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Item 6.5 410Item #6.5 City of Elk River MEMORANDUM TO: Planning Commission FROM: Chris Leeseberg, Planner DATE: July 22, 2003 SUBJECT: Request by the City of Elk River for an Ordinance Amendment, Amending Chapter 30, "Land Development Regulations", to Establish a Downtown Development District and Standards Request The Planning Commission is asked to consider an amendment to Chapter 30 "Land • Development Regulation",to establish a Downtown Development District and Standards. Attachments • Area of Proposed District • Proposed Definitions • Proposed Ordinance Language • HRA Minutes (2) sets Overview At the February 25, 2003 Planning Commission meeting,the commission recommended approval of the language pertaining to the standards for the Downtown District. Since that meeting, staff has presented the standards to the HRA twice and has made some revisions to the standards. The major change is that many areas have been divided into standards (which must be met) and guidelines (which are suggestions to meet the intent). This was in an attempt to make the district less restrictive. An area of"process" was also added to help clarify how Permitted Uses,Conditional Uses and permits for renovation/remodeling will be processed. It also clarifies how an appeal can be completed if staff concludes that the standards and/or intent are not met. • Planning Commission/OA 03-01 July 22,2003 Page 2 • The HRA recommended that the area of the Downtown District be expanded to the west across Lowell Avenue. Due to the number of changes, staff is asking the Planning Commission to again review the standards/guidelines and provide a recommendation to the City Council. Recommendation Staff recommends that the Planning Commission recommend approval of the language pertaining to the Downtown Development District and the area which is to be included in the Downtown Development District. • • S:\PLANNING\Case Files\2003\OA 03-01 Downtown District\072203 PC.doc '6V ' (_//,#) j-, 1)) } -1 / f() , .0 \- A c0 4\' --4-J /1T 54 .E ), 1 -TV -6\, ' \ rk0 v N , 74, - , , h oi„..,16, , . -ii, mime '• • milal , / i , / 4 04. -mg - /ft ALA% itfo , gb i•ai ;; !!II N„P� kiti. 1N3'111111 ' alb,ib Orr Frilliff IMINNi....,_ ik AVO • RIVPVI/ W I k, ADD ,s rpitcr n Location Map R iVer Case Number. OA 03-0I DOWNTOWN DEVELOPMENT DISTRICT • Definitions Dacentoun Building Height within the Downtown District(DD)means the dimension taken from the sidewalk on Main Street to uppermost portion of the Cornice. Canopy means a fixed or operable horizontal projection or hood over a door, window,niche,etc. Comice means any horizontal projecting ornamental molding that finishes or crowns the top of a building,wall,arch,etc. Display Area means the area from the top of the Kickplate to the head of the entrance door. Kickplate means the area from the sidewalk surface to the bottom of the Display Area. Lacer Facade means the portion of the facade that includes the Storefront,the Transom and the Stringcourse. Medallion means a decorative element that is typically inlaid into the facade of a building often bearing a figure in relief,a portrait,or as an ornament with a change in material. • Parapet Panel means the area from the head of the uppermost windows to the bottom of the articulated Cornice. Primal),Facade means any building façade directly fronting a public street,park or the river. Corner Units shall have at least two Primary Façades. Secondary Facade means any building facade that does not directly front a public street,park or the river. Walls that extend above the roofline of an adjoining building shall be treated as Secondary Façades. Storefront means that portion of the façade from the sidewalk to the head of the entrance door. Stringcourse means an area/band that is located at the second floor line separating the Lower Façade from the Upper Facade. It shall be created with a reveal and/or change in the brick pattern(i.e. a Soldier Course). Transcrn Area means the area between the head of the entrance door and the bottom of the Stringcourse. Unit or Unit Width means the measurement of an implied façade. Unit Area means the area defined as the Unit Width times the Downtown Building Height. • Upper Facade means the portion of facade from the Stringcourse to the bottom of the articulated Cornice. 1 • Sec. 30-1026. DD Downtown Development District. (a) Purpose. As Downtown Elk River changes,future preservation as well as any new construction should reinforce the general character and quality of the existing downtown. The design of new construction should take into consideration the location of the proposed building(s) as well as incorporate traditional design elements and techniques that are currently represented in existing structures. -- FEE —kriging II�,Ir;! AU.