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08-22-1995CITY OF RIMIFIELD PLR1 ninG OOmmissI0n nGEnDE1 August 22, 1995 7:00 p.m. -- Regular Meeting APPROVAL: MIOF...: NUT ES Regular meeting July 25, 1995 and study session August 8, 1995, N W BUSINESS: X. ITEM #1 ITEM #2 LIAISON REPORTS Comprehensive Plan Lyndale Avenue Update School Board Community Services Advisory Commission HRA City Council AdHoc 135/1494 Traffic Committee ADJ,QU'.RNMENT _ . . Auxiliary aids for individuals with disabilities are available upon request. Requests must be made at least 96 hours in advance to the Administrative Service's Director at 861- 9702." PLANNING COMMISSION MINUTES Regular Meeting July 25, 1995 MEMBERS PRESENT: Chairperson Daniel Linnihan; Commissioners: Pamela Dmytrenko, Timothy Erlander, David Gepner, Mitchell Hadley, Kevin Hansen, Dawn Postudensek, Kristal Stokes, and Paul Wasko MEMBERS ABSENT: None COUNCIL LIAISON: Martin Kirsch, Mayor STAFF PRESENT: Julie Urban, Zoning Administrator The Planning Commission meeting was called to order by Chairperson Linnihan at 7:05 p.m. APPROVAL OF MINUTES M/Postudensek, S /Stokes to approve the minutes of the regular Planning Commission meeting of June 27, 1995. Motion carried: 9 -0 M/Stokes, S/Hadley to approve the minutes of the Planning Commission study session of July 8, 1995. Motion carried: 9 -0 PUBLIC HEARINGS CASE 95 -RZ-1, Rezone the following MR properties: ITEM #1 2400 West 64th Street, 6400 -6444 Queen Avenue South, 2401 -21 West 65th Street, 2400 -20 West 65 1/2 Street, 2412 West 66th Street, 2405 -09 West 66th Street, 2420 -30 West 66th Street, 2020 East 66th Street, and 2204 -28 East 66th Street July 25, 1995 Page 2 Zoning Administrator Urban reviewed the staff report, explaining that this is an effort to complete the rezoning of all properties zoned Multiple Residence (MR) and eliminate the district from the Zoning Ordinance, The MR district is the first multi - family district the City established, and the guidelines are ambiguous and don't meet contemporary standards for land use regulation. About ten years ago, the MR -1, MR -2, and MR -3 designations were established to provide better distinctions for the types and densities of multi - family developments that occur. At that time, most MR properties were rezoned. Staff continued rezoning MR properties as a part of the most recent revision of the Zoning Ordinance. All but 28 MR parcels were rezoned in the last couple of years. Staff is proposing to rezone 27 of the 28 parcels at this time. Staff recommends that the properties be rezoned according to their current land use. Lund's has applied to rezone the 28th parcel, and their application will be coming to the Planning Commission in the next couple of months. Ms. Urban reviewed the rezoning plans for all the properties covered by this item. She described the existing land uses of the parcels and explained the current and proposed zoning for each property. Commissioner Dmytrenko pointed out that there is an apartment building at 65th and Queen Avenue that is zoned Industrial and questioned why we weren't concerned about rezoning that property. Mr. Urban explained that at this time staff is focusing on the MR properties and eliminating the obsolete classification from the Ordinance. Commissioner Wasko added that the Planning Commission has talked about eliminating the industrial classification because it doesn't seem appropriate for most areas of the City. The Planning Commission could look at this property when it addresses the overall issue of the industrial district in Richfield. Tim Payton, 6532 Sheridan, expressed concern that single family housing not be replaced by multi- family housing. Chairperson Linnihan explained that that would not result from this particular action, and that restrictions for multi - family housing will actually be increased with the rezoning. Nan Corazalla, 2412 West 66th Street, stated that she is surrounded by commercial and multi - family properties and would like her property rezoned commercial. She feels she could not sell her property as a single family home. Chairperson Linnihan explained that it is his understanding that this action would not affect her ability to sell her property. Zoning Administrator Urban continued by stating that this process is not trying to foresee the future plans of these properties. Ms. Corazalla is welcome to apply to rezone her property when she has plans for her property. Chairperson Linnihan pointed out that leaving the property MR would still not allow her to use the property for commercial purposes. Ms. Urban explained that while the Corazallas were denied a rezoning several years ago, circumstances have changed and they might have a better chance today. Commissioner Erlander asked if the Commission could vote on the rest of the properties and send the Corazalla property back for further study by staff. Zoning Administrator Urban July 25, 1995 Page 3 explained that staff would like to see the home owner address