HomeMy WebLinkAbout071607 Worksession
.I)QJJ!11IQJ311i.REDE1/ELO PM ENT
PARTICIPANTS
City Council
Economic Development Advisory Committee
City Staff
City Consultants: Ehlers & Associates; Hay-Dobbs
County Staff I Consultants
e
1
'0"
2
3
4
5
6
D01VNT01VN REDEVELOPMENT
CURRENT SITUATION
Redevelopment Requires assembly of multiple lots (vs.
individual lots); economies of scale
, Sufficient cash flow
, Optimal efficiency in physical layout
Blocks 2/15 and 4 are well positioned for redevelopment
, Significant number of parcels owned by City
, Prevalence of conditions that contribute to the
underperformance of downtown
I)
7
~~
NEXT STEPS
. Developer will serve as master developer
r Prepare a redevelopment plan for the subject area
, Serve as the developer to implement all facets of
the redevelopment process
. Redevelopment will be a public/private partnership
8)
8
DOV/NTOWN REDEFELOPlvJENT
NEXT STEPS
Developer Selection Criteria
, Quality of the Proposal
, Concept drawings
, Details such as proposed number of residential units;
square feet of retail/ office space; potential rent and
sale prices; parking plan
, Proposed public participation / financing costs
, Responsiveness to:
if Conformance with the RFQ / RFP
. Demonstrated experience with similar traditional
downtown mixed-use redevelopment projects
8)
D01VNTOWN REDE1/ELOPIl1ENT
NEXT STEPS
Developer Selection Criteria (continued)
Responsiveness to:
. Capacity to create and implement a redevelopment
plan within the scope of the City's downtown
redevelopment goals and objectives
... Ability to create dynamic mixed use development
(retail, office, residential)
" Traditional downtown design creativity within the
standards set in the City's Downtown Building Design
Guidelines
.
9
DOWNTOV.JN ReD~
NEXT STEPS I Timeline
7/16107 - City Council and Economic Development Advisory
Committee review draft RFQ/P at Council Workshop
8/6/07 - City Council meeting: receive input on Redevelopment
RFQ/RFP
8/15/07 - RFQ/RFP for City Council packets is due
8/20/07 - City Council approves RFQ/RFP
8/22/07 - RFQ/RFP is distributed to developers
~.'''.'~~
~
DOWNTOWN REDE1/ELOPl\1ENT
NEXT STEPS I Timeline
_ I - 107 - Developer Information Session (mandatory).
Written clarifications (addenda) issued if received by
this date
- 1- 107 - All proposals Due
_ 1- 107 - Staff I EDAC I EDA Reviews Proposals
_ 1-107 - Staff I EDAC I EDA interview proposers
_ 1-/07 - Reinterview (if necessary)
8)
10
Draft (7-16-07)
,_ .... ;'_~-;:;;';;:Wj:r,j:>:rXl,-"::"!,
,...:i""'''''p R/" "')o'!ie'''':1;;-::ie.,;
.<<,y -G . O~' 1,:;":",,
/' O.~ ",,
~. ~0
.c' ". ~"'\.,
" , ~ y,
':~ 7li
~ ~~.'..'
J-( ~ t,
U ~;'"
l.J.J i~
,('I
'i'
;;i'l
:~
:;:,.1
JI_ ~ ., ,"
'!:'!,,:,:.~l'VNE SO~:.;'jj/"
>"'-"-"'W"""'''''''-' .. ,. '-,..,......, ;"'i
CITY OF PRIOR LAKE, MINNESOTA
DOWNTOWN REDEVELOPMENT
REQUEST FOR QUALIFICATIONS AND
PROPOSALS
July 2007
Draft (7-16-07)
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 blocks 2, 4, and 15 in the downtown area
of the City of Prior Lake. 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 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). 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 developer to implement all
facets of the redevelopment process, including:
Page 1 of 30 - Prior Lake Downtown Redevelopment RFQ/RFP
Draft (7-16-07)
. 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 the downtown Prior
Lake subject area, Block 2 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 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 30 - Prior Lake Downtown Redevelopment RFQ/RFP
Draft (7-16-07)
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 - S1. 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 CSAH 13 and CSAH 21. CSAH 21 connects the 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 (see Exhibit B)
and 2030 Comprehensive Plan (see Exhibit C) which guide the community toward what
it wants to become by the year 2030. For more information about Prior Lake, we
encourage you to visit our website at www.citvofpriorlake.com.
People are attracted by Prior Lake's quality of life and new housing developments
(examples include The Wilds, Jeffers Waterfront, 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 Plaza, Rock
Creek Building, Village Commerce Building, Premiere Dance Academy), renovation and
Page 3 of 30 - Prior Lake Downtown Redevelopment RFQIRFP
Draft (7-16-07)
updating of shopping centers and other commercial buildings (South lake 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 Roll In
(classic car event); and Lakefront Days in August.
Redevelopment Area
The pnmary redevelopment interest is the core area along Main Avenue between
Dakota S1. and Pleasant S1. 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 may include all (Blocks 2, 15 and 4) or part
of the study area (Only Blocks 2 & 15, or Block 4) in response to this RFQ/RFP. 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.
Page 4 of 30 - Prior Lake Downtown Redevelopment RFQ/RFP
Draft (7-16-07)
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 advantage of new market
opportunities. Blighting conditions, both physical and economic, remain evident along
Main Avenue and in the 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 theme 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 partially 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 storefronts. Three new private and two new public
buildings have been constructed in the last few years including a two story mixed use
retail/office building (Speiker Building), a three storey 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 and VFW.
Page 5 of 30 - Prior Lake Downtown Redevelopment RFQ/RFP
Draft (7-16-07)
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
Hay Dobbs Architecture and Urban Design to create the recently completed Downtown
Building Design Guidelines. 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:
. 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.