�L • %.i,'i i�%///"/f;i /// rte/ y - 5 The intent of the Downtown Design District is to preserve this distinctive character with the appearance that there are multiple buildings that are distinctly different from one another yet will allow a uniform mass of building with the appearance of vertical separation. These standards shall be the framework for any new development and designs shall strive for creative traditional architectural character,while clearly being an expression of the architecture of its own time. (b) Permitted Uses. The following uses shall be Permitted Uses in the DD District,subject • to the design standards set forth in Sections 30-1026(e) and(f) and the Site Plan Review process set forth in Section 30-1026(g) of this ordinance: (1) Governmental,business and professional offices (2) Financial institutions (3) Retail stores and shops (4) Personal service establishments (5) Outpatient health care facilities (6) Multiple family dwellings provided that business /commercial uses at street level occupy the floor (7) Hotels (8) Restaurants, (Class I) (9) Public parks (c) Accessory Uses. Accessory uses in the DD district are as follows: (1) Off-street parking facilities (2) Off-street loading facilities (3) Telephone booths (4) Private recreational facilities (5) Public shelters and essential services (6) Sale of firearms (7) Temporary signs as permitted in Section 30-851 et seq. (8) Permanent signs. Signs should be designed to fit with the character,proportions and scale of the • individual building and should complement,rather than compete with,the character of downtown. 2 • a. Prior to installing any signs,a sign permit must be obtained from the planning department. b. Prohibited signs: back-lit signs,molded plastic canister signs, smooth/flat plastic signs and signs with strobe lights,flashing elements or distracting actions. c. One (1)wall mounted sign and one(1)projecting sign shall be allowed on each Primary Façade and on one(1) Secondary Façade,which does not extend above the roofline of an adjoining building. d. A total of one (1) square foot of wall mounted signage per one (1)linear foot of Unit Width,not to exceed thirty-two (32) square feet shall be allowed. e. Wall mounted signs shall not exceed twenty-four(24)inches in height nor project out more than six(6) inches from facade. f. Wall mounted signs shall not be higher than the bottom of the Stringcourse. g. Projecting sign(s) shall not exceed six(6) square feet in area,shall not project more than four(4) feet from façade and shall not be thicker than six(6) inches. h. A projecting sign shall project out perpendicular from façade. i. Projecting sign and structural elements shall not be lower than seven(7) feet four(4) inches from the sidewalk nor shall be higher than the bottom of the sill of the second floor windows. j. Signage shall be constructed of metal,wood,stone,and/or cloth. k The brackets and structure for projecting signs shall be ornamentally designed. 1. Only externally illuminated signs and letters are allowed. m.Monument signs shall not be allowed. Existing monument signs erected prior to the date of the adoption of this ordinance can be rebuilt to the same size in the same location. n. Aside from a date and name stone not exceeding three (3) square feet,no signage • shall be placed within the Parapet Panel area. o. Window signs and temporary on-site signs attached to or painted on a window may not cover more than fifty(50%) percent of the window surface area. p. Portable signs shall be limited to unlit A-frame signs with a maximum height of three (3) feet and a total area of six(6) square feet per side.Such signs shall not obstruct pedestrian traffic nor impede vehicular traffic. q. Only one(1)portable sign may be displayed directly in front of a business at any given time and shall be displayed only during business hours. r. Street numbers must be prominently displayed at the main entrance to every building and be visible from the street. (d) Conditional Uses. The following uses shall be Conditional Uses in the DD District, subject to the design standards set forth in Sections 30-1026(e) and(f) and the procedures and standards for the approval of Conditional Use Permits set forth in Sections 30-651 through 30-659 of this ordinance: (1) Nonprofit clubs,lodges or halls (2) Licensed daycare facilities (3) Institutional uses (4) Commercial parking lots and ramps (5) Multiple family dwellings without commercial on first floor (6) On-Sale liquor establishments (7) Commercial recreational facilities (8) Convenience store (9) Funeral parlor • (10) Restaurants, (Class II) (11) Governmental buildings and facilities 3 • (12) Produce markets (13) Therapeutic massage and sauna establishments (e) Exterior Building Finishes. New Development within the DD District shall utilize the exterior building materials set forth in this section. (1) Primary Facades. a. The following are acceptable building materials for Primary Facades: i. Modular brick-Jumbo brick shall not be allowed. ii. Cut stone such as granite,marble and limestone iii. Architectural stone iv. Acid etched architectural precast concrete panels v. Architectural metal,not to exceed twenty-five (25%) percent of the Unit Area b. The following are acceptable accent materials for Primary Facades: i. EIFS,stucco and other cementitious coating ii. Wood(in the Storefront area only) iii. Integrally colored split face (rock face) Concrete Masonry Units (CMU)that have a dimensional characteristic of brick(not to exceed sixteen(16)inches in length nor four(4)inches in