06-13-2005SPECIAL
PLANNING COMMISSION
AGENDA
June 13, 2005
7:00 p.m.
PLANNING COMMISSION
AGENDA
June 13, 2005
7:00 p.m.
Special Meeting Item
ITEM #1 PC Report #12 Consider whether or not the modifications to the
Redevelopment Plan for the Richfield Redevelopment
Project area (Cedar Point project) are in conformance with
the Comprehensive Plan
Work Session Item
ITEM #2 Urban Design Lecture by Michael Schroeder, Westwood
Professional Services, Inc.
Adjournment
Auxiliary aid for individuals with disabilities are available upon request. Requests must be
made at least 96 hours in advance to the City Clerk at 612/861- 9738 ".
AGENDA SECTION:
AGENDA ITEM #
REPORT #
CASE #
12
J PLANNING COMMISSION STAFF REPORT
PC MEETING DATE: JUNE 139 2005
ITEM FOR PLANNING COMMISSION CONSIDERATION:
Consideration of a resolution finding that a Modification to the Redevelopment Plan for the
Richfield Redevelopment Project Area conforms to the general plans for the development and
redevelopment of the city.
I. RECOMMENDED ACTION:
By Motion: Adopt the attached resolution finding that a Modification to the
Redevelopment Plan for the Richfield Redevelopment Project Area conforms to
the general plans for the development and redevelopment of the city.
II. BACKGROUND
The Richfield Housing and Redevelopment Authority (HRA) has certain statutory
powers in Minnesota Statutes, Chapter 469, for undertaking redevelopment plans
and activities. Minnesota Statutes, Section 469.029, Subd. 6, provides the
procedural requirements for a modification to a redevelopment plan. Pursuant to
Minnesota Statutes, Section 469.027, the Planning Commission is required to review
modified redevelopment plans and comment on conformance to the City's
Comprehensive Plan.
The current Modification to the Redevelopment Plan for the Richfield
Redevelopment Project Area (Modified Plan) incorporates the Cedar Point
Development Area, located within the overall Richfield Redevelopment Project Area
Project Area), into the Modified Plan (see attached Map #1 — Richfield
Redevelopment Project Area and Map #2 — Richfield Redevelopment Project Area
Modification, Cedar Point Development Area).
The main purpose of the Modified Plan is to facilitate the implementation of land use
and development changes in the Cedar Point Development Area that is impacted by
the operations at the Minneapolis -St. Paul International Airport.
The following summary highlights certain sections of the Modified Plan.
Section B. Statement of Public Purpose sets forth the determination that the
Cedar Point Development Area is considered "blighted" in accordance with
Minnesota Statutes, Section 469.002, Subd. 11 and Minnesota Statutues, Section
469.028, Subd. 3 after review of comprehensive studies that examined the impact of
operations at the Minneapolis -St. Paul International airport over the years on the
Richfield community and the projected low frequency noise levels resulting from the
operation of the new North /South (17/35) Runway at the airport, all documented
within the "Blight Assessment Report — Richfield Redevelopment Project Area
Modification - Cedar Point Area," dated June 3, 2005 by Cornejo Consulting (Blight
Assessment Report).
The purpose of the Blight Assessment Report is to support the Modified Plan by
analyzing the physical conditions of the Cedar Point Development Area and public
policy evidenced through a number of key studies, committee analyses, and
legislative initiatives and actions relative to airport operations and projected low
frequency noise, impacting the Cedar Point Development Area.
The Blight Assessment Report is a comprehensive document that summarizes the
findings made by the Governor's Airport Community Stabilization Funding Task
Force Final Report — January 15, 2000, Low Frequency Noise Policy Committee
Report — August 10, 2000, and City of Richfield, including The Cedar Avenue
Corridor Redevelopment Concept Master Plan and Comprehensive Plan
amendment designating the Cedar Point Development Area "Regional
Commercial /Office ". Attachment D (Detailed Analysis of Blight Conditions) of the
Blight Assessment Report provides in -depth description for the summarized chart
findings located at Attachment C (Cedar Point Area Blight Assessment Criteria
Chart). Photos at Attachment E provide a visual aid for a review of the Cedar Point
Development Area.
