07-20-2020 Joint CC, HRA, and PC Work Session AgendaC O U N C IL/H R A/PC W O R K S E S S IO N
V IR T U AL ME E TIN G H EL D V IA W E B E X
JU LY 20, 2020
6:00 P M
C all to order
1.D iscussi on of a revised 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. R equests must be made at least 96
hours in advance to the C ity Clerk at 612-861-9738.
AGENDA SECTION:Work Session Items
AGENDA ITEM #1.
STAFF REPORT NO. 20
WORK S E S S ION
7/20/2020
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 RTM E NT D IRE C TOR RE V IE W: J ohn S tark, E xecutive D irector
7/15/2020
O TH E R D E PA RTM E NT RE V IE W:
C ITY M A NA G E R RE V IE W:
I T E M F O R WO RK S E S S I O N:
Discussion of a r evised redevelopment proposal for properties at the nor theast 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:
Enclave Development first presented preliminary plans for the redevelopment of the northeast
corner of 65th Street and Lyndale Avenue to the Planning Commission, Housing and
Redevelopment Authority (HRA) and Council on September 24, 2019. Reception at that time was
generally favorable, with a few issues for further study identified including the lack of units affordable
to households earning 60% or less of the Area Median Income, the potential displacement of
existing small businesses, potential parking spillover into the adjacent neighborhood, and the
location of the proposed parking garage along 65th Street.
On February 18, 2020 the HRA approved a P reliminary D evelopment Agreement with Enc lave Development,
agreeing to continue study ing the development and the potential for the creation of a Redevelopment Tax
I nc rement Finance D istrict to support it.
At this work session, Brian Bochman of Enclave D evelopment (Developer) will present a revised project
conc ept and changes that have been made in response to feedback from policy makers, residents,
businesses, and staff. The disc ussion will focus on:
- Architectural c hanges - spec ific ally revisions to reorient parking and provide walk-up units along 65th Street.
- Ongoing talks with existing tenants regarding relocation, timing, c ommunication, and resourc es.
- Antic ipated affordability and/or contribution to Housing & Redevelopment Fund.
- Additional questions posed to D eveloper by stakeholders (see pg. 8 of attac hed Narrative D etails).
D IRE C T I O N NE E D E D :
The Developer is looking for feedback regar ding the proposed changes.
B AC K G RO UND INF O RM AT IO N:
A.H IS TOR IC AL C ON TEXT
I n 1997-1998, a large sc ale visioning proc ess 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, c ommercial
uses, and natural elements. The evolution of this area has continued sinc e 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 Ly ndale Station c ommercial 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 meets several goals and polic ies adopted by the City and HRA, including the
Market-Rate Housing Policy and I nc lusionary Housing Policy.
The proposal is in keeping with the Mixed Use guidanc e 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 ISSU E S:
None at this time.
D.F IN AN C IAL IMPAC T:
I f polic ymakers determine that the revised conc ept is in keeping with City goals, the Developer will
begin refining plans and a proforma. S taff will begin negotiating a Development Agreement.
E.L E GAL C ON S ID E R AT ION :
None at this time.