height) iv. Ceramic,porcelain,hand crafted or fired tile v. Treated brick(such as glazed,dyed or painted) • vi. Architectural precast concrete c. Accent material are required on both Primary and Secondary Facades and shall comply with the following requirements: i. Ten(10%)to twenty(20%)percent of the total Unit Area(Unit Width x Downtown Building Height) shall be of an accent material,different than that of the main body of material,with no more than ten(10%) percent of one single material. ii. Accent materials shall not be concentrated in any one location. (2) Secondary Facades. a. The following are acceptable building materials for Secondary Facades: i. Brick ii. Stucco,EIFS and other cementitious coating iii. Integrally colored split face (rock face),burnished or glazed CMU(excluding plain or painted) iv. Any material that is acceptable for Primary Facades (f) Arwhitecutral standards and guidelines. It is the intent of the City of Elk River to promote and encourage high standards of creative,traditionally based,architectural design in the Downtown District. Therefore,new development within the DD District shall comply with the following Design Standards and Guidelines. The restoration,remodeling • and/or expansion of existing buildings shall,to the maximum extent possible,bring exterior facades back to the appearance they had when they were originally constructed, 4 • or maintain a similar architectural style to the original construction,or comply to the extent possible with these Design Standards and Guidelines. (1) The Building. Standards: a. The building shall not be setback more than six(6) feet from a front property line. Side yards shall maintain a zero lot line setback. b. Unit Widths directly facing Main Street and Jackson Avenue shall be between twenty (20) and thirty(30) feet and may be increased to ninety(90) feet on corner units. Unit widths shall be clearly defined. c. Building height shall be at least two (2) stories but not less than twenty-four(24) feet and shall not exceed three (3) stories or thirty-five(35) feet. However,forty-five to fifty(45-50%) percent of a development area may be increased to four(4) stories not to exceed forty-five (45) feet. d. A Primary Façade's color/shade/hue shall be different than adjacent Units. e. A Stringcourse,located at the second floor line,shall be provided to separate the Lower Façade and the Upper Façade. f. A Stringcourse is not required for residential Units that have direct access to the street(i.e.row house type unit). g. Utility connections and heating,ventilation and air conditioning(HVAC)equipment shall not be visible in a Primary Façade. h. Utility connections and HVAC equipment shall be screened with a material that is the same as the Primary Facade material. • Guidelines: a. The setback of buildings at the intersection of two streets will be subject to review for adequate pedestrian and vehicular visibility. b. All Unit widths are encouraged to be proportioned to those on Main Street and Jackson. c. Unit Widths adjacent to one another are encouraged to vary by at least forty-eight (48) inches in width. d. Primary Façade building elevations parallel to the street are favored. (2) Storefront. Standards: a. Shall be fifty(50%)to seventy(70%)percent glazing. b. Lower Façade architectural detail elements,such as pediments,shall not extend above the bottom of the Stringcourse line. c. Unit Medallion treatments shall not be the same as medallion treatments on the two adjacent Units to each side. Guidelines: a. Storefront treatments should not extend across multiple Units in attempts to unify them into a single unit. b. No more than two (2)medallions are recommended in the Lower Facade. c. Maintain a regular pattern or rhythm with other facades along the street. d. Masonry columns,piers and/or pilasters should compliment and/or match the material used on the Upper Facade to help define the storefront patterns or rhythm. • (3) Kickplates. 5 . Standards: a. Shall be eighteen(18)to twenty-four(24)inches in height. b. Excluding wood shakes,kickplates may be of an acceptable accent building material. c. Color shall be neutral,blend and compliment with the major building materials. (4) Display Area. Standards: a. Sills shall be directly above the top of the Kickplate. b. Color tinted glass shall not be allowed. c. Wood and/or metal framing shall be finished a color to coordinate with the building's overall color scheme. (5) Transom Area. Standards: a. Shall be the same as the Primary Facade building material. b. The Transom Area,if it has no awnings, shall have at least forty(40%)to fifty(50%) percent of the area devoted to a change in brick pattern that is unique,but similar to adjacent Units. c. Glass block and/or Stained Glass will be allowed. Color tinted glass shall not be allowed. Guidelines: • a. Transoms may be illuminated from the inside. b. Incorporation of signage into the Transom Area is a desirable element. (6) Entrances. Guidelines: a. Entrance doors should have a minimum forty-five (45%) percent glass,unless it is the entrance door to a residential Unit at Street level (i.e.a row house type unit). b. Framing materials should be the same as the overall Storefront design. c. Entrance