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022796 EDA Special Agenda CITY OF NEW HOPE EDA 4401 XYLON AVENUE NORTH HENNEPIN COUNTY, MINNESOTA 55428 EDA Tuesday, February 27, 1996 Special Meeting #1 City Hall, 6:00 p.m. President: Edward J. Erickson Commissioners: W. Peter Enck Pat La Vine Norby Gerald Otten Terri Wehling 1. CALL TO ORDER 2. ROLL CALL 3. APPROVAL OF MINUTES (Not Applicable) 4. DISCUSSION REGARDING CONCEPT PROPOSAL FOR DEVELOPMENT EXPANSION ON PROPERTY OWNED BY DAVID LASKY AT 7180 42ND AVENUE NORTH (PLANNING CASE 95-15) 5. ADJOURNMENT EDA I m tW_ T CTXO Originating Department Approved for Agenda Agenda Section City Manager Special EDA Meeting Kirk McDonald ~ 2-27-96 Item No. By: Management Assistant By:// 4 / DISCUSSION REGARDING CONCEPT PROPOSAL FOR DEVELOPMENT EXPANSION ON PROPERTY OWNED BY DAVID LASKY AT 7180 42ND AVENUE NORTH (P.C.//95-15) Mr. Lasky appeared before the City Council on February 12, 1996, to get input on his concept proposal for development expansion on the property he owns at 7180 42nd Avenue North. The City Council decided to give further consideration to the project at tonight's work session. There is currently a 4,400 square foot building containing the "G.I. Joe Surplus" and "Down On 42nd Consignment" stores on the property. Lasky appeared before the Planning Commission on several occasions this past fall with a proposal to add a second building to the site which would be a Car-X facility. Two buildings on one lot require a Planned Unit Development (PUD) approval. The request was tabled at the Commission level due to a number of problems with the plans, including traffic circulation on a site containing two buildings. Lasky has developed a new proposal to develop a mini-convenience center on the site, which would include a Car-X facility and future retail space. The building additions would be added on to the existing building on the site and would require site/building plan review/approval and a conditional use permit. Staff is more receptive to the new plan and Lasky has included some nice amenities on the site, including a proposed clock tower. He has submitted revised plans to the City and will be meeting with the Design & Review Committee on February 15th in preparation for the March 4th Planning Commission meeting. While it is unusual for a petitioner to appear before the Council prior to seeking approval from the Planning Commission, he wants Council input on the concept before proceeding further. MOTION BY SECOND BY ' '- 0/- '- Review: Administration: Finance: RFA-O01 ~ REAL ESTATE FAX (612) 922-8540 r= 2506 MONTEREY AVENUE SOUTH ~ ST. LOUISPARK, MINNESOTA 55416 ~ PHONE(612) 922-3334 or 377-1167 February 6, 1996 Mr. Doug Sanstad Building Specialist City of New Hope 4401 Xylon Avenue North New Hope, MN 55428 RE: 7180 42nd Avenue North revised building project Dear Mr. Sanstad: As we have discussed with some of the staff of the City of New Hope, we have revised the plans for the site to become a mini-mall. With the changes outlined on the following pages, we will be adding to the existing structure at 7180 42nd Avenue, and will be requesting a Conditional use Permit for the additions. The first addition will be for a Car-X facility which is a permitted use under the present B-4 zoning, the current zoning of the property. We hope that the New Hope City Council and the other review committees will find this project as appealing as others have. Sincerely, David Lasky DL/mw eric. APPLICATION TO THE CITY OF NEW HOPE FOR CONDITIONAL USE 7180 42ND AVENUE NORTH FOR CAR-X MUFFLER & BRAKE FACILTY Property Owners The Lasky Family Designem Bernard Herman Architects HISTORY The site, the northeast quadrant of 42nd Avenue North and Nevada, was the original location of the New Hope City Hall. Later it became the New Hope Municipal Bar, then Paros Pub and now is G.I Joe Army Surplus and Down on 42nd, a consignment shop. The site is approximately an acre and a half with extremely complex topography. The property slopes from east to west along 42nd and from west to east along the northern edge. In addition there is an elevation drop of more than ten feet from the south to the north property lines. PROPOSED DEVELOPMENT After many months of designing, planning and meeting with various staff and committees of the City of New Hope, the owners of the property have completely revised the planning. We are now proposing to add to the existing building to accomplish all of the objectives suggested to us by the City. The proposed project is now a mall with the existing building on the west end, an attached tower, the Car-X facility and a future retail building, not yet marketed. The new Car-X facility will be brick to match the existing building, as closely as possible. The end result will be an integrated development with attractive landscaping and good traffic flow. ACOUSTICAL INFORMATION, MARKET EVALUATIONS, ETC. All of these items have been dealt with earlier and approved by the committees at the time the project was a PUD application. This material is a matter of your record and file. THE ITEMS OF CONCERN TO THE CITY STAFF Although all aspects of the development of the site are of concern to the owners, the future tenants and the City, there have been a few that had not been resolved earlier. First, the drainage, and we have agreed to participate in a catch basin or two on the north edge of the property. Secondly, we have relocated and redesigned the building to provide for a semi- trailer berth, although none has been needed or expected to be needed by Car-X. Thirdly, to tie the new structures to the existing building to make the site more homogenous. The new plans do this. Fourth, we have eliminated noise questions by having the building to face 42nd Avenue as well as set-back over 70 feet. OBJECTIVES For more than five years, the owners and previous tenants have searched for desirable businesses for the property. Although there have been a variety of interests, they have proved to be either undesirable, unfeasible or uninterested. The proposed Car-X facility and future structure produce what we believe to be as good a use of the property as history and the future indicate. BENEFITS OF THE CAR-X PROJECT Since the 42nd Street redevelopment project started, there have been a number of improvements on the properties along the street. As we view the plans for this property, I think you will agree that it is a vast improvement over the existing conditions, In addition there are many other benefits to the community, such as: Increased tax revenue. Employment at a higher wage rate. A benefitting service to the area. A source of additional customers to the area. An attractive development for the street. X 906.2 o 907.0 'dE 903. ~ NORTH ~ x .8 X905.4 / SIT[ PLAN LASKY NEW HOPE MINI MALL ARCHITECTS, INC. I~llk BERNARD HERMAN ! LASKY NEW HOPE MINI MALL ~----~-- ARCHITECTS, INC.! III ......................... ! ~ ~w~. N~w ~o~, ~SOT~ I I~. BERNARD HERMAN I LASKY NEW HOPE MINI MALL ~> I '~... ARCHITECTS, INC. I BERNARD HERMAN! LASKY NEWHOPE MINI MALL 7180 42ND. AV~ N' NEW HOPF SITE PLAN CAR-X MUFFLER SHOP .,~.~,,.~.'At,:'Y''~'"~"°"~" co.,~..o. L~ ARCHITECTS. INC. I Properties at 42nd & Louisiana Avenues 7180 42nd Avenue PID #17-118-21-21-0031 Owner/Taxpayer: Market Value: Land: $259,(130 Lasky Company Real Estate 1/1/95 Building: $43,0(10 2506 Monterey Avenue S. Total: $302,000 St. Louis Park, MN 55416 7140 42nd Avenue PID #17-118-21-21-0035 Owner/Taxpayer: Market Value: Land: $152,(130 Nancy Day 1/1/95 Building: $212,030 Champion Auto Total: $364,030 5520 Highway 169 N. New Hope, MN 55428 7100 42nd Avenue PID #17-118-21-21-0032 Owner/Taxpayer: Market Value: Land: $ 81,000 Cook Automotive Enterprises 1/1/95 Building: $ 36,0130 7100 42nd Avenue Total: $117,000 New Hope, MN 55428 4215 Louisiana Avenue PID #17-118-21-21-0034 Owners: Market Value: Land: $42,000 I. Brattelid 1/1/95 Building: $56,000 W. Silvan Total: $98,000 Taxpayer: Gerald Anderson 6321 Cheshire Lane Maple Grove, MN 55369 4229 Louisiana Avenue PID #17-118-21-21-0033 Owner/Taxpayer: Market Value: Land: $21,500 J. Anderson 1/1/95 Building: $73,500 4229 Louisiana Avenue Total: $95,000 New Hope, MN 55428 Total Estimated Acquisition Cost: $976,000 i ~ ~L ~ FIRED m L ' ~ 42 NO AVE. N. ROC~FOR Figure 13 Hap ~of TIF District No. 1606 FEB-27-96 TUE 09;30 P, O1/12 Cop. rocK & SONS.ALL, P.A. A~O~YS AT LAW ~ ~inbur~ Execu~ Office PI~ ~ v. ~ 8525 Edinbr~k Crossing Suite ~203 Brookl~ P~k, Minueso~ 55~3 ~ ($i~) 4~7 DATE: February 27, 1996 TIME: 9:30 am PLEASE DELIVER TO: Kirk McDonald FROM: Steve 5ondrall RE: Business Relocation Info OUR FILE NO: 99.10000 TOTAL NLTMBER OF PAGES, INCI,tTDiMG THIS PAGE: 12 ( ) RUSH ( ) MESSENGER TO (x) P~X TO CN~ ( ) PLEASE CALL ME UPON RECEIPT OP A~OVE FAX. ( ) PHOTOCOPY PROMPTLY TO RgSERVE TEXT. ( ) OTHER IF YOU DO NOT RECeiVE LEGIBLE COPIES OF ALL PAGES, PLEASE CALL BACK AS 8OON A~ POSSIBLE. THANK YOU. (612) 425-5671 FEB-27-96 TUE 09:30 P, 02/ 2 February 27, 1990 Mr. Kirk MCDonald City of New Hope 4401Xylon Ave. No. New Hope, Mr]. 55428 re: business relocation info our file- 99.10000 Dear Kirk: In response to our phone conversation today~ please find enclosed the inTormation on business relocation you requested. Basically, payment of all documented relocation costs are required. These costs are set out in the federal Ur)iform Relocation Act, It is a good policy to hike a relocation consultant to handle the cost documentation proce~ when relocation benefits become an issue im condemnat ion cas~s. Remember', Lhese ber~erits cannot be waived OF contracted away by either the property owner or the tenant. A summary of the costs can be found in sections Z4,301-Z4.307 of lhe ecl. of course, relocation costs will be different for each business. Also, a $20,000.00 payment can bm requested im lieu of aotua~ costs if qualifyims informa%ion on income is p~ovided as set out In sectlo~ 24.306 of the Act. It would ~ot be unusual to see relocation costs in the $50,000.00 or more range. CoRrect mo (f y~u have ar~y ulher' que5li~r)5 oF comments, Very %ruly yours~ Steven A, Sondrall 09:30 ?, 03/12 ' ·~ : r "-~ m~ . . '~ ~ / ~ ~ __ ~ ~"~ ~- · i ". ; .... ,~ I · · _ ~m / - - - - ~ - ........ " m--' -- --' z~ , ~ ~ mN~mZ ~ ~ m m= ! , ~ ~ ~m--~ ,, ~ Mv,--~ -- ,,,' Z~ ~ FEB-27-96 TUE 09:31 P, 04/12 t ?MM?.Y OF MONETARY BENE..F..IT$ Bus,ness concerns who move on or after Apr11 Z, 3989, ~ be eltgtble For eithert a) Payments to cover the following wtthln certain limitations: 1) Actual reasonable moving and related expenses, ~ 2) Actual direct loss of personal property liquidated because of the move, 3) Actual reasonable expenses Incurred In searchlng for a replacement site, and 4) Reestablishment expenses. o_R b) A ftxed payment, except for payment to a nonprofit organization, shall equal the average annual net earnings of the business, but not less than $1,000.00 nor more than $20,000.00. The displaced business ts eligible for the payment if the Agency determines that the bustness cannot be relocated wlthOUt a Substantial loss of 1ts exlstlng patronage, and It is not part of a commercial enterprise having more than three other entities which are not being acqutred by the Agency, and whlch are under the same ownershtO and engaged In the same or similar business actlvltte$, and the buslness is not operated at a displacement dwelling solely for the purpose of rent~n~ such dwe111ng to others. -7- ELZ6]BLE MOVING EXPEN~[R a) [ltglble costs. Any buslfless or lam operation which qualifies as a displaced person is entitled to payment for such actual moving end related expenses, as the Agency determines to be reasonable and necessary, Including expenses for: 1) Transportation of personal property. Transporta:Jon costs for a distance beyond 50 miles are not eligible, unless the Agency determines that reloca:Jon beyond 50 miles ts 2) Packing, crating, unpacking, and uncrating of ~he personal property. 3) Insurance for t~e replaceeent value of the personal ~roperty connection wtth the move and necessary storage. 4) 0tsconnecttng and reinstalling leased equipment, such as [elephone. burglar and fire alarm systems. 5) Reasonable replacement value of property lost' stolen, or damaged in the process of moving (not through the fault or negligence of the displaced person, h~s o~ hep agent, employee) where Insurance covering such loss, theft, or damage is not reasonably available. ~6) Labor expenses, ~ncludtng supervisory costs, associated with the actual move. 0tsconnecttng, dismantling, removing, reassembling, and reinstalling relocated machinery, e~utpment, and other personal property, Including substitute personal property. This includes connection to utilities available nearby. It also FEB-2?-96 TUE 09:32 P, 06/t2 ! includes modifications to the personal property necessary to adapt it to the replacement structure, the replacement site, or the utilities at the replacement site, and modifications necessary to adapt the utilities at the reDlacement ~tte to the personal property. (Expenses for providing utilities from the right-of-way to the building or improvements are excluded,) The Agency's payments are llmlted to the least expensive method of actually plactng equipment and making it functional in the new site, The methods of eetermlnlng the costs of the actual move are discussed tn more detall tn the next sectlon, The other element of these e11gtble movtng expenses warranting further discussion ts the reconnect and reinstalling of machinery and equipment. Here, tt ts important to remember that the Agency's obligation to reimburse you is limited by the following factors: a) A revtston related to reconnecting personal property is not compensable If It was no: requlred at another sultable site referred to you. The revlslon Is not compensable unless it ts directly related to personal property lnvolved In the move, c) The revtston is not compensable if tt ts associated wlth a change In the business. d) The revtslon is not compensable lra simllar Improvemen: was purchased by the Agency at the old location, e) Under no con¢ltlon w111 the cost of brtnglng ut111ty servtce to the butldtng ttself be reimbursable, -9- Once again, we urge you to plan the move w~h your counselor and receive aUthOriZation for all ex~anses to avoid any misunderstandings. -104 FEB-2?-96 ?UE 0@ 32 P. 08/ 2 § 24,301 49 CI:R Subflfl~ A CI0-1-.94 I~dition) Office o~ the secmta~ ~ which has been redestcnated as the In- for actual moving and rel~tecl cxI>ense~ ~, the replacemellt ]cc&eton. ~erp~l Revenue Code of 1986 or for the under §24.301. Thi~ allowance ~h~l] be the paffment may l~e based on purl)ese of de~ermlning the eligibility deterrntne, d accordine to the applicable madnlng useful life of the extel or the extent of eliffibllity of ~ny per- schedule approved by the }~eder/cl High. cerise, P~rmi:. Or certification, so~l for a~ist~nce under the Secant Se- way Administration. Thi~ includes .a (?) Tile reDlacement value of curit~' Act or any o~her Federal law, provision that the p. xpen~ ~nd disloca, lost, s~olen, or ~larna~ed in the - except for any Federal law providintl lion allowlnae t~ a pe~son wi~.h mini- of moving Ino~ tin'ouCh the Iow.income housing assistance, mai personal DO.~ses.~ions who is in cc- negligence of the displa~ed per~ c~lDaneY of a dormitory .~ty]e room or her a/Ielll;, Or employee) wher~ Subl:~r$ O--Paymenfs for Moving shared by two or m~re other unrelated a~lce covering such loss, theft, c ofld RelC~K:[ ~p~nses oerson~ or · person who.~e residenti.',: age is no~ reasonably available, move is performet by an ~,enc~- at. no (ii) Professional services §PAn[01 Payment for actual reasosmble cost to the person sh~ll !~. )irnited to for: dentisl moves. (1) Pla.mltn~ the move of the § ~4~03 Payment for actual reasonable proper~y, Any displa~ed owner-occu~nt or ten- morros a~d. related expenm~-- (iii Movir~ the personal · nt of a dwelling who qualifies as a dis- nonresidential moves, and pla,ced person Ide~ned at §24.~)) is : tA~led ~c Dayment of his or her actual (e) F_Jigibie co~=. Any business or farm (iii) Instai~in~ the relented movin~ ~nd related expez~es, as the operatio~ which qualifies as a dis- property at the replacement '"' A~ency determines to be reuol~le pla~edperson(defineda~§2~.2~)) is eh- (9} l~eletterin~ sierra ~nd re; ~ud necessary', includir~ expenses for: t~led to p&ymen~ for such aa~ual mcr- ,,:: stationery on hand &t the time .,.,. (~) Transportation of the displaced in/r a.ud role. ted expenses, as the A~enoy plicement time are fnade obeole', . person ~nd pe~onal lrrope~y. 5~r~ determines ~o be reasonable &nd nec- result of the move. , portation cosr~ for & disTAnce beyond 50 essay', including expenses for: {10~ Actual direct loss of : miles are not eligible, unless l~e A~en. {I) Tr~uspor~ation of ~ersozml prop- aerial property incurred ~s ~ re: ,"i ~:. c~ determines rnze.~ reloc~1fion beyond ercy, Transpor~tion cos~ for ~ dis- movin~ or discontinuing the ~, ~/) miles m ~uS~;lfied, r~ace beyond 50 rl~les ale not elilFlble, or farm opera, teen. The ~xrnen: (b) P~clan/L crating, unlocking, slid unless the Agency determines that r~- consist of the lesser of: :: uncr~un~ of c~e person~ property, loc~rao~ ~eyona 50 miles is justified, ii) The fair marlcet value of th ~,.. lc) Di~com~ec~in~, a~...mffla~l;lln~, re` (2) Faclcln~, craraz~, unpacking, and for con~inued use at the dia=l~c !. moving, r~rnlghng, a. lld l'e[nsTAi[[ll~ B31cr&~l~ of tl~e person~I property, site, less the proceeds from its sa ~'. rcloc~d hou~eholcl appLe&ness, ltllrt f3) Disco~mec~II~, alsma=t~inK, re- be eli/lble for pa.vrnent, ~he cl~ i! o~her De~aol:~l proI~l-~y, morillO, ~ssseml)Ltng. a.u(i rel~stanli~tl must make & good faith effor~ · .,. (d) Stora~ of the pe~soz~l proper~y r~loca~ed maclnnel'y, equipment, and the personal property, u~ess the ' for a pc=lcd ~ot to exceed 12 rnon~lm, other persona~ proper=y, mclu~r~ su~ cy de,ermines th~ such effort ,~, unlcae the A~ncy der~erm~e.s t,l~, a ~M~Ut~ penmn~l property 2escrl~ed ~ necessarlr, When payment for pr, lon~er pe~od i~ ~eoe~.,'-y, §~1.303(a)(1~). Thi~ includes conllectlon loSs is claimed for goods held ; (e) InSurance ~or the replax:ei-n~nt~ to utlllLi~ ~va/la, ble nesxDy, l~ ILLS0 ii1- Che ~a~ marlget va311e shall i~ be-, ~ v~lus of the propcr~y in ¢o~uec~ion eludes modlfic~io~ ~ r, he person~l lale cost o! ~he goods ~0 the bm '~ w,D,h the move a~d neceaeaz7 storage, property necea.