The URL can be used to link to this page

Home My WebLink AboutRedevelopment Plan I I !?:Iiiiiiiii11111,11111.1.11111.11.1111.1111p m s iiiimi....i.,..b:.:::;Mi 1:f.*Ii i.:1:1::::'Ili''l i.i•:::::' >::*i:*:1:. ::*:• .:. ::ii:i:ii::i:i ii :::iii i:i*iii*i?......:i:: I I I 1 Ili tii kiliodik11.1.1110..0., %�?�##:?� .........„.. ... , _........„...,_.........._............,......_.........„...,.._........„„...%••••• ..........._ ..... ,...............,..,........,.................................,........................„ .....„_,_ .,.._....,..„.....••••„..._.........________......•••••„___...•••„..._...:.: ..q. ........... .......................... .".." •. ..••••••••••,...........„.„ ............... ...... ................................... ...... _ ............ . . ______________,______ _________ _ _. .. .. • . _.. ........ ..... lo......1!!..!..i:,.!iii.i...iai..;!1...!...!!!..!..1:1..1.1...1.1:1.1:1:.:i..!..1.:..1.1 _....___________ ____________________ _ __ • .. ., .. % . . .. ____________________,______ _ _ . ... , . _.• _ ................ .._„........._.....„.._%•••••........_____•........._...................„ _ _ . • • , , ..,.....„..... ___________________________,•_..... • • •••• .. W % .. • • ..... ..... • ...v.'s,—.......,•• I I I ................ .....•....„.._..„................................„........................,.......................... .............. ......... .. ."".. """ ••••••••............„............................................................._............„........:„........„....................................:....... I .............„....REDEVELOPMENT• • •• .. .._ .... ... . ;: : : o-: :: :. :: ::: ::,...,.....,.............. ,:„,,::.,::.,i,..,..:.,,,:.:::.!,i,,,,,i...::,,,ii,,,,io,,,i:,,:,,,f:;:.,,,,,gio;:.,!,,•;::!,,,,.,,,.:.,:.,:.,,„,.„::,,,„,:„,„:,.::::.,;„,.:,,,,„„„„„,....„.,„„,„.:.:::„„„„,.„„„„„„„„„„„„„„•:.„„„,:..„„„„„„::„„„„.......„„„::„„,„„,„,,;„,,,„„,.;,„„„,;„„,„,„„,.,„„„,,„„„,„.,,.;„,.,.::.,,„,,:..„,,,.„„,„„„.„,.,,.„.:.„„„„„„„„„,::.::::,:iiiii!..,,,,i,ifi.,i,1,:,,,...:,,i,T,:i..ii..mi,11!!!iiiii!iiii,:miiiiiIiiiiiiiiiiiiiiisiliiiiiiiiiiIiiiiiiIiiiiiiiiiiiIiiiii:l!ili.lii..1,:i.:;,11.,11!!!!!iiiiiiiililil...!,,,,i,...,,,f,..,11.,.,!:::,:,,,,I,I,1[11,1,1,,,,,,,i,i,I.,,,,I,,,,i,i,i..,:i.,,,lii,ImardollitpqR:::,iiiinei! I I I IJointly Prepared By: VOTO, TAUTGES, REDPATH AND COMPANY, LTD. I ECKBERG, LAMMERS, BRIGGS, WOLFF, JURAN ANDAND MOODYVIERLING. , INC NORTHWEST ASSOCIATED CONSULTANTS, INC. I II ITABLE OF CONTENTS Page i I . INTRODUCTION AND LEGAL BASIS 1 1 A. Statement of Intent 1 111 B. Statement of Public Purpose 1 C. Redevelopment Area Boundaries 3 D. Statement of Authority 3 E. Findings and Declaration 4 I F. Development Contracts 5 G. Project Financing 5 H. Operation of Public Improvements 5 II . Administration of Project 6 J. Plan Modification 6 II . DEVELOPMENT PROGRAM 8 II A. Policy Plan 8 Goals 8 Objectives and Guidelines 11 B. Planning District Profiles and Activities 31 Planning District 1 31 Planning District 2 36 II Planning District 3 40 Planning District 4 45 Planning District 5 47 IPlanning District 6 52 III . SOURCE OF FUNDS 56 II A. Tax Increment Financing 56 B. TIF Fee and Deposit 56 C. Level of TIF Assistance 56 ID. Type of Assistance 58 E. Tax Increment Procedures 59 II I II ,- I 1 1 1 INTRODUCTION AND LEGAL BASIS A. STATEMENT OF INTENT The City of Oak Park Heights, Minnesota (the "City" ) proposes to adopt the Oak Park. Heights Redevelopment Plan as a legal guide for the planning and 1 implementation of project activities (as hereafter described) within the set forth Redevelopment Area (see the Redevelopment Area Vicinity Map, Page 7 ) . The City recognizes that the Redevelopment Area is characterized by development limitations such as incompatible land use mixture, poor soils, poor traffic ' access and circulation, small land parcels, etc . that have prevented the development of high quality residential, commercial and industrial land uses in these areas . The City is willing to publicly assist ' private developers in overcoming the development limitations in exchange for the construction of high quality residential, commercial and industrial 1 development. The amount of public assistance will be weighed against the potential return of City investment in regard to creating increased housing opportunity, increasing community tax base, new jobs, or creating ' additional services within the City. The City will actively market and promote the community to encourage the development of desirable facilities in the Redevelopment Area. The amount and type of public assistance, if any, offered to secure new development will be evaluated on a case by case basis . Any assistance will be detailed in subsequent Tax Increment Financing Plans or other financing mechanisms . B. STATEMENT OF PUBLIC PURPOSE 1 The City has determined that conditions exist