09-24-2019 Work Session Agenda W O R K S E S S IO N
R IC H F IE L D MU N IC IPAL C E N TE R, B AR TH O LO ME W R O O M
S E P TEMB E R 24, 2019
5:45 P M
C all to order
Open forum (15 minutes maximum)
E ach speaker is to keep their comment period to three minutes to allow sufficient time for others. C omments
are to be an opportunity to address the C ouncil on items on the agenda. I ndividuals who wish to address the
C ouncil must have registered prior to the meeting.
1.P reliminary consideration of a redevelopment proposal for properties at the northeast corner of 65th S treet and
Lyndale Avenue (6439 Lyndale Avenue S outh, 6437 Lyndale Avenue S outh, and 415 - 64 1/2 S treet)
A djournment
Auxiliary aids for individuals with disabilities are available upon request. Requests must be made at least 96
hours in advance to the City Clerk at 612-861-9738.
AGENDA SECTION:Work Session Items
AGENDA ITEM #1.
S TAFF REPORT NO.11
WORK S E S S ION
9/24/2019
RE P O RT P RE PA RE D B Y: Melissa P oehlman, A sst. C ommunity D evelopment D irector
D E PA RTME NT D IRE C TO R RE V IE W: John S tark, C ommunity D evelopment D irector
9/17/2019
O THE R D E PA RTM E NT RE V IE W:
C ITY MA NA G E R RE V IE W: K atie Rodriguez, C ity Manager
9/18/2019
I T E M F O R WO RK S E S S IO N:
Preliminary consideration of a redevelopment proposal for properties at the northeast corner of 65th
Street and Lyndale Avenue (6439 Lyndale Avenue South, 6437 Lyndale Avenue South, and 415 - 64 1/2
Street)
E X E C UT IV E S UM M ARY:
The properties at the northeast corner of 65th Street and Lyndale Avenue are part of the Lakes at Lyndale
District and Richfield's downtown. These properties have been designated as a potential redevelopment
site for 20 years.
Enclave Development (Fargo, ND) has approached staff with a proposal for a mixed use development on
three properties currently owned by HNC Properties, L L C (HNC). 6439 and 6467 Lyndale Avenue South
are currently home to aging retail strip centers; the property at 415 - 64 1/2 Street is a single-family home that
HNC has been renting since its purchase in 2013. All three properties are guided for mixed use development
and together make up a site that is just over two acres.
Brian Bochman of Enclave Development (Developer) will present a preliminary concept for a 5-story building
comprised of 120 units and approximately 9,500 sq ft of ground floor retail space. The preliminary proposal is
in keeping with the Comprehensive Plan guidance for this area. The proposal would likely require financial
assistance in the form of Tax I ncrement Financing. Preliminary financial analysis has led the developer to
conclude that including affordable units results in a project that does not generate sufficient rents to make it
financially feasible. As a result, their current proposal includes only market rate housing with an
understanding that this would require the contribution of 15% of the tax increment generated to Richfield's
Housing and Redevelopment Fund for use elsewhere in the community.
D IRE C T I O N NE E D E D:
Staff and the Developer are looking for preliminary feedback and to answer questions about the
potential development.
B AC K G RO UND INF O RM AT I O N:
A.H IS TOR IC AL C ON T E X T
I n 1997-1998, a large scale visioning process for the area bounded by 62nd and 67th Streets and
Pleasant Avenue and 35W took place. The resulting Lakes at Lyndale Master Plan envisioned a
thriving urban downtown area made up of a variety of multi-family housing types, commercial
uses, and natural elements. The evolution of this area has continued since the adoption of that
Plan.
I n 2011, the north half of this block was redeveloped into what is now Lyndale Plaza. I nvestment
and revitalization in this area has continued with the Lyndale Station commercial development to
the south and the former Lyndale Garden Center to the west.
B.P OL IC IE S (resolutions, ordinances, regulations, statutes, etc):
The proposal is in keeping with the Mixed Use guidance of the Comprehensive Plan.
The proposal is in keeping with the long-standing Lakes at Lyndale Master Plan for Richfield's
downtown core.
C.C R IT IC AL T IMIN G IS S U E S:
None at this time.
