6. HRSR 02-06-2006ITEM # 6.
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MEMORANDUM
TO: Housing and Redevelopment Authority
FROM: Heidi Steinmetz, Assistant Director of Economic Development
DATE: February 6, 2006
SUBJECT: Review Draft Goals & Strategies for Downtown North of
Highway 10 Redevelopment Plan
Attachment
• Draft Goals & Strategies
Purpose
The purpose of this memorandum is to provide the HRA with the background information
that led to the attached draft goals and strategies document for the downtown north of Hwy
10 redevelopment plan.
Background
In November 2005, the HRA adopted a work plan that outlined the components to
completing the redevelopment plan. Below is the work plan implementation diagram that
begins with the development of overall redevelopment goals.
Implementation
Official
Approvals
Refinement &
Boards Input
Phasing and Priorities
Citizen and
Business Input
Redevelopment Strategies
__- _ - -_
Land Use Concepts
Inventory
Background Studies
Overall Redevelopment Goals
Review Dxaft Goals & Strategies for Downtown North of Highway 10 Redevelopment Plan
Pebuary 6, 2006 HRA Mccting
Page 2 of 2
The HRA began the broad based work of developing overall redevelopment goals and
strategies in December 2005, when the HRA completed its Strengths, Weaknesses,
Opportunities and Threats (SWOT) analysis for the area. The HRA's SWOT analysis
became the core of the attached draft goals and strategies document.
Issue
Staff requests the HRA's input on the document, keeping in mind that the document will
remain in draft form until the redevelopment planning process is nearing completion so that
input from City board and commissions, citizens and businesses can be incorporated.
Next Steps
For the next several months leading up to the "Land Use Concepts" phase of the
implementation diagram, staff will provide the HRA with updates as background studies and
property inventories are taking place.
S:\Downtown Revitalization\North of Hwy 10\Memos\2006\2-6-O6.doc
Downtown North of Highway 10 Redevelopment Plan
Draft Goals and Strategies, 2- I -06
Purpose
The purpose of the Downtown North of Highway 10 Redevelopment Plan is to strengthen the
commercial and residential areas of what is currently known as downtown north of Highway 10.
The area was recently defined by the Housing and Redevelopment Authority as an extension of the
core Downtown District located south of Hwy 10.
Expectations
It is expected that the Redevelopment Plan will result in the following outcomes:
• City boards, commissions, citizens and busuicss people that are well-informed about the
complexities of redevelopment and how that relates to downtown north of Hwy- 10
• A plan put together by the community
• A market and financially feasible=plan
• Will serve as a work plan for directu7g staff and resources
Background
Portions of several analyses and plans prepared by MnDO"I~, the City, its Commissions and Boards
over the last several years will be incorporated into:.this Redevelopment Plan. In addition, several
discussions and activities hay"e taken place over the last several years that will be incorporated into
the Plan. Below is a list of tl2ese items:
InterregionalTrunk Highwa~,~ TH) 10 Corridor Management Plan -January 2002
• Completed by MnD(~T
• Included area of TH 10 from "1'H24_ (Clear Lake) to I-35W (Mounds View)
Market Analysis.-Apri12001 (updated August 2004)
• Completed by Maxfield Research, Inc.
• Examined the potential for housing, retail and office development in downtown Elk River
through 2010 and uicludes redevelopment recommendations.
Historical Significance Anal (not to be confused with the Historic Contexts Study)- Summer
2001
• Completed by the Heritage Preservation Commission
• Survey of each downtown property for evaluation of historic significance
Building Condition Analysis -Summer 2001
• Completed by staff building inspectors
• "Windshield" survey for each property in the area, including a "good, fair or poor" condition
rating for each property
Priority Principles and Projects -June 2001
• Completed by the HRA and Planning Commission
Study area and long-term vision defined -June 2004
• Completed by the HRA
Elk Rive Comprehensive Plan -Adopted August 16, 2004
• Identified downtown area as Old Town land use to reflect die unique mix of land uses in the
area.
