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HomeMy WebLinkAbout06.e. Development Framework for Downtown Rosemount Update 2017 EXECUTIVE SUMMARY City Council Regular Meeting: June 5, 2018 AGENDA ITEM: Development Framework for Downtown Rosemount Update 2017 AGENDA SECTION: Consent PREPARED BY: Kim Lindquist, Community Development Director AGENDA NO.: 6.e. ATTACHMENTS: Draft Framework APPROVED BY: LJM RECOMMENDED ACTION: Motion to Approve Development Framework for Downtown Rosemount Update 2017 ISSUE Staff is pleased to submit the final draft of the Development Framework for Downtown Rosemount Update 2017. The Council appointed a Task Force in 2016 and members worked through 2016 and part of 2017 to complete the Update. The following are the participating Task Force members: Amanda Braml Brian Brekke William Droste Maureen Geraghty Bourchard Steven Heidenreich Melissa Kenninger Jason Messner Mark Toombs Pamela VanderWiel Jeff Weisensel Dan Wolf The project updates the Framework that was initially approved in 2004. The Plan recognizes the changes that have been made in the Downtown over the last decade and also the changes in market. A market study was conducted by a consultant to aid the group in devising Downtown concepts. The Task Force participated in several public meetings and staff followed up with individual property owners to discuss the recommendations. A citywide public meeting was held on August 8th that combined the Downtown Framework exercise with the Comprehensive Plan update. Downtown property owners and businesses were individually invited to the August 8th meeting. Staff and Task Force members were available to respond to questions and there were visuals displayed of the various redevelopment concepts found in the draft document. Most of the concerns expressed surrounded the potential extension of the Downtown Area to the west, to include properties on the east side of Cambrian and Cameo. It was explained that the document identifies potential scenarios and that it is in no way guaranteed that the existing single family homes would be redeveloped. The city is not interested in using eminent domain for 2 land acquisition and therefore any redevelopment in the Downtown would have to be on a willing seller basis. After the meeting there were minor adjustments made to the Downtown Plan. As discussed with property owners and businesses, the Framework is a guiding document and does not have regulatory authority like the zoning ordinance. It is the document that explains what the City’s goals are for future renovation and redevelopment in the Downtown, however, a final project is subject to the approval of the Council. For example, redevelopment of the Genz-Ryan site was initially foreseen as something much different than what occurred. However, the Port Authority and City Council recognized that the market had changed and that introduction of the CDA housing and Culvers were both appealing additions to the Downtown from a customer attraction standpoint. Formal approval of the Downtown Framework is being requested by the City Council. The Port Authority approved the document at their May meeting. Approval of the Framework is advantageous as it allows the City to apply for County Redevelopment Incentive Grant and Metropolitan Council Livable Communities funding. This would also replace the Plan currently in place which is considered obsolete. RECOMMENDATION Motion to approve the Development Framework for Downtown Rosemount, Update 2017. Development Framework Update 2017 1 1 Development Framework For Downtown Rosemount Update 2017 Development Framework Update 2017 2 2 Contents Introduction ............................................................................................. 4 Guiding Principles ................................................................................... 7 Framework Overview ............................................................................. 9 Concept Plans ........................................................................................ 11 Credits Downtown Task Force Mark Toombs Brian Brekke Melissa Kenninger Pamela VanderWiel Dan Wolf Amanda Braml Steve Heidenreich Maureen Geraghty Bouchard Jason Messner William Droste Jeff Weisensel City Staff Kim Lindquist Community Development Director Anthony Nemcek Planner Development Framework Update 2017 3 3 List of Figures Figure Content Page 1 Downtown Study Area 6 2 Concept Plan for Downtown Rosemount 11 3 Site Overview – Crossroads North 12 4 Development Concept 1 – Crossroads North 13 5 Development Concept 2 – Crossroads North 13 6 Development Concept 3 – Crossroads North 13 7 Site Overview – Crossroads South 15 8 Development Concept – Crossroads South 15 9 Interim Improvement Concept – Crossroads South 16 10 Site Overview – Core Block West 16 11 Development Concept 1 – Core Block West 18 12 Development Concept 2 – Core Block West 18 13 Phasing Plan 1 – Core Block West 20 14 Phasing Plan 2 – Core Block West 20 15 Site Overview – Core Block East 21 16 Development Concept – Core Block East 21 17 Site Overview – Fluegel’s Block 22 18 Development Concept – Fluegel’s Block 22 19 Site Overview – Genz-Ryan 23 20 Development Concept – Genz-Ryan 24 21 Site Overview – Legion Block 25 22 Development Concept 1 – Legion Block 25 23 Development Concept 2 – Legion Block 26 Development Framework Update 2017 4 4 Introduction This document is an update to the Development Framework for Downtown Rosemount that was