061499 EDA CITY OF NEW HOPE.
EDA MEETING
City Hall, 4401 Xylon Avenue North
June 14, 1999
President W. Peter Enck
Commissioner Sharon Cassen
Commissioner Don Collier
Commissioner Pat LaVine Norby
Commissioner Mark Thompson
1. Call to Order
2. Roll Call
3. Approval of Regular Meeting Minutes of May 24, 1999
4. Motion Accepting Appraisal and Authorizing Staff to Negotiate with Property Owner
Regarding Pgtential Acquisition of Industrial Property Located at 7500 42~ Avenue North
(Improvement Project No. 474)
5. Adjournment
CITY OF NEW HOPE
4401 XYLON AVENUE NORTH
NEW HOPE, MINNESOTA 55428
Approved EDA Minutes May 24, 1999
Regular Meeting City Hall
CALL TO ORDER President Enck called the meeting of the Economic Development Authority to
order at 8:11 p.m.
ROLL CALL Present: Enck, Cassen, Collier, Norby, Thompson
Staff Present: Sondrall, Hanson, Donahue, Henry, Lomaistro
APPROVE MINUTES Motion was made by Commissioner Norby, seconded by Commissioner Cassen, to
approve the Regular Meeting Minutes of May 10, 1999. All present voted in favor.
Motion carried.
7500 42~ AVE. N. President Enck introduced for discussion Item 4, Discussion Regarding Option
IMP. PROJECT 474 Agreement on Property at 7500 424 Avenue North (Improvement Project No.
Item 4 474).
Mr. Donahue, City Manager, stated the EDA has expressed interest in acquiring
this property and staff has suggested that the City pay an option of $4,200 to
guarantee that the property remains vacant during the month of June until the
City's appraisal is completed and until negotiations are complete. Staff desires to
avoid the risk of having a new tenant in the building which would result in
relocation costs. Mr. Donahue indicated that after giving the matter further
consideration he is willing to take the risk that the property will remain vacant. He
commented that the City may not arrive at a negotiated settlement in one months'
time and then another $4,200 would be required for the following month.
Commissioner Collier concurred that it would be unlikely that an agreement could
be achieved in a month.
The consensus of the EDA was to take no action regarding the option agreement.
Mr. Donahue commented that it may be best for the City to move toward
condemnation. President Enck suggested review of the appraisal to ensure its
completeness.
ADJOURNMENT Motion was made by Commissioner Cassen, seconded by Commissioner Collier,
to adjourn the meeting. All present voted in favor. Motion carried. The New
Hope EDA adjourned at 8:14 p.m.
Respectfully submitted,
Valerie Leone
City Clerk
New Hope EDA May 24, 1999
Page 1
REQUEST FOR ACTION
Originating Department ~p~d ~or ~e~a ~da Set.on
Community Development ~ ~ Item No.
6/14/99 ~
~Kirk Mcdonald ~ 4
OWNER REGARDING POTENTIAL ACQUISITION OF INDUSTRIAL PROPER~ LOCATED AT 7500
42No AVENUE NORTH (IMPROVEMENT PROJECT NO. 474)
ACTION REQUESTED
Staff requests that the EDA approve a motion accepting the appraisal from BCL Appraisals and
authorizing staff to negotiate with the properly owner of 7500 42"" Avenue NoAh regarding the City's
potential acquisition of the propeAy for redevelopment purposes. The City's appraisal on the propeAy
was completed on June 11 and will be discussed at the EDA meeting.
POLICY/PAST P~CTICE
Since the early 1990s, the City has taken a number of actions to acquire the three industrial, propedies
located at the noAheast corner of 42nd and Quebec Avenues for redevelopment purposes. The City
acquired and demolished the Electronic Industries building at 7516 42"" Avenue in 1993, and the City
acquired and demolished the Foremost building at 7528 42nd Avenue be~een 1993 and 1995. One
properly remains to be acquired at 7500 42"~ Avenue. Over the years, the City has had a number of
conversations with the prope~ owner, Ter~ Jensen, regarding the potential acquisition of the prope~y
by the City and the City has had three appraisals completed on the prope~y in 1992, 1996, and 1997.