within the ' Redevelopment Area which prevent regular ' development of land by private enterprise and have created an unproductive condition of land potentially useful to and valuable for contributing to the public health, safety, and welfare. These conditions include: 1 . The Redevelopment Area contains areas of lots which were platted prior to the effective date of the current Zoning Ordinance. The lots are small or platted with unusual configurations and lack sufficient area to accommodate contemporary, 1 1 1 II residential, commercial andn i dustrial facilities and their ancillary amenities . To promote I development, these lots will have to be assembled into buildable sites . I 2 . The Redevelopment Area is characterized by a variety of land use development on small lots . In most cases, the smaller lot lacks sufficient size to accommodate the use and its required ancillary I amenities . The over-utilization of sites has resulted in problems with blight and substandard site and building conditions . Site problems include poor site access, insufficient setbacks, II lack of sufficient on-site parking and loading, scattered outside storage contributing to poor site appearance and safety concerns . II3 . The Redevelopment Area contains a variety of land uses which have resulted in incompatible land use patterns and numerous non-conforming uses. II Correction of the land use concerns will require land acquisition and relocation of these non- conforming uses to allow the redevelopment of the • i sites . 4 . Portions of the Redevelopment Area contain areas I of soils and slopes that present severe development limitations . Soil correction or site grading becomes necessary to allow development. I 5 . Stormwater drainage presents a major concern in the Redevelopment Area in that there currently are no regulations governing site drainage. Stormwater drainage, as a result, has contributed II to the problems of poor soils and wetlands in the Redevelopment Area. 16 . A safe and convenient circulation system is needed in the Redevelopment Area. This includes a functional public street system, improved access to major traffic carriers (Highways 36 and 95) , I safe railroad crossings and public street access to each potential development site. I 7 . Extensions of municipal utilities will be required to serve newly annexed sites in the Redevelopment Area. Utility improvements will include sanitary sewer, municipal water and storm sewer. I 1 i I2 I I Through this Redevelopment Plan, the Cityof Oak Park g P Heights hopes to promote residential, commercial and I industrial development, increasing housing and employment opportunities, improving the City' s tax base and improving the general economy of the City and I State. The Redevelopment Area is potentially more useful and valuable than is currently the case with existing development which lacks proper improvements, is under-utilized and under-invested. The uses in the Redevelopment Area do not contribute to the tax base to their full potential . In addition, it is necessary to improve the circulation systems and utility II availability in the Redevelopment Area to ensure a safe and functional development of this area. These public purpose goals and not attainable in the foreseeable future without the intervention of the City in the 1 normal development process . C. REDEVELOPMENT AREA BOUNDARIES II The City of Oak Park Heights is establishing a Redevelopment Area with six planning districts within the legal limits of the City. The Redevelopment Area I is shown on the Redevelopment Area Vicinity Map. The legal descriptions for each planning district are shown in the Addendum 1 . The acreage of each planning I district are shown in the following table. TABLE A I PLANNING DISTRICT ACREAGE Planning District 1 155 . 3 Planning District 2 76 . 1 II Planning District 3 125 . 9 Planning District 4 49 . 3 Planning District 5 73 . 0 Planning District 6 124 . 2 I D. STATEMENT OF AUTHORITY I Minnesota Statutes Chapter 469 . 001-469 . 047 (Housing and Redevelopment Authority Act) grants municipalities the authority to designate redevelopment areas within the II boundaries of the municipalities . Within these areas, the municipality may adopt a redevelopment plan consistent with the municipality' s public purpose: I 1 . To provide a sufficient supply of adequate, safe and sanitary dwellings in order to protect the health, safety, morals, and welfare of the IIcitizens of this State. I 11 3 1 2 . To clear and redevelop blighted areas . 1 3 . To perform those duties according to comprehensive plans . 4 . To remedy the shortage of housing for low and • moderate income residents, and • to redevelop blighted areas, in situations in which private 11 enterprise would not act without government participation or subsidies . 