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12-12-1995CITY OF RIOFIFIELD PLnnnIRG oommissio 1 nanDA December 12, 1995 7:00 p.m. -- Special Meeting ITEM #1 95 -CP -1 Amendment to the Comprehensive Development Plan Map - 76th Street and Emerson Avenue NEW BUSINESS ITEM #2 Information Letter #10 ITEM #3 Information Letter #11 ITEM #4 Information Letter #12 ITEM #5 Acquisition /Disposition - 76th and Emerson Avenue Acquisition /Disposition - 7645 Nicollet Avenue Proposed Ordinance Amendment Section 526.27 service stations and auto mechanical garages Comprehensive Plan - Complete Text Update LIAISON REPORTS . School Board Community Services Advisory Commission HRA City Council AdHoc 135/1494 Traffic Committee 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 November 28, 1995 MEMBERS PRESENT: Chairperson Daniel Linnihan; Commissioners: Pamela Dmytrenko, Timothy Erlander, David Gepner, Mitchell Hadley, Dawn Postudensek, and Paul Wasko MEMBERS ABSENT: COUNCIL LIAISON Kevin Hansen, Kristal Stokes Martin Kirsch, Mayor STEERING COMMITTEE MEMBERS PRESENT: Bill Kilian, Bob Nelson, Sue Sandahl, Gertrude Ulrich STAFF PRESENT: Byron Wallace, Community Development Director Julie Urban, Zoning Administrator Bruce Nordquist, Housing Supervisor The Planning Commission meeting was called to order by Chairperson Linnihan at 7:00 p.m. APPROVAL OF MINUTES M/Wasko, S/Hadley to approve the minutes of the regular Planning Commission meeting of October 24, 1995, Study Session of October 24, 1995, Special Meeting of November 9, 1995, and Joint Meeting with City Council and HRA of November 14, 1995. Motion carried: 7 -0 PUBLIC HEARINGS ITEM #1 CASE 95- APUD -2, Shops at Lyndale, Phase H CSM Corporation Amended Planned Unit Development, Final Development Plan, and Conditional Use Permit November 28, 1995 Page 2 Murray Kornberg, Vice - President of CSM Corporation, described the proposed changes to the approved site plan. Mr. Kornberg explained that a potential tenant is driving the change to create a two -story, 100,000 square foot anchor tenant space. Mr. Kornberg provided some background on Galyan's, the potential tenant. Tom Morse, from Tushie- Montgomery, explained the specific changes being made to the site plan. Mr. Morse explained that the building will be made of materials similar to the rest of the project and that a sports mural in neutral colors will be painted on the north side of the building. In response to a question from Chairperson Linnihan, Mr. Kornberg explained that the square footage was increasing from 114,199 to 130,148 square feet. Mr. Kornberg emphasized that there would be no signage on the north side of the building. Chairperson Linnihan asked if this larger type of business provided more stability than a greater number of smaller businesses. Mr. Kornberg explained that Galyan's is owned by The Limited clothing stores which provides Galyan's with a great deal of financial stability. He stated that in context, the entire center is composed of large spaces and there are a limited number of potential tenants for large spaces. In response to concerns about reusing the space if Galyan's didn't work out, Mr. Morse explained that it would be possible to break up the space into a mall because the restrooms and escalators are located in the center atrium. In response to a question from Commissioner Dmytrenko, Mr. Kornberg explained that the in -line shops will probably have two tenants but that no one is committed to the space at this time. Commissioner Wasko asked if Galyan's had a commitment to be involved in the community. Mr. Kornberg responded that they had not discussed the project with Galyan's to that level of detail. In response to a question from Commissioner Gepner regarding bike storage, Mr. Morse showed where bike racks would be located in front of Land's End and the in -line shops. Commissioner Dmytrenko asked how the height of this building compared to Best Buy. Mr. Morse explained that it would be higher than the main part of Best Buy but shorter than the sign "triangle" and the tower on Phase I. Mr. Kornberg explained that the atrium is glass and that the lighting would allow people to see into the store but that light won't shine out from the space. Community Development Director Wallace asked if there was any truth to the rumor that there would be underground parking. Mr. Kornberg explained that there would be no underground parking. Bill Rosen, representing Bob Adelmann- -the former owner of some of the property, asked if the rental rates will change. Mr. Kornberg explained that on a per square foot basis, the rent November 28, 1995 Page 3 will be the same. He stated that he didn't feel the Planning Commission meeting was an appropriate forum for this discussion because it's not a planning issue and because there is an ongoing suit between CSM and Mr. Adelmann. Mr. Rosen continued to ask for the exact figures explaining that they had a direct financial interest as property owners and taxpayers in the area. Chairperson Linnihan stated that Mr. Rosen's question is beyond the scope of the Planning Commission. Mr. Kornberg reiterated that rents are consistent with the rents discussed with the first plan, relative to the tax increment district. Community Development Director Wallace stated that unless CSM requested more tax increment, there would be no reason to request the exact rent figures. M/Erlander, S/Dmytrenko to close the public hearing. Motion carried: 7 -0 M/Erlander, S/Postudensek to recommend approval of the amended planned unit development. Chairperson Linnihan stated that he liked the fact that the square footage of the project was being increased because of the need to increase the City's tax base. Commissioner Wasko pointed out that it's important to note that it would be possible to break up the space if the proposed tenant doesn't work out. Motion carried: 7 -0 NEW BUSINESS ITEM #2 Acquisition/Disposition, HRA Zoning Administrator Urban reviewed the staff report explaining that Minnesota State Statute requires the HRA to seek Planning Commission approval whenever it buys or sells property within the City. The HRA proposes to purchase the subject properties as part of the Richfield Rediscovered program and single family homes would be built on the lots. Four of the properties, 7200 3rd Avenue, 6415 14th Avenue, 6715 14th Avenue and 6837 Logan Avenue, are located in areas classified in the Comprehensive Plan as single family residential. The parcel at 77th Street and Emerson is a splinter parcel left over from relocation of 77th Street. The parcel is designated as medium density/buffer in the Comprehensive Plan, which allows for both duplexes and single family homes. The proposed land use is a single family home. November 28, 1995 Page 4 In response to a question from Chairperson Linnihan, Bruce Nordquist, Housing Supervisor, explained that the properties would be purchased in the next twelve months and sold to buyer/builder teams. M/Hadley, S/Dmytrenko to adopt the attached resolution, finding that the proposed acquisition/disposition and use of the subiect properties is in conformance with the Comprehensive Plan. Motion carried: 7 -0 OLD BUSINESS ITEM #3 Comprehensive Plan Update Chairperson Linnihan explained that he and Mr. Brauer spoke with the School Board about the proposals affecting the schools. The Board decided they didn't see any gain to the proposals and they will be adopting a position paper that explains their reasons. Steering Committee Member Bob Nelson reported that the Board will also be asking the group to adopt policies that support housing for school age children and maintain a steady number of students. Bruce Nordquist, Housing Supervisor, gave an overview of the City's housing programs. He explained that he recommends the group adopt the 1983 housing element with some amendments. The HRA is working on an update to the housing element but will not finalize its policies until June. Mr. Nordquist pointed out that housing activities have to be consistent with the Comprehensive Plan so it's important that the Comprehensive Plan support flexible housing programs that work to provide life cycle housing. Mr. Nordquist reviewed some demographics for the City pointing out that the City lost 20 percent of its population after it peaked in the 1970s. The group discussed the reasons for the decline. Mr. Nordquist showed some slides of Richfield Rediscovered homes. He explained a matrix that shows the various programs of the HRA, covering a range of housing values. Commissioner Postudensek asked how townhomes fit into this matrix. Mr. Nordquist explained that townhomes can fit into the matrix and that the HRA will be testing the townhome market in 1996. A discussion followed regarding the house on Logan Avenue. A single family home will be built on the Logan Avenue property. This is a case where something had to happen quickly. It would have taken more property and a longer period of time to build attached housing on the Logan Avenue site. Community Development Director Wallace pointed out that the percentage of homes over 100,000 that have been sold has steadily increased from 10 percent in 1990 to 35 percent in November 28, 1995 Page 5 1995. Mr. Nordquist described the Transformation Homes program which encourages significant remodeling. The group discussed the rate at which the City is replacing and updating its housing stock. Mr. Kilian stated that he would like to see it happen at a faster rate and questioned whether we are on pace to replace the housing stock as it wears out. Mr. Nordquist explained some of the marketing efforts that are underway to promote remodeling. Mr. Nordquist concluded by restating that the Comprehensive Plan needs to be both visionary and flexible. Committee Member Ulrich pointed out that at the same time we can't lower our standards. Committee Member Sandahl pointed out that the draft narrative states that we should maintain the current ratio of affordable housing. It seems that instead of the current distribution, we need a greater variety. Mrs. Sandahl also suggested that we should encourage the development of townhomes on a scattered site basis. Don Brauer explained that the group is slightly behind schedule with the Plan and gave an update on the status of the Plan components. Mr. Brauer reviewed a couple of designations the group had talked about for non - corridor areas. Committee Member Nelson pointed out that the school will eventually be interested in fiber optics connections between the schools and that that is something that could be done in conjunction with the City. Mr. Brauer asked that fiber optics be mentioned in the School Board's position paper to the Planning Commission. Committee Member Nelson pointed out that one of the housing policies was misleading. He asked if the ratio between owner - occupied and renter - occupied housing (55 percent to 45 percent) could be clarified by breaking it down by housing types. Mr. Brauer stated that the numbers can't be removed because the Comprehensive Plan has to have some numerical goals. Mr. Brauer agreed to verify the figures he had used. The group discussed the possibility of adding a December meeting on the 19th if it becomes necessary. LIAISON REPORTS School Board: Commissioner Dmytrenko reported that the Board would hold a truth -in- taxation meeting before their next regular meeting. The Board met with Legislators