ALT E R N AT IV E (S ):
None
P R IN C IPAL PAR TIE S EXP E C T E D AT ME E T IN G:
Brian Bochman, Principal at Enclave Development
AT TAC H ME N TS :
D escripti on Type
S ite A rea / C ontext Map B ackup Materi al
Revised concept plans E xhibit
Narrative P roject D etails & Questions E xhibit
±
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
LYNDALE AVENUE MIXED USE - RICHFIELDLYNDALE AVENUE MIXED USE - RICHFIELD
ENCLAVE DEVELOPMENT ENCLAVE DEVELOPMENT
JULY 15th, 2020JULY 15th, 2020
2 ESG | ARCHITECTURE & DESIGN | LYNDALE AVENUE MIXED USE - RICHFIELD, MN | 7.15.2020 SITE CONTEXT
N
WEST 65TH STREET
WEST 64 1/2 STREETHARRIET AVE.LYNDALE AVENUE SOUTHHARRIET AVENUE SOUTH
3 ESG | ARCHITECTURE & DESIGN | LYNDALE AVENUE MIXED USE - RICHFIELD, MN | 7.15.2020 SITE CONTEXT
4 ESG | ARCHITECTURE & DESIGN | LYNDALE AVENUE MIXED USE - RICHFIELD, MN | 7.15.2020 RAMP DOWNCOMM. PLAZA
2
4 C
O
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M
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CIAL
ST
ALLS
C
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ERCIAL TER
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C
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ERCIAL
MECH.RES. TRASH ROOM COMM. TRASH ROOM LOBBY &
AMENITIES
WALK UP UNITS
W
ALK U
P U
NITS UTILITY PADUTILITY PADWEST 64 1/2 STREET
WEST 65TH STREET
LY
N
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ALE A
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N
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RES. D
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P O
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H
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A
D
D
O
O
R
OVERHEAD
DOOR
PLAN NORTH
Scale:1" = 40'-0"
Enclave Richfield FIRST FLOOR PLAN
6/5/20
6439 & 6467 Lyndale Avenue S.
SITE & LEVEL 1 FLOOR PLAN
N
SCALE: 1” = 40’
5 ESG | ARCHITECTURE & DESIGN | LYNDALE AVENUE MIXED USE - RICHFIELD, MN | 7.15.2020 LEVEL P1 FLOOR PLAN
N
SCALE: 1” = 40’RAMP UPBIKE ROOM
PLAN NORTH
Scale:1" = 40'-0"
Enclave Richfield SUBLEVEL PARKING FLOOR PLAN
6/5/20
6439 & 6467 Lyndale Avenue S.
6 ESG | ARCHITECTURE & DESIGN | LYNDALE AVENUE MIXED USE - RICHFIELD, MN | 7.15.2020 LEVEL 2 FLOOR PLAN
N
SCALE: 1” = 40’AMENITY DECK 6500 SFCLUB ROOM
1350 SF
AMENITY
TERRACE
750 SF
DINING
ROOM
750 SF
FITNESS
1000 SF
GREEN ROOF
3800 SF
AMENITIES
LAWN
PLAN NORTH
Scale:1" = 40'-0"
Enclave Richfield LEVEL 2 FLOOR PLAN
6/5/20
6439 & 6467 Lyndale Avenue S.
7 ESG | ARCHITECTURE & DESIGN | LYNDALE AVENUE MIXED USE - RICHFIELD, MN | 7.15.2020
N
LVL. 5(3&4 SIM.)FLOOR PLAN
AMENITY DECK
BELOW
AMENITY
750 SF
AMENITY
TERRACE
750 SF
AMENITY
TERRACE
BELOW
PLAN NORTH
Scale:1" = 40'-0"
Enclave Richfield LEVEL 5 FLOOR PLAN (3&4 SIM.)
6/5/20
6439 & 6467 Lyndale Avenue S.
