HomeMy WebLinkAboutDowntown Design Plans June 5, 1998 A CONCEPTUAL DESIGN PLAN
FOR
THE CITY OF PRIOR LAKE DOWNTOWN
Prepared by
THE DOWNTOWN REDEVELOPMENT TASK FORCE
REVISED
June 5 , 1998
_ SECTION I
INTRODUCTION
HISTORY
The City of Prior Lake has considered the redevelopment of the downtown area
several times in the past. One of the first efforts was in 1984, when the Governor ' s
Design Team prepared the Prior Lake Design Study . The report contained an overview of
the regional setting, including transportation facilities, shopping, parks and open spaces ,
and land use .
The report suggested a number of actions which could be taken to enhance the
City . These actions were grouped under six general headings . These were : 1 ) County
Road 21 extension, 2) Recreational trail system, 3 ) Gateway and Priordale Mall access ,
4) Lakefront Park, 5 ) Image and identity improvements, and 6) Downtown
Redevelopment . Most of the report recommendations focused on the Downtown area as
the central core of Prior Lake and included a large civic center complex which included a
Community Center and City offices . The concept also included provisions for medium
density and elderly housing .
In 1991 , several business owners in the downtown area came together to form the
Towncenter Association. This association petitioned the City to redevelop the area they
identified as the town center, which included all of Main Avenue from Pleasant Street to
the last commercial property north of Dakota Street . The City, in cooperation with the
Towncenter Association, developed more detailed redevelopment plans for the downtown
area. These plans did not include recommendations for the redevelopment of specific
properties . However, they did include extensive treatment of the streetscape, consisting
of sidewalk improvements, lighting, storm sewer and street improvements, re-
establishment of diagonal, on- street parking and a fountain . The total cost for these
improvements was estimated at $ 780, 000 .
In order to implement this proposal, the City proposed a 50/50 cost sharing
arrangement . That is , the business owners , at least those who signed the petition, would
agree to pay 50% of the cost, and the City would agree to pay the remainder. However,
the petition was signed by only 41 . 7 % of the owners of the linear frontage . That, coupled
with the fact that the City owned 28 . 9 % of the affected frontage, brought the City ' s share
to well over 50 % of the project cost . The City proposed to assess the costs to the
property owners , which would have resulted in an average assessment of $ 11 , 300 . 00 per
50 ' wide lot . Once again, probably due to the costs, this plan was not implemented.
Since the Design Team report and the work in 1991 , a number of the
recommendations have been accomplished. These include the following .
• Improvement of the County Road 21 /Highway 13 intersection
• Extension of Pleasant Street to Highway 13
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• Removal of the dump site from Lakefront Park
• Installation of the traffic signal at Highway 13 and County Road 44 (Main
Avenue)
• Construction of the new County Road 21 bridge to allow boat passage, and to
provide for decorative lights and railings
• Some new commercial development in the downtown area
• Completion of the Lakefront Park Master Plan
• The passage of the referendum to allow for the construction of the
Library/Community Resource Center
• Establish the Economic Development Authority
• Establish the Downtown Redevelopment Task Force
• The installation of traffic signals at County Road 21 and Main Avenue are
scheduled for installation in 1998
DOWNTOWN REDEVELOPMENT TASK FORCE
In November, 1996 , voters approved a referendum which called for the
construction of a Library/Community Resource Center, improvements to Lakefront Park,
and the purchase and development of a community recreational complex . The Economic
Development Authority (EDA) recognized that the construction of the new
library/resource center and the improvements to Lakefront Park offered the City a unique
opportunity to create a redevelopment plan for the downtown area in concert with the
design of the new buildings and park improvements . Based on this opportunity, the EDA
established the Downtown Redevelopment Task Force .
The Downtown Redevelopment Task Force is made up of ten members
representing the EDA, the Parks Advisory Commission (PAC), the Planning Commission
(PC) , the Friends of the Library (FOL) , and downtown business owners . The members of
the Task Force are :
Robert Barsness (EDA) Jim Speiker (Business Owner)
Ron Ceminsky (PAC) Coco Tremaine (Business Owner)
Karl Dingman (Business Owner) Dick Underferth (EDA)
Dawn Glatzel-Beck (FOL) Paul Viereck (Business Owner)
Tom Kedrowksi (EDA) Pat Heaney (PAC Alternate)
Dick Kuykendall (PC) Bill Criego (PC Alternate)
The Task Force focused on traditional downtown Prior Lake. This area is
generally considered the area adjacent to Main Avenue and bounded by Pleasant Street on
the south, Lakefront Park on the north, Highway 13 on the east, and City Hall on the
west . The map attached as Figure 1 , illustrates the downtown area.
The EDA asked the Downtown Redevelopment Task Force to submit written
recommendations on the following topics :
1 . Recommend a theme or "Look" for the Prior Lake Downtown area.
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2 . Recommend the device or devices which should be used to create a visual
connection between the Downtown areas . .
3 . Recommend the types of businesses desirable for inclusion and addition to the
area.
4 . Recommend standards (landscaping, exterior composition, parking, etc . ) to be
incorporated into the Downtown Redevelopment Plan.
5 . Recommend what public financing incentives (if any) should be used to
acquire land and buildings, encourage building construction and reimburse for
compliance with the additional standards contemplated for the Downtown
area.
6 . Recommend modifications in pedestrian and vehicular traffic patterns to
enhance development .
The written recommendations developed by the Task Force will be used to
undertake actual redevelopment efforts .
THE DOWNTOWN TASK FORCE REPORT
This report includes the recommendations of the Downtown Redevelopment Task
Force. It is intended as a design guide for development in the downtown area. These
guidelines apply to public improvements, such as streets, sidewalks , lighting and
landscaping, as well as to private improvements , such as building facades, awnings and
signage .
This report differs from previous efforts in a number of ways . First of all, unlike
the Prior Lake Design Study, this report focuses on the downtown geographical area. The
EDA and the Task Force recognized there are limited funding sources available for
redevelopment . The more narrow focus provides a realistic and obtainable goal .
Secondly, this report incorporated much of the design work which was completed in
1991 . The report goes further to define available funds, and to set up a phasing plan for
the completion of this redevelopment .