D.F IN AN C IAL IMPAC T:
I f policymakers determine that the preliminary concept is in keeping with city goals, staff will begin
negotiating a pre-development agreement to cover Housing and Redevelopment Authority staff and
financial/legal consultant costs of further analysis.
E.L E GAL C ON S ID E R AT ION:
None at this time.
ALTE R N AT IV E(S):
None
P R IN C IPAL PAR TIE S E X P E C TE D AT ME E TIN G:
Brian Bochman, Principal at Enclave Development
AT TAC H ME N T S:
D escription Type
S ite A rea / C ontext Map B ackup Material
C oncept P lan B ackup Material
S hadow S tudy B ackup Material
±
65th Street & Lyndale AvenueProposed Development Site
I:\GIS\Community Development\Staff\City Planner\Projects\65th + Lyndale proposal 09-2019.mxdLYNDALE AVE66TH STREET
0 0.06 0.12 0.18 0.240.03 Miles
September 17, 2019
6467 LYNDALE AVENUE
MIXED USE
CONCEPT PLAN
RICHFIELD | MINNESOTA
SITE
Aerial view looking NE toward site.Aerial view looking SW across site.
19-0194Richfield | MINNESOTA
6467 Lyndale Avenue Mixed Use - Concept Plan 2September 17, 2019
SITE CONTEXT
]72.17[
]94.96[]3
0.54[[82.16][33.89]]51
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]26.75[[53.64][36.47]]92.0
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]94.96[]3
0.54[[82.16][33.89]]51
.06[[2 5. 31]LOGAN75th
VINCENTUPTONTHOMASWASHBURNXERXESI - 494
78th
77th
76th
OLIVERNEWTONMORGANSHERIDANRUSSELLQUEENPENN74th
72nd
73th
71st
69th
70th
DUPONTKNOXJAMESIRVINGHUMBOLDTGIRARDFREMONTEMERSONCOLFAXBRYANTALDRICHGARFIELDGRANDHARRIETLYNDALECROSSTOWN HWY
62nd
67th
68th
66th
65th
64th
63rd
COLUMBUS2nd1stSTEVENSPLEASANTPILLSBURYBLAISDELLWENTWORTHNICOLLET3rdCLINTON4th5thPORTLANDOAKLANDPARK10th11th12th13th14thELLIOTCHICAGO15th16th17th18thCEDARBLOOMINGTONI-494
19008009001000110012001300180060050040030020050100124200300324400500620700720800900100011001300140015001600170018001001524190060012000007001400290028002700260025002200210020003000150016001700240031002300Richfield Zoning Map
UPDATED 12/2018
Zoning Designation
Park (Zoning District is R)
R Single-Family
R-1 Low-Density Single-Family
MR-1 Two-Family
PMR Planned Multi-Family
MR-2 Multi-Family
MR-2/CAC Multi-Fam + Cedar Overlay
MR-3 High-Density Multi-Family
SO Service Office
C-1 Community Commercial
C-2 General Commercial
PC-2 Planned General Commercial
PMU Planned Mixed Use
MU-C Mixed Use-Community
MU-C/CAC Mixed Use + Cedar Overlay
MU-C/PAC Mixed Use + Penn Overlay
MU-N Mixed Use-Neighborhood
MU-R Mixed Use-Regional
I Industrial
±0 0.5 1 1.5 20.25 Miles
LOGAN75th
VINCENTUPTONTHOMASWASHBURNXERXESI - 494
78th
77th
76th
OLIVERNEWTONMORGANSHERIDANRUSSELLQUEENPENN74th
72nd
73th
71st
69th
70th
DUPONTKNOXJAMESIRVINGHUMBOLDTGIRARDFREMONTEMERSONCOLFAXBRYANTALDRICHGARFIELDGRANDHARRIETLYNDALECROSSTOWN HWY
62nd
67th
68th
66th
65th
64th
63rd
COLUMBUS2nd1stSTEVENSPLEASANTPILLSBURYBLAISDELLWENTWORTHNICOLLET3rdCLINTON4th5thPORTLANDOAKLANDPARK10th11th12th13th14thELLIOTCHICAGO15th16th17th18thCEDARBLOOMINGTONI-494
190080090010001100120013001800600500400300200501001242003003244005006207007208009001000110013001400150016001700180010015241900600120000070014002900280027002600250022002100200030001500160017002400310023002030 Comprehensive Plan - Planned Land Use
