04-09-1996 STUDY SESSIONOITY OF RIOFIFIELD
PLRmInG oommisslon
RGEWA
April 9, 1996
7:00 p.m. -- Study Session
ROE (CELL
ITEM #1 Lyndale Avenue Strategic Development Plan
ITEM #2 Joint Meeting with Community Services Commission
Capital Improvement Program /Capital Improvement
Budget
Ad(Dulr Pmn ant
Auxiliary aids for individuals with disabilities are available upon request. Requests must be made
at least 96 hours in advance to the Administrative Services Director at 861- 9702."
THE LYN DALE GATEWAY
City of Richfield, Minnesota
Redevelopment Plan and Strategy
REPORT DRAFT 2
April 1, 1996
Na
Hoisington Koegler Group Inc.
l'
E:1 0.0
Table of Contents
1.0 THE LYN DALE GATEWAY I
2.0 EXECUTIVE SUMMARY 3
3.0 THE FRAMEWORK 4
Setting
Existing Land Use
Parking
Traffic
Aesthetics
Building Conditions
Opportunities /Constraints
Property Values
4.0 THE MARKET 9
5.0 STAKEHOLDER INPUT/RESULTS 1 I
Individual Meetings
Public Information Meetings
Corridor Meetings Results (brief)
Problems /Opportunities
Guiding Principles
Criteria
6.0 THE POSSIBILITIES 15
7.0 THE CONCEPT PLAN 16
8.0 DESIGN GUIDELINES 18
9.0 COSTS AND FEASIBILITY 21
10.0 A STRATEGY TO GET IT DONE 23
Development Strategy
Development Guidelines
Interim Recommendations (to correct existing problems)
11.0 APPENDICES 27
When we look at the most heautiful towns and cities of the
pasx we are always impressed by a feeling that they are
somehow organic -fach of these towns pew as a whole, under
its own laws of wholeness... and we can feel this wholeness, not
ony,& the largest rate, hut in every detail- in the restaurants,
in the sidewalks, in the houses, shops, markets, roads, parks,
gardens and WAS Even in the halconies and ornaments "
Christopher Alexander,
A New Theory of Urban Design
Cities consist of a number of parts each playing a
distinctive role in how the city is perceived and
experienced and how it functions. Together, the
parts comprise something greater than the whole so
if the parts complement the whole they reinforce and
expand people's recognition and memory of the
community. If elements detract from the city's
image, character or well- being, they make the sense
of community more difficult to comprehend.
The problem with most cities, especially suburban
cities, is that they do not have a sense of place from
which meaning can be readily understood. They do
not have a center. They do not have distinct edges.
They simply blend into the suburban fabric that rolls
endlessly across the landscape. They deprive those
who live in them from enjoying a community of
meaning. Perhaps, suburbia represents the grand
quest for anonymity. Anonymity and homogeneity
provide neither richness nor community identity.
Lacking a sense of community identity, it is often
difficult to know what role each of the city's parts
must play if they are to contribute to the experience
of the place.
1.0
The Lyndale Gateway
Is it important to live and do business in a place that
is distinctive, recognizable and memorable? Yes!
Communities that have no recognizable character
and allow unfettered and mindless growth have no
soul. While strip commercial development and other
land use travesties flourish, the community image
suffers. In memorable communities, each element
contributes to the whole and the value of the
community grows. Every aspect of the community
must contribute yet each must have meaning and a
subtle identity in its own right. Each must have a
focus and be distinguishable from its surroundings.
Christopher Alexander tells us that there is a
connection between healing and wholeness, that we
have countless opportunities to take small healing
steps to move the city in the direction of wholeness.
Every increment of construction must be made in
such a way as to heal the city." Further, according to
Alexander, 'Every new act of construction has just
one basic obligation: it must create a continuous
structure of wholes around itself."
As a community gateway, Lyndale Avenue is an
important part of the whole City of Richfield. It is
here that at least one opportunity exists to reinforce
the sense of place while creating value for the
surrounding neighborhoods and the community. It is
here that first impressions will be etched on the
minds of City visitors.
Lyndale Avenue Corridor • Report Draft 2 • Page 1
The Lyndale Avenue Corridor, beginning at 77th
Street, should be thought of as distinctive and
different from the 1 -494 corridor which harbors the
Shops of Lyndale. 1-494, and the uses it birthed, are
elements of a regional community, a metropolitan
economy. Though literally within Richfield, the Shops
of Lyndale serve a regional clientele and must offer
copious parking and low prices as an inducement to
travel long distances to shop.
The Lyndale Avenue gateway to Richfield (there are
others) begins at 77th Street and should extend no
farther north than 74th Street. It is distinctive
because it is commercial in use while the area that
surrounds it is residential. It is also deficient in may
respects in fulfilling its gateway potential. It is
substantially deficient in parking and property values
are declining. It is deteriorating aesthetically and is
evidencing blight which contributes to vacancies,
high - tumover and low rents. If left unattended, the
deterioration of the center will adversely effect the
neighborhood and
become a serious liability for the larger Richfield
community. It must be made to contribute to the
City's sense of place. Healing it represents a small
step toward community wholeness.
The objectives of the Lyndale Avenue Strategic
Development Plan are to:
Create a distinctive gateway which
contributes to Richfield's sense of place.
Arrest blight within. the Lyndale Avenue
commercial area.
Improve compatibility between the Lyndale
Avenue businesses and the immediately
proximate neighborhoods.
Define a strategy to foster corridor
improvements.
Involve residents and business persons
heavily in the formulation of plans and their
implementation.
Lyndale Avenue Corridor • Report Draft 2 • Page 2
The following represents a summary of the significant
findings, condusions and recommendations of the
Lyndale Avenue Redevelopment Plan and Strategy:
1. Lyndale Avenue is an important gateway to the
City of Richfield.
2. The commercial area extending from 74th to
77th Streets is experiencing a growing level of
stress including eroding property values,
increasing tenant turnover, building vacancies,
insufficient parking and poor appearance. The
area of greatest concern is the 7600 block both
east and west sides.
The immediately adjacent residential areas
remain stable but will be increasingly effected by
the commercial district.
2.0
Executive Summary
6. There is a market for smaller office buildings and
both neighborhood oriented and destination
retail, some of which could be captured along
Lyndale Avenue.
7. A total of eight aRemative plans were considered
ranging from "do nothing" to complete
redevelopment. Two of the alternatives
included the expansion of the district to include
one row of houses both east and west of the
existing commercial district in the 7600 block and
the east side 7500 block near 76th Street.
B. The preferred or hybrid plan balances economic
realities with public input. It includes . the
redevelopment of the 7600 block, east and west
sides, including the west side of Garfield Avenue
and the east side of Aldrich Avenue.
4. The Lyndale Avenue planning process included 9. The primary strategy to be pursued by the City
individual meetings with most businesspersons is to market and redevelop the 7600 block east
and immediately effected residents. It also and west sides by year 2001 and to be prepared
included several public meetings to obtain input to respond to redevelopment proposals
and review plan altematives. elsewhere in the corridor.
Residents and businesspersons identified parking,
appearance, alley conflicts, traffic, lack of
maintenance, high turnover and 'uncertainty
about City plans as the problems most needing
to be addressed by the City.
10. The strategy also includes measures to enhance
the appearance of the corridor, correct existing
problems, protect the neighborhood, acquire
land, finance redevelopment and insure that the
development outcome is consistent with the
plan's intent.
Lyndale Avenue Corridor • Report Draft 2 • Page 3
Richfield is a unique community for a number of
reasons. One reason is that all but one of its edges
is defined by a major highway that separates it from
its municipal. neighbors. Yet another, highway
1 -35W) traverses its center exposing the traveling
regional public to the City's most prized natural
resources, Wood Lake and the stands of mature oak
that grace the highway's west flank. Even with these
attributes, do passersby realize that they have arrived
in Richfield? Are there any dues signaling the change
in jurisdiction? No! Such is the state of modem
suburbia where it is impossible to Merentiate one
community from the next.
