HomeMy WebLinkAboutCity Council Packet 03-08-2005 SpecialAgenda
City of Plymouth
Special City Council Meeting
Tuesday, March 8, 2005
5:00 p.m.
Lunch Room
Lower Level of City Hall
1. Call to Order
2. Discuss City Center concept, parking, Downtown Council,
and signage issues
3. Review development/redevelopment application process
4. Set Future Study Sessions
5. Adj ourn
Agenda Number:
TO: Laurie Ahrens, City Manager y
FROM: Barbara Senness, Planning through Anne Hurlburt, Community
Development Director
SUBJECT: Update on City Center and Surrounding Area
DATE: March 1, 2005 for the Special City Council Meeting of March 8, 2005
1. INTRODUCTION
The Council has requested an update on development activities and issues in and around the City
Center area. After receiving background information and a status report, the Council should
discuss and identify issues for further study. Depending on the outcome of this discussion, the
Council may wish to give direction to staff or schedule additional meetings on this subject.
2. BACKGROUND
The original City Center Plan was adopted in January of 1996. In June of 1999, a Streetscape
Element was adopted to complement the 1996 plan. The vision, guiding principles and concepts
from the 1996 plan were incorporated into the Land Use Element of the Comprehensive Plan
adopted in August of 2000 (see excerpt attached.) The Streetscape Plan was included in
Appendix 4-13 of the Comprehensive Plan.
Attached is a zoning map of the City Center and surrounding area. Staff will present additional
maps and information at the study session.
3. ISSUES/PROJECTS UPDATE
The City Council last discussed the status of City Center and the surrounding area at a study
session in March 2003. The following is a summary of projects initiated or completed since that
time and their current status.
PUBLIC PROJECTS
Ice Center expansion: In 2004, the Ice Center was expanded to include a third sheet of
ice. Associated improvements included the net addition of 23 parking spaces and an
entrance on the east side of the building. The new entrance makes the parking on the east
side of the building (237 spaces) readily accessible to patrons. In the past, this parking
was underutilized as it was out of sight of a building entrance and a long distance away
from an entrance.
Public Safety expansion: Construction is well underway for the parking garage for police
and fire vehicles and the expanded space for public safety operations. Parts of the
expansion area will be occupied in April 2005. Remodeling in existing areas of Public
Safety and work on the expanded lobby area will be completed by January 2006.
Expansion of street lighting: Decorative street lights are scheduled to be installed (June
2005 estimated start) along 36th Avenue from Plymouth Boulevard to Vicksburg Lane
and south on Vicksburg to Highway 55. Funding will come from assessments on
adjacent properties and state aid monies.
City Center signs: The Streetscape Plan calls for signs on both sides of Vicksburg Lane
at Highway 55 and on the west side of Plymouth Boulevard at Highway 55. This project
has been held up due to the need to obtain easement agreements for the signs on
Vicksburg. Staff anticipates being able to move forward with this project in the spring.
Plymouth Library: Hennepin County has allocated three million dollars for expansion of
the library in Plymouth. A building update handout prepared by the County is attached.
Staff has no information at this time about the details of the expansion.
United States Post Office parking expansion: City staff has been working with the Post
Office on their plan to increase parking and separate the parking field from the mail drop-
off lane. Although the City does not regulate any improvements on a federally -controlled
site, an easement will be required since part of the project will extend onto City -owned
land. As shown on the attached site plan, the ponding and part of a drive aisle would be
located on City property. Construction is expected in Fall 2005.
PRIVATE DEVELOPMENTS
Plymouth Creek Professional Building: This 12,500 square foot building was completed
in 2003. It is located on Plymouth Boulevard south of 37th Avenue. A nearly mirror
image building is planned for the northern portion of the site.
New Businesses: Many of the businesses that have located in City Center over the past
two years are medical/dental uses.
Carlson site behind Cub: The office condominium project is nearing completion and
staff has begun to issue building permits for individual tenant spaces.
Shops at Plymouth Creek: In November 2004, the City Council approved roughly
230,000 square feet of retail development in the southwest quadrant of Highway 55 and
Vicksburg Lane. Lowe's, which is the major tenant in the new development, has applied
for a building permit, which is currently under review. The second phase of the
development will include a senior housing project undertaken by the Plymouth HRA.
The City Council will consider a bond sale :for this project at their March 29 meeting.
2
OTHER ISSUES
Available parcels: There are three available sites that include the two John Day
properties north of the Library and the site west of the TCF Bank. The latter site is
approved for an Affinity Plus Credit Union. However, that project has not moved
forward to construction.
Industrial use/southeast quadrant of Highway 55/Vicksburg Lane: During the review of
the Shops at Plymouth Creek, Council members raised concerns about the future
redevelopment potential of the older industrial buildings north of 32nd Avenue and east of
Vicksburg Lane. Consequently, the traffic study for the Shops project modeled this site
for both the existing industrial use and retail uses. Currently, there are 165,500 square
feet of industrial use on three parcels in this area. For purposes of the traffic study, staff
estimated that 138,000 square feet of retail use could fit on these parcels. The traffic
study found that with a change to retail uses, there would be 168 additional inbound trips
in the peak hour and 62 additional outbound trips. This would translate into 300
additional trips on Vicksburg Lane during the peak hour and an acceptable level of
service on all but one of the intersection studied, assuming the traffic improvements that
will be constructed as part of the Shops at Plymouth Creek development. The study
found that the Highway 55/Vicksburg intersection would operate at Level of Service E
under all development scenarios. At the present time, there are some vacancies in the
existing industrial buildings. However, none of the property owners in this area have
contacted staff regarding potential redevelopment of their properties.
