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HRA RESOLUTION NO. 869
RESOLUTION APPROVING MODIFICATIONS TO THE REDEVELOPMENT PLAN
FOR THE RICHFIELD REDEVELOPMENT PROJECT AREA
WHEREAS, the Housing and Redevelopment Authority in and for the City of
Richfield (the "Authority") did on or about June 14, 1993 adopt the Redevelopment Plan for
the Richfield Project Area, pursuant to the provisions of Minnesota Statutes, Sections
469.001 to 469.047 (the "HRA Act"), and has subsequently modified the same thereafter,
and
WHEREAS, pursuant to the HRA Act the Authority proposes to modify the
Redevelopment Plan, and
WHEREAS, the Authority has caused to be prepared a modification to the
Redevelopment Plan, and has requested the written opinion of the Planning Commission
of the City, and has requested that the City Council hold a public hearing on the proposed
modification, all in accordance with the HRA Act, and
WHEREAS, the Authority has received a comprehensive evaluation of a portion of
the Richfield Project Area comprising the proposed Lyndale Gateway West Tax Increment
District for the purpose of determining whether that portion satisfies the statutory standards
for blight, a summary of that evaluation is contained as Exhibit A to this resolution, and
WHEREAS, the Authority did on November 18, 2002 consider the adoption of the
modifications to the Redevelopment Plan.
NOW, THEREFORE, BE IT RESOLVED by the Authority as follows:
I. The Authority makes the following findings:
1.
the land in the project area would not be made available for
redevelopment without the financial aid to be sought;
the modifications to the redevelopment plan for the redevelopment
areas in the locality will afford maximum opportunity, consistent with
the needs of the locality as a whole, for the redevelopment of the
areas by private enterprise; and
the redevelopment plan conforms to a general plan for the
development of the locality as a whole; and
based on the analysis contained in Exhibit A, which analysis is
hereby adopted, and information presented at the hearing and
otherwise known to the commissioners, the portion of the Project
Area comprising the proposed Lyndale Gateway West Tax Increment
Financing District is blighted within the meaning of Minnesota
Statutes, Sections 469.002 and 469.028.
2.
3.
4.
The Authority hereby approves the proposed modifications to the
Redevelopment Plan, and makes all of the findings stated therein. The
approval hereby given shall not be effective until the Planning Commission
renders its written opinion.
II.
III. The Authority requests that the City Council consider and approve the
modifications to the Redevelopment Plan.
Adopted by the Board of Commissioners of the Housing and Redevelopment
Authority in and for the City of Richfield, Minnesot . 16th day of November, 2002.
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EXHIBIT A
Detailed Analysis of Blight Conditions
Lyndale Gateway West Area
[Incorporated from Short Elliot Hendrickson, Inc. Report]
Statutory Definition of Blighted Area
"Blighted area (contains) buildings or improvements which by reason of dilapidation,
obsolescence, overcrowding, faulty arrangement or design, lack of ventilation, light, and
sanitary facilities, excessive land coverage, deleterious land use, or obsolete layout, or any
combination of these or other factors, are detrimental to the safety, health, morals, or
welfare of the community."
1. Dilapidation
The residential and commercial properties were constructed between 1947 and 1952.
Even though these properties, as well as the existing commercial and residential
improvements constructed on them, can be considered old, they are not considered to
have any historical value nor architectural merit. Old properties, however, require
relatively higher levels of maintenance and repair. Over half of these properties can be
considered to be lacking in needed maintenance and repair.
The criterion of "dilapidation" was observed to apply to twelve (12) parcels within the
project planning area. Six (6) of parcels exhibited "strong" evidence of this criterion while
another six (6) parcels exhibited "moderate" evidence.
a. Deferred maintenance of structures and site improvements.
b. Buildings and paved surfaces in disrepair
a. Deferred Maintenance: Specific evidence of deferred maintenance includes:
. Poorly maintained exterior building surfaces including masonry,
stucco, wood clapboard and metal siding.
. Back yard areas overgrown with vegetation.
. Cracked, rutted paved surfaces.
. Windows & Doors: cracked, ajar or boarded up.
