The URL can be used to link to this page

Home My WebLink About20080122 - VIII-B-1Memo To: Mayor Hicks and City Council From: John Hinzman, Planning Director Date: January 22, 2008 Subject: Adopt Vermillion Street Development Guidelines REQUEST VIII-B-1 The City Council is asked to adopt the attached Vermillion Street Development Guidelines. PURPOSE The Vermillion Street Corridor Development Guidelines seek to improve the economic vitality and market position of the Vermillion Street corridor by developing a long term vision based on a unified approach to improve business viability, visual image, transportation and pedestrian safety. Development Guidelines are not intended to be ordinances or standards, but to more clearly document desired vision for future development. Guidelines build upon existing ordinances and the Comprehensive Plan, but do not serve to replace those documents RECOMMENDATION The Economic Development Commission unanimously voted to recommend approval of the Guidelines at the November 27, 2007 meeting. ATTACHMENTS • Executive Summary • Vermillion Street Development Guidelines (Council Members only) HISTORY Request for Proposals -December 1, 2005 -The City Council authorized release of an RFP for Vermillion Street Corridor Planning Services. Project goals included: Provide guidance on economic, architectural and transportation issues as they relate to development of the corridor. • Improve the viability of the corridor by providing for a mixture of uses and balancing the functional needs of traffic with safety and aesthetic needs or residents and businesses. Improve the sense of continuity throughout the corridor, while at the same time recognizing the distinct character of individual districts. Selection of Damon Farber Associates -March 20, 2006 -The City Council authorized Damon Farber Associated to complete work on the Vermillion Street Plan. Vermillion Street Walking Tour -April 18, 2006 -Damon Farber led a tour of Vermillion Street between Highway 55 and County Crossroads. This was the first chance for business owners and neighborhood residents to comment on the study and discuss issues specific to their areas of interest. Open House -June 15, 2006 -About 30 people in attendance. A recap of the walking tour was presented along with preliminary concept and planning scenarios. Open House -August 15, 2006 -About 20 people in attendance. Amore refined plan was presented for review and comment. Residents had concerns about potential median closure issues. General support for the planning concepts. Chamber of Commerce Presentation -September 13, 2006 -Draft final report presented at a chamber luncheon. Many concerns about transportation recommendations including access to businesses with medium closures. Chamber of Commerce Presentation -February 12, 2007 -Staff presented a modified version of the report to the Chamber. Strong concerns that the plan has lost its direction by focusing too much on transportation issues. Overwhelming rejection of the plan Joint Chamber of Commerce Business Advocacy Committee and EDC -March to May 2007 - A joint committee consisting of EDC and Chamber of Commerce Business Advocacy Committee members was established to meet with business owners to review the Guidelines and offer modifications. The joint committee met on several occasions between March 13th and May 17th 2007. The following comments\suggestions were made: • Redevelopment guidelines are beneficial. • Encourage City Staff to seek cost estimates, and funding sources for stop lights at 18th Street and 23rd Street • Reject traffic suggestions related to proposed turn lane changes and median closures • Proactively work with MN Dot on Mississippi Bridge improvements. Vermillion Street Development Guidelines Review -July to September 2007 -The former Vermillion Street Master Plan was pared down to ten pages of Development Guidelines. The EDC reviewed the guidelines and directed staff to use the principles of the guidelines to re-draft the Damon Farber Master Plan with the following directives: • The document must be a compilation of ideas and a vision for Vermillion Street- Not alist of directives. • Economic Development issues must be predominant • Transportation issues are secondary • Median closure language must be deleted. Chamber of Commerce Presentation -October 17, 2007 -Staff presented the new Development Guidelines to business owners. Those in attendance generally supported the Guidelines. EDC Approval -November 27, 2007 -EDC recommends approval of plan and directs staff to put draft plan on web site for comment and to work with the Chamber of Commerce to make owners aware of the guidelines. Vermillion Street Development Guidelines -December 2007 Final Draft n , p ~ _ Purpose 'r` '~' ~`~r . The Vermillion Street Corridor Development Guidelines seek to improve the economic vitality and market position of the Vermillion Street corridor by developing a long term vision based on a unified approach to improve business viability, visual image, transportation and pedestrian safety. Development Guidelines are not intended to be ordinances or standards, but to more clearly document desired vision for future development. Guidelines build upon existing ordinances and the Comprehensive Plan, but do not serve to replace those documents Vey flow'? The Vermillion Street corridor plays a major role in the every day activity of the City of Hastings. Vermillion Street serves a duel role as a major commercial district and major transportation corridor. Commercial and institutional activities have located on the corridor because of high visibility and easy access. Today, approximately 30,000 vehicles travel Vermillion Street each day. With traffic volumes projected to increase to 40,000 vehicles per day in 2020, planning is vital to the economic health and safety of the corridor. ~~ ;: ~Yi,A~. _ s ,'~~- , ~ z; ~ f ~~t ~''t~_ ii ~ Iyi The Vermillion Street Development Guidelines outline economic development; land use, and transportation goals. Guidelines recommend long-term changes to concentrate access and commercial development at existing traffic control signals and to create two new signals at 18th Street and 23rd Street. Less intensive commercial or residential development would be planned for areas between signalized intersections. Please see Key Recommendations for specific information. U'Vat ~c~or~`~ i~ !o? • The Guidelines do not propose the specific redevelopment of any site along the corridor but seeks to guide future market driven redevelopment over a twenty year period. • The Guidelines do not change intersections or close median access. Roadway modifications would be studied in greater detail with the input of owners and businesses prior to any changes. ii Executive Summary The snrdy area is located along Vermillion Street (State Highway 61) in Hastings between lld` Street and 33rd Streets on the southern half of the City. Vermillion Street Development Guidelines -December 2007 Final Draft i 1 - ~ y ': - E f ~', F:~~ 3 ~~ t'~~ ~ s ~~~ ~ ~ ' i I .. _ .