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04-15-85 aqgenda_~_~ HOUSING AND REDEVELOPMENT AUTHORITY Office of Executive Director HRA Letter No. 19 Council Letter No. 134 Agenda April 15, 1985 Housing and Redevelopment Authority Commissioners Richfield City Council City of Richfield Subject: Consideration of Fraser School Preliminary Proposal for a 202 Housing Project Dear Council Members and Commissioners: During the past four weeks, two meetings have been held with Bob Kowalchek of Fraser Schools to consider the construction of 20 to 30 units of housing for graduates (adults) of Fraser School. The site identified is a 1 and 1/4 acre parcel on West 66th Street, west of. Penn Avenue. This site is near Fraser School. There are families who have purchased homes in this section of the city because of their association with Fraser School. If such a project were to be considered further, a number of actions may be necessary, such as: (a) rezoning property from single family to MRP (multi- family) PUD; (b) amend the comprehensive plan; (c) apply for CDBG reversionary ftands; and/or, utilize TIF financing to aid .in a write down of land acquisition costs; and, (d) hold one or more neighborhood informational meetings. The developer, Fraser School, must apply by May 15, 1985, for 202 subsidized housing funds. It is staff's understanding that Section 8 funds would be applied for rental assistance. The project would contribute some in lieu of property tax payments. TT r This item is presented for consideration and direction as to what further steps, if aTy, the staff should take concerning this housing proposal. pectf 1 bmitted, ~v ~ ~~~ John G. Ca wri . Executive Direc o JGC/eja CITY OF RICHFIELD, MINNESOTA Office of City Manager its-i Council Letter No. 134 HRA Letter No. 18 Agenda April 15, 1985 The Honorable Mayor and Members of the City City of Richfield Subject: Cedar Liquo Housing & Redevelopment Authority Commissioners Council City of Richfield Avenue Business Area (CABA) Store Site, and, East 66th Street Dear Commissioners and City Council Members: On March 18, 1985, the HRA and City Council discussed several concepts related to the future of the 66th. Street and Cedar Avenue Area. The concepts were: -redevelopment of the liquor store site with an office/ service center facility; -the relocation of the liquor store to a site between State Highway 77 and approximately Bloomington Avenue along East 66th Street subject to the availability of a site and results of a customer origin study at the Cedar Avenue Liquor Store; -possible incorporation of a new liquor store into a neighborhood convenience center with a lease/purchase option; and, -use of the revenue from the sale of the liquor store site to make the redevelopment of CABA more feasible. Two additional considerations were also discussed: the potential role of tax increment as the financing vehicle for redevelopment; and, the use of consultants to assist in the formulation of an improvement strategy for the area. (see attached map). 'The HRA and City Council response to these concepts was favorable. That is the office/service center facility was acceptable, and the possibility of a liquor store being part of a neighborhood convenience center warranted exploration. Staff was encouraged to explore in greater depth the possible use of tax increment financing, and the use of liquor store site sale proceeds to help finance redevelopment activities. These same concepts were presented to a community meeting on April 3rd. Some 300 households and businesses in the area were invited. Approximately 60 people attended. the meeting. Discussion at the meeting focused primarily on the -2- ~'3- Z... office/service center proposal by Lincoln Companies, and the formulation of an improvement strategy for the area north of 66th Street and generally east of Cedar Avenue. The formation of a CABA Advisory Committee was also proposed. The persons attending the meeting asked many probing questions and responded favorably to the concepts presented. With the favorable responses from the HRA, City Council and community, staff .has identified in this letter a number of specific actions to be taken on Monday evening April 15th to implement the concepts. I. CITY COUNCIL A. Identification of Lincoln Companies as the liquor store site redeveloper and authorization to inititate negotiations o a eveloper~s agreement Lincoln Companies has proposed a 45,000 square foot one story, office/service center facility valued at between $1.5 and $1.7 million dollars. They would like to complete the ' structure by year's end, if possible. Because of the time consuming negotiation process, it would be desirable to initiate that process now. The agreement would not permit the closing of the present liquor store far redevelopment until another store was constructed. (A recommendation for a relocation site will be made at a May council meeting). For the city to sell this land other actions are necessary. A transitory ordinance authorizing the sale of city property is necessary. A copy of the ordinance is attached. It would be appropriate to give first reading to the ordinance on Monday, April 15th, and refer it to the Planning Commission for their opinion as to the conformance of the proposed sale with the Comprehensive-Plan. The Planning Commission could consider the item'April 23rd.