UPDATED 10/2018
2030 Planned Land Use
Regional Commercial
Regional Commercial/Office
Community Commercial
Community Commercial/Office
Neighborhood Commercial
Office
High Density Residential
High Density Residential/Office
Medium-High Density Residential
Medium Density Residential
Low Density Residential
Mixed Use
Park
Public
Quasi-Public
School / QP
Church / QP
ROW
±0 0.5 1 1.5 20.25 Miles
]72.17[
]94.96[]3
0
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5
1
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[53.64]
]26.75[[53.64][36.47]]92.08
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0
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5
1
.06[[2 5. 31]LOGAN75th
VINCENTUPTONTHOMASWASHBURNXERXESI - 494
78th
77th
76th
OLIVERNEWTONMORGANSHERIDANRUSSELLQUEENPENN74th
72nd
73th
71st
69th
70th
DUPONTKNOXJAMESIRVINGHUMBOLDTGIRARDFREMONTEMERSONCOLFAXBRYANTALDRICHGARFIELDGRANDHARRIETLYNDALECROSSTOWN HWY
62nd
67th
68th
66th
65th
64th
63rd
COLUMBUS2nd1stSTEVENSPLEASANTPILLSBURYBLAISDELLWENTWORTHNICOLLET3rdCLINTON4th5thPORTLANDOAKLANDPARK10th11th12th13th14thELLIOTCHICAGO15th16th17th18thCEDARBLOOMINGTONI-494
19008009001000110012001300180060050040030020050100124200300324400500620700720800900100011001300140015001600170018001001524190060012000007001400290028002700260025002200210020003000150016001700240031002300Richfield Zoning Map
UPDATED 12/2018
Zoning Designation
Park (Zoning District is R)
R Single-Family
R-1 Low-Density Single-Family
MR-1 Two-Family
PMR Planned Multi-Family
MR-2 Multi-Family
MR-2/CAC Multi-Fam + Cedar Overlay
MR-3 High-Density Multi-Family
SO Service Office
C-1 Community Commercial
C-2 General Commercial
PC-2 Planned General Commercial
PMU Planned Mixed Use
MU-C Mixed Use-Community
MU-C/CAC Mixed Use + Cedar Overlay
MU-C/PAC Mixed Use + Penn Overlay
MU-N Mixed Use-Neighborhood
MU-R Mixed Use-Regional
I Industrial
±0 0.5 1 1.5 20.25 Miles
LOGAN75th
VINCENTUPTONTHOMASWASHBURNXERXESI - 494
78th
77th
76th
OLIVERNEWTONMORGANSHERIDANRUSSELLQUEENPENN74th
72nd
73th
71st
69th
70th
DUPONTKNOXJAMESIRVINGHUMBOLDTGIRARDFREMONTEMERSONCOLFAXBRYANTALDRICHGARFIELDGRANDHARRIETLYNDALECROSSTOWN HWY
62nd
67th
68th
66th
65th
64th
63rd
COLUMBUS2nd1stSTEVENSPLEASANTPILLSBURYBLAISDELLWENTWORTHNICOLLET3rdCLINTON4th5thPORTLANDOAKLANDPARK10th11th12th13th14thELLIOTCHICAGO15th16th17th18thCEDARBLOOMINGTONI-494
190080090010001100120013001800600500400300200501001242003003244005006207007208009001000110013001400150016001700180010015241900600120000070014002900280027002600250022002100200030001500160017002400310023002030 Comprehensive Plan - Planned Land Use
UPDATED 10/2018
2030 Planned Land Use
Regional Commercial
Regional Commercial/Office
Community Commercial
Community Commercial/Office
Neighborhood Commercial
Office
High Density Residential
High Density Residential/Office
Medium-High Density Residential
Medium Density Residential
Low Density Residential
Mixed Use
Park
Public
Quasi-Public
School / QP
Church / QP
ROW
±0 0.5 1 1.5 20.25 Miles
SITE
SITE
Proposed Rezoning to MU-N (Mixed-Use Neighborhood)
Current site zoning of C-2 (General Business District) does not
permit any residential use as a permitted or conditional use.