Section D. Statement of Goals and Objectives has been expanded to add two (2)
new goals ( #7 and #8) and eight (8) new objectives ( #23 through #30) to the
Modified Plan document. The new goals and objectives specifically address items
not considered before by the plan although much activity has occurred throughout
the years relating to airport noise mitigation matters and other redevelopment
subprojects within the Project Area. Some of the objectives evolved from items
specific to the Cedar Point Development Area that are proposed to be implemented
in the broader Project Area based on planning studies undertaken to date.
Section E. Description of the Redevelopment Project Area reinforces that the
boundary of the Project Area is not being changed.
Section F. Development Activities and Agreements provides for the private and
public activities to be undertaken in the Cedar Point Development Area. The major
private activities include acquisition /relocation of 33 single family homes; minimum
improvements to include a SuperTarget and Home Depot with an additional 61,200
square feet on in -line, freestanding retail; and partial contribution to the construction
of a new intersection at 66th Street and approximately 17th Avenue. (See full list of
private development activities on page 7 of the Modified Plan.) The major public
activities include acquisition /relocation of five (5) properties still in private ownership;
acquisition of 62 properties, mostly vacant land, from the City; conveyance of 67
properties to the developer (this includes a number of remnant properties from the
66th Street/Trunk Highway 77 interchange reconstruction); and construction of
public infrastructure including transit - related amenities, new intersection at 66th
Street and 17th Avenue, greenway /parkway, enhanced streetscape.
Section G. Public Development Cost; Proceeds; Financing lists the various
sources of revenue received and used over the years for airport noise mitigation.
The primary source of financing to be received by the developer will be tax
abatement (most recently approved by the City on May 24, 2005).
Section H. Proposed Land Use indicates the land uses by type in the Cedar Point
Development Area. The Planning Commission and City previously (in 2004)
adopted resolutions to amend the Comprehensive Plan designation for the Cedar
Point Development Area to "Regional Commercial /Office" to accommodate the
proposed retail improvements.
Section I. Acquisition, Relocation, and Rehabilitation Activities provides a
comprehensive list of all the properties in the Cedar Point Development Area,
broken down by public and private acquiring parties. Note that there is no
rehabilitation program in the Cedar Point Development Area. (This title is
maintained for purposes of the plan document itself.)
The City Council will hold a public hearing on the proposed Modified Plan on June
14, 2005. The HRA will undertake review of the proposed Modified Plan on June
20, 2005. Upon all approvals, the developer of Cedar Point Area, Ryan Companies
US, Inc., will be able to proceed with acquisition activities in accordance with the
Contract for Private Development with the HRA.
III. BASIS OF RECOMMENDATION
A. CRITICAL ISSUES
On July 26, 2004, the Planning Commission amended the Comprehensive Plan to
change the designation of properties in the Cedar Point Area from Single Family
Residential, Single Family Residential High Density, and Community Commercial to
Regional Commercial /Office.
On September 16, 2004, the City Council held a public hearing and adopted a
resolution changing the designation of properties in the Cedar Point Area from
Single Family Residential, Single Family Residential High Density, and Community
Commercial to Regional Commercial /Office.
On November 1, 2004, the City received a notice from the Metropolitan Council that
administrative approval was granted to the Comprehensive Plan amendment and
that no further formal action by the Metropolitan Council (or City Council) was
needed.
In the past, previous modifications to the redevelopment plan presented to the
Planning Commission have been found to be consistent with the Comprehensive
Plan.
B. FINANCIAL
The Modified Plan indicates the various revenue sources used for acquisition and
site clearance activities in the Cedar Point Area.
Tax abatement will be used to assist the developer with site assembly and other
project related expenses.
C. LEGAL
Chapter 469 of the Minnesota State Statutes stipulates that the Planning
Commission must review modified redevelopment plans to determine
consistency with the City's Comprehensive Plan.
A public hearing and consideration of the Modified Plan by the City Council is
scheduled for June 14, 2005. The Planning Commission's finding of
consistency of the Modified Plans will be presented to the City Council at that
time.
The City Council will hold a public hearing on the Modified Plans on June 14,
2005.
The HRA is scheduled to consider the Modified Plans at its regular meeting
on June 20, 2005.
The Modified Plan was prepared by Cornejo Consulting and staff, and
reviewed by legal counsel.
IV. ALTERNATIVE RECOMMENDATION(S)
Reject the resolution and find that the proposed Modified Plan does not conform to
the Comprehensive Plan. (Please note, however, that all land use changes
impacting the Development Area were made in 2004.)
