08-08-2023 WS City Council AgendaC IT Y C O U N C IL/H R A/PC MEET IN G W O R K SESSIO 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
AU G U S T 8, 2023
5:30 P M
C all to order
1.D iscuss a proposal to develop a multi-purpose velodrome facility on the Housing and Redevelopment A uthority
parcels at 1600 and 1710 - 78th S treet E ast along with the privately owned property at 1620 - 78th S treet E ast.
2.D iscuss a proposal to amend the Lyndale Gardens P lanned Unit D evelopment, C onditional Use P ermit, and
F inal D evelopment P lan to replace the planned commercial space with a multi-family residential use and a small
restaurant space.
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 612-861-9739.
AGENDA SECTION:Work Session Items
AGENDA ITEM #1.
STAFF REPORT NO. 28
WORK SESSION
8/8/2023
REPORT PREPARED BY: Jan Youngquist, Economic Development Manager
DEPARTMENT DIRECTOR REVIEW: Melissa Poehlman, Community Development Director
7/31/2023
OTHER DEPARTMENT REVIEW:
CITY MANAGER REVIEW: Katie Rodriguez, City Manager
8/2/2023
ITEM FOR WORK SESSION:
Discuss a proposal to develop a multi-purpose velodrome facility on the Housing and Redevelopment
Authority parcels at 1600 and 1710 - 78th Street East along with the privately owned property at 1620 -
78th Street East.
EXECUTIVE SUMMARY:
The Minnesota Cycling Center (MNCC) has expressed interest in developing a multi-purpose velodrome
facility on properties located at 78th Street East that are owned by the Housing and Redevelopment Authority
(HRA) and the Mathwig Trust.
The property at 1710 - 78th Street East was purchased by the City in 2000 for the construction of the 77th
Street underpass. In December 2021, the HRA accepted the generous donation of the property at 1600 -
78th Street East by the Mathwig Trust (Trust). The Trust continues to own the property between these two lots,
1620 - 78th Street East, and has indicated a desire to work collaboratively with the City and HRA to
holistically redevelop the area.
In 2022, the City and HRA undertook a visioning process for the three properties and a marketing brochure
was prepared. Using this document as a guide, the HRA prepared and publicized a Request for Interest
(RFI) in January 2023 with the hope of attracting a private partner with whom to redevelop the land.
The goals for redevelopment outlined in the RFI include:
Create a unique and interesting destination
Create a walkable and bikeable environment
Ensure the utilization of the land provides a regional and local benefit
Establish a brand that is distinctive to Richfield
Ensure development is compatible with adjacent uses and the surrounding neighborhood
Incorporate public spaces that are welcoming
Recognize private contributions and partnerships
The RFI led to several conversations with prospective developers, and in June MNCC contacted the HRA to
discuss a proposal to develop a velodrome on the properties. The proposed concept includes a multi-purpose
facility with a 200-meter cycling track; a flexible infield that could include basketball, volleyball, and pickleball
courts; concert and event space; meetings rooms; and retail space. MNCC has proposed various options,
including a temporary outdoor wood track for cycling, an indoor facility with an inflatable dome, and a
permanent enclosed building. For a glimpse of track cycling on a velodrome, click on this link to watch a
video.
Considerations to discuss:
Is the velodrome proposal consistent with the goals identified in the visioning process and the RFI?
Would the HRA consider selling its properties for development of a velodrome?
Would the HRA consider partnering financially to assist the development?
Would policy makers support either a velodrome with an inflatable dome or an enclosed permanent
structure?
Should staff continue discussions with MNCC and the Trust to pursue the development of a velodrome
facility?
DIRECTION NEEDED:
Provide feedback on whether staff should continue discussions with MNCC and the Trust to pursue
the development of a velodrome facility on the properties at 1600, 1620 and 1710 - 78th Street East.
BACKGROUND INFORMATION:
A.HISTORICAL CONTEXT
The property at 1710 - 78th Street East was purchased by the City in 2000 for the construction of
the 77th Street underpass.
In December 2021, the HRA accepted the generous donation of the property at 1600 - 78th
Street East by the Trust.
In 2022, the City and HRA undertook a visioning process for the properties, including the property
owned by the Trust, and a marketing brochure was prepared.
A RFI was published in January 2023 with the hope of attracting a private party with whom to
partner on redevelopment. The HRA did not receive any Applications of Interest.
At a work session in March 2023, the HRA indicated that it was not interested in purchasing the
Trust’s property, but would like to continue to work with the Trust in redevelopment of the site and
explore possible solutions around the carrying costs for the Trust's now-vacant site.
MNCC contacted HRA staff in June 2023 to express interest in the property for development of a
multi-purpose velodrome facility.
B.POLICIES (resolutions, ordinances, regulations, statutes, etc):
The Comprehensive Plan guides the properties for Regional Commercial development, which is
defined as "uses located along regional corridors that provide visibility and accessibility" (including
Highway 77 and Interstate 494). "These commercial land uses are larger in scale and attract
users throughout the Twin Cities metropolitan area... Regional Commercial development is
generally expected to exceed 150,000 square feet."
The properties are zoned Mixed Use-Regional, which supports destination oriented commercial
and office uses at a high density/intensity of development.
The vision brochure includes goals for redevelopment of the site, which are described in the
Executive Summary section of this report.
C.CRITICAL TIMING ISSUES:
The Trust generously offered to partner with the City in the coordinated marketing and
redevelopment of these three sites. The Trust has significant carrying costs related to its now-
vacant site and is looking for ways to eliminate or minimize these costs.
MNCC is planning to seek state bonding dollars in 2024 for development of the velodrome.
