ' ':-.----'-'-••'' --; •,, ' v;'•-•;-:,•:' with an indoor water park --i-E1 .11-) E: - g. ,..„,;•,..,.• Burnsville and Savage want Highway 13 to , •=,• — ,g! gf i ., -, ...-, ' ,--. adjacent to restaurants .i cg;—':•'>) •,Y?,,.- •• i-- •:-m 1' •:--, '.,, '' serve both communities' riverfront uses. • : i ': I '. and shopping. i r'fiqsting ;., ,.., . - --I r"li -. .l • ,. _ . _ Graphic illustration by John Liu/Star Tribune _. i • '174 4 4,.,,_",,,,,ii,. r _ ! .,.,v ,E ,tLocal history is theme{{ ;4:9' _ •�4 i 'a S ,,it.e -t" ',1r,_+1<.h °,t.' ,'i' '.'.;�'�'7:: �'S� �+� ,k'K,'+L ;'j,.S.'y-'s., - � :-:'M �,�?',� "" ' „s,��.k,: �:�','• •'A",t;�n••t' „,„,„-,1,,,,s...,,...%,„_,;:,-_,,.„.„,,, ,,,,,:„.' ply,,,,.�- i -YY } of Hastin s ro ect tE % is+ ',':,•0% '.'.4.4-1,';'_7;:,'-':".'' • • �,��: ''' By Larry Werner Ahern, a local real estatedeveloper, , ....,,,,:r ,•h ,,,�• _ develo er - -;� 7 * . '.,..--'''' • — - s`:_ . ..: 4 _ii• Starbuild a Holiday I • ,. `:;e;,;' " -- ,w�, w NTribune Staff Writer wants to b nn with an in- " '' - •'` door water park — surrounded by Hastings began as a steamboat land shops,office space,a brewery pub and a ” T , ing and milling center on the Mississip- restaurant — on a chunk of land be- ,-.---,N. -, :` `,` '": .` - '-., _ •�-• �=-�^ ' � - � ""� pi. However,city officials there express tween 2nd Street and the river. David Brewster/Star Tribune the same feelings about the city's aban- Ahern will have to buy some river- ' The"Heart of Anoka"project includes the RiversPointe townhouses near the Rum River south of downtown Anoka. 'cloning the river that you hear in Min- front property still in private hands.But ' neapolis,St.Paul,Burnsville orAnoka. over the years, the city's Housing and "I think this is a lot like a lot of other Redevelopment Authority (HRA) has Anoka is ` getting n back to the river� cities: The downtown area's been fo- acquired much of the land,which once cused awayfrom the river," said John was home to a factory, automotive a- g • Hinman, Hastings' planning director. rage and bulk-oil plant By Larry Werner "`' �., Heritage ,f, -' The river- runs "One of the things we want to do with "Last summer, about June, Richard Star Tribune Staff Writer _ ':% i, Trailway 41;5 Y�Ga Id st,;,.,- :,' ,',,i'',,,;, •right past downtown, the downtown master-plan develop- Ahem came to the HRA and said,'I'd like ��i 1i t. : but there isn t even a ment and with this hotel project here is to do a hotel project on your property,'" (y jy4-R ' Anoka was settled ! -' l •.':';'- ' - i'.._ ;.:1 :,, r,'. fancy restaurant provide more of that connection. said John Grossman,HRA director. because the Rum River, �-`. ,-t , . ' •->�'°�"" -,i.,° ., `;6 ; Li oln St.-t,_ " looking out on the With grants from state and federal which flows into the ' .. '-6,-,,,,,,H,'\.,-;-1 -A a -=^*`t ''''f`''''•.;,; ;- y water. agencies and the McKnight Foun- HASTINGS continues on D6 Mississippi from the ‘-'7"`---1,f_.&--„.....L...___4•2-.4,-.. !:' '':''„ ti''''''c�,��,�;F,"' `•,. - s --' Kirchner's office dation, the city is rla north, was both a road - `,� , .I /.