4. CONCLUSION
After receiving background information and a status report on City Center and the surrounding
area, the Council should discuss and identify issues for further study. Depending upon the
outcome of this discussion, the Council may wish to give direction to staff or schedule additional
meetings on this subject.
ATTACHMENTS:
1. City Center section of Comprehensive Plan (pages 4-19 through 4-22, Land Use
Element)
2. Zoning Map
3. Post Office site plan
4. Plymouth Library Building Update
3
made for that part of the study area east of Peony Lane. The study was concluded and the
designation of the area as a study area was removed from the Land Use Guide Plan map.
Resolutions 2001-026, 027 & 028)
4.4.2 CITY CENTER
For many years, Plymouth identified an area of about 75 acres near the center of the community
as its "downtown." For most of that time nothing happened that would provide any sense of it
being a downtown. Recognizing this, the City undertook a process that culminated in the
adoption of City Center Concept Plan and Design Gruidelines in January 1996. Three years later
in June 1999, the City Council adopted a Streetscape Element to complement the 1996 plan.
This section incorporates the vision, guiding principles and concepts from the 1996 plan. The
detailed plan strategies as well as the public space design guidelines and supporting graphics
from the Streetscape Element are included in Appendix 4-B.
4.4.2.1 Site Context
Plymouth's City Center is located about one mile west of I-494 on Trunk Highway 55. The
district is bounded on the south by Highway 55, on the west by Vicksburg Lane, on the north by
CSAH 9 (Rockford Road) and the east by Plymouth Boulevard. Wooded areas and wetlands
occur to the west, east and within the site, creating a commercial center surrounded by natural
environment.
Land ownership is
divided among many
individuals, with no
single owner
controlling a majority
of the City Center area.
Land adjacent to City
Center is fully
developed with the
exception of one
vacant parcel on the
west side of Vicksburg
north of Trunk
Highway 55. Adjacent
uses include single
family homes,
townhomes,
apartments and light
industrial uses across
Highway 55.
ATE
1lWytV0SS, 7
CITY CENTER
PIN mouth Land Use Plan — Au dust S. 2000 4 - 19
4.4.2.2 City Center Vision and Guiding Principles/Concepts
City Center will be a blend of cultural, recreational, civic and entertainment uses that encourage
interaction of the entire community, especially families. It will be built around an infrastructure
that provides goods and services for residents and that allows for casual meetings and organized
community -wide events. In all facets, the: City Center will orient to people.
Plymouth's City Center will not be a "downtown" in the traditional sense, but it will not be
merely a "shopping center" either.
Identity Related to Place. An identity will be established that is meaningful to the community,
symbolizing the area as the heart of the community and reflecting the spirit of the people and the
place. This identity must be recognizable from the edges of City Center and from within.
Elements used to tie the center together need to reflect both the urban and natural qualities of the
community.
The best opportunities for creating a distinct City Center will be in its public components (which
are controlled by the City). Buildings like City Hall and the Plymouth Creek Center are strong
civic elements. However, streetscape elements, such as lighting, landscaping, signage and street
furniture will play a greater role in 1) unifying the City Center area through consistent design,
2) creating a unique and identifiable image for City Center and 3) emphasizing pedestrian -
friendly streets that encourage walking through the center.
Recognition of Natural Resources. Forests, wetlands, topography and other features of the
natural environment will be recognized as elements that lend identity to City Center, as a means
to connect City Center to areas at its edges and as a force that shapes patterns of development.
Significant patterns of the natural landscape need to be integrated into new development, so that
they become amenities for new development rather than the space left over. Emphasis will be
placed on creating a seamless landscape, without break across the lines that might otherwise
divide the private from the public area of the center.
A Mix of Uses. City Center will contain a blend of activities, including commercial, office and
public uses, with no single use dominating. The ]public elements will include public facilities,
such as City Hall, the amphitheater, the ice arena. and the Hennepin County Library, but also
includes parks, plazas and community -oriented open space. Mixing may occur vertically within
a building, with offices over commercial uses. Mixing will occur horizontally, so that a range of
uses occurs along the length of a street. However, mixing needs to respect the specific character
of the land and resources and to consider the character of the City Center's neighbors.
Retail entertainment and retail uses will be focused in the areas north of Highway
55. Convenience retail will occur at the southeast corner of Vicksburg Lane and CSAH 9
Rockford Road).
Office and office -technical uses will occur in the central portion of City Center. Traditional
office uses are encouraged, but office -technical uses would also be appropriate. This type of use
is in higher demand in the region and would be entirely compatible with other uses of City
Plymouth Land Use Plan — august 3, 2000 4-20
Center. Office -technical uses resemble traditional offices, have similar service/loading and
parking requirements, can have the same level of aesthetic enhancement, but provide space for
research and testing in addition to office functions. They do not contain warehouse spaces, but
might have showroom function as a minor part of the development.
Higher density residential uses could occur on several sites within City Center.
Streets as Spaces. Streets are the public spaces and the common ground of City Center. To be
active as public spaces, they cannot be used for cars alone; pedestrians must be an integral part of
the street environment. Development along streets will not be so much a part of the private
realm, but instead will feel like an extension of the public space of the street. Community and
civic uses will front on major streets and buildings will address streets instead of parking lots.
