Approves Mountain Lake Active Living Plan
Following a public hearing on the plan of the Mountain Lake Economic Development Authority (EDA) to establish a Tax Increment Financing (TIF) District #1-8 on downtown redevelopment, Mountain Lake City Council members indeed did agree to adopt a resolution approving and establishing the modified redevelopment project and plan, as well as the TIF district and TIF plan.
The unanimous vote of approval came after a concerted effort by several residents to ask the council to explore the idea of rehabilitating the existing buildings, as they are of historical value.
The hearing was a part of the city council’s regular meeting on Monday, July 20.
The EDA intends to redevelop four properties in downtown Mountain Lake by demolishing the existing buildings and constructing a new building. The four properties are located at 1050 4th Avenue, 322 10th Street North, 324 10th Street North and 326 10th Street North.
Rusty Fitfield of Northland Securities, explained at the hearing that the council was only being asked to establish a TIF District. The TIF District is a tool the EDA could use to recoup the costs of acquiring properties and demolishing existing buildings. Working with a private developer, or selling TIF bonds to fund construction would be determined at futures meetings.
A number of people at the public hearing questioned whether it would be good to rehabilitate the existing buildings rather than raze them and build new, as the buildings are historic.
Adam Sayles posed the question if the four property owners of the four parcels could opt-out of the purchase agreement. He went on to request a public vote on the project. Sayles noted that there is a private investor interested in rehabilitating the historic existing buildings. A rehabilitation could avoid the costs of demolition and removal of any hazardous waste.
Another hearing attendee, Curtis Fast, shared that he wanted to see the four properties rehabilitated and not demolished and replaced.
As well, prospective business owners for the properties have expressed an interest in purchasing the individual buildings and rehabilitating them themselves.
A third resident, Diane Harder, also spoke out in support of keeping the existing buildings and remodeling them. She also questioned the liability of the city to assume more debt.
And, Cassondra Harder interjected that a new building would have rents that would not be affordable for prospective business owners.
Fitfield explained to those at the hearing that the city’s debt limit is higher than average, but that the city continues to have the ability to bond.
Sayles took the floor again to express concern about the debt, and the impact on property taxes if the TIF increment and leases are insufficient for bond payments.
Cassondra Harder asked council members to consider other options besides demolition and construction.
Council Member David Savage noted that the existing four structures were found to be in sub-standard condition by the city’s building official, Steven Carson. Savage stressed that when combined, the estimate cost to correct all of the code deficiencies is $560,000.
Sayles argued that Fast could rehab the four structures for $250,000.
Diane Harder inserted the idea as a question if some of the existing structures could be saved, and others demolished.
Mayor Mike Nelson stated that the closing for the four parcels would be held on Tuesday, July 21. He told those at the hearing that turning the redevelopment project over to a private developer is a possibility. And that, with a TIF district established, it would be in place for whatever happens. Mayor Nelson noted that two of the buildings have not been used for years and the buildings on 10th Street have been deteriorating for years. He also said that there was no interest in the buildings until the EDA took steps to acquire and redevelop them.
Fitfield reminded those present that the creation of the TIF district would give the EDA a tool to fund the acquisition and demolition, and the clean-up of any pollution on the premises. He also stated that, in his professional experience, hazardous waste clean-up s require some governmental assistance.
Council Member Darla Kruser pointed out to those at the hearing that the creation of the TIF district was the only item being acting on a the council meeting. The details of the project would be determined at future EDA and city council meetings.
At this point in the hearing, Sayles shared that at least one property owner no longer wants to sell their property to the EDA.
City Attorney Maryellen Suhrhoff explained to those at the hearing that the purchase agreement was a legally-binding contract, and the city could take action against the owners if the sales were not completed.
In order to give the idea of saving the existing building a little more time for consideration, Cassondra Harder asked the council to wait to establish the TIF district until private development and ownership had been explored.
Mayor Nelson then explained that establishing a TIF district did not prevent the EDA from working with a private developer, or rehabbing the existing structures. The EDA could sell all four properties to a private developer if there was a work plan and timetable
When Diane Harder asked if the EDA would the properties at a profit, Mark Hanson, member of the EDA Board, stated that the EDA would want to recoup their costs. He noted that is the EDA’s mission to assist businesses and create jobs.
The EDA had meet earlier in the day and approved recommending that the council also approve the creation of TIF District #1-8. The details of the redevelopment project would be worked out at future EDA board meetings. Hanson invited potential developers to attend EDA meetings.
