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HomeMy WebLinkAbout03-20-2013 PLANNING COMMISSION REGULAR MEETING AGENDA March 20, 2013 -- 7:00 P.M. 1. Call to Order 2. Roll Call 3. Approval of Minutes: January 2, 2013 4. Citizens Requests and Comments Relating to Planning and Zoning Issues Not Already on the Agenda. (Before speaking, please give your full name and address for the record.) 5. Planning Cases A. VR2013-001 Variance for a Second Driveway and Curb Cut Address: 7900 Greenfield Avenue Applicant: Colvert & Theresa People 6. Other Planning Activity A. City Code Amendment for Cargo Containers B. County Road 10 Corridor Discussion 7. Next Planning Commission Meetings: A. April 1, 2013 – Joint Meeting with the City Council at the Council Worksession B. April 3, 2013 C. April 17, 2013 8. Adjourn to Agenda Session AGENDA SESSION 1. Review Minutes: a. February 6, 2013 2. Staff Reports a. Upcoming Planning Cases 3. Chairperson and Planning Commissioners’ Reports 4. Meeting Conclusion PROCEEDINGS OF THE MOUNDS VIEW PLANNING COMMISSION CITY OF MOUNDS VIEW RAMSEY COUNTY, MINNESOTA Regular Meeting February 6, 2013 Mounds View City Hall 2401 Highway 10, Mounds View, MN 55112 ______________________________________________________________________________ 1. Call to Order The meeting was called to order by Chair Stevenson at 7:00 p.m. for February 6, 2013. ______________________________________________________________________________ 2. Roll Call Members Present: Commissioners Elofson, Miller, Rundle, Schiltgen, Stevenson and Smith. Absent and Excused: Commissioner Carvelli-Yu. Also Present: Planning Associate Heidi Heller. ______________________________________________________________________________ Index to Minutes Page Approval of Minutes 1 Review Planning Commission Bylaws 2 Discuss City Code Amendment for Accessory Buildings 2 _____________________________________________________________________________ 3. Approval of Minutes December 5, 2012. MOTION/SECOND: Commissioner Schiltgen/Commissioner Smith. To approve the Minutes of the December 5, 2012 regular Planning Commission meeting as slightly amended. Ayes – 6 Nays – 0 Motion carried. ______________________________________________________________________________ Mounds View Planning Commission February 6, 2013 Regular Meeting Page 2 ________________________________________________________________________ 4. Citizens Requests and Comments on Items Not on the Agenda None. ______________________________________________________________________________ 5. Planning Cases None. ______________________________________________________________________________ 6. Other Planning Activity A. Review Planning Commission Bylaws Planning Associate Heller explained the Planning Commission’s Bylaws state that the Commission shall review and approve the Bylaws on an annual basis. MOTION/SECOND: Chair Stevenson/Commissioner Rundle. To Adopt the Planning Commission Bylaws. Ayes – 6 Nays – 0 Motion carried. B. Discuss City Code Amendment for Accessory Buildings Planning Associate Heller noted this was a continued discussion from the January 2nd Planning Commission meeting. At that time, the Commission agreed with staff that shipping containers are not appropriate as a permanent use in residential districts, but felt that there are situations where these, or other portable storage containers, could be allowed temporarily, such as moving or for construction projects. Associate Heller reviewed several ordinances from other cities with the Commission noting many cities are adding regulations for storage containers. Staff supports allowing the containers for short periods of time, but not for long term or permanent storage. Staff also recommended not allowing the existing shipping containers in the City to remain as non-conforming. She suggested property owners be given a certain amount of time to remove the container. Associate Heller requested the Commission discuss the code amendment in further detail and provide staff with direction on how to proceed. The Commission reviewed the definition of a cargo container in detail. Chair Stevenson questioned if the City currently had a time limit for temporary storage containers, such as PODS. Mounds View Planning Commission February 6, 2013 Regular Meeting Page 3 ________________________________________________________________________ Associate Heller indicated the City did not have an established timeline, but any that the City sees are monitored by Code Enforcement Officer Anderson. She suggested a maximum time limit be set within the code amendment. Staff did not feel it was necessary to create a permitting process for temporary container units. She recommended storage containers be allowed on a temporary basis on a hard surface for 120 or 180 days. The Commission agreed with this recommendation and suggested allowing them for up to 180 days. Commissioner Rundle expressed concern that companies were now renovating cargo storage containers, adding windows and doors. He wanted to be assured that the new code would not allow this to be a permitted storage shed. Associate Heller stated the language could address the renovation of the cargo containers. Commissioner Smith was in favor of allowing renovated containers so long as they were properly remodeled to appear like a typical storage shed with a peaked rook, with doors and windows. She then asked if the containers had to be located on an improved surface. Associate Heller stated that is what staff was recommending. Commissioner Schiltgen questioned if other cities in Minnesota were experiencing the same concerns. Associate Heller stated this was a growing concern everywhere as cargo containers are more available and an alternative for storage buildings that people assume are long lasting and maintenance free. Chair Stevenson recommended the current cargo containers in the residential zoning district the City be removed and not allowed to be grandfathered in as non-conforming uses. Associate Heller indicated the City would allow them 180 days to remove the units from their property before action would be taken against them. Commissioner Smith requested the code language state that temporary cargo containers could not be stacked and that no utilities be run to them. Associate Heller thanked the Commission for their input. She noted she would put together an ordinance based on the suggestions received for the Commission to review at a future meeting. _____________________________________________________________________________ 7. Next Planning Commission Meeting: A. February 20, 2013 B. March 6, 2013 ______________________________________________________________________________ Mounds View Planning Commission February 6, 2013 Regular Meeting Page 4 ________________________________________________________________________ 8. Adjournment to Agenda Session There being no further business before the Planning Commission, Chair Stevenson adjourned the meeting at 7:30 p.m. ______________________________________________________________________________ (The meeting immediately adjourned to the Agenda Session) Respectfully submitted, Heidi Heller Planning Associate Transcribed by: Heidi Guenther TimeSaver Off Site Secretarial, Inc. Item No: 5A Meeting Date: March 20, 2013 Type of Business: Public Hearing City of Mounds View Staff Report To: Mounds View Planning Commission From: Heidi Heller, Planning Associate Item Title/Subject: Consideration of a Variance to allow a 2nd Driveway to Remain at 7900 Greenfield Avenue; Planning Case VR2013-001 Introduction: The applicants, Colvert and Theresa People, property owners of 7900 Greenfield Avenue are requesting a variance to be able to keep a second driveway that has existed since 1994. The City Code allows R-1,single family, zoned properties to only have one curb cut/driveway without a variance. The applicants are applying for the variance now because Hillview Road will be reconstructed this year and they didn’t want to lose their second driveway. The City is attempting to bring driveway curb cuts into compliance as much as possible during the street reconstruction projects. Discussion: 7900 Greenfield Avenue is a corner lot with a detached garage and driveway, and a second driveway and curb cut. Both driveways access Hillview Road. In 1994, the former owners applied for a variance in order to construct a second driveway that lead up to the back of the house because of health and mobility difficulties. The detached garage is a distance away from the house which is why the second driveway was wanted. The Planning Commission approved the variance with the condition that this second driveway be removed 10 years after the variance approval or upon the sale of the property. It is now almost 19 years later, the house was sold to the applicants in 2002, and the second driveway still exists. The applicants were not told of these conditions when they purchased the house, and one of the selling points for them was this second driveway because Theresa also has mobility difficulties. The Zoning Code states that the Planning Commission may issue a variance to provide relief to the landowner in those cases where the Code imposes practical difficulties to the property owner in the use of the property owner’s land. This is true for all variance requests. State statutes require that the governing body review a set of specified criteria for each application and make its decision in accordance with these criteria. These criteria are set forth in Section 1125.02, Subdivision 2, of the City Code. A variance may be granted only in the event that all of the following circumstances exist: a. The variance is in harmony with the general purposes and intent of these regulations. The City Code limits the amount of curb cuts and driveways for aesthetics and for safety by having less vehicle entry points onto a street. 7900 Greenfield Variance Report March 20, 2013 Page 2 b. The variance is consistent with the Comprehensive Plan. The Comprehensive Plan supports improvements to properties to meet the livability needs of residents, such as accessibility. c. The applicant proposes to use the property in a reasonable manner not permitted by this Title or the City Code. The applicants are asking for the second driveway to remain as it has been for many years. One of the property owners has mobility difficulties and uses the second driveway most often because it is close to the house. There is a detached garage and driveway at the rear corner of the property, much further from the house than the second driveway. d. Unique circumstances apply to the property which do not apply to other properties in the same zone or vicinity and result from lot size or shape, topography or other circumstances over which the owner of the property since the enactment of this Title has had no control. The unique circumstances do not result from the actions of the applicant. The unique circumstance is that a variance for this second driveway was approved in 1994, but with a condition that the driveway could exist for only 10 years. The previous property owner did not remove the driveway before selling the property. The applicants purchased the property with two driveways installed, and have done nothing to change or alter what was there. e. The variance does not alter the essential character of the neighborhood. This driveway has been the same for 19 years, so there will be no change to the existing character of the neighborhood. f. The variance requested is the minimum variance which would alleviate the practical difficulties. Economic conditions alone do not constitute practical difficulties. The variance for a second driveway is the minimum variance needed since that is what currently exists. g. The Planning Commission may impose such conditions upon the premises benefited by a variance as may be necessary to comply with the standards established by this Title or to reduce or minimize the effect of such variance upon other properties in the neighborhood, and to better carry out the intent of the variance. The condition must be directly related to and must bear a rough proportionality to the impact created by the variance. 7900 Greenfield Variance Report March 20, 2013 Page 3 Public Hearing: As with any requested variance, this application requires a public hearing. Staff mailed notices to all property owners within 350 feet of the applicant’s property and a notice was published in the Sun Focus newspaper on Thursday, March 7, 2013. Staff has not received any comments as of March 15, 2013. Recommendation: Staff recommends holding the public hearing and taking testimony from staff, the applicant and the public. The Commission may take one of the following actions related to the request: 1. Approve the variance as requested. Resolution 975-13 is attached for action if the Commission so chooses. 2. Deny the requested variance. The Commission should direct staff to draft resolutions of denial with findings appropriate to support the denial. 3. Table the request. If the Planning Commission needs more information before making a decision or if they decide there is a need for more discussion, the Commission can simply move to table the request until such information has been provided. Respectfully Submitted By, Heidi Heller Planning Associate Attachments: 1. Zoning Map 2. Aerial Photo 3. 1994 Variance Approval Resolution 4. Statement from Applicant 5. Resolution 975-13 ZONING MAP * Properties not indicated with a designation are zoned R-1, Single Family Residential N Aerial View Hillview Road 2nd Driveway Detached garage Greenfield Ave House N 1994 Variance Approval Resolution Statement from Applicant MOUNDS VIEW PLANNING COMMISSION RESOLUTION NO. 975-13 CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION APPROVING A VARIANCE FOR A SECOND DRIVEWAY TO REMAIN AT 7900 GREENFIELD AVENUE; PLANNING CASE VR2013-001 WHEREAS, the applicants, Colvert and Theresa People, property owners of 7900 Greenfield Avenue, have applied for a variance to allow the existing second driveway to remain indefinitely; and, WHEREAS, 7900 Greenfield Avenue is zoned R-1, Single Family Residential, and is legally described as follows: Pinewood Terrace No. 5, Lot 11, Block 15, Ramsey County, Minnesota PIN 05-30-23-31-0051 WHEREAS, the Mounds View Planning Commission has reviewed the following documents regarding this proposal: 1. Zoning Map 2. Aerial View 3. Statement from Applicant 4. Staff Report WHEREAS, the purpose of the variance provision in the Zoning Code is to give relief to property owners when the strict enforcement of the zoning code requirements restricts the improvement of property due to practical difficulties brought about by unique or extraordinary features of the physical property that are beyond the property owner’s control; and, WHEREAS, the Planning Commission held a duly-noticed public hearing regarding this request on March 20, 2013; and, WHEREAS, according to Section 1125.02, Subdivision 2 of the Mounds View Municipal Code, the Planning Commission is to review a standard set of criteria, of which all must be satisfied, in order to grant a variance to the Zoning Code. NOW, THEREFORE, BE IT RESOLVED, the Mounds View Planning Commission finds that the criteria as identified in Section 1125.02, Subdivision 2 of the Mounds View Municipal Code are satisfied and finds there to be sufficient practical difficulty with regard to the property located at 7900 Greenfield Avenue, and makes the following findings of fact related to its decision: Resolution 975-13 Page 2 1. The general intent of the Zoning Code regarding a limit on the amount of driveways and curb cuts is for aesthetics and for safety by reducing the number of vehicle entry points onto a street. 2. The variance could be consistent with the Comprehensive Plan in that keeping the second driveway allows the property to better fit the home owners physical needs. 3. The applicants are requesting this variance because the second driveway has existed for many years and one of the property owners has mobility difficulties and uses this second driveway regularly since it is much closer to the house than the garage. 4. The unique feature of this property is that a variance was approved for this second driveway to be installed initially for the previous owner’s health reasons, but had the unusual condition of a time limit. The current residents want to keep the second driveway for their health and mobility difficulties. 