should reflect the character and scale of space it accesses. (7) Upper Façade. Standards: a. An articulated Cornice at least twenty four(24)inches in height shall be required for each building Unit Width. Cornice detailing shall be achieved through,but not limited to,corbelling,varied ornamental moldings and reliefs. b. The same Cornice detail shall not be the same as the two adjacent Units to each side. c. Cornice design shall be integrated as an overall part of the design and shall be of a Primary Façade building material or architectural precast concrete. d. Unit Medallion treatments shall not be the same as medallion treatments on the two adjacent Units to each side. e. The Parapet Panel,if greater in height than four feet,shall have at least thirty-five (35%)to forty(40%)percent of the area devoted to a change in brick pattern or as a relief from the main façade of one half(1/2) inch to four(4)inches. • Guidelines: 6 • a. The cornice projection should be proportionate to the scale of the building and to the detail of the cornice. b. Cornice heights are encouraged to vary in height from Unit to Unit by at least twenty-four(24)inches. c. No more than four(4)medallions are recommended in the Upper Facade. d. Upper Facade treatments should not extend across multiple Units in attempts to unify them into a single unit. (8) Upper Floor Windows. Standards: a. A minimum of three (3)windows per floor per Unit Width shall be provided in the Upper Façade. b. Only single-hung,double-hung and fixed windows shall be allowed. c. Window widths in the Upper Primary Facade shall not be greater than thirty-two (32) inches. d. The grouping of windows shall not exceed eight (8) feet in width. e. Windowsills are required on all widows and shall be articulated with an acceptable Primary Facade building material or architectural precast concrete. • f. Color tinted glass shall not be allowed. g. Wood and/or metal framing shall be finished in a color to coordinate with the building's overall color scheme. h. Window air conditioners shall not be allowed in Primary Facades. i. Bay windows and balconies shall be allowed only on facades that face the river and on Secondary Facades. • j. Lintels shall be of an acceptable Primary Façade building material or architectural precast concrete. Guidelines: a. On Primary Upper Facades,the sum of window widths per floor should equal forty (40%)to forty-five (45%)percent of the total Unit Width. b. Upper Facade Windows are encouraged to align directly above one another from floor to floor. c. All Upper Primary Facade windowsills,on a given floor in a given Unit,are preferred to be at the same height. (9) Awnings. Standards: a. Awnings shall be of a weather treated canvas/fabric material in either a solid or vertical striped pattern. b. Awnings may be either fixed or operable. c. Awnings,if desired,shall be placed at a minimum over all Storefront windows of a Unit Width. d. Awnings for Upper Facade windows shall be individual to each opening. e. With the exception of dome awnings,the end of awnings shall project out perpendicular from building. f. Awnings shall extend between a distance of three (3)to four(4) feet from face of building. g. Awnings shall not extend the entire width of a Unit. • h. The same style and color of awning shall not extend beyond one Unit Width. 7 • i. The bottom of the fringe shall not be lower than seven(7) feet four(4)inches or higher than eight (8) feet from the sidewalk. j. Lower Facade awnings shall not extend above the bottom of the Stringcourse line. k. No signage shall be placed on the Field or the Ends of the awing. 1. Lettering,not to exceed four(4)inches in height,shall be allowed on the awning fringe. Guidelines: a. Awnings for Upper Facade windows are encouraged to be the same style and color as the awnings,if present,in the Lower Facade. b. Awning colors should be muted,and should coordinate with building facade color scheme,adjoining buildings and the streetscape. c. Simple pitched awning profiles are preferred and box awnings (enclosed from below) are discouraged. d. All awnings should be designed to fit the opening that is intended to cover. e. Canopies are discouraged and will be subject to review for appropriate scale and proportion. (10)Lighting. Standards: a. Fixtures that are not allowed in the Downtown District are:visible fluorescent bulbs, neon lighting on building exteriors,colored bulbs (except for temporary seasonal decoration) and internally illuminated awnings. b. Strobe lights and flashing elements shall not be allowed. • Guidelines: a. Historically accurate fixtures and appropriately scaled contemporary fixtures,such as but not limited to,gooseneck,wall mounted lantern and shielded fluorescents are preferred. b. Exposed or painted metal finishes are most appropriate for lighting fixtures in the downtown. Fixture color(s) should be muted,and should coordinate with facade and signage color scheme. c. Lighting at building facades should serve only to illuminate entries,adjacent pedestrian areas and displays,or to highlight significant architectural features. d. Lighting may be placed at doorways,below awnings,in display widows and as needed to illuminate signage or architectural features. (11)Fences and Railings. Standards: a. Fencing shall be metal and finished in a dark,solid color. b. Fences used to screen parking areas shall be within a height range of 4'-0" and 6'-0". c. Plain or painted concrete masonry units shall not be allowed for fences,walls or enclosures. d. Chain link fencing shall not be allowed. Guidelines: a. Masonry walls,in conjunction with a wrought iron fence,should be installed to no more than two (2) feet above public side walk. . b. Balconies and/or patios should utilize decorative metal railings which coordinate with the design and color scheme of the building. 