the issues involved in rezoning the property commercial when Ms. Corazalla has a proposal for the site. Chairperson Linnihan agreed that staff resources would be better spent reviewing specific plans. M/Stokes, S/Wasko to close the public hearing. Motion carried: 9 -0 Commissioner Stokes pointed out that the Commission would not be able to recommend that the 2412 West 66th Street property be rezoned commercial at this time without public notice. Chairperson Linnihan concurred and explained that the Planning Commission is only recommending the rezoning to the City Council. The Council will make the final decision on the rezoning. M/Stokes, S/Dmytrenko to recommend that the City Council approve the rezonin off the subject properties, indicated herein, from MR to R, MR -2, MR -3, and C -2. Motion carried: 9 -0 NEW BUSINESS Chairperson Linnihan gave an update of the ILN planning process. Linnihan explained that the HRA approved the hiring of Hoisington Koegler Group as the consultant to the project. The Planning Commission will meet Fred Hoisington at the study session on August 8. Planning Commissioners will receive more information and a detailed timeline at the study session. OLD BUSINESS Don Brauer, consultant to the City, reviewed the proposed work schedule for completing the Comprehensive Plan update. Mr. Brauer explained the symbols and definitions he proposes for the guide plan. He suggested that in addition to the classifications he's listed, an office designation could be added between the commercial and industrial classifications. Planning Commissioners agreed that the office classification should be added. Commissioner Wasko asked Mr. Brauer to define the three commercial classes. Mr. Brauer explained that the CSM project at Lyndale and 77th is an example of regional commercial. The HUB falls somewhere in- between regional and community. Small pockets of businesses form neighborhood commercial areas. Commissioner Postudensek pointed out that the residential categories are more general whereas the categories for parks, public uses, and schools are more specific. Mr. Brauer explained that the more specific labels are used for identification purposes. Commissioner Postudensek stated that if the guide plan specifies each type of school, the Planning Commission July 25, 1995 Page 4 would have to amend the Comprehensive Plan if, for example, an elementary school were converted to a different type of school. , Committee Member Kilian asked for a clarification of the single family classification. Mr. Brauer explained that the single family shown on his list is really higher density, or attached single family housing. Any area undesignated in the guide plan would mean detached single family. Commissioner Postudensek stated that she would like to see the classifications for schools and parks changed. Mr. Brauer responded that he would check with the school system and see how they felt about specifically identifying each school. In regard to parks, Mr. Brauer explained that he is trying to be consistent with the current park plan. He has asked Community Services to comment on the park classifications. Commissioner Hadley asked if changing the type or use of school could ever be considered inconsistent with the neighborhood. Committee Member Kilian asked if private schools were included in the school classifications suggesting that there may be areas where certain types of private schools might be inconsistent with the neighborhood. Mr. Brauer explained that private schools were classified as quasi- public. He suggested that the group refrain from making a decision until they see some of the maps. Chairperson Linnihan suggested that the schools be classified generally, quasi - public remain included, and that parks stay consistent with the parks plan. Commissioner Postudensek suggested that the quasi - public label also be general. Discussion followed concerning possible reasons why quasi - public should be more specific. Committee Member Sandahl recommended that the group wait to see the specific classifications on the maps before making a decision. Commissioner Dmytrenko asked if the industrial classification was needed given past Planning Commission discussions about removing the industrial zone from Richfield. Chairperson Linnihan pointed out that the City is interested in eventually seeing industrial uses in New Ford Town and Rich Acres so the guide plan should continue to include the industrial classification. Mr. Brauer agreed to show areas where industrial uses are in conflict with the surrounding uses. Mr. Brauer asked the group to comment on the goals and objectives. Chairperson Linnihan asked for a clarification of Municipal Investment in Goal 2. Mr. Brauer explained that it means things like lighting, landscaping, and signage improvements. Committee Member Kilian clarified that the Steering Committee felt investments could be made at the City's entrances to better identify Richfield. The group discussed the use of the words "small town" in Goal One and how this image is perceived by others. Committee Member Kilian brought up the issue of maintaining the population that was raised at the last meeting. Commissioner Stokes emphasized that the Steering Committee had July 25, 1995 Page 5 only discussed maintaining the population in the context of maintaining a stable school enrollment. Mr. Brauer pointed out that one goal that is often present in Comprehensive Plans, that of eliminating inconsistent land uses, is not present in the goals developed by the Steering Committee. Mr. Brauer agreed to point out the inconsistent land uses in the City and use the goals and objectives to address these areas. Mr. Brauer asked the group to point out areas where he hasn't interpreted the goals and objectives correctly and to prioritize the goals. Members of the Steering Committee stated that Mr. Brauer had accurately interpreted their work. Commissioner Erlander stated that the Planning Commission was reluctant to start redoing the work of the Steering Committee by questioning the goals. Chairperson Linnihan asked if Goals 10 and 11, both dealing with environmental issues, could be combined and whether or not Goal 12 should be placed under the goal dealing with parks and open spaces. Mr. Brauer agreed to look at Goals 10 and 11. Commissioner Stokes suggested that Goal 12 be moved and that the wording be changed to make it consistent with the wording of the other goals. Commissioner Stokes also recommended that prioritizing the goals should be done in the context of the different subareas. LIAISON REPORTS School Board: The Board reviewed school policies regarding weapons in schools and the search of student lockers. A retirement party will be held for Lowell Larson on September 15 from 3 to 6 p.m. with a program at 4:30. Jack Erskine, Public Safety Director, gave a presentation on crime in Richfield. Director Erskine explained that there is minimal gang activity in Richfield and most activity involves local youth that have formed small groups and engage in vandalism. Nancy Rowley is the new Chair of the Board. Commissioner Wasko will provide a copy of the new state graduation requirements to staff to distribute to the Commissioners. Community Services Advisory Commission: The Commission held an Open House on July 8 to discuss the maintenance assessment for 77th Street. The Commission discussed the Capital Improvement Budget and Program and where money will come for certain park improvements and a possible fourth liquor store. Staff has been asked to prioritize projects. Vandalism at the park facilities has increased. Public Safety is planning to schedule the bike patrol at night to help address the issue. HRA: The HRA established a corporation for managing the apartment buildings that have been given to the community. City Council: No report given. Ad Hoc Traffic Committee: A proposal has been submitted to disband the committee. July 25, 1995 Page 6 ADJOURNMENT The meeting was adjourned by unanimous consent at 9:30 p.m. Timothy Erlander Planning Commission Secretary PLANNING COMMISSION MINUTES Study Session August 8, 1995 MEMBERS PRESENT: Chairperson Daniel Linnihan; Commissioners: Pamela Dmytrenko, Timothy Erlander, David Gepner, Mitchell Hadley, Kevin Hansen, and Kristal Stokes MEMBERS ABSENT: Dawn Postudensek and Paul Wasko COUNCIL LIAISON: Martin Kirsch, Mayor SCHOOL BOARD LIAISON: Terry Freeman STAFF PRESENT: Julie Urban, Zoning Administrator STEERING COMMITTEE MEMBERS PRESENT: Bill Kilian, Steve Lindgren, Sue Sandahl The Planning Commission study session was called to order by Chairperson Linnihan at 7:05 p.m. NEW BUSINESS ITEM #1: Lyndale Avenue Strategic Development Plan Fred Hoisington, of Hoisington Koegler Group Inc. (HKGI), reviewed the schedule for the Lyndale Avenue Strategic Redevelopment Plan. HKGI has started doing a neighborhood analysis and Maxfield Research will do a market analysis to provide background information for the study. Public meetings will be held at the beginning of September, followed by individual meetings with businesses and residents in the study area. Based on the input received, HKGI will begin developing concepts. Mr. Hoisington stressed that one alternative will come completely from the neighborhood. The next step will be to select a preferred plan and develop a strategy for accomplishing the plan. Seeking agreement will be the final step, although the process is designed so that people come to agreement as a part of the process. Chairperson Linnihan stressed that education will be an important part of the overall process as well. The Planning Commission members will play an important role as educators. August 8, 1995 Page 2 At the first public meetings in September, the businesses and residents will be met with separately so that the different concerns of the two groups can be heard. Neighborhood representatives and other business representatives should also be included in the public meetings. Mr. Hoisington asked for feedback as