HomeMy WebLinkAbout030308 City Council Work Session
CITY COUNCIL
and
ECONOMIC DEVELOPMENT ADVISORY COMMITTEE
WORK SESSION
DOWNTOWN REDEVELOPMENT
4:30 p.m., March 3, 2008
AGENDA
1. Status / Update - Downtown Development
2. Request for Qualifications / Request for Proposals - Redevelopment of Blocks 2 & 4
a. Downtown Redevelopment Partnership Examples from other Communities
b. Prospective Developers and Representative Projects
3. Downtown South Parking Analysis
,'t
1. Status I Update - Downtown
Deve~opment
DOWNTOWN DEVELOPMENT
A.) Arcadia I CSAH 21 Street Reconstruction
. City Council directed that Downtown Redevelopment RFQ-RFP be put on hold until after
January 7,2008 City Council Work Session at which future street configuration, funding, and
timeline will be determined
. The Arcadia and Hwy 21 intersection opening and lighting programmed for 2011 in new 10
year transportation plan.
· This could be eligible for TIF financing
. Feasibility report authorization to be sought at February 4. 2008 City Council meeting.
2/22/08 Update
· Feasibility study authorized 2/4/08
· Feasibility study proposals submitted 2/22/08
. Steering Committee set / scheduled (mid-March / early April)
· Presentation to City Council June 2
B.) Blocks 2 & 4 Redevelopment RFQ-RFP
· City Council directed that RFQ-RFP be put on hold until: 1.) After January 7, 2008 City
Council Work Session at which future street configuration, funding, and timeline will be
determined; and 2.) Review of examples of downtown redevelopment projects / partnerships
from other communities. Staff assembling information from other communities.
· Arcadia and Hwy 21 intersection will be opened and lighted by 2011. Feasibility study
underway; to Council early June.
· Staff has met with and assisted local developers with preliminary plans for redevelopment of
Block 2 (SW corner of Colorado & Main) and Block 10 (NE corner Dakota & Main) - - these
are apart from the City's RFQ-RFP process; developers are in preliminary stages
(property owner contacts / negotiation; information gathering; etc.). Local developers will be
included in Developer RFQ/RFP distribution list.
· MN Nails bldg: Appraisal complete; owner asking considerably more than appraised value;
DT Redevelopment Committee of City Council directed to acquire; updating appraisal.
· Conduct survey and report of Joe's Pizza & MN Nails to preserve ability to include as part of
future Redevelopment TIF District in DT; City Council resolution reflecting this.
H:\Downtown Redevelopment - Blks 2, 4, 15\Downtown Development Update - Work Session 3-3-08.doc
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DOWNTOWN DEVELOPMENT
2/22/08 Update
.. Information from other communities' redevelopment projects to be presented at March 3rd
City Council Work Session
. At March 3rd Work Session, City Council will be asked to move Redevelopment RFQ/RFP to
City Council meeting in order for Council to authorize release I distribution of RFQ/RFP to
developers.
.. Building Official completed survey of Joe's Pizza bldg; qualifies as substandard
. Building Official completed survey of exterior of MN Nails bldg; Determining if required to get
access to interior; may be able to use info from prior inspection. Will coordinate interior
inspection when owner is in town.
. Offer letter and letter of intent drafted for acquisition of MN Nails; will meet with property
owner at end of Feb
c.) Block 10 Redevelopment
. Redevelopment of Block 10 (across Main Ave from Lakefront Plaza) being considered.
House on north end of block has been purchased.
. Redevelop to mixed use including retail on ground level, office condo and residential condos
on 2nd, 3rd and 4th levels.
. Developer involved in public meetings for City's Downtown Design Guidelines; very
interested in developing a high quality project that reflects the guidelines
. Parking structure would be part of development - private parking for residential; public
parking for commercial portion
· Plan to start construction in Spring 2009
2/22/08 Update
.. Staff has met with property owners and prospective developer
D.) Block 2 - Potential Redevelopment I Local Developer
.
Redevelopment of Block 2 (13 and 15)
Bounded by Main, Pleasant, west edge of City parking lot, and Hwy 21
.
H:\Downtown Redevelopment - Blks 2, 4, 15\Downtown Development Update - Work Session 3-3-08.doc
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DOWNTOWN DEVELOPMENT
. Mixed use of retail, office and rental residential (to be later converted to condo residential
depending on the market)
. Parking structure and parking lot would be part of development
. Local developer and partners; would include VFW and Integra - - major property owners
. Easiest area of downtown to redevelop because of the disposition of ownership (mostly
VFW, City and Integra); and a vast area without structures to be demolished
· Would be part of Downtown Redevelopment RFQ-RFP
2/22/08 Update
. Developer has had initial conversations with VFW, Integra and Sebastian IICO
. Developer will be meeting with VFW Building Committee
· Developer is aware of City's Redevelopment RFQ/RFP process
E.) Event Center
II Convert former video store retail space into event I banquet type facility
. Event center would impact existing parking situation in south downtown
. Potential temporary public parking - - acquire MN Nails building and raze along with City
owned Joe's Pizza bldg
2/22/08 Update
· Parking analysis; potential to add 91 parking spaces
· Update of MN Nails appraisal complete
. Building Official completed TIF survey of Joe's Pizza bldg; qualifies as substandard
. Building Official completed TIF survey of exterior of MN Nails bldg; Will coordinate interior
inspection when owner is in town.