Ardel Engineering is a tenant in the building located on the site. In August 1997, the EDA approved a
resolution authorizing the commencement of eminent domain proceedings to acquire the prope~y at
7500 42"~ Avenue No~h, but the action has not been implemented. The environmental cleanup and
future redevelopment of the three industrial sites located at the noKheast corner of Quebec Avenue and
42"" Avenue is identified as a goal of the Comprehensive Plan.
(cont'd.)
M~ON ~ ~0~ ~ ~~
II IIIII I II II II I II IIIII I I II ~~
Request for Action Page 2 6/14/99
BACKGROUND
The owner of the property has been in contact with the City to inquire about the City's interest in
acquiring the property. Ardel Engineering's lease terminated on May 31, as an agreement was not
reached between the owner and tenant to renew the lease. Ardel Engineering has relocated to Science
Industry Park in the City. The property at 7500 42"d Avenue is currently vacant and the owner is
considering making improvements to the building and marketing the property. Due to the fact that the
building is vacant, the City would have no responsibility for relocation costs. The owner has recently
obtained a current appraisal of the property indicating a market value of $545,000. The 1998 valuation
of the property for tax purposes is $195,000 ($76,000 land/S119,000 building).
At the May 10 EDA meeting, the EDA approved a resolution authorizing appraisals and commencement
of negotiations to acquire the property. The City's appraisal was completed on June 11 and will be
reviewed at the EDA meeting. Staff is requesting that the EDA accept the appraisal from BCL Appraisals
and authorize continued negotiations. At the May 24 EDA meeting, the EDA determined not to enter into
a Right of First Refusal and Non-Rental Agreement in order to keep the property vacant. Per the City
Attorney's previous correspondence, the EDA will need to determine the dollar amount it is willing to
authorize as a ceiling for acquisition. All negotiations and any agreements reached would be subject to
approval by the EDA.
FUNDING
Acquisition of the site would be funded with 42"d Avenue Tax Increment Funds and a variety of grant
funds would be available for site cleanup and redevelopment.
ATTACHMENTS
· Updated Appraisal
· Comprehensive Plan Excerpts
BCL APPRAISALS
2852 ANTHONY LANE SO., MINNEAPOLIS, MI3INESOTA 55418 (612)781-0605 Fax: 781-7826
RON LACHENMAYER, SPA REAL ESTATE APPRAISERS
LESLIE J. (LEE) RACINE, JR., SRA &
BRAD BJORKLUND, MAI, SPA CONSULTANTS
June 9,1999
The City of New Hope
cio Kirk McDonald
4401 Xylon Avenue North
New Hope, Minnesota 55428
Re: Appraisal of 13,524 sf Industrial Building
Ardel Engineering & Manufacturing;
7500 42nd Avenue North, New Hope, MN
Dear Mr. McDonald,
In response to your request, I have conducted the required investigation, gathered the necessary data, and
made certain analyses that have enabled me to form an opinion of the market value of the fee simple
interest of the real property referenced above.
Based on an inspection of the property and the investigation and analyses undertaken, I have formed the
opinion that as of June 9, 1999, and subject to the assumptions' and limiting conditions set forth in this
report, the subject property has a market value of:
FOUR HUNDRED THIRTY TWO THOUSAND DOLLARS $432,000
The appraisal report that follows is a Complete Appraisal, meaning it was developed with all relevant and
appropriate approaches to value, and it is written in a Summary form. The report is intended to be used by
you, the city manager, the city council and Mr. Steve Sondrall, New Hope City Attorney, and the opinions of
value herein stated are understood to be used to support efforts to purchase the real estate.
