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HomeMy WebLinkAbout4.b. ExecSumm_DT ConceptsEXECUTIVE SUMMARY Port Authority Date: January 17, 2017 AGENDA SECTION: AGENDA ITEM: Review of Downtown Task Force Concepts New Business PREPARED BY: Kim Lindquist, Deputy Director AGENDA NO. 4.b. ATTACHMENTS: Downtown Concept Plans APPROVED BY: LJM RECOMMENDED ACTION: Information Item ISSUE A Downtown Task Force has been working over the last seven months to update the 2004 approved Development Framework for Downtown Rosemount. The group has compiled draft concepts for all the blocks within Downtown that still have redevelopment potential. The Task Force will be hosting an open house on February 9, 2017 to unveil the concepts and solicit comments from the public. Property owners and businesses in the Downtown are being mailed invitations whereas the remainder of the City will see the invite in the local paper and on the website. Prior to the meeting, staff wanted to provide the concepts to the group. Dan Wolfe and Jeff Weisensel are on the task force and provided information to the group during our discussion. RECOMMENDATION None Site Overview The Core Block West area lies on the west side of Highway 3 (South Robert Trail) between 145th Street and 147th Street. Located in the heart of Downtown, this area is a critical redevelopment location. The character of development in the Core Block West should support the overall image of Downtown. The primary focus for this area is the Rosemount Plaza Shopping Center. Redevelopment of this building is a key element of the overall plan for the revitalization of Downtown. Several factors suggest that the character of this building is not likely to change without public intervention. Indicated need for reinvestment. For the 2004 Development Framework, SEH performed an analysis of buildings in Downtown to determine the ability to qualify structures for inclusion in a tax increment financing (TIF) district. In evaluating whether a building meets the statutory TIF standard as structurally substandard, SEH estimated the cost of improvements needed to bring the building up to current building code. The estimated improvements for the Shopping Center were high at that time and did not include costs for improvements to enhance the exterior appearance of the building. Since 2004, there have been some internal space improvements to accommodate individual tenants; however, the main structure remains generally the same as that viewed in the initial Redevelopment Framework, both internal and external. Functional Obsolescence. The physical design of the building is ill suited to the type of commercial development sought in Downtown. The building provides no exterior access to businesses. All access comes from a split-level interior common space which is inconsistent with current retailing desires. The split level design makes it impractical to reconfigure the building to provide individual storefronts with exterior access.Lastly, the position of the building on the site does not lend itself to promoting a pedestrian-oriented environment. The majority of the frontage along Hwy 3 is comprised of a parking lot. Blight. Buildings that cannot be maintained in a manner comparable to their surroundings become potential sources of blight. Blight represents the physical deterioration of an area due to the surrounding conditions. When the physical condition of a property deteriorates, there is a disincentive for reinvestment in adjacent properties. The investment cannot be recouped by sale of property or through higher lease rates. Without reinvestment, the cycle of physical deterioration and blight spreads. This concern is an important factor when considering redevelopment plans for the Core Block West. Other properties on this block currently hold economically viable businesses. There is some interest to provide a phasing concept for the entire block so redevelopment could occur as opportunities arise, which would not require acquisition of the full block to implement. Development Concept The plan for this area focuses on the redevelopment of the Rosemount Plaza Shopping Center, Medi-car and Shenanigan's. The preferred concept replaces these buildings with a mix of commercial and residential structures with residential having more than one story in height. The factors supporting this concept include: Creating a commercial environment that is different from the suburban strip mall design already available at other locations. Producing a sufficient mass of new development to make redevelopment financially feasible. Establishing a development pattern that complements the Core Block East concept. The northern portion of the western block would mimic the architecture and character of the Waterford Commons and would provide pedestrian access and public space opportunities. The private drive entrance into the Core Block West would mirror 146th Street and would provide the primary entrance into the redevelopment site. On the western and southwestern portionsof the block, the Concept shows new, high-density residential development replacing existing single family homes. The Concept anticipates that this initiative will be driven by market forces. Potential catalysts for this change include: Ability to acquire houses when offered for sale to assemble the development site over time. A developer proposal to redevelop adjacent properties. The remainder of the properties in this area may be targeted for revitalization. The objective of the Concept is to enhance the environment for businesses at these locations and encourage private reinvestment. The City will respond to redevelopment proposals as offered by developers. Several older storefronts are th located along 145 Street, including the Post Office. The Plan seeks to sustain these buildings in their current locations and encourage uses and tenants that attract consumers to the Downtown. Rehabilitation