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08-15-83 agendaCITY OF RICHFIELD., MINNESOTA ' 'Office of C ity Manager Council .Letter No. 281 Agenda August 15, 1983 The Honorable Mayor and Members of the City Council City of Richf field Council Members: Subject: L/H/N Urban Design Element Discussion Lincoln Properties, the developer of the commercial area which is located on the east side of Nicollet Avenue from 65th Street southward tc the property immediately south of 66th Street .(the former Red Owl Building), is requesting that the city council waive certain parts of the L/H/N Urban besign Elements. While the Urban Design Elements do not have the force of an ordinance, they have been adopted by the city council and the HRA for the purpose of providing aesthetic direction for • L/H/N area redevelopment. Lincoln Properties has specifically requested that the city council waive the requirements related to: 1. mansard roofs having to be constructed around all sides of buildings for the purpose of promoting visual. unity; 2. allowing the use of anodized metal and shaded plexg-lass ~ as the. Mansard roof material rather than the required wood or masonry,. materials. It is the opinion of the developer that the requirement to construct mansard roofs around all sides of the building would result in an excessive expenditure for the project. Secondly, they are of the opinion that the cost to maintain wood or masonry over a period of time would be appreciably greater than that of maintaining an anodized metal and plexiglass roof structure. Following is a discussion of the Urban Design Elements for council consideration. One. of the important objectives of the Lyndale/Hub/Nicollet redevelopment project is to promote a positive image in the pro- ject area by identifying and enhancing the distinctive qualities in the area and by setting appropriate design standards for future development. Council Letter No. 281 -2- August 15, 1.983 One of the most significant visual impacts on the L/H/N urea as a whole is that made by the buildings. Because of -this, the Urban Design Elements include general .standards for primary exterior building materials. The design elements require that warm, natural materials such as brick, stone, stucco and wood in natural or "earthy" tones be used to present a warm soft image to shoppers- in-the area and to be visually consistent with-other structures in the area. It was believed that the use of materials such as metal and plastic on building exteriors would not present the warm, soft, natural image de- sired in the .area. The design elements also require that these materials be carried through on all sides of the buildings.. This is important to the concept of visual .unity and image be- cause, in most cases, all facades of buildings are visible from public right-of-way or from adjacent properties and it is im- portant that backs of structures not be allowed to develop into neglected areas. The design elements require that mansard roofs be carried around the building on all sides, again to promote visual unity. The Urban Design Elements also include general standards for signs, lighting, landscaping, pedestrian amenities, and buffer areas.. It is important to note that these are general guide- lines rather than detailed requirements. ,The intent of the Urban Design Elements is to set the design tone and to establish aesthetic and functional standards while still allowing develop- . ers or property owners flexibility to deal with the unique problems which individual sites may present. The staff believes it is important. that the HRA and the city council continue to use the Urban Design Elements in their re- view of projects in the L/H/N area. The city has consistently required that new structures and the renovation of existing structures be consistent with the Urban Design Elements and have set-the tone for building and site design in the L/H/N area. It is, therefore, important that future projects continue to be developed within the design framework established by the Urban Design Elements so that new development is compatible with the development which has occurred to date, and so that all developments, present a positive unified image. This positive, unified image will not-only present a pleasant visual appearance, but will also tie the area together as one shopping area. This positive image will also help create a comfortab?e environment for shoppers and encourage them to shop throughout the commercial area. Another important function of the Urban Design Elements is to help reduce residential/commercial- conflicts. The design elements: set guidelines for buffering and screening where commercial areas are adjacent to residential areas. This buffer- ing and screening is important in protecting residences from the noise, lights, and .litter which are present in the adjacent • commercial area. Buffering also helps protect property values and the condition and desirability of the adjacent residential areas. Council Letter No. 281 -3- August 15, 1983 In summary, the Urban Design Elements were established to enhance the image and desirability of the L/H/N commercial area and to help protect surrounding residential areas. Continued compliance with. the Urban Design Elements is important to insure the continued