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HomeMy WebLinkAbout04-28-16 Yah ptflit U S I•A HIO* AGENDA REGULAR ECONOMIC DEVELOPMENT AUTHORITY MEETING April 28, 2016 6:30 PM Room 170 Todd Larson, Chair; Geraldine Jolley, Vice-Chair Douglas Bonar, Steve Wilson, Kirk Zeaman Jake Cordes, Steve Corraro 1. CALL TO ORDER 2. PLEDGE OF ALLEGIANCE 3. ROLL CALL 4. APPROVE AGENDA 5. CITIZENS COMMENTS 6. CONSENT AGENDA (a) Meeting Minutes (3/24/16 Regular Meeting) (b) Monthly Statements 7. PUBLIC HEARINGS 8. DISCUSSION ITEMS (a) Trident Development Draft TIF Agreement Review (b) Downtown Redevelopment Plan Implementation 9. DIRECTOR'S REPORT (a) April Director's Report 10. ADJOURN c...,,„ ,,,iiii, City of Farmington z 430 Third Street Farmington, Minnesota 651.280.6800 -Fax 651.280.6899 .,,tea- www.ci.farmington.mn.us TO: Economic Development Authority FROM: Adam Kienberger, Community Development Director SUBJECT: Meeting Minutes (3/24/16 Regular Meeting) DATE: April28, 2016 1NTRODUCTION/DISCUSSION Please find attached the draft minutes from the March 24, 2016 Regular EDA meeting. ACTION REQUESTED ATTACHMENTS: Type Description o Backup Material Meeting Minutes (3/24/16 Regular Meeting) MINUTES ECONOMIC DEVELOPMENT AUTHORITY Regular Meeting March 24, 2016 1. CALL TO ORDER The meeting was called to order by Chair Larson at 6:30p.m. Members Present: Jolley, Larson, Bonar, Wilson, Cordes Members Absent: Zeaman, Corraro Also Present: Adam Kienberger, Community Development Director; Chris Kulus, FBA President; Roger Fink, Trident Development; Stacie Kvilvang, Ehlers&Associates. 2. PLEDGE OFALLEGL4NCE 3. ROLL CALL 4. APPROVE AGENDA MOTION by Jolley second by Cordes to approve the Agenda. APIF,Motion Carried. 5. CITIZEN COMMENTS/PRESENTATIONS 6. CONSENT AGENDA MOTION by Wilson second by Bonar to approve the Consent Agenda as follows: a) Meeting Minutes—February 25, 2016 Regular Meeting b) Monthly Statements APIF,Motion Carried. 7. PUBLIC HEARINGS 8. DISCUSSION ITEMS a) Trident Affordable Senior Living TIF Analysis—Stacie Kvilvang from Ehlers, city's financial consultant, reviewed the analysis of the need for TIF assistance. Ms. Kvilvang reviewed how TIF works with the members. Discussion focused on the financials and it was the consensus of the Authority to have the developer continue to work with Ehlers and Associates. MOTION by Wilson second by Cordes to forward the Trident Development Plan to the City Council to set a public hearing. APIF,Motion Carried. b) 5089 208th Street Reversion Amendment—Director Kienberger noted that the referenced property was in foreclosure and has been sold by the bank. They are asking for removal of the reversion clause on the deed. City attorney states that all provisions of the original contract for private development were met years ago and the reversion clause was never amended. Motion by Cordes second by Bonar to authorize the EDA Chair and Executive Director to sign the document terminating the reversion clause for 5089 208th St W, LLC/Just Kidding Around Daycare. APIF,Motion Carried. c) Riste Lot Discussion—Staff recently fielded an inquiry about the availability of this parcel and a potential asking price. While not actively marketed for sale, staff is requesting the EDA discuss the property and provide direction on a course of action for this or future inquiries. The EDA would like to have further discussions. 9. DIRECTOR'S REPORT EDA Minutes(Regular) March 24,2016 Page 2 March Director's Report a) Downtown Redevelopment Plan Update-There will be another open house on Tuesday April 5th from 5:00PM—6:30PM at City Hall. The consultants will make a final presentation to the Council on April 18th Chris Kulus, FBA talked to the EDA about what has been going on with their organization in the last year and the vision they have for the future. They previously funded the flowers in the downtown area. He doesn't feel this is a function of the FBA and they can no longer afford this amenity. They are looking for co-sponsors for the events that they sponsor throughout the year. This will be discussed at future meetings. b) City Website Update—Director Kienberger noted that he is working with communications staff for website content for the new website. He would like to get a consensus of whether the Board would like a photo of the commission on the website. The consensus was to have a photo on the website. Director Kienberger will check with the absent members and if they are in agreement, he will make arrangements for a photo at a future meeting. c) 2016-2018 Strategic Plan for Economic Development—This will be an item on the agenda each month in the Director's report. d) Miscellaneous articles were included in the packets for the Boards review. e) Next meeting will be on Thursday, April 28 at 6:30PM. 10. ADJOURN MOTION by Wilson, second by Bonar to adjourn at 8:24PM p.m. APIF, Motion Carried. Respectfully submitted, Sue Miller Administrative Assistant o�Fa ► , City of Farmington 430 Third Street Farmington, Minnesota 651.280.6800 -Fax 651.280.6899 •A 1.1001P- www.ci.farmington.mn.us TO: Economic Development Authority FROM: Adam Kienberger, Community Development Director SUBJECT: Monthly Statements DATE: April 28, 2016 INTRODUCTION/DISCUSSION Please find attached the monthly statements for the EDA. ACTION REQUESTED ATTACHMENTS: Type Description D Backup Material January-April Revenue and Expenditures D Backup Material April Financial Statement Snapshot EDA Actual vs Budgeted 2016 Object January February March April May June July August September October November December Dec YTD Dec YTD Dec YTD Account Actual Actual Actual Actual Actual Actual Actual Actual Actual Actual Actual Actual Actual Budget Actual Budget Variance 2016 2016 2016 2016 2016 2016 2016 2016 2016 2016 2016 2016 2016 2016 2016 Intergovernmental 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Investment Income 209 233 258 0 0 0 0 0 0 0 0 0 700 1,572 (872) Misc Revenue 0 0 0 0 0 0 0 0 0 0 0 0' 0' 0 0 Total Revenues' ,209 233. 258 0 0 0 0 0 ,0 0 ;.700 72 7 6401-PROFESSIONAL SERVICES 0 0 0 0 0 0' 0 0': 0 0 0 0 0 10,000' (10,000) 6403-LEGAL 321 197 0 891 0 0 0 0 0 0 0 0 1,409 3,000 (1,591) 6404-IT SERVICES 557 557 557 0 0 0 0 0 0 0 0 0 1,670 6,680 (5,010) 6422-ELECTRIC 15 20 19 0 0 0 0 0 0 0 0 0 55 300 (245) 6426-INSURANCE 11 11 8 0 0 0 0 0 0 0 0 0 30 450 (420) 6450-OUTSIDE PRINTING 0 0 0 0 0 0 0 0 0 0 0 0 0 2,000 (2,000) 6460-SUBSCRIPTIONS&DUES 1,515 200 0 0 0 0 0 0 0 0 0 0 1,715 2,500 (785) 6470-TRAINING&SUBSISTANCE 11 280 0 0 0 0 0 0 0 0 0 0 291 3,000 (2,709) 6485-MILEAGE REIMBURSEMENT 40 0 38 0 0 0 0 0 0 0 0 0 78 1,000 (922) 6570-PROGRAMMING EXPENSE 0 0 5,000 0 0 0 0 0 0 0 0 0 5,000 13,500, (8,500) Services and Charges 2,470 1,264 5,622 891 0 0 0 0 0 0 0 0 10,248 42,430 (32,182) Total Exp 4{ 2,470 1,264 5,622. = 891 0 0 0 '''..' - -,:0 0 0 0 0 10,248 42,430 (32,182)- Transfers In 3,333 3,333', 3,333, 0 0 0 0 0 0 0 0 0 10,000, 40,000 (30,000) Transfers Out 0 0 0 0' 0 0 0 0 0' 0 0, 0' 0' 0 0 O her-.na c �5 urce 3>3 3:: 3 3 3 i3 333=;.: 0 0 10 t F n Ing o s ,, 3 , 3 0 0 �� " 0 " U 0 ,'.21,9;090`1`,,, 40 000 t(30O9Q); Page 1 of 1 Department Actual vs Budget-Generic Time Period Business Object Account Cumulative 12 Cumulative 12 Actual Budget Unit Account Description 2016 2016 2000-HRA/ECONOMIC DEVELOPMENT 1010 CASH 286,227.62 2000-HRA/ECONOMIC DEVELOPMENT 1010 CASH-LGA ASSMNT RELIEF 50,000.00 2000-HRA/ECONOMIC DEVELOPMENT 2010 ACCOUNTS PAYABLE -19.48 2000-HRA/ECONOMIC DEVELOPMENT 2255 DEPOSITS PAYABLE -11,377.50 2000-HRA/ECONOMIC DEVELOPMENT 3510 UNRESERVED FUND BALANCE -324,378.26 2000-HRA/ECONOMIC DEVELOPMENT 4955 INTEREST ON INVESTMENTS -700.05 -1,572.00 2000-HRA/ECONOMIC DEVELOPMENT 5205 OPERATING TRANSFERS -9,999.99 -40,000.00 2000-HRA/ECONOMIC DEVELOPMENT 6401 PROFESSIONAL SERVICES 0.00 10,000.00 2000-HRA/ECONOMIC DEVELOPMENT 6403 LEGAL 1,409.10 3,000.00 2000-HRA/ECONOMIC DEVELOPMENT 6404 IT SERVICES 1,670.01 6,680.00 2000-HRA/ECONOMIC DEVELOPMENT 6422 ELECTRIC 54.73 300.00 2000-HRA/ECONOMIC DEVELOPMENT 6426 INSURANCE 30.14 450.00 2000-HRA/ECONOMIC DEVELOPMENT 6450 OUTSIDE PRINTING 0.00 2,000.00 2000-HRA/ECONOMIC DEVELOPMENT 6460 SUBSCRIPTIONS&DUES 1,715.00 2,500.00 2000-HRA/ECONOMIC DEVELOPMENT 6470 TRAINING&SUBSISTANCE 290.70 3,000.00 2000-HRA/ECONOMIC DEVELOPMENT 6485 MILEAGE REIMBURSEMENT 77.98 1,000.00 2000-HRA/ECONOMIC DEVELOPMENT 6570 PROGRAMMING EXPENSE 5,000.00 13,500.00 Total 2000-HRA/ECONOMIC DEVELOPM 0.00 858.00 0.00 858.00 0.00 858.00 4/22/2016 2:35:14 PM Page 1 of 1 ao�c�p ►i,��► City of Farmington 4, , 430 Third Street Farmington, Minnesota 651.280.6800 -Fax 651.280.6899 .,r a soliP www.c i.farmington.mn.us TO: Economic Development Authority FROM: Adam Kienberger, Community Development Director SUBJECT: Trident Development Draft TIF Agreement Review DATE: April28, 2016 INTRODUCTION/DISCUSSION Trident Development, LLC has submitted an application to the city of Farmington EDA requesting Tax Increment Financing(TIF)for the construction of a new 70-unit assisted senior living facility with memory care south of St. Michael's Church on Denmark Avenue. Stacie Kvilvang from Ehlers, serving as the city's financial consultant, will be at our meeting to provide an update on their TIF analysis.A draft term sheet outlining the recommended terms of TIF will be presented for discussion. City Council has set a public hearing for June 6th and will also be reviewing this agreement at their work session on May 9th. ACTION REQUESTED Discuss the recommendation from Ehlers regarding a development agreement outlining the terms of the proposed TIF assistance. 4:••49 4/4, City of Farmington 4Street Farmington, Minnesota 'aa 651.280.6800 -Fax 651.280.6899 'k+ AP ' www.ci.farmington.mn.us TO: Economic Development Authority FROM: Adam Kienberger, Community Development Director SUBJECT: Downtown Redevelopment Plan Implementation DATE: April28, 2016 INTRODUCTION/DISCUSSION On Monday,April 18th City Council adopted the Downtown Redevelopment Plan.As part of this action they also authorized the creation of a Downtown Action Plan, and allocated financial resources to an initial implementation action of promoting the downtown as a bike trail hub. While this plan is designed to be implemented across multiple departments and partners, some sections are directly related to the work done by the EDA. I would like to spend some time reviewing specific components of the proposed Downtown Action Plan (attached) as well as the components of implementation suggestions and financial tools starting on page 51 (entire plan attached). To facilitate our discussion the below are guiding principles outlined in Chapter 2 of the Plan: The Farmington Downtown Redevelopment Plan is intended to provide a shared vision for downtown that guides reinvestment efforts by both the private and public sectors, including key redevelopment opportunities. The vision for downtown has the following guiding principles as its foundation: Preserve and enhance downtown's unique historic character to attract people to gather, visit, shop, work, and live downtown Reinvigorate downtown as the community's commercial, cultural, and recreational center Retain and strengthen civic destinations and events already located in downtown Enhance downtown's walking and biking environment, including connections to the Vermillion River, regional trails,parks, and natural areas Improve downtown's identity and visibility as a desirable and convenient destination for residents as well as visitors from surrounding communities Focus on redevelopment opportunities in the downtown core first ACTION REQUESTED Discuss implementation strategies of the Downtown Redevelopment Plan and identify areas where the EDA can play a role. ATTACHMENTS: Type Description ❑ Exhibit Downtown Action Plan Excerpt ❑ Exhibit Downtown Redevelopment Plan- Reduced Size o Exhibit Downtown Redevelopment Plan CC Presentation 4-18-16 ❑ Exhibit SunThisweek- Downtown Plan Approved Y r lig ;: :°-.;:' '1,1 1. '> >rMl Y � ' 1 ` F ! L. 0 • - ,,,-.;'ham .. t — •, i. STOPr r t A"..;\s.,. k. :, 1 i► tr fes, ,... . ,,,,, se17 g:, r' .. � -, 4-WAY'1'.1;'''' ", r . 4.,.... ... .. __ .3 w . 4 : ;. -•i f - , ♦Richfield W a, . r # 4` ,-- _ �. Lake Harrlet1•^4 ` ,. ' I• t e_ a• = y \ r s4. r ¢1Al nv •` �� k . , A `,l: / x*"+ vlA ,-, _ _ -gym GETTING STARTED-DOWNTOWN ACTION PLAN Implementation of the Downtown Redevelopment The use of an annual Downtown Action Plan keeps an Plan is not a single action.It is a collection of public and active and current focus on achieving the vision for private actions that occur over a period of years.Creation downtown.This Action Plan also becomes a tool for and use of a Downtown Action Plan is a valuable tool communication and collaboration between the city and for jumpstarting and maintaining progress with the other stakeholders. implementation process.Contents of an action plan The recommended elements of a Downtown Action Plan would include: for 2016/2017 include the following actions,some are » Identification and prioritization of actions and investments short-term while others are first steps toward long-term for the next year; initiatives: » Review of progress made in the past year; 1. Design and build the key trail connections between » Assignment of responsibilities for guiding these the Downtown Core and the river,along Spruce Street, implementation strategies;and » Determination ofbudget and funding needs. 3rd St/Pine St to Kuchera's Entrance,and Highway 50, including visible crosswalk markings. 2. Add bike racks and wayfinding signage to promote downtown as a bike trail hub. 0 Farmington Downtown Redevelopment Plan ,,,��, 3 I W soh rte w••••- ' ,,, 0,v...•'•' *?.i� i ,,AK"t 'Ill L f i I f r Ike4yi .. . ill '1r aw �f TI kg* Ware 1„ 5.0 Ly tet ^ r' ,t arc �';• fi•+ Te r4� -ir , , ,s,,, • , 4 ,s .- . ••• • -- 4 1• , .3 3. Establish a city sidewalk cafe program that permits the 7. Establish downtown partnerships focused on addition of outdoor sidewalk seating and gathering retention,improvement,and marketing of existing places along downtown streets,including the use of and potential downtown destinations and events, parking spaces for seasonal outdoor patios. including farmers'market and municipal liquor store. 4. Design and build a Rambling River Center Plaza in 8. Explore city policies and strategies for proactively the open area west of the Rambling River Center and guiding successful redevelopment of the gateway fronting onto Oak Street as a multi-functional plaza for corner site at 3rd Street&Highway 50. daily informal uses as well as event uses,such as Dew 9. Establish a more visible and accessible home for Days and Dazzle Day. downtown plans,initiatives,and events,such as a 5. Establish a city grant or low-interest loan program downtown page on the city's website and a digital targeted for refurbishing of downtown historic and version of the redevelopment plan. commercial buildings,both exteriors and interiors. 10.Leverage the knowledge and passion of the project 6. Identify specific locations and create downtown task force by reconvening the group periodically to gateway identity features and directional signage. address challenges and assess progress of the plan's implementation. Irnplementation -46) ,.. • I , i i [ .., ill.111 k: .'.4 4 I 1'Ilkilk • ; .,.1 41 . '., FARVI \ GTO \ . . I. Ail A, • ....- ,. . ,..,. DOWNTOWN REDEVELOPMENT .. _. -', ,..., o„.. , .....* PLAN .,.. ..., APRIL 2016 c , .,„,.. .. ....., . L " r..'. • -..Z -,. ... &"1 ''''' . r – • – ' , ..• 4'. ' ' . ' I 14., .' ....,-.744. ,- • , i r .... . 4 i k A. ,.-- 7.• ... - 4,_ •I 1 ; • ... .• 10 • . I sar.F.;,....,,te- . . . • - - ., . - , .4 i • ' • .___ • 11., 1- — losom. ,'t ......+ 1. -ow -..........._„. .._ .... . ,.;,-•,,.., , I I !,- ... -.. ...AV,."'_Ai' 7 WI.id 1 t\()IN i HLA NI3 _... IN ACKNOWLEDGEMENTS Project Task Force Kris Akin-Downtown Building Owner Heidi Cunningham-ISD 192,Director of Community Education Ed Endres-Downtown Business Owner John Franceschelli III-Heritage Preservation Commission(HPC),Chair Nicole Gorman-Rambling River Center,Recreation Supervisor Chris Kulus-Farmington Business Association(FBA),President David McMillen-Parks and Recreation Commission(PRC),Chair Dirk Rotty-Planning Commission,Chair Barb Svoboda-Farmington Library,Manager JanieTutewohl-Downtown Business Owner,Realtor Steve Wilson-Economic Development Authority(EDA) Megan Richards-Farmington High School,Student Representative City Staff Adam Kienberger,Community Development Director Tony Wippler,Planning Manager Project Consultants Hoisington Koegler Group Inc.(HKGI) Northland Securities Maxfield Research Farmington Downtown Redevelopment Plan CONTENTS CHAPTER 01 DOWNTOWN'S CURRENT CONDITIONS 4 Downtown Study Area 5 Current Conditions Analysis 6 Current Land Uses 7 2030 Planned Land Uses 8 Current Zoning&Historic Properties 9 Public Property Ownership .10 Current Sidewalks&Trails 11 Current Public Parking 12 Issues&Opportunities Analysis 14 CHAPTER 02 REDEVELOPMENT PLAN & INITIATIVES 16 Downtown Districts 17 Illustrative Redevelopment Plan 18 2030 Land Use Plan Map 21 Downtown Core Redevelopment Initiatives 22 Downtown Edges Redevelopment Initiatives 29 Downtown Riverside Redevelopment Initiatives 30 CHAPTER 03 MARKET ANALYSIS 32 Farmington Retail Trade Area 33 Population&Household Growth Trends&Estimates 33 Consumer Expenditures analysis 36 Retail Gaps Analysis 37 Housing Analysis 37 Market Review of Preferred Downtown Redevelopment Concept 39 CHAPTER 04 IMPLEMENTATION 42 Keys to Implementation 42 Roles&Responsibilities 43 Getting Started—Downtown Action Plan 45 Land Use Controls 47 Attracting Investment 51 Financial Tool Box 52 Using the HRA Act 59 Table of Contents FIGURES & TABLES Figure 1: Project Study Area 5 Figure 2: Existing Land Use 7 Figure 3: 2030 Planned Land Use 8 Figure 4: Existing Zoning&Historic Properties 9 Figure 5: Public Property Ownership .10 Figure 6: Existing Downtown Pedestrian&Bike Network 11 Figure 7: Existing Downtown Public Parking 12 Figure 8: Issues&Opportunities 13 Figure 9: Downtown Districts Concept 17 Figure 10: Illustrative Downtown Redevelopment Plan 18 Figure 11: Illustrative Downtown Redevelopment Plan By District 19 Figure 12: Recommended Changes to 2030 Land Use Plan Map 21 Figure 13: Rambling River Center Plaza Concepts 25 Figure 14: Bike and Pedestrian Network Plan 27 Figure 15: Public Parking Plan 28 Figure 16: Farmington Retail Trade Area 34 Figure 17: Farmington Drive Times 34 Table 1: 2015 Household Expenditures by Selected Product Type 35 Table 2: 2015 Retail Demand Potential&Leakage 38 Farmington Downtown Redevelopment Plan p � 11. 46111141b.. 411 CHAPTER 01 : DOWNTOWN ' S CURRENT CONDITIONS • ."