HomeMy WebLinkAbout20080331 - Downtown Public Improvement Idea List
4
March 27, 2008
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TO:
The Honorable Mayor and City Council
FROM:
John Grossman, HRA Director
John Hinzman, Planning Director
Barry Bernstein, Park and Recreation Director
RE:
Downtown Public Improvement Idea List
The Downtown Public Improvement Idea list was developed by the Council-BRA-EDC
Work Group in order to discuss, comment, and prioritize various downtown public
improvements. A scale of one to ten was used with one being of lowest priority and ten
being of highest. Ideas in the short term were discussed in more detail than those in the
long term.
Particular attention was placed on the north end of Ramsey Street. As part ofthe 2008
street construction project Ramsey Street would terminate at the 2nd Street alley. The
roadway north of the alley would be available for park and recreational use. The list
contemplates various public improvements ideas. These are among the ideas that could
be completed in phases.
· Decorative water feature with fountains, seating, lights
· Market or picnic shelter, with restrooms
· Decorative signage, fences or walls for a formal entrance to park.
The Idea List is not intended to be a final report, but serves to guide more detailed
discussion on future projects by specific commissions, council committees and task
forces.
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DOWNTOWN PRIVATE DEVELOPMENT GOALS AND SITES
A. Goals:
The Working Group accepted the following as working goals.
A development or public facility will:
· Draw people downtown
· Complement and support existing business.
· Maintain and enhance public access and recreational use of the river
· Be compatible in scale and materials with downtown
· Enhance downtown as focus of river town identity.
· Provide new uses for vacant, non-conforming, obsolete and
underutilized properties, public and private.
B. Redevelopment Sites Available.
The Working Group reviewed and affirmed the designation of sites shown on
the attached map. The HRA lot on Block 3 is considered available for private
development, but with the understanding that resolving parking issues would
be critical to approval, so it is not toned on the map.
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TYPES OF PRIVATE DEVELOPMENT
PERMITTED, MARKETFEASmLE
Zoning code and site plan considerations
Uses: Downtown Core zoning permits commercial, retail, entertainment, lodging,
service establishments and residential. Lot sizes, building heights, minimum
residential density, storefronts, floor areas, and parking lot access are specified.
Size: The height and length of proposed buildings along Levee Park was an issue.
A maximum of 47 feet is established.
Street, sidewalk and alley grid: Maintaining existing streets, sidewalks and
alleys are standards. Streets and alleys normally contain utilities. These
conditions preclude eliminating streets and alleys to create larger building sites.
Public parking: Property and business owners expect existing parking lots will
be maintained and improved, particularly on Block 3. Past parking studies
indicated there was adequate area for surface parking but reorganization,
improvement and signage were needed. Parking structures cost around $20,000 a
space. It takes a very large new development to generate enough tax increment to
pay the cost.
Private parking: residential units have to provide their own parking per code.
Some allowance for on-street and public lot parking has been made for new
commercial space. New hotels and restaurants would have to build large surface
parking lots unless structured parking was provided with a public subsidy.
Architecture standards: Downtown Core zoning includes guidelines which
encourage traditional commercial, mixed use and multi-unit buildings of two or
three stories, with brick or stone or masonry on main elevations. The costs are
higher and requests for assistance can be expected.
Master plan (2003) recommendations.
Events: Enhance and add to events of interest in this market to attract visitors and
investors. The economy of downtown Hastings will continue to rely on local and
visitor trade, drawn by activities.
Historic character: Maintain and enhance the existing historic commercial
building stock. It is both an attraction and provides affordable space for small
business.
Retail: New commercial property and businesses should focus on visitor and
recreation niches and a variety of restaurants.
Office: Existing buildings and storefronts will provide for most of the market for
offices and professional services.
Residential: Potential for attached owner-occupied housing projects, up to 40
units, on sites offering river views in the range of$150,00 to $325,000 (2003
value). Potential for apartment projects in and around downtown with moderate
price rents.
Market and financial feasibility
Commercial
· Substantial new retail development downtown faces varied challenges:
existing commercial rents, construction costs, slow population growth, low
visibility, local competition from large format and franchise retailers.
· The existing commercial rents in the downtown neighborhood ($7 to $10 a
foot) do not support new construction of traditional design without assistance.
· Developers are not willing to build mixed use buildings with commercial
space unless the tenants are signed.
Residential
· Current market analysis indicates the condo market is overbuilt and will not
recover for 5 to 7 years. Marketing condominiums on blocks 1 and 2 raised
various issues: visibility, access, area appearances and railroad noise.
· The 2007 market analysis for Sherman's 23 rowhouse proposal recommended
sale prices which would not justifY construction at that time.
· Apartment rents in the downtown area ($500 to $700) are lower than those
most new apartment buildings would require. Ifbuilt with compatible
materials, a subsidy would be necessary.
Hospitality and restaurant
· The 2004 GV A hotel/restaurant market study indicated that hotel demand was
weak, but a boutique hotel or small inn with fme dining could be successful
with the right management and 1 to 2 million subsidy. The examples were all
in historic buildings - St. James, Afton House, Lowell Inn.
· When Sherman offered to build a free-standing restaurant building on block
one, the prospects asked for 1 million in rent and operation subsidies.
· Parking availability and location is an issue. New restaurants expect 200 or
more convenient parking spaces. A restaurant project on Block 1 would need
the balance of the block for parking.
Staff considerations:
The City's approach could include both redevelopment of open space and
rehabilitation of existing buildings. The appearance of the existing buildings and
infrastructure should not detract from development potential. New space should
add business and tenants to the mix, not just move them from one building to
another. The historic area is the community asset we are trying to preserve by
redevelopment of vacant areas.
Downtown remains a redevelopment area where HRA programs continue to be
available for both redevelopment and rehabilitation. Basic downtown
development strategies that have worked in the past could be continued.
. Access, parking, signs, streets and sidewalks, parks and landscaping
. Rehabilitation of commercial spaces and apartments
. Maintenance and restoration of historic appearances.
. Building and fire safety and code compliance.
. Remove or improve blighting uses or conditions.
Redevelopment Process
1. Realistic expectations. Location, traffic, views, existing buildings, noise, parking
space, local competition and market trends are all indicators ofthe potential for a
proposal's success.
2. Blighting conditions should be cleaned up and unused land marketed.
3. Establish clear expectations and specific goals for redevelopment parcels.
4. Prepare the infrastructure, title, environmental study and zoning for development.
5. Developers must demonstrate qualifications and feasibility of project before
public resources are considered.
6. Once a proposal that meets zoning and is feasible is presented, approve or deny
without delay.
7. If the proposal does not meet expectations, we may need to be prepared to sit
tight