SCALE: 1” = 40’
8 ESG | ARCHITECTURE & DESIGN | LYNDALE AVENUE MIXED USE - RICHFIELD, MN | 7.15.2020
BIRD’S EYE FROM SOUTH
9 ESG | ARCHITECTURE & DESIGN | LYNDALE AVENUE MIXED USE - RICHFIELD, MN | 7.15.2020
BIRD’S EYE FROM WEST
10 ESG | ARCHITECTURE & DESIGN | LYNDALE AVENUE MIXED USE - RICHFIELD, MN | 7.15.2020 RENDERINGS
LOOKING NORTH
11 ESG | ARCHITECTURE & DESIGN | LYNDALE AVENUE MIXED USE - RICHFIELD, MN | 7.15.2020 RENDERINGS
FROM LYNDALE AVENUE LOOKING NORTHEAST
LOOKING EAST
12 ESG | ARCHITECTURE & DESIGN | LYNDALE AVENUE MIXED USE - RICHFIELD, MN | 7.15.2020
FROM LYNDALE AVENUE LOOKING NORTHEAST
13 ESG | ARCHITECTURE & DESIGN | LYNDALE AVENUE MIXED USE - RICHFIELD, MN | 7.15.2020 RENDERINGS
RESIDENTIAL WALK UP UNITS AT 65TH
14 ESG | ARCHITECTURE & DESIGN | LYNDALE AVENUE MIXED USE - RICHFIELD, MN | 7.15.2020
LYNDALE STREET SCAPE WITH RESIDENTIAL WALK UP UNITS
15 ESG | ARCHITECTURE & DESIGN | LYNDALE AVENUE MIXED USE - RICHFIELD, MN | 7.15.2020
AMENITY DECK & GREEN ROOF
16 ESG | ARCHITECTURE & DESIGN | LYNDALE AVENUE MIXED USE - RICHFIELD, MN | 7.15.2020 ELEVATIONS
LEVEL 1
100' - 0"
LEVEL 2
115' - 0"
LEVEL 3
125' - 8"
LEVEL 4
136' - 4"
LEVEL 5
147' - 0"
ROOF LEVEL
157' - 8"
1A
5A 5B
5C 8A
8B
8C
9A
12A
12B 5D
LEVEL 1
100' - 0"
LEVEL 2
115' - 0"
LEVEL 3
125' - 8"
LEVEL 4
136' - 4"
LEVEL 5
147' - 0"
ROOF LEVEL
157' - 8"
1A 8A
5B5A5C
5D
12A
12B
8B
5C
9A5A5B
5A
Scale:1/32" = 1'-0"
Enclave Richfield BUILDING ELEVATIONS
7/8/20
6439 & 6467 Lyndale Avenue S.
EAST ELEVATION
NORTH ELEVATION
EXTERIOR MATERIAL KEYNOTES
1A MASONRY VENEER, COLOR #1
5A STUCCO/METAL PANEL, COLOR #1
5B METAL PANEL, COLOR #2
5C ACCENT METAL PANEL, COLOR #3
5D METAL COLUMN COVER
8A PREFINISHED ALUMINUM STOREFRONT
8B COMPOSITE WINDOW/ DOOR UNIT
8C OVERHEAD DOOR
9A DECORATIVE MECHANICAL GRILLE
12A PREFAB METAL BALCONY & RAILING
12B METAL RAILING SYSTEM
SCALE: 1/32” = 1’-0”’
17 ESG | ARCHITECTURE & DESIGN | LYNDALE AVENUE MIXED USE - RICHFIELD, MN | 7.15.2020 ELEVATIONS
LEVEL 1
100' - 0"
LEVEL 2
115' - 0"
LEVEL 3
125' - 8"
LEVEL 4
136' - 4"
LEVEL 5
147' - 0"
ROOF LEVEL
157' - 8"
5A 5B9A 5C12A8A
1A
5C
8B
8B 12B
LEVEL 1
100' - 0"
LEVEL 2
115' - 0"
LEVEL 3
125' - 8"
LEVEL 4
136' - 4"
LEVEL 5
147' - 0"
ROOF LEVEL
157' - 8"
1A
5A
5B 5C5D
12A
8A
8B 9A
5C
Scale:1/32" = 1'-0"
Enclave Richfield BUILDING ELEVATIONS
7/8/20
6439 & 6467 Lyndale Avenue S.
SOUTH ELEVATION (W. 65TH ST.)
WEST ELEVATION (LYNDALE AVE. S.)