-~ry ~ ad~p~ 1~ ;o l~he not the Votential seLllIl~ price,); (f) The t. epl~cement Ye. lug of la'op~z~y repis~c~clli; strtlctu~e, bbc repla~'~ (Il) Tl~e estirn[ted cost of merit lost, sl:olen, or da4.z~gcd in ~he proc. e~ mcal~ ~e, or the u~tlti,ie~ t~ the r~- ir~n, but with no allowance for of rnovis~ (nog through thc fault or, placement a/to, amd modl/Ic~tiova ne~- e~e. (If 1;lie busi~leSS or fa4'~ ODe: negligence of the displaced per~o~, his eesa.,~ to a~i~p2 the ut/li~ie~ ,,~ thc ~e- i~ discontinue(I, the estimated ~, or her ~ent. or emD~oyee) where i~ur- l~l~ccmcnt sit~ r.o ~ pemsov~l prop- 1~ l:lad~(l O~ a mo~ ~ ,~' a~ue eove~in~ suah loss, theft, or da4~- erty, CExpez~4.~s for providi~ utilities . ~0 miles.) i!~ a~. iS not reasonably ~vail~ble. /l'om the right-of-way ~o the building (11) T~e reasonable cos~ lncu~, ~) Other moving.related ex~es or impr~vem~ aec excluded.) ~ttempcin~ to aeu an item ~ tlurt s.~e not, listed ~s ineligible u~der (t) Ignore of r~hc pcr~o~l prop~'cy to be rel0c~,te/L ~.' §~,~K~, as the A~ency der~mllines ~o be for a period not t~ exceed 12 meninx, laUl~ of sllbS~i;ui;e '~ reasonable ~nd nee~.ss.al~, unle~ the A~enoy de~:rmi~s ~h~.~ a 'If ~ itelll Of :';' lo~ge~ peeled is neeemsary, which is W/ed as ~ of · :: §~ Fixed payment for aovia~ ex- is) I.~surl~oe for t. he repla~nent faz~ Opet'&~On iS not; l~oved" ,: Any persoll disifl&ced/1-om & dwellin~ ~e~tton with the move a~i neeess.~rY tho,r, pel'f01Tns a " receive /~n expense and dialoc&~io,~: ~i, (6) a~, :'.c. en~e. T~nllit, or eertifi' Per~n is ell~l~le/t to ;, lowance aa a.n ad~erns:ive ~O I I~ayment ~tton reqvired of the displa~ed pc?goD lea~r of; 22/) 09:33 P, 09/].2 :~ Sul3ftfle A (10-1.-94 Otlice of ltte Sec, rotary of Tmmpoftaflan §24.303 ~ moving and related ~c ~he ~epia~emcn~ loc~t~on. However, (D ~e coac of ~he au~l~u~ ~,~I, T~s ~low~ s~l ~he ~men~ ~y ~ ~d on ~e ~- lncl~ t~latlon coa~ a~ ~pp~oved by the F~e~ cent, ~, or ce~2~lon. ~om ~e ~e or ~e:ln of the uinM~Ct0n, ~t~ Includes (T) ~e ~l~ement v~ue of ~y ~I~ t~m: or ~ ~c the ex~n~ ~d 1o~, a~leu, or ~ In t~e ~oc~ l~) ~e es~d cost of ~o~n~ ~d w~ce to a ~on with or mo~ (not t~ough the f~t or relns~ ~e ~91~ l~m but cn~l ~easto~ who is in ~. neg~gen~ of ~e ~18~1~ ~o~, ~8 ~o ~lo~c~ fo~ 8~e. A~ ~he Age,- of · dormitory style mo~: or ~er ~en~ or employee) where i~- cy's ~on. ~he est~ coa~ for ~ two ~ more other ~el~t~. ~ce cove~n~ su~ 1o~. ~ef~. or ~- low c~t or uncomDll~ move ~y ~ a ~on whose residena~ ~ ~e ia no~ ~Uly ~v~l~le, ~ b~ on · 81~le Did or ~l~. ~o~ed by ~ ~ency at no' (6) ~f~o~ ~c~ ne~ (la) Se~n~ for a ~p~emen~ .he ~on shall be limi~d ~ for: c~on. A ~Spl~ U~ln~ ~1) PI~ ~he move of ~e ~o~ o~0n lS end,lea ~ ~lm~ment Pu~ent [or~ ~le pro~y, for ~ ex~s, no~ ~o[e co~. ~y b~in~ or f~ (l~l) ~lin~ the relo~ ~ ~~ for · repl~men~ ~a(de~ned at~Ci,~g))[sen- (9) ~let~ si~ ~d ~e~l~i~ (ID Me~ ~na l~ng ~w~ ~o~ ~en~ for Such ~ ~ov- s~one~ on ~nd &~ ~he ~tme of ~- home. · ~t~a ex~s. ~ ~e ~ncy p~emen~ ~ ~e ~e ob~le~e ~ · (lid ~me ~n~ ~~, ~8 ~ ~ ~ble ~d n~ ~sul~ of ~he move. ~on or ~o~ DF0~ :i~; so~l ~o~ inched ~ ~ ~t of or b~er ~ loc~ ~ repl~emen~ -~r~ion c~ Ior& ~- ..~/:.. ~o~ or ~onMn~n~ ~e b~iue~ excluMve of ~ny fees or co~o~ 'ond ~ ~leu ~ no~ el~le, or ~ o~on. ~e ~en~ 8~1 ~l~d ~ ~he p~c~e of such ~. ~ A~en~y de~es t~ ~ co~tS~ or,he l~r of: ail O~h~ mo~-~l~d e~ ~yond ~ ~ea is l~l~e~. (t) ~e f~ ~e~ value of the i~ ~a~ ~c no~ lt~d ~ ineli~ble ~dcr ~, c~in~, un~XI~, ~ for conUnu~ ~ It ~e disDl~eme~t f~4.~. ~ ~he A~oncy dc~c~ncs - of ~hc ~o~ pro~y, sl~e, le~ ~e proc~ ~m l~ s~e. ftc ~on~le ~nd neck. ~o~ec~lng, ~sn~lln~, ~- be ell~ble for ~e~, ~e et~ (b) ~o~fic~zi~ ~ i~i~. ~c fol- · ~embltng, ~nd rel~ll~ ~ ~ke a gO~ f~th effort ~ sell lowing r~uiremen~ ~pply co ~, m~hine~-, cquipmen~, ~ ~e ~o~ p~rty, unless the A~en- men~s unde~ ~hi~ s~tion: :o~ P~F, incIulin8 su~ cy dete~ t~ s~c~ effo~ is ~0~ (1~ ~e ~e~y s~l info~ ~rao~al ~o~ de~rlbed ~ nece~, ~en ~y~en~ for 9ro~r~y Dl~ed ~on, in ~i~tnE. s av$ilablo nc~by, I~ ~so ~- ~he f~r ~Ee~ v~ue sh~l ~ ~ on of this ~tlon ~q ~6n ~s ~ible o~fle~tio~ ~o ~ho ~n~ ~e co~ of ~e ~ooa~ ~o the b~ne~; the i~t~ton of negotiations. nec~ ~o ~V~ 1~ to ~he no~ ~e ~n~a selll~ p~ee.); of fox,on ~ be l~ed mt s~c~e. ~he repl~ ~11) ~ ~l~d cOS~ Of mo~ ~e oiMon info~on 9~ded .. or the utlli~c~ ~ ~he r~ 1~. ~B~ Wl~ ~0 ~lOW~ for s~or- vl~ed ~on ~ ~ for~ ~ ~. ~pt :he u~lt~i~ ~ ~he ~ ~ ~o~ued, the es~ cost tke A~encY ~o~[e ~ ~t~n ; site ~ th~ ~o~ ~ =~1 ~ ~ on · movl~ ~ce of no~tce of the a~v~x~ ~s for ~o~ding u~iH~ic~ ~ ~1~,) s~t of ~e mov~ or ~s~l~on of ~ght-of-w~ ~ t~ b~l~ (~) The re~cnable cost ine~ In ~r~o~ ~r~y ~d a emen~ ~ excluded.) ~m~ ~ ~U an l~m ~ ia no~ i~ ~ ~ move, Howev~. .~e of ~e ~o~ prc~ W ~ rel~. cY ~ w~ve ~s notice ':d not ~ ex~ ~ mon~, (~) ~ Of subs~tu~ ~o~ ~e~ d~enti~ l~ file Sod is ne~. e~y w~ic~ la ~d ~ ~ of ~ b~ ~he A~ncY w ~ke ~ble ~ce for the ~vl~ement Or ~ o~zlon ls ~o~ move~ b~ ~ ~ ~8~cMo~ of ~he ~o~1 he ~o~ ~o~rty in con- p~mp~ly ~ m~ · su~tu~ pro~y &~ ~th ~he ~spl~men~ ~d :~h the move and ~ece~y i~em ~ ~o~ a com~le ~nc- ~p~en~ si~ ~d ~ mo~r ~on a~ ~e ~a~men~ sl~. ~Be ~ move. uired of the dt~pl~ed ~n ~he le~r oR elec~ ~ ~e ~1 ~ibillty for 381 FEB-27-96 TUE 09:34 P. IO/12 § ~M,.31~ 49 CFR S~btttl~ A (10--I-94 Edition] Off~e of ~e ~creta~ ~ Tra~ the move of'the busi~ or f~ o~ mcn~ ~t~e, ~ugh ~ ~, ~el~, o~ (d) ~o~ of ~r0f~: ~on. the A~ey ~y ~ke ~ ~- ~r~tin~. (e) Lo~ of t~ined employee~ ment for ~e ~on's mo~n~ ~ (6) ~i~n~, fee~ and ~i~ W~e~ (~ Any ~dltional ~ined By the ~en~y o~ p~ed by ~d m~ke~l~ a~udie~. 10~tion e~gt ~lfied s~ff. At the A~enoy's ~so~o- ($) Adve~tis~men~ of repl~e~n~ lo- ~.~[~1(10): or rios. a ~ent for ~ low ~v~ or un- (~) Pe~o~I in}~yl or COmptieAt~ move ~ ~ b~ed on · (9) ~ofes~io~ ~ice~ In lin~le bid or ~, ~ion wi~h ~C p~ or le~e ~f ~ r~ (h) Any le~l fee or othcr p~in~ ~ cl~m for ~ ~lo~t ~ ~fo~ th~ A~oy; or bls l~w, the clot sh~l' ~fer ~ a~tio~ d~n~ ~e fl~t ~ y~ ~ ~h~ ~he ~en~y ~e~p of ~ ~o~ reDl~me~ ~ for ~oh 1~ ~: iii ~n~e~ for a~rchin~ Dr0~Y that ~ not ~en moved, ii) ~e ~ ren~ ch~o~, pl~emen~ dwcllin6; sold. or ~ed in. iii] ~o~al or ~ ~o~ty ~, ~} Physical c~ is) Ag~ ~. ~e ~o~t of a (iii) Insu~n~ ~u~, ~d ~y at the replacemen~ ~eB~ for ~t lo~ of ~ ~ve~ (iv] ~titity c~es. exclu~ng emmet b~inee~ or f~ o~ra~on lng si~ which Is ~1 p~F fe~. ~vided in ~4.~1{3) sh~l ~ the tear of: {11} ~ f~s or on,time ~ss. or (1) The depressed reDroduc~n oost men~ for ~cl~d he~ ucllitl- (h~ oos~s for ~ffe of ~o of ~e si~, ~ de~lned bl' tbs Ages- ~e. e~, on re~l ~y ~lrc~dy i~l O~her t~ th~ ~e A~e~cy con- le~ed by the dia~l~ccd CY, le~ the p~cee~ from t~ ~le: or I2) ~e es:ima~d cos: of m~n~ ~he side~ e~nti~l ~ ~he st~, bu~ wi~ no ~low~ce for s~. of ~he b~ine~. ~ P~ p~e~ di~pl~ed nu~id~l m~m. ment ex~n~c~es no~ co~ide~d to ~ ~y ~ cligtble ~o choose ~ fz ~ ~Mo~ ~ ~he ~~ KV~l~ble ~uo~le, ne~.Fy, or o~e~i~ eli- men~ l~ lieu of thc ~ymen~ ~let movi~ ~d ~l~d ex~nae~. u~der ~24,~ of ~is sub~, ~ s~] {i) F~Ch~ of ~pi~ ~. such . ~u~ ~o~bl¢ ~e~bli~hm celv2 ~ ~yme~, not ~ exceed ~10,~, c~ne~', or ~e fixtures. ~ueh F~d ~ment, exoe~c for ex~es ~u~ly inc~d In ml~ (2) ~ of ~c~l~ ma~- me~t to a non~rofit o~i. ~, prod=c~io~ ~u~lles. p~auct ~- oa~l~ anti r~s~blis~ng su~ ~ll ~ tbs ave~e ~nual b~nes$, f~ o~ non~fi~ o~- nor~ co~ of ~he b~ine~ ~lon a~ a ~pl~ment site. ~ce with ~e~r.. ph ' (~) EIt~OIe ~p~e~. ~ees~bl~e~ ~io~. but nm. ~e~ t.l;~ $1~; r.. (3) ~:orcs~ on money borI-ow~ ~u ~.~. ~e diSDl~ed b~ine~ ex~ m~t ~ redouble ~d nec- ~ke ta~ mo~ or p~ch~ ~ ~ bi0 for ~he ~int ~, ~ de~Inea Dy ~he ~¢y, plaeemen~ p~o~y. ~es ~ey include, but ~e no~ Ii~M ~, (4) P~ent to ~ ~-t~e b~ine~ ~e foBowl~: tn ~e home w~ch d~ no~ oon~bn~ I1) ~e buatne~ owns or (I) ~ or lm~ve~enM ~ the ~fl~y ~ ~e houss~ld income. ~ ~y wht~ by ~, ~m~ or 1o~ law. c~e or ~ A~. ~. 1~) for ~Qh ~ e~nse would ~c6. ~ such move: ~. (2) M~fi~o~ ~ ~he ~pl~t ~ ~ble mo~g ~d ~ ~ r~s from ~ o~tion or ~e ~pl~cemen~ s~O- A ~spl~ ~on is' not en~ed ~ ~out ~ su~ti~ ~s sm~blc for ~nduc~ ~he buai- ~ent f0m : ~ ~on~ (clien~le ~. (~) ~e cost 0f mo~ ~ s~c~ ~), A b~ne~ ~) Co=~o~on ~d i~la2on Or other ~ pro~y ~ov~en~ l~ ~ ~ ~e~ ~he A~encF dst c~ f~ ex~or ~ ~ ~e~ W~C~ ~e ~d ~on ~ '~t i~ ~ not ~ffer ~e b~lne~, o~e~Dlp. ~owever, ~s ~ d~ no~ .~ 1~ e~st~ ~o~e: ~d (4) ~sion of u~iIl~tea ~m ~h~ ~l~e ~he co~Pu~0~ ~d~ (3) ~e b~i~ Dl~ent ai~, (b) ~ on · l~ ~ cov~ mov- ~e o~er en~les which (~) ~edeco~Cion or ~p~emen~ of ~~1 or ~ by ~il~ or wo~ s~oes ~ ~ho ~p~ (c) ~ of ~oodwlll; or ~ under the ~e ow FEB-27-~8 ~!~,.~. 0~'35, P, 11/12 ~t:R Subtle A CIC~I-.94 Office of the $~'.mtaW of Trcnmooduffon ~.~ u ~ Of~o~ e~. of · b~ine~ Or f~ o~Gton in- ~pl~en~ dwellin~ ~lely for ~he ~lblllcy s~e~s, $oll e~ ~o of o~ in ~ new P~ Of ~n~n~ such dwelH~ ke~/~ s~U~eS, l~on except ~ ~dod tn other. h the ~ Or le~ 0i & ih) ~y leg~ fee Ur o~her cos~ ~r p~ of ~n~n~ the ~ ~ lncr~ed d~n~ ~he f~ 2 ye~ ~ ~e ' ~fore ~he Agency; or son d~ ~e 2 ~ble ye~ ~o~ ~o s~n~ p~. ~d ~r~ ~ ~e ~pl~e~enc l~Glon of & stitu~ a s~le b~ w~oh Is entt- ilf~ e~es. exe~ ~t b~in~ or f~ o~ra~on excep~ ~ ~ad ~ o~y one ~ ~ent, ~ a~t f~ o~ on. time ~ or ' -' br ~Ci~ hea~ u~ (k) Coa~ for:~to~e of ~D~ ~ clu~n~ the e~nt ~ w~oh: her l~ ~ ~he Agency co~ le~ b~ ~he ~apl~ed ~. (2) Su~t~lly ldenti~ o~ ',~e~. ..,c, }~ F~ pm~t for mo~g ~- m~Ced b~ine~ functions ~ ~ Such flx~ ~ymen~. excep~ ~r ~* (C} F~ O~ion. A ~spl~ed f~ -c~ of ~t=n~ ~ men~ ~o ~ nonprofit o~ani~lon, s~l o~on tdefln~ a~ i2t.2(i)) ~uc~lon supplies. Dr~uc~ In- e~l t~e &ve~c ~nB&l ne~ e~-m~ choo~ & fixed ~ent, in lieu of ur o~her lce~ u~d in ~e of ~he bu~inc~. ~ computed in ~co~- ~00 wibh ~ph tO) O[ ~hla ~c~lOU. ed ex~s ~d ~ ~o~ble e~'e~ on ~oney Oo~owed ~ ~u~ no~ le~ ~h~n ~1.~ n~r more ~han ~blishmen~ e~, In ~ ,mo w~ch doe~ hoc con~bu~ ~ (1) ~e buaine~ o~ or ren~ ~ le~ ~ $1,~ ~0~ mote ~ !y ~o the ho~chold income. ~ ~o~r~ w~ch m~ ~ mov~ in ~ ~Be C~ Of · ~ ~q~SttlO~ Of ~ed ~on is not entitled ~ ' without ~ su~ lo~ of i~ e~ ~ ~he o~;Or ~ ~ ~apl~ed :e&t Dr0~Y improvement ~ : ~s ~ u~e~ ~h~ Agency de~n~ (2) ~e ~ ~t~ ~ ~. However, ~s D~ does not ] ~ i~ e~ ~~: ~d f~ scs; Or ~ ~quir~ by ~e A~enoy. ~d ~eu of ~ ~~ ~ · of ~dwill; or w~ch ~ under the ~e ownc~p ~d ~d e~ ~d ~ re~on- FEB-2?-96 TUE 09:36 P, 12/t2 ~24,,,~7 49 CFR Subtttle A (10-1-94 J:dlft~ '~i ~o ~ ~ ~m~ ~ble ~blls~en~ ex~s. If ~he or lo~1 gove~e~ h~ ~ ~ement ~b~ E--Replacement Ho~ ~ency de~o~ln~ ~t It ~ot ~ or right,f-way; ~d ~lg~ ~out ~ SUDS~t~ I~ of ,(2) ~e u~lli~y ~flJ~'s ~i~h~ of e~ ~c~n~e (mem~ or eli- cu~ncF the~on i~ ~t ~ ~ J~,~l ~pl~men~ hou~ en~le), A nonwoflt o~ion is ~ law or I~AI o~n~ee s~fl~l~ ~u- fo= 1~ 8~ ~ meet ~ts [~t, u~ ~he thofla~ such u~, or where such u~ (a) SJlgibflily, A ~splaced ~enc~ demons~ o~e~. ~y and o~ey h~ ~en ~d i~le for t2e ~pi~em~t ~ent In ex~ of $1.~ m~t ~ t~ou~h ~ &~no~se, u~ ~d o~u~cy ~r ~ l~y ~omeow~e~ ~or the ~o 12-mo~h ~fl~ prior to ~d (1~ ~ ~ly, o~e~ ~ ~de;~en by ~e disD~l~ ~c, ~=d ~y i~ ~t~n one F~ ~f~er (e) A~age a~u~ ~ ~s of ~ (4) ~e~ lS no Feds~ ~w, .other ~c follo~n~ d~ b~l~ ~/a~ ~. ~e ~ve~e ~.h~, ~e U~fo~ ACt, w~ch cle~ly ~ net e~in~ of a b~e~ or A~cy ma~ cx~d such 2- e~ ~fore Fede~l, S~e. ~d ut~ll~ mo~ cos~ ~t ts a~ti~ble (~ .~e d~ thc ~on ," io~ i~come ~es d~ng ~he 2 ~ble ~ the ~spl~i~ ~en~'s ~ or ~t for ~he di~p~emcn~ d~ ~' y~ in which it w~ ~spl~, H ~e (5) S~ or I~ ~vemment ~im- ~ ~he ~11 ~oun~ of ~he ~ b~ne~ or ~ w~ no~ in o~on b~ment for utility mo~n~ ca~ or jus~ oom~tio~ i~ de~o~e~ ' '., for ~ fuI1 ~ ~ble ye~ p~or ~ di~ ~ent of such cos~ by the ~apl~- ~o~t. or ,, pi~c~en~, net e~ ~1 ~ b~ed ~g ~ency in i~ accar~ ~th ~ (it~ ~e d~e the · ~. ~ o~ ZAe ~ct~ ~ of o~raMo~ at the l~w. o~li~atio~ unde~ ~ ~.~ i~ met. ~ ~s~lac~en~ st~ d~n~ the 2 ~ble ih) For ~e ~s ~f t~ ~ee~o~, (h~ ~o~f o/~m~t. ~e re · ' ye~ ~or to ~spI~en~. projec~d the ~ ~tr~ordina~ ~es me~ merit ho~in~ ~ent for an eL ~ ~ ~ ~ ~a~. Avers ~ ~e~ ~o~ ex~ which, i~ the opi~on of ~ ~ ~ b~d ~ a ~fferent ~e ~sDlaciM ~cy, a not routine ~d ~.~. f~e also i~.~. ~; ~ el tl~e whe~ ~he ~e~cy de~- or D~dia~ble ex~es ~la~ ~o thc ~ent ~de~ this sub~t ~ Ii ~. ~es It W ~ mo~ equable, Net utlHty'a ~cu~e~ of ~h~f-w~. ~ ~he ~o~t n~ ~ ~)oc e~ lnCluae ~y co~n~ion o~ ~d &~ not o~1~ bu~e~d ~ o~ a c~'~ble ~l~ement d~ p~ homeo~e~occu~nt ~o~ ~y its o~er. ~e o~er's s~. ~e uttlitF f~li~y ~ e~lici~lF ~d ~e ~svl~ement dwellinz. ~d de~n~en~. ~e ~s~d ~on ~owt~l~ ~d to ~ such ex- ~ com~ble ~pl~en~ dwell ~h~I ~sh the ~en~ Drool of ~et ~nses ~ ~ con~o~ fo= ~ of ~e ~e ~v~ble ~o such ~o2. o~ ~c1~ s~en~, or oth~ ~ ~s~ible for such ~. ~ off ~ble e~ae~ w~c~ the A~e~cy (o) A ~l~lon ~en~ tv a u~y (l) ~e ~o~t bY w~ch ~he'c de~nes Is ~~. ~fli~y o~er for mo~ o~ ~der · ~pl~e~n~ dwel~ ex~ (a) ~enever a ~o~ ~ ~ject ~ or ~ject. le~ ~y l~c~ 1~ (2) ~e lnc~d ~s~ cost ~aer~k~ by a displ~ ~cy v~ue of ~e n~ ~ill~y ~a ~v~e . o~her ae~ se~ cos~ which a ~e~ ~he relo~on of ~ u~ty ~fl- v~e of ~ o1~ f~ili~y, ~e ~pl~l~ c~e~ ~ ~ec~ion wi~h l~y (~ ~242 {~) ~d (bb)) ~d ~he ~- ~n~y ~ ~e u~lll~ i~ility o~er mo~s) on t~e ~pl~ement. ~ ~l°~°nex~°r t~ fa~ll~Yfor 1~ c~ao~er, ex~r-~he ~s- -h~!l ~h p~or ~men~ on ~e ~- ~, ~ 2e~l~ ~ ~e~c7 ~. ~ i~ op~on, ~ of ~e ~Mll~ ~10~o~ work ~ ~p~ (a)of ~s ~ctlOn; , ~e · ~1o~clo~ ~ent ~ ~ ~ ~omp~ed, ~e e2~bili~ of the ~ ~ ~e ~h~ or ~e } o~er ~or al or ~t of such e~. w~k ior ~ement. the ~n- dweU~, ~ d~n~ m ~r ~ ~e foEo~ ~ ~e met: sl~lUti~ f~ ~cl~ ~d ~m~t~- ;' ~ ~~ (e) of ~s ~loB, {j (1) ~e u~Uty ~l~Cy le~ly o~u- 1~ ~e work, and ~e me~ of ~cu- (c) ~e ~/f~~) ~ ~es ~ or 1~ gove~ent vro~ ~a~ cos~ ~d ~ ~ent. ~on. ~e ~ diffe~n~l~ : ~y, ar p~r~y over whi~ ~e S~ (~ ap~n~ A, of t~S ~, [ ~,) ~d ~der ~ph ih)(1) of october 1985 "42nd_ ,.avenue ?!i ] s ~ ~ar~ ~: ...... city of: ~~rth~st - ~ ,.s~,~ hop ~ ~ ~ ,co.,u,~n~.,~ new e, minnesota I J ~2o ~;~ ~. ~e.-~" m,n~[ m,n~ 55416 introduction Since the 1976 New Hope Community Development Plan, the commercial strip along and the City's 42nd Avenue between Winnetka Avenue eastern boundary has been iden~tified as a controversial area. The commercial strip development in this area of New Hope has resulted in land use and traffic concerns that notably impact the existing businesses and residents in this area. In an effort to provide some direction in dealing with the area land use and traffic concerns, zoning issues and recent development requests along the 42nd Avenue corridor, the City has decided to formulate an area physical improvement plan. The study area of this will be the 42nd Avenue corridor between Winnetka Avenue and report Louisiana Avenue. The study area will be bounded on the north by '45th Avenue North and the south by 40th Avenue North. The plan will be focusing on the specific development concerns within the 42nd Avenue study area. The_~a~l will th~l..provide con~eotual ~uidel.ines to assist in directin~g future dev~elopme~t and redeve~opmen~ efforts ~ in-~t-his area of New Hope. New Hope has established the planning background for the area through past planning efforts, including the 1977 Community Development Plan, 1977 Commercial Core Guidelines, and the 1985 42nd Avenue/City Center Market Study. This plan will attempt to go beyond these previous planning efforts with a more detailed focus and more specific recom- mendations forland use and development goals. The 42nd Avenue Improvement Plan will be developed through a methodical planning process composed of six stages. These stages are identified in sequence graphically (with the exception of stage six) on the following page. With respect to this report, the tactical stage of the planning process was initially accomplished with the 1977 New Hope Community Development Plan and the 1977 Commercial Core Guideline Study and subsequently updated during the recent 42nd Avenue/City Center Harket Study. The Community Development Plan identified general land use issues and opportunities and provided recommendations for deal- ing with these planning issues. The 42nd Avenue Improvement Plan will focus more specifically on a single study area and re-evaluate the issues, opportunities and recommendations of the 1977 Community Develop- ment Plan determine if still to the curren~ study to they are applicable area environment. I I 42nd avenue improvement study STUDY AREA BOUNDARIES new hope, minn. -- ZOt'lSUl[,:~t q[5. It3C New Hope Apartments are located in center block between Nevada Avenue and Louisiana Avenue. Site inspection reveals four structures containing twelve dwelling units on a 3.2 acre site. The overall density is 15 units per area which is consistent with the R-4 zoning. The apartments are in good structural condition. The site is well kept, however, the area lacks any landscape treatment and does not provide any garage spaces as required by the New Hope Zoning Ordinance. Comme rc i a 1 As shown on the existing land use map, a strip of commercial develop- ment has occurred. This strip of commercial development is comprised of 31.4 acres and is contained in four zoning districts. The commercial land uses south of 42nd Avenue and west of the rail- road tracks are for the most part located in industrial zoning districts. The New Hope Zoning Ordinance allows for some commercial uses that compliment industrial development to locate within industrial districts. The commercial uses in this portion of the Study Area conform with the uses allowed in the industrial districts. An "R-O", Residential/Office Zoning District covers one lot in this industrial area. The lot contains an animal hospital which is permitted by conditional use permit in the R-O District. The lot, however, is substandard by the R-O zoning standards. The greatest portion of the commercial uses within the