Proposed condo project poses infrastructure and parking conundrum for McGregor

By Audrey Posten | Times-Register

The proposed construction of riverfront condominiums, with ground breaking as early as this spring, is putting the city of McGregor in an infrastructure conundrum.

At a special meeting on Sept. 4, mayor Lyle Troester said Front Street, which runs along the river side of the railroad tracks, will be used to get to and from the condo site owned by Trilogy Partners, LLC. In order to maintain access during high water, the street will likely need to be raised to the height of the railroad tracks. 

The problem? Front Street is currently being used almost entirely for vital riverfront parking.

“It’s like the parking lot was somehow poured over the street,” commented deputy city clerk and economic development lead Brandi Crozier.

The public parking lot is situated next to Riverfront Park, the boat launch and Big Buoys Tiki Bar. It includes spaces around the perimeter as well as in a middle island. On busy summer days, such as the recent Labor Day weekend, it’s not uncommon to see overflow traffic on the next door Trilogy lot as well.  

According to Crozier, overhauling Front Street would narrow the parking lot so much that the island would likely not exist. 

“We’ll have to figure out how to re-lay out the parking in this parking lot to make it make sense again, to allow for traffic flow and maximize parking opportunities...and still make the boat launch work. We’re going to lose at least 50 percent of our parking lot,” she estimated, “not taking into account all the overflow parking that happens on the Trilogy lot. [Labor Day] weekend, I went down and took pictures and videos at multiple times and estimated somewhere around 100 cars would have been displaced.”

Troester said city officials recently reopened discussions with Viserion Grain to create parking in a grassy area near Kwik Star. He indicated the company is open to talking.

“The lack of parking for one of our most active businesses, at times, it’s going to be a huge issue,” Troester echoed. “Something is going to have to happen to provide parking, or there won’t be parking out there.”

Also to be considered? Cost. Raising the street would likely require a wall and railings in addition to the street work itself, according to Troester. Engineers have also recommended sanitary sewer changes, putting in a line that would go to the lift station by Kwik Star to assure access during flooding. Troester noted the latter work alone would be an estimated $250,000.

Additionally, the city of McGregor is spearheading discussions with McGregor Municipal Utilities on “the need for good electricity and utilities versus just good enough,” Troester said.

“Each of these units will have an elevator shaft in them. I don’t know a lot about what electrical requirements are, but let’s say all 14 of them want an elevator. I imagine that’s going to require a lot of power,” Crozier added. 

City officials stressed these upgrades are necessary considering the magnitude of the project—an eventual two buildings with a combined 14 units—and its financial impact on McGregor.

Units will be $600,000 to $800,000 apiece, with three bedrooms, two bathrooms, a two-car garage, rooftop and front patios and private boat slips. Buyers won’t pay that amount to not be able to access their homes, Troester said.

According to Crozier, the tax bill for a $650,000 unit would be roughly $10,680 per year, 42 percent of which would go to the city of McGregor.

“We’d get $4,485 roughly per unit. Times 14 units, that’s $62,790 a year off the condos,” she said. “It gets tricky because it’s not like it’s one house. We really are looking at 14, probably primary, residences at that price point.”

City administrator Denise Schneider proposes using TIF to finance the infrastructure improvements.

“See if TIF covers that area and do TIF to cover infrastructure, and then borrow against TIF revenue to pay the loan back. That means all, or a percentage, of the property tax that’s going to be from that property would go to the loan payments until that’s paid off,” she said. 

No action was taken at last week’s meeting. Troester said it was to alert the council of impending decisions, since time is of the essence. 

“If they’re really breaking ground in the spring, we, the city, have to get our ducks in a row to get ready for this,” Crozier said.

Mayor announces retirement, council makes third public works position full time

Another big announcement at last week’s special meeting was mayor Lyle Troester’s impending retirement.

“I said I would stay until the road is completed, and that’s scheduled for Oct. 12ish. I would like to be replaced in November,” he told the council.

Troester began serving in 2018, after the previous mayor resigned. He opted not to run for re-election in 2023, but was later voted in as a write-in candidate.

So as not to bear the cost of a special election, the council voiced its intent to appoint a new mayor. City administrator Denise Schneider said that intent could be announced at the regular city council meeting on Sept. 18, then someone appointed in October.

The appointee would hold the seat until the November 2024 city election.

“If that person runs and gets it, they would keep the seat, but if someone else gets it, they would take the seat. Appointments, you don’t stay until the end of the election year unless you’re the one who gets in,” Schneider explained.

Troester’s retirement wasn’t the only personnel decision on the docket. The council also approved posting for a full-time public works position to replace the retiring Tom Sinclair.

Sinclair was hired as part-time, but grew to work 34 to 36 hours per week with the number of duties that needed to be completed, Troester said. The city’s two other full-time employees, public works director/waste water operator Jason Wagner and street maintenance/public works assistant Dan Cooley, are also very busy.

“We have more parks than most towns do, and by the time they’ve taken their vacation time, the needle is right on empty. And there’s a lot more things coming up. It’s kind of amazing, and scary, how many things need some attention here within the next year,” Troester said. “We want to get this posted as soon as possible. Winter is coming up, and Tom is one of the main plow drivers.”

Council member Charlie Carroll feared the additional expense. During his time on the council, he said he’s watched the public works department grow from one full-time person to two.

“It seems to be creeping up. That’s the thing about government: It keeps getting bigger and bigger,” he said. “I’m just looking at expenses. We start adding and never seem to bring them back in.”

Troester stressed staffing changed with the closure of Luster Heights, as the city lost weekly help from inmates there. There is plenty to do.

“I don’t think there’s a lot of sitting around. When they’re kind of caught up, they do things. They do their own maintenance the best they can. They have a list of things they want to do and can’t get to,” he said.

In addition to the salary, Schneider acknowledged a full-time employee would also cost $400 to $1,000 a month for health insurance, depending on age. She didn’t foresee find qualified applicants unless the position was full time with health care.

“I think it boils down to service. The expectations of the town. If we don’t have the people, they’re not going to get it,” Troester said.