. Offer letter and letter of intent drafted for acquisition of MN Nails; meet with property owner
at end of Feb
· Survey done to determine property lines
F.) Maui Wowi Hawaiian Coffees & Smoothies
· Franchise specializing in Hawaiian coffee and smoothie beverages
· To be located at library in former City Perks space
· Owner negotiating with City Perks owners on purchase of fixtures and equipment
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DOWNTOWN DEVELOPMENT
. City would use Maui Wowi as source for coffee for neighboring Club Prior senior center
· Staff drafted lease
2/22/08 Update
. Previous owner and Maui Wowi negotiating agreement for fixtures and built-ins.
· Lease is ready to be signed
.. Staff serving role as intermediary to get the fixture transaction complete
G.) Downtown District Identification SiQns
. Chamber of Commerce inquired about City installing downtown district identifier signs
. Signs cannot be placed on state or county right of way per policy
. Staff identified three locations for signs that have the word "Downtown" and a directional
arrow: 1) Pleasant I Hwy 13; 2) Dakota / Hwy 13: and at Main Ave and Ridgemont. At
Pleasant & Dakota, placed on same posts as street signs. At Ridgemont, there will be a free
standing sign
· Staff identified appropriate sign types
· To be presented to C of C Board on 2/6/08
. Approval by City Council. Estimated Completion Date: 2/18/08
2/22/08 Update
· Signs have been ordered
H:\Downtown Redevelopment - Blks 2, 4, 15\Downtown Development Update - Work Session 3-3-08.doc
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I '
DOWNTOWN PRIOR. LAKE
\,1
2. Request for Qualifications I
Request for Proposals for
Downtown Redevelopment
1-25-08
IJ
CITY OF PRIOR LAKE, MINNESOTA
DOWNTOWN REDEVELOPMENT
REQUEST FOR QUALIFICATIONS AND
PROPOSALS
2008
1-25-08
PART I - INTRODUCTION
The City of Prior Lake, Minnesota is issuing a Request for Qualifications and Proposals
for the selection of a developer to redevelop the downtown with an emphasis on blocks
2, 4, 13 and 15. Downtown Prior Lake is defined as that portion of the City located
within the area bounded by CSAH 13 on the east, Lakefront Park on the north, Arcadia
Ave SE and Duluth Ave SE on the west, and Pleasant Ave on the south. The primary
focus of redevelopment is in the core downtown areas north and south of CSAH 21.
Block 4 is north of CSAH 21 and is bounded by Main Ave on the east, Dakota St SE on
the north, Erie Ave SE on the west, and CSAH 21 on the south. Blocks 2,13 and 15 are
south of CSAH 21 and are bounded by Main Ave on the east, Colorado St SE on the
north, the limits of the City parking lot (Block 15, Lots 6-9) on the west, and Pleasant St
SE on the south (see Exhibit A - Downtown area map with future street alignment).
Even though there is a focus on redevelopment of Blocks 2, 4, 13 and 15, the City is
open to creative redevelopment ideas throughout the entire downtown. The City
requires that such developer have the experience, expertise, vision, talent, financial
capability and long-term commitment to ensure implementation of a Redevelopment
Plan. The City envisions the preparation and implementation of the Redevelopment
Plan will be a public/private partnership and seeks only those entities that are
committed to prepare and implement the Redevelopment Plan in cooperation with the
Economic Development Advisory Committee and Economic Development Authority.
The developer will prepare a Redevelopment Plan for the downtown and serve as the
master developer to implement all facets of the redevelopment process, including:
Page 1 of 32 - Prior Lake Downtown Redevelopment RFQ/RFP
1-25-08
. Communications I Public relations; establishing an ongoing effective working and
communication relationship with the City, general public and key downtown
stakeholders concerning the redevelopment of downtown Prior Lake;
. Assembling a high quality development team to undertake a comprehensive
assessment of the downtown's opportunities, constraints and plan of action;
. Completing a Redevelopment Plan for the redevelopment of Downtown Prior
Lake with an emphasis on Blocks 2, 13 and 15 and I or Block 4 (it is possible that
a sole developer will be selected for both areas or two developers could be
selected; one for each area);
. Assembling all land needed to implement the Redevelopment Plan through arms
length transactions. The developer should assume the City will positively value
partnerships which keep existing businesses in the redeveloped area. The
developer should not assume the City will initiate eminent domain;
. Implementing the Redevelopment Plan, including the construction of all required
public (parking structures, streetscape, etc.) and private infrastructure,
improvements and facilities needed to support new development;
. Develop the commercial, residential, retail, entertainment, and mixed-use
projects to implement the City's vision for the downtown as articulated in the
Redevelopment Plan;
. Demonstrate a significant equity position for itself, adequate and dependable line
of credit, and identifying the type, amount and purpose of any assistance
requested of the City or any other public entity.
Page 2 of 32 - Prior Lake Downtown Redevelopment RFQ/RFP
1-25-08
City of Prior Lake Background
Prior Lake, Minnesota is a thriving, developing suburb with a small-town atmosphere,
located in the growing southwest part of the Minneapolis - St. Paul metropolitan area.
The city is in Scott County, the 18th fastest growing county in the nation, is 25 miles
southwest of Minneapolis, and has a current population of 21 ,750. By 2030, it is
projected that Prior Lake will be a fully-developed community of more than 40,000
residents. The 2007 estimated average household income is $112,025 with 41% of
Prior Lake's households earning over $100,000 a year. The downtown is located at the
junction of State Trunk Highway 13 and County Highway H 21. Highway 21 connects
Downtown Prior Lake with Interstate 35 on the east and in 2010 will connect to Highway
169 on the north.