°""fool Downtown Farmington is at a crossroads as the City of Farmington continues its rapid growth and evolution as a community. For much of its history, the area viewed as downtown today was a freestanding rural downtown that served as the community's commercial, civic,and cultural center.As the Twin Cities metro area has grown and expanded its suburbs outward to Farmington,downtown Farmington's context has changed dramatically. Downtown's historic role as the most central, convenient commercial and civic destination for residents is now confronting major competition from new commercial areas emerging within Farmington and neighboring communities. With a growing portion of Farmington residents living north of downtown, and drawn toward destinations nearer to them or closer in to the metro area, downtown is increasingly viewed as being at the edge, less convenient, and irrelevant to the overall community. The purpose of the Downtown Redevelopment Plan is to analyze downtown's current and future challenges and provide a shared vision for downtown that guides reinvestment efforts by both the private and public sectors. 4 74:1,,N4 HFigure 1: Project Study Area y ,i 1R . r , !�. t � ■ - A re s b 41 I w j k .: ---s- I el;LA., /,, 1 i-,,,, - i D..,. Ir , .a I 1 `tq .a• 1 5151 —I 4 . M'c' ), ,i ,f , 2 ....--T7,, . i " a= i .,— �• r ? 4111 L. ow o.aa o,x aneN �� DOWNTOWN STUDY AREA Downtown's traditional commercial district,approximately 3 blocks in length,is � # , located south of Elm Street/Highway 50 and east of the rail line.However,the study area for the downtown redevelopment plan encompasses approximately s 20 blocks,including blocks north of Elm Street/Highway 50 and west of the rail line.The downtown study area is bounded by the Vermillion River(north),1st Street(west),Walnut Street(south),and 5th Street(east),as shown in the above aerial map.It should be noted that the study area's boundaries are larger than the city's Downtown Commercial Overlay District's boundaries,which have an eastern boundary of 4th Street rather than 5th Street.Also of note,the downtown zoning districts encompass a much larger area,extending north to Main Street,west to Division Street,south to Maple Street,and east to Highway 3.These zoning districts include B-2,R-T,and R-D. 0 Farmington Downtown Redevelopment Plan CURRENT CONDITIONS ANALYSIS _ This chapter provides a brief overview of downtown Farmington's current conditions, issues,and opportunities.This analysis considers current land uses,planned land uses,zoning districts,historic properties,public property ownership,public parking, " current sidewalks and trails.Maps and analysis specific to each of these elements are 1111 on the pages that follow. In terms of current development character,the downtown core is lined with _ r _ commercial storefronts primarily in traditional buildings along both 3rd Street and Oak Street.Unlike many historic downtowns,Farmington is fortunate to have retained downtown streets with solid building frontages.Many downtowns eventually lose some buildings and replace them with surface parking lots on their "Main Street"Surface parking lots front on the 3rd St/Highway 50 intersection,which is the primary entry or gateway into downtown,and the intersection of 3rd St/Spruce St.Changing the development character of the 3rd St/Highway 50 gateway corner to reflect the historic character of downtown is a strategic redevelopment opportunity. Downtown is also fortunate to have retained a number of unique historic buildings clustered near the intersection of 3rd St&Oak St,which are primarily commercial buildings with classic architecture.However,there is also a substantial number of vacant storefronts and buildings,particularly in the historic buildings.Empty storefronts in these iconic downtown buildings represents significant missed opportunities for downtown revitalization. Commitments to keeping downtown the civic and cultural center for the community are evident in the presence of civic assets,including the City Hall,County Library, Rambling River Center,Elementary School,Post Office,and Municipal Liquor Store. Downtown is also home to several community events,including Dew Days,Dazzle Day,Car Show,and the Farmers'Market.The city also has invested in providing quality downtown outdoor public spaces,including the Depot Way Arts Park and streetscape improvements in the downtown core.The downtown streets have features,such as wide sidewalks,decorative pavement,corner bumpouts,benches, and pedestrian lamps,that provide a foundation for creating desirable outdoor gathering spaces.A major gap is the lack of a public park,plaza,or open space in the • I y: downtown core east of the rail line. .00 .r There are a limited number of vacant sites in the downtown core,as well as the r downtown edges and riverside districts.These vacant sites,as well as underutilized sites,provide valuable opportunities for the city to attract,guide,and support redevelopment projects that strengthen downtown as a commercial,civic,cultural, and recreational center for the community. An active freight rail line is located on the western edge of the downtown core. Train traffic and noise is a concern for some existing downtown residents.While the city has previously explored the potential for creating a Quiet Zone in Farmington, the significant costs which would be the city's responsibility have prevented the establishment of a Quiet Zone thus far. Crossing of both the rail line and Highway 50 by pedestrians and bicyclists has been identified as a concern. Downtown's Current Conditions 0 Figure 2: Existing Land Use LEGEND _ t Ell Study Area L-1 Parcels Floodplain Willow Existing Land Use ■; Single-Family Residential EllMulti-FamilyResidential I _Commercial ` _Industrial Pine Pine _ Park/Open Space { I= Public/Semi-Public I -...0 _� _vacant INE I ROW Main • . . I IL l__ M HH ' II Oak ' Oak 1 _ - ,-,-- l __. i L_________ ISpruce II I . � ' c ti i .��p 1 iiffi ._Iiiiia Walnut • 4( Walnut alli' r---ii . t--1I I I I I I "Ili CURRENT LAND USES The downtown study area currently contains a diverse mix of land uses,including commercial,industrial,public/semi-public,multi-family residential,and single- family residential.There are also some vacant properties scattered throughout the study area.The commercial land uses include traditional downtown retail,service, and office uses in the downtown core.Outside of the downtown core,there is a large suburban retail development and businesses not oriented to a downtown environment,such as self-storage,automotive repair,etc.The residential uses are primarily single-family with just two apartment buildings and two townhouse developments. 0 Farmington Downtown Redevelopment Plan Figure 3: 2030 Planned Land Use - LEGEND i._._.;StudyArea Parcels Willow 441 Floodplain 2030 Planned Land Use Low Density z p"i Low Medium .111Medium Density Pine Pine — High Density r i _ Mixed-Use(Commerdal/Residential) I _ _Commercial ""' :'"I. — Industrial 1111Park/D n Space Main . _ Public/Semi-Public II,All i _-1111 ■11. ROW r . I 50 _____.IIIi • Oak Oak r __- E 3111. 1. I Spruce — ) ;{ 111 Walnut �r-- Walnut IlL I 2030 PLANNED LAND USES The city's 2030 Comprehensive Plan includes the following downtown strategies: » Maintain and expand the downtown commercial center to the north and enhance its river front orientation. » Preserve the downtown area by retaining historic buildings and features, require high design standards,provide for a diverse mix of community-oriented commercial and cultural activities,promote well-landscaped developments, be pedestrian-friendly,promote the display of public art and encourage community gatherings. The 2030 Land Use Map currently in the city's Comprehensive Plan,shown above, reflects these two strategies,including the expansion of downtown commercial north to the river and east along Highway 50.It also guides the expansion of medium and high density residential through redevelopment around the downtown core. Downtown's Current Conditions 0 Figure 4: Existing Zoning&Historic Properties LEGEND I __I Study Area Parcels ®Historic Property • Willow ®Eligible for Historic Designation ZONING ,/ n A-1(Agriculture) IMO B-t(HighwayBusiness) —.illi NMPine B-2(Downtown Business) Pine _B-3(Heavy Business) _ B-4(Neighborhood Business) — Business/Commercial Flex r 1-1111 J =II-1(Industrial) — IP(Industrial Park) Main = Mixed-Use "" 11111111 Mixed-Use Commercial/Residentiz I_ P/OS(Park/Open Space) R-1(Low Density Res 1-3.5 DU/AC) R-2(Low/Med.Density Res 3.5-6 DU/AQ 5a • R-3(Med.Density Res 6-12 DU/AQ IIIIIIIIIIIIIII, R-5(High Density Res 12+DU/AC) i I i R-D(Downtown Residential) ®I116 111. 1" R-T(Downtown Transitional Mixed Use) ROW(Right-ofWay) • Oak Oak ® 11' SSC(SpruceStreetCommercial) _ �_ Water EIII ! . p N 11111 I Spruce i :‘,1 • I , mplauiim ...n.__ =d ,, ,,,„,„... 7 I Ir WalnutF Walnut , ,I I, CURRENT ZONING & HISTORIC PROPERTIES The map above shows the current zoning district designations within the downtown study area.The primary zoning districts are B-2(Downtown Business), R-T(Downtown Transitional Mixed Use),and B-3(Heavy Business). Historic properties,both designated and eligible for designation,are also shown on the above map. 0 Farmington Downtown Redevelopment Plan Figure 5: Public Property Ownership LEGEND Ill Study Area I.\ Willow Parcels Floodplain • Ownership �'------ - City of Farmington -1 Dakota Co pine Pine ION Dakota Co CDA I= Farmington EDA/HRA '� I -. _ ISD 192 r Main - ■ 50, • 111111 I . 1111111 ' 1 Oak Oak I l' v _,l _ y m r v , , Si miff -1,171 l dill.Walnutar, IIIII Walnut 1111 PUBLIC PROPERTY OWNERSHIP Public/semi-public property within the downtown study area includes the City of Farmington (2nd Street,Rambling River Center,along the river),Farmington EDA/ HRA(City Hall,Depot Way Arts Park,vacant lot on Oak Street),Dakota County (library),Dakota County CDA(vacant residential lots),ISD 192(administrative building on Walnut Street),and NSP/Xcel(Oak Street property). Downtown's Current Conditions Figure 6: Existing Downtown Pedestrian&Bike Network iae� __ 1 ‘7°."°—')W,,,r‹.-4'r-r-q i ti •4 1, - --- 2o7ih _ 'G'n _____---/' - 209th znam � � , /� . . a 'I I I it ' G� 1 - , ,1,,,, ,frof,____ ,_ 1 7,_ (A I y µ1 1 ' '1 [ t--- i ' 1 h. II p IIT rRTh 1 1 fI_. 1_I I I : ... , L( 1 I. 1l : 1 _ , I —} CIS ._..., ,. e. -- t is i t Eiee l 5 r , _ 1 -^ ckn \ H 7 orY I, - I Fast n95idewalk / ,. ... • B19nakd lntta rse M . IN N.Boundary !� Mini. Alitil CURRENT SIDEWALKS & TRAILS Most streets within the downtown study area provide sidewalks today,with the exception of 2nd Street,Spruce Street(west of rail line),and 3rd St/Pine St north near the river. Other than the pedestrian path through Depot Way Arts Park,there are no trails within the downtown study area today.The closest existing trails are located across the river from downtown(north side of the river)and west of downtown(east side of the river).There are limited access points across the river to the regional trail network. 41) Farmington Downtown Redevelopment Plan Figure 7: Existing Downtown Public Parking i i ' 1 I , I - __ y, 1 j- '-,. I i_____.1r tl r I yin i , Ht 44. .o 1 : fl I ` :4 I yak 1 tak —' Ll _ .. II i ,i .., 1 I Angled On Street Parking =*' 01 Count a Parallel On-Street Parking_ 'ta nu III Municipal Parking Lot -- IIIy Library Parking Lot LibrI I i 1 CJI I CURRENT PUBLIC PARKING The map above shows where on-street and off-street public parking is currently available in the downtown study area.With the exception of Elm Street/Highway 50 and 2nd Street,downtown streets provide off-street parking spaces.Angled parking is provided in the downtown core on 3rd Street,Oak Street,and Spruce Street.Off- street public parking lots exist at the city hall,adjacent to the Rambling River Center, 2nd Street,and the library. Downtown's Current Conditions Figure 8: Issues&Opportunities r I i ew+�♦yi ii ; Kemps Dakota County +� LumberC •• E!j or' 'i L • 7.., . ,OF, ^ 1 illi_lt Rambling River ~ I sr 'le CIll t :. ParkA f r i . r 1 I t • �,..,,,>•-. ". I ( i i ' ,) • 1 LyrtrdptarniteN y -- 1 i r • 11. •-:- — - DOWNTOWN ©a ._ _; -- _ . ,. r k WEST EDGE ¢ j EI". t P Z ., 1 g. 1, p� gyp* -. - • - - k I t fig—if c 43,-,•••••••e•- r••a._.... -.1.,.....•••) 4. .4'F= Mmneopolis 'Pr* Air Route Traffic , < Control Center " -_ __ y DO NTQWN �� i'1 LEGEND - * ..,m•r g EAST EQGE . "" Instructional Services R.1 vomna� � , Center/Gateway Academy' 11111 weak Street Frontage • Pee AMr' - T - Po — • Small World � ll• '� 4111[• an sco..Ow Child Core - .,�- • .• $ 11trmr - nn cmnamm ..Rina1•.R"• Tyr .-" po,a connr<m� ., Bonn � 4. • • 1 t .p rr• J • o ll k 4 uopen spate Westview i --_ , { MN u�r�,ah xl,mnt Park ^ _.. • tr e r Farmington �, Mt IZZI •kq.w:mr¢ ;" Elements DESTINATIONS .u•.•e' '• 1•. . --- e o.utwobompAr taererae; ate, f I " - "�4 1.. O Ekmmta ry School 3• ( 1 e Lea, lt' O City Hall a. s O BakeFrtanr r IIP"''.. lw •r. _ c ., } '•. • t , ,r. Q• Ice p _ • ' • s i a P k Shop '' • 'i w. Q rntage5hop , ,e '""• I • 0 Jewel.) D n a.mmoa • . r I • . ' s 1 • seta or curter : -!( ■ 1 xe,taormva,r 0:4 '- '11 y' A 11/taeO." _ 'i - Vit.. •a.1i1 i'"J,i'W{'M 41"• _ .1) erptery slo2Fnarmaty ....^..r�. Li .. .7'." Y s ,�� ,FJ van f ! —� _ •k 1 s e':$.� .,ifiki ,oda a _......._ r :_. -.- ...- _ ., ,- ._ �, ..r .. ... • _ ® Farmington Downtown Redevelopment Plan ISSUES & OPPORTUNITIES ANALYSIS These downtown issues and opportunities were identified by the project consultants working with the Project Task Force and city staff early in the project, so that they could provide guidance for the exploration and creation of downtown redevelopment concepts.Figure 8 provides a visualization of the issues& opportunities analysis. Issues » Vacant commercial buildings/storefronts » Vacant sites—Elm St&Hwy 50,Oak&2nd St » Current restaurants&bars mix doesn't attract families » Casual gathering places are limited,e.g.bakery seating,outdoor seating,no coffee shop,etc. » Rail line impacts include frequent train traffic,train noise,and limited number of street and trail connections that can cross the rail line » River also limits street and trail connections into downtown » Lack of public green space in downtown core » Buildings on Highway 50 don't reflect character of historic downtown » Downtown is off the beaten path for residents north of downtown,not convenient » Not enough unique shops to be a destination for boutique shoppers » Not enough destinations to attract residents on a regular basis » Identity and awareness of downtown is low within the community Opportunities » Reuse of historic commercial buildings and other older buildings on 3rd Street and Oak Street » Redevelop vacant and underutilized sites » Add park or plaza in downtown core » Add connections from downtown to trail system and river » Add a riverwalk on south side of river » Create a stronger downtown entry from Hwy 50 » Improve character of streets,e.g.2nd St,Hwy 50 » Add new housing options » Create stronger downtown identity/branding Downtown's Current Conditions 0 Precedents&Inspiration - :, ry, ' ,Oak Street, Looking West Toward Milwaukee Depot, Farmirg-ton, Minn. '. I .•�;• )1.1• ��1 I $ 1 iill �1 *114 1 I i1 t , ...,....r 4 ii is dinitialLeoldl."-' " - - Nti1 , • I �.+..• r9.V`.f.AP4•w.R.0“....ii a444 F ''^ +. N t,b : r:ey _ V fillierlkit:iiiii. - . i E 'Iscreliff„, -..*A- I . I -` I -- __ tits', ICLi31l ILIIMML� ,- a i . �71' . a}.t A �,. _ Historic photos of downtown Farmington buildings,streets,and views,including many buildings that still grace downtown today ® Farmington Downtown Redevelopment Plan CHAPTER 02 : REDEVELOPMENT PLAN & INITIATIVES des The Farmington Downtown Redevelopment Plan is intended to provide a shared vision for downtown that guides reinvestment efforts by both the private and public sectors,including key redevelopment opportunities. The vision for downtown has the following guiding principles as its foundation: » Preserve and enhance downtown's unique historic character to attract people to gather,visit,shop, work,and live downtown » Reinvigorate downtown as the community's commercial,cultural,and recreational center » Retain and strengthen civic destinations and events already located in downtown » Enhance downtown's walking and biking environment,including connections to the Vermillion River,regional trails,parks,and natural areas » Improve downtown's identity and visibility as a desirable and convenient destination for residents as well as visitors from surrounding communities » Focus on redevelopment opportunities in the downtown core first This chapter lays out the community's preferred downtown redevelopment plan, including an illustrative development plan, land use plan,pedestrian and bike circulation plan,parking plan,and public space concepts. Redevelopment initiatives are identified for each of the downtown districts:downtown core,downtown edges,and downtown riverside. 16 Figure 9: Downtown Districts Concept ,.i_ -- -, it I.1.P RIVERSID ,g .'. NORTH all IIII RIVE' 0 , i a . . I.--.WEST --- _, MINI DO 'Tt ''NI41 o �. : - CORE_ ' "'. __.�� _ . 0 a —.r 1tti A III _ r...- :. i • EDGE 4 DOWNTOWN DISTRICTS The study area for the downtown redevelopment plan encompasses approximately 20 blocks,including blocks west of the rail line and north of Elm Street/Highway 50.Defining a downtown area can be challenging and often times there are multiple versions of downtown geographic areas within a community.Farmington's current zoning map actually defines an even larger downtown area based on the current extent of the downtown zoning districts:B-2(Downtown Business), R-T(Downtown Transitional Mixed Use),and R-D(Downtown Residential).Since the downtown study area is fairly large,diverse in its development character,and includes two major connectivity challenges(Highway 50 and the rail line),this plan establishes five(5)downtown districts as shown above.These downtown districts each have somewhat unique development character and challenges for pursuing the plan's preferred redevelopment vision.The downtown redevelopment plan uses the downtown districts for identification of unique redevelopment initiatives, connectivity improvements,and redevelopment phasing. Farmington Downtown Redevelopment Plan Figure 10: Illustrative Downtown Redevelopment Plan s I. t r' r p �g a .. "fir- illa 4 �? � :' to 1.' . . 1 . , 1 t - F 4, #. ��' d. 1116ItriF III ' -; I 1.1 ! �-.. fall - _ t �� ..r.rtr -L. a , �„� i i I . � iE1! I _ :rLI VIII , {gyp T e} , 10 , .rott'IWf*LIIS1RAIEC�S 4 y� '. Mani COW lrl*Oka tam" d, - �:.. ,._..,- , xtl0y1 !� * 1 _.. '' kbbiernoglogranimativattat Miran/vs doom.' •r i-D ldliir* hporae _ elimYq Mow - • '. w • r .� • 1? j r A•.rwryrdn m.k...ormi I is*hi , P r ; fid' rtpimaival11l1i f 1 I'. a tit*,d, irEirirtry.xar l, 1! j • H Adladilnpmitt d ."} 4' vilel a ral loll lIt6i Y 4 F I rrr 1.1 pamaiiiiiii)ditiM H Iri7in i , I isi 4 : it! R /MSR , rt.....- � 6 , 12:1 1 . , , ,/____1„ ,., r I h3,.4rnr wW�q I I N 4 C *owimpairwynsaeod E„- — ?4 Q I ii+s tief!d 1 Il Elrod Ahdf.•, 1l I 0 ' .13 0 [a*aawirs Y — 1__ tt P Mlltrdsiaabdpr 1 kwna}Ry i -- c _. a " 4 0 F r.i•Mri s �I,'`— t all I iA 11711,___ us I Y . . • tleiYL _._._ e tiatifi f i�_� TT p • �Yrr _v _e ...,.. • =1minim 9110. E... I I ;.04011'. :it i,.., ,. t*': p �,,. arm NOVA 141.1 irrOMl g# 1[{},'._ £ 1.r , �p�1�arirlvrr�n■ q1' 1.0 }. . i '. :,-,141 LIS- 41 -�ryry1. 