Circulation patterns throughout City Center will be planned to allow for people to move about
without their cars, to allow people to park once and shop twice and to coordinate with future
changes to larger transportation systems. Streets will be planned to create comfort and interest
for pedestrians, with cars moving at speeds that allow for recognition of more than the generic
symbols of the retail environment.
The existing pattern of streets in the center serves as a good foundation for the structure of City
Center. Vicksburg Lane and Plymouth Boulevard define the west and east boundaries, while
cross streets break the center into discrete blocks.
Parking for People. The land in City Center is too valuable to cover with asphalt and cars. In
order to provide focus on the architecture and activities of the center, parking will be moved out
of the "front yard" and shared among a variety of uses. To enliven the street, on -street parking
will be encouraged on Plymouth Boulevard north of 35th Avenue and on the cross streets (35th,
36th and 37th Avenues). All parking will be developed to relate to people as well as to cars.
Design of Buildings. Development of City Center needs to generate intensity and permanence
and set a hierarchy of building types, including the establishment of landmarks. Consistently
high standards will be set for building materials and construction to achieve an architecture that
is meant to last. City Center will be developed in ways that use the land to its highest potential,
not in ways that simply await the next development opportunity.
Buildings will unify City Center in the ways they address the street, responding to the pedestrian
environment and reinforcing adjacent structures. Buildings will be set close to the street,
resulting in the buildings becoming the; focus rather than parking lots. Buildings close to the
streets will also shield neighboring residential areas from parking areas and lights and create a
sense of density for City Center. Commercial buildings will provide for walk-in trade from
nearby residential areas and adjacent civic facilities, as well as for customers who drive.
Connection to, from and within City Center. Strong connections are needed between City Center
and the neighborhoods that surround :it, and extending into more distant neighborhoods by
continuous and convenient trails. In addition, City Center must be walkable --no more than a
ten-minute walk between major features. To facilitate pedestrian movement through the center,
developers need to establish north -south mid -block connections through the center. Transit is
Plymouth Land Use Plan — August 8, 2000 4-21
also a method of connection; transit needs will be considered as development proposals are
reviewed.
Orientation to Families. Plymouth's center will have an orientation to families, with activities
and events that build a sense of community across generations. Activities will be encouraged
that make City Center active in the evenings as well as during the day, and for civic and
entertainment reasons as well as for shopping or work.
4.4.3 LAND USE GUIDE PLAN DESIGNATIONS
The City of Plymouth uses 11 distinct designations to guide land use, including five living area
designations, three business designations, one industrial designation, one public designation and
one mixed use designation. Table 4-2 provides a breakdown of future land uses within the City
based on these land use designations.
TABLE 4-2
FUTURE LAND USE ACREAGES
Land Use Guide Plan
Designation Total Acres
Cumulative
Percent of
Total
Within
Proposed
MUSA
Outside
Proposed
MUSA
LA -R, Living Area Rural 1,860.98 8.15 205.13 1,655.85
LA -1, Living Area 1 7,034.87 30.80 7,034.87
LA -2, Living Area 2 2,103.39 9.21 2,103.39
LA -3, Living Area 3 592.23 2.59 592.23
LA -4, Living Area 4 503.32 2.20 503.32
CO, Commercial Office 619.91 2.71 619.91
C, Commercial 481.77 2.11 481.77
CC, City Center 132.22 58 132.22
IP, Planned Industrial 1,812.09 7.93 1,812.09
PI, Public/Semi-Public/
Institutional
3,014.16 13.20 2,856.05 158.11
Roads, Lakes, Etc. 4,684.96 20.51 4,684.96
Total 22,839.90 100 21,025.94 1,813.96
Source: City of Plymouth
Figure 4-3 illustrates the land use guide plan for Plymouth through 2020. When interpreting the
map, the City will use the following guidelines:
The boundary between two land use guide plan designations shall be considered to extend to
the center of an adjacent street.
In undeveloped areas, the designations on the map assume that the boundary between guiding
classifications will follow major roads. Consequently, if the final alignment of a road
changes from that shown on the map, the line on the land use guide plan map will also move
to reflect the adjusted road alignment.
Plymouth Land Use Plan — August 8, 2000 4-22
I' llllli-C
shops at
Plymouth
Crock
POST OFFICE EXPANSION PROJECT
1.
41
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A -7 n o -H.L17orr,i 7d
OLibra Plymouth Lil
ry 1570036th Avenue North • Plymouth, MN 55446
BUILDING UPDATE
Overview Hennepin County's Plymouth Library opened in September 1995 on a site donated by the City of
Plymouth. The library building is approximately 16,000 square feet.
Plymouth Library serves residents in the City of Plymouth and surrounding communities.
About 772,000 books and audio-visual items were checked out in 2004. Plymouth residents checked
out over 75% of the total. Plymouth Library's collection of books, CDs, DVDs, and magazines
adds up to 77,000 items. There are 54 public computer work stations in the building which also has
wireless capability.
Community POPULATION
Data • The 2000 Census reported that Plymouth had 65,894 residents.
In 2003, the Metropolitan Council estimated that there are now 70,238 people living in Plymouth.
Census statistics show that 19,280 residents are younger than 20 years old, amounting to 29.3% of
the population.
The median age is 36.1 years, with 11% of the population age 60 years or older.