Study Area are zoned "B-3", Auto-Oriented Business District, intended to serve motor vehicle oriented or dependent commercial and service activities. Review of the Study Area reveals that the majority of uses are appropriately zoned, however, several retail, service and office uses are not allowed within the B-3 District and as such exist as non- conforming uses. The commercial development along 42nd Avenue has occurred in an un- coordinated strip pattern, resulting following concerns: in the · Multiple access. The strip development has created multiple site access points occurring along 42nd Avenue, resulting in conflicts between traffic oriented to commercial activities and through traffic. · Substandard lots. Commercial lots east of the railroad tracks have occurred on small lots, lacking sufficient area to support the commercial use. In many cases, the small lots are over utilized, lacking sufficient area to meet City performance stan- dards such as setbacks parking, loading, and landscaping. The small lots also encourage smaller, low value buildings which have limited reuse by contemporary commercial uses. Public Fred Sims Park is located in the northeast corner of the 42nd Avenue Study Area. The park is approximately six acres in size, providing open space for the surrounding residential neighborhood. The park has not been developed and contains no recreational equipment. Urban barriers are natural environmental features, as well as man- made elements that act as major influences confining or restricting land use and access. These barriers typically serve to divide a community into identifiable subareas which provide boundaries for land use changes. The barriers that exist in the 42nd Avenue Study Area are shown on the following map. The major barriers are 42nd Avenue, Winnetka Avenue, Minneapolis, Northfield and Southern Railroad tracks and the Crystal city boundary. These barriers have greatly impacted the development in the Study Area and contribute to the numerous land use concerns. Forty-Second Avenue is a four lane minor arterial street that runs east and west through the Study Area. Traffic volumes and traffic speeds create a significant barrier for north-south vehicle and pedestrian traffic. The street traffic also presents problems for site access and egress for those businesses abutting the street. This barrier effectively restricts north and south traffic movements. The Minneapolis, Northfield and Southern Railroad runs north and south through the middle of the Study Area. The operational characteristics of the railroad have greatly influenced the type of land use that has occurred adjacent to the railroad right-of-way. With the exception of the single family homes along the southeast portion of the Railroad Avenue, the City has encouraged more intense land use to develop along the track right-of-way. The railroad tracks are elevated and serve to physically divide the Study Area, both visually and for traffic movement. 42nd Avenue represents the only street underpass for 4,000 feet north and south of 42nd Avenue. The limited number of east-west access routes created by the railroad tracks contribute to the traffic volumes on 42nd Avenue. The railroad track also presents a visual obstruc- tion for motorists traveling east and west on 42nd Avenue. This visual obstruction along with the numerous site access points onto 42nd Avenue have contributed to a!high volume of traffic accidents. crystal border ] Il I 42nd avenue north []~f-'k] III~ I!lll Ill~l ~1 ~ ~~ ~ ~ ~ ..... .- '0 · s~ . jl ~w'nne~'aavl~"e = ~ I ]~~'P~-F~ ~ ~ tl ~1 ~ I~ SSI elevated railroad grade il I~?'~1 ~2nda~enue improvement study ~ URBAN BARRIERS ~nonnwes~ 'I lassooa~ed ~ orth __~ new hope, minnesota o ~oo, 2oo, ~oo, Standard five foot sidewalks are currently provided on both sides of 42nd Avenue for pedestiran use. 42nd Avenue is, however, an unpleasant walking environment and portions of the sidewalks are in need of repair. Young bicyclists often ride on the sidewalks as they are unable to compete with vehicular traffic in the streets. Bicycles and pedestrians on the narrow sidewalk are not compatible. Between the street and sidewalks is a strip of rough asphalt paving which has an unfinished appearance and is not suitable for pedestrian use. Under the railroad bridge, this strip disappears and the sidewalk is right along the curb with only five feet of useable right-of-way on either side. This condition limits possibilities for improving the walking environment, but only immediately beneath the bridge. Residential Street Patterns The residential streets in the Study Area have been designed to dis- courage through traffic and to preserve the tranquility of the low density single family neighborhoods. The Minneapolis, Northfield and Southern Railroad has had a pronounced effect on this street development by limiting the number of streets crossing the tracks. Similarly, few streets are continuous across 42nd Avenue. These patterns, plus the curved residential streets, cul-de-sacs and center block high density housing development have created quiet, safe residential areas. The higher density developments located in the center of the large blocks are often served by private or dead-ended public streets. The tenants and property managers of these developments seem to prefer to maintain their private streets and thereby limit traffic to residents only. However, direct access from these large developments onto 42nd Avenue adds to the traffic problems by allowing uncontrolled access for a high volume of traffic during peak hours. These access points, as well as the streets and alleys in the commercial areas should be evaluated for use as common entrances, thereby reducing the number of access points and potential accident areas on 42nd Avenue. It may also be possible to abandon under- utilized rights-of-way, returning them to the tax rolls. ~Q~ MARKET CONDITIONS ~"'""~ In the Summer of 1985, the City of New Hope Conducted a market study to evaluate the commercial development of the City. The Market Study findings indicated that New Hope was near saturation in the amount of supportable retail floor space. While certain retail areas provide some retail expansion potential, the overall retail market is limited. The Market Study outlines retail target areas and planning objectives to promote New Hope as a retail area. These objectives include: /x~e Creating a common recognizable retail identity for the New Hope { ~ity Center through the use of joint advertising, coordinating a ~ .... cohesive City Center design, promoting the introduction of selected commercial uses into the City Center area. · Discourage strip commercial development on substandard lots which lack sufficient space to accommodate a functional commercial use. In light of the limited available retail market, commercial develop- ment should be concentrated in the City Center area. Redevelop- ment of outlying commercial areas in New Hope should consider alternative land use options. The Market Study also identified the same physical limitations at issue along 42nd Avenue that are described in this report. The implementation of this 42nd Avenue Land Use Concept Plan must consider its impact on local market conditions and its impact on the City Center area. BUILDING AND SITE CONDITIONS Conti nui ty Development between Winnetka and the railroad overpass is generally continuous. The larger lots and buildings, and often landscaped frontage, create an urban character which relates well to the City Center. East of the railroad overpass the development has occurred as smaller projects and is thus less homogeneous in size of lot or structure and in setback from the street. The only actual vacant lot is in the southwest corner of the Nevada and 42nd Avenue intersection. However, the landscaped access road to Oregon Estates as well as the deep setback on Jeff's Print Shop and the large parking areas at Steve's Auto Repair, Paro's Pub and the New Hope Bowl also give the initial appearance of being vacant properties. Building and Site Conditions Inspections of properties within the Study Area raised concern about deterioration and lack of maintenance on a few sites. Several of the commercial parking lots located east of the railroad and the area in front of the industrial sites west of the railroad have broken pave- ment, pot holes and weed growth. The vacated Louisiana Avenue right- of-way is in similar condition. The occurence of a small wetland behind the three industrial buildings has created circulation problems and an undefined paved area. The rear yards of the commercial uses between Nevada and Maryland Avenues and the New Hope Bowl also require main- tenance attention. These lots are especially critical as they border and impact residential areas. The structures along 42nd Avenue east of the railroad are generally older and requiring more maintenance attention than those to the west. New Hope Bowl is currently making improvements to the interior and will hopefully follow with attention to the exterior of their build- ing. The Jeff's Print building is a converted single family home. This vacant structure is in need of general maintenance. Three of the single family homes north of the Oregon Estates entrance on Nevada Avenue, as well as the home in the northwest corner of Fred Sim's Park also show signs of deterioration. These conditions detract from the quality of the surrounding uses. 3O policy plan The 42nd Avenue Improvement Study has been prepared to guide develop- ment through several ~hases and many years. The Policy Plan when applied with the Physical Improvement Plan and policies and goals established in the City Comprehensive Plan is intended to provide a framework for evaluating development proposals. The following goals and policies were established in conjunction with the New Hope Comprehensive Plan to address in a written format the issues identified in the previous chapter. This plan is an important element in resolv- ing these issues and achieving the goals. Despite the deviations which may occur from the more detailed Physical Plan, the general policies, once established, will remain pertinent. The following goals provide the focus of the improvements reconm~ended in this study. They address the major issues identified and are aimed toward the general improvement of the living, working and play environ- ments in the 42nd Avenue area. ~~.. Provide safe access onto and across 42nd Avenue for motorized vehicles, pedestrians and bicycles. 42nd Avenue as one of the few east-west through streets is of major importance to the surrounding commercial, industrial and resi- dential development. Development must improve the safety of use of this arterial s~reet for all. Proposed land use, access and streetscaping projects must be evaluated according to the effect they will have on the safe use of 42nd Avenue. To help achieve this goal, access points to commercial and industrial enterprises must be coordinated and limited. Traffic speeds must be controlled to allow greater reaction time in areas with obstructed visibility. Provisions are needed to aid vehicular, bicycle and pedestrian traffic in crossing or gaining access to 42nd Avenue. .~21 Promote compatible and complementary land uses Land use has been identified as an issue of needed change. Land use both affects and is affected by the local market and 42nd Avenue traffic situations. The 1977 City Comprehensive Plan identified the automobile-oriented commercial strip east of the railroad overpass as an undesirable land use and competition for the City Center. The 1985 City Market Study revealed a limited retail market in New Hope and supported the development of mid to high density housing along 42nd Avenue east of the railroad as a base to support the local business community. 35 In addition to these major proposals, attention must be paid to the existing small lot sizes, need for buffering between commercial and residential uses and improvement of site and building conditions. Nonconformance of developments with regard to off-street parking, provision of garages and density of development must also be addressed. 3., Develop 42nd Avenue in accordance with City Comprehensive Plans. As outlined in the previous goal, the New Hope Comprehensive Plan empahsizes a need to consolidate commercial development into one convenient, comprehensive and aesthetic location. The 1985 Market Study underlines this emphasis, having identified a very limited market for commercial expansion and in some cases, an actual over supply of retail goods. The location of the 42nd Avenue Study Area in relation to the City Center makes it important for the land use to complement the City Center. Accepting these guidelines and priorities, the strip development should be halted and reversed by providing suitable locations for businesses in or adjacent to the City Center. _ / 4. ~Unlfy development and present a positive image as the City of ~New Hope. The 42nd Avenue Study Area can be divided at the railroad overpass into two distinct areas. To the west development is commercial and industrial and continuous in use, density and set back from 42nd Avenue. The eastern section has a mixture of commercial, industrial and residential uses, generally smaller in scale and less continuous. Although continuity between the two sections is not proposed, within each of the areas, a more homogeneous land uses and street treatment would improve the area's image. Traffic along 42nd Avenue traverses the cities of Robbinsdale, Crystal and New Hope between Highway 100 and Hennepin County 18. New Hope, even with its City Center along 42nd Avenue does not present an identity separate from the other cities. Implementation of a streetscaping project is recommended to help unify develop- ment, as well as present a separate positive image. Such a project would include burial of overhead power lines, uniform street lights and improved pedestrian facilities. Improvement should be coor- dinated with similar projects planned for the City Center block. 5. Encourage cooperation between public and private agencies in ~ implementation of improvement and development plans. The implementation of the improvements outlined in this study will require acceptance by and cooperation between private enterprises and public agencies over several years. In addition to better understanding between the City and local fostering business persons, the coordination effort will provide a forum for communication within the business community. This communication should foster cohesion within this community and establish a greater pride in the City of New Hope. When relocation and purchase of lands for expanded rights-of-way or redevelopment are necessary, the City of New Hope should investigate and utilize public financing alternatives to assist private interests in achieving such improvements. OBJECTIVES AND POLICY GUIDELINES To help achieve these broad goals a series of policy guidelines has been prepared. The guidelines have been broken down into land use, transportation, administrative action, codes and ordinances and public participation categories. They too are general in nature and intended to guide the evaluation of a variety of development proposals. The policies often overlap somewhat in content and are intended for this reason to be used collectively. No time framework or priority has been assigned to the policies or is implied. PHYSICAL PLAN~ING Land Use Objectives The character, quality, intensity of activity and service and trans- portation demands of New Hope are created and shaped by land use and its arrangement. Land use is, therefore, a basic building block for compre- hensive physical planning, development and redevelopment of the 42nd Avenue Study Area. Present and projected market situations and the strip development pattern in the eastern section of the study area have resulted in a need for change in land use policy. To achieve the goal of compatible and complimentary land uses which follow the development direction outlined in the City Comprehensive Plan, the commercial and industrial development east of the Minneapolis, Northfield and Southern Railroad must be halted. For the purpose of directing land use development within the 42nd Avenue Study Area, the following objectives are established: 1. Functionally arranged and compatible land use relationships. 2. Efficient utilization and conservation of land on a neighborhood as well as project basis. 3. Prevention of over-crowding and over-intensification of land uses. 4. Provision for and service of the full and total needs of the project area relative to 42nd Avenue's function and purpose within the context of New Hope and the metropolitan region. 5. Preservation and protection of property values. 6. Preservation and improvement of land use and environmental quality. Land Use Policy-Guidelines Ge ne ra 1 1. The 42nd Avenue Area shall be planned and developed in units as determined by either physical barriers and/or homogeneous land use characteristics which reinforce continuity and create a sense of community. 2. Whenever possible, the impact of physical barriers are to be reduced to increase relationships between segregated areas and reinforce continuity and a sense of community. 3. Related uses and activities when compatible are to be concentrated and clustered into functionally related subunits of the project area. 4. Land use development must be related to needs and desired develop- ment and priorities, plus transportation and service demands. 5. Intensification of land use activity and development is to be accompanied by corresponding increases in related supportive and service facilities. 6. Within the 42nd Avenue Study Area, as well as on a City-wide basis, land use development is to be limited and restricted to prevent competition which is detrimental. 