The growth in population in the City, Scott County and the southwest portion of the Twin
Cities, coupled with its strategic location make the City a highly desirable place to live
and work. Prior Lake is directed by its 2030 Vision and Strategic Plan - Exhibit Band
2030 Comprehensive Plan which guide the community toward what it wants to
become by the year 2030. For more information about Prior Lake, please visit
www.citvofpriorlake.com .
People are attracted by Prior Lake's quality of life and new housing developments
(examples include The Wilds, Jeffers Waterfront, Shepherd's Path, Hickory Shores,
Glynwater), and businesses are attracted by the city's excellent location, access within
the metropolitan area and desirable demographics. Prior Lake's growth has helped to
generate the construction of new commercial and retail buildings (including Lakefront
Page 3 of 32 - Prior Lake Downtown Redevelopment RFQ/RFP
1-25-08
Plaza, the Rock Creek Building, Village Commerce Building, Premiere Dance
Academy), renovation and updating of shopping centers and other commercial buildings
(Southlake Village, Tractor Supply Company), development of parks, and construction
of public facilities, including a new city hall, police station and soon a new water
treatment facility and second fire station. Although the Downtown area has a
considerable local tenant base, it has not benefited from the enormous growth that has
occurred in other parts of the City. Opportunities in commercial and industrial
development are increasing due to growth and improved highway accessibility and
upgrades. Downtown is a focal point for numerous community gatherings and events: in
December - Downtown Dazzle; May - Ladies Night Out; May through September -
Farmer's Market and Prior Lake Rollin (classic car event); and Lakefront Days in
August. Downtown lies adjacent to the 130 acre Lakefront Park and Prior Lake itself.
Both draw a great number of visitors throughout the year, and also draw people to the
downtown.
Redevelopment Area
The general redevelopment interest is the entire downtown, with primary interest being
the core area along Main Avenue between Dakota St. and Pleasant St. Main Avenue is
bisected by Highway 21; Highway 21 and Dakota St are the primary east/west arterials,
and Main Avenue and Arcadia Street are the primary north/south arterials. Applicants
Page 4 of 32 - Prior Lake Downtown Redevelopment RFQ/RFP
1-25-08
may include all (Blocks 2, 13, 15 and 4) or part of the study area in response to this
RFQ/RFP. Blocks 2, 13, 15 and 4 is the area of primary interest for redevelopment
since it has the largest area of property under City ownership, and is comprised of the
largest concentration of properties that are substandard / blighted. A variety of uses,
including, auto repair stores, a long standing lumber yard, small shops, offices,
apartments, bars and a restaurant can be found along Main Avenue. Within close
proximity are the original residential neighborhoods of the City.
While the Downtown Area has its strengths, it also has had some challenges. Its
primary challenge has been the "tired look" of many of the existing properties and the
need to reposition investment in the area to take adva-ntage of new market
opportunities. Blighting conditions, both physical and economic, remain evident along
Main Avenue and throughout downtown in general. The area suffers from a disjointed
visual image for a traditional downtown, lack of anchor tenants and buildings, and an
overall lack of realization of tremendous market development potential. Many downtown
properties have undergone renovation in recent years, but there is still a concentration
of outdated, mismatched commercial structures without any unifying design or style.
Other physical and economic blighting conditions prevalent throughout the downtown
include substandard building designs, deferred building/property maintenance, outdated
signage, underutilized parcels and incompatible land uses.
Prior Lake's downtown has been revitalized by the Main Avenue and Dakota Street
streetscape project of 2004 and a facade improvement program that resulted in nearly
$2.4 million in upgrades to 12 storefronts. Three new private and two new public
Page 5 of 32 - Prior Lake Downtown Redevelopment RFQ/RFP
1-25-08
buildings have been constructed in the last few years including a two story mixed use
retail/office building (Speiker Building), a three story 54 unit senior condo development
with 12,000 square feet of office / retail (Lakefront Plaza), a 17,000 square foot three
story building with retail on the ground floor and Class A office space on the two upper
floors (Rock Creek Building), a new Prior Lake City Hall, and new Police Station. Other
prominent downtown structures include the Public Library (1997) and VFW.
The City is continuing the downtown revitalization efforts by encouraging mixed use
redevelopment. This Request for Qualifications and Proposals is the next step in the
revitalization of Downtown Prior Lake. As part of its efforts, the City has worked with
HayDobbs Architecture and Urban Design to create the recently completed Downtown
Building Design Guidelines - EXHIBIT C. The emphasis of redevelopment in the
downtown will be 3 to 4 story mixed-use with active ground floor uses such as retail and
hospitality (restaurant / bistro / bar-club) with residential or office uses stacked above,
accompanied by one or more parking structures.
Goals for the Redevelopment Area
The goal is to have a downtown that has a mix of uses and design character rich
enough to attract people to live downtown, and cause people to linger, visit more
commercial and retail establishments, and spend more money. Other goals include:
Page 6 of 32 - Prior Lake Downtown Redevelopment RFQ/RFP
,----
1-25-08
. Revitalize the downtown area as a gateway/landmark of the community.
. Encourage a mixture of market-supportable uses compatible with one another
and with the surrounding area.
. Articulate development expectations of a traditional downtown by incorporating a
pedestrian focus, transit opportunities, mixed residential and commercial uses,
uniform and cohesive design elements, structured parking and public green/open
space.
. Promote long-term vitality of residential areas adjacent to commercial areas and
consider the needs of existing businesses in redevelopment or relocation efforts.
. Improve vehicle and pedestrian traffic access and circulation to and through the
area, considering the projected increases in traffic in the future.
. Facilitate the next round of redevelopment in the downtown area
The City desires to select a creative, qualified developer to create and implement a
Redevelopment Plan for economic rejuvenation and revitalization of the subject area.