The report makes several recommendations for the development of the downtown
area. These recommendations are divided into five categories, each of which will be
discussed in later sections . The five categories include :
• Land Uses
e Design Guidelines
• Streetscape Amenities and Public Improvements
• Implementation of the plan
• Funding Sources
Finally, the report concludes by outlining the necessary approval process .
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FIGURE 1
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SECTION II
LAND USES
The land uses allowed in an area generally dictate the character of the area. There _
are a wide variety of existing uses in the downtown area. These uses include offices,
service uses (barber shops , beauty shops, etc .) , retail, restaurants and bars , motor fuel
stations, motor vehicle sales lots and motor vehicle repair lots . Also included within the
downtown are City Hall, the library, and a day care center. A list of the existing land
uses in the downtown area is included in Appendix A of this report .
In order to determine the types of land uses which should be allowed in the
downtown area, the following questions should be asked :
• What type of traffic do the uses attract to the downtown area ?
• What type of storefront or curb appeal do these uses have ?
• How do these uses fit into your "vision " of the downtown area ?
The Task Force identified a vision for the downtown area as an identifiable town
center. Through the design guidelines , they hope to establish a sense of place, and to
personify a traditional small town "Main Street" . The land uses which will promote this
vision include those which encourage pedestrian activity, and which utilize open
storefronts .
Land uses are generally determined by the Zoning provisions . The Task Force
reviewed a list of land uses and determined which uses should be permitted, which should
be permitted with specific conditions, which should be permitted only after public review
through the conditional use permit process , and which uses should not be permitted at all .
The following table identifies the uses the Task Force believes are appropriate to the
downtown area. Uses are identified by an "X" in the appropriate column .
LAND. USE PERMITTED ; .': P,EPWITTED, CONDITIONAL
WITH - : ; USE.
CONDITIONS ' PERWT ``
Cluster Housing (Townhouses) X
of on Main Av.
Multiple Family Dwellings X
(Not on street
level
Elderly Housing X
(Not on street
level
Adult Day Care X
Group Day Care/Nursery School X
Medical/Dental Office X
Community Centers X
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Q
LAND USE ' PERMITTED PERMITTED CONDITIONAL
WITH USE
CONDITIONS PERMIT '
Library X
Museums/Art Galleries X
Parks/Open Space X
(Passive parks
permitted with
limitations on
size
Police/Fire Stations X
Public Service Structures (water X
towers , etc.
Animal Handling X
(Small animals
only, no outdoor
activity)
Appliance, Small Engine and Bicycle X
Repair (Limitations on
outdoor use
Banks X
(No drive-up
facilities
Restaurants (with and without liquor) X
Bed & Breakfast Establishments X
Business/Trade Schools X
Business Services X
Clubs/Lodges X
Convention & Exhibition Centers X
Dry Cleaning/Laundering X
(Drop off and pick
UP facilities only)
Food Service X
Home Occupations X
(Accessory to
residential uses
Hotel/Motel X
Motor Fuel Stations X
Offices X
Printing Process/Supply X
Private Entertainment X
Indoor only)
Retail X
Service Uses X
Studios X
Wholesale Uses X
(Limitation on
square footage)
Showrooms X
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SECTION III
DESIGN GUIDELINES
PURPOSE
The goal of the Downtown Design Plan is to create an identifiable town center,
emphasizing a diversity of uses and creating a sense of "place" for the citizens of Prior
Lake . The design of the downtown is intended to personify a traditional small town
"Main Street" . The scale and architectural qualities of the buildings are comfortable an
inviting to pedestrian activities .
The location of City Hall and the new library/community resource center can be
used to facilitate the creation of a public square, which can accommodate a variety of
uses in all seasons, such as Lakefront Days activities, small concerts, and informal
gathering places for employees, patrons and residents of the downtown area.
The street frontages in downtown, specifically along Main Avenue, should be
pedestrian friendly, which would include wider sidewalks, narrower streets, and on-street
parking . The design of this area should include streetscaping concepts such as banners,
lighting, street furniture and landscaping or plantings .
There are two components to the Downtown Design Plan. The first component
involves improvements to the public right-of-way, often known as the "streetscape"
component of the plan. Elements of the streetscape component include streets, trees ,
lighting and parking . Figure 2 illustrates these elements . The second component of the
plan involves the design of buildings . This component includes building location,
building materials, architectural features and signage . Each of these components is
discussed below .
STREETSCAPING
The term "streetscape" generally refers to elements of the public domain, such as
streets , trees, sidewalks, parking and lighting . A typical streetscape has four distinct
elements . These elements are .
1 . Traffic lanes
2 . Parking lanes
3 . Streetscape amenities
1 2 3 4
4 . Pedestrian lanes
The design of the traffic lanes must be primarily determined by engineering
standards ; however, the area along Main Avenue should typically provide two driving
lanes and angled parking . The angled parking provides convenient, short term stalls,
helps reduce traffic speeds, and provides a buffer between vehicular traffic and
pedestrians .
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FIGURE 2
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Streetscape amenities provide an additional buffer between vehicles and
pedestrians . These amenities include street trees, planters and other landscaping,
benches, lighting and banners .
Plant materials can enhance the image and contribute to the visual continuity of
the streetscape . A primary consideration in choosing street trees includes identifying
trees with high branching characteristics that will not screen signage and building
entrances . Seasonal and ornamental plantings should be used in decorative planters that
can be easily maintained .
Benches and other street furniture should be both functional and appropriate to the
overall design of the area . Benches, for example, may be appropriate near restaurants or
other similar uses . It is important that the placement of street furniture does not obstruct
either the pedestrian or vehicular traffic . The design of street furniture should maintain
the traditional feel of the area.
Lighting in the downtown area should provide adequate levels of illumination but
should not be of an intensity that provides obtrusive glare . The lighting standards should
also reflect a more traditional style .
Banners are an additional feature which can be used to enhance the downtown
area. These banners may be seasonal or may promote the City or City events . The
banners should not be used for commercial advertising, Banners should be located, if
possible, on the light standards .