5. The second driveway has been in the same location for many years, so there will be no change to the existing character of the neighborhood. 6. The variance to allow the second driveway is the minimum variance required since that is what currently exists. 7. The Planning Commission may impose conditions upon the premises as may be necessary to comply with city standards and to minimize the effect of such variance upon other properties in the neighborhood. NOW, THEREFORE, BE IT FINALLY RESOLVED, the Mounds View Planning Commission, based upon the above findings, approves the variance request of Colvert and Theresa People, property owners of 7900 Greenfield Avenue, to allow the second driveway to remain indefinitely. Adopted this 20th day of March, 2013. _________________________________ Gary Stevenson, Chair ATTEST: __________________________________ James Ericson, City Administrator (SEAL) Item No: 6A Meeting Date: March 20, 2013 Type of Business: Other Planning Activity City of Mounds View Staff Report To: Planning Commission From: Heidi Heller, Planning Associate Item Title/Subject: Discuss Proposed Code Amendment for Accessory Buildings – Shipping Containers Introduction: Community Development staff is often asked by residents what styles or types of “buildings” or materials are allowed to be used as accessory buildings. The zoning code specifies a few types of materials that are not allowed (such as tubular and canvas structures) and states that the exterior must be weather resistant and there must be a slope to the roof, but not much more. City staff has recently discovered a couple of residential properties in the City that are using cargo shipping containers as sheds. Staff does not feel that this type of industrial structure is appropriate in a residential district, and suggested that the Planning Commission consider adding language to the zoning code that would not allow these to be used as storage buildings. Discussion: At the January 2, 2013 Planning Commission meeting, the Commission agreed with staff that shipping containers are not appropriate as a permanent use in residential districts, but felt that there are situations where these, or other types of portable storage containers (such as PODS), could be allowed temporarily. Construction projects or moving are the primary reasons that a resident would have a temporary need for a storage container. At the February 6, 2013 Planning Commission meeting, the Commission and staff reviewed several ordinance examples from other cities, and the Commission gave staff feedback on what regulations they would like to see in an ordinance. The Commission supported allowing the containers for short periods of time, but not for permanent use, and also recommends not allowing the existing cargo containers in the City to remain as non-conforming. Staff reviewed this code amendment with the City Council at the March 4, 2013 Worksession, and the Council is supportive of moving forward with this amendment. Recommendation: Staff has put together an ordinance adding regulations for cargo containers in to the City Code for the Commission to review. Respectfully submitted. Heidi Heller Planning Associate Attachments: 1. Proposed Ordinance PROPOSED ORDINANCE NO. XXX AN ORDINANCE AMENDING THE CITY CODE CHAPTER 11XX REGULATING THE USE OF CARGO CONTAINERS IN THE CITY The City of Mounds View ordains: SECTION 1. The City Council of the City of Mounds View hereby amends Chapter 1100, Section 11XX of the Mounds View City Code pertaining to “Cargo Containers.” 1102.02 Definitions: Subd. XX CARGO CONTAINER: An article of transport equipment which falls info any of the following categories: a. Originally, specifically or formerly designed for or used in the parking, shipping, movement, transportation or storage of freight, articles, goods or commodities; and/or b. Designed for or capable of being (1) mounted or moved on a rail car, or (2) mounted on a chassis or bogie for movement by a truck trailer, or (3) loaded on to a ship; and/or c. A prefabricated metal structure designed for use as an individual shipping container or a metal structure designed and built for use as an enclosed truck trailer. Subd. XX PERMANENT: Means a period of time that exceeds six (6) months. Subd. XX TEMPORARY: Means a period of time that does not exceed six (6) months. 11XX CARGO CONTAINERS Subd. 1. Permitted Locations and Prohibitions a. Cargo containers may not be placed, stored or used permanently on property zoned for residential use. b. Cargo containers may be placed, stored or used for temporary storage on property zoned for residential use. Each residential property may use only one cargo container at a time. Subd. 2. The following standards shall apply to all cargo containers: a. Cargo Containers shall not be stacked on one another. b. Cargo containers shall not be used for human habitation or commercial purposes, and shall not be provided with refrigeration, heating, electricity or plumbing. c. Refuse and debris shall not be stored in, against, on or under the cargo container. d. The cargo container may not occupy any required off-street parking spaces or loading/unloading areas or fire lanes in any district. e. The cargo container shall not block, obstruct, or reduce in any manner any required exits, windows, vent shafts, parking spaces, and/or access driveways. f. The cargo container shall be placed on an asphalt or concrete surface and be located a minimum of fifteen (15) feet from the edge of the street. Ordinance XXX Page 2 g. The cargo container shall be structurally sound, stable, and in good repair. Any cargo container that becomes unsound, unstable or otherwise dangerous shall be immediately repaired or removed from the property. The City shall provide notice to the owner of the property where the cargo container is located of any condition in violation of this section. After notice to the property owner, any cargo container stored or kept in such a manner deemed a dangerous condition and a public nuisance as determined by the City may be immediately removed by the City. Any cost or expense associated with the removal shall be the responsibility of the property owner where the cargo container is located. 11XX Current Violations – Time to Comply Cargo containers located on residential property prior to the effective date of this ordinance are considered illegal. All property owners within the City shall have 6 months from the effective date of this ordinance to bring the properties, which currently contain cargo containers or accessory storage structures that are in violation of the terms of this Chapter, into full compliance with the provisions of this Chapter. 1106.03 (this is existing language – the underlined is proposed additional wording) Subd. 1. Accessory Buildings: A building originally constructed for use as an accessory building for the storage of materials and equipment accessory to a primary use located on the property. Accessory buildings, which for these purposes shall include garages, tool houses, carports, sheds and similar buildings for storage of domestic supply and noncommercial recreational equipment, whether attached or detached. (Ord. 664, 8-14-00) Item No: 6B Meeting Date: March 20, 2013 Type of Business: Other Planning Activity City of Mounds View Staff Report To: Planning Commission From: Heidi Heller, Planning Associate Item Title/Subject: County Road 10 Corridor Discussion In 2012, the City Council started talking about various ways to improve the County Road 10 corridor - everything from landscaping to renaming the road to Northtown Boulevard. Mounds View banners were hung on the trail light poles around City Hall last spring as a first step toward beautification, and other landscaping ideas are being discussed. The corridor is the City Council’s priority this year and they are asking the Planning Commission to start the process of reviewing the Zoning Code in regards to redevelopment. They are also interested in updating the Code to embraced sustainable and green building and technologies (e.g. windmills, turbines, solar energy, etc.). The Council wants to discuss the consideration of creating a “Corridor Overlay Zoning District” to better promote and accommodate redevelopment along County Road 10. A few of the objectives for the overlay district would be to reduce front building setbacks, require parking in the rear, encourage vertical development and mixed uses, consider density bonuses and reductions in parking counts, promotion of creative stormwater management, etc. Please try to watch the video that I previously emailed a link to – “Land Matters: Reinventing Main Street.” The Council and staff have watched this video, and while we remain realistic as to what’s possible, the City Council is motivated to do what they can to affect positive change in the City. I have included a redevelopment study that the City had done in 2006 for the “Premium Stop” area (south side of County Road 10 from County Road H2 to Woodale). The City purchased the small parcel at 2390 County Road 10 that had a deteriorated Premium Stop gas station, and demolished the buildings in order to make the parcel more attractive for redevelopment. The City then hired a planning firm (DSU/Bonestroo) to do a market review and provide redevelopment ideas for the area surrounding the gas station parcel since the entire block was available for redevelopment. This study is for a specific area, but ideas and strategies from the study and market overview can be used all along the corridor. The section of the Redevelopment Study starting on page 16, Implementation Strategy, talks about creating overlay districts. The Planning Commission is invited to the Monday, April 1st City Council Worksession to have a joint discussion about the future of the County Road 10 Corridor. Sincerely, Heidi Heller Planning Associate Attachments: 1. Premium Stop Redevelopment Area Study – December 2006 2. Market Overview – October 2006 1 Premium Stop Redevelopment Area Study City of Mounds View City of Mounds View December 2006 Prepared for: City of Mounds View Community Development Authority Prepared by: DSU/ Bonestroo Premium Stop Redevelopment Area Study with Market Research Attachment Premium Stop Redevelopment Area Study 2 City of Mounds View INTRODUCTION This technical memorandum signals the completion of the research and analysis and redevelopment concept development stages of the Premium Stop Redevelopment Area project. The purpose of this memorandum is to summarize and document the process that has been completed to date. The document begins with a Background section that provides basic information about the project site. This section includes information about both the physical characteristics of the site and its surroundings, and information regarding its comprehensive plan and zoning designation. Also included in the report are: • Description of the physical redevelopment of the Premium Stop Area. • Summary of goals and objectives. 3 Premium Stop Redevelopment Area Study City of Mounds View BACKGROUND Study Area The Premium Stop Redevelopment Area is a series of parcels combined to create a 12.3 acre project area located along County Road 10 in the City of Mounds View. This project area is generally bordered on the northeast by County Road 10, the south west by a combination by O’Connell Drive, the west by Edgewood Drive, and the south by Woodale Drive. The site is surrounded by single family residential neighborhoods on the southwest and by commercial development along County Road 10. The site currently contains a variety of commercial and residential uses including the two restaurants, a car wash and single family homes. Along County Road 10, the City is currently engaged in a trail improvement project which will have some impact on the proposed Premium Stop Redevelopment Area. Some of the improvements proposed along County Road 10 include; a new 10’ multi-use trail, seating areas, bicycle racks, wayfinding signs and markers, landscaping, stormwater management areas and City monumentation. Existing Site Premium Stop Redevelopment Area Study 4 City of Mounds View SUMMARY OF SITE ANALYSIS Site Zoning and Data The current 12.3 acre Premium Stop Redevelopment Area is guided as business and zoned as B-3 – Highway Business according to the City of Mounds View’s Zoning ordinance. The site is divided into four distinct areas: a) The upper portion of the site at the intersection of County Road H2 and County Road 10 with existing commercial uses, including the City owned and recently removed Premium Stop Gas Station; b) The middle portion located along County Road 10 with the Car wash and vacent parcel; c) And the lower portion of the site along County Road 10 with existing single family homes and numerous existing trees. d) The City currently owns the former Premium Stop Gas station site which is 1.159 acres and has approximately 518 lin. feet of frontage along County Road 10. Enlargement of EDA owned parcel Existing Site Zoning 5 Premium Stop Redevelopment Area Study City of Mounds View Development Pattern Conventional Suburban Development Pattern Very much like residential areas within close proximity to this site, the development pattern of the Premium Stop Redevelopment Area is consistent with suburban trends. As with most suburban commercial areas, the existing site is characterized by widely spaced buildings set back and isolated from the street in order to accommodate highly visible parking lots. Since land uses are compartmentalized, residents are forced to make most trips by car. As a result, streets and signs have been designed to accommodate the automobile, creating a cluttered environment lacking a distinct sense of place that is not very pedestrian friendly. The ultimate challenge for a suburban environment is to balance the functional needs of vehicles with those of pedestrians, to create a sense of personal safety and comfort while also nurturing a memorable image. The challenge for this particular site also involves defining a focus to the area, reducing clutter, and fostering a sense of community pride. Traditional Community Development Pattern Older, more traditional development patterns include more closely spaced buildings that collectively shape the street corridors and create a more compact, pedestrian-friendly environment. This is the basic development pattern that the City of Mounds View desires for this project which has been articulated as a redevelopment goal. Existing Site Development Pattern Premium Stop Redevelopment Area Study 6 City of Mounds View Site Ownership The 12.3 acre Premium Stop Redevelopment Area currently has twelve different property owners, including the City of Mounds View Economic Development Authority which owns approximately 1.16 acres of land within the site at the intersection of County Road 10 and County Road H2. The significant number of different property owners has created a non-unified site and has directly resulted in the existing uncoordinated conventional development pattern. In addition, the ownership patterns contribute to the challenge of redeveloping the site. A more unified ownership of the site would contribute to improving site access and circulation as well as creating a more compatible and cohesive development pattern for the redevelopment of the site. Existing Site Uses Existing Site Ownership 7 Premium Stop Redevelopment Area Study City of Mounds View Site Access and Circulation The Premium Stop Redevelopment Area is located along County Road 10, which is the main northwest to southeast vehicular corridor in the City of Mounds View. Each of the individual properties along County Road 10 has a private driveway creating potential pedestrian/ vehicular conflicts. Current access into the project area is limited to right-in and right-out only. Full access to the redevelopment site occurs at the intersection of Edgewood Drive and County Road H2. Future access to the redevelopment project site will be as limited as currently exists with the opportunity to consolidate driveways and remove some altogether. The internal circulation on the redevelopment project site is defined by a series of residential streets with limited pedestrain sidewalks. The existing bicycle and pedestrian