EDUCATION
55% of Plymouth adults are college graduates.
9.2% of the residents speak a language other than English at home.
Wayzata and Robbinsdale are the two largest school districts in the City of Plymouth. The three
top language groups other than English in the Wayzata School District are Russian, Chinese, and
Spanish. The Robbinsdale .District reports their largest English language learning groups are Spanish
and Hmong.
Community The existing library requires expansion to meet the needs of a rapidly growing and increasingly diverse
Need community. Hennepin County Library's services have expanded to provide increased electronic
access, broader selection of books, and :more and more compact discs and DVDs.
Libraries are increasingly gathering spaces for the community, and places where people explore ideas
and often work together on various projects. Through a recent process involving staff and public, it was
concluded that two major focus areas of the Plymouth Library are Lifelong Learning and Youth Services.
Hennepin County Hennepin County Commissioners approved funding to expand and renovate the Plymouth Library
Resources in 2005-2006. This project is included in the 2005 Capital Budget.
Proposed Building Hennepin County Commissioners and Library Board are committed to environmentally sound
Improvements design principles. The building's design will integrate important elements of sustainable architecture.
As the scope of the project takes shape, the design team, made up of library and county staff and
architects, will look to the community for ideas on library improvements.
Public Art Specially commissioned art work will be selected with community representation.
Architect Selection in process.
Capital Projects Janet Leick, Capital Projects Manager
Manager jleick@hclib.org
952-847-8606
Library Board Cynthia Steinke, President
John Gibbs, Vice President
Peter M. Miller, Secretary
Holly Guncheon
Patricia Izek
Jeffrey Lunde
David Pratt
Library Director Amy E. Ryan
Hennepin County Board of Commissioners
Mike Opat, I" District
Mark Stenglein, 2nd District, Vice Chair
Gail Dorfman, 3rd District
vos
Peter McLaughlin, 4" District
Randy Johnson, 51" District, Chair
Linda Koblick, 6" District
Penny Steele, 7" District
A service of
Hennepin County !I
Agenda Number: _?
TO: Laurie Ahrens, City Manager
FROM: Jim Barnes, Housing Programs Manager
Barbara Senness, Planning Manager
Anne Hurlburt, Community Development Director
SUBJECT: Redevelopment Issues and Opportunities
DATE: March 1, 2005, for the Special City Council Meeting of March 8, 2005
1. INTRODUCTION
One of the Council's 2004 goals was to study redevelopment strategies. This report is
intended to provide the Council with background on the issues surrounding redevelopment as
well as offer a basic understanding of what options and tools are available to communities to
assist with redevelopment projects.
This topic is especially timely, in that there are several projects on the horizon that may be
requesting City assistance. These include the Plymouth Shopping Center property, the
former Qwest site (AGA Medical) and United ]Properties proposal to redevelop the southwest
quadrant of I-494 & TH 55. Council direction would be helpful as we work with the
developers of these projects. United Properties has requested an informal meeting with the
Council, soon after the March 8 study session.
2. WHAT IS REDEVELOPMENT?
Redevelopment is the practice of renovating a previously developed parcel of land or
building site in order to allow a new or more -viable use or uses to replace the previous use
that may be obsolete or in disrepair. Potential redevelopment sites are no longer confined to
urban areas. Many suburban communities are in various stages of redevelopment.
Cities undertake the difficult process of redevelopment for many reasons. A revitalized
neighborhood or community brings a better quality of life, increases the tax base, adds jobs
and eliminates blight. Studies have demonstrated that redevelopment generally adds to the
overall positive perception of a community. It presents a picture to the outside that this is a
community that takes pride in maintaining itself and providing amenities people and
businesses are seeking.
3. PLYMOUTH REDEVELOPMENT PROJECTS
While Plymouth is thought of as a new, developing community, over the past 10 years the
City has experienced or considered redevelopnnent projects in various areas. Following is a
list of recent redevelopment projects.
Holiday Stationstore (Highway 55 and South Shore Drive)~— Two lots containing closed
gas stations were replatted and cleaned up to construct the new gas station. The City
approved 9 variances and rebuilt the frontage road to allow the project to proceed.
HOM Furniture (1-494 and County Road 9) A vacant industrial building, formerly used
as a distribution center was remodeled for the furniture store. The City reguided the site
to commercial use and zoned it PUD to ensure that the specific commercial use of the site
would be compatible with the neighborhood.
Plymouth Technology Park (north of Schmidt Lake Road between I-494 and Fernbrook
Lane This former gravel pit site was redeveloped for light industry with $634,500 in
tax increment financing that was used for site clean-up and grading.
Berkshire Project (2300 BerkshireThis industrial building was vacant and needed
extensive remodeling for a new user. The City provided $900,000 of tax increment
financing, which was used for site improvements. The City also facilitated the
consolidation of ownership of the site, which was necessary to get financing. The current
tenant is Unitron Hearing.
Schneiderman's Furniture (County Road 6 and Annapolis Lane)—Schneiderman's is also
located in a former industrial building that had been vacant for several years. It is located
next to Home Depot and other home -improvement -related uses. The City reguided and
rezoned the site to commercial use and granted one setback variance to accommodate the
new use.
The Shops at Plymouth Creek (]Highway 55 and Vicksburg Lane)—The vacant Dana -
Spicer building will be demolished for CSM's development anchored by Lowe's, and to
provide a senior housing site to the HRA. The City has committed $1,370,000 in tax
increment financing for road improvements and to assist the housing project.