7. Programs and incentives are to be created for continued main- tenance and improvement of existing land use. 8. Renewal, replacement and redevelopment of substandard and in- compatible development is to be acComplished through public action and private means, if compatible. 38 n L 9. Eliminate, through removal and relocation, conflicting and non- complementary uses. ~-- 10. The amount of land devoted to streets is to be minimized and reduced. L 11. Transitions between varying types of land use are to be accomplished in an orderly fashion which does not create a negative impact on t adjoining developments. 12. Wherever possible, changes in types of land use should occur at mid-block points with similar uses fronting both sides of a street or at streets or other boundaries created by major urban and natural barriers. 13. Collector and arterial streets are to .border not penetrate neighborhoods. Residential ~ 1. Where appropriate within the Study Area, the existing housing stock is to be preserved and improved through inspection, code L~ enforcement and resultant updating. 2. Wherever possible, existing housing which is to remain within the area is to be rehabilitated and upgraded through private means and public assistance where feasible. 3. In all cases, substandard housing incapable of being corrected to to prevent spreading deterioration and blight. is be removed /~-~ 4. Adequate living space and fully utilized housing are to be encouraged and promoted through the provision of a range of choice -~' among housing types and options. --~ 5. A variety of housing types, densities, styles, and ownership options ~ is to be created and maintained. -i 6. Housing styles and development techniques which conserve land and increase efficiency are to be encouraged. 7. New housing construction is to reflect modern and emerging con- . struction techniques and styles compatible with adjacent development. 8. Residential neighborhoods within the Study Area shall be defined, planned and developed as units with related, but limited suppor- tive and complementary commercial and service uses. 9. Low and medium density neighborhoods to remain within the Study Area are to be preserved through prevention of encroachment or expansion of higher use types and by adequate buffering and separation from other use categories. 10.Major streets and traffic flows are to border not penetrate residential neighborhoods. 11. Rental housing standards applicable to existing and new units are to be upgraded to require adequate soundproofing, increased energy conservation and provisions for social and recreational facilities. 12. Higher density housing shall be used to anchor and define the limitations of commercial expansion. The shall respond to the housing'needs of the elderly, the 13. City disabled and individuals with a low or moderate income. 14.Low and moderate income housing is not to be concentrated in one area. 15. Elderly housing is to be located in areas of high activity providing close proximity and easy access to required services and facilities. Residential areas shall be protected from through traffic and 16: incompatible activities which intensify disruption. ~o~merc ia 1 ~_~ 1.No presently developed land zoned residential is to be converted into service or commercial uses. 2. The City Center commercial core area is to be the commercial and service focal point of the community. 3. High intensity commercial and service centers are to be supported by high and medium density housing in close proximity. 4. Commercial and service uses shall be adequately and appropriately landscaped and designed according to City standards. 5. Commercial areas are to encourage, promote, and provide for edestrian and bicycle circulation systems suitable also for andicapped persons. 4O 6. Piecemeal and strip type development of commercial uses shall be prohibited. Unit and coordinated development is the only pattern acceptable. 7. When opportunities arise, existing spot or linear commercial development shall be eliminated or consolidated into more functional and coordinated unit patterns. 8. Visual pollution from signs, utility lines and franchised archi- tecture is to be eliminated through the strict enforcement of City ordinances. 9. Uses identified as necessary or desirable for the 42nd Avenue Area are to be actively pursued, promoted, and assisted by the City. 10. A commercial maintenance code shall be enacted and uniformly enforced to ensure proper upkeep and Constant improvement of the 42nd Avenue Area. Industrial 1. Retain existing industrial uses and encourage new industrial development to locate in existing industrial zoned areas. 2. Prohibit penetration of residential neighborhoods by traffic generated by industrial activity. 3. Industrial uses shall be adequately screened and appropriately landscaped and designed according to City standards. 4. An industrial maintenance code shall be enacted and uniformly enforced to ensure proper upkeep and constant improvement of the 42nd Avenue Area. Transportation Objectives The location of the City of New Hope as a suburban community in the Twin Cities metro region makes transportation an issue of primary imPortance. 42nd Avenue provides convenient access to and between major metropolitan expressways. The volume of traffic on 42nd Avenue only underlines the importance of the automobile and of 42nd Avenue as a throughfare. The conflict of the slower neighborhood traffic merging with the fast through traffic along 42nd Avenue has created the high accident rates. Separation is difficult because of the lack of east-west railroad crossings. The proximity of 42nd Avenue neighbor- hoods to the City Center shopping facilities justifies the separate safe development for other, especially non-motorized modes of trans- portation. Taking into account these needs and situations, the follow- ing objectives reflect the results to be produced within the 42nd Avenue Study Area. 1. A comprehensive system approach to transportation, giving due attention to all modes and related facilities. 41 10. Adequate lighting and outdoor furniture is to be provided in all areas of heavy pedestrian movement. OPERATIONS/ADMINISTRATION As a consequence of the implementation aspects and orientation of the 42nd Avenue Area Improvement Plan, operational and administrative objectives and policies are of a prime concern. All involved need to have a clear understanding of how development and redevelopment in this area will be achieved. To this end, the following paragraphs provide a statement of how redevelopment will be pursued and accomplished and how the goal of an improved 42nd Avenue Area will be achieved. .~.operty Acquisition Objectives ~ In order to facilitate the desired type and form of development, the City of New Hope will acquire and clear land. A "write-down" of expenses will occur in the resale of property in order to make re- development of parcels economically feasible for new construction. The acquisition of land and subsequent write-down facilitated through the tax increment process and other public assistance mechanisms to achieve the following objectives: 1. Elimination of substandard, hazardous, and obsolete buildings within the Study Area. 2. Elimination of blight and negative environmental influences. 3. Assembly of land into parcels which are functionally adaptable in shape and size to accommodate desired redevelopment which responds to needs and services required by the community. 4. Assembly of land parcels which are required to implement traffic circulation and parking improvements required for the efficient functional operation of the area. ..~ Propert~ Acquisition Polic~ Guidelines _) 1. Fair market value will be paid for all property interest acquired. 2. Every reasonable attempt will be made to acquire property through negotiation. 3. Condemnation (Eminent Domain) will be exercised only as a last resort, but will be utilized where necessary to achieve overall project objectives. 45 Consistent impartial and equitable treatment and assistance will be provided to all property owners and tenants whose property is acquired. Any properties acquired as part of a redevelopment project must qualify as blighting influences upon the area. Blighting in- fluences are defined as: a. Overcrowding or improper location of structures on the land. b. Excessive dwelling unit density. c. Conversions to incompatible type of uses. d. Obsolete building types, such as large buildings which through lack of use or maintenance have a blighting i nfl uence. e. Detrimental land uses or conditions, such as incompatible uses, structures in mixed use, or adverse influences from noise, smoke, or fumes. f. Unsafe, congested, poorly designed, or otherwise deficient streets. g. Inadequate public utilities or community facilities contri- buting to unsatisfactory living conditions or economic decl i ne. h. Other equally significant environmental deficiencies. Acquisition priority will be given to those sites which meet one or more of the following criteria (ordering indicates priority): a. Necessary for street right-of-way. b. Necessary for land assembly to attract a desired use or ac ti vi ty. c. Necessary for increased parking space supply. d. Necessary for land assembly to serve as a relocation site. e. Incompatible or non-conforming. f. A high feasibility for redevelopment and major tax increment. g. Structurally substandard or hazardous. I~ h. *Economically obsolete. i. A low assessed valuation. j. Offered for sale by the owner. m *Economically obsolescent: A structure which be may basically sound, but no longer economically serves its original intended use and cannot be economically converted to an acceptable new ,~ use. 7. A property appraisal from a duly qualified individual or corpora- tion shall be secured for any property purchased prior to the time of acquisition. 8. Owners of property to be acquired shall be informed of the fair market value of their property as determined by the required appraisal report prior to sale. 9. Prior to the acquisition of property, redevelopment or reuse commitments shall be secured. elocation Objecti ves_~~ It is anticipated that some existing owners and tenants will need to be relocated if the overall goals of an improved 42nd Avenue Area is to be accomplished. Such a situation creates difficulties for all concerned. In an attempt, however, to minimize the negative impacts of relocation, the following objectives and policies will guide the process and procedure: 1. Where possible, relocation of existing families or buSi:ness is to be minimized. 2. Relocation is to be handled in a uniform and equitable manner. 3. Relocation sites to to the needs of the are respond specific family or business involved. ILl ~,_ ..... Relocation Policy Guidelines~ 1. Families and individuals to be displaced by improvement activities shall have full opportunity to occupy standard housing that is within their financial means and adequate to their need, is reasonably accessible to their places of employment, transporta- tion, and other commercial, public, and other facilities, and is available on a non-discriminatory basis. 2. Business concerns and nonprofit organizations to be displaced by 42nd Avenue improvement activities shall be provided all reason- able assistance to aid in their satisfactory re-establishment with a minimum of delay and loss of earnings. 47 3. Project or program activities shall be planned and carried out in a manner that minimizes hardship to site occupants and that in- volves the smallest magnitude of displacement consonant with the needs of the area and the persons to be displaced. 4. Relocation shall be carried out in a manner that will promote maximum choice within the community's total housing supply, lessen racial, ethnic, and economic concentrations, and facili- tate desegregation and racially inclusive patterns of occupancy and use of public and private facilities. 5. Service shall be provided by the City to assure that the reloca- tion process will not result in different or separate treatment on account of race, color, religion, national origin, sex, or source of income, 6. Persons to be displaced shall be afforded the opportunity of participating in the formulation of relocation plans and in establishing procedures for handling relocation grievances, and be provided full information relating to program or project activities which may have an impact on the residents of the project or program area. 7. Arrangements shall be made to provide relocation assistance in accordance with the needs of those to be displaced, including social services counseling, guidance, assistance, and referrals as well as rehousing. 8. Relocation payments shall be made promptly to all eligible persons, business concerns and nonprofit organizations to the full extent to which they are eligible. 9. In all procedures connected with relocation, the City of New Hope shall follow the guidelines of the Housing and Urban Development Handbook 1376.1, Relocation and Real Property Acquisition, as amended, limited to the extent that they are applicable when no federal funds are involved. 10. Every attempt possible shall be made to relocate displaced individuals, families and businesses within the City of New Hope when such activities are compatible with established and planned development. _Land Disposition Objective~.~ The sale of acquired land parcels will become an exceedingly critical factor contributing to the success of improving the 42nd Avenue Area. It is important that the land be utilized for desired uses and that those whom acquire the property have the capability to follow-through on the development proposed. In response to these needs, the following criteria will govern land disposition within the 42nd Avenue Area: 48 1. Respond to unmet needs of the community by the resale of publicly acquired parcels to interests which will develop uses not provided or not sufficiently serviced. 2. Strengthen the area by sale of land to those interests which will encourage related new private investments. 3. Increase the tax revenue generated in the 42nd Avenue Area. 4. Provide improved and intensified compatible and complementary land usage which is environmentally sound. 5. Provide housing for low and moderate income elderly, individuals and families in close proximity to related service needs. 6. Encourage coordinated development of parcels and structures in order to achieve efficient building design, multi-purpose utilization of sites, unified street access and internal pedestrian circulation. 7. Enhance the identity and attractiveness of the area and its subunits. Land Disposition Policy Guidelines 1. Land will be sold in an equitable manner open to public scrutiny. 2. Procedures for land deposition will follow state law where applicable. 3. Purchasers shall be required to demonstrate financial capability of implementing proposed projects and uses as a condition of sale. 4. Economic market feasibility must be demonstrated for the proposed reuse of the land as a condition of sale. 5. The City shall specify in detail within offering documents: a. Use to be made of the property. b. Zoning and building restrictions. c. Design and construction standards. d. Special easement or reservation of rights to be part of the property deed. e. The posting of security to ensure compliance with conditions. 49 6. Land shall be offered for sale with City of New Hope consent in one of the following manners' ~ a. Fixed price competition - the value of the land is to be fixed by acceptable reuse appraisal which is to 'be secured ~ through procedures similar to those used for acquisition. --i b. Sealed bids - bids shall be received according to specifica- ~ tions established. Cash value of land shall be part of the bid and added to other criteria in selecting the successful ~-~ bidder. ~ c. Public auction - a public auction may be held to sell land ~-~ after appropriate public notice. A minimum bid shall be included as part of the public notice. ~_~ d. Direct negotiation - when it is found desirable, the HRA or its delegated agent may negotiate directly with a redeveloper. Sale shall not be finalized until a public hearing is held _] after required public notice. Direct negotiation will be appropriate when dealing with preferred developers as defined in policy 8 below. Redevelopers shall be evaluated upon the basis of the following criteria: I[~ a. Achievement of project goals and objectives. b. Design excellence and quality of proposed development and construction. c. Tax increment financial contribution of the redevelopment w-I project. d. Technical and financial capability to accomplish the project. i e. Timetable for initiation and completion of the project. 8. Selection of a redeveloper shall be based upon the following ~ criteria: a. First priority of resale shall be given to those persons or IL -] businesses which have been displaced by the City when appropriate and such use contributes to the improvement of the 42nd Avenue Area. I~l b. A priority of resale shall be given to adjoining property owners when expansion of such activities is documented as desirable. c. A priority of resale shall be given to businesses existing within the City when documented that such uses are desired and of benefit to the community. d. Proposals which must successfully meet the evaluation criteria. 9. In fixed price competition or sealed bid offerings, the following administrative procedures shall be followed: a. Bids shall be publicly opened on the specified date by the ~ayor, or his designated representative in the presence of one witness. The date of opening shall be set to allow sufficient time for reviews to be prepared and considered prior to the regular City Council meeting where action may be taken. b. A certificate attesting to the outline of the bids received shall be prepared and signed by the Mayor of New Hope and attested to by the City Clerk. c. Sufficient copies of the bids shall be available for distri- bution to staff for evaluation and analysis. d. Within one week after bid opening, it shall be determined whether additional information or interviews with bidders are necessary. e. The Comprehensive Report and Evaluation on each proposal or group of proposals shall be distributed one week prior to the City Council meeting at which the matter is to be con- sidered for action. Rehabilitation Objectives In some cases along 42nd Avenue and in the residential areas, sound structures exist, but maintenance work is needed. In such instances, and where such types of use are to remain, efforts are to be under- taken to maintain and upgrade properties through rehabilitation. These efforts will add to the quality of the area and its improve- ment, plus minimize disruption and area costs. 