network adjacent to the redevelopment site will be enhanced with the creation of a multi-use trails along the entire lenght of County Road 10 within the City limits. The City has expressed a desire to enhance the pedestrian connection between the redevelopment project site and the adjacent single family residential neighborhoods to County Road 10. Existing Site Access and Circulation Premium Stop Redevelopment Area Study 8 City of Mounds View Goal #4 Use the urban design elements to create a streetscape system that emphasizes a sense of human scale and balance between pedestrian and automobile space along County Road 10 and within the development. Enhance pedestrian connections from the redevelopment site to the County Road 10 corridor and to adjacent residential neighborhoods. Goal #5 Require new development to provide adequate and appropriately screened off-street parking. Redevelopment Master Plan The Premium Stop Redevelopment Area plan envisions the creation of a compact, walkable commercial node with a mix of retail, office and housing. The development will connect to community amenities along County Road 10 as well as existing adjacent neighborhoods, local parks and new multi-use trail, neighborhood schools in the City, all while providing a pedestrian friendly environment. The master plan proposes a development that will be tied together by a new multi-use trail along County Road 10 as well as a series of new pedestrian connections providing access to the redevelopment site and creating a backbone for internal circulation. The proposed commercial properties that front County Road 10 will define the edge of the corridor and provide necessary services to the neighborhood and community as a whole. The commercial uses will be backed by a series of shared surface parking lots that will serve as parking for the commercial and office uses, as well as provide overflow public parking during events and weekends. The proposed housing within the redevelopment project site will include housing that blends with the traditional surrounding neighborhoods providing affordable options for current residents and free up housing for new residents. As a direct result of conversations with City staff, a set of draft goals was created for the Premium Stop Gas Station Area Redevelopment Plana and are listed below: Goal #1 Achieve an appropriate development project that includes business, residential and mixed uses along County Road 10. The business/ commercial uses should frame the intersections and buffer the residential uses from the impacts of County Road 10. The development should also be based on real market conditions and achievable market strategies. Goal #2 Require the development to reflect and reinforce the positive and strong architectural elements that represent the desired character and image of the community. The development should also be designed in a manner to be compatible with adjacent developments. Goal #3 Extend the urban design elements and amenities found along the proposed County Road 10 multi-use trail, demonstrating consistency and compatibility with the existing improvements found along the County Road 10 corridor and visually connecting the site to its surroundings. 9 Premium Stop Redevelopment Area Study City of Mounds View Premium Stop Redevelopment Area Concept A Short Term Short-Term: • Commercial infill – 1 commercial space with a total of 5,000sf located on the old Premium Stop Gas Station site – Building one story in height – Potential drive-thru opportunity – Front yard outdoor dining spaces – Potential users - Office for local services with good visibility to County Road 10 • New shared parking lot – 26 shared parking stalls located behind the buildings that front County Road 10 – Landscaped islands and parking lot edges to screen the parking • Existing Japanese restaurant to remain (however, facade improvements are recommended) – Parking to be reconfigured to create shared parking opportunities – Access maintained from Greenfield Avenue • Streetscape improvements • Maintain single access drive located along County Road 10 (right-in and right-out only) • Shared parking lot located on site • Pedestrian connection from single family neighborhood to County Road 10 Premium Stop Redevelopment Area Study 10 City of Mounds View Premium Stop Redevelopment Area Concept B Short Term Short-Term: • New Mixed-Use infill - Commercial and Office – Add 1 commercial space with a total of 10,000sf at the corner of County Road 10 and County Road H2 – Building two story in height – Front yard outdoor dining spaces – Requires the cooperation and easements with adjacent Japanese restaurant • New shared parking lot – 86 shared parking stalls located behind the buildings that front County Road 10 – Reconfigured parking lot with two driveway access to Greenfield Ave – Landscaped islands and parking lot edges to screen the parking • Existing Japanese restaurant to remain (however, facade improvements are recommended) – Parking to be reconfigured to create shared parking opportunities – Access maintained from Greenfield Avenue through shared parking • Streetscape improvements • New access drive located along County Road 10 (right-in and right-out only) • Shared parking lot located on site • Pedestrian connection from single family neighborhood to County Road 10 11 Premium Stop Redevelopment Area Study City of Mounds View Premium Stop Redevelopment Area Concept C - 1 Mid Term Mid -Term: • Expand Commercial infill – Expand current commercial infill along County Road 10 to 8,000sf – Building remains 1 story in height – Relocate Japanese Restaurant into this expanded building space – 84 shared parking stalls located behind the buildings that front County Road 10 – Reconfigured parking lot with two driveway access to Greenfield Ave – Landscaped islands and parking lot edges to screen the parking – Requires redevelopment of the Sports Bar site • New Senior Condo infill – 40 total units – Building three stories in height – Underground parking – Parking to be reconfigured to create shared parking opportunities – Access maintained from Greenfield Avenue • New Townhome infill – 13 total units – Building two stories in height, with rear garage entries • Streetscape improvements • Public park with connections to residential neighborhoods and County Road 10 Premium Stop Redevelopment Area Study 12 City of Mounds View Premium Stop Redevelopment Area Concept C - 2 Mid Term Mid -Term: • New Commercial infill – 5,000 total sf – Building one story in height – Parking to be reconfigured to create shared parking opportunities – Access maintained to County Road 10 – Requires the redevelopment of the Sports Bar, Japanese Restaurant and Car Wash sites. • New shared parking lot – 40 shared parking stalls located behind the building that front County Road 10 – Landscaped islands and parking lot edges to screen the parking • Streetscape improvements • Pedestrian connection from single family neighborhood to County Road 10 13 Premium Stop Redevelopment Area Study City of Mounds View Long -Term: • New Mixed-Use infill - Commercial and Office – Add 1 commercial space with a total of 10,000sf – Building two story in height – Reconfigured parking lot with 93 shared parking stalls – Staged redevelopment of remaining parcels along County Road 10 • New Condo/ Apartment infill – 60 total units – Building three stories in height – Underground parking with 41 surface parking stalls – Access to Woodale Drive • New Townhome infill – 20 total units – Building two stories in height, with rear garage entries • Streetscape improvements Premium Stop Redevelopment Area Concept D - 1 Long Term Premium Stop Redevelopment Area Study 14 City of Mounds View Premium Stop Redevelopment Area Concept D - 2 Long Term Long -Term: • New Corporate Office infill – 60,000 sf in two buildings – Buildings each 2 stories in height – 190 parking stalls located behind the buildings that front County Road 10 – Driveway access to Woodale Drive – Landscaped islands and parking lot edges to screen the parking • Streetscape improvements • Pedestrian connections through campus from single family neighborhood to County Road 10 • On-site stormwater management • Maintain existing trees 15 Premium Stop Redevelopment Area Study City of Mounds View Premium Stop Redevelopment Area Concept E Long Term Alternative Long -Term: • New Mixed Use infill – 5 New buildings (Both Mixed-Use and Residential) – Buildings each 2 stories in height – All buildings would require underground parking – 200 total parking stalls located behind the buildings that front County Road 10 – Requires closure of Greenfield Ave at County Road H2 – Requires extension of O’ Connell Drive to Edgewood Drive – Greenfield Ave would terminate at O’ Connell Drive and pedestrian promenade would connect out to intersection of County Roads 10 and H2. – New road connection Jeffery Drive to County Road 10 – 24 total infill Townhomes shown – Landscaped islands and parking lot edges to screen the parking • Streetscape improvements • Pedestrian connections through project site from single family neighborhood to County Road 10 • On-site stormwater management • Maintain existing trees Premium Stop Redevelopment Area Study 16 City of Mounds View Commercial Development The desired outcome for the commercial development on the Premium Stop Redevelopment Area is to maintain and improve the commercial area as a vital retail and service location along County Road 10. The main objectives for the commercial development are as follows: 1. Identify and recruit business types that will be successful in this location and support land use densities and values that make redevelopment financially feasible. This may require authorization of some Redevelopment Project Staging The redevelopment master plan for the Premium Stop Redevelopment Area has been designed in a way to be phased in over time as parcels located in the redevelopment site become available. The master plan has been defined as short-, mid- and long-term redevelopment potential, which will allow the plan to be flexible and redevelopment to occur regardless of which parcels become available for development. In addition, the master plan will allow for existing buildings to remain as part of the overall redevelopment of the Premium Stop Redevelopment site as long as these buildings were altered in their location and their exterior appearance to be in keeping with the site plan and design guidelines articulated in the master plan. Implementation Strategy: Planned Unit Development Overlay District To accomplish the goals of the Premium Stop Redevelopment Study, the city will consider an overlay zoning district that would provide standards and procedures beyond what is contained in the zoning ordinance for the underlying districts along the Highway 10 corridor. This Planned Unit Development Overlay District, to be developed in detail by city staff and consultants in conjunction with the Planning Commission and City Council, could include the following: 1) All projects on property within a certain defined area along the corridor - perhaps 300 feet from the right- of-way, or another distance to be determined - would be approved only upon application for a planned unit development (PUD) in accordance with the standards for PUDs in the Mounds View zoning code, the additional standards of the overlay district, and the goals of the corridor study. 2) The uses allowed within the overlay will include all permitted, conditional, and accessory uses in the underlying district, plus other uses integrated into the project, upon a finding by the City Council that such uses within the overall project further the goals of the corridor study. Specifically, mixed use projects, integrating retail, office, and residential uses both horizontally and vertically will be encouraged. 3) Site planning standards within the overlay district will include requirements for building placement close to the street, parking to the side and rear, maintenance of a street edge by means of a fence, railing, or hedge, and screening of loading areas and trash receptacles from view of public streets, the front yard of neighboring properties, and adjacent residential areas. Setbacks within the overlay district will be modified from the standards in the underlying district to encourage this building placement through the use of build-to lines, reduced or zero side setbacks where appropriate, and other considerations to implement the overall intent of the corridor study. 4) Architectural standards within the overlay district will be more rigorous than in the underlying district, including increased use of durable building materials such as brick, stone, and glass, and reduced use or prohibition of wood, sheet metal, and plain concrete block 17 Premium Stop Redevelopment Area Study City of Mounds View Architectural and Site Design Guidelines Site architecture has the most significant impact on site character. Buildings define edges and spaces, establish a level of quality, and serve as inherent destinations for pedestrians moving adjacent to and through the site. They must therefore be well designed, relate to surrounding uses and utilize high quality materials. The Premium Stop Redevelopment Area will benefit from architecture that is consistent in quality and relates to adjacent buildings throughout the County Road 10 corridor. The proposed new buildings will be located along County Road 10 and should employ high quality materials such as stone, brick, and masonry with metal, can- vas and stone accents. Basic Architectural Principles and Overall Site Character: • Define spaces with buildings, not with parking lots. • Create a “Downtown” character on the site that will reinforce a pedestrian friendly environment through the site location of buildings close to the property lines, use of high quality building materials and building façade articulation. • Create building facades and entrances that are interesting and inviting. • Accomplish a level of consistency between commercial, office and residential buildings through similar detailing, materials, other building materials and context. flexibility from the current zoning standards related to setbacks, density, parking, open space and building height. 2. Strive to retain existing local businesses when possible, or to relocate them into places that will allow them to continue to contribute to the prosperity of the community. Identify and support the location of businesses that will contribute to the drawing power of the redevelopment site. 3. Implement strategies to reduce parking requirements, including reduced parking ratios, creation of private/ public shared parking, and trails/sidewalks. Residential Development The desired outcome for the residential development within the Premium Stop Redevelopment Area is to provide the City of Mounds View a series of new housing options that currently do not exist within the community that relate in character and scale to the adjacent neighborhoods. The main objectives for the residential development are as follows: 1. Provide additional housing alternatives in close proximity to the County Road 10 that will fill a need in the current housing market. 2. Successfully integrate the new housing into the surrounding older established neighborhoods. 3. Require high quality community design and construction standards. Premium Stop Redevelopment Area Study 18 City of Mounds View Commercial Buildings The new commercial buildings proposed on the Premium Stop Redevelopment Area site should be designed to be consistent in character with adjacent uses. Design elements of the buildings should include: • Create dual (front and rear) building facades and well defined entrances that are interesting and inviting, allowing people to access the businesses from the street or parking lot. Utilize covered entrances and window canopies to reinforce a pedestrian scale. • Columnar forms at key building corners. • Variety in building planes both vertically and horizontally. • Utilize high quality materials, including stone, brick, decorative masonry units, prudent use of EIFS (Exterior Insulation and Finish Systems), and a variety of ornamental metals. • Commercial buildings should maximize frontage along County Road 10 and should be 1 to 2 stories tall to create a desired character along County Road 10 and to frame the site. • Setbacks for the commercial buildings should be 5’ to 10’ max. for buildings without outdoor dining components and 15’ to 20’ max. for buildings with a outdoor dining component. Existing commercial buildings that may remain within the redevelopment project area must be compatible with the master plan for the overall site. This will require existing buildings to undergo exterior architectural renovations that would result in an exterior image consistent with newly constructed commercial buildings in the area. The architectural elements described for new commercial buildings should be used as a guide to retrofitting existing buildings. 