The City has also considered its share of redevelopment efforts that have not come to
realization for a number of different reasons. The following are examples of redevelopment
proposals that have not been successful.
Extended Stay Hotel (Highways 55 & 16!L)-- The construction of this project did not
proceed for a number of reasons, but a major factor was the City's refusal of a request to
use eminent domain to obtain the Brown's Market site. The problems of working around
that site took a lengthy period of time, during which the developer ran into financial
difficulty. Other developers have considered the site but this is still a major barrier.
TOLD Development's plan to redevelop Plymouth Shopping Center and adjacent
housing (Highway 55 & County Road -)I —The developer requested tax increment
2
financing for infrastructure improvements (including rebuilding the intersection at the
frontage road and West Medicine Lake Drive) and use of eminent domain to acquire
houses on Cottonwood Lane. The project met with significant neighborhood opposition.
Other developers have since looked at the site, and have all indicated the need for some
City financial assistance.
County Road 73 Corridor Study Hi hwa.y 55 to the Minnetonka/Plymouth border)—
The study, identified by the Comprehensive Plan, proposed changing the guiding on the
east side of County Road 73 from LA -ll to LA -2 and changing the guiding of the
Plymouth Shopping Center and the properties on Cottonwood Lane from commercial and
residential to mixed use to encourage redevelopment. Changes were met with opposition
and the City Council chose to snake no changes to the plan in the absence of actual
redevelopment proposals.
4. ISSUES FOR REDEVELOPMENT'
As the above examples demonstrate, redevelopment is not easy and typically requires the
participation of the City at some level to make it successful. The City, the developer and the
surrounding neighborhood may have different goals and perspectives. The following are
some of the key issues for redevelopment.
City commitment – In order for redevelopment to occur, cities must have a vision and the
will to see it through to completion. Without a vision, redevelopment may be fragmented
and the end product may turn out to be less than desirable. The Comprehensive Plan is the
City's picture of what the community should look like in the future. In earlier stages of
development, the picture focuses on the vision for raw land. As a community ages, the
picture should extend to consider reuse. A clear vision will help the City Council to weigh
the costs and the concerns of landowners and neighborhood residents with the overall
benefits of the particular redevelopment project. It will also help staff work with developers
and land owners to prepare proposals that better fit the vision.
Economic issues – While it is important that the City have a clear vision of what it wants to
see, that vision is only practical if it is economically feasible and the private marketplace will
support it. Demolition, pollution cleanup, and upgraded infrastructure make redevelopment
an expensive endeavor. Oftentimes the private market cannot make the project happen alone,
as the costs are too high for investors to risk. Communities may not even become aware of
projects that are not financially feasible because the developer determines the project would
not work before they approach the City with the idea.
Landowner involvement – Landowners are ke;y players in the redevelopment process. They
should be part of the discussions from the beginning of the proposed project.
A landowner who is willing to sell or redevelop her/his property helps spur redevelopment.
However, some landowners see redevelopment as an opportunity to "get rich quick" and may
ask for unreasonable prices for their property or building. A landowner who is unwilling to
sell will make redevelopment more difficult. Either the developer needs to pay a premium
price for the property or the City needs to consider use of eminent domain (the legal taking of
private property for a public purpose) to gain control of the site.
3
Many redevelopment projects require the assembly of multiple properties, often with a mix
of willing and unwilling sellers. Through careful planning and discussions, developers may
be able to get all of the property owners to sell, but it usually comes at a cost to the
developer, city or both, just as it does with a single unwilling seller.
Community/Neikhborhood concerns — The concerns of adjacent neighbors and the larger
community are always part of a redevelopment project. It is important for community
leaders to listen to these concerns and weigh these concerns against the benefits that may
come with the redevelopment.
Some neighborhoods simply do not want change. Redevelopment is almost always more
intensive than the previous use due to the high costs associated with redevelopment.
Residents probably moved to the area because! of what they liked about it at that particular
time, such as open space or low volumes of traffic. More intense use will almost always
mean the loss of open spaces and more traffic.
The larger community may not support public involvement in redevelopment. Some of the
tools available (such as TIF or tax abatements) may be seen as a subsidy for the private
market. The redevelopment project may be seen as having an unfair advantage over
developments already in the community.
5. THE REDEVELOPMENT TOOLBOX
Communities have many "tools" to utilize when considering redevelopment projects. They
range from comprehensive plans and zoning regulations to financial assistance and eminent
domain. Attached is a chart that provides a general overview of the tools commonly
available to cities.
6. DISCUSSION QUESTIONS
Some questions the Council may want to consider include:
a. Will the City be an active or passive participant in redevelopment?
b. What tools is the Council willing to use to assist developers?
c. Are there tools (such as TIF) that the Council is willing to consider for only certain types
of projects, or in certain locations?
d. Are there some tools (such as eminent domain) that the Council is unwilling to consider
using under any circumstances?
ATTACHMENTS:
1. "The Redevelopment Tool Box"
2. Letter dated January 27, 2005 from United ]Properties
11
REDEVELOPMENT TOOL BOX
Tool What it does How it can be used
Planning & Zoning Comprehensive Plan Sets the Vision for the City Allows the City to designate areas for
Authority redevelopment and or a change in land
use (example: changing the southwest
quadrant of I-494/Highway 55 from
industrial to office classification resulted
in United Properties interest in
redeveloping this area)
Zoning Translates Comprehensive Plan Use of PUD zoning can allow for
into specific development individual project flexibility; granting
standards variances and ordinance amendments
can facilitate development not currently
permitted.