1. Where practical and in compliance with area plans, maintain and improve existing structures. Rehabilitation Policy Guidelines 1. Upgrade all sound structures which are to remain to conform to City codes and ordinances. The increased development of residential units each with their own landscaping will greatly enhance the pedestrian environment and overall image of this area. The incorporation of boulevard plantings will further improve the streetscape and provide a continuity through the Study Area. Business managers in this area were also very concerned about young bicyclists riding along and crossing 42nd Avenue. The signal light will provide safe crossings, but bicyclists still cannot compete with the automobile traffic on 42nd Avenue. Special attention should be given to this problem and the potential of providing a bicycle link between neighborhoods, parks and the City Center utiliz- ing 42nd Avenue as a major east-west route. I _.-.---~---~- ~"-~T--~7~and Louisiana Avenues serve as access points to 42nd Avenue from the residential areas to the south and north. In addition, Haryland is used for access to Tom Thumb, Broadway Pizza and New Hope Bowl. Of the 13 accidents which have occurred over the last five years, two were blamed directly on excessive speed, six involved vehicles headed east hitting cars turning onto or off of 42nd Avenue and three vehicles were rear-ended by vehicles headed west, while slowing to make a turn. Four of the five accidents recorded at the Louisiana intersection involved vehicles slowing to make a left turn off of 42nd Avenue rear-ended by vehicles also headed east. South of 42nd Avenue, Louisiana is a vacated alley now serving as entrance to the Hew Hope Bowl. A wooden screen runs along the Crystal border. Probl ems: - traffic accidents primarily involve vehicles heading east unable to stop - large open parking lots give vacated appearance - buffering needed between commercial and residential areas, especially south of 42nd Avenue Opportunities: - Louisiana south of 42nd Avenue vacated Proposed Improvements The existing businesses bordering 42nd Avenue are all solid businesses with no plans or intentions of relocating. As a result, the plan proposes no change in land use for this area. If, however, Crown Auto, Cook Automotive or the dentist office would choose to leave this location,' redevelopment for mid to high density housing would be recommended. The major improvements proposed deal primarily with controlling access to 42nd Avenue. The commercial development between Nevada and Maryland especially, seems to generate numerous accidents. The curb cuts onto 42nd Avenue from Grobe's Cafe and Tom Thumb are to be eliminated, moving primary access to the Maryland Avenue entrance. It is proposed that Maryland be partially vacated with the northern 175 feet serving only as 75 ,!i!i ]--!l r--1 J- subarea four density housing ~~'~:~'~ , ' incorporate streetscaping J~'~"~,iijj L~'J:J,,~-'T',,i"-'~,I,,'~T;,,~m,,,==~ ~__ -iminate curb cuts -~ ~ ~ ii ~ : ev~ ~P~°m°~e ~n~e~nal ~ ~ ' IJllllllJJlJllJll J~' c~rcula~on L~~~ __h Maryland Avenue i~ commercial 41st .,aV~~ ~ x' ~11 te end of 41st Avenue access ~o these commercial establishments, plus B~oad~a~ P~zza and the ~e~ Hope Bo~l. Th~s action eliminates one of the uncontrolled accesses from the residential area directing traffic instead to the controlled intersection at Nevada. The vacated right-of-way would be split between the Nevada apartments and New Hope Bowl. The addi- tional prOperty will help to .reduce the density of the apartment complex. The additional area on the New Hope Bowl site should be used at least partially to provide the.needed buffer for residences to the south and west. · Realignment of Nevada Avenue to create a full intersection. Signalization and a left turn lane on 42nd Avenue are also proposed in this intersection redesign. The street construction of the Nevada Avenue realignment could be financed with monies from the City's Community Development Block Grant Funds. The alteration of 42nd Avenue to expand the street at the Nevada intersection for the provision of left turn lanes is a shared expense with Hennepin County. Street improvement costs are shared on a 50/50 percentage between the City and the County. As noted in the Land Use Plan, signalization of the 42nd Avenue/ Nevada Avenue intersection must be warranted under,.the conditions outlined in the Minnesota Manual on Uniform Traffic Control Devices for Streets and Highways. If the warrants are met, the cost of a traffic signal is shared by the County and the City. Twenty- five percent of the signal cost is covered by the County and the 75% balance is the responsibility of the City. The realignment of Nevada Avenue will affect two lots containing Steve's Auto Repair and a single family home to the north. The street improvement will involve land acquisition, resident reloca- tion, building demolition or relocation, site improvements, and the actual street construction. To assist in the land acquisition and site preparation, tax increment financing is proposed to be utilized to promote the redevelopment of these two sites, along with the vacant Jeff's Print Shop site. Multiple family residential development is proposed for the area. The owners of Oregon Estates have ex- pressed an interest in developing the area into multiple family uses. The map on the following page shows the boundaries of the pro- posed Phase I Tax Increment District. This TIF District includes the single family home, Steve's Auto Repair, Jeff's Print Shop and the Oregon Estates southern access. With this arrangement, we are assuming the involvement of Oregon Estates in the area development. Future redevelopment efforts would include addi- tional land, however, this option addresses only the immediate cost of Phase I. The following table provides some "ball park" estimated densities required to make the tax increment district feasible. 84 phase one .. I~t 45th avenue nort___h_h ', i .... : ', [ i '~--~r-~ ave. ~ .~. I~ !--1 - ''~ ~1~ ~'------= 4:]nd avenue = t-[ i Nort wes sso at Consultants, Inc U R B A P L A N G DES N · M A R K E T R E S E A R C H PLANNING REPORT TO: Kirk McDonald FROM: Robert Kirmis/Alan Brixius DATE: 29 August 1990 RE: New Hope' - 42nd Avenue Rezoning FILE NO: 131.00 - 90.03 EXECUTIVE SUMMARY Background: The City has identified several properties along the 42nd Avenue corridor between Winnetka and Louisiana Avenues which hold zoning designations which are not reflective of their use. In an attempt to unify existing and future land uses in the area and establish a cohesive commercial district within the City, the City is investigating the possibility of rezoning certain properties from B-3, Auto Oriented Business to B-4, Community Business. This report shall review existing conditions in the area, cite area use and zoning incompatibilities and make recommendation on suggested rezoning appropriateness. Attached for reference: Exhibit A - Study Area Exhibit B - Existing Zoning and Land Use Exhibit C - Proposed Land Use Exhibit D - Existing Property Occupancy Exhibit E - Proposed Zoning Changes Recommendations Based on the following review, our office finds that many properties within the 42nd Avenue study area hold zoning designations which do not reflect their use. Because the area in question has changed in character from an auto-oriented service area to a community wide commercial center, and a rezoning would follow City policy in rezoning areas which have changed in character, it is recommended that noted properties in this report 4601 Excelsior Blvd.-Suite 410.Minneapolis, MN 55416.(612) 925-9420. Fax 925-2721 and illustrated in Exhibit E be rezoned from their existing base zoning to B-4, Community Business District. Such an action would allow area zoning designations to reflect area uses and allow the City considerably greater flexibility in future area redevelopment efforts. In addition, an amendment to the 42nd Avenue Improvement Study will be required to allow the proposed rezonings to lie consistent with the said document. ISSUES AND ANALYSIS 42nd Avenue Improvement Study. In 1985, the City adopted the 42nd Avenue Improvement Study as a guide for land use development along the 42nd Avenue corridor between Winnetka and Louisiana Avenues. The plan established a number of goals aimed toward the improvement of the area which lie applicable to the proposed rezoning. According to the said plan, an adopted City goal is to unify area development and present a positive commercial image for the City of New Hope. The proposed rezoning would unify the area by eliminating several use non-conformities. The plan also stipulates that area development should be related to needs and desired development priorities of the City. In conjunction with the New Hope City Center, it is the intention of the City to establish the 42nd Avenue corridor under study as one of the City's prominent commercial areas. As such, the proposed rezoning would provide a vehicle by which this objective may be more readily attained. With the exception of those properties which flank 42nd Avenue between Nevada Avenue and the Soo Line Railroad, the proposed Land Use Plan contained within the 42nd Avenue Improvement Study is consistent with the proposed rezoning (see Exhibit C). According to the 42nd Avenue Plan, the said properties had been designated for future residential use. In an attempt to realize this initial land use proposal, the City attempted to locate a handicapped housing complex in the area. Due to site complications, however, the project was moved to the City Center area. Aside from the said public handicapped housing complex, no other residential projects have presented themselves to the area. Due to the commercial amenities offered by 42nd Avenue (access, visibility, etc.), .however, commercial businesses may choose to locate in this area. With the City's approval of the 36th and Winnetka commercial rezoning, the City presented a position to allow the market to dictate commercial locations. To provide greater development flexibility in the area, a O-ommercia± re~fi-~~De strongly considered. Generally, existin9 and p~'~Posed' commercial uses are considered acceptable in that they are highly compatible to adjacent uses. Noting the discrepancy 2 between the 42nd Avenue Land Use Plan and the proposed rezoning, an amendment to the 42nd Avenue Improvement Study should be pursued. Existinq Conditions. Contrary to 42nd Avenue and Comprehensive Plan objectives, the existing mixture of zoning in the area serves to limit redevelopment efforts and presents a barrier in the City's attempt to establish a high quality commercial area. .As shown on the existing Land 'Use ~ap (Exhibit B), properties which flank that segment of the 42nd Avenue corridor under study contain a wide variety of uses and zoning designations. The majority of land within the corridor is commercially used and holds B-3 zoning designations. The study corridor does, however, contain both I-l, Limited Industrial and I-2, General Industrially zoned land. I-1 zoned property lies southeast of the Winnetka/42nd Avenue intersection and contains School District offices and a Country Kitchen Restaurant. Property zoned I-2 lies north and south of 42nd Avenue between Quebec Avenue and the Soo Line Railroad. The district includes both industrial (north of 42nd Avenue) and office related uses (south of 42nd Avenue). The corridor also contains residentially zoned property. The central one-third of the vacant parcel lying north of 42nd ~venue and east of the Soo Line Railroad holds an R-4, High Density Residential zoning designation. Finally, the corridor also contains two relatively small parcels of land zoned R-0, Residential-Office. One of the said properties holds a "Dental Lab" facility, while the other currently lies vacant. Zoninq ADpropriateness. As noted previously, the City has raised questions regarding the appropriateness of certain zoning designations within the 42nd avenue corridor. In determining the suitability of the existing zoning, an examination of the intents of the area's existing zoning designations and B-4 Districts is warranted. The following are excerpts from the City Zoning Ordinance in regard to stated purpose for each district: R-4, High Density Residential District 4.081 Purpose. The purpose of the R-4, High Density Residential District is to provide for high density residential uses, and directly related uses. R-O, Residential-Office District 4.091 Purpose. The purpose of the R-O, Residential-Office District is to provide for high density residential use and for the transition in land use from mid density residential to low intensity business allowing for the intermixing of such uses. B-3, Auto-Oriented Business District 4.121 Purpose. The purpose of the B-3, Auto-Oriented Business District is to provide for and limit the establishment of motor vehicle oriented or dependent commercial and service activities. B-4, Community Business District 4.131 Purpose. The purpose of the B-4, Community Business District is to provide for the establishment of commercial and service activities which draw and serve customers from-the entire community or subregion. I-l, Limited Industrial District 4.141 Purpose. The purpose of the I-l, Limited Industrial District is to .provide for the establishment of industrial development in a well planned, residentially compatible setting. I-2, General Industrial District 4.151 Purpose. The purpose of the I-2, General Industrial District is to provide for the establishment of heavy industrial and manufacturing development and use which because of the nature of the product or character of activity, requires isolation from residential or non- compatible commercial uses. The I-2 District is also intended to provide for large scale activities of a sociological nature not suited to other districts but reasonably compatible with the same characteristics suitable for general industrial use. f the City is attempting to achieve a cohesive zoning pattern hat facilitates commercial redevelopment along 42nd Avenue, the esidential and industrial zoning district are inappropriate. ecause the majority of commercial uses which lie within the tudy area are not totally motor vehicle oriented and provide ervices which draw from the entire community, a more intense B-4 oning designation should be considered more reflective of a ety of existing uses. 4 A B-4 zoning designation would expand the commercial redevelopment opportunities over the more limited B-3 District. A change from B-3 to B-4 would, however, maintain the same performance standards with regard to lot size, lot width, setbacks, and building height. In evaluating any rezoning proposals, the City must also consider the following established policies regarding such actions: 1. Has the character of the area changed to warrant consideration of a zoning change? 2. Has the rezoning request resulted from a past zoning mistake? Generally, it would appear that the area in question has changed in character from an auto-oriented service area to a community- wide commercial center. As such, a rezoning to a B-4 would appear appropriate by more closely reflecting existing area uses and allowing the City more flexibility in area redevelopment efforts. Property Inventory. In order to make specific and concise determinations of appropriate zoning, the study area must be examined on a more detailed and intimate scale. The following is a listing of existing area properties, their existing zoning designation and the conformance to their particular zoning district. The following table should be used in reference to Exhibit D which illustrates specific parcel occupants. 42ND AVENUE REZONING STUDY Existing Conformancy Existing District with Proposed Site # Occupant/Address Zoninq Conformancy B-4 Zoning 1 Hardee's B-3 Yes Yes 4210 Winnetka (Conditional) (Conditional) 2 Unocal B-3 Yes Yes 4200 Winnetka (Conditional) (Conditional) 3 Port Arthur B-3 Yes Yes 7858 42nd Avenue (Permitted) .(Permitted) 4 Phillips 66 B-3 Yes Yes 7820 42nd Avenue (Conditional) (Conditional) 5 Vacant Building B-3 --- 4211 Rhode Island 6 Kupenheimer B-3 No Yes 7700 42nd Avenue (Permitted) 7 Sunshine Factory B-3 Yes Yes 7600 42nd Avenue (Permitted) (Permitted) 8 Foremost* I-2 Yes N.A. 7528 42nd Avenue (Permitted) 9 Vacant Building* I-2 ...... 7516 42nd Avenue 10 Ardel Eng. & Manf.