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Home My WebLink About7. Development Framework for Downtown RosemountCITY OF ROSEMOUNT EXECUTIVE SUMMARY FOR ACTION Citv Council Meetina Date. July 6. 2004 ISSUE The Downtown Committee, a 13- member citizens' committee appointed by the City Council, recently approved their Development Framework for Downtown Rosemount. The Port Authority approved the Framework at their June 15, 2004 meeting. The nine month planning process provided an opportunity for residents and city businesses to provide input through three public meetings. The Downtown Committee process was facilitated by Hoisington Koegler Group, Inc., along with assistance from staff and financial and market analysis consultants. The document contains the Values and Principles, the Redevelopment Framework, and Implementation guidelines for revitalization of the City's Downtown. DISCUSSION On behalf of the Downtown Redevelopment Committee, staff is pleased to present the Development Framework for Downtown Rosemount. The 13 members of the committee are: Maureen Geraghty Bouchard Mark Toombs Jay Tentinger Leslie Defries - Ed McMenomy Jason Messner Laurie Humphrey Chuck Terry Michael Baxter Rita Dupre Mary Riley Kim Shoe- Corrigan Richard Daniels Rusty Fifield of Hoisington Koegler Group, Inc, and Mark Ruff of Ehlers and Associates were the two consultants that assisted greatly in the development of the Framework document. Bill Schatzlein of Schatzlein Associates served as the ombudsman assisting in the communication link between the City and Downtown businesses. Over the course of the 9 months there were numerous committee meetings, 3 public open AGENDA ITEM: Development Framework for Downtown AGENDA SECTION: Rosemount — Downtown Committee Report Public Hearing PREPARED BY: Kim Lindquist, Community Development A Fj D irector. , ATTACHMENTS: Draft Resolution, Downtown Revitalization Chronology, Draft Development Framework APPROVED BY RECOMMENDED ACTION: Motion to adopt resolution approving the Development Framework for Downtown' Rosemount ACTION: s houses, and one bus tour. Attached is a chronology of the Committee's work, bringing the schedule up to the July Council meeting. Rusty Fifield, Hoisington Koegler Group, Inc., will be at the meeting to give a brief presentation to for the Public and City Council. Staff will be asking that the City Council to take formal action on the document after receiving public comment during the public hearing SUMMARY The Framework will be the basis for redevelopment of Rosemount's Downtown. The Framework lays the groundwork for revitalization and includes a Concept Plan of the entire Downtown. Different than previous plans, this document also outlines an implementation strategy. As has been discussed, the next step would be to begin a request for proposal (RFP) or request for qualifications (RFQ) process. It is hoped that this would be underway in late summer, with, a developer chosen in the fall 2004. Staff is hopeful that building activity would be occurring by the spring of 2005 on the first phase of the Downtown Revitalization project. 2 ROSEMOUNT CITY COUNCIL CITY OF ROSEMOUNT COUNTY OF DAKOTA STATE OF MINNESOTA RESOLUTION NO. 2004- RESOLUTION APPROVING THE DEVELOPMENT FRAMEWORK FOR DOWNTOWN ROSEMOUNT WHEREAS, it has been a goal the City Council of the City of Rosemount (the "City ") that the City redevelop Rosemount's Downtown Area, and WHEREAS, the City Council formed a 13- member citizens Downtown Committee to formulate the Development Framework for Downtown Rosemount, and WHEREAS, The Downtown Committee has met over a ten month period and held three public meetings to obtain public input, and WHEREAS, the Downtown Committee unanimously approved draft of the Development Framework for Redevelopment of Downtown Rosemount on June 3, 2004, and WHEREAS, the Port Authority unanimously approved the June 3, 2004 draft of the Development Framework for Redevelopment of the Downtown Rosemount on June 15, and WHEREAS, the City Council held a public hearing on July 6, 2004 to receive input and comment on the Development Framework. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Rosemount hereby approves the Development Framework for Downtown Rosemount. ADOPTED by the Rosemount City Council this 0 day of July, 2004. Bill Droste, Mayor ATTEST: Linda Jentink, City Clerk Motion by: Second by: Voted in favor: Voted against: Member absent: Downtown revitalization chronology Ongoing avenues for feedback during the process: • Ombudsman consultations with business owners • Collection of public questions and comments via phone calls, email, and website postings • Informal communication with interested developers City Council appoints 13 people to the new Downtown Redevelopment Committee, including members of the City Council and existing City commissions, residents, and business owners. + + Organizational meeting of Downtown Redevelopment Committee is held. e + Committee hosts first open house to ask public for guidance to begin the Downtown revitalization process. The Committee collects information about goals for the Downtown area, what people like and don't like about the existing Downtown, and what types of businesses they want there. 35 people attend. Committee members and other City officials take a bus tour to see development projects in other Twin Cities metro area communities. Committee meets to discuss a vision for revitalization of Downtown. Members review results from the open house. Committee hears consultant's report on demand for retail, office, and residential development in the Rosemount market area. Business representatives on the Committee meet an ombudsman to discuss keeping businesses involved in the process. City staff meets with planning consultant to discuss constraints and opportunities within Downtown. The information will be used to formulate alternatives for the Committee to review. + + Committee discusses buildings that should remain as "sustaining elements" for Downtown. + + Committee discusses various details of the draft framework. + + Second open house is hosted by the Downtown Committee to ask for public feedback on alternatives for revitalization on a block by block basis throughout Downtown. 60 people attend. + + Committee reviews public comments from second open house and discusses refinements to the downtown concept framework. + + Committee receives financial feasibility report and first draft of a framework for revitalization. + + City mails brochure to every address in Rosemount describing Downtown revitalization and encouraging participation in the upcoming open forum. + + Ombudsman meets with interested Downtown business owners to explain status of framework and invite feedback. ++ Committee hosts open forum to take public questions and comments in preparation for final concept. 100 people attend. + + Committee studies a draft of the written revitalization framework. + + Committee approves final version of the Framework. Some committee members begin work as a smaller group to consider more detailed guidelines for design elements to be required for Downtown projects. + + Rosemount Port Authority approves Framework. City Council takes public comment and may vote on Framework. Ongoing avenues for feedback during the process: • Ombudsman consultations with business owners • Collection of public questions and comments via phone calls, email, and website postings • Informal communication with interested developers Development Framework DRAFT for Downtown Rosemount Prepared for: Approved by Downtown City of Rosemount, Minnesota Redevelopment Committee Rosemount Port Authority (June 3, 2004) Prepared by: Hoisington Koegler Group Inc. Contents Introduction & Purpose ...................................... ............................... 1 Vision & Principles ......................... ............................... Redevelopment Framework ................................. ............................... 9 Implementation............................................... ............................... 39 Community Context ....................................... ............................... 51 Credits Downtown Redevelopment Committee Michael Baxter (chair) Leslie Defries Ed McMenomy Kim Shoe - Corrigan Mark Toombs City staff' Kim Lindquist Rick Pearson Jason Lindahl Jamie Verbrugge Richard Daniels Rita Dupre Maureen Geraghty Bouchard Laurie Humphrey Jason Messner Mary Riley Jay Tentinger Chuck Terry Community Development Director City Planner Assistant City Planner City Administrator Consultant Hoisington Koegler Group Inc. mu 123 North Third Street, Suite 100 Minneapolis, Minnesota 55401 Development Framework Contents and Credits Downtown Rosemount page 1 Introduction This document represents the Development Framework ( "Framework ") for the revitalization of Downtown Rosemount. The purpose of this Framework is to create and maintain Downtown in a manner consistent with the community vision. The Framework identifies and guides actions needed to achieve the vision. The Framework consists of four sections: 1. Vision and Principles describes Rosemount's vision and guiding principles for the revi- talization of Downtown. The vision and principles set forth community aspirations for the future of Downtown. 2. The Redevelopment Framework contains the guide for public and private investment in Downtown. The Redevelopment Framework describes the type and character of development desired for this area. 3. The Implementation section presents proposed public actions and investments needed to realize the desired changes in Downtown. Implementation of this Framework will be an evolutionary process which will occur over time and not overnight. The City hopes that public involvement, as exemplified by this Framework, will attract new private investment to Rosemount. 4. Community Context summarizes the background information and public input used to shape this Framework. Downtown Area The area described as "Downtown" Rosemount lies along Highway 3 (South Robert Trail) between 143rd Street and County Road 42. The illustration on the following page (Figure 1) shows the Downtown Study Area in context of the broader community setting. Rationale for Redevelopment Downtown Without City Involvement To evaluate the need for redevelopment, consider what the future of Downtown would be without an active City role in redevelopment. That future Downtown is likely to look and function in a manner very similar to the Downtown of 2004. Existing buildings remain in place. Enhancements to the exterior of the buildings will be driven solely by the needs and ability to pay of individual businesses. New construction may occur on vacant land owned by the Port Authority and St. Joseph's Church. Any commercial market demand for new businesses will be consumed only by new develop - ment along County Road 42.The lower cost of developing on open land along County Road 42, combined with the physical environment of Downtown, means new development is not likely to seek locations in Downtown. Redevelopment is more expensive than a comparable develop- Development Framework Introduction & Purpose Downtown Rosemount Page 1 Introduction & Purpose Development Framework Page 2 Downtown Rosemount rrgure r Downtown Study Area ment on vacant land like that on County Road 42. Redevelopment creates additional costs (for the demolition of buildings, clearance of the site, and the relocation of existing uses) that are not present on vacant land. Redevelopment must also consider potential additional costs to cleanup contamination of a site or structure. It may require the time - consuming assembly of smaller parcels into a viable devel- opment site. None of these factors are present on vacant commercial sites found along County Road 42 or elsewhere in the community. Failure to establish and undertake a redevelopment plan requires citizens to accept the potential for blight to affect properties in Downtown. In this context, blight means the physical deterio- ration of a building resulting from the lack of reinvestment in a business due to low operating revenues. At some point, the deterioration also discourages maintenance and improvement of adjacent properties. In these circumstances, reinvestment cannot be recaptured by increased sale value or additional operating income. When this happens, blighted conditions spread. Building a Better Business Environment Successful redevelopment makes Downtown a better business environment. Retail businesses cannot exist without customers. Attracting more people to Downtown increases the potential customer base for every Downtown business. Redevelopment will attract more people into Downtown due to the following: Making Downtown a more attractive and interesting place will tap the target market that includes vehicles passing through Downtown on Highway 3, the growing residen- tial population near Downtown, and people looking for a more interesting shopping and entertainment experience. The setting must be both attractive and functional. While appearances may produce the initial visit, function is the key to a lasting customer relationship. Downtown must provide a combination of convenience, service, and amenities that makes shopping in Downtown a better experience than competing options. • Redevelopment seeks to establish a broader base of supporting businesses. The