09-12-1995CITY OF R10HRELD
ftnnnim commission
nawfl
STUDY SESSION -- September 12, 1995
7:00 p.m.
Call to Order
Study Session Items
ITEM #1 Lyndale Avenue Strategic Development Plan
Review of Public Meetings
Interview Assignments
ITEM # 2 Comprehensive Plan Update
Second Revision: 1 -494 Corridor
Revision: Cedar Avenue Corridor
Draft Guide Plan for Penn Avenue Corridor
Adjournment .
D RA F _T `95- comprehensive plan update 8/24/95
EXECUTIVE SUIMMARY (3.4 continued)
infrastructure maintenance and reserves, and propose grant or
subsidy policies to respond to the needs of special groups or
populations
b. study and evaluate privatization options for public functions that are
fully or partially funded with tax revenues.
c. enlarge and extend tax increment financing districts to encourage
development and redevelopment that increases tax base.
d. adopt industrial revenue bonding procedures to finance private
development that increases tax base.
e. continue to use revenue and general obligation bonds to finance
public facility capital improvement programs
3.5 SUBAREA PLANS......... cover nine specific segments of the city that have
particular planning needs that require more detail. These areas were defined
and described in VOLUME TWO, PART SEVEN, and the following '95 Plan
recommendations are proposed:
a. LYNDALE- HUB- NICOLLET.....
b. WEST 66TH STREET CORRIDOR........
c. PENN /66TH...........
d: INTERSTATE- LYNDAL €- NICOLLET ULN)
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
Ly^c+ule Aven, les) An earlier project prodiced the Hampton Inn at the f-nrner 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 C -R,
Commercial- Regional, and expands that use designation to all the rest of the area
except two sites ...... the "Cloverleaf' site (Freemont to Emerson), and the New
Orleans apartment site (Wentworth to Nicollet). Tax base and traffic distribution
considerations require some non - commercial uses in this subarea, and major office
tower use is the most logical choice.
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D R A F T `95 comprehensive plan update 8/24/95
EXECUTIVE SUMMARY (3.5 continued)
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
doors
of the City.
The PLAN eliminates the City Garage site, and replaces that inconsistent and
inefficient use of valuable land with mid - density multiple residential (R -MM) 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 an important addition
to Lincoln field,: and the,:.f alance can be.-developed and upgrade what is already in
place. - The mixed= commercial and residential development area along Lyndale
AvEn ie: is presently .under. study by a consultant; and should be designated as "Plan
Study" IPS) -in-.the PLAN. -.PS 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 but
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 (MAC), the area within the City should be included
in the PLAN document proposals. *The entire area should be designated consistent
with-the MAC alternative plan supported by the City, that is, INDUSTRIAL (ID) with
ari.cverlay golf course use remaining if the City alternate plan is selected, or if the
new site "track" is selected.. Land use calculations in the PLAN document will show
existing uses and note changes that would occur in each of the three alternative
development plans for.the airport facility......
On the west side. of .TH77, beginning at the north City limits, TAFT PARK should be
expanded -to include the one remaining single family lot "inhoding" on the corner of
W63rd and 14th Avenue South, and the two public service facilities should be
designated -QUASI PUBLIC,-(UTILITIES).
The. PLAN proposal for the corridor area between West 63rd and Diagonal
Roh1Pvarrf ((:FnAR= NORTH) is nrnnncPri to hp larnaly rpriayPlnnPrf to attrart
COMMUNITY COMMERCIAL (C -C), OFFICE (0), including office - showroom as the
primary uses. Some commercial related to the office- showroom use would also be
appropriate for these areas.
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DR A F T `9.5 comprehensive -plan update ....8/24/95
EXECUTIVE SUMMARY (3.5 continued)
RESIDENTIAL - SINGLE FAMILY -HIGH DENSITY (R -SFH) would be transition and
buffer use along the west side of 17th and 18th Avenues over the full length of the
North and South Cedar Corridor Plan areas.
The space between Cedar Avenue and the TH77 row north of West 66th Street is too
narrow to accomodate affordable high quality development of any kind, and future
expansion of TH77 row to support access to a new terminal facility on the north side
of the MAC site will simply exacerbate this situation. Upgrading the TH771W66th
interchange will most likely require relocation of the existing Cedar/W66th
intersection to the west. For these reasons, the PLAN proposes to reroute the
collector /arterial street traffic now on 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 Ian would have to be amended for that
part of Cedar Avenue south of West 66th Street.
