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HomeMy WebLinkAbout04-29-1996 WS SPECIAL ECONOMIC DEVELOPMENT AUTHORITY WORK SESSION AGENDA MONDAY, APRIL 29, 1996 • 6.00 P.M. 1. Discussion Regarding Prioritization of Highway 10 Properties 2. Architect's Agreement on Bel-Rae Development 3. Perhaps the EDA Members could inform the Council- members when they see them if they plan on attending the Mayaquest Celebration on Wednesday, May 1. The Councilmembers will report the number attending to the Clerk-Administrator. 4. Any other business that comes before the EDA. CITY OF OUNDS Phone: (612)784-3055 •-...11111(EW Fax: (612)784-3462 ere,. s • Partne<s�" Mounds View _ MEMO Council \ EDA To: Mounds View City Council/EDA From: Cathy Bennett, Economic Development Coordinator Subject: April 29, 1996 Special Meeting . Date: April 24, 1996 Attached for your review is the Proposed Highway 10 Redevelopment Plan and corresponding • map that was prepared by the Highway 10 Subcommittee approximately one year ago. We will use this plan as a guideline for discussing priorities along the corridor. At the suggestion of Roger Williams,I will give a short overview regarding each development sector at the beginning of the meeting. In addition;I have attached a schedule that was developed to help the City evaluate the use of excess tax increment funds. At any given time, the cumulative balance can not be zero. This schedule changes with every new tax increment agreement. The Midwest I.V. projections are not included in the balance of any excess increment as they would not come on line until 1997. In case there is an issue that the Council/EDA may want to discuss regarding the Bel-Rae or Wetland acquisition we have included the discussion of other items when we posted the meeting. • VIIIMTED WITH2401 Highway 10• Mounds View, MN 55112-1499 SOYINK IDD%reeve Paper Equal Opprotunity Employer • HIGHWAY 10 CORRIDOR DRAFT PROPOSED REDEVELOPMENT PLAN INTRODUCTION The Highway 10 Corridor Proposal is presented by the highway 10 subcommittee consisting of the following: • Peg Mountin - Economic Development Commission • Gary Stevenson - Planning Commission • Pam Star- Parks & Recreation Commission • Staff: Cathy Bennett, Paul Harrington, Mary Saarion The Highway 10 Committee was directed to present options for the development of the Highway 10 Corridor in Mounds View. The first step in this process was to review how other communities addressed corridor redevelopment. This enabled the committee to take the best strategies from each plan and apply them to Mounds View. The following corridor plans were reviewed. In addition, the committee took a bus tour of several community corridors. • Cedar Avenue -Apple Valley • Highway 13 - Burnsville • Highway 5 - Chanhassen • University Ave - Columbia Heights - • • Edinborough/Centennial Lakes - Edina • Highway 3 - Hopkins • Old Highway 8 - New Brighton • County Road E -Vadnais Heights • Highway 61 -White Bear Lake • There were threecommon-eleme ntea each.redevelopment;planthat were revealed by the committee. • Each plan containedTspecificc"designated areas,:of evelopment. Those areas of development addressed land use, zoning, landscaping, environmental engineering and how the area fit into the entire corridor plan. • The other common element, with the exception of Apple Valley, was thatthey weredeveloped,with the assistance of_an outside consultant who specializes in, corridoranddowntown redevelopmentplans:ans =community consensus-r, building. • The final element is that redevelopment is a very slow, costly and risky process that takes strong local leadership=-In addition, there is usually strong resistance to•change and not everyone will agree with any plan since there are significant impacts to residents, businesses and traffic. Each City stressed the importance of remembering to keep focused on the big picture! • • The following is the first attempt at structuring sections of development for the corridor. It made sense to include the section of Mounds View which is along Old Highway 8 in the corridor plan. This section often gets mistaken for New Brighton and it is a very important part of the City that needs attention. 1. iPraOf:4rif—A TUR/NGrB /NESFPAR ` The section is along old highway 8 but has a significant impact on Highway 10, therefore it is proposed to include it in the redevelopment plan. Currently, section one contains an iid` tcil afor over 12 businesses. In addition the section includes the Towns Edge Manufactured Home Park, 2-3 single family homes and the Skyline Motel. The section is bordered by New Brighton to the south, I-35W to the east, New Brighton Regional Park to the west and County Road H to the north. Section one is ideai fo the eXpansrot ,of`Moundslife csuu o4tlt tete atbas �There is Interstate exposure and easy access to I-35W from both Highway 10 and 95. Mounds View's commercial land is almost entirely developed. There have been many occasions that companies relocate out of the City for the sole reason that there is not enough large lots in.thearea. ThregailaiiefillarertAticad for manufacturing operations-that-are medium't0 light in nature' There are several businesses in the Mounds View business park that may be relocating because they only need a Class B facility for their operations. This section could • provide for this type of use. In addition, conversion to commercial use follows New Brighton's development from the south which consists almost entirely of industrial space for use by manufacturing and trucking companies that require some outside storage. The section would be easily buffered from designated residential neighborhoods in Mounds View. 2. 