Rezoning will be required. Approved city master plans have
defined the planned use of the site as Mixed-Use.
ReZone: MU-N
Building Limitations (MU-N)
• Story Maximum: 8 (2 min)
• Front Setback, Residential: 15’ min/25’ max
• Rear Setback, Residential: 5’ min/25’ max
• Front Setback, Mixed-Use: 5’ min/15’ max
• Rear Setback, Mixed-Use: 5’ min/15’ max
• Side Setback: 5’ min
• Lot Coverage: 25% min/50% max
• Maximum Impervious Surface: 75% of Gross Site
• Usable Open Space: 10% of Gross Site
• Front yard setbacks for upper
stories after the 3rd Story 20’
• “All buildings shall be stepped back such that the
height of the building facade does not exceed an
angle greater than 45 degrees from the average street
elevation beginning at a point at the curb on the
opposite side of the street.”
• Mixed-Use Requirement: No more than 10% of building
area can be devoted to non-residential uses. 10,000 SF
Maximum.
• MU-N has a number of not-permitted commercial uses,
including many restaurant types.
Parking Requirements (MU-N)
• Stalls / Unit 1.5 Stalls/Unit
• Stalls / SF Commercial 3 Stalls/1000GSF
• 9’ x 19’ Standard Stalls
• 8’ x 16’ Compact Stalls (20% Maximum)
• 10% reduction if within 1/4th mile of a high-frequency
transit stop. (Qualifies; Route 515)
• Bicycle parking equal to one per 20 automobile spaces
(5%)
19-0194Richfield | MINNESOTA
6467 Lyndale Avenue Mixed Use - Concept Plan 3September 17, 2019
ZONING OVERVIEW
Total Bldg. GSF 202,960 Total Units 130
Park Struct SF Struct Park #Surf Park#GSF NRSF Unit #Est. Efficiency Amenity Leasable SF Parking SF Struct Park #Surf Park#Residential SF 106,665 Total Bedrooms 181
Sublevel 2 Commercial SF 7,780
Sublevel 37,420 34,745 95 875 Amenity SF 6,695 Total Parking 216
Level 1 37,420 22,070 52 44 0 0 0 0%4,875 7,780 0 0 25 1,380 Structured Parking 147
Level 2 32,030 32,030 25,140 31 78%1,820 500 Utility SF 4,435 Surface Parking 69
Level 3 32,030 32,030 27,175 33 85%560 Parking SF 56,815 Shared Parking 69
Level 4 32,030 32,030 27,175 33 85%560 Above Grade SF 165,540
Level 5 32,030 32,030 27,175 33 85%560 Below Grade SF 37,420
Level 6
202,960 56,815 147 44 106,665 130 6,695 7,780 0 0 25 4,435
Total Parking 191 Total Units 130
Target Parking Goal 195 Total Bedrooms 181
(per unit goal)1.5 Average Unit Size 813
Structured Parking 147 Residential NRSF 106,665
Surface Parking 44 Total GSF / Unit 1,561
Stalls / Unit 1.47 GSF / Unit no Park.1,273
Stalls / Bedroom 1.06 Amenity SF 6,695
SF per Unit 52
Unit Type SF Mix Bedrooms Units
Studio 500 4%5 5
Alcove 600 28%36 36
1 Bedroom 737 26%34 34
1 Bed Large 800 6%8 8
2 Bedroom 1,050 33%86 43
2 Bedroom Large 1,250 3%12 4
813 100%181 130
Total Parking 25 Commercial SF 7,780
Parking Goal (1/300)23
Structured Parking 0
Surface Parking 25
Parking / 1000 SF 3.21
Total Acres 2.07 Density (U.P.A.)62.84
Total SF 90,118 Level 1 Coverage (%)42%
FAR 1.84
C O M M E R C I A L M E T R I C S
S I T E M E T R I C S
T O T A L B U I L D I N G M E T R I C S
R E S I D E N T I A L M E T R I C S
U N I T M I X
S Q U A R E F O O T A G E B Y F L O O R
Gross
Building
Residential Space Commercial Space Mech /
Utility
Parking
19-0194Richfield | MINNESOTA
6467 Lyndale Avenue Mixed Use - Concept Plan 4September 17, 2019
ESTIMATED METRICS
S ecure r e S ident
P arking
95 S P ace S
9’x 19’ t y P .
