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3 MHID_PresentationMendota Heights Industrial District Redevelopment Study St. nntho.'y - - - -- ---' ! ume ca nada i /1 ' !1 . + Maplewood r--- :._faaa.rdale • Fall -Heights i; F-._.. _.._.._.._. �..._.. ....... ..... A Downtown -� .r ---- Minneapolis •1 �. 6�' Downtown ••� R Paul �,� SL Paul Q 52 6 dale i i well Sf. Paul .._..✓ '' ' r • Mentlotn ' Fort Snelling (Un4rg,) r Richicld el Mend ora Heighh Sunfish Lake •. BloomingtonPagan ;Inver Grote Neighs Project Location Figure t Project Properties —Intental9 Highways Industrial Zoning District E ;County Boundaries —USand State Highways 1011312015 Redevelopment Plan -j Municipal Boundaries County Roads 0 15 Open Water 3Mlles Local Sfieetsly.naWa �P�s� M.n E � � N �—Railroad Heights 0 This Study • Goal: to create a redevelopment plan that is both visionary and realistic • Analysis of existing zoning and site conditions • Market overview • Idea generation • Prepare plan scenarios, implementation steps, potential revisions to Land Use Plan, zoning Stantec enaota Heicntsalnctustriai u lf r•-------- •-� 1 Maplewood _Lauderdale Falcon Height: ----------------- —• Downtown% •— III Ainneapolis+ Minneapolis 1 __ • St. Paul ,Downtowns 1 �' st. aul' -, / 52 -7 , �I • * lilydale ' ■ 1 West St. Paul Mendota Fort Snelling (unorg.) r , •�• ♦• ; Richfield I Mendota Heights DAKOTA Ct. � Sunfish Lake s .-F +,"` - 1 _ ASP Bloomington % Eagan 1 52 :rover Grove Heights Project Location Figure � Project Properties —Interstate Highways Industrial Zoning Distr€ct :County Boundaries — US and State Highways 10/13/2015 Redevelopment Plan Municipal Boundaries — County Roads Open Water Local Streets city of 0 1.5 3 MilesM4 Mendota — Railroad Heights So— Dakota Canty October 2]15, WDOT, Metro GIS V:\I 936\oc —\l 93B7326a\GIS\Projects\P,.ject L ... ton d About the District: Location: bordered by Highway 55,1-494, Fort Snelling State Park Size: 425 contiguous acres Permitted Uses: • Processing • Fabrication • Storage • Manufacturing • Wholesaling • Office parks Stantec Mendota Heights Industrial District MSP Airport �, ! � f' �r � f � S �.. 1 1 \.1 \.i 1 \.1 I I �r 1 � 1 1 1.7 ■r/ �L ■ 3 '�4� ■ �7 ' i �Y 'fi ington_ "' Eagan: ; • • • i �'fir cF Property Parcel Size Industrial Zoning District Redevelopment Plan 0 1,000 N 000000097777 Source: Dakota County October 2015 \ MENDOTAHEIG HTS:RD y. ILAND DRJ ,J Figure 2 U p to 2 Acres Number of Parcels 0 2 to 4 Acres 0/13/2015 0 4 to 6 Acres ett'or 2,000 Feet 0 6 to 8 Acres Tj Mendota 8+ Acres 23 Heights 6 to 8 Acres V:V 938\adlve V 93803260VGISVPro�ectsVParcel Sizemxd Parcel Size: • Average parcel size: 3.25 acres • Often single buildings span multiple small parcels Parcel Size Number of Parcels Percent of Parcels Up to 2 Acres 51 38.9% 2 to 4 Acres 40 30.5° 4 to 6 Acres 23 17.6% 6 to 8 Acres 8 6.1 8 or More Acres 9 6.9% 1817. ► {O 6% 3076 0 U to2Acres 2 to 4 Acres 4 to 6 Acres 6 of 8 Acres 8 or more Acres (I Stantec MEDALLION'DR MENDOTAHEIGHTS RD .- J DR 1-494. Parcel S*179- MEDALLION'DR MENDOTAHEIGHTS RD .