HomeMy WebLinkAbout20220713135251784 A DESIGN PLAN
FOR
THE CITY OF PRIOR LAKE DOWNTOWN
Prepared by
THE DOWNTOWN REDEVELOPMENT TASK FORCE
May 15, 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
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 ft
• 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
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
A
ncorporated 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 City will then use these written recommendations 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 V
landscaping, as well as to private improvements, such as building facades, awnings an
signage . S
This report differs from previous efforts in a number of ways . First of all, un ' e
the Prior Lake Design Study, this report focuses on the downtown geographical area . he
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
• 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.
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.
LAND USE PERMITTED , PERMITTED CONDITIONAL
WITH USE
CONDITIONS PERMIT
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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May 15 , 1998
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 to
"Main Street" . The scale and architectural qualities of the buildings are comfortabl and
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 . L. 60-w% rp � & A40*M0 .
STREETSCAPING 11
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
I I I I
I Streetscape amenities 1 2 1 3 1 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
Street Trees :
r • Uniform species ' '
/ • Consistent scacir; g ,t
I �
1
�� Shop
J °
Pedestrian ,
Special banners : J � � Light
• Village identification r Standard
• Promoticnal/Seascr, al
,
Weather Protection :
• Awnings
• Canopies
0 E
I
Street rumiture : 1
• Benches I
r
• Trash recePtac:e � ll � � i
• Seasonal Planters I '
to
u u L� , . . ,
Parkinc Lane Streetscape/ Amenih/ Pedestrian Zone : XT minimus
ZPne: 5 %0" mininum
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ON III
e e i ' e is d
d 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 . The design may incorporate the features of the ornamental
railings on the CSAH 21 bridge .
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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FIGURE 3
General Oesign Principles -
Examples :
Architectural Character.
Pedestrian friendly scale,
traditional, historical qualities .
Articulation :
Incudes arc^.itec:urai details ,
recessed entrances. etc.
Awnings and Canopies :
Provide weather orote�4an
- — — for pedestrians and nepetitian
of form among buildings.
Building Materials :
Accentuates traditional , historical
qualities - inccrperaden of brick
1 , 1 or stone as primary building
1 i i 1 i material is preferred .
Modulation :
I Anicsfadon of facades, repetition of de!aiis , Proportion : ^
rhythm of propartions (length of facade, windows, Struc.ure complements
adjacent buildings in height,
e 'c' )'
I and overall sale of
/ elements
Alignment:
Incudes horizontal arrangement of
_ T deaiis, sup; as accent banding ,
windows, awnings , etc
i It A
Fenestration :
T— i ranscarencl. of facade at pedestrian
level (large window openings ) ,
punched window openings. am
General Design Principles .
cxa m p les :
Specialty Equipment:
Proper sceening of tecnnalogy
harcNare and other equipment.
2 much §,'IW 3 much
Signage :
Complimentary to the building c^, arac:er,
vnez� proCora Ional m facade , limited tp one
_ r -^\ . .� • �1I 0/.. n I v primary sign , etc,
i
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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 nate to e area. Other commercial grade
materials are allowed only as accent feature ion e design of the building . The
buildings should also provide a diversity of fo ch 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 4.7
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 of improvements 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 . he s etch p an is o prove e pre immary cos s or
determining t o easibility o t e prod e 1pa
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May 15, 1998
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May 15 , 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 UnitjEsti
Labor Total Cost
Item Quantity Cost - mateBenches 6 $760 . 00 00 . 00/unit $ 5 , 160 . 00
Decorative Light Fixtures 29 $4 , 000 . 00ncluded $ 116 , 000 . 00
Ornamental Trees 29 $600 . 00 $200 . 00/unit $23 , 200 . 00
Angle Parking Islands 19 $ 10 , 000 . 00 included $ 190 , 000 . 00
Decorative Crosswalk 10 $ 5 , 000 . 00 included $ 50 , 000 . 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 $ 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) 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) 1 , 000 $ 175 . 00 included $ 175 , 000 . 00
Total Cosmetic Improvements $ 786, 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
NSP is currently putting together a package for lighting . Figure 8 is an example
t of decorative lighting . NSP will install the lights . For a monthly fee, NSP 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
0andIt the intersection of Pleasant Street and Main Avenue.