Respectfully submitted,
Eric Bjorklund:~
Cert. General Real Property Appraiser
Minnesota License #4003154
EB/Ib
MORE THAN 80 YEARS FULL APPRAISAL SERVICES EEO/AA
1
Summary Appraisal Report- Complete Appraisal
This is a Summary Appraisal Report which is intended to comply with the reporting requirements
set forth under Standards Rule 2-2(b) of the Uniform Standards of Professional Appraisal
Practice for a Summary Appraisal Report. As such, it presents only summary discussions of the
reasoning of analyses that were used in the appraisal process to develop the appraiser's opinion
of value. Supporting documentation which would be used to expand the reporting format of this
document into a Self Contained Appraisal Report is retained in the appraiser's file.
PURPOSE OF THE APPRAISAL & DEFINITION OF VALUE:
The purpose of this appraisal is to provide a current market value estimate of the subject real
property so that the client may buy it. Any influence on the subject's value caused by a threat of
condemnation is disregarded.
Market value is defined by the federal financial institutions regulatory agencies as follows:
Market value is the most probable pdce which a property should bdng in a competitive and open
market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and
knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this
definition is the consummation of a sale as of a specified date and the passing of title from seller
to buyer under conditions whereby:
(1) buyer and seller are typically motivated;
(2) both parties are well informed or well advised, and acting in what they consider their own
best interests;
(3) a reasonable time is allowed for exposure in the open market;
(4) payment is made in terms of cash in U.S. dollars or in terms of financial arrangements
comparable thereto; and
(5) the price represents the normal consideration for the property sold unaffected by special
or creative financing or sales concessions granted by anyone associated with the sale.
(source: office of the Comptroller of the Currency under 12 CFR, Part 34, Subpart C-Appraisals, 34.42 Definitions [fi.)
2
INTEREST VALUED: Fee Simple
EFFECTIVE DATE OF VALUE: June 9, 1999
DATE OF REPORT: June 9, 1999
APPRAISAL DEVELOPMENT AND REPORTING PROCESS: In preparing this appraisal, the
appraiser:.
· Inspected the subject on May 25, 1999.
· Gathered rental, expense, vacancy and cost information, as well as sale data on
comparable land and buildings in the subject's and competing neighborhoods.
· Discussed perceptions and components of value for the subject and other industrial
properties in the area with the owner, tenant, buyers, sellers and brokers.
· Completed the Sa[es Comparison, Cost, & Income Approaches to Value, and reconciled
their opinions into a final value estimate assuming no on-site contamination exists.
· Developed an opinion of value that is reflective of any stigma affecting the subject caused
by on-site ground water and soil contamination. Review of MPCA files (on the adjacent
real estate to the west where the contamination originated from as well as others) and
market analysis of sales of contaminated property aided this process.
HISTORY OF THE REAL ESTATE APPRAISED
The subject has been owned by Terry Jensen since the mid 1970's. For the past 13+ years, the
building has been occupied by Ardel Engineering and Manufacturing. However, it is now vacant.
Ardel left the building effective June 1, 1999. The move is reported to be over a concern caused
by the City of New Hope's posturing to purchase the building, and an expired lease. In-so-far as
is known, the building is not being offered for sale by the owner. Effects (if any) caused or
related to the city's posturing to purchase the subject (by condemnation or other matters) are
disregarded in the estimate of market value.
In 1983, a ruptured settling tank for various industrial solvents was discovered on the adjacent
property to the west. Later tests showed groundwater and soils under the subject, and in the
immediate vicinity were contaminated by trichloroethylene (TCE), dichloroethylene (DCE),
chromium, copper and lead. There are presently 15 monitoring wells in the area, and measures
are underway to clean up the contaminants. Pollution levels have dropped most notably nearest
the source, but apparently the contamination levels are no longer being effectively reduced in
plume areas away from the former "hot spot" where the remediation equipment is located.