* I-2 Yes N.A. 7500 42nd Avenue (Permitted) 11 Ind. School District I-1 Yes Yes 4148 Winnetka (Permitted) (Permitted) 12 Country Kitchen I-1 Yes Yes 7849 42nd Avenue (Conditional) (Permitted) 13 Autohaus B-3 Yes Yes 7701 42nd Avenue (Permitted) (Conditional) 14 Vacant Buildin'g R-0 7675 42nd Avenue 15 Y.M.C.A. I-2 Yes Yes 7601 42nd Avenue (Conditional) (Conditional) *Properties to retain existing zoning 6 Existing Conformancy Existing District with Proposed Site # Occupant/Address Zoninq Conformancy B-4 Zoninq 16 Office Building I-2 Yes Yes 4124 Quebec (Permitted) (Permitted) 17 Office Building B-3 No Yes 7401 42nd Avenue (Permitted) 18 First Line Engine B-3 No No 4125 Oregon Avenue 19 All-Star Sports B-3 No ~es 7321 42nd Avenue (Permitted) 20 Vacant Land B-3 --- 7305 42nd Avenue 21 Total Gas B-3 Yes Yes 7231 42nd Avenue (Conditional) (Conditional) 22 Cafe B-3 Yes Yes 7181 42nd Avenue (Permitted) (Permitted) 23 Tom Thumb B-3 No Yes 7141 42nd Avenue (Permitted) 24 Broadway Pizza B-3 Yes Yes 7117 42nd Avenue (Permitted) (Permitted) 25 New Hope Bowl B-3 Yes Yes 7107 42nd Avenue (Permitted) (Permitted) 26 Cook Auto B-3 Yes Yes 7100 42nd Avenue (Conditional) (Conditional) 27 Dental Lab* R-0 Yes N.A. 4215 Louisiana Avenue (Conditional) 28 Crown Auto B-3 Yes Yes 7140 42nd Avenue (Conditional) (Conditional) 29 Vacant Building B-3 --- 7180 42nd Avenue 30 Vacant Lot R-4/B-3 --- 7301 42nd Avenue *Properties to retain existing zoning 7 Auto-Oriented Uses. As shown in the previous table, the study area does hold a number of auto-oriented uses which are appropriate to their existing B-3 zoning designation. These uses include Unocal, Phillips 66, Autohaus, Total Gas, Cook Auto, and Crown Auto facilities. While the uses do reflect their zoning designation, they also represent a minority in regard to area use type. Because these B-3 uses are allowed as conditional uses within B-4 Districts, and would present no change in terms of .development rights, a rezoning 'to B-4 is recommended. Such a zoning designation shall unify the commercial area and provide the City with greater flexibility in regard to redevelopment efforts. Industrial Uses. As noted previously, the subject area holds two industrial uses which exhibit I-2 zoning designations. Specifically, these include the Foremost Metal Specialties and the Ardel Engineering and Manufacturing facility. Because the two uses represent established uses within the corridor and are neither permitted or conditional uses within the B-4 District, it is suggested that their I-2 zoning designation remain until redevelopment opportunities arise. At such time, a rezoning to B-4 should, however, be strongly considered. The study area also contains an area of I-l, Limited Indus'trial and I-2 General Industrial zoned land (south of 42nd Avenue and east Winnetka Avenue). While the uses along the south side of 42nd Avenue are allowed in the industrial zoning district, they are commercial in nature. Rezoning of the properties to a commercial designation will be consistent with the existing development and would eliminate the potential for industrial redevelopment along this portion of 42nd Avenue. A rezoning of these properties to a B-4 zoning designation is suggested. Residential/Residential-Office Uses. As noted previously, a portion of the subject area holds a R-4, High Density Residential zoning designation. Because the R-4 property currently lies vacant, provides a disruption in a contiguous zoning pattern, and because market conditions have not evidenced a need for such a use in the area, it is recommended the vacant R-4 parcel be rezoned to B-4. The study area also contains two parcels of land which hold R-O, Residential-Office zoning designations. One of the said parcels, which lies adjacent to the Autohaus facility, currently lies vacant and exists ~ssentially as a "spot" zoning district. The said parcel which had held the New Hope Veterinary Clinic is currently .being incorporated into the expansion plans of the adjacent Autohaus facility. Due to the parcel's inconsistency in contextual zoning, a rezoning of the parcel to B-4 is recommended. A second R-O Zoning District lies northwest of the intersection of 42nd and Louisiana Avenues. The parcel currently contains a "dental lab" facility and due to its adjacency to a single family neighborhood, should retain its R-O zoning designation. This is not to say, however, that when redevelopment proposals do arise, a rezoning of the property to B-4, Community Business should not be considered if the site is incorporated into a larger project abutting 42nd Avenue. Non-Conformities. The subject area does contain a single property which currently exists as a legal, non-conforming use within its B-3 zoning and would remain so under a B-4 designation. The First Line Engine Rebuilders facility, located southwest of the intersection of 42nd and Oregon Avenues, is not considered either a permitted or conditional use within either B-3 or B-4 Zoning Districts. Because a rezoning of the non- conforming property would not result in the change of any development rights to the property and would unify area zoning designations, a rezoning to B-4 is recommended. CONCLUSION Based on the preceding review, our office 'finds that many properties within the 42nd Avenue study area hold zoning designations which do not reflect their use. Because the area in question has changed in character from an auto-oriented service area to a community wide commercial center, and a rezoning would follow City policy in rezoning areas which have changed in character, it is recommended that noted properties in this report and illustrated in Exhibit E be rezoned from their existing base zoning to B-4, Community Business District. Such an action would allow area zoning designations to reflect area uses and allow the City considerably greater flexibility in future area redevelopment efforts. In addition, an amendment to the 42nd Avenue Improvement Study will be required to allow the proposed rezonings to lie consistent with the said document. cc: Doug Sandstad · ',i ~ .~ EXHIBIT A - STUDY Al:lEA 45th avenuo north PARK ~ ~; 3rd ave, ,12 ~ nvellu~ nolth R-3 Medium Density Residential I land use R-4 Iligh Density Residential R-O Residential-Office ~ ~ co~m~ercial, office B-3 Auto-Oriented Dusiness District ~ ~:~:~:~:?~:~: single Family residential ~-1 Limited Industrial r?.: ::::::.:.::::: mid-high density residential I-2 General Industrial I ~'H industrial 42nd avenue improvement study EXISTING ZONING& LANDUSE J~. onsull,~n~s. ~nc r~~ orth hope, minnesota0 100,200, 400, new EXHIBIT B - EXISTING ZONING & LAND USE _ _ ,~ ~:* ......... ~[~2~~ 42n ~venu( norlh ~ __ ~.~ ...... ~__ ~ _.ZU ??kk industrial / ~B-J. ~.1/li.~_l ~ i/Ir~-/~-'1/ I I single family residential . J ....... ~o~;~o,~ .... 42nd avenue~mprovement study PROPOSED LAND USE ~~ Jc,ssoc,~,mo ~orth ~ J ~c new hope, minnesota o ~oo,~oo, 400' EXHIBIT C PROPOSED LAND USE ~ ~ °~ ~aTa~snp~l 0 0 ~ ~O ~ ~ O~ ~ 0 >,c .[nu~aV ~Od~ · anua~v EXHIBIT D - EXISTING PROPERTY O~CUPANCY '~ ~ ~ .¢..:~ ::::::::::::::::::::: :::::::::::::::::::::::::::::::: :::::::::.:.:::::::: ::::::::::::::::::::::: .................. :-:.:,:,:.:.:.: :::::::::::::::::::::::::::::::: ~ ~¥"i'~ '~ ::::::::::::::::::::::::::::::::::::::: :: ....... ~:~::::::::: ~ ~ :.:.:::.:.::::::: ::::::::::::::::::::::: ~:F::::::::::~:::' :~;~:~:~:~:~;??}:~:?~:?~:~.'::~:::~?~:i:~:~ :: E:~:~:~:~::::~:: :~:: ~ ' ::: :'": ¢......~.~;. ~ a::~:~:::::::::~:~:~:: ~ ~ ~ ~.r.:~..., ::::::::::::::::::::::::::: i*: *. s ~ _... :::::::::::::::::::::::::::: . ====================== :::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: :::: :::: :::::::: :~:~: :::::: :~:~[:~:~:~:~:~:~:~:: :~:~:~:~:~::::: ~?:}:;?:~?:~::~::~?:i:, ?::. ::::::::::::::::::::::::::::::::::::: :::::::::::::::::::::::::: ~ ~; ~ ~i~i~;~i ~i: :::::::::::::::::::::::::::::::::::::::::: ::::~::::~:: ::::::::::::::::::::::::::: ;:: :~::::::: :~: ::: :::::::::::::::::::::::::::::::::; EXHIBIT E - PROPOSED ZONING CHANGES ssO ,y Nor wes ciat Consul ants, Inc. U R B P L A N G DES N M A R K E R E S E A R C H MEMORANDUM TO: Kirk McDonald FROM: Kris Aaker/Alan Brixius DATE: 25 October 1990 RE: New Hope - 42nd Avenue Rezoning FILE NO: 131.00 - 90.03 Enclosed you will find a number of revised pages and graphics from the New Hope 42nd Avenue Improvement Study. The text and graphics were revised to reflect the B-4 zoning change along 42nd Avenue. Changes were conducted to update the 42nd Avenue Improvement Study to be consistent with B-4 Community Business Zoning District standards. You will also find a Minor Comprehensive Plan Submission Form attached to be submitted to the Metropolitan Council for their review of the 42nd Avenue Improvement Study. If you should have any questions or require additional assistance, please contact me at your earliest opportunity. For reference, pages from the Improvement Study have been underlined where additions to text have occurred. Pages not highlighted had text deleted or had only minor revisions. 4601 ExCelsior Blvd.. Suite 410.Minneapolis, MN 55416.(612) 925-9420- Fax 925-2721 INFORMATION SUBMISSION FOR MINOR COMPREHENSIVE PLAN AMENDMENTS Tb_~s summary worksheet must be filled out and submitted to the Metropolitan Codncil with a copy of each proposed minor comprehensive plan amendment. Minor amendments include but are not limited to: 1. changes to the future land use plan where the affected area is small or where the proposed future land use will result in minor changes in metropolitan service demand, 2. changes (land trades or additions) in the urban service area involving less than 40 acres. 3. minor changes to plan goals and policies that do not change the overall thrust of the comprehensive plan. Please be as specific as possible; attach additional explanatory materials if necessary. If a staff report was prepared for the Plan Commission or City Council, please attach it as well. Communities submitting regular plan amendments may wish to enter this form or a reasonable facsimile into their word processing menu for ease in preparation of the form. I. GENERAL INFORMATION A. Sponsoring governmental unit City of New Hope Name of local contact person Kirk McDonald Address .4401 Xylon Avenue North~ New Hope, MN 55428 Telephone 612/533-1521 B. Name of amendment 42nd Avenue Rezoninp-42nd Avenue Improvement Study 1985 Deseription/Su4mmary In an attempt to unify existin§ and future land uses alonq 42nd Avenue and establish a cohesive commercial district within the City~ the City has rezoned certain properties from B-3, Auto Oriented Business to B-4, Commercial Business District. A minor Comprehensive Plan amendment to the district. C. Please attach the following: 1. a copy of the proposed amendment 2. a city-wide map showing the location of the proposed change 3. the current plan map(s), indicating area(s) affected by amendment (see sample attached) 4. the proposed plan map(s), indicating area(s) affected by amendment (see sample attached) D. What is the official local status of the proposed amendment? (Check one or more as appropriate.) X Acted upon by planning commission (if applicable) on · Approved by governing body, contingent upon Metropolitan Council review, on Considered but not approved by governing body on . Other E. Indicate what adjacent local governmental units and other jurisdictions (school districts, watershed districts, etc.) affected by the change have been sent copies of the plan amendment, if any, and the date(s) copies were sent to them. Not applicable ii. LAND USE A. Describe the following, as appropriate: 1. Size of affected area in acres 3.5 2. Existing land use(s) residential, commercial 3. Proposed land use(s) commercial 4. Number of residential dwelling units involved -0- 5. Proposed density -0- 6. Proposed square footage of commercial, industrial or public buildings Approximately 50,000 square~eet III.METROPOLITAN DEVELOPMENT GUIDE A. Population, Household and Employment Forecasts Will the proposed amendment affect the city's population, household or employment forecasts for 2000, or any additional local staging contained in the original plan? X No/Not Applicable Yes. Describe effect. B. Changes to Urban Service Area Boundary Will the proposed amendment require a change to the boundary of the community's urban service area? No/Not Applicable. Yes. Under I.C., a map should be attached to show the proposed change. C. Changes to Timing and Staging of Urban Service Area Will the proposed amendment require a change to the timing and staging of development within the urban service area? X No/Not Applicable. Yes. Under I.C., a map should be attached to show the proposed change. -3- D. Sewer Flows 1. Will the proposed amendment result in a change in the projected sewer flows for the community? X No/Not Applicable. ~ Yes. Indicate the expected change. Total Year 2000 flow for community based on existing plan million gallons/day Total 2000 flow for community based on plan amendment million gallons/day 2. If your community discharges to more than one metropolitan interceptor, indicate which interceptor will be affected by the amendment. E. Transportation Will the proposed amendment result in an increase in the trip generation rate(s) for the affected area? X No/Not Applicable. Yes. Describe effect. F. Aviation Will the proposed amendment affect the function of a metropolitan airport or the compatibility of land uses with aircraft noise? No/Not Applicable. Yes. Describe effect. G. Housing Will the proposed amendment affect the community's ability or intent to achieve the long-term goals for low- and moderate-income and modest-cost housing opportunities contained in the existing plan? No/Not Applicable. Yes. Describe effect. III. IMPLEMENTATION PROGRAM , A. Official Controls Will the proposed amendment require a change to zoning, subdivision, on-site sewer ordinances or other official controls9 No/Not Applicable. Yes. Describe effect. LTO12A commercial development is to occur primarily within the three estab- lished shopping centers and surrounding pads on this site and along the 42nd Avenue corridor. The office and restaurant development immediately across Winnetka within the Study Area does relate well in land use and density to the City Center. Development alonq 42nd Avenue North should be rel~e~ to the needs and d~velopment priorities of the City. Due to the commercial amenities offered by 42nd Avenue (access~ visibility~ etc.), commercial businesses may choose to locate along 42nd Avenue. To provide greater development flexibility in the area, a commercial re- zoning trom B-3, Auto Oriented Business District to B-4. Community. Business District would be appropriate. Residential Concerns The existing zoning and land use patterns generally work well to buffer lower density residential areas from the 42nd Avenue development. The higher density housing developments utilize garages, private streets, parking lots and open spaces as buffers from the adjacent railroad, commercial and industrial uses. North of 42nd Avenue along Nevada there are single family homes which border con~nercial properties to the south, are surrounded by higher density developments and show some deterioration. It may be desirable to eventually redevelop these sites also for higher density residential uses. The home located in the northwest corner of Fred Sim's Park is showing similar signs of deterioration and may be considered for acquisition as part of the park. The conditions of the rear yards of the businesses bordering the residential development south of 42nd Avenue also deserves special attention. New Hope Bowl, Broadway Pizza, Grobe's Cafe, Video Movie Rentals, First Line Auto Repair and to a lesser extent Tom Thumb require maintenance and screening behind their buildings to buffer the adjacent residential uses. South of these businesses, the R-3 zoned, mid-density residential development separates the single family homes from the 42nd Avenue commercial sites. Although zoned mid-density, none of the existing developments currently meet the density standards set for R-3 and should be considered for rezoning to R-4. The rezoning would reduce the non-conformity of the existing development, while maintaining a land use appropriate to and compatible with both the 42nd Avenue uses and the single family residential area. Any future redevelopment of sites for similar housing would require the increased density to be cost effective on the smaller lots in this area. 27 Standard five foot sidewalks are currently provided on both sides of 42nd Avenue for pedestiran use. 42nd Avenue is, however, an unpleasant walking environment and portions of the sidewalks are in need of repair. Young bicyclists often ride on the sidewalks as they are unable to compete with vehicular traffic in the streets. Bicycles and pedestrians on the narrow sidewalk are not compatible. Between the street and sidewalks is a strip of rough asphalt paving which has an unfinished appearance and is not suitable for pedestrian use. Under the railroad bridge, this strip disappears and the sidewalk is right along the curb with only five feet of useable right-of-way on either side. This condition limits possibilities for improving the walking environment, but only immediately beneath the bridge. Residential Street Patterns The residential streets in the Study Area have been designed to dis- courage through traffic and to preserve the tranquility of the low density single family neighborhoods. The Hinneapolis, Northfield and Southern Railroad has had a pronounced effect on this street development by limiting the number of streets crossing the tracks. Similarly, few streets are continuous across 42nd Avenue. These patterns, plus the curved residential streets, cul-de-sacs and center block high density housing development have created quiet, safe residential areas. The higher density developments located in the center of the large blocks are-often served by private or dead-ended public streets. The tenants and property managers of these developments seem to prefer to maintain their private streets and thereby limit traffic to residents only. However, direct access from these large developments onto 42nd Avenue adds to the traffic problems by allowing uncontrolled access for a high volume of traffic during peak hours. These access points, as well as the streets and alleys in the commercial areas should be evaluated for use as common entrances, thereby reducing the number of access points and potential accident areas on 42nd Avenue. It may also be possible to abandon under- utilized rights-of-way, returning them to the tax rolls. MARKET CONDITIONS In the Summer of 1985, the City of New Hope conducted a market study to evaluate the commercial development of the City. While certain retail areas provide some retail expansion potential, the overall retail market is somewhat limited. The Market Study outlines retail target areas and