5 . Public participation in activities intended to meet the purposes of Sections 1 to 47 and the exercise of powers confined by Sections 1 to 47 are public uses and purposes for which private property may be acquired and public money spent. E. FINDINGS AND DECLARATION The City of Oak Park Heights and the Oak Park Heights Housing and Redevelopment Authority make the following findings : 1 . Substandard, slum or blighted areas exist within the Redevelopment Area which cannot be redeveloped without government assistance. 2 . There is a shortage of decent, safe and sanitary ' dwelling accommodations available to persons of low income and their families at rentals they can afford. 3 . There is a need for a housing and redevelopment authority to function in Oak Park Heights . 4 . The certain parcels of land in the project area would not be made available for redevelopment without some public financial aid. ' 5 . The redevelopment plans for the Redevelopment Area in Oak Park Heights will afford maximum opportunity, consistent with the needs of the locality as a whole, for the redevelopment of the II areas by private enterprise. 6 . The Redevelopment Plan conforms to the general plan for development of the locality as a whole. 1 4 1 1 F. REDEVELOPMENT CONTRACTS Subject to all required public notices and hearings, any property in the Redevelopment Area receiving public assistance will be developed in accordance with terms ' of a Redevelopment Contract under which, among other things, the Developer will be required to build a building of at least a specified minimum cost and have ' a specified minimum Assessor' s Market Value; to complete the work by a specified date pursuant to plans and specifications submitted to and building permits 11 issued by or on behalf of the City, and pursuant to and in accordance with all other applicable governmental regulations; and to demonstrate its financial capability for so doing. The Developer will also be required to enter into an Assessment Agreement pursuant to Minnesota Statutes, Section 469 . 117 , Subd. 8, whereby it will agree to the minimum Assessor' s Market Value of the land and the building to be built thereon when completed, and will agree not to take any action to challenge or otherwise ' cause said Assessor' s Market Value to be reduced at any time while the bonds issued to finance the project remain outstanding. ' G. PROJECT FINANCING The City and HRA have not initiated any specific ' projects to date requiring public financing. Different financing mechanisms will be appropriate for different projects, depending if they are public or private and the relative scope of magnitude of the improvements . Capital improvement funds, special assessments and grant and loans will be used, when available for public improvements . Tax increment financing funds generated from private development projects are also anticipated to be a significant source of funds (see Section III ) . The City and HRA may determine that it is necessary to capture 100% of the increment available, including that portion designated as the fiscal disparities 1 contribution (Method A) . H. OPERATION OF PUBLIC IMPROVEMENTS All public improvements constructed under the provisions of this program shall be operated by the City Oak Park Heights in the same manner as all publicly owned streets and utilities . 5 I . ADMINISTRATION OF PROJECT ' The Oak Park Heights City Council has authorized the Oak Park Heights Housing Authority to be responsible for seeing that the contents of this plan are promoted, implemented and enforced. The Executive Director shall be delegated day to day responsibilities while the Board of Directors shall make all policy regarding the ' project area. Administrative maintenance activities will be funded out of tax increment revenues . ' The Authority will make periodic reports to the City Council on the progress of each phase of the project, as requested by the City Council . ' J. MODIFICATION OF PLAN A Redevelopment Plan may be modified at any time. The modification must be adopted by the HRA and the City, upon notice and after the public hearing required for the original adoption of the Redevelopment Plan. ' Changes that do not alter or affect the exterior boundaries and do not substantially alter or affect the general land use established in the Plan, shall not constitute a modification of the Redevelopment Plan, ' nor require approval by the City. t 1 I 1 1 t 6 I _ N c d _.. p, u 1111' NI N IS 2 = (1°86 I '1 It t- o a i 4 17... t g� 40 r. - k . v FA liElli�I� k 3Or, O� yalilb Cl[ . II � .i$51,. Z 1114 el / !• -�® - l d61. 0,1;»add a illg 1910 V ' Qp ,� -,plioi imil i�� a s I i C c in PRO ler•' iirtm PTA {i '.m'Ina�ii��i iBEB �1 q seusf ili;: I g g TUN o►amo;ii i'Alii B ie� , HIM . `�� „u rlo.l, a 11. .� II11 I.;.a Jr_I Ii'Y / 11ird Ipi . Ili in 1 gm A111 m i a MN Ilm 3 i1 0 ;e...i�:oi;p :_ _: ao a�e Z la I : Po � 1 ',tHuiiil.. .�1�. (nrr Q�: i 2 CLII fo ., ' Y 1 a r1'.