Additional development space will be provided by vacating existing Cedar Avenue
from W53rd to W71 st, and. all of the east -west cross streets except W64th, W66th,
W68th, W73rd, and W76th. The PLAN also proposes vacation of 17th Avenue from
W64th to W67th in order to provide a full block and a half site for commercial
development.
The intersection of West 66th and relocated Cedar would be a COMMUNITY
COMMERCIAL (C -C) development that would afford the opportunity to create a
community scale commercial sen,ice center as well as a community entrance
feature. The existing church will provide a transition use from the community
commercial north of W66th, and SINGLE FAMILY ATTACHED -HIGH (R -SFH)
provides transition between W66th and W67th. The West 66th Street Corridor plan
will address uses along West 66th Street to the west.
ThP Pxistinn (nP hi iildinn not ild hp i isPri ac a mndp.l to Pnnni imop similar mainr
corporate or multi - tenant office uses on assembled sites to the south of CDP. As the
suburban office market continues to improve in the future, the feasibility of office and
office- showroom use improves as well.
The Diagonal Boulevard intersection provides a logical place to provide
NEIGHBORHOOD COMMERCIAL (C -N) development as long as access to TH77
remains. C -N use is already present in the form of the superette, although that
specific structure may have to be displaced to make room for the relocated Cedar
Avenue.
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D R A F T '95 comprehensive plan update 8/24/95
EXECUTIVE SUMMARY (3.5 continued)
The most southerly block and the east half of the next block that adjoins the
redeveloped Washington Park should be RESIDENTIAL - MULTIPLE HIGH DENSITY
R -MH) to further reinforce the redevelopment of the Washington Park site.
f. PORTLAND AVENUE CORRIDOR
g. PENN AVENUE CORRIDOR
h. NICOLLET AVENUE--CORRIDOR
i. 1-494 CORRtflOR (EAST) .....A /22/95 revisions)
The INTERSTATE - LYNDALE - NICOLLET (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 city limits 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 (C -R) and OFFICE (0) based on 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.
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 sel Nice) to alI Cxpanded residential population in high density Units on
adjacent sites. The remainder of the Hampton Place and part of Heritaqe 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.
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D R A F T `95 comprehensive plan update 8/24/95
EXECUTIVE SUMMARY (3.5 continued)
A neighborhood convenience commercial facility on the vacant land at 12th Avenue
would be bracketed by REGIONAL COMMERCIAL (C -R). The balance of the
remaining space should follow the predominant uses today.... OFFICE (0) and
REGIONAL COMMERCIAL (C -R).
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 REGIONAL COMMERCIAL (C -R) 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 including HIGH DENSITY RESIDENTIAL AND
OFFICE would be most likely and so that is what is indicated. The remaining area
between C -R and W76th Street from Logan to Penn would be RESIDENTIAL -
MULTIPLE HIGH DENSITY (R -MH) . A specific redevelopment plan that would
answer these questions should be prepared for this area in the near 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 all of the intersections east of Penn except Newton Avenue, and relocating the
service road intersection to Logan Avenue in order to improve the safety and
movement of local and through traffic. Improvement of W76th Street west of Penn
will follow the "ALTERNATE ONE" plan for widening and repaving. The proposed
bike /hike trail could be included in the widened street itself but would be much better
if located in the boulevard.
Existing land uses would remain west of Penn Avenue, except the one residence on
the corner of W76th and Sheridan would be included in the R -MM, and the Tennis
Club and service station would be included in the C -R designation.
Elimination of the service roads along I -494 will improve the traffic flow on Penn
Avenue between 1 -494 and W76th with only one signalized intersection at W77th .
THE BRAUER GROUP, INC ..................... drafone2 ........................................ PAGE ONE -21
D R A F T '95 comprehensive plan update 9/6/95
EXECUTIVE SUIMMARY (3.4 continued)
infrastructure maintenance and_reserves, and- propose grant or
subsidy policies to respond to 4he needs of special groups or
populations
b. study .and.evaluate.privatization options for public functions that are
fully or partially -funded- with-tax-revenues.
c. enlarge and exterid'tax increment financing districts to encourage
development and -redevelopment-that' =increases tax base.
d. adopt industrial revenue bond i ng'.proced u res to finance private
development that increases tax base.
e. continue to, use -revenue- and general obligation bonds to finance
public facility- capital improvement. programs
3.5 SUBAREA PLANS......... cover nine specific segments of the city that have
particular planning needs that require more detail. These areas were defined
and described in VOLUME TWO, PART SEVEN, and the following '95 Plan
recommendations are proposed:
a. LYNDALE- HUB- NICOLLET.....
b. WEST 66TH STREET CORRIDOR........
c. PENN /66TH...........