Page 6 of 30 - Prior Lake Downtown Redevelopment RFQ/RFP
Draft (7-16-07)
· 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 be respectful of Prior Lake's downtown building design guidelines, provide
pedestrian linkages, especially along Main Avenue across Highway 21, and create a
distinct identity for downtown Prior Lake
Redevelopment Expectations
· 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 in the redevelopment area
are required.
Page 7 of 30 - Prior Lake Downtown Redevelopment RFQ/RFP
Draft (7-16-07)
. 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
sidewalk 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
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
Page 8 of 30 - Prior Lake Downtown Redevelopment RFQ/RFP
Draft (7-16-07)
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,
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 I Main
Avenue intersection is planned by Scott County to eventually be a right-in I right-
out intersection. However, there is no clear timeline and funding in place to
implement this change. It is expected that the City, County and Developer will
work closely in arriving at and implementing creative ideas and solutions for
effective vehicular and pedestrian flow across CSAH 21 and along Main Avenue.
· 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
Page 9 of 30 - Prior Lake Downtown Redevelopment RFQ/RFP
Draft (7-16-07)
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 (see Exhibit D). The process for
developing this guide 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 Downtown Area map and generalized plan from the 2000 Downtown Development
Guide are shown below.
Page 10 of 30 - Prior Lake Downtown Redevelopment RFQ/RFP
Draft (7-16-07)
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 Building Design
Guidelines are enclosed (see Exhibit E), and are available on the City of Prior Lake's
Request for Proposal website (insert website address). These guidelines are important
in creating the community's design vision. Developers are asked to comply with the
specific guidelines so that the proposed development remains consistent with the
architectural integrity of Prior Lake and the stated goals for redevelopment.
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 Request for Proposal
website (insert website address).
Page 11 of 30 - Prior Lake Downtown Redevelopment RFQ/RFP
Draft (7-16-07)
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,
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.
Page 12 of 30 - Prior Lake Downtown Redevelopment RFQ/RFP
Draft (7-16-07)
· 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.
The strengths of the site include the following:
· 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 and 15 (south of Hwy 21).
· Strong residential base and high household income in the primary and secondary
trade areas.
Page 13 of 30 - Prior Lake Downtown Redevelopment RFQIRFP
Draft (7-16-07)
. Significant redevelopment of nearby downtown properties.
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 the downtown look and a
thematic link between the lake, Lakefront Park and downtown.
. Market, traffic, and housing demand studies have been completed at various
times for the downtown (see Exhibits F, G and H).
. New housing development (Lakefront Plaza) near City Hall.
Page 14 of 30 - Prior Lake Downtown Redevelopment RFQIRFP
Draft (7-16-07)
. Redevelopment of the Speiker building (coffee shop, bakery, offices) at Mai
Avenue and Dakota Street.
. 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., , 2007
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 11- THE REQUEST FOR QUALIFICATIONS
Applicant Qualiffcaffons
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
Page 15 of 30 - Prior Lake Downtown Redevelopment RFQ/RFP
Draft (7-16-07)
demonstrate the minimum abilities, resources and qualifications listed below. The
information should be presented in the Proposal in the same order as indicated.
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 16 of 30 - Prior Lake Downtown Redevelopment RFQ/RFP
Draft (7-16-07)
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 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. 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
Page 17 of 30 - Prior Lake Downtown Redevelopment RFQ/RFP
Draft (7-16-07)
information contained in proposals as confidential subject 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 subsidies.
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 development
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 18 of 30 - Prior Lake Downtown Redevelopment RFQ/RFP
Draft (7-16-07)
1. Provide a complete and thorough narrative description of the approach to be
used in the development of the redevelopment plan and project management
capab i1ities.
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 19 of 30 - Prior Lake Downtown Redevelopment RFQ/RFP
Draft (7-16-07)
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 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 20 of 30 - Prior Lake Downtown Redevelopment RFQ/RFP
Draft (7-16-07)
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 % of the anticipated project amount to
guarantee that the developer will enter into the City's standardized contracts (see
Exhibit J )
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 21 of 30 - Prior Lake Downtown Redevelopment RFQ/RFP
Draft (7-16-07)
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 RFQ/RFP packages shall be submitted to the City of Prior Lake, no later than 4:00
p.m., , 2007. 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 RFQ/RFP. The City
will evaluate the proposals and make the selection of developers for final proposals and
Page 22 of 30 - Prior Lake Downtown Redevelopment RFQ/RFP
Draft (7-16-Q7)
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 23 of 30 - Prior Lake Downtown Redevelopment RFQIRFP
Draft (7-16-07)
· 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 1~,
. 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 24 of 30 - Prior Lake Downtown Redevelopment RFQ/RFP
Draft (7-16-07)
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 25 of 30 - Prior Lake Downtown Redevelopment RFQ/RFP
Draft (7-16-07)
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 July 16, 2007
Committee review draft of RFO/P at Council Workhop
City Council receives public input on RFO/RFP August 6,2007
Final draft RFO/RFP for City Council packets is due August 15,2007
City Council approves RFO/RFP August 20,2007
RFO/RFP is distributed to developers August 22, 2007
Developer Information Session (mandatory). Written
clarifications (addenda) issued if received by this date
All proposals Due
Staff I EDAC I EDA Reviews Proposals
Staff I EDAC I EDA interview proposers
Reinterview (if necessary)
Approval of Proposal I Selection of Developer
Page 26 of 30 - Prior Lake Downtown Redevelopment RFQ/RFP
Draft (7-16-07)
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
rkurtz@ehlers-inc.com
Sid Inman
Ehlers & Associates
651-697 -8507
Sid @ehlers-inc.com
Thank you for your interest in developing within our community. We look forward
to receiving information regarding your proposal. The City anticipates
Page 27 of 30 - Prior Lake Downtown Redevelopment RFQ/RFP
Draft (7-16-07)
interviewing developers in
, 2007.
and completing the selection process in
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.
