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04-13-1999PLANNING COMMISSION AGENDA April 13, 1999 7:00 p.m. Roll Call Study Session Items ITEM #1 PC Letter #14 Chamber of Commerce Presentation ITEM #2 PC Letter #15 Interchange West Update ITEM #3 PC Letter #16 Continue Review of the Comprehensive Plan Adjournment Auxiliary aid 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 Letter April 13, 1999 Item #: l Letter #: 14 GENERAL INFORMATION Type of Request: Presentation on the Richfield Chamber of Commerce. ANALYSIS Background: Steve Lindgren, Chamber of Commerce President, will make a presentation on the current activities of the Chamber. The invitation to the Chamber is an outgrowth of a discussion that the Commission held in January regarding big box retail and the desire to hear from the business sector. ACTION TO BE TAKEN Recommendation: No action is being requested. J Planning Commission Letter Item #: 2 Letter #: 15 April 13, 1999 GENERAL :INFORMATION Type of Request: Interchange West project update by CSM Properties, Inc. ANALYSIS Background: On October 19, 1998 the Richfield Housing and Redevelopment Authority HRA) approved a contract with CSM Properties, Inc. for the redevelopment of the Interchange West site. CSM has since been negotiating with property owners for the acquisition of the site as well as refining their site plan for the area. Murray Kornberg, Vice President of CSM, will present the concept plan for the development of the site. Issues: The Planning Commission will review the establishment of the Interchange West TIF District and the modification of the Richfield Redevelopment Project Area on May 25, 1999 to determine whether they comply with the City's comprehensive plan. ACTION TO BE TAKEN Recommendation: No action is being requested. Planning Commission Letter April 13, 1.999 Item #: 3 Letter #: 16 GENERAL INFORMATION Type of Request: Continue review of the Comprehensive Plan. ANALYSIS Proposal: Changes were made to the Comprehensive Plan revisions based on direction provided by the Commission at its regular meeting in March. New additions are marked by double underlining and new deletions are marked by double strike - throughs. The following changes were made: The phrase "a concept for the area" was added in reference to the Richfield Lake Master Plan. References to specific businesses were deleted. General language referring to the addition of high density single and multiple family housing was added without specific references to where they might be located. The language "trailer park" was changed to "manufactured home park." The phrase "a concept for the area" was added in reference to the Lyndale Gateway study. A distinction was made between plans for the area south of 76`h Street and between 76`h Street and 74`h Street. History: The Commission reviewed the Comprehensive Plan at its study session in November and provided direction to staff regarding potential changes. Specific language changes were presented to the Commission at its regular meeting in February; however, a quorum was not present so the Commission took no action. The Commission held a public hearing on the changes in March, directed staff to make changes to the revisions based on the public input, and to review the revised language at the April study session. ACTION TO BE TAKEN Recommendation: No action is being requested at this time. The Commission should provide direction to staff regarding the proposed language. If the proposed language is acceptable or near acceptable to the Commission, consideration to adopt the Comp Plan changes could be scheduled for the regular meeting on April 27, 1999. RICHFIELD COMPREHENSIVE PLAN Volume Three: Plan Elements arterial streets. In 1997 and 1998, a planning process was undertaken for the area. The resulting master plan, The Lakes at Lyndale: the Richfield Lake Area Plan, is a concept for the area that is incorporatedP. ------------------------------------ into the Plan by reference. The objectives of the Master Plan are as follows: 1. Proactively work with MnDOT on its Interstate -35W improvement project, ensuring that Richfield does not suffer a net loss in housing. 2. Take advantage of opportunities to provide more and varied housing. 3. Use redevelopment to provide new commercial investment and upgrade commercial /retail. 4. Take advantage of the aesthetic and recreational opportunities provided by Richfield Lake. 5. Solve existing neighborhood cut - through traffic problems. Improve transit opportunities. 6. Improve the appearance of the community's gateways. 7. Involve the community in the planning process. 8. Realize the kind of redevelopment success on this pr_oiect that Richfield has experienced elsewhere in the community. proposal- s ---- are intended- - - - -to consolidate- - - - - -- the current ........ land ....... use patterns.—Existing— single-fafn+ly -an+ts would-- -be- eor4ver4ed -to_ single- far -n*, high- density - - -- housing - - -- (townhouses) - - - -by expanding --------- the ..-- ...