goal of redevelopment goes beyond having people visit Downtown. The goal is to convert the visit into a regular pattern of shopping. This goal depends on providing goods and ser- vices desired by the community. Some current businesses are destinations. As the num- ber of destination businesses increases, all businesses benefit from the ability to attract new customers. • New housing in Downtown puts potential customers at a business's front door. Not all sites in Downtown are suited for commercial development. Encouraging residential development on these sites expands the resident population of Downtown. These resi- dents will spend time in Downtown and provide the opportunity for a business to convert them into customers. The addition of more residents into Downtown also Development Framework Introduction & Purpose Downtown Rosemount Page 3 serves to showcase the area as a vibrant, active place where people want to be. • Public facilities attract people into Downtown. An important new facility is the sched- uled public library. The library provides a new reason for residents to come into Down- town. Increasing the prominence of Central Park accomplishes the same result. Bring- ing people into Downtown creates the potential for businesses to capture new custom - ers. The displacement of existing businesses is not an objective of the Development Framework. In reality, some businesses may not be able to remain Downtown. Still, removal of a business's existing building does not inevitably mean that the business must leave Downtown. Careful implementation of the Framework will provide new locations for those businesses that are willing to move and capable of relocating to a new site. As in many business decisions, economics will be a primary factor in redevelopment decisions. Lower rents have attracted some businesses to Downtown. The same low rents are part of the economic barrier to revitalization by existing property owners. Making redevelopment sustain- able requires increasing the revenue capacity of a Downtown property. Existing businesses will be able to generate additional revenue in a more successful Downtown business environment, allowing them to maintain a presence in the area. The activity described in this Framework will take place at various times. Revitalization of Downtown cannot take place immediately and all at once. It is an evolutionary process of projects growing from the success of other projects. Some of the features contemplated in this Framework may be many years away, even though they require the groundwork to begin sooner. Other features must take place more quickly to spur the success of revitalization. Those fea- tures are indicated here by a specific timeframe, in many cases "one -to -five years" because of the available funding mechanisms. Community Objectives In evaluating the role of the City in influencing the future of Downtown, it is important to recognize that building a better business environment is not the only objective for Downtown. There are community objectives that influence the planning process. Downtown is not just another business district. There is no other place in Rosemount like Downtown. It helps define and provide identity to the community. Its character is unlike other commercial areas in Rosemount or within surrounding communities. Ironically, new suburbs across the region are trying to create downtown areas where none currently exist. Maintaining and enhancing the character of Downtown helps set Rosemount apart from other Metro area suburbs. Downtown is part of Rosemount's heritage. While few historically significant buildings remain, the historic pattern of development remains intact. Downtown connects Rosemount to its roots as a small town. This.neighborhood was the focal point of the community. It was a thriving Introduction & Purpose Development Framework Page 4 Downtown Rosemount business district with a car dealer, grocery store and lumberyard. Downtown retains qualities and characteristics of the old Rosemount. These elements may be lost without a concerted effort to retain them. Committee Findings The Downtown Redevelopment Committee reached a consensus on a series of goals for revi- talization of Downtown. • Downtown must be a gathering place, featuring services and retailing that will attract families for repeated visits. • A revitalized Downtown should have design standards that are consistent enough to maintain a sense of continuity but flexible enough to provide variety. • Pedestrian improvements, especially in ways to cross Highway 3, must create a strong element of "walkability" for Downtown. • Revitalization should offer businesses the option of owning their own buildings or leas- ing affordable space. • Extra effort should be made to keep existing businesses in Downtown or elsewhere in Rosemount. Several existing buildings should be maintained if at all possible, including the former St. Joseph's church, Fluegel's, the Geraghty building, and Ace Hardware. • Opportunities should be created for building ownership both for existing Downtown businesses and for the kind of startups that entrepreneurs have historically created Downtown. • Revitalization must include ways to moderate the higher rents that the process may cause. • The best site for a library is the location of the former St. Joseph's church. Other Downtown possibilities would reduce the tax base and take up space that could be used by commercial activities. • A revitalized Downtown should reflect its history to honor the community's heritage and to distinguish it from suburbs with artificial downtowns. Development Framework Introduction & Purpose Downtown Rosemount Page 5 Importance of Vision According to an old story, two stonecutters were asked what they were doing. The first said, "I'm cutting this stone into blocks." The second replied, "I'm on a team that is building a cathe- dral. " This story describes the role of a vision to guide the revitalization of the Downtown area. Without a vision, development works much like the first stonecutter. New pieces are added without a clear picture of what is being built. With a vision, the City has a picture of the "cathe- dral" that Downtown Rosemount can become. Every public and private project must help to build the future, not just fit cleanly with the next "stone block." The Vision for Downtown described below provides a broad and enduring view of Downtown Rosemount. The Vision serves several purposes: • The Vision serves as a tool for evaluating proposals, projects, ideas and new directions: "How does this action fit with the Vision ?" • Creating a Vision Statement allows a shared understanding of community desires for the future. • The Vision encourages the community to consider the future, even a future that is twenty years distant. • The Vision provides an anchor in times of conflict and change - a way of finding com- mon ground and shared values. • The Vision encourages imagination, recognizing that the direction it sets will shape the reality of the future. • The Vision creates energy and enthusiasm for maintaining the commitment to the De- velopment Framework. Vision for Downtown The historic Downtown in Rosemount connects the community to its small -town roots. Down - town provides a wide variety of community- oriented businesses that blends retail, professional services, civic, and residential uses into a unique and dynamic neighborhood, attracting people of all ages. The scale and character of development fits the traditional "Main Street" vision. Downtown is the community's gathering place. Rosemount's Downtown is the place for people who want big -city amenities with small -town attitude. Guiding Principles Downtowns are evolutionary places. The Downtown of today evolved over many years. Ele- ments of the historic Downtown Rosemount mix with other pieces that have been added over time. The Development Framework provides an outline for guiding the changes that lie ahead. Vision & Principles Development Framework Page 6 Downtown Rosemount The revitalization of Downtown Rosemount relies on a set of principles that, if pursued, will allow Downtown to evolve consistently with the vision articulated by the community. These guiding principles provide the foundation of this Framework and will be used by the commu- nity to review proposals for change in Downtown. • Maintain Downtown as a place of commerce Downtown will be a unique and successful place of business. Although Downtown no longer serves as the "central" business district, it is an important element of the Rose- mount economy. The primary focus of Downtown is street -level retail, offices, and entertainment. • Use housing to keep Downtown vital Housing complements the commercial development objectives of Downtown and also provides the economic capacity to undertake revitalization. Housing provides a rede- velopment option for locations not suited to business uses. The location constraints mean that housing beyond the Highway 3 corridor will put potential customers "in the backyard" of Downtown businesses. • Keep the heritage and identity of Rosemount Downtown embraces Rosemount's small -town heritage. It is a collection of small busi- nesses oriented to the needs of the community in product and service. Through rede- velopment and revitalization of existing structures and businesses, Downtown will once again become Rosemount's Main Street honoring the community's history even as it builds toward the future. • Use public places to attract and define Downtown is the civic center of Rosemount. Consider all of the public facilities that bring people to Downtown: City Hall, the Post Office, Rosemount Elementary School, Rosemount Middle School, Rosemount High School, the National Guard Armory and Community Center. A new library will soon be added to this mix. Parks and recre- ational facilities have a significant presence around Downtown, particularly Central Park, adjacent to City Hall. All of these public places attract people.They help to define Downtown as the focal point of the community. Future public investments will look to add points of special interest -- elements that are unique and memorable. • Balance the needs of cars and people Downtown must be a place that accommodates both the car and the pedestrian. The experience of visiting Downtown must be supported by convenient access and ample parking for vehicular travel. Revitalization plans must provide the means to create effective solutions for the entire Downtown and not just for individual businesses. Once people park their cars, they become pedestrians. Downtown must also provide a "walkable" environment. Buildings, public spaces, and streetscapes should be built with Development Framework Vision & Principles Downtown Rosemount Page 7 a sense of human scale with attention to the form, size, and materials that encourage people to move around Downtown. Parking lots should be built with a similar degree of attention to aesthetics, making them "humanized" and more comfortable places for people. Vision & Principles Development Framework Page 8 Downtown Rosemount Overview The Concept Plan is a tool for shaping development in a manner consistent with the vision for Downtown. The Development Framework uses a variety of illustrations to depict the potential redevelopment and revitalization of Downtown. The Concept Plan is not a specific blueprint, but rather a series of concepts and opportunities for change. The actual design of each site will be determined through negotiations between the City and private parties seeking to invest in Downtown. The designation of Existing Building (Reinvestment) simply sets an initial strategy for a site and does not preclude future redevelopment. Land Use The Concept Plan for the future of Downtown Rosemount involves five types of land use: commercial, residential, office, mixed use, and civic.The City will use its Comprehensive Plan and zoning regulations to guide land use in the manner depicted in the Framework. Although the Concept Plan depicts a particular land use for each block, it has been suggested by Commit- tee members that other land uses may also be suitable in those locations. For example, the Concept shows residential on lands not directly fronting Highway 3 because it is believed those properties would be less desirable for commercial use. Should the marketplace provide com- mercial opportunities on sites currently designated as residential, the Committee would not be averse to having a commercial development so long as it is consistent with general tenets and goals of this Framework document. Commercial Commercial land uses in Downtown consist of retail, service and office businesses Retail businesses provide the sale of goods and commodities to the public. The interaction between the business and the customer -- shopping -- is an essential factor in this type of com- mercial land use. Retail uses typically produce a high amount of vehicle trips compared with other commercial land uses. Traffic, access, and visibility influence the location of retail uses. Retail uses occur at street level. For the purposes of the Development Framework, the feed mill operations of Fluegel's are viewed as retail commercial. The Framework seeks to sustain the feed mill and related opera- tions, but not to attract additional uses of that kind (significant outside storage and multiple