Members of the Minnesota House Capital Investment Committee typically tour the state in the fall
to visit sites and projects that are proposed in the following year’s bonding bill. The bonding tour
for the Twin Cities region will take place November 14-16. Having site control or support for the
project from the HRA and the Trust will make the MNCC’s bonding request more competitive.
D.FINANCIAL IMPACT:
To be determined.
E.L E GAL C ON S ID E R AT ION:
None at this time.
ALTE R N AT IV E(S):
Direct staff to continue discussions with MNC C and the Trust regarding the development of a
velodrome facility.
Opt to not pursue development of a velodrome facility on the subject properties.
P R IN C IPAL PAR TIE S E X P E C TE D AT ME E TIN G:
J ason Lardy, President of the Minnesota Cycling Center (MNC C); Michael Bjornberg and other members of
the MNC C Board of Directors; Tim Pabst, representing the Mathwig Trust; Karl Huemiller, City of Richfield
Recreation Programming Manager
AT TAC H ME N T S:
D escription Type
L ocation and C omprehensive P lan Map B ackup Material
Vision B rochure B ackup Material
M N C ycling C enter P roject Narrative B ackup Material
M N C ycling C enter P resentation B ackup Material
S B H W Y 7 7 T O W BI49477TH ST E
7 6 T H S T E16TH AVE SINTERSTATE 494 CEDARAVESBLOOMINGTON AVE78TH ST E
EB I494 TO SB HWY77 18TH AVE S17TH AVE SBLOOMINGTON AVE15TH AVE SWBI494TOSBHWY77WashingtonPark Nokomis - MinnesotaRiver RegionalTrailNine Mile CreekRegional Trail
±
2040 Comprehensive Plan Designations
I:\G IS\Community Develop me nt\Case Maps\2023 \HR A and Mathwig Trust C omp Pla n.mxd
Vets Memorial
Wood Lake Nature Center
TaftRichfield Lake
Donaldson
Augsburg
ChristianMonroe
Roosevelt
Nicollet
Washington
Sheridan
Lincoln Field
Madison
Jefferson Heredia
Garfield
Little Bob's
2040 Planned Land Use
Mixed Use
Regional Commercial
Medium Density Residential
Low Density Residential
Park
Right-of-Way (R OW)
HRA and Mathwig Trust Properties
0 250 500125ft
Subject Properties
I-494 HWY 77I-494 Mixed Use
Redevelopment Opportunity
JULY 2022
1600, 1620, & 1710E 78TH STREETRICHFIELD, MN 55423
94 94
94
Minneapolis
Roseville
Downtown
Minneapolis
Mall of
America
Downtown
St. Paul
Richeld
Bloomington
Burnsville
Eagan Inver Grove
Heights
Minneapolis/
St. Paul
International
Airport
Edina
Hopkins
St. Louis
Park
Golden
Valley
Robbinsdale
Crystal
St. Paul
Falcon
Heights
St.
Anthony
West
St. Paul
Mendota
Heights
South
St. Paul
494 494
494
394
35E
35E
35E
35W
35W
77
77
62
5
5
62
55
55
55
10
10
52
52
SITE
3
The City of Richfield is looking for interested developers to create a unique destination for the northwest
corner of I-494 and Highway 77 (Cedar Avenue). The preferred developer will work collaboratively with the
City of Richfield, Housing & Redevelopment Authority (HRA), and a private property owner to accomplish an
implementable development plan that achieves the following goals:
SITE HISTORY
The property at 1710 - 77th Street East
was purchased by the City in 2000 for
the construction of the 77th Street
underpass. In December 2021, the
Housing & Redevelopment Authority
(HRA) accepted the generous donation
of the property at 1600 - 78th Street East
by the Jerry Mathwig Trust. The Mathwig
Trust continues to own the property
between these two lots, 1620 - 78th Street
East, and has indicated a desire to work
collaboratively with the City and HRA to
holistically redevelop the area.
SITE DESCRIPTION
The parcels include 1600, 1620, and 1710 - 78th Street East. Combined, these parcels create one of the
last remaining redevelopment sites (3.7 acres) along the I-494 corridor guided for mixed-use. The site is in
close proximity to the Minneapolis-Saint Paul International Airport and Mall of America, and is highly visible
from the interstate system. These attributes contribute to the site’s potential for becoming a regional
destination.
PREFERRED LAND USE TYPES
The parcels are guided by the City’s Comprehensive
Plan for “Regional Commercial,” which supports
retail, entertainment, lodging facilities, meeting
facilities, and limited office. The Regional
Commercial designation supports high density
development patterns and greater building heights
that do not conflict with airport zoning regulations
(maximum building height is 80 feet). The parcels
are zoned for “MU-R Mixed Use-Regional,” which
also supports a mix of commercial and retail uses.
The City is willing to consider changes to these
designations to better align with a proposed
development’s land uses, if it helps achieve our
goals for the site.
Create a walkable & bikeable
environment.
Establish a brand that is distinctive
to Richfield.
Incorporate public spaces that are
welcoming.
Recognize private contributions &
partnerships.
Create a unique & interesting
destination.
Ensure the utilization of the land
provides a regional & local benefit.
Ensure development is compatible
with adjacent uses & the surrounding
neighborhood.