to discuss several issues of concern. They informed Legislators that they are not in favor of the voucher proposal. The audit report was presented and showed an unexpected increase in investment income and special education funds. The Board will be preparing a letter to the Planning Commission regarding the Comprehensive Plan. November 28, 1995 Page 6 ADJOURNMENT The meeting was adjourned by unanimous consent at 10:05 p.m. Timothy Erlander Planning Commission Secretary 1 IT)' • CITY OF R10HRELD RICHFIELD PUnninc, oommission Rcticn Requait Item: ##1 Agenda Section: Public Hearing Case: ##95 -CP -1 Date: December 12,1995 GENERAL INFORMATION Subject: Consideration of an amendment to the Comprehensive Development Plan Map, with respect to relocation of 77th Street Location: Splinter parcel remaining from relocation of 77th Street. The boundaries of the splinter parcel are 76th Street to the north, 77th Street to the west and south, and Emerson Avenue to the east. ACTION Proposed Change: Redesignate the splinter parcel from "freeway strip" to "medium density buffer" . Staff Recommendation: Approve the amendment. HISTORY Public Notice: Notice of the Planning Commission's consideration and public hearing was published in the Sun - Current newspaper on November 29, 1995. Public Hearing: The Planning Commission will conduct a public hearing on December 12, 1995. City Council: Planning Commission action would set a City Council public hearing date of January 8, 1995. ANALYSIS Background: The realignment of 77th Street created two splinter parcels to the north of 77th Street where it joins with 76th Street. Before 77th Street was realigned, the larger of the two parcels was part of the site known as the Cloverleaf. The Cloverleaf site is designated "freeway strip" in the Comprehensive Plan. Allowable uses in the "freeway strip" classification include Hotel /Motel, Dining /Entertainment, Retail/Wholesale, Offices, Light Industrial, and Multi- Family. With the relocation of 77th Street, the subject parcel became part of the residential neighborhood to the north of 77th Street. "Freeway strip" is no longer an appropriate classification for this parcel of land. The Housing and Redevelopment Authority is proposing to purchase the splinter parcel and develop housing on the site as part of the Richfield Rediscovered program. Proposal: Reclassify the subject parcel "medium density/buffer" to reflect the realignment of 77th Street and allow timely development of the property. Issues: 1. The realignment of 77th Street changed the relative location of the parcel making the "freeway strip" designation inappropriate. 2. An amendment to the Comprehensive Plan will allow for timely development of the parcel. RECOMMENDATIONS Recommended Action: Preferred: Adopt the attached resolution recommending that the City Council approve an amendment to the comprehensive plan reclassifying the subject parcel from freeway strip to medium density/buffer. Basis: 1. The current freeway strip classification for the parcel does not reflect the realignment of 77th Street. 2. Amending the Comprehensive Plan will allow for timely development of the parcel through the Richfield Rediscovered program. 3. The medium density/buffer classification is consistent with the classification of the surrounding properties and is appropriate given the location of the subject property. Alternative: Recommend that the City Council deny the request with a fording of fact that the proposed use would have an adverse impact on surrounding properties or the City as a whole. IL IL z cn x I a I 7; V C) CL Ea D W-a El I 1=1 Mtog 1=7 O F- Q OE F- z L) w 2 L) ct CL W cn LLJ LU U) U) cn z z z m 0 LU zzuiWLU Bonn W z W W w a u Fn wx cl @ >. < _ j Z ui x z LUi LL CL w U) z U) Fn CL Fr cr W w cn U- LU z Lu (n a U) z In U) z w jIMED - j cr w F- LU LU z LU x LULLJm LL ui ui I WI-2 l f. ' {x'. .,i -..., L• .....ems.. O ZAP err' 6L1l,I ®l2SXlif . ''(^', .r• ". _%: <G' :t'4 ._ .. D ri'i` ° ,_' 0000q g r`' ';1'`St`! s. '• cif .'n^ .... o..,._.,• = tea >..,, , w ®® OO•QG DOQI ' ... , C w _ O DBC D[BCCiCIOOC, w , a 0 Lli W aJ— ": jfj r j 7C•'. W W W ad.,,•: 1" i.. T 7; 111 I`J D `-?``"i'` ..+. en= > > > QM J ",,• ='' OC BO ®DODO LOBO ®O O >. ••.>. z z z Q ., _ m uD 000000 p _ LU a z J Z ®C C]DOOC BBO Bonn CL H Hijo 21 0 .s.m. - j` y,• w1111m ®¢lltll 1 l 11117, 1 .3 C1U13SL U © _ "+ •. U LU i.. ® ..8 ED r„ n. Z oil LU F==qF 7 < all z LU LL _ LLJ fl c, • '' / `ice SAO al. ';3a'7'•i ' ' )_ ...a: i:..: cc a.. ..aw,.. ••• JJIYLLII , J \Jy x'4,';i-y:• L. \ R „ _ ..• i D DD DO BI== DC OD cn ww LL w cn LU W BDC9 J C7DD s:; .: s ® ,....,? m z W Fm9Fj WHJ .F=: DD IT S >_ .. 0_M W W V' GPBBiiB W U. W M ..10.x. Ir t z c c a t a t t t t E E a a a CITY OF R10HRELD PLnnninG oommisssion Letter Item: #2 Agenda Section: New Business PC Letter: #10 Date: December 12, 1995 GENERAL INFORMATION Subject: Acquisition and disposition of 76th Street and Emerson Avenue splinter parcel. Type of Request: Consideration of a resolution finding that the proposed use of the splinter parcel at 76th Street and Emerson Avenue is in conformance with the Richfield Comprehensive Plan. References: Chapter 462 of the Minnesota State Statutes requires that whenever any public agency buys or sells property within the City, the Planning Commission must review the proposed use of the site for consistency with the City's Comprehensive Plan. BACKGROUND Zoning: R (single family residence) Comp. Plan: Proposed change to "medium density/buffer" (see Case # 95 -CP -1) Public Notice: Not required Proposed Use: Single family residential City Council: Planning Commission approval would facilitate the acquisition /disposition of this property by the Council in a timely manner. ANALYSIS Issues: The Housing and Redevelopment Authority is proposing to purchase the subject property, a remnant from the 77th Street road project, and develop single family homes through the Richfield Rediscovered Program. At this time, the HRA is exploring the feasibility of developing attached forms of housing on the parcel. A maximum of three attached housing units would be built on the parcel. In the event that attached forms of housing are found to be unfeasible, a maximum of two detached housing units would be constructed on the parcel. The proposed single family use, detached or attached, is consistent with the Comprehensive Plan for the subject parcel, assuming Planning Commission and City Council approval of the proposed change to the Comprehensive Plan Land Use Map (see Case # 95- CP -1). RECOMMENDATION Recommended Action: Preferred: Adopt the attached resolution finding that the proposed acquisition /disposition and use of the subject property is in conformance with the Comprehensive Plan with the following stipulation: 1. That the City Council approve the proposed amendment to the Comprehensive Plan changing the designation of the subject parcel from freeway strip" to "medium density/buffer" Basis: 1. Assuming Planning Commission and City Council approval of the proposed amendment to the Comprehensive Plan, the Plan would indicate that the splinter parcel at 76th Street and Emerson Avenue is designated as medium density/buffer in which single family residential, both attached and detached, is a suggested use. Alternative: Reject the attached resolution, finding that the proposed use of the subject property does not conform to the Comprehensive Plan. J w u Q a or w H z J IL W z w f5 3AV NOSa3W3 3AV 1NOW38 3AV OUVE119 7 I= 3AV 3IVONAI M5E - I O 2 CITY OF R10HRELD W PLnnnm oommission Letter Item: #3 Agenda Section: New Business PC Letter: #11 Date: December 12, 1995 GENERAL INFORMATION Subject: Acquisition and disposition of 7645 Nicollet Avenue South. Type of Request: Consideration of a resolution finding that the proposed use of 7645 Nicollet Avenue is in conformance with the Richfield Comprehensive Plan. References: Chapter 462 of the Minnesota State Statutes requires that whenever any public agency buys or sells property within the City, the Planning Commission must review the proposed use of the site for consistency with the City's Comprehensive Plan. Zoning: R (single family residence) Comp. Plan: Medium Density /Buffer Proposed Use: Single family residential Public Notice: Not required City Council: Planning Commission approval would facilitate the acquisition /disposition of the property by the Council in a timely manner. ANALYSIS Issues: The proposed single family home would be built through the Richfield Rediscovered Program. The proposed single family use is consistent with the Comprehensive Plan for the subject parcel. RECOMMENDATION Recommended Action: Preferred: Adopt the attached resolution, finding that the proposed acquisition /disposition and use of the subject property is in conformance with the Comprehensive Plan. Basis: 1. The Comprehensive Plan indicates that 7645 Nicollet Avenue is designated as medium density/buffer in which single family residential is a suggested use. Alternative: Reject the attached resolution, finding that the proposed use of the subject property does not conform to the Comprehensive Plan. However, such action would require an amendment to the Comprehensive Plan. RESOLUTION NO. RESOLUTION OF THE RICHFIELD PLANNING COMIVIISSION FINDING THAT THE ACQUISITION AND DISPOSITION OF PROPERTY IS IN CONFORMANCE WITH THE COMPREHENSIVE PLAN WHEREAS, the Planning Commission has reviewed the Comprehensive Plan regarding the acquisition and disposition of property located at 7645 Nicollet Avenue South, described as follows: Lot 10, Block 4, Nicollet Avenue Addition WHEREAS, the Planning Commission has found that the acquisition and disposition of such property for single family residential purposes would be consistent with the City's Comprehensive Plan. NOW, THEREFORE BE IT RESOLVED, that the Planning Commission finds that the acquisition and disposition of the above described property, for single family residential use, is in conformance with the City's Comprehensive Plan. Adopted this 12th day of December, 1995 by the Planning Commission of the City of Richfield, Minnesota. CITY OF RICHFIELD, MINNESOTA Daniel Linnihan, Chairperson ATTEST: Timothy Erlander, Secretary a a II a wt Y ai 1 la Mbw• a Iwe..• oU') i E'; a n m0 c 0 C' 011 Y ... E 0 0 Z W wU c 2 ¢ a F- i D 0 o p p p W h Y _a > W W W 0 Y ...., z Z z p J J J LU W W W z Boom w m. U Z I.. ll1T.v W W U a Q W W N W QJ Wa m Q z0 p J LL f' aiJ d J N Y o a Z N N ? a FE W Q LL . I.. .. W N m w w > z a N F. aW N ¢ N m u~i o z Fn ,...,.rc J a z o cr_ J Y .]lam W Z WX O LU w LLI MIND mno—A:m, I CITY CAF R10HRELD PLnnnim oommissyon Letter Item: #4 Agenda Section: New Business PC Letter: #12 Date: December 12, 1995 GENERAL INFORMATION Subject: Consideration of an ordinance amendment to eliminate the provision that prohibits service stations and auto - mechanical garages from locating next to an R or R -1 district and replace the provision with a buffer yard requirement. References: (see attached for specific citations) Zoning Code: Section 526.27, Subds. 12 and 16 Section 511.13, Subds. 2 -5 Obsolete Code Section 520.19, Subds. 