In 1989 the Richfield Department of Community Development prepared a DESIGN
FRAMEWORK MANUAL, and completed -a redevelopment plan for the PASSS (Penn
Avenue Sixty Sixth Street) area and proposed a tax increment finance district. The
95 PLAN recommends enlargement of that planning area, coordination of land uses,
and an increase in the tax increment finance district as much as is possible under
current legislation. The recommendations of the Design Manual are incorporated into
the '95 PLAN.
The '95 PLAN proposal detail includes the area between the Crosstown Freeway
MN62), on the north, to West 7oth Street on the _South, from Xerxes Avenue on the
west, to 135W Freeway to the East. The PLAN proposals for the PASSS area are
presented under three headings; (1) streets /access /parking, (2) land uses; and (3)
public areas and uses.
STREETS /ACCESS /PARKING should be consistently designed, signed, and
landscaped over the entire PASSS area. Both Penn Avenue and West 66th Street
should be further improved in -order to serve the- transportation needs of through
traffic as well as safe and efficient access for residential and non- residential users
in the area itself. Specific prposals include:
THE BRAUER GROUP, INC ..................... drafone2 .......... .............................. PAGE ONE -17
D.R....A F-. . T . ' .. '95 -co mpreh.ensive plan update 9/6/95
EXECUTIVE SUMMARY (3.5 continued)
a. Consolidate access points by connecting parking areas, and close all street
access to Penn Ave.north of W66th except for the signalized intersection at
W64th Street.
b. Open W84th east of Penn Avenue in order to provide a single, signalized
access point that should substantially reduce diffusion of commercial traffic
into the residential area to the east of Penn. This project would require
acquisition of the vacant resturant building north of the Fire Station. The
remnant remaining after construction of the street could be used to provide
common (public) parking for the remaining commercial uses.
c. Consolidate access points by connecting parking areas on W66th and close
all streets except for signalized intersections at Vincent, Sheridan, Logan,
and Irving Avenues.
7 1 1.._ _..:_a:_.. _II_.— __ aL_ ..... .aL _:-!_ _91 A Id' P_aL _1 rl.-- — __J L..:IA ........
U. U,C UAlbUI IIy. CIIICyb UI I LI IC ,UULI I JIUC UI V VOOLI I WCJL UI rw 111, C11 1u UUIIU I I -VV
alleys on the north side of W66th east of Penn in a similar pattern to provide
internal circulation after W66th access is closed.
e. Two "loop" streets and one cul de sac will provide for post closing circulation
on the south side of W66th east of Penn.
f. Widen and upgrade both Penn and W66th including turn lanes at signalized
intersections as needed.
g. Provide common (public) parking areas, and /or cross easements in order to
serve undersized parcels.
h. Add consistent landscape treatment, decorative lighting, coordinated
streetscape furnishings, and custom signage throughout the entire subarea
redevelopment.
2.- LAND° USE'changes proposed ,in the'-PLAN are selected to strengthen the
economic viability of the commercial area, insulate-the residential area from the
non - residential activity, eliminate Industrial uses, conolldate and build on the good
quality development in place. Specific proposals include:
FOR PENN AVENUE....
a. Both sides of Penn from the Crosstown to W64th should convert -to
Regional Commercial and/or Office .except for the existing Multiple
Residential on the north end-of the block on the east side of Penn. The
CR /O use should occupy the full depth of the block between Oliver and
Penn in order to provide adequate space for parking and landscaping.
b. The Fraser-School - provides adequate transition use to the west, and the
development of the vacant land west of Lunds.offers adequate space to
support an effective landscape transition area.
c.. Vacation of the W63rd and W64th Street right of way (row) could add to the
available development area, make it possible to assemble- larg6r,tracts that
can support better structures and improvements, .or provide the land on
which common (public) parking could be developed.