adopted in July 2004. The purpose of the 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. This update focuses on the section of the Framework that relates to redevelopment within Downtown. The update is a guide for public and private investment in Downtown, and it provides an updated description of the type and character of development desired for this area. Downtown Area The area described as “Downtown” Rosemount lies along Highway 3 (South Robert Trail) between 143rd Street and County Road 42. The Downtown area covered by this Plan has been expanded somewhat to the west, to include new areas for potential redevelopment in the future. The illustration on page 6 (Figure 1) shows the entire Downtown study area in the context of the broader community setting. Committee Findings The Downtown Task Force responsible for developing this update analyzed the original goals of the Development Framework. Several of the goals remain as relevant as they were when the original Development Framework was adopted.  Downtown must be a gathering place, featuring services and retail that will at- tract 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.  Several existing buildings should be maintained if at all possible, including the Geraghty building and Fluegel’s feed mill structures.  A revitalized Downtown should reflect its history to honor the community’s heritage and to distinguish it from suburbs with artificial downtowns.  Pedestrian Improvements, especially in ways to cross Highway 3, must create a strong element of “walkability” for Downtown. The Task Force also identified a number of new goals that should be included in conversations regarding development in Downtown.  Pedestrian improvements should include pedestrian linkages into Downtown from adjacent neighborhoods.  Central Park would benefit from a more visible connection into the core of Downtown. Development Framework Update 2017 5 5  Opportunities to make interim improvements, such as increased landscaping and redesigned parking areas, to sites Downtown can be made while waiting for full-scale redevelopment activity to take place on a site.  While the feel of Downtown should be maintained as a pedestrian-oriented environment, visible surface parking should be considered to ensure the viability of businesses located Downtown.  The inherent sense of community and the ability to connect with other residents is important and should be considered as development proposals are evaluated. Development Framework Update 2017 6 6 Figure 1 Downtown Study Area Development Framework Update 2017 7 7 Guiding Principles The original Development Framework featured a number of guiding principles that are the basis for any revitalization project in Downtown Rosemount. The principles provide the foundation of the Framework and their validity was reaffirmed by the Downtown Task Force during the creation of this update, particularly with regard to pedestrian circulation, access, and residential development. 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 Rosemount 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 redevelopment 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 businesses oriented to the needs of the community in product and service. Through continued redevelopment 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, Post Office, Steeple Center, and Robert Trail Library. Civic uses around the periphery of Downtown include the Community Center and National Guard Armory complex as well as three Rose- mount schools. Parks and recreational 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 and, more importantly, better connections between these civic uses and Downtown. Development Framework Update 2017 8 8 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 a sense of human scale, with attention to the form, size, and materials that encourage people to move around Downtown. Links from adjoining neighborhoods should be emphasized to draw more consumers to the area by foot. Parking lots should be built with a similar degree of attention to aesthetics, making them “humanized” and more comfortable places for people. Development Framework Update 2017 9 9 Framework 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. Over the course of ten months in 2016 and 2017, the Downtown Task Force developed updated Concept Plans for the different blocks Downtown. What actual redevelopment looks like when it takes place will be determined through negotiations between the City and private parties seeking to invest in Downtown. The Concept Plans are merely a suggestion of the kind of development the City would like to see happen at a given location. Land Use The Updated Concept Plan for the future of Downtown Rosemount involves four types of land use: commercial, residential, mixed use, and civic. Although the Concept Plan depicts a particular land use for each block, it has been suggested by Task Force members that other land uses may also be suitable in those locations. For example, the original Concept Plan showed commercial at the site of what eventually developed into a residential property. Therefore, if the marketplace provides development opportunities on sites currently designated for a different use, the City would not be opposed, so long as the development is consistent with general tenets and goals of this Development Framework. 