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6467 Lyndale Avenue Mixed Use - Concept Plan 5September 17, 2019
CONCEPT PLAN - BELOW GRADE LEVEL
L obby &
a M enity
t ra S h
c o MM ercia L / r etai L
/ r e S taurant
(r e S taurant )
P L aza
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P arking
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.bikeSraMP dn19-0194Richfield | MINNESOTA
6467 Lyndale Avenue Mixed Use - Concept Plan 6September 17, 2019
CONCEPT PLAN - GRADE LEVEL
t .
a M enity deck
2 b r1 b r 1 b r 1 b r 1 b r
1 b r
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.MechMech19-0194Richfield | MINNESOTA
6467 Lyndale Avenue Mixed Use - Concept Plan 7September 17, 2019
CONCEPT PLAN - LEVEL 2
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.MechMech19-0194Richfield | MINNESOTA
6467 Lyndale Avenue Mixed Use - Concept Plan 8September 17, 2019
CONCEPT PLAN - LEVELS 3, 4, 5
EXTERIOR MATERIALS KEYNOTES
1
2
3
4
5
6
7
8
9
BRICK COLOR 1
BRICK COLOR 2
METAL PANEL (BLACK)
METAL PANEL (PAC-CLAD WOOD LOOK)
PREFINISHED METAL ACCENT BAND
ARCHITECTURAL ACCENT LIGHTING
PREFABRICATED BALCONY & RAILING
METAL CORNICE AND FLASHING
GLASS CURTAINWALL
1
WEST ELEVATION
EAST ELEVATION NORTH AMENITY DECK ELEVATION
MATERIAL ELEVATIONS
SOUTH AMENITY DECK ELEVATION
1
1 1
1
1
1
1
1
2 2
3 3 3
3 3
4 4 4
44
555555
5 5 5
6
66
6
7
7
7
7
888888
8 8 8 8
9
99
9 9
19-0194Richfield | MINNESOTA
6467 Lyndale Avenue Mixed Use - Concept Plan 9September 17, 2019
19-0194Richfield | MINNESOTA
6467 Lyndale Avenue Mixed Use - Concept Plan 10September 17, 2019
IMAGE FROM ACROSS LYNDALE
19-0194Richfield | MINNESOTA
6467 Lyndale Avenue Mixed Use - Concept Plan 11September 17, 2019
IMAGE FROM WEST
9:00 AM
3:00 PM
12:00 PM
6:00 PM
Shadow Study
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Apartments
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Retail
6467 Lyndale Ave.
5 Levels
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4.5 Level
Apartments
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Homes
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Retail
26’ 1 Level
Fitness
W 65TH ST.
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Fitness
W 65TH ST.
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Fitness
W 65TH ST.
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26’ 1 Level
Fitness
W 65TH ST.
19-0194Richfield | MINNESOTA
6467 Lyndale Avenue Mixed Use - Concept Plan 1September 16, 2019
Summer Solstice - June 21
9:00 AM
3:00 PM
12:00 PM
6:00 PM (Sunset 7:23)
Shadow Study
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Fitness
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Fitness
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Fitness
W 65TH ST.
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Retail
26’ 1 Level
Fitness
W 65TH ST.
19-0194Richfield | MINNESOTA
6467 Lyndale Avenue Mixed Use - Concept Plan 2September 16, 2019
Spring / Fall Equinox - March & Sept. 21
9:00 AM
3:00 PM
12:00 PM
6:00 PM (Sunset - 4:34)
Shadow Study
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W 65TH ST.
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Fitness
W 65TH ST.
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Fitness
W 65TH ST.
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Retail
26’ 1 Level
Fitness
W 65TH ST.
19-0194Richfield | MINNESOTA
6467 Lyndale Avenue Mixed Use - Concept Plan 3September 16, 2019
Winter Solstice - December 21