to how to define the "neighborhood" for these meetings. The Commission decided that the area for direct mailings will be from 72nd to 77th Street and from 1/2 block west of Aldrich and 1/2 block east of Garfield. A notice will also be published in the newspaper so all Richfield residents will have the opportunity to attend. The Community Development phone number will be added to the mailed notices to answer questions. A return card should also be included. Mr. Hoisington reviewed the format of the public information meetings. HKGI will begin by presenting a planner's perspective of the problem. An open forum may follow depending on the size of the group. The rest of the meeting will include small group discussion and reporting the results of the discussions. The individual meetings with residents will be held on September 13 and 14 from 6:30 to 9:00 p.m. Business meetings will be held on September 12, 13, and 14 from 10 a.m. to 2 p.m. Business people will be given the option to call and set up another time if 10 to 2 is inconvenient for them. Planning Commissioners interested in being part of an interview team signed up with Chairperson Linnihan. Members will be given their assignments at the Planning Commission meeting on August 22. Mr. Hoisington reviewed the instructions for the individual meetings. He stressed the need to let the business people know that they may be contacted a second time by Maxfield Research. Discussion followed regarding how the businesses will perceive the planning process. It was stressed that Planning Commissioners need to refrain from conveying any preconceived notions as to what the solution will be. Steve Lindgren, Steering Committee Member, suggested the letter to businesses be reworded to read, "before considering alternative plans," to avoid giving the impression that redevelopment is going to be the answer. Chairperson Linnihan asked that members give any additional changes or suggestions they have for the letters to him or Zoning Administrator Urban. ITEM #2: Comprehensive Plan Update Don Brauer, Comprehensive Plan consultant, reviewed the proposed guide plan for the I- 494 Corridor. Mr. Brauer started with the ILN area and recommended that the Lyndale Avenue study area from 77th Street to 74th Street be designated as a plan study area on the guide plan. He explained that diagonal lines were used to indicate where the proposed use was inconsistent with the existing use. In some areas both regional commercial (CR) and office (0) are designated because, while office may be the preferred use, it's not likely to occur. Mr. Brauer showed an additional plan with a trail added on 76th Street. On the west side of the freeway, Mr. Brauer showed the creation of a commercial strip along 77th Street. A barrier wall similar to the wall on the east side could be used to separate the commercial and residential. The plan could also show an extended trail along 76th Street and add August 8, 1995 Page 3 cul du sacs or loop streets along 76th Street. Higher density housing could also be added on the far west side as an additional barrier to 76th Street for the single family residential neighborhood. Commissioner Erlander explained that the neighborhood recently dealt with the issue of adding a barrier along 76th Street and were not in favor of it. The Council voted against the alternative that involved tearing down houses and adding a wall. Commissioner Erland stated that he felt the neighborhood did not want to see any changes made. Mr. Brauer responded that the group didn't have to make any land use changes in this area if that was what they wanted. Commissioner Erlander stated that there is an attitude in the City that no more single family homes should be lost. Chairperson Linnihan responded that there is also a desire for other types of housing in the City, such as townhomes, that may require replacing single family homes. Commissioner Erlander stated that he felt people would agree to losing apartment buildings but not single family homes. Commissioner Stokes explained that if the group decided not to look for areas where changes should be made, then the existing land use map would be the guide plan. Mr. Brauer stated that the guide plan is planning 10 years into the future. In 10 years, the people in the neighborhood will likely be different and have different opinions. Committee Member Sandahl pointed out that the cul du sacs would not take houses and would provide more of a neighborhood feeling. Committee Member Lindgren questioned how the public would perceive the guide plan showing changes in this area when a Council decision was just made to make only minimal changes. Commissioner Erlander emphasized that they were not starting with a clean slate in the area, so a plan proposing any change would face negative opposition. Chairperson Linnihan reminded the group that part of their role is to educate. As an inner ring suburb, Richfield is in the position where, if the City doesn't do anything, it is choosing