The Redevelopment Plan should consider the opportunities and constraints of the study
area and identify a mix of residential, office, retail, infrastructure needs, and outline a
plan of action with financial mechanisms for implementation. The Redevelopment Plan
should follow Prior Lake's downtown building design guidelines, provide creative options
for vehicular and pedestrian linkages and flow, and create a distinct identity for
downtown Prior Lake.
Redevelopment Expectations
Page 7 of 32 - Prior Lake Downtown Redevelopment RFQ/RFP
1-25-08
. The intent of the redevelopment is to increase the intensity of commercial activity
in the downtown area, and to bring about an integrated mixture of medium and
higher density residential opportunities. Retail uses and parking structures in the
redevelopment area are required.
. The City intends this process will produce a redevelopment project of exceptional
architectural and urban character. To this end, it is expected the developer will
package projects in such a way that different architectural treatments may be
employed for different aspects of the development to allow the total project to
have the look, feel and texture of a traditional downtown constructed over many
years of intermittent development. This includes placing buildings up to public
sidewalks to provide a traditional downtown character.
. The City expects the development to be both market supportable and sustainable
in the long run. Therefore, the City expects compliance with the materials and
design standards outlined in the Downtown Building Design Guidelines, and
Zoning Code Design Standards. In consideration of sustainability, the City
encourages building design that incorporates green building practices, forms and
technologies.
. Because of its role as an anchor and event center which generates a high
number of visitors to the downtown, the City has identified the VFW as one of the
businesses that is expected to remain in the downtown area. It is expected that
Page 8 of 32 - Prior Lake Downtown Redevelopment RFQ/RFP
1-25-08
the developer and the City will work with the VFW and other existing businesses
to integrate them into new buildings or to make improvements and design
modifications to their existing buildings that complement the new development.
. Replacement, enhancement and reconfiguration of public parking will be
essential in developing a commercially viable downtown area. The developer will
be asked to follow the Downtown Building Design Guidelines as they locate
parking for the various elements of the project. Underground and structured
parking is encouraged where it can provide opportunities for greater development
intensity. In all cases, primary parking should be located behind buildings, and
internal to developments.
. The development is expected to integrate public green space, gathering areas,
sidewalks and connections to the area's trail systems to successfully create an
urban environment that is walkable and attractive to residents, employees and
visitors.
· It is expected the development will incorporate improvements to streets and
sidewalks to facilitate vehicle and pedestrian traffic flow. The CSAH 21/ Main
Avenue intersection is planned to eventually be a right-in / right-out intersection,
and the Arcadia Street / County Highway 21 intersection will be opened up as a
signalized 4-way intersection. It is estimated that the Arcadia Street / Highway
21 intersection improvements will be funded in 2010. It is expected that the City,
County and Developer will work closely in arriving at and implementing creative
Page 9 of 32 - Prior Lake Downtown Redevelopment RFQ/RFP
1-25-08
ideas and solutions for effective vehicular and pedestrian access and flow to and
along Main Avenue, on both the north and south sides of County Highway 21.
Downtown Area Map with Future Street Alignment - EXHIBIT A shows the
future street alignment, traffic flow, and vehicular access in the downtown.
. The City desires the redevelopment area to contain the latest in information
technology which could include fiber, wireless and other technologies.
. Within the redevelopment area, the City expects one or more focal points that
may include a water feature, gathering space(s), plaza(s), etc., especially
features that will reinforce activities such as outdoor dining and be attractive to
users of retail and food and beverage opportunities throughout the day, the week
and year.
. The City encourages the use of its logo, and requires consistency with the
streetscape improvements already made.
General Land Use Expectations
The Downtown Redevelopment project is the culmination of discussions and planning
activities. These efforts helped lay the initial groundwork for the planning expectations
for the downtown area, which is the subject of this RFQ/RFP. In 2000, the City created
the Prior Lake Downtown Development Guide. The process for developing this guide
Page 10 of 32 - Prior Lake Downtown Redevelopment RFQ/RFP
1-25-08
relied on the participation of the Prior Lake community to review, evaluate and provide
direction for the formulation of the guide. Through community meetings, workshops,
interviews and other methods, the people of Prior Lake were asked to contribute their
thoughts and insights related to the revitalization of their downtown area. The guide
serves as 1.) a resource to promote a greater understanding of the downtown area and
the forces that have shaped its development; 2.) a tool for decision making; 3.) a plan of
action; and 4.) a means of shaping change.
The City expects the developer to provide a creative, urban design that encourages and
incorporates the use of high quality, durable building materials. Architectural detailing is
highly encouraged. Creative plans and solutions should be used to enhance pedestrian
circulation and create a sense of unity and identity. The Downtown Prior Lake
Building Design Guidelines are important in creating and communicating the
community's design vision. Developers shall comply with the specific guidelines so that
the proposed development remains consistent with the architectural integrity of
Downtown Prior Lake and the stated goals for redevelopment.
Page 11 of 32 - Prior Lake Downtown Redevelopment RFQ/RFP
1-25-08
Zoning
The Downtown Area is currently zoned C3, Specialty Business Use District (traditional
downtown). The zoning supports the community's vision of a thriving traditional
downtown. Information on zoning, a copy of the Land Use Map, and the 2030
Comprehensive Plan IS available on the City of Prior Lake's website
www.citvofpriorlake.com .
Desired Developer Commitments/Contributions
The City prefers a master developer for the Downtown Area, but it is willing to consider
partnerships for development of the area.