V. ATTACHMENTS
Map #1 — Richfield Redevelopment Project Area
Map #2 - Richfield Redevelopment Project Area Modification, Cedar Point
Development Area
Resolution
Excerpts from the Richfield Comprehensive Plan
Modification to the Redevelopment Plan for the Richfield Redevelopment Project
Area, dated June 3, 2005.
Blight Assessment Report — Richfield Redevelopment Project Area Modification -
Cedar Point Area, dated June 3, 2005
VI. PRINCIPAL PARTIES EXPECTED AT MEETING
Dan Cornejo, Cornejo Consulting
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JUNE, 2005
RESOLUTION NO.
PLANNING COMMISSION
CITY OF RICHFIELD, MINNESOTA.
RESOLUTION OF THE CITY OF RICHFIELD PLANNING COMMISSION
FINDING THAT A MODIFICATION TO THE REDEVELOPMENT PLAN FOR
THE RICHFIELD REDEVELOPMENT PROJECT AREA CONFORMS TO THE
GENERAL PLANS FOR THE DEVELOPMENT AND REDEVELOPMENT OF
THE CITY.
WHEREAS, the Housing and Redevelopment Authority in and for the City of Richfield,
Minnesota, (the "HRA ") has proposed to adopt a Modification to the Redevelopment Plan for
the Richfield Redevelopment Project Area (the "Plan Modification "); and
WHEREAS, the HRA has submitted the Plan Modification to the City Planning Commission
the "Commission ") pursuant to Minnesota Statutes, Sections 469.027 and other law; and
WHEREAS, the Commission has reviewed the Plan Modification to determine its
conformity to the general plans for the development and redevelopment of the City as
described in the comprehensive plan for the City.
NOW, THEREFORE, BE IT RESOLVED by the Commission that the Plan, Modification
conforms to the general plans for the development and redevelopment of the City as a whole.
Dated: June 13, 2005
ATTEST:
Secretary
Donna Drummond, Chair
3
EXCERPT FROM COMPREHENSIVE PLAN
D. CEDAR AVENUE CORRIDOR — PAGE ONE -25
The Plan proposal for the corridor area between East 63`d Street and Diagonal Boulevard is
proposed to be largely redeveloped to attract REGIONAL COMMERCIAL (C -R), COMMUNITY
COMMERCIAL (C -C), and OFFICE (0), including office- showroom as the primary uses. Some
commercial uses related to the office- showroom use would also be appropriate for these areas.
E. CEDAR AVENUE CORRIDOR — Page THREE -21
The intersection of East 66th Street and relocated Cedar Avenue collector (18th Avenue)
would be designated and affords the opportunity to attract a major regional commercial use
such as a regional retail center. 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.
4
The Housing and Redevelopment Authority
in and for the City of Richfield, Minnesota
Modification to the Redevelopment Plan
for the
Richfield Redevelopment Project Area
Cedar Point Development)
Dated: June 3, 2005
For Planning Commission Consideration on Jun 13, 2005
For City Council Consideration on June 14, 2005
For HRA Consideration on June 20, 2005
Prepared By.,
Dan Cornejo
CORNEJO CONSULTING
1657 Saunders Avenue
Saint Paul, MN 55116
651) 699 -1927
Richfield Housing and Redevelopment Authority
6700 Portland Avenue South
Richfield, MN 55423
612) 861 -9760.
Modification to the Redevelopment Plan
for the
Richfield Redevelopment Project Area
Cedar Point Development)
TABLE OF CONTENTS Page
A. Foreward 3
B. Statement of Public Purpose 3
C. Statutory Authority - Redevelopment Plan Modification 3
D. Statement of Goals and Objectives 4
E. Description of Redevelopment Project Area 6
F. Development Activities and Agreements 6
G. Public Redevelopment Costs; Proceeds; Financing 8
H. Proposed Land Use 8
1. 1 Acquisition, Relocation, and Rehabilitation Activities 9
J. Environmental Considerations 10
K. Administration of Project Area 10
Appendix A: Map of Richfield Redevelopment Project Area
Appendix B: Map of Cedar Point Development Area +-
MODIFICATION TO THE REDEVELOPMENT PLAN
FOR THE
RICHFIELD REDEVELOPMENT PROJECT AREA
CEDAR POINT DEVELOPMENT)
A. FOREWARD
The following text represents a Modification to the Redevelopment Plan for the Richfield
Redevelopment Project Area. This Modification represents a continuation of the goals and objectives
set forth in the Redevelopment Plan for the Richfield Redevelopment Project Area. It also is intended
to facilitate the implementation of land use and development changes in the Cedar Point Development
Area, as such area is depicted on the map at Appendix B, to address blighting conditions, including the
significant and unique, adverse environmental and socioeconomic conditions directly associated with
the current operation of the nearby Minneapolis -St. Paul International Airport and the anticipated
operation of the new North/South (17/35) Runway in late 2005.