Elk River Transportation Plan Update -Adopted August 16, 2004
• Examined existing and future roadway conditions and outlines guidelines for traffic safety
and mobility.
Land use concept development & refinement -October/Novcmber_2004
• Completed by City staff and HRA
• HRA direction to use concept as guiding document for redevelopment proposals and
inquiries from the private sector
HRA and City Council meet to discuss vision' for area - I~Iav 2005
HRA, HPC and Planning Commission meet to discuss vision for area- September 2005
Adoption of work plan for formal redevelopment plan -November 2005
• Completed b~~ HR;~
Refine project purpose,,goal and objecti<<es November 2005
• Completed by HRA
Strengths, Weaknesses, Opportunities. and Threats (SWOT) Analysis -December 2005
• Completed by HRA
2
Process
The below implementation diagram illustrates the steps necessary to reaching the redevelopment
plan's implementation phase starting with the broad based work of developing overall
redevelopment goals to finally receiving official approvals.
3
Implementation
Overarching Goals and Strategies
The following goals and strategies were created to guide the decision making process for the
Redevelopment Plan. There are certain overarching goals that relate to the entire area downtown
north of Highway 10, and there are others that relate to location specific portions of the area. The
following goals relate to the entire area correlate with the below listed planning or economic
development issues:
• Policy
• Land Use
• Rehabilitation
• Market
• Transportation
• Design and Regulatory
------------------------------------------Policy Issues-------------------------------------------------
Overarching Goal
The City will take a proactive leadership role to ensure that the City is poised to achieve a
redevelopment project in which all City boards and commissions have provided input so
that the area develops consistent with the City's vision rather than haphazard and reactive.
Str-~y
The HRA will be designated as the lead City board for the redevelopment plan.
Strate~y
Each Cityboard and cornirrission ~t~ill review and provide input to the HRA and City
Council on d1e Redevelopment Plan Uoals and Strategies.
StrateQv
The City will consider a development moratorium for selected areas to ensure the necessary
ordinances and policies are in place for desired development.
Strom
Staff will initiate: discussions with developers to help draw interest to the area.
StrateQv
The City may generate request fox proposals (RFPs) for selected areas to initiate private
interest.
Overarching Goal
Create a public financing policy for area.
Str- a-~r
Research other communities' public ffinancing mechanisms relevant to redevelopment public
financing options.
4
Strate~v
The HRA and City shall look at the feasibility of utilizing Tax Increment Financing (TIF),
Tax Rebate Financing (TRF), or other public financing vehicles as a mean of leveraging
private investment in the area.
Overarching Goal
The HRA and City Council will work with developer (s) to assure the acquisition of
properties located within the redevelopment plan area happens in a timely fashion.
Strom
Eminent domain will be utilized, as necessary, to assist the private market, or itself, to
acquire parcels for redevelopment of the area.
Overarching Goal
The HRA shall purchase parcels it considers to be key and necessary to assure
redevelopment happens in a timely fashion.
Strate~y
Monitor and update the HRA periodically on property sales or transactions ill the area.
Strate~y
The HRA will consider the acquisition of key parcels ou a case-by-case basis.
----------------------------- - ---Land Use Issue--------- ---------------------------
Overarching Goal
Conduct extensive inventory of study area to confirm.-four sub-planning areas within study
area (Exhibit A).
Strate~y
Confirm/refine/update abo~-e study area.
Strate~v--
Distinguish boundary lines ;for each sub-planning area.
StrateQ-v
Implement and Old Town zoning district for areas defined in City's Comprehensive Plan.
Strate~y
Prioritize each sub-planning area with its own set of goals and strategies.
Strategy
Complete property inventory including individual land, building valuations and
infrastructure.
Stratecv
Complete a market and financial feasibility study.