EXHIBIT A - Downtown Area Map
EXHIBIT B - 2030 Vision and Strategic Plan
EXHIBIT C - 2030 Comprehensive Plan
EXHIBIT D - 2000 Downtown Development Guide
EXHIBIT E - Downtown Building Design Guidelines
EXHIBIT F - Prior Lake Development Potential Study / McComb Group, Ltd.
EXHIBIT G - Commercial Industrial Land Analysis / Maxfield Research, Inc.
Page 28 of 30 - Prior Lake Downtown Redevelopment RFQIRFP
Draft (7-16-07)
EXHIBIT H - Downtown Area Parking Study / Bonestroo Rosene Anderlik & Assoc's
EXHIBIT I - Confidentiality Agreement
EXHIBIT J - City Standardized Contract
Page 29 of 30 - Prior Lake Downtown Redevelopment RFQ/RFP
"
,\~
~\~~~ T
",\\\1.\!1 ~ \l~\~
l!: tQ.S\~J~ ~
~S\~\)O," J't\\)~
fl)\\ \l \"st\\\\\\
,,,, fl)\\
~\1~
PRIOR LAKE DOWNTOWN
BUILDING DESIGN GUIDELINES
Draft
01 June, 2007
~
I ::~~
165 US Bank Ploza
220 South Sixth Street
A1inneopolis, iW--J 55402
T. 612,338.4590 F, 612337.4042
4 I
"
I
Document Prepared by:
Hay Dobbs, P.A.
Minneapolis, J'vIinnesota
Acknowledgments to:
Downtown Guidelines Task Force Members
City of Prior Lake Staff
Public Meeting Attendees
Section I
Section 2
Section 3
Table of Contents
Introduction
Planning Framework
Design Guidelines
I-I
2-1
3-1
. I
SECTION I
INTRODUCTION
View ofl\1ain ANn/Ie, LookilZg Nortb, DOJllJ/toJl/fl Prior Lake. 2006
I - I
1.1 Purpose
. Ensuring that new development complements
the established character of the Downtown's
neighborhood
. Enhancing the traditional downtownf"main street"
character
. Improving the predictability of the review process and
approval process for residents, developers and staff
. Setting standards for development quality and fit in
order to maintain the community's special character
i
~
.
'"
.
-'
o
~
!:-
G
1
i
~
~
.
'"
]
"
.
~
<t
.
~
'"
The City of Prior Lake, IvIinnesota has created the 2030
COll1prehfllsit'e Plan and the 2030 Virion and Strategic Plan as well
as the DOIpntOlJln DOJe/OPll1fllt Guide, The guidelines contained
herein build upon and complement these efforts with the
goals of:
Image of "DOl/lntOl/l/2 Da:;x!e" 2005.
T/ifl/l ofJ\lai/7 A/,et7l1e lIorth of C:II 21, looking west, DOlJ'l2tolJ'1I Prior Lake, 2006
S//l2set all Prior Lake
1-2
1.2 Supporting Planning Documents
In 2006, the City adopted the 2030 Comprehensin Plan, and prior to that, in 2005,
adopted the 2030 Vision a/ld Stmtegic Plall. Both documents emphasise the need for
better infill standards and overall higher quality design standards for downtown.
They also provide a long range vision for the future development and redevelopment
of the City and its future growth area, These documents present a community vision
that seeks to improve existing design, It does this by focusing on mixed use, infill
and higher density development in key locations. Goals and Priorities for Downtown
Redevelopment in the 2030 Plan include:
Downtown and adjacent Lakefront Park are unique community focal points and destination attractions that contribute to the city's
identity and offer opportunities for recreation, employment, housing, shopping and dining,
FIVE-YEAR GOAL: Encourage redevelopment and construction of multi-use buildings (i.e. residential, retail, family dining,
office, retail, public/private),
TWO-YEAR OBJECTIVES: Promote construction of a multi-use building on property located at Duluth and \XTest avenues,
Solicit Requests for Proposals for purchase and development and promote construction of a multi-use building on property located
at Main and Hastings,
Promote private redevelopment of city-owned property, i,e. 16318 Main Ave, Goe's Pizza),
FIVE-YEAR GOAL:: Update 2003 parking study to incorporate new development and construction of public buildings in this
downtown area,
TWO-YEAR OBJECTIVES: Construct at least one 7S-car parking lot for the northerly downtown area,
Acquire one multi-purpose parking lot for the southerly downtown area,
FIVE-YEAR GOAL: Continue the thematic integration of downtown, the lake and Lakefront Park,
TWO-YEAR OBJECTIVES: Plan for replacement of County Road 21 street lights from the bridge to downtown, Extend pedestrian
elements such as planters, bike racks and benches to the \\!agon Bridge on County Road 21.
Explore additional parking options for anglers near the fishing pier at Lakefront Park.
FIVE-YEAR GOAL: Implement plans for pedestrian-friendly streetscape enhancements south of CR 21 and CR 21 improvements
as identified in the 2005 corridor study.
TWO-YEAR OBJECTIVES: Program improvement work within 2006-2010 Capital Improvement Program.
FIVE-YEAR GOAL: Construct new municipal facilities as gateways to downtown and Lakefront Park.