For further information, a review of the Redevelopment Plan for the Richfield Redevelopment
Project Area, adopted June 14, 1993, is recommended and available in the Community Development
Department at the City of Richfield.
B. STATEMENT OF PUBLIC PURPOSE
Comprehensive environmental studies that examined the projected low frequency noise levels
associated with the operation of the new North /South (17/35) Runway at the Minneapolis -St. Paul
International Airport resulted in a mitigation plan that provides for the redevelopment of Richfield's
east side into a more compatible use.
A comprehensive review of the portion of the Richfield Redevelopment Project Area (the
Project Area ") comprising the Cedar Point Development Area concluded that such portion is blighted
within the meaning of the Minnesota Statutes, Section 469.002, Subd. 11 and Section 469.028, Subd.
3. A copy of the Blight Assessment Report — Richfield Redevelopment Project Area Modification —
Cedar Point Area, dated June 3, 2005, is on file and available in the Community Development
Department at the City of Richfield.
Therefore, the Housing and Redevelopment Authority in and for the City of Richfield,
Minnesota (the "HRA ") and the City Council of the City of Richfield (the "City ") have determined
that public intervention is necessary in the Cedar Point Development Area in order to achieve set goals
and objectives for proper redevelopment of the area.
C. STATUTORY AUTHORITY - REDEVLOPMENT PLAN MODIFICATION
The HRA determines that it is necessary, desirable, and in the public interest to undertake a
Modification to the Redevelopment Plan for the Richfield Redevelopment Project Area (the "Modified
Plan ") pursuant to the provisions of Minnesota Statutes, Chapter 469.
Pursuant to Minnesota Statutes, Section 469.029, Subd. 6, a redevelopment plan may be
modified at any time provided that the HRA and City Council adopt such modifications upon the
notice and after the public hearing required for the original adoption of the redevelopment plan. If the
HRA determines the necessity of changes in an approved redevelopment plan or approved
3
modification thereof, which changes do not alter or affect the exterior boundaries, or do not
substantially alter or affect the general land uses established in such plan, then such changes shall not
constitute a modification of the Redevelopment Plan nor require approval by the governing body of
the political subdivision in which the project is located.
D. STATEMENT OF GOALS AND OBJECTIVES
The following goals were originally established in 1993. The current Modified
Redevelopment Plan adds two additional goals (shown in bold face).
To provide a revenue base to meet the needs of Richfield.
2. To develop job opportunities for area residents.
To develop strategies to encourage revitatlization.
4. To maintain a positive business environment.
To enrich the quality of life for residents through planning of the interrelationship of land use.
To recognize the needs of all segments of the populace through diversity in housing stock
which is a major determinant of the living environment.
7. To protect the community from the adverse affects of the operations of the Minneapolis -
St. Paul International Airport.
8. To protect the community from the adverse, low frequency noise impacts of the
implementation and operation of the new North /South (17/35) Runway at the
Minneapolis -St. Paul International Airport.
The following objectives were originally established in 1993. The current Modified
Redevelopment Plan adds eight (8) additional objectives to the list (shown in bold face).
To achieve a high level of design quality through use of design features such as
landscaping to enhance the physical environment.
2. To better utilize vacant or underdeveloped land.
3. To improve vehicular circulation by providing a comprehensive system which
provides good, direct access to and from the commercial areas. To the extent
practical, eliminate commercial traffic from residential streets and minimize vehicular
circulation conflicts or congestion.
4. To achieve a balanced variety of commercial businesses and services appropriate to
the market area.
5. To provide increased employment opportunities.
6. To diversify the tax base of the community.
4
To eliminate or reduce the conflicts which result from imcompatible land use relationships,
especially between residential and non - residential.
To protect the single - family residences from the adverse effects of nearby commercial
development, roadways, and off - street parking.
9. To utilize landscaping and /or screening between all single - family residential and
commercial /office uses. Landscaping and /or screening should also be provided along major
thoroughfares which border residential areas.