PREFERRED LAND USE
TYPES FOR THE SITE MAY
INCLUDE:
»Hotels + Public Meeting Space
»Food and Dining
»Breweries and Distilleries
»Game and Entertainment Centers
»Food Halls or Markets
»Event Space
»Athletic Facilities
»Business Incubators or Makers Space
»Vertical Farms
»Educational Institutions
»Medical Uses
SITE & SURROUNDING CONTEXT
SITE REGIONAL CONTEXT MAP
LEGEND
Site Boundary (3.7 acres)
Existing Bike Route
Existing Bus Route
Vehicular Circulation
Freeway
Existing Sidewalk/Trail
MSP AIRPORT
ADT: 149,000
ADT: 52,000MALL OF
AMERICA
SITE
VEHICULAR
ACCESS CLOSURE
(2023)
INTERCHANGEINTERCHANGE
INTERCHANGE
HWY 77 UNDERPASS
(UNDER CONSTRUCTION)
2 I-494 Mixed Use Redevelopment Opportunity
Richfield’s Next Destination
5
LEGEND
Site Boundary (3.7 acres)
Existing Bike Route
Existing Bus Route
Existing Bus Stop
Future Bus Route Extension
Existing 77th St. Noise Wall
Existing Sidewalk/Trail
Future Sidewalk/Trail
Existing + Future Pedestrian Crossing
Future Pedestrian Underpass
Development should
provide a local benefit to the
surrounding neighborhoods.
The site offers unique views
of airplanes taking-off and
landing at the Minneapolis-
Saint Paul Airport.The 77th underpass project will
include retaining walls and a
slight grade change. The grade
change may offer the site a
unique opportunity to include
structured parking below grade.
There are potential opportunities to
reconfigure the frontage road/cul-de-sac to
expand the site’s development capacity.The site includes an existing
billboard easement. Vacating
the easement will require
further discussion and
negotiations with the owner.
Washington Park is a local
and regional destination
for its soccer fields and
pickleball courts.
This location may
be considered as an
opportunity for future
Washington Park needs.
An existing noise wall is located on
the north side of 77th Street. The
City’s hope to find design solutions
that eliminate the need for portions
of the noise wall to better connect
the neighborhood with the site.
The site is currently served by three
access points from 77th Street and
three access points from 78th Street.
It is assumed some of these access
points will be consolidated or modified
as part of a new development
The 77th Street underpass will connect 77th
Street east and west of Highway 77 (Cedar
Avenue) to eliminate a gap in the minor
reliever network. The project will connect
Bloomington and Longfellow Avenues and
address regional traffic issues on the I-494
corridor through Richfield and Bloomington.
The project will also enhance pedestrian
and bicycle connections, and expand transit
routes. The underpass is scheduled to open
in 2023.
77th Street is a multimodal corridor.
Development will need to help
activate the street frontage and
provide connections for pedestrians,
bicyclists, and wheelchairs/walkers.
WASHINGTON PARK
CITY OF BLOOMINGTON
CITY OF RICHFIELD
E 77TH STREET
BLOOMINGTON AVE SFUTURE THRU STREETE 78TH STREET
LAND
ROVER
RICHFIELD
77
494
1
8 10
11
12
2
34
5
6
6
7The City’s expectations for the site
are expressed in a series of Design
Principles listed on page 7. It is
also important to note that building
heights cannot exceed 80 feet.
9
4 I-494 Mixed Use Redevelopment Opportunity
Site Opportunities
& Constraints
7
The City of Richfield and its partners have established a list of development principles for
guiding and evaluating future development proposals. The principles embody the group’s
general desires and intentions for the reuse of the site.
• Gateway: Create a “gateway” into the community that is visible from I-494 and Cedar
Avenue.
• Public Space: Provide and maintain a publicly accessible space, which may include a
plaza, courtyard, or community room.
• Site Intensity: Maximize the site’s capacity to achieve greater lot coverage and
densities, while providing ample space for landscaping treatments and public spaces.
• Building Transition: Require site design and building architectural characteristics that
provide appropriate transition between residential neighborhoods and Washington
Park.
• Building Height: Maximum height of 8 stories. Building heights cannot exceed 80ft
(airport zone).
• Building Frontage: Locate commercial and retail space on the ground floor and
provide direct access from street frontages and open spaces.
• Building Orientation: Require site design and building orientation to avoid linear
patterns (e.g., strip commercial development) that can negatively impact the
community’s identity.
• Connectivity: Increase the site’s connectivity to Washington Park and neighborhoods
by incorporating pedestrian, wheelchair/walker, and bicycle connections.
• Views: Explore rooftop views that offer a unique experience for patrons to view
airplanes taking-off and landing at the Minneapolis-Saint Paul Airport.
• Sustainable Development: Use sustainable design practices and new technology in
developments that will help create a healthy, sustainable, vibrant neighborhood, and
contribute to the park environment.
• Job Creation: Provide jobs that offer livable wages for its employees.
• Structured Parking: Integrate structured parking in subtle and non-intrusive ways
that complement the site’s aesthetics and character
• Quantity of Parking: Minimize parking needs by leveraging the site’s location
along multimodal corridors to reduce the use of the automobile, while limiting
neighborhood impacts.
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N e i g h b o rh o o d-Character ArchitectureArtistic Gateway Feature + P r o m e nadeA
rtistic Gateway Fea t u r e
I
nt
e
r
n
a
l P
ublic Plaza
Retail Street-Fron t a g eBal
a
n
c
e
d Site Intensi t y
A
ctivated Public S p a c e
R
ooftop Plane-Wa t c h in gH
i
dden Parking8-St
or
y Maximum
Pedestrian C o n nectivitySu
s
t
ainable Desig n
6 I-494 Mixed Use Redevelopment Opportunity
Development Principles
Development inquiries should be
directed to:
Melissa Poehlman
Community Development Director
City of Richfield
Phone: 612.861.9766
Email: MPoehlman@richfieldmn.gov
Contact Information
MN Cycling Center
A world-class cycling and community fitness hub
in the heart of Richfield - the Urban Hometown
Our Mission and Vision
Build and operate a velodrome in MN that serves to engage,
inspire, and challenge current and future cyclists.