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DR A F T `95 comprehensive plan update 9/6/95
EXECUTIVE SUMMARY (3.5 continued)
d. The first row of lots on the east side of Oliver should be converted as
opportunity permits, ta. high density, -single fanWy.,dwellings that,wUl serve
as a transition- use - between commercial-and residential.
e. Introduction of.. High Density Residential'behind the Regional Commercial on
either side of. -Penn and. -W66th will provide additional consumers tot better
Support area retail, and.prpvide an opportunity to'identify the focal point of
the- Penn/W66th development.
f. The narrow-space along °the east side of- Penn.-from W64th to W66th will
limit the.choices to Community-Zommercial. scale.
g. Maintaining-and upgrading the existing Medium-Density Multiple Residential
on both sides. of Penn. between W64th and W67th will continue to provide
an adequate transition to residential to the east and west.
h. The block between W67th and W68th contains several, small, community
commercial uses on the west side, an office building and mid density
multiple residential buildings on the east side. The PLAN proposes that
W68th Street should be the southern limit of the PASSS commercial area.
The row of single family homes that front on Queen Avenue should be
permitted to convert to Single Family -High Density as opportunity permits, to
serve as a transition use between commercial and single family residential.
I. The office and mid density multiple dwellings on the east side of Penn do not
need a transition use.
j. Only two existing (and one former) commercial uses exist south of W68th
and these.-should be-converted ,to single family -high density when
redevelopment is needed or requested.
FOR W66TH STREET
k, The single family dwellings.on the short, dead -end street north of W66th
Thomas Avenue) should be replaced by Medium Density Multiple that is
consistent with the existing developments..on both sides.
I. Because the stretch of W66th between Xerxes and Penn is a "corridor"
between two regional commercial areas, it is likely that the demand for
additional commercial and office use will continue in the .future. The narrow
space on the south side of W66th between Vincent and Sheridan can
support small scale retail and already has several homes. that have been
converted- to office use. Here again, the vacated street rows can be used to
create larger parcels (therefore fewer access points) or be used as the site
for common (public) parking areas.
M. A Neighboi hood Co inider cial scale use is shown I of the South side of
W66th immediately east of the proposed High Density Multiple use: These
uses could actually be incorporated directly into the High Density Multiple
structure, and if that happens the office use shown on the next site to the
east would be appropriate.
THE RRAI IFR rR01 IP Wr drar,,,,o9 PAr;F ONF -14
D R A F T `95 comprehensive plan update 9/6/95
EXECUTIVE SUMMARY (3.5 continued)
n. All of the remaining single family homes along the south side of W66th are
in good condition, have not been converted to non - residential uses, have (or
can be provided with) side street access, need only provide a small addition
to the 66th row, and should be retained. The Single Family -High Density
Residential designated area is shown because a three -unit structure exists
today, and the park makes alternate access more difficult, and the other
area is a group of homes that are deteriorating most likely due to their
proximity to the freeway.
o. On the north side of W66th, the area between Oliver and Logan offers
deeper lots several of which have already been converted to small office
buildings. The extra lot depth will permit an alley system to provide for
looping" between the closed streets without taking any more of the existing
single family homes.
p. There is no need to extend the non - residential uses further to the east along
W66th, so the remaining area between Logan and 135W should remain
residential, single family, and gradually convert to high density.
3. PUBLIC AREAS AND USES ...... include six parks, one public school, and a fire
station /water tower site (the City Liquor Store is a commercial enterprise, not a
public use facility). Specific recommendations include:
a. SHERIDAN PARK and SCHOOL sites should be connected by vacating
W65th Street from Thomas to Sheridan Avenues. In addition to creating a
larger, safer, open space, the closing of W65th Street will also direct
neighborhood traffic movements to the designated minor collector streets
that provide for signalized access to the major arterials.
b. MONROE FIELD PARK should be enlarged through acquisition of the three
homes that are "in- holdings" within the logical boundaries of the park as
opportunity permits
c. MADISON; APP- L&BLOSSOM; FAIRWOOD;- -and JEFFERSON parks
should follow "the, "`s{ecifcic recommendations`of the"Parks and Recreation
portion. afwtNs PLAN........ .
d. The Fire Station site would remain essentially the same.
THE BRAUER GROUP, INC ..................... drafone2 ........................................ PAGE ONE -20
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