to accept decline. Commissioner Stokes added that as a group they shouldn't show preferences for some areas of the City and ignore others. Committee Member Lindgren asked why the Colony apartments weren't included in the commercial area. Mr. Brauer explained that the Steering Committee defined the corridor as the area south of 76th Street. Commissioner Dmytrenko questioned what would happen to the neighborhood of half blocks on the south side of 76th Streetif the area along 77th Street became commercial (between Knox and Penn Avenue). The group discussed the issue and suggested changing that area to an RSF designation (single family, attached) to encourage the development of transitional housing types. Chairperson Linnihan directed Mr. Brauer to designate the Lyndale and 77th and Penn and 66th areas as plan study areas. These areas are likely to be addressed within the next 5 years. August 8, 1995 Page 4 The group decided that redevelopment plans for other areas won't materialize until after 5 years, so these areas should be given specific classifications rather than called plan study areas. The group discussed the proposed guide plan for the east side of the corridor. Committee Member Kilian asked why the CN (neighborhood commercial) designation was used at 12th Avenue and 77th Street, Mr. Brauer explained that this is an ideal area for neighborhood commercial development because of the proximity to residential areas. It is also too small to be designated regional commercial (CR). Mr. Brauer highlighted the area he designated as high density housing and showed where he'd added some commercial space to tie the area together as a neighborhood. Committee Member Kilian pointed out that the Steering Committee decided that the freeway was not the best place for housing. Commissioner Stokes suggested keeping the RH (high density residential) but replacing the RM (medium density residential) and CN designations with CR (regional commercial). Committee Member Sandahl asked the group what they thought about moving Washington Park to Wilson Park and expanding Wilson to connect it with Centennial School, Washington Park would then be freed up for development. Commissioner Stokes added that the group could have a policy of replacing any park land that is lost to ensure that the park isn't just removed. Mr. Brauer explained that he had suggested moving Washington and expanding Wilson when he developed the park plan for the City, but the idea was rejected. Committee Member Kilian stated that he had been in favor of the idea so that the site could be used for some type of office /industrial development. Mr. Brauer suggested that a development in the area could incorporate an indoor park, like Edinborough in Edina, to help replace the existing Washington Park. Mr. Brauer stated that he would incorporate the suggestions the group had made and give them revised plans at the next meeting. ADJOURNMENT The study session was adjourned by unanimous consent at 9:35 p.m. imothy rlander Planning Commission Secretary D R A F T `95 comprehensive plan update 8/17/95 EXECUTIVE SUMMARY (3.5 continued) a. LYNDALE- HUB- NICOLLET..... b. WEST 66TH STREET CORRIDOR........ c. PENN /66TH........... d. INTERSTATE - LYNDALE- NICOLLET (ILN) The ILN area has been the subject of planning studies since 1985, and actual redevelopment work has been completed on "Phase I" (that part between Emerson and Colfax Avenues), and is underway for "Phase 2" (that area between Colfax and Lyndale Avenues). An earlier project produced the Hampton Inn at the corner of Lyndale and West 77th Street, a new site and edifice for the Congregational Church. The most dramatic change for the area, however, was the upgrading of West 77th Street to a four -lane, divided roadway with a 20 -foot tall barrier wall along the residential properties to the north. This major roadway connection between three freeway interchanges improved both access and visibility for what is now one of the most desirable commercial locations on the entire 1494 metro corridor. The PLAN proposal shows all of the developed regional commercial areas as CR. Commercial - Regional, and expands that use designation to all the rest of the area except two sites ...... the "Cloverleaf" site, and the New Orleans apartment site. Tax base and traffic distribution considerations require some non - commercial uses in this subarea, and, while not the only possibilities, they are the two most logical locations today. The freeway intersection site offers the most visibility ( "banner value ") of any site in the entire metro area. Development on this site should be more than simply well done, it should be striking, and should be identified as the "front door" of the City. Typical "Big Box" regional commercial development will not be striking, and will add very little to the tax base when compared to high value, high -rise office buildings. The New Orleans site redevelopment offers the other opportunity in this subarea. The PLAN eliminates the