8 • 12 Enclosures. ( ) Standards: a. Dumpsters shall be within enclosures constructed of the same material and colors as those used in the building. b. Enclosures must be at least six(6) feet in height and provide full screening of equipment and dumpsters. (13) Parking Standards: a. Parking shall be provided underground,behind a building,within a building,or within a parking structure. b. Surface parking shall be at fifty(50%)percent the rate set forth per Section 30-894. c. Off street parking shall be shielded from view of major streets using dense landscaping,open fencing with landscaping,and/or a masonry wall with open fencing. (h) P'resenxrtion,restoration,rerrxdelingand/or expanding (1) The Building. a. Any exterior work on existing buildings should,to the best of its ability,bring the • facade(s) back to the appearance they had when they were originally constructed or maintain similar architectural style. (g) Process. (1) Site Plan Review ofPermitted Uses. Proposals for the construction of new buildings and structures,and the restoration,remodeling or expansion of existing buildings and structures,within the DD District shall be reviewed by the Direction of Planning,or their designee,to determine if they meet the standards set forth in Sections 30-1026(e) and(f). No building permit shall be issued until this review process has been completed. (2) Application. Applications for site plan review within the DD District shall be filed with the Director of Planning,or their designee,on a form prescribed by the city and shall be accompanied by such plans and information as may be required by the city, including building elevations which specify exterior building materials and provide sufficient design detail to evaluate compliance with Sections 30-1026(e) and(f). (3) Review. The Director of Planning,or their designee,shall have 15 days from the date a completed Application for Site Plan Review is accepted by the city to determine if the proposed building materials and design meet the requirements of Sections 30-1026(e) and(f),and to approve or deny site approval. If the Director of Planning,or their designee,denies site plan approval,the denial shall be accompanied by a written statement setting forth how the proposal does not comply with the design standards of Sections 30-1026(e) and(f). (4) Appeal. If the Director of Planning, or their designee,denies site plan approval,the applicant may appeal this denial pursuant to the • requirements and procedures set forth in Section 30-634 of this ordinance. 9 Imeir MINIIIIIIMINWIll • \ M MIIIIIIPIIII CORNICE mirs:Mkt'of ill"At dr ik it Advil.i'Ili i.lai it a A ,w ir Arli:li'if t NM ,i e . 4.04. ; iv /* ..,442<• . tip:,44•444 Ototi 0.4.4 or PARAPET PANEL o R , ,...1 ± 0... 111 brill UPPER FLOOR WINDOWS e D CI 1 i r - - r 0, • • ,'I e. .. . ,4 CD Z gii Millimatuisgaininuilliusintuilmaii Immo MO ---N. STRINGCOURSE -6, 5 co TRANSOM AREA LIJ - o 7 1...... ..........I , ,,,,, Ct Z I-Li 0 DISPLAY AREA —1 tjj i a 0 KICKPLATE vormi• . .1' UNIT OR UNIT WIDTH / (20-30 FEET © MAIN & JACKSON) 41/1A, FIELD ND irifiall iiitlimitiopv FRINGE 111111111111ftwor-10011111. DOME AWNING AWNING ELEMENTS / • 10 Housing and Redevelopment Authority Minutes Page 2 March 24,2003 • 6. Downtown Revitalisation Project Update Catherine Mehelich presented a status report on the downtown revitalization project. Catherine indicated that MetroPlains is requesting the HRA's consideration of a 6-month extension to the preliminary redevelopment agreement. Mr.Vern Hanson representing MetroPlains indicated that the current agreement expires on May 1,2003.He indicated that MetroPlains is requesting a 6-month extension of the pre- development agreement to complete the process.Mr.Hanson reviewed the activities that the developers have been working on over the past months. It was the consensus of the HRA to extend the pre-development agreement for a six-month period.Catherine reported that she would work with the attorney to prepare a formal amendment to the agreement for the I-IRA's formal action in April. 