19 Premium Stop Redevelopment Area Study City of Mounds View Residential Buildings The new residential buildings on the Premium Stop Redevelopment Area site should be designed to communicate a high quality living experience for all income levels and be consistent in character with single family uses. The design should include visual interest throughout, with special attention paid to street and sidewalk frontages. Design elements of the buildings should include: • Well defined entrances with creative use of colorful materials and texture. • Unique detailing that reinforces the character and image of adjacent neighborhoods. • Buildings should utilize compatible high quality materials and design that relates to and reinforces the character of adjacent neighborhoods. These materials should include stone, brick, decorative masonry units, and a variety of ornamental metals. • Setbacks for the residential buildings should be 15’ to 20’ minimum from public sidewalk. Building heights should be no more than two stories. Premium Stop Redevelopment Area Study 20 City of Mounds View Pedestrian and Bicycle Network Integral to the function of the Premium Stop Redevelopment Area is the creation of an integrated system of pedestrian linkages. All streets in the site will accommodate pedestrian movement either with sidewalks or trails. In addition, pedestrian connections to adjacent neighborhoods and commercial areas will be enhanced with decorative crosswalk treatments, signs, and landscape improvements. In addition to the improved pedestrian connections, a new multi-use trail adjacent to the Premium Stop Redevelopment Area has been proposed within the public R.O.W. (right of way) of County Road 10. TECHNICAL MEMO – MARKET OVERVIEW DATE: October 24, 2006 TO: City of Mounds View, Minnesota Jim Ericson, Director of Community Development FROM: Jay Demma, DSU/Bonestroo RE: Market Overview INTRODUCTION This memorandum focuses on the market conditions for residential and commercial development in the City of Mounds View along a stretch of County Road 10 from Edgewood Drive and County Road H2 to Woodale Drive. The analysis explores existing demographic conditions and trends and the potential derived from the expansion of nearby Medtronic and the redevelopment of TCAAP in adjacent Arden Hills. STRUCTURE OF THIS MEMO This memo contains the following sections: • Community Assets Related to Development/Redevelopment; • Critical Growth Issues; • Impact of Community Assets and Growth Trends on Redevelopment Potential for County Road 10. COMMUNITY ASSETS RELATED TO DEVELOPMENT/REDEVELOPMENT The City of Mounds View holds many highly-marketable qualities. Its central location, stable neighborhoods, and an increasing concentration of highly-skilled employment pique the interest of prospective residents, businesses and developers. Due to limited reserves of developable land, however, new construction of residential or commercial properties has been extremely limited over the past decade. Through the targeting of strategic undeveloped or under developed sites, the City has a unique opportunity to expand its residential and commercial base in order to capture some of the ongoing and renewed energy being created along the Interstate 35W corridor. This section of the report explains the City’s strategic community assets and describes how these assets strategically enhance County Road 10’s redevelopment potential while underscoring the market challenges for some types of development. Specifically, we discuss the City’s location, the location of the subject site, the residential base, and institutional/commercial strengths. Market Overview Page 2 County Road 10 Redevelopment Study October 24, 2006 Location Mounds View is located approximately nine miles northeast of Downtown Minneapolis and 11 miles northwest of Downtown St. Paul. Mounds View enjoys numerous locational advantages. The City is situated in close proximity to transportation networks, major employment centers, colleges and universities, regional shopping centers and numerous recreation spots. Under consideration for redevelopment is a site that, until recently, contained a gas station. The subject site is located on the south side of County Road 10 just east of Edgewood Drive. Because of the limited potential of redeveloping such a small parcel, consideration for redevelopment is also being given to the prospect of assembling adjacent parcels that stretch between Edgewood Drive and Woodale Drive. In addition to the favorable locational advantages noted in the paragraph above, the subject site is also strategically positioned between two very large redevelopment efforts that will profoundly affect the character of the region for many years to come; the Medtronic expansion and the TCAAP site in Arden Hills. The map above displays the City of Mounds View (highlighted in orange), the subject site (outlined in blue), and several important development projects located nearby. Existing Land Use and Urban Environment County Road 10 is a four-lane divided highway that bisects the City of Mounds View. Until the US Highway 10 bypass was completed several years ago, just north of Mounds View, County Road 10 was designated as US Highway 10 as it was the main thoroughfare linking St. Paul and Ramsey County to Anoka County and St. Cloud. Although no longer a US Highway, County Road 10 has an average annual daily traffic volume of almost 22,000 vehicles and is a wide thoroughfare with an approximately 250-foot right-of-way. Therefore, very little development along the highway is conducive to non-automobile access. Most businesses dependent on traffic along the corridor are food establishments, retail stores, or service-retail, such as banks and weight loss centers. Immediately after the US Highway 10 bypass was completed, there was a drop in traffic volumes along County Road 10, which led to sporadic store closings and relocations and conspicuous gaps in an already spread out urban fabric. However, traffic levels have steadily increased, which has led to new investment along the corridor, such as high density senior housing and new neighborhood-oriented retail, especially to the north and west Map of subject site and important surrounding developments Market Overview Page 3 County Road 10 Redevelopment Study October 24, 2006 of the subject site. The area closest to Interstate 35W, which is southeast of the subject site, tends to be characterized by more commercial/industrial development rather than traditional neighborhood-oriented retail. The recent change in the business composition along County Road 10 is a reflection of changing demographics and size of achievable trade areas. At one time, businesses along County Road 10 were able to capture the needs of customers from a wide region in search of motels, entertainment, and specialty goods shopping. Now businesses must adapt to smaller trade areas that are increasingly populated by older households with few or no children. The small table to the right emphasizes that the existing development pattern within walking distance of the subject site supports only a modest sized population and household base. Therefore, the success of more intense commercial development along County Road 10 will be contingent on adding numerous new households while at the same time enhancing the environment to attract households outside the immediate vicinity. Nearby Development Medtronic is building a new corporate campus located one mile north of County Road 10 at the intersection of Interstate 35W and US Highway 10. The first phase of the campus will accommodate over 3,000 employees, while a second phase is planned that will increase the total number of employees to over 6,000 when complete. The new campus will consist of cardiac and disease management units supporting research and development, accounting, sales and marketing, and legal activities. Therefore, most jobs at the campus will be highly-skilled professional positions. Typical wages at the campus will be about $70,000 per year. The first phase of the campus is currently under construction. Although the Medtronic campus is only one mile from County Road 10, the linkages between the two thoroughfares via local streets are poor. Thus, the most direct connection between the Medtronic Campus and County Road 10 is via Interstate 35W. As a result, daytime employees of Medtronic who may consider traveling outside the campus for goods and services will be accessible to a number of equally convenient business districts in addition to County Road 10. This lessens the likelihood that businesses located along County Road 10 can depend on Medtronic employees as a captive market. The dormant TCAAP site located just east County Road 10 in Arden Hills is the largest undeveloped contiguous area in the built-up portion of the Twin Cities Metropolitan Area. Initial planning for the TCAAP site indicates that as much as 3.5 million square feet commercial space and 2,400 units of housing could be built on the site over the coming decades. One of the key access points to TCAAP would be via County Road H, which also provides excellent access to County Road 10 in Mounds View. ~ 1/4-mile ~ 1/2-mile Radius Radius from Site from Site Total Population 500 4,212 Population age 65+ 46 213 Households 182 1,639 Source: 2000 U.S. Census Market Overview Page 4 County Road 10 Redevelopment Study October 24, 2006 Transportation Interstate freeways, US highways, state highways and county highways all intersect the City of Mounds View in one way or another, offering immediate access to the remainder of the Metro Area and beyond. The graphic below highlights these major thoroughfares in red. Less than a quarter- mile to the east, County Road 10 intersects Interstate 35W, the primary artery feeding traffic from the Northern Metro into Downtown Minneapolis. Mounds View is bisected by County Road 10 and US Highway 10, two primary carriers of east-west traffic in the Northern Metro. In addition to immediate highway access, the site is located very near the Blaine- Anoka County Airport (Janes Field), the largest reliever airport in the Twin Cities metro area. It supports over 130,000 takeoffs and landings per year. A recent expansion increased the length of the east-west runway to 5,000 feet, making it usable by more planes in more weather conditions, and a 600,000 square foot hangar is planned for the near future. Also, the planned Northstar Commuter Rail may have a station stop located near University Avenue and 61st Avenue in Fridley. Though proposed the station would be about four miles southwest of Mounds View, when completed, it would provide Mounds View residents an alternative route to access Downtown Minneapolis other than highway travel or by bus. The existing and planned access to transportation enhances the desirability of sites along County Road 10 to both residents and businesses. Major Employment The maps below show the concentration of jobs in TAZs (Traffic Analysis Zones) surrounding Mounds View and along a portion of the Interstate 35W corridor. The darker tones highlight job clusters, with brown indicating the highest level of employment (more than 4,000 jobs). For the 2000 map, the dense job clusters are identifiable both in Arden Hills and Roseville, to the south and east of Mounds View. The cluster in Arden Hills represents higher-earning jobs at office and research complexes at Guidant Corporation, Land O’Lakes, Syntegra and MSI Insurance. Map of Transportation Routes Linking Subject Site to Metro Area Market Overview Page 5 County Road 10 Redevelopment Study October 24, 2006 The 2030 map, however, shows a different landscape in which significant job clusters emerge close to County Road 10. The Medtronic complex, one mile to the north of County Road 10, and the TCAAP site, ½ mile to the east, will introduce between 15,000 and 20,000 new jobs in or adjacent to Mounds View. Not only will the job growth be significant, but it will occur in locations where few if any jobs currently exist. Therefore, new retail/service centers and housing will be desired within close proximity to these areas as well as demand from other businesses that want to locate near this emerging concentration of employment. Regional Shopping Mounds View lies in close proximity to six major regional commercial centers. The closest is Northtown Mall, located immediately to the northwest. In addition, three other regional shopping centers (Rosedale, Brookdale Center and Maplewood Mall) and the Minneapolis and St. Paul downtown business districts are all within a 10 to 20 minute drive from anywhere in the City. Each of these centers is located along a major freeway directly accessible from Mounds View. 2000 2030 Map of Regional Shopping Areas Near the Subject Site Market Overview Page 6 County Road 10 Redevelopment Study October 24, 2006 Tenure (own vs. rent) Mounds View, Study Area, Metro Area 2000 70% 77% 71% 30% 23% 29% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% Mounds View Study Area Metro AreaPct. of HouseholdsOwn Rent Household Type (family vs. non-family) Mounds View, Study Area, Metro Area 2000 66% 66%64% 51%55%51% 34% 34% 36% 0% 10% 20% 30% 40% 50% 60% 70% 80% Mounds View Study Area Metro AreaPct. of HouseholdsFamily Married Non-Family Residential Base In addition to the physical attributes of the community and region, Mounds View is at the heart of a rapidly evolving corridor in the north metro, which enjoys a strong residential base. The charts below provide a 2000 Census comparison of resident characteristics between Mounds View, a ten-community study area (including Arden Hills, New Brighton, Shoreview, Circle Pines, Lexington, and portions of Blaine, Fridley, Spring Lake Park, and Roseville) and the Twin Cities Metropolitan Area. Owner-Renter Occupancy (Tenure) Seventy percent of all households in Mounds View are homeowners. This proportion is below the study area but similar to the metro area, which suggests that Mounds View has an adequate mix of renter-occupied and owner-occupied properties, but that communities surrounding Mounds View tend to skew toward more ownership housing, particularly to the east of Mounds View in Arden Hills and Shoreview. Household Type In 2000, two-thirds of all households in Mounds View were families (related individuals in the same household). Just over one-half of all households consisted of married couples and only one-third were individuals living alone or with other unrelated individuals. Mounds had a similar proportion of families when compared to other neighboring communities or in the Twin Cities as a whole. Map of Study Area Market Overview Page 7 County Road 10 Redevelopment Study October 24, 2006 Household Income Mounds View, Study Area, Metro Area 2000 $49,000 $50,000 $51,000 $52,000 $53,000 $54,000 $55,000 $56,000 $57,000 $58,000 Mounds View Study Area Metro AreaMedian Income0.0% 1.0% 2.0% 3.0% 4.0% 5.0% 6.0% 7.0%Pct. of HouseholdsMed. HH Income HHs Below Poverty Household Income Mounds View consists primarily of modest- income households with a median household income below the study area and metro area medians, as reported in the 2000 Census. The median income in Mounds View was just under $52,000. Despite the prevalence of modest incomes in Mounds View, neighboring communities are more affluent. The study area had a reported median income of $57,500, which was well above the metro area median of $54,300. Although incomes in Mounds View may be modest, the proportion of households with incomes below poverty is below the metro-wide proportion. This suggests that Mounds View does not have a wide disparity of household incomes like one may find in other communities. Home Value A lower median