. The developer will be responsible for developing a Redevelopment Plan and
carrying out a strategy to implement the Redevelopment Plan, including
identifying the specific types of uses for each area, and for implementing the
phasing of development for the area. The strategy will include incorporating the
current developments in the area and working with the businesses that will
remain in the area.
. The developer must demonstrate an understanding of traditional downtown
development by incorporating a pedestrian focus, transit opportunities, mixed
residential and commercial uses, uniform and cohesive design elements,
Page 12 of 32 - Prior Lake Downtown Redevelopment RFQ/RFP
1-25-08
structured parking and public gathering and green space. For more information
about local transit service go to www.citvofpriorlake.com.
· The developer must demonstrate an understanding and commitment to the City
of Prior Lake's concept for redevelopment.
· The developer must demonstrate the experience necessary to organize and
deliver a high quality project of the type and scale desired.
· The developer is expected to provide private capital to fund 100% of the fair
market value of the project.
City of Prior Lake Commitments
· The City may consider requests for gap financing as appropriate to assure the
desired level of quality for the development and assure adequate parking.
· Access to Ehlers & Associates, Hay - Dobbs and other City consultants
· Facilitate communications with various stakeholders
· Support and monitor efforts
· Access to City engineering, planning and other records regarding the downtown
area.
Page 13 of 32 - Prior Lake Downtown Redevelopment RFQ/RFP
1-25-08
The Strengths of the Site:
· Excellent access to State highways 13 and 21
. The City owns approximately 40% of the property planned for redevelopment on
Block 4 (north of Hwy 21), and approximately 30% of the property planned for
redevelopment on Blocks 2, 13 and 15 (south of Hwy 21).
· Significant redevelopment of nearby downtown properties.
. Strong trade area characteristics including residential base and high household
income:
DOWNTOWN PRIOR LAKE MARKET ATTRIBUTES
Forbes Magazine (July 2007) ranked Prior Lake, Minnesota as the 75th
fastest growing suburb in the United States with an increase in population
from 16,331 in 2000 to 22,674 in 2006; a 38% increase in only six years.
Over the last number of years Scott County has consistently ranked
among the 100 fastest growing counties in the United States, and is the
fastest growing county in Minnesota, with a population increase from
57,846 in 1990 to 89,498 currently - a gain of 55%.
The Trade Area
Prior Lake's primary and secondary trade areas extend between 2 to 5
miles from downtown, to the city of Jordan, Minnesota on the west; to
Interstate 35 and the city of Lakeville on the east; to County Highway 16 /
cities of Shakopee and Savage on the north; and to County Highway 2/
city of New Prague on the south.
Population
Primary Trade Area 2007
Secondary Trade Area 2007
TOTAL
41,969
13.755
55,724
Households
Primary Trade Area 2007
Secondary Trade Area 2007
TOTAL
14,479
5,554
19,033
Page 14 of 32 - Prior Lake Downtown Redevelopment RFQ/RFP
1-25-08
Annual Household Income
Primary Trade Area 2007
Secondary Trade Area 2007
$110,496
$ 81,614
Prior Lake's population is growing and affluent, two characteristics of
paramount importance to potential retailers and retail developers. Prior
Lake and its primary trade area have a high proportion of households with
high incomes. In 2007, it is estimated that 67.8% of the primary trade area
households have incomes above $75,000. Households with incomes
above $100,000 represent about 43% of all households, and 18% have
incomes above $150,000. Average household income in Prior Lake's
trade area is estimated at $110,496 in 2007.
Daytime Work Population and Downtown Residents
There are approximately 520 employees in the downtown area. City Hall &
Police Dept (approx. 60) and Integra Telecom (approx 55) are the largest
employers. In addition, there are 78 residential units at the Lakefront Plaza
condominiums.
Comparative Traffic Counts
Downtown Prior Lake (Hwvs 13 & 21)
Highway 13 - 17,700 MDT
Highway 21 - 12.800 MDT
30,500 AADT
50th & France (Edina-Minneapolis. MN)
France Ave - 11,300 MDT
50th Street - 9,600 MDT
20,900 MDT
Excelsior & Grand (Sf. Louis Park, MN)
Excelsior Ave - 20,000 MDT
Monterey Dr - 8,900 MDT
28,900 MDT
Source: Minnesota Department of Transportation, Office of Transportation Data & Analysis; 2005 MS.A.S.
Traffic Volume Maps
THE Uniqueness of Downtown as a Destination
The greatest concentration of retail development in the Prior Lake area (at
County Hwy 42 and Hwy 13) is anchored by stores that emphasize
moderate prices and high volume in a suburban strip center setting (Cub,
Target, Buffalo Wild Wings, DO, etc.). There is opportunity in Downtown
Prior Lake for destination retailers and restaurants whose products and
Page 15 of 32 - Prior Lake Downtown Redevelopment RFQ/RFP
1-25-08
services are more in line with the trade area's high incomes and related
lifestyles.
Downtown redevelopment accomplishments/progress to date
The City has been planning and preparing for downtown redevelopment for several
years and significant public and private accomplishments have already occurred in and
around the area:
. The Downtown Building Design Guidelines were completed with assistance from
Hay - Dobbs Architecture & Urban Planning in the Spring of 2007.
. The Main Avenue and Dakota Street streetscape project was completed in 2004,
and with the redevelopment that is intended in this RFQ/RFP, will extend along
Main Avenue south of Hwy 21.
. The fagade improvement program resulted in nearly $2.4 million in upgrades to
storefronts.
. The new Police Station and City Hall were completed in 2006 and are important
parts of the revitalized downtown, incorporating a thematic link between the lake,
Lakefront Park and downtown.