^.e. Q O I, . . IML_, i7\1-_-., 4 �- Rut s 41% 411°1111 (+ ILI Ili 3 L / or a i iu:y W kiMaiiiing,o►°op°a°: won a W i .. IF ,':'• .::.k- CC , �13,fcfu sp ('� \. S i:::::.a 4A I 1, 1 a°ao VIIII 1E1 Iil ` GIo I o nom°o: G l II . DEVELOPMENT PROGRAM ' A. POLICY PLAN The Oak Park Heights Redevelopment Plan has been ' prepared to guide development and redevelopment efforts through sequential phases within the six planning districts in the Redevelopment Area. The Policy Plan, ' therefore, is established to provide a framework to be used as development proposals are evaluated, in addition to goals and policies set forth in the Comprehensive Plan. The following goals and policies have been developed with respect to the Comprehensive Plan, and are detailed below, based upon Development Program Goals GOALS The following goals provide the basis for the ' improvements recommended in this study. They address the major issues identified and are focused at improving the physical elements to enhance economic development and redevelopment within each district corresponding to future development plans . 1 . Coordinate development activities and promote ' compatible land uses within each district. Existing land use incompatibility and zoning ' inconsistency is viewed as an obstacle that must be addressed and coordinated with new development. Mixed land uses, often inappropriately buffered, exist within each planning district that present little if any functional relationship to each other, . and therefore, impact the focus of the area as a whole. Scattered commercial and industrial ' uses within predominantly single family residential areas detract from the established character of the neighborhoods . Future developments should be implemented that reflect ' improvements of existing non-conforming or incompatible uses, and appropriate buffering in vacant areas between existing uses and structures. 1 1 8 I 2 . Maintain Comprehensive Plan development goals, objectives and Land Use Plan. IThe Comprehensive Plan established general community goals and set forth environmental, land use, transportation, and community service I facilities objectives and policies and administrative procedures to ensure their effectiveness . Each planning district, in I addition, has been further scrutinized in a conceptual plan that documented land use trends and recommended future patterns of development based on availability of services, presence of I natural and urban barriers, and complementary land use techniques . Proposed Redevelopment Area activities should reflect these guidelines as a I basis for improving existing land uses and site facilities, and to adequately prepare for planned or desirable activities in vacant areas . I3 . Eliminate Substandard and Blighted Areas . Several of the planning districts contain Isubstandard and blighted sites and buildings. The area for the most part developed prior to existing development regulations and cannot comply with existing zoning or building codes . The non- I conformities exist with regard to land use, lot size, setback, lack of off-street parking, deteriorating building conditions, unregulated outside storage. The existing substandard and I blighted areas are a deterrent to new development and, in some cases, represent a hazard to public health and safety. 1 City . redevelopment efforts should focus on upgrading or eliminating the blighted areas and bring these areas into conformance with City I development standards to promote high quality residential, commercial and industrial uses . II4 . Enhance the overall economy of the City by retaining current and providing additional employment opportunities within the City, and encouraging high quality development that will Iserve to increase the City's tax base. Economic development and redevelopment efforts are I intended to serve both existing Oak Park Heights businesses, as well as encouraging new businesses to locate within the City boundaries . The upgrading and expansion of existing viable I industries will be a high priority to retain and expand the number of jobs in the community. I 9 I IEconomic development and redevelopment assistance will be utilized to encourage only the high I quality development to enhance the City' s image, and increase the local tax base. The amount of public assistance will be weighed against the potential return in new development opportunities I and/or the amount of increased taxable valuation. 5 . Foster cooperative development planning between Ipublic and private jurisdictions . To realize development district coordination and improvement objectives, proper channels of I communication and cooperative approaches to proposed development between private interests and public agencies must be facilitated. Civic and I business working relationships should improve as a 1 result, and will create a more cohesive, less fragmented method to solve development problems as well . For example, when property acquisition and I relocation become necessary development objectives, the City of Oak Park Heights should investigate and utilize public financing I alternatives to assist private interests to accomplish these ends . 