The pedestrian lane is the area that facilitates the movement of pedestrians in the
downtown area. This lane should remain free of obstruction, but may be enhanced
through the use of decorative pavers . The design of the pavers can also be carried
throughout the City .
BUILDING DESIGN
Building design involves not only architectural features and materials, but
location and size of the building . Building design also includes accessory features such
as signage and awnings . Figure 3 illustrates some of the elements of building design.
To promote the pedestrian friendly atmosphere, buildings may be located with a
0 ' front yard setback, and a 0 ' side yard setback . The scale of the buildings should
maintain the traditional Main Street character, and be no more than 2 - 3 stories in height .
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miss FIGURE 3
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The architectural style of the buildings should also continue the traditional theme
and maintain the pedestrian friendly atmosphere . Preferred building materials include
brick and stone, especially those varieties native to the area . Other commercial grade
materials are allowed only as accent features in the design of the building . The buildings
should also provide a diversity of form, such as concave entrances , detailing materials
and fixtures , and other treatments that architecturally distinguish a building . Pitched and
flat roofs are also allowed. Flat roofs must incorporate a parapet along the facades facing
any public streets . Pitched roofs must complement the overall style and scale of the
building . Any rooftop equipment must be screened .
Buildings should not provide long expanses of blank, nonarticulated facades . The
street level, or pedestrian level, of the buildings should be predominantly transparent,
with storefront windows . Punched windows are strongly encouraged. The windows
should incorporate a clear glazing , reflective glass is discouraged in any portion of the
building .
Awnings may be permitted on facades that face public streets . Fabric awning
awnings are encouraged . Plastic, wood, or metal awnings should not be permitted .
Awnings should have a consistent color and pattern scheme, and should complement
awnings on adjacent buildings .
Signage should be limited to one sign per primary facade of the building . The
total area of the signage may not exceed 20 % of the building facade . The sign may be
distinctive, but must complement the overall architectural character of the building . Roof
mounted signs are not permitted .
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SECTION IV
STREETSCAPE AMENITIES AND PUBLIC IMPROVEMENTS
THE DOWNTOWN SKETCH PLAN
The Downtown Sketch Plan, as proposed, consists of two major components . The
first is the Schematic Land Use Plan for Downtown . This plan borrows from the Design
Study and the conceptual work done for the Library by the library architects . Its ' key
features are the Library, the City Hall complex, potential housing development on the
north side of Dakota Street, additional commercial development on the site of the current
library and, in the future, redevelopment of the lumber yard property for commercial
purposes .
The second element of the Downtown Sketch Plan is the streetscape improvement
proposed for Main Avenue . Again, this plan borrows from the work done in 1991 and
incorporates many of the same design elements . The plan retains the idea of installing
islands on Main Avenue to create angle parking, brick crosswalks, decorative street
lighting, benches, trash containers, street trees and decorative sidewalks . Figures 4 -9
illustrate the proposed design elements of this redevelopment plan.
ASSUMPTIONS UPON WHICH IT IS BASED
The sketch plan is the same plan previously drafted in 1991 . Various elements of
the 1991 plan have been combined on a single draft. Assumptions include .
• The area ofimprovements covers both sides of Main Avenue from Pleasant
Street to the lots 200 ' north of Dakota Street
• Cost of the improvements was not a consideration in the design
• Angle parking is incorporated onto Main Avenue
INTENDED IMPROVEMENTS
Intended improvements include angle parking with islands, new sidewalks, new
light fixtures , landscaping, ornamental trees, banners, benches, trash receptacles and
paved crosswalks .
USE OF SKETCH PLAN
The sketch plan is to serve as the base for determining what improvements are to
be done as part of this project. It is intended to be modified as deemed by the Downtown
Redevelopment Task Force. The sketch plan is to provide preliminary costs for
determining the feasibility of the project .
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June 5 , 1998
LIST OF IMPROVEMENTS BASED ON SKETCH PLAN
The spreadsheet below details possible improvements and associated 1998 cost
estimates . Improvements include lighting, landscaping, street and sidewalk
improvements, and street furniture . Data sources for these costs include industry
pamphlets for each of the individual elements , and engineer ' s estimates for the physical
improvements . A very conservative approach was used in establishing these estimates .
Rather than underestimating the cost of the project, it is more likely we have
overestimated each cost . It is important to remember that the total cost is based on the
quality and the quantity of each element . The cost may change if, for example, a more
expensive light standard or a fewer number of benches is desired .
Per Unit ; : Labor Total Cost
Item Quantity Cost Estimate '
Benches 6 $760 . 00 $ 100 . 00/unit $ 51160 . 00
Decorative Light Fixtures 29 $4 , 000 . 00 included $ 116 , 000 . 00
Ornamental Trees 29 $600 . 00 $200 . 00/unit $23 , 200 . 00
Angle Parking Islands 24 $ 10 , 000 . 00 included $240 , 000 .00
Decorative Crosswalk 11 $ 5 , 000 . 00 included $ 551000 . 00
32 Gallon Trash Receptacles (at each bench ) 6 $478 . 00 $ 100 . 00/unit $ 3 , 468 . 00
Tree Guards (Tree Grates separate) 29 $ 150 . 00 $ 50 . 00/unit $ 51800 . 00
Banners 29 $ 150 . 00 $ 10 . 00/unit $41640 . 00
Nondecorative (cobra head ) Lights 5 $ 3 , 500 . 00 included $ 17 , 500 . 00
Sidewalks ( 1 , 940 linear feet X 15' wide ) 29 , 100 $ 5 . 00 included $ 145 , 500 . 00
Downtown Redevelopment Plan * 1 $ 50 , 000 . 00 included $ 50 , 000 . 00
Street & Utility Improvements ( 1 , 000 linear feet) 11000 $ 175 . 00 included $ 1751000 . 00
Total Cosmetic Improvements $ 841 , 268 . 00
* The Downtown Redevelopment Plan is a more comprehensive plan which will provide more
detailed redevelopment plans and final cost estimates .