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 commercial 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 re- tail uses. Retail uses occur at street level. Service businesses provide a wide range of professional services. Examples of service businesses include law, health care, banking, accounting, and real estate. Services may entail less business/ customer interaction than retail. Many services can be obtained without visiting the premises 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. Service uses may be located on the street level for easy customer access and could also be viable for upper floors of mixed-use buildings. Office businesses closely resemble services. Many businesses located in an office setting provide 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 interaction with customers. Employees are the primary activity generators for offices. Office uses should be directed to locations not desirable for retail activities. Development Framework Update 2017 10 1 0 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. Cambrian Commons and The Rosemount Senior Living are the newest 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, Waterford Commons for example, 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. Market and economic factors will shape the type of housing at each location. Medium density residential development also offers an opportunity to transition between higher intensity land uses and adjacent low density residential. Mixed Use Mixed use buildings are a traditional downtown development style. This type of development has not been prevalent in Downtown Rosemount, but an example of mixed- used development that took place since the original Development Framework was adopted is Waterford Commons. 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 by housing, office, or service business uses that do not need the access or visibility of the street level entry Civic Civic land uses represent public and institutional activities in Downtown. Since the initial Framework was adopted, the Robert Trail Library and the adaptive reuse of the St. Joseph’s Church to the new Steeple Center have been completed. Other important civic land uses in Downtown are the City Hall campus and the Post Office. Improved connection to Central Park has been identified as an important component for the future of Downtown. Development Framework Update 2017 11 1 1 Figure 2 Concept Plan for Downtown Rosemount Development Framework Update 2017 12 1 2 Figure 3 Site Overview—Crossroads North Focus Areas This update divides Downtown into seven “focus areas.” The Task Force discussed, in de- tail, the opportunities and approaches for each of the following areas:  Crossroads North  Crossroads South  Core Block East  Core Block West  Legion Block  Genz-Ryan  Fluegel’s 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 Frontier AG & Turf. Acquisitions of the Frontier site and to a lesser extent the service station site are needed to enhance the entrance to Central Park. The sites are crowded, and increased traffic on 145th makes access into and out of the properties more difficult for customers, especially during peak hours. Given the road geometrics and the development design in the area, it is not possible to widen the roads or provide turn lanes, which would often be considered in these situations. From a traffic safety standpoint, closing access points in this area would be beneficial but difficult since alternate options are limited. A veterinary clinic built in 1995 and remodeled in 2009 and an office building constructed in 1923 also occupy the block. Due to the age of the veterinary clinic, it is an unlikely candidate for redevelopment. The office building has seen multiple renovations over the years with the City most recently receiving inquiries about how best to implement façade improvements. Due to reinvestment by its owner, the office building is also not a high priority for redevelopment. The City would encourage continued reinvestment in these two buildings to refresh and modernize the block over time. Development Framework Update 2017 13 1 3 Development Concept The task force provided three differing options for redevelopment on the Block. An alternative shows the redevelopment of the service station and Frontier parcels. This redevelopment could take the form of a new, smaller building that could house a community-focused business, such as a coffee shop, that would complement efforts to expand and enhance the entrance to Central Park. Figure 4 Development Concept 1—Crossroads North Another option would be to place a more significant structure on the corner of 145th and Highway 3 and allow limited access while removing some of the access points. The goal would be to consolidate the two identified sites and create a development proposal that allows expansion of the Downtown commercial/service sector while providing better public access and views to Central Park. Figure 5 Development Concept 2—Crossroads North A final option is to dramatically open Central Park to the main Downtown intersection, Highway 3 and 145th Street. This option provides pedestrian access directly to the interior of the park from the intersection, increases the public open space, and removes all access conflicts. The buildings on the other three quadrants of this intersection are oriented to the street, helping to define the character of the Crossroads. Redevelopment of Crossroads North, regardless of the option chosen, should contribute to this identity by directing any improvements, either public spaces or a new building, toward the intersection. Figure 6 Development Concept 3—Crossroads North Development Framework Update 2017 14 1 4 Key Elements Any redevelopment of Crossroads North should include the following elements:  Promote use and building character compatible with prominence of the Highway 3/145th Street “crossroads.”  