buildings housing one business) to Downtown. Service businesses provide a wide range of professional services. Examples of service businesses include law, health care, banking, accounting, and real estate. Services typically entail less busi- ness /customer interaction than retail. Many services can be obtained without visiting the pre- mises of the business. This relationship is different for each type of service business. The nature of the interaction with the customer influences the location for service businesses. Services may provide viable uses for upper floors of mixed use buildings. Office businesses closely resemble services. Many businesses located in an office setting provide Development Framework Redevelopment Framework Downtown Rosemount Page 9 Redevelopment Framework Development Framework Page 10 Downtown Rosemount Figure 2 Concept Plan for Downtown Rosemount professional services. From a land use planning perspective, it is important to distinguish office uses from other commercial activities. The "pure" office use entails minimal amounts of inter- action with customers. Employees are the primary activity generators for offices. Office uses should be directed to locations not desirable for retail activities. Residential Residential land uses in Downtown will be medium or high density. Medium density residential development will be single family attached housing. The housing units will be organized horizontally in a townhouse or row house manner. High density housing refers to multiple family dwellings. The existing residential structures along Burma Avenue are examples of this land use. High density housing may take the form of apartments, condominiums, cooperatives, or other similar styles of dwellings. Housing may also occur as.part of mixed use structures. This form of housing will occur above street level and be similar in character to high density housing. The residential designation found in the Concept is intended solely to guide development of the property for housing. The Redevelopment Framework shows medium- and high- density hous- ing as a "preferred" alternative for certain locations. Either pattern is an acceptable form of residential land use. Market and economic factors will shape the type of housing at each loca- tion. Mixed Use Although not prevalent in the current Downtown, mixed use buildings are a traditional down- town development. Many "main street" settings are built with multi -floor buildings. Retail (or other commercial) businesses occupy the street level. The floors above street level are occupied uses. some behind parking, front property Figure 3 Mixed Use Block Concept Sketch Vertical mix of uses: housing or office above commercial storefronts Development Framework Redevelopment Framework Downtown Rosemount Page 11 by housing, office, or service business uses that do not need the access or visibility of the street level. Brockway Redevelopment Project Concept Sketch Plan civic Civic land uses represent public and institutional activities in Downtown. The key new civic use depicted in the Concept is a local library. It is possible that other civic uses will locate with the library in the redevelopment of the St. Joseph's Church site (see discussion of this opportunity site). The Post Office is another important civic use located within the Development Framework area. Retail postal operations are an important part of the plan for Downtown. Central Park is an essential element of the Concept for Downtown. The Park provides a unique opportunity for people to gather and play in Downtown. Other civic uses lie on the edge of Downtown, including City Hall, the Community Center, and the Rosemount schools campus. All of these civic uses create identity and a source of attraction for Downtown. Existing Dynamics Downtown Rosemount exists in an active and dynamic environment. Actions that have been taken or are under consideration influence redevelopment in Downtown. The existing dynam- ics provide context for the changes described in this Development Framework. Brockway Redevelopment The City is negotiating with Contractor Property Developers Company for the redevelopment of the Brockway Glass Factory and the surrounding golf course. This project influences Down- town revitalization for two reasons: 1. The proposed Brockway redevelopment results in more than 600 new housing units. These homes increase the population in the trade area for Downtown. This growth was considered by Maxfield Research Inc. in its analysis of housing demand for Downtown. 2. The City has created a redevelopment tax increment financing (TIF) district that in- cludes both the Brockway property and key parcels in Downtown. Use of tax incre- ment financing has significant financial implications for Downtown revitalization. The preliminary financial analysis suggests that the Brockway redevelopment will produce tax increment revenues that could be used to support Downtown redevelopment projects. A potential risk to this approach is the statutory time constraints of a TIF district. Under the current concept, the use of financing from the Downtown - Brockway TIF District must be obligated for use on redevelopment projects within five years of District certification. Redevelopment Framework Development Framework Page 12 Downtown Rosemount Library A branch of the Dakota County Library System will be built in Rosemount. The current sched- ule calls for design in 2006 with construction complete in 2008. As part of this process, the City must acquire and pay for the library site. The site selection process identified three potential locations: • St. Joseph's 'Church. • Ratzlaff Block (the east side of Highway 3 between 146th and 147th Streets).. • Immediately east of the Community Center (commonly known as the Sunrise Lumber site). Each of these sites is acceptable to Dakota County. Potential sites of The Downtown Redevelopment Committee recognized, however, that the location of the li- Rosemount Library brary influences the Development Framework. The library provides another source of attrac- tion to Downtown. The location of the library influences development planning for adjacent properties.The decision not to select a site requires an alternative plan for the use of the prop- erty. Wherever it is built, the library should be supported with both street and trail improve- ments. Interpretive Corridor The City is studying the construction of an interpretive trail corridor connecting Downtown and the Mississippi River. The trail could create an amenity for Downtown similar to the Can- non Valley Trail in Cannon Falls. Planning for the Interpretive Corridor and Downtown must take a coordinated approach. Among the issues for the Downtown Redevelopment Plan are: • Physical connections between Downtown and the Corridor. • Parking facilities and other improvements in Downtown needed to support the Corri- dor. • Linkages with other trails and green space in Downtown. • Opportunities for the Corridor to provide a catalyst for redevelopment. Existing trail in Central Park School Facility Improvements On June 8, 2004, voters in the Rosemount -Apple Valley -Eagan School district (ISD 196) ap- proved funding for $68 million of capital improvements to existing school facilities. The im- provement program includes adding fourteen classrooms and labs at Rosemount High School, five classrooms and labs at Rosemount Middle School and eight classrooms at Rosemount El- ementary School. There are several potential relationships with the School District and revitalization in Down- town: Development Framework Redevelopment Framework Downtown Rosemount Page 13 • Planning should consider the use and physical connections between the schools and a potential library on the St. Joseph's site_ • Public school needs could provide options for the reuse of the school portion of St. Joseph's facility. • The schools may have site and facility needs that could be met through redevelopment within the Downtown area. • The overall school campus provides a location for trail connections. The District's bus maintenance facility is located on the southern edge of Downtown in the southwest quadrant of the South Robert Trail/ County Road 42 intersection. Relocation of the bus maintenance facility would be the catalyst for the redevelopment of this quadrant. Redevel- opment of this area should also involve discussions with Carlson Equipment about its ability to relocate its business, which would facilitate the redevelopment of the entire quadrant. Although not in the Downtown Study Area, this site is part of the southern gateway to Downtown. Redevelopment at this location should be considered in context of the implications for Down- town. Genz -Ryan Genz -Ryan has indicated an interest in relocating from three parcels along South RobertTrail. The business's needs have outgrown this site. Relocation provides an immediate opportunity for redevelopment. The City should facilitate the relocation of Genz -Ryan and the redevelop- ment of this site. The industrial nature of the current land use is not consistent with the vision for Downtown. Should Genz -Ryan move from the current site, the City should make sure that appropriate regulatory measures are in place so that another industrial user does not occupy the site. 42 Intersection Area A purchase agreement exists for the vacant parcel on the northwest corner of the County Road42 /South Robert Trail intersection. The developer intends to build an ALDI grocery at this location. This project could not proceed until a moratorium on development expired on Aldi grocery store in May 1, 2004. The property owner has been told by the City that a mixed commercial use Champlin (MN) project should be investigated for the site. Redevelopment Framework Development Framework Page 14 Downtown Rosemount Rosemount Middle School and Rosemount Elementary School Public Investments Certain public actions and investments should occur in Downtown regardless of the form of private redevelopment. This section describes the framework for public investment in the revi- talization of Downtown. These elements are depicted in Figure 5 on the next page. Gateways An objective of the Framework is to establish an identity for Downtown Rosemount. One way to establish this identity is by defining the Downtown "area" through the use of gateways. A gateway element consists of physical improvements, either manmade or natural, that indicate a visitor has entered Downtown. The photo on the right illustrates one approach through the monument sign used in St. Louis Park. The key physical gateways for Downtown Rosemount occur at the following points: • Highway 3 at 143rd Street • Highway 3 at County Road 42 • 145th Street at Cameo Avenue • 145th Street on west side of rail line Enhanced Streetscape Enhanced public improvements in the right -of -way (streetscape) are another way to define the identity of Downtown. The change in the nature of the street alerts people that they have entered Downtown. Streetscape improvements also help to make the area more attractive. Rosemount has started the process of incorporating the streetscape into the Downtown envi- ronment through the use of decorative streetlights and banners along Highway 3 and 145th Street (see photo on right). These enhancements should be added to other key Downtown streets including 146th Street, 147th Street and Burma Avenue. The streetscape in Downtown should be enhanced as part of the revitalization process. rtgure -t Building /streetscape Relationship Character Sketch Combination of streetscape elements and building facade detail create inviting pedestrian environment, contribute to "downtown" image Side entries should get "storefront" building detail, street side should get similar level of detail even if no entry is located here Where buildings don't front street, "street wall "should be continued with streetscape elements such as ornamental fences and plantings. Development Framework Downtown Rosemount Gateway momument in St Louis Park Redevelopment Framework Page 15 Existing streetscape improvements on Highway 3 (north of County Road 42) Redevelopment Framework Development Framework Page 16 Downtown Rosemount Figure 5 Framework for Public Investments Pedestrian Connections The vision and guiding principles for Downtown seek to create an environment that supports t ' pedestrian movement or "walkability." The highlighted pedestrian connections (see Figure 5) „� show key locations for pedestrian movements in Downtown. Some pedestrian movements oc "" cur within Downtown to encourage people to park their cars and explore Downtown on foot. "Bump-outs" extendthe Other designated connections seek to connect Downtown with the broader community. These curb /sidewalk area further into the street. The use of connections provide a safe and convenient way to reach Downtown without using an automo- bumpouts indicates the bile. presence of an intersection and reduces the length of Pedestrian Crossings the crossing for pedestrians. Movement in Downtown means crossing busy streets. With one exception (145th Street and Highway 3), these crossings must occur without any traffic control device. The identified pedes- trian crossings represent the most important locations. Improvements in the street and right - of -way should alert drivers to the presence of pedestrians. The sidewalk and trail system