City Garage site, and replaces that inconsistent and inefficient use of valuable land with mid- density multiple residential (RM) north of West 77th Street, and regional commercial C(R) to the south. The City facilities should be relocated to the former New Ford Town or other airport lands, or other less valuable redevelopment locations within the City. When the "trailer park" is redeveloped, the east half would be a good addition to Lincoln Field, and the balance can be developed as RM to expand and upgrade what THE RPAI IFR C_POI IP INr. +.,.,,,,o PAOF ONF -1F D R A F T `95 comprehensive plan update 8/17/95 EXECUTIVE SUMMARY (3.5 continued) is already in place. The mixed commercial and residential development area along Lyndale Avenue is presently under study by a consultant, and should be designated as "Plan Study" in the PLAN. "Plan Study" is not a proposed land use, but rather a procedure that preserves whatever rights or uses that exist at the time the PLAN is adopted and avoids the possible implications of other designations being attached before a specific development plan is completed. e. CEDAR AVENUE CORRIDOR While the east side of TH77 will soon be completely under the control of the Metropolitan Airports Commission, the area within the City should be included in the PLAN document proposals. The existing golf course area is designated PARK, and all of the Rich Acres and the south half of the New Ford Town area should be designated as park in order to accomodate expansion of the golf course to 27 holes of regulation golf. The rest of the redeveloped New Ford Town area should be designated INDUSTRIAL. This will be the only INDUSTRIAL area within the City. On the west side of TH77, beginning at the north City limits, TAFT PARK should be expanded to include the two single family lots on the corner of W63rd and 14th Avenue South, that are "inholdings ", and the two public service facilities should be designated QUASI PUBLIC - UTILITIES. The PLAN proposal for the corridor area between West 63rd and Diagonal Boulevard (CEDAR= NORTH) is proposed to be largely redeveloped to attract COMMUNITY COMMERCIAL, OFFICE, and OFFICE - SHOWROOM as the primary uses. RESIDENTIAL - MEDIUM and RESIDENTIAL- SINGLE FAMILY -HIGH DENSITY would be transition and buffer uses. The space between Cedar Avenue and TH77 is too narrow to accomodate high quality development of any kind, and future expansion of TH77 row will simply exacerbate this situation, and may very well require relocation of the existing Cedar/W66th intersection. The PLAN proposes to reroute Cedar Avenue along 18th Avenue from West 63rd to a point where West 71 st Street would intersect existing Cedar Avenue. This is exactly the same concept that was used for the Southdale development when Xerxes Avenue was moved one block to the west to follow the York Avenue alignment. The municipal state -aid street plan would have to be amended for that part of Cedar Avenue south of West 66th Street. The intersection of West 66th and relocated Cedar would be a COMMUNITY W COMMERCIAL development that would afford the opportunity to create a community scale commercial entrance feature. Multiple residential would serve as transition use between existing single family dwellings. The West 66th Street Corridor plan will address transition uses along West 66th Street to the west. THE BRAUER GROUP, INC ..................... drafone2 ........................................ PAGE ONE -17 D R A F T `95 comprehensive plan update 8/17/95 EXECUTIVE SUMMARY (3.5 continued) The existing CDP building could be used as a model to encourage similar office uses on assembled sites to the south, as the suburban office market improves in the next few years. The Diagonal Boulevard intersection provides a logical place to provide NEIGHBORHOOD COMMERCIAL development, by building on the superette already in place. The Cedar Corridor area south of Diagonal Boulevard, CEDAR - SOUTH, is proposed to be RESIDENTIAL - MEDIUM DENSITY. The existing buildings should be upgraded to include sound reduction improvements, and all new buildings should be designed to take irport noise into account. The multiple dwellings should occupy the full block width in order to permit adequate parking and landscape areas. The most southerly block that adjoins the redeveloped Washington Park should be high density multiple housing with all- weather, enclosed access over or under West 76th Street. f. PORTLAND AVENUE CORRIDOR g. PENN AVENUE CORRIDOR h. NICOLLET AVENUE CORRIDOR i. 1-494 CORRIDOR (EAST) ...... (9 /16/95 revisions) The ILN subarea divides the 1-494 corridor into two parts, EAST, and WEST. The EAST part covers the areas between 3rd Avenue South and Cedar Avenue, while the WEST part covers the area between the Edina border and 1 -35W. Both city parks in the EAST part should be enlarged as opportunity presents itself. The small triangle of land that will be a remnant when West 77th Street is extended across MN TH77 should be added to Washington Park