City of Le Sueur DOWNTOWN MASTER PLAN. Hoisington Koegler Group Inc.

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Duane Stevenson
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1 City of Le Sueur DOWNTOWN MASTER PLAN Hoisington Koegler Group Inc.

2 Presentation Overview 01 Project Overview 02 What We ve Seen - Analysis 03 What We ve Heard - Engagement 04 Potential Redevelopment Approaches for Valley Green Square Mall Site 05 Additional Downtown Strategies

3 01 PROJECT OVERVIEW

4 Schedule

5 Core Meeting Objectives Review of analysis work and community engagement feedback Commentary on approaches for Valley Green Square Mall Site Commentary on broader strategies for downtown revitalization

6 02 WHAT WE VE SEEN ANALYSIS

7 Land Use

8 Infrastructure

9 Traffic Heavy truck traffic and movements along Main St. at Le Sueur Cheese Company, UFC and DavisCo Foods Low clearance and narrow width of rail bridge cause limitations at entry to downtown Climbing hill from under rail bridge dictates a no stop condition at Main St. - difficult pedestrian crossings Trucks continue to carry speed up hill on Bridge St. to 4 th St. (current State Highway 112) High traffic on Ferry St. past schools and neighborhoods Trucks & Autos do not slow down quickly enough when entering town along Highway 36 (south) and Highway 26 (near High School)

10 Transportation & Public Realm

11 Transportation & Public Realm

River, Parks, Open Space C A F E D G B Potential Riverfront Park identified in Comp Plan (A) Le Sueur as the hub of 2 future regional trails (B) River Park has a boat launch and is the gateway for

12 River, Parks, Open Space C A F E D G B Potential Riverfront Park identified in Comp Plan (A) Le Sueur as the hub of 2 future regional trails (B) River Park has a boat launch and is the gateway for people entering Le Sueur from the West (C) Mother Louise Park & Mayo House display the heritage of the city (D) Functioning downtown greenspaces could be improved/ reimagined Ped Mall (E) Private Bank Green (F) Fountain Park (G)

13 Market Analysis 5 Minute 15 Minute 25 Minute St. Peter Mankato

14 Market Analysis Le Sueur is expected to remain in a slower growth mode, while Mankato is expected to grow more Mankato growth may be an opportunity for Le Sueur to position itself as a satellite downtown for the Mankato region Mankato Metro Area (MSA) * Le Sueur County Population 101, ,298 27,977 28,267 Households 38,840 40,482 11,016 11,211 Median Household Income $54,593 $55,840 $60,595 $63,203 Median Home Value $166,532 - $195,747 -

15 Market Analysis While household income and home values are lower than surrounding communities, Le Sueur is an employment center Comparable Downtowns (2016 data) Le Sueur Henderson St. Peter Belle Plaine Cannon Falls Population (15 min.) 15,799 12,585 28,975 16,707 10,738 Households (15 min.) 6,173 4,868 10,568 5,934 4,166 Median Household Income (15 min.) $56,782 $75,578 $59,998 $84,371 $80,655 Medium Home Value (15 min.) $169,619 $182,846 $178,860 $215,786 $245,708 Employment (within City Limits) 3, ,161 1,585 2,184 Sources: ESRI, State of Minnesota

16 Market Analysis Potential Destination Uses to Consider Small town downtowns around the country have attracted a range of destination tenants or uses that help drive traffic to their downtowns. Many of these kinds of destinations start as mom-and-pop or small business ventures. Downtown Le Sueur may have the potential to market its central location off US 169 to attract some of the following types of users: Brewery Distillery Country-themed restaurant Winery or wine bar Artisan shop(s)

17 Market Analysis Potential Economic Strategies to Explore for Downtown Le Sueur Space in Downtown Le Sueur is relatively affordable. One strategy may involve marketing space (at reduced rents) in Downtown to new business owners with an idea (for a new restaurant, or a new company) that need good, but lower priced, space, to begin their ventures. Many small town downtowns near cities around the country have served as the launching pad for someone with a great idea for a restaurant or unique gift shop. Smaller downtowns like Le Sueur often provide a great base to start an entrepreneurial venture. Over time, as Downtown fills in space and gains a reputation for great small businesses, the community can build upon earlier successes to create more of a regional destination, drawing visitors from the broader area between Mankato and the Twin Cities.