-- Woodlake ......... Village concept. To accom lish _these objectives1 Tthe commercial (C -C) area along the west and east sides of Lyndale Avenue to- .the -- -west between West 63rd and 64th Streets would be expanded - -to -- provide -a -- full- - black- -dept# foT---- ------add+tj©nal------- deuelopr -rent - - -- -and parking, bordered by high density single family housing. A- - - - - -N ke- hike---- - --tra i4 - - - - -- should - - - - -- cross---- - -4-35W freeway. -at -- West -- 64th -- Street - and - -go- through the- Rack fiefd- Lake -Rark- and -the- cormercial Fe., Mixed use projects incorporating h_„Ii _h. density.. single ... a- r1d .._multiple.-family-..housing and commercial uses would be encouraged throughout the Lakes on Lyndale area. The northeast corner of 66th and Lyndale would be developed as community commercial and office (C -C /0), including possibly a movie_ theatre. The regional commercial /office (C -R/0) development in the southwest corner of 66th and Lyndale would be expanded to include the Pleasant /Grand Avenue block. A mixed use, "urban village" concept has been proposed for the area. Neighborhood commercial (C -N) at the corner of 67th and Lyndale would provide a transition from the commercial to the _single family neighborhood to the south. The five single - family residences on the west side of Harriet Avenue between West 64th and West 65th Street 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 Avenues and the four along the west side of Garfield Avenue between West 63rd Street and 1 -35W should be converted to high-density (RSF -H) as a transitional use. Garfield Park is a strip of land nearly one block long and 75 feet wide that accommodates a tot play lot. However, all THREE -15 RICHFIELD COMPREHENSIVE PLAN Volume Three: Plan Elements arterial streets. In 1997 and 1998, a planning process was undertaken for the area. The resulting master plan, The Lakes at Lyndale: the Richfield Lake Area Plan, is a cocet fr th area that is incorporated into Tthe Plan by reference. The objectives of the Master Plan are as follows-, 1. Proactively work with MnDOT on its Interstate -35W improvement project, ensuring that Richfield does not suffer a net loss in housing. 2. Take advantage of opportunities to provide more and varied housing. 3. Use redevelopment to provide new commercial investment and upgrade commercial /retail. 4. Take advantage of the aesthetic and recreational opportunities provided by Richfield Lake. 5. Solve existing_ neighborhood cut- through traffic problems. Improve transit opportunities. 6. Improve the appearance of the communitsgateways. 7. Involve the community in the planning process. 8. Realize the kind of redevelopment success on this proiect that Richfield has experienced elsewhere in the community, proposals ---- are ---- intended to consolidate ....... the ........ current ........ land ....... use patterns— E- xisting— single- fanii+ y - - -- -units would- be-- cor4v- erted-- to_---- s+ngle- fam4y, high- den -sity housing - - -- (townhouses) - - - -by expanding ......... the ....... -- Woodlake --------- Village eoncept. To accomplish _these objectives. —Tthe commercial (C -C) area along the west and east sides of Lyndale Avenue to - -- the .west between West 63rd and 64th Streets would be expanded-to --- provide -a- felt -- block -depth 1'e1' ditiona -I - - -- development ----- —and parking- bordered by high density single family housing. A--- bi e-#ike— trail— sheufd--- sres- s- -I-3&W freeway -at- -West- 64th - Street and go through the--RiGhfieid-L-ake-- P- ar- k-,a r -3d -- the- eommer -vial development: Mixed use projects incorporating_ high density single and multiple family housing and commercial uses would be encouraged throughout the Lakes on Lyndale area. The northeast corner of 66th and Lyndale would be developed as community commercial and office (C -C /0), including possibly a movie theatre. The regional commercial /office (C -R/0) development in the southwest corner of 66th and Lyndale would be expanded to include the Pleasant /Grand Avenue block. A mixed use, "urban village" concept has been proposed for the area. Neighborhood commercial (C -N) at the corner of 67th and Lyndale would provide a transition from the commercial to the single family neighborhood to the south. The five single - family residences on the west side of Harriet Avenue between West 64th and West 65th Street 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 Avenues and the four along the west side of Garfield Avenue between West 63rd Street and 1 -35W should be converted to high - density (RSF -H) as a transitional use. Garfield Park is a strip of land nearly one block long and 75 feet wide that accommodates a tot play lot. However, all other park uses would intrude on the neighboring lots. The Plan shows the THREE -16 RICHFIELD COMPREHENSIVE PLAN Volume Three: Plan Elements support uses. The existing church will provide a transition use from the community commercial north of East 66th Street and Single- family, High- Density (R -SFH) will provide a transition between East 66th and East 67th Streets. The East 66th Street Corridor subarea plan outlines uses proposed for that area along East 66th Street to the west. The existing GOP -office buildin on Cedar Avenue at 67th4 --sf Street bLu d+fi,g could be used as a model to encourage similar major corporate or multi- tenant office uses on assembled sites to the south of this buildin CDR. As the suburban office market continues to improve and the airport development continues on the present site for the future, the feasibility of commercial, office and office - showroom uses for this area improves as well. The Diagonal Boulevard intersection provides a logical place to provide Neighborhood Commercial (C -N) development, as long as access to TH77 remains. A neighborhood commercial use is already present in the form of a convenience ._store ... the SUPOFG#Q, although that structure would likely be removed to make room for the relocated Cedar Avenue. A new structure could be built on either of the two designated sites. 