. Market, housing demand, traffic and street improvement studies have been
completed at various times for the downtown and are available on the City of
Prior Lake's Request for Proposal website www.citvofpriorlake.com. .
. New housing development (Lakefront Plaza) near City Hall.
. Redevelopment of the Speiker building (coffee shop, bakery, offices) at
MainAvenue and Dakota Street.
Page 16 of 32 - Prior Lake Downtown Redevelopment RFQ/RFP
1-25-08
. Construction of the Class A office I retail Rock Creek Building at Main Avenue
and Hastings Avenue.
To assist you with this proposal, the Economic Development Authority has scheduled a
Pre-Proposal Conference for:
- - - a.m. I p.m.,
,2008
Prior Lake City Hall
4646 Dakota Street SE, Prior Lake, MN
Phone: 952-447-9800
ALL DEVELOPERS PLANNING TO SUBMIT PROPOSALS ARE REQUIRED TO
ATTEND THIS CONFERENCE
PART II - THE REQUEST FOR QUALIFICATIONS
Applicant Qualificauons
The City will evaluate the qualifications of each applicant based on their experience with
similar downtown redevelopment projects and their capacity to create and implement
the redevelopment plan. Applicants proposing to act as the Developer shall
demonstrate the minimum abilities, resources and qualifications listed below. The
information should be presented in the Proposal in the same order as indicated.
Page 17 of 32 - Prior Lake Downtown Redevelopment RFQ/RFP
1-25-08
1. Provide a summary of the applicant's organizational capacity and project
management capabilities for a large scale redevelopment project, and relevant
credentials. Provide a synopsis of the applicant's past experience and
qualifications with the development and implementation of downtown
redevelopment plans, as well as performance as a developer. In order to
demonstrate that it has the requisite experience and expertise to act as the
developer, the applicant shall have served as a developer, owner-developer or
primary developer in several large scale redevelopment projects during the
course of the prior 10 years. Large scale projects include those with a total cost
of $50 million to $200 million. Relevant redevelopment projects need not be
limited only to Minnesota, and a broad range of multi-jurisdictional experience will
be considered. The applicant must demonstrate this expertise and experience to
the satisfaction of the City.
2. State applicant's experience specifically with large-scale mixed-use
redevelopment projects.
3. Describe experience with assembling a large number of parcels in separate
ownership. Describe experience in incentivizing the sale of property owned by
unwilling sellers and list the tools that have been used successfully in a
comprehensive land assembly strategy.
Page 18 of 32 - Prior Lake Downtown Redevelopment RFQ/RFP
1-25-08
4. List the composition of the applicant's planning team and project development
team and their experience with downtown redevelopment projects. If using
consultants, identify the consultants to be used and describe their qualifications
to prepare and implement the redevelopment plan.
5. Provide a list of successful redevelopment projects in other jurisdictions with the
name and contact information of the person(s) responsible for implementing the
project. Provide a description of the work performed including the date, location,
scope of work, implementation schedule, and financial resources involved. Also,
provide contact information for the public jurisdiction's staff that provided
oversight of the project for reference purposes.
6. Describe how the applicant intends to vest itself in the project. The selected
applicant will be required to make a commitment to pay for all of the
predevelopment planning work without City assistance. The work product from
the planning process shall become City property.
7. Describe the applicant's financial strength to finance the creation of the
redevelopment plan, implement the planning process, facilitating the acquisition
of properties and constructing all improvements and development for the
downtown redevelopment project. Included in this should be letters of reference
or recommendation from lenders that the applicant has worked with on past
similar projects. With respect to confidentiality, prospective developers may
designate proprietary information contained in proposals as confidential subject
Page 19 of 32 - Prior Lake Downtown Redevelopment RFQ/RFP
1-25-08
to Minnesota Law. This information should be provided in a separate sealed
envelope and clearly marked as "CONFIDENTIAL.". The City shall treat such
information as confidential and will not disclose to the public. The City's financial
consultant will handle proprietary information and as necessary provide summary
to City Council. Please ensure that submitted documents for this criterion
demonstrate the applicant's financial abilities to undertake this endeavor.
NOTE: preference will be given to those applicants demonstrating the ability to
undertake the redevelopment with minimal use of public financing.
PART 11I- REQUEST FOR PROPOSAL
In addition to the applicant's qualifications, the City is interested in understanding
the vision and redevelopment plan that is contemplated by each applicant. To that end,
each submittal shall contain a conceptual plan of the new downtown redevelopment
project conveying the mix and intensities of uses that maximize the development
potential of the downtown. This should reflect the conceptual development possibilities
for the downtown considering land use economics, vehicular and pedestrian circulation,
parking, opportunities for pedestrian plazas and gathering places, and infusing
appropriate design to make the downtown unique and a desirable end destination.
Submission Requirements
Please submit fifteen (15) copies with the following information:
Page 20 of 32 - Prior Lake Downtown Redevelopment RFQ/RFP
1-25-08
1. Provide a complete and thorough narrative description of the approach to be
used in the development of the redevelopment plan and project management
capabilities.
2. A development strategy including number, type, size, estimated market value,
and use for each project component, including the type of residential, retail,
office, entertainment and hospitality redevelopment desired
3. Describe how community outreach and public relations will be used to engage,
solicit input from and inform the community about redevelopment of the
downtown. Describe your experience and successful strategies in working with
community groups, downtown merchants, business owners, property owners,
affordable housing advocates, chambers of commerce and various other
stakeholders in the redevelopment of downtowns.
4. A site plan indicating how the developer proposes to develop the site(s). The site
plan should be as specific as possible including a description of the unique
characteristics and design elements that would be incorporated into the project.