6 . Ensure that Redevelopment Area plans can be I effectuated without destroying environmental areas or overburdening City services . I The majority of planning districts maintain a specified amount of vacant land, often harboring a natural wetland or wooded area. Where development would alter scenic areas or negatively impact the I environment, adequate screening or additional site landscaping is necessary to avoid detrimental effects on the environment. Those sites whose I natural features are determined to be significant, or where development is improbably or infeasible, should remain undeveloped. I As well, City services and transportation facilities are often absent or incomplete in each district. It is recommended that proposed developments evaluate service capacities and I transportation impacts, in addition to site suitability constraints, prior to development or redevelopment. Capital improvement programming I should assist in establishing City service and transportation priorities in each district. I I I10 I IIOBJECTIVES AND POLICY GUIDELINES I To help achieve these broad goals, a series of policy guidelines has been prepared. The guidelines have been further classified into land use, transportation, administrative action, codes and ordinances, and I participation categories . It is reiterated that these guidelines are general in scope, frequently overlap in content, and do not specify priority or schedules for II implementation. PHYSICAL PLANNING ILand Use Objectives The character, quality, intensity of activity and I service and transportation demands of Oak Park Heights are created and shaped by land use and its arrangement. Objectives, therefore, are outlined as follows for the Redevelopment Area to direct planning and development goals . 1 . Functionally arranged and compatible land use II relationships . 2 . Efficient utilization and conservation of land as necessary within each district. 3 . Prevention of over-crowding and over-intensified land uses . 1 4 . Provisions to accommodate and service a fully developed district. I5 . Preservation and protection of property values . 6 . Preservation and improvement of land use and IIenvironmental quality. Land Use Policy Guidelines IIGeneral 1. Each Planning District within the Redevelopment Area shall be planned and developed with respect I to physical barriers and/or homogenous land use characteristics which reinforce continuity and create a sense of community. II2 . Whenever possible, the impact of physical barriers are to be reduced to increase relationships between segregated areas and reinforce continuity 1 and a sense of community. 1 i 11 I II3 . Related uses and activities when compatible are to be concentrated and clustered into functionally Irelated sub-units of each planning district. 4 . Land use development must be related to needs and desired development and priorities, plus 1 transportation and service demands . 5 . Intensification of land use activity and 1 development is to be accompanied by corresponding increases in related supportive and service facilities . I 6 . Within each planning district, as well as on a City-wide basis, land use development is to be limited and restricted to prevent competition Iwhich is detrimental . 7 . Programs and incentives are to be created for continued maintenance and improvement of existing 1 land use. 8 . Renewal, replacement and redevelopment of I substandard and incompatible development is to be accomplished through public action and private means, if compatible. II 9 . Eliminate, through removal and relocation, conflicting and non-complementary uses . I 10 . The amount of land devoted to streets is to be minimized and reduced. 11 . Transitions between varying types of land use are Ito be accomplished in an orderly fashion which does not create a negative impact on adjoining developments . I 12 . Wherever possible, changes in types of land use should occur at mid-block points with similar uses fronting both sides of a street or at streets or I other boundaries created by major urban and natural barriers . 13 . Collector and arterial streets are to border and IInot penetrate neighborhoods . Residential - General I1 . Plan and develop residential neighborhoods according to determined planning/development district boundaries . 1 II12 I II2 . Ensure that all new housing, including rental housing and housing for persons of low and II moderate income, adheres to the highest possible standards of planning, design and construction. 