income relative to the Metro Area is also reflected in lower home values. The chart to the right displays the distribution of estimated home values for owner-occupied households in Mounds View, the study area, and the metro area from the 2000 Census. In 2000, over 80% of Mounds View homeowners valued their home at under $150,000, and only 3% valued their homes at over $200,000. This is in stark contrast to the study area and the metro area, both of which include a significantly lower proportion of home values under $150,000 and a much higher proportion over $200,000. Despite the preponderance of older, modest homes, recent development indicates that when desirable sites are available achievable home prices can exceed $650,000 as evidenced by the Hidden Hollow and Hidden Hollow South subdivisions on the western border of Mounds View. Rapid appreciation in home prices since 2000 has clearly increased dollar amounts in recent years. Although Mounds View may have a preponderance of older, modest homes, these same homes have been appreciating at rates similar to the metro area. The chart on the following page shows the increase in the median price of homes sold in Mounds View/New Brighton, Arden Hills/Shoreview, and the 13-County Metro Area from 2000 to 2005. Estimated Home Values in 2000 Owner-Occupied Households Mounds View, Study Area, Metro Area 0% 10% 20% 30% 40% 50% 60% Under $100,000 $100,000- $149,999 $150,000- $199,999 $200,000- $249,999 $250,000+ Estimated Home ValuesPct. of Owner HHsMounds View Study Area Metro Area Market Overview Page 8 County Road 10 Redevelopment Study October 24, 2006 Distribution of Households by Age US, Metro Area, Mounds View 1990 0% 5% 10% 15% 20% 25% 30% LT 25 Yrs 25-34 Yrs 35-44 Yrs 45-54 Yrs 55-64 Yrs 65-74 Yrs 75+ Yrs Household Age RangePct. of HouseholdsMounds View Metro Area US Home Sale Prices 2000-2005 Mounds View/New Brighton, Arden Hills/Shoreview, Metro Area $125,000 $150,000 $175,000 $200,000 $225,000 $250,000 2000 2001 2002 2003 2004 2005Median PriceMounds View/ New Brighton Arden Hills/ Shoreview 13-County Metro Area Source: St. Paul Area Association of Realtors CRITICAL GROWTH ISSUES Despite its strong demographic profile, Mounds View faces significant growth issues. With little developable land, Mounds View lacks the kind of housing choices that would normally keep a community’s housing stock turning over and would permit the community’s resident base to be continually regenerated and demographically balanced. This section looks at trends in local demographics and explores the relationship between housing, demographic balance, and sustainable economic health. Shifts From Younger To Older Households The following series of three charts show changes in the composition of households in Mounds View compared to the Twin Cities Metropolitan Area and the US total. The lines and bars on the charts show the share of all households in each of seven household age ranges, first in 1990 and then in 2000. Mounds View’s household base has aged significantly since 1990 and is outpacing the aging trend in both the US and Twin Cities. The City in 1990 was characterized by young family households ages 25 to 34 years (28 percent). Market Overview Page 9 County Road 10 Redevelopment Study October 24, 2006 Age of Housing Stock Mounds, Study Area, Metro Area 2000 0% 5% 10% 15% 20% 25% 30% 35% 40% 19 3 9 o r earlier 1940 to 1949 1950 to 1959 19 6 0 t o 1969 19 7 0 t o 1979 1980 to 19 8 9 1990 to 1999 2000 to 2005 Year BuiltPct. of HousingMounds View Study Area Metro Area Distribution of Households by Age US, Metro Area, Mounds View 2000 0% 5% 10% 15% 20% 25% 30% LT 25 Yrs 25-34 Yrs 35-44 Yrs 45-54 Yrs 55-64 Yrs 65-74 Yrs 75+ Yrs Household Age RangePct. of HouseholdsMounds View Metro Area US Change in Age Distribution of Households Mounds View 2000-2020 0% 5% 10% 15% 20% 25% 30% LT 25 Yrs 25-34 Yrs 35-44 Yrs 45-54 Yrs 55-64 Yrs 65-74 Yrs 75+ Yrs Household Age RangePct. of Households2000 2005 2010 2015 2020 Senior households (age 65 or older) accounted for 10 percent of all households in the community at that time. By 2000, as residents aged in place, the number of younger households had dropped off sharply. The number of senior households grew significantly and the dominant age group (ages 35 to 44) was aging into its later child- rearing years. The third chart in this group shows how the City can expect to change over the next 20 years if current turnover patterns were to continue. This chart indicates that the age distribution will flatten out considerably as younger households rebound somewhat from current declines and older households continue to increase as a proportion of the household base. While the share of young households (under age 35) will rebound as they move into homes vacated by older adults, the most significant decline is expected in the established family households between the ages of 35 and 54. By 2020, senior households are projected to account for up to 24 percent of all households. Community Settlement Patterns Over eighty percent of all housing in Mounds View was constructed during a forty year period from 1950 to 1990, with the 1970s alone accounting for over one-third of all homes. Less than 10 percent of the City’s housing was built after 1990. Much of the growth in the 70’s and 80’s was driven by Baby Boomers seeking starter housing. With little new construction and limited land development options in Mounds View, many of these original homeowners are choosing to Market Overview Page 10 County Road 10 Redevelopment Study October 24, 2006 remain in their homes. According to the 2000 Census, nearly forty percent of all current residents of Mounds View have lived in their homes for at least 10 years. IMPACT OF COMMUNITY ASSETS AND GROWTH TRENDS ON THE REDEVELOPMENT POTENTIAL FOR COUNTY ROAD 10 The redevelopment potential for sites situated along County Road 10 is promising. The expansion of Medtronic and the build out of the TCAAP site will add roughly 15,000 and 20,000 jobs within one mile of County Road 10 and Edgewood Drive over the next 25 years. The magnitude of this growth will likely cement the Interstate 35W corridor between Highway 36 in Roseville and Highway 10 in Blaine as the major employment center for the north and northeast metro of the Twin Cities. At the heart of this corridor are sites situated along County Road 10. As workers fill-up the Medtronic campus and the first phases of the TCAAP site are developed, any site along County Road 10 will become inherently more valuable because of its proximity to these new developments and markets. Therefore, once a critical mass of new jobs are in place nearby, demand will substantially increase for housing, retail, and additional office space, especially if the new development is connected to and incorporates a variety of amenities. It is important to note as well that although County Road 10 is very accessible to Medtronic and TCAAP, the non-vehicular connections are poor. Interest in redeveloping sites along County Road 10 will be influenced by the Medtronic campus and TCAAP, but not dependent on them. Office workers will find County Road 10 convenient for a variety of goods and services, but they will not constitute the critical mass needed to support significant development along County Road 10. Significant development, the type that begins to create appeal because of its critical mass, will only be achieved through tapping into the market generated by households that live conveniently near County Road 10 as well as nearby workers. This includes existing as well as future households that relocate to new, higher- density housing along or proximate to County Road 10. In essence, the development potential of sites along County Road 10 are limited in the near future (1 to 5 years), but greatly increase as new infrastructure and development occurs within the Interstate 35W corridor. The following schematic illustrates how the potential for development along County Road 10 will increase exponentially in the coming years. Development Potential Along CR 10 in Mounds View 2006 2010 2015 2020 2025 TimelineMarket Demand Market Overview Page 11 County Road 10 Redevelopment Study October 24, 2006 Conclusions The type of new development that can occur on the gas station site and/or adjacent parcels is dependent on timing, surrounding land uses, scale of the development, and design of the project. As noted previously timing is important because key drivers of demand won’t begin to significantly affect the site for a number of years. Therefore, given the existing household base and traffic patterns around the site, any new development expected to occur in the short-term (one to five years) on the subject site will likely be limited to highway-oriented businesses with small trade areas of one to three miles in radius. Examples of likely businesses include small- to medium-sized restaurants, hair salons, coffee shops, and bank branches, to name a few. With that being said, some infrastructure changes to CR 10 can subtly influence the nature of development in the short-term while at the same time position the site for more substantive changes in the long-term when demand for higher-density land uses increases. For example, if significant highway and streetscape improvements were made in the short-term, this may influence the nature of new short-term development by attracting developers who believe higher standards for aesthetics and design may capture a greater proportion of Medtronic employees and others. Such new development will still need to be accessible to automobiles, but it may also feature pedestrian- oriented elements that could be easily incorporated into long-term development done at higher densities. Examples of short-term streetscape improvements include highway monuments that alert travelers that they are entering a commercial district. At right is the Arbor Lakes monument situated along I-94 in Maple Grove. The matrix on the following page details the type of developments we believe are achievable given the timing of market forces affecting the subject site. Arbor Lakes Highway Monument in Maple Grove Market Overview Page 12 County Road 10 Redevelopment Study October 24, 2006 Timeframe Land Use Accessibility Trade Area Example Uses Site Size 1-5 Years Commercial (retail or service-retail) Highway-oriented Neighborhood- oriented (1 to 3 miles) Small- to medium-sized restaurant, dry cleaner, hair salon, video rental 1-3 Acres 5-9 Years Commercial or Mixed-Use Highway-oriented unless significant change in surrounding land uses substantially increases household and/or worker population within walking distance Community- oriented (4 to 8 miles) Multi-tenant office; if mixed-use, neighborhood retail with high-density housing oriented toward the rear of the site away from roadway along with connectivity to trails and other nearby commercial uses 3-5 Acres 10+ Years Commercial or mixed-use Highway-oriented unless significant change in surrounding land uses substantially increases household and/or worker population within walking distance Regional Multi-tenant office; if numerous amenities are connected to or included in the site, mixed-use could include a variety of higher- density housing types as well as specialty or shopping retail stores 5+ Acres Recommendations In order to maximize the potential of the site once employment begins to substantially increase in the study area, we recommend the following course of action: • Hold site for three to five years for future potential; • Assemble adjacent parcels or partner with property owners of adjacent parcels in order to create a sizable site that can incorporate amenities (e.g., public gathering spaces, sidewalks, etc.) and have a mix of complementary uses (e.g., housing or office space with retail); • If assembling adjacent parcels or partnering with adjacent property owners, be mindful that it would be advantageous to have as much depth as possible to the site in the interest of being able to situate any housing as far from CR 10 as possible; • Introduce signage or monuments that indicate to CR 10 motorists that they are passing through a defined district (e.g., gateway monument at I-35W); • Promote redevelopment of nearby sites into higher-density land uses, as these new developments will enhance the potential of the subject site to be developed at higher densities; • Where feasible, enhance connections to nearby neighborhoods, commercial developments, and parks through the use of trails and sidewalks; or • If it is necessary to develop the gas station site within one to five years, anticipate a small- scale, highway-oriented development, but consider design guidelines that could make it Market Overview Page 13 County Road 10 Redevelopment Study October 24, 2006 easier for the development to be incorporated into a larger, mixed-use development at a future date. Given the projected growth of the study area, pressure to redevelop sites along CR 10 will increase regardless of the recommended course of action above. In the absence of the above recommendations, development potential will be limited to highway-commercial in the short term and then shift to multi-tenant office over the long-term. TECHNICAL MEMO – MARKET OVERVIEW DATE: October 24, 2006 TO: City of Mounds View, Minnesota Jim Ericson, Director of Community Development FROM: Jay Demma, DSU/Bonestroo RE: Market Overview INTRODUCTION This memorandum focuses on the market conditions for residential and commercial development in the City of Mounds View along a stretch of County Road 10 from Edgewood Drive and County Road H2 to Woodale Drive. The analysis explores existing demographic conditions and trends and the potential derived from the expansion of nearby Medtronic and the redevelopment of TCAAP in adjacent Arden Hills. STRUCTURE OF THIS MEMO This memo contains the following sections: • Community Assets Related to Development/Redevelopment; • Critical Growth Issues; • Impact of Community Assets and Growth Trends on Redevelopment Potential for County Road 10. COMMUNITY ASSETS RELATED TO DEVELOPMENT/REDEVELOPMENT The City of Mounds View holds many highly-marketable qualities. Its central location, stable neighborhoods, and an increasing concentration of highly-skilled employment pique the interest of prospective residents, businesses and developers. Due to limited reserves of developable land, however, new construction of residential or commercial properties has been extremely limited over the past decade. Through the targeting of strategic undeveloped or under developed sites, the City has a unique opportunity to expand its residential and commercial base in order to capture some of the ongoing and renewed energy being created along the Interstate 35W corridor. This section of the report explains the City’s strategic community assets and describes how these assets strategically enhance County Road 10’s redevelopment potential while underscoring the market challenges for some types of development. Specifically, we discuss the City’s location, the location of the subject site, the residential base, and institutional/commercial strengths. Market Overview Page 2 County Road 10 Redevelopment Study October 24, 2006 Location Mounds View is located approximately nine miles northeast of Downtown Minneapolis and 11 miles northwest of Downtown St. Paul. Mounds View enjoys numerous locational advantages. The City is situated in close proximity to transportation networks, major employment centers, colleges and universities, regional shopping centers and numerous recreation spots. Under consideration for redevelopment is a site that, until recently, contained a gas station. The subject site is located on the south side of County Road 10 just east of Edgewood Drive. Because of the limited potential of redeveloping such a small parcel, consideration for redevelopment is also being given to the prospect of assembling adjacent parcels that stretch between Edgewood Drive and Woodale Drive. In addition to the favorable locational advantages noted in the paragraph above, the subject site is also strategically positioned between two very large redevelopment efforts that will profoundly affect the character of the region for many years to come; the Medtronic expansion and the TCAAP site in Arden Hills. The map above displays the City of Mounds View (highlighted