Not included in the cost estimate :
Acquisition of property
Other Landscaping/Flowers/Sod/Rock
Banner Fixtures ( needed to attach banners to light poles )
Fountains ( $70 , 000 and $ 34 , 000 , based on 1991 estimates )
PLAN ELEMENTS
Lighting : Figure 10 is an example of decorative lighting . NSP will install the
lights, and, for a monthly fee, will also maintain and repair the fixtures . A total of
twenty-nine decorative light fixtures are shown on the plan. There are also cobra head
fixtures located at the intersection of County Road. 21 and Main Avenue, at the
intersection of Dakota Street and Main Avenue and at the intersection of Pleasant Street
and Main Avenue .
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LIST OF IMPROVEMENTS BASED ON SKETCH PLAN
The spreadsheet below details possible improvements and associated 1998 cost
estimates . Improvements include lighting, landscaping, street and sidewalk
improvements, and street furniture . Data sources for these costs include industry
pamphlets for each of the individual elements , and engineer ' s estimates for the physical
improvements . A very conservative approach was used in establishing these estimates .
Rather than underestimating the cost of the project, it is more likely we have
overestimated each cost. It is important to remember that the total cost is based on the I
quality and the quantity of each element . The cost may change if, for example, a more
expensive light standard or a fewer number of benches is desired .
Per Unit , : Labor °> Total Cost
{em quantity ' - COS / Estlma{e
Benches 6 $ 760 . 00 $ 100 . 00/unit $ 5 , 160 . 00
Decorative Light Fixtures 29 $4 , 000 . 00 included $ 116 , 000 . 00
Ornamental Trees 29 $600 . 00 $200 . 00/unit $233200 . 00
Angle Parking Islands 24 $ 101000 . 00 included $2401000 . 00
Decorative Crosswalk 11 $5 , 000 . 00 included $ 55 , 000 . 00
32 Gallon Trash Receptacles (at each bench ) 6 $478 . 00 $ 100 . 00/unit $31468 . 00
Tree Guards (Tree Grates separate) 29 $ 150 . 00 $ 50 . 00/unit $ 5 , 800 . 00
Banners 29 $ 150 . 00 $ 10 . 00/unit $4 , 640 . 00
Nondecorative (cobra head ) Lights 5 $3 , 500 . 00 included $ 17 , 500 . 00
Sidewalks ( 1 , 940 linear feet X 15' wide) 292100 $5 . 00 included $ 145 , 500 . 00
Downtown Redevelopment Plan* 1 $ 50 , 000 . 00 included $ 501000 . 00
Street & Utility Improvements ( 1 , 000 linear feet) 11000 $ 175s001 included $ 1751000 . 00
Total Cosmetic Improvements $ 841 , 268 . 00
* The Downtown Redevelopment Plan is a more comprehensive plan which will provide more
detailed redevelopment plans and final cost estimates .
Not included in the cost estimate :
Acquisition of property
Other Landscaping/Flowers/Sod/Rock
Banner Fixtures (needed to attach banners to light poles )
Fountains ($70 , 000 and $34 , 000 , based on 1991 estimates )
PLAN ELEMENTS
Lighting : Figure 10 is an example of decorative lighting . NSP will install the
lights, and; for a monthly fee, will also maintain and repair the fixtures . A total of
twenty-nine decorative light fixtures are shown on the plan . There are also cobra head
fixtures located at the intersection of County Road . 21 and Main Avenue, at the
intersection of Dakota Street and Main Avenue and at the intersection of Pleasant Street
and Main Avenue .
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FIGURE 10
Maximum Spacing Recommendations Acorn Style
Area of Use
Wada e/Pole Hei ht Recreation Residential Cammercial
High Pedcrmance /1 COW/15r i 80F 50171"
70W/15r=i SOFT 25r i 20FT'
100W/15r=i o"CFi 40 �i 25r i
150W/15 �i 75r i 5OF7 SOFT
'Use different wattage/Pole combinations or rixture types for tetter lighting
Denotes best recommendation
OP't'44 000M%6
O O
O
e o
�.L�::
n
Price List
Light Cost
Designer '
70 Watt Acom So87 .00
100 Watt Acorn oo"6$.CO
150 Watt Acorn 070.00 '
1CO HP Acornit
1 ,CSC .00
II
Pole
1 5 ii . Fiberglass 1 , 354.00 ( i�
15 F7, Aluminum 11300 . Co �)
Mast Arm
2 Fixture 364,C0
I�It
Base a
Pre-cast Concrete SSCAO /iii��, �
Screw-aln 6" 332. r0 — —
Pclycarbonate lenses are available in
both clear and white .
Northern States Power Company ?iS'. 2^rt Pr ntea on rec�c:zc ,racer
414 Niccliet Nail 1095 cost-consumer •was:z
Minneapolis , NIN 55.401
20
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June 5 , 1998
Landscaping : Landscaping includes finishing any disturbed areas with sod or
decorative plantings . Ornamental trees are located between every light fixture . Planter
boxes and shrubs could be used but are not included in the sketch plan. The cost
estimates include prices for tree guards as illustrated in Figure 11 . Not included in the
plan are tree grates, placed along the ground .
Furniture : Street furniture includes six benches and trash receptacles to be
spaced along Main Avenue . The sample designs , shown in Figures 12 and 13 , are
finished or coated metal for durability and long wear. Prices vary depending on materials
and style .
Banners : Street banners, which will be attached to the light fixtures, are included
in the costs . No design has been selected at this early stage . Several banner styles may
be desired for various events or times of the year within the community. Banner fixtures
will also be necessary to affix the banners to the light poles .
Pedestrian Features : Sidewalk enhancements include paved decorative
crosswalks and reconstruction of existing sidewalks .
Other : The original 1991 plan identified other amenities, including fountains and
sculptures . The two fountains shown on the 1991 redevelopment plan were estimated to
cost $70 , 000 and $ 34, 000 . A sculpture was also discussed in the past, but no cost
estimates or location is indicated on the 1991 plan. These items have not been included
in the current plan or cost estimates .