Because Richfield is juxtaposed to several regional
highways, it has relatively few opportunities to
establish gateways to the City. One of the most
important of these is Lyndale Avenue at 77th Street.
Lyndale Avenue, between 74th and 77th Streets is a
commercial strip, a collection of disconnected retail
goods and service businesses many of which were
birthed in the 1940's when Lyndale Avenue was
much narrower and customers shopped much closer
to home. Like centers of its era, it originated
regional setting m
3.0
The Framework
to service the neighborhood and it contained some
very prosperous merchants. It first lost its power
over the marketplace and then lost businesses to
larger regional retail centers. It then lost even more
when the widening of Lyndale Avenue eroded
parking at the same time parking demands were
increasing, all attributable to growing public
dependence on the automobile. The end result is a
center than no longer meets contemporary retailing
standards, is not competitive in the marketplace and
is virtually impossible to revitalize without public
intervention. With a few exceptions, the value of
buildings has eroded creating opportunities for
incubator businesses which are dependent on low
rents while creating a growing liability for the City's
tax base and image.
Until recently, the neighborhoods that surround the
center have been able to sustain themselves in spite
of the conflicts associated with shared alleys,
unwelcome odors and growing unsightliness. As
successful businesses continue to depart the center
and are replaced by less desirable merchants in
search of low rents, will the stability of the
neighborhoods also be threatened?
Lyndale Avenue Corridor • Report Draft 2 • Page 4
land use map here
The Study Area extends from 74th Street to 1 -494
and embraces both sides of Garfield and Aldrich
Avenues. The predominant land use fronting Lyndale
Avenue is commercial with retail, auto and service
uses predominating. Significant uses include the
Metro Dental Clinic, Super America, Amoco and
Dairy Queen. Garfield and Aldrich Avenues are
single - family residential in use and virtually all are
homesteaded properties. The Century Court
Apartments and the Woodlawn Terrace Mobile
home park have frontage directly on Lyndale Avenue
on the east side of the 7400 and 7500 blocks.
The land use pattern varies from block to block with
relatively intense commercial development in the
7600 block where buildings are connected or closely
juxtaposed. Elsewhere in the corridor individual
buildings occupy separate sites. The west side 7600
block contains some two-level space with apartments
and office above retail. This block evidences a great
deal of physical stress including too frequent
merchant turnover and building vacancies. Most of
the rest of the corridor has excellent business
longevity and only infrequent vacancies.
Land use south of 77th Street is remarkably different
in that it is very large in scale, is of recent vintage and
caters to regional traffic. Uses include the Hampton
Inn (east side) and the evolving Shops of Lyndale.
These developments occupy large sites and are being
built to reflect "contemporary" standards including
large buildings* with large parking lots in front.
Though located in Richfield, this area relates more to
the regional 1 -494 community than to the City of
Richfield.
Lyndale Avenue Corridor • Report Draft 2 • Page 5
LEGEND
Residential Commercial
Single- Family -Auto - Vacant
Multi- Family - Retail -Redeveloping
Mobile Home - Service . Greenway
EXISTING K ° g T LAND USE 1 =W
Ma sl .gton Koeo er cmoW It ,
Lyndal a Avenue Strategic Development Plan L
R1 chfi el d, K nnesota
V
Structural Conditions and Values
The condition and inflexibility of buildings and eroding
values are the most significant problems currently
existing within the corridor.
Building values are declining though land values
continue to increase. In actual dollars, buildings have
decreased in value since 1990 while land has
increased in real dollar value since 1985. The area
where the most significant problem exists is the west
side of the 7600 block.
TABLE 1
REAL ESTATE VALUES
YEAR LAND VALUE BUILDING VALUE TOTAL VALUE
1985 $1,378,100 $2,644,500 $4,022,600
1990 $1,847,800 $3,002,600 $4,850,400
1995 $2,271,100 $2,932,900 $5,204,000
Source: Hennepin County Appraisal Office
Lyndale Avenue Corridor • Report Draft 2 • Page 6
The next most significant problem facing the corridor
is the lack of convenient and accessible parking.
Nowhere in the corridor is this problem more parking map here
pronounced than in the west side 7600 block where
the parking ratio is approximately two spaces per
1,000 square feet of gross floor area and a substantial
part of that is located behind buildings where it is not
visible to passing motorists. Furthermore, the parking
that does exist on the Lyndale Avenue side occurs
either on the street at the curb line or near the
storefronts on the sidewalk where it conflicts with
pedestrian traffic.
Parking in the east side of the 7600 block is more
favorable having a ratio of approximately 3.7 spaces
per 1,000 square feet of gross floor area. However,
Lyndale Avenue is proposed to be widened to
accommodate the expansion of the 77th Street
intersection. This widening will eliminate parking in
front of the stores on the east side, whose addresses
include 7615 through 7633, creating a situation not
unlike that immediately across the street. Parking
within the remainder of the corridor is generally
more favorable although the Metro Dental Clinic has
a 20 to 25 car deficiency which is met with on -street
parking in the adjacent residential neighborhood.
This deficiency is primarily attributable to the use of
the building for the Metro Dental administrative
offices, which use occupies a considerable portion of
the building. The deficiency persists in spite of
approximately 24 parking spaces in the lower level of
the building. This problem will not be easily
corrected due to an unusually high demand for
parking and the absence of land to accommodate it.
Lyndale Avenue Corridor • Report Draft 2 • Page 7
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LEGEND
PARKING
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Traffic map here
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Traffic in the Study Area is not particularly
problematic attributable to the construction of 77th
Street which has halved the volume of traffic on 76th
Street to approximately 6,000 AADT. Volumes on
Lyndale Avenue approximate 12,000 AADT. Some
traffic is, however, purported to use Aldrich Avenue
to avoid the signal at 76th Street and Lyndale
Avenue.
Summ r
There are major forces at work in the marketplace
and the corridor that will continue to erode the
quality and function of the Lyndale Avenue business
community. In other words, it is not now
experiencing stability nor will it in the future. It is
continuously changing in the direction of decline.
Unfortunately, these forces are irreversible without
public intervention and landowners, themselves, have
virtually no ability to alter this trend. This is
particularly true in the 7600 block west side where
considerable private improvements would produce
too little increase in rents to warrant significant
investment. Should we "hope" that the situation will
correct itself? If we do, things must get a lot worse
before they will get better. The question is not
whether" but "when" public money will be spent to
correct the problems associated with Lyndale
Avenue. And the timing of intervention will correlate
with the public's perception that a problem exists. In
fact, this perception already exists in the minds of
many. It will grow in more minds as the appearance
of the area declines, as marginal or undesirable
businesses replace those that depart, as the
commercial tax base erodes placing an increasing
burden on the City's taxpayers and as the adjacent
neighborhoods begin to take on the blighted
characteristics of the retail district.
Lyndale Avenue Corridor • Report Draft 2 • Page 8
V
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LEGEND
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Sidewalks
Transportation Corridor
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LyndaLL e Avenue Strategi c DeveL opment PL,oLn
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LyndaLL e Avenue Strategi c DeveL opment PL,oLn
R1 chf I el d, M1 nnesota
LEGEND
R Single Family Residential
MR -1 Two Family Residential
MR -9 High Density Multi- Family Residential
C -1 Neighborhood Business
C -2 General Commercial
C -9 High Density Commercial
PC -2 Planned General Commercial
ZONING
Lyndal a Avenue Strategi c Devel opMent PL an
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Maxfield Research Group, Inc. was hired as a
subconsultant to HKGi to assess the current market
situation for commercial businesses in the Lyndale
Avenue corridor (Study Area). The firm identified
draw areas appropriate for both neighborhood and
specialty retail goods, analyzed the current strength of
the competitive retail concentrations near the
corridor, analyzed employment growth in the
southwest sector of the Twin Cities Metropolitan
Area and assessed the current strength of the market
for office space, particularly small and medium -sized
users. Conclusions focused on the demand for
additional retail and office space in the south metro
area, the strengths and weaknesses of the existing
retail and office space in the corridor, and the
potential for this area to attract new development
given various redevelopment options.