This RFQ/RFP strongly encourages architectural drawings with elevations
specific to the site. Photographs of similar work done for other communities are
also welcomed. Developers are strongly encouraged to meet with City economic
development and planning staff, and the Development Review Committee prior
to submitting to assure their proposal is consistent with City requirements.
Page 21 of 32 - Prior Lake Downtown Redevelopment RFQIRFP
1-25-08
5. State how computer animation, graphics or other technology will be used to
communicate the redevelopment to the community, City Council, City Staff, and
building occupants
6. A description of the public improvements, which may be required to support the
new development. Improvements to consider include limited reconfiguration of
streets, streetscapes, water and sewer, storm water, etc. The City understands
that engineering has not been initiated and that a detailed engineering analysis
would be undertaken when the project proceeds. However, the City would
appreciate preliminary information about the type of public improvements
proposed. Developers are strongly encouraged to meet with the City's
engineering staff prior to submitting to assure their proposal is consistent with
City requirements.
7. Demonstrate through past projects how private financing sources have been
leveraged with local, state and federal funds and describe the financial structure
of those agreements.
8. Please describe thoroughly the applicant's investment strategy, especially the
ability to act as a long-term investor and how that model will be implemented for
this project.
Page 22 of 32 - Prior Lake Downtown Redevelopment RFQ/RFP
1-25-08
9. Proposed sale prices/rents of residential units and lease rates for the
commercial space.
10. A description of the project team including, but not limited to the developer,
development planner, architect, engineering consultant, attorney, etc. All
principals and partners must be disclosed and pertinent information provided.
Any future changes in principal partner(s) will be considered by the City.
11. Summary of related development experience, financing capacity and references
from city officials in at least two (2) communities where you have completed
similar developments.
12. Proposed timeline for development. A realistic and feasible timeline will be
among the key criteria considered in the selection of a developer.
13. Bid bond in the amount of 5 % of the anticipated project amount to
guarantee that the developer will enter into the City's standardized contracts (see
Exhibit D).
Rules for Proposal
The signer of the proposal must declare, in writing, that the only person, persons,
company or parties interested in the proposal as principals are named herein; that the
Page 23 of 32 - Prior Lake Downtown Redevelopment RFQ/RFP
1-25-08
proposal is made without collusion with any other person, persons, company or parties
submitting a proposal; that it is in all respects fair and in good faith without collusion or
fraud, and the signer of the proposal has full authority to bind the Developer.
All RFO/RFP packages shall be submitted to the City of Prior Lake, no later than 4:00
p.m., , 2008. Responses should be addressed to:
Prior Lake Downtown Redevelopment
Attention: Paul Snook
Economic Development Director
Prior Lake City Hall
4646 Dakota Street SE
Prior Lake, MN 55372
PART IV - EVALUATION AND SELECTION
Evaluation and Selection Process
All Proposals shall be in conformance to the provisions within this RFO/RFP. The City
will evaluate the proposals and make the selection of developers for final proposals and
Page 24 of 32 - Prior Lake Downtown Redevelopment RFQ/RFP
1-25-08
interviews based upon the quality of the proposal and its responsiveness to the
following criteria:
· Conformance with this RFQ/RFP
· Quality of the proposal
· Understanding of the City's identified downtown redevelopment goals and
objectives as set forth in the 2030 Vision and Strategic Plan, 2030
Comprehensive Plan, 2000 Downtown Development Guide, Downtown Building
Design Guidelines, and as reflected in the developers proposed approach to the
project and redevelopment plan
· The City's Downtown Development Guide and other past planning efforts
· Compatibility and sensitivity to the concerns of area property owners, businesses
and residents
.
Proven qualifications to carry out a project as outlined in this proposal
.
Demonstrated experience in urban and downtown mixed-use redevelopment
.
Demonstrated experience in implementing traditional downtown design concepts
in redevelopment projects
Page 25 of 32 - Prior Lake Downtown Redevelopment RFQ/RFP
1-25-08
. Urban Design creativity within the City's Downtown Building Design Guidelines
. Revenue generation potential, including the projected increase in the tax base as
a result of the redevelopment
. Demonstrated ability to assemble all parcels needed to implement
redevelopment plan
. Proposed public participation / financing costs as compared to development
value
. Financial commitments to private financing and proposed level of municipal
financing
. Demonstrated ability to work with existing businesses to integrate them into the
redeveloped area
. Partnerships with local lenders and/or community-based non-profit groups
. Timeliness of proposed product delivery
. Ability to secure tenants and lease space
Page 26 of 32 - Prior Lake Downtown Redevelopment RFQ/RFP
1-25-08
The City reserves the right to request additional information and materials to clarify any
submission received.
Upon evaluation of submitted proposals, the city staff will initiate negotiations with one
or more prospective developers with the intent of preparing a formal Development
Agreement.
The City reserves the right, at its sole discretion, to accept or reject any or all proposals
submitted in response to this Request for Qualifications and Proposals, to alter the
selection process, or to postpone the selection process. For its own convenience, the
City reserves the right to waive any defects in the proposals and to re-advertise for this
work, if necessary. This Request for Qualifications and Proposals and any evaluation
process shall not in any way be deemed to create a binding contract of any kind
between the City and any applicant.
The applicant acknowledges and agrees that in submitting a proposal pursuant to this
Request, the preparation of all materials for submittal and all presentations are at their
sole cost and expense and the City shall not under any circumstances be responsible
for any cost or expenses incurred by the applicant in this regard. In addition, the
applicant acknowledges and agrees that all submitted Proposals shall remain the
property of the City. Statements and other materials submitted will not be returned
unless portions of the submittals are designated as proprietary at the time of submittal
and are requested to be returned.