'tY �sr 'is+ iii usvotive plan shows key redevelopment and reinvestment location opportunities,including redevelopment initiatives. Redevelopment Plan & Initiatives 0 Figure 11: Illustrative Downtown Redevelopment Plan By District immbir -./. tri DOWNTOWN CORE :._ k I ,„ K .11-16-:-":.., _ `, F 11) 1 , _ y J{ Q _f - i .1111#::......,... •Itil 41' • aq "ft Lg — St Q E J to - r r 4�� A ;� . D w . > �� . i J ! �. .4 i n , rA . -...4..„... ,., '- `' .r,r Int " .._. 4s H H Ba .[ I E, - § it ' — ' - 1 H i-r- ii i E — J Bill A14, J J .I ; CJ1. D 1` J i B i I li ' _ B , . E Lik......; 0 Farmington Downtown Redevelopment Flan • DOWNTOWN h1VEikS1, I z 7 V E R M T. tf•.4' * grels 44 I 1 . ''' r' j ./r- ,,,,,,, , ) , ..,.......r. .... ,•• ,_ ._ . • _.. . p ..--4.e_ 4.1._ .• — 1► iirr R I :iJJ1 za. II t r 1111 1 B y � _:....,. ,..t-- 1 wry , 1T:s..„i r fW' -.G ' PI VSr ;Q II REDEVELOPMENT STRATEGIES ma I I W I I A. Refurbish current vacant historic&other DOWNTOWN WEST EDGE DOWNTOWN EAST EDGE t commercial buildings f B. Retain&support improvements to civic/ municipal destinations in downtown -- —' '� .___ C. Redevelop vacant&underutilized sites _._ 1, D. Add&improve outdoor public space in the lli Fn —,downtown core for events&informal gathering EillA I places r E. Improve pedestrian environment i + F. Add key downtown core bike trail facilities& t1 _ F } connections to the river and regional trail network 1111 I G. Create complete downtown trail network !� I EI K H. Add outdoor places for seating&gathering along ' 3rd St.&Oak St. 1 --- I. Improve Highway 50 crossings for pedestrians "I .�a and bicyclists 4....._ � , .�, J. Optimize public parking on-street&off-street .j K. Strengthen downtown entry identity and I I waybnding II ! L. Redevelop sites to provide new housing options ( ,a ,.� 1 7 • .. ., i in Farmington (_ ,� M.Improve design of existing commercial sites on i r r.r Hwy 50 j N. Expand Rambling River Park , I 0. Create a riverwalk -- F P. Add a pedestrian bridge ' Q. Riverside West P. Riverside North •mom, DETACHED HOUSING I r _ 1 ; �4+•; '',•;••:r' .ii _.. '-',. • I ATTACHED HOUSING `I I I i APARTMENTS .l • �: 1 +.n� ;..� . MIXED USE ` I. N. , ((dYlligAL+RESIDENTIALI t —�R . i »< • COMMERCIAL I - ' r • am ` . PARK OR OPEN SPACE „{ --- - I HISTORICBUILDINGS 'i 1 I +^/�iF� '• (IN(LUOING FLIGIRIEI �' i A1, ti PROPOSED RIVERWALN . 1 tr. EXISTING TRAIL II ,f An.. R+Ri PROPOSED TRAILNETWORK I + MINI PROPOSED DOWNTOWN CORE KEY TRAIL CONNECTION I M.se, v t MID-BLOCK PEDESTRIAN WAY OR NEW SIDEWALK < ' A r•; V Redevelopment Plan & Initiatives 0 Figure 12: Recommended Changes to 2030 Land Use Plan Map LEGEND i / [7 7]Study Area _Linden 1 Parcels .. ,..-. . , . k.,4,,,-Floodplain 2030 Planned Land Use -- -- Low Density , . .. ..- .... ,' Low Medium 11111 Medium Density . ,--'-'' Mil High Density Willow --- r'--/ :'-- =Mixed-Use(Commercial/Residential) > ENCommercial ,s .., re, Ar 4 =I Industrial . e TAr IIIIII Park/Open Space ,„ IIIII Public/Semi-Public / ROW Irfr 41. 0444 44 .1222:Proposed Land Use Changes . __Pine Pine , + redook.,4 ,., . , 4 or r i .1 "P" ,. ... . .10 —r•— ,-- , •111111111 I AIL Main 20r • II . ipul _ a A - — - ' __.. . IrOrrre , /AAA A -z rjli 50 • V:p 0--. I::1 Oak - ri ' ! . _ --1 --------- r, ,....., 41 , #r OViii Br" , -40. ..IW - – -411110100 ,r1 Oak • ZA 1) — I _ 1 • Spruce __ tym i 1 es4.&4 - 7i J ,: ,er.vvvr, .,-;,• 4.11 _ ___-. '1111- . 44.I.A.00.. Walnut • Walnut 11111 ••41,-, S'-' rr'-, -7,•-',e•-;-•7!•:::7',,,11.7-1 Locust I M -a -a 111111 , , n-, ....., , Locust IN I ' III it The land use plan map above shows recommended changes to the 2030 Land Use Plan Map in the City's 2030 Comprehensive Plan as a result of the Downtown Redevelopment Plan's illustrative plan. 411) Farmington Downtown Redevelopment Plan DOWNTOWN CORE REDEVELOPMENT Precedents&Inspiration INITIATIVES ` -- k � The downtown core area is centered around the blocks along 3rd Street from the CI . - Highway 50 intersection south to the Spruce Street intersection.This six-block areagl. I 'f �� is fortunate to already have an authentic"small town"and"main street"feel.There _..� are some significant existing assets to build upon,including streets lined with --" - t ----�-- storefronts,attractive historic buildings,wide sidewalks with decorative pavers, - trees,benches,lampposts,and corner plazas.In addition to the historic buildings, - there are views of downtown's rail and agricultural heritage on the west edge of the downtown core. Active storefronts in unique historic buildings will Redevelopment in the downtown core is focused on retaining,reinvesting,and reinvigorate downtown reinvigorating underutilized buildings,sites,and outdoor public spaces,including the following redevelopment initiatives: . A. Refurbish vacant historic buildings and other commercial ibuildings ` '"' » Exteriors and interiors,some buildings with restored exteriors are in " _ - — :: ' need of significant interior improvements to be attractive to potential tenants •. • Downtown's low rental rates for commercial space create a financing gap for building improvements,so public or non-profit involvement f in funding could be critical to jumpstart this initiative B. Proactively support the retention of and improvements to current civic/municipal destinations and expand events in ' �` downtown t » Current civic/municipal destinations include the city hall, library, post -. office,and liquor store ./ , _ » The municipal liquor store should consider locations in downtown, a --;' including existing buildings and a potential new building on a redevelopment site » Current and potential downtown events include Farmers'Market, Dew Days,Car Show,and Dazzle Day,which are important for . '" ` attracting people to downtown and also serve as a cost-effective • 4. - form of downtown marketing �`" , - ---- . ._ C. Redevelop vacant and under-utilized sites for new business ;` and possibly housing . ' '' » Southwest corner of Highway 50&3rd Street as a critical downtownA br 47..' gateway development opportunity _ » North side of Highway 50 between 3rd and 4th Streets Precedent downtown buildings showing potential new » Sites near Oak and 2nd Street intersection building types that could fit into Farmington's historic commercial district • Redevelopment Plan & Initiatives Precedents&Inspiration .,. 01 Aar gt A ,,. 414:tel TopAp ,,lip. :Pr RN ill - 111.11t ate ..• 2^.1f111.i a.;**.a n .,r�..ak.., �► x 11�_ tk � ,, - `# l' ' '11 - ' • Model of the historic Farmington railroad depot courtesy of the Farmington Model Railroad Club that could `I IF 111_ t, . ', , serve as inspiration for a future open-air farmers'market pavilion IC D. Improve and add outdoor public space for informal gathering places and events s # » Refurbish Depot Way Arts Park 9a 1 » Create Rambling River Center Plaza (see Figure 12) » Create 2nd Street farmers'market pavilion and open space(see photos of farmers'market to the left and depot model above) .'' » Create library corner plaza _ yEfk E. Improve pedestrian environment t ' ' • 0 » Add sidewalk to 2nd Street L• .40,,-„4:- _ i;; 1F ala, » Improve and extend existing mid-block pedestrian pathways F. Add key downtown core bike trail facilities and connections -- to the river and regional trail network » Fill trail gap from downtown west to Rambling River park trail via P r Spruce St 1 1-1i » Fill trail gap from downtown north to Kuchera's Entrance via 3rd St, i . Pine St,and 4th St » Add trail hub facilities in downtown,e.g.bike racks,map,directional tilt • signs,restroom,water G. Create complete downtown trail network » Add trails connecting into downtown on Oak St,Main St,3rd St, Division St,along rail line,etc. Precedent outdoor plazas and farmers'market spaces showing potential new types of outdoor public spaces for downtown 0 Farmington Downtown Redevelopment Plan Precedents&Inspiration 2 F j ter.+..__ai a� —� ; '1�. -- t ...... 4 ,. 7 1 • 1 - -.,...ii ,- . -..--- • rim r I • . ,Ili "-- ., igi - 'Ir.r.tts 7 1 :-- - —,. 4.. .7— F }, T,. .14.c 'J .. 7t ' PI" .. • ' 4, 1 10 t i 1:4A21, � J P4 • -ik• ":14.1" Precedent downtown gateway features +4 A H. Add outdoor places for seating and gathering along 3rd - - • Street and Oak Street -'�=- 111 -y-- rtil :o, • Consider adding benches or seatwalls in corner plazas , » Promote temporary outdoor seating areas for restaurants, bakery,etc., including on-street parking I. Improve Highway 50 crossings for pedestrians and at, bicyclists _. • Add visible crosswalk pavement markings - rd,,. » Add pedestrian-activated signals J. Optimize public parking on-street and off-street » Consider increasing on-street parking by converting some parallel -.Y-' parking to angled on 4th Street and Spruce Street Precedent outdoor public seating and gathering spaces K. Strengthen downtown identity and wayfinding j- fi4ci,„, .. - , SOP- -» Add downtown gateway signage on Highways 50 and 3 Y 1 » Add wayfinding signage,e.g. bike trails, parking `• : •S-r Air' 1;,,i f Istc = .,r 1151108 MOM. c . . . \ to Precedent wayfinding signage Redevelopment Plan & Initiatives Figure 13: Rambling River Center Plaza Concepts PLAZA CONCEPT 1 � � I [.--- i g I l • , : — - __.�� " -- 46 ilationi.... • 1 '� i' g 1 _ I '. .' - 1[0: : , w 1 t�renJEzhibition T'• 11 i , .T1Imp4rar�ri'Ptieiint _ • ,i - " ' ChrislnatiTrte`' .4.. .. . _ 444 Feloterid&ell 4 r .r 6 ,. r4. +►� N. , .. IMEn-----ar-- P :M. PLAZA CONCEPT 2 r e . 1 ;,fir,,.-- 1 I i " IV ■ . ' . iRJ i.,` NM / a ., -- T ; • ' * ii. A III N • k f a. r. NW fia * .gym M. ,.,ter , Terry;-xnr} Perrttlnertt Chnoinitfrre - -- i #- _.._..—, -,. .. -k:• ,, 0 Farmington Downtown Redevelopment Plan 0 sanileiliul 2 ueid luawdoianapaa '". iiia P 1 )vial �. r Pi • r if nalui47 - .T-,_ luaurturad 4ilradsus1 -.I•... pn{ :a u r I ■ u ...'.�—_...» ,, ' tib "4"11116.117.r r I::1:°ir- - i 17ld9)NO) VZV1d • ' '— ':'. '' 410.51"41 ,. « ate..: : ... ill /11y _ .•F • r i -.'..., Si '.."."."11r PilaPYLCI 4 Itillfflirik AlAiri ltet + w 11/! .r; •4 Fes# t r i 4a r 1 kr fx p i - £1dJ)NO) VZV7d— - - -• _ 7 Figure 14: Bike and Pedestrian Network Plan \\,, -V, :,, � 1 (7 3 _ _ —_—I ID 13 - a3 �us , -_` l - I 1 ... I \ ' CI I — 09thIc r ry f'!t, /11-7 I I I l ! i % / \. ; / 1 2139th- 11 I 208th _ H / ,! II _• .' `�.L ( _ _ �, =I— In.en I-. - / , / 11 I , / / °;.4 ' ` Willow r L j,, ,,, '--- IPr gli __ _ ' M- .." ' / Pine — '� i I 1 [11 0 _ - - -- ---moi -- .444_7 TM-- 7 LT - , I 1, i_ I -z�_�-�-, ,i><,�,�out �_ �� I 1 I , - .a, ��. 1 - .0 . j v i11 1 LI [ T1 ! ' I -_i-r, � i [- I ! = t I � iii ( � I- ' , , � . 1104 ;''''' I MIMI 1, 1"-L__ I M 1 1 H Ill I 7-1-1- Spruce L __:-,'4 # '—'r"-r-b 7 I_. ! 1 __I_ I �II I I � _II 1 1 Walnut i _7y Walnut ! MII 1— iii I J --I— ! J / - -1i--- —,— i ! . r Locust ° Locust I N — ____]-1 r _ _ —_ -- --- I ' ( 7 Maple 1 — III I —_ brace}— ■ -- --{ Beech — TL_ I i-_— Beech 1 I [ !?—1 ' li _ — L_ Beech Pro striae +Mid-block L _ ', 1--L-k i �� Pedestrian Crossing )L- r� ,! L--1 P Im — 1 1 I HicTco-ry Proposed r � �, ■ ; — Proposed Regional Trail Connection 7" Hickory —1 H,ckor� —�_ — 1 ExistingTrail �_ y}�` .._...JO! --.� _— I _..—z_...._o r f Existing Sidewalk I �� v _ I s iii ® Railroad Crossing /r � \ ' ¢j 1 i or I—:T Ir; - • Signaled Intersection 111 - # -- .._.. 1 1- `n Project Boundaryj 4 - i i tit I i 1 �,>,m�,1 1 Pedestrian&bike circulation plan shows key opportunities for improving downtown's walking and biking connections. ® Farmington Downtown Redevelopment Plan Figure 15: Public Parking Plan 1 11 1 i 1 —1-- /''� T— 1 ` r...:' 1 - , 1-- 1 j a -. r'' i I I i 1. I in , , ___ ___i . . .. 1 ____ L_ 1 , , , „ .. , . . ...... , , , _ , , , . , „ , ,H , , I :6 ._, 1 1111 17: i . i. 0 i iak i - f J 1 / —l_ iiiIi : , r 1 7 Prk2.41-Angled On-Street Parking S4 1 Parallel On-Street Parking ~' Potential Conversion to Angled Parking” "t.. a nu m Municipal Parking Lot 1 1 . I ( -1-1 i 1 © County Library Parking Lot i 1 1iiiw a l I I I I I V'1 Parking plan shows existing on-street and off-street parking areas,and opportunities for increasing on-street parking. Redevelopment Plan & Initiatives Precedents&Inspiration DOWNTOWN EDGES REDEVELOPMENT INITIATIVES g The downtown edge areas are located east,south,and west of the downtown core area.The east and south edges are primarily single-family residential today. ' r I However,the west edge is a mix of single-family residential and outdoor/indoor storage,and manufacturing businesses.There are just three retail uses within the two edge areas,which are all on Highway 50,and one office use on 4th/Oak St. Redevelopment in the downtown edge areas is focused on two redevelopment I. initiatives: 11/1 L. Redevelop sites to provide new housing options in Farmington Er* » Redevelop area west of rail line,north and south of Spruce Street, • 0,1 07, 7 with apartments or a mix of apartments and rowhouses » Redevelop half block on Walnut Street, between 3rd and 4th Street, with townhouses similar to the north half of the same block M. Improve design of existing commercial sites on Hwy 50 » Add landscaping buffers,including trees, between the sidewalk and surface parking areas Itl ! 1.,P ail Precedent housing development types for the Downtown Edge districts , -1 Poir 0 Farmington Downtown Redevelopment Plan DOWNTOWN RIVERSIDE REDEVELOPMENT Precedents&Inspiration INITIATIVES The downtown riverside areas are located between the Vermillion River and _ - downtown,north of Highway 50.A key opportunity exists to connect downtown , is a7 r and the river with a riverwalk,trail connections,park expansion,and site i 11 redevelopment. ' Redevelopment in the downtown riverside areas is focused on the following • ` redevelopment initiatives: N. Expand Rambling River Park » To better link downtown and the river's natural area,expand the park 1. south of the river and east of the rail line,and add a new park entry at 3rd&Pine Ml ` 0. Create a riverwalk on the south side of the river and ��' �; �i�'i i 4 - , , connect to the regional trail network(see North Creek 1 ■ i , {.� 1_ = 1 Greenway regional trail plan on following page) # `_ 'i' ; tl. » While there is a trail on the north side of the river,a new trail or IIIIIIM- .. . riverwalk on the south side of the river could be an added amenity for downtown residents and workers,as well as an added destination F to attract visitors to downtown <-°. , -- _____ , ., P. Add a pedestrian/bike bridge over the rail line - » The rail line is a major barrier for walking and biking in downtown - = and near the river,so adding this pedestrian/bike bridge is an ' L ''y important connection for creating a pedestrian/bike trail network in , - w downtown �` � , Q. Redevelop Riverside West » Redevelop the commercial site furthest from Hwy 50 with residential building(s) next to the river's open space long-term » Redesign the current commercial parking lot driveways as streets to �. transition the area from a suburban retail site to a place for shopping - and living ‘ R. Redevelop Riverside North r ill • » Redevelop sites along Pine Street with downtown townhouse and apartment living options it » Connect Pine Street between 4th&5th Streets . _-.- _y...,_�.. .,;.. ._ » Preserve truck route for the Kemps facility — — Precedent housing development types for the Riverside districts Redevelopment Plan & Initiatives 0 FOCUS-NORTH CREEK REGIONALGREENWAY } '°` ' i ,.- 4 4, ; Proposed North Creek �:. j r �� Greienwa} regional M ISI A , 4 Riverview f • F r frail f y" ""� Elementary-. School $ fl , .. a Dodge , . a � •Middle, f t;a r >>iong t ¢' School 'l ` t. �t� rZ School jf' r ballfields 1 fi h - ' , s'_ . ' �•�, i, Q Proposed �' ., bridge t -' Rambling ;: 4 Wayfinding Verm i pion t %= ? Trail connection T ,* ' `b Proposed grade ,, 4 l".‘ separated crossing j .ir�� Grp Existing grade tt 14!:-.\. PM' separated crossing ,' 50 — Gateway Existing regional trail landmark " eaci. Proposed regional trail z Existing local trail Ow x' Proposed local trail - ��� — I:I.M STRFFT / Connection Tyr Greenway corridor To ;Depot To L.akevill'e it Farmington v‘.a\ • 1 l^r- -t, . $ ',"b- a� x v,, ir Arts lib j! " _Schmitz Maki: ,_ -' Park dm 200 feet ' P Arena ° 3 t°tf ; The concept above shows Dakota County's current plan for the future North Creek Regional Greenway segment nearest to downtown Farmington. It identifies a proposed local trail connection between the regional trail and downtown that crosses Highway 50 at 1st Street,which is west of the rail line,then uses 1st Street and Oak Street to connect to downtown where the rail line crosses Oak Street.The Downtown Redevelopment Plan recommendation is to work with Dakota County on ways for the North Creek Regional Greenway to better connect into downtown Farmington. For example, bringing the regional trail to the south side of the Vermillion River would be preferable for more directly linking downtown to the regional trail.Additionally,safer connections to downtown than the uncontrolled intersection at Highway 50/Division Street would be Spruce Street west from downtown to the Rambling River Trail (next to the Schmitz Maki hockey arena) or the traffic controlled intersection at Highway 50/3rd Street. ® Farmington Downtown Redevelopment Plan I{ 5 4.1111-11164„. CHAPTER 03 : MARKET ANALYSIS 1 To ensure that the Downtown Redevelopment Plan's vision, concepts, and initiatives are based in reality, the process of developing this plan includes a high-level market analysis. The limited scope of this market analysis includes the following elements: » Retail trade area identification » Consumer expenditures analysis » Retail gap analysis » Housing market analysis These elements are addressed at a general level for the downtown Farmington trade area and specifically for the downtown redevelopmen concepts that were explored during this project. The market analysis was integral to identifying the preferred downtown redevelopment concept, redevelopment site opportunities, priority initiatives,and phasing. 32 FARMINGTON RETAIL TRADE AREA Figure 16 outlines the retail draw area from which the majority of the demand for goods and services in downtown Farmington will be generated.Lakeville is adjacent to Farmington on the west and has continued to increase its level of retail development in support of the large number of households that have been attracted to the community.As most of the retail development in Lakeville is newer, new retail in Farmington is more likely to draw from households in the Farmington rather than neighboring suburban communities like Lakeville,Apple Valley and Rosemount.Downtown Farmington is also likely to draw from households in adjacent outlying areas to the east and south.These communities do not have a substantial retail base and are more likely to rely on commercial development in Farmington to support and enhance their ability to obtain retail goods and services within a reasonable drive time of the City. Figure 17 shows retail drive times from Downtown Farmington using 5, 10 and 15 minute drive times. The majority of retail customers most likely to be drawn to Farmington are within a 10-minute drive time. POPULATION & HOUSEHOLD GROWTH TRENDS & ESTIMATES The most recent population and household estimates as published by the Metropolitan Council show Farmington is estimated to have 22,386 people and 7,557 households. Average annual growth rates in Farmington over the past four years are about 2%for population and 2%for households,respectively. We anticipate that Farmington has the potential to exceed the Metropolitan Council's 2020 projections for population and households,most likely by 2019. 