10. To eliminate unsightly and blighting elements such as exposed trash storage areas, overhead
utility lines, poorly maintained and excessively large billlboards or signs, and deteriorated
structures.
H. To provide for the elimination of blight which is evidenced by irregular sized lots, inadequate
streets, incompatible land uses, physical and functional obsolescence, and inadequate parking.
12. To encourage the sharing of parking facilities and to generally improve the parking and
circulation in the area.
13. To provide public utilities and other public facilities of sufficient quality and size to support
the future development in the area.
14. To provide for an expanded range of housing opportunities in the community, as appropriate.
15. To encourage open lines of communication between all the residents, businesses and city staff.
16. To provide maximum opportunity, consistent with the needs of the city for development by
private enterprise.
17. To coordinate elements of the City's Comprehensive Plan with these project objectives.
18. Provide jobs within close proximity of the residential population and concurrently saving
energy by reducing trip time to jobs.
19. Provide a retail service level required by the residents of the community.
20. Secure the increase of housing, commercial, and industrial property subject to taxation by the
City, Independent School District No. 280, Intermediate School District No. 287, Hennepin
County, City, and other taxing jurisdictions in order to better enable such entitites to pay for
governmental services and programs required to be provided by them.
21. Encourage local business expansion, improvements, rehabilitation, and development,
whenever possible and provide financial incentives for same.
22. Combine the elements of other City Plans with these project objectives.
23. To facilitate the acquisition and removal of single - family residential and multi- family
residential properties located with the city's airport impact zones.
24. To facilitate the acquisition and removal of single - family residential, multi- family
residential, commercial and industrial properties deemed blighted due to a number of
factors including low frequency noise levels associated with the construction and
operation of the new North /South (17/35) Runway at the Minneapolis -St. Paul
International Airport.
25. To facilitate the acquisition of land or space that is vacant, unused, underused,
inappropirately used or contains incompatible land uses.
26. To facilitate the redevelopment of land for the construction of commercial/retail
development better suited to withstanding airport noise.
27. To provide modern, transit stop plazas with features such as heated structures, lighting,
landscaping, bus pullouts.
28. To provide newer designed, high- volume street intersections able to better control traffic
and interface with pedestrian traffic.
29. To provide bikeways, paths, greenways and parkways for non- vehicular traffic.
30. To provide enhanced streetscape features such as decorative concrete, pedestrian
lighting, landspacing features.
E. DESCRIPTION OF THE REDEVELOPMENT PROJECT AREA
In order to further guide the development and redevelopment of the Project Area, the HRA has
created this Modified Plan.
The boundary for the Richfield Redevelopment Project Area is not being altered. This
Modified Plan is intended to address primarily the area known as the Cedar Point Development Area.
See Appendix A for a map of the Richfield Redevelopment Project Area. See Appendix B for a map
of the Cedar Point Development Area.
F. DEVELOPMENT ACTIVITIES AND AGREEMENTS
General
The objectives of the Modified Plan will be accomplished pursuant to the authority granted to
the HRA by Minnesota Statutes.
Redevelopment within the Project Area must be financially feasible, marketable, and
compatible with long range redevelopment plans of the City and HRA. The following development
activities are appropriate for the area in light of current redevelopment opportunities within the Cedar
Point Development Area:
1) Property acquisition;
2) Relocation;
3) Site clearance; and
4) Site improvements.
0
Any and all proposals by the developer of Cedar Point will be reviewed by the HRA to
determine conformance with the Modified Plan and applicable municipal ordinances and codes. To
facilitate this effort, the following documents may be requested for review and approval:
1) Site Plan;
2) Construction, mechanical, and electrical system drawings;
3) Landscaping Plan;
4) Grading and storm drainage plan;
5) Signage system plan; and
6) Any other drawings or narrative deemed by the HRA to demonstrate the conformance
of the development with the Modified Plan.
It is the intention of the HRA that the majority of the redevelopment activities, including but
not limited to acquisition, relocation, site clearance, and improvements be directly undertaken by the
developer with assistance when and where appropriate from the HRA.
The proposal for the Cedar Point Development Area calls for acquisition, relocation,
environmental investigation, site clearance, and construction of new commercial/retail buildings and
related parking. Currently, the Cedar Point Development Area comprises one - hundred (100) parcels:
sixty-two (62) are vacant land, many of which have been cleared; thirty-three (33) are occupied by
single- family houses; three (3) are occupied by residential, multi - family apartment buildings; and two
2) are occupied by commercial buildings. The subject properties are owned by the City of Richfield
and various private parties. The Minnesota Department of Transportation (Mn/DOT) has current
control of certain properties along the east side of Cedar Avenue and the north side of East 66th Street
for the reconstruction of the ramps at 66th Street and Trunk Highway 77. Remnant land from this
right -of -way project will be available for redevelopment in the Cedar Point Development Area.