Excluding the three city owned properties that have become part of the 7ih Street
Right-of-Way, over 57% of these properties (12 of 18 parcels) exhibit a deferred
maintenance pattern. As determined by the analysis of Substandard Conditions
(see separate report), on average, over 18% of the cost of constructing new
buildings of the same square footage and type on the same sites would have to be
spent to remedy this blighting factor. The likelihood of this level of
remodelinglrenovation reinvestment is low, given that the resultant "product" would
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be expensive to lease/sell and remain relatively unattractive in terms design and
layout. In addition, individual owners would .be reluctant to make the required level I
of investments to their individual properties, given the context of the deteriorating
nature of adjacent and nearby properties.
b. Buildinq and paved surfaces in disrepair: Specific evidence of buildings and
paved surfaces in disrepair includes:
. Masonry surfaces broken and in need of tuck-pointing.
. Broken windows
. Windows and Doors ajar and inoperable.
. Entry stairways and service/loading docks broken and failing.
. Cracked, broken and crumbling paved surfaces.
. Shed-style addition broken and sagging (7600 Lyndale)
The twelve properties exhibiting moderate to strong evidence of "dilapidation"
include a wide variety of building surfaces and site improvements in a state of
significant disrepair. The obvious dilapidation of each of commercial properties and
one of the residential properties (7633 Aldrich Ave S) represent a clear blighting
influence on abutting properties. In addition, the problems with windows, doors,
building surfaces and pavement negatively impact the current use and future
prospects for these properties.
2. Obsolescence/Obsolete Layout
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The criteria of "obsolescence" and "obsolete layout" were observed to apply to eleven (11)
parcels within the project planning area. Ten (10) of parcels exhibited "strong" evidence of
these criteria and one (1) additional parcel exhibited "moderate" evidence.
a. Dysfunctional layout of buildings and parking.
b. Substandard design of alley.
c. Dated appearance of structures.
a. Dysfunctional layout of buildinq and parking: Ten of the eleven commercial
parcels are without adequate or convenient parking for customers or visitors
based on the layout of the building at zero front lot line. The only available
on-site parking for these properties is in the rear yard areas. The majority of
these rear yard areas are overgrown with vegetation with paved or gravel
surfaces in poor condition. In addition, parking and loading/service areas
are not segregated or clearly identified.
b.
Substandard desion of alley: A narrow alley more suitable for strictly
residential use serves as the primary access to on-site parking and loading
for the commercial properties. The alley also provides access to detached
garages for three of the single-family homes that front on Aldrich Avenue. In
addition to its narrow width the alley is partially overgrown with vegetation
encroaching from residential properties. Overall the alley represents an
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inconvenient and pote.,..........r'..t.. !.~.....I.ly..... unsa..~...e.. ,..p.r... i.....m.......8. ry site access for the majority of
'..-.... ,.'- '. -'t",. -..", ,",-, ':.." -.":.. :~-'. ....~. .. '. .." ....
parcels within the proje"'tfplanningarea.'
c.
Outdated aooearance of structures: All of commercial buildings were
originally constructed between 1947 and 1952. Little evidence of regular
maintenance, updating or major rehabilitation is evident on the exteriors of
any of theses structures. As stated in Paragraph 1 (Dilapidation), these
buildings "are not considered to have any historical value nor architectural
merit," and they in fact tend to serve as remnants from a past era that are
not consistent with contemporary needs and preferences of retail and
commercial service uses.
3. Faulty arrangement or design
The criterion of "faulty arrangement or design" was observed to apply to eighteen (18)
parcels within the project planning area. Ten (10) of parcels exhibited "strong" evidence of
this criterion while another eight (8) parcels exhibited "moderate" evidence.
a. Inadequate parking.
b. Inconvenient pedestrian and vehicular access.
c. Substandard alley.
a.