0 Farmington Downtown Redevelopment Plan Figure 16: Farmington Retail Trade Area r i II Rosimun w.�.s� " s7 - rlrriwlp "...,,. .r^ I S Unlit of a s I • F 111 1.11 I [ tt t �� ,iie �, I YHnrll pl far.s.4 I ' N. ins LWuvINe Y'h h s vow".." t'. its*4 1 TN I '3,• s`'m As ; Table 1: 2015 Household Expenditures by Selected Product Type Amual Expenditures TCMA Expendkures Spending Potential Index to USA Total Average Average Farmington Twin Cities Category (c 0's) Per HH Per HH Market Area Metro Area Goods&Services Index Index 1 Apparel&Services 31,752 2,904 2,803 125 121 Entertainment and Recreation 45,704 4,180 3,935 126 122 Nonprescription Drugs 1,673 153 146 118 113 Prescription Drugs 6,364 582 557 117 112 Eye Glasses&Contact Lenses 1,225 112 105 125 117 Personal Care Products 6,396 585 558 125 119 Child Care 6,943 635 571 142 127 School Books&Supplies 2,460 225 221 125 122 Smoking Products 5,216 477 513 102 110 Computer Hardware 3,007 275 265 127 122 Computer Software 284 26 26 130 126 Pets 16,521 691 646 121 114 Food Index Index Food at Home 68,851 6,297 10,123 121 118 Food Away from Home 45,475 4,159 3,976 127 121 Alcoholic Beverages 7,643 699 691 126 124 Misc.Beverages at Home 6,462 591 583 118 117 Home Index j index I Home Mortgage Payment/Rent 146,319 13,382 11,355 143 121 Maintenance&Remodeling Services 24,634 2,253 1,988 134 118 Maintenance&Remodeling Materials 4,166 381 326 127 109 Utilities 66,960 6,124 5,883 121 116 Household Furnishings,Equipment,&Operations Index Index Household Textiles 1,345 123 119 125 121 Furniture 7,380 675 630 131 122 Floor Coverings 339 31 30 126 120 MajorAppliances 3,849 352 316 131 117 Small Appliances 601 55 54 121 118 Housewares 984 90 87 125 120 Luggage 131 12 11 132 124 Telephone&Accessories 656 60 58 120 116 Lawn&Garden 6,943 635 498 126 115 Moving/Storage/Freight Express 962 88 93 119 126 Housekeeping Supplies 9,589 877 842 121 117 Fi andal&krsurance Index Index Investments 34,234 3,131 3,072 114 112 VehicleLoans 61,165 5,594 5,066 132 120 Owners&Renters Insurance 7,107 650 576 129 114 Vehicle'nsur once 16,521 1,511 1,442 125 119 Life/Other Insurance 35,557 3,252 535 130 116 Health Insurance 6,396 585 3,065 123 116 Transportation Index Index Ors and Trucks(Net Outlay) 56,332 5,152 4,741 127 117 Gasoline and Motor Gil 47,158 4,313 4,071 123 116 Vern cleMaintenance/Repair 15,406 1,409 1,333 126 119 Travel Index r Index Airline Fares 6,965 637 604 133 126 Lodging 6,604 604 550 133 122 Vehicle Rental 525 48 43 142 129 Food&Drink 6,681 611 565 131 121 Summary Goods&Services 127,545 10,845 10,346 Food 128,431 11,746 15,373 Home 242,079 22,140 19,552 1-busehokl 32,780 2,998 2,738 Financial and insurance 160,981 14,723 13,756 Transportation 118,896 10,874 10,145 Travel 20,775 1,900 1,762 Tord 831,487 75,226 73,672 Note:The Spending Potertial Index is based on households and represents the amount spent for a productor service relativeto the nati anal benchmark index of 100. Sources:ESRI Inc;Maxfield Research and Consulti ng,LIC COFarmington Downtown Redevelopment Plan CONSUMER EXPENDITURES ANALYSIS Table 1 presents information on retail expenditures for households located in the Farmington Retail Trade Area. The data was compiled by SSRI Inc.;a national demographics forecasting firm and is derived from national data on household expenditures through the Consumer Survey of Expenditures. The report uses a benchmark index of 100. Proportions above 100 indicate that households in the retail draw area spend proportionally more on items or services in that category than the average US household. Proportions below 100 indicate the opposite--that households spend less than the average US households on those items or services. The table shows that households in the Farmington Retail Trade Area spend more than the average US household in nearly every expenditure category shown on the table. Categories that exhibit the highest proportions above the 100 benchmark are: » Child Care » Home Mortgage Payments » Computer Software » Vehicle Loans » Life Insurance » Major Appliances » Vehicle Rental—Travel » Airline Fares » Lodging Other retail goods that are still above the 100 benchmark but not as high as the above categories include: » Apparel and Services » Food Away from Home » Alcoholic Beverages » Computer Hardware » Entertainment and Recreation » Personal Care Products and Services » Eye Glasses and Contact Lenses » Lawn and Garden » Housewares and Small Appliances Market Analysis 0 RETAIL GAPS ANALYSIS In considering businesses that might take advantage of the high proportion of consumer expenditures as identified in these categories,Maxfield Research also completed a retail gaps analysis. The retail gaps analysis identifies the amount of retail sales within the Retail Trade Area,the number of business establishments and where there may be categories where existing or new businesses would be able to capture a portion of sales from the Retail Trade Area that are"leaking"out to other retail areas. This information is presented in Table 2. Table 2 shows that the Farmington Retail Trade Area is currently losing nearly 75 percent of possible retail expenditures to other locations outside of the Retail Trade Area. Farmington is situated on the edge of a more rural area with limited options available in small towns and surrounding townships for the development of commercial retail goods and services. A portion of those households would look to Farmington to be able to satisfy some of that demand.Categories with the highest proportions of leakage outside of the Retail Trade Area are: » Stores associated with items specifically for the home such as: - Home Furnishings - Furniture - Appliances - Building Materials - Lawn and Garden Supplies » Other categories include: - General Merchandise stores - Health and Beauty Stores - Apparel and Accessories Stores - Gift Stores - Limited and Full Service Eating Places(coffee shop,small family-friendly restaurant, outdoor seating for bakery) Not all of these categories have store formats that would"fit"or be acceptable in a downtown location,but some do. Gift shops,drugstores,hair salon,kids salon, restaurants(casual and sit-down)are types of businesses that would be able to capture some of the retail demand that is currently leaving the area. HOUSING ANALYSIS The market analysis included a review of two preliminary alternative redevelopment concepts in downtown Farmington.The first concept showed housing in close proximity to the downtown on two to three sites.Housing in close proximity to the downtown will encourage households to patronize establishments in the downtown if they are desirable and attractive as it will be easy to walk or bike to them rather than having to get into a car and drive a distance.A modest amount of housing above downtown retail shops will provide a more energized environment. Young adults,middle-age singles,couples without children,single-parents,and empty nesters are household types that are often drawn to an urban downtown district. A variety of housing products,medium to high density,could be offered to attract multiple market segments. ® Farmington Downtown Redevelopment Plan Table 2: 2015 Retail Demand Potential&Leakage Demand Supply Retail Gap Sur us/Leakage N umber of lnduf ryy Group(NAICS Code) (Retail Potential) [Retail Sales) (Demand-Supply` Factor Businesses Total Retail Trade and Food&Drink(NAS 44-45,722) 5417,198,753 561,065,646 $356,133,107 74.5 154 Total Retail Trade(NAI CS 44-45) $373,255,341 $49,666,231 $323,589,110 76.5 125 Total Food&Drink{MAI CS 722) $43,943,412 $11,399,415 532,543,997 58.8 29 ;FE',C?LF:ETYFE Motor Vehicle&Parts Dealers(NAICS441) $78,077,192 $5,782,802 572,294,390 86.2 18 Automobile Dealers(NAICS 4411) 568,013,944 $3,338,715 564,675,229 90.6 7 Other Motor Vehicle Dealers(NAICS 4412) 55,034,296 51,850,997 53,183,301 46.2 8 Auto Parts,Accessories,andTae Stores(NAICS 4413) $5,028,950 $593,090 $4,435,860 78.9 3 Furniture&Home Furnishings Stores(NAICS 442) $8,280,876 $3,013,796 55,267,080 46.6 20 Furniture Stores(NAICS4421) $4,925,627 $1,605,431 $3320,196 50.8 5 Horne FumishingsStores(NAI CS 4422) 53,355,249 51,408,365 51,946,884 40.9 15 Electronics&Appliance Stores(NAICS 443/NAICS 4431) 59,790,969 $279,069 59,511,900 94.5 3 51dg Materials,Garden Equip.&Supply Stores(NAI CS 444) 51.3,985,615 $4,039,959 $9,945,656 55.2 15 Building Material and Supplies Dealers(NAICS 4441) 511,505,041 52,974,661 58,530,380 58.9 10 Lawn and Garden Equipment and Supplies Stores(NAI CS 4442 52,480,574 $1,065,298 51,415276 39.9 5 Food&Beverage Stores(NAJCS 445) $56,553,530 $6,886,675 $49,666,855 78.3 15 Grocery Stores(NAI CS 4451) 548,515,175 53,287,997 $45,227,178 87.3 = Specialty Food Stores(NAICS4452) $1,530,055 $270,632 $1,259,423 69.9 Beer,Wine,and liquor Stores(NAILS 4453) 56,508,300 $3,328,046 53,180254 32.3 E Hea lth&Personal Care Stores(NAICS 446/NAICS 4461) $26,377,523 54,710,193 $21,667,330 69.7 = Gasoline Stations(NAICS 447/NAICS 4471) 540,093,344 $20,373,472 $19,719,872 32.6 Clothing and Clothing Accessories Stores(NAICS 448) 519,652,918 51,914,352 $17,738,566 82.2 SG Clothing Stores(NAI CS 4481) 515,236,491 $833,757 $14,402,734 89.6 Shoe Stores(NAI CS 4482) $3,387,862 $0 53,387,862 100.0 - Jewelry,Luggage,and Leather Goods Stores(NAILS 4483) $1,028,565 $1,080,595 ($52,030) (2.5) _ S porting Goods,Hobby,Book,and Music Stores(NAI CS 451) 59,258,588 51,192,847 $8,065,741 77.2 Sporting Goods/Hobby/Musical Instrument Stores(NAICS 451 57,238,523 51,192,847 56,045,676 7L7 7 Book,Periodical,and Music Stores(NAICS 451.2) $2,020,065 $0 $2,020,065 100.0 0 General MerchandiseStores(NAI CS 452) $67,878,538 $75,172 567,803,366 99.8 1 Department Stores Ecduding leased Depts.(NAICS 4521) $28,581,844 $75,172 $28,506,672 99.5 1 Other General MerchandiseStores(NAI CS 4529) $39,296,694 $0 539296,694 100.0 0 Miscellaneous Store Retailers)P4AICS 453) $9,081,070 51459,068 $7,922,002 77.4 7 Florists(NAICS 4531) $457,560 $0 5457,560 100.0 0 Office Supplies,Stationery,and GiftStores(NAICS 4532) 51,914,566 568,744 51,845,822 93.1 2 Used MerchandseStores(NAI CS 4533) $1,545,958 5302253 51243,705 67.3 4 Other Miscellaneous Store Retailers I NAICS 4539) $5,162,986 $768,071 54,374,915 73.5 13 Nonstore Retaders(MAWS 454) 534,225,178 $238,826 533,986,352 98.6 4 Electronic Shopping and Mail-Order Houses(NOJCS 4541) $30358,645 $0 $30,358,645 100.0 0 Vending Machine Operators(NAI CS 4542) $1,049,891 50 $1,049,891 100.0 0 Direct Selling Establishment(NAICS 4543) $2,816,642 $238,826 52,577,816 84.4 4 Food Services&Drinadng Places(NdUCS 722) 543,943,412 511399,415 $32,543,997 58.8 29 Full-Service Resta scant(NAICS 7221) 517,964,152 54,625,009 $13339,143 59.1 10 Eland-Service Eating Places(NAICS7222) $22,670533 56326,908 516343,625 56.4 15 Special FoodServrce(NMCS 7223) $1,458,365 526,493 $1,431,872 96.4 1 Drinking Places-Alcoholic Beverages(NAICS 7224) 51,850,362 5421,005 51,429,357 62.9 3 Not All figures quoted in 2015 doaars. Supply(retail sales}estimates sales to consumers by establishments,sales to businesses are excluded. Demand(retail potential)estimates the expected amout spent by consumers at a retail establishment leakage/Surplaee factor measures the relationship between supply and demend and ranges from+100(total leakage)to-100(total strplts).Apositivevalue represents'leakage of retail opportunity o utl i de the trade area.A negative Willie represents a surd us of retail sales,a market where customers are drawn in from outside the trade area. Sources:SSRI;Maxield Research and Consulting,LIG Market Analysis MARKET REVIEW OF PREFERRED DOWNTOWN REDEVELOPMENT CONCEPT The Preferred Downtown Redevelopment Concept identifies various parcels in the downtown that may be redeveloped over a period of time and provides suggested development density and use concepts for those parcels. The review comments on the Preferred Redevelopment Concept from a market perspective,identifying potential support and challenges that may arise based on the concept presented. The downtown area was divided into four subareas: » Downtown Core » Downtown Edges » Riverside West » Riverside North It is our understanding that parcels in the Downtown Core and the Downtown West Edge are those that would be considered first for redevelopment with the Downtown East Edge and Riverside North following after. Downtown Core Suggested redevelopment in the Downtown Core includes refurbishing existing vacant structures to fill them with new commercial users. Refurbishing typically provides lower cost space to small and medium size businesses that may not have the capital to invest in purchasing a building or want to initially check out a market. Refurbishing can provide updated mechanicals,exterior facade improvements, and a reconfiguration of the interior space to suit a new user. The smaller building sizes allow for multiple users to occupy new space creating a greater variety of businesses and increasing the potential to draw customers to the downtown area. A potential mix could include some restaurant dining,coffee shop,and/or soft goods retailers that are looking for smaller size spaces. The average retail space for small to mid-size users is between about 1,500 and 3,000 square feet. These smaller buildings can provide that niche for the downtown. The larger parcel at the corner of 3rd St and Elm St/Highway 50 is currently proposed for mixed use with commercial at the street level and housing above. The current drawing of the building on this site does not show any off-street parking for this facility. Parking for the housing could be accommodated under the building, but is quite expensive and would most likely require some type of assistance to make that type of design economically feasible. With a number of smaller buildings in the downtown identified for redevelopment,this larger site is more likely to be attractive to a larger national retailer. However,larger national retailers will require off-street parking. Some users may also want a drive-through for their customers. Lease rates for new space in this type of use typically approach $18.00 to$20.00 per square foot. Most small businesses would have difficulty paying lease rates at this level. Providing housing(likely rentals)at this site would be attractive to prospects. The difficulty would be in filling the commercial space at a lease rate that would be 0 Farmington Downtown Redevelopment Plan economically viable for smaller users if the space were to be subdivided into smaller segments. Visibility and signage for the commercial space would be critical. Most properties that have housing above with retail below have been built in urban districts where there is greater population density. Despite higher densities,many of these properties have also suffered because the design of the mixed-use development favors the housing and not the commercial space. The commercial space often attracts smaller businesses,has higher turnover rates and higher average vacancy rates. The parcel at 3rd St and Elm St/Highway 50 is a key parcel in the Downtown Core and the"gateway"to the downtown. We believe that it is critical to ensure that the redevelopment of this parcel is successful to support momentum for additional redevelopment in the Downtown Core. At this time,we would not recommend incorporating housing above commercial space at this location. Other sites are available in close proximity to the Downtown Core that can support housing in more traditional formats and would increase the number of people downtown that view it as their shopping district. Two other sites in the Downtown Core have been identified for housing,4th and Elm and directly facing Elm Street between 3rd and 4th Streets. The parcel at 4th and Elm Street could possibly be considered for mixed-use development,but at a later date as other redevelopment is completed and downtown business activity has increased. Rental rates for new apartments in third-tier suburban locations are ranging from $1.50 to$1.70 per square foot,on average. In order to support new rental housing in the downtown,grants or low-interest loans would be likely needed to ensure that the apartments would be economically viable. Downtown Edges Two primary redevelopment sites are shown in the West Edge,north and south of Spruce Street. An open space buffer is shown between the proposed housing and the train tracks. As we understand,there are about ten trains per day that move through Downtown Farmington and the train tracks are not a"whistle free"zone. While the open space buffer would provide green area between the proposed rental housing and the train tracks,units situated along the train tracks may be more difficult to lease if tenants are bothered by noise and vibration from the trains. Developing housing on this property is likely to require more insulation,higher quality windows and other sound attenuation practices to mitigate and reduce the noise from the train traffic. To the southeast of the Downtown,a parcel is shown at Walnut between 4th and 5th Streets with attached housing. These units may be either rental or ownership. Market analysis identified a potential demand for either rental apartments or ownership multifamily at a modest price point. With the greater number of redevelopment sites identified as apartments,we recommend that this property be targeted for ownership housing,either young to mid-age households or empty- nester households(single-level living). Market Analysis 0 Riverside West Redevelopment parcels in the Riverside West district show a commercial expansion space of 5,000 square feet extending out from the current grocery store. In addition two other redevelopment buildings are shown in this area,one that is proposed to incorporate housing adjacent to a second building that would have commercial uses. There is an existing building that is situated to the east from the two proposed buildings. From the drawing it appears that most of the parking would be located north of the existing building. It is unclear how the access and/or visibility to the new commercial space would be provided. Convenient access and a high level of visibility are usually critical to most retailers. The layout of these new buildings do not appear to improve the access or visibility of the existing building and to a degree,seem not to offer the new space the appropriate level of access or visibility that most retailers would desire. It is our recommendation that this portion of the site may need to be entirely reconfigured to offer the best potential layout for new space. Riverside North Phasing of redevelopment is likely to position the Riverside North district as a later phase of redevelopment,although depending on market conditions,some parcels may redevelop in this area prior to others in some of the other districts. The sites identified for redevelopment are