The study included interviews with 20 businesses
within the corridor to determine how long they had
been in business on Lyndale, from what distance they
draw their primary customer base, and the effect of
the Lyndale Shops development on business within
the corridor. The survey found that most businesses
draw customers from either the south metro area
Bloomington, Richfield, Minneapolis and Eden
Prairie) or from the entire Metropolitan Area. In one
case, the retailer draws customers from a five -state
area.
The demographic evaluation found that the
population within a five mile radius of the Lyndale
Avenue condor declined between 1980 and 1995
attributable to the aging of the population and
shrinkage in household size. The population within
this area is projected to decline even further between
1995 and year 2000. However, the population of
the trade area within a ten mile radius of the corridor
is projected to grow significantly during this
timeframe.
The Market
The market study concluded that the 1- 494/Lyndale
Avenue area will continue to be a strong location for
retail goods and services, but the greatest areas of
growth will likely be destination retailers who are able
to draw customers from rather considerable
distances.
The study concluded that there is a market for
smaller office buildings and approximately 60,000 to
80,000 square feet should be able to be captured
within the City. The study recommends smaller
buildings which do not compete with the Meridian
Crossings building located at 1 -35W and 1 -494. The
study also identified potential for medical/professional
office space.
Approximately 80,000 square feet of neighborhood
oriented retail space demand was calculated. Of
that total, the Lyndale Avenue corridor was estimated
to be able to capture between 25,000 and 35,000
square feet. Maxfield Research also identified a
remaining demand for between 75,000 and 135,000
square feet of neighborhood /destination retail in the
market area. Some amount of that could be
captured in the Lyndale Avenue corridor in smaller
buildings. Potential neighborhood retail uses and
destination retail /specialty uses were identified as
shown in TABLE 2.
Maxfield Research Group also reviewed the
preliminary redevelopment options developed by the
lead consultant HKGi for market veracity. They
concluded that Alternatives 2B and 3A with parking
facing Lyndale Avenue offer the best opportunities
from a market perspective. These represent
configurations that are often preferred by developers.
Maxfield Research also concluded that housing above
retail may not be feasible unless it includes multiple
stories.
Lyndale Avenue Corridor • Report Draft 2 • Page 9
t.'
TABLE 2
Types Examples
Take -Out Restaurant
Audio Perfection
Ethnic, Pizza, Fast Food Domino's, Pizza Hut, Subway
Sit -down Family Restaurant Perkins
Personal Services
Hair Salon Cost Cutter, Great Clips
Specialty Health and Beauty Beauty Mart
Mailing/Copying Mailboxes Etc., Pack and Post
Accounting/Tax H.R. Block
Insurance American Family, State Farm
Tailoring Sew What!
Dry Cleaners Pilgrim Cleaners
Travel Agent Carlson Travel
Film Processing Pro-Ex
Card /Gift Shop Hallmark
Deli /Convenience Store Brook's Foods, Tom Thumb
Video Rental Panorama, Mr. Movies
Liquor Store MGM Liquors
Drug Store Walgreen's, Snyders
Coffee Shop and Bakery Dunn Bros, Brueggers Bagels,
Bagel City
Child Care Horizon, Kinder Care
Types Examples
Home Fumishings- Interior Decorating/ Shades of Minnesota, Tile and
Upholstery Carpet
Electronic Equipment Audio Perfection
Automotive Supply Carquest Auto Parts
Liquidators Best Liquidators
Sporting Goods Equipment/Rental
new or used) Play It Again Sports, Nevada Bob's
Dance or Fitness Studio Ladies Choice Fitness
Computer Software, Music, Books Media Play
Home Crafts Machines and Instruction Richfield Sewing Center
Computers (new and used) Computer Renaissance
Other Specialty Retail Stores
Lyndale Avenue Corridor • Report Draft 2 • Page 10
The success of any project is dependent upon good
communications between the city and its residents
and the involvement of people who live and work in
the community. The reason for this is because there
needs to be public "buy -in" or support for the project.
Stakeholder involvement was actively encouraged
and solicited before plans were drawn and
throughout the process so stakeholders could play a
positive role in shaping plans for the corridor. All
information about the project was disseminated
through a series of meetings, workshops and three
newsletters. (The newsletters which have informed
and encouraged communication and interaction
between the City, its residents and businesspersons
are included in the appendix.) The process for
getting at stakeholder involvement is described °
below.
Businesses /Owners
5.0
Stakeholder Input/Results
Individual meetings with every neighbor and
businessperson within the corridor (excluding the
Century Court apartment residents) were scheduled
to explain the project scope and listen to problems
and concerns. Efforts were made to contact all 83
residences and 50 businesses on September 12, 13,
and 14. Approximately 44 businesspersons and 52
residents responded. In general, businesspersons
indicated that location and low rent were the reasons
for locating in the Lyndale Avenue Corridor. The
one problem agreed upon by almost all respondents
involved parking deficiencies. Suggestions for
improvements included facelift, parking, appearance
and small scale businesses.
INDIVIDUAL MEETING RESPONSES
Reasons for
Locating
Visibility
Accessibility
Location
Low Rent Improvements Alternatives
Im rovementsp
Suggested Suggested
Parking
Convenience
Facelift Stores
Uniformity
Neighbor -
Cleanup Next Step hood Shops
Problems
Improve Small Scale
P °g Signage Facelift
Appearance
Smaller Improve
No Room for
Businesses A earancePP
Expansion
Turnover
Uncertainty
re: City's plans)
Lyndale Avenue Corridor • Report Draft 2 • Page I1
Residents
Traffic
Lack of Maint.
Parking
Crime (emaved)
V
Public Information Meetings were held for the
adjacent neighborhoods and business community to
explain the project purpose and scope, elicit ideas
and take initial input. These meetings were held on
September 6th and 7th. Approximately 40
businesspersons and 60 residents attended these
sessions. A series of questions were asked to get at
specific issues.
In general, the meetings were very positive.
Residents, more than businesspersons, think the
area needs to change. Opportunities included
accessibility, high visibility and low rents. Challenges
included parking, conflicting use of the alley,
appearance, signage, backs of buildings, and the lack
of room for expansion. Issues consisted of land use
compatibility, loss of existing businesses, the City s
needs vs the businesses needs and understanding
who decides. Factors identified as important in
evaluating alternative concepts included appearance,
pedestrian accessibility, parking, residential
compatibility, traffic /accessibility, economic feasibility,
who will pay, loss of existing business, convenience
services and public input.
PUBLIC MEETING RESPONSES
Pedestrian
OPPORTUNITIES CHALLENGES ISSUES
Accessibility Parking Who Decides
High Visibility Conflicting Uses of City's Needs
Low Rents Alley Business Needs
Public Input
Appearance Land Use
Buildings/Signs) Compatibility
No Room for Loss of
Expansion Businesses
IN Don't Trust
City
FACTORS TO BE CONSIDERED IN
EVALUATING ALTERNATIVES
Appearance Economic
Pedestrian Feasibility
Accessibility Who Will Pay
Parking Loss of Existing
Residential Business
Compatibility Convenience
Tramcl Services
Accessibility Public Input
Lyndale Avenue Corridor • Report Draft 2 • Page 12
The input received from both the individual and
public meetings provided the basis• for the Guiding
Principles. The guiding principles were principally
derived from empirical observations, the review of
background information and listening to both
businesspersons and residents talk about the Lyndale
Avenue Corridor. They are based on what we
learned by seeing, listening and reading. These
guiding principles were established early in the
process as a way to guide the development of the
plan and focus the project on a set of commonly
accepted themes and ideas. Ultimately, these guiding
principles will serve as criteria by which development
proposals can be judged. They are listed_ below, in
no particular order, as follows:
0 Open Me Gateway to Richfield - This area
int oduces residents and visitors to Richfield at one of
the few points of entry from the outside. /t should
welcome and invite people, revealing the true
character and spirit of the Richfield community.