� e
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May 15 , 1998
FIGURE 8
Maximum Spacing Recommendations Acorn Style
Area of Use
Wattage/Pole Height Recreation Residential Commercial
High Performance /100W/15FT 8OF i 65 FT SOFT
70W/15FT SOFT 25FT 20F7
100W/15Fr 60Fi 40FT 25 �i
15OW/15FT 75FT 50FT 30F7
'Use different wattage/Pole combinations or fixture types for better lighting
Denotes best recommendation
O O
b
' III
Price List
1
Light Cost
Designer
70 Watt Acorn $687 . 00
100 Watt Acorn 669 . 00
150 Watt Acorn 670. 00
100 HP Acorn 11050 . 00
Pole
15 FT, Fiberglass 11354. 00
15 FT. Aluminum 1 , 300 . 00
I
I
Mast Arm I
2 Fixture 364. 00
Base
Pre-cast Concrete 550 .00
Screw-In 6" 332. 00
Polycarbonate lenses are available in
both clear and white .
Northern States Power Company 6/93 2M 4y Printed on recyc:ec paper
414 Nicollet Mail *iW4 10 % post-consumer waste
Minneapolis , MN 55401
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Landscaping includes finishing disturbed areas with sod or decorative plantings .
Ornamental trees are to be 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 9 . Not included in the plan are tree grates , placed
along the ground .
Street furniture includes six benches and trash receptacles to be spaces along Main
Avenue . The sample designs , shown in Figures 10 and 11 , are finished or coated metal
for durability and long wear. Prices vary depending on materials and style .
Street banners to 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 .
Sidewalk enhancements include paved decorative crosswalks and reconstruction
of existing sidewalks .
Other amenities identified in the original 1991 plan were fountains and sculptures .
The two fountains shown on the 1991 redevelopment plan were estimated to cost $70 , 000
and $ 34, 000 . A sculpture was 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 .
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FIGURE 9
TGi
Tree guards are commonly used with young trees to provide protection
and support growth. Wabash Valley offers two styles of tree guards. The
first is manufactured from 1 /4" x 1 1 /2 " flat bar steel and supported by
10-gauge sheet steel support rings. The second type is manufactured
from 1 /2 " diameter rod, which is also supported by 10-gauge sheet steel
support rings. Both styles are sold in bio-piece sections which bolt
together for easy installation and removal. The tree guards have a height
of five feet and are available in all frame colors on page 110.
Model Description Wgt . Price
TG1 Flat Bar Tree Guard 72 !bs. $149,00
Wabash Valley
1998 Catalog
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FIGURE 10
- -
a � •s > � —
: a � , . ink, _
-t
iattw
ms `s
FS
_ _ -
ffF
Y . . • � - .. �
plop QW.W.
pe
3
µ
BENCH 93
• SHIPPED KNOCKED DOWN
;L`} .• • SUPPORTS OF 1111-1/8" SQUARE SOLID STEEL
• SEAT SURFACE ONE-PIECE CONSTRUCTION
MATERIALS
Seating Surface: 1 /4" x 1 - 1 /2" steel bar and 2-3/8" O. D . steel pipe.
y Supports: 1 - 1 /8" square steel bar.
Fasteners : Stainless steel.