18 Market Analysis Potential Economic Strategies to Explore for Downtown Le Sueur While Le Sueur will continue to grow slowly, evolving Downtown to the next level likely will require bringing new visitors in from outside the immediate community. Longer term, the Downtown should create or attract special destinations (great gathering spaces, great restaurants, and unique shops) that make Downtown more marketable to other nearby communities. Either short term or longer term, the Downtown can begin to promote and develop many of the ideas included in the Le Sueur Comprehensive Plan, including: A small business incubator A kitchen incubator or community culinary facility

19 Market Analysis Potential Key Implementation Items Economic Dvlmpt Working with MnDOT to install compelling gateway features at the US 169/ Highway 93 interchange to direct visitors to Downtown Le Sueur. US 169 carries 15,000 vehicles a day and tapping into this traffic will be key. Improving the railroad bridge crossing on Bridge Street to create an attractive and safer entrance to Downtown. Exploring incentives to reduce rent or other operating costs for aspiring business owners in the Downtown area. Create a formal marketing program for Downtown Le Sueur. Get the word out about Le Sueur to the business community and to the broader region. Actively recruit the kinds of businesses and operators desired in Downtown LeSueur unique shops, cool restaurants, etc. Actively work to locate additional employers in the Downtown area, to drive daytime business

20 Market Analysis Potential Key Implementation Items Economic Dvlmpt Encourage and promote the creation of housing in the Downtown area. Having more residents living in the Downtown area would provide additional customers for shops and restaurants. Explore partnerships or pilot programs with local schools, community colleges, or a university to have Downtown serve as the location for business ventures or opportunities originating from the schools (including entrepreneurial classes, vo-tech classes, etc.) Coordinate efforts between merchants, to make sure stores are open in the evening and on weekends, to serve commuters and to make Downtown active after 5PM. Create a leadership group to help push the implementation of Downtown Le Sueur forward, from day one

21 03 WHAT WE VE HEARD COMMUNITY ENGAGEMENT

22 Engagement Overview Site Tour/ Kick Off Stakeholder Meetings 12+ Meetings Public Open House 40+ attendees 25 Questionnaires Online Questionnaire 158 Responses

23 What brings you to Downtown Le Sueur today?

24 What stores/businesses do you want to see in DT Le Sueur?

25 Besides businesses, what would bring you to DT Le Sueur?

26 What would you be willing to do to improve Downtown Le Sueur? Shop downtown, even if it costs a bit more Volunteer at downtown events or maintaining plantings, etc Invest in development or start a new business downtown One time (short term) tax for land assembly or capital improvements Permanent tax increase to support improved downtown public realm

27 Four Approaches for the Mall (from Survey) Do Nothing Retrofit and Re-Use in Existing Configuration Partial Removal & Footprint Reduction Full Demolition and Redevelopment Other Suggestions

32 Other Suggestions Town Square greenspace (instead of all the parking) Covered area for farmers market Craft/Maker/Artistic Space and Classes 2 nd floor residential Event space Indoor walking Food focused: Brewery Food Court/Restaurants Ice Cream/Pie/Coffee Roller Rink Jobs Entrepreneur Space Consignment shop

33 04 REDEVELOPMENT APPROACHES FOR VALLEY GREEN SQUARE MALL

34 Façade Upgrades/Facelift Maintain pedestrian mall Improved facades on mall More windows Edit entries Embrace street Enhance parking lot Improve signage Explore re-programming of portion of mall for public use

35 Partial Demolition Reopen Main Street Basic streetscape Angled parking Potential traffic safety concern at corner of Main St./Bridge St. Infill with park/public/shared use of lot on current bankowned property Reduce mall square footage Enhance facades Maintain some pedestrian area on Main Street Reshape tenant mix & maintain upper level office space Explore infill of some parking with development

36 Partial Demolition + Housing Reopen Main Street Re-routed truck traffic Enhanced streetscape Angled parking Potential for festival street Partial demolition of mall Relocate level 2 uses and develop to housing Convert basement for residential parking

37 Full Redevelopment Reopen Main Street Explore re-routing of trucks depending on turn radius Basic streetscape Parallel parking on both sides Demolish mall and relocate existing businesses Develop commercial on corner of Main St./Bridge St. Develop hotel on corner of Main St./Ferry St. Retail development on corners of Bridge St. and Ferry St. on 2nd St.

38 Metrics for Evaluation Financial Capital outlay TIF/Tax Abatement Grants Yield (Lower Level/ Main Level/ Upper Level) use and square Market Viability Ability to attract, maintain tenants Timing Land Use/ Urban Design Appropriate mix of uses Pedestrian Experience Traffic/ Transportation Costs street/walk/by-pass Maintenance Utilities capacity/up-grades Community Experience (gather, events, etc.) Opportunities for community events

39 Façade Upgrades/Facelift Partial Demolition + Housing Partial Demolition Full Redevelopment

40 05 ADDITIONAL DOWNTOWN STRATEGIES

41 Creative/Makers Leverage affordability / small town flavor to attract creative crowd Artisans Entrepreneurs Craft Industries Tourism strategy market small town rustic flavor Potential themes / ideas Jolly Green Giant / interest in canning Clay, ceramics, glassblowing Dog-centric town Train tourism focus (especially for kids)