EXTERIOR MATERIAL KEYNOTES
1A MASONRY VENEER, COLOR #1
5A STUCCO/METAL PANEL, COLOR #1
5B METAL PANEL, COLOR #2
5C ACCENT METAL PANEL, COLOR #3
5D METAL COLUMN COVER
8A PREFINISHED ALUMINUM STOREFRONT
8B COMPOSITE WINDOW/ DOOR UNIT
8C OVERHEAD DOOR
9A DECORATIVE MECHANICAL GRILLE
12A PREFAB METAL BALCONY & RAILING
12B METAL RAILING SYSTEM
SCALE: 1/32” = 1’-0”’
18 ESG | ARCHITECTURE & DESIGN | LYNDALE AVENUE MIXED USE - RICHFIELD, MN | 7.15.2020 ZONING SUMMARY
ZONING DESIGNATION:
CURRENT ZONING: C-2
PROPOSED RE-ZONING: MU-N (MIXED-USE NEIGHBORHOOD)
COMPREHENSIVE PLAN LAND USE DESIGNATION: MIXED-USE
MU-N (MIXED-USE NEIGHBORHOOD) ZONING DETAILS:
RES. PARKING STALLS: 1.5 STALLS / UNIT (W/ 10% TRANSIT REDUC.)
COMM. PARKING STALLS: 3 STALLS / 1,000 SF
LOT COVERAGE: 25% MIN, 50% MAX
IMPERVOIUS SURFACE AREA: 75% OF SITE MAX
HEIGHT: 2 MIN, 8 MAX,
FRONTYARD SETBACK: 5’ MIN, 15’ MAX
REARYARD SETBACK: 5’ MIN, 15’ MAX
SIDEYARD SETBACK: 5’ MIN
USEABLE OPEN SPACE 10 % OF SITE MIN
6467 LYNDALE
19 ESG | ARCHITECTURE & DESIGN | LYNDALE AVENUE MIXED USE - RICHFIELD, MN | 7.15.2020
Levels Gross SF Parking
GSF Commerical Residential
GSF Res. Amenity Residential
NLSF
Efficiency
NLSF
Commercial
Stalls
Res. Surface
Stalls
Res. Enclosed
Stalls Res. Units
P1 Parking 54,500 54,500 130
1 Retail / Lobby / Apartments 53,500 30,975 8,000 8,125 6,400 8,125 100%24 53 51 8
2 Apartments 38,100 34,600 3,500 27,275 79%35
3 Apartments 37,350 37,350 30,575 82%39
4 Apartments 37,350 37,350 30,575 82%39
5 Apartments 37,350 35,850 1,500 28,350 79%36
-
Total 258,150 85,475 8,000 153,275 11,400 124,900 24 53 181 157
Unit Mix Mix # of Units # of Beds Units SF NLSF
Studio 4% 6 6 500 3,000
Alcove 27% 43 43 600 25,800
One Bedroom 28% 44 44 725 31,900
One Bedroom Large 6% 9 9 800 7,200
Two Bedroom 29% 45 90 1,000 45,000
Two Bedroom Large 6% 10 20 1,200 12,000
Total 100% 157 212 796 124,900
Metrics Residential GSF per Unit
Total Dwelling Units 157 976
Enclosed Residential Stalls 181 12 (24) Tandem Stalls
Surface Street Stalls 53
Commercial Stalls 24
Commercial Stalls per 1000SF 3.0
Total Residential Stalls 234
Residential Stalls / Dwelling Unit 1.49
Residential Stalls / Bedroom 1.10
Average Unit Size 796
Above Grade SF / Unit 1,297
Site SF 90,118
Site Acreage 2.07
Dwelling Unit / Acre 76
FAR 1.31
7/10/2020
Metrics: 6467 Lyndale Avenue Mixed Use
ESG Architecture & Design
PROJECT METRICS
20 ESG | ARCHITECTURE & DESIGN | LYNDALE AVENUE MIXED USE - RICHFIELD, MN | 7.15.2020
JUNE 21st
SHADOW STUDY
9AM NOON
3PM 6PM
21 ESG | ARCHITECTURE & DESIGN | LYNDALE AVENUE MIXED USE - RICHFIELD, MN | 7.15.2020
MARCH 21st / SEPTEMBER 21st
SHADOW STUDY
9AM NOON
3PM 6PM
22 ESG | ARCHITECTURE & DESIGN | LYNDALE AVENUE MIXED USE - RICHFIELD, MN | 7.15.2020
DECEMBER 21st
SHADOW STUDY
9AM NOON
3PM 6PM
Lyndale Redevelopment
Project Highlights:
•Pl a n n e d f o r 1 5 7 Un i t s mi xe d f r o m St u d i o -2 Be d r o o m
•Hi g h En d I n t e r i o r s , wi t h Qu a r t z Co u n t e r t o p s , St a i n l e s s St e e l Ap p l i a n c e s , a n d
Ce n t r a l He a t i n g / Co o l i n g
•Ro o f To p Ame n i t y wi t h Gr e e n s p a c e & Ga r d e n s , Cl u b r o o m, Fi t n e s s & Yo g a
St u d i o s , Pe t Sp a a n d Bi k e St a t i o n .