1 -2 ANALYSIS Background: The revised zoning ordinance prohibits automobile - related uses from locating on any site that abuts an.R or R -1 district. Previously, the Council was given some discretion as to whether the fact that a site abutted an R or R -1 district was a reason to deny a conditional use permit application. The effect of the change was to make any existing automobile - related use that abuts an R or R -1 district a legally nonconforming use. The zoning ordinance prohibits the expansion of legally nonconforming uses (see Section 511.13, subd. 3). Since the revised ordinance went into effect on June 3, 1995, staff have received several calls from automobile- related businesses. The calls have come from existing businesses that had planned to expand, as well as businesses hoping to locate in an area where several automobile - related businesses already exist. At the request of some of these business owners, staff agreed to review the effect of the ordinance change, consider possible alternative language and ask the Planning Commission for a recommendation. Proposal: Replace the provision that prohibits service stations /convenience stores and auto - mechanical garages from locating next to an R or R -1 district with a buffer yard requirement of 35 feet, which may be reduced to 25 feet if additional landscaping and berming is provided. A buffer yard provision would allow these types of uses to locate next to an R or R -1 district but would create a barrier between the commercial and residential uses. A buffer yard is a tool that can be used to separate incompatible uses from each other. The zoning ordinance currently requires buffer yards for uses such as hotels /motels and restaurants when they are located next to residential districts. The buildings of many existing businesses may not meet the buffer yard requirement. The failure to meet this requirements makes them a legally nonconforming building. The difference between nonconforming buildings and nonconforming uses is that nonconforming buildings are allowed to expand, as long as the nonconformity doesn't increase. Issues: 1. There is a need to protect residential areas from any negative effects caused by the proximity of residential areas to commercial uses. A landscape buffer between the two uses can provide some protection and increase the compatibility of the two uses. 2. Several automobile - related uses were made nonconforming uses with the revised ordinance. This nonconformity is a disincentive for a business to make any changes to its property. 3. There are currently five types of automobile - related uses that cannot locate next to an R or R -1 district. These uses include the following: auto or boat sales /lease lots, service stations /convenience stores, accessory car washes, public mechanical garages, and public auto body garages. Service stations convenience stores and public mechanical garages are lower noise generators and are currently treated less strictly than the other three types of businesses. RECOMMENDATION Recommended Action: Preferred: Discuss and review the issues; recommend that the City Council approve an ordinance amendment to allow service stations /convenience stores and public mechanical garages to locate on a site abutting an R or R -1 district if a significant buffer yard exists or is established. (A sample ordinance is provided.) Basis: 1. A buffer yard is a means to separate residential and automobile - related uses. 2. The revised ordinance made several existing automobile - related businesses nonconforming uses, which prohibits them from expanding and creates a disincentive for improving the property. Alternative: 1. Conduct further study and discussion of the issues. 2. Recommend that the City Council not adopt the recommended ordinance at this time. ZONING CODE: CITATIONS Zoning: Commercial Districts 526.27. Conditional uses. Subdivision 1. The uses listed in this subsection are conditional uses in the C -2 District, and are subject to the conditional use permit provisions outlined in Section 546.05 of this code. Subd. 12. Service stations, service station /convenience stores, and conversion of a.service station to a service station /convenience store, provided the following conditions are met: a) the business shall be subject to the provisions of Section 1150 of the City Code; b) the use site shall not abut a lot which is in the R or R -1 District -- for the purpose of this subdivision, a lot which merely adjoins the use site at one corner shall not be deemed to abut the use site; c) the use site shall not be located within 300 feet of the grounds of a school, church, or hospital; d) a buffer yard of not less than ten feet in width shall be provided to separate all aspects of such use from abutting parcels; e) vehicles which are waiting for repair shall be stored in appropriately designed and screened areas as approved by the City; f) parking of vehicles on public right -of -way shall be prohibited; g) any repair, assembly, disassembly, or maintenance of vehicles shall occur within an enclosed building, except minor maintenance such as tire inflation, adding oil, or adding windshield wiper fluid; h) the minimum frontage on any street shall be 120 feet and the minimum area of the site shall be 12,000 square feet; i) any exterior speaker shall comply with the noise control limits set by Section 930 of the City Code; j) queuing space of at least 20 feet shall be provided in front of the pump island in each direction in which access can be gained to the pump -- this required space shall not interfere with internal circulation patterns or with designated parking areas, and shall not be permitted in any public right -of -way, private easement, or within the required parking lot setback; k) pump islands shall be located not less than 20 feet from any property line; 1) if the use is not located on a county road or state highway, it shall not be operated between the hours of 11:00 p.m. and 6:00 a. m. of the following day; and m) canopies shall comply with the following regulations: i) the canopy may extend up to twelve feet beyond the center line of the pump island toward the street, but in no instance shall a canopy be located closer than six feet from any lot line; ii) only one canopy shall be permitted per station, unless the station is located on a corner lot, in which case two canopies may be permitted; iii) the canopy shall be at least 14 feet in height, but not greater than 16 feet in height; iv) no signage of a permanent or temporary nature may be placed on a canopy; and v) all canopy lighting shall be recessed into the canopy ceiling. Subd. 16. Public- mechanical garages, provided the following conditions are met: a) the use site shall not abut a lot which is in the R or R -1 District -- for the purpose of this subdivision, a lot which merely adjoins the use site at one corner shall not be deemed to abut the use site; b) the use site shall not be located within 300 feet of the grounds of a school, church, or hospital; c) a buffer yard of not less than ten feet in width shall be provided to separate all aspects of such use from any abutting parcel; d) vehicles which are inoperable shall not be stored on the premises, except in appropriately designed and screened areas as approved by the City; e) parking of vehicles on public right -of -way shall be prohibited; f) if the use is not located on a county road or state highway, it shall not be operated between the hours of 11:00 p.m. and 6:00 a.m. of the following day; and g) all repair, assembly, disassembly, and maintenance of vehicles shall occur within an enclosed building, except minor maintenance such as tire inflation or adding windshield wiper fluid. Zoning: General Provisions 511.13. Nonconforming uses and structures. Subdivision 1. Purposes. This subsection is intended to limit the number and extent of nonconforming uses by prohibiting their enlargement, their re- establishment after abandonment, and alteration or restoration after the destruction of the structures they occupy. Subd. 2. Continuance of nonconforming uses and buildings. A nonconforming use or building lawfully existing upon the effective date of this code or amendments thereto may be continued at the size and in a manner of operation existing upon such date, subject to the provisions of this subsection. Subd. 3. Enlargement of nonconforming use prohibited. There shall be no enlargement, expansion, intensification, replacement, structural alteration, or relocation of any building or premises devoted to a nonconforming use except to make it a conforming use. Normal building maintenance and repair shall be excepted from this subdivision. Subd. 4. Enlargement of nonconforming building. A nonconforming building occupied by a conforming use may be enlarged if the expansion meets all applicable City Code requirements. Subd. 5. Termination of nonconforming use. A nonconforming use shall not be resumed if normal operation of the use has been abandoned for a period of 12 or more months. Time shall be calculated as beginning on the day following the last day in which the use was in normal operation and shall run continuously thereafter. Following the expiration of 12 months, only uses which conform to this code shall be established. If a nonconforming use of land on which there is no substantial building is discontinued for a period of 10 or more days, any subsequent use of the land shall be in conformity with this code. CODE PRIOR TO 6 -3 -95 Richfield City Code (Zoning) 520.19 Rev. 1993) d) hotels, motels, restaurants, cafes, gasoline service stations, service station stores, public garages, car sales lots and theaters. No service station may be converted into a service station store without a conditional use permit for such use issued in accordance with section 545; e) pawn operations, secondhand goods operations which require a license under section 1186 of the city code, auction houses and consignment auction houses. (Added, Bill No. 1993 -19) f) other business uses which are determined by the council to be of the same general character as the uses enumerated in this section and which will not be obnoxious or detrimental to the area in which they would be located. 