Non-Conforming use law Allows City to require Changes in the law have dramatically
discontinuance of limited the conditions under which non-
undesirable/incompatible uses conforming uses can be redeveloped
under certain conditions
Detailed Area planning Lays the groundwork for suture Lets potential developers know the
projects City's interest up front; provides
potential developers with needed
background information on potential
sites
Infrastructure & Capital Roads, sewer, water, transit, etc. Enhances site desirability The City can provide infrastructure to
Improvements reduce the higher costs developers incur
with redevelopment as opposed to green
field development
Public facilities Enhances site desirability The City can integrate a park, ice center,
community center, library, senior
housing, etc. into a proposed
redevelopment project as a project
incentive.
REDEVELOPMENT TOOL BOX
Tool What it does How it can be used
Eminent Domain Powers Land assembly Allows proposed site(s) to come The City can use this law to acquire (or
under the City's or developer's the threat to acquire) land from
control unwilling sellers that would prevent a
project from moving forward
Easements, Right-of-way Allows needed infrastructure or The City can use this law to acquire
improvements to be completed right-of-ways or easements to allow for
the installation of these improvements to
service a redevelopment project
Local Financing Sources Tax abatement Provides tax breaks to property The City, and/or County and School
owners District can forego property taxes for a
specified period of time (10-15 years).
TIF districts Provides redevelopment funds Cities or HRA's can establish TIF
through property taxes collected districts to provide funding for
redevelopment projects through the
taxes collected on the increase value of
a property.
General funds r iProvidesredevelopmenttunas mi. r*, r i r
f ne City can use reserves or funds from
from local taxes specific local accounts to assist a project
financially
Enterprise funds Finance basic infrastructure Extend or expand basic public systems
needed for developments
Non -Local Financing Tax exempt bonds Provides a source of financing The City can issue tax-exempt bonds
Sources for redevelopment projects either for a city project or on behalf of a
developer that may offer lower
financing costs and provide a benefit to
a project. The IRS regulates what type
of entity or project can be done under
these bonds, including industrial
buildings, non-profit businesses,
affordable housing, and healthcare
facilities.
REDEVELOPMENT TOOL BOX
Tool What it does How it can be used
State/Metro grants & loans Provides a source of financing The State, Metropolitan Council and
for redevelopment projects Hennepin County offer programs to
assist with redevelopment efforts
including brownfield clean up, pre-
development assistance, planning,
development capital and working
capital.
MSA State allocates share of gas tax City can target road improvements to
revenues for local road redevelopment sites.
improve ents
CDBG Provides a source of funding for The City could designate a portion or all
redevelopment projects of its CDBG funding to assist with
redevelopment projects
Tax credits Provides developers with Developers can apply for Historic Tax
funding for redevelopment Credits or Low Income Housing Tax
projects Credits depending on the type of project
proposed. Investors buy these credits
for a percentage that gives t11%1 dig V Givper
needed cash up-front.
Public Entities Housing & Redevelopment, Provides additional means for These public entities have their own set
Economic Development, and Port Communities to carry out certain of statutory controls beyond the City.
Authorities activities They can be established to assist with
redevelopment activities above and
beyond the City in certain situations.
Plymouth has established a Port
Authority and a Housing and
Redevelopment Authority.
UNITE[) PROPERTIES
January 27, 2005
Mrs. Anne Hurlburt
Director of Community Development
City of Plymouth
3400 Plymouth Boulevard
Plymouth, MN 55447
Ref: SW corner of 1-494 and Highway 55, Plymouth, MN
Dear Anne:
JAN 3 12005
i
We are writing as a follow up to our meeting earlier this month, where we presented various ideas
for the redevelopment of this prominent site in Plymouth.
We believe that an area comprised of approximately 14.8 acres of land, as illustrated on the
attached plat map, represents a unique and exciting opportunity for the City and United
Properties to complete a higher density, mixed use redevelopment that will substantially improve
the aesthetics of this important gateway into Plymouth.
With this letter we have enclosed copies of the various ideas that we shared with you during our
visit, which are a combination of multiple uses including office, retail and medical buildings on this
site, replacing the existing collection of older industrial and restaurant uses. We believe that these
current uses represent a substantial underutilization of this site, and should be replaced by uses
that are consistent with freeway development where accessibility, visibility and convenience
translate into substantially higher economic uses.
We spoke with MNDOT regarding their future plans for the 1-494 and Highway 55 reconfiguration.
Although MNDOT may wish to eliminate the stoplight at Fernbrook and Highway 55, their future
work on 1-494 would not appear to require any additional Right of Way that would affect the
subject site. The elimination of access to this site at Fernbrook would be a major issue for all
landowners on Fernbrook and is likely to be too expensive for MNDOT to accomplish.
United Properties is very interested in working with the City of Plymouth to undertake a
redevelopment of this area. The benefits to the City would be a substantial improvement in the
aesthetic and economic picture for this slite, including a significant increase in employment. As
discussed, we are also open to including a public benefit component such as a transit hub.