all near the Kemps plant on the north side of the Downtown and are proposed to include a multi-story building which could be general occupancy apartments or senior housing. Other parcels show attached housing which may either be rental or ownership. Again,with a significant amount of rental already suggested for other sites in and near the core Downtown,we would recommend that the lower density units be targeted as ownership versus rental. Phasing We recommend that the City initially focus on redevelopment in the Downtown core as redevelopment incorporates commercial and residential uses. Redevelopment to the west of the Core in the Downtown Edge district could accompany redevelopment of the Downtown Core to generate additional household growth that would support new business uses contemplated for the Core area. Additional redevelopment outside of the Downtown Core should be prioritized regarding funding support that may be requested to encourage new uses. We recommend beginning with the Downtown Core,then moving to the West Edge district,then up to Riverside West and finally over to Riverside North. However,if private developers desire to redevelop various areas outside of the Downtown Core with no public assistance from the community,the City may want to consider the potential benefits of early redevelopment of some sites outside of the Downtown Core if the uses on those sites would complement uses in the Downtown Core. Farmington Downtown Redevelopment Plan UFE p CHAPTER 04 : IMPLEMENTATION UNMAN -u•...m, nminU Without clear direction on implementation, the Plan risks remaining little more than a sheaf of papers. This chapter focuses on the keys to achieving the vision presented in this Plan. KEYS TO IMPLEMENTATION The experience of Farmington and other cities shows that several factors are important ingredients for successful redevelopment: Patience.The vision for this Plan cannot be implemented overnight.The time frame for implementing this Framework reflects its evolutionary nature;it looks forward over a period of years.Redevelopment often requires the patience to wait for the right things to happen,rather than making changes simply to be seen doing something. Commitment.Commitment to the Plan and patience go hand-in-hand. This Plan does not simply seek to attract development to downtown;it also seeks to move downtown toward a vision for the future.There is a difference. Commitment to the Plan means the willingness to actively promote public and private investments that achieve the vision,and to deter developments that do not meet the objectives of the Plan.Not all of these decisions will be easy. 42 Public-Private Partnerships.Implementation of this Plan requires a continuation of the public-private partnerships that created the Plan.Both city government and businesses must actively work to achieve the vision for downtown. Financial Reality.A large portion of the implementation chapter discusses roles and responsibilities for the city.Implementing the Plan requires the careful investment of public funds,but the private side of the financial equation must not be overlooked.New development and existing businesses will pay for part of the improvements called for in the Plan.Implementing the Plan seeks to balance the investment in Plan initiatives with the creation of a financial environment that sustains businesses. Strategic Investments. If financial support for the Plan was unlimited,the need for strategic decisions would be less important.With limited funds,though, every expenditure is crucial.It is not possible to undertake immediately all of the initiatives described in this Plan.Needs and opportunities not contemplated in the Plan may arise in the future.Every investment must be evaluated for its impact on achieving the vision for the future of Downtown Farmington. The Plan provides a guide for private and public investments to revitalize downtown in a manner consistent with this Plan.The following strategies will assist the city in implementing the Plan and realizing the vision for downtown. ROLES & RESPONSIBILITIES There is a temptation to give full responsibility for implementation of the Downtown Redevelopment Plan to Farmington's city staff.Many of the powers and resources needed to undertake the strategies described in this Plan are held by the city.The success of downtown Farmington cannot be made the sole responsibility of city government.Achieving the vision for downtown requires on-going collaboration of both public and private stakeholders.This section describes the roles and responsibilities of key parties. Business and Property Owners While the city influences the physical setting,downtown largely remains a place of private activities.Individual businesses determine the types of goods and services available in downtown.Individual businesses make decisions about how they operate.Property owners decide how to maintain and improve their buildings.Each of these factors plays a role in the long-term success of downtown. City Council The City Council must be committed to implementing this Plan.Important redevelopment powers reside solely with the City Council.Among the powers that may be needed to undertake redevelopment powers in the downtown are: » Approving the establishment of TIF districts. » Approving the establishment of special service districts and the levying service charges on properties in the district. » Levying special assessments for public improvements. Farmington Downtown Redevelopment Plan » Issuance of general obligation bonds to finance redevelopment and improvement projects. The City Council must be engaged in the redevelopment process and be prepared to take action as needed.Actions by the City Council can enhance the downtown in other ways.Some examples include: » Keeping and adding community events to make downtown a focal point. » Keeping civic institutions concentrated in downtown » Avoiding subsidizing non-downtown projects that include businesses that should be located in downtown. » Providing staff capacity and resources needed to plan and undertake projects in downtown. EDA The Farmington Economic Development Authority(EDA)should play a key role in implementing the Plan.Many municipal development powers for redevelopment are given to the EDA(using the powers of a housing and redevelopment authority). Additionally,EDAs often have more time to focus on plan implementation than a City Council. Some important EDA powers include: » Acquiring property. » Making loans. » Constructing and operating public facilities. » Establishing TIF districts. The section"Using the HRA Act"at the end of this chapter explains the steps to better access statutory redevelopment powers. Downtown Partnerships Building partnerships and collaborative teams,both internally at the city and externally with stakeholder agencies,will enable the city to leverage everyone's interests and need related to downtown.Internally,it is important that city departments work collaboratively on planning,programming,and investing in downtown improvements.For example,new trails and a plaza/park in downtown impacts the community development,parks and recreation,and municipal services departments,at a minimum.Externally,the city needs to partner with other agencies with jurisdictional authority or property ownership in downtown,such as Dakota County(library,highway,community development agency),School District, and MN Dept.of Natural Resources. Implementation 0 1,_ _ a-41.4.4 y,,, . - , 4,1V ,Adi ,,. ; 14— p c,. ..,. ,..„, it,f,...,, ., . ..... ...,,i,... . 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L: i •• ` aW ill 1 i iii0 1 iiiiii6._ 1 f GETTING STARTED—DOWNTOWN Nt i iuni t'LAN Implementation of the Downtown Redevelopment The use of an annual Downtown Action Plan keeps an Plan is not a single action.It is a collection of public and active and current focus on achieving the vision for private actions that occur over a period of years.Creation downtown.This Action Plan also becomes a tool for and use of a Downtown Action Plan is a valuable tool communication and collaboration between the city and for jumpstarting and maintaining progress with the other stakeholders. implementation process.Contents of an action plan The recommended elements of a Downtown Action Plan would include: for 2016/2017 include the following actions,some are » Identification and prioritization of actions and investments short-term while others are first steps toward long-term for the next year; initiatives: • Review of progress made in the past year; 1. Design and build the key trail connections between » Assignment of responsibilities for guiding these the Downtown Core and the river,along Spruce Street, implementation strategies;and » Determination of budget and funding needs. 3rd St/Pine St to Kuchera's Entrance,and Highway 50, including visible crosswalk markings. 2. Add bike racks and wayfinding signage to promote downtown as a bike trail hub. 0 Farmington Downtown Redevelopment Plan II r% ,; . te``; .�.'.- _ '^ 11 _ � - — --- ''"''_ �, , -';w s 'Stea- , y,. * ` r • 7 ti ttto iii ' _ 4— . . .'�. 3. Establish a city sidewalk cafe program that permits the 7. Establish downtown partnerships focused on addition of outdoor sidewalk seating and gathering retention,improvement,and marketing of existing places along downtown streets,including the use of and potential downtown destinations and events, parking spaces for seasonal outdoor patios. including farmers'market and municipal liquor store. 4. Design and build a Rambling River Center Plaza in 8. Explore city policies and strategies for proactively the open area west of the Rambling River Center and guiding successful redevelopment of the gateway fronting onto Oak Street as a multi-functional plaza for corner site at 3rd Street&Highway 50. daily informal uses as well as event uses,such as Dew 9. Establish a more visible and accessible home for Days and Dazzle Day. downtown plans,initiatives,and events,such as a 5. Establish a city grant or low-interest loan program downtown page on the city's website and a digital targeted for refurbishing of downtown historic and version of the redevelopment plan. commercial buildings,both exteriors and interiors. 10.Leverage the knowledge and passion of the project 6. Identify specific locations and create downtown task force by reconvening the group periodically to gateway identity features and directional signage. address challenges and assess progress of the plan's implementation. Implementation 0 LAND USE CONTROLS The city manages land use with several different tools.The primary tools are the city's Comprehensive Plan and the adopted Zoning Ordinance.Existing land use controls should be reviewed and revised as necessary to ensure consistency with this Plan.This step allows development to occur that fits the Plan.These modifications will also prevent land uses that do not conform with the Downtown Redevelopment Plan. Comprehensive Plan The Plan for the revitalization of downtown should be made part of the Comprehensive Plan either by incorporation into the document or by reference. The city's 2030 Comprehensive Plan sets the long-term framework for development within the entire community.Based upon the 2030 Comprehensive Plan,other land use controls such as the Zoning Ordinance are created.These zoning regulations, for example,must be consistent with the 2030 Comprehensive Plan and in that way the city ensures that development conforms to the community's goals.The currently adopted 2030 Comprehensive Plan does acknowledge redevelopment of downtown and does recognize that a mix of land uses,including residential,would be acceptable. As a result of the Downtown Redevelopment Plan's vision and illustrative plan, future land use designation changes are recommended to the 2030 Land Use Plan Map in the city's 2030 Comprehensive Plan,which are identified on page 21 in Figure 12. Zoning Zoning Map. In order to ensure consistency between the land use plan map and the zoning map,the city should consider potential changes to the zoning map, including the following: » Change B-2 zoning east of 4th Street to R-T. » Change B-3 zoning west of rail line,north and south of Spruce Street,to R-5. » Change B-2 zoning west of rail line and adjacent to the Vermillion River to R-5. » Change B-3 zoning east of rail line,and along Pine Street,to R-5. Downtown Commercial Overlay District Design Standards.The city has established a downtown overlay district that has required design standards for all new construction,renovations,or additions of commercial buildings.To implement the Downtown Redevelopment Plan,it is recommended that the city consider the following changes to the overlay district's design standards: » Make the design standards applicable to multi-family buildings,not just commercial buildings. » Expand the overlay district's boundaries east to 5th Street to be consistent with the boundaries of the Downtown Redevelopment Plan. » While the B-2 zoning district is exempt from providing off-street parking spaces, this exemption or a reduced off-street parking quantity standard should be 41) Farmington Downtown Redevelopment Plan considered for the entire Downtown Redevelopment Plan study area which includes the R-T(Downtown Transitional Mixed Use)zoning district. » Specify that the building facade material and design standards apply to facades visible from an alley,mid-block pedestrian way,off-street parking area,or public open space. » Strengthen the standard regarding blank windowless walls(E)(3),such as requiring facade treatments that compensate for the lack of windows. LEGEND Miff • This land use plan map —'! v shows recommended Study Area changes to the 2030 Land 1 I Parcels -..' Use Plan Map in the City's um Floodplain 11 — �� '' ,Linden" Plan Comprehensive 2030 Planned Land Use � ' ' Plan as a result of the Low Density j. Downtown Redevelopment Low Medium 1111 Plan's illustrative plan. E.Medium Density N. Density "',' r �� Willow —Mixed-Use(Commeroal/Resident i r/ 000_ T' ! Commercial / /MillNE // ... NMPublic/SemPublicic eP' Pine ®Proposed Land Use Changes /r /44' — 111111 Main T__ 1 1 urn or Aor rip% i lso Oak • Oak • �� - r-/— /- III1 _ _ I M 111111 • Spruce MEffidD 1 I IIIIIII 444,4dA ';':'1111,1"r4111 FE] Walnut • Walnut it 4 H fil I. M V Locust Locust � Y iii sc''�.i. Implementation 0 FOCUS-GATEWAY CORNER SITE » Redevelopment will likely require greater density.This (SOUTHWEST CORNER OF 3RD STREET&HIGHWAY50) density creates income potential needed to offset the additional costs of redevelopment. This property is identified as a key redevelopment site » Redevelopment is more expensive.At a minimum, in the Downtown Redevelopment Plan.This property redevelopment incurs costs for the demolition and clearance provides an excellent setting to illustrate the continuum of existing structures. of potential City roles in the redevelopment process. » Redevelopment increases parking demand.Commercial/ office uses may be able to rely on surface parking at and Market Based.This approach represents the minimal around the site.Residential uses often require on-site, role for the City.The"market"will determine the timing structured parking.Structured parking spaces are often 3 to and nature of redevelopment.The City will influence 5 times more expensive than surface parking. redevelopment through land use controls(zoning and Even if the approach is to rely on developers to bring forth Comprehensive Plan).Financial assistance is not provided. redevelopment projects,the City must be prepared to be This approach creates the most difficult path for a financial partner.The additional costs of redevelopment, implementation.The economics of redevelopment make as envisioned in the Plan,cannot be supported solely by significant change on this property unlikely in the near- income from the use of this property. term.The income potential of the property limits the City-Led Redevelopment.This end of the continuum amount of redevelopment investment that is financially represents a proactive City role.While this role could feasible for a developer.Given the financial constraints, take a variety of forms,a desirable approach would be the best outcome would be some combination of the acquisition of the property.This action has several commercial and office uses within the existing structure benefits:(1)the developer is not faced with the potential with some revitalization. challenge of land acquisition;(2)the City controls the cost It should be noted that this type of use could actually of land for a redevelopment project;(3)ownership creates become a barrier to more significant redevelopment.The greater control over future development;and(4) land near-term reinvestment could make the property more acquisition demonstrates City support for redevelopment. expensive,increasing the cost of a future redevelopment This approach also carries greater financial commitment project. and risk.Initial funding is required to acquire the property. There are no guarantees that all costs will be recovered Market Based with Financial Assistance.This approach from redevelopment.The timing of redevelopment is similar to the previous scenario with the exception remains difficult to predict. that the City uses financial assistance to achieve desired public objectives.The purpose of financial assistance One variation of this approach would be to relocate the in the scenario is to create outcomes that would not City's liquor store to this site.Although this property may occur without this assistance.Financial assistance makes not be the optimal location for the liquor store,it has additional investment financially feasible.It also creates several benefits for the Plan: the ability to negotiate for public objectives that are not » Downtown attraction.One of the goals of the Plan is to attract more people to the Downtown.The strategy of possible solely through the use of land use controls.Some moving the liquor store would be to enhance both its examples of public objectives include: physical space and its services to make ita destination. » Incentive to attract desired businesses to the Downtown. Attracting people expands opportunities for all businesses. Exterior improvements to the building. » Development control.The City has complete control over » Other changes in the nature of the reinvestment to more the project.The building fa4ade at this key intersection is strongly support the Downtown Redevelopment Plan. important.There may be other aspects of site design and uses that would be beneficial to the overall Plan. Market Based Redevelopment.The previous examples » Development timing.Relocation of the liquor store is the assume that future uses occur within the existing fastest means of redeveloping the site and realizing the structure.Redevelopment assumes that a new structure related benefits for the Downtown. is built on this site.Redevelopment has several important implications: Farr irgton Downtown Redevelc)pmcnt Flan 1, ? Downtown ELM STREET/HWY50 Gateway Feature/ ..Signage/Public Art ._'.. - 4 New Retail or Mixed-Use (Retail with Office or f Residential Above) li Building I. I 1 ct ,is i , I. t--1 i t'' t I Farmers'Market Open1., , Air Pavilion that Reflects Character of Historic Railroad Depot / I Cli I 2nd Street Designed as a Multi Functional Event Street that Accommodates Parking When Events Are • W Not Occurring i cc ..,4, c ce M iiitit 4 . C New Retail I Cli I , "ii,. I . , , s .,,. . 