- J DR 1-494. Year Built Industrial Zoning District Redevelopment Plan 0 1,000 N Source: Dakota County October 77 Figure 3 1925 - 1959 1990 - 1999 1960 - 1969 2000 - 2009 10/20/2015 1970 - 1979 - 2010 - 2014 city of 2,000 Feet 0 1980 - 1989 No Data Tj Mendota Heights V:\1938\octive\ 193003260\G IS\ P role cts\Yea r Built. mxd Decade of Construction: • Most construction in 1990s • Newer properties along 1-494 Decade Built Number of Parcels Percent of Parcels Before 1960 11 8.4% 1960-69 7 5.3 % 1970-79 14 10.6% 1980-89 25 19.1% 1990-99 39 29.8% 2000-09 8 6.1% 2010 -Present 2 1.5% ■ Before 1960 ■ 1960-69 ■ 1970-79 ■ 1980-89 1990-99 2040-09 2010- Present Stantec 0 r_ ..[MF [ i 71 1-494 AAPKinnra WPIr- F}k Y4 Sta ntec iunciinc 1 -49-0 Building Type Industrial Zoning District Redevelopment Plan 0 ,,000 N Source: Daka to County October 2015 \ .'Tr- •I� Figure 4 Flex Convenience store Hotel Office Warehouse 0/14/2015 C Land 0 Bulk Warehouse Clty or 2,000 Feet C Office Public Works Mendota (_ Greenhouse Heights V:\1938\adNe\143803260\GIS\ProJeafs\Building Type.mxd Building Type: • Flex and bulk warehouses are most common • Office properties along 1-494 Building Type Number of Parcels Percent of Parcels Bulk Warehouse 35 26.7% Convenience Store 1 0.71% Flex 39 29.8 Greenhouse 8 6.1% Hotel 3 2.316 Land 17 12.9 Office 25 19.176 Office Warehouse 2 1.576 Public Works 1 0.7% v 40 a 30 O 20 E D to Z te `Q\ ���+ �a�a `�e xc�a41 or�J�e o zr�g 0151 Q° ca�c �o (j Stantec •Imp ACACIA BLVQ` "SDR _ � !x . y, • �.' �:� F lex ConvenienceStore VICTORY AVE Q Hotel Office Warehouse FURLONG AVE Land Bulk Warehouse KEN�ON LN Office Public Works Greenhouse MEN "%, R y' s 1-494 Building Tenant Type Industrial Zoning District Redevelopment Plan Z� 0 1,000 2,000 Feet N Source: Dakota County October 2015 0 <a I I other va lues> 0 Single Tenant l� Multiple Tenant Open La nd Figure 5 10/14/2015 City of Mendota Heights V:A1938\activeA193803260VGISVB rolectsV Building Tenant Type.mxd Tenant Types: • The majority of properties are single tenant (55.7%) Tenant Type Number of Parcels Percent of Parcels Single Tenants 73 55.7% Multiple Tenants 42 32.1 3276 1211 Single Tenant Multiple Tenant N/A �► Stantec aCIA BL Hill TO R�YVE �� 'Ic TO FURLC)NGAVE LEMAY AVE P• KIEND�O, O LAKEVIEW A 46 MEDALLION DR AMMEM[MENDOT�YNEIG TS'.— tz r) ORTH L, ND, DR M14 1-494. • [o(• Vacancy Rate Figure 6 Industrial Zoning District Q open Land 0 20cZ to 307 vacant Redevelopment Plan No vacancy 30to 4C)7 vacant 0/20/201 5 % ® Up to 10% Vacant ® More than 40% Vacant City or 0 1,000 2,000 Feet 10% to 20% Vacant Mendota N Heights Source: D aka to County October 2015 V:A 1938\ac tiveA 193803260V GISV P rot ec isVVacancy Rate—d Vacancy Rates: • Over 70% of the district is at full occupancy Vacancy Number of Parcels Percent of Parcels No Vacancy 93 70.4!6 Up to 109 vacant 4 3.1% 10% - 2017. vacant 12 9.2% 20% - 30% vacant 6 4.6% 30% - 40% vacant 1 0.7% More than 40°x, vacant 15 11.3% ■ No Vacancy ■ Up to 10% vacant a 10%- 20% vacant 20% - 30% vacant 30% - 40% vacant More than 44% vacant 4 Stantec *logo Open Land 20% to 30 Vacant No Vacancy 0 30% to 40% Vacant ® Up to 10% Vacant More than 40% Vacant 0 10% to 209; Vacant MIL rl w'� K NORTHLAND DR - . r - vk d I ' Fd94 Parcel Land Value