AF Improve the Function of the Area - Business
accessibility is made possible through the relationship
of Me transportation corridors, sidewalks, alleys and
parking areas. Safe and effective streets, parking
areas and alleys will reduce congestion and parking
problems; will improve safety and access; and will
encourage people to park in one spot and shop at
several stores.
i Invite the Pedestrian - While a business district
may receive most of its `traffic" in the form of the
automobile, the pedestrian mode is the primary form
in which customers directly access businesses. A
condor should be active, inviting and confusion -free
to the pedestrian, allowing all persons the
opportunity to reach and explore the business area.
Ar Make F 'sting Business Persons and Land Owners
a Part of the Solution - There are some business
persons and land owners who will be affected by this
process more than others. No matter the outcome
ofthe planningprocess, some businesses and owners
may not be able to be part of the solution. To the
extent possible, consideration should be given to
having existing business persons and owners play a
role in the redevelopment of the cornmerria/ area.
a Keep the 'smallness °Feel - The Lyndale Avenue
corridor is defined by the small, independent
buildings, distincty different from the large box
anchor store developments along 1 -494. This
smallness feel should be maintained as a character of
Me corridor to make It feel like Richfield.
i Serve the Neighborhood - This area is
comprised of commercial area, embraced almost
entirely by neighborhoods; establishing a closely -knit
district. Services which meet the local neighborhood
needs should be encouraged to maintain a
connection between these areas.
Make Good Neighbors - The Lyndale Avenue
Corridor encompasses a range of uses induding a
variety of businesses and dwelling units. An
environment which fosters compatibility and harmony
between uses will result in a healthy, vibrant
community.
i Involve People - Both residents and businesses
have a stake in the results of this process.
Involvement throughout the process is a key
ingredient for successful outcomes. All parties should
be continuously involved to identify the full range of
perspectives.
N Make It Connect - The Lyndale Corridor indudes
a wide array ofindividual businesses. These should
be knit together into a commercial district, creating a
sense ofunity and cohesiveness.
i Make It Happen - Any project needs to
demonstrate the economic feasibility to both business
persons and the City. Any plans for the Lyndale
Avenue corridor should indude well planned, feasible
options.
Lyndale Avenue Corridor - Report Draft 2 - Page 13
L1
Two Corridor meetings were scheduled as part of
the public participation process.
Corridor Meeting # I
Over 100 people attended Corridor Meeting # I at
the Oak Grove Lutheran Church on November 9th.
At this meeting, residents and businesspersons were
asked to review criteria and eight alternative plans for
the Lyndale Avenue business area. Both the criteria
and plans were derived from the Public Information
Meetings held on September 6th and 7th. In all,
thirteen criteria were developed. Small groups were
asked to identify the four criteria they felt were the
most important in evaluating plan ahematives. The
most frequently selected criteria were as follows:
Appearance
Parking
Residential Compatibility
Residential Impact
The second portion of the Corridor Meeting asked
residents and businesspersons to identify all of the
plan altematives they were willing to support. (See
section 4 under options for an explanation of the
alternatives). The following conclusions were reached
from the participants' responses to the plans:
In general, there is a willingness to look at
alternatives which relocate businesses.
There is a strong sense that something physical
needs to change but there is also concern for
impacts on people (residents and
businesspeople).
Based on the total number of responses,
Alternatives I and 2 received the most support.
However, preferences of the groups for their
own block suggested support for alternatives 3,
4 and 5.
There is relatively little support for doing nothing.
Corridor MeetinjR #2
The City Council, Housing and Redevelopment
Authority, and the Planning Commission held
Workshop #2 on November 14th at the City Hall to
discuss the results of Corridor Meeting # I and to
provide direction to the Consultant. Based on this
meeting, the Consultant was instructed to prepare
more detailed drawings which represent a hybrid of
the preferred altematives. This hybrid includes
elements of alternatives 1, 2 and 3. Alternatives 4, 5
and 6 were not consistent with the criteria
established by the group at Corridor Meeting # 1.
Corridor Meeting #2 provided an opportunity for
people to review and comment on the composite
plan. Corridor Meeting #2 was divided into two
sessions, one for corridor businesspersons and the
other for area residents. The purpose of Corridor
Meeting #2 was to ask residents and
businesspersons to review the Hybrid Plan and
Strategy and identify good and bad points. The
results of Corridor Meeting #2 are included as
Appendix
Meeting With Develop
The process included a meeting on January 10, 1996
with several developers to test the alternative plans.
The original intent of this session was to evaluate two
or three story potential with office or residential over
retail. The outcome was much broader than
expected. Developers recommended that the City's
role should be: 1) to educate the public about the
economics of business and redevelopment, and 2) to
set broad guidelines for redevelopment while leaving
substantial flexibility and creativity to the developer.
r
Lyndale Avenue Corridor • Report Draft 2 • Page 14
In all, eight alternative concepts were generated
ranging from complete redevelopment to do nothing.
The following provides a brief description of each.
Altemadws
Facade, sidewalk and parking
improvements all to be done within the
existing zoning district. Most businesses
will remain, however parking will be
developed at midblock locations where
buildings are vacant or underutilized.
2a & 2b Redevelopment within the existing
commercial district. Buildings could be
located either at the back or front of the
lots. Parking areas are consolidated and
visually accessible.
3a & 3b Redevelopment in an expanded
commercial district. The business area is
expanded in the 7600 block and the east
side of the 7500 block near 76th Street.
Buildings could be located either at the
back or front of the lots. The amount of
development is increased.
0
Similar to Altemative 1, however, existing
buildings are encouraged to expand, be
rehabilitated or redeveloped with
consistent materials.
Facade and streetscape improvements
only. Fronts of buildings will be improved
and landscaping will be placed along the
streets. No increase in parking.
Do nothing. The business area remains
as it is.
6.0
The Possibilities
These alternatives were evaluated using the criteria
that were established by participants during the public
information meetings. The results of the evaluation
are included as Appendix
Lyndale Avenue Corridor • Report Draft 2 • Page 15
In many ways, this district is seen as one of the
important gateways to the Richfield community. As
an introduction to the community, it seems it should
reveal something of the character of the community,
showing Richfield as a place of neighborhoods and
commerce in a "hometown" atmosphere. As the
area redevelops, it makes sense to try to instill some
of the qualities and character of the community into
this district.
The Concept Plan strives to create a gateway district,
building from a framework of design guidelines based
on neighborhood and business community input,
research on development feasibility, and the ability of
the City to shape development. The plan that is
shown in this report can only be a guide for
redevelopment; it provides the framework within
which redevelopment can occur that supports the
community- derived guiding principles and the
opportunities and constraints presented by what
exists. This plan will be used by the City to market
the area, helping potential developers understand the
direction created through the process of working
with the community. And, as development proposals
are brought to the City, the Concept Plan and
associated design guidelines will be used to evaluate
the proposals. While the built result may not match
the plan exactly, its underlying character must be
maintained in order to match the community's vision.
In the plan, the entire redevelopment area is
recognized as the gateway, so a strong identity must
be established. Two factors are critical: boundaries
and continuity. The boundaries have been defined as
shown in [Figure x]. These boundaries signal the
point at which you enter the district, and also set the
limits of commercial development. It is equally
important to create continuity through the district;
7.0
The Concept Plan
while buildings will be different in size and use, there
must be elements that they have in common, and the
public space of the district must be developed in a
uniform manner. With boundaries established and
elements defined that establish continuity, the district
gains cohesiveness and a sense that it is whole.
Development in the district will be oriented to a mix
of retail /commercial and office uses, with
opportunities for some higher density residential uses
in combination with retail or office. The district will
support businesses that serve the neighborhood, as
well as those that orient to the more regional market
with specialty stores and services. Within this mix of
uses, the opportunity for joint use of parking is
created, allowing a customer to move from store to
store without relying on their car.
Residential development is an important element of
the plan. While residents represent a market for
nearby businesses, many people actually prefer to live
in mixed use areas that offer convenient shopping,
working and entertainment opportunities. The
southeast comer of 74th Street and Lyndale Avenue
are intended to satisfy this need. The Audio
Perfection and Woodland Terrace sites offer unique
opportunities for a variety of urban housing types.