520.19. Gasoline service stations, public garages and car sales lots. Subdi- vision 1. General rule. A conditional use permit for a gasoline service station, a public garage or a car sales lot in the C -2 district may not be granted unless the council finds that the proposed use will be in substantial compliance with the standards set forth in this subsection. Subd. 2. Adjoining lots. The use site will not abut a lot which is in R or R -1 district. For the purposes of this subdivision, a lot which merely adjoins the use site at one corner will not be deemed to abut the site. Subd. 3. Traffic. The use will not create undue traffic hazards or traffic congestion by reason of the turning movements which vehicles would make in entering or leaving the site. Subd. 4. Driveways. No driveway, at the point it crosses the property line of the site, will be within 40-feet of an intersection. An "intersection" as used in this paragraph means the point of intersection of the extended curb lines if the curbs on the near side of the site, and measurement shall be along such extended curb lines. No driveway will be flared outward on the boulevard. in such a way as to encroach upon the boulevard of adjacent property. Subd. 5. Banners. The station or garage will not display any banners, noisy ribbons or similar attention- distracting or visibility - obscuring devices in the area in front of building setback lines. Subd. 6. Frontage. The minimum frontage on any street will be 120 feet and the minimum area of the site will be 12,000 square feet for a station with four pumps or less; and stations with more pumps will have sufficient additional frontage area to provide equivalent and sufficient space for servicing vehicles, for off - street parking, for safe vehicular approaches into the station, and for good visibility for pedestrians and drivers. Subd. 7. Parking. The station or garage will comply with the off - street parking, sign construction and other regulations of the city. Parking vehicles on public right -of -way is prohibited. Subd. 8. Buffers. A required buffer or screening area will be so constructed as to obstruct headlight beams of automobile on the station property from beaming onto adjacent residential property. Bill No. 1996 - Amendment to Appendix B of the City Code of the City of Richfield The City of Richfield Does Ordain: Section 1: Section 526 of Appendix B to the Richfield City Code entitled "Zoning: Commercial Districts" is hereby amended by amending Section 526.27, Subd. 12 (b) to read as follows: b) the use site shall not abut a lotwhi6h is in the -P or- R 1 Disoief f;af the be deemed to • but the if the use site abuts a lot which is in the R or R -1 District, a buffer yard of not less than 35 feet in width shall be provided to separate all aspects of such use from abutting residential parcels -- the Council may reduce this requirement to not less than 25 feet if significant additional landscaping and berming are provided to screen the service station use: and Section 2: Section 526 of Appendix B to the Richfield City Code entitled "Zoning: Commercial Districts" is hereby amended by amending Section 526.27, Subd. 16 (a) to read as follows: a) the use siteshall not abut a -lot whieh is-ift the R or R 1 Distr-ieE-- zvr- tie par-pase of this subdivision, a !at whieh faefely adjoins the use site at on eernef hall not be deemed to abut the if the use site abuts a lot which is in the R or R -1, a buffer yard of not less than 35 feet in width shall be provided to separate all aspects of such use from abutting residential parcels. The Council may reduce this requirement to not less than 25 feet if significant additional landscaping and berming are provided to screen the public - mechanical garage use: Passed by the City Council of the City of Richfield, Minnesota this th day of 1995. Martin J. Kirsch, Mayor ATTEST: Thomas P. Ferber, City Clerk D R A F T ... ................9000MPREHENSIVE PLAN 1213195 the 1996 comprehensive plan OF THE CITY OF RICHFIELD, MN THE BRAUER GROUP, INC ............................ ............................... ........................ONE -..1 D R A F T `96 comprehensive plan update 12/3/95 volume one ................executive summary Table of Contents VOLUME ONE .. ......................Executive Summary 1.0 PART ONE .. .......................Abstract 1.1 Authority 1.2 Purpose /Scope 1.3 Process 1.4 Participants /Acknowledgments 1.5 Document Format 2.0 PART TWO ..... .....................Background and Analysis 2.1 Scope and Procedures 2.2 History of the Community 2.3 Planning in Richfield 2.4 Existing Planning Conditions a. Regional Context b. Community Context 2.5 Community Values 2.6 Community Goals and Objectives 2.7 Planning Sub -Areas 3.0 PART THREE ......................96 Plan Elements 3.1 Land Use and Density 3.2 Parks and Open Space 3.3 Urban Infrastructure 3.4 Housing 3.5 Economics /Fiscal 3.6 Subarea Plans 4.0 PART FOUR ...... .................Implementation 4.1 Annual Plan Review Process and Schedule 4.2 Revise Zoning to Conform to Plan 4.3 Revise Development Review Procedures 5.0 PART FIVE .... .....................Supporting Documentation 5.1 Demographic Detail 5.2 Process Description and Data 5.3 Other Supporting Documentation THE RRAUER GROUP, INC .....................d!afo „ e2 ...PAGE ONE -2 D R A F T '96 comprehensive plan update 12/3/95 volume one ................executive summary VOLUME ONE .... ......................Executive Summary 1.0 PART ONE ............... .......................abstract 1.1 AUTHORITY.... for preparation of this 1996 Update of the City of Richfield Comprehensive Plan is found in a resolution of the City Council that appointed a 15 member STEERING COMMITTEE, and directed staff to assist the committee with research, documentation and draft proposals for consideration. 1.2 PURPOSE.... of the Comprehensive PLAN Update is to revise and update the 1982 Comprehensive Plan Document so that it can be appropriate and useful as a tool to be used by the City Planning Commission, Council, and staff as they review public and private development proposals within the City. SCOPE of the investigation and planning proposals includes all of the subject headings in the 1982 Plan Document, seven additional special subarea studies, and the results of the community values and goals setting process. 1.3 PROCESS for planning began with a review of the history of the City, the record of planning by and for the community, a complete description of existing demographic and physical conditions in the City and the metro /regional factors affecting planning for the City. A set of community planning values were developed to serve as a basis for planning goals and objectives. 1.4 PARTICIPANTS in the planning process included the City Council, Planning Commission, Community Services Commission, Housing and Redevelopment Authority Board, Social Services Planning Council, Board of Education, Chamber of Commerce, Vision 2000, the City Manager, Division Managers and other key employees, and citizens of Richfield through their critique and input. 1.5 DOCUMENT FORMAT is constructed in five volumes, each of which is presented in summary form, except for VOLUME FIVE, Supporting Documentation where all of the supporting detail is recorded for reference. VOLUME ONE is the Executive Summary, VOLUME TWO is Background and Analysis, VOLUME THREE, describes the '96PIan Elements, and VOLUME FOUR will be the Development Guide Workbook to be used as a working tool for shaping public development projects and evaluating private proposals. THE BRAUER GROUP, INC ..................... drafone2 ........................................ PAGE ONE -3 DR A F T '96 comprehensive plan update 12/3/95 volume one ................executive summary 2.0 PART TWO ............. .....................Background and Analysis 2.1 SCOPE ...... of the investigations and research to document the background and analysis included: History ......review of all available written documentation Planning... review of all available written documentation Existing Conditions.... 1990 census data and City records Community Values..... steering committee interviews /workshops Goals and Objectives... steering committee interviews /workshops Planning Subareas..... historic and current City delineations PROCEDURES ...... began with selection of steering committee members from the City council, planning commission, staff, social services planning council, Chamber of Commerce, School Board and district, and Vision 2000, in order to provide a broad and comprehensive community perspective. Committee members toured the City as a group, and each member studied a specific area or land use using photos and notes to convey ideas to the committee. Formal and informal discussions and workshop sessions formulated the values, goals and objectives basis for the plan proposals, Plan drafts were reviewed by the committee, Commissions, staff, and represented interest groups. Formal and informal public presentations and hearings were open to the public, and comments from the public were reviewed and considered in the final plan. 2.2 HISTORY...... of the City can be described in four phases...... beginning with the RURAL phase in the 1850's as a large area called "Richland" was reduced to the rectangular area of the City today by a series of annexations up to the 1920's ....................when "Richfield ", still predominantly rural, entered the SUBURBAN phase as the first Minneapolis suburb in the 30's and 40's ............ getting ready for the POST WW2 BOOM phase that persisted through the 50's and 60's until the peak population of 47,000 was reached in 1970 ..............and finally the current MATURE FIRST -RING SUBURB that exists today. 2.3 PLANNING ....... comprehensive planning began in the early 70's with a federally funded "701 Plan" that proposed policies to maintain and rehabilitate the predominantly residential nature and image of the City. Ten years later, the "1982 Plan Update" was completed in order to meet the requirements of the Metro Council directives. The '82 plan again emphasized residential rehabilitation, but also proposed multiple THE BRAUER GROUP, I NC ..................... drafone2 ........................................ PAGE ONE -4 D R A F T '96 comprehensive plan update 12/3/95 volume one ................executive summary dwelling developments to maintain a more stable population. The plan also proposed extensive redevelopment of the major commercial area lyndale- Hub- Nicollet) LHN. Dramatic change, both within and from outside the community combine to make the '82 plan of little use or value in meeting the needs of the '90's and beyond, thus the need for a `96 PLAN update. 2.4 EXISTING CONDITIONS. a) Regional Context....... can best be described under the heading of TRANSPORTATION. Richfield is surrounded and bisected by four major metro freeways, and is bounded on the east by the metro airport. Airport noise (with uncertain future), and traffic congestion offset the exceptional access that these facilities provide to City residents and businesses. The 1494 corridor is the second largest employment center in the metro area, and the Mall of America attracts more visitors than any commercial facility in the metro area, providing dynamic forces that will be important support elements for economic development in the City of Richfield. While the regional forces continue to be major forces acting on the community, economic, political, and policy support and direction from metro and state agencies will most likely continue to diminish. b) Community Context....... describes a community quite typical of the other first -ring Minneapolis suburbs, except for the largely residential character. Some of the important changes that have taken place since the '82 Plan include: population declined by 8% non whites increased from under 2% to over 6% residents with college education doubled sales and management were the top two occupations replacing clerical and professional the 1 -494 strip became the second largest employment area, and the Mall of America became the largest retail complex in the region. non family households growth exceeded family households growth by 50% land use remained essentially the same housing costs declined relative to metro area costs many infrastructure improvements were completed median incomes grew faster than the metro average. city financial ratings and conditions improved THE BRAUER GROUP, INC ..................... drafone2 ........................................ PAGE ONE -5 DR A F T `96 comprehensive plan update 12/3/95 volume one ................executive summary 2.5 COMMUNITY VALUES ......... were identified and catagorized by the Steering Committee based on interviews, photo tours and workshop sessions. Categories resulted from common themes as follows: a. Community Character /Image sense of community prosperous community small town feeling overhead utilities impact of freeways visual landscape ... particularly at City gateways attractive commercial streets and iandscaped bouievards imnmvP, appearance and use of multiple dwellings1. parks, open space, and attractive private land uses b. Land Use /Economy diverse, compatible land uses in commercial developments economic growth from strong commercial developments encourage development of small business districts improve financial condition of the community to support provision of public and private services redevelop the 1 -494 corridor support and maintain property values useable comprehensive plan with clear definitions competitive tax base minimize (optimize) parking lot use /space support continued use and improvement of current airport c. Public Facilities and Services good government sound education system effective public safety system reduced air pollution population balance to support school system code enforcement volunteerism d. Housing preservation of strong neighborhoods redevelopment of diverse housing stock new homes program e. Transportation balance in high and low traffic areas high speed bus improve freeway system community bike routes THE RRAI IFR rR01IP INr draMna, PAr;F C)NF -F D R A F T '96 comprehensive plan update 12/3/95 volume one ................executive summary 2.6 COMMUNITY GOALS....... were developed by the Steering Committee based on the values and issues developed earlier. The Committee first listed broad concepts and then grouped them in five categories for presentation. In this summary, goals are numbered (G1, etc.), and supporting objectives are listed under each goal (0), community wide G1 Preserve those elements that contribute to and enhance the small town character and community identity redevelop housing supply to meet diverse needs while maintaining the integrity of existing neighborhoods. encourage community participation in order to reinforce a sense of community ownership and belonging continue municipal investment that enhances community identity. O preserve historical, natural, and cultural resources G2 Maintain and enhance Richfield's image as a distinct and livable community. O maintain and provide quality amenities and a safe living environment for all residents. O advocate and support with municipal investment a high quality visual environment throughout the City, and particularly along major transportation corridors. O encourage and support a diversity of compatible non- residential land uses that are accessible and responsive to the needs of Richfield and adjacent communities. G3 Provide an economic climate within Richfield that will encourage the availability of quality goods, services, and employment opportunities for residents. O encourage business growth encourage and support development of strong commercial districts that respect the values and standards of the citizens of Richfield. encourage the development of viable and responsive neighborhood commercial services. G4 Encourage and facilitate preservation and development of a transportation infrastructure that provides a high degree of accessibility for destinations in and around Richfield. O encourage development and preservation of transportation connections with neighboring communities. O encourage development and use of alternative methods of transportation THE BRAUER GROUP, INC ..................... dratone2 ........................................ PAGE ONE -7 D R A F T `96 comprehensive plan update 12/3/95 volume one ................executive summary promote Richfield's locational advantage within the greater metro area. develop pedestrian and bike facilities that are functional, attractive, safe, and accessible. promote transit sensitive development economic G5 To promote diverse development that will broaden the tax base . development while reinforcing the residential character of Richfield. O promote development that can support itself and broaden the tax base. O manage development in a manner that will not harm the residential character of Richfield. O create commercial districts that sustain specific types of development that stabilize the economic base. O encourage diverse, high quality development that meets the needs of all residents and neighbors. transportation G6 To expand the existing transportation system so as to improve accessibility and the quality of life for all Richfield residents. O neutralize impact on residential areas by focusing on accessibility. O strengthen coordinated transportation efforts with other communities /metro area that enhance and reinforce the locational advantages of Richfield. O pursue improved system services to increase flexibility and access. O address parking and highway use through travel demand management (TDM) and other means to reduce congestion. continue to support the long -term operation of the existing airport in the metro area and Richfield, working with the federal agencies to provide a quality living environment for those residing near the airport. minimize the traffic impacts of parking areas. G7 Emphasize and encourage alternate forms of transportation. community G8 To achieve a standard of land use that is reflective of the environment "home town" character of Richfield. O consider Richfield's role in the metro area as a basis for land use policies. O develop residential standards for land use that will support neighborhood character. O promote the development of housing stock that is available to all income levels. O support commercial land use that is diverse and responsive to its context and the socio /economic needs of Richfield. THE RRAI IFR (,PnlIP Mr. ..................... arnfnno7 PAr„F (NF -R D R A F T `96 comprehensive plan update 12/3/95 volume one ................executive summary THE BRAUER GROUP, INC ..................... drafone2 ........................................ PAGE ONE -9 O maximize the use of existing structures for community needs O minimize the impacts of parking G9 Continue to provide high quality parks and open space that are available on a neighborhood and community wide basis. human G10 To improve the quality of life in Richfield by addressing environment human environmental and visual resources O promote improvement of environmental elements (water quality) that can enhance the image of Richfield O reduce residual noise and air pollution that can harm the health and safety of Richfield residents. O address means to improve the visual quality throughout the city, concentrating on design districts and transportation corridors, beginning with land use coordination. O provide environmental standards that will be consistent with the needs of the next decade, and reinforce the city's image as a sustainable and environmentally sensitive city. O minimize the environmental impacts of parking. natural G11 Recognize the value of the urban forest to the community by environment developing policies that will preserve existing urban forest, and encourage its continued growth and expansion. O develop policies that will encourage an urban forestry approach to energy conservation. O continue to encourage a diversity of tree species that will prevent depletion of urban trees from disease. O develop policies and construction specifications that will minimize damage for the existing urban forest canopy. G12 Ensure preservation of a level of high water quality by reducing the use of pesticides and chemical turf treatments that contribute to water pollution. infrastructure G13 To create an infrastructure that responds to the needs of the next decade. O promote infrastructure improvements that are responsive to and appropriate for existing and future needs. O promote an infrastructure that is efficient and high quality. G14 Assure the long term maintenance and eventual replacement of infrastructure. O provide adequate annual funding for maintenance. O select, train, and retain capable maintenance staff G15 Promote infrastructure that is environmentally responsible._ G16 Reduce visual and physical clutter by burying all new and replacement infrastructure utilities. THE BRAUER GROUP, INC ..................... drafone2 ........................................ PAGE ONE -9 D R A F T '96 comprehensive plan update 12/3/95 volume one ................executive summary 2.7 PLANNING SUB AREAS........ have been defined by previous studies, HRA planning, TIF defined areas, and experience. The sub areas (see exhibits following) specifically addressed in this Plan are: a. Lyndale- Hub - Nicollet (LHN) b. West 66th Street Corridor c. Penn -66th d. Interstate - Lyndale - Nicollet (LHN) e. Cedar Avenue Corridor f. Portland Avenue Corridor g. Penn Avenue Corridor h. Nicollet Avenue Corridor I. 1 -494 Nicollet to Cedar 3.0 PART THREE ...... .............................96 Plan Elements 3.1 LAND USE AND DENSITY........ a. RESIDENTIAL ...... will remain the dominant land use, and density should be increased in selected areas to replace housing lost to expanded commercial development and to maintain or increase current population levels upgrade all substandard single and multi family housing encourage multiple housing that will attract or retain young people integrate low density (under 4u /ac) single family- attached housing on scattered sites in single family neighborhoods encourage new high density (up to 8u /ac) single family - attached housing in transition areas provide for high density multiple.-:dwellings within the redeveloped regional and community commercial areas. PLAN - designations for residential"uses are: Single Family-Detached...... undesignated Single Family- Attached LOW(lunder-4u /ac)..undesignated Single Family- Attached HIGH:( "4 16:':8_u %ac) ................R -SFH Multiple Family MEDIUM (up to.20u /ac) :.....::....:::..R -MM Multiple Family HIGH (over 20u/ ac) .......... .............. R -MH THE BRAUER GROUP, INC ..................... drarone2 ........................................ PAGE ONE -10 D R A F T `96 comprehensive plan update 12/3/95 volume one ................executive summary b. COMMERCIAL ........ areas should be upgraded and modernized in order to compete with new developments proposed for the Cedar, East 66th Street, and the 1 -494 corridors. Other commercial plan proposals include: convert all isolated industrial uses to compatible uses by redevelopment encourage commercial redevelopment through publicly financed infrastructure improvements that will upgrade the environment. and expeditious public approval procedures. reinforce existing, and create new well defined boundaries for all commercial developments, and provide transitional use areas that will protect and improve adjacent residential areas. promote development of neighborhood service commercial facilities 96 PLAN designations for commercial areas are: REGIONAL Commercial. (over 150.000sf) ...............0 -R COMMUNITY Commercial (up to 150,000sf) ........... C -C NEIGHBORHOOD Commercial (up to 25,000sf) ..... C -N c. INDUSTRIAL ....... uses such as manufacturing, processing, and assembly require large sites or tend to cluster, and therefore will most likely be limited to the New Ford Town area and other land east of Cedar Avenue that is affected by future airport development. Existing industrial uses and zoning should be converted to commercial or other compatible uses through the use of incentives and specific redevelopment planning. 