planning objectives to promote New Hope as a retail area. These objec- tives include: Creating a common recognizable retail identity for the New Hope City Center through the use of joint advertising, coordinating a cohesive City Center design, promoting the introduction of selected commercial uses into the City Center area. 29 Discourage commercial development on substandard lots which lack sufficient space to accommodate a functional commercial use. Commercial development should be concentrated in the City Center area or along 4zn~ Avenue. The Market Study identified some physical limitations at issue along 42nd Avenue that are described in this report. The implementation of this 42nd Avenue Land Use Concept Plan must consider its impact on local market conditions and its impact on the City Center area. BUILDING AND SITE CONDITIONS Continuity Development between Winnetka and the railroad overpass is generally continuous. The larger lots and buildings, and often landscaped frontage, create an urban character which relates well to the City Center. East of the railroad overpass the development has occurred as smaller projects and is thus less homogeneous in size of lot or structure and in setback from the street. The only actual vacant lot is in the southwest corner of the Nevada and 42nd Avenue intersection. However, the landscaped access road to Oregon Estates as well as the deep setback on Jeff's Print Shop and the large parking areas at Steve's Auto Repair, Paro's Pub and the New Hope Bowl also give the initial appearance of being vacant properties. Building and Site Conditions Inspections of properties within the Study Area raised concern about deterioration and lack of maintenance on a few sites. Several of the 'commercial parking lots located east of the railroad and the area in front of the industrial sites west of the railroad have broken pave- ment, pot holes and weed growth. The vacated Louisiana Avenue right- of-way is in similar condition. The occurence of a small wetland behind the three industrial buildings has created circulation problems and an undefined paved area. The rear yards of the commercial uses between Nevada and Maryland Avenues and the New Hope Bowl also require main- tenance attention. These lots are especially critical as they border and impact residential areas. The structures along 42nd Avenue east of the railroad are generally older and requiring more maintenance attention than those to the west. New Hope Bowl is currently making improvements to the interior and will hopefully follow with attention to the exterior of their build- ing. The Jeff's Print building is a converted single family home. This vacant structure is in need of general maintenance. Three of the single family homes north of the Oregon Estates entrance on Nevada Avenue, as well as the home in the northwest'corner of Fred Sim's Park also show signs of deterioration. These conditions detract from the quality of the surrounding uses. 30 policy plan The 42nd Avenue Improvement Study has been prepared to guide develop- ment through several phases and many years. The Policy Plan when applied with the Physical Improvement Plan and policies and goals established in the City Comprehensive Plan is intended to provide a framework for evaluating development proposals. The following goals and policies were established in conjunction with the New Hope Comprehensive Plan to address in a written format the issues identified in the previous chapter. This plan is an important element in resolv- ing these issues and achieving the goals. Despite the deviations which may occur from the more detailed Physical Plan, the general policies, once established, will remain pertinent. GOALS The following goals provide the focus of the improvements recommended in this study. They address the major issues identified and are aimed toward the general improvement of the living, working and play environ- ments in the 42nd Avenue area. 1. Provide-safe access onto and across 42nd Avenue for motorized vehicles, pedestrians and bicycles. 42nd Avenue as one of the few east-west through streets is of major importance to the surrounding commercial, industrial and resi- dential development. Development must improve the safety of use of this arterial street'for all. Proposed land use, access and streetscaping projects must be evaluated according to the effect they will have on the safe use of 42nd Avenue. To help achieve this goal, access points to commercial and industrial enterprises must be coordinated and limited. Traffic speeds must be controlled to allow greater reaction time in areas with obstructed visibility. Provisions are needed to aid vehicular, bicycle and pedestrian traffic in crossing or gaining access to 42nd Avenue. 2. Promote compatible and complementary land uses. The City has identified several properties alonc~ the 42nd Avenue corridor between Winnetka and Louisiana Avenues which hold zoninq designations which are not reflective of their use. Land use boLh '~ffects and is affected by the local market and 42nd Avenue traffic situations. The 1977 City Comprehensive Plan identified the automobile-oriented commercial strip east of the railroad overpass as an undesirable land use and competition for the City Center. The City is investigatin~ the possibility/ of rezonin~ certain ! properties from B-3, Auto-Oriented Business to B-4, Communil;_y Business. 35 ~9 Cits has identified the need to consolidate some zonin~ districts in this area under one B-4, Communits Business Zoning ~istrict to reduce the number of non-conformin§ uses in the area. In addition to zoning changes, attention must be paid to the existing small lot sizes, need for buffering between commercial and residential uses and improvement of site and building conditions. Nonconformance of developments with regard to off-street parking, provision of garages and density of development must also be addressed. 3. Develop 42nd Avenue in accordance with City Comprehensive Plans. As outlined in the previous goal, the New Hope Comprehensive Plan emphasizes a need to cultivate commercial development into one convenient, comprehensive and aesthetic location. The 1985 Market Study underlines this emphasis, having identified a somewhat limited market for commercial expansion. The location of the 42nd Avenue Study Area in relation to the City Center makes it important for the land use to complement the City Center. 4. y/~nify development and present a positive image as the City of -"~ LNffw Hope. The 42nd Avenue Study Area can be divided at the railroad overpass into two distinct areas. To the west development is commercial and industrial and continuous in use, density and set back from 42nd Avenue. The eastern section has a mixture of commercial, industrial and residential uses, generally smaller in scale and less continuous. Although continuity between the two sections is not proposed, within each of the areas, a more homogeneous land use and street treatment would improve the area's image. Traffic along 42nd Avenue traverses the cities of Robbinsdale, Crystal and New Hope between Highway 100 and Hennepin County 18. New Hope, even with its City Center along 42nd Avenue does not present an identity separate from the other cities. Implementation of a streetscaping project is recon~ended to help unify develop- ment, as well as present a separate positive image. Such a project would include burial of overhead power lines, uniform street lights and improved pedestrian facilities. Improvement should be coor- dinated with similar projects planned for the City Center block. 36 5. Encourage cooperation between public and private agencies in implementation of improvement and development plans. The implementation of the improvements outlined in this study will require acceptance by and cooperation between private enterprises and public agencies over several years. In addition to fostering better understanding between the City and local business persons, the coordination effort will provide a forum for communication within the business community. This communication should foster cohesion within this community and establish a greater pride in the City of New Hope. When relocation and purchase of lands for expanded rights-of-way or redevelopment are necessary, the City of New Hope should investigate and utilize public financing alternatives to assist private interests in achieving such improvements. OBJECTIVES AND POLICY GUIDELINES To help achieve these broad goals a series of policy guidelines has been prepared. The guidelines have been broken down into land use, transportation, administrative action, codes and ordinances and public participation categories. They too are general in nature and intended to guide the evaluation of a variety of development proposals. The policies often overlap somewhat in content and are intended for this reason to be used collectively. No time framework or priority has been assigned to the policies or is implied. PHYSICAL PLANrlING Land Use Objectives The character, quality, intensity of activity and service and trans- portation demands of New Hope are created and shaped by land use and its arrangement. Land use is, therefore, a basic building block for compre- hensive physical planning, development and redevelopment of the 42nd Avenue Study Area. Present and projected market trends in the Study Area have resulted in a need for change in zoning policy. To achieve the goal of compatible and complimentary land uses which follow the development direction out- lined in the City Comprehensive Plan, the following objectives are established: 1. Functionally arranged and compatible land use relationships. 37 6. Piecemeal development of commercial uses shall be prohibited. Unit and coordinated development is the only pattern acceptable. 7. When opportunities arise, existing spot commercial development shall be eliminated or consolidated into more functional and coordinated unit patterns. 8. Visual pollution from signs, utility lines and franchised archi- tecture is to be eliminated through the strict enforcement of City ordinances. 9. Uses identified as necessary or desirable for the 42nd Avenue Area are to be actively pursued, promoted, and assisted by the City. 10. A commercial maintenance code shall be enacted and uniformly enforced to ensure proper upkeep and constant improvement of the 42nd Avenue Area. Industrial 1. Retain existing industrial uses and encourage new industrial development to locate in existing industrial zoned areas. 2. Prohibit penetration of residential neighborhoods by traffic generated by industrial activity. 3. Industrial uses shall be adequately screened and appropriately landscaped and designed according to City standards. 4. An industrial maintenance code shall be enacted and uniformly enforced to ensure proper upkeep and constant improvement of the 42nd Avenue Area. Transportation 0bjecti yes The location of the City of New Hope as a suburban community in the Twin Cities metro region makes transportation an issue of primary importance. 42nd Avenue provides convenient access to and between major metropolitan expressways. The volume of traffic on 42nd Avenue only underlines the importance of the automobile and of 42nd Avenue as a throughfare. The conflict of the slower neighborhood traffic merging with the fast through traffic along 42nd Avenue has created the high accident rates. Separation is difficult because of the lack of east-west railroad crossings. The proximity of 42nd Avenue neighbor- hoods to the City Center shopping facilities justifies the separate safe development for other, especially non-motorized modes of trans- portation. Taking into account these needs and situations, the follow- ing objectives reflect the results to be produced within the 42nd Avenue Study Area. 1. A comprehensive system approach to transportation, giving due attention to all modes and related facilities. 41 development framework The Improvement Plan is a graphic portrayal of application of the Policy Plan established in the last chapter. This plan addresses the issues raised through the inventory and analysis of the Study Area. The changes shown on the plan are intended to occur in phases over time as financially feasible. This Development Framework is submitted as a concept addressing current issues and anticipated feasible change. Because unforeseeable physical and circumstantial changes are expected, the plan is only a concept and must be applied with the Policy Plan in evaluating proposed development. Combination of the improvement and policy plans provide the comprehensive guidelines toward achievement of the goals established in this study and the City Comprehensive Plan. Throughout the inventory and analysis of the existing conditions and market trends, transportation and land use have evolved as the pri- mary improvement issues. This portion of the chapter will outline the general improvements proposed in land use and circulation, their interdependencies and ramifications. Further improvements will then be presented on a section by section basis in greater detail. PROPOSED LAND USE The proposed Land Use Plan portrays the maintenance of the land use as existing along 42nd Avenue. The 1985 Market Study supports some re- location of the commercial businesses into the City Center to avoid competiton between areas. The major development market identified by the 1985 Market Study is mid to high density housing. The City's objective~ however~ is to achieve a cohesive land use pattern that is compatible with residential and industrial land use. In this reqard, 'the plan promotes co~ercial and high density residential land uses for the redevelopment along 42nd Avenue. It is expected that change will occur over an extended period of time with the phasing and options addressed in the implementation chapter of this plan. Development priority will be evaluated on compatibility of the existing uses with surrounding land uses, willingness of business owners to relocate or redevelop and the necessity for lot combination of small lots to allow for more economically feasible development. Specific instances are addressed further in the subarea plans. The abandonment of portions of city streets occurs in three areas in the plan. Wherever abandonment occurs, it is assumed that right-of-way is split between the adjoining land owners. The two hundred feet of Maryland Avenue right-of-way is split between the Nevada Apartments (Wendy Jane Terrace) and New Hope Bowl. The dead-ended portion of 41st Avenue, which connects to the vacated Louisiana alley can also be vacated. Unfortunately, the right-of-way is only sixty feet wide, 57 Probl ems: - off-set intersection - visibility of intersection obscurred - uncontrolled access to 42nd Avenue, streets and curb cuts - inadequate parking for Reel Video and Grobe's Cafe - strip commercial development competing with City Center - Some apartment housing exceeds density standards - maintenance and buffering needed on some commercial lots - small lots difficult for redevelopment - major apartment complex has direct uncontrolled access to 42n~ Opportuni ti es: - Paro's Pub, Reel Video and All Star Sports have expressed interest in relocating - Steve's Auto Repair is transitional use with redevelopment intended - two vacant lots open for development - Jeff's Print and former gas station on southwest corner of Nevada intersection - interest has been expressed by adjacent higher density housing development management in expansion Proposed Improvements The"opening section of this chapter outlined the general changes in land use. This is the section proposed in commercla~ and ottlce uses and hi§her density residential land use as redevelopment alterantlves to existinq conditions. The plan shows a very long range proposal for land use. The change is expected to occur in phases with the plan representing an optimal situation. The proposed realignment of Nevada Avenue to create a safer intersec- tion will have a great deal of impact on further development in this area. Throughout preparation of this study, alternative realignment schemes were explored. From a disruption, economic and land use perspective the plan shows the most desirable option. The alignment is moved only on the north side of 42nd Avenue, requiring acquisition of two lots to amass the 200 feet of 60 foot right-of-way necessary for a smooth transition and stacking space at 42nd Avenue. The former gas station site now being used by Steve'$ Auto Repair is pro- posed by the owners for redevelopment at some time in the near future. Although the proposed Nevada Avenue right-of-way would reduce the size of the remaining lot by about half, the Jeff's Print site is currently vacant and could presumably be combined to create one larger lot from the two small parcels without adversely affecting development potential of that site. If combined with the Oregon Estates front- age and eventually the lots occupied by the office building and small machine shop, this site can be more efficiently developed for additional housing units. The single family residence north of Steve's Auto would need to be relocated to accommodate the realignment. 