42 Creative/Makers

43 Heritage/Food/Agriculture Leverage agricultural and culinary heritage to market Le Sueur as a food destination Potential for various ideas, including: Enhanced farmer s market Destination restaurant(s) Grange Hall style event space Pizza Farm Brewery Co-op grocery Food incubators Coordinate with other regional food & drink destinations

44 Heritage/Food/Agriculture Chef Shack Bay City WI Farmhouse Market New Prague Montgomery Brewing

45 Outdoor/River/Trail Leverage connectivity from Mankato to Twin Cities Help link downtown to other Le Sueur attractions and amenities (including the river) Increased recognition of Le Sueur and enhanced marketability Potential to spur and support: Restaurants Bike services (bike shops, amenities) Other (breweries, museum traffic, etc.) Lodging (B&B) Nearby residential development

46 Outdoor/River/Trail

47 Festival Street/Events Enhanced streetscape along Main Street (where currently closed) Design of street would allow conversion to festival space Special pavers Enhanced overhead lighting Ample seating Special events, temporary retail Supports downtown tourism strategy

48 Festival Street/Events River Street Batavia, IL

49 Destination Downtown Create a Distinctive Downtown Public Realm, Connecting the North and South Sides of Downtown Phasing with Highway 112 turn-back improvements 2017/2018 reconstruction sidewalk + boulevard trees Festival Street (or enhanced ped mall) Character filled streetscapes District gateways, connections to parks Preserve and enhance historic architecture Outdoor gathering Fountain Park/ Entry Signage/Park & Trail connectivity Opportunities for outdoor dining Classic Car night (compliment Henderson s) Outdoor dining (maintain areas for seating in front of bars Create a special Branding for unique downtown Districts i.e. (Downtown Core or Central Business District, North Industrial, Residential, Civic (City Hall, Library, Post Office) Cross promote community events

50 Destination Downtown Infill on Main Street or block off Retail on Main Street (consolidate) Housing half block/ block off (support) Expand Housing Options in the Downtown Add new, affordable housing options in the downtown Improve housing in the surrounding neighborhoods

51 Business Development Promote Downtown Businesses Collectively Provide better coordination with business owners, similar hours of operation at multiple times of the week Promote a rewards card or frequent user card Promote sales around key events in the downtown Promote a downtown retail/ business crawl Integrate art/music/food/drink/kids activities Connect the 169 businesses and North Downtown Industrial users to the Downtown Core Dining options Lodging Experiences Satellite office spaces? Meeting rooms?

52 Business Development Create a strong connection between local schools and businesses Small business entrepreneur classes (Main Street Retail, Outdoor Recreation, Restaurant) the kinds of uses wanted in Downtown Le Sueur High tech precision manufacturing training Promote technology and innovation district Partner with tech schools Mankato? Others?

53 Parks & Recreation Explore options for a New Park/ Plaza Space with redevelopment Expand and Promote Local Sporting Events/ Activities Community Center Ice arena, heated pool, fitness room, gym, racquet ball courts and meeting rooms Hockey tournaments Softball/ Baseball tournaments at Bruce Frank Field Enhance City Pedestrian/ Bike Network Create loop for community from downtown out along Truck Route with Highway 112 turn-back By-Pass (phased approach?) Enhance Mayo Park Trailhead? Arboretum? New pavilion? Playground? Campground, more rustic?

54 Connectivity Begin the conversations with MNDOT and the Railroad to reconstruct the rail bridge into town to improve site lines and pedestrian connections from Downtown to the waterfront. Create a Grand Entry Wider, taller, safer Pedestrian Connections on both sides of the Hwy 93 Improve site lines Improve Fountain Park (historic Spring Theme?) Others? Local Truck Circulation on Main Street Elevators (2) Cheese Others?

55 Connectivity Determine Tourist & Truck Traffic Routes Signage from 169 Truck Route with Highway 112 turn-back By-Pass (Phasing Kingsway to CR 26) Finalize a Wayfinding and Signage Plan for the Community Community entry Business district signage Truck route signage DNR trail signage Local parks signage

56 06 NEXT STEPS

57 Next Steps Develop alternatives for Mall site Refine Downtown initiatives Public Open House (8/10/2017) City Council Meeting (early Sept.) Public Open House (9/21/2017)

58 Thank you for your time! Additional Questions?

WELCOME. Purpose of the Open House. Update you on the project. Present a draft recommended plan. Receive your input

WELCOME. Purpose of the Open House. Update you on the project. Present a draft recommended plan. Receive your input WELCOME Purpose of the Open House The Town of Smiths Falls has initiated the Beckwith Street Redevelopment Plan that includes the preparation of a streetscape functional design for the renewal of Beckwith