--------------------------------------------Rehabilitation Issue---------------------------------------------
Overarching Goal
Replace or rehabilitate market/economic obsolete buildings.
Stratecv
Rehabilitation will be considered to ensure properties meet city building, fire and energy
code requirements.
Stratecv
Develop policy for identification and preservation of historic structures.
-------------------------------------------------Market Issue--------------------------------------------------
Overarching Goal
Convince the market of redevelopment potential while respecting market competition.
Strom
Upon identification of phasing and priorities, identif~~ area of greatest rede~ elopment
opportunity and solicit interest'from developers/brokers.
Strom
Complete updated market study for the area.
-----------------------------------------Transportation Issues---------------------------------------------
Overarching Goal
Create ease of access (pedestrian and vehicular) and improve street systems (better flow and
parking options) to allow safe access to nearby facilities (health clinics, churches, schools,
retail, and Lions Park).
Stt
Install pedestrian countdo«~n timers at key intersection crosswalks and make the crosswalks
more visible.
Stratecv
Create pedestrian infrastructure (walking bridge, sidewalks, etc.).
Stratecv
Improve the traffic flow of Railroad Drive.
Stratecv
Focus on Jackson Avenue's capacity, keeping in mind the increasing population
Stratecv
Conduct parking study to identify parking issues.
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Overarching Goal
The City will advocate for necessary improvements to Hwy 10 to improve Hwy traffic flow
and not burden downtown traffic needs.
Strate~y
Create ideas/suggestions to present to MnDOT.
Str- a-~X
Monitor MnDOT's plans for Hwy 10 (designs, schedule, funding).
---------------------------------------Design & Regulatory Issue-----------------------------------------
Overarchin Goal
Recruit businesses that are compatible to a downtown area.
Strom
Amend zoning ordinance to allow compatible uses.
Location Specific Goals and Strategies
The following goals and strategies are organized below under each planning area 1, 2, 3 and 4,
therefore are location specific. Similar to the main goals acid strategies, the location specific goals
and strategies correlate with the below listed planning or economic development issues:
• Policy
• Land Use
• Rehabilitation
• Transportation
• Design and Regulatory.
• Market
• Propert<~ Acquisition
Sub-Planning Area I --- Lions Park & Existing Single Family Housing Area
---------------------------------------------Land Use Issue---------------------------------------------------
Goal
Strengthen Lions Park as a redevelopment amenity.
StrateQv
The City's Park & Recreation Commission will investigate potential amenity enhancements
to Lions Park that strengthens the redevelopment area.
7
Strate~y
Work closely with the Park & Recreation Commission to investigate the creation of a safe,
trail connection from single family home area across Jackson Avenue to Lions Park.
-------------------------------------------Rehabilitation Issue----------------------------------------------
Goal
Maintain the existing, affordable and traditional single-family housing neighborhoods.
Strom
Utilize existing housing rehabilitation programs (Tri-CAR, Central MN Housing Fund, and
MHFA) by promoting availability of programs to residents.
Strate~y
Explore the creation of a City housing rehabilitation program by making application for
DEED Small Cities Development Program grant that does not duplicate the above
programs.
Strate~y
Identify funding sources to support the program.
StrateQv
Create a source of funding for the program and guidelines which include exterior repair and
maintenance items
Sub-Planning Area 2 --- Industrial Area
---------------------------------------------Land Use Issues-------------------------------------------------
Goal
Create buffers between the current industrial uses and adjacent areas.
Strate~<-
Work closely with the current industrial users to understand how buffers fit with their goals
within the community.
Goal
The City Council and Planning Commission shall review the impact of creating non-
conforming uses in the creation of any zoning amendments.
StrategX
The City Council and Planning Commission shall review zoning amendments that do not
create non-conforming uses that preclude business operations.
8
StrateQv
The City will work with the County to explore the future use and potential acquisition of the
County's office located on the west side of Jackson.