TWO-YEAR OBJECTIVES: Complete police station; Complete city hall; Define options for senior/community center project,
FIVE-YEAR GOAL:: Encourage and facilitate relocation of businesses which are inconsistent with projected plans for the
downtown area redevelopment,
TWO-YEAR OBJECTIVES: Identify land to which such businesses could relocate outside of the downtown area,
1-3
103 Process Summary
03 October, 2006
City Issues Professional Request for Proposals
03 November, 2006
Professional Service proposals due to City
18 December, 2006
Council approves EDA recommendation to retain Hay
Dobbs P"c\, to develop Downtown Design Guidelines
26 December, 2006
Hay Dobbs/City Staff meeting to define start-up issues;
refine schedule; discuss Task Force/Public input; begin data
collection
January, 2007
City Assembles Task Force, aligns schedule, provides
information to Hay Dobbs,
27 February, 2007
Task FOJ:ce ~{eeting #1
Solidified direction, Discussed precedent, Identified style
and design, Reviewed Priorities, Reviewed Schedule / time
frame, Define next steps, Decided to push schedule out a
month or so to allow for more public input
1-4
05 April, 2007
Public Meeting #1
Establish context and alignment with City Policy and
Initiatives, Discuss precedent, Identify style and design
issues, Review Priorities, Review Schedule / time frame,
Define next steps
19 April, 2007
Task Force Meeting #2
Review draft illustrated guidelines and project direction,
Discuss need for market based response, review potential
massing, form, style and orientation expectations supported
by guidelines
26 April, 2007
Public :Meeting #2
Presentation of draft illustrated guidelines and project
direction, Discussed need for market based response,
reviewed potential massing, form, style and orientation
expectations supported by guidelines. Q and A session
regarding project issues,
10 May, 2007
Task Force Meeting #3
Review Draft of Guidelines, Discuss remaining issues and
Public Meeting #3.
24 May, 2007
Public Meeting #3
Review Final Draft of Guidelines
1.4 Project Principles and Assumptions
1.4.1 GUIDING PRINCIPLES
Create guidelines that help shape a quality downtown
Recognize need for Parking and Access
Establish Downtown Prior Lake as a destination
Seek a lively and supportive mt.'{ of uses
Build upon past planning and policy efforts
1.4.2 PROJECT ASSUMPTIONS
This project will build upon the 2000 Prior Lake Downtown Development Guide
This project will build upon the Prior Lake 2030 Plan
This project will not address parcel specific development feasibility
This project will not make streets cape recommendations
These guidelines and City Zoning must be mutually supportive
There is a demand for development in Downtown Prior Lake
Streets, sidewalks and infrastructure will not be modified by these guidelines
1- 5
1- 6
SECTION 2
Planning Framework
2-1
2.1 Study Area in Context
Prior Lake's Downtown compnses
approximately 14 blocks of varying
sizes, and is comprised of governmental,
cultural, business/office, entertainment
and retail uses, as well as new multi-
family residential development, Most
buildings on Downtown's central
thoroughfare, Main Avenue, were
constructed at the turn-of-the twentieth
century with traditional building sizes
and lots of that time period, Typical
lot sizes are 25-50 feet wide by 100 feet
deep, Buildings not on Main Street vary
in style, scale and use. Included in this
mix are government buildings and new
mixed use development such as the
Lakefrollt Plaza mixed-use building. In
order to ensure that projects satisfy the
goals of the Comprehensive Plan and
2030 Vision and Strategic Plan, Prior
Lake has developed these guidelines,
Prior Lake was incorporated in 1858
and is located in central Scott County,
The City has an estimated population of
22,000, covers 18.3 square miles, and is
located in the southern portion of the
Minneapolis-St, Paul metropolitan area.
Prior Lake has a Council/Manager form
of government with five City Council
members,
2-2
Prior Lake is located i/1 Scott CO!Ift!)! il1 the SIP' Twi!l Cities metro ami
Stm!)' area ill re!atiM to Clf)'
Prior Lake down/owlI at mIter lookill<~ we,..t, (.1970
2.2 Urban Form and Historic Development Patterns
2.2.1 TRADITION
Development has always been focused
around the town square, the village
green, or "Main Street", ~lith the
advent of modern planning practices,
cities have typically been laid out on an
urban grid pattern of streets and blocks,
Development and construction patterns
111 downtown districts have been
characterized by a taller, "transparent"
ground floor that is supportive of
retail and service uses. Upper floors
are typically characterized by smaller
"punched" openings supportive of
residential or office use, Buildings are
placed at or near the public right-of-way
to meet the adjacent sidewalk and greet
and pedestrian,
This pattern continued on as an "implied
tradition" of development for nearly 80
years, 1-fore recent automobile oriented
development patterns have moved away
from this pattern due to the mobility the
car provides, relatively low costs of fuel
and a general availability of lower cost,
undeveloped land,
\ve are seeing a return to more
traditional neighborhood and downtown
development patterns as demographics,
energy costs and lifestyle preferences
point to a desire and/or need for this
pattern,
2-3
2.2.2 DEFINITIONS
"Base", "Middle", and "Top"
Downtown Prior Lake will continue
to support the tradition of building
buildings that support a walkable,
traditional downtown, This tradition
of designing buildings with a "base",
"middle" and "top" encourages more
active street level use and the creation of
well proportioned, attractive buildings
that add to the overall character and
consistencv of the downtown,
Beyond complying with applicable height
restrictions and/or recommendations,
building design on each redevelopment
site or development parcel, where new
construction is to occur, is also required
to incorporate particular horizontal
divisions within the vertical building
wall (facade). Such divisions support
the concept that buildings in an urban
context have, in general terms, three
vertical divisions: "Bases", "Middles",
and "Tops", Specific architectural
features and accents may extend above
the "Top" of the building to add visual
interest and spatial impact.
"Building"
A "building" 1S any structure within
a development parcel for the shelter,
support, or enclosure of persons or
property,
2-4
Base
...-------- ~-.
--- ...---"-
- --
~ -,
~
,:;;; ;::::::==-
/ 0 r-- - --
'-
~--ll__
o
or
O[
Middle
Top
.J
...
[1
Complete .
[olEOIJOJ JJtoDQO}
~D~O_DD_DJ _0) ~ _OOp..
: nlrUi -'0.. ...0. . ,D.." . 0 D,. ..0 O\D
lot00010. D\bjjbfo
Void 66% Solid 34% Void 480'0 Solid 52%
oforJ'o T01 ![jl 0 DOlO
~ti\tnj~Qtf! -.0 ~-_g~Q.g~~
lDo(j:Dp----_oO-oO, .00--- 9__r;~U:~.r;! 0
\ DDDDD~
Void 40% Solid 60%
Void 25% Solid 75%
The comparative effects of various "solid" to "void" ratios for
fenestration
"Facade"
The "facade" is any exterior face of a
building,
"Expression Line"
An "expression line" 1S a horizontal
architectural element that articulates a
perceptible and significant break between
the base and rest of the streetwalL
"Fenestration" and "Solid - Void
Ratio"
Fenestration is the term used to describe
primary openings or "voids" in the
building facade, j\Iost commonly it
referes to window openings and less
commonly, but included here, to door
and storefront openings.