Whatever the use, it will be buildings that are the
focus of development, not parking lots. This allows
the built form of the district to help set its identity,
and provides for convenient movement for
pedestrians as they do not have to cross parking lots
to reach sidewalks or storefronts. Buildings that are
close to the street are critical to this concept, which
dictates parking that is located behind or beside
buildings.
Lyndale Avenue Corridor • Report Draft 2 • Page 16
The intersection of 76th Street and Lyndale Avenue
becomes important, as 76th Street provides the most
direct connection to the adjacent neighborhoods.
Buildings surrounding this intersection should be the
two or three stories, reinforcing its place as the heart
of the redevelopment district. Taller buildings should
extend south of 76th Street as a transition to the
larger commercial uses along 77th Street and
Interstate 494. The scale of the buildings decreases
north of development at 76th Street and Lyndale
Avenue, creating a transition to the residential areas
at the edges of the district.
The neighborhoods surrounding the district are
critical to its success. Although they must be strongly
connected to it, they must be sheltered from any
negative influences of commercial activities. In the
plan, physical separation and visual buffering is shown
at the common boundaries between the
redevelopment area and the neighborhood.
To respect the place of the commercial area in the
community, this district should not exist in isolation
from the neighborhoods that support it. Therefore,
the plan shows development of a pedestrian system
that reaches beyond Lyndale Avenue along 76th
Street and 74th Street to link to the neighborhoods.
Lyndale Avenue Corridor • Report Draft 2 • Page 17
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There are design guidelines that must be followed in
order to achieve the intent of the Concept Plan and
generate development that supports the guiding
principles. While development may not exactly
follow the patterns shown in the Concept Plan, plans
must be consistent with the design guidelines.
Guidelines have been developed for public spaces,
sites and buildings.
Public Spaces Develop a consistent streetscape
through the redevelopment area to define its limits,
to establ&h a significant sense of a dist7d, and to
create a more active street environment for
pedestrians and cars
Use pedestrian scale streetlights at a regular
interval at all streets within the redevelopment
area
Provide pedestrian amenities (benches and trash
receptacles) at logical locations along Lyndale Ave
Require ornamental fences and plantings to
screen parking areas from street views
Plant street trees at a regular interval at all streets
within the redevelopment area
Plant other plantings to create highlights at
pedestrian oriented spaces, building entries and
other focal areas
Establish a method of maintaining streetscape
improvements that is common for all properties
in the district
Mark the entries to the redevelopment area to
reinforce its identity as a district
Establish markers on both sides of Lyndale
Avenue at 76th Street and 74th Street
Establish markers on 76th Street at the southeast
comer of 76th Street and Aldrich Avenue, and at
the northwest comer of 76th Street and Garfield
Avenue
Design Guidelines
Create spaces that are not buildings or paring areas
to create interest in the patterns ofdevelopment and
to provide places for pedestrians away from bury
streets
Create small "pocket plazas" between or beside
buildings that could be used for outdoor
restaurants, eating areas or gathering spaces, and
to create links between parking areas and the
street; develop these spaces to make them feel
like an extension of the street (similar paving,
lights, benches)
Encourage the development of a farmers market
that could use portions of larger parking areas at
off -peak parking times
Establish sidewalks continuously through the district
to provide for uninterrupted pedestrian arrulation
Provide sidewalks exclusively for pedestrian use
along Lyndale Avenue
Extend walks from Lyndale Avenue along 76th
Street and 74th Street to the limits of the district
Extend walks south of 77th Street to the main
entries of the Shops at Lyndale and the Hampton
Inn
Close 75th Street between Lyndale Avenue and
Aldrich Avenue to eliminate the potential for 'short
cuts" through the neighborhood
Reroute the alley to reach Aldrich Avenue
Use the right -of -way to allow for more intense
development or to create additional parking
Configure and locate parking to insure that
buildings remain as the focus of the district
Discourage parking in front of buildings, except
where that parking might occur on the street
Place parking behind or beside buildings
Lyndale Avenue Corridor • Report Draft 2 • Page 18
Prohibit parking areas at street intersections
Make access to parking areas prominent and
visible from the street
Create a buffer betvveen the redevelopment area
and adjacent homes to mitigate any negatnw
influences ofcommerdal activities in Me distract
Provide a 40 foot wide bermed and landscaped
buffer strip with a five foot high fence (colored
chain link) at the area south of 76th Street and at
the northeast corner of 76th Street and Lyndale
Avenue
Require a 15 foot wide landscaped buffer strip
with a similar fence at all other areas
Establish a method of maintaining the integrity of
the buffer that is common for all properties in
the district
Create parking areas to accommodate expected
demand
Encourage the development of uses that
creatively share parking by time of day amongst
a variety of uses in order to reduce the total
amount of land dedicated to parking
Maximize density in the district by discouraging
the development of excess parking
Combine access points from Lyndale Avenue In
order to reduce potential conflicts
Allow a single access at Lyndale Avenue between
77th Street-and 76th Street
Require 150 feet between access points at
Lyndale Avenue and all other redevelopment
parcels
Prevent access to parking areas from alleys;
restructure alley access to serve only residential
uses
Develop continuity from site to site vvhich will allow
Me buildings to be Me focus of the district
Establish a common palette of materials for use
at all sites within the district (planting, lighting,
paving)
Establish standards for site development that
assure consistency through the district
Limit the use of free - standing signs and pylon
signs; encourage signs that are an integral part of
the buildings
Buildin>5 Develop a unified character for the built
environment to reinforce the sense of complete
district emphasizing a character of a commerdal
vd/age rather Man a shopping center
Establish compatibility between buildings through
similar massing, scale, bulk, and detail.
Allow for individual expression from building to
building, to reflect a character of a district of
individual shops and businesses rather than a
strip center
Require developers to demonstrate how a
proposed building will be created that considers
neighboring buildings
Establish a d%vacier Mat /s more about buildings and
Me street than parking area
Place buildings at the street frontage at all
locations within the district
Create buildings that address the street, with
front doors to the public space at the street as
well as access from parking areas
Use elements that are pedestrian in scale, as
opposed to those that are meant to relate to
automobiles and highways
Avoid "famu /a" architecture in order to achieve a
design that better reflects the community
Prohibit corporate colors, franchise patterns and
buildings that are designed as signs; encourage
creative design that relies on "found" character
rather than introduced character
Require detail that is integral to the building, not
elements that are applied to a standard building
shell (such as dock, towers or "plastic" awnings)
Develop buildings that relate to Me d /strict and
people on ail sides, notjust Me public sides, eliminate
a 'buck door "appearance ofobhercammero/a/areas
Avoid large, blank wall surfaces; encourage
windows, doors or other means. of articulating
Lyndale Avenue Corridor • Report Draft 2 • Page 19
large facades
Make building entries the highlight of the
structure so it becomes obvious that the
development is related to pedestrians
Integrate mechanical systems into the design of
the building
Provide trash storage areas that are completely
enclosed and incorporated as a part of the
building
Require that signs be incorporated into the
building facade, windows or awnings; do not
allow signs that extend more than 12" beyond
the plane of the building facade or signs that
extend beyond the roof line
Develop taller buildings at some areas within d7e
district to emphasize its role as a gateway and to
provide focus at the center ofd7e district
Allow two or three story buildings at the
intersection of 76th Street and Lyndale Avenue
and in areas south of 76th Street
Require the use ofhigh quality building materials
and methods to create a stock of buildings that is
enduring
Utilize materials that are durable, easily
maintained and attractive at close distances
from the sidewalk, for example); and
materials that have an attractive pattem,
texture and quality detailing
Encourage the use of brick, stone or high
quality precast concrete; metals that are
matte finish and neutral in color, with visible
comer trim when used for exterior walls
Require the use of transparent glass at the
majority of street level windows; prohibit the
use of mirrored glass at street level
Encourage canvas awnings; prohibit awnings
of nylon or other synthetic materials, as well
as those awning structures meant to be
illuminated from within
Lyndale Avenue Corridor • Report Draft 2 • Page 20
I
Project feasibility is a measure that has several
perspectives, those of the tenant, the property
owner, the developer and his banker and the City.