or reinvestment in existing buildings will continue to move forward the City goals of an economically viable Downtown. Key Elements Any redevelopment of this site should include the following elements: Retain and enhance the Geraghty Building as an element of heritage and character in Downtown. If future redevelopment plans require removal of the building, the character and design of the building should be emulated in the new redevelopment. Promote uses, building character, and site design to enhance the core of Downtown. Align the primary access point for the block along Hwy 3 with 146th Street. This improvement will facilitate movement of pedestrians and vehicles and increase traffic safety. Enhance the streetscape. Additional public streetscape improvements should build on previous investments and avoid duplication of expense. Future improvements should add green space and materials and seek to improve pedestrian spaces. Coordinate access and parking. Shared parking creates an opportunity to provide an adequate overall supply while preventing duplication. Reducing unneeded parking helps to maximize the development potential of Downtown. Enhance the pedestrian crossings of Highway 3 at 146th Street and 147th Street. These crossings form strong connections between the eastern and western redevelopment projects along Highway 3 Enhance pedestrian connections with the library and Central Park. The objective is to establish a safe and inviting link between theses amenities and Downtown residents and businesses. These pedestrian links are one means of helping businesses capture users, and therefore potential shoppers, attracted to Downtown by the library and other public institutions. Provide buffer between commercial development and the existing adjacent residential neighborhood or any future residential project. Implementation Redevelopment in Core Block West strengthens the heart of Downtown. It allows additional streetscape improvements to be made in the Highway 3 corridor. It proclaims that Downtown Rosemount continues to be a focus of commercial services for the entire community. Reintroduction of a TIF district within the Downtown to spur redevelopment of Core Block West should be considered. Steps needed to implement this concept include: Engaging current property owners in discussions about property acquisition options and interest in relocating within Downtown. The City needs to explore opportunities for financial incentives to encourage redevelopment as there are multiple property owners and property redevelopment could be complex and costly. The ability to evaluate the financial feasibility of redevelopment in this area will be enhanced when working directly with a developer familiar with redevelopment issues. The concept provides for phasing to permit implementation in an orderly manner when opportunities arise. The overall concept should be kept in mind when individual phases are initiated. #®±¤ "«®¢ª % ²³ Site Overview The Core Block East focus area lies east of Highway 3 between 146th Street and 147th Street. It consists of the Waterford Commons mixed-use development, three houses that now function as commercial buildings, and parcels of land along the railroad to the east that contain storage buildings owned by Fluegels and a parking lot that is part of Waterford Commons. Like the Core Block West, this area lies in a critical location, in the heart of Downtown. Redevelopment of this area has played an important role to define the future development pattern. The intensity of existing development is now higher than at other locations in Downtown. The remaining parcels total approximately .68 acres, leaving little room for any more mixed- use redevelopment within Core Block East. Development Concept While this area has proven to be a desirable location to initiate redevelopment in Downtown, there is a now a limited amount of property available to redevelop. New redevelopment should be located close to the street to complement the pedestrian-oriented style of Waterford Commons. Two or three story redevelopment would be preferable but perhaps unlikely due to the small size of the site. Key Elements Any further redevelopment of Core Block East should contain the following elements: Promote uses, building character, and site design to enhance the core of Downtown. Strengthen pedestrian connections with the remainder of Downtown. Enhance the streetscape. Additional public streetscape improvements should build on previous investments and avoid duplication of expense. Future improvements will add green space and materials and seek to improve pedestrian spaces. Coordinate access and parking. Reducing unneeded parking helps to maximize development potential of downtown. th Enhance the pedestrian crossing of Highway 3 at 147 Street. These crossings form strong connections between redevelopment projects on both sides of Highway 3. th Extend streetscape improvements and provide parking on 147 Street. Implementation Notes The remaining land available for redevelopment is limited to three houses on the southwest corner of the block that have been converted to commercial uses. Previous attempts to acquire the remaining parcel to include them with the Waterford Commons development were unsuccessful. CROSSROADS NORTH Site Overview The name for this area refers to the nature of the adjacent streets. Highway 3 and 145th Street form the "crossroads" of Downtown. These streets are the primary routes carrying people into and through Downtown. The traffic signal at this intersection is the only traffic control device on Highway 3 in Downtown. The redevelopment focus for this area lies with the parcels adjacent to 145th Street. The key action underlying this concept is the relocation and redevelopment of Polfus Implement. Acquisition of the Polfus site and to a lesser extent the service station site is needed to enhance the entrance to Central