Promote greater visibility of and access to Central Park, with capacity to capitalize on the potential attraction of the Interpretive Trail Corridor.  Strengthen pedestrian connections and streetscape with the park entrance and Burma Avenue.  Reduce traffic and access conflicts by limiting the amount of direct connections to adjoining public streets. Implementation Redevelopment in Crossroads North may be triggered by one of the following:  Opportunity for public acquisition of either the service station, the Frontier parcels, or both.  Need to make improvements at Central Park related to Interpretive Corridor. Subsequent implementation will be determined by circumstances at the time these actions are taken.  Financial viability of businesses on constrained site with less convenient access may prompt private property owners to explore redevelopment options. Development Framework Update 2017 15 1 5 CROSSROADS SOUTH Site Overview This area consists of three single-story commercial uses and two high- density residential buildings. The focus of the Plan is revitalization of the commercial structures. The current businesses at this location are Celts, Carbone’s, and Rosemount Family Dental/Morning Glory’s Cafe. The redevelopment issues facing these parcels mirror those of the Crossroads North:  The appearance and site design are inconsistent with the development objectives for Downtown. Successful redevelopment at other locations in Downtown will make this appearance more out of place.  The parcels will be difficult to redevelop individually. Development Concept The Task Force discussed the difficulties with commercial redevelopment of the site and felt an interim strategy should also be explored. The interim would allow upgrades to the site that would introduce site changes more consistent with the overall Downtown goals. The full redevelopment plan intends to maintain existing residential development at the east side of the site and introduce a mixed use project along Highway 3. A mixed use project will allow re-establishment of existing entities and will bring additional retail, office, or residential opportunities to the site. Reconfiguration of site circulation and parking is needed to maximize site utility. Financial assistance 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 as shown in the Concept Plan contained in Figure 8. Figure 7 Site Overview—Crossroads South Key Elements Any redevelopment of Crossroads South should include the following elements:  Promote use and building character compatible with prominence of Highway 3/145th Street “crossroads.”  Strengthen pedestrian crossings at 145th Street and 146th Street.  Improve street character in conjunction with improvements on adjacent blocks.  Redevelopment should increase density and utilize the site more efficiently. Figure 8 Development Concept—Crossroads South Development Framework Update 2017 16 1 6 Implementation Several steps may lead to the revitalization of the Crossroads South area:  Discuss options with property owners.  Evaluate need and options for financial assistance.  Market demand. Continued investment in the buildings by the property owners and the strong ties between the buildings’ structural aspects and their architecture make minor aesthetic improvements to the buildings difficult. An interim strategy for site improvements would be to redesign parking and public spaces and remove hardscape where possible, introduce additional green space into the site to soften the appearance of the property, and provide updating of the exterior building colors and materials. 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 redevelopment location. The character of development in the Core Block West should support the overall image of Downtown. The primary focus for this area is the Rosemount Plaza Shopping Center. Redevelopment of this building is a key element of the overall plan for the revitalization of Downtown. There is strong interest in enhancing the exterior appearance of the building and introducing design elements in the parking lot and adjacent to the building. Since 2004, there have been some internal space improvements to accommodate individual tenants; however, the main structure, both internal and external, remains generally the same as that viewed in the initial Development Framework. Figure 10 Site Overview—Core Block West Figure 9 Interim Improvement Concept – Crossroads South Development Framework Update 2017 17 1 7 Several factors suggest that the character of this building is not likely to change without public intervention.  