96 PLAN designation for INDUSTRIAL is ...........................ID d. OFFICE........ uses should be encouraged in the entire 1 -494 and Cedar Avenue corridors, within the LHN regional commercial redevelopment area, and to a limited extent in the Penn -66th area. Office, and particularly, OFFICE - SHOWROOM uses should be encouraged along the west side of Cedar Avenue. 496 PLAN designation for OFFICE is ..... ..............................0 e. PUBLIC...... uses include all sites and facilities owned by any and all governments, except those specifically designated such as SCHOOLS and PARKS. 96 PLAN designation for PUBLIC is ... ............................PUB e. QUASI- PUBLIC .........uses including churches, clubs, as well as private, non commercial libraries, schools, parks, and recreation areas and other facilities that are NOT part of the PUBLIC infrastructure but serve large portions of the population, should be identified in the `96 PLAN, and properly zoned during the implementation process. THE BRAUER GROUP, INC ..................... drafone2 ........................................ PAGE ONE -11 D R A F T `96 comprehensive plan update 12/3/95 volume one ................executive summary 96 PLAN designation for QUASI- PUBLIC is ....................QP f. PLAN STUDY....... is not a land use designation, but identifies an area that is now or should be within five years under specific planning study. It is a "holding area" intended to preserve existing uses and zonings while specific development plans are prepared. The designation recognizes those areas currently under some kind of specific planning or design study, and also recommends those areas that should be studied. 96 PLAN designation for PLAN STUDY is ........................PS g. SUMMARY OF LAND USE AREAS AND HOUSING UNITS ....... as a result of adoption of the `96 PLAN compared to existing condiions and the 1983 PLAN follows: LAND USE DESIGNATION 1983 PLAN 1994 ACTUAL 96 PLAN RESIDENTIAL 49.3% Single Family 46.89% 44.00% Duplex (Single Family High Density) 0.92% 2.61% Apartment (Multiple Dwellings) 3.83% 3.23% COMMERCIAL (Non - Office) 4.1% 3.69% 3.69% Mixed Use 0.23% 2.04% OFFICE 0.64% 0.64% INDUSTRIAL 0.6% 0.40% 0.00% TRANSPORTATION (RR row) 0.2% 0.25% 0.25% Airport STREETS 30.0% 28.05% 27.77% PUBLIC 14.9% 14.72% 14.93% Quasi - Public (Includes Private Schools) 2.08% 2.08% Schools (Public) 2.05% 2.05% Parks (Includes Ponds & Lakes) 10.17% 10.37% Other Public Facilities 0.43% 0.43% VACANT 0.7% 0.39% 0.39% Water (Non -Park) 0.01% 0.01% THE BRAUER GROUP, INC ..................... drefone2 ........................................ PAGE ONE -12 D R A F T `96 comprehensive plan update 12/3/95 volume one ................executive summary 3.2 PARKS AND OPEN SPACE....... will mature physically, and programatically as cultural and community elements are added to the system. `96 PLAN proposals include: a. Follow the adopted "System Plan" as a guide to balancing recreation, culture, ornamentation, and conservation elements in all park development and redevelopment projects including:. update a well documented inventory of park sites and facilities encourage retention of private and quasi public open space implement adopted development investment priorities for existing and proposed new park sites including acquisition of homes and land as they become available, and complete development and /or upgrade all park sites in the following priority order: 1) acquire land and homes as they come up for sale to enlarge and improve park 'facilities and boundaries for ADAMS HILL, FREEMONT, GARFIELD (trade), LINCOLN FIELD, MEMORIAL, MONROE, ROOSEVELT, TAFT, and VETERANS parks. 2)..complete Veterans Memorial Park development 3) complete upgrade of remaining neighborhood parks 4) acquire golf course or add 9 holes to Rich Acres 5) continue joint use and development of school sites 6) develop a City -wide bike /hike trail system 7) promote the private development of a portion of the Washington Park site as a mixed use residential/ commercial/ recreation facility, and replace lost open space by acquisition of homes required to connect the Wilson Park and Centennial School b. open space resource /urban shaping policies should: require bike /hike paths and landscape screening within the row to be included in freeway improvement projects except 1494. acquire, or support the acquisition by others of the MNS railroad row for a bike /hike trail corridor. develop open space /cultural resources in all redevelopment projects landscape develop the off - street bike /hike corridor system improve storm water holding ponds as open space assets c. special facilities should be maintained and improved, including: add a community activities structure to the Arena/Pool complex, and tie to the Arena. THE BRAUER GROUP, INC ..................... drafonez ........................................ PAGE ONE -13 D R A F T '96 comprehensive plan update 12/3/95 volume one ................executive summary acquire the Ft. Snelling golf course or add 9 holes of regulation golf to Rich Acres add historic and cultural interpretation of the Bartholomew home to the Wood Lake Nature Center program. upgrade the pool to become a leisure water recreation complex d. upgrade and improve park maintenance standards by: providing adequate facilities and efficient equipment adopting and following a. plan for maintenance standards continue to select, train and retain' competent staff e. some funding for parks and recreation facilities can come from the sale of NEW FORD TOWN, RICH ACRES parks, but most funds must be provided by the City through bonding and funds transfers, revenues from activities, and special revenue funds pledged to bond payments. f. require reservation of, or acquire for public park and open space all or part of key open spaces (HOLY ANGELS, ST. PETERS, ST. RICHARDS, former LINCOLN HILLS SCHOOL HOPE CHURCH/ PORTLAND SCHOOL, or any existing PUBLIC SCHOOL) if proposals are made to develop the open space element or convert to other uses. g. enter into contractual agreements for development and operation of a neighborhood park program site with the SCHOOL DISTRICT for ELLIOT /COMMUNITY EDUCATION CENTER site. h. enlarge the MEMORIAL PARK site to include the three residences along Portland, and the existing CITY HALL after the CITY HALUPUBLIC SAFETY COMPLEX is moved to the expanded VETERANS PARK site (current American Legion, gas station, and funeral home sites). I. acquire easements or fee title to enough land to construct and maintain lighted bike /hike paths and a park -like setting around MILNER and NORBY PONDS. 3.3 URBAN INFRASTRUCTURE.......is a critical element in building a positive community image ", one that requires effective management, preventive maintenance. and replacement of critical elements on a systematic basis. a. The water supply, treatment, and distribution system is good and improvements are programmed on a regular basis so that the effective life of the system should be at least 50 years. Specific proposals include: THE BRAUER GROUP, INC ..................... drafone2 ........................................ PAGE ONE -14 D R A F T `96 comprehensive plan update 12/3/95 volume one ................executive summary renovate one well and replace the pump each year, and increase the scope and extent of source water monitoring in order to detect and respond to contamination with well head protection or other appropriate actions. continue regular maintenance of the distribution system including elimination of all dead ends, quarterly operation and inspection of all valves and hydrants and corrosion effects, together with periodic flushing, cleaning, and decontamination of lines, fittings, and other appurtenances as needed. add a new 1.5 million gallon elevated tank to the system computerize all operational records and integrate remote reading meters increase testing and monitoring of treatment and distribution elements in order to maintain the highest quality water supply, treatment, and distribution system possible b. The sanitary sewerage collection and pumping system is in fair condition and will require upgrades in the next decade including: increase the annual te le- inspection, cleaning, and chemical treatment to control root intrusion and prevent service interruptions. complete an infiltration /inflow investigation and analysis and prepare a plan to replace or in -situ line those pipes and inlets that contribute most of the unwanted flows. c. THE CITY OF RICHFIELD COMPREHENSIVE SURFACE WATER MANAGEMENT PLAN (WMP)was completed in January, 1995, to meet the requirements of the Metropolitan Surface Water Management Act and to conform to BWSR Rules Chapter 8410 through the year 2000. The `96 PLAN incorporates the complete WMP, and specifically adopts policy recommendations as follows: design the conveyance systems to accomodate a ten - year event, and the storage facilities a one hundred year event. construct outlets for Wood Lake, Richfield Lake, and Augsburg Pond. provide treatment for runoff water to meet National Urban Runoff (NURP) Standards sweep all streets at least twice each year educate residents in responsible water quality mangement and ensure proper disposition of solid and liquid wastes THE BRAUER GROUP, INC ..................... drafone2 ........................................ PAGE ONE -15 D R A F T `96 comprehensive plan update 12/3/95 volume one ................executive summary adopt and implement a formal storm water maintenance plan that will include sump catch basin and retention basin cleaning. implement a water quality monitoring program to determine the effectiveness of treatment programs ellimination of illegal connections to the storm water THE BRAUER GROUP, INC ..................... drafone2 ........................................ PAGE ONE -16 system accept the responsibility of a local government unit for wetlands management classify wetlands as required by the Wetlands Conservation Act of 1991 establish a Storm Drainage Utility Fund to finance the 1.9 million capital costs, supplemented with grants and special assessment revenues. make minor modifications as required and notify all affected related organizations before significant changes, or revisions are made d. Street and alley system guiding principles include: support a hierarchy of streets to provide for different levels of mobility and access protect residential neighborhoods by providing safe and efficient arterial and collector streets promote safe and efficient travel throughout the City continue an aggressive program of trimming and sanitation of the existing boulevard and street trees to maintain the urban forest and replace losses with a variety of urban tolerant species. Specific `96 PLAN proposals include: promote shared parking and street access points. increase investment in maintenance and upgrading support development of a system of biking and hiking paths as outlined in the Parks section of this `96 PLAN. design and construct improvements that will produce Traffic Calming" in residential neighborhoods including: 1) improve capacity and safety of high volume residential streets that are not part of the collector system 2) construct diversion or constriction structures, or vacate portions of residential streets in order to reduce through traffic "short cuts" and "relief routes" for residential neighborhoods complete traffic safety and capacity improvements: 1) W66th Street from Newton to 135W 2) Portland/W66th Street Intersection THE BRAUER GROUP, INC ..................... drafone2 ........................................ PAGE ONE -16 D R A F T '96 comprehensive plan update 12/3/95 volume one ................executive summary e. public safety facilities and capital equipment recommendations include: Revise and upgrade Fire Station No. 2 when W64th Street is extended from Penn Avenue to Oliver Plan, design and construct a new Central Public Safety facility on the site designated in the East 66TH Sector Plan at the NE corner of Portland and W66th Street. Redesign Fire Station No. 1 after the Public Safety Central Offices are moved to the new site, above. f. gas, electric power, cable tv, and telecommunications franchise holders operating status and plans should be reviewed annually, in order to encourage the utilities to upgrade the systems with the most effective and reliable elements available, so as to provide the highest quality services, and reduce service interruptions g. public transit guiding principles include the following: encourage land use development that supports transit, such as concentration of high density development along transit routes. coordinate routing and schedules with adjacent cities. prvide a range of transportation modes including transit, pedestrian and bike facilities. promote safe and efficient transit travel Specific proposals for transit planning and development include: continue to support development of high speed bus demonstration project for communter trips. support development of additional regional transit hubs including the 1 -35W / 79th Street project. add a new circulator bus route between Southdale and The Mall of America to improve east -west transit in Richfield. encourage travel demand management strategies such as park and ride, HOV lanes on freeways, shared parking, and flexible work schedules in the City. h. public schools and libraries THE BRAUER GROUP, INC ..................... _drafone2 ................................... ..._..PAGE ONE -17 D R A F T `96 comprehensive plan update 12/3/95 volume one ................executive summary 3.4 HOUSING ......... policies and plans are intended to enable Richfield to be a "life cycle housing" city within the requirements of the Metropolitan Livable Communities Act, with sufficient affordable housing, diverse stock of housing types, and residential and commercial land use and development planning that provides affordable housing that is accessible to employment, recreation, and services. Because Richfield is a fully developed, first -ring suburb, changes in housing characteristics can only be accomplished only redevelopment. The `96 PLAN proposals include: a. update the 1990 census data on housing to determine current and future housing needs, and to provide a sound basis for housing policies and implementation. b. goals for future housing needs are: maintain the current ratio of affordable housing by providing development sites throughout the city. provide opportunities for development of at least 1,000 additional housing units in the city. increase the number of single family- attached dwellings by at least 500 units. reduce the number of medium density multiple dwelling units by 1,000, and increase the number of high density units by 2,000. maintain a ratio of 64 -70% owner occupied to 30 -36% rental units. c. policies to guide housing decisions are: maintian high quality development standards for residential development. increase density of housing along arterials and collector streets, and in mixed use development subareas to replace units lost over the last decade. provide for a more diverse housing stock by promoting development of single family - attached housing, reduction in the number of medium density multiple dwelling units, and an increase in the number of high density units. upgrade existing housing stock continue the "Richfield Rediscovered" and other programs to encourage and support rehabilitation and upgrading of existing housing stock of all types and values. encourage development of housing units to serve special populations. THE BRAUER GROUP, INC ..................... draronQ ........................................ PAGE ONE -18 D R A F T '96 comprehensive plan update 12/3/95 volume one ................executive summary support attractive, stable neighborhoods through strong . housing code enforcement, good public facilities and services, rehabilitation and replacement construction incentives, and active neighborhood resident organizations. review zoning, platting, building regulations, and the approval process itself, in order to. provide flexibility and expeditious reviews for development and redevelopment proposals. continue housing assistance programs-through the Richfield HRA grants and loans program. increase commercial development to provide additional jobs near convenient to housing development areas. 3.5 ECONOMICS/FISCAL ......... planning must recognize the trend toward less state and federal funding, while at the same time the need for more public funds for capital and operating budgets in a maturing community. The '96 PLAN proposals include: a. study and evaluate all fees and charges for public services to see that revenues cover the full costs of services and all supporting 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 3.6 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 '96 PLAN recommendations are proposed: a. LYNDALE- HUB- NICOLLET ..... (LHN) The LHN subarea has been the, Richfield "downtown" since`it was developed over.30 years ago. The area has gone through two major irriprov.ement and redevelopment stages since original construction, the most recent of which- added high density residential structures, mixed residential and commercial, an extensive "facelift" of the THE BRAUER GROUP, INC ..................... drafonez ........................................ PAGE ONE -19 D R A F T `96 comprehensive plan update 12%4/95 volume one ................executive summary residential structures, mixed residential and commercial, an extensive "facelift" of the HUB" commercial structure itself, and has restored the commercial vitality that was fading in the '70's. The Richfield Lake sector (North of W66th- between Lyndale and I -35W) has been shaped by the water and soils conditions of the lake area. Both Lyndale and West 66th deviated from their rigid gridiron pattern to skirt the lake and create a rare, non - perpendicular intersection of these two arterial streets. The 96 PLAN proposals are intended to consolidate the current land use patterns, converting existing single family units to single family -high density (townhouses) by expanding the Woodlake Village concept, and expanding the commercial (C -C) area along the west side of Lyndale to the west between W63rd and W64th to provide a full block depth for additional developments and parking. Existing single family housing would be converted to high density (RSF -H) townhomes or patio homes as a transitional use. A bike -hike trail should cross 1 -35W freeway at W64th Street and go through the Richfield Lake Park and the commercial development. The Wood Lake sector (South of W66th between Lyndale and I -35W) includes a recommendation to convert the few remaining single family residences along W66th Street to high density, and to acquire the two residences and one vacant lot along the north side of Lake Shore Drive to incorporate as open space, parking, or accessory buildings for the existing high density residential (RM -H) development. The large open spaces of St. Peters Church /School and the Academy of Holy Angels dominate the Holy Angels sector by providing relief to the intense commercial development north of W66th. The remaining single family homes in the block between Grand and the railroad should be converted to commercial /office (C -R/0) existing development. The single family residences along W67th and Lyndale should be converted to single family -high desity (RSF -H) as a transitional use. The Southeast sector (South of W66th, East of Nicollet) proposes conversion of existing single family to single family -high density (RSF -H) as transition use along Nicollet, W66th, and the commercial (C -C) area at the intersection. The Northeast sector (North of W66th, East of Nicollet) proposes expansion of the commercial (C -C) into the east half of the block between W64th and W65th, and conversion of existing single family residences along the east side of First Avenue and the north side of W66th Street. The Hub sector (North of W66th between Lyndale and Nicollet), is the largest and most intensely developed sector of the entire subarea. Single family residential along the east side of Blaisdell between 62nd and 63rd, and 64th and 65th should be THE BRAUER GROUP, INC ..................... drafone2 ........................................ PAGE ONE -20 D R A F T `96 comprehensive plan update 12/4/95 volume one ................executive summary converted to high density (RSF -H), and the lone remaining duplex at the corner of Nicollet and W64th should be added to the commercial area (C -C) to the south. As they near the end of their useful life in the next few years, all of the medium density multiple dwellings along the east side of the railroad should be converted to townhomes or patio homes that are more consistent with the neighborhood. The medium density multiple along the north side of W65th Street should be expanded by conversion of five single family residences in order to provide additional parking and landscaped area. The five single family residences on the west side of Harriet Avenue between W64th and W65th should be converted to commercial (C -C) to provide for additional development and parking for that developed area. The eight single family dwellings between Harriet and Grand, and the four along the west side of Garfield between W63rd and 1 -35W, should be converted to high density (RSF -H) as transitional uses. Garfield park is a nealy block long, 75 -foot wide strip of land that does accomodate a tot play lot but all other park uses intrude on the neighboring lots. The 95 PLAN shows the acquisition of five single family lots in order to provide a site of about one acre in a square shape. The north half of the existing park could be added to the medium density multiple residential development already in place to the west. b. EAST 66TH STREET (HUB TO CEDAR AVE) ...... The `96 PLAN proposes to retain the existing commercial (C -C) on three of the four corners at W66th and Portland. The northeast corner, however is shown to be acquired as a site for a new CITY HALL and PUBLIC SAFETY BUILDING. This combination of uses will provide peak parking for park activities as well as for City Hall needs, and create a "civic center" for the City. The desirable sites along the south side of W66th Street across from Veterans Park should be converted to high quality town or patio homes as the existing multiple dwellings and commercial sites near the end of their useful lives. The 12th Ave intersection should remain as a commercial corner, extending a full block to 13th Avenue on both sides of W66th. The remaining three block to the east should be limited to office uses. Single family high density (RSF -H) should serve as transition uses on all sides of the commercial and office areas. After the new facilities in Veterans Park are occupied, the current -City Hall and Public Safety Building should be converted to community activities such as a center for the arts, offices and meeting spaces for community non - profit groups, etc., and the three existing homes along Portland should be added to the Memorial Park site. THE BRAUER GROUP, INC ..................... drafone2 ........................................ PAGE ONE -21 D R A F T `96 comprehensive plan update 12/4/95 volume one ................executive summary 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 196 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 `96 PLAN. The `96 PLAN proposal detail includes the area between the Crosstown Freeway MN62), on the north, to West 70th Street on the South, from Xerxes Avenue on the west, to 135W Freeway to the East. The `96 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 proposals include: 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 W64th 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 restaurant 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. d. Use existing alleys on the south side of W66th west of Penn, and build new 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. THE BRAUER GROUP, INC ..................... drafone2 ........................................ PAGE ONE -22 D R A F T `96 comprehensive plan update 12/4/95 volume one ................executive summary 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 `96 PLAN are selected to strengthen the economic viability of the commercial area, insulate the residential area from the non - residential activity, eliminate industrial uses, consolidate 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 larger tracts that can support better structures and improvements, or provide the land on which common (public) parking could be developed. d. The first row of lots on the east side of Oliver should be converted as opportunity permits, to high density, single family dwellings that will 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 to better support area retail, and provide 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 Commercial 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 `96 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. THE BRAUER GROUP, INC ..................... drafone2 ........................................ PAGE ONE -23 D R A F T `96 comprehensive plan update 12/4/95 volume one ................executive summary 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 Neighborhood Commercial scale use is shown on 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. 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 non - residential uses further to the east along W66th, so the remaining area between Logan and 135W should remain residential, single family, with potential to convert to high density. THE RRAI IER GROUP, iNC ..................... drafo ^e2 ........................................ PAGE ONE -24 D R A F T '96 comprehensive plan update 12/4/95 volume one ................executive summary 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, APPLE BLOSSOM, FAIRWOOD, and JEFFERSON parks should follow the specific recommendations of the Parks and Recreation portion of this '96 PLAN. d. The Fire Station site would have access to W64th Street as well as Penn.. d. INTERSTATE - LYNDALE - NICOLLET (ILN) The ILN area has been the subject of planning studies since 1955, 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 '96 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. 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 a "front door" of the City. THE BRAUER GROUP, INC ..................... drafone2 ........................................ PAGE ONE -25 D R A F T '96 comprehensive plan update 12/4/95 volume one ................executive summary The 196 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 balance can be developed and upgrade what 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" (PS) in the '95 PLAN. PS is not a proposed land use, but rather a procedure that preserves whatever rights or uses that exist at the time the '96 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 '96 PLAN document proposals. The entire area should be designated consistent with the MAC alternative plan supported by the City, that is, INDUSTRIAL ID) with an overlay golf course use remaining if the City alternate plan is selected, or if the new site "track" is selected.. Land use calculations in the '96 PLAN document will show existing airport development uses and will not speculate on changes that would occur in each of the three alternative development plans for the airport facility being considered. 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 "inholding" on the corner of W63rd and 14th Avenue South, and the two public service facilities should be designated QUASI PUBLIC (UTILITIES). The 196 PLAN proposal for the corridor area between West 63rd and Diagonal Boulevard (CEDAR- NORTH) is proposed to be largely redeveloped to attract REGIONAL COMMERCIAL (C -R), COMMUNITY COMMERCIAL (C -C), and OFFICE (0), including office - showroom as the primary uses. Some commercial related to the office- showroom use would also be appropriate for these areas. 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. THP RRAI IFR r;RnI IP Mr. Arofn ? PAC;F nNF -9F D R A F T `96 comprehensive plan update 12/4/95 volume one ................executive summary The space between Cedar Avenue and the TH77 row north of West 66th Street is too narrow to accommodate affordable high quality development of any kind, and future expansion of TH77 to support access to a new terminal facility on the north side of the MAC site will simply exacerbate this situation. Upgrading the TH77/W66th interchange will most likely require relocation of the existing Cedar/W66th intersection to the west. For these reasons, the `96 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 plan 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 W63rd to W71 st, and all of the east -west cross streets except W64th, W66th W68th, W73rd, and W76th. The `96 PLAN also proposes vacation of 17th Avenue from West 64th 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 REGIONAL and COMMUNITY COMMERCIAL (C -C) development that would afford the opportunity to attract a major regional commercial use such as a hotel, together with a community scale commercial service support uses. The existing church will provide a transition use from the community commercial north of W66th, and SINGLE FAMILY 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. The existing CDP building could be used as a model to encourage similar major corporate or multi- tenant office uses on assembled sites to the south of CDP. As the suburban office market continues to improve, and the airport development continues for at least twenty years in the future, the feasibility of office and office- showroom use for this area improves as well. The Diagonal Boulevard intersection provides a logical place to provide NEIGHBORHOOD COMMERCIAL (C -N) development, particularly 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. THE BRAUER GROUP, INC ..................... drafone2 ........................................ PAGE ONE -27 D R A F T `96 comprehensive plan update 12/4/95 volume one ................executive summary 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 development of an "indoor park" on the Washington Park site. f . PORTLAND AVENUE CORRIDOR The PORTLAND AVENUE CORRIDOR planning is covered under the EAST 66TH STREET and 1 -494 EAST subarea plan proposals. Outside of those subareas, all of the lots that front on Portland should be designated as single family, high density RSF -H). g. PENN AVENUE CORRIDOR The key areas of the PENN AVENUE CORRIDOR planning is covered under the PENN -66TH and 1494 -WEST subarea plan proposals. The remaing lots that front on Penn Avenue should be designated as single family, high density (RSF -H). h. NICOLLET AVENUE CORRIDOR The key areas of the NICOLLET AVENUE CORRIDOR planning is covered under the LYNDALE- HUB- NICOLLET and the INTERSTATE - LYNDALE - NICOLLET (ILN) subarea plan proposals. The remaining lots that front on Nicollet Avenue should be designated as single family, high density (RSF -H). i. 1-494 CORRIDOR (EAST) 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 1- 494 -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 special indoor facilities that are incorporated into a mixed -use, high -rise structure similar to the Edinburgh 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 when current owners are ready to sell. THE RRAIIPP C.Rni IP Mr. Jr f^- 9 PA(;F QNF - ?R DR A F T '96 comprehensive plan update 12/4/95 volume one ................executive summary 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 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 (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 I -35W. What it lacks is an upgraded street between the two freeway interchanges. The '95 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 potential 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 is so designated. The Colony Apartments offer a similar future opportunity for redevelopment. In this case the western half offers a site for a few new single family homes, and the east half would be RESIDENTIAL - SINGLE FAMILY HIGH DENSITY The remaining area between C -R and W76th Street from Logan to Penn would be. RESIDENTIAL'- SINGLE FAMILY HIGH DENSITY (R -SFH). This area is about the same size and could develop much like the Wood Lake Townhomes on 66th Street. THE BRAUER GROUP, INC ..................... drarone2 ........................................ PAGE ONE -29 D R A F T '96 comprehensive plan update 12/4/95 volume one ................executive summary West 76th Street carries very high traffic volumes today, and the increased density and character of the development in the proposed `96 PLAN will add even more traffic, particularly between Penn and I -35W. For that reason the `96 PLAN proposal would close (or limit movements to right -in and right -out only) all of the intersections east of Penn except Logan and Newton Avenues, and relocate the service road by combining it with the freeway ramp, to improve the safety and movement of local and through traffic. Improvement of W76th Street west of Penn will follow the ALTERNATE ONE" plan adopted by the City Council for widening and repaving. The proposed bike /hike trail could be included in the widened street itself but would be much better if it is designated as part of the sidewalk in the north 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. Current plans for the improvement of 1 -494 will result in the elimination of the service roads both east and west of Penn. This will improve traffic flow on Penn Avenue between 1 -494 and W76th with only one, signalized, "Tee" intersection at W77th . 4.0 PART FOUR ............ .................Implementation 4.1 ANNUAL PLAN REVIEW ................schedule staff report and work session 4.2 REVISE ZONING ......................to conform to adopted '96 Plan 4.3 REVISE DEVELOPMENT REVIEW PROCEDURES ....... to reflect '96 Plan 5.0 PART FIVE ........ ......................Supporting Documentation 5.1 DEMOGRAPHIC DETAIL 5.2 PROCESS DESCRIPTION AND DATA 5.3 OTHER SUPPORTING DOCUMENTATION THE RRAI IFR C.Rni IP INr. .,-F,, 9 PAr;F nNIF -fin