6.1. Review and Comment on New Downtown District Planner Chris Leeseberg reviewed the proposed downtown district standards.He indicated that staff drafted the guidelines after visiting several downtowns in other cities.Mr. Leeseberg noted that the Planning Commission,Heritage Preservation Commission,River's Edge Downtown Business Association and MetroPlains have reviewed the guidelines.He explained that the design standards are meant to be a framework for the future design of the downtown area.Mr.Leeseberg explained that the area to be included in the new Downtown District area is located south of Highway 10,north of the Mississippi River from where Main • Street and Parrish Avenue meet,and east of Lowell Avenue.He indicated that the Planning Commission felt this area would be a good starting point.Mr.Leeseberg indicated that staff is looking for HRA input regarding the proposed guidelines and the development district. Chair Toth questioned whether some of the property west of Lowell and south of Main Street could be included in the district.Director of Planning Michele McPherson indicated that the Planning Commission's suggested district did not include that area and felt that Lowell seemed to be a logical physical break point. Commissioner Motin questioned if MetroPlains had reviewed the proposed guidelines.Chris Leeseberg indicated that the two main issues that MetroPlains had after reviewing the guidelines include the building height and unit width. Commissioner Motin stated that the guidelines are too restrictive,as they seem to preserve the downtown as it currently is.Commissioner Motin indicated he would rather see what could be changed to help the downtown rather than maintain the exact same look as it currently has.Commissioner Motin noted that it would be good to keep a traditional theme but not necessarily a 1900's theme.Commissioner Motin indicated that he does not feel that the existing downtown should be preserved. Commissioner Lieser indicated that trying to preserve some of the unique buildings would be helpful for everybody's future.She noted that the guidelines are too restrictive. Commissioner Lieser suggested working with the existing building façades.She further noted that it might not be feasible to renovate some of the older facades. • Housing and Redevelopment Authority Minutes Page 3 March 24,2003 It was the consensus of the Commission to review the standards at a later time when a full Commission was present.Commissioner Motin requested to see a draft concept from MetroPlains to show different options. 7.1. Sherburne County Chapter Habitat for Humanity Update Commissioner Lieser indicated that the Habitat for Humanity is looking for assistance from a well driller,septic tank and drain field company that would be interested in assisting.She further indicated that they are looking for an older home in Elk River for the purpose of rehabilitation. 7.2. Housing Work Plan Recommendation Economic Development Assistant Heidi Hall indicated that a housing presentation by the Minnesota Housing Finance Agency has been scheduled for the next HRA meeting.Ms. Hall reviewed the proposed 2003 Housing Work Plan Schedule.She indicated that the work schedule runs from March through September and will tie together all the aspects of housing for discussion. Chair Toth stated that he felt the work program may be too long and will limit the HRA in its ability to provide assistance until after the 6-month work program is complete.Ms. Mehelich indicated that the work program would not preclude the HRA from taking any action to provide assistance for projects such as Habitat for Humanity. COMMISSIONER MOTIN MOVED TO APPROVE THE 2003 HOUSING WORK • PLAN SCHEDULE.COMMISSIONER LIESER SECONDED THE MOTION. THE MOTION CARRIED 3-0. 8. Other Business 8.1. Proposed Workforce Housing Development Chair Toth provided information about a proposed project that consists of workforce housing.He indicated that the HRA should become more familiar with the proposal.Chair Toth reviewed the concept of the development and questioned whether staff was familiar with the proposed development.Catherine Mehelich indicated that staff is not very involved with the project and questioned if the HRA would like to be provided with more information on the proposal. Commissioner Motin indicated he would like to know more about the project and not just receive updates as the City needs an opportunity to discuss the project before it gets too far along.He indicated that he feels there will be strong opposition to the project because the property is not zoned for the type of project that is being proposed.Commissioner Motin suggested expanding the radius of the housing study by ten miles from the City limits. Director of Planning Michele McPherson indicated that there are policy and goal issues that need to be considered before considering this project.She indicated that the City Council and HRA should discuss the City's goals pertaining to housing.She indicated that prior to moving forward with a project like this the policy makers should determine what the current • housing balance is,what type of housing balance does the City want and how does the City Special HRA Minutes Page 2 June 30,2003 • Chair Toth inquired about whether or not the building of a parking ramp behind the Brick Block has been researched. Ms. Mehelich explained that a smaller surface level ramp was researched for the rear Brick Block concept but not the Jackson and Bluff Block concepts. Ms. Mehelich provided the following summary of parking options during project construction: • Dares Funeral Home parking lot • Remove Elk River Municipal Utilities building&close off King Ave. • City green