Indicated need for reinvestment. As part of the 2004 redevelopment efforts, SEH performed an analysis of buildings in Downtown to determine the ability to qualify structures for inclusion in a tax increment financing (TIF) district. In evaluating whether a building meets the statutory TIF standard as structurally substandard, SEH estimated the cost of improvements needed to bring the building up to current building code. The estimated improvements for the Shopping Center were high at that time and did not include costs for improvements to enhance the exterior appearance of the building. Since 2004, there have been some internal space improvements to accommodate individual tenants; however, the main structure, both internal and external, remains generally the same as that viewed in the initial Development Framework. • Functional Obsolescence. The physical design of the building is ill-suited to the type of commercial development sought in Downtown. The building provides no exterior access to businesses. All access comes from a split-level interior common space, which is inconsistent with current retailing desires. The split- level design makes it impractical to reconfigure the building to provide individual storefronts with exterior access. Lastly, the position of the building on the site does not lend itself to promoting a pedestrian-oriented environment. The majority of the frontage along Highway 3 is comprised of a parking lot. • Blight. Buildings that cannot be maintained in a manner consistent with surrounding buildings become potential sources of blight. Blight is defined as the physical deterioration of an area due to the surrounding conditions. When the physical condition of a property deteriorates, there is a disincentive for reinvestment in adjacent properties. The investment cannot be recouped by sale of property or through higher lease rates. Without reinvestment, the cycle of physical deterioration and blight spreads. This concern is an important factor when considering redevelopment plans for the Core Block West. Other properties on this block currently hold economically viable businesses. For this reason, there is interest in providing a phasing concept for the entire block, so redevelopment could occur as opportunities arise. This means that the entire block does not need to be acquired to start the redevelopment process. Development Concept The plan for this area focuses on the redevelopment of the Rosemount Plaza Shopping Center, Medi-car and Shenanigan’s. The preferred concept replaces these buildings with a mix of commercial structures. The concept varies from the 2004 plan in that it also includes redevelopment of residential properties along Cameo Avenue along with the 147th Street residences. The Plan allows for redevelopment to higher density residential development, framing the block, which would anticipate residential uses having more than one story in height. The factors supporting this concept include: Development Framework Update 2017 18 1 8  Creating a commercial environment that is different from the suburban strip mall design already available at other locations in the city.  Producing a sufficient mass of new development to make redevelopment financially feasible.  Establishing a development pattern that complements the Core Block East concept. The northern portion of the western block would mimic the architecture and character of the Waterford Commons and would provide pedestrian access and public space opportunities. The private drive entrance into the Core Block West would align with 146th Street and would provide the primary entrance into the redevelopment site. On the western and southwestern portions of the block, the Concept shows new, high- density residential development replacing existing single family homes. The Concept anticipates that this initiative will be driven by market forces. Potential catalysts for this change include:  Ability to acquire houses when offered for sale to assemble the development site over time.  A developer proposal to redevelop adjacent properties. The remainder of the properties in this area may be targeted for revitalization. The objective of the Concept is to enhance the environment for businesses at these locations and encourage private reinvestment. The City will respond to redevelopment proposals as offered by developers. Several older storefronts, including the Post Office, are located along 145th Street. The Plan seeks to sustain these buildings in their current locations and encourage uses and tenants that attract consumers to Downtown. Rehabilitation or reinvestment in existing buildings will continue to advance the City goal of an economically viable Downtown. Figure 11 Development Concept 1—Core Block West Figure 12 Development Concept 2—Core Block West Development Framework Update 2017 19 1 9 Key Elements Any redevelopment of this site should include the following elements: • Retain and enhance the Geraghty Building as an element of the heritage and character in Downtown. If future redevelopment plans require removal of the building, the character and design of the building should be emulated in the new redevelopment. • Promote uses, building character, and site design to enhance the core of Downtown. • Align the primary access point for the block along Highway 3 with 146th Street. This improvement will facilitate movement of pedestrians and vehicles and increase traffic safety. • Enhance the streetscape. Additional public streetscape improvements should build on previous investments and avoid duplication of expense. Future improvements should include added green space, materials that complement previous redevelopment, and enhanced 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. Redevelopment of the block should also create a pedestrian link from the west, inviting nearby residents to come to the site without having to gain access from Highway3. • Enhance pedestrian connections with the library and Central Park. The objective is to establish a safe and inviting link between these amenities and Downtown residents and businesses. These pedestrian links are one means of helping businesses capture users, and therefore potential shoppers, attracted to Downtown by the library and other public institutions. Reinforcement of a pedestrian corridor along Cameo will provide a safe link and move pedestrian access from Highway 3, which is uninviting.  