In conjunction with the profile of the
building wall - its height, setbacks and
scale, fenestraion plays a key role in the
appearance of the building. Specifically,
the frequency, type and disposition
of window openings within the wall
contribute heavily to the character of
the building.
These guidelines require discreet
openings within wall surfaces and avoid
continuous horizontal strip windows or
all glass facades, The wall ("solid") to
window ("void") ratios are calculated to
arrive a proportion of "solid" to "void"
that compliments the overall facade
composition as well as the downtown in
its entirety,
2-5
2.3 Streets and C.
lrculation
~-=
169
t
N
Shakopee
i
D' N
lagra711 0+ /'
~ ",on/e'A'/ R .1
.. O(]UJJI{!J' D's/elll
2-6
CH21
7 f\{k.fi'''' M r
~. r-+-
~~
I
~.~
(Y)
.....,
;;...
~
~
I r-rl
v:,
OJ
I :>
-<
oS
::a
oS
u
\-<
<: .
CH21
i
N
Project Area
('f')
......
>-< Diagram qjLoco! RoodJ/J{/Y S)'Jte1ll
::::
~
2-7 '
2.4 Primary Use Patterns and General Plan
2-8
2.4.1 COMMENTARY AND OBJECTIVES
The redevelopment of Downtown Prior Lake creates a unique opportunity to create a
reinvented living, working, shopping and dining environment within the southwestern
twin cities metropolitan area, The intent is to create an area that achieves its own
identity while, at the same time, supporting and enhancing the goals of the Prior Lake
2030 plan. In general, the achievement of these two goals involves:
1) An Emphasis on Street Oriented Development
The urban street network - the building defined pedestrian and vehicular spaces of
the city - is recognized as a primary element of urban structure and organization,
The street focuses activities, defines circulation and provides continuity with the
surrounding community. Main Avenue should be the focus and emphasis of all
development for the foreseeable future.
2) Getting the Parking Right
The City of Prior Lake must focus on meeting the needs of the surrounding land uses
by creating flexible parking standards that seek an optimal number of parking spaces.
Private and Public development must respond with development specific solutions
that acknowledge and support overall downtown goals. The response will be different
on Main Avenue than it will be on Dakota, Pleasant, Arcadia or other areas off of
Main Avenue. Development must use one of four techniques: "Move it", "Share it",
"Deck it", and/or "\Vrap it" to create the right solution for each specific area, In all
cases parking should have limited visual impact on the continuity and character of
Main Avenue,
3) Creating a Vital Mix of uses
A healthy and robust downtown requires a compact and diverse set of uses geared
towards users of all ages, Specifically this may include retail, commercial and
professional services, offices, housing, dining, civic uses, education, arts and
recreation, A balance should be sought that complements and enhances the other
uses and provides for activities 24 hours a day, 7 days a week.
2.4.2 PRIMARY USE PATTERNS
The primary emphasis of any development or redevelopment should be focused on
1.fain Avenue. Primary consideration should be given to mixed use development with
active ground floor uses combined with residential or office uses stacked above,
1) Ground Floor Retail and Commercial Services
Ground floor retail and commercial services should be oriented primarily towards
Main Avenue, Primary building entries, business entries and storefronts should have
primary frontage on Main Avenue, Curb cuts for accessing parking and service areas
should be minimized or preferably avoided on Main Avenue.
2) Residential
"Stand )\.lone" residential units or residential units stacked over commercial uses are
desirable along Main Avenue, The orientation of portions of residential development
may be positioned perpendicular to Main Avenue facing cross streets, internal
courtyards or internal parking courts,
3) Parking
Off street parking that supports uses on Main Avenue should always be located behind
or under the buildings fronting on Main Avenue,
~'!
2-9
2
2: 1-
I
Creates a sense
of enclosure
and an "outdoor
room".
3
3:1-
I
Sense of enclosure
is minimal but
perceptible.
(
4
) 4:1-
l' Sense of
enclosure does
not exist.
j\
7Jpical street cross sedio/lS illustrating tbe relatioNsbip betl/mll street widtb and building beigbts
2-10
2.4.3 SCALE AND MASSING
A fiense of enclosure is a desirable
condition that can be created by
appropriately scaled development In
relation to the width of the street. This
condition creates the perception of an
"outdoor room," that is framed by the
facadefi of abutting architecture, This
enhances and supports the pedestrian
environment and creates a backdrop for
the collective experience on the street.
Creating a downtown precinct
Main Avenue is today a two way street
with diagonal parking on each side, The
curb to curb dimension is approximately
60' with +- 10' sidewalks on each side,
This creates a dimension of roughly 80'
between building faces,
To create a desirable pedestrian
environment, building heights must be
no less than 26' high with a desirable
height of 40' or more, This can be
achieved with 3 or 4 story development,
2.4.4 GROUND FLOOR USES AND ARCHITECTURAL EXPRESSION
New buildings with ground floor retail, commercial or service uses should have open and transparent ground floor facades to be
inviting to pedestrians, The dominant portion of the facade should create vertical plane that frames the public realm,
Ground floor residential uses should reinforce the street edge but the dominant portion of the facade may be set back up to 10'
from the right-of-way. The building should address the sidewalk by introducing stoops, stairs, walls, planters and overhangs that
come out from the primary facade to create a secondary layer abutting the
(5
o
II:
S
2
"
K
Dominant Portion of Facade
Street slidio11 diaglWtl i//ustmtit(g de.rinid
tJrchitl'Ctm-a1 e,,;;IJres,rilifl where (OllllllCl'lltJ!, retail
alld sen..ice IIse.r abllt the l'ight-olU'ID'
~
i( Secondal'y La)>'er of Facade
Dominant Portion of Facade
Stnlit sediolt dia/!,ram ill/IJ'fratillg how ,rtep.r,
stoops, wall alld otheifeiltures ({II! be Nsed to
reilljorce the ,rtTeiit er{~e ill area.r Jvbere groitlld
floor residential IIses abllt the rigb/coll/liJ)'
2-11
2.5 General Plan
2.5.1 GENERAL PLAN
The General Plan for the Prior Lake Downtown Guidelines builds upon the Downtown Development Guide and The 2030 Vision
Plan. The General Plan suggests a long term street face and block pattern that development should seek to reinforce,
Builqing~ set on, or.g,lose to,
the public righf;~of-way on most
. bloCK faces
-y
,
"
\
"Buildings held back 0, right-of.!