Higher levels of contaminants apparently still exist under the subject building to a depth of about
15 feet. Because of the pollution, the subject is stricken by a pollution stigma. While affects on
value possibly attributed to the city's efforts to purchase the subject are disregarded, the pollution
stigma is not. In the least concern (assuming the building itself has economic value and the
contamination isn't deemed to affect its physical use), most prudent buyers would seek to fully
inform themselves of the subject's contamination, and would seek some type of indemnification
for themselves, or protection from being held responsible for the costs to clean up the property.
Part of the indemnification process, which hasn't been done yet, is the property owner's
responsibility to register the site with the Minnesota Pollution Control Agency with the intent of
3
HISTORY OF REAL ESTATE APPRAISED cont.
obtaining documents such as an "Off Site Determination Letter," a "No Association Letter," or
possibly a "No Action Letter." The costs to obtain such documentation is in this appraisers
opinion, the pollution stigma that affects the market value of the subject.
LOCATION DESCRIPTION
The subject is located in the City of New Hope, a second tier westerly suburb of Minneapolis with
a current population of about 21,715. New Hope is approximately seven miles northwest of
Downtown Minneapolis. The community is primarily residential in character. There are scattered
industrial districts and one major concentration of commercial buildings focused at the
intersection of 42nd Avenue North (C.S.A.H. #9/Rockford Road) and VVinnetka Avenue (C.S.A.H.
#156). Most development in New Hope has taken place since 1960.
New Hope has a council/manager plan B form of government that provides good quality
municipal utilities and services. Essentially all of the city streets are paved, have concrete curb
and gutter, street lights and service by sanitary sewer and water. The entire city is located in
School District #281. MTC bus routes serve most of the City including a route on 42nd Avenue
North.
Major transportation to the City is provided by Highway #169 along the westerly City limits; also
by Rockford Road, Bass Lake Road (C.S.A.H. #10), Medicine Lake Road (26th Avenue/C.S.A.H.
#70), and Winnetka Avenue. These county roads provide good community access within the
city. The subject is located on 42nd Avenue.
No unusual municipal or economic influences are observed that would ~-~cluly affect the value of
real estate in New Hope. The market is healthy, and the overall economy is good. Vacancy is
Iow (c.3%) in the industrial market. New leases and listings on older warehouse & manufacturing
space in the market area range from a blended rate of $3.75/sf to $4.25/sf.
The Zoning Map shows the nature of uses in the immediate neighborhood. The abutting site to
the north is improved with a larger sized industrial building. West are two vacant industrial lots
owned by the City of New Hope. South of the subject, across 42nd Avenue, is a three story
office building. East of the subject across the Soo Line Railroad tracks is a funeral home and an
apartment complex. A commercial corridor exists along 42nd Avenue west of Quebec Avenue.
The hub of the corridor is found at the intersection of 42nd and Winnetka about two blocks west.
An industrial corridor exists along Quebec Avenue, both north and south of 42nd Avenue
beginning about a block away from the intersection.
LEGAL DESCRIPTION AND TAX INFORMATION
Legal Description: The East 100 feet of the South 350 feet of Lot 5, Auditors Subdivision #324,
Hennepin County Minnesota except road and alley.
Parcel Identification Number: 17-118-21-22-0006 '
Real Estate taxes (non-homestead): $6,004.00
Assessor's Market Value: $105,000 Land + $224,000 Building = $329,000 Total
4
SITE DESCRIPTION
Location: 7500 42nd Avenue North, New Hope; in Hennepin County, Minnesota. The zip code
for this area is 55427.
Size: 100' x 350' = 35,000 square feet.
Easements: 7.5' wide sanitary sewer easement along the entire east property line, and a 5' wide
storm sewer easement along the north 227.5' of the east property line.
Streets: The south edge of the site has 100' of frontage on 42nd Avenue North. 42nd Avenue is
a divided four lane road. It has a 90 foot dght of way in front of the subject, is asphalt paved,
with concrete curbs, gutters, and sidewalks. The pavement is in good condition. The sites
northem edge has 100 feet of frontage on an alley. The right-of-way for the alley is 20 feet.