Provide a buffer between commercial development and the existing adjacent residential neighborhood or any future residential project. Implementation Redevelopment in Core Block West strengthens the heart of Downtown. It allows additional streetscape improvements to be made in the Highway 3 corridor. It emphasizes that Downtown Rosemount continues to be a focus of commercial services for the entire community. Given the prominence of the block and the anticipated expense associated with redevelopment on the block, reintroduction of a TIF district specifically for a project on Core Block West should be considered. Development Framework Update 2017 20 2 0 Steps needed to implement this concept include:  Engaging current property owners in discussions about property acquisition options and interest in relocating within Downtown.  The City needs to explore opportunities for financial incentives to encourage redevelopment, as there are multiple property owners and property redevelopment could be complex and costly.  The ability to evaluate the financial feasibility of redevelopment in this area will be improved when working directly with a developer familiar with redevelopment issues. The concept provides for phasing to permit implementation in an orderly manner when opportunities arise. The overall concept should be kept in mind when individual phases are initiated. Figure 13 Phasing Plan 1—Core Block West Figure 14 Phasing Plan 2—Core Block West Development Framework Update 2017 21 2 1 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 Waterford Commons mixed-use development, three houses that now function as commercial buildings, and parcels of land along the railroad to the east that contain storage buildings owned by Fluegel’s and a parking lot that is part of Waterford Commons. With the introduction of Waterford Commons in 2008, there is a limited amount of property available to redevelop. Figure 15 Site Overview– Core Block East  Like the Core Block West, this area lies in a critical location, in the heart of Downtown.  Redevelopment of this area has played an important role in defining the future development pattern and character of Downtown.  The intensity of existing development is now higher than at other locations in Downtown.  The remaining parcels total approximately 0.68 acres, leaving little room for more mixed-use redevelopment within Core Block East. Development Concept While this area has proven to be a desirable location to initiate redevelopment in Downtown, there is a now a limited amount of property available to redevelop. New redevelopment should be located close to the street to complement the pedestrian-oriented style of Waterford Commons. Two- or three-story redevelopment would be preferable but perhaps unlikely due to the small size of the site. Key Elements Any further redevelopment of Core Block East should include the following elements: Promote uses, building character, and site design to enhance the core 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 147th Street  Future improvements will add green space and use materials that complement previous redevelopment to improve pedestrian spaces Figure 16 Development Concept – Core Block East Development Framework Update 2017 22 2 2 Implementation As with the Core Block West, continued redevelopment of this site strengthens the heart of Downtown and allows additional streetscape improvements to be made in the Highway 3 corridor. Steps needed to implement this concept include:  Continue to 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. FLUEGEL’S Site Overview The retail and feed mill elements of Fluegel’s operation are key elements of Downtown. The retail portion was redeveloped with a larger building and a reconfigured parking lot in 2014, which brought the building into compliance with ordinance criteria. The focus of future redevelopment is on the under- utilized portions of the site, centrally located on the property. Renovation or redevelopment of the southern strip mall and redesign of the parking and outside storage areas could provide for better site efficiencies. The feed mill and accompanying silos are valuable reminders of Rosemount’s past and symbols of its former role in the surrounding rural landscape. Development Concept The concept shows a new commercial building on the south end of the Fluegel’s property. Recent investment by Fluegel’s into a new building limits the development configurations available on the site. It is believed reorganization of parking, structures, and outside storage could increase site efficiencies. Shared parking would offer more flexibility by allowing a new structure to be placed closer to the street to complement and support the surrounding uses. Figure 17 Site Overview—Fluegel’s Block Figure 18 Development Concept —Fluegel’s Block Development Framework Update 2017 23 Key Elements Redevelopment of Fluegel’s should consider the following elements:  Preservation of feed mill structures as elements of Downtown identity and Rosemount’s history is preferable to their demolition.  Strengthen pedestrian crossings at Highway 3/147th Street.  