'rte Finish* See page two for choice of polyester powder finish. (Deep
glen-Merej Pennsylvania Red shown)
930 6' long. 2 supports . 239 lbs. 5760
93-80 8' long, 2 supports, 301 lbs. S933
DuMor , Inc . Site Furnishings
1998 Catalog
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May 15 , 1998
FIGURE 11
f/
f
jV
TR2
HANDCRAFTED (POWDER COATED FINISH)
MODEL A' SIZE DIMENSIONS
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
22
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May 15 , 1998
SECTION V
IMPLEMENTATION
This report suggests the implementation of the Redevelopment Plan occur in two
phases as follows :
PHASE 1 002
The major activities in this phase incude 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 would be intended to
achieve specific redevelopment objectives . ^ A`�
Upon completion of the Redevelopment Plan, the major infrastructure � o r v
improvements , including street and sidewalk reconstruction, crosswalk pavers and islands NW
for angle parking, improvements would be completed . At the same time, the cosmetic
improvements , including landscaping, street lights, banners , benches and trash r
receptacles , would be completed . 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 Labor Total Cost
Item Quantity Cost Estimate
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 $ 23 , 200 . 00
Angle Parking Islands 19 $ 10 , 000 . 00 included $ 190 , 000 . 00
Decorative Crosswalk 10 $ 5 , 000 . 00 included $ 501000 . 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 $ 31500 . 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 , 000 . 00
Total Cosmetic Improvements $ 786,268 . 00
PHASE 2
This phase includes the potential acquisition and redevelopment of properties in
the Downtown area which do not reflect the goals and objectives of the Downtown
Redevelopment Plan . The Downtown Redevelopment Plan would specify which
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properties were intended for acquisition 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 .
While the Redevelopment Plan will elaborate on redevelopment potential, some of the
properties which should be considered for redevelopment are :
• Monnens Supply (lumber yard)
• Lutheran Brotherhood Building
• Sale and commercial development of City property, including the existing
library and the parking lot
• Merten ' s property on the north end of Main Avenue
• Day Care Center
0 Signal family dwelling at 16154 Main Avenue
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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 . If we assume that the average amount of increment
available is $40 , 000 for the first year and increases by $ 2, 000 each year for the next ten
years, this dollar amount could finance a TIF bond with a 5 % interest rate in the amount
of $415 , 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
tilizmg TIF funds , probably due to the fact that the annual TIF increment was still
1 dedicated to debt service at that time . The annual increment, as noted above, is now
IrJ � conservatively estimated at $ 40, 000 per year which is available for eligible activities in
the Downtown district.
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1998 FUNDING OPTIONS :
The following table summarizes the potential source of funds for the
improvements and the proposed uses .
SOURCE OF!(estimated)
UNDS AMOUNT - USE OF FUNDS ' AMOUNT
TIF Account $ 87 ,438 . 00 Street & Sidewalks $ 560 , 500 . 00
1998 Increment $40 , 000 . 00 Lighting $ 133 , 500 . 00
TIF Bond $ 415 , 000 . 00 Cosmetic Features $ 425268 . 00
Downtown Plan $ 50 , 000 . 00
TOTALS $542 ,438 . 00 $7865268 . 00
DIFFERENCE $2439830 . 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 A 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 $ 128 . 00 per front foot, or $ 6 ,400 . 00 for an average 50 ' wide
lot . This assessment also represents 31 % of the total cost of the project . Through the use
of TIF funds and bonding, the City will pay 69 % 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 . In this case, the assessment of 31 % of the project costs
represents a substantial reduction from the standard assessment policy .
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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 transmitted to the City Council
for review and approval .
IMPLEMENTATION
Once the City Council has approved the report, the following steps must be taken
in order to implement the actualimprovements .
r
" 1 The�A,.,should-- e ag consultant to assist in the preparation of the
owntown Redevelopmen
� ���""""""""��• • Formal approval of the Redevelopment Plan, a process similar to the t
approval of this report, will also be required . Council approval will
400
classify this report as one of the City ' s official documents, which can then
W7 be referenced in the City' s Capital Improvements Program, the
S 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.
y�
1
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APPENDIX A
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 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
City or EDA can determine criteria and eligibility for use of these funds . Typically, the
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 .
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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 .
fi
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.
I
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.
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