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 " - recreation /athletic facility on a portion of the Washington Park site. E. 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 Avenue should be designated as Single - Family, High- Density (RSF -H). Future conversion to attached single - family development should result in fewer access points to the arterial street itself and should provide a compatible use to back up to the existing single - family, detached housing in these neighborhoods. F. PENN AVENUE CORRIDOR The key areas of the Penn Avenue Corridor planning is covered under the Penn Avenue/West 66th Street and 1- 494 -West subarea plan proposals. The remaining lots that front on Penn Avenue should be designated as single - family, high- density RSF -H) for the same reasons as outlined above. G. NICOLLET AVENUE CORRIDOR The key areas of the Nicollet Avenue Corridor planning is covered under the Lyndale- HUB - Nicollet (LHN) 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) for the same reasons as outlined above. H. 1 -494 CORRIDOR (EAST) The Interstate - Lyndale- Nicollet (ILN) subarea divides the total 1 -494 corridor through the City into two parts, East and THREE -23 RICHFIELD COMPREHENSIVE PLAN Volume Three: Plan Elements Phase I" redevelopment. An earlier project produced a ---- hotel #4em4amptew IPA at the corner of Lyndale Avenue and West 77th Street. The most dramatic change for the area was the upgrading of West 77th Street to a four - lane, divided roadway with a 12 -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 1 -494 metro corridor. Additional improvements to Lyndale Avenue, including widening the bridge over 1 -494, will be required to complete project. The Plan proposal shows all of the developed regional commercial areas as regional commercial (C -R) and expands that use designation to all the rest of the area except two sites -- the "Cloverleaf' site Girard to Emerson Avenues) and the s=6eui4 apartment site on 77th Street from (Wentworth to Nicollet Avenues). Tax base and traffic distribution considerations require some non- commercial uses in this subarea and athe major office tower use on the Cloverleaf site is the roost- logical choice. The —freeway- -ir4ter- sect4on— site —offer s —the mest- visibifi anner- value- of-any site -ire the -- entire -- metro -- area: Development- -on- -this site -- should - -be -- more -- than---simply-well-done; it—shoutdbe- -st-ri king— and - - - - -- should --be ident+€+ed-- a-&4he f-r-ont- door"of4he -City- The Plan eliminates the City garage site and replaces that inconsistent and inefficient use of valuable land with mid- density, multiple residential (R -MM) north of West 77th Street and regional commercial (C -R) to the south. The City facilities should be relocated to the former New Ford Town or other airport lands or other less valuable redevelopment locations within the City. When the manufactured home park 4- railer, paw 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-- aiong ... Lynd a le- Avenue - -i-s presentty -understudy- by- a- consultant and ties- been - designated -a s"P l an- Stud"PS) n thePlan. P- Ian -- Study- --is- not-a- preposed land —use, t-----rather-- a— pro6edere #ot preser=ves -- whatever -- rights -or- -uses- that -exist at-- the - time -- the - -R- Ian - -is- adopted: However-; - -it avoids - the— possible — implications —o# - ether desigRattons tieing— attached - -before —a specific -- development - plan -is -- completed The Lyndale Gateway area, bounded by 74th Street on the north 77th Street on the south Garfield Avenue on the east and Aldrich Avenue on the west, was part of a planning study in 1995 and 1996. The concept that was developed proposes an integrated mixed use development south of 76th Street with shared parking and consisting of commercial, office and residential development while offering maximum protection for the adjacent neighborhoods. The area between 76" and 74th_-- -- Streets------ isdesignated -Commmm --_unity. Commercial and .... _medium ., density - housin ,- ia at d G f#i€s deyelaprrier f == is==- 4ike+y- sot;tl -= of.-= 6t1- s_St -r-eat ereia4 =an edit: THREE -24 RICHFIELD COMPREHENSIVE PLAN Volume Three: Plan Elements de asi -ter o- si {f f between- M74tk arad 744,Stfeeis- The Lyndale Gateway Redevelopment Plan and Strategy, July 8, 1996 is a - - -- concept for the area is incorporated into the Plan by reference. J. 1 -494 CORRIDOR (WEST) The area between 1 -35W and Penn Avenue offers the same future commercial development potential as its counterpart to the east of 1 -35W. What it lacks is an upgraded street between the two freeway interchanges. The Plan proposal suggests a concept to approach that situation by improving Knox Avenue and West 77th Street as the commercial connection to support proposed Regional Commercial (C- R) sites on both sides of that upgraded street. The existing development can support or justify