Park. The th sites are crowded, and increased traffic on 145 makes easy access into the properties more difficult for customers, especially during peak hours.Given the road geometrics and the development design in the area, it is not possible to widen the roads or provide turn lanes which would often be considered in these situations. From a traffic safety standpoint, closing of access points in this area would be beneficial but difficult since alternate options are limited. A veterinary clinic built in 1995 and remodeled in 2009 and an office building constructed in 1923 also occupy the block. Due to the age of the veterinarian clinic, it is an unlikely candidate for redevelopment. The office building has seen multiple renovations over the years with the City most recently receiving inquiries about how best to implement façade improvements. Due to reinvestment by its owner, the office building is also not a high priority for redevelopment. Development Concept The preferred alternative shows the redevelopment of the service station and Polfus parcels. This redevelopment could take the form of a new, smallerbuilding that could house a community- focused business such as a coffee shop that would complement efforts to expand and enhance the entrance to Central Park. Another option would be to place a more significant structure on th the corner of 145and Hwy 3 and allow limited access and remove some of the access points. The goal would be to consolidate the two identified sites and create a development proposal that allows expansion of the Downtown commercial/service sector while providing better public access and views to Central Park. The buildings on the other three quadrants of this intersection are oriented to the street, helping to define the character of the Crossroads. Redevelopment of Crossroads North should contribute to this identity by directing any improvements, either public spaces or a new building, toward the intersection. Key Elements Any redevelopment of Crossroads North should include the following elements: Promote use and building character compatible with prominence of the Highway 3/145th Street "crossroads." Promote greater visibility of and access to Central Park, with capacity to capitalize on the potential attraction of the Interpretive Trail Corridor. Strengthen pedestrian connections and streetscape with the park entrance and Burma Avenue. Reduce traffic and access conflicts by limited the amount of direct connections to adjoining public streets. Implementation Redevelopment in Crossroads North may be triggered by one of the following: Opportunity to acquire either the service station or the Polfus parcels or both. Need to make improvements at Central Park related to Interpretive Corridor. Subsequent implementation will be determined by circumstances at the time these actions are taken. Financial Viability of businesses on constrained site with less convenient access may prompt private investment decisions. #±®²²±® £² 3®´³§ Site Overview This area consists of three single-story commercial uses and two high-density residential buildings. The focus of the Plan is revitalization of the commercial structures. The current businesses at this location are Celts, Carbone’s, and Rosemount Family Dental/Morning Glory's Cafe. The redevelopment issues facing these parcels mirror those of the Crossroads North: The appearance and site design are inconsistent with the development objectives for Downtown. Successful redevelopment at other locations in Downtown will make this appearance more out of place. The parcels would be difficult to redevelop individually. Development Concept The Concept shows enhancement of the existing buildings and sites. This Concept requires the City to work with existing property owners to make the buildings and sites more attractive. The establishment of design guidelines or the creation of redevelopment concepts for adjacent properties will provide guidance for the nature of these improvements. Financial incentives fromthe City may be needed to facilitate these changes. Full redevelopment of the commercial parcels is not targeted as a city-led initiative. This status does not preclude private efforts to undertake a larger scale redevelopment of this area. Key Elements Any redevelopment of Crossroads South should include the following elements: Promote use and building character compatible with prominence of Highway 3/145th Street "crossroads." Strengthen pedestrian crossings at 145th Street and 146th Street. Improve street character in conjunction with improvements on adjacent blocks. Redevelopment should increase density and utilize the site more efficiently. Implementation Several steps may lead to the revitalization of the Crossroads South area: Determine guidelines for building and site improvements. Discuss options with property owners. Evaluate need and options for financial assistance. Continued investment in the buildings by the property owners and the strong ties between the buildings’ structural aspects and their architecture make even minor aesthetic improvements to the buildings difficult and cost prohibitive. An interim strategy for site improvements would be to redesign parking and public spaces. Removal of hard surfacing where possible and introduction of green space into the site would soften the property and perhaps provide some updating of the exterior colors and materials. Site Overview The retail and f of Downtown. The retail portion was redeveloped with a larger building and a reconfigured parking lot in 2014 bringing the building into compliance with ordinance criteria. The focus of future redevelopment is on the under-utilized portions of the site, centrally located on the property. Renovation or redevelopment of the southern strip mall and redesign of the parking and outside storage areas could provide for better site efficiencies. The feed mill and accompanying silos are valuable