Build interest in and deliver excellent velodrome racing and
training. U<lize the physics of cycling to engage and educate
youth with real world science programming.
Bringing track cycling back to MN
For 30 years, the world-renowned NSC Velodrome in Blaine hosted thousands of riders and fans
over its 30 year lifespan. Hundreds of world and na<onal champions raced – and punched their
<ckets to the Olympics in Blaine. Hundreds of MN youth learned to ride – and became
champions. Through countless volunteer hours we surpassed the Velodrome’s expected 20-
year lifespan by 50%, but in 2020, MN weather finally caught up with this outdoor wood
structure. We strive to return Minnesota to the top of the cycling world. Despite the popularity
of the sport, only 3 indoor velodromes exist in the United States. The MN Cycling Center – and
Richfield - can take the lead in this exci<ng sport.
Velodrome racing – the history and future of cycling
More Olympic cycling medals are awarded to track cyclists
than in all other cycling disciplines combined. Some of the
earliest bicycle races were held on velodromes, including
many of the first races in the US in the 1890s, many right
here in MN. The track cycling discipline thrives today with
amateur and professional race circuits taking place year-
round throughout the world.
Track cycling builds skills for all riders, whether they are
world class athletes or casual riders. Velodromes have no
vehicle traffic to avoid. Track bikes are simple – yet cuXng
edge. They can be affordable and create an easy way for
riders to develop their cycling skills. Races are short, fast and
thrilling. The velodrome allows spectators to enjoy a full
evening of bike racing right from the edge of their seats!
Get a glimpse of the thrills of track cycling: h^ps://www.youtube.com/watch?v=44lTJ2c-Ql0
Mul;-purpose cycling, fitness and community ac;vity center
We hope to build a regional des<na<on for world-class cycling and entertainment events that
can host community residents for a range of ac<vi<es, including pickleball, basketball,
volleyball, futsal and more. Our local cycling programming will include youth development
programs, training and racing for local athletes drawing hundreds of riders each week. The
facility can also offer indoor walking opportuni<es for seniors, a unique concert and event space
and rooms for community mee<ngs and conferences. Poten<al retail spaces could include a
café/restaurant, bike shop and a “pro shop” for other sport par<cipants.
Our commitment to diversity
Diversifying and expanding the community of cyclists stands at
the core of our vision for the MN Cycling Center. Our facility
and programming will place significant emphasis on including
non-tradi<onal cyclists, especially people in underserved
communi<es. The NSC Velodrome was a na<onal model as
home to the largest field of FTW racers in the US.
ABC’s – The Science of Cycling
The MN Cycling Center believes in the power of bicycles to
reach youth and connect the unique physics of bicycles to the
STEM concepts that are vital knowledge for tomorrow ’s
workforce. For the past 5 years, we have partnered with
Minneapolis Public Schools to provide aker-school cycling-
centric STEM programs to elementary school students.
Our ABCs – the Science of Cycling curriculum teaches students how to ride confidently, ride
safely in groups, and maintain and repair their bikes. While we teach these basic bike skills, we
conduct STEM experiments that build on those cycling fundamentals. We pair lessons on flat
<re repair with discoveries based on the physics of air pressure, and much more. The love for
the bike connects the dots with the science in a way that engages and lasts. With the proposed
loca<on, students from Centennial Elementary and Richfield STEM/RDLS will be able to reach
this programming in less than 10 minutes on the City ’s safe bike infrastructure.
Expanding cycling op;ons in the Urban Hometown
There’s no be^er place for the MN Cycling Center than Richfield. The City ’s commitment to
cycling shows clearly through its designa<on as a Silver-level Bicycle Friendly Community, its
extensive network of on and off-street cycling routes, its regional trail connec<ons, and its
commitment to providing Safe Routes to School.
The City’s central loca<on – and the proximity of the proposed site, in par<cular – make
Richfield ideal for a regional amenity. The space provides unique accessibility and visibility for
millions of Twin Ci<ans and worldwide visitors each year. A few of the highlights of the space:
- Direct connec<on to the 76th St bike route and Nine Mile Regional Trail
- Easy, quick access to MSP airport for out-of-town racers and guests
- Easy access to the en<re Twin Ci<es via 494 and Cedar Ave
- Safe, quick access for Richfield’s elementary school students
- Proximity to the region’s other regional draws like the Mall of America
- High visibility for sponsor signage
- Loca<on within a Qualified Census Tract – offering easy access to programming for those
neighbors
Let’s ride together
The MN Cycling Center offers a unique regional
des<na<on and a wide range of new
programming for the residents of Richfield. The
proposed site near Washington Park is a great fit
for our proposed facility. A partnership between
Richfield and the MN Cycling Center will draw
thousands of visitors to the City every year.
Our partnership objec<ves include:
- Support for site control
- Support for pursuit of legisla<ve and other sources of funding
- Programming connec<ons with Richfield Parks and Recrea<on
Learn more at h^ps://mncyclingcenter.org
St.
The thrills of track cycling
Minnesota Cycling Center goals
Mission
Build and operate a velodrome that serves to engage, inspire, and
challenge current and future cyclists.
Vision
Build interest in and deliver excellent velodrome racing and training.
Utilize the physics of cycling to engage and educate youth with real
world science programming.
Bringing track cycling back to MN
•2020: NSC Velodrome demolished
•30 years: 000s of riders and fans
•World + national champions raced
•3X world champ + Olympic medalist
•Dozens of MN national champs
•Hundreds of MN youth trained
“I hope that the next generation
of Minnesota kids can experience
that same community in a new
velodrome. Please join me in
supporting the MN Cycling
Center.”