4, f . . _ vo,,—.,-, I II or_ 1_ 1 _ Potential redevelopment concept for the gateway corner site shown above focuses on a new building located right up to the sidewalk on both 3rd Street and Elm Street/ Highway 50 and a potential farmers'market open space/street on 2nd Street. Implementation 0 ATTRACTING INVESTMENT The Downtown Redevelopment Plan will be implemented by attracting private investment to downtown.This investment will come from property owners and from new development partners for the city. Solicitation of Proposals The planning process has raised awareness about the potential for revitalization in Downtown Farmington.For the purposes of this Plan,redevelopment means demolition of existing structures and construction of a new building or buildings consistent with the downtown framework.A potential development partner may be apparent at the time of implementation.If not,the city may use a request for proposal(RFP)process to obtain a private development partner for a redevelopment project.The RFP allows the city to explain its objectives and to find the developer best suited to bring the segments of the design framework to fruition in this area.The steps in the RFP process include: » Prepare and distribute RFP » Select preferred development partner » Negotiate preliminary development agreement. » Approve final development agreement by EDA. » Planning review and approval process. Specific steps for seeking development proposals are discussed later in this section. Revitalization Revitalization is an important outcome of this Plan.In the Plan,revitalization is used where existing structures will remain and will be upgraded.The city hopes to create an environment that encourages property owners to invest in the betterment of existing buildings and sites,perhaps through financial incentives.Tools to create that environment include: » Grants for initial architectural and design work. » Low interest loans to finance improvements. » Use of public funds in matching grant program for qualifying improvements. » Technical assistance for property owners wishing to explore revitalization projects. The city and the EDA should take steps to establish a specific revitalization assistance program following adoption of this Plan.Without a commitment to this program,revitalization of existing structures may be set aside as resources are applied to other,larger redevelopment initiatives. Land Acquisition Opportunities may arise to acquire land not related to a current development proposal.It is advantageous to have the ability to purchase land at key locations when offered for sale by property owners.This approach offers several benefits: ® Farmington Downtown Redevelopment Plan » A"willing seller"purchase often reduces the long-term land expense and the public cost of redevelopment. • The assembly of land enhances the potential for redevelopment.Land costs are certain and the delays to assemble a site are reduced. » Control of land minimizes the need for condemnation.The challenge of acquiring and banking land in advance of redevelopment is funding.The city will be looking into funding alternatives for land acquisition as well as specific redevelopment projects. FINANCIAL TOOL BOX Revitalization or redevelopment of downtown will be more difficult without the financial assistance of the City of Farmington.The need for public financial assistance comes from several factors: » Redevelopment projects often prove not to be financially feasible without public assistance.Projected revenues available from the new development do not cover the costs of redevelopment.This"gap"between revenues and expenditures stems from a variety of causes.Land costs are often higher than alternative"green field"locations.The price of a redevelopment site includes land and structures.Further,redevelopment includes costs for demolition and clearance of existing structures.There are also expenses(direct or indirect)for the relocation of existing businesses.Often these additional costs cannot be passed on through higher lease rates or sale prices. » Structured parking may be three or four times more expensive than surface parking. » The Plan seeks a higher level of design and building materials in downtown. The framework anticipates that the city's downtown will create a showcase area for the community and therefore higher quality design and materials are anticipated.City financial participation in redevelopment provides a means of achieving this goal. » Revitalization,rather than full-scale redevelopment,is also costly and limited by some of the same factors as the redevelopment process.The current economic environment of downtown may not generate enough additional income for the property owner to invest in enhanced building facades or signage.Public financing may be needed to support a portion of the cost of improvements. The remainder of this chapter provides an overview of the primary tools available to the City of Farmington for financing actions related to implementation of this Plan. Tax Increment Financing Tax increment financing(TIF)is the primary development finance tool available to Minnesota cities(Minnesota Statutes,Sections 469.174 through 469.179). TIF is simple in concept,but complex in its application.Through tax increment financing,the property taxes created by new development(or redevelopment)are captured and used to finance activities needed to encourage the development. The challenge in using TIF lies with the complex and ever-changing statutory Implementation limitations.These complexities make it impractical to provide a thorough explanation of tax increment financing as part of this Plan.Instead,this section highlights the use of TIF as it relates to the implementation of the Plan. Uses Tax increment financing can be used to finance all of the important implementation actions facing the city:land acquisition,site preparation,parking, and public improvements.In addition,TIF creates a means to borrow money needed to pay for redevelopment costs. Type of TIF Districts The implementation of the plan may require the creation of one or more new TIF districts.The following overview highlights some of the considerations in creating a TIF district.This information is intended solely as a basic framework for finding applications within downtown.All specific uses will require a thorough analysis of all statutory factors.The ability to meet the statutory criteria for establishing a district is a key to the use of TIF.Three types of TIF districts have application to the plan: » Redevelopment.A redevelopment TIF district has two basic criteria:(1)parcels consisting of 70%of the area of the district are occupied by buildings,streets, utilities,or other improvements;to be occupied,not less than 15%of the parcel's area must be covered by the improvements;and(2),more than 50% of the buildings,not including outbuildings,are structurally substandard to a degree requiring substantial renovation or clearance(as defined by statute).A redevelopment district may consist of non-contiguous areas,but each area and the entire area must meet these criteria; » Renewal and renovation.A renewal and renovation district requires similar, but reduced criteria.The following three factors must exist:(1)the same 70% occupied test applies;(2)the minimum amount of structurally substandard buildings drops to 20%;(3)30%of the other buildings require substantial renovation or clearance to remove existing conditions(such as inadequate street layout;incompatible uses or land use relationships;overcrowding of buildings on the land;excessive dwelling unit density;obsolete buildings not suitable for improvement or conversion;or other identified hazards to the health,safety,and general well being of the community); » Housing.A housing TIF district is intended to contain a project,or a portion of a project,intended for occupancy,in part,by persons or families of low and moderate income.A district does not qualify as a housing district if the fair market value of the improvements,which are constructed in the district for commercial uses or for uses other than low and moderate income housing, consists of more than 20%of the total fair market value of the planned improvements in the development plan or agreement.Several variations of housing districts may also apply different rent and income restrictions and apply to owner-occupied and rental housing.These districts have typically been established and managed by the Dakota County Community Development Agency(DCCDA). 0 Farmington Downtown Redevelopment Plan Limitations The use ofTIF as a financing tool also poses limitations: » Use of Tax Increments.The use of tax increment revenues is controlled by both State Law and by a local plan.State Law sets forth specific limitations based on the type of TIF district.These limitations generally tie back to the original criteria used for establishing the district.For example,at least 90%of the revenues derived from tax increments from a redevelopment district or renewal and renovation district must be used to finance the cost of correcting conditions that allowed for the designation of the district.The use of tax increments must also be authorized by a tax increment financing plan adopted by the city; • Pooling.The term pooling refers to the ability to spend money outside of the boundaries of the TIF district.For redevelopment districts,not more than 25% of revenues can be spent on activities outside of the TIF district.The limit is 20% for all other districts.Monies spent on administrative expense count against this limit.This limit reduces the ability of TIF to pay for area-wide improvements and to use excess revenues to support other development sites; » Timing Constraints.Timing factors must be considered in creating a TIF district. Establishing a district too far in advance of actual development may limit future use.Within 3 years from the date,of certification,the city must undertake activity within the district.The statutory criteria of activity includes issuance of bonds in aid of a project,acquisition of property,or the construction of public improvements.Without qualifying activity,no tax increment can be collected from the district.Within 4 years from the date of certification,the city or property owners must take qualifying actions to improve parcels within the district.All parcels not meeting these statutory criteria must be removed(knocked down) from the district.Upon future improvement,any parcel so removed may be returned to the district.After 5 years from the date of certification,the use of tax increment is subject to new restrictions.Generally,tax increment can only be used to satisfy existing debt and contractual obligations.The geographic area of the TIF district can be reduced,but not enlarged,after 5 years from the date of certification. Tax Abatement Tax abatement acts like a simpler and less powerful version of tax increment financing.With TIF,the city controls the entire property tax revenue from new development.Under the abatement statute(Minnesota Statutes,Sections 469.1812 through 469.1815),the city,county and school district have independent authority to grant an abatement.Acting alone,the city cannot use tax abatement to generate the same amount of revenue as TIF.Nonetheless,tax abatement provides a valuable tool for the downtown initiatives.Certain projects may be of sufficient importance to encourage county and!,or school district abatement and achieve additional funding capacity. Implementation 0 Uses Abatement in Minnesota works more like a rebate than an abatement.The city(and other units abating taxes)adds a tax levy equal to the amount of taxes to be abated. The revenue from the abatement levy can be returned to the property owner or retained and used to finance development activities.Tax abatement can be used to finance the key redevelopment actions in the downtown;such as land acquisition, site preparation and public improvements.Tax abatement is perhaps best suited as an incentive for reinvestment in existing property.While TIF deals with only the value from new development,abatement can apply to both new and existing value.This power provides the means to encourage building rehabilitation and storefront improvements.The city could agree to abate all or part of the municipal share of taxes to encourage reinvestment tied to the plan. The statute grants the authority to issue general obligation bonds supported by the collection of abated taxes.The proceeds of the bonds may be used to pay for(1)public improvements that benefit the property,(2) land acquisition,(3) reimbursement to the property owner for improvements to the property,and(4) the costs of issuing the bonds. Limitations State law places several important limitations on the use of tax abatement: » The total amount of tax abatements for each political subdivision is capped.The total abated taxes in any year cannot exceed the greater of ten percent(10%) of the net tax capacity of the political subdivision for the taxes payable year to which the abatement applies,or(2)$200,000. » If one political subdivision declines to abate,then the abatement levy can be made for a maximum of 15 years.If the city,county and school district all abate, then the maximum period drops to 10 years; » Taxes cannot be abated for property located within a tax increment financing district. Special Assessments Public improvements are often financed using the power to levy special assessments(Minnesota Statutes Chapter 429).A special assessment is a means for benefiting properties to pay for all or part of the costs associated with improvements,and to spread the impact over a period of years.From a city perspective,this authority provides an important means of raising capital. Uses Special assessments can be used to finance all of the public improvements needed to implement the Plan.Eligible improvements include streets,sidewalks,street lighting,streetscape,and parking.Special assessments provide a means to borrow money to finance public improvements.Chapter 429 conveys the power to issue general obligation improvement bonds to finance the design and construction of public improvements.Important factors in the use of improvement bonds include: » A minimum of 20%of the cost of the improvement to the city must be assessed against benefited properties; 0 Farmington Downtown Redevelopment Plan » Beyond the 20%threshold,any other legally available source of municipal revenue may be used to pay debt service on improvement bonds; » Improvements bonds are not subject to any statutory debt limit; » Improvement bonds may be issued without voter approval. Limitations Careful consideration must be given to setting the amount of the assessment. From a legal perspective,the amount of an assessment cannot exceed the benefit to property as measured by increased market value.There are also practical considerations.Benefiting property owners should pay for a fair share of improvement costs without creating an economic disincentive to operating a business in downtown.Within this limitation,several factors will shape the amount of the assessment: » The amount of the assessment must be 20%or more of the improvement cost to allow the issuance of bonds; » Local improvement policies and/or decisions made on previous projects often create parameters for assessments. » Likewise,assessment decisions should be made with consideration of the potential implications for future similar projects; » The assessment must strike a balance between equity and feasibility.Properties that benefit from improvements should pay a fair share of the costs.The assessment must be affordable for both the property owner and the city. Reducing the assessment to the property requires the city to allocate other revenues to the project. Special Service District A special service district is a tool for financing the construction and maintenance of public improvements within a defined area.Minnesota Statutes Sections 428A. 01 through 428A.1O govern the creation and use of special service districts.This legislation is currently scheduled to expire in 2028.A special service district provides a means to levy taxes(service charges)and fund improvements to and services for a commercial area. Uses A special service district has several applications for Downtown Farmington: » The district can provide an alternative to special assessments as a means of financing some of the public improvements in downtown.The service district approach avoids the benefits test imposed by special assessments.The test for the service district is that the amount of service charges imposed must be reasonably related to the special services provided.The costs of shared parking or streetscape improvements,for example,may be better spread across a district than through assessments to individual properties. » A special service district can provide for maintenance of public improvements. Some of the improvements described in the Plan require a level of maintenance above the typical public improvement.Items such as banners and planted Implementation 0 materials must be maintained and replaced at a faster rate than that expected for streets or utilities.A higher standard of cleaning and snow removal may be expected in downtown.Without a special service district,these costs are typically borne through the General Fund of the city. » A special service district provides a means of providing and operating the downtown parking system.Use of a special service district should be considered during the negotiation of a development agreement. If the city is going to use a special service district,the city should seek agreement to a petition and waiver of veto and other objections related to the use of a special service district.The development agreement must address both the establishment of the service district and the levy of a service charge. Limitations The use of a special service district is subject to some important constraints: » The process to create a district and to levy taxes must be initiated by petition of property owners and is subject to owner veto.The use of a special service district requires a collaboration of property owners and the city.There are two separate steps in the process:(1)adoption of an ordinance establishing the service district and(2)adoption of a resolution imposing the service charges. Neither step can be initiated by the city;the city must receive a petition to undertake the processes to create the special service district and to impose service charges.At a minimum,the petition must be signed by owners representing 25%of the area that would be included in the district and 25%of the tax capacity subject to the service charge. » The actions of