in orange), the subject site (outlined in blue), and several important development projects located nearby. Existing Land Use and Urban Environment County Road 10 is a four-lane divided highway that bisects the City of Mounds View. Until the US Highway 10 bypass was completed several years ago, just north of Mounds View, County Road 10 was designated as US Highway 10 as it was the main thoroughfare linking St. Paul and Ramsey County to Anoka County and St. Cloud. Although no longer a US Highway, County Road 10 has an average annual daily traffic volume of almost 22,000 vehicles and is a wide thoroughfare with an approximately 250-foot right-of-way. Therefore, very little development along the highway is conducive to non-automobile access. Most businesses dependent on traffic along the corridor are food establishments, retail stores, or service-retail, such as banks and weight loss centers. Immediately after the US Highway 10 bypass was completed, there was a drop in traffic volumes along County Road 10, which led to sporadic store closings and relocations and conspicuous gaps in an already spread out urban fabric. However, traffic levels have steadily increased, which has led to new investment along the corridor, such as high density senior housing and new neighborhood-oriented retail, especially to the north and west Map of subject site and important surrounding developments Market Overview Page 3 County Road 10 Redevelopment Study October 24, 2006 of the subject site. The area closest to Interstate 35W, which is southeast of the subject site, tends to be characterized by more commercial/industrial development rather than traditional neighborhood-oriented retail. The recent change in the business composition along County Road 10 is a reflection of changing demographics and size of achievable trade areas. At one time, businesses along County Road 10 were able to capture the needs of customers from a wide region in search of motels, entertainment, and specialty goods shopping. Now businesses must adapt to smaller trade areas that are increasingly populated by older households with few or no children. The small table to the right emphasizes that the existing development pattern within walking distance of the subject site supports only a modest sized population and household base. Therefore, the success of more intense commercial development along County Road 10 will be contingent on adding numerous new households while at the same time enhancing the environment to attract households outside the immediate vicinity. Nearby Development Medtronic is building a new corporate campus located one mile north of County Road 10 at the intersection of Interstate 35W and US Highway 10. The first phase of the campus will accommodate over 3,000 employees, while a second phase is planned that will increase the total number of employees to over 6,000 when complete. The new campus will consist of cardiac and disease management units supporting research and development, accounting, sales and marketing, and legal activities. Therefore, most jobs at the campus will be highly-skilled professional positions. Typical wages at the campus will be about $70,000 per year. The first phase of the campus is currently under construction. Although the Medtronic campus is only one mile from County Road 10, the linkages between the two thoroughfares via local streets are poor. Thus, the most direct connection between the Medtronic Campus and County Road 10 is via Interstate 35W. As a result, daytime employees of Medtronic who may consider traveling outside the campus for goods and services will be accessible to a number of equally convenient business districts in addition to County Road 10. This lessens the likelihood that businesses located along County Road 10 can depend on Medtronic employees as a captive market. The dormant TCAAP site located just east County Road 10 in Arden Hills is the largest undeveloped contiguous area in the built-up portion of the Twin Cities Metropolitan Area. Initial planning for the TCAAP site indicates that as much as 3.5 million square feet commercial space and 2,400 units of housing could be built on the site over the coming decades. One of the key access points to TCAAP would be via County Road H, which also provides excellent access to County Road 10 in Mounds View. ~ 1/4-mile ~ 1/2-mile Radius Radius from Site from Site Total Population 500 4,212 Population age 65+ 46 213 Households 182 1,639 Source: 2000 U.S. Census Market Overview Page 4 County Road 10 Redevelopment Study October 24, 2006 Transportation Interstate freeways, US highways, state highways and county highways all intersect the City of Mounds View in one way or another, offering immediate access to the remainder of the Metro Area and beyond. The graphic below highlights these major thoroughfares in red. Less than a quarter- mile to the east, County Road 10 intersects Interstate 35W, the primary artery feeding traffic from the Northern Metro into Downtown Minneapolis. Mounds View is bisected by County Road 10 and US Highway 10, two primary carriers of east-west traffic in the Northern Metro. In addition to immediate highway access, the site is located very near the Blaine- Anoka County Airport (Janes Field), the largest reliever airport in the Twin Cities metro area. It supports over 130,000 takeoffs and landings per year. A recent expansion increased the length of the east-west runway to 5,000 feet, making it usable by more planes in more weather conditions, and a 600,000 square foot hangar is planned for the near future. Also, the planned Northstar Commuter Rail may have a station stop located near University Avenue and 61st Avenue in Fridley. Though proposed the station would be about four miles southwest of Mounds View, when completed, it would provide Mounds View residents an alternative route to access Downtown Minneapolis other than highway travel or by bus. The existing and planned access to transportation enhances the desirability of sites along County Road 10 to both residents and businesses. Major Employment The maps below show the concentration of jobs in TAZs (Traffic Analysis Zones) surrounding Mounds View and along a portion of the Interstate 35W corridor. The darker tones highlight job clusters, with brown indicating the highest level of employment (more than 4,000 jobs). For the 2000 map, the dense job clusters are identifiable both in Arden Hills and Roseville, to the south and east of Mounds View. The cluster in Arden Hills represents higher-earning jobs at office and research complexes at Guidant Corporation, Land O’Lakes, Syntegra and MSI Insurance. Map of Transportation Routes Linking Subject Site to Metro Area Market Overview Page 5 County Road 10 Redevelopment Study October 24, 2006 The 2030 map, however, shows a different landscape in which significant job clusters emerge close to County Road 10. The Medtronic complex, one mile to the north of County Road 10, and the TCAAP site, ½ mile to the east, will introduce between 15,000 and 20,000 new jobs in or adjacent to Mounds View. Not only will the job growth be significant, but it will occur in locations where few if any jobs currently exist. Therefore, new retail/service centers and housing will be desired within close proximity to these areas as well as demand from other businesses that want to locate near this emerging concentration of employment. Regional Shopping Mounds View lies in close proximity to six major regional commercial centers. The closest is Northtown Mall, located immediately to the northwest. In addition, three other regional shopping centers (Rosedale, Brookdale Center and Maplewood Mall) and the Minneapolis and St. Paul downtown business districts are all within a 10 to 20 minute drive from anywhere in the City. Each of these centers is located along a major freeway directly accessible from Mounds View. 2000 2030 Map of Regional Shopping Areas Near the Subject Site Market Overview Page 6 County Road 10 Redevelopment Study October 24, 2006 Tenure (own vs. rent) Mounds View, Study Area, Metro Area 2000 70% 77% 71% 30% 23% 29% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% Mounds View Study Area Metro AreaPct. of HouseholdsOwn Rent Household Type (family vs. non-family) Mounds View, Study Area, Metro Area 2000 66% 66%64% 51%55%51% 34% 34% 36% 0% 10% 20% 30% 40% 50% 60% 70% 80% Mounds View Study Area Metro AreaPct. of HouseholdsFamily Married Non-Family Residential Base In addition to the physical attributes of the community and region, Mounds View is at the heart of a rapidly evolving corridor in the north metro, which enjoys a strong residential base. The charts below provide a 2000 Census comparison of resident characteristics between Mounds View, a ten-community study area (including Arden Hills, New Brighton, Shoreview, Circle Pines, Lexington, and portions of Blaine, Fridley, Spring Lake Park, and Roseville) and the Twin Cities Metropolitan Area. Owner-Renter Occupancy (Tenure) Seventy percent of all households in Mounds View are homeowners. This proportion is below the study area but similar to the metro area, which suggests that Mounds View has an adequate mix of renter-occupied and owner-occupied properties, but that communities surrounding Mounds View tend to skew toward more ownership housing, particularly to the east of Mounds View in Arden Hills and Shoreview. Household Type In 2000, two-thirds of all households in Mounds View were families (related individuals in the same household). Just over one-half of all households consisted of married couples and only one-third were individuals living alone or with other unrelated individuals. Mounds had a similar proportion of families when compared to other neighboring communities or in the Twin Cities as a whole. Map of Study Area Market Overview Page 7 County Road 10 Redevelopment Study October 24, 2006 Household Income Mounds View, Study Area, Metro Area 2000 $49,000 $50,000 $51,000 $52,000 $53,000 $54,000 $55,000 $56,000 $57,000 $58,000 Mounds View Study Area Metro AreaMedian Income0.0% 1.0% 2.0% 3.0% 4.0% 5.0% 6.0% 7.0%Pct. of HouseholdsMed. HH Income HHs Below Poverty Household Income Mounds View consists primarily of modest- income households with a median household income below the study area and metro area medians, as reported in the 2000 Census. The median income in Mounds View was just under $52,000. Despite the prevalence of modest incomes in Mounds View, neighboring communities are more affluent. The study area had a reported median income of $57,500, which was well above the metro area median of $54,300. Although incomes in Mounds View may be modest, the proportion of households with incomes below poverty is below the metro-wide proportion. This suggests that Mounds View does not have a wide disparity of household incomes like one may find in other communities. Home Value A lower median income relative to the Metro Area is also reflected in lower home values. The chart to the right displays the distribution of estimated home values for owner-occupied households in Mounds View, the study area, and the metro area from the 2000 Census. In 2000, over 80% of Mounds View homeowners valued their home at under $150,000, and only 3% valued their homes at over $200,000. This is in stark contrast to the study area and the metro area, both of which include a significantly lower proportion of home values under $150,000 and a much higher proportion over $200,000. Despite the preponderance of older, modest homes, recent development indicates that when desirable sites are available achievable home prices can exceed $650,000 as evidenced by the Hidden Hollow and Hidden Hollow South subdivisions on the western border of Mounds View. Rapid appreciation in home prices since 2000 has clearly increased dollar amounts in recent years. Although Mounds View may have a preponderance of older, modest homes, these same homes have been appreciating at rates similar to the metro area. The chart on the following page shows the increase in the median price of homes sold in Mounds View/New Brighton, Arden Hills/Shoreview, and the 13-County Metro Area from 2000 to 2005. Estimated Home Values in 2000 Owner-Occupied Households Mounds View, Study Area, Metro Area 0% 10% 20% 30% 40% 50% 60% Under $100,000 $100,000- $149,999 $150,000- $199,999 $200,000- $249,999 $250,000+ Estimated Home ValuesPct. of Owner HHsMounds View Study Area Metro Area Market Overview Page 8 County Road 10 Redevelopment Study October 24, 2006 Distribution of Households by Age US, Metro Area, Mounds View 1990 0% 5% 10% 15% 20% 25% 30% LT 25 Yrs 25-34 Yrs 35-44 Yrs 45-54 Yrs 55-64 Yrs 65-74 Yrs 75+ Yrs Household Age RangePct. of HouseholdsMounds View Metro Area US Home Sale Prices 2000-2005 Mounds View/New Brighton, Arden Hills/Shoreview, Metro Area $125,000 $150,000 $175,000 $200,000 $225,000 $250,000 2000 2001 2002 2003 2004 2005Median PriceMounds View/ New Brighton Arden Hills/ Shoreview 13-County Metro Area Source: St. Paul Area Association of Realtors CRITICAL GROWTH ISSUES Despite its strong demographic profile, Mounds View faces significant growth issues. With little developable land, Mounds View lacks the kind of housing choices that would normally keep a community’s housing stock turning over and would permit the community’s resident base to be continually regenerated and demographically balanced. This section looks at trends in local demographics and explores the relationship between housing, demographic balance, and sustainable economic health. Shifts From Younger To Older Households The following series of three charts show changes in the composition of households in Mounds View compared to the Twin Cities Metropolitan Area and the US total. The lines and bars on the charts show the share of all households in each of seven household age ranges, first in 1990 and then in 2000. Mounds View’s household base has aged significantly since 1990 and is outpacing the aging trend in both the US and Twin Cities. The City in 1990 was characterized by young family households ages 25 to 34 years (28 percent). Market Overview Page 9 County Road 10 Redevelopment Study October 24, 2006 Age of Housing Stock Mounds, Study Area, Metro Area 2000 0% 5% 10% 15% 20% 25% 30% 35% 40% 19 3 9 o r earlier 1940 to 1949 1950 to 1959 19 6 0 t o 1969 19 7 0 t o 1979 1980 to 19 8 9 1990 to 1999 2000 to 2005 Year BuiltPct. of HousingMounds View Study Area Metro Area Distribution of Households by Age US, Metro Area, Mounds View 2000 0% 5% 10% 15% 20% 25% 30% LT 25 Yrs 25-34 Yrs 35-44 Yrs 45-54 Yrs 55-64 Yrs 65-74 Yrs 75+ Yrs Household Age RangePct. of HouseholdsMounds View Metro Area US Change in Age Distribution of Households Mounds View 2000-2020 0% 5% 10% 15% 20% 25% 30% LT 25 Yrs 25-34 Yrs 35-44 Yrs 45-54 Yrs 55-64 Yrs 65-74 Yrs 75+ Yrs Household Age RangePct. of Households2000 2005 2010 2015 2020 Senior households (age 65 or older) accounted for 10 percent of all households in the community at that time. By 2000, as residents aged in place, the number of younger households had dropped off sharply. The number of senior households grew significantly and the dominant age group (ages 35 to 44) was aging into its later child- rearing years. The third chart in this group shows how the City can expect to change over the next 20 years if current turnover patterns were to continue. This chart indicates that the age distribution will flatten out considerably as younger households rebound somewhat from current declines and older households continue to increase as a proportion of the household base. While the share of young households (under age 35) will rebound as they move into homes vacated by older adults, the most significant decline is expected in the established family households between the ages of 35 and 54. By 2020, senior households are projected to account for up to 24 percent of all households. Community Settlement Patterns Over eighty percent of all housing in Mounds View was constructed during a forty year period from 1950 to 1990, with the 1970s alone accounting for over one-third of all homes. Less than 10 percent of the City’s housing was built after 1990. Much of the growth in the 70’s and 80’s was driven by Baby Boomers seeking starter housing. With little new construction and limited land development options in Mounds View, many of these original homeowners are choosing to Market Overview Page 