21
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June 5, 1998
J
FIGURE 11 COP
r_
TG1
Tragi guards are commonly used with young trees to provide protection
and support growth . `Nacash '/alley 01Ters two Sayles or tree guards. ine
first is manurac;ureed from 1 /4" z 1 1 /2" Ilat bar steel and Supported by
10�;aUCe Sheet Steel Support rings . The Sacand type is iTianu(aC ured
rar ,einiC" is also SUcaOried b iQ—Z1jaU e S 'I
from 1 /2" Blame, . rad. � / �� g iieZLawl
support rings. 3oih styles are Sold in Nic-piecs Sec;icns Which bait
together IOr easy installation ana removal, The tree guarCS Pave a ihc?ght
of five veer and are a'I"cilaale in all irama colors an pace i 10.
Model Oesc ;iption Wgt. Price
i G1 Fiat Bar Tree G. L12100 72 'bs. 3 i S9.00
Wabash Valley
1998 Catalog
22
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June 5, 1998
® FIGURE 12
am
low M�
- + •� � . Y, ^-yam �-'�2'�z�'�'w. ` , ,_ - - -=�`-� - - _ .
-• � � '.:M"t f +ami`-Tt � — _ _� _ - - � � _1
��ti..�+..�Lar-
` m := BENCH 93
• SHIPPED KNOCKED DOWN
- 7 • SUPPORTS OF 1- 1/8" S UARE SOLID STEEL
41,Q
- t — r • SEAT SURFACE ONE- PIECE CONSTRUCTION
it
MATERIALS
T Seating Surface: 1 /4" x 1 1 /2" steel bar and 2 -3/8" O . D . steel pipe.
i` Supports: 1 - 1 /8" square steel bar.
_ Fasteners: Stainless steel.
.. Finish: See page two for choice of poivester powder finish. (Deep
ytEagles
Mem Fennsylvania. V • Red shown)
93 80 6' long, 2 supports. 239 lbs. SM
93-80 8' long, 2 supports. 301 lbs . 5933
DuMor , Inc . Site Furnishings
1998 Catalog
23
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June 5 , 1998
® FIGURE 13
TR2
HANDCRAFTED (Powoe.:? COAT=+) FINiSH)
moon if S= otmvjsI NT' Ljsr Prttar
TR2 32 Gallon 25 " Dia . x 36 " High 120 459 . 00
TR1 22 Gallon 22" Dia . x 36 " High 95 439 . 00
Diversified Metal Fabricators
1998 Catalog
24
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June 5 , 1998
SECTION V
r
IMPLEMENTATION
This report suggests the implementation of the Redevelopment Plan occur in two
phases as follows .
PHASE 1
The major activities in this phase include completion of planning for the Library
and the actual construction of the facility. It also contemplates the preparation of a
Redevelopment Plan for the Downtown . The Redevelopment Plan should be done at a
sufficient level of detail to address individual properties and to provide a basis for
detailed cost estimates . The Redevelopment Plan would also include specific
requirements and regulations unique to the Downtown area which w uld be intended to
achieve specific redevelopment o � ectivr s . `
.0.on cFtmpletion of the Redevelopment Plan, the major infrastructure 1
iPV
m rovements, me u mg -grMand sf[fuwaMTMonsrrucTion, crosswalk pavers an islands 'P
for an le parking, im rovemen s would be completed. At the same time, Mn cosM is
improvements, in ludinia Jandgrinninor Orfaef i s enc es an h
rece to ould be com leted. The timing for the completion of this phase is
approximately 18 to 24 months . The total costs associated with this phase are itemized in
the table below .
Per Unit tabor Total Cost
Item Quantity Cost : Estimate
Benches 6 $ 760 . 00 $ 100 . 00/unit $ 5 , 160 . 00
Decorative Light Fixtures 29 $4 , 000 . 00 included $ 1161000 . 00
Ornamental Trees 29 $ 600 . 00 $200 . 00/unit $23 , 200 . 00
Angle Parking Islands 24 $ 101000 . 00 included $240 , 000 . 00
Decorative Crosswalk 11 $ 5 , 000 . 00 included $ 551000 . 00
32 Gallon Trash Receptacles ( at each bench ) 6 $478 . 00 $ 100 . 00/unit $ 3 ,468 . 00
Tree Guards (Tree Grates separate ) 29 $ 150 . 00 $ 50 . 00/unit $ 51800 . 00
Banners 29 $ 150 . 00 $ 10 . 00/unit $4 , 640 . 00
Nondecorative (cobra head ) Lights 5 $3 , 500 . 00 included $ 171500 . 00
Sidewalks ( 1 , 940 linear feet X 15' wide ) 29 , 100 $ 5 . 00 included $ 1451500 . 00
Downtown Redevelopment Plan * 1 $ 50 , 000 . 00 included $ 50 , 000 . 00
Street & Utility Improvements ( 1 , 000 linear feet) 1 , 000 $ 175 . 00 included $ 175 , 0 -
Total Cosmetic Improvements 841 , 268 . 00
PHASE 2
This phase includes the potential acquisition and redevelopment roperties in
the Downtown area which do not reflect the goals and objectives of the Downtown
Redevelopme t Plan. The Downtown Rede.Ablopment Plan would specify whic
/ im'
Vf
';Uelo 7,
l :\econdev\eda\steercom\taskrpt. doc/U' p (V Y-1 ��
June 5 , 1998 O'tAtiQ� C
properties were intended for redevelopment and suggest timelines, budgets and funding
sources for such action.
The completion of Phase 1 will provide the impetus for private redevelopment by
creating an atmosphere which will attract developers and redevelopment proposals .
o po e
pe ies w c s
• ens Supply (lumber
• Conoc tation
• Lutheran therhoocl Building
• City property, ' eluding the existing library and the parking lot
• Merten ' s propert n the north end of Main Avenue
• Day Care Center
• Single fanuly dwelling t 16154 Main Avenue (north of Conoco Station)
• Single family dwelling to ated at 16323 Main Avenue (south of radiator shop)
26
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June 5 , 1998
SECTION VI
FUNDING SOURCES
The section discusses financial options and development incentives and the
various methods available to finance the Downtown Redevelopment improvements . This
section will outline what financial resources are immediately and potentially available for
use in the Downtown area .