•Wa l k Up Re s i d e n t i a l Un i t s u s e d t o a c t i va t e Lyn d a l e & 6 5 t h
•Pa r k i n g i s p r o p o s e d a t 1 8 1 St a l l s Un d e r g r o u n d wi t h 5 3 St a l l s o f Su r f a c e
Pa r k i n g f o r a t o t a l o f 2 3 4 Pa r k i n g St a l l s f o r t h e p r o j e c t
•8 ,0 0 0 Sq . Fe e t o f Re ta il o n Ac tiva te d Lyn d a le Ave .
•Pl a n s f o r Re s t a u r a n t / Pu b wi t h Ext e r i o r Pl a z a Se a t i n g
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"ENCLAVE
D E V E L O P M E N T
1
Issues Discussed
•How does this project fit in with the City’s overall vision for Richfield’s
downtown and how does it affect current and future residents in the area?.
•How does the HRA maximize the benefits to the organization?
•There are other new development being planned and/or built.How do those
projects and this one fit in with the current Richfield housing stock ?
•H o w d o e s t h i s n e w h o u s i n g a n d r e t a i l s p a c e h e l p o r h u r t t h e a r e a b u s i n e s s c o m m u n i t y?
D o e s r e p l a c i n g o u t d a t e d s p a c e wi t h a s m a l l e r a m o u n t o f n e we r s p a c e a n d m o r e r e s i d e n t s
wi t h i n wa l k a b l e d i s t a n c e h e l p o u r D o wn t o wn ?
•D o e s t h i s p r o j e c t add new o p p o r t u n i t i e s o r f i l l a n e e d wi t h i n R i c h f i e l d ?
•H o w c a n t h e D e ve l o p e r o r t h e H R A / C i t y h e l p e a s e t h e t r a n s i t i o n f o r e xi s t i n g b u s i n e s s e s
t o h e l p t h e m s t a y i n R i c h f i e l d
•H o w d o we b e t t e r a c t i va t e 6 5 th & Lyn d a l e .
In talking with local leaders, staff and residents, we wanted to highlight some of the
overriding questions/concerns that were raised and discussed
Enclave is a full-service developer based out of
Fargo, North Dakota. We have an in-house
construction company, Enclave Construction, as
well as an in-house Management company, Lux
Communities.
Enclave has designed, built and managed projects
in North Dakota, South Dakota, Minnesota,
Nebraska and Washington.
Over 3,000 Units of Multi-Family built in the past 7 years
Over 150,000 of Commercial Space built in the past 7
years
New Minneapolis Metro Projects:
Shakopee –Mixed Use Downtown Redevelopment
Savage –Multi-Family Project
Maple Grove –Multi-Family Project
Rogers –Multi-Family Project
About Enclave
Lux was created to give our residents the very best living experience in the
best environments. We are an Award-Winning Property Management
Company that specializes in Experience Driven Management of Market Rate
Apartment projects.
•Residents don’t just rent an apartment from Lux
Communities; they live the Lux Life! Our residents want
and value the experience.
•Full Time, Dedicated On-site Staffing
•Assigned/Monitored Off-Street Parking
•Crime Free Multi-Family Housing Member
•Reputation is important to Lux and any given chance we
ask for the feedback and are always striving to provide the
very best service and experience in the marketplace.
#luxlife –Resident Experience
About Lux Communities
THANK YOU
Brian Bochman
(701)212-8110
brian@enclavecompanies.com
Website