way +-30 feet on CH 21, east
of Main Avenue
--::
N~
HWY 13
This diagram suggest building faces and footprints that reinforce streetscape definition by requiring the vast majority of building
faces to be flush with the sidewalk and the right-of-way edges. Exceptions are generally limited to the major passages between
structures linking to open spaces or pedestrians ways; or as a last resort if unavoidable, access to parking.
A larger setback is proposed on CH 21 between Highway 13 and IvIain Avenue, This area should become a greenway that creates a
foreground for new development on the 'west side of CH 21.
2-12
''\,
\
\
\
~---_.-
. )
I
.~-/
"-'Y'~
- \' ,
\
t(
.". ,
-=:~
\, '-',
.......,
\
I. \ 1 \ ~
,I '---c.
~ 1 '
~(!
'I
,\///
J -:;::" .
.<;:::..
I}
-Jl
i
\ \
Sketch illustrating arrival sequence to Main Avenue f;6~he east looking towards Main Avenue from Highway 13. Note how
setbacks on both sides of CH 21 allow for views of buildings on the west side of Main Avenue, This spatial arrangement allows
for the recognition of l'vIain Avenue as a street and space perpendicular to CH 2 L
2-13
2-14
SECTION 3
Building Design Guidelines
2-15
3.1 Building Heights
3.1.1 LONG TERM FRAMEWORK
The current height of downtown buildings varies from 1 story to 3 stories. The long term vision for the downtown is to create
a cohesive and unique assembly of buildings and uses with a maximum height of approximately 57 feet comprised of 4 stories,
Architectural features may exceed this height where areas of emphasis are necessary such as the "gateway" intersection of CH 21
and Main Avenue,
The development and enhancement of the downtown ",-ill be an incremental process, Each development and building project
will have the opportunity to support and enforce the overall framework by complying with the recommended height guidelines,
It is important that new projects are undertaken with a long term view towards the success of downtown Prior Lake and an
understanding of how each project adds or detracts from this success,
2-16
3.1.2 BUILDING HEIGHTS
The current height of downtown buildings varies from 1 story to 3 stories. The long term vision for the downtown is to create
a cohesive and unique assembly of buildings and uses with a maximum height of 56 feet comprised of 4 stories, Architectural
features may exceed this height where areas of emphasis are necessary such as the "gateway" intersection of CH 21 and Main
Avenue,
The development and enhancement of the downtown will be an incremental process. Each development and building project
will have the opportunity to support and enforce the overall framework by complying with the recommended height guidelines,
It is important that new projects are undertaken with a long term view towards the success of downtown Prior Lake and an
understanding of how each project adds or detracts from this success,
N
::c
()
N-)
HWY 13
.
4 Stories /48'-0" to 56'.10"
3 Stories /36'.0" to 43'.0"
2-17
3.2 The Building Wall
FACADE
Beyond complying with applicable height restrictions and/or recommendations, building design on each redevelopment site or
development parcel, where new construction is to occur, is also required to incorporate particular horizontal divisions within the
vertical building wall (facade), Such divisions support the concept that buildings in an urban context have, in general terms, three
vertical divisions: "Bases", "Middles", and "Tops", The Top may also itself contain a division called a "Cap",
In downtown Prior Lake, the specifics of these divisions are intended to relate to the primary street frontage on Main Avenue and
secondary and tertiary frontage of perpendicular streets and nearby parallel streets, Each division will be distinguished from the
adjacent division,
The following requirements will apply to the design of the building wall:
1) Each "Base" will be composed of the first floor or the first two floors of the building.
2) Each "Base", in it's entirety, will be designed to give the appearance of greater height than any single floor in the "Middle".
3) The "Middle" will be between the "Base" and the "Top",
4) The architectural treatment of the "Top" will be designed to create a sense of distinctly finishing the dominant architectural
theme of the "Middle" of the building. This architectural finish may be accomplished by changes in the window rhythm, change
in the apparent floor height, setback, or use of alternate materials, or a combination of these elements.
5) Setbacks extending the horizontal length of the facade will typically not occur in the "Base" and "Middle" divisions. The
"Top" section however, may be designed so that it is set back from the "Middle" division.
6) Distinctive corner and entry treatments may differ from the "Base", "Middle" and "Top" guidelines of this section in order
to enhance the building facades and overall architectural composition,
7) Roof elements such as elevator overruns, mechanical penthouses and roof stair access constructs will be screened with fence or
wall enclosures which, in their configuration, materials, coloration and surface design are compatible with the exterior wall design
below,
8) Bases should be designed to accommodate signage in an orderly and attractive manner, See Additional information herein
related to signage,
2-18
0>
Vl
:::l
~
c:
0>
"0
0;;;
b&
1'-
~.E
oq-
:::===~;?::?
,,/
//
/ /
/ I
I I
I J lOP
! I
("""..i ~ON
'~""""""ANDlOP
!HIi'll> FlOOR ! \
,,,_, __ _ __ ,.... __ _.. ..! _ _ _\ _, M.. ,_ _'_..:~_
E- \ \ /-
:::lo!!! \ "X
,~15 \ / "
':.t- ,5"00> \/ I,lIOO '-
I .E'~~ "LE --
~ CDO:: I \.