'PEGREATIONAL=FAaLFI/ES"'=G lUArTVPROPERTY.',WETLAN©Su This section of the community includes the area surrounding Rice Creek, which is a part of the Rice Creek Chain of Lakes Regional Trail Corridor. Ramsey County has jurisdiction of the land. Future plans include the development of a Trailhead for canoeing Rice Creek. The canoe corridor will begin in Centerville and continue through Mounds View to the Mississippi River. This Regional Parks and Recreation trail corridor wilt provide facilitiesfor:fishing,-canoeing,,hiking and wildlife:observation activities: The trails will connect Anoka and Ramsey County Open Spaces, Long Lake Regional Park in New Brighton and Locke Park in Fridley. Because of it's regional appeal, it is predicted that this recreational facility will generate visitor traffic from users especially from the northern metropolitan suburbs. These visitors can be expected to patronize fast food and restaurants, gas stations, and convenience stores. Old Highway 8 is scheduled for improvements according to Ramsey County's plan. This would be an excellent road for an off-street bicycle trail system • connecting residents to the Regional Trail Corridor from a County Road H off- street trail. When Old Highway 8 is improved, an off-street bicycle trail should be considered. This section is recommended per the TAG plan. • 3. tr717Z7VTRANCEI Section three is the first area that a visitor would see if coming off of Interstate 35W. This section should leave a lasting impression on the first time visitor to Mounds View as well as the frequent commuter. In addition, residents can feel good about coming home when they enter the community through the entrance. it is suggested to have a monument sign constructed in this section with quality landscaping as a welcome to the entrance of Mounds View. This area e10IIttisito aneTnationS, astfoodi i`e ach• n i n[en stores entei tali ie 1 t lutist aric€.iauernight. oda tis. The area would be ideal for a major hotel\conference facility due to its convenience and exposure on Interstate 35W. When fully redeveloped the area will tie in nicely with the section 2 recreational area and would draw visitors from farther distances due to the accessibility of accommodations and facilities all in one close proximity. 4. RFGT N- BllSfNFSWEI ER Section four consists of Mounds View's Business Park which houses various litnitecl~Thaeiufacfuring warehouse andfdistributiorTfacilitiesThe 90+ acre corporate business park has a reputation as being visibly pleasing, beautifully • landscaped and centrally located. The majority of the businesses distribute their carpQtatAn9c uct to iQ airt:and intern atiot llyy These businesses provide employment for overieffelitin Cities residents. Of those employees, 8% are from Mounds View with the majority coming from all over the metro area, Chisago County, lsante County and even Western Wisconsin. The business park is currently 90% developed. One remaining parcel is slated for a 118,000 sq.ft building. The remaining land is designated for expansion of existing businesses such as Multi-Tech and C.G. Hill. 5. sguS%NES.5 SUPPORF'Center Section five is designated as the service center for tip business park`and, surrounding commerciareas. This includes an office complex d al. evelopment housing professional service companies, restaurants, convenience store and car wash. There is at least one vacant lot, zoned commercial, which could accommodate an office building. In addition, there are four single family homes which encompass the entire corner of Woodale and Highway 10. Since commuter traffic is moving at such a high speed in this area and there are no designated turn lanes onto their properties, residential living is not conducive to the development. Everest Development currently owns each end house and has been trying to negotiate a reasonable sale price for the remaining properties for commercial development. When developing this section, care needs to be taken to property buffer the residential neighborhood on Jeffrey Drive and Greenfield Avenue. • 6. NIEVIUM- t DEN§WRES/DENT_IALM4 This small section of the Highway 10 corridor is residential and is recommended ae eii it1, `6sidentiatb These properties do not have direct access to Highway 10. The homes do not face Highway 10 but instead have side properties adjacent to the Highway corridor. It is recommended to add a dense layer of landscaping along the houses that are visible from Highway 10 to buffer it from the traffic. As the entire Highway 10 Corridor developed as planned this section should be a aAte as to its fit with the surrounding develpments. 7. COQ-s =i _.4Q 1®C!T R oFFI -:CoM' '44 This is the largest section of undeveloped land along Highway 10 and special care needs to be taken to ensure proper and best useof,�tha property. It is recommended to attract a corporate-headquarters facility or office;connpte) to the site which would be developed in a caln ptr settfti -i Beeping its natural, wooded atmosphere. There are 24.26 acres in this section. It is estimated that 14.35 of the total acreage is buildable since there is a very large wetland area to the west of the property. The property is owned by an elderly women who wants to ensure that she receives proper compensation for the land. She too would like to see the property developed with the utmost care to keep it as a natural campus type setting incorporating hiking and biking trails for pubic use. • 8. CITI(`CENTER. a. Cit a'7 -a a�`C m riuntiV cent r This area of the Highway 10 corridor is the center of the