3 . Concentrate higher density, apartment-type housing I in proximity to areas which offer a wide range of existing supportive service, commercial and recreational facilities . II4 . Protect residential neighborhoods from penetration by through traffic. II 5 . Provide for access to major streets on the periphery of residential neighborhoods . 6 . Provide high density development with reasonable, I but not necessarily direct, access to major thoroughfares . _. I 7 . Preserve and maintain the existing density character of residential neighborhoods . 8 . Achieve and maintain a high quality residential I environment through rehabilitation or where necessary, redevelopment of substandard units . Undertake such actions through private means or if Inecessary, public action. 9 . Protect residential development from adverse environmental impacts, including noise, air, and I visual pollution. New residential development shall be prohibited when noise and/or air pollution exceed accepted standards and the I negative impacts are not correctable by construction, site planning or other techniques . 10 . Protect low density residential neighborhoods from Iencroachment or intrusion of incompatible higher use types and by adequate buffering and separation from other residential as well as non-residential Iuse categories . 11 . Prohibit commercial development within designated residential areas (neighborhood commercial uses I should be viewed as unnecessary when community proximity of the neighborhoods to commercial areas is adequate) . 1 12 . Provide sufficient housing options to meet the needs of all segments of the population, including the elderly and those of low and moderate income. I I II13 I I 13 . Encourage and promote adequate living space and II fully utilized housing through the provision of a range of choices among housing types and options. 1 Residential - Development 11 1 . Existing undeveloped single family residential lands shall be developed in a manner responsive to I determined needs and compatible with surrounding development. 2 . Ensure that all new housing, including housing I affordable to low and moderate income families and individuals, adheres to the highest community design, planner and construction standards . II3 . Encourage design and planning innovations in both housing units and land development. I 4 . Encourage innovation in subdivision design and housing development through the use of devices such as the cluster and planned unit development Iconcepts . 5 . Encourage the development of patio homes, townhouses, quadraminiums, and condominiums to I supplement conventional single family homes and apartments, giving due consideration to local market demands . 1 6 . From a cost per unit perspective, planned unit development shall be promoted in order to: (a) reduce unit land costs, (b) lessen the amount of I new dedicated streets (thereby reducing on-going repair and snow removal costs) , (c) lower utility costs (through reduced footage and hence lower I maintenance costs) , and (d) reduce additional runoff resulting from development. 7 . From a revenue per unit perspective, planned unit I development shall be promoted based upon the higher revenue contribution to the . City in comparison with conventional comparable density subdivision. II 8 . Density incentives shall be offered for the development of mid-density owner-type units, such I as townhouses, quadraminiums, patio homes and cluster housing. (Generally speaking, mid-density housing can be defined as any density greater than normally found in neighborhoods of single family 1 II II 14 I detached homes and lower than that found in apartment developments . Also, mid-density ' development, by its very nature, generally represents "owner-type" housing. ) 9 . Mid-density development shall be encouraged on a ' planned unit basis and shall specifically include provisions for traffic circulation that would mitigate any adverse effects on existing single ' family residential neighborhoods . 10 . Prohibit residential development on wetlands, floodplains and other natural features that - perform important protection functions in their II natural state. 11 . Locate multiple family housing in areas not inferior to those generally used for conventional single family housing. ' Commercial 1 . Commercial zoned land existing in the ' Redevelopment Area will be evaluated to identify areas for possible zoning changes . 2 . High intensity commercial and service centers are ' to be supported by high and medium density housing in close proximity. ' 3 . Commercial and service uses shall be adequately and appropriately according to City standardslandscaped and designed . ' 4 . Commercial areas are to encourage, promote, and provide for pedestrian and bicycle circulation systems suitable also for handicapped persons. 5 . Piecemeal and strip type development of commercial uses shall be prohibited. Unit and coordinated development is the only pattern acceptable. 