- The public hearing and second reading will be scheduled at a future council meeting. The time to complete the negotiation process will determine when a second reading of the transitory ordinance will be necessary. B. Request the HRA to undertake and fund a study of CABA by the irm o BR . In the past, the City Council appropriated funds to retain consultants to provide advice on the future of the liquor. store. A balance of approximately $3,000 remains in the CP-785 Cedar Site Study account. The HRA has provided $6,000 in its 1985 budget for CABA consultants. Additional funds are available and could be provided from the HRA Capital Fund. Staff recently evaluated several consulting firms and recommended the selection of BRW for the ILN area. Based on that recent evaluation and the needs of CABA, staff feels -3- 3~ it would be desireable to retain BRW to undertake this study. Discussions with BRW representatives have resulted in a determination that the study would not exceed $18,000. The purpose of the study would be to formulate an improvement strategy for the area essentially north. of 66th Street and east of Cedar Avenue BRW representatives would meet with the HRA, City Council, staff and an advisory committee. The study would also identify funding sources to finance redevelopment activities. The extent to which tax. increment financing and the sale proceeds from the liquor store site could be utilized for redevelopment would be analyzed and reported early in the study process. C. Establish a CABA City Council Advisory Committee. It is recommended that the HRA and City Council, staff and the consultants work with an advisory committee in preparing a plan. The committee would be composed of residents and business people from the area together with a few persons with a city- wide perspective. .Attached to this letter is a resolution for adoption on Monday evening. It establishes some operating procedures for a committee and terminates the group as of December 31, 1985 .unless specific action is taken to continue its existance. The resolution is almost identical to the ILN task force resolution.. With the adoption of the resolution, staff will solicit applicants and present them to the City Council for selection on May 13th. II. HOUSING AND REDEVELOPMENT AUTHORITY A. Provide funds for a consultant study of the area. As discussed above, it is necessary to retain the services of a consultant to assist in preparing a plan. BRW is the appropriate firm to undertake this study. HRA approval is needed to expend the $6,000 already provided for CABA consultants in the. 19$5 budget. HRA authorization to allocate an additional $9,000 from the HRA Capital Fund is also needed. This $15,000 would be combined with the $3,000. from the City to fund the study. A letter setting forth the scope of services by BRW is provided in your backup. III. SUMMARY A number of specific actions have been outlined for the City Council and HRA. By approving these actions, it will be possible to proceed with the redevelopment of the liquor store site, and planning for the improvement of the area essentially north of 66th Street and east of Cedar Avenue. It is recommended that the City Council and HRA take the following actions. _~- ~.~- ~ City Council 1. Select Lincoln Companies as the liquor store site developer, and authorize staff to initiate negotiations. 2. Give first reading to the transitory ordinance regarding the sale of the property and refer it to the Planning Commission for their opinion as to its conformance with .the Comprehensive Plan.. 3. Select the BRW firm as the consultant, authorize the expenditure of $3,000 for the study from CP-785 and the signing of an agreement by the City Manager, and, request the HRA to concur in the selection and to fund the balance of the cost. ~}. Adopt the Resolution Establishing a CABA Advisory Committee. Housing &•Redevelopment Authority 1. Concur in the selection of the BRW firm as the CABA consultant, authz~rize the Executive Director to sign an agreement with BRW and provide $6,000 from the 1985 CABA budget and $9,000 from the HRA Capital Fund. Respeetf submitted, John G. Cartwr ght City Manager JGC/eja ~~ TRANSITORY ORDINANCE N0. A TRANSITORY ORDINANCE PROVIDING FOR THE DISPOSITION OF CERTAIN REAL PROPERTY