09-08-1998PLANNING COMMISSION
AGENDA
September 8, 1998
7:00 p.m.
WATER PLANT LOCATION
Roll Call
Study Session Items
ITEM #1 PC Letter #38 PASSS Redevelopment Plan
Adjournment
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
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Planning Commission Letter
September 8, 1998
Agenda Section: Old Business
Item #: 1
Letter #: 38
GENERAL INFORMATION
Type of Request: Discussion only, no action required.
ANALYSIS
Proposal: PASSS Redevelopment Plan
History: The City Council and HRA have entered into an agreement with the Ryan
Companies to prepare a redevelopment plan for the Penn and Sixty Sixth Street
Area. Ryan wishes to involve the Planning Commission in developing a
planning process, preparing, and reviewing the final plan. ,
Issues: Attached herewith are copies of the display boards that will be used at an
upcoming open house to inform area residents and businesses about the PASSS
project. The boards are designed to inform as well as to get some feedback on
the nature of the problems in the area. Ryan and staff are seeking reaction from
the Planning Commission on the these boards. Staff also wants to discuss
possible dates for the open house.
ACTION TO BE TAKEN
Recommendation: No action required. Reaction to the open house board content and open
house dates is desired.
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Richfield Comprehensive Plan
WHAT IS THE RICHFIELD COMPREHENSIVE PLAN?
Q. What is the Richfield Comprehensive Plan
A. Richfield's comprehensive plan is a guide for how the city could develop in the next 10 to
20 years. State law requires that all communities have a comprehensive plan. Cities use
their comprehensive plan like a road map to help guide future land use decisions - the
location of different types of commercial development, residential development, parks,
streets and public buildings.
A comprehensive plan is also a tool the City can use to help protect neighborhoods from
incompatible development. The comprehensive plan provides a legal basis for a city to
approve or deny development based on how consistent it is with the plan.
Changes will not take place just because they are in the plan. In fact, some of the changes
may never happen. The city's comprehensive plan is a road map for what could happen in
the future. It does not commit Richfield to make changes and it does not commit any
finances. When opportunities arise and there is support for a change in the plan, it would
have to go through the normal City approval processes.
PASSS 1989 REDEVELOPMENT PLAN
GOALS
Area Revitalization
More -Job Opportunities
A Better Business Environment
An Improved Revenue Base
Improved Quality Of Life
Diversified Housing Stock
OBJECTIVES
An Attractive Design
Better Circulation And Parking
A Better Business Mix
More Employment
Better Compatibility Between Businesses And
Residential Uses
Adequate Infrastructure
Better Housing
Better Communication Between The City And
Businesses
WHAT PROBLEMS NEED TO BE ADDRESSED IN THE PASSS
AREA?
Unattractive Appearance
Vacant Or Outdated Buildings
Incompatible Uses
Underutilized Land
Poor Pedestrian Access
Poor Traffic Flow
Write down some of the problems you see in the area.
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If redevelopment goes forward, what is likely to
happen?
Developer acquisition of some property an-d relocation of
businesses and residents.
Construction of new business and residential buildings.
Development of strategies to accomplish renovation.
What else could happen in the area?
Close streets
Develop new sidewalks, bus shelters, landscaping and
buffering
Remove old, large signs
Reroute utility lines
What are the physical challenges and
constraints on development?
Grade changes along Penn and east of Penn.
Traffic on Penn Avenue.
Width of Penn Avenue.
Large number of small parcels.
Lack of expansion space.
Obsolete buildings (accessibility, fire and energy codes).
Costs of land assembly.
Potential environmental disturbances - fuel and asbestos.
Utilities - might have to be relocated.
Image of Penn Ave.
Buffering the neighborhood.
PASSS AREA ADVANTAGES AN D
OPPORTUNITIES
Location
Near Southdale
Near the center of the metropolitan area
Access to Minneapolis and Richfield populations
Access
Just off the Crosstown
Near 35W and 66th St. interchange
On major north -south and east -west streets
Population Base
Large market area in Minneapolis and Richfield
Fairly high family income in market area
POTENTIAL NEW USES IN THE PASSS AREA
One to Three Story Office Buildings
Local service providers - insurance, lawyers, real estate, accountants
Small in size
Adjacent parking convenient for access
Office /Flex Buildings
Smaller scale buildings
Designed for small business owners
Small base sizes
Neighborhood Retail
Convenience providers - bagel shop, coffee shop, laundry, video
store, restaurants
Small scale
Residential Development
Townhouses
Apartments
What are the Ryan Companies going to do in the
area?
Work with the Planning Commission to prepare a
redevelopment plan.
Engage in redevelopment activities - acquire property and
build new buildings.
What is the timing for this project?
One year for study.
Two to five years for implementation.