6 . When opportunities arise, existing spot or linear commercial development shall be eliminated or consolidated into more functional and coordinated unit patterns . 7 . Visual pollution from signs, utility lines and ' franchised architecture is to be eliminated through the strict enforcement of City ordinances . 1 15 1 . 8 . Uses identified as necessary or desirable for each planning district within the Redevelopment Area are to be actively pursued, promoted, and assisted by the City. 9 . A commercial maintenance code shall be enacted and uniformly enforced to ensure proper upkeep and constant improvement of the Redevelopment Area. Industrial 1 . Retain existing industrial uses and where necessary, introduce buffering to better protect adjacent residential neighborhoods . 2 . Encourage and require new industrial development to locate in existing industrial zoned areas . 3 . Give due consideration to all potential physical ' implications and services and facility demands ( i.e. , traffic generation, sewer and water demands, etc . ) of any proposed industrial ' activity. 4 . Prohibit penetration of residential neighborhoods by traffic generated by industrial activity. ' 5 . Industrial uses shall be adequately screened and appropriately landscaped and designed according to City standards . 6 . Continue to maintain and expand the City's industrial and commercial tax base to assist in paying or needed services and in reducing tax impact on housing costs . 7 . An industrial maintenance code shall be enacted ' and uniformly enforced to ensure proper upkeep and constant improvement of the Redevelopment Area. 11t 1 1 ' 16 I I Transportation Objectives IOak Park Heights is served by intermediate and minor arterial routes, and is linked by a series of collector streets, many of which bound or bisect the planning I districts . According to the Minnesota Department of Transportation, volumes on Highways 36 and 95, Osgood Avenue, among others, have increased an average of II percent since 1974 . Land uses adjacent to the Redevelopment Area' s transportation corridors have also intensified, for the most part, since this time as well . Undeveloped planning districts are impaired by I incomplete street networks, while the older, developed planning districts are impaired by an over-allocation of street right-of-way to developable land. In I addition, greater traffic volumes in developing corridors have contributed to an increase in accidents and the need for additional access control mechanisms. 1 These conditions, therefore, are fundamentally IIaddressed by the following objectives : 1 . A comprehensive system approach to transportation, I giving due attention to all modes and related facilities . 2 . Safe, economical, direct, convenient and Ienvironmentally sound transportation. 3 . Establish a street system and necessary traffic control devices for the efficient movement of I people and goods . 4 . Establish a street system which is sensitive to Ihomogenous neighborhoods and activity areas . 5 . Coordination with local and transient traffic II allowing safe internal circulation and access for neighborhood traffic . 6 . Assignment of priorities to various travel routes, I modes and programs and a corresponding action and development effort formulated. 1 7 . Reduction of uncontrolled access points on major streets by combining or concentrating various land use activities when and where feasible. I 8 . Provide sufficient off-street parking to meet the demands of all types of land use. 1 1 II 17 1 1 9 . Ensure the provision of pedestrian and bicycle ' facilities which are consistent with safe and convenient circulation needs of the pedestrian and bicyclist. ' Transportation Policy Guidelines General 1 . Plan transportation facilities to function in a manner compatible with adjacent land use; in those instances where the function of a transportation facility has changed over time to become incompatible with adjacent land use, establish a program to eliminate this incompatibility. 1 2 . Design transportation facilities to conserve natural resources and other existing ' man-made facilities to minimize the total need for on-going ' public investment. 3 . Land use controls, notably zoning, and development ' are to promote combined and/or concentrated types of activities in the high intensity use districts to reduce dependency and requirements for uncontrolled vehicular access, plus promote ' preferred modes of travel . 4 . All means of transportation and related facilities ' shall be considered as one system and therefore planned and implemented comprehensively. 