The following is a statement of economic wisdom
warranting consideration when planning a
redevelopment project for the Lyndale Avenue
Corridor:
A prudent city wont participate financially where
there is insufficient economic return on the
public's economic investment.
Prudent property owners cannot make significant
investments in properties unless they can raise
rents to cover their costs. Rents are their only
source of income.
Prudent tenants cannot accept higher rents
without a commensurate increase in business to
cover increased costs.
Cosmetic improvements alone will not generally
improve function or generate more business.
Where rents are increased appreciably, many
existing businesses will relocate.
Projects involving lesser amounts of
improvement are those most able to
accommodate msting owners and tenants.
In situations where values are declining and there
is no private reinvestment and no public
intervention, values and conditions will virtually
always continue to deteriorate. Small property
owners have a limited ability to reverse the trend
especially in situations like Lyndale Avenue
where maximum cooperation will be necessary.
9.0
Costs And Feasibility
Do nothing' carries a cost As commercial
property values decline and the demand for
public services continues to increase, the rest of
the city must pick up the costs. This
disinvestment will also adversely affect adjoining
neighborhoods.
The project that has been identified as having the
highest priority for redevelopment is the 7600 block
east and west sides and the 7500 block east side near
76th Street. The following budget defines the
possible costs associated with the 7600 block
prcjectts) should it be redeveloped in accordance
with the hybrid alternative.
TABLE 3
PROJECT COSTS - 7600 BLOCK
WEST EAST
Site Assembly Costs $3.641.500 $2,575.500
Site Improtiements 87.000 86,000
Subtotal $3.728.500 $2.661.500
En§neeriVaoritingency 745.700 532.300
Administration 447,420 319,380
TOTAL $4,921,620 $3.513,180
PUBLIC COSTS
Streetscape Q&xwping, furnishings, sigruige) $858,700
Destvtont regency 172,000
TOTAL
Lyndale Avenue Corridor • Report Draft 2 • Page 21
1,030,700
LT:OT 96, rO dad zod LES 631030A N019NISIOH 09TZ- 92e -2T9
For the redevelopment of Lyndale Avenue, a new
redevelopment tax increment financing district is a
potential funding tool. Assuming 138,000 square feet
of new building space, approximately 1/3 of which is
rental housing and 2/3 commercial property, the
principal available to the project would be $2.1
million and $2.4 million over 25 years if fiscal
disparities is born by the tax increment district.
An option that would increase the available tax
increment to the project would be to have fiscal
disparities contributed from outside of the tax
increment district. Over 20 years, the amount of
increased increment as a result of not contributing
from inside the district would support another $1
million in original principal for a total of $3.1 million.
A rationale for relying upon other properties to make
the fiscal disparities contribution would be that the
LHN District will be decertified for taxes payable in
2002. The LHN captured value will increase the tax
base of the City by almost $2 million in tax capacity at
the time of the decertification and a potential annual
increase of revenues to the City alone of over
500,000. Justification for using at least a portion of
the LHN value for the fiscal disparities contribution of
the Lyndale Avenue project is possible if one
considers that the contribution required would
amount to less than ten percent of the tax capacity of
the LHN District and that future redevelopment will
further increase the long -term viability of the City's
tax base.
However, if $3.1 million is available due to a
contribution to fiscal disparities from outside of the
new district, a portion of the Lyndale Avenue project
still remains to be funded. If an additional ten percent
of the LHN contribution to the City tax base were
assigned to the Lyndale project, another $600,000 of
principal amount would be available to the project for
a total of $3.7 million.
Other resources of revenue may be available
including a grant from the Livable Communities
Program, land proceeds from the sale of property
and MSA funding. Competition for the former is
expected to be very intense. TABLE 4 represents
listing of potential funding sources.
TABLE 4
POTENTIAL FUNDING SOURCES
Land Sale Proceeds 650,000
Project Tax Increment 2,100,000
Fiscal Disparities Contribution 1,000,000
Livable Communities 500,000
MSA Funds 250,000
Subtotal $4,500,000
This represents 50 percent of the total project cost.
To fund the remaining 50 percent, the entire
remaining benefit of the LHN District ($400,000 per
year for 20 years) would need to be devoted to the
Lyndale Avenue project to cover the $4,500,000
shortfall.
In addition, there will be a need to fund streetscape
improvements throughout the corridor including
landscaping, sidewalks, furnishings, entry features
and signage. Some or all of this cost may be funded
with special assessments to benefrtting properties.
These improvements may need to be phased to
correlate with redevelopment plans.
Lyndale Avenue Corridor • Report Draft 2 • Page 22
There are seven strategies that will be important to
implement the Lyndale Avenue Plan. They include a
redevelopment strategy, a corridor enhancement
strategy, a strategy to correct current ills, a
neighborhood protection strategy, a land acquisition
strategy, a financing strategy and a land use control
strategy. Each are described in more detail as
follows:
Redevelopment Strategy
Because of the severity of blight in the 7600 block
west side and the probable loss of parking in the
7600 block east side, attributable to the proposed
widening of Lyndale Avenue, these blocks must be
given redevelopment priority. The east side of the
7500 block also represents a redevelopment priority
because it, like the 7600 block, takes houses on the
west side of Garfield Avenue and must, therefore, be
linked with the 7600 block regarding the timing of
redevelopment. The primary purpose of these
projects must be to correct or alter the structure of
the commercial area, rather than simply make it
pretty, so that it can be competitive in the
marketplace over the long -term.
Objectve l: Market and redevelop the 7600 block
east and west sides and the east side 7500 block by
the turn of the century (200 /).
The remainder of the corridor evidences stress but
to a much lesser degree than the primary
redevelopment blocks. Within this area, several of
the existing businesses are expected to remain
suggesting that there will be opportunities for
relatively small redevelopment projects, perhaps by
the present landowners.
10.0
A Strategy to Get It Done
Objectrw 2: Be prepared to respond to
redevelopment requests at any bme a proposal is
made, considering d7e guide lines that are established
by this plan.
Due to the number of businesses and residences that
may be displaced by the project, it will be especially
important for the City to establish a course of action
and follow it religiously.
Action Steps include:
Agreement by the City regarding what it can
afford to bring to the project.
Solicitation of developers. RFP's are not
recommended. Developers should be selected
based on reputation and experience with urban
mixed use developments.
Establish guidelines for developers including but
not limited to:
I ) Property purchase requirements.
2) Types of uses preferred.
3) Project limits.
4) Public involvement.
5) Performance criteria including the following:
a) Screening of parking lots and service
areas from residential view.
b) No direct vehicle access to local
residential streets.
c) Restricted vehicle access to shared
alleys.
d) Minimal traffic increases on local
residential streets.
e) Provision for public transit.
Lyndale Avenue Corridor • Report Draft 2 • Page 23
f) Maintenance of pedestrian connections
to the neighborhood.
g) Shared parking to minimize the total
number of spaces while maximizing
development potential.
h) Retention of existing businesses
wherever possible and feasible.
1) Degree to which the gateway is
achieved.
j) Degree to which potential nuisances are
mitigated (odor, noise, debris).
k) Economic feasibility.
1) Compliance with design guidelines.
6) Timeline /performance.
Continuous monitoring of the development and
reporting to the neighborhood and business
community on project status and any changes
that might, from time -to -time, occur.
Objective 3: Work closely wi h businesses in the
corridor that are intended to stay and may wish to
make substantial improvements in an effort to insure
that they comply with the design guidelines.
Corridor Enhancement StrategX
While streetscape improvements (landscaping,
lighting, entries, signage, etc.) gives support to
redevelopment efforts, in and of themselves they
cannot be relied upon to sell goods and services.
That is why such improvements must be considered
supportive of and not an alternative to
redevelopment.
Objective 4: Correlate streetscape improvements
with redevelopment efforts.
On the other hand, some parts of the corridor will
experience relatively little immediate change or
redevelopment in the near -term and a number of
businesses are intended to remain in the corridor.