should guide pedestrians to these locations. As part of the public meetings there was a suggestion to add a pedestrian overpass across Highway 3. While the current plan does not depict an overpass, there may be the opportunity in the future to provide this access, depending upon funding availability and approvals from the Minnesota Department of Transportation, which regulates Highway 3. A raised intersection uses different paving materials Focal Points to denote a key While not representing additional public investments, the identified "focal points" represent pedestrian crossing. key visual features of Downtown. These focal points help to establish the character and identity of Downtown. The primary focal points are: • St. Joseph's Church and steeple • Central Park • Fluegel's feed mill • Future architecture and design for the redevelopment in "core block" area The Framework works to sustain and enhance the prominence of these features in Downtown Signs and street striping alert drivers and direct pedestrians to the location of key crossings. Development Framework Redevelopment Framework Downtown Rosemount Page 17 Focus Areas The Development Framework divides Downtown into eight "focus areas." These areas allow for a more detailed discussion of the opportunities and approaches for key locations in Down- town. The Focus Areas are: • St. Joseph's Church • Crossroads North • Crossroads South • Core Block West • Core Block East • Legion Block • Genz -Ryan • Fluegel's St. Joseph s Church Site Overview The relocation of St. Joseph's Church provides the catalyst for redevelopment of this site. Church operations have moved to new facilities on Connemara Trail and Biscayne Avenue. St. Joseph's School will continue to operate in the existing facilities until it is feasible to relocate the school. This site is one of three identified locations for the Rosemount branch of the Dakota County Library System. Redevelopment Framework Development Framework Page 18 Downtown Rosemount St. Joseph s Church Area Figure 6 Site Overview - St. Joseph's Church Development Concept A public library is the preferred use of this site. Several factors support this alternative: • The use results in no loss of tax base. The property is already tax - exempt. • The proximity to Rosemount Elementary School and Rosemount Middle School al- lows for strong physical and programmatic connections. • The timing of library construction fits the need to finance and build replacement school facilities. The library will not require the entire site. Additional planning is needed to determine the location of the library on the site and other uses of this property. The scope of the Downtown planning process did not include any analysis of the condition of the site and buildings located on the St. Joseph's campus. The viability and cost of rehabilitating the school and church, as well as the rectory and other outbuildings, are not known. These factors influence the feasibility of reusing or replacing the school structures. Create strong connections between schools and library Establish gateway identity Determine plan for northern portion of site based on feasibility of reusing buildings. Retain steeple as element of identity and community heritage Encourage library design and architecture that support identity and character of the downtown. Define and enhance key pedestrian crossings between library and Central Park Create strong pedestrian links within area and extending south to downtown core Enhance streetscape along Highway 3 Establish gateway identity Development Framework Redevelopment Framework Downtown Rosemount Page 19 Figure 7 Development Concept - St. Joseph's Church The preferred alternative places the library on the southern portion of the site. The remaining buildings would be used to house other public uses that are compatible with the library. Poten- tial uses include a senior center and a youth center. If reuse of the facilities proves impractical, other approaches to the site may be required. Alternative approaches include: • Library located on southern portion of the site. Other buildings are replaced with public or private senior housing. • Library replaces school buildings on northern portion of the site. Southern portion developed with housing. • Library on south side with remaining property being sold for development, either commercial, housing, or a combination of the two. This focus area also includes commercial uses along 145th Street. The Concept does not seek physical changes in these properties. The objective of the Concept is to enhance the environ- ment for businesses at these locations and encourage private reinvestment. Key Elements Any redevelopment of this site should include the following elements: • Retention of the main church building and steeple. The steeple is an important com- munity landmark and source of identity for Downtown. • Monumentation, landscaping, and other improvements to mark the north gateway to Downtown. Trails and sidewalks to provide safe connections with public schools. • Improvements to enhance the pedestrian crossing at 143rd Street and Highway 3. This location forms a key link with Central Park and the expanding neighborhoods east of Highway 3. • Improvements to enhance pedestrian connections with the core of Downtown. The objective is to establish a safe and inviting link between the library and Downtown businesses. These pedestrian links are one means of helping businesses capture users, and therefore potential shoppers, attracted to Downtown by the library. Implementation The Concept for the St. Joseph's Church site requires a series of actions over the next one to five years. Steps needed to implement this Concept include: Negotiate acquisition of the property with St. Joseph's Parish. Create a plan for the reuse or replacement of existing buildings on the site • Conduct ongoing discussions with the public school district about collaborative needs and projects. Redevelopment Framework Development Framework Page 20 Downtown Rosemount • Work with Dakota County to define parameters for the library with the creation of a conceptual site master plan. Core Block West 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 redevel- opment location. The character of development in the Core Block West will set the tone for identifying the overall image of Downtown. The focus for this area is the Rosemount Plaza Shopping Center. Redevelopment of this build- ing 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. SEH performed an analysis of buildings in Downtown to determine the ability to qualify structures for inclusion in the tax increment financ- ing (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 are high and do not include costs for improvements to enhance the exterior appearance of the building. It is unlikely that leasing the building in its current condi- Development Framework Redevelopment Framework Downtown Rosemount Page 21 Figure 8 Site Overview - Core Block West tion will produce adequate revenue to support these improvements. Functional Obsolensce. The physical design of the building is ill suited to the type of commercial development sought in Downtown. The building provides no exterior ac- cess 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. • Blight. Buildings that cannot be maintained in a manner comparable to their surround- ings 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 invest- ment 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. Development Concept The plan for this area focuses on the redevelopment of the Rosemount Plaza Shopping Center, Save More Automotive and Shenanigan's. The preferred concept replaces these buildings with a new mixed use building. The factors supporting this concept include: • Creating a commercial environment that is different from the suburban strip mall de- sign 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 Ratzlaff block redevelop- ment concept in character and massing. 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 southern portion of the block, the Concept shows a new commercial building on 147th Street, replacing three existing homes. The building location helps to define a driveway access from 147th Street to the northern commercial area. This drive reduces the dependence on access from Highway 3. 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. • 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 develop- Redevelopment Framework Development Framework Page 22 Downtown Rosemount Create strong pedestrian links within area and extending north to library Define and enhance key pedestrian crossings of Highway 3 (145th, 146th, and 147th Streets) Share and coordinate parking to maximize potential for redevelopment, and reduce overall number of spaces required Establish buffer between development and adjacent houses Promote redevelopment that complements and supports Core Block East Align primary entrance to area with 146th Street Enhance streetscape along Highway 3 Create vehicular access to /from 147th Street when redevelopment occurs ers. The local Post Office is located adjacent to the Master Plan area at 145th Street and Cameo Avenue. The Plan seeks to sustain the Post Office at this location. An ongoing dialogue between the City and the Postal Service will enhance the ability to retain a downtown presence while meeting the service needs of a growing community. 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 charac- ter 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 with 146th Street. This improvement will facilitate movement of pedestrians and vehicles. Development Framework Redevelopment Framework Downtown Rosemount Page 23 Figure 9 Development Concept - Core Block West • 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. 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. The objective is to establish a safe and inviting link between the library and Downtown businesses. These pedestrian links are one means of helping businesses capture users, and therefore potential shoppers, at- tracted to Downtown by the library. • Provide buffer between commercial development and the adjacent residential neighborhood Implementation Initiating redevelopment in the Core B1ockWest area makes a desirable "first step." project for 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 redevelopment will occur in Downtown Rosemount. The redevelopment concept for Core B1ockWest requires a series of actions over the next one to five years. The timing of redevelopment is influenced by the use of tax increment financing. This area is included in the Brockway- Downtown TIF district. Under current state law, com- mitments to use tax increment revenues from this district must be made within five years. Steps needed to implement this concept include: • Engaging current property owners in discussions about property acquisition options and interest in relocating within Downtown. • Soliciting proposals for redevelopment. 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. Core Block East Site Overview The Core Block East focus area lies east of Highway 3 between 146th Street and 147th Street. It consists of the parcels known as the "Ratzlaff Block" and property adjacent to the rail line. This area offers a desirable location to initiate redevelopment in Downtown. • Like the Core Block West, this area lies in a critical location, in the heart of Downtown. Redevelopment Framework Development Framework Page 24 Downtown Rosemount • Redevelopment of this area plays an important role to define the future development pattern and character of Downtown. • The City has already assembled part of the property. The Port Authority owns the back half of the block. • The intensity of existing development is less than at other locations in Downtown. Development Concept The preferred concept for this area includes a combination of mixed use and residential devel- opment. The Concept anticipates two or three floors of housing over street -level retail. The nature of the redevelopment project will be shaped by economics, market forces, and the need to provide adequate parking. Core Block East provides an excellent opportunity to introduce a new mixed use form of development to Downtown. A multi-story building along Highway 3 complements the planned mixed use development in Core B1ockWest.The resulting patterns "stagger" these multi-story buildings along Highway 3 to avoid a potential canyon -like effect and to create parking that is clearly visible from the street. The housing component of a mixed use project should be supported by other housing to be built in Core Block East. Extending the development to the rail line creates a larger neighbor- hood in Downtown. The residential element of the mixed use development is less isolated. For Development Framework Redevelopment Framework Downtown Rosemount Page 25 Core Block East Area Figure 10 Site Overview - Core Block East Promote mixed use re- development that establishes new pattern for downtown and increases feasibility of redevelopment Vacate and reroute Burma Ave. to enhance redev- elopment potential Provide clear and convenient access to parking from Hwy. 3, and strong pedestrian links between parking and businesses Potential trail along rail corridor Enhance streetscape along Highway 3 Seek area -wide storm water management solutions; use storm water systems as