�,,���/, -, .• .-- =,"=tisrt-= :• in City Hall does look tying 40 acres of • - " — transporting white- v • i'.;4. ' T',,;�7. „.�•. -; i► f ==i. out on the river, and ;?-i':".-, P g %� land donated by all pine logs from thel'''',;‘ ,.,_;,, r t'' ' "� _>�'� '"- he admits that mi Refining �', _. ;,.; - r ,'' ; might Koch :��;^'. ���`";:�•� - �f .,t�,: ,, v; Redevelopment ., r LL 0 northern forests— and '"/ ,,,,r,_ 'Tyarm %�n; not be the best use of into a trail system • ;4;>,r„ ,':', 'f' �, ; a sourcepower for , I r /: 6.;. the riverfront. It' - •ti::�4s,; — = ,.F'} , t' = i3 of o ' , a ,�. s that runs through ,`- '..,: "�fi M �", !Y . ;..''{ rY' 4ii"e^e„!Ph •, nur:.� '1�`yi'•`7_ <� lumber mills. ,,''1 k ,__ d ain�7. '. '�' somewhat sur ,: ,rR,-,{r» '. +�' .,,. „ - 's Herita a •. r; = the town and :' ' :c', � k. .,_ k%;` IIIM Heritage yy`D.owrii own., = �, ;E 7,-,A,'• ";:,..,A.' ,,T- N ':i. `' :406,4`„i-�Yo4'� y'3'-w ':_;:__L'.' ", ;ItVJ nt';,�. "- .Z ,le. AC'S. But over time, the ,,” Point Park f prising,then,that the alongthe Missis- ,At,,'' '; ,,': ''"� .;T:�',w;.� ;- r river connection faded. R g first project in the si i. The Koch 41 , s '- ,r''li "":': 1? .: .,,` .. RiversPointe APIt3 PP Aralt, ii, . ��_ '.- L4 1/3- • � ` N_-'4=' :-�;_° ::^� "Now we're opening s- ;'; ,. ;' _ townhouses redevelopment area land is west of the ,;; -,5 : ;,, 4, _ -• ;tr,' that area upand creat "',14? ' '''� —! north of downtown is -- Y x ` W` °' - 4- -, (� III e aj Hwy. 61 bridge, r �:z,. - .,__ •, : .. -_ ing public access and ;',:;1.''''-4.9,-.4-.,,'.f,„:..-,,.„.."17-.',,''',0,,,.......,' -- another ublic build-, which carries , , r _ h,Y ,: -- -'-- - - -_, - -- - - ., „ --'sy-- :tu„-i"'io 2'i� '7F..-nn:4G 3��,.� r 72 .t,. views and changing that 'i,- : -, ,; -f _ �,; -- ., ing: adding a police traffic over the mj, : •; � -,F:., land use to uses that will head uarters to the river int down Is• 7" v:. r ' ,,, r I -' Star'Trbune Q O ;,, i� ', _1.?y.-4, ',+ ,-i4: F,..-- :a appreciate the river — riverside fire hall town from the '- . :.�':M' '',,A-1,„2,-t , ''77'-'1 41 fi - • ,,<�-, ;-A .,:_. residential, maybe recreational, cityfunds and private investment to that's been there since 1977. north. '' ' :.' ` '� ;}�: 3 �..'""V`-._'>'� " I zj, .* commercial, restaurant, things of payfor the projects.Theyalso have Whyuseprime riverfront space , To the east of .,-.-s - ;`M:',,:,- ,..---:„4.7--,...,, .'- g P j P � � _'_�� t�.' • :,� that nature," said Bob Kirchner, assembled grants from several local for government buildings? the bridge is the community development director and state agencies, including the "That's a good question," Kirch- historic down- - Architect sketch provided by Rick Ahem , for Anoka. "We're getting back to Minnesota Department of Natural ner said. "There was a discussion a town, which still The Bailly's Landing proposal includes a hotel,brewery and shops. • the river." Resources(DNR)and the Metropol- couple years ago about City Hall and bustles with corn . ' '°25.