success of the L/H/N redevelopment effort. The requests of the developer do not appear.to be unreason- able, and staff believes the redevelopment could still occur in a manner consistent with the intended objectives of the guidelines.. However, prior to making a decision, the city. council may .wish to also consider that in tYie'past, all Bevel-- opment in the L/H/N has essentially-adhered~to,the Urban~Design- .. _ Elements ~ _ :: _. ~ - ~- Mr. Charles DuFresne, the attorney for the properties, will attend the city council meeting and will present his reasons for requesting a waiver by the city council of the Urban Design Elements. Respectfully submitted, Thomas A. Morgan, Jr. Acting City Manager r1 LJ TAM/eja cc: Community Development Director Housing and Redevelopment Coordinator HRA Commissioners HOUSING AND REDEVELOPMENT AUTHORITY CITY OF RICHFIELD, D4INNESOTA Office of Executive Director HRA Letter No. 23 Council Letter No. 280 Agenda August 15,-1983 The Honorable Mayor and Members of the City Council- City of Richf field Council Members and Commissioners: Housing and Redevelopment Authority Commissioners City of P.ichfield Subject: Presentation of Preliminary Concept for Redevelopment of Graham Avenue Area, L/H/N In March, 1979, the HRA and the City Council adopted several plan modifications to the L/H/N project. One of these modifica- tions called for the renovation of the two existing structures at 6630 Lyndale Avenue (Trestman Music Building) and 6700 Lyndale Avenue (Big Wheel Auto Building), the vacation of~Graham Avenue, and the construction of additional commercial space in the vacated right-of-way. All three structures would have an integrated facade and the-three parcels owned by the HRA at the. rear of Big Wheel Auto would be sold and utilized for parking. At the August 15, 1983 HRA/City Council meeting, Mr. .Jerry Trestman and Mr. Richard Enrico will make a presentation of a preliminary concept for the area. Cancept Mr. Enrico, who presently operates Scarpelli's Restaurant in Minneapolis, would be a tenant of Mr. Trestman's and would oper- ate a restaurant with a hockey theme. In addition to serving food, he feels a need to be licensed to serve alcoholic beverages including liquor, in order to be successful. The proposed restaurant would occupy a new structure of 6,000 to 7,000 square feet to be constructed within the vacated Graham Avenue right-of-way. Other appropriate retail uses would occupy the remaining space in the development. The land to the rear would be utilized for parking, with Circle Place and the alley adjacent to the Big. Wheel prop- erty being utilized for access. The facades of the three. structures would-be-renovated and architectually integrated. The feasibility of this concept has not yet been fully determined, however, it does meet the objectives which have been identified for this loca- t ion . • A restaurant appears to be appropriate for this location. However, a restaurant without a liquor license would be unable to -2- pay rent at a level which would support new construction. It would be necessary to relocate Big Wheel and the other tenants in the 6700 Lyndale property. Typically, auto parts stores pay rent at a level which is less than is needed to support new construction and renovation. Also, people who shop for auto parts tend to make single purpose trips. That is, they purchase an auto part and do not shop at other. stores. Actions Necessary The HRA and the City Council would be responsible for the following activities: The HRA would acquire the Big Wheel prop- erty, relocate the occupants and sell the property to Mr. Trestman. The purchase price and resale price to Mr. Trestman are not yet, known. The three HRA owned parcels would be sold to be utilized for parking. The City Council would be requested to issue a liquor license and possibly provide tax exempt financing (although only a limited amount of the proceeds could be utilized for the restaurant portion). The 6700 Lyndale property was sold in late 1981 to Triple S. Investments.. Triple S is owned by some of the same people who own the Big Wheel Auto Stores. Recently, Big Wheel Auto bought out the Star Auto business and installed new store fixtures. Some building renovation also took place with the installation of a new .furnace and repairs to the brick at the front of the prop- . erty. Mr. Shaller, who is a partner in Triple S and president of Big Wheel Auto, recently indicated that for a "fair" price he may be agreeable to selling his property. However, he was con- - cerned about a location for Big Wheel Auto as 6700 Lyndale seems to be a very good location. The city staff and the potential developer and tenant are now seeking an indication from the HRA and the City Council as to whether er not this development concept is appropriate for the area. If it is thought to be appropriate, the staff will begin to pursue the issues which must be addressed and return to the HRA and the City Council at the appropriate time for further action. Respectfully submtted,- I l~dl.~•un j~ . J ~~j Thomas A. Morgan,`Jr~ Acting City Manager/H Executive Director cc: Community Development Director Housing and Redevelopment Coordinator TAM/eja po-r~ ur«.L_ ~~-~«t ~ ~~ i ~~ \ ~`~~~,' :.~ ~ \ ~~ ~~~~ . / ~. ..3 . 4~ ~z. J J ~~ G 7 ~, S ~- ~~ / ~'-50t