the City Council to adopt the ordinance and the resolution are subject to veto of the property owners.To veto the ordinance or the resolution, objections must be filed with the City Clerk within 45 days of initial City Council action to approve.The objections must exceed 35%of area,tax capacity,or individual/business organizations in the proposed district.The specific veto requirements depend on the nature of the service charge.The service charge applies solely to nonresidential property.State law limits the application of a service charge only to property that is classified for property taxation and used for commercial,industrial,or public utility purposes,or is vacant land zoned or designated on a land use plan for commercial or industrial use.Other types of property may be part of the service district,but may not be subject to the service charge.A housing improvement area could be employed for owned housing elements of a redevelopment project. General Property Taxes General property taxes can be used to finance many of the services,improvements, facilities and development activities needed to implement the Plan.There are a variety of ways to provide property support.Taxes may be levied through the General Fund,to pay debt service on bonds,and as a levy for a development authority(EDA or HRA). Farmington Downtown Redevelopment Plan Grant Programs Grant funding from County,Regional,State and Federal programs can be a valuable tool for planning and implementation.The specific nature of grant programs changes over time depending on policy objectives and funding.The following section describes some of the key current programs. Dakota County Community Development Agency(DCCDA) The DCCDA operates several assistance programs targeted at community development and redevelopment: Community Development Block Grant Program. The federal Community Development Block Grant(CDBG) Program provides annual grants on a formula basis to Dakota County,which then distributes funds to participating cities and townships.This program was established to develop viable urban communities by providing decent housing and a suitable living environment.CDBG funding expands economic opportunities for low-and moderate-income persons and eliminates slum/blight conditions. Examples of how CDBG funds could be used in the downtown are acquisition and demolition of blighted properties to assemble sites for redevelopment and construction or substantial rehabilitation of affordable housing. Redevelopment Program. The DCCDA's Redevelopment Program provides staff expertise to cities for redevelopment activities.Projects have ranged from the acquisition of affordable housing sites to the redevelopment of commercial sites on behalf of cities.Staff assistance includes acquisition,relocation,demolition,and environmental remediation. Redevelopment Incentive Grant(RIG)Program. The DCCDA's Redevelopment Incentive Grant Program was created in 2006 to assist cities with redevelopment goals and promote the development of affordable workforce and supportive housing.To date,the program has awarded nearly$7 million to 34 redevelopment projects and 13 plans.All cities in Dakota County are eligible to participate in the program.Applications are solicited annually in the Fall.Maximum award for redevelopment projects is$250,000 and$15,000 for redevelopment planning. Examples of potential uses include: » Acquisition and demolition of blighted properties to assemble property for redevelopment; » Installation of public improvements,including utilities,sidewalks,trails, streetscape improvements; » Land use,planning,marketing and transit oriented development studies; » Construction of structured public parking. Livable Communities Grants The Metropolitan Council provides grants to fund"community investment that revitalizes economies,creates affordable housing,and links different land uses and transportation"There are currently four categories of Livable Communities Grants: Implementation Transit Oriented Development Grants.These grants are targeted at projects that promote higher density/mixed-use development with strong connections to transit.Projects must be located within the one half mile station area zone.Grant funds may be used for site assembly,placemaking,infrastructure,and site cleanup. Livable Communities Demonstration Account(LCDA). LCDA grants are intended for "innovative(re)development projects that efficiently link housing,jobs,services,and transit in an effort to create inspiring and lasting Livable Communities. Grant funds may be used for planning,infrastructure and site assembly. Local Housing Incentives Account(LHIA).The Local Housing Incentives program promotes affordable rental and owned housing opportunities. Tax Base Revitalization Account(TBRA).This program provides funding for the investigation and remediation of brownfields. State Redevelopment Grant Program The Minnesota Department of Employment and Economic Development(DEED) provides grants to help finance the"costs of redeveloping blighted industrial, residential,our commercial sites"Monies from this program can be used for a wide range of activities including land acquisition,site preparation and infrastructure.At least one half of the funding goes to projects located outside of the seven-county metropolitan area. USING THE HRA ACT Many redevelopment powers come to the city through the HRA Act(Minnesota Statutes Sections 469.001 through 469.047).State Law authorizes the EDA to use their powers.This section of the plan lays the foundation for accessing the necessary statutory authority. Findings To exercise these powers,the HRA Act requires that the City Council make certain findings(by resolution)about the downtown area.The statutory findings focus on two development characteristics:(1)the presence of"substandard,slum,or blighted areas"or(2)a shortage of"decent,safe,and sanitary dwelling accommodations available to persons of low income and their families"While housing needs form part of this plan,the physical condition of buildings and infrastructure are the primary catalyst for public actions. The process of preparing this Plan involved the review and assessment of the existing condition of structures and infrastructure in the downtown area.Through these efforts the city has laid the foundation for using the powers granted by the HRA Act. The assessment of the downtown undertaken through the planning process identifies a variety of factors that show the need for redevelopment and the public actions offered in this Plan.Among the factors present in the downtown area are: » Buildings and improvements that are physically or economically obsolete. » Parcels with faulty arrangement and design and obsolete layout. 411) Farmington Downtown Redevelopment Plan » Parcels with excessive land coverage. » Parcels with deficient soil conditions. The combination of these and other factors impair the ability of the private sector to correct these factors without the implementation of this plan.The failure to address this situation would not serve the best interests or general welfare of the community.Further,the results of the planning process should provide the basis for findings needed to support city actions under the HRA Act. Redevelopment Plan It would be appropriate to designate the Downtown Redevelopment Plan as a"redevelopment plan"for the purposes of the HRA Act.In designating this redevelopment plan,the City Council will make the following findings: 1.Land in the project area would not be made available for redevelopment without the financial aid to be sought.This Plan identifies the financial barriers to redevelopment in Downtown Farmington.The need for financial assistance from the city(and other public bodies)will be determined as part of each project.This finding will be verified throughout the implementation of the Plan. 2.This redevelopment plan will afford maximum opportunity for the redevelopment of the downtown by private enterprise.A fundamental objective of this Plan is to maximize the opportunities for private investment in downtown. Public actions and investments are taken to remove barriers and to provide catalysts for private development. 3.This redevelopment plan is consistent with the needs of Farmington as a whole. To ensure this consistency,the city's 2030 Comprehensive Plan will be amended to support the Downtown Redevelopment Plan. Redevelopment Project Area The downtown planning area,as shown in Figure 1,is designated as the"project area"for undertaking redevelopment projects pursuant to this Plan.This area should also serve as the project area for the purposes of tax increment financing.This designation allows any excess tax increments to be spent in the downtown,subject to the authorizations and limitations of each tax increment financing plan. Implementation 0 „___,,,—....---,---*--• . , )111 ... _ 1 ‘....,. '"-.. S,. I I 1111 .. ...4 ... . :- . .. --... N . , 4 t k.... • _., --..... It - . --.-- 4' 1:. • , - . . , ._,.... , C ' -,, ,. , . ._ . ... 4 • t I . 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I ; , , . . . ,. ..._. .. .. . . •NM LNI Ca - le.,II L/ Purpose of Downtown Project Craft a SHARED VISION for Downtown Farmington that illustrates reinvestment and redevelopment opportunities for strengthening downtown as a retail, civic, and cultural destination • Reinvestment opportunities in sites/buildings and public spaces Potential redevelopment sites and building types Street, trail, and sidewalk connection improvements • Market feasibility Land use plan and zoning changes • Implementation tools — programs, financing, partnerships i:iii Rill Downtown Project Process • 6-month process • Project consultant team included planners, designers, market analyst, and municipal financial planner • Project consultants collaborated with Downtown Redevelopment Plan Task Force and city staff • Explored variety of redevelopment concepts for sites, streets, open spaces, sidewalks and trails • 3 community engagement meetings • Draft downtown plan presented to project task force, city staff, and public open house on April 5th Downtown Guiding Principles • Preserve and enhance downtown's unique historic character to attract people to gather, visit, shop, work, and live downtown • Reinvigorate downtown as the community's commercial, cultural, and recreational center • Retain and strengthen civic destinations and events already located in downtown • Enhance downtown's walking and biking environment with connections to the Vermillion River, regional trails, parks, and natural areas • Improve downtown's identity and visibility as a desirable and convenient destination for residents as well as visitors from surrounding communities • Focus on downtown core first for phasing of redevelopment DOWNTOWN DISTRICTS CONCEPT Downtown , 1 ,:,_ 4# , Districts1 a (# 01 Concept ,doe,ii _h 1 IN „,.,0 .....x !.. , I ,41.4. 1404,1, , _ 71 i/ • Bigdowntown studyarea f,.�, • Multiple definitions of $"4 11111111 • a �� �� � ` IVE 1�� / downtown area today �r J r % ear • Significant physical barriers 1.411164 . 4 — rail line, highway, river p T • Different development D01I��`1 �EW character and issues by - - : E district _ �. � `.. I J.• ~� o • Help with identifying ' ' � • ,, o AL unique redevelopment , i , M1M initiatives s. 4 r e1 ii, • Guide focus areas & phasing EN „„ RI Illustrative _ r--...- ; _: �_L 1 1 1 E- I �Q will o t ``Vr' N. Downtown VERM1� �� •1,� r. .' ° ..,_ fj tt r./ . _ _ E • R ; Redevelopment ,. : � �- Li„..y. »} H G - E, . ,,,, i I I , Concept _ . @WM'� • : __ 4I �_. ' RAMBLING � ' VER PARK 1 Q r --�1 _.—r_. _. —r • E �T? 1 REDEVELOPMENT STRATEGIES i «. I I • Reinvestment in k Redu6:h<vlem num Intra h odr J .1r1 i 1 « ., r �_ R Refill G support mammas to and , P • wgsidntntnns mdDMnln.n ._l • ••_IZ *a- I 1 ( 1 rtnI M 11 r Redevebpv.amAMrMuluedm., I M, a. 1__ buildings, streets, and Md6t11pmrandosp18k5nxem E thedo.ntD.n Oa'IN earns an s A d •i rI N •'- E Impart PM_aun mnrtrmrnt r' I Q i E Add 6wmirPie nd • m public spaces 6.1Nat1 G.OM.mwgkxd>vmwn nal rlwNk j 1 �� 1� HT 'EI I a R.Add weiool nixes ix xaagA ..' 10 1111 D �} • Potential gxhNNg alma 31d k A Oak it Y [� o. �l f4SM 1. knptc.e Nghway 50<wrarlgsAr J D.. d, ¢ MU t Oki d. �P v� — pedeshms and bkPibts 1 —`G a) - 4 _ 8- "-7- ✓ H I. (kande ublr pakxrlon-wen A redevelopment sites & ; K x� nomm�lae ave � I E Bl ° 3CS L Redevelop ant°pmvdr new hover) , .. J }t i 4Edt building types ` M tfil 9 - �- ►i; Ea� :, I o , ! ii N.Egsand Raniig%NINA , # i 0(raw a mn.[t a t f _ R --.—I—l — i _L�• • Potential new aR. , t _ � ; • P AddapedviMnG P R•R-nkf rlt 1 a r� c• = I :I It 71 downtown gathering HIagU/W51Nc I i1w� ,�_. ., -___ 'T—i 3 �. —_—_ MAC NI 11.1111114 7 places M1alttll 11 I lit III mosso& -:.nut • Sidewalk & trail �:�: ; �Tl 1 ► f ■j .' ,NDeavonxmua (,,1 - ___*—' L.] I l _.. I -_ i I 1..._I 1---�'-----�— I,_ ._ _....._ L. Vb j R connections �• Pt0P051 O TRAIT N11MDIt _ f_... ,. PM,°,117'NrOWN(Dtt tll ` mall(DNMI(I ION r_—� � ( � 1 l' —_ • MID.tLOfePIN511UN W1 ON r .._ ^ I "-1 I— ......._.,._,®.�I I:a.._ >M._._.� 1 ,� MtM 5101 wALC _ t7 ^ l� 1 ���� t Il __ � „� --I- „ , Downtown Core -�„,, -- •..,..... . L ,,,,-, H. ;, _ atripm ,_ 1 w� ' Redevelopment ...._ ... . - - aiF M Q K . j Initiatives f • Refurbish buildings . CE=- " E ` `� i .1 OD ' � • Proactively support current B� 1 C and potential civic destinations ., , " . -T---- O. el IB� a and events in downtown • Redevelopvacant and under- E utilized sites _. _ F 1 1) • Optimize public parking on- :_w/ fl- � r B �1 1I street and off-street . ,,EL; /// E ---1--- I i_- Ili /. y u :n, n �1t171z ), .. I r.1 _ , ,, .$ � 1 ,.., i 1 w'r 1 1 r �Jt ' I • t 7 — Downtown Core ..; : , i ...,::, ._,•. . , 44 Redevelopment Initiatives ..,,_ ...„.„ , ,„,A.,_ ... , ,..„ 4 ,4...,,,,:..,. 1 - r,:,..„....„. • Improve and add outdoor publ ._ • .„ . . . . , . „,....„. . ic :ktil' - $4, ,ti . ,.. it- 1,- 7- -!, •• - _„;. , = - , " • i' i+f space for informal gathering places . y and events 1 .`' 1' • Add outdoor places for seating and '� A,.�': i t. , gathering along 3rd Street and Oak . ;•� ;,'iw�, l'ialiki-1,..._aik.,`. , Street �� M • Strengthen downtown identity and .�. 4. wayfinding signage nu; _ o _ minimum u iiir 3 i ; " ..ite%,:47:r I., -- .,-\ ----14•,-.. i.•t:l sToprm DOWNTOWN t '7,. ,� 1 . I- r .(1 _, " I HIGH SCHOOL ♦ , s:ii4 _`:" � I' .1: = ` f S BUSINESS PARK * ii ' ' MUSEUW DAIRY SHRINE } a,. :, ,z , ii VISITOR CENTER * ' , % .. �,1 .� ��. Rambhng River Center pi Concepts lii lai .. 4111•116. I, --'A-/\'1RLING RIVER CENTER PLAZA CONCEPT 1 " -; ; ;. RAMBLING RIVER CENTER PLAZA - . • Founnin" . - ' ..; -7 ill ° '''''' , -; . 1 ,.. • :: 7 -' - ' . -: 1.- ... - .- _ q ' • tau -'..., ML . --••..t. , ,CC i • f- • . • ir • , .. ee. . i' ''. a. • • , ' -.^ • .r•ee e Ir. 1 ,, , '''.':'': • - .., ., • . ..‘ . - . .• .., i , 1 _ _ • . i : n ... . , , , , • r im. R• Event'['Millen Tents — lik Exhibition Tents„ - s r 0 , ' • 0 iii, ' . • aim Rplotated *log, . Temporary Permanent - - , C , Ch nst mai.Tree , ' .... i ,Inporary Pemanent Moulted Bell ',.. ,', Chnstrn.,Tree•-•.- ---'' -. .Q ... .44•4'''.. NUMINIKagiiillt' ,, .., ..._ RAMBLING RIVER CENTER PLAZA LUNLLPT 3 — RAMBLING rciVLR CENTER PLAZA CONCEPT 4 '•—• .., 1' -7", - i • . 11014 . , „„. . ; . ....----• ,.... .... -- • .. .,,. i - eal-Th4=4;I - .i. ----- - ' ''---e!"7-'4iiiiiiiagi‘1•;-. • - .- . , ,.. - -........., , • •:, . - -r"""'-ai . ' ' ' - m''' 11 ''''''2'.i ' • . - -• - -- . -. -.... • . ._. • - , - -'''" - Ao -II . ......„ pill, ',..' I - • - • - . . • '..:A'..-':'---.-hi , • 4 ---- „,-- ' e1111H ,,. , .. ; .. 111 NNW ri%....twort pit 1 , m Emit/Exhibition Teitts -......re-ler. ,...,_ -. : .11.1•••• . Temporary.Permanent - - Christmas Tree WV 4 Reloatoe'Bell . . „, C---.. - - . TresiCt?• - Downtown Farmers' Market Concepts . „ teit -. , , .‘ ..... 1, 4 r.48/$_sigiiiiiiiii:alie �y\ i , '+ 41,Iwaukee Uepot, F&;1r.:i.c:un. .,.it 1 ( _ K rivk 4 ' . 1 i (E` :` � ry �� /` H E.`+. I' 1 '1'1.1) .. i(Ili'. ; .. • ;,• ..yy- . / LI r _limp +Df B i „Ig 1•I t) EAAt .. .., 1 . i I , -IT,. ) I . ____ 0 ,//r r. i ! 1 - _ t 4H• Js x a. E} • eillimr H tk , a) .L44, _ .! , 3 .Zi ---•,... .i), . . Y '� ' - -- T,,. 1 Irk..aey •� a.%.. lr a�i fax:�' milt ,. 3 -: i PSN . ,,,,,.. , -r TODAYMN __,...r„.....,„ Downtown Edges go ,, , :..., 4 , Redevelopment .. rte; • mi,, i r _ , Initiatives r:,�l ,.,i. A':w , R Sfr ...„,„ • Redevelop sites to provide new housing = - options �F- -- , i r� !!^ M N�(O�WYI14 I • Improve design of '' 4 'aili r • __, = : ��.M:''�..y. p g � .. t existing commercial sitesIN MI • ._.._ ,n SI ' r . it on Hwy 50 , �_�_1___t_ • i II „ I r� V 5 4,.. : . ..,. , . , •„. .„ _ • ,..,. ,I..„K. a.t.,,, 4, 3' , ' R4 i_ i.,. 'I IiIIIIUiuln .. �r '..r1 e;. i�r `1:14,0 "`.4,,' .. i •• 11111 I I lair IIfl I� __ su ,. V . ooi - di.3,, ,. ,.-„, , . 4,,,,,...,00.. . .. a;.. .1-....-,,,,,,„ i. m. •Y' f ,.. :t Downtown Riverside . h �' `' Redevelopment Initiatives ,. • . . . • ,..... • Expand Rambling River Park 'M.. • Create a riverwalk on the south „;k side of the river . • Add a pedestrian/bike bridge over t h e rail line , _- •.i ` mu. . , lor-46..,... _ .,1r4.•,. 1 a it- MEE- At II II I • Redevelop sites with newif 441 -ice , �� l , �.' u housing options ,•• •,...4... �f'1. - L ■� .I - 1 , . r> i .„.,., t , .. 4,„‘,„.„ - , , ...,. .. ,, .. ,...,.. ,.. . . _ . .,,- _ - ori...... .....„. , -,_ .. : . ...: ...,. ,,,:, ......-, 7 ERMm,. ____ ..' f I" 4' �—'_—"_ .. \ f ; .1.: ,Ilti 1 . , . -1 \11 -.Ai I : ' -illegi'- . - ii. .. 1 ale: ti, .._.__,--. ) , . } , 4 . I" ,' 1 _ ili -11 J e I ' , ` L ! ' i • I � r. ,. A o i I1 o' ., * i I p o * I. r.. 1 i i ,,Ir�� i :— • -- - - I . , , lit i I DowntownTrail & ' ,, /( . r , Sidewalk Initiatives ,�,�; °' _ v 1 I i i o Improve pedestrian ! - ...,`, '.."_L. ,,I1 environment '1 ri a i Li Lt L • Improve Highway 50 - crossings for pedestrians and , r bicyclists - I _ • Add key downtown core bike ,r_ II trail facilities and connections • L � � 3' 1 I`!I I ':I. illi _ i1 7[17- ,___7to the river and re conal trail I _ �_ VIM I 1 network • 17--L7-17.' mac- _ ��� l_J Create complete downtown �: �.0„ � � bp -� ,ln,n.aUnl _-' I_~- . hu+ a*gnat Nal trnenb ,^`.- �I.. _�+ - ..1 trail network ® r,� . *� = i = = • Skpl.lIn4M,4. tt ? 3 1 ` Ifs`i Mr-7...,.\--'i ° 1li#lei..,, V 4 Implementation Actions • Keys to Implementation - Patience - Commitment - Public-private partnerships - Financial reality - Strategic investments • Roles and responsibilities - Business and property owners - City Council - EDA - Downtown partnerships — internal & external WI 111111 Implementation Actions • Land use and zoning changes - Comprehensive plan, zoning map, overlay district • Attracting reinvestment - Potential strategies include city funding programs, developer RFPs, land acquisition • Financial toolbox - Tax increment financing, tax abatement, special assessments, special service districts, general property taxes, outside grant programs • Municipal redevelopment powers / HRA Act 111K Si Implementation Actions • Recommended Downtown Action Plan for 2016/2017 - Build key trail connections - Enhance downtown as a bike trail hub - Establish a city sidewalk café program -r . _. ` � X - Design and build Rambling River Center Plaza - Establish a city grant/loan program for building refurbishments - Add downtown gateway features and directional signage - Build partnerships to keep, improve and market DT destinations and eventstr, - Proactively guide key redevelopment sites ` - Increase visibility/accessibility of DT initiatives - Leverage task force's knowledge and interests © K g r4 � • ,t 1: 14 4., " ' Et!) , ...._ ., ,.. ,.. . . , .