Cheryl Hiebert encouraged the two sides of the discussion to work together, with Diane Harder in agreement.
In response to a question by Vern Peterson, an EDA Board Member, Fitfield responded that TIF can be used by a private developer, but that rehabilitation generally does not raise property values enough to generate an increment sufficient to cover rehab costs, so use of TIF in a rehab project is limited.
Savage stressed that the council was being asked to establish the TIF district, that the purchase of the four properties was to occur the following day. He also urged the EDA to consider private developer proposals.
Steve Syverson, EDA Board Member, reminded those at the hearing that the Phase I Environmental Study had been completed, triggering the need for a Phase II Study. That study has not begun and its results could have an effect on the redevelopment project.
Council Member Andy Ysker stressed that the clean-up costs need to be known before the project can move head.
Fast asked if the EDA would consider selling the 322 10th Street North property. Mayor Nelson responded that the decision to sell any property would be determined by the EDA at a later date.
Sharron Hanson discussed the current conditions of and estimated costs to repair the building on that property.
At the close of the hearing, Mark Hanson made a final pitch to the council to approve the district, and encouraged those interested in the project to attend an EDA meeting to discuss their ideas.
Adopt Mountain Lake Active Living Plan
At their meeting, the council also approved to adopt the Mountain Lake Active Living Plan, following a discussion of project rankings.
Drew Hage, a development planner at the Southwest Regional Development Commission (SRDC) in Slayton, had brought the draft of the Mountain Lake Active Living Plan to the attention of the Mountain Lake City Council at the group’s Monday, June 22 meeting.
At that time, the plan was reviewed and the adoption of a “complete streets” policy was discussed. A “complete street” is any street on which one feels safe walking or bicycling. In a rural community, a “complete street: could be a street that is wide enough so pedestrians can safety walk along the shoulder and one on which vehicle traffic is not excessive and traffic speeds are reasonable. A “complete street” may also have a sidewalk or path separate from the street on which pedestrians can walk or bicycle.
Each council member received a worksheet from Hage on which all the infrastructure and non-infrastructure projects in the draft plan were listed.
The projects were ranked by the council in relation to importance, in order to create a priority needs list – from projects to be tackled now, to those reaching out into the future, even as long-range as 10-years+.
Earlier, members of the Mountain Lake Active Living Planning Team had individually created their own priority list. The team includes Dana Kass of the Mountain Lake City Council as well as a city resident, Mountain Lake City Administrator/Clerk Wendy Meyer representing the City of Mountain Lake, Cheryl Hiebert representing the Mountain Lake Area Chamber of Commerce Board of Directors, local residents John Oeltjenbruns and Dolores Peters and SHIP (Statewide Health Improvement Program) Coordinator in Cottonwood, Jackson and Nobles Counties for Des Moines Valley Health and Human Services (DVHHS), Diana Madsen.
The projects on the list will seek funds through a variety of sources, including – a possible SHIP grant for signage, UCare grant, MnDOT grant, Blue Cross/Blue Shield grant, TAP (Transportation Alternative Program) or from other funding sources – including monies that remain from a Toro Grant for downtown beautification. Administrator Meyer will be coordinating with Hage and Madsen in seeking funding. It was noted that some of the project ideas on the list could possibly be completed by service groups, as student work projects or by volunteers.
The City of Mountain Lake has been working with Hage’s direction over the past seven months to develop its own Active Living Plan in order to help make the city more pedestrian- and bicyclist-friendly by providing new strategic walking and bicycling improvements.
Active Living is described as a way of life that integrates physical activity into one’s daily routine. Active Living is about fostering an environment that makes it safe and convenient for children and adults to walk, bike and be physically active on a daily basis. This can start with just making small trip. An example of such is walking between stores – instead of driving from one end of Third Avenue or 10th Street – to the other.
Creating a healthy community depends on the physical design of the community – making it more walkable with specific improvements – along with a number of other variables.
Mountain Lake’s Active Living Plan – draft version – includes the following infrastructure and non-infrastructure projects:
* A sidewalk or dedicated lane connecting the Mountain Lake Trail from Casey’s to 7th Avenue along Golf Course Road.
* Creation of a trailhead at the “park” area east of Casey’s. (Casey’s has already granted permission for the trailhead.) Included at the location would be a kiosk with informational brochures – or signage noting the trail connection points and some type of outdoor seating.