site amenities Enhance streetscape (incl. on- street parking) on 146th, 147th, and Burma Define and enhance key pedestrian crossings of Hwy. 3 at 146th and 147th Streets the remainder of the area, the Concept shows a combination of medium- and high- density housing. The intent of this illustration is to establish that either residential use is possible at this site. The housing style will be evaluated and set through negotiations with a developer. The Concept also illustrates the desired approach to storm water management for Downtown. The Concept illustration shows a rain garden as part of this site. Rather than a fixed element of this Concept, it highlights the need to provide facilities for managing storm water in the area. Looking for shared, area -wide solutions will minimize constraints to revitalization. Storm wa- ter management systems can also be designed to provide a green amenity to Downtown. This concept reroutes Burma Avenue. Without the removal of Burma, the eastern parcels pose a difficult development challenge. The size of the site and the proximity to the rail line limit the redevelopment potential of these parcels. The new Burma Avenue alignment helps to establish a buffer between the housing and the rail line. Redevelopment Framework Development Framework Page 26 Downtown Rosemount Figure it Development Concept - Core Block East Key Elements Any redevelopment of Core Block East should include the following elements: • Promote uses, building character, and site design to enhance the core of Downtown. • Strengthen pedestrian connections with Central Park and the remainder of Down- town. • 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. Shared parking provides an adequate overall supply while preventing duplication. Reducing unneeded parking helps to maximize develop- ment potential of Downtown. • Enhance the pedestrian crossings of Highway 3 at 146th Street and 147th Street. These crossings form strong connections between redevelopment projects on both sides of Highway 3. • Extend streetscape improvements and provide parking on 146th Street and 147th Street. Implementation Given the characteristics of this area, the Core Block East becomes a strong candidate for an initial redevelopment project. As with the Core B1ockWest, redevelopment of this site strengthens the heart of Downtown. It allows additional streetscape improvements to be made in the High- way 3 corridor. It establishes that redevelopment will occur in Downtown Rosemount. Steps needed to implement this concept include: • Engage current property owners in discussions about property acquisition options and interest in relocating within Downtown. • Solicit proposals for development. 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. 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. Acqui- sition of a portion of the Polfus site is needed to enhance the entrance to Central Park. The site e Crossroads North Area Development Framework Redevelopment Framework Downtown Rosemount Page 27 is already crowded, and the business may not be viable with a smaller site. Street design and traffic patterns may challenge the long -term viability of a service station at this location. Access to the station occurs at the intersection. Access will become more difficult as traffic volumes increase on South RobertTrail and 145th Street. Development Concept The preferred alternative shows the redevelopment of the service station and Polfus parcels. This redevelopment could take the form of a new building or an expansion of the existing service station. This concept includes the acquisition of land to expand and enhance the en- trance to Central Park. The buildings on the other three quadrants of this intersection are oriented to the street, help- ing to define the character of the Crossroads. Redevelopment of Crossroads North should con- tribute to this identity. The Concept uses public improvements at the intersection, with the building set back from the street. On the other hand, redevelopment creates an opportunity to orient a new building to the street in a manner that complements the existing setting. 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 Redevelopment Framework Development Framework Page 28 Downtown Rosemount Figure 12 Site Overview - Crossroads North Define and enhance key pedestrian crossings between library and Central Park Make Central Park a key element of "Rosemount Interpretive Corridor" to Mississippi River; establish trail connection to Brockway redevelopment Enhance streetscape along Highway 3 Use redevelopment to improve coordination between development and street at intersection Define and enhance key pedestrian crossing of Hwy. 3 at 145th Street Use public and private improvements to promote "crossroads" identity Create more prominent entry for Central Park; enhance visibility and build upon civic identity Enhance streetscape along 145th Street the potential attraction of the Interpretive Trail Corridor. • Strengthen pedestrian connections and streetscape with the park entrance and Burma Avenue. Implementation Redevelopment in Crossroads North may be triggered by one of the following: • Opportunity to acquire either the service station or the Polfus parcels. • Need to make improvements at Central Park related to Interpretive Corridor. Subse- quent implementation will be determined by circumstances at the time these actions are taken. Development Framework Redevelopment Framework Downtown Rosemount Page 29 Development Concept - Crossroads North Crossroads South Site Overview This area consists of three single -story commercial uses and two high- density residential build- ings. The focus of the Plan is revitalization of the commercial structures. The current businesses at this location are Celts, McDivot's Pub, 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 prop- erties will provide guidance for the nature of these improvements. Financial incentives from the 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 Redevelopment Framework Development Framework Page 30 Downtown Rosemount Crossroads South Area Figure 14 Site Overview - Crossroads South Use public and private improvements to promote "crossroads" identity at 145th St/ Hwy. 3 intersection Define and enhance key pedestrian crossing of Hwy. 3 at 145th and 146th Streets Enhance streetscape along 145th Street Enhance streetscape along Highway 3 Promote enhancements to existing structures and sites consistent with redevelopment of adjacent sites Organize parking and enhance pedestrian amenities to encourage shared parking and multiple patronage of downtown buisiness Move Burma Ave. east within right -of -way to align with Central Park entrance; use streetscape to create green space extention south into downtown Enhance streetscape along 146th Street and Burma Ave.; create on- street parking bumpouts Street "crossroads." • Strengthen pedestrian crossings at 145th Street and 146th Street. • Improve street character in conjunction with improvements on adjacent blocks. 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. Development Framework Redevelopment Framework Downtown Rosemount Page 31 Figure 15 Development Concept - Crossroads South Legion Block Site Overview This area includes the American Legion and the houses along Burnley Avenue. Development Concept The Concept for this area reflects the current environment in Downtown. Over the next one to five years, capacity for new commercial development will be directed to the core areas of Downtown. It is assumed that housing becomes the only near -term option for the redevelop- ment 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 Concept shows a medium - density housing use. This form of housing fits the character of the area and would be viable in Downtown. The Concept does not eliminate high- density hous- ing as an acceptable use at this location. The 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 14Sth Street. 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 Framework Development Framework Page 32 Downtown Rosemount Legion Block Area Figure 16 Site Overview - Legion Block Define and enhance pedestrian crossing of 145th Street Enhance streetscape along 145th Street Establish gateway identity Vacate Burnley Ave. to maximize redevelopment potential of site Redevelop with a housing style that Fits character of downtown Potential trail along rail corridor Establish open space buffer between housing and railroad; use storm water treatment as site amenity Move Burma Ave. east within R. 0. W. to align with Central Park entrance; use streetscape to create green space extention south into downtown Enhance streetscape along 146th Street and Burma Ave.; create on- street parking bump -outs 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 impact of the rail line. • Vacate Burnley Avenue and improve traffic flow on 145th Street. • Strengthen pedestrian connections and streetscape with park entrance and Burma Av- enue. • If commercial uses are viable on the site, the City should also explore those options. Development Framework Redevelopment Framework Downtown Rosemount Page 33 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. V " W 9 AM 4-l ara M s# t UMI j Genz -Ryan Area Genz -Ryan Site Overview It appears that Genz -Ryan will be relocating from the site. In the short term, the site may be rented to a new user in its existing condition. Ultimately, the City will seek to redevelop the site to be more consistent with the desired na- ture of Downtown. The challenge to redevelopment comes from the configuration of the property and the costs of redevelopment. The quantity of development that will fit on this site may not create the finan- cial capacity to support redevelopment. Development Concept The preferred Concept shows a commercial condominium approach to development. The Concept grew out of several factors: • The desired character of Downtown re- volves around a collection of small busi- nesses. There is a desire to provide opportuni- ties for small businesses to own their Figure 18 buildings. Site Overview - Genz -Ryan • This approach provides an opportunity to relocate businesses that could be displaced by other redevelopment in Downtown. • The concept could mimic the character of the existing residential -based businesses along Highway 3. Although there is a growing market for single -level office condominiums, there is no existing model for the retail- oriented approach depicted by the Concept. Implementing this Concept will require City leadership to work out the details and to attract a developer. The Genz -Ryan Redevelopment Framework Development Framework Page 34 Downtown Rosemount Enhance streetscape along 147th Street, create bump -outs for on- street parking Define and enhance pedestrian crossing of Hwy. 3 at 147th Street Create retail "condos" to provide small business ownership opportunities Encourage design and style that enhances character and identity of downtown; freestanding, wood - frame construction recalls single family homes that have traditionally been an important part of Rosemount Share and coordinate parking to maximize development potential; create strong pedestrian links between parking and businesses that also connect businesses to each other and the rest of downtown Establish buffer between development and adjacent houses Enhance streetscape along Hwy. 3 Establish gateway identity property provides the best opportunity for creating this form of development in Downtown An alternative approach for the redevelopment of this site seeks to build a stronger core of businesses related to FIuegel's. Businesses oriented to home improvement and landscaping would complement current uses at Fluegel's. A farmers' market at this location ties into the agricul- tural heritage of the feed mill. Key Elements Any redevelopment of the Genz -Ryan site should include the following elements: • Strengthen pedestrian connections from County Road 42 and the Downtown core. • Strengthen pedestrian crossings at Highway 3 / 147th Street. Development Framework Redevelopment Framework Downtown Rosemount Page 35 Figure 20 Development Concept - Genz -Ryan A "commercial condo" concept for redevelopment of the Genz -Ryan site: individual business owners occupy owned space in association- maintained site with shared parking. Building style is reminiscent of traditional wood frame housing that is common in Rosemount and other small towns. f � i r 1 W. f Figure 19 Concept Sketch Commercial Condo Redevelopment • Coordinate traffic access, circulation, and parking. • Provide a buffer between commercial development and the adjacent residential neigh- borhood. Implementation The key to the redevelopment of this site is the relocation of Genz -Ryan. If relocation is not a near -term action, the City should explore options for preventing the conversion of the prop- erty to a similar use. One option would be obtaining the right of first refusal to purchase the property. The City's participation will be needed to change the character of this property. Addi- tional investigations are needed to evaluate the viability of redevelopment on this site. Ulti- mately, these explorations should occur with a potential developer. Fluegeh; Site Overview The retail and feed mill elements of Fluegel's operation are key elements of Downtown. The Concept seeks to sustain these businesses. The focus of