5 . Special consideration and attention is to be given ' to persons who rely on means other than the automobile for access . ' 6 . Transportation planning and implementation is to be coordinated with neighboring and affected jurisdictions . ' 7 . Ensure that the highway system complements and facilitates local movements provided by local streets, bicycle trails and pedestrian facilities . Establish and maintain a line of communication ' with the County and State highway officials in order to ensure that planned improvements are consistent with the goals and objectives of the ' community. 1 ' 18 I I Streets I1 . A street system shall continue to be developed for • the community and project are corresponding to the I adopted metropolitan classifications and standards . 2 . All local or residential streets shall be designed Ito prevent penetration of through traffic and shall direct traffic to collector or arterial streets . I 3 . Vehicular access onto all types of arterials and regional through-carriers shall be minimized and limited to points of adequate distance from I intersections, with proper traffic control of these intersections . 4 . Street parking shall be prohibited or limited on I arterial streets and adequate off-street parking provided. II 5 . All intersections are to have proper visibility, design and control to minimize accidents and violations . Enforcement programs to ensure compliance are to be pursued. I6 . Establish a phased program to improve hazardous and poorly designed intersections and access I points so as to increase the safety to both motorized and non-motorized traffic . 7 . Cooperate with the Minnesota Department of I Transportation and Washington County in attempting to resolve safety issues and circulation problems in and around Highway 36 ( 212 ) . I 8 . Curb and gutter shall be provided on every street and maintained in good condition. I 9 . In those areas where incomplete street facilities exist, action shall be taken to plan, design and develop a street system which reflects the highest I standards and relates land use to transportation needs and policies . Action shall be taken immediately to reserve required rights-of-way to prevent adding additional cost and difficulties . I10 . Business and advertising signing and lighting shall be implemented in accordance with City ordinances to avoid distracting drivers and ''• Icreating potential hazards . I I19 11 . The amount of land devoted to streets and the ' number of street miles shall be minimized. Alleys and dead ended streets not service as primary or emergency access to any developable site shall be considered for vacation. 12 . All traffic safety hazards within the area are to be identified and a program for corrective action ' is to be formulated and implemented. Parking/Loading Ii . No development or expansion of existing uses is to be permitted unless adequate off-street parking is provided. ' 2 . Parking is to be developed in a fashion which conserves land, allows joint utilization and minimizes conflicts with moving vehicular traffic, ' pedestrians and cyclists . 3 . The demand and resulting space requirements for parking is to be reduced through improved pedestrian and transit facilities and coordinated land use development. ' 4 . Parking requirements imposed by the City are to be constantly reviewed and studied to ensure that supply is reflective of demand. ' 5 . Provisions for handicapped parking in compliance with State law are to be made in all new parking lots, as well as existing parking facilities . 6 . All commercial properties shall provide loading facilities in accordance with City standards . ' 7 . Ensure that screening and landscaping requirements for off-street parking areas are adhered to. ' Pedestrian/Bicycle 1 . Accord pedestrians and bicyclists rights-of-way separated from motorized traffic at a minimum ' along arterial streets . 2 . Provide for safe pedestrian movement within high ' intensity activity centers, separated when feasible from vehicular circulation. 3 . Provide adequate lighting and outdoor furniture in ' major activity centers which attract heavy pedestrian movement. ' 20 1 1 4 . Ensure that pedestrian street crossings on heavily ' travelled streets are clearly marked and lighted. 5 . Give priority to the establishment of pedestrian and bicycle facilities in areas in and surrounding ' schools, churches , parks, isolated neighborhoods, and the commercial core. 6 . Design streets designated as major arterials to ' prevent unregulated pedestrian and bicycle crossings and protect pedestrian and bicycle movement paralleling traffic . ' 7 . When financially feasible, provide facilities for pedestrians and bicyclists in conjunction with ' street improvement projects . 8 . Encourage new development to respect the pedestrian/bicycle system and where possible to ' contribute to the City rights-of-way and development costs . Mass Transit 1 . Where economically feasible, promote the provision of transit services and facilities to meet the ' basic transportation needs of persons who cannot or choose not to use automobile transportation. ