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7. HRSR 04-04-2005ITEM # ~' ~'"~ ~// City of Elk ---1 R1Ver MEMORANDUM TO: Housing and Redevelopment Authority evelo ment ~j om~c D P ~'" ROM: Heidi Steinmetz, Assistant Director of Econ F DATE: April 4, 2005 ss Potential Visioning Process for West Side of Downtown SUBJECT. Discu Attachments A x;12001 ~ primary Redevelopment Sites Map, p of Findings for the Western • Conclusions & Recommendations and Summary ril 2001 Transition Area, Ma~eld Research Market Analysis, Ap of downtown Elk River in Apri12001. Background Inc. conducted a market stud ~~cates a study area that ~e HRp' Maxfield Research, the HgA's study The attached Primary Redevelopment Sites Map ted in 2001. Maxfield identified three ~stlnct market areas within the Northern Area, and the Western designa area: the Core Central Business District (CBD , Transition Area. RA has continued redevelopment planning with two of the three areas: e recen Since 2001, the H D owntown Revitalization Project) and the Northern Area ( r . The HRA may wish to consider the Core CB (D visioning process for downtown North of Hwy 10) velo ment planning efforts into a master redevelopment plan fo incorporating these cede p downtown. the HRA Issue rder to create a comprehensive master redevelopment plan for own ow , rocess for the west side of downtown (or In o a visioning p in 2004. may wish to consider un)esg~ g to the process conducted by the HRA Western Transition Area , of Findings endations and Summary Maxfield Research's attached Conclusions & Recomm • n Area suggests that the area has high potential for redevelopment for the Western Transitio to multi-family housing and some additional offices. Primary Redevelopment Sites Elk River Downtown Redevelopment Area Discuss Potential Visioning Process fox West Side of Downtown Apri14, 2005 HRA Meeting Page2of2 Action Requested Staff recommends that the HRA utilize the same process used to develop the vision for downtown North of Hwy 10. This process would include a series of work sessions to discuss the following tasks: • Consider recent planning efforts and current conditions of the area • Define the study area boundary • Express along-term vision for the study area • Review Research • Develop Concept Options • Discuss Barriers • Refine Concept Options oal and ob' ectives • Develop narrative description of the vision, purpose, g l • HRA and City Council to adopt a plan for the area CONCLUSIONS AND RECOMMENDATIONS the Downtown, the benefits of redeveloping this area would likely not justify the high costs of acquisition, relocation, demolition, and potential land clean-up costs. We believe that redevelopment of this area is along-term planning project that should be a lower priority than the remaining Downtown Area, but still a consideration for the future. Much of the future of the Northern Area west of Jackson Avenue depends on the long-term commitment of Elk River Machine, which occupies over seven acres and dominates the area. If Elk River Machine's long-term plans are to remain on the site, then the most appropriate uses of the surrounding parcels are light industrial. Light industrial uses can be a benefit to the Downtown because of the employee base that the existing businesses would bring to the Downtown area. If the area remains industrial, certain parcels would be considered for redevelopment; either because they are under utilized or out-of-place. The Eagles Club and the building between the Eagles Club and Arrow Lumber (former NAPA building) combined are a potential redevelopment site for light industry. Also, the County Highway building is a use that does not greatly benefit from its location near Downtown nor does it greatly benefit the surrounding businesses. Western Transition Area The Western Transition Area is a mix of single-family housing (to the west) and offices and limited retail (to the east). In addition, many of the single-family homes along Main Street have been converted to office uses. We believe that this area has a high potential for redevelopment to multifamily housing and some additional offices. Unlike the Northern Area, the Western Transition Area has easy pedestrian access to the Core CBD. Thus, residents of new housing would more likely frequent the Downtown businesses. While employees of offices in this area also would have easy pedestrian access to the Core CBD, we believe that offices would be better located in the Northern Area because of its current business mix and easier access to both the Core CBD and Highway 169 businesses. Thus, we believe that the focus of the Western Transition Area should be multifamily housing. A portion of the Western Transition Area has River frontage, which is a highly desirable amenity to potential residents of multifamily housing. The parcels that present the greatest opportunity to increase housing-density are those along Lookout place (five single-family homes on the north) the 24-unit Riverview apartment and and Angel Street (two single-family