Objective 5 Use phased streetscape improvements
as an inducement to upgrade those parts of the
corridor where redevelopment is not imminent.
Action Steps include:
Design of the streetscape by the City.
Development of an equitable cost recovery
mechanism based on benefits received.
There are a number of problems associated with the
corridor that will not be corrected immediately, or
perhaps ever, by redevelopment. These include
businesses where parking occurs on residential
streets (thus precluding snow removal), alley conflicts
and traffic using residential streets. These are
problems that should be addressed now, in as much
as possible, to improve compatibility between
residential and business uses.
While the integrity of the neighborhood may depend
on solving these problems in the near-term, it should
be understood that there are always likely to be
unresolved conflicts in edge locations that do not exist
elsewhere in the neighborhood or community. This
is the nature of edge locations. It is also important to
note that many residents can accept manageable
conflicts associated with mixed use as a trade -off for
convenience.
Objecrive & Minimize land use conflicts, where ever
possible, that could have the effect of reducing
residential property values and causing a trend to
renter occupancy.
Action Steps include:
Development of a screen buffer behind the
Metro Dental Clinic and implementation in
conjunction with the Clinic provided funding is
available and agreement can be reached
between the parties.
Better enforcement of a ban on residential
street parking during snow emergencies.
Continuous monitoring of the parking
situation at the Metro Dental Clinic and the
search for alternative ways to provide for
Lyndale Avenue Corridor - Report Draft 2 - Page 24
shared parking.
Traffic counting on Aldrich Avenue in both the
7400 and 7500 blocks to assess current
volumes.
Temporary dosing of 75th Street at Lyndale
Avenue to determine how traffic patterns will be
altered.
Continuous experimentation with traffic patterns
based on current counts.
Close monitoring of alley conditions (particularly
odor and debris) and strider enforcement of
nuisance violations.
The City asked an appraiser to assess the value
impacts of the plan proposal on the remaining
neighborhood. His findings were that the keys to
maintaining value are minimizing business access to
shared alleys and /or streets that interface with
residential properties and minimizing visual access
from homes to parking lots and service areas.
Objective 7 Ensure that each project meets or
exceeds the access and screening requirements of
the plan.
Action Steps include:
Design, by the City, of buffers. The City should
also stipulate compliance with the City's plans as
a part of the development agreement.
City to mandate buffer area maintenance in
accordance with acceptable standards as a
restrictive covenant or
City to be compensated by developer /owner for
buffer area maintenance.
Objective 8. Ensure consistency with the design
guidelines established herein.
One of the most difficult problems associated with
redevelopment is land acquisition and trying to
eliminate as much uncertainty for residents and
business persons as possible while the process
evolves. Uncertain timelines may make it somewhat
difficult to lease business properties and sell homes.
The City may have to intervene in either situation to
make sure that the project or projects are able to
move forward and that residents, in particular, are
not locked into situations which depress property
values. On the other hand, developers also need
assurances that a few landowners will not stop the
project.
Objective 9: Delegate land acquisdon to developers.
Employ the power of eminent domain only as a
measure to ensure that the project is not
compromised or severely delayed.
Objective l0.• Be sure residents and
businesspersons are treated fairly.
Objective ll: Give residents who demonstrate
hardship the assurance that they wtll have buyers for
their homes.
Action Steps include:
Development of a redevelopment schedule that
can be complied with by the developer.
Be prepared to intervene with the acquisition of
residences where they are scheduled for
redevelopment if hardship can be demonstrated
and development is imminent. Eligibility shall be
as prescribed by the Right -of -Way Acquisition
Loan Program Guidelines issued by the
Metropolitan Council.
No matter who purchases the property
City or developer), the City/HRA should
insure that the intent of mandated federal
relocation benefits are fully complied with.
Lyndale Avenue Corridor • Report Draft 2 • Page 25
i
The primary source of funding for improvements to
the Lyndale Avenue corridor will be tax increment
financing (TIF) and special assessments. A special
service or taxing district should also be considered to
insure proper long -term maintenance of the corridor.
Objective 12: Pledge financial support for projects
which reflect the overall public benefit to be realized
from them.
Objecrive 13.• Spread the cost of improvements in
accordance with benefits received.
Objective 14: Insure feasibility and the long -term
viability of the project.
Action Steps include:
Seek guarantees from developers or structure a
pay -as- you -go approach to the project using TIF.
Consider taking an equity position in the project
as a means to insure project feasibility.
Require, as a condition of the development
agreement, that developers /owners participate
in a special service district to insure the long -term
maintenance of the project.
Employ special assessments for streetscape and
other public improvements in accordance with
benefits received.
Consider expanding the TIF District to generate
the revenue needed to make the project
feasible.
ids ' Y., • - -
Literally interpreted, the City's current zoning code
setbacks, etc.) would preclude redevelopment of the
Lyndale Avenue corridor. Considerable flexibility will
be required. Considerable assurances will also have
to be provided by developers to insure that the
neighborhood will be adequately protected.
Objective 15.• Allow maximum flexibility by
developers to provide oppartunites for treat vity and
the development of viable projects.
Action Steps include:
Establish a special design district exclusively for
the Lyndale Avenue Condor which provides for
consistent urban design.
Lyndale Avenue Corridor • Report Draft 2 • Page 26
r
c
IN
n
CORRIDOR MEETING AGENDAS
CORRIDOR MEETING RESULTS
NEWSLETTERS
PLANNING PROCESS
TIME AND EVENT SCHEDULE
ALTERNATIVES EVALUATIONS
PROS AND CONS
HYBRID PLAN EVALUTATION
BUSINESSPERSONS
RESIDENTS
Lyndale Avenue Corridor • Report Draft 2 • Page 27
11.0
Appendices
Il
3
C
Lal
E
1997
CAPITAL IMPROVEMENT BUDGET
1998 -2002
CAPITAL IMPROVEMENT PROGRAM
City Manager Draft Recommendation
Revised April 2, 1996 .
OVERVIEW
1997 Capital Improvement Budget (CIB)
RECREATION & OPEN SPACES
Sheridan Park - $400,000 of Special Revenue funding is provided for a major
renovation of Sheridan Park. This park is the last remaining major park to be
redeveloped.
Wood Lake Bridges /Docks - $89,500 of Special Revenue funds will be
necessary to replace the bridges and docks which will be removed as part of the
dredging operations at Wood Lake in 1997.
Ice Arena Locker Rooms (Repayment) - Assuming that the Ice Arena locker
room project takes place in 1996, it will be necessary to repay an internal loan of about
175,000 to pay for the project. For 1997, an interest only payment of $10,500 is
scheduled from Special Revenue.
RIGHT OF WAY IMPROVEMENTS
1494 Integrated Corridor Traffic Management - This is a $1.5 million joint
effort of the State of Minnesota, Hennepin County and the Cities of Edina, Bloomington
and Richfield. It is a state -of- the -art advanced traffic management system which will
coordinate all ramp meters and traffic signals within the corridor.
76th East & West of 135W - 76th Street would be widened by 3 feet to the south
from 1 -35W to Xerxes by removing the sidewalk. East of 1 -35W, 76th Street would be
downgraded from four travel lanes to two. Reuse of excess right of way would be
studied for possible alterations.
PUBLIC FACILITIES
City Maintenance Facility - The need for a new maintenance facility has
become a more pressing issue. The 1997 CIB projects $4.8 million for a new
maintenance facility. The first critical step is to locate a suitable site and to determine
if a joint maintenance facility (with the State of Minnesota) may be feasible.
1998 - 2002 CAPITAL IMPROVEMENT PROGRAM (CIP)
POLICY DIRECTION
The CIP, as recommended, is based upon a number of fundamental policy
assumptions. First, funding has not been projected for Veterans Memorial Park during
the next 5 year period. Instead, it is staffs intention to reevaluate plans for Veterans
Park with the Community Services Commission in the near future.
Secondly, the primary focus of this proposed CIP is to reinvest in the City's
existing infrastructure, especially those facilities providing park and recreation services
to the public. The age and condition of many of the City's existing facilities necessitate
immediate consideration with respect to significant maintenance and repair issues.