Utilities: All municipal utilities are located in the neighborhood and are available to the subject
property. These include city water and sewer, electricity, telephone and natural gas.
Topography and Soils: The site is generally level and open. There is one tree near the
northwest comer. The soils are comprised of a glacial ddft interlayed with mixed sands, silts,
clays, and gravel. They are stable and appear to be free of peat or soft soils which would render
the site to be difficult to construct a building on. The water table is about 10-15' below the
surface. Groundwater and soils below the site are known to be contaminated with
tdchloroethylene (TCE), dichloroethylene (DCE), chromium, copper and lead. The contamination
has been caused by an off-site source, upgradient of the site. Measures are presently underway
to clean up the contaminants off-site.
Zoning: The current zoning map shows the property to be zoned I-2, General Industrial.
Access: The site is accessed by vehicular traffic through one curb cut on west bound 42nd
Avenue, and also through the rear alley.
Identity: The identity of the subject is industrial. It is located on industrially zoned land in an
industrially developed corridor that lies west of and parallel to the Soo Line Railroad Tracks.
IMPROVEMENTS DESCRIPTION
Size - (100' x 60') + (99' x 76') = 13,524 sf GBA.
Age - Front half of bldg. (100' x 60') constructed in 1961. Rear half of bldg. (99' x 76') added in
1971. Average actual age of just over 32 years.
Foundation & Frame - Concrete block extedor walls, metal (webbed) roof joists with "1" beams
and support posts.
Roof - Flat; metal decking & rigid insulation sealed with a composition of pitch and gravel.
Clearspan height = 12' in front manufacturing area, 16' in rear; add 2' for roof joists to equal total
wall height in respective areas. 14' average clearspan height, 16' average wall height to roof
deck.
IMPROVEMENTS DESCRIPTION ¢ont:
Finish - Vinyl tile floors, wood panel walls, suspended panel ceiling, and recessed florescent
lights in 1,200 sf front office area. 615 sf shop office has infedor finish. Slide by windows in
front, fixed pane industrial sash windows on building sides, two 14' tall overhead ddve through
garage doors.
Mechanical - GFWA furnace in main office w/central air. Four suspended hot air blower units in
manufacturing areas. 1,200 ampere electric to building.
Other - Two fixture bathroom in front office, with adjoining four fixture bath accessed from
manufacturing area. On-site improvements include 3,780 sf asphalt paving and 14,196 sf
crushed rock paving.
Fumitura, Fixtures & Equipment - Not included in appraised value. Items removed or to be
removed by tenant include air filters and air conditioner in warehouse areas, 3 ton crane and %
ton crane, 400 amp electric to serve 3 ton crane, and all electrical Bus-tribution Ducts.
Condition - Average overall. 18 year effective age of a 40 year economic life.
HIGHEST AND BEST USE
Highest and best use is defined as the reasonably probable and legal use of vacant land or an
improved property, which is physically possible, appropriately supported, financially feasible, and
that results in the highest value. The four cdteria the highest and best use must meet are legal
permissibility, physical possibility, financial feasibility, and maximum profitability.
As vacant, the subject is zoned I-2, General Industrial. Heavy industrial and manufacturing uses
that require isolation are allowed, but light industrial buildings (office/warehouses) are the primary
developed use of this zoning designation in this market area. The lot size minimum is one acre.
The size of the subject at 35,000 square feet is less than one acre. A variance would be needed
to develop the site, or assemblage would need to occur. With vacant industrial land lying to the
west of the subject, assemblage is quite possibly, more likely. An assembled ownership with the
adjacent sites to the west would create about a 112,000 square foot parcel. This size of an
industrial site could be readily developed with an industrial building improvement that is common
in this area. Ail municipal utilities are available to the site, and access is reasonable. Semi-
trucks could access the property from Quebec, and autos could access it from 42nd Avenue.