-Peter Moore,
St. Paul National Champ
ABCs – The Science of Cycling
•Basic bike skills•Riding confidently•Riding in a group•Safe street travel•Bike maintenance•ABCs•Tire repair•Brake maintenance•Drive train care and feeding
•STEM•Air pressure•Friction•Energy creation and work•Levers and pulleys•Aerodynamics•Bike design and engineering
5 years of Cycling and STEM
Fixed Action – Track Cycling Training
•Track cycling skills•Fixed Gear bike basics•Riding in a group•Velodrome basics•Racing training•Race basics•Tactics•Winning skills
Why here?
•2nd most US bike commuter trips
•Most US trail miles per capita
•4000+ MN high school racers
•Need for STEM programs
The facility vision
•Multipurpose•Community-driven•200m track•Flexible infield•3 BB courts•4 VB courts•4-6 pickleball courts•Concert options•Program space•Retail
350’
200’
200 M
TRACK
The basic elements
Concept sketches
Initial placement concept
Overhead with parking
A Richfield showpiece
Welcoming guests
200’ X 300’ DOME
Dome concept placement
A possible roadmap
1.Temporary outdoor wood track – re-kindle the community
2.Permanent indoor facility – launch the community destination
Partnership objectives
•Space allocation – 2.5 – 3 acres for initial outdoor options
•Programming expansion – community center connections
•Site designation for permanent indoor facility
•Legislative support
St.
AGENDA SECTION:Work Session Items
AGENDA ITEM #2.
STAFF RE P ORT NO. 29
WORK SESSION
8/8/2023
RE P O RT P RE PA RE D B Y: Jan Youngquist, E conomic D evelopment Manager
D E PA RTME NT D IRE C TO R RE V IE W: Melissa P oehlman, C ommunity D evelopment D irector
7/31/2023
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
8/2/2023
I T E M F O R WO RK S E S S IO N:
Discuss a proposal to amend the Lyndale Gardens Planned Unit Development, Conditional Use Permit,
and Final Development Plan to replace the planned commercial space with a multi-family residential use
and a small restaurant space.
E X E C UT IV E S UM M ARY:
Abdo Markethouse (D eveloper) is under contract to purc hase the property loc ated at the southwest corner of
the intersection of 64th S treet W est and Lyndale Avenue South (Lot 3, Bloc k 1, Lyndale Gardens 2nd
Addition) and is proposing to develop multifamily housing and a small restaurant on the site. The property is
bounded by the Henley Apartments to the north, Ly ndale Avenue to the east, Lakewinds Food Co-op to the
south and the Amphitheater at Lyndale Gardens to the west.
The subject property is loc ated in what is known as the Lakes at Lyndale area. Sinc e the late 1990s, the City
has identified this area for reinvestment and/or redevelopment. The C omprehensive Plan guides this area as
Mixed Use, with the intent of creating a vibrant, thriving c ity c enter that will serve as Ric hfield's downtown. The
Comprehensive Plan states that the c ity c enter is to inc lude a mix of residential, shopping, recreational, and
business uses.
The subject property is the last remaining development parc el of the former Lyndale Garden Center site,
which is zoned Planned Mixed Use. A pproval of that zoning as part of the Ly ndale Gardens Planned Unit
Development (P UD) occurred in 2013. An active commercial use component for the subject property is part
of the overall development plan. The original P UD approved in Marc h 2013 included 9,000 square feet of
retail space and 2,600 square feet of restaurant space. The P UD was amended in December 2013 to allow
up to 7,000 square feet of restaurant spac e. I n 2018, an amendment to the P UD included an approximately
6,000 square foot single-story c ommercial building that would coordinate with the already-constructed
adjacent outdoor activity space and amphitheater.
The 2013 Lakes at Lyndale C onnectivity Plan identified the subject property as a key gateway to draw people
to the adjacent public amenities and to inc lude a site design that provides visual connec tions to the
amphitheater and Richfield Lake as well as safe and intuitive pedestrian ac cess to these amenities from
Lyndale Avenue.
The D eveloper has prepared a concept plan for the site that includes a 79-unit apartment building, with an
approximately 2,400 square foot restaurant space and 140 parking spaces. The 5-story building with two
levels of underground parking would total approximately 114,000 square feet.
One of the c onditions of the approved P UD, Conditional Use Permit, and Final Development P lan states that
“approval of final site plans, building plans, elevations, etc . for the retail building must be submitted as a minor
amendment. I f the proposal varies significantly from c onceptual plans, a major amendment may be required.”
The proposal to develop multifamily housing and a small restaurant constitutes a significant change and would
require a major amendment.
The Developer is seeking feedbac k from policy makers on the proposal to amend the PUD to shift from the
planned commerc ial use to a multi-family residential and restaurant use on the site. Staff shared preliminary
feedback with the Developer regarding the concept plan, inc luding the underground parking enc roaching into
a stormwater easement, parking levels that inc lude 31 spaces more than required by the Zoning C ode, a first
level parking garage wall facing Richfield Lake, and c oncerns about the 11-foot distance between the
proposed building and the Lakewinds Food Co-op building to the south, which may pose safety issues. These
technical issues could be addressed during site plan review, if polic y makers decide they would consider an
amendment to the P UD.
I n disc ussions with the D eveloper, staff highlighted the importance of the property in providing visual and
pedestrian c onnections that will draw people through the site to the amphitheater and Ric hfield Lake and as
well as having an active presence adjacent to the public space that does not feel private. A consideration for
discussion among policy makers is whether the proposed amendment to the P UD addresses the
recommendations identified in the 2013 Lake at Lyndale Connectivity Plan.