CASH
Currently, there are two funds which have cash balances available for use . The
first is an EDA fund which has a current balance of $ 51 , 892 . The second is the
Downtown TIF account which has a current balance of $ 87,438 . The total of these two
funds is $ 139, 331 .
ANNUAL INCREMENT
In 1996 , the increment collected from the Downtown TIF district was $45, 507
and in 1997 , it was $41 ,278 . Even if we assume that the average amount of increment
available remains fixed at $40, 000 , this dollar amount could finance a TIF bond with a
5 % interest rate in the amount of $ 310,000 .
ASSESSMENTS
In 1991 , the City conducted an extensive analysis of potential Downtown
improvements based on an improvement plan developed by the City in conjunction with
representatives from the Downtown business community which included detailed cost
estimates . The improvements were broken down by two separate areas : the first was
from Pleasant Avenue to the south side of Lakefront Park and the second was from that
point north to the Kop farm. The project improvements which were contemplated
included street reconstruction, landscaping, exposed aggregate sidewalks, islands , a
fountain and decorative crosswalks . The total estimated cost of this project in 1991 was
$780,000 . At that time, it appears that the intent was to assess 60% of the street
improvement cost and 100% of the landscaping and sidewalk costs . The projected front
foot assessment was $ 226 per assessable foot. The assessment for a 50 foot lot would
have been $ 11 , 300 . One of the issues the Downtown Redevelopment Task Force needs
to address is a recommendation concerning the role of assessments in financing whatever
improvements are finally installed. In 1991 , it appears that no consideration was given to
utilizing TIF funds, probably due to the fact that the annual TIF increment was still
dedicated to debt service at that time . The annual increment, as noted above, is now
conservatively estimated at $40, 000 per year which is available for eligible activities in
the Downtown district.
27
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June 5 , 1998
1998 FUNDING OPTIONS
The following table summarizes the potential source of funds for the
improvements and the proposed uses .
SOURCE; OF FUNDS AMOUNT USE ; OF FUNDS AMOUNT`
TIF Account $ 87,438 . 00 Street & Sidewalks $ 6151500 . 00
1998 Increment estimated $ 40, 000 . 00 Lighting $ 133 , 500 . 00
TIF Bond $ 310, 000 . 00 Cosmetic Features $ 42,268 . 00
CIP Funds (Lighting) $ 683000 . 00 Downtown Plan $ 50 , 000 . 00
TOTALS $ 505,438 . 00 1 $ 841 ,268. 00
DIFFERENCE $3359830. 00)
The table shows that the available funds are not sufficient to accomplish all of the
improvements called for in the Sketch Plan. The dollar amount for the TIF bond is a
conservative estimate and assumes only modest growth in the increment received from
the District over the 10 year life of the bond . The cost estimates for the improvements are
either based on catalog prices, costs of comparable projects or staff estimates based on
experience . These are also intended to be conservative and staff has attempted to err on
the high side .
There are three main alternatives available to address this funding gap : ( 1 ) the
scale of the project could be reduced to the point where the funds are adequate ; (2) the
City could pursue a Demonstration Grant from the Metropolitan Council through the
Livable Communities Program ; and (3 ) the differential amount could be assessed to
benefiting properties Downtown . Additional financial options and development
incentives are addressed in Appendix B to this report .
If the third alternative is chosen, there are 1 , 905 linear feet of assessable frontage .
This is the total frontage of 2,678 feet less the 773 feet owned by the City. The total
assessment amount would be $ 177 . 00 per front foot, or $ 8 , 850 . 00 for an average 50 ' wide
lot. Street assessments are generally spread out over a 10 year period with 8 % interest.
Based on these figures, the average monthly cost (principal and interest) to a business
owner on a 50 ' wide lot would be $ 120 . 95 .
This assessment represents 40% of the total cost of the project . Through the use
of TIF funds , CIP funds and bonding, the City will pay 60% of the total costs . In a
commercial area, 100% of the cost of public improvements are generally assessed to the
property owners . In residential areas, the City will pay 60% of the cost of public
improvements, and assess 40 % to the benefiting properties . The assessment of 40% of
the project costs represents a substantial reduction from the standard assessment policy in
commercial areas, and is similar to the assessment cost of a street improvement project in
a residential area.
28
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June 5 , 1998
SECTION VII
CONCLUSION
APPROVAL PROCESS
Following approval of this report by the Downtown Redevelopment Task Force,
this report shall be transmitted to the Economic Development Authority for review and
approval . While not required, the EDA may wish to conduct public hearings to receive
input from downtown business owners and Prior Lake residents on the design proposals
and the funding alternatives .
Once the EDA has approved the report, it must be transmittec to the City Council
for review and approval .t
IMPLEMENTATION VEL C Dew 4PVV
p i Ie.%Q
Once the Cit Council has approved the rep&,, e o to i g stmust b tan
Y pp P
in order to implement the actual improvements .
1 ) The EDA should engage a consultant to assist in the preparation of the
Downtown Redevelopment Plan.
• Formal approval of the Redevelopment Plan, a process similar to the
approval of this report, will also be required . Council approval will
classify this report as one of the City ' s official documents , which can then
be referenced in the City ' s Capital Improvements Program, the
Comprehensive Plan, and the Zoning and Subdivision Ordinances .
• The elements of this report, and the Downtown Redevelopment Plan may
also be incorporated into the City Zoning Ordinance . This action will
require a public hearing and review by the Planning Commission, and
approval by the City Council .
2) The City Council may authorize the design and installation of the physical
improvements . The Downtown Redevelopment Plan will be used to design
the specific public improvements required to implement this plan .