* Signage and road symbols noting the route of the Mountain Lake Bike Loop. (The loop runs south down 10th Street from 3rd Avenue to Mountain Lake Road, east on Mountain Lake Road to Cottonwood County Road #1, north to Prince Street, west to 11th Street, north to Midway Road, west to 10th Street, and south to 3rd Avenue.)
* In conjunction with Safe Routes to School Connections, a dedicated drop-off and pick-up area in front of Mountain Lake Public Elementary School, including improved traffic flow. As well, sidewalk placement along 4th Avenue from east of the public elementary school to 15th Street.
* Sidewalk placement on 5th Avenue west of the public school (most notably for after home athletic or extra-curricular events when cars are parked on both sides of the road).
* Creation of either permanent or removable “bump outs” (and extension of the sidewalk into the street) along 3rd Avenue with the road’s intersections with 10th Street, 11th Street and 12th Street. “Bump-outs” would assist in increasing 3rd Avenue crossing times, allow pedestrians and drivers see past cars parked on 3rd Avenue – and, on the flip side – allow drivers on 3rd Avenue to see pedestrians and drivers on the at the corners of the two streets.
* Sidewalk placement along 6th Avenue from where sidewalks end – to Munson Field.
* Sidewalk placement east from Golf Course Road (north of Casey’s) to 7th Street.
* Sidewalk placement along Mountain Lake Road to connect to Heritage Village.
* Addition of a stop sign along 3rd Avenue at the intersection with 10th Street. The average daily traffic volume on 3rd Avenue is calculated to be 3,150 vehicles; and on 10th Street, 810 vehicles.
* Addition of a stop sign at the intersection of 10th Street and Prince Street.
* Improving downtown business sidewalks along 3rd Avenue.
* Improved sidewalks and/or bench between the Laker Apartments and Senior Dining at the Mountain Lake Community Center.
* Adequate bicycle parking in racks. The city does have bike racks at Island View Campground, Mountain Lake City Park, Heritage Village and Mountain Lake Public Library (there are also bicycle racks at both the public and private schools and United Prairie Bank). Additional location could include the boat landing at Mountain Lake.
* Sidewalk or dedicated walking area in the Mountain Lake Mall parking lot along the Maynard’s building.
* Road art across the parking lot at the Mountain Lake boat access to indicate the path of the trail. Additional road art painting and/or stenciling projects could include crosswalks or other areas that would show direction (or for city beautification and/or distinction).
* Improved lighting on pedestrian walkways.
In other business
* Closed the public meeting in order to open a closed meeting to discuss a Mountain Lake Fire Department personnel matter. When the public meeting was reopened following the five-minute closed meeting, the council approved the dismissal of Jamie Boldt from the Mountain Lake Fire Department.
* Accepted the $8,000 grant award from the Statewide Health Improvement Plan (SHIP). Items to be funded by the grant were reviewed.
* Learned that interviews were held Saturday, July 11 for the Mountain Lake Police Department’s police office opening, and that the position has been offered to one of the candidates. Psychological testing and background checks are underway.
* Adopted the 2016 Capital Improvement Plan (CAP), including a change requested by Public Works. The plan has been reviewed by department heads. The change in Public Works was requested by staff that the Public Works dump ruck purchased be moved from 2018 to come time during the years 2016-2018, depending upon the availability of funding.
* Approved the sale of a parcel of property to Calvin Rempel for $5.
* Approved the use of $120,000 in the 2009A fund in order to reduce the size of the 2015 refunding bonds. This decision was made after the reserves in several debt service funds were reviewed.
* Heard about several public nuisances that have appeared on property at 736 9th Street North.
* Viewed photographs taken earlier in the day of property at 1406 3rd Avenue, with the progress of the clean-up reviewed. With the clean-up progress noted, the council waived the public nuisance fine.
* Learned that the owner of property at 1701 3rd Avenue had been notified of the public nuisance. The matter was tabled to the Monday, August 3 council meeting.
* Directed City Clerk/Administrator Wendy Meyer to have the well sealed on property at 805 Basinger Memorial Drive. A well was discovered on the property, the owner was notified, but did not take any action to seal it.
* Awarded the bid for the demolition of property at 412 7th Street to Lohrenz Construction of Mountain Lake at a cost of $8,750.
* Expanded the target area for the Small Cities Development Program (SCDP) Housing Rehabilitation grant to include the entire city. A flyer notifying the public of the change was to appear in the next utility bill.