71 The Paro's Pub site would benefit from the realignment with approxi- mately 60 feet added to the west boundary. This addition and Paro's interest in relocation opens a second large lot for redevelopment. The--p¥b-X~i~ft~-~o-the-C'ft]/-Ce~-[er-f-~-n-~--h~rgh level of activity make this a consTd~-bl-e--sh-t~--fo-r--cd~e-r~a---1---~e-~elopment. South of 42nd Aven~e, Ail Star Sports has expressed an interest in relocating closer to the Oity Center and Reel Video has plans to move out within the coming,months. The All Star Sports lot can be combin.ed with the vacant service station lot to support a commercial use. Grobe's Cafe is interested in expanding into the Reel Video space which would reduce the number of uses in that small complex, providing extra parking spaces for the cafe. Eventually, the First Line Engine Repair and adjacent office building lots could also be combined for redevelopment. There are two other possible options for the realignment of Nevada Avenue. The curve could instead be made on the south side of 42nd Avenue or made less drastic by realigning both north and south as illustrated in the following diagrams. Realignment on the south, whether totally or partially, would necessitate the relocation of Vickers, probably west across Nevada to the currently vacant service station lot which would be expanded somewhat by vacation of the existing right-of-way. The relocation has both positive and negative ramifications. Although site circulation problems for Vikers and parking problems for Grobe's Cafe could be corrected, the commercial area would again include the block between Nevada and Oregon. The All Star Sports lot alone is too small for feasible multi-family residential development and would probably need to remain commercial with the strip pattern of development remaining. Economic considera- tions include the disruption of Vickers which had expressed no interest in relocating or remodeling. The realignment of both north and south would require City acquisition costs of the Steve's Auto, Vickers and vacant lots, however, the reduced curve would create a be~ter alignment. After the intersection has been corrected, the City can request a traffic study on 42nd Avenue from the Hennepin County Department of Transportation. Then while the properties adjacent to the inter- section are disrupted, acquisition of additional right-of-way for left turn lanes could be easily accomplished. The turn lanes are proposed as a measure to avoid recreation of existing Quebec inter- section conditions and accident rates. The Nevada intersection has many of the same visibility problems as Quebec and would be encoun'tered first by the traffic from the east which has built up speed from Douglas Avenue, making it difficult to stop for slowed or stopping traffic. It is proposed that an 80 foot right-of-way be assembled for the con- struction of the left turn lane at Nevada Avenue. This would pre- scribe the additional purchase of five feet of right-of-way from the commercial blocks south of 42nd Avenue on either side of Nevada. ~lore than five feet of right-of-way is not required from these establish- ments, as on-site parking conditions are already critical and would only be compounded by any additional loss. The redevelopment proposed 72 for the properties north of 42nd Avenue allows the flexibility to acquire the additional needed right-of-way before uses become established. Nine feet would be purchased from the east half of the Oregon Estates frontage through the Paro's site. The 80 feet allows for sixty feet of driving area - four through lanes with one left turn lane and ten feet of pedestrian useable area on either side. The use of the ten feet will be addressed in more detail in the next chapter. The assumption is made that erection of a signal light at the Nevada intersection can be warranted by the county study and approved by the state. Hennepin County has been aware of the problems in this area since the 1976 preparation of the New Hope Comprehensive Plan. At that time, traffic volume on Nevada Avenue was not sufficient to warrant installation of a signal before'which realignment woUld have been mandatory. As a result, no improvement plans were made. Current traffic volume also does not warrant the light, however, the develop- ment of additional commercial or high density housing and relocation of the Oregon Estates access from 42nd Avenue to Nevada should sufficiently increase that volume. As such, the erection of a singal light is proposed as a viable and desirable option. The turn lanes could be installed without the signal light, however, such treatment only minimally addresses the existing traffic problems. The signal will stop traffic before reaching Quebec Avenue, thereby regulating traffic speeds through the entire 42nd Avenue Study Area. In addition, the light allows safe, controlled access for residents off of and onto 42nd Avenue. Pedestrian and bicyclists needs will also be served by the installation of a safe crossing near the bus sto~, restaurants and convenience store. Opportunity for automobile traffic to access local businesses not located at the intersection is enhanced by the timing of the signal lights. In addition to controlling the Nevada intersection, it is proposed that curb cuts be reduced in number along 42nd Avenue in this area. With the development of multi-family residential units, it is possible to eliminate many of the commercial access points. It is also recom- mended that residential traffic not be allowed direct access onto 42nd Avenue, but instead be directed to the controlled Nevada inter- section. Direct access from 42nd Avenue to Tom Thumb, Grobe's Cafe and the Vickers Station could also be eliminated with circulation between parking areas developed for internal throughfare between Nevada and ~laryland. The cramped parking conditions will be eased somewhat by the reduction from four uses to three and with the lots better organized to accommodate through circulation. Similarly, the All Star Sports site, the owners of which are interested in relocating within the City Center block, can be combined with the vacant gas station site for development of additional housing units. The curb cut on 42nd Avenue could thus be eliminated with access provided pri- marily on Nevada Avenue. This policy would eliminate many of the un- controlled access and potential accident points along this section of 42nd Avenue. 74 4. The 1985 City__C~enter/42nd Avenue Market Study recommended that commercial uses be concentrated in the near City Center area. This study__e_n_c_o~.r_a__ges the area of 42nd Avenue east of the railroad _tr__acks to devel_o_p_ with commercial or high density residential uses ._to increase the available market and to complement the City c~nt'er as a community commercial focal point. To implement the City's redevelopment projects, the City will have to utilize a number of financing and planning instruments: · Community Development Block Grant (CDBG). New Hope is an entitlement City for CDBG funds in 1986 and shall receive approximately $136,000. These funds can be utilized at the City's discretion to assist in community planning, redevelopment or improvement projects. . · Capital Improvement Plan. This plan is a budgeting device to identify and prioritize needed community capital improvements. Through the process of capital improvement planning, the City is able to budget for needed improvements each year. · Tax Increment Financing (TIF). The major financing tool in the area redevelopment is anticipated to be tax increment financing. '~ax increment financing will be utilized to finance land acquisi- tion, resident relocation, building demolition or relocation, site improvements and City capital improvements involved in the City's redevelopment efforts. Due to the scale of redevelopment being proposed in the Land Use. Plan, it is recommended that the City establish a redevelop- ment district that includes the entire 42nd Avenue Study Area and the adjacent City Center area. This will allow the City to collect tax increments from any new development in this area and target it at redevelopment priorities. Collecting tax increment revenues from a larger redevelopment district will reduce the need for higher density residential development in the redevelop- ment areas. · Private Sector Assistance. The redevelopment policies of this report emphasize the use of local private interests to assist in redevelopment efforts. Interviews with property owners indicated some interest in cooperative relocation and some interest in multiple family development. The redesign of the Quebec Avenue Intersection to provide left turn lanes. The construction of the fifth traffic lane will require acquisi- tion of additional right-of-way. The cost of land acquisition and street construction are expenses that are shared between the City and the County on a 50/50 basis. The cost of the street improvement should be budgeted for in the City's Five Year Capital Improvement Plan. While TIF monies generated in the redevelopment district could be targeted at this street improvement, these funds may be more appropriately used in other redevelopment efforts. Two other street improvements could be considered first phase improvements. These include putting a cul-de-sac at the end of 44th Avenue and the vacation of Maryland. The provision of a cul-de-sac at 44th Avenue is seen as necessary to provide convenient access and egress to and from this area for City maintenance and emergency vehicles. This improvement should be included in the City's Capital Improvement Plan. ':The vacation of Maryland Avenue should occur in conjunction with the realignment of Nevada Avenue. This street vacation will channel traffic from south of 41st Avenue over to Nevada Avenue when accessing 42nd Avenue. The demolition of the street is a cost that the City would incur. Reclamation of the land should be a cost shared with the adjacent property owners. :FUTURE PLANS The Land Use Plan prop_o}es that the commercial uses between Nevada Avenue and the railroad tracks and the single family land uses along ._N~ad~"-b6--redev61 ~.P~ ~f~]~o_mmun i~y bus i ness or mu l ~i'p~f~-i~ y ~s'es. The existing commercial use in this area is located on small lots lacking sufficient area to accommodate the use. Most of the commercial uses are nonconforming with the current zoning regulations. Single family homes are surrounded by high density development with some homes showing signs of structural deterioration. From a land use pe~6pective~_ commercial and multiple family development in this area is appropriate as it is compatible with the existing development, its ~'~TO-~--t6-42~-A~~-~l~ ~i 1 i tare ~ood access, and wi i 1 improve --'th~da] retail mar-l<~t. '87 OPTION 5: This option includes all of the land west of Nevada and the single family lot in the northeast corner of Fred Sim's Park. Land Area: 224,225 ~quare feet - 5.15 acres Land Cost to 10 Year Bonding Term 15 Year Bonding Term the Developer Total Units Units/Acre Total Units Units/Acre $0 land cost 399 77 304 59 $1,200/unit 314 61 241 47 $2,000/ un i t 188 37 145 28 The single family homes along Nevada north of Oregon Estates' eastern driveway show signs of structural deterioration and poor site maintenance. The development of these sites may be a higher priority than homes to the south. Due to the expanding development district, the densities required in Option 5 is similar to Option 4. As in the case of the first phase density projection, the density pro- jections for the various options are "ball park" estimates.with a possible error factor of plus or minus 10 units. The projections are intended for planning purposes only, and more detailed analysis must be performed to determine the feasibility of the tax increment project when development is pending. Other areas have been identified for redevelopment, however, no densities have been projected at this time. The areas are not seen as a priority area unless a redevelopment opportunity presents itself. 1. The single family lots along the west side of Nevada Avenue are proposed to be redeveloped into high density residential uses. The high density use would be consistent with the redevelopment area to the west and the existing New ~lope development to the east. 2. Paro's Pub. This site has been controversial in regard to licensing requests and policing concerns. The owner indicated some concern with the area's traffic problems and expressed a willingness to re- locate to the City Center area. The redevelopment of this site is proposed to be high density residential or commercial development. Due to 'the high'~cquisition and relocation costs involved in re- developing this site, tax increment financing funds from outside the site will have to be utilized. 3. The vacant gas station site and the All Star Sports site on the southwest corner of the Nevada Avenue/42nd Avenue intersection. Due to the size of the sites, it is recommended that these lots be combined for redevelopment in order to sustain development in quality design. The owner of All Star Sports expressed a willing- ness to relocate his business to a freestanding pad near the City Center. All Star Sports is a high value structure and as such the redevelopment cost will be substantial. Redevelopment of the individual site will not provide sufficient tax increment to fully support the proposed redevelopment. Funds from other areas of the redevelopment district will be required to finance this project. 4. The two sites abutting the railroad containing 1st Line Automotive Repair and a small office building. These sites are currently over-utilized and are incompatible with the residential areas to the south. Due to the size and location of the sites, however, it is not anticipated that this area will be redeveloped in the near future. The aforementioned projections provide some indication as to what will be required to redevelop the various option areas. In each case, the projected densities exceeded the existing densities and those permitted in the R-4 zoning district. To assist in the redevelopment efforts, the City of New Hope may have to provide for some increase in the permitted density in this area. In order l;o minimize the required density, the following recommendations should be considered: 1. Create a redevelopment district that encompasses both the 42nd Avenue Study Area and the City Center to allow for a larger area to generate redevelopment funds. 2. Utilize a tax increment bonding period of 15 years or greater to allow for a longer period of tax increment collection. 3. Sell the land acquired by the City to the interested developer. The land sale can be at a price below market rate and still provide some funds to recoup City investment. 4. Encourage private-investment in redevelopment efforts. 5. Utilize local development interests such as Oregon Estates to allow the required development to be interspersed over the entire Oregon Estate site. 6. The City may consider using a portion of Fred Sim's Park for develop- ment. This alternative would not require any land acquisition and minimal site preparation. Whether or not this alternative is chosen, the balance of Fred Sim's Park should be improved to provide useable open space for the surrounding high density area. 92 _ Affected by Amendment 42m avenue north legend ' ~ T'~ E.~ _.~ industrial ~'ll ~d-h~gh densi~ res~denda] __ ~ single family residential 40th a..~ north I .. 42nd avenue improvement study PROPOSED LAND USE c n°rtnweS[ ~ assooated ~ orth o~,,~.,~ new hope, minnesota o mo, eoo, 400, 58 which would create a nonconforming residential lot as it exists, so it has been split between the New Hope Bowl and single family lots. 44th Avenue off of Winnetka could also be restructured as a cul-de- sac instead of dead-ending to the south and east. This small portion of land is divided between the two single family lots and Northumberland Place Apartments. The latter two abandonments do not involve major changes in circulation or land use, but are necessary parcels held in public ownership. PROPOSED ZONING Along with the changes proposed in land use comes the necessity of neking complementary changes in zoning. Between the railroad over- pass and Winnetka Avenue, existing uses are viable and appropriate. Land use transitions are made with compatible uses or are adequately buffered, thus avoiding major conflicts. Proposed zonin§ changes occur north and south of 42nd Avenue, flankin.~ the street corridor. The B-3, Automobile-Oriented Commercial Zones are recommended {6r change to to accommodate the proposed change'"in land use to c6mmunity businesses. This leSsens the nonconform'~ty, While providing for compatible land uses and would make development on adjoining properties more economically feasible. The apartments fronting on Oregon Avenue will remain non- conforming as garage stalls are not provided for residents on the site. Although the single family homes along Nevada north of 42nd Avenue are also shown as rezoned to R-4, higher density development is not imminent. The homes south of 43rd Avenue are maintained in good condition and not in need of improvement at this time, while the homes north of 43rd Avenue across from Fred Sim's Park are older, smaller and needing some main- tenance. From a maintenance perspective, these homes may be considered for redevelopment before the homes to the south. Then eventually, the expansion of higher density developments around these homes and the realignment of Nevada increasing the traffic at the Nevada, 42nd Avenue intersection may increase the feasibility for the redevelopment of these lots into higher density housing. PROPOSED CIRCULATION Several major changes are proposed for 42nd Avenue through the Study Area. The accident counts and concern expressed by local residents, property and business owners have helped shape the recommendations made. Conversations with the Hennepin County Department of Trans- portation about the problems on 42nd Avenue (County State Aid Highway #9) underline the need for a traffic study in this area. Before the County will consider signal lights, turn lanes or any other major improvements for the Nevada Avenue area, the offset intersection must be corrected and then a traffic study made. This plan was prepared assuming that improvements will be justified by the County study and shows the necessary recommended realignment of Nevada Avenue. 59 45th avenue north h' I~n~ ~:~:~. ~1~..... ~.:.-.-.-..... ~ R-~ Single Family Residential ~::~ ~ R-4 High Density Residential ~~j ~:~:~:~ R-O Residential-Office ~~ ~¢~ B-4 Community Business ~~ ~1111 I-1 Limited Industrial 4ct a,en.e norm ~ I-2 General Industrial 42nd avenue improvement study PROPOSED ZONING as..~:x3ate~ ~ orth COrlsul[c~n[s. inc ~' new hope, minnesota0 100,200, 400, 6n