11100e4 � b
n c�
• ' O y
29
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June 5 , 1998
� r
C
APPENDIX A
LIST OF EXISTING BUSINESSES IN THE DOWNTOWN AREA '
AS OF NOVEMBER, 1997 '
i
66 ADDRESS NAME OE BUSINESS LOCATION1 IF
4590 COLORADO ST SINGLE FAMILY DWELLING L 13 - 14, B 13 , PLAT OF PRIOR LAKE
4616 COLORADO ST SINGLE FAMILY DWELLING L 13 - 14 , B 13 , PLAT OF PRIOR LAKE
4636 COLORADO ST SINGLE FAMILY DWELLING L 11 & 12, B 13 , PLAT OF PRIOR
LAKE
4646 COLORADO ST BRUCE CAPRA INSURANCE L 840, B 13 , PLAT OF PRIOR LAKE
4671 COLORADO ST COLORADO STREET STATION L 3 -53 B 15 , PLAT OF PRIOR LAKE
4690 COLORADO ST SCOTT-RICE TELEPHONE CO L1 -7, B 13 , PLAT OF PRIOR LAKE
0 DAKOTA ST PUBLIC UTILITY N 30 FEET OF E 40 FEET OF 11 & E
40 FEET 124
4667 DAKOTA ST DAKOTA PROFESSIONAL E 45 FEET LOTS 1 , 2 & 3 - 5
BUILDING.
4730 DAKOTA ST LITTLE LAKERS MONTESSORI W 84 FEET LOTS 5 & 6 - 9
SCHOOL
4769 DAKOTA ST "THE MAIN OFFICE"
A) DAKOTA HOUSING
B) FRANK J. WICKER ASSOC.
C) FOR RENT
D A . S .I. USA INC.
4772 DAKOTA ST NORTH SIDE
4773 DAKOTA ST PAT ' S BEAUTY SHOP
4775 DAKOTA ST (SOUTH SIDE)
OBERHAMER DEALER
4781 DAKOTA ST (SOUTH SIDE)
RES . RENTAL
4785 DAKOTA ST (SOUTH SIDE)
REMOTE EFFECTS SYSTEMS,
INC .
4786 DAKOTA ST STORAGE BLDG. TANKS E ERLY 45 FEET OF 7- 10
4792 DAKOTA ST DENTIST DR. RM BLISS W 55 FEET OF 4, 51640
FAMILY DENTAL CARE
4805 DAKOTA ST AMOCO OIL STATION LOT 1 , BLOCK 1 P .F . INC.
ADDITION
4810 DAKOTA ST ROD DEHMLOW AUTO SALES EX W 55 FEET OF 4 , 5 & 6- 10
_ _ _ _ _ _
IF F
16200 EAGLE CREEK AVE PRIOR LAKE CITY HALL W 100 FEET OF 1 , 2 & 3 ALL 4 TO
12- 5
16268 EAGLE CREEK AVE CARLSON WAGON LIT
TRAVEL
166 1 111 66 ,
16193 ERIE AVE SINGLE FAMILY DWELLING P/O LOTS 9 & 10, BLOCK 4,
ORIGINAL PLAT
IF
IF + 1616 1
PFFFFFF
16220 HASTINGS COUNTRY FEED STORE
IF
16290 HWY 13 S VIKING LIQUOR P/O 24 L .W ' STERLY OF 5 . 8 FEET
30
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ADDRESS NAME OF BUSINESS " LOCATION
LANGHORST
16300 HWY 13 S 1 & E 5 . 8 OF 24 LANGHORST 1ST
16000 MAIN AVE SINGLE FAMILY 35 115 22 13 . 33 S 13 . 33 A OF
16095 MAIN AVE JIM GIBBISH CONDO 1014 MAIN ST PLAZA A
A) DAN ' S AUTO BODY
B STAR TRIBUNE
16111 MAIN AVE KUSTOM KOLOR 1 - CONDO 1014 MAIN ST PLAZA A
PEARSONS AUTO BODY
16113 MAIN AVE PEARSONS AUTO BODY 2-CONDO 1014 MAIN ST PLAZA A
GARY GIBBISH
16115 MAIN AVE PRIOR LAKE MOTORS 3 -CONDO 1014 MAIN ST PLAZA A
16117 MAIN AVE GARY GIBBISH 4-CONDO 1014 MAIN ST PLAZA A
PROFINISHERS AUTO BODY
16125 MAIN AVE SINGLE FAMILY LOTS 10- 11 , BLOCK 10, ORIGINAL
PLAT
16151 MAIN AVE NELSON WOODCRAFT N ' ERLY 2 FEET OF 8 ALL OF 9- 10
VIERECK FIREPLACE SALES
16154 MAIN AVE RESIDENTIAL LOTS 3 & 4-9
16161 MAIN AVE J & B FURNITURE APT UNIT S ' ERLY 48 FEET OF 8 - 10
16173 MAIN AVE 4 PLEX W 100 FEET OF 740
16174 MAIN AVE LEGAL SERVICES 25 FEET OF E 75 FEET OF 14
S 13 FEET OF N 38 FEET OF E 75
FEET OF 14
16176 MAIN AVE CONOCO STATION E 67 FEET OF 5 & 6-9
16186 MAIN AVE SPEIKER BLDG LOT 1 EX N 25 FEET OF E 75 FEET
A) SPEIKER PL AGENCY ALL EX S 13 FEET OF N 38 FEET OF
B) SPEIKER TAX SERVICE E 75 FEET OF 1
C) ANDERSON FAMILY E 38 FEET OF S 15 FEET OF 3 & N 10
HOMES FEET OF E 38 FEET OF 44
D ALLIED INSURANCE
16189 MAIN AVE CAR QUEST 12-3
16197 MAIN AVE LIFE EXTENSION, WEIGHT N 1 /2 OF 11 -3
LOSS & TRAINING CENTER
16203 MAIN AVE HAIRMATE/TAN MATE S 1 /2 OF 11 -3
16211 MAIN AVE PUBLIC PARKING LOT S 1 /2 OF 7-3
16211 MAIN AVE O ' MALLEYS PARKING LOT &3 EX. N 1 FOOT
16211 MAIN AVE O 'MALLEYS ON MAIN 9 & N 1 FOOT OF 8-3
16214 MAIN AVE MONNENS SUPPLY 44 LOT 3 EX E 38 FEET OF S 15
FEET
16220 MAIN AVE THE FRANKLIN COMPANIES
PRIOR LAKE PROF. BLDG.
16224 MAIN AVE WILLOW GREEN NATURAL
CRAFTS (PRIOR LAKE PROF,
BLDG.