However, ground water and soil contamination of the subject remain to be a problem that will
deter development.
Due to contamination that has migrated to the subject from the old Electronic Industries building
that used to lie adjacent to the subject, the subjects soils and ground water are polluted. City
and state officials, lenders, contractors, and labor unions are reticent to allow construction where
contamination might adversely affect health, safety and value. Clean-up measures usually occur,
and contaminated sites like the subject are rarely developed until either a "letter of closure" or a
"no action letter" are produced by the Minnesota Pollution Control Agency (MPCA).
Even though the contamination on the subject is not the responsibility of its owner, a "no action
letter'' is still necessary. After the subject property owner voluntarily participates in a program to
HIGHEST AND BEST USE cont:
achieve a "no action letter", does testing over a period of months, achieves satisfactory results
about the level of his own property's contamination, and pays for MPCA staff time, a letter of "no
action" is likely to result. New construction might then occur.
Economic conditions are favorable for industrial building construction (on non-polluted sites, or
those sites that have been cleaned up to MPCA standards). Within the industrial market,
vacancy is Iow (lowest in new buildings) and rents are rising. Mortgage financing is readily
available to qualified borrowers with a 20-25% (of value) down payment, interest rates between
7-8%, and a loan term of 15 years. Balloon payments may be installed in the amortization pedod
at perhaps five or ten years.
The maximally productive use of the site, considered as vacant, is to assemble it with adjacent
ones to the west, start clean up measures, and cooperate with the Minnesota Pollution Control
Agency to obtain either a letter of closure or a no action. When a no action letter is issued,
industrial building development could ensue.
As improved, the building is a permitted use of the I-2 zoned site, but it is legal non-conforming in
such issues as the size of the lot, parking, and landscaping. The non-compliances have been
brought about by changes in zoning since the building was constructed.
Physically, the building shows much deterioration. Most is incurable (long and short lived). A
few items might be curable though such as leaking skylights and a crack between the building
additions. These would at least keep a tenant happy, and in the building.
Aspects of the building also reflect functional obsolescence which is a loss in value resulting
from defects in design. Although the building itself is constructed with average quality materials
which function adequately for its use, the building is a bit large for the site. Parking space for
employees is tight, and maneuvering space for trucks is limited. Similar condition buildings with
more parking and maneuvering room for semi trucks generate more rent.
Although the subject and the industrial market does not suffer from economic obsolescence, the
building is stricken by a pollution stigma. Disregarding this problem for a moment, there is a
healthy market for this type of building (buildings exist, vacancy is fairly Iow at about 3%, and
those for sale - the supply - are matched by their demand). Values are increasing at an
annualized rate of 7%. Most buildings of the subject's size are owner occupied.
Presently, market rents for similar warehouse space is between $3.00 to $4.25/sf warehouse &
$7.00 to $9.00/sf office, tdple net. The building should be able to generate rents within this range
(all-be-it at the lower end) if it were optioned to a lease. The pdor tenant in fact admitted to
paying a blended rate of $4.25/sf for the new (and slightly better than the subject) space they
move into, and had they stayed in the subject, something close to this amount should have been
negotiated. At any concern, the recent presence of a successful business in the building, and
several sales shows that there is a market for buildings like the subject. Furthermore, it is
expected there should be a viable market for the subject in the foreseeable future. However, the
subject still has contaminated soils and groundwater under the building.
With the subject building being in reasonable physical condition, one that is amenable to
occupancy, and functional enough to dedve rent, and the contamination is below grade and not
thought to affect the health and safety of the buildings probable users (or the neighbors for that
7
HIGHEST AND BEST USE cont:
matter, if not, the subject tenant and neighbors would have been moved out), there is remaining
economic life in the property as it is improved. The highest and best use is for the continued use
of the building. However, the pollution stigma that affects the site should be addressed, and
cured. At this point, it hasn't.