space east of Sunshine Depot • Contractor parking in city lots north of Hwy 10 COMMISSIONER MOTIN MOVED TO SUPPORT METROPLAINS AND THE CITY IN SUBMITTING A MULTIFAMILY AND HOUSING TAX CREDIT APPLICATION TO THE MINNESOTA HOUSING FINANCE AGENCY AND THAT THE HRA RECOMMEND THAT THE CITY COUNCIL ALSO SUPPORT THE APPLICATION AND FAVORABLE CONSIDERATION TO A LETTER OF INTENT TO TRANSFER THE CITY-OWNED JACKSON BLOCK PROPERTY. COMMISSIONER WILSON SECONDED THE MOTION. THE MOTION CARRIED 4-0. COMMISSIONER MOTIN MOVED TO DIRECT STAFF TO PREPARE A LIST OF DEVELOPMENT AGREEMENT ISSUES TO BE BROUGHT BACK TO THE HRA FOR CONSIDERATION. COMMISSIONER THOMPSON • SECONDED THE MOTION. THE MOTION CARRIED 4-0.04. Review&Comment on Downtown Design Standards Planner Chris Leeseberg reported that the HRA requested to review the Downtown Design Guidelines for a second time. The HRA reviewed the first draft in March and provided several issues of concern. Several HRA members expressed that the guidelines were too restrictive and asked if MetroPlains would have a problem complying with the new standards. Commissioner Thompson mentioned that MetroPlains should have been invited to all Planning Commission meetings regarding the design standards. Mr.Leeseberg explained that MetroPlains had been consulted throughout the process but that developers are typically not invited to Planning Commission meetings to discuss the establishment of planning guidelines in order to prevent guidelines from being catered to a developer or project. Commissioner Thompson suggested that the boundary of the district include the buildings directly west of Lowell Ave. Vern Hanson of MetroPlains was asked to comment on the design standards. Mr.Hanson mentioned that his main concern is who will review and approve the final design. Commissioner Wilson expressed concern that the design standards would cause new downtown development to be too homogeneous in design and that a variety of building designs is important to downtown. Mr.Leeseberg agreed with Commissioner Wilson yet III explained that the main purpose of design standards is to create variety with vertical separations,rather than to create a development to look like a single developer completed Special HRA Minutes Page 3 June 30,2003 • the project. Commissioner Wilson inquired how existing businesses would be required to conform when making an expansion using existing materials that would not conform to the proposed standards. Mr.Leeseberg asked the HRA what could be done to make the standards less restrictive. Commission Motin provided Mr.Leeseberg with several grammatical/composition suggestions regarding the standards. 5. Housing Work Plan Session III: St.Cloud HRA Ms.Hall introduced St.Cloud HRA Deputy Director Bruce Thielman and St.Cloud HRA Housing Development Manager Wendy Hulsebus. Mr.Thielman provided an overview of the St.Cloud HRA and Ms.Hulsebus gave a presentation explaining the St.Cloud HRA's housing programs and also provided the following opportunities/challenges to developing a housing program: • Cities must identify their housing needs through a market study • Some cities have to deal with high land costs,a lack of developers,and NIMBYism (not in my backyard) • Developing partnerships and being an educator to partners is important(non- profits,experienced developers,power companies,local employers,banks,etc.) • Staff expertise in construction&financing is important • A large amount of staff time must be dedicated to coordinate the program and write applications for projects • • Cities must acquire different streams of income to fund the program,such as developer fees • Each city must find its own niche to fill a need not being met by the private sector Mr.Thielman mentioned that he and Ms.Hulsebus would be willing to provide additional insight to the HRA if the HRA decides to development a housing program. 6. Adjournment There being no other business,COMMISSIONER THOMPSON MOVED TO ADJOURN THE MEETING. COMMISSIONER WILSON SECONDED THE MOTION. THE MOTION CARRIED 4-0. The meeting of the Elk River Housing and Redevelopment Authority adjourned at 7:00 p.m. Heidi Hall Economic Development Assistant OP • To: Members of the City Council, Planning Commission, Park and Recreation Commission, Economic Development Authority, Housing and Redevelopment Authority, Comprehensive Plan Task Force, Heritage Preservation Commission ct,(\.0%isQ• From: Mayor Stephanie Klinzing Re: Comments on Comprehensive Plan draft I apologize for not attending the Thursday, July 17 workshop. A family situation arose at the last minute. However, I am offering this letter as my input on the draft plan. As I have stated publicly at a recent Economic Development Authority meeting, I have very little objection to the draft plan under consideration at this time. I am very pleased with the work of the task force. The members were committed to their work, understood the dynamics of the project, and brought forth a draft plan that is closely aligned with the council's intention as stated in the "kickoff" meeting held many months ago. We owe them a great deal of appreciation for their excellent work. My own primary goals for the plan are that it include a mission