16228 MAIN AVE LUTHERAN BROTHERHOOD S 40 FEET OF LOT 4 & N 1 /2 OF 54
PRIOR LAKE PROF, BLDG
16244 MAIN AVE LIBRARY STRIP 50 FEET X 151 FEET LOT 6
BLK4 & H & DRR
S 1 /2 OF 5 & N 35 FEET OF 64
S 15 FEET OF 64
S 27 . 5 FEET OF 74 EX 20 FEET X 20
FEET
31
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June 5, 1998
ADDRESS NAME OF BUSINESS LOCATION ,
16244 MAIN AVE MINNEGASCO 74 20 FEET X 20 FEET IN
16281 MAIN AVE CARLSON HARDWARE & N ' ERLY 1 /2 OF 2 S ' ERLY 3 - 14
FRAMED IN GLORY OUT LOT A LANGHORST ADD
16292 MAIN AVE DAN ' S AUTO REPAIR
16298 MAIN AVE SEBASTIAN AUTOMOTIVE 1 -2 15
16299 MAIN AVE EXTRA INNINGS N ' ERLY 5 FEET OF 1 - 1 CATES
S ' ERLY 1 /2 OF 244
16306 MAIN AVE VFW POST 6208 N 48 FEET OF 1 -2 OF 2 CATES
E 14 FEET OF 3 -2 CATES
LOT 3 & 4 & E 30 FEET OF 5-2
CATES
16309 MAIN AVE BODY SHOP RADIATOR & P10 14 COM . SW COM OF 1
AUTO REPAIR
16318 MAIN AVE JOE ' S PIZZA PARLOR 2-2 N 29 . 25 FEET OF S 81 FEET LOT
1
16323 MAIN AVE RESIDENCE & PARKING LOT N 1 /2 LOT 2 BLK 1 CATES
16328 MAIN AVE DG SHOEMAKER & CO P/O 1 & 2 BLK 2 LYING S CATES
4717 PLEASANT ST PRIOR LAKE FLORIST L 1 & E 40 ' L21 B 3 , CATES
ADDITION
4770 PLEASANT ST VIDEO UPDATE
4770 PLEASANT ST FONGS RESTAURANT
32
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APPENDIX B
POTENTIAL FINANCIAL OPTIONS AND DEVELOPMENT
INCENTIVES
In any process where a City or Economic Development Authority provides
assistance to a private developer in developing or redeveloping property, there are a
variety of methods by which assistance can be provided, beyond simply writing the
developer a check for some or all of his costs . Following is a 4 summary of various
methods which have been used by other communities .
Tax Increment Financing (TIF) : TIF is probably the most common form of
assistance offered by communities . In general, TIF is a method of financing qualifying
costs of the project from the increased property taxes generated from the project that
would not occur "but for" the assistance provided by the City. The difference between
the existing property taxes on a parcel of land which is divided among the City, county
and school district and the increased property taxes which are used exclusively by the
EDA or City for a term of years to finance qualifying costs is known as the tax increment .
The taxes generated from the parcel before development continue to be distributed to the
respective taxing authorities . Any increased property taxes beyond this base amount are
available for assisting the project . Proceeds from the tax increments received can be used
for a wide variety of activities including property acquisition, site clearance, streets and
utilities , relocation, rehabilitation, appraisals, legal fees and so on .
Tax Abatement : Tax Abatement is a relatively new tool for cities to use . It
allows a city, county or school district to abate all or a portion of taxes levied against
property by the governmental unit. This is an alternative for cities to use in place of TIF
to allow assistance to occur without the restrictions imposed by the use of TIF . The
amount of taxes abated may not exceed the greater of (a) 5 % of the current levy, or (b)
$ 100, 000 . The abatement may be based on ( 1 ) a specific dollar amount per year or in
total, (2) the increase in taxes resulting from improvement of the property, (3) the
increase in taxes resulting from increases in the market value or tax capacity of the
property, or (4) in any other manner deemed appropriate . The City may grant abatements
for a maximum of 10 years .
Revolving Loan Funds : Revolving funds are established with revenues from
various sources, and loans are then made to assist various development activities . The
ibility for use of these funds . Typically, the
City or EDA can determine criteria and elig
loans are made at below-market interest rates . The fund is built up over time through
repayment of the loans with interest.
Reduction or Deferment of Assessments : The City can agree to either reduce
assessments for project improvements or defer the time for repayment of the assessments
to occur. This does require some other method of financing the unpaid or deferred
assessments .
33
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June 5 , 1998
Reduction or Deferment of Fees : As above, the City can agree to reduce or
defer fees charged by the City such as park dedication fees, sewer and water area charges,
water tower fees and so on.
Land Assembly : The City can undertake the assembly of land needed for a
development and incur the costs associated with that activity. This eliminates the
assembly cost for the developer and gives him one less thing to worry about .
Annual Appropriation : The City can make an annual appropriation from City
funds and dedicate that appropriation to specific development purposes . This reduces the
availability of City dollars for other activities carried out by the City.
Economic Development Authority Powers : EDA ' s have broad authority to
undertake development activities under State law. In some cases , the exercise of one or
more of these powers on behalf of a developer might remove an obstacle to the
development which the developer would not otherwise be able to overcome . The land
assembly process discussed above is an example .
Structure of the Transaction : In some cases, the structure of the deal may be all
the assistance required to make a project feasible . This can include modifications in
payment schedules, deferral of fees and assessments, reduced developer equity
participation and so on.
Public or Private Utilities : In some cases, utility companies have assistance
programs which are available to assist in industrial and commercial development . The
company ' s motivation is to generate demand for their products and services .
Floor Area Ratio : Allowing a developer to construct a project at a higher density
may be all that is needed to reach feasibility.
Phasing of Site Requirements : This involves deferring the provision of certain
site improvements, such as landscaping, to a later date, thereby allowing the developer to
concentrate expenditures on start-up activities essential to the business .
Provision of Streets and Utilities : Normally, developers are responsible for
financing and constructing infrastructure improvements such as streets and utilities . The
City could provide these items through a public improvement project and assess the cost,
thereby reducing the up-front costs to the developer.
34
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June 5 , 1998