LOCATED AT 6636 CEDAR AVENUE SOUTH AND 1825 EAST 66TH STREET City of Richfield Does Ordain: Section 1. The following property of the City is hereby au- thorized to be sold or otherwise disposed of: (1) Lots 1 through 10, Block 1, WexlerTs Addition, accord- ing to the recorded plat thereof. (2) That part of the East 1/2 of the Northeast 1/4 of the Northeast 1/4 of the Southeast 1/4 of Section 26, Township 28 North, Range 24, West of the 4th Principal Meridian Lying North of the Sauth 430 Feet thereof, and East of the West 125 feet thereof, according to the United States Government Survey thereof and situated in Hennepin County, Minnesota.. Section 2. Such property may be sold or otherwise disposed of by the City pursuant to and in accordance with a resolution adopted by the City Council. Passed by the City Council of the City of Richfield, Minnesota, this day of John N. ami tan, ayor ATTEST: om erber, ity er RESOLUTION N0: ~ ~ ~~' i~ RESOLUTION ESTABLISHI1~iG A CABA ADVISORY COMMITTEE WHEREAS, the city is concerned with the proper and more economic use, development and redevelopment of that area of the city generally referred to as the "Cedar Avenue Business Area", hereinafter referred to as the "Area", the boundaries of which are described. as follows: All of the property between Cedar Avenue and the State Highway No. 77 r-o-w from East 66th Street to East 63rd Street with the following additions: (a) the two parcels South of East 63rd Street abutting Cedar Avenue on the west; (b) one parcel South of 65th Street abutting Cedar Avenue on the west; (c) the two parcels between East 66th Street and East 57th Street abutting Cedar Avenue on the west; and, (d) the East 67th Street r-o-w between 18th Avenue South and Cedar Avenue. WHEREAS, there are a number of planning and land use issues arising in the area which require comprehensive planning, and, WHEREAS, .there is a need for the formulation of a new comprehensive plan and program for the development and/or redevelopment of the Area to promote the public health; safety and general welfare of Richfield's citizens. Such plan and program will require intensive study over the next several months; and; ~~ WHEREAS, the formation of a plan and program should involve input from residents and business people; and, WHEREAS, input is best provided by an organized structure, hereinafter referred to as the "Committee". NOW THERE~RE, BE IT RESOLVED 1. The Committee shall be advisory to-the City Council to provide input to plans, proposals and concepts referred to it by the City Council and staff. 2. Meetings shall be held at the call of the chairperson or if not available the vice-chairperson. 3. Robert's Rules of Order shall be utilized in the conduct of all meetings. 4. A quorum shall be required to conduct business and shall constitute one member more than fifty percent of the total voting membership. 5. Recommendations, if any, may be made by the Committee on the basis of a majority vote. 6. Minutes of the meetings shall be circulated to the Planning Commission, '~: Members are to be diligent in attending meetings: ~ ~,~ 8: The School District;. Planning Commission; HRA and City Council may each appoint a non-voting liaison member 9. After December 31, 1985, the. Committee shall. dissolve anless prior to that time, the City Council has determined by resolution that it should continue. 10. Members to the Committee shall be selected by the City Council at their May 13th meeting. 11. The City Council shall appoint the Chairperson and the position of Vice- Chairperson is to be determined by the committee. 12. The Department of Community Development shall provide staff support to the Committee and be in attendance at all meetings. 13. The City Manager is directed to take the appropriate steps to effectuate this resolution. Passed and adopted by the City Council of the City of Richfield, Minnesota, this 15th day of April, 1985• John Hamilton, Mayor ATTEST: Tom Ferber, City C er a "; 0 m m m 0 rrt m r O m 0 ~~ m -t a O ~ ~ D z ~ m r" v ~ -o p' ~ c ~ O ~ ~ m z v, ~ .~ ~ o m m D m z c m J l~ a m D 0 V V A m 0 m z c m m m z C m 133a1s 4389 n m 0 a Cn ~ -I m C~ ~m _~ ~rV Z m D m D ~ 3- 9 0 ?~'3-~d April 2, 1985 i f~ ~~ ^ ~~ U ~J ;Kr. Ricrard P. Wolsfeld, P.E., AICP Bennett-Ringrose-Wolsfeld-Jarvis-Gardner, Inc. Thresher Square 700 Third Street South Minneapolis, w~ »41~ Dear Dick, M ~y Last trek I held a brief discussion with Arijs Pakalns relative ~' to your firm considering doing some additional work for the City lfl of Ri.chiield in another potential redevelopment area . Ari js Lt1 indicates that you would be interested in discussing the subject ~ furtrer, that Ya would be on vacation this week, and that I ~ should contact you on this subject. The area we are talking about is a relatively narrow linear area N which is bounded on o3rd Street on the north and o7th Street on the south running along eitrer side of Cedar Avenue fora = distance. of essentially one block on the east and 1/2 block on the west. We would like to receive a proposal from you, after .