homes to the west, three single-family homes to the east). While redevelopment would require the removal of 34 housing units, a total of 5.2 acres would become available for new housing construction. At a density of 25 units per acre, 130 additional housing units could be added. Morton Street, south of Main Street, is lined on both sides with single-family homes that are in good condition. We would not recommend redeveloping the east side of Morton Street with new multifamily housing because of the impact it would have on the single-family homes on the west side of the Street (outside of the Redevelopment Area). CONCLUSIONS AND RECOMMENDATIONS Except for the Cretex office building and the Hitching Post condominium, Main Street between Morton and Lowell Avenues is lined with singltransitilon from the single-family ne ghbo hood to office uses. These home offices provide a mce the west and the Core CBD, thus we recommend e and should receiv f rst prionay for' the Northern Area provides a better location for offs redevelopment. Downtown Primary Redevelopment Sites The map on the following page shows the location ontown1Redeve opmentArea.eWhile thesehe greatest potential for redevelopment within the Dow they are the sites we have sites do not represent the only potential sites for redevelopment, identified that would have the greatest positive impact on the Downtown. As such, redeveloping these properties should receive first priority. Besides the primary redevelopment sites, three other properties have land use and/or appearance issues that should be addressed in the long-term0 and the ailroadp They are Boelter's Tow ng, thrde properties are located between Highway Martin Plaza, and Hunt's Feed and Garden Center. Mo rilp~ opl n Elk Rivera Martin P aza and to preserve Hunt's Feed and Garden Center because of Y Boelter's Towing, however, somewhat detract from the positive visual image of the Downtown. Because they are sandwiched on narrow uoesbs 1 mited. We sugge t thatif theropp~ortunity redevelopment potential with other land presents itself in the future, these businesses should be relocated and their present sites razed and landscaped. SUMMARY OF FINDINGS Core CBD • Combined with a lack of vacant parcels and the need to preserve most of the existing buildings, the Core CBD has fewer opportunities for large-scale redevelopment than the other two redevelopment areas. However, because of the existing character of the Core CBD and its location on the River, it hass hWe bel evephat the demand foh14,000esquape feettof t would capitalize on these amemtie retail space over the next five years should be located in the Core CBD. • Two areas that should be examined for development and/or redevelopment are the City parking lot on the east side of Jackson Street and the block along the south side of Main Street from the Highway 42 bridge up to and including the vacant building at 641 Main Street (including Nadeau's, US Bank, and the vacant building at 641 Main Street). These two sites present the best, and perhaps only, options for adding this space. • One of the Core CBD's greatest assets is the existing supply of older buildings, particularly the "Brick Block" (the west side of Jackson Avenue). Any new development in the Core CDB should be designed to fit-in and enhance the existing Downtown buildings character. Northern Area • The Northern Area east of Jackson Avenue has a number of properties that are potential candidates for redevelopment. We believe the Northern Area is better suited for office development and some housing than retail, since the area does not have great access and visibility from Highway 10 and most potential retailers would likely shy away from this area, in favor of better visible shopping space in the Core CDB or along Highway 169. • We believe that a high priority of the City should be retaining the existing Post Office on Irving Avenue and 3rd Street. We believe that the three parcels to the north of the Post Office, currently developed with older single-family homes, present themselves as expansion options to the Post Office. • The Northern Area west of Jackson Avenue presents greater redevelopment challenges because of the existing industrial uses. Since most non-industrial uses prefer not to be located adjacent to industrial properties, much of the entire area would need to be redeveloped at once if the area were to be redeveloped with other uses. We believe that redevelopment of this area is along-term planning project that should be a lower priority than the remaining Downtown Area, but still a consideration for the future. ~~ Western Transition Area • The Western Transition Area is a mix of single-family housing (to the west) and offices and limited retail (to the east). This area has easy pedestrian access to the Core CBD and a portion also has River frontage, whicve that thhs area hasaehigh pot ntial fortredeve opment multifamily housing. Thus, we belie to multifamily housing and some additional offices. 5 MAXFIELD RESEARCH INC.