Attention to these facilities now may preclude the need for more costly repairs in the
future while providing a higher quality of service to our residents and customers.
1997 Capital Improvement Budget
RECREATION & OPEN SPACE PROJECT EXPENDITURE
Sheridan Park 400,000 R
Wood Lake Bridges /Docks 89,500 R
Golf Course Picnic /Pay. /1st Tee 71,000 U
Ice Arena Concession Stand 37,000 U
Ice Arena Locker Rooms (Repayment) 10,500 R
Ice Arena Dasher Boards 90,500 U
TOTAL REC. & OPEN SPACE 698,500
RIGHT OF WAY IMPROVEMENT
1- 4941CTM 194,000 S
1,504,016 45,000 C
30,000 B
15,000 E
1,200,016 D
20,000 M
76th Street East of 1 -35W 843,000 M
76th Street West of 1 -35W 800,000 M
Traffic Signal: 77th & Emerson 120,000 A
Street Lighting Reconstruction 111,670 T
TOTAL RIGHT OF WAY IMPR. 3,378,686
PUBLIC FACILITIES
City Maintenance Facility 1,000,000 U
4,773,000 412,000 D
1,758,000 O
103,000 M
1,500,000 P
Wood lake Dredging 100,000 U
MN DOT 275,000 S
Grant Program 50,000 U
Slipline Wastewater Pipes 200,000 U
TOTAL PUBLIC FACILITIES 5,398,000
ESTIMATED REVENUE BY SOURCE
A) Special Assessment 120,000
B) City of Bloomington 30,000
C) Hennepin County 45,000
E) City of Edina 15,000
D) Federal Demonstration Funds 1,612,016
M) Municipal State Aid 1,766,000
0) Other Source To Be Determined 1,758,000
P) Sale of Property 1,500,000
R) Special Revenue 500,000
S) State Grant 469,000
T) Transfer from General Fund 111,670
U) User Fees 1,548,500
TOTAL FUNDING BY SOURCE 9,475,186
1998 Capital Improvement Program
RECREATION & OPEN SPACE PROJECT EXPENDITURE
Playfeature Replacement - Fairwood /Monroe
Park Shelter rubber Flooring
Taft (north bldg),Donaldson,Augsburg S Roosevelt
Tennis Court Improvements
Christian /Augsburg /Fairwood /Memorial Parks
Wood Lake Furnace /AC
Community Center Sewer Pumps
Community Center Carpeting
Ice Arena Locker Rooms (Repayment)
Golf Course Forward Tee/Tee Renovation
Ice Arena Pitch Gravel Roof
TOTAL REC. & OPEN SPACE
RIGHT OF WAY IMPROVEMENT
77th & Lyndale - Left Turn Lane
2,535,000
Street Lighting Reconstruction
TOTAL RIGHT OF WAY IMPR.
PUBLIC FACILITIES
Parking Lots (Community Cntr. /Fire St. II /City Hall)
Retaing Wall Replacement
Augsburg Park Strom Water Project
TOTAL PUBLIC FACILITIES
TOTAL USES OF FUNDS
ESTIMATED REVENUE BY SOURCE
65,000 R
25,000 R
50,000 R
34,000 R
16,000 R
16,000 R
185,500 R
60,000 U
19,000 R
470,500
750,000 F
1,685,000 M
100,000 B
54,000 T
2,589,000
64,000 R
15,000 C
15,000 G
550,000 U
644,000
3,703,500
A) Special Assessment 0
B) City of Bloomington 100,000
C) Hennepin County 15,000
F) Federal Grant 750,000
G) General Fund 15,000
M) Municipal State Aid 1,685,000
R) Special Revenue 474,500
T) Transfer From General Fund 54,000
U) User Fees 610,000
TOTAL SOURCES OF FUNDS $3,703,500
1999 Capital Improvement Program
RECREATION & OPEN SPACE PROJECT EXPENDITURE
Playfeature Replacement - Adams Hill 65,000 R
Asphalt Park Paths - Taft & Donaldson 56,500 R
Federal Grant
18,500 S
Community Center Furnace /AC 14,000 R
Park Shelter Improvements- various parks 32,000 R
Golf Course Forward Tee/Tee Renovation 60,000 U
Golf Course Starter /Par 3 Bldg. 156,000 U
Wood Lake Office /Library Renovation 46,000 R
Ice Arena Ceiling /Beams 35,000 R
Swimming Pool Gutters /Lining 215,000 R
TOTAL REC. & OPEN SPACE 698,000
RIGHT OF WAY IMPROVEMENT
77th Street Phase III 832,350 M
Bikeway: Soo Line 2,000,000 F
2,700,000 S
2,000,000 C
300,000 M
TOTAL RIGHT OF WAY IMPR. 7,832,350
PUBLIC FACILITIES
69th Columbus Storm Sewer 400,000 U
CO2 Storage Tank 65,000 U
TOTAL PUBLIC FACILITIES $465,000
TOTAL USES OF FUNDS $8,995,350
ESTIMATED REVENUE BY SOURCE
C) Hennepin County 2,000,000
F) Federal Grant 2,000,000
M) Municipal State Aid 1,132,350
R) Special Revenue 463,500
S) State Grant 2,718,500
U) User Fees 681,000
TOTAL SOURCES OF FUNDS $8,995,350
2000 Capital Improvement Program
RECREATION & OPEN SPACE PROJECT EXPENDITURE
Playfeature Replacement - Memorial $50,000 R
Swimming Pool Bathhouse $149,000 R
Swimming Pool Gutters /Lining $245,000 R
Golf Course Clubhouse /Patio /Parking Lot $612,000 U
TOTAL REC. & OPEN SPACE $1,056,000
RIGHT OF WAY IMPROVEMENT
77th Street Phase III 4,321,600 F
1,080,400 S
Reconstruction 70th St. - Columbus to 16th Ave. 468,000 M
TOTAL RIGHT OF WAY IMPR. 5,870,000
PUBLIC FACILITIES
Fire Station #2 Boiler 32,000 R
City Hall Boiler 20,000 R
TOTAL PUBLIC FACILITIES 52,000
TOTAL USES OF FUNDS 6,978,000
ESTIMATED REVENUE BY SOURCE
F) Federal Grant 4,321,600
M) Municipal State Aid 468,000
R) Special Revenue 496,000
S) State Grant 1,080,400
U) User Fees 612,000
TOTAL SOURCES OF FUNDS 6,978,000
2001 Capital Improvement Program
RECREATION & OPEN SPACE PROJECT EXPENDITURE
Playfeature Replacement - Richfield Lake /Little Bob
Wood Lake Meeting Room Addition
Golf Course Clubhouse Maintenance
Swimming Pool Bathhouse
TOTAL REC. & OPEN SPACE
RIGHT OF WAY IMPROVEMENT
TOTAL RIGHT OF WAY IMPR.
PUBLIC FACILITIES
Parking Lots (Wood Lake Ntr. Cntr./Taft Park)
Chlorine Scrubber
TOTAL PUBLIC FACILITIES
TOTAL USES OF FUNDS
ESTIMATED REVENUE BY SOURCE
R) Special Revenue
S) State Grant
U) User Fees
TOTAL FUNDING BY SOURCE
65,000 R
291,000 R
25,050 U
160,000 R
541,050
0
66,000 R
125,000 U
191,000
732,050
582,000
0
150,050
732,050
2002 Capital Improvement Program
RECREATION & OPEN SPACE PROJECT EXPENDITURE
Playfeature Replacement - Freemont Preschool
Garfield Park
Mini /pocket Park
Community Center Addition /Parking Lot
TOTAL REC. & OPEN SPACE
RIGHT OF WAY IMPROVEMENT
TOTAL RIGHT OF WAY IMPR.
PUBLIC FACILITIES
TOTAL PUBLIC FACILITIES
TOTAL USES OF FUNDS
ESTIMATED REVENUE BY SOURCE
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TOTAL FUNDING BY SOURCE
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40,000
50,000
250,000
360,000
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