City-thus City Center. There is no coincidence that this is the location of the City Hall Administration Building which also houses the Police Station. Included on the grounds of City Hall is City Hall Community Park which includes an adult ballfield, youth ballfield, picnicking facilities, twin sand court volleyball courts, soccer field, and pre- school playground equipment. City Hall Park is the location of the annual Festival In the Park, a City celebration. Also located on City Hall Park is a wellhouse, water tower water reservoir and Public Works building. Across the street from City Hall Park, including the facilities previously mentioned, is the Bel Rae Ballroom and adjoining undeveloped property. The Bel Rae building is a one story large building. It has a large parking lot and is very accessible to the Highway 10 corridor. The Bel Rae is also very accessible to neighborhoods of Mounds View. The property abutting the Bel Rae is mostly wetland, but it does abut Highway 10 corridor. The owners of the property have been unable to develop the property due to the small amount of buildable space. The owners of both of these properties are willing to sell. b. -local'Commercial Services, • Located directly in the heart of the Community, section eight (b) - commonly referred to as "City Center" - provides the residents of Mounds View a wide • varlet-11.p f retail services' a two existing shopping malls on the north and south sides of Highway 10. The malls, Silver View Plaza and Mounds View Square, provide the residents of the Community with conveniently available retail services and shops. In addition to serving a local clientele, the malls benefit from their location on Highway 10 and its high number of commuters. However, despite the high traffic numbers, the section suffers somewhat from the lack of adequate access on and off of Highway 10. Experience has shown that commuter traffic is less likely to utilize the services provided by the two malls because of the difficulty in quickly and safely exiting Highway 10. City efforts in this district should focus on attracting additional quality retail services to the two malls, improving the somewhat difficult traffic circulation patterns surrounding the area and, increasing the visibility of the signage for the malls. 9. IIXEL E2 WEiOPMEN74 Located immediately west of City Center, section nine currently consists of two very distinct uses located on either side of Highway 10. On the.south side of Highway.10, development includes a recently completed 83=inirsenioahousing conip[exfast food restaurants and retail and service outlets. The north side of 10 is primarily devoted to multi family housing units. The sections' proximity to City Center lends itself to an integration of the two districts into one "supersection" servicing all retail and service needs in the community. City • influence on the area will be most directly felt on the riiiittaide of Highway 10 as any long range development of the section will require decisions to be made on the future of the aforementioned munfami[y"'[iousirig.units, On the south side of Highway 10, development,of.anwoffice building to house medicalprovs e, c1en idderta eye;generaC.practitioners) should be given strong consideration. With the development of the senior housing project, the need for these services will only increase. Of the parcels remaining undeveloped in the south half of the section, a large portion are delineated City wetland and present a significant constraint on the ability to develop the area enmasse. When considering developing this area, particular attention should be paid to preservation and maintenance of these existing wetlands as they provide both aesthetic and functional amenities to the Community. 10. LOCAL COMMERCIAL BUSINESS- Section USINESSSection ten, beginning with the properties immediately west of Silver Lake Road, starts the gradual move from commercial type land,usesto thatof medium and low densityresidentiah; The section includes a number of properties which are legal non-conforming in relation to the established zoning districts. In particular, properties zoned B-3, Highway Commercial are currently being utilized as residential along the south side of Highway 10. • The City has an opportunity to redefine the area somewhat in that commercial properties and possibilities do exist. Any development of this area should include adequate buffering - either natural or man-made to minimize the • impacts felt by the surrounding residential neighborhood. Specific land uses should be those that provide needed community services. As with all properties along Highway 10, attraction of commuter traffic as potential customers should be given high priority. 11. Q/CI 2O DENSITYREE1DENTIAL Section eleven, located along the westernmost edge of the Community, presents a unique challenge in development due to its geographical proximity to the City of Spring Lake Park. A significant amount of land within the limits of Spring Lake Park impacts the character of the section on the south side of Highway 10. This encroachment directly affects the development of the properties north of 10 in that Spring Lake Parks' plans for development of their property may take a different direction than that of Mounds View. Rete"r ecce opmen s in the section ave focused on residential projects: On the south side of Highway 10, ai2Z-Unittoviinhômè development was recently approved and is nearing completion. To the north, development of a`1Z-lnt, single fan%iL'home subdivision will begin in early summer of 1995. 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