United Properties will undertake the effort to purchase each of the land parcels in this area under
direct negotiations with each landowner. We have the capital resources to accomplish this
assemblage, and redevelopment expertise in all of -the likely future uses for this area, including
medical, retail and office. In consideration of our effort to assemble this site, which may take as
long as 18 months or more, we would ask the City to support our efforts in the following key ways:
3500 American Blvd. W.. Minneapolis, MN 55431 • 952.831.1000 • fax 952.893.8293 • www.uproperties.com
A member of Oncor International A6fA//NHS
The City would designate this area as a targeted redevelopment district, and provide
United Properties with a period of time to act as the exclusive developer for this area —
we would request a 3 year commitment. These actions will let property owners in this
area know of the City's interest in seeing this site redeveloped, and would generally
discourage other developers from purchasing a property in this area and entering into an
adversarial situation with us and the City as a competitive developer
The City would be willing to consider vacating the existing frontage road — Cheshire Lane
at the time the improvements to Fernbrook are completed, and contribute that land to
the overall site's redevelopment at no cost to the developer, since our costs of
assembling the privately -owned parcels will be considerable
As part of establishing a redevelopment district, approve a change as necessary in the
guide plan to allow for a high density, mixed use PUD which could have office, retail,
hotel and medical uses as part of the redevelopment plan
To the extent we are able to acquire a majority but not all properties in the area, the City
would consider the threat of condemnation in order to complete the assemblage and
allow for redevelopment to commence. It would be unlikely that condemnation would
actually be needed, but we have found that the threat of condemnation typically
encourages holdout property owner(s) to be reasonable sellers. Other Cities we have
worked with have used the threat of condemnation as an effective tool to back a
developer trying to assemble redevelopment sites. Alternatively, the City could provide
some form of special financing for the developer to complete the acquisition of holdout
landowners, with the developer being required to repay this financing secured by the
future tax revenues
We would be very interested in moving forward with our effort to purchase the necessary land
parcels and redevelop this site under a vision we create with the City of Plymouth. We look
forward to receiving your thoughts on our proposal for moving forwards with our efforts here.
Sinc r y
William P. Katter
Vice President
952) 837-8525
cc: Frank Dutke
Tom Noble
Larry Pobuda
Agenda Number:
TO: Mayor and City Council
FROM: Laurie Ahrens, City ManageV ----'-'
SUBJECT: Set Future Study Sessions
DATE: March 4, 2005, for Council study session of March 8, 2005
1. ACTION REQUESTED: Review the pending study session topics list and establish future
special meetings or amend the topics list if desired.
2. BACKGROUND: Attached is the list of pending study session topics, as well as calendars
to assist in scheduling.
United Properties has expressed an interest in meeting with the City Council within the next
few weeks.
Pending Study Session Topics
at least 3 Council members have approved the following study items on the list)
Discuss development standards (MEMO) (Black, Stein, Johnson)
Consider Zoning Amendments to allow religious institutions in
industrial districts (Council)\
Other requests for study session topics:
Update with City Manager — quarterly (next mtg. May)
Discuss requests, for City membership in organizations, such as
North Metro Mayors Assn., NLC, US Conference of Mayors
Johnson)
Campaign sign enforcement
Discuss Point of Sale Program (Stein)
Consider meeting with senators and congressman (Johnson)
Discuss prosecution philosophy with respect to City Attorney
services (Bildsoe)
Street Reconstruction Program and Special Assessment Policy
Consider United Properties proposal
Consider use of bio -diesel
OFFICIAL CITY MEETINGS
March 2005
Sunday I Monday Tuesday Wednesday Thursday Friday Saturday
1
6:00 PM
POLICE
DEPARTMENT
RECOGNITION
2
7:00 PM
PLANNING
Council Chambers
3
7:00 PM CHARTER
COMMISSION
MEETING, Lunch
Room
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Feb 2005
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EVENT,
Plymouth Creek
Center
7:00 PM HUMAN