= you have reviewed. the scope of services. Also do you think it woud be possible to make this zn addendum to our existing contract for tre ILN study, or would you prefer a separate ^ contract? Az this time the scope. of services would contain tt-:e ~ ~ following elements: ~ A. ~Scoce of Szrvices ~ I. Inventory and Analysis of Existing Conditions The ..city has prepared an extensive amount. of information on this subject and we have good base maps ~ of the area as well as otY^,er information on a parcel ~ by Parcel basis. We also have secured property ~ appraisals for the area in t~ recent past. "~'~ II. Establishment of Prcgram Goals and Objectives L The city has also spent a considerable amount of time ~. on this subject and we believz we Nava a relatively ~ good idea of what the future redevelopment potential C of the area is . r' III. Assess Liability of Retention of Selected Existing ~ Businesses in the Area Some of the businesses in the area appear to be quit . viable well others appear to be very marginal. We will need to det2r~nine which businesses fall in each category.. hi~phonl:889.7321 (612) an equal oppoKvnity smployer ~ 3-// Page Two Mr. Richard P. Wolsfeld IV. Develop Alternativz including: Concepts and Strategies, A. A sensitivity of the need to retain and protect the residential areas west of Cedar Avenue; B. The need to evaluate alternative alignments, for Cedar Avenue within the prescribed proposed project area perime~ars. V. Development of a Recommended Plan and Implementation Guide This section would not only make recommendations on a plan. but would also investigate various financial mechanisms for implementing t.'~e plan including the possible use of tax increment financing. VI. Community Participation This would involve tre establishment of an area task force which would be composed of area business persons and residents and would result in the i~Iding of an appropriate number of workshcps (probably 2 or 3}. B. Products Produced (1) Maps and graphic materials to illustrate tine project plans and design (2) Technical memorandum to guide tre study and subsequent implementation (3) A final project report. C. Time of Performance It is expected that tre consultant would rave at least 90 days to complete thn study. and t~^at tim actual time of performance would be tied- to the issuance of a building permit for a .new building to be constructed on the present Cedar Avenue liquor store site. The reason for this timing is so that if a building permit is issued in the rear future (and we think this will occur) the city will have the opportunity to preserve the possibility of creating a tax. increment district to fund redevelopment north of nth Street. We would anticipate that, in no event, would the study exceed 6 months in duration. ~3_ ~ 2- Page ~lhree i~ir. Richard P. Woisfeld If you are int2rest~d in submitting a response on this please indicate your interest to me in writing by Monday, April $, 1985• If you have any questions please contzct me I will be happy to discuss them with you at any tip during this week. Very truly yours, r •• ~., Dennis R. Kraft,. AICP Director of Co®unity Development HOUSING AND REDEVELOPMENT AUTHORITY Office of Executive Director HRA Letter No. 16 Agenda April 15, 1985 Housing and Redevelopment Authority Commissioners City of Richfield Subject: Sale of Properties at 6425 and 6429 Portland Avenue South for Park Purposes Dear Commissioners: The Housing and Redevelopment Authority is the owner of housing property at 6425 Portland Avenue South and at 6429 Portland Avenue South. The decision has been made not to place housing at Legion Lake, but to look for alternate housing construction sites. There is a desire on the part of the City to provide as much-available space as possible fbr park purposes at Legion Lake. It is the recommendation of staff that the HRA owned properties at 6425 and 6429 Portland Avenue South be sold to the City of Richfield for park purposes. The Planning commission in Resolution No. 45 adopted July 27, 1982, found that the use of this property by either the HRA or city for park and open space purposes is in conformance with the Comprehensive Plan. The next step would be to arrange for the sale/purchase of the property. This would require action by both the city council. and the HRA. Staff will continue to manage this property as it is currently occupied. The tenant at 6425 is entitled to relocation benefits. .The. tenant at 6429 is not eligible far any relocation benefits because this tenant rented the property subsequent to purchase by the HRA. The original tenant (at the time of purchase) was paid relocation benefits. It is recommended that the HRA authorize negotiation for sale of the properties. JGC/eja HOUSING AND REDEVELOPMENT AUTHORITY Office of Executive Director HRA Letter No. 15 Agenda March 18, 1985 Housing and Redevelopment Authority Commissioners City of Richfield Dear Commissioners: Subject: ICMA Loeal Enterprise Development Projeet -The purpQSe-of the above-mentioned'project~will be to provide technical assistance to both. private sector entrepreneurs and local governmental leaders so that they can more effeatvely deal with the problems of the small business assistance and retention as well as local economic development. As a part of this project a workshop will be held which will serve the dual- functions of"dissemenation of relevant economic _ development information and provide for the development of a brief action plan to address local problems identified. by city officials and_ private sector participants. Both the city council and the HRA will receive periodic updates as the program evolves. Respectfully submitted, John G. Cartwright Executive Director JGC/eja February 7, 19SS >s s~ U M`. ~' to ~' .~.i ,_: •° ~. .~. sue.. fl O O l Diane Rooney - 1CMA T120 G. Street, N.W, Washington, D. C. ZdddS Dean.. Ms .: Rooney:. Enclosed please find an Application for Selection as a Piiot Community in iCMA's Enterprise Deveioprnent Project. 1 hope it convveys:to you: thee: needs.-of our community and the benefits: we arTC! other cammuni t i es coui d rea 1 i ze i f Richfield was selected as a participant.- We would- 6e: eager tc shares our experiences in the program with other-communities. lf' you have: questions regarding this= application or_ need: __ additional: information, please contact_i3ruce Palmborg (612) 859-7521, extension 531: Thank you.. Si cereiy; ,~ G~ ~, John G. ,~att right/~`, City Manager Enclosure JGCldh telephone: 889-7527 (812) an equal opportunity employer Application for Selection as a Pilot Ccmtnunity in ICMA's Enterprise Development Project , 1. Name of-Local Government Manager: Sohn Cartwright, City Manager, Richfield, rIN -6700 Portland Avenue, 55423 612/869-7521 2. Population: 37,000 people 3. Private Sector Participants: Two people, in addition to Mr. Kenealey, would be selected fran this list to attend'. the training session. John- Kenealey, Branch Manager, First Federal Savings ~ Loan 6445 Nicollet. Ave.... So. . Richfield MN 55423 $bb-4031' Bob Gunderson, Attorney, Thiel-Sorenson,. Thiel, Campbell and Gunderson 520' Titus Bldg . •6550 York Ave. Edina MN 55435 Barb Knudsen, B.- J.~Kriudsen Realty 6945 Nicollet, 861-22b1 San Jacobson, Jacobson Sanitary,. Inc. 750i Portland Ave.. $6b-6877 4. Current F~onomic Development staff Dennis Kraft, Director of Community Development Bruce Palmborg Housing. &.Redevelopment Coordinator,.supervisor housing and redevelopment staff Lidy Flan, Coinunity Development Aide 5. Public Sector Participants: . Bruce Palmborg, Housing & Redevelopment Coordinator . Lidy Flom, Cca~nunity Development .Aide 6 Monetary Ccazmtment to Economic Development: The funding for economic development activities is provided by the City's Housing and Redevelopment .Authority. Small..Ausness Assistance,. $3k,000 Staff 24,000 other activities 10,000 Capital Improvement Special Revenue Funds, $156,00.0 Provides monies for initial. planning costs. for various types of development projects.: Staff 50,000 other activities 106,000 IDRB allocation by state. statute of X3,600,000 7. Available Resources: State Department of Energy S~ Economic Development, St. Paul mall Easiness Adminstration, ;rtpls. St. Thomas ~nal1 Eusness:Development Center, St. Thanas College Inver Hills Community College Normandale Ca~nunity College 8. Previous PublicJPrivate efforts: The City Council. and Housing and- Redevelo~ent Authority have pursued development projects for several years. The most significant activity has been the plan formulation and. implementation of a tax increment redevelopment project which encompassed "downtown" Richfield. The projects completed since 1977,. or now under construction represent approximately X75 million of public and private investment. The city has provided $15 million to assemble sites for new development and an • • -2- additional $10 million from a number of sour. ,.fore R-O-W- improvements. The private sector-has provided about $35 million for housing development a portion of c~hich utilized tax exempt.. housing bonds and, about. $15 million far ecr~anerciai development which relied. heavily upon the use of tax-exempt IDRB_'s. Some of these projects-were by developers new to the ccu~unity and others were developed. by people/ businesses already in the project who-wished. to rebuild and/or expand. Three: of the cities four lenders are located; within the redevelo~ent project... Two. of.