~ 5 !,
~~ j', ~
SECOND FlOOR I '- ...::.-:
- - - - - - j-PRI'1iARf EXP~-UNE
I !
\ I
\ r
\ \
~Y 'fAVtER' BASE
\ \
" \
, "
, ,
...............:::.......
5~
Ec:
~ :S ~ Q)
I EO;;; ~
~ <<,~
.' '-
.....0
.........
E
:::l
E
Oc
'E
9
CD
'"
E-
::s~o
E<=o
~ :S~~ Q)
I E';;;<=~
io ' O>:::l
~ 00::0
',-'-
MOC>
.........
fIRST FlOOR
- ----"CN>----/
--------.-'-
" /'
" "
" "
/ /
/ I
/ I
I I
/ 40p
I I
FOURlli FtOOR I f
~~------ ---~-----
I \
Em I \
5l EE I \
:::l ~ :S{; 0> f \
~ _E'~ ~ ! \
~ CDO:: \ \
~ 5 \ \.
..... .... \V1SlW. CONNECIION' 'ro~
0._ .~I~ ~._ _., "J~ ~~o~ _0;_)
Em \ /
:::lo- \"
. ,~ 15 \ /
oq- ,5"00> \ /
~ .E o~ ~ \. /
0, ~ CDO:: <.
.' '- I ,
;::08 I "
SECOND FlOOR I' "-
k-- - - - - - - >- -PRil;lAR'( EXPiiEsSiOiDn" "7
I I
\ I
\ !
\ I
"ViSlW.l.Y ~V1ER; BASE
\ \
\ \
'\ \
'"
""'- :
Em
EE
~ 'c:: IV
1,-"00>
;., .Eo~ ~
CD 0::
.' '-
.....0
.........
~
'E
0>
"0
';;;
Q)
00::
I 5
"'....
10 E
:::l
E
'c
'E
Co
..,.
5~ '-
E'E g
~ .c 0)1;::
.- "'C "'C Q)
-.b E ';;; <= ~
~ <<,~5
~oa,
....."'"
FlRSr FtOOR
BBB'BBB BBB
BBBBBB
SIGNAGE
SIGNAGE
liWolSPAREIIr
AND IlMlIlIG
I lYPICAl, BAY
.f 16' MIN. 25' MAX.
~
3 Stories / 36'-0" to 43'-0"
BBB"BBB BBB
B B B
BBBBBB
r------~---~--~----- ~1
r-~-""----~~.~~.-----~~.~~--~l
f--~----------------_,
BBBBBB
SIGNAGE
SIGNAGE
;,IGNAGE
;;
lRANSPAREl'IT
AND IN\IlTlNG
l TYPICAL BAY
16' MIN. 25' MAX.
'I
l
'I
4 Stories /48'-0" to 56'-10"
3 -I
FACADE, CONTINUED
\Xi'ithin the framework described
herein the architect has great liberty to
creatively develop building designs that
express the architectural and functional
program, for the building while creating
a lasting contribution to Downtown
Prior Lake,
This illustration shows one way in which
the facade can be developed within the
guidelines,
Fourth floor is setback from
base of building
Architectural bays are
expressed
Building has base, middle & top
Facade has dimension that
creates shadow lines and
expression lines
Signage and awnings
complement the architecture
First floor is "transparent" due to
large expanses of glass
3-2
First floor is taller than upper
floor to floor heights
Overall facade Comp9s,ifioti,
wQrkstogethet '
Yes
3-3
FACADE COMPOSITIONS
The wall types and compositions shown here are intended to demonstrate various ways facades can be composed within the
framework of the guidelines, Note how base, middle and top of buildings are articulated and how window patterns and types vary
depending on the uses - retail, office, residential, etc, housed by the building,
~
JDOOO~[i[
TIIrrn ~ [
lOilW
...
Basic Wall Type 1
Building Entry
\
en
~
] DO 00 ~~ [
TIIrrn ~ [
lOilW
Basic Wall Type 2
Building Entry
3-4
Building Corner
,..
Building Corner
lODIJlM
Basic Wall Type 3
~$rr-
JOOOH~~3[
~"~t
Basic Wall Type 4
Building Entry
Building Entry
~
Building Corner
Building Corner
3-5
WINDOWS
Continuous strip or ribbon windows will be avoided except as an accent,
Mirrored glass and other highly reflective materials are prohibited.
Glass curtain walls are permitted to be included as components of "Middle" divisions
where combined with masonry piers,
On floors above the first floor, total glass area of any given pane/lite should not
exceed 35 sf.
Yes
Building facades shall employ techniques to recess or project windows at least two
inches from the facade to avoid the appearance of a "flat" facade,
Nothing herein shall limit the use of expansive areas of glass in "Bases" of buildings
containing retail, commercial, service or hospitality uses in order to encourage
transparency at ground floors and animate the streets, sidewalks and open spaces at
ground level.
Yes
Yes
3-6
No
WINDOWS, CONTINUED
Walls lacking window openings facing public and private streets will be avoided at
gJ:Ound level except in those areas designed for building services and vehicle access
and egress,
No
Largely blank ground floor facade
Window frames on gJ:Ound floor retail are encouraged to be of wood, clad wood, or
fiberglass construction with dimensional profiles and details. Simple clear anodized
frames and storefronts should be avoided as a dominant architectural feature but may
be used as an accent or complement to other facade components,
Yes
Yes
3-7
MATERIALS
Buildings of three stories or less, with the exceptions of housing and parking
structures, will use brick, and/or stone masonry as the major facade material.