D IRE C T I O N NE E D E D:
The Developer and staff will be looking to the City Council, Housing and Redevelopment Authority
(H R A) and Planning Commission for feedback on the proposed plan.
Would policymakers consider an amendment to the Lyndale Gardens P U D to shift from a
commercial use to a multi-family residential and small restaurant use on the site?
Would the shift in uses further the goals of the Comprehensive Plan, Lakes at Lyndale
Connectivity Plan, and the Strategic Plan?
If a P U D amendment was pursued, are there issues or areas that the Developer should address
in the site plan?
W hat would policy makers consider in exchange for the flexibility provided through the P U D?
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
The subject property is located within the Lakes at Lyndale area of the City. For many years, this
has been considered Richfield's downtown and redevelopment has been a priority.
The Lyndale Garden C enter closed its doors in 2006. The overall garden c enter site was
purchased by The Cornerstone Group in 2011 and a development plan including 151 apartments,
a grocery store, 9,000 square feet of retail space, 2,600 square feet of restaurant, and an outdoor
activity space was approved by the City C ounc il in March 2013. I n December of 2013, an
amendment to the P UD was approved to allow up to 7,000 square feet of restaurant space.
The Lakewinds Food Co-op opened for business in 2014 on the south half of the Ly ndale Garden
Center site.
The amphitheater and other quasi-public amenities, including a connection to the Richfield Lake
path, were completed in 2017.
I n 2018, an amendment to the overall development plan to replac e the 151-unit apartment building
with 30 condominiums, 8 rental townhomes, and 66 apartments was approved. This amendment
also approved approximately 6,000 square feet of retail spac e on the subject property that would
coordinate with the already-constructed adjacent outdoor activity space and amphitheater. The
Henley Apartments and Lakeside at Ly ndale condominiums were completed in 2020. The final
phase of the overall development inc ludes the commerc ial space that is planned for the subject
property.
Benefactor Brewing submitted a proposal to develop a mic robrewery and taproom on the subject
property in 2021. The P lanning Commission held a public hearing on the request in March 2022
and recommended approval of the project with c onditions. The applic ant withdrew its proposal
prior to the City Council meeting.
B.P OL IC IE S (resolutions, ordinances, regulations, statutes, etc):
P U Ds are intended to encourage the efficient use of land and resources and to
encourage innovation in planning and building. P U Ds provide flexibility in the application
of requirements if the proposed development is well-designed and can be successfully
integrated into the neighborhood. Generally, in new and amended PUDs, the review
criteria requires the Council to find that the proposal conforms to the goals and policies of
the Comprehensive Plan and Zoning Code without having undue adverse impacts on
public health, safety and welfare.
The 2040 Comprehensive Plan (Comp Plan) guides the Lyndale and 66th area as Mixed Use with
the intent of c reating a c ity center that would serve as a downtown. The Comp Plan states that the
city c enter is expec ted to inc lude a mix of residential (50%), shopping, recreational and business
uses (50%).
The 2013 Lakes at Ly ndale Connectivity Plan (Connec tivity P lan) provides guidance for the
connections and improvements through the Lakes at Ly ndale area to promote a more livable and
thriving community. The Connec tivity Plan rec ommended that a pedestrian and visual connection
between Lyndale Avenue and Richfield Lake be provided through the subject property as a
gateway to the adjacent outdoor activity and recreational space.
I n September 2022, the C ity C ounc il adopted the 2023-2026 Strategic Plan, whic h placed a
priority on Community Development and identified "a vibrant downtown" as a desired outcome.
C.C R IT IC AL T IMIN G IS S U E S:
The Developer is under contract to purchase the subject property and is seeking feedback on
whether an amendment to the P UD would be supported before proceeding with a formal
development application.
D.F IN AN C IAL IMPAC T:
None at this time.
E.L E GAL C ON S ID E R AT ION:
None.
ALTE R N AT IV E(S):
Provide feedback to the Developer that policy makers would consider an amendment to the P UD to
shift from a commercial use to a residential and small restaurant use on the property as part of a formal
development application.
Provide feedback to the Developer that policy makers are not supportive of a proposed amendment to
the P UD.