-,r '. '; :•.. _' " ' '' r"' , Anoka has tackled several pro- itan Council. why we couldn't relocate it and make mercial activity: a t n, y,,�,,,;`;r,,;�,L4,�t414` • .,,;, 'y' . .. ;•,.,,,,4„,,,, jects that are bundled into a river- Anoka began acquiring land it more of a commercial site. Right clothing store, - ;,- `fi.;�•*m ,,�'� _ tz1r ,-;• - 14.4,0- - ' , •- corridor development called"Heart along the river as far back as the now, the concept is City Hall stays shoe store, sport- ,,,,". `�- r,;, .''i '� B�ly's Landmg :4,4,11.2L--- _` `3 .' '' of Anoka."Theyinclude a newpark 1960s. In recent ears thepace where it is and police will join the fire m oods and a ,: ,r'` `°. a�wk', - ';'•�4�r'u : Y P J g g ,-:,-3;:,-, s.,' wi F , :., .':,', ,,... '� ;�;`,'„,,. ,' at the confluence of the Mississippi picked up.The trail is partially corn- department and be one unit there." iot of specialty :':';.',...43,1, -;_:l..7_.�,:,';.,k•__h;,',,;.,, and the Rum, a"Heritage Trailway" pleted, running north from down- But if you've ever dreamed of shops and an- r - . � E2nd S 1'' 4_ along the east side of the Rum, a town.And the townhouses are being opening a steak house with a view tiques. But little ' i;,:,, ,-- :---','" f'•_ ;, '- '7'i';',:-', -T---.,',";j;'= - townhouse development called Ri- built adjacent to a DNR-funded boat of rushingwaters, Kirchner has commercial ac- W'3r ',St_d ..`'- ,;,- - :, , "' ' �,,=` =.rr _, _' .'''- versPointe, building facelifts in launch just south of downtown. some land he'd like to sell you. tivity faces the '' '• 1-.,-=3' ''l -lty ;x - �" ':'.'b`•' = downtown and a redevelopment of "The next stepupis the historic "There are still opportunities for river. .- _ •,' ...,_'�;, L ' PPP _ .'�---;= ,':, 3,,.�':,;'..,.,...�:.....y;rr_r�r--;�",= •'k�k��',; '�°� � M,x'�`-`;; some blighted industrial land just downtown," which dates from the restaurants just north of City Hall That will - Hastings,-''�-' ',,,,,.1--,ti-' '.;-t:_" < _� w"� 1', ` ' north of downtown for new river- 1850s Kirchner said. He's workinghere,which will still be in the heart ' chane if the city - `' 5- il�_ ;ung•, cn: T.' x ?,.'y,r' w - ��/ change, .,�, , tni- i 4' ' m_ ,,, s -6,�"�.¢",• t'�''`�''�,�� ;� �},, front commercial buildings. on a plan for grants and low-inter- of downtown and on the river — and Rick Ahern - 2,,.' '" ;, .�, , �, ,s t' Kirchner and city Planning Di est loans to help downtown busi- right at the dam,as a matter of fact," can make Bailly s .' a,,_ �: _ a ::.. ..':? :'° '., "'ti,,, ,r , rector Carolyn Braun have tapped nesses make renovations. Kirchner said. Landing happen. ' "; '` "' ' `r,*:**1i,'' '�oir _ Star Trbine t ;_r.-n,- '- •',,,., „Ku'. n. .. :+�:".,,u_;r,.<., ,. �.� ,f „ ter,! � � - -,+w F., , v.s,. ,. - ,r .n„ � ",`m. , .- . % ,- a ,� - d.'�:" ,.air,^" _ ; - - :� m s;c>x'{-02 -'sr _,•'r.::' �;.,r 3�r.'�''-'Fro.,rr 4 , d��,^.'�,+,v,5,�„"" ,.M ,..-.., ',�.'•'- ,. ., �,.,�,, �,��,..,'�,�^,�R',v" �„ ,,- �,1�',. _ �s�'` m, ,,4fi. ,r~fi'��' ti•,��,{•r_.�':'k'" �t;,, � , �'t� ., r.5.'�" 7ea',�: a , i