The proportion of brick, and/or stone masonry in the facade of higher buildings may
be reduced above the third story, provided that brick and/or stone continues to be an
important visual element in the facade above the third story,
Stone masonry is hereby defined as granite, limestone, marble or other naturally
occurring stone OR cast stone of high architectural quality, such as Arriscraft, that
can typically be set by hand by masons,
3-8
Yes
No
Yes
Yes
MATERIALS, CONTINUED
The facades of parking structures that front on to Main .'\venue will consist of brick
and/or stone masonry as their primary material. Brick and/or stone masonry, concrete
or steel or a combination of these elements may be used on alternate faces of parking
structures not facing Main Avenue. Material transitions between Main Avenue
facades and other facades will be architecturally integrated and progressive, Abrupt
material changes between si1l1,ilar architectural components on alternate facades is
not acceptable,
The facades of residential buildings will include as primary facade materials: brick,
wood, stucco/EIFS, or a combination of these elements, Masonry as the primary
material is highly recommended,
Building penthouses, building caps, and architectural features above the last full floor
will not be required to use brick and/or stone masonry as the major facade materiaL
No
pO;
)
Yes
3-9
SIGNAGE AND AWNINGS
Signage should be designed to provide information at two scales, First, to the driver
or pedestrian viewing from afar or at speeds higher than 10 mph. This signage
should be concise and should seek only to provide basic information such as building
name, business name, business address or key business or access information, The
second scale of signage should be designed to convey more detailed information to
pedestrians. This level of information may include: Store hours, suite/unit numbers,
merchandise information, ete.
Signage should be of high quality, should fit the scale of the building and intended use
and should be custom fabricated rather than "off the shelf",
Back-lit panel signs and awnings will not be allowed,
Signage can be provided in the following forms: Building Surface Mounted, Building
Canopy/Cornice Mounted, Perpendicular or "Blade", Projecting, Window Graphics,
Signage should work in concert with the building architecture and should complement
the other signage to create an overall pleasant composition.
Signage should be either lit internally by concealed lighting sources or other should
be surface lit with discreet or decorative fixtures. Care should be given to avoid glare
and overspill into or on to adjacent surfaces, windows or uses,
3 -I 0
Yes
Example oj mllop)' I'I101l1lted sigH
Yes
Example oj "blade" sign.l'
Yes
Example of atl'/ziJ{gs and .l'tore sigllc{ge
Yes
Exalllple ofullildi1t~ mOllnted Jign along IPitl;
"blade" sign alld aRmillg,
Yes
Example of "blade" S(~I7S
Yes
EXO/lljJle of aWllillgs olld blade Jigl7
Yes
Example of ulIilding 11101t17ted sign witl; diJcreet
JuJjace ligl;tiflgfi.,,'/m'iiJ
3 - II
EXTERIOR BUILDING LIGHTING
Lighting can accent architectural elements including piers, pilasters, lintels, canopies,
cornices etc, to bring drama and warmth to the facade throughout the year.
Architects are encouraged to use light fixtures to illuminate building facades. This
light may be either one if one-of-a-kind or custom-built, or of a high commercial
grade quality. Fixtures should:
1) Include a diffuse, visible light source, such as a globe of translucent lens,
AND/OR
2) Contains a screen, scrim, shade or diffuser of some sort to direct the light and
avoid glare and excess unintended light spill, Yes
AND/OR
3) Be concealed such that the source is not visible but the light effect is seen,
Translucent awnings shall not be backlit, Lights directed downward mounted from
internal awning frames are permitted, Lights mounted above awnings and directed
downward are permitted,
Storefronts and displays on ground floors are encourage to spill light or cast light on
the sidewalk and public right-of-way to animate the sidewalk. Care should be given
to avoid unwanted glare,
Yes
\Vhile not precluded, care should be taken and dialog should occur with the city
when considering the introduction of LED lighting, tubular refractive systems and Yes
other dynamic or kinetic systems,
3 -12
Yes
Yes
3 - 13
303 Parking and Circulation
PARKING
As overall development, redevelopment and construction continues in downtown Prior Lake, parking requirements will increasingly
be met by structured parking, If surface parking is provided it should be screened/and or framed with decorative metal fencing,
hedge plantings, berms, solid masonry walls or a combination thereof.
To minimize the impact of parking, underground facilities should be considered to greatest extent possible throughout the downtown,
subject to financial and engineering considerations, In particular, such facilities are preferred abutting adjacent residential areas,
Parking structures should be screened by buildings if possible so that they are set back front the primary street frontage facing
}'-Iain Avenue. If parking structures must face Main Avenue, the structures will be designed with punched openings or horizontal
perimeter floors. In no cases should parking facing Main Avenue contain continuous horizontal strip openings,
--
~ I .
Only acceptable on side
streets. Not acceptable facing
Main Avenue or CH 21.
Yes
Note /;{()'.f alld Pll!1cbed opelliltSJ,
EII/(JI/E'X:it ,r/;ollld II0t be 011 Aiaill Al'fl7llf,
3 -14
Acceptable in all locations
Acceptable in all locations
BUILDING ENTRIES
Main building entries will be located on Main Avenue or at the corner of an intersection with Main i\venue to help animate the
street and character of downtown.
Building entry sizes will be limited to allow for maximum leasable street front area, but must provide clear indication of primary
entrv location,
Individual residential unit entries or secondary retail or service entries may occur off of Main Avenue,
SERVICE AREAS
Building service locations are important to individual building function and to the character of the downtown,
No service areas are allowed along Main Avenue. Service areas facing CH 21 are discouraged. Preferred service art'a off of alleys
or internal service ways or acct'ss drives, Service areas facing or adjacent residential areas shall be suitably screened to minimize
impacts,
All service docks will be internal to the building envelope, equipped with closable overhead doors and screened or blended
architecturally OJ: with landscaping OJ: landscape constructs, Bays will be dimensioned so that during use, trucks will not project
into vehicular street space,
If not contained within the building, Trash and Recycling Dumpsters along with Transformers or other equipment such as
condensers, compressors, etc. should be screened from view by opaque materials and constructs similar to the building they
serve,
3 - 15