P R IN C IPAL PAR TIE S E X P E C TE D AT ME E TIN G:
Paul Abdo and Dan O'Brien, representing Abdo Markethouse
AT TAC H ME N T S:
D escription Type
L ocation and C omprehensive P lan Map B ackup Material
2018 P UD A mendment Master S ite P lan B ackup Material
L akes at Lyndale C onnectivity P lan E xcerpt B ackup Material
D eveloper's C oncept P lan S ubmittal D ocuments B ackup Material
I N T ER S TAT E 35W
COLFAX AVE SDUPONT AVE SBRYANTAVES65TH ST WALDRICH AVE S64 TH ST W
MILDRED DR
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2040 Comprehensive Plan Designations
I:\G IS\Community Develop me nt\Case Maps\2023 \Lyndale Garde ns Site.mxd
2040 Planned Land Use
Mixed Use
Community Commercial
High D ensity Residential
Medium Density Residential
Low Density Residential
Park
Right-of-Way (R OW)
Lyndale Gardens Site
0 325 650162.5 ft
Lakewin ds Food Co -o p
The HenleyApartments
Lakeside at LyndaleCondominiums
Amph ith eaterat Lyn dale G ardens
Subject Property
2018 Lyndale Gardens PUD Amendment Master Site PlanSubject Property
Connectivity Plan - Page 25&RQQHFWLYLW\3ODQ2SSRUWXQLWLHV 5HFRPPHQGDWLRQV&+$37(5New bicycle/pedestrian connection EHWZHHQ/\QGDOH$YH 5LFKÀHOG/DNH3URYLGHELF\FOHURXWHRQHDVWVLGHRI5LFKÀHOG/DNH3URYLGHSHGHVWULDQ YLVXDOFRQQHFWLRQEHWZHHQ/\QGDOH$YHDQG5LFKÀHOGLake,PSURYHFURVVZDONRIWK6W /\QGDOHAveNew bicycle/pedestrian connection DURXQG5LFKÀHOG/DNHWKURXJK0LOGUHG'U(PHUVRQ$YHFRQQHFWLQJWRWK6W,PSURYHLQWHUVHFWLRQDW(PHUVRQ$YH WK6W,PSURYHSHGHVWULDQFRQQHFWLRQWR5LFKÀHOG/DNHIURPWK6WNew pedestrian/bicycle connection EHWZHHQ5LFKÀHOG/DNH :RRG/DNH12345678,PSURYHPHQWVWRSHGHVWULDQFURVVLQJV3HGHVWULDQFRQQHFWLRQVIURP:HVWWKDSDUWPHQWVWR5LFKÀHOG/DNHSDWK1HZSHGHVWULDQFURVVLQJZLWKVLJQDOFRXQWHU,PSURYHPHQWWRSHGHVWULDQFURVVLQJ1HZSHGHVWULDQFURVVLQJZLWKVLJQDOFRXQWHU,PSURYHPHQWWRSHGHVWULDQFURVVLQJ1HZSHGHVWULDQFURVVLQJZLWKVLJQDOFRXQWHU,PSURYHGFRQQHFWLRQVWR6FXOSWXUHGarden1HZSHGHVWULDQ$'$URXWHWRFRQQHFWWRDQGDURXQG/LWWOH%RE·V3DUN910111213141516171819413212131410711171819161569582013 Lakes at Lyndale Connectivity Plan excerptSubject Property
GEN TR
6398 LYNDALE AVENUE - RICHFIELD, MN
ZONING
CURRENT PRIMARY ZONING PMU-PLANNED MIXED USE
CURRENT OVERLAY ZONING N/A
2040 BUILT FORM MIXED USE
PROPOSED REZONING MU-C
SITE*
TOTAL AREA 1.09 ACRES (47,480 SF*)
BUILDING FOOTPRINT 20,140 SF
*Site area estimated from Hennepin County Property Map
PARKING STANDARDS
PARKING REQUIRED 1.25 PER DWELLING UNIT
-(79x1.25) = 99 STALLS
PARKING PROVIDED 115 ENCLOSED -25 SURFACE = 140
COMMERCIAL RETAIL (4/1000 SF OF GFA)
STALL SIZE -STANDARD 9' x 19'
STALL SIZE -COMPACT*8' x 16'
DRIVE AISLE 24' WIDE
*20% MAX COMPACT STALLS
BIKE PARKING REQUIRED XX SPACES
PROVIDED XX SPACES
BUILDING HEIGHT
STORIES -MIN 2 STORIES MIN
STORIES -MAX 12 -MU-C
FAR
(insert primary zoning) ALLOWED X.X + (add bonuses if any) = X.XX (XX,XXX SF)
PROPOSED FAR = XX,XXX**/X,XXX = X.XX
SITE & BUILDING AREAS
SITE AREA -IMPERVIOUS MAX 80% MAX
BUILDING COVERAGE -MIN 30% MIN
BUILDING COVERAGE -MAX 50% MAX
STREET FRONTAGE ACTIVE 50% MIN )
SITE SETBACKS
FRONT -MIN 0' MIN
FRONT -MAX 15' MAX
SIDE 0' MIN
REAR 0' MIN
9,362 SF
PARKINGAMPHITHEATER 40' STORMWATER EASEMENT
11'-0"15' MAX FRONT SETBACK
2,093 SF
AMENITY
12' STORMWATER EASEMENT -
SHOWN VACATED
ACCESS EASEMENT
NLYNDALE AVE2,461 SF
RESTAURANT
PATIO
25 SURFACE STALLS
590 SF
AMENITY
Rentable Area Legend
STUDIO
1BR
1BR+D
2BR
ALCOVE
AMENITY
LOBBY
MEP
CIRCULATION
RESTAURANT
PARKING
TRASH
20 STALLS
184 SF
TRASH
321 SF
CIRCULATION
835 SF
LOBBY
313 SF
CIRCULATION
5
16
548 SF
ALCOVE
461 SF
STUDIO
864 SF
2BR
703 SF
1BR
591 SF
ALCOVE
548 SF
ALCOVE
548 SF
ALCOVE
548 SF
ALCOVE
548 SF
ALCOVE
548 SF
ALCOVE
692 SF
1BR
548 SF
ALCOVE
548 SF
ALCOVE
519 SF
STUDIO
493 SF
STUDIO
493 SF
STUDIO
718 SF
1BR
796 SF
1BR
581 SF
MEP
458 SF
AMENITY
548 SF
ALCOVE
488 SF
STUDIO
976 SF
2BR
488 SF
STUDIO
19,392 SF
PARKING
178 SF
CIRCULATION
232 SF
MEP
171 SF
CIRCULATION
168 SF
CIRCULATION
3
10
4
19
6
47 STALLS
5
19,392 SF
PARKING
178 SF
CIRCULATION
232 SF
MEP
171 SF
CIRCULATION
168 SF
CIRCULATION
3
10
4
21
10
48 STALLS
548 SF
ALCOVE
461 SF
STUDIO
620 SF
ALCOVE
548 SF
ALCOVE
548 SF
ALCOVE
519 SF
STUDIO
548 SF
ALCOVE
548 SF
ALCOVE
692 SF
1BR
548 SF
ALCOVE
548 SF
ALCOVE
519 SF
STUDIO
581 SF
AMENITY
1,468 SF
CIRCULATION
458 SF
AMENITY
548 SF
ALCOVE
ROOF BELOW
ROOF BELOWCopyright 2023 DJR Architecture, Inc.