„ , ,, ,.,1, . . . N! , . , 0, E i -4. , ...... .. ..10111/ M1 „., , , .,.. C 4 y M '1 ••••• )''" CD , ism0mCli }+ •— a) 4lli CU E N „.. >4. sx 04-a O ._ C V 4UI •- > � s 4l V a-+ mo 4u 4� •=on% C O O 10C im C Om CD mom on o c� cD , •_ • O0 , : t •- . • co •- ., .. I rd 4' r. Downtown plan approved in Farmington 1 http://sunthisweek.com/2016/04/21/downtown-plan-approved-in-farmin... Business • Community & People • Government Downtown plan approved in Farmington Published April 21,2016 at 2:31 pm By Andy Rogers Trails, plaza, partnerships part of the plan ilt 1 1 �`, +. } —>ts 11111 -- r—,i.' eL-44,—, -r , n The Downtown Redevelopment Plan was approved by the Farmington City Council Monday.The plan provides a blueprint for the next five to 10 years of what the city and residents would like to see happen. (Photo by Andy Rogers) The Farmington City Council approved a Downtown Redevelopment Plan during Monday's meeting to help guide the city for the next five to 10 years. They also approved the first step, which is the purchase of$5,000 worth of bike racks to install downtown, paid for by the Liquor Fund Community Investment Pot. The intention of the plan was to identify reinvestment and redevelopment opportunities for the city. City officials also want to make clear what this plan is not intended to do. Mayor Todd Larson said that the council has been "beat up about this from the general public who thinks the city is buying properties and putting new buildings up." "It's not the intent to purchase properties," Larson said. "This is for investors and developers who 1 of 3 4/22/2016 3:47 PM Downtown plan approved in Farmington l http://sunthisweek.com/2016/04/21/downtown-plan-approved-in-farmin... want to come into the city to redevelop. Now we have a plan to show them when they come into the city." What city officials are planning to do is focus their efforts in the downtown core first. Other immediate recommendations are to promote outdoor seating for restaurants,begin designing a plaza in the area west of the Rambling River Center, create better signs for downtown, change some zoning plans of certain lots in the city and start fostering partnerships with public and private entities. The plan also recommends starting to improve the trail system downtown. Adam Kienberger, Farmington's community development director, said while gathering input from the community, he constantly heard a desire to make downtown a destination and "to make downtown a bike hub - that feature rose to the top during the process:' The bike racks are the beginning of the plan to enhance downtown's walking and biking environment. The plan also includes the construction of trail connections to the Vermillion River and other regional trails. There was a strong interest from the public and city officials to add a trail on Spruce Street connecting Boeckman Middle School and Schmitz-Maki Arena to downtown. They would also like to improve the Highway 50 crossings for pedestrians and bikers. In the future, the city could expand Rambling River Park east of the railroad, build a river walk on the south side of the river and build a bike bridge over the rail line. One hope is that this will bring new businesses to downtown. The study found that about 75 percent of possible retail purchases were happening outside of Farmington. Market analysis found that businesses such as a gift shops, drugstores and hair salons as well as eating places, such as coffee shops and small family-friendly restaurants,would capture some of the business leaving the area. The plan also recommends the city work to refurbish vacant historic and other commercial buildings to make them more attractive to tenants.The city has used grants in the past to help refurbish buildings. Analysis has found that young adults, middle-age singles,couples with children, single parents and empty nesters are often attracted to urban downtown districts. The plan would promote townhouses, row houses and apartments throughout the corridor. "These are concepts of what the city would like to happen on the properties;' said Jeff Miller, a planner with Hoisington Koegler Group. "It's a guide to what the city is looking for." It would eventually be up to the private developers. 2 of 3 4/22/2016 3:47 PM Downtown plan approved in Farmington l http://sunthisweek.com/2016/04/21/downtown-plan-approved-in-farmin... With more downtown residents, people would then patronize the downtown establishments, especially if they're able to walk or bike. Many residents asked about train noise downtown during the last open house earlier this month. The redevelopment plan touches on the subject, stating that the city has explored creating a quiet zone,but the significant costs to the city has prevented establishing a quiet zone. Trains are required by law to blow their horns at public crossings to warn the public. A quiet zone is a stretch of track where the Federal Railroad Administration has agreed that the blowing of the horn is not required. The FRA grants quiet zones using a list of criteria that would ask the city to invest in additional grade- crossing safety devices. The plan document is available on the city's website. Filed Under: Farmington SILINNIffhisweek Advertising information I Contact Us I Subscribe I Jobs&Classifieds Copyright©2016 ECM Publishers, Inc. •All Rights Reserved 3 of 3 4/22/2016 3:47 PM �Fp ►i City of Farmington 430 Third Street Farmington, Minnesota `G. 651.280.6800 -Fax 651.280.6899 •.,, a' ' www.ci.farmington.mn.us TO: Economic Development Authority FROM: Adam Kienberger, Community Development Director SUBJECT: April Director's Report DATE: April28, 2016 INTRODUCTION/DISCUSSION Dakota County CDA Strategic Plan The Dakota County CDA/Dakota County Board will be starting their strategic planning process to outline a number of policy topics over the next few months. Some of the topics that we've had recent discussions about will likely include: Tax increment financing(TIF) Economic development(at a county level) Relationship with cities—grant programs, funding etc. I will be involved in this process where appropriate, but would also suggest you reach out to Commissioner Slavik for additional discussion. City Website Update/EDA Photo Each department is currently working with city communications staff to provide content updates for the city website overhaul. In the past the EDA webpage has featured a group photo of the Board. At our last meeting the consensus was to have a photo of the EDA taken for the website. If we get full attendance at our meeting, I propose we take it at that time. 2016-2018 Strategic Plan for Economic Development This will be a standing item of note each month in the Director's Report. The EDA's 2016-2018 Strategic Plan for Economic Development is included for your reference. Miscellaneous Articles Please find attached several miscellaneous articles of interest:the CDA s March notice of pendency and foreclosure reports, and a statewide unemployment rate press release for March. NEXT MEETING Our next meeting is scheduled for Thursday,May 26th at 6:30 p.m. ACTION REQUESTED None, this report is intended to be a monthly update on various development and industry related topics. ATTACHMENTS: Type Description o Backup Material April EDA Articles D Backup Material 2016-2018 Strategic Plan for Economic Development rive Dakota County Community Development Agency CDA To: Dakota County Cities From: Maggie Dykes Date: April I I, 2016 Re: Foreclosure Update Dakota County Stats—March 2016 • #of Sheriff Sales in March —45 (compared to 63 in March 2015) • #of Notices of Pendency Filed in March —81 A Notice of Pendency is filed by a mortgage company's attorney as official notification that the foreclosure process has begun. Not all of these result in Sheriff Sales. Mapping Using Dakota County GIS http://gis.co.dakota.mn.us/website/dakotanetgis/ The Dakota County Office of GIS is updating the 2015 Foreclosures and Notice of Pendency layers on a monthly basis. If you need assistance using this Web page, please call Randy Knippel or Mary Hagerman with the Office of GIS at (952) 891-7081. If you have any concerns, please call me at(651) 675-4464 or send me an email at mdykes@dakotacda.state.mn.us. nuEle Community Development CDA . • Foreclosure Summary for Dakota County Sheriff Sales March 2016 Ci'W..!:'::;:',:',',:: '.!:!: :.'. •:'::':: 'i.'3,::EJiii',.::.:f Feb :::E:',.:kF,4k:i::.Z"i.:::::]i.:!Aiii :,:::. May Jun ::,:?:f::i;Jii0:':.i' Aug:::':,,' :§::::d;::;: j:tij:ii;i :Ii--.':::::':1:4±i6E: '; Nov i,::::•: ::i546',"i.,::,-::Miiii. :'•!.:: ::Ici..t:;'::':: Apple Valley 8 8 6 22 74 Burnsville 14 3 10 27 87 Eagan 5 4 6 15 78 Farmington 3 3 5 11 44 Hastings 1 2 3 6 37 Inver Grove Heights 2 1 2 5 50 Lakeville 5 2 5 12 68 Mendota Heights 0 0 2 2 3 Rosemount 2 2 1 5 21 South St.Paul 0 4 4 8 43 West St.Paul 1 3 1 5 21 . . .. Small Cities 0 1 0 1 29 TOTAL 2016 41 33 45 0 0 0 0 0 0 0 0 0 119 555 TOTAL 2015 65 36 63 41 39 43 51 38 46 59 41. 33 555 TOTAL 2014 72 57 50 49 74 56 62 47 52. 55 41 65 680 . — TOTAL 2013 142 73 84 86 90 58 107 69 60 51 45 60 925 SOURCE:Dakota County Sheriff Sales.City numbers are based on municipality address. For more information about the CDA's homeowner or homebuyer services, visit www.dakotacda.org or call(651)675-4473. Dakota County Community Development 11116EF;le Agency CC D A Notice of Pendency Filings March 2016 City Jan ,'Feb ':Mar '` Apr May Jun .:',..., ',:.401 -1::•.,„.•:,': Aug Sept: Oct Nov Dec ].: .::i.;,..:,4610:::!,4"•1.,::-::..,..4-#.5::::.,. Apple Valley 7 7 11 25 136 Burnsville 14 7 10 31 142 Eagan 7 9 7 23 130 Farmington 5 3 13 21 76 Hastings 1 2 6 9 67 Inver Grove Heights 3 3 2 g 77 Lakeville 6 7 9 22 120 Mendota Heights 0 0 3 3 11 Rosemount 1 4 3 8 39 South St.Paul 4 6 8 18 66 West St.Paul 0 4 6 10 49 Small Cities 0 5 3 8 27 TOTAL 48 57 81 0 0 0 0 0 0 0 0 0 186 940 NOTE:Notices of Pendency are filed by a mortgage company's attorney as official notification that the foreclosure process has begun.Not all of these result in sheriff sales.Numbers are based on Notice of Pendency filings with Dakota County Property Records.City numbers are based on municipality address. For more information about the CPA's homeowner or homebuyer services, visit www.dakotacda.org or call(651)675-4473. Adam Kienberger From: DEED Media <MNDEED@public.govdelivery.com> Sent: Thursday,April 14, 2016 9:45 AM To: Adam Kienberger Subject: March 2016 Employment ,Alarifrte# 50a PRESS RELEASE For Immediate Release Contact: Madeline O'Phelan, 651-259-7236 April 14, 2016 madeline.00helanCa�state.mn.us Steve Hine, 651-259-7396 •steve,hinec5 state.mn,u5 Unemployment Rate Steady at 3.7 Percent in March "Employers cut 2,900 jobs ST. PAUL — The Minnesota unemployment rate held steady at a seasonally adjusted 3.7 percent for the fifth consecutive month in March, according to figures released today by the Minnesota Department of Employment and Economic Development (DEED). The U.S. unemployment rate in March was 5 percent. The state labor market shed 2,900 jobs in March, while gains in February were revised downward by 300 jobs, Over the past year, the state has gained 35,940 jobs, a growth rate of 1.3 percent. The U,S. job growth rate during that period was 2 percent. "While job losses and gains vary from month to month, the long-term trend points to steady and consistent growth in the state labor market," said DEED Commissioner Katie Clark Sieben. "Minnesota has added more than 200,000 jobs in the past five years." Professional and business services saw the most growth in March with 1,500 new jobs. Other sectors that gained jobs were manufacturing (up 1,000), trade, transportation and utilities (up 700), financial activities (up 400), and logging and mining (up 300). 1 The following sectors lost jobs in March: education and health services (down 1,700), construction (down 1,600), leisure and hospitality (down 1,400), other services (down 1,000), government (down 800) and information (down 300). Over the past year, education and health services led all sectors with 16,801 new jobs, followed by construction (up 5,276), trade, transportation and utilities (up 4,685), leisure and hospitality (up 4,414), financial activities (up 3,959), other services (up 1,717), government (up 1,272), professional and business services (up 272), and manufacturing (up 57). Two sectors lost jobs over the past year: logging and mining (down 1,391) and information (down 1,122). In the Metropolitan Statistical Areas, the following regions gained jobs in the past 12 months: Minneapolis-St. Paul MSA (up 1.8 percent), Rochester MSA (up 2.1 percent), St. Cloud MSA (up 1.9 percent) and Mankato MSA (up 1.4 percent). The Duluth- Superior MSA was down 1.9 percent. DEED has added a section to its website that examines the unemployment rate by demographics (race, age and gender) and looks at alternative measures of unemployment. Go here for details. DEED is the state's principal economic development agency, promoting business recruitment, expansion and retention, workforce development, international trade and community development. For more details about the agency and our services, visit us at the DEED website (http://mn.gov/deed) or go to our Twitter account (http://twitter.com/mndeed). Seasonally adjusted Not seasonally adjusted Unemployment March 2016 February 2016 March 2016 March 2015 Rate Minnesota 3.7 3.7 4.6 4.4 U.S. 5.0 4.9 5.1 5.6 March'15-March March`15- Employment March 2016 February 2016 March'16% 16 Level Change Change Minnesota 2,876,500 I 2,879,400 35,940 1.3 U.S. 143,774,000 f 143,559,000 2,778,000 2.0 2 Over The Year Employment Growth By Industry Sector(NSA) OTY Job OTY Growth Rate U.S.OTY Growth Change • (%) Rate(%) Total Non-Farm Employment 3 5,940 1.3 2.0 Logging and Mining -1,391 -19.7 -17.1 Construction I 5,276 (( 5.5 I 4.9 Manufacturing 57 0.0 -0.2 Trade,Trans.and Utilities 4,685 0.9 1.9 Information -1,122 -2.2 1.5 Financial Activities 3,959 2.2 1.8 J Prof and Bus. Services 272 0.1 3.1 Ed.and Health Services 16,801 3.3 3.2 Leisure and Hospitality 4,414 1.8 I 3.2 fOther Services 1,717 1.5 1.3 Government I 1,272 I 0.3 I 0.5 Metropolitan Statistical Area OTY Employment OTY Employment Change(#,NSA) Change(%,NSA) Minneapolis-St.Paul MN-WI MSA 33,952 L8 Duluth-Superior MN-WI MSA -2,592 -1.9 Rochester MSA 2,408 2.1 St.Cloud MSA 2,012 1.9 Mankato MSA I 760 1.4 -30- Upon request, this information can be made available in alternate formats for people with disabilities by contacting the DEED Communications Office at 651-259-7161. 3 Farmington Economic Development Authority Rif/ W -0 J� ".4 J~ � gs , �� A PRM�` O 2016-2018 Strategic Plan for Economic Development January 2016 1 Introduction "The key to successful communities is their heart and soul—the unique cultures, landscapes, traditions and values that people cherish—and with people themselves taking action to enhance and sustain the places they love. Many communities are ready to protect their unique character,deeply engage their citizens, and meet the challenges of the 215t Century. Economic Development is one of those challenges, and citizens can assist with it by shopping locally and creating awareness to other citizens about the businesses within the City."(Farmington 2030 Comprehensive Plan—Chapter 10:Economic Development Element) Strategic planning is a key component of economic development.A three-year strategic plan is a valuable tool for both elected and appointed officials, as well as staff to provide work direction and prioritization of new initiatives. The following document outlines the EDA's areas of focus for 2016-2018. Participation EDA Members: Todd Larson, Chair Jeri Jolley,Vice Chair Doug Bonar Steve Wilson Kirk Zeaman Adam Kienberger, Executive Director Dr. Craig Waldron, Facilitator 2 Mission The Economic Development Authority's mission is to improve the economic vitality of the city of Farmington and to enhance the overall quality of life by creating partnerships,fostering employment opportunities, promoting workforce housing, and expanding the tax base through development and redevelopment. Role of the EDA The role of the Farmington EDA is to serve as an advisory board to the City Council on matters related to economic development.Through policy development and implementation of new and existing tools,the EDA serves as the voice of economic development. 3 Strategic Priorities The following five priorities were ranked by the EDA at their strategic planning session and are defined below.These priorities will serve as the focus and primary guidance of the EDA from 2016-2018. Because new opportunities and ideas will arise during this timeframe,these priorities are meant to serve as the focus areas of the EDA while allowing flexibility to thoughtfully explore other topics deemed important. 1. Develop tools for promoting growth and development in Farmington. 2. Develop strong incentive policies to ensure proper use of tools. 3. Explore plans for acquiring land for new industrial development. 4. Complete the development of Vermillion River Crossings. 5. Define and utilize the existing or future resources of the EDA. 4 Implementation Strategies i. Develop tools for promoting growth and development in Farmington. • Identify traditional economic development tools • Identify tools that can be unique to Farmington • Identify existing resources • Identify potential resource partners • Recommend tools to City Council 2. Develop strong incentive policies to ensure proper use of tools. • Discuss criteria and thresholds desired for individual tools(i.e.job creation, wages, etc.) • Recommend policies to City Council • Allocate necessary resources • Promote available tools o Website etc. 3. Explore plans for acquiring land for new industrial development. • Provide input on the 204o Comprehensive Plan and land use designations o Encourage additional collaboration between advisory bodies o Joint meeting(s)with Planning Commission • Maintain relationships with local landowners • Explore additional ways to facilitate land development 4. Complete the development of Vermillion River Crossings. • Maintain relationship with broker/landowners • Consider alternate land use options • Discuss existing assessments 5. Define and utilize the existing or future resources of the EDA. • Do current resources align with desired tools/initiatives? • Explore economic development revenue opportunities • Joint meeting(s)of the EDA and City Council 5 2016 Work Plan — TBD Check in on strategic priorities at each EDA meeting to demonstrate progress or discussion needed. 6