`them have been involved' in expanding° and/or renovating their property as a result of the redevelopment process.. One lender utilized IDRB's for their project and has purchased IDRB's for other develo~er~ts in the project., For eight. years, Local government officials and the business community 2nd the cx~nmunity at large, have supportedr this= project.. - The umber of`Cc~nmerce: is active:. The Chamber has-active members frcm local lenders, and other businesses. -The newly elected President is in charge of ccxmnercial loansat. a local. lender. The Mayor is a member of the Chamber Board' and the City Manager is-an ex officio member. The. Chamber has recently selected an econanic development cx~anittee. One of thee. two co- chairpersons of'that cr~anittee is the manager of another local lending institution. The ideas contained in this application resulted from a meeting attended by the co-chairs. of the cc®ittee and other chamber members:. The- meeting, was: called exclusively: to deal with this- application. In early December, i9$~t, the Chamber of Coasnerce sponsored a ccu~nunity forum c~ich was funded by the- Richfield Housing and Redevelopment Authority. Across-section of the cca~unity,including Local goverrunent staff, City Council members, Planning Commission members, business people, _3_ residents, pub_~~ school staff and Board membez_ spent .about 12 hours on a Friday evenXrg and a Saturday discussing Richfield and its passible ~ future:. From that forum came a concept vision for Richfield in the year 2U0~-. Sane of the needs stated in X12 were derived frcm the fortes vision. 9 , Current Econcxaic Base s Businesses are concentrated at six locations. throughout the community and account for 5~ of the land use. Most of them are retail or service orientated. In physical form, they are a combination of strip centers and free standing structures. Two of the areas include sane light industrial uses and wholesalers. There are some businesses in these areas interested in expanding. .However, expansion is difficult because of the problems identified in X12. Several of the. areas contain vacant and tx~der- utilized property. While there is a market for this cor~nercial property, once again its develognent is related to dealing with the issues discussed in ~'t2. 10. Nature of Canmunityltm que characteristics: Richfield-is a<first-ring fully-developed suburb of 37,000 people. It is seven square miles in area and is wedged between the City of Minneapolis- to the north, the mast populous city in the state, and, a second ring suburb, the City of Blocmirgton, the fourth most populous city in the state. Richfield is seperated from these 2 cities by freeways and is bisected by Interstate 35W. G'n the east, it shares a cotrmon boundary with the-Mills. St, Paul International Airport. Cn the west, just beyond the citq limits:, is Southdaie, the first enclosed. regional. shopping center in the world. Richfield is primarily a community of residences. Approximately 50~ of the Land supports housing mast of which is single family. Some 30~ of the 1 and ..q_ is used. for st _~ts & alleys... Parks, churches` _..d schools account. for about 15~ of the. land. use:' The majority of the housing and carsnercal structures were constructed in the Iate'1940's and early 1~50's: A significant number of the residents and business operators are at or beyond retirement age. . Thus, the buildings and the people which own and/or occupy then are- at the "turn over" stage. Although the canmunity is part of a Targe urban area, it has many traditional.qualities of a small town. Its leadership is conservative but progressive.. There is a large and successful redevelopment project with S75 mi7lzon of investment which enjoys support frcm diverse interests of the.canmunity a~publfc high school which,. in 1984, was singled out as one of the top two iri the:. state;:. a, program.. far upgrading streets,:. alleys and . parks, A large improved natural: area., adequate to serve the Twin Cities.:,... . attracts people from throughout the ,metropolitan area... In October-1984, the-qualty of our municipal.. water and. the: system which provides it, was reoognized:by the State°health:Dept. as the best. in the state.: Recently a city-wide curb-side volunteer: recycling program was instituted. Two.. years-ago, perhaps the first suburban comprehensive residential energy conservat.an program in the: country was started. There is also an extensive publcally supported program for senior citizens, 4th of July cccmRUnity parade and celebration, ecznmunity concerts,. theatre, sports and a volunteer progran for helping the disabled-and elderly live Ln ther'hcmes. There is a wide spread spirit.. of volunteerism in the community. 