Figure 7 Up to $1 per Squarefoot 0 $4 to $5 per Squarefoot Industrial Zoning District Redevelopment Plan $1 to $2 perSquarefoot 0$5 to $6 per Squarefoot 10/13/2015 $2to$3perSquarePoot =Over$6perSquarefo� CItV of Z�0 1,000 2,000 Feet "— $3 to 34 per Squa refoot Mendota N Heights Source: Dakota County October 2015 V:A 1938\adlveV 93803260\GISV ProJedsVLand Value.mxd Land Value: • Average land value: $4.11 per square foot • Median land value: $4.00 per square foot • Land is most valuable along 1-494 Property Value (per square foot) Number of Parcels Percent of Parcels Up to $1 2 1.576 $1 to $2 4 3.056 $21o$3 11 8.4% $3 to $4 33 25.2 $4 to $5 59 45.Q o $51o$6 6 4.6% Over$6 13 9.9% ti a� U � SO O 60 - 40 20 Z 0 — Up to $1 $1 to $2 $2 to $3 $3 to $4 $4 to $5 $5 to $6 Over $6 k,A Stantec ani Y.1• 1 '�:'�':�. ='y = U p to $l per Squarefoot 0 $4 to $5 per Squarefoot M $l to $2 per Sq uarefoot 0 $5 to $b per Squarefoot 0 $2 to $3 per Sq uarefoot M Over $b per Squarefo{ $3 to $4 per Sq ua refoot NDOTA:HEIGHTS:RD`= — `� f T- N; WE ME -r .t �MEDALLION�DR 1 i y� �— 1-494 i4.'�r r ani Y.1• 1 '�:'�':�. ='y = U p to $l per Squarefoot 0 $4 to $5 per Squarefoot M $l to $2 per Sq uarefoot 0 $5 to $b per Squarefoot 0 $2 to $3 per Sq uarefoot M Over $b per Squarefo{ $3 to $4 per Sq ua refoot NDOTA:HEIGHTS:RD`= — `� f T- N; WE ME -r .t �MEDALLION�DR 1 i y� �— 1-494 i4.'�r Minnesota Regional Economic Growth: • Employment: 1.891 Million • Unemployment rate: 3.57% • Labor participation rate: 79.8% (one of the highest rates in the country) • Percent of major industries with positive job additions: 81.8 Industrial Market Summary Office Market Summary Mendota sleights (SE Twin Cities Region National Twin Cities Region) Vacancy Rate 817, 9.3% 7. Average Asking Rent $4.11 $4. 70 $5,42 (per square foot Office Market Summary n- e Mendota sleights (SE Twin Cities Region National Twin Cities Region) Vacancy Rate 18.2% 14,2% 14.2% Average Asking Rent $1 2,x'3 $14,. $22,92 (per square foot n- e 1 Airport Safety Zones Industrial Zoning District Redevelopment Plan Z� 0 1,000 2,000 Feet N Source: Dakota County October 2015 a■2to • • Figure 8 MSP Safety Zone B 10/13/2015 MSP Safety Zone C TJ City of Project Properties Mendota i g Hehts Vr\1938\adlve\193803260\G IS\Projects\Airport Safe ty7ones.mxd AI7iTi MSP International Airport: In 2014: • 400,000 flights • 35 million passengers • 15th busiest airport in the US MAC Safety Zones: • Designed to ensure safe air travel • Certain land use restrictions apply in these areas • Zones B and C are located at the west edge of the district Existing and Proposed Transit Lines Industrial Zoning District Redevelopment Plan /�0 1.5 3 N Source: Dakota County October 2015, MnDOT, Metro GIS, Met Council Bus Lines Project Area Figure 9 High Frequency Ir Counties — North Star _ Cities 10/14/2015 — Red Line ,Nater —Green Line _ US Highways cryo' — Blue Line ©range Line — State Highways � Mendota Gold Line Railroads Heights Proposed BRT V:\1 938\active\143843250\GIS\Prciects\Transit.mxd Existing Transit Routes: Route 446: Connects Mendota Heights to the 46th Blue Line LRT station in Minneapolis. Route 415: Connects riders from