10 County Road 10 Redevelopment Study October 24, 2006 remain in their homes. According to the 2000 Census, nearly forty percent of all current residents of Mounds View have lived in their homes for at least 10 years. IMPACT OF COMMUNITY ASSETS AND GROWTH TRENDS ON THE REDEVELOPMENT POTENTIAL FOR COUNTY ROAD 10 The redevelopment potential for sites situated along County Road 10 is promising. The expansion of Medtronic and the build out of the TCAAP site will add roughly 15,000 and 20,000 jobs within one mile of County Road 10 and Edgewood Drive over the next 25 years. The magnitude of this growth will likely cement the Interstate 35W corridor between Highway 36 in Roseville and Highway 10 in Blaine as the major employment center for the north and northeast metro of the Twin Cities. At the heart of this corridor are sites situated along County Road 10. As workers fill-up the Medtronic campus and the first phases of the TCAAP site are developed, any site along County Road 10 will become inherently more valuable because of its proximity to these new developments and markets. Therefore, once a critical mass of new jobs are in place nearby, demand will substantially increase for housing, retail, and additional office space, especially if the new development is connected to and incorporates a variety of amenities. It is important to note as well that although County Road 10 is very accessible to Medtronic and TCAAP, the non-vehicular connections are poor. Interest in redeveloping sites along County Road 10 will be influenced by the Medtronic campus and TCAAP, but not dependent on them. Office workers will find County Road 10 convenient for a variety of goods and services, but they will not constitute the critical mass needed to support significant development along County Road 10. Significant development, the type that begins to create appeal because of its critical mass, will only be achieved through tapping into the market generated by households that live conveniently near County Road 10 as well as nearby workers. This includes existing as well as future households that relocate to new, higher- density housing along or proximate to County Road 10. In essence, the development potential of sites along County Road 10 are limited in the near future (1 to 5 years), but greatly increase as new infrastructure and development occurs within the Interstate 35W corridor. The following schematic illustrates how the potential for development along County Road 10 will increase exponentially in the coming years. Development Potential Along CR 10 in Mounds View 2006 2010 2015 2020 2025 TimelineMarket Demand Market Overview Page 11 County Road 10 Redevelopment Study October 24, 2006 Conclusions The type of new development that can occur on the gas station site and/or adjacent parcels is dependent on timing, surrounding land uses, scale of the development, and design of the project. As noted previously timing is important because key drivers of demand won’t begin to significantly affect the site for a number of years. Therefore, given the existing household base and traffic patterns around the site, any new development expected to occur in the short-term (one to five years) on the subject site will likely be limited to highway-oriented businesses with small trade areas of one to three miles in radius. Examples of likely businesses include small- to medium-sized restaurants, hair salons, coffee shops, and bank branches, to name a few. With that being said, some infrastructure changes to CR 10 can subtly influence the nature of development in the short-term while at the same time position the site for more substantive changes in the long-term when demand for higher-density land uses increases. For example, if significant highway and streetscape improvements were made in the short-term, this may influence the nature of new short-term development by attracting developers who believe higher standards for aesthetics and design may capture a greater proportion of Medtronic employees and others. Such new development will still need to be accessible to automobiles, but it may also feature pedestrian- oriented elements that could be easily incorporated into long-term development done at higher densities. Examples of short-term streetscape improvements include highway monuments that alert travelers that they are entering a commercial district. At right is the Arbor Lakes monument situated along I-94 in Maple Grove. The matrix on the following page details the type of developments we believe are achievable given the timing of market forces affecting the subject site. Arbor Lakes Highway Monument in Maple Grove Market Overview Page 12 County Road 10 Redevelopment Study October 24, 2006 Timeframe Land Use Accessibility Trade Area Example Uses Site Size 1-5 Years Commercial (retail or service-retail) Highway-oriented Neighborhood- oriented (1 to 3 miles) Small- to medium-sized restaurant, dry cleaner, hair salon, video rental 1-3 Acres 5-9 Years Commercial or Mixed-Use Highway-oriented unless significant change in surrounding land uses substantially increases household and/or worker population within walking distance Community- oriented (4 to 8 miles) Multi-tenant office; if mixed-use, neighborhood retail with high-density housing oriented toward the rear of the site away from roadway along with connectivity to trails and other nearby commercial uses 3-5 Acres 10+ Years Commercial or mixed-use Highway-oriented unless significant change in surrounding land uses substantially increases household and/or worker population within walking distance Regional Multi-tenant office; if numerous amenities are connected to or included in the site, mixed-use could include a variety of higher- density housing types as well as specialty or shopping retail stores 5+ Acres Recommendations In order to maximize the potential of the site once employment begins to substantially increase in the study area, we recommend the following course of action: • Hold site for three to five years for future potential; • Assemble adjacent parcels or partner with property owners of adjacent parcels in order to create a sizable site that can incorporate amenities (e.g., public gathering spaces, sidewalks, etc.) and have a mix of complementary uses (e.g., housing or office space with retail); • If assembling adjacent parcels or partnering with adjacent property owners, be mindful that it would be advantageous to have as much depth as possible to the site in the interest of being able to situate any housing as far from CR 10 as possible; • Introduce signage or monuments that indicate to CR 10 motorists that they are passing through a defined district (e.g., gateway monument at I-35W); • Promote redevelopment of nearby sites into higher-density land uses, as these new developments will enhance the potential of the subject site to be developed at higher densities; • Where feasible, enhance connections to nearby neighborhoods, commercial developments, and parks through the use of trails and sidewalks; or • If it is necessary to develop the gas station site within one to five years, anticipate a small- scale, highway-oriented development, but consider design guidelines that could make it Market Overview Page 13 County Road 10 Redevelopment Study October 24, 2006 easier for the development to be incorporated into a larger, mixed-use development at a future date. Given the projected growth of the study area, pressure to redevelop sites along CR 10 will increase regardless of the recommended course of action above. In the absence of the above recommendations, development potential will be limited to highway-commercial in the short term and then shift to multi-tenant office over the long-term. 1 Premium Stop Redevelopment Area Study City of Mounds View City of Mounds View December 2006 Prepared for: City of Mounds View Community Development Authority Prepared by: DSU/ Bonestroo Premium Stop Redevelopment Area Study with Market Research Attachment Premium Stop Redevelopment Area Study 2 City of Mounds View INTRODUCTION This technical memorandum signals the completion of the research and analysis and redevelopment concept development stages of the Premium Stop Redevelopment Area project. The purpose of this memorandum is to summarize and document the process that has been completed to date. The document begins with a Background section that provides basic information about the project site. This section includes information about both the physical characteristics of the site and its surroundings, and information regarding its comprehensive plan and zoning designation. Also included in the report are: • Description of the physical redevelopment of the Premium Stop Area. • Summary of goals and objectives. 3 Premium Stop Redevelopment Area Study City of Mounds View BACKGROUND Study Area The Premium Stop Redevelopment Area is a series of parcels combined to create a 12.3 acre project area located along County Road 10 in the City of Mounds View. This project area is generally bordered on the northeast by County Road 10, the south west by a combination by O’Connell Drive, the west by Edgewood Drive, and the south by Woodale Drive. The site is surrounded by single family residential neighborhoods on the southwest and by commercial development along County Road 10. The site currently contains a variety of commercial and residential uses including the two restaurants, a car wash and single family homes. Along County Road 10, the City is currently engaged in a trail improvement project which will have some impact on the proposed Premium Stop Redevelopment Area. Some of the improvements proposed along County Road 10 include; a new 10’ multi-use trail, seating areas, bicycle racks, wayfinding signs and markers, landscaping, stormwater management areas and City monumentation. Existing Site Premium Stop Redevelopment Area Study 4 City of Mounds View SUMMARY OF SITE ANALYSIS Site Zoning and Data The current 12.3 acre Premium Stop Redevelopment Area is guided as business and zoned as B-3 – Highway Business according to the City of Mounds View’s Zoning ordinance. The site is divided into four distinct areas: a) The upper portion of the site at the intersection of County Road H2 and County Road 10 with existing commercial uses, including the City owned and recently removed Premium Stop Gas Station; b) The middle portion located along County Road 10 with the Car wash and vacent parcel; c) And the lower portion of the site along County Road 10 with existing single family homes and numerous existing trees. d) The City currently owns the former Premium Stop Gas station site which is 1.159 acres and has approximately 518 lin. feet of frontage along County Road 10. Enlargement of EDA owned parcel Existing Site Zoning 5 Premium Stop Redevelopment Area Study City of Mounds View Development Pattern Conventional Suburban Development Pattern Very much like residential areas within close proximity to this site, the development pattern of the Premium Stop Redevelopment Area is consistent with suburban trends. As with most suburban commercial areas, the existing site is characterized by widely spaced buildings set back and isolated from the street in order to accommodate highly visible parking lots. Since land uses are compartmentalized, residents are forced to make most trips by car. As a result, streets and signs have been designed to accommodate the automobile, creating a cluttered environment lacking a distinct sense of place that is not very pedestrian friendly. The ultimate challenge for a suburban environment is to balance the functional needs of vehicles with those of pedestrians, to create a sense of personal safety and comfort while also nurturing a memorable image. The challenge for this particular site also involves defining a focus to the area, reducing clutter, and fostering a sense of community pride. Traditional Community Development Pattern Older, more traditional development patterns include more closely spaced buildings that collectively shape the street corridors and create a more compact, pedestrian-friendly environment. This is the basic development pattern that the City of Mounds View desires for this project which has been articulated as a redevelopment goal. Existing Site Development Pattern Premium Stop Redevelopment Area Study 6 City of Mounds View Site Ownership The 12.3 acre Premium Stop Redevelopment Area currently has twelve different property owners, including the City of Mounds View Economic Development Authority which owns approximately 1.16 acres of land within the site at the intersection of County Road 10 and County Road H2. The significant number of different property owners has created a non-unified site and has directly resulted in the existing uncoordinated conventional development pattern. In addition, the ownership patterns contribute to the challenge of redeveloping the site. A more unified ownership of the site would contribute to improving site access and circulation as well as creating a more compatible and cohesive development pattern for the redevelopment of the site. Existing Site Uses Existing Site Ownership 7 Premium Stop Redevelopment Area Study City of Mounds View Site Access and Circulation The Premium Stop Redevelopment Area is located along County Road 10, which is the main northwest to southeast vehicular corridor in the City of Mounds View. Each of the individual properties along County Road 10 has a private driveway creating potential pedestrian/ vehicular conflicts. Current access into the project area is limited to right-in and right-out only. Full access to the redevelopment site occurs at the intersection of Edgewood Drive and County Road H2. Future access to the redevelopment project site will be as limited as currently exists with the opportunity to consolidate driveways and remove some altogether. The internal circulation on the redevelopment project site is defined by a series of residential streets with limited pedestrain sidewalks. The existing bicycle and pedestrian network adjacent to the redevelopment site will be enhanced with the creation of a multi-use trails along the entire lenght of County Road 10 within the City limits. The City has expressed a desire to enhance the pedestrian connection between the redevelopment project site and the adjacent single family residential neighborhoods to County Road 10. Existing Site Access and Circulation Premium Stop Redevelopment Area Study 8 City of Mounds View Goal #4 Use the urban design elements to create a streetscape system that emphasizes a sense of human scale and balance between pedestrian and automobile space along County Road 10 and within the development. Enhance pedestrian connections from the redevelopment site to the County Road 10 corridor and to adjacent residential neighborhoods. Goal #5 Require new development to provide adequate and appropriately screened off-street parking. Redevelopment Master Plan The Premium Stop Redevelopment Area plan envisions the creation of a compact, walkable commercial node with a mix of retail, office and housing. The development will connect to community amenities along County Road 10 as well as existing adjacent neighborhoods, local parks and new multi-use trail, neighborhood schools in the City, all while providing a pedestrian friendly environment. The master plan proposes a development that will be tied together by a new multi-use trail along County Road 10 as well as a series of new pedestrian connections providing access to the redevelopment site and creating a backbone for internal circulation. The proposed commercial properties that front County Road 10 will define the edge of the corridor and provide necessary services to the neighborhood and community as a whole. The commercial uses will be backed by a series of shared surface parking lots that will serve as parking for the commercial and office uses, as well as provide overflow public parking during events and weekends. The proposed housing within the redevelopment project site will include housing that blends with the traditional surrounding neighborhoods providing affordable options for current residents and free up housing for new residents. As a direct result of conversations with City staff, a set of draft goals was created for the Premium Stop Gas Station Area Redevelopment Plana and are listed below: Goal #1 Achieve an appropriate development project that includes business, residential and mixed uses along County Road 10. The business/ commercial uses should frame the intersections and buffer the residential uses from the impacts of County Road 10. The development should also be based on real market conditions and achievable market strategies. Goal #2 Require the development to reflect and reinforce the positive and strong architectural elements that represent the desired character and image of the community. The development should also be designed in a manner to be compatible with adjacent developments. Goal #3 Extend the urban design elements and amenities found along the proposed County Road 10 multi-use trail, demonstrating consistency and compatibility with the existing improvements found along the County Road 10 corridor and visually connecting the site to its surroundings. 