surrounding rural landscape. Development Concept The concept shows a new commercial building on the south end of the Recent investments by Fluegels into a new building limits the development configurations available on the site. Reorganization of parking, structures and outside storage could increase site efficiencies. Shared parking would offer more flexibility by allowing a new structure to be placed closer to the street to complement and support the surrounding uses. Key Elements Preserve feed mill structures as elements of Downtown identity and . th Strengthen pedestrian crossings at Highway 3/147 Street. th Improve street character along 147 Street in the southern section of the property to compliment the northern building and site enhancements. Implementation Notes Given the other redevelopment needs in Downtown it is not likely that this area will be a City-led initiative. Catalysts for redevelopment may come from discussions of long term plans and opportunities for redevelopment with the owners of similar to their private investment on the northern portion of the property. Retention and repurposing of the feed mills is preferable to their demolition if any further redevelopment of the site should take place. for both this site and Core Block East. and the changing marketplace. A shared parking lot for the entire block and reorganization of outside storage could allow for greater flexibility when redeveloping the building at the southern end of the site. Ώ '¤­¹ȃ2¸ ­ "«®¢ª Site Overview This block is the former site of Genz-Ryan, a plumbing and heating company. The Dakota County Community Development Agency acquired the northern third of the site to develop a 60 unit senior housing development called Cambrian Commons. The remainder of the property was developed as a Culvers restaurant which opened in 2016. Development Concept The City would consider redevelopment of the ten residential parcels on the western side of the block, fronting Cambrian Avenue. The redevelopment plan should include moderate to high density development which considers the adjoining low density residential properties and the overall development pattern of the neighborhood. Key Elements Any further redevelopment of this block should include the following elements: Strengthen pedestrian connections from County Road 42 and the Downtown core. Increase residential density on the site in a way that provides a transition from the higher density development on the north end of the block to the lower density to the west. Implementation Notes The key to further redevelopment of this site relies on redevelopment of the western 10 single-family homes. Additional investigation is needed to evaluate the viability of redevelopment on this portion of the block in consideration of economic viability and impact on surrounding land uses. Site Overview This area includes the American Legion and the houses along Burnley Avenue. In 2004, the Block included the American Legion as well as the houses along Burnley Avenue. In 2012, the houses were removed to allow for the construction of a 102 stall park and ride facility. Redevelopment would occur on the entire Legion Block which is approximately 1.34 acres. Development Concept The Concepts for this area reflectthe currentchanging environment in Downtown. Over the next one to five yearsIn the future, capacity for new commercial development will be directed to the core areas of Downtown. It is assumed that housing or an office use which could be an expansion of adjoining public institutional uses appear to be become the only more likely near-term options for theredevelopment of this area. Successful redevelopment in other locations may expand future options for the Legion Block area. If the market indicates that commercial uses would be viable in these locations, the City would entertain them on this block. The first Concept shows a residential use. Medium-density housing fits the character of the area and would be viable in Downtown. The Concept does not eliminate high-density housing as an acceptable use at this location. In fact, high-density housing may be necessary to achieve a financially feasible redevelopment project. It may be possible to combine some smaller retail into the site design depending upon market demand. The second Concept combines all existing parcels into a redevelopment site. Burnley Avenue would be vacated in conjunction with redevelopment. This larger site provides a more viable option for redevelopment. Closing Burnley Avenue eliminates an access point, which improves traffic safety along 145th Street. depicts a public building to house either a new public space, or service commercial and office. Proximity to the rail line must be considered in the redevelopment of this area. The Concept orients development away from the tracks. Construction techniques can help to mitigate noise and vibration from trains. Redevelopment of the Legion Block creates the opportunity to align Burma Avenue better with the entrance to Central Park. Improvements to Burma Avenue should enhance this street as a pedestrian link between Central Park and the core of Downtown. Key Elements Any redevelopment of the Legion Block should include the following elements: Provide a housing style compatible with Downtown. Use site design and construction quality to mitigate impacts of the rail line on any residential development. Vacate Burnley Avenue and improve traffic flow on 145th Street. Strengthen pedestrian connections and streetscape with park entrance and Burma Avenue. If commercial uses are viable on the site, the City should also explore those options. Implementation The ability to acquire the American Legion becomes the catalyst for redevelopment. Steps to implement this concept include: Determine long-term plans of the Legion and obtain right of first refusal to acquire property. Acquire residential parcels as they are made available for sale.