Inadequate ParkinQ: Ten (10) of the eleven (11) commercial properties
fronting on Lyndale Avenue South are relatively shallow in terms of current
standards. They back onto a narrow (12-foot-wide) alley. This results in a
poorly functioning, obsolete parking and loading service area. The lack of
legal parking in front of the properties, due to the fact that these properties
front onto a City-owned right-of-way which is not used for street purposes,
compounds the parking and loading deficiencies. This situation produces
a blighting influence to surrounding properties, as commercial tenants'
employees, . suppliers, and customers seek out nearby parking
opportunities
b.
Inconvenient oedestrian and vehicular access: The awkward and
confusing parking arrangement in that occurs in the Lyndale Avenue
Right-of-Way in front of the commercial properties conceals building
entrances and represents a safety hazard for pedestrians. This ill-defined
informal parking area conflicts with pedestrian access to the commercial
uses and is likely to present a particularly undesirable site condition in
winter months during conditions of snow and ice. The substandard design
of the alley that serves as the primary access for the majority of parcels in
the project planning area (see paragraph 2. Dilapidation) also serves as a
clear representation of this criterion. Current design standard for a major
site access would require a minimum 22-24 foot wide drive width.
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c. Substandard alley.
(Other Factors).
See Paragraph 2 (Dilapidation) and Paragraph 5
4.
Excessive land Coverage
The criterion of "faulty arrangement or design" was observed to apply to eighteen (18)
parcels within the project planning area. Ten (10) of parcels exhibited "strong" evidence of
this criterion while one (1) additional parcel exhibited "moderate" evidence.
a. Size and placement of commercial buildings.
a. Size and placement of commercial buildings: Ten (10) of the eleven (11)
commercial parcels exhibit this criterion due to the size of the buildings
relative the amount of remaining site area available for parking, loading, and
access. As referenced in Paragraph 3 (Faulty Design and Arrangement),s
the placement of the commercial buildings at a zero-front-setback
exacerbates the problem of excessive land coverage because the principal
access points to the buildings are located on the Lyndale Avenue side
(front), making it impractical to provide convenient on-site parking.
5. Other Factors
In addition to the above, the following other blighting factors were evident:
a. Poor linkage between residential and commercial properties.
b. Negative conditions within public rights-of-way.
c. Overgrown vegetation.
d. Economics of renewal/reinvestment.
a. Poor linkage between residential and commercial properties: Various
blighting influences that impact the project planning area reflect a linkage
between the commercial (east half of block) and residential (west half of
block). The limited depth of the commercial parcels combined with the poor
condition of the back sides of those properties starkly illustrates that any
reuse/rehabilitation solution would need to encompass the entire block. Due
to the high traffic conditions in the area, the lack of on-site parking for
commercial uses, and the substandard design of the alley; viable use or
reuse of the commercial sites may necessitate redevelopment of the
residential half of the block.
b.
NeQative conditions within the public rights-of-way:
. The awkward, inconvenient, and unsafe condition and use of the
paved right-of-way located between the commercial buildings and
Lyndale Avenue (edge of curb).
. The substandard design of the alley serving commercial and
residential properties.
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The obsolete ;9~~i91l of th~, p~rking area serving 7600 Lyndale
Avenue. ,,;,>" ."""',.,,.... ." " ..
The safety concern associated with the detached garage at 7601
Aldrich that gain access from 76th Street.
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The above referenced conditions within public right-of-way represent a blighting
influence the impacts the entire project planning area. Vehicular and pedestrian
access is compromised by the substandard and antiquated arrangement of
driveway cuts, paved surfaces, parking and driveways serving the majority of
parcels.
c. Overqrown Veqetation: Overgrown vegetation present on nearly all of the
commercial parcels and several of the residential parcels represents a
blighting influence consistent with the intent of the statutory definition for a
blight area. This condition of deferred site maintenance is not characteristic
of the majority of Richfield's mature neighborhoods.
d.
Economics of renewal/reinvestment: In addition, the physical and economic
difficulties associated with lot-by-Iot, or building-by-building, renewal of these
21 properties lead to the conclusion that this type and form of reinvestment
is unlikely to occur. A renewallreinvestment scenario that would take the
form of total redevelopment appears more likely, more desired, and more
feasible in terms of producing property designllayout and land use mix that
would be market-sensitive and would contribute to the near-term and future
health and welfare of the Richfield community.
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