redevelopment is on the under utilized portions of the site and the redevelopment of the "NAPA" building. The storage facilities on Burma Avenue are part of Fluegel's operation. The relocation of these facilities has implications for both this site and Core Block East. Development Concept The Concept shows a new commercial building on the south end of the Fluegel's property. This property offers a variety of reconfigurations as part of a redevelopment project. The develop- ment should complement and support the surrounding uses. Key Elements Any redevelopment of Fluegel's should include the following elements: Fluegel's Area Preserve and sustain feed mill and current operations as elements of Downtown iden- tit • Strengthen pedestrian crossings at Highway 3/147th Street. • Improve street character along 147th Street to support plans for Core Block East. Redevelopment Framework Development Framework Page 36 Downtown Rosemount Redevelopment Framework Implementation Given the other redevelopment needs in Downtown, it is not likely that this area will be a City - led initiative in the near term. Catalysts for redevelopment may come from the following ac- tions: • Discuss long -term plans and opportunities for redevelopment with owners of Fluegel's. • Consider redevelopment options that may occur in planning for redevelopment of Genz - Ryan property. Development Framework R!dlV4kV0Mw tlFFdnaRaw$rk Downtown Rosemount Page 37 Figure 21 Site Overview - Fluegel'; Define and enhance pedestrian crossing of Hwy. 3 at 147th Street Enhance streetscape along 147th Street; create bump -outs for on- street parking Share and coordinate parking to maximize development potential, reduce potential traffic conflicts along Hwy. 3; create strong pedestrian links between parking and businesses that also connect businesses to each other and the rest of downtown Use existing outdoor - agricultural identity of site as model for appropriate redevelopment style Focus redevelopment on vacant property combined with existing NAPA building Potential trail along rail corridor Enhance streetscape along Hwy. 3 Establish gateway identity Redevelopment Framework Development Framework Page 38 Downtown Rosemount Figure 22 Development Concept - Fluegeh; Introduction Without clear direction on implementation, the Development Framework risks remaining little more than a sheaf of papers. This section focuses on the keys to achieving the vision presented in this Framework. The experience of Rosemount and of other cities shows that several factors are important in- gredients for successful redevelopment: • Patience: The vision for this Framework cannot be implemented overnight. The time- frame for implementing this Framework reflects its evolutionary nature; it looks for - ward over a period of years. Redevelopment often requires the patience to wait for the right things to happen, rather than making changes simply to be seen doing something. • Commitment: Commitment to the Framework and patience go hand -in -hand. This Framework does not simply seek to attract development to Downtown; it also seeks to move Downtown toward a vision for the future. There is a difference. Commitment to the Framework means the willingness to actively promote public and private invest- ments that achieve the vision, and to deter developments that do not meet the objec- tives of the Framework. Not all of these decisions will be easy. • Financial Reality: A large portion of the implementation strategy discusses roles and responsibilities for the City. Implementing the Framework requires the careful invest- ment of public funds, but the private side of the financial equation must not be over- looked. New development and existing businesses will pay for part of the improve- ments called for in the Framework. Implementing the Framework seeks to balance the investment in Framework initiatives with the creation of a financial environment that sustains businesses. • Strategic Investments: If financial support for the Framework was unlimited, the need for strategic decisions would be less important. With limited funds, though, every ex- penditure is crucial. It is not possible to undertake immediately all of the initiatives described in this Framework. Needs and opportunities not contemplated in the Frame- work may arise in the future. Every investment must be evaluated for its impact on achieving the vision for the future of Downtown Rosemount. The Concept Plan provides a guide for private and public investments to revitalize Downtown in a manner consistent with this Framework. The following strategies will assist the City in implementing the Framework and realizing the vision for Downtown. Downtown Investment Plan This Framework identifies a variety of public investments to facilitate and support redevelop- ment in Downtown. A "downtown investment plan" follows the concept of a capital improve- ments plan. It provides a comprehensive means of linking expenditures and funding. With Development Framework Implementation Downtown Rosemount Page 39 limited financial resources, this approach enhances the ability of the City to make the most effective use of available funding. It also provides a means of identifying investments that are not initially linked to a source of funding. A proactive approach creates time to explore alternative funding strategies. Potential public investments that should be considered in the preparation of a Downtown in- vestment plan include: • Acquisition of St. Joseph's site. • Central Park improvements related to redevelopment. • Construction of non - library public uses on the St. Joseph campus. • Enhancements to existing streetscapes on Highway 3 and 145th Street. • Gateway improvements • New streetscape improvements on 146th Street, 147th Street and Burma Avenue. • "Opportunity" acquisition of property within the study area. • Pedestrian improvements. • Public open space and gathering places in Downtown. • Revitalization incentives. Not every investment in this list will be made by the City of Rosemount using public funds. The objective is to identify public actions that will require funding and can compete successfully for available resources. Land Use Controls The City manages land use with several different tools. The primary tools are the City's Com- prehensive Plan and the adopted Zoning Ordinance. Existing land use controls should be re- viewed and revised as necessary to ensure consistency with this Framework. This step allows development to occur that fits the Framework. These modifications will also prevent land uses that do not conform with the Downtown Concept. Comprehensive Plan The Framework for the revitalization of Downtown should be made part of the Comprehensive Plan either by incorporation into the document or by reference. The City's Comprehensive Plan sets the framework for development within the entire community. Based upon the Com- prehensive Plan, other land use controls such as the zoning ordinance are created. These zoning regulations, for example, must be consistent with the Comprehensive Plan and in that way the City ensures that development conforms to the community's goals. The currently adopted Com- prehensive Plan does acknowledge redevelopment of Downtown and does recognize that a mix Implementation Development Framework Page 40 Downtown Rosemount of land uses, including residential, would be acceptable. Zoning Some changes in zoning regulations will be required to implement the Framework for Down- town. The housing envisioned by the Concept requires a change from a commercial to a resi- dential zoning district. Another option is create a new "mixed use" zoning district that could permit uses either commercial or residential as envisioned by the Downtown Concept. The zoning ordinance should also address building massing and site development parameters so that future development is consistent with the Framework devised by the Downtown Redevelop- ment Committee. Parking The City has regulations that govern the minimum requirements for off - street parking associ- ated with new development. The current regulations deal with size of stall and aisles, location of parking, and number of stalls based upon use. This Framework seeks to provide an adequate supply of parking (off- and on- street) while maximizing the potential for private redevelop - ment. The application of current standards should be evaluated in conjunction with initial de- velopment projects. It may be that modifications to existing regulations are necessary to achieve the current Concept Ordinance revisions may be considered due to shared parking opportuni- ties, complementary users, or the provision of some on -street parking. Design Guidelines The City may wish to create and adopt design guidelines for Downtown. Design guidelines are a tool primarily to improve the visual quality of buildings, although they may also impact the physical massing of individual structures. It is intended that the design guidelines provide assis- tance to developers and property owners to help in understanding what the City is looking for in Downtown. Design guidelines address many aspects of development, including structure size and appearance, building materials, signage, site configuration, lighting, and landscaping. These regulations can be implemented by adopting them by ordinance or can be a prerequisite to receiving public financing for redevelopment projects. Attracting Investment The Framework for Downtown Rosemount will be implemented by attracting private invest- ment to Downtown. This investment will come from existing property owners and from new development partners for the City. Solicitation of Proposals The Committee's process has raised awareness about the potential for revitalization in Down- town Rosemount. For purposes of this Framework, redevelopment means demolition of exist- ing structures and construction of a new building or buildings consistent with the design frame- work. A potential development partner may be apparent at the time of implementation. If not, Development Framework Implementation Downtown Rosemount Page 41 the City may use a request for proposal (RFP) process to obtain a private development partner for a redevelopment project. The RFP allows the City to explain its objectives and to find the developer best suited to bring the segments of the design framework to fruition in this area. The steps in the RFP process include: • Prepare and distribute RFP • Select preferred development partner • Negotiate preliminary development agreement. • Approve final development agreement by Port Authority. • Planning review and approval process. Specific steps for seeking development proposals are discussed later in this section. Revitalization Revitalization is an important outcome of this Framework. In the Concept Plan, revitalization is used where existing structures will remain and will be upgraded to bring them closer into compliance with Framework goals. The City hopes to create an environment that encourages property owners to invest in the betterment of existing buildings and sites, perhaps through financial incentives. Tools to create that environment include: • Grants for initial architectural and design work. Low interest loans to finance improvements. • Use of public funds in matching grant program for qualifying improvements. • Technical assistance for property owners wishing to explore revitalization projects. The City and the Port Authority should take steps to establish a specific revitalization assistance program following adoption of this Framework. Without a commitment to this program, revi- talization of existing structures may be set aside as resources are applied to other, larger rede- velopment initiatives. Land Acquisition Opportunities may arise to acquire land not related to a current development proposal. It is advantageous to have the ability to purchase land at key locations when offered for sale by property owners. This approach offers several benefits: • A "willing seller" purchase often reduces the long -term land expense and the public cost of redevelopment. • The assembly of land enhances the potential for redevelopment. Land costs are certain and the delays to assemble a site are reduced. • Control of land minimizes the need for condemnation. Implementation Development Framework Page 42 Downtown Rosemount The challenge of acquiring and banking land in advance of redevelopment is funding. The City will be looking into funding alternatives for land acquisition as well as specific redevelopment projects. Public Financial Assistance Revitalization or redevelopment of Downtown will not occur without the financial assistance of the City of Rosemount. The need for public financial assistance comes from several factors: • Redevelopment projects examined elsewhere during the planning process were not financially feasible without public assistance. This is because projected revenues avail- able from the new development do not cover the costs of redevelopment. This "gap" between revenues and expenditures stems from a variety of causes. The main reason is that land costs are higher. The price of a redevelopment site includes land and struc- tures. Further, redevelopment includes costs for demolition and clearance of existing structures. There are also expenses (direct or indirect) for the relocation of existing businesses. Often