statement with a target popula- tion, that it (as closely as possible) reflect the city at full build out, that the urban service district not be extended much beyond what is included in the current plan except for the inclusion of the mining areas along the west side of north Highway 169, that the current agriculture preservation area north of County Rd. 33 be eliminated and rezoned to allow residential development (two and one-half acres minimum), and that it include a transportation plan that more clearly and specifically guides the development of roads and streets in the city to efficiently move traffic throughout the city for today and into full build • out. I am extremely pleased with the target population of 35,000. I realize that attaining this will be a challenge. In fact, public officials of surrounding communities suggest that it is not only a challenge but also impossible given the extreme pressure for high density development and the city's 44-square mile size. I am under no misconceptions that this is a simple thing to achieve and I also know that the com- prehensive plan can, and most likely will be, altered by future councils. I don't, however, see that these facts should prevent us from taking the steps, at this time, to implement the growth controls that might possibly prevent the city's population from-someday reaching 60,000 to 70,000. I am convinced that we need to plan the city's future on our desires and not on the possible desires of future policy makers. It has been very clear throughout the comprehensive plan review pro- cess that the majority of the people living in Elk River today want to preserve (as much as possible) the rural nature of the city. Translated into land use terms, they do not want Elk River to be a city of border- to-border city lots served by municipal sewer and water. I believe that the land use strategy in the draft plan could very well insure that our desire for a more rural city (even at full build out) can be accom- plished. Allowing large lot (two and one-half acre minimum) residential development in the north end of the city is a major factor to preventing future substantial extension of municipal sewer and water. The current undeveloped large tracts of land north of County Rd. 33 leave that entire area susceptible to future extension of municipal sewer and water. While the possibility of someday being served by sewer and water might be attractive to some property owners in that area (due to the resulting increase in land values) it would be detrimental to the desire to retain a semblance of ruralness in the city. The high iikresidential density that would be possible if the north end of the city were served by municipal sewer and water would also risk the loss of that area's wealth of wetlands, tree stands, natural prairie, and high vistas. Taking the steps now to allow rural residential development in the north end of the city will set up a situation where it will be extremely difficult (maybe even impossible) to ever extend municipal ser- vices into that area due to economic factors.Also large lot development will give the planning commis- • sion and city council the flexibility to protect sensitive environmental areas. Even though the area would allow for lots of two and one-half acres, most lots would actual be in the three to five-acre range because of the vast amount of wetlands in the north end of the city. There were two citizen petitions submitted to the city during the comprehensive plan review pro- cess and I believe we should respond positively to both. One was from a large number of property owners in the north section of Elk River requesting that their properties be rezoned to allow for two and one-half-area minimum residential development. I have already stated my support of the request from those petitioners. The other was from Pat and Debbie Holzem indicating their desire for their property to be included in the urban service district. I am also in favor of doing what they ask. The Holzem property is located across County Rd. 40 from land currently in the urban service district and is bordered on the opposite side by Burns township. It just makes sense that we should extend the urban service district one more property to the city's eastern border. There is no need to consider that property as any kind of a buffer to the large-lot unsewered residential development zone maintained by Burns township along its border with Elk River. There is no such buffer on the city's western border adjacent to Big Lake town- ship. The urban service district is extended right to the border in that area. It is not the city's responsibil- ity to maintain buffer zones for neighboring communities nor should we base our decisions effecting property owners within the city limits on what might be the interest of property owners outside of the city. Also, it is most likely that municipal sewer and water will be extended up County Rd. 40 to serve the large tracts of land that will be developed on the west side of the road in that area. It would make sense then that the inclusion of the Holzem property, located on the east side of the road, would make the project more cost effective. • •