PLANS AND MATRIX
RICHFIELD, MN
6398 LYNDALE AVE
23-021.00
6.28.2023
UNIT COUNT BY TYPE
UNIT TYPE Level COUNT
1BR LEVEL 2 4
2BR LEVEL 2 2
ALCOVE LEVEL 2 10
STUDIO LEVEL 2 6
LEVEL 2 22
1BR LEVEL 3 4
2BR LEVEL 3 2
ALCOVE LEVEL 3 10
STUDIO LEVEL 3 6
LEVEL 3 22
1BR LEVEL 4 4
2BR LEVEL 4 2
ALCOVE LEVEL 4 10
STUDIO LEVEL 4 6
LEVEL 4 22
1BR LEVEL 5 1
ALCOVE LEVEL 5 9
STUDIO LEVEL 5 3
LEVEL 5 13
TOTAL UNITS 79
1" = 50'-0"
FLOOR PLAN -LEVEL 1
1" = 50'-0"
TYPICAL FLOOR PLAN LEVELS 2-4
PARKING SUMMARY:
GARAGE -(LEVEL 1):20 STALLS
GARAGE -(P1):47 STALLS
GARAGE -(P2):48 STALLS
GARAGE TOTAL:115 STALLS
SURFACE TOTAL:25 STALLS
TOTAL:140 STALLS 1" = 50'-0"
FLOOR PLAN -LEVEL P1
1" = 50'-0"
FLOOR PLAN -LEVEL P2
40' STORMWATER EASEMENT
AREA SCHEDULE (RENTABLE)
Name Level Count Area
1BR LEVEL 2 4 2,909 SF
2BR LEVEL 2 2 1,840 SF
ALCOVE LEVEL 2 10 5,521 SF
STUDIO LEVEL 2 6 2,943 SF
22 13,213 SF
1BR LEVEL 3 4 2,909 SF
2BR LEVEL 3 2 1,840 SF
ALCOVE LEVEL 3 10 5,521 SF
STUDIO LEVEL 3 6 2,943 SF
22 13,213 SF
1BR LEVEL 4 4 2,909 SF
2BR LEVEL 4 2 1,840 SF
ALCOVE LEVEL 4 10 5,521 SF
STUDIO LEVEL 4 6 2,943 SF
22 13,213 SF
1BR LEVEL 5 1 692 SF
ALCOVE LEVEL 5 9 5,002 SF
STUDIO LEVEL 5 3 1,499 SF
13 7,194 SF
Grand total: 79 46,833 SF
1" = 50'-0"
FLOOR PLAN -LEVEL 5
AREA SCHEDULE (GROSS)
Name Level Area
CIRCULATION LEVEL P2 517 SF
MEP LEVEL P2 232 SF
PARKING LEVEL P2 19,392 SF
LEVEL P2 20,140 SF
CIRCULATION LEVEL P1 517 SF
MEP LEVEL P1 232 SF
PARKING LEVEL P1 19,392 SF
LEVEL P1 20,140 SF
AMENITY LEVEL 1 2,683 SF
CIRCULATION LEVEL 1 634 SF
LOBBY LEVEL 1 835 SF
PARKING LEVEL 1 9,362 SF
RESTAURANT LEVEL 1 2,461 SF
TRASH LEVEL 1 184 SF
LEVEL 1 16,159 SF
1BR LEVEL 2 2,909 SF
2BR LEVEL 2 1,840 SF
ALCOVE LEVEL 2 5,521 SF
AMENITY LEVEL 2 458 SF
CIRCULATION LEVEL 2 1,780 SF
MEP LEVEL 2 581 SF
STUDIO LEVEL 2 2,943 SF
LEVEL 2 16,033 SF
1BR LEVEL 3 2,909 SF
2BR LEVEL 3 1,840 SF
ALCOVE LEVEL 3 5,521 SF
AMENITY LEVEL 3 458 SF
CIRCULATION LEVEL 3 1,780 SF
MEP LEVEL 3 581 SF
STUDIO LEVEL 3 2,943 SF
LEVEL 3 16,033 SF
1BR LEVEL 4 2,909 SF
2BR LEVEL 4 1,840 SF
ALCOVE LEVEL 4 5,521 SF
AMENITY LEVEL 4 458 SF
CIRCULATION LEVEL 4 1,780 SF
MEP LEVEL 4 581 SF
STUDIO LEVEL 4 2,943 SF
LEVEL 4 16,033 SF
1BR LEVEL 5 692 SF
ALCOVE LEVEL 5 5,002 SF
AMENITY LEVEL 5 1,040 SF
CIRCULATION LEVEL 5 1,468 SF
STUDIO LEVEL 5 1,499 SF
LEVEL 5 9,702 SF
UNIT TOTAL 114,239 SF
12' STORMEATER ASEMENT
40' STORMWATER EASEMENT
12' STORMEATER ASEMENT
LEVEL 2111' -1 7/8"T.O. SUBFLOOR120' -3"ROOF TRUSS BEARINGROOF122' -3 3/4"T.O. SHEATHING
109' -1 1/8"LEVEL 2 -TRUSS BRG
2 7/8"LOWER PARAPET
120' -3"ROOF TRUSS BEARINGROOF
122' -3 3/4"T.O. SHEATHING
144' -2 7/8"LOWER PARAPET