RIGHTS
COMMISSION -
Medicine Lake Room
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5:00 PM SPECIAL7:00
COUNCIL MEETING:
DOWNTOWN &
OTHER
DEVELOPMENT
ISSUES: Lunchroom
7:00 PM REGULAR
COUNCIL MEETING,
Council Chambers
PM
ENVIRONMENTAL
QUALITY COMMITTEE
EQC), Council
Chambers
2:45 PM YOUTH
ADVISORY
COUNCIL, Council
Chambers
7:00 PM PARK &
REC ADVISORY
COMMISSION
PRAC), Council
Chambers
13 14 15 16 17 18 19
5:30 PM -7:30 PM
YOUTH
LEADERSHIP
CONFERENCE, Chambers
7:00 PM HOUSING &
REDEVELOPMENT
AUTHORITY (HRA),
Medicine Lake Room
Plymouth Creek
Center
20 21 22 23 24 25 26
PALM SUNDAY 7:00 PM Good Friday11:45 AM
PLYMOUTH PLYMOUTH
BUSINESS
COUNCIL,
Sheraton
Minneapolis
West 12201
ADVISORY
COMMITTEE ON
TRANSIT (PACT) -
Medicine Lake
Room
Ridgedale Drive,
Minnetonka
27
EASTER
SUNDAY
28
6:45 PM YOUTH
ADVISORY
COUNCIL, Council
29
7:00 PM
REGULAR
COUNCIL
30
6:00 PM BOARD &
COMMISSION
RECOGNITION
31
Apr 2005
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Chambers MEETING, Council
Chambers
EVENT- Plymouth
Creek Center
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OFFICIAL CITY MEETINGS
April 2005
Sunday Monday Tuesday I Wednesday Thursday Friday Saturday
May 2005
1 2
Mar 2005
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DAYLIGHT
SAVINGS
COMMENCES-
set clocks ahead 1
hour
7:00 PM BOARD OF
EQUALIZATION, Counoll
Chambers
SPECIAL CITY COUNCIL
MEETING (Immediamly
following ed. of
Equal fon): CITY
MANAGER QUARTERLY
UPDATE, Council
Chambers
7:00 PM
PLANNING
COMMISSION,
Council Chambers
7:00 PM HUMAN
RIGHTS
COMMISSION -
Medicine Lake
Room
10 11 12 13 14 15 16
6:45 PM YOUTH
ADVISORY
COUNCIL, Council
Chambers
7:00 PM
REGULAR
COUNCIL
MEETING, Council
7:00 PM
ENVIRONMENTAL %
QUALITY COMMITTEE
EQC), Council
Chambers
7:00 PM PARK &
REC ADVISORY
COMMISSION
PRAC), Council
Chambers Chambers
17 18 19 20 21 22 23
8:00 AM -1:00 PM
HUMAN RIGHTS
COMMISSION
STUDENT
WORKSHOP, Plymouth
Ice Center
7:00 PM
PLANNING
COMMISSION,
Council Chambers
7:00 PM HOUSING 8
REDEVELOPMENT
AUTHORITY(HRA),
Medicine Lake Room
9:00 AM CITY
AUCTION, City
Maintenance Garage,
1490023rd Avenue
PASSOVER
7:00 PM BOARD OF
EQUALIZATIONRECONVENED),
Council Chambers
BEGINS AT
SUNSET
24 25 26 27 28 29 30
6:45 PM YOUTH
ADVISORY
COUNCIL, Council
6:DD PM YOUTH
SERVICE AWARDS,
Council Chambers
7:00 PM
PLYMOUTH
ADVISORY
Chambers COMMITTEE ON
7:00 PM REGULAR
COUNCIL
MEETING, Council
TRANSIT (PACT) -
Medicine Lake
Room
Chambers
modified on 3/4/2005
OFFICIAL CITY MEETINGS
May 2005
Sunday Monday Tuesday Wednesday Thursday Friday Saturday
1 2 3 4
7:00 PM
PLANNING
COMMISSION,
Council Chambers
5
7:00 PM HUMAN
RIGHTS
COMMISSION -
Medicine Lake
Room
6 7
8 9
6:45 PM YOUTH
ADVISORYREGULAR
COUNCIL, Council
Chambers
10
7:00 PM
COUNCIL
MEETING, Council
Chambers
11
7:00 PM
ENVIRONMENTAL
QUALITY(
EQC),
COMMITTEEE
EqC), council
Chambers
12
7:00 PM PARK 8
REC ADVISORY
COMMISSION
PRAC), Council
Chambers
13 14
15 16 17 18
7:00 PMRPLANNING
MMISSION,
cil Chambers
19
7:oo PM HOUSING 8
REDEVELOPMENT
AUTHORITY (HRA),
Medicine Lake Room
20 21
9:00 AM -3:30 PM
PLYMOUTH
CLEAN-UP DAY,
Public Works
Maintenance
Facility
22 23
6:45 PM YOUTH
ADVISORY
COUNCIL, Council
Chambers
24
AMPLYMOUTN
BUSINESS COUNCIL, Sh..
MI—Pel1sWosu2201
RWpadaleDNw,MInnMenu
5-P-30PMSPECIAL
COUNCILMEETING:YOUTN
TOWN PORUM, P1, 1h
D,aaN cam°
7:00 PM REGULAR COUNCIL
MEETING,Cwndl Chambers
25
7:00 PM
PLYMOUTH
ADVISORY
COMMITTEE ON
TRANSIT(PACT)-
Medicine Lake
Room
26 27 28
29 30
MEMORIAL DAY
Observed) - City
Offices Closed
31
Jun 2005
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modified on 3/4/2005
OFFICIAL CITY MEETINGS
June 2005
Sunday I Monday Tuesday Wednesday Thursday Friday Saturday
May 2005
S M T W T F S
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1
7:00 PM
PLANNING
COMMISSION,
2
7:00 PM HUMAN
RIGHTS
COMMISSION -
3 4
Ju12005
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Council Chambers Medicine Lake
Room
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6:45 PM YOUTH
ADVISORY
COUNCIL, Council
Chambers
7:00 PM
ENVIRONMENTAL
OUALITYOO
uncal
E
EOO), Council
chambers
7:00 PM PARK &
REC ADVISORY
COMMISSION
PRAC), Council
Chambers
12 13 14 15 16 17 18
7:00 PM
REGULAR
COUNCIL
MEETING, Council
7:00 PM
PLANNING
COMMISSION,
Council Chambers
7:00 PM HOUSING &
REDEVELOPMENT
AUTHORITY (HRA),
Medicine Lake Room
Chambers
Flag Day
19 20 21 22 23 24 25
6:45 PM YOUTH 7:00 PM
ADVISORY PLYMOUTH
COUNCIL, Council ADVISORY
Chambers COMMITTEE ON
TRANSIT (PACT) -
Medicine Lake
Room
26 27 28 29 30
7:00 PM
REGULAR
COUNCIL
ChambersMEETING, Council
Chambers
modified on 3/4/2005