Improve street character along Highway 3 in the southern section of the property to complement the northern building and site enhancements. Implementation Given the other redevelopment needs in Downtown, it is not likely that this area will be a City-led initiative. Catalysts for redevelopment may come from discussions with the owners of Fluegel’s about long-term plans and opportunities for redevelopment similar to their private investment on the northern portion of the property.  Retention and repurposing of the feed mills is preferable to their demolition if any further redevelopment of the site should take place.  The storage facilities on Burma Avenue are part of Fluegel’s operation, and their relocation has implications for both this site and Core Block East.  Further redevelopment of this site relies on Fluegel’s business model and the changing marketplace.  A shared parking lot for the entire block and reorganization of outside storage could allow for greater flexibility when redeveloping the building at the southern end of the site. GENZ-RYAN BLOCK Site Overview The block is the former site of Genz-Ryan, a plumbing and heating company. The Dakota County Community Development Agency acquired the northern third of the site to develop a 60 unit senior housing development called Cambrian Commons. The remainder of the property was developed as a Culver’s restaurant, which opened in 2016. Figure 19 Site Overview—Genz-Ryan Development Framework Update 2017 24 Development Concept The City would consider redevelopment of the ten residential parcels on the western side of the block, fronting Cambrian Avenue. Any redevelopment plan should include moderate- to high-density development that considers the adjoining low-density residential properties and the overall development pattern of the neighborhood. Key Elements Any further redevelopment of this block should include the following elements:  Strengthen pedestrian connections from County Road 42 and the Downtown core along Cambrian Avenue.  Increase residential density on the site in a way that provides a transition from the higher density development on the north end of the block to the lower density to the west. Implementation The key to further redevelopment of this site relies on redevelopment of the western ten single-family homes. Additional investigation is needed to evaluate the viability of redevelopment on this portion of the block in consideration of economic viability and impact on surrounding land uses. Figure 20 Development Concept —Genz-Ryan Development Framework Update 2017 25 LEGION BLOCK Site Overview In 2004, the Block included the American Legion as well as the houses along Burnley Avenue. In 2012, the houses were removed to allow for construction of a 102 stall park and ride facility. Redevelopment would occur on the entire Legion Block only, which is approximately 1.34 acres immediately west of the park and ride. Figure 21 Site Overview—Legion Block Development Concept The Concepts for this area reflect the changing environment in Downtown. In the future, capacity for new commercial development will be directed to the core areas of Downtown. Housing or an office use, which could be an expansion of adjoining public institutional uses, appear to be the more likely near-term options for redevelopment on the site. . Successful redevelopment in other locations may increase the number of future options for the Legion Block area. If the market indicates that commercial uses would be viable in these locations, the City would entertain them on this block. The first Concept shows a mixed-use project. High-density housing fits the character of the area and would be viable in Downtown. In fact, high-density housing may be necessary to achieve a financially feasible redevelopment project. It may be possible to combine some smaller retail into the site design that would serve users of the park and ride immediately east of the block. Ultimately, the market will determine what mix of uses ends up on the site. Figure 22 Development Concept 1—Legion Block Development Framework Update 2017 26 The second Concept depicts a public building that houses either a new public space, or some mix of service, commercial, and office. Another use could be an extension of Central Park with the addition of a farmers market or flexible space for community gatherings. Proximity to the rail line must be considered in the redevelopment of this area. Construction techniques can help to mitigate noise and vibration from trains. Redevelopment of the Legion Block creates the opportunity to improve the alignment of Burma Avenue with the entrance to Central Park. Improvements to Burma Avenue would enhance this street as a pedestrian link between Central Park and the core of Downtown. Figure 23 Development Concept 2—Legion Block Key Elements Any redevelopment of the Legion Block should include the following elements:  Provide a housing style compatible with Downtown.  Use site design and construction quality to mitigate impacts of the rail line on any residential development.  Strengthen pedestrian connections and streetscape with park entrance and Burma Avenue.  If commercial uses are viable on the site, the City should also explore those options. Implementation The ability to acquire the American Legion becomes the catalyst for redevelopment. Steps to implement this concept include:  Determine long-term plans of the Legion and obtain right of first refusal to acquire property.