these additional costs cannot be passed on through higher lease rates or sale prices. • The Framework seeks a higher level of design and building materials in Downtown. The framework anticipates that the City's Downtown will create a showcase area for the community and therefore higher quality design and materials are anticipated. City financial participation in redevelopment provides a means of achieving this goal. • The redevelopment of Downtown requires a series of public improvements to comple- ment and support private investment. It is expected that some infrastructure such as public roads and utilities will need upgrading to support anticipated new development. The City, in accordance with the Design Framework, is also looking forward to cre- ation of additional public or gathering spaces. • Revitalization, rather than full -scale redevelopment, is also costly and limited by some of the same factors as the redevelopment process. The current economic environment of Downtown may not generate enough additional income for the property owner to invest in enhanced building facades or signage. Public financing may be needed to sup- port a portion of the cost of improvements. Preliminary financial analysis performed by Ehlers & Associates verifies the need for public financial assistance in the redevelopment of Downtown. The analysis examines the costs and revenues associated with several potential redevelopment projects contained in this Frame- work. The analysis shows that the estimated costs of acquiring the land and preparing it for development (demolition, clearance, and relocation) exceed a reasonable price that would be paid by a developer. Ehlers's analysis did not account for any additional development expense due to enhanced private or public improvements that would increase the funding gap even more. Development Framework Implementation Downtown Rosemount Page 43 Use of TIF Tax increment financing (TIF) is the primary development Finance tool available to Minnesota cities. TIF will be an important tool for the revitalization of Downtown. This section discusses the role of TIF in Downtown. Existing Plans In 1979, the City of Rosemount and its Housing and Redevelopment Authority (the predeces- sor of the Port Authority) adopted the Rosemount Redevelopment Plan. The project area for the 1979 Redevelopment Plan encompassed all of Downtown, with the exception of the St. Joseph's Church site and Central Park. The 1979 Plan described the objectives for encouraging redevelopment of Downtown and the actions to be taken to achieve the stated objectives. The redevelopment objectives listed in the 1979 Plan were: a. Remove structurally substandard buildings for which rehabilitation is not feasible. b. Acquire and remove economically or functionally obsolete or under utilized buildings c. Acquire land which is vacant, unused, underused, or inappropriately used, and public or semipublic properties already devoted to a public use which are under utilized. d. Acquire property of irregular form and shape or inadequate size which has prevented normal development. e. Eliminate blighting influences which impede potential development. f. Encourage the retention and expansion of existing intensive businesses. g. Preserve and encourage the rehabilitation and /or expansion of structures which will remain. h. Provide land for the expansion of existing businesses. i. Provide redevelopment sites of such size and character to assure the redevelopment of the area. j. Construct new buildings and improvements for sale, for lease in whole or in part by private individuals, firms, partnerships, or other private interests or to public agencies. k. Eliminate or correct physical deterrents to the development of land. 1. Provide adequate streets, utilities, and other public improvements and facilities to en- hance the area for both new and existing development. m. Achieve a high level of design and landscaping quality to enhance the physical environ- ment. n. Create effective buffers, screens, and /or transitions between residential and non -resi- dential uses to minimize the potential blighting effect of divergent land uses. Implementation Development Framework Page 44 Downtown Rosemount o. Improve the financial base of the City. p. Provide the maximum opportunity, consistent with the needs of the City, for develop - ment by private enterprise. q. Provide increased employment opportunities and as much as possible seek businesses which would employ the unemployed and under - employed. r. Provide a retail service level required by the residents of the community. These objectives demonstrate the long -term nature of redevelopment planning. The objectives identified by the City in 1 979 remain relevant twenty -five years later. The 2004 Development Framework validates many of these objectives. Only one of these objectives is no longer apph- cable to Downtown. Objective f. (Encourage the retention and expansion of existing intensive businesses) does not fit the desired character of Downtown. Downtown under the new Frame- work will be a collection of smaller, community oriented businesses. Site intensive retail uses will be guided to other locations in Rosemount. The current revitalization needs of Rosemount add several new objectives to this list: • Maintain and enhance structures that define the heritage and identity of Rosemount. • Encourage appropriate residential development in Downtown to facilitate redevelop- ment and to provide additional market for Downtown businesses. • Build and maintain systems that provide for the safe and efficient movement of vehicles and pedestrians in Downtown. The 1979 Plan also identified the means for achieving community redevelopment objectives. The stated public actions were: a. Clearance and redevelopment b. Rehabilitation of buildings to remain. c. Construction of buildings and other improvements. d. Vacation of rights -of -way. e. Dedication of new rights -of -way. f. Installation and /or improvement of streets and alleys. g. Replacement and improvement of public and private utilities and facilities. h. Other project improvements. All of these actions remain necessary steps for the revitalization and redevelopment of Down- town.This list should be expanded to include the acquisition of land and the assembly of suitable development sites. Development Framework Implementation Downtown Rosemount Page 45 2004 Plan In 2004, the Port Authority established the Downtown- BrockwayTIF District. This TIF District includes many of the parcels in the Downtown area (see map in Figure 23). The District also includes the parcels that will be redeveloped at the Brockway Manufacturing site. Combining the Brockway project with Downtown affects the implementation of the Development Frame- work. Figure 23 Downtown Brockway TIF District • The TIF District enhances the ability to establish mutually supportive connections be- tween the residential development on the Brockway property and the business devel- opment in Downtown. • The ability to useTIF as a tool for redevelopment in Downtown is established.The City will be able to plan for redevelopment with greater certainty about the public's ability Implementation Development Framework Page 46 Downtown Rosemount to generate funds to facilitate private investment. • Tax increment revenues can be applied to achieve the highest impact on redevelop - ment. The redevelopment needs of some sites may require more financial support than can be realized from the tax increment generated from the site alone. The configura- tion of the TIF District allows flexibility in allocating revenues to locations of greatest need. • The establishment of the TIF District initiates important timing constraints. Commit- ments for the use of tax increment revenues from this District must be made within the next five years. The revenues from this TIF District will be used to undertake redevelopment in Downtown by financing the following actions: • Acquiring land and assembling suitable redevelopment sites. • Demolishing existing structures and preparing sites for development. • Providing parking facilities needed to support redevelopment. • Construction of public improvements needed to attract and sustain private develop - ment. Special Service District A special service district is a tool for financing the construction and maintenance of public improvements within a defined area. Minnesota Statutes Sections 428A.01 through 428A.10 govern the creation and use of special service districts. This legislation is currently scheduled to expire in 2007. A special service district provides a means to levy taxes (service charges) and fund improvements to and services for a commercial area. Uses A special service district has several applications for Downtown Rosemount. The district can provide an alternative to special assessments as a means of financing some of the public improvements in Downtown. The service district approach avoids the benefits test imposed by special assessments. The test for the service district is that the amount of service charges imposed must be reasonably related to the special ser- vices provided. The costs of shared parking or streetscape improvements, for example, may be better spread across a district than through assessments to individual proper- ties. • A special service district can provide for maintenance of public improvements. Some of the improvements described in the Framework require a level °of maintenance above the typical public improvement. Items such as banners and planted materials must be maintained and replaced at a faster rate than that expected for streets or utilities. A Development Framework Implementation Downtown Rosemount Page 47 higher standard of cleaning and snow removal may be expected in Downtown. Without a special service district, these costs are typically borne through the General Fund of the City. A special service district provides a means of operating the "retail condo" develop- ment concept proposed for the Genz -Ryan site. Use of special service districts should be considered during the negotiation of a development agreement. If the City is going to use a special service district, the City should seek agreement to a petition and waiver of veto and other objections related to the use of a special service district.The development agreement must address both the establishment of the service district and the levy of a service charge. Limitations The use of a special service district is subject to some important constraints: The process to create a district and to levy taxes must be initiated by petition of prop- erty owners and is subject to owner veto. The use of a special service district requires a collaboration of property owners and the city. There are two separate steps in the process: (1) adoption of an ordinance establishing the service district and (2) adoption of a resolution imposing the service charges. Neither step can be initiated by the City; the City must receive a petition to undertake the processes to create the special service district and to impose service charges. At a minimum, the petition must be signed by owners representing 25% of the area that would be included in the district and 25% of the tax capacity subject to the service charge. • The actions of the City Council to adopt the ordinance and the resolution are subject to veto of the property owners. To veto the ordinance or the resolution, objections must be filed with the City Clerk within 45 days of initial City Council action to approve. The objections must exceed 35% of area, tax capacity, or individual /business organza - lions in the proposed district. The specific veto requirements depend on the nature of the service charge: • The service charge applies solely to non - residential property. State laws limits the appli- cation of a service charge only to property that is classified for property taxation and used for commercial, industrial, or public utility purposes, or is vacant land zoned or designated on a land use plan for commercial or industrial use. Other types of property may be part of the service district, but may not be subject to the service charge. A housing improvement area could be employed for owned housing elements of a rede- velopment project. Implementation Development Framework Page 48 Downtown Rosemount Implementation Initiatives This section lists implementation actions and timelines associated with key redevelopment projects. St Joseph s Church Actions • Negotiate acquisition with Parish • Create strategy for use of the school and other buildings on the site based on plans of Parish to relocate the school and the feasibility of rehabilitating existing structures. • Seek necessary commitments from Dakota County to construct library on this site. • Work with County to design the library building and site in a manner consistent with this Framework. • Create plan for the preservation and use of church or investigate alternative uses of the property. • Establish design and funding plan for public improvements to occur in conjunction with library development. Timeline - Some of these actions are already underway and will be ongoing through library construction, currently planned for 2008. Core Block East Actions • Solicit proposals for redevelopment of this area. • Initiate discussions with property owners in this area about the acquisition