the Mall of America to Mendota Heights. Route 436: Connects riders from the 46th Street LRT station in Minneapolis to Eagan via Mendota Heights. F f� �+ Stantec II II r�ww w�wwa�®aa�� w� II 1 II IF I� II Ihhl �+ Stantec F i•r — s L17 %,.r( 4# Stantec 6 1 W_�T"ffiqre STRENGHTS WEAKNESSES Regional location Limited opportunity for physical growth Airport access Lack of retail seRices in the area Freeway access Lack of restauarants in the area Lower/reasonable tax rate Lack of -sidewalks in the area Quality city services Market competitiveness Market area Vacancy Outdoor storage Zoning limitations (land uses) Diversified tenants Limited access from 1-494 to STH 55 Professional image Airport noise Labor force access Semi -truck traffic Zoning f lexibilty Traffic congestion Large corporate users in the market Limited new development opportunities Executives living in Mendota Heights Not enough manufacturing businesses Wide range of industrial -users Disadvantages compared to the west metro submarkets Open space/landscaping Lack of transit options I jLack of regional recognition OPPORTUNITES, THREATS Retail service/ restaurant uses Competition/incentives from other cities Improved market may attract more industrial users Outsourcing to companies outside of LISA or NIN Great location may drive rates up Vacancy I Additional green space Deteriorating roadways Improved access to 1494 to STH 55 Lack of land to develop amenities Redevelopment of older sites Ability to get skilled workforce Maintain low taxes Perception of lack of amenities Fair tax rate Growth -restricting regulations Ability to attract high-density office users Unneccessary regulations Niche development Perception that industrial users are not desired iMarket as a destination for businesses jLack of office space with shared amenities Source: Compiled from stakeholders urvey responses Key: Property Owner Tenant User Broker, I nvestor, Property Manager Stantec Future Trends a aw Trend 1: Large Warehouse facilities' Trend 3: Sustainability is key Trend 2: Flexibility is critical .r aim .C. Stantec Future Trends . TY 4 , Trend 4: Telecommuting and Transit 'TR -. Trend 5: "Third Industrial Revolution" Trend 6: Decline and reuse St. nnthoa'y - - — -- ---' ! la. -anode i ' /1 ' dam.._.- • /Maplewood :._lana.rdale r • racoon Heights F.._.. _.._.._.._. _4 ....... ._. _.._. Downtown Minneapolis •1 6 iDownlown 1 R Paul Q / 52 lilydale i well sl. Paul .._..✓ �' ' r •Mendota ' Fort Snelling (Un4fg,) Richiield e l Mendoia Lighh Sunfish Sake t Bloomington ,r Pagan ;Inver Grote Neighs Project Location Project Properties —Inten,al9 Highways Figure t Industrial Zoning District Redevelopment Plan `;County Boundaries -j Municipal Boundaries —USand Slate Highways County (toads 1011312015 0 15 .Nme.e�.���c�.rm _�wr.�sr, m�ocrt, Open Water 3 maleRailroad nnar«.0 Local Sfi.ets Rlrod_�-•�•,t cry (�J M Mo,a Hei=t. 0 Questions/Comments/Discussion to Current status of Industrial District to Key issues/concerns to Key opportunities Next Steps • Develop concepts for development/ redevelopment • Implementation steps • Report back Stantec Mendota Heights Industrial District Redevelopment Study