Description of Anticipated Private Development Activities within the Cedar Point Development
Area
Redevelopment of a 29 acre site.
Private acquisition of 33 single family homes.
Relocation.
Environmental investigation and mitigation.
Site clearance.
Minimum improvements to include a SuperTarget retail merchandise store and Home Depot
home improvement store.
Proposed additional improvements to include 61,200 square feet of in -line and freestanding
retail development.
Financial contribution to the construction of a new intersection at 66th Street and
approximately 17th Avenue.
Description of Anticipated Public Development Activities within the Cedar Point Development
Area
The proposed public development activities in the Cedar Point Development Area would be
undertaken by the HRA and City in order to support the private development activities and facilitate
redevelopment in the area in the manner suitable to overall development plans. These activities
include direct financial assistance to the developers to facilitate site assembly.
It is proposed that the HRA sell to the developer certain properties ( "HRA Property")
described below in Section H. Redevelopment activities would be contingent upon the mutual
agreements set forth in a Contract for Private Development.
Acquisition of two (2) residential, multi- family apartment buildings from private owners.
Acquisition of three (3) commercial properties from private owners.
Acquisition of 62 properties, mostly vacant land, from public owner (City of Richfield).
Relocation.
Environmental investigation and mitigation.
Site clearance.
Conveyance of 67 properties to developer.
Construction of two transit stop plazas with lighting, heated structures, bicycle storage, cart
corral, landscaping and bus pullouts.
Construction of a newly designed, high - volume intersection on 66th Street and approximately
17th Avenue (roundabout or traditional design).
Roadway improvements to link the bridge at Trunk Highway 77 with the new intersection on
66th Street.
Highly landscaped greenway /parkway.
Enhanced streetscape features (decorative concrete, pedestrian lighting, landscaping features,
etc.).
G. PUBLIC DEVELOPMENT COST; PROCEEDS; FINANCING
The HRA determines that the funding of the necessary activities and improvements in the
Cedar Point Development Area shall be accomplished through the use of private funds from the
developer and public funds to the developer up to the principal amount of $2,068,700, or a lesser
amount as provided for in a Contract for Private Development.
The revenue source of the public funds will be in the form of a property tax abatement, in
accordance with Minnesota Statutes, Sections 469.1812 to 469.1815, as previously approved by the
City of Richfield on May 24, 2005. The following revenue sources have also been provided for
property acquisitions and other site assembly activities in the Cedar Point Development Area:
2.0 million multi jurisdictional project funds (2005) from Hennepin County for acquisition of
properties and related activities by the HRA;
7.0 million in funds from the Metropolitan Airports Commission (MAC) (2000) for property
acquired by the City along Cedar Avenue for Truck Highway 77 ramp reconstruction and bridge
widening in which the remnant land will be part of the proposed project; and
5.0 million in funds appropriated by the 2000 Legislature to the City, and administered by
the then Department of Trade and Economic Development, for the purchase of single family homes
within the 87db noise contours of the airport impact zone.
Also, it is proposed that a special assessment bond, in accordance with Minnesota Statutes,
Chapter 429, may fund transit - related improvements in the Cedar Point Development Area.
H. PROPOSED LAND USE
The current land use in the Cedar Point Development Area is approximately one -third
residential, and two- thirds vacant, with two commercially -used properties. Current zoning is a mix of
N
R (Single Family Residential), C -2 (General Commercial), and MR -3 (Multi - Residential -High
Density). The City of Richfield Planning Commission and City Council have previously adopted
resolutions to amend the Comprehensive Plan designation for the Cedar Point Development Area,
within the Project Area to "Regional Commercial /Office" to accommodate a retail center.
The proposed commercial /retail land use would be consistent with the "Regional
Commercial /Office" designation in the Comprehensive Plan.