9 Premium Stop Redevelopment Area Study City of Mounds View Premium Stop Redevelopment Area Concept A Short Term Short-Term: • Commercial infill – 1 commercial space with a total of 5,000sf located on the old Premium Stop Gas Station site – Building one story in height – Potential drive-thru opportunity – Front yard outdoor dining spaces – Potential users - Office for local services with good visibility to County Road 10 • New shared parking lot – 26 shared parking stalls located behind the buildings that front County Road 10 – Landscaped islands and parking lot edges to screen the parking • Existing Japanese restaurant to remain (however, facade improvements are recommended) – Parking to be reconfigured to create shared parking opportunities – Access maintained from Greenfield Avenue • Streetscape improvements • Maintain single access drive located along County Road 10 (right-in and right-out only) • Shared parking lot located on site • Pedestrian connection from single family neighborhood to County Road 10 Premium Stop Redevelopment Area Study 10 City of Mounds View Premium Stop Redevelopment Area Concept B Short Term Short-Term: • New Mixed-Use infill - Commercial and Office – Add 1 commercial space with a total of 10,000sf at the corner of County Road 10 and County Road H2 – Building two story in height – Front yard outdoor dining spaces – Requires the cooperation and easements with adjacent Japanese restaurant • New shared parking lot – 86 shared parking stalls located behind the buildings that front County Road 10 – Reconfigured parking lot with two driveway access to Greenfield Ave – Landscaped islands and parking lot edges to screen the parking • Existing Japanese restaurant to remain (however, facade improvements are recommended) – Parking to be reconfigured to create shared parking opportunities – Access maintained from Greenfield Avenue through shared parking • Streetscape improvements • New access drive located along County Road 10 (right-in and right-out only) • Shared parking lot located on site • Pedestrian connection from single family neighborhood to County Road 10 11 Premium Stop Redevelopment Area Study City of Mounds View Premium Stop Redevelopment Area Concept C - 1 Mid Term Mid -Term: • Expand Commercial infill – Expand current commercial infill along County Road 10 to 8,000sf – Building remains 1 story in height – Relocate Japanese Restaurant into this expanded building space – 84 shared parking stalls located behind the buildings that front County Road 10 – Reconfigured parking lot with two driveway access to Greenfield Ave – Landscaped islands and parking lot edges to screen the parking – Requires redevelopment of the Sports Bar site • New Senior Condo infill – 40 total units – Building three stories in height – Underground parking – Parking to be reconfigured to create shared parking opportunities – Access maintained from Greenfield Avenue • New Townhome infill – 13 total units – Building two stories in height, with rear garage entries • Streetscape improvements • Public park with connections to residential neighborhoods and County Road 10 Premium Stop Redevelopment Area Study 12 City of Mounds View Premium Stop Redevelopment Area Concept C - 2 Mid Term Mid -Term: • New Commercial infill – 5,000 total sf – Building one story in height – Parking to be reconfigured to create shared parking opportunities – Access maintained to County Road 10 – Requires the redevelopment of the Sports Bar, Japanese Restaurant and Car Wash sites. • New shared parking lot – 40 shared parking stalls located behind the building that front County Road 10 – Landscaped islands and parking lot edges to screen the parking • Streetscape improvements • Pedestrian connection from single family neighborhood to County Road 10 13 Premium Stop Redevelopment Area Study City of Mounds View Long -Term: • New Mixed-Use infill - Commercial and Office – Add 1 commercial space with a total of 10,000sf – Building two story in height – Reconfigured parking lot with 93 shared parking stalls – Staged redevelopment of remaining parcels along County Road 10 • New Condo/ Apartment infill – 60 total units – Building three stories in height – Underground parking with 41 surface parking stalls – Access to Woodale Drive • New Townhome infill – 20 total units – Building two stories in height, with rear garage entries • Streetscape improvements Premium Stop Redevelopment Area Concept D - 1 Long Term Premium Stop Redevelopment Area Study 14 City of Mounds View Premium Stop Redevelopment Area Concept D - 2 Long Term Long -Term: • New Corporate Office infill – 60,000 sf in two buildings – Buildings each 2 stories in height – 190 parking stalls located behind the buildings that front County Road 10 – Driveway access to Woodale Drive – Landscaped islands and parking lot edges to screen the parking • Streetscape improvements • Pedestrian connections through campus from single family neighborhood to County Road 10 • On-site stormwater management • Maintain existing trees 15 Premium Stop Redevelopment Area Study City of Mounds View Premium Stop Redevelopment Area Concept E Long Term Alternative Long -Term: • New Mixed Use infill – 5 New buildings (Both Mixed-Use and Residential) – Buildings each 2 stories in height – All buildings would require underground parking – 200 total parking stalls located behind the buildings that front County Road 10 – Requires closure of Greenfield Ave at County Road H2 – Requires extension of O’ Connell Drive to Edgewood Drive – Greenfield Ave would terminate at O’ Connell Drive and pedestrian promenade would connect out to intersection of County Roads 10 and H2. – New road connection Jeffery Drive to County Road 10 – 24 total infill Townhomes shown – Landscaped islands and parking lot edges to screen the parking • Streetscape improvements • Pedestrian connections through project site from single family neighborhood to County Road 10 • On-site stormwater management • Maintain existing trees Premium Stop Redevelopment Area Study 16 City of Mounds View Commercial Development The desired outcome for the commercial development on the Premium Stop Redevelopment Area is to maintain and improve the commercial area as a vital retail and service location along County Road 10. The main objectives for the commercial development are as follows: 1. Identify and recruit business types that will be successful in this location and support land use densities and values that make redevelopment financially feasible. This may require authorization of some Redevelopment Project Staging The redevelopment master plan for the Premium Stop Redevelopment Area has been designed in a way to be phased in over time as parcels located in the redevelopment site become available. The master plan has been defined as short-, mid- and long-term redevelopment potential, which will allow the plan to be flexible and redevelopment to occur regardless of which parcels become available for development. In addition, the master plan will allow for existing buildings to remain as part of the overall redevelopment of the Premium Stop Redevelopment site as long as these buildings were altered in their location and their exterior appearance to be in keeping with the site plan and design guidelines articulated in the master plan. Implementation Strategy: Planned Unit Development Overlay District To accomplish the goals of the Premium Stop Redevelopment Study, the city will consider an overlay zoning district that would provide standards and procedures beyond what is contained in the zoning ordinance for the underlying districts along the Highway 10 corridor. This Planned Unit Development Overlay District, to be developed in detail by city staff and consultants in conjunction with the Planning Commission and City Council, could include the following: 1) All projects on property within a certain defined area along the corridor - perhaps 300 feet from the right- of-way, or another distance to be determined - would be approved only upon application for a planned unit development (PUD) in accordance with the standards for PUDs in the Mounds View zoning code, the additional standards of the overlay district, and the goals of the corridor study. 2) The uses allowed within the overlay will include all permitted, conditional, and accessory uses in the underlying district, plus other uses integrated into the project, upon a finding by the City Council that such uses within the overall project further the goals of the corridor study. Specifically, mixed use projects, integrating retail, office, and residential uses both horizontally and vertically will be encouraged. 3) Site planning standards within the overlay district will include requirements for building placement close to the street, parking to the side and rear, maintenance of a street edge by means of a fence, railing, or hedge, and screening of loading areas and trash receptacles from view of public streets, the front yard of neighboring properties, and adjacent residential areas. Setbacks within the overlay district will be modified from the standards in the underlying district to encourage this building placement through the use of build-to lines, reduced or zero side setbacks where appropriate, and other considerations to implement the overall intent of the corridor study. 4) Architectural standards within the overlay district will be more rigorous than in the underlying district, including increased use of durable building materials such as brick, stone, and glass, and reduced use or prohibition of wood, sheet metal, and plain concrete block 17 Premium Stop Redevelopment Area Study City of Mounds View Architectural and Site Design Guidelines Site architecture has the most significant impact on site character. Buildings define edges and spaces, establish a level of quality, and serve as inherent destinations for pedestrians moving adjacent to and through the site. They must therefore be well designed, relate to surrounding uses and utilize high quality materials. The Premium Stop Redevelopment Area will benefit from architecture that is consistent in quality and relates to adjacent buildings throughout the County Road 10 corridor. The proposed new buildings will be located along County Road 10 and should employ high quality materials such as stone, brick, and masonry with metal, can- vas and stone accents. Basic Architectural Principles and Overall Site Character: • Define spaces with buildings, not with parking lots. • Create a “Downtown” character on the site that will reinforce a pedestrian friendly environment through the site location of buildings close to the property lines, use of high quality building materials and building façade articulation. • Create building facades and entrances that are interesting and inviting. • Accomplish a level of consistency between commercial, office and residential buildings through similar detailing, materials, other building materials and context. flexibility from the current zoning standards related to setbacks, density, parking, open space and building height. 2. Strive to retain existing local businesses when possible, or to relocate them into places that will allow them to continue to contribute to the prosperity of the community. Identify and support the location of businesses that will contribute to the drawing power of the redevelopment site. 3. Implement strategies to reduce parking requirements, including reduced parking ratios, creation of private/ public shared parking, and trails/sidewalks. Residential Development The desired outcome for the residential development within the Premium Stop Redevelopment Area is to provide the City of Mounds View a series of new housing options that currently do not exist within the community that relate in character and scale to the adjacent neighborhoods. The main objectives for the residential development are as follows: 1. Provide additional housing alternatives in close proximity to the County Road 10 that will fill a need in the current housing market. 2. Successfully integrate the new housing into the surrounding older established neighborhoods. 3. Require high quality community design and construction standards. Premium Stop Redevelopment Area Study 18 City of Mounds View Commercial Buildings The new commercial buildings proposed on the Premium Stop Redevelopment Area site should be designed to be consistent in character with adjacent uses. Design elements of the buildings should include: • Create dual (front and rear) building facades and well defined entrances that are interesting and inviting, allowing people to access the businesses from the street or parking lot. Utilize covered entrances and window canopies to reinforce a pedestrian scale. • Columnar forms at key building corners. • Variety in building planes both vertically and horizontally. • Utilize high quality materials, including stone, brick, decorative masonry units, prudent use of EIFS (Exterior Insulation and Finish Systems), and a variety of ornamental metals. • Commercial buildings should maximize frontage along County Road 10 and should be 1 to 2 stories tall to create a desired character along County Road 10 and to frame the site. • Setbacks for the commercial buildings should be 5’ to 10’ max. for buildings without outdoor dining components and 15’ to 20’ max. for buildings with a outdoor dining component. Existing commercial buildings that may remain within the redevelopment project area must be compatible with the master plan for the overall site. This will require existing buildings to undergo exterior architectural renovations that would result in an exterior image consistent with newly constructed commercial buildings in the area. The architectural elements described for new commercial buildings should be used as a guide to retrofitting existing buildings. 19 Premium Stop Redevelopment Area Study City of Mounds View Residential Buildings The new residential buildings on the Premium Stop Redevelopment Area site should be designed to communicate a high quality living experience for all income levels and be consistent in character with single family uses. The design should include visual interest throughout, with special attention paid to street and sidewalk frontages. Design elements of the buildings should include: • Well defined entrances with creative use of colorful materials and texture. • Unique detailing that reinforces the character and image of adjacent neighborhoods. • Buildings should utilize compatible high quality materials and design that relates to and reinforces the character of adjacent neighborhoods. These materials should include stone, brick, decorative masonry units, and a variety of ornamental metals. • Setbacks for the residential buildings should be 15’ to 20’ minimum from public sidewalk. Building heights should be no more than two stories. Premium Stop Redevelopment Area Study 20 City of Mounds View Pedestrian and Bicycle Network Integral to the function of the Premium Stop Redevelopment Area is the creation of an integrated system of pedestrian linkages. All streets in the site will accommodate pedestrian movement either with sidewalks or trails. In addition, pedestrian connections to adjacent neighborhoods and commercial areas will be enhanced with decorative crosswalk treatments, signs, and landscape improvements. In addition to the improved pedestrian connections, a new multi-use trail adjacent to the Premium Stop Redevelopment Area has been proposed within the public R.O.W. (right of way) of County Road 10.