~ ~ t ,~. f ~ , 1 i 3'F~K ,f ~ ft ~a ~~per~s ~x~ The City will use the Guidelines to assist with economic development, land use, and transportation decisions along Vermillion Street. Potential next steps include preparing traffic plans for new signalized intersections, determining the City's financial role in development, and reviewing specific parcels for redevelopment. 1 COY` ~~~~~~~~ j Con~r~ani~ nv~v~n~t~r~~ The Economic Development Commission (appointed by the City Council) has taken the lead role in developing the Guidelines with Damon Farber Associates. Business owners and residents were involved in walking tours to assess conditions. Open houses were held to provide feedback on direction and outcomes. The Busiress Advisory Committee of the Hastings Area Chamber of Commerce has also assisted in hosting outreach events. The following recommendations were developed in conjunction with community input: ~CC)~;~Cl`II(3 ~~:1VEi~C~€1'i~,r1 The Economic Development component of the Development Guidelines are created around the following premises: • Business location should be related to the need for visibility, generated traffic volume, and ability to provide safe and convenient access. • Controlled intersections (stoplights) provide greater access and visibility. Areas between controlled intersections offer less convenient access and visibility. Development Guidelines depict a corridor with u variety of uses that improve the economic riabiliq~ of businesses. Guide/fines recommend service and retail uses be clustered together at controlled intersections rvith destination uses, office andl or (rousing between controlled intersections. • Higher concentrations of business activity and buildings at controlled intersections is desirable • Controlled intersections are preferred for businesses most dependent on convenient access, visibility, and generation of traffic volume. Areas between controlled intersections are preferred for destination businesses less dependent on convenient access and visibility, with lower traffic volumes. iii Executive Summary Vermillion Street Development Guidelines -December 2007 Final Draft The Development Guidelines recommends the development of a series of mixed use developments at controlled intersections. These developments would cluster "service oriented" businesses and convenience retail at easy access locations where safe pedestrian crossings are controlled by signals. These development nodes would have first floor retail and upper floor office or residential uses. These clusters of development would be located at: • 11th Streets • 15th Streets • 18th Streets • 23rd Streets. Clusters are located at these intersections because: • They have 4 possible corners of redevelopment that have a greater opportunity to activate both sides of the corridor • They are at signalized intersections, at pedestrian crossings identified by the City sidewalk and trails plan and are located near community amenities. Areas between controlled intersections serve an important role for destination businesses and commercial activities less dependent on direct access. t"c~~"~,~~c)P"c~~Ia)31 Vermillion Street serves many local functions as well as playing a vital role in the state wide transportation network. High volumes, difficult access, safety and excess speeding all contribute to challenges facing business owners. These challenges will only mount as volumes increase by 30-40% over the next 20 years. iv Executive Summary Vermillion Street Development Guidelines -December 2007 Final Draft ..~.:--, t ~- F~ .,• ,. ' ~ ~~ ~, ~:. ~ ~~ ~ ~ ~! 1~ ~.„ ~ ~' » ~y„~} wa ~ ~~, " . ~ , i ,~ccessiili~y Destinations should be connected to each other. Business access and public safety must be balanced. Shared parking and access points will improve safety and provide more logical connections to businesses that are currently inconvenient or hazardous to access. Key Transportation/Accessibility Recommendations Include: • Examine reductions of multiple Vermillion Street access points and encourage use of shared access points and joint access\parking agreements. • Upgrade the geometry at the Vermillion Street/18th Street intersection to align the east/west legs. • Extend 23rd Street east of Vermillion Street to connect with a new north-south service road. _• Examine the need for existing on-street parking bays at five locations along Vermillion Street upon property redevelopment or construction of right turn lanes. • Plan for the future westerly connection of 33rd Street. • Right turn lanes should be considered as a part of new development and redevelopment. ~'`~hc~'ll~(:~I,~3 ia~3 ~~~ I`~t`~c`~rS: Each district along the corridor possesses a distinct character, made of buildings, streets and open spaces that structure the patterns of activity and influence our impressions of the place and the quality of goods and services sold within. Development should be sensitive to the community context:: Development should be sensitive to the community context and Development Guidelines. Building scale, massing, and materials should be greater at controlled intersections. Care should be taken to ensure new buildings transition to the scale of adjacent residential neighborhoods. Medians such as those shown above improve con•idor safety, business image, and safe access. • There should be visual and functional continuity of street frontages to help define the street v Executive Summary Vermillion Street Devel w. s r~j~[~ d~ ~ # J ` ,i~ The Schoolhouse Square development serves as an excellent example of redevelopment along Vermillion Street. An etrhnncerl visual c/:urrrcter cnn irnprnve a business' bottom line. ~r~~fisc~ A comprehensive streetscape for Vermillion Street is also envisioned to create a quality first impression as you enter the city as well as improve the identity for all businesses along the corridor. Studies show that streetscape improvements are not just about aesthetics but have shown the ability to increase a businesses bottom line. ment Guidelines -December 2007 Final Draft vt Executive Summary