ACQUISITION, RELOCATION, AND REHABILITATION ACTIVITIES
Acquisition
The HRA intends to acquire the following properties for this project and convey them
to the developer in accordance with the stipulations in a Contract for Private
Development:
6301 Cedar Ave. So. 6315 18th Ave. So. 6412 Cedar Ave. So.
6311 Cedar Ave. So. 6321 18th Ave. So. 6444 Cedar Ave. So.
6315 Cedar Ave. So. 6327 18th Ave. So. 6520 Cedar Ave. So.
6325 Cedar Ave. So. 6333 18th Ave. So. 6300 Cedar Ave. So.
6333 Cedar Ave. So. 6339 18th Ave. So. 6320 Cedar Ave. So.
6341 Cedar Ave. So. 6345 18th Ave. So. 6500 Cedar Ave. So.
6345 Cedar Ave. So. 6401 18th Ave. So. 6528 Cedar Ave. So.
6405 Cedar Ave. So. 6409 18th Ave. So.
6409 Cedar Ave. So. 6415 18th Ave. So.
6417 Cedar Ave. So. 6421 18th Ave. So.
6421 Cedar Ave. So. 6427 1 8th Ave. So.
6425 Cedar Ave. So. 6433 18th Ave. So.
6429 Cedar Ave. So. 6439 18th Ave. So.
6437 Cedar Ave. So. 6445 18th Ave. So.
6441 Cedar Ave. So. 6509 18th Ave. So.
6445 Cedar Ave. So. 6515 18th Ave. So.
6501 Cedar Ave. So. 6521 18th Ave. So.
6509 Cedar Ave. So. 6527 18th Ave. So.
6511 Cedar Ave. So. 6533 18th Ave. So.
6521 Cedar Ave. So. 6314 18th Ave. So.
6525 Cedar Ave. So. 6320 18th Ave. So.
6529 Cedar Ave. So. 6326 18th Ave. So.
6333 Cedar Ave. So. 6332 18th Ave. So.
6337 Cedar Ave. So. 6334 18th Ave. So.
1820 66th Street E. 6400 18th Ave. So.
1800 66th Street E. 6408 18th Ave. So.
1720 66th Street E. 6414 18th Ave. So.
1714 66th Street E. 6328 Cedar Ave. So.
1708 66th Street E. 6344 Cedar Ave. So.
1700 66th Street E. 6400 Cedar Ave. So.
E
The developer, in accordance with the stipulations of the Contract for Private
Development, anticipates the acquisition of the following properties for this project:
6315 17th Ave. So. 6445 17th Ave. So. 6500 18th Ave. So.
6321 17th Ave. So. 6501 17th Ave. So. 6501 18th Ave. So.
6327 17th Ave. So. 6509 17th Ave. So. 6508 18th Ave. So.
6333 17th Ave. So. 6515 17th Ave. So. 6514 18th Ave. So.
6339 17th Ave. So. 6521 17th Ave. So. 6520 18th Ave. So.
6345 17th Ave. So. 6527 17th Ave. So. 6526 18th Ave. So.
6401 17th Ave. So. 6533 17th Ave. So. 6532 18th Ave. So.
6409 17th Ave. So. 6338 18th Ave. So.
6415 17th Ave. So. 6420 18th Ave. So.
6421 17th Ave. So. 6426 18th Ave. So.
6427 17th Ave. So. 6432 18th Ave. So.
6433 17th Ave. So. 6438 18th Ave. So.
6439 17th Ave. So. 6444 18th Ave. So.
2. Relocation
The HRA is bound by the procedures set forth in the Uniform Relocation Assistance
and Real Property Acquisition Policies Act of 1970, as amended and Minnesota
Statutes, Chapter 117.
In the event that the developer, based on information provided by the HRA,
determines that any of the properties it is obligated to acquire is occupied by tenants,
lessees, or other non -owner occupants, the developer will notify the HRA to provide
relocation assistance and benefits to such parties to the extent and at the times
required by applicable law, and the developer shall promptly reimburse the HRA for
these costs.
Rehabilitation Program
No rehabilitation program is currently intended in the Cedar Point Development Area.
J. ENVIRONMENTAL CONSIDERATIONS
All municipal actions, public improvement, and private development shall be carried out in a
manner that will enhance, rather than detract, from the natural environment. All necessary
environmental permits and clearances will be obtained by the developer.
K. ADMINISTRATION OF THE PROJECT AREA
The administration of the Project Area will be undertaken by HRA officials.
10
APPENDIX A
MAP OF RICHFIELD REDEVELOPMENT PROJECT AREA
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MAP OF CEDAR POINT DEVELOPMENT AREA
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JUNE, 2005