The subject's ground water and soil contamination will deter most buyers from purchasing the
site, and most lenders from providing a mortgage until the property owner obtains eitheran "Off
Site Source Letter" or a "No Association Letter" from the Minnesota Pollution Control Agency
(MPCA). The costs to obtain such letters (and also the associated costs of hidng an
environmental consultant to conduct a Phase I and Phase II Environmental report of the subject)
should be deducted from the market value estimate of the subject as uncontaminated. However,
there should be a considerable cost savings for what might otherwise be spent because much
information contained in the Phase I and II reports conducted on the adjacent site (Electronic
Industries) could be readily reviewed and applied to the subject. The fees charged by an
environmental consultant would therefore be less. The MPCA though would still charge $90/hr to
review the environmental reports when they wdte the no association or off-site letters. It is
doubtful a "No Action' letter would be written unless the contamination was gone. Demolition of
the building and removal of the soil under it, is thought to be the fastest way to get a "No Action"
letter wdtten.
April 29, 1999
Terry Jensen
5600 Vicksburg Lane
Plymouth, MN 55446-1411
Dear Terry,
I am writing to inform you that .,M'del Engineering will be terminating our lease at
7500 42nd Avenue North effective at midnight May 31, 1999. Please contact me with any
questions or concerns.
Sincere(~ ...... ~
Frank Pichelman
President
7500 42nd Ave. No. · Minneapolis, MN 55427 · Phone 612/533-5324
Cornrnunity Perspective~
District 13
District 13 includes the residential neighborhoods surrounding Cooper High School.
District 13 Issues
· Land use compatibility issues with regard to the high school and adjoining
neighborhoods generally relate to students leaving school (trespassing, loitering).
· Reuse of the Homeward Bound facility in a manner that would be compatible with
surrounding residential neighborhoods,
· Some scattered site single family redevelopment or rehabilitation is needed for
select sites in District 13.
· Apartments located at Xylon Avenue and 45th Avenue face flooding and settling
problems due to its proximity to adjoining wetland/ponding area.
District 14
District 14 is a single family area located east of Winnetka,
District 14 Issues
· Development of the vacant site at the corner of 49th Avenue and Winnetka Avenue.
· Deep single family lots along 49th Avenue may offer some opportunity for future
redevelopment.
District 15
District 15 consists of the industrial area along Quebec Avenue,
District 15 Issues
· In-place expansion of existin_g_industdea~
at the n~t~ .c~'ner ~ Quebec Avenue ~ 42nd Avenue,
C~/of New Hope Comprehensive Plan Update
Planning Tactics
............ __ ......... .. _ Community Perspectives
· Identification of the future land use of the Quebec Avenue/42nd Avenue site related
to the City's 42nd Avenue image.
District 16
This planning district includes areas of single family, multiple family and commercial land
uses. Infrastructure improvements for the northern portion of the district are scheduled
for year 2002.
Distri~ 16 Issues
· Scattered site single family redevelopment is needed for select sites throughout
District 16. A concentration of candidate sites are located along the west side of
Nevada Avenue between 42nd Avenue and 45th Avenue.
· The apartments south of Fred Sims Park have had problems with stormwater
drainage and lacks amenities.
· Fred Sims Park needs to provide a parking and vehicle turn around area.
· Stormwater ponding at the Oregon Avenue/46th Avenue intersection presents
problems for traffic and street maintenance.
District 17
District 17 encompasses the New Hope's City Center described as the commercial focal
point of the community.
District 17 Issues
· Street and streetscape improvements are needed along 42nd Avenue, 45th Avenue
and Xylon Avenue. These improvements are intended to improve both the function
and appearance of these streets.
· Xyion Avencm/42nd Avenue/Gethsemane Cemetery entrance intersection should
be aligned and improved to facilitate improved traffic movement and safety at the
Xylon intersection.
city of New Hope Comprehensive Plan Update
Planning TacUcs
35