11. Reference materials: The state of Minnesota required metropolitan area • ccx~nunities to formulate a comprehensive land use plan. It was completed and adopted in 1982. The plan addresses land. use .issues within the -5- context of a t,,....iy developed community but ref_,~ts existing uses and is not a long range guide for new develapmert. Two Market studies have been cc~npleted as part of the redevelopment project. One was canpleted in 1975, and the revision in 1978. These studies focused on the redevelopment project area and attempted to predict ~ the future needforvarious land uses based vn demographic data.. 12. Needs to be addressed by this Fraject: As a first ring suburb developed after '~'~7I, Richfield is at a critical turning point, and a strategy for the future is needed. Many residents ' and businesses are beginning to "roll-over". An enterprise. strategy needs to .be formulated. which would take the community through this transitional stage into a period of stability or planned. instability. The following are issues to be dealt with in formulating a strategy: -The majority of the c~anercal structures were constructed in the late 1 4t3's and- earl 1g5O's. Many are now-outdated and cannot be expanded 9 y because of existing abutting development. Pressure far businesses to leave the ecamunity results. Alternatives to leaving the ccrosnunity need to be identified.. -The zoning ordinance needs to be examined to determine if it can be made more responsive to the changing needs of businesses while at the same time ease-the concerns. of residents.. -Because Richfield is in a transition, opinions are sharply divided on many issues regarding the future. There is a need to establish and maintain a c~aunication linkage between residents and husiness people to permit the exchange of ide2s and concerns, and to replace hostility with understanding. This linkage would be extended to include Planning Ccxnmission members, City council members, HRA Ccmmissionrs and state legislators, . -6- -There are. many marginal businesses in the ccmmunity which are housed in poor quality structures: A program for offering instruction to entrepreneurs related to: merchandising..,.advertising, accounting, etc.. could; result in increased sales and make rehabilitation, renovation and maintenance cf structures more affordable. -A city-wideprogram-for renovating struetures.with econcmic~incentives for the property owner would greatly benefit the cc~munity. -C~unities to the south° and west- are punning or have under ,construction, significant developments near Their boundaries with Richfield...: A process. for linking such. development in a social and economic sense wrauid be desirable... -There are: six ccxrmercial nodes: or focal points in the community.. A programfor-pranotngthese areas in a cooperative waywhile-maintaining:.. a-sense: of competition is needed.. -With the community in transition and because the. buying habits: of - consumers flucuate rapidly, there. is a need.to devise a system:.for tracking and periodically:: evaluating consumer sales to help merchants identify sndadapt.to emerging retail trends. -A balanced residentialc~mmunity population in terms of age. and. income is important.. Can the business cwHUi~ity heap maintain that balance? E:ow? -In terms of specific physcal.deuelopment pro,~ects, it would. be desirable to better understand Richfield's function in the market piace,and, what it could°be,and,.better understand opportunities because: of proximity to the international airport; and-the needs/benefits of encouraging the development of incubator space for "start up" businesses. -Scxne business people locate in Richfield reluctantly or-not at all because it either lacks. an image or has a poor image. - -7- 13. Additional fac...•s for selection: Rch#'eld should be chosen: as a pilot community because it has unique . qualitesc~ile at the same time it has problems common to many cities It is a manageable progressive city. That is indicated by the success of such programs as the "downtown" redevelopment project, and the recycling and energy programs.. The. business community is active and involved in the community as evidenced by their support for redevel~~ment, and the scheduling of a 12 hour session to discuss the future of Richfield. It is a community in which people want to continue. to live; housing vacancies are Iow; the level of available services is high; churches are numerous;. fraternal and service clubs are active and are many in number. However, the community is aging and is at a transition ' point. Tne problems to be-dealt with are those related to a fully developed aging: suburb. Providing an active progressive community with ccmmon suburban problems, an opportunity to utilize expert assistance to formu3ate an enterprise strategy will result in successful. implementation andbe a model for other cc~nunities to follow.