Page 27 of 32 - Prior Lake Downtown Redevelopment RFQ/RFP
1-25-08
Regulations
The selected developer will be expected to comply with all applicable federal and state
regulations, local codes and contract provisions. The ensuing Development Agreement
shall contain such contractual provisions and conditions necessary to define a sound
and complete agreement.
Preliminary Project Schedule
City Council and Economic Development Advisory November 5, 2007
Committee review draft of RFQ/P at Council Workhop
City Council receives public input on RFQ/RFP
Final draft RFQ/RFP for City Council packets is due
City Council approves RFQ/RFP
RFQ/RFP is distributed to developers
Developer Information Session (mandatory). Written
clarifications (addenda) issued if received by this date
All proposals Due
Staff! EDAC ! EDA Reviews Proposals
Staff I EDAC I EDA interview proposers
Reinterview (if necessary)
Approval of Proposal! Selection of Developer
Page 28 of 32 - Prior Lake Downtown Redevelopment RFQ/RFP
1-25-08
Development Agreement Approval by City Council
Start of Construction
Demonstrated Project Initiation
Please direct questions about the Prior Lake Downtown Redevelopment and this
RFP to:
Paul Snook
City of Prior Lake
952-447-9805
psnook@cityofpriorlake.com
Rebecca Kurtz
Ehlers & Associates
651-697 -8516
rku rtz@ehlers-inc.com
Sid Inman
Ehlers & Associates
651-697 -8507
Sid @ehlers-inc.com
Thank you for your interest in developingin Prior Lake.. We look forward to
receiving information regarding your proposal. The City anticipates interviewing
Page 29 of 32 - Prior Lake Downtown Redevelopment RFQ/RFP
1-25-08
developers in
and completing the selection process in
, 2008.
No postmarks or facsimiles will be accepted. All proposals shall be signed by the
individual or official with the authority to bind the applicant in its proposal. The City may
request modifications to any or all proposals and/or reject any or all proposals. All
proposals shall become the property of the City of Prior Lake and be valid for a period of
90 days from the date of the submittal.
EXHIBITS
EXHIBIT A - Downtown Area Map with future street alignment and zoning districts
EXHIBIT B - 2030 Vision and Strategic Plan
EXHIBIT C - Prior Lake Downtown Building Design Guidelines
EXHIBIT D 7""" City Standardized Contract
OTHER REFERENCES (Available via the Downtown Redevelopment web page
www.citvofpriorlake.com or by request)
2030 Comprehensive Plan
2000 Downtown Development Guide
Prior Lake Development potential Study (McComb Group, Ltd.)
Commercial-Industrial Land Analysis (Maxfield Research,lnc.)
Page 30 of 32 - Prior Lake Downtown Redevelopment RFQ/RFP
Downtown Area Parking Study
1-25-08
Page 31 of 32 - Prior Lake Downtown Redevelopment RFQ/RFP
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Engineering Division
Public Works Department
MEMORANDUM
City of Prior Lake
4646 Dakota St SE
Prior Lake, MN 55372
TO:
Paul Snook, Economic Development Director
FROM:
Steve Albrecht, Director of Public Works
DATE:
2/27/08
RE:
Downtown South Parking Analysis
City Staff has completed an analysis of potential for parking expansion along the Pleasant Street
corridor in south downtown. Staff analyzed four sites for expansion: 1) Pleasant Street 2) Johnson
Property 3) Nails/Pizza Properties and the area south of Pleasant for parking ramp potential. The
attached exhibit shows the study areas.
1) Pleasant Street: Approximately 10 feet of additional right-of-way could be purchased on the
south side of Pleasant Street and the road widened to accommodate angled parking on both
sides. This would allow for an additional 17 parking stalls.
2) Johnson Property: Purchase of the Johnson Property (excluding Auto Shop) would allow for
construction of a 21 stall parking lot. At least one parking stall along Main Avenue would be
lost resulting in a net increase of 20 parking stalls
3) Nails/Pizza: Purchase of the Minnesota Nails Parcel combined with the City owned property
would allow for construction of a 23 stall parking lot. It appears up to four parking stalls along
Main Avenue would be lost for construction of this facility resulting in a net increase of 19
parking stalls.
4) Potential Parking Ramps: Area A which includes the City owned lot and the flower store could
provide for a 2 level ramp with 50-60 stalls. Area B is not considered desirable for ramp
construction due to the location of area wetlands and the existing trunk sanitary sewer.
C:\Documents and Settings\psnook.PRIORLAKECH\Local Settings\Temporary Internet Files\OLK2\Parking Memo 2-28-08.doc
The following table shows estimated costs for each option:
Location # of Stalls Construction Land Cost Total Cost Cost/Stall
Cost
Pleasant 17 $70,000 $15,000 $85,000 $5,000
Johnson 20 $56,000 Undetermined Undetermined $2,800*
Nails/Pizza 19 $46,000 U ndeterm ined Undetermined $2,400*
Area A Ramp 60 $1,300,000** Undetermined Undetermined $21,600*
*Does not include land acquisition costs
**Includes Entrance and Design Costs
Please note that the above costs do not include stormwater treatment. The City is currently initiating
a study for the downtown to determine the costs for these improvements. However because the
Johnson Property and MnNails/Pizza Property are fully developed the stormwater costs are estimated
to be minimal while the costs for the ramp would be expected to be the highest.
C:\Documents and Settings\psnook.PRIORLAKECH\Local Settings\Temporary Internet Files\OLK2\Parking Memo 2-28-08.doc
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