Development. This park should include spcial indoor facilities that are incorporated into a mixed -use, high -rise structure similar to the Edinburg project in Edina. Park land lost to this development should be recovered by adding area to the Wilson Park and Centennial School sites to the north. The single row of houses between Roosevelt Park and West 76th Street should become part of the park as opportunity presents itself. The area between Assumption Church and Portland Avenue should be regional commercial and/or office based upon the highest return and first opportunity. The Crest Wood apartments and the plumbing contractor yard are the only inconsistent uses today, and both are in need of redevelopment. THE BRAUER GROUP, INC ..................... draronez ........................................ PAGE ONE -18 D R A F T `95 comprehensive plan update 8/17/95 EXECUTIVE SUMMARY (3.5 continued) Corinthian Place and the four most westerly buildings in the Hampton Place apartment complex should be converted to regional commercial use in order to provide a large enough site to support a feasible development that could provide goods and services to an expanded residential population in high density units on adjacent sites. The remainder of the Hampton Place and part of Heritage Square site should be upgraded to high density to compliment the Richfield Towers project. A neighborhood convenience center could be incorporated into the high rise project, and could be connected with an enclosed structure to the Richfield Towers by vacating Chicago Avenue. A neighborhood convenience commercial facility on the vacant land at 12th Avenue would be bracketed by regional commercial developments. The balance of the remaining space should follow the predominant uses today.... office and regional commercial. 1 1-494 CORRIDOR (WEST) Except for the fact that the primary "banner site' is already occupied by Naegele, the area between 1 -35W and Penn Avenue offers nearly the same commercial development potential as its counterpart to the east of 1 -35W. What it lacks is an upgraded street between the two freeway interchanges. The PLAN proposal here suggests a way to approach that situation by improving Knox and West 77th, and developing commercial sites on both sides of that upgraded street. The Fountainhead site offers more value than a mid density residential development can support or justify, and would be ripe for complete or partial redevelopment. A Mixed Use project would be most likely and so that is what is indicated. Closing some residential streets, Intersection improvements and, perhaps, elimination of the service road to the north would be important to this concept, but represent more detail than should be incorporated into the PLAN. A specific redevelopment plan that wrn dri nnower these kink of qiiestinne, ghni ild be nrgnargfi fnr thic arAa in thin Pinar future. West 76th Street carries very high traffic volumes today, and the increased density and character of the development in the proposed PLAN will add even more traffic, particularly between Penn and 1 -35W. For that reason the PLAN proposal would close most of the cross - street intersections in order to improve the safety and movement of through trafficAand use changes would not be required, but conversion of individual lots to attached single family dwellings would be the most likely request when the existing structures have reached the end of their useful lives. The Upton intersection would be the only access for neighborhoods to the north and south, and the spacing would make a signal possible at that point. The five lots THE BRAUER GROUP, INC ..................... drafone2 ......................................... PAGE ONE -19 D R' A F T `95 comprehensive plan update 8/17/95 EXECUTIVE SUMMARY (3.5 continued) fronting on 77th could be converted to a higher density single family development that would have a common point of access for right in /right out only. The proposed bike /hike trail could be marked on the street but would be safer and much more attractive to family users if it was located in the boulevard space behind the curb. The remainder of the single family area between Penn and 1 -35W will be RESIDENTIAL- MEDIUM DENSITY, but the exact line between the two uses should be carefully disigned based on a specific development plan and solicitation of development proposals. EXECUTIVE SUMMARY (continued) 4.0 PART FOUR ............ .................Implementation 4.1 ANNUAL PLAN REVIEW ................schedule staff report and work session 4.2 REVISE ZONING ......................to conform to adopted `95 Plan 4.3 REVISE DEVELOPMENT REVIEW PROCEDURES ....... to reflect '95 Plan 5.0 PART FIVE ........ ......................Supporting Documentation 5.1 DEMOGRAPHIC DETAIL 5.2 PROCESS DESCRIPTION AND DATA 5.3 OTHER SUPPORTING DOCUMENTATION THE BRAUER GROUP, INC ..................... drafone2 ........................................ 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