of property and interest in relocating elsewhere in Downtown or other parts of Rosemount. • Work with Fluegel's to undertake a feasibility study to relocate storage facilities on this site. • Establish design and funding plan for streetscape improvements to occur on 146th Street and 147th Street in conjunction with redevelopment. Timeline Redevelopment of this area is considered the "first step" project for Downtown. A request for development proposal would be prepared and distributed during Summer 2004. The goal is to initiate construction of a redevelopment project within the next 24 months. Development Framework implementation Downtown Rosemount Page 49 Genz -Ryan Actions • Initiate discussions with Genz -Ryan on long -term plans and the ability to acquire the site. Conduct additional investigation of issues related to "retail condo" approach for this site including design objectives and management strategies for site. • Conduct additional financial feasibility analysis to refine estimate of potential gap and the need to earmark other funding sources for this project. • Solicit proposals for redevelopment of this area. Timeline The timing of redevelopment will be driven by the decision of Genz- Ryan's owners to move their facilities to another location. This action creates the opportunity and incentive for public involvement in redevelopment. Continued planning in preparation for redevelopment should occur immediately to prepare the City for prompt action. These preparations will enhance the ability to prevent a new "industrial" user from occupying this site. Core Block West Actions • Initiate discussions with property owners in this area on the acquisition of property and interest in relocating elsewhere in Downtown or other parts of Rosemount. • Conduct additional financial feasibility analysis to refine estimate of potential gap and the need to earmark other funding sources for this project. • Solicit proposals for redevelopment of this area. Timeline Public actions to facilitate redevelopment in Core Block West is influenced by plans for Core Block East. Options for approaching the redevelopment of Core Block West include: • Include target sites in Core Block West as potential development areas in the request for proposals related to Core Block East. • Explore options for Core Block West as part of the negotiations with the developer selected for Core Block East. • Use knowledge gained from Core Block East solicitation and negotiation to guide de- veloper recruitment approach for Core Block West. It is important that actions on this site occur within a timely fashion in consideration of the five- year window created by the Downtown-Brockway TIF District. The ability to apply tax incre- ment revenues to the redevelopment of this block from parcels in the District may be needed to achieve the desired redevelopment outcomes. Implementation Development Framework Page 50 Downtown Rosemount Introduction The Development Framework grew out of information collected and considered by the Down- town Committee over a nine -month period.This section of the Framework highlights some of the key data sources that contributed to the planning process Existing Characteristics A series of maps were prepared to illustrate existing characteristics of the Downtown area. Land Use Figure 24 contains land uses in Downtown in Fall 2003. All parcels containing a business activ- ity are designated as "commercial". The land use map does not distinguish among the types of the commercial activity. Current uses range from small retail buildings to more industrial -like uses (Genz -Ryan and Fluegel's feed mill). Residential uses are either single family houses (low - density) or apartments/ condominiums (high- density). Public /semi - public uses in Downtown include City Hall, Central Park, St. Joseph's Church and the Post Office. Vacant parcels owned by the Rosemount Port Authority are shown in this category. Zoning Zoning designations show the current land use controls that apply to property in Downtown (Figure 25). With two exceptions, all of the planning area is zoned for commercial uses. The majority of the properties are zoned C2 Community Commercial with some parcels zoned C3 Highway Service Commercial. • The two multiple - family housing projects along Burma Avenue, an apartment and con- dominium development, are zoned High Density Residential (R -4). • The St. Joseph's Church site is zoned Public Institutional (P /I). Ownership Parcel data from the City's geographic information system (GIS) was used to analyze property ownership patterns in Downtown. The majority of parcels are currently owned by Rosemount residents (see Figure 26). Only two parcels in the entire Downtown are owned by parties located outside of Minnesota. Property Valuation Property values provide an indicator of the level of investment and the potential acquisition expense. The map in Figure 27 uses the estimated market value for taxes payable in 2003. These values are typically lower than the likely sale price of a parcel. Property values are provided on a parcel by parcel basis. The data for some parcels have been combined where appropriate to reflect a single use that covers multiple parcels (as with Genz- Ryan). The thicker lines in Figure 27 show aggregated parcels. Development Framework Community Context Downtown Rosemount Page 51 Community Context Development Framework Page 52 Downtown Rosemount Figure 24 Land Use (2003) Figure 25 Zoning (2003) Development Framework Community Context Downtown Rosemount Page 53 Community Context Development Framework Page 54 Downtown Rosemount Figure 26 Residence of Property Owner (2003) I... t Figure 27 Estimated Market Value (2003) Development Framework Community Context Downtown Rosemount Page 55 . Market Research Market research provides a context for redevelopment planning. This research examines the type, form, and quantity of new development that could occur in Downtown Rosemount. It provides support for the assumption that public efforts to facilitate redevelopment can attract private investment into Downtown. As part of the planning process, Maxfield Research prepared an Update of Market Potential Analysis for Downtown Rosemount. This update included a look at the commercial, office, and housing market within the downtown area. The 116 -page Maxfield report contains substantial information about market potential in Downtown. Among Maxfield's findings are: • The primary source of retail demand for Downtown development comes from neigh - borhood and specialty businesses. The analysis estimates that 33,000 to 59,000 square feet of this type of retail development could be supported through 2008. Downtown provides a market for additional office development. Maxfield estimates the capacity to support 20,000 to 27,000 square feet of new office space from 2003 to 2010. Maxfield recommends that "adding housing should be a high priority of the City as it proceeds with redevelopment in Downtown." Maxfield finds strong demand for hous- ing that fits in Rosemount. Although the amount of housing demand for the commu- nity cannot be solely achieved in Downtown, a significant amount of housing can be incorporated into the Downtown redevelopment process as depicted by the Concept Plan. Further, Maxfield believes that adding housing to Downtown can be a "catalyst for commercial development." Maxfield projects demand for more than 500 housing units through 2010. The housing types include for -sale townhouses and condominiums, market rate apartments, and senior housing. The Maxfield analysis helps to direct the type and scale of new development. It is important to note that although demand exists, the amount is not limitless. Part of the redevelopment pro- cess involves directing this demand to locations where new investment provides the greatest positive effects. Planning Process Downtown Redevelopment Committee This 13- member group served as the steering committee for the planning process. The Com- mittee met eight times from September 2003 to June 2004. The Committee developed the Development Framework document and Concept Plan for Downtown through guidance and input to staff and consultants. Several actions helped the Committee's work. Community Context Development Framework Page 56 Downtown Rosemount Redevelopment Project Tour The Committee took a tour of downtown redevelopment and development projects at the outset of its planning process. The tour provided Committee members with exposure to actual results of city -led redevelopment efforts. The tour included the following locations: • Burnsville (Heart of the City) • Richfield (77th /66th and Lyndale) • St. Louis Park (Excelsior and Grand) • Edina (Grandview Square) • Osseo (Downtown) • Maple Grove (Arbor Lakes) • Hopkins (Downtown) Viewing real development sites exposed Committee members to a variety of development forms and supporting public improvements. The tour began the process of considering what is possible and what is desirable in Downtown Rosemount. Preliminary Site Assessmment The Downtown Redevelopment Committee provided guidance and input used to create the Development Framework for the redevelopment of Downtown. An important part of mem- bers' input came from a preliminary site assessment. At the December 2003 meeting, members of the Committee divided into four groups. Each group was charged with the task of reaching consensus on the appropriate redevelopment approach for each building in the Study Area. The results of this exercise appear in Figure 28. Redevelop (red on map) shows properties where the replacement of existing structures is de- sirable. Revitalize (yellow) reflects parcels where changes occur in the context of enhance- ments to existing structures and sites. Sustain (green) parcels indicate locations where no changes are needed to realize the future vision for Downtown. If the group did not reach a consensus, then the parcels remain white. The Lund Property at the southwestern end of the Study Area is vacant and was not considered in this exercise. While this assessment is unscientific, it provides insights into the initial views of Committee members. These assessments can be used to compare and contrast redevelopment concepts presented in this Framework. Public Guidance Public participation was an important part of the planning process. Public participation oc- curred through a designed exchange of information at four key junctures in the process. This exchange of information involved providing participants with information about the status of the planning project and seeking public guidance needed to proceed with the next step in the process. Development Framework Community Context Downtown Rosemount Page 57 Group 1 Group 2 Map Key O%AhpeIeem, ct"t*Oec. Nocftfigen,.44K �+eN�sr�rta�ncnc+N In'4�trl�.cenY:deir�eni.o1 a�CisCng qel�+? ?HC. AeM.�tlo3 s�+u+cUlnas u+� fb . Study Area Figure 28 Downtown Committee Site Assessment Community Content Development Framework Page 58 Downtown Rosemount Open House #1 The first public open house was held on October 2, 2003 at the Rosemount Community Cen- ter. Approximately 35 people were in attendance. The purpose of the open house was to intro- duce the public to the planning process and to gain insights on popular views about Downtown. The session was organized around a series of "stations." Each station focused on a different topic and was accompanied by a staff member or consultant as an informational resource. The open house also provided an opportunity for people to offer thoughts on several topics: • Aspects of the current Downtown that people like. • Aspects of the current Downtown that people do not like. • Things that people would like added to the Downtown. • Views on the draft plan created in 2002. Few of the open house participants filled out the survey forms posing each of these questions Open House #2 The second open house in the process, on February 5, 2004, gave the public an opportunity to learn about and react to initial redevelopment concepts. A seven -page, evaluation form was used to gain public guidance on general and specific concepts for redevelopment. The open house used both a formal presentation and one -on -one discussions to inform participants about rede- velopment possibilities. Attendance at the open house was not a prerequisite for completing an evaluation form. Approximately 60 people attended the second open house. The evaluation forms were made available online and at City Hall. A total of 27 evaluation forms were submit- ted for consideration by the Committee. Open Forum An April 12 open forum occurred in response to the public's request for a less- structured ques- tion-and-answer session about plans for Downtown. A four - person panel responded to ques- tions provided by the public. The panel members were Mike Baxter (Committee and Port Authority chair), Kim Lindquist (Community Development Director), Mark Ruff (fiscal con- sultant with Ehlers & Associates) and Rusty Fifield (planning consultant with Hoisington Koe- filer Group). Approximately 100 people attended this open forum. Public Hearing The final public meeting in the planning process is expected to take place in early summer 2004 as a hearing during the City Council's consideration of the Development Framework and Con- cept for Downtown. Development Framework Community Context Downtown Rosemount Page 59