this and should be a strong candidate for complete or partial redevelopment with the support of this plan proposal. A mixed use project including High - Density Residential and Office would be most likely and is so designated. The C-&leny— A_ apartments north of -76th Street between 35W and Looan Avenue offer a similar future opportunity for redevelopment. In this case, the western half can provide a site to add a few new single - family homes to support the good - quality housing to the west, while the east half would be Residential Single - Family, High- Density (R -SFH). The remaining area between the commercial uses and West 76th Street from Logan to Penn Avenues would also be Residential Single - Family, High - Density (R -SFH). This area is about the same size as the Wood Lake Townhomes development on 66th Street and could develop in much the same way. West 76th Street carries very high traffic volumes today and the increased density and character of the development in the proposed Plan will add even more traffic, particularly between Penn Avenue and I- 35W. For that reason, the Plan proposal would close (or limit movements to right -in and right -out only) all of the intersections east of Penn Avenue except Logan and Newton Avenues and relocate the service road by combining it with the freeway ramp in order to improve the safety and movement of local and through traffic. Improvement of West 76th Street west of Penn Avenue should follow the ALTERNATE ONE" plan adopted by the City Council in 1995 for widening and repaving. The proposed bike /hike trail should connect to Donaldson Park and the middle school and should follow West 75th Street west to Washburn Avenue and then to Adams Hill Park with connections to Edina trails. A second trail corridor should follow West 73rd Street and cross the freeway at or near the existing pedestrian bridge. Existing land uses would remain west of Penn Avenue except for the one single - family residence on the corner of West 76th Street and Sheridan Avenue. This residence should be included in the Medium Density Residential (R -MM) area and the Tennis Club and service station would be included in the Regional Commercial (C -R) designation. Current plans for the improvement of 1 -494 will result in the elimination of the service THREE -25 RICHFIELD COMPREHENSIVE PLAN Volume Three: Plan Elements The area between 1 -35W and Penn Avenue offers the same future commercial development potential as its counterpart to the east of 1 -35W. What it lacks is an upgraded street between the two freeway interchanges. The Plan proposal suggests a concept to approach that situation by improving Knox Avenue and West 77th Street as the commercial connection to support proposed Regional Commercial (C- R) sites on both sides of that upgraded street. The existing development can support or justify this and should be a strong candidate for complete or partial redevelopment with the support of this plan proposal. A mixed use project including High- Density Residential and Office would be most likely and is so designated. The Golony.---Aapartments north of 76th Street between Logan-_- Avenue offer a similar future opportunity for redevelopment. In this case, the western half can provide a site to add a few new single - family homes to support the good - quality housing to the west, while the east half would be Residential Single - Family, High- Density (R -SFH). The remaining area between the commercial uses and West 76th Street from Logan to Penn Avenues would also be Residential Single - Family, High- Density (R -SFH). This area is about the same size as the Wood Lake Townhomes development on 66th Street and could develop in much the same way. West 76th Street carries very high traffic volumes today and the increased density and character of the development in the proposed Plan will add even more traffic, particularly between Penn Avenue and I- 35W. For that reason, the Plan proposal would close (or limit movements to right -in and right -out only) all of the intersections east of Penn Avenue except Logan and Newton Avenues and relocate the service road by combining it with the freeway ramp in order to improve the safety and movement of local and through traffic. Improvement of West 76th Street west of Penn Avenue should follow the ALTERNATE ONE" plan adopted by the City Council in 1995 for widening and repaving. The proposed bike /hike trail should connect to Donaldson Park and the middle school and should follow West 75th Street west to Washburn Avenue and then to Adams Hill Park with connections to Edina trails. A second trail corridor should follow West 73rd Street and cross the freeway at or near the existing pedestrian bridge. Existing land uses would remain west of Penn Avenue except for the one single - family residence on the corner of West 76th Street and Sheridan Avenue. This residence should be included in the Medium Density Residential (R -MM) area and the Tennis Club and service station would be included in the Regional Commercial (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 Avenue. This will improve traffic flow on Penn Avenue between 1 -494 and West 76th Street with only one signaled intersection at West 77th Street that provides access into the commercial and multiple housing development to the east and west of Penn Avenue. THREE -26