Goal
Monitor long-term plans of existing industrial users.
Stratecv
Meet with company officials to discuss long-term plans, expansion and relocation options.
Design & Regulatory Issue-----------------------------------------
Goal
Strengthen gateway between core Downtown District (DD) and downtown north of
Highway 10.
Stratecv
Create clear monument signage Highway 10/)ackson Avenue intersection leading from
south side of downtown to north side.
Str-- ate~y
Work closely with the Park & Recreation Commission to identify ways to connect the south
side's Rivers Edge Commons Park to the north side leading to Lions Park Center.
Sub-Planning Area 3 --- Post office area
---------------------------------------------Land Use Issue--------------------------------------
Goal
Consider high density uses for the area.
Strategy
Creat4 .underground parkuig.
Str- atecv
Allow high density residential development (50 to 75 units/acre).
Stratecv
Mixed used development such as residential over commercial should be viewed as a
desirable land use goal.
---------------------------------------Design & Regulatory Issue-----------------------------------------
Goal
Accommodate residential and commercial uses near railroad.
9
StrateQy
Explore design alternatives to allow both residential and commercial uses near railroad.
Strate~y
Identify lending regulations, private and pubic, that could preclude residential development
adjacent to an active railroad.
Sub-Planning Area 4 --- Main Street area
---------------------------------------Design & Regulatory Issues----------------------------------------
Goal --
Strengthen gateway between core Central Business District (CBD) and downtown north of
Highway 10.
StrateQy
Create clear monument signage Highway 10/Main Street intersection leading from south
side of downtown to north side.
Goal
Accommodate residential and commercial uses near railroad.
Strate~y
Identify lending regulations, private and pubic, drat could preclude residential development
adjacent to an active railroad.
StrateQy
Explore design alternati~-es to allow both residential and commercial uses near railroad.
--------------------------------=------------Land Use lssue---------------------------------------------------
Goal -Land Use Issue
Consider high density uses for the area.
Strate~y
Create underground parking.
Strate~y
Allow high density residential development (50 to 75 units/acre).
StrateQv
Mixed used development such as residential over commercial should be viewed as a
desirable land use goal.
10
t~ver
MEMORANDUM
TO: Housing and Redevelopment Authority
FROM: Heidi Steinmetz, Assistant Director of Economic Development
DATE: February 6, 2006
SUBJECT: Please Arrive Ten Minutes Early to Next Meeting
The City's Cable Producer, Kristin Thomas, has requested that the HRA arrive ten minutes
early to the next regular HRA meeting on February 6, 2006 to gather a small amount of
footage to be used in the City's Annual Report Video. She will also be taking a group photo
to be used in other applications, such as written publications.
MEETING NOTICE
CALLING A SPECIAL MEETING OF THE
HOUSING & REDEVELOPMENT AUTHORITY
FOR FEBRUARY 13, 2006
Monday, February 13, 2006 - 5:30 p.m.
Elk River City Hall
I, Stewart Wilson, HRA Chair, hereby request a special meeting of the Housing and
Redevelopment Authority on Monday, February 13, 2006 at 5:30 p.m. to be held at the
Elk River City Hall, 13065 Orono Parkway, Elk River, Minnesota.
TI-~ PURPOSE OF 'I'FIIS SPEQAL MEETING IS AS FOLLOWS...
~ Meet jointly with the Economic DevelopmentAuthoritysnd City Council for
a presentation regarding proposed EminentDbmain legislation for2006.
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 Housing and Redevelopment Authority of this special meeting, in writing, at least one
day before the meeting.
Stewart Wilson, Chair Date
'`THEREBY CERTIFY that this notice has been posted three days prior to the special
meeting date and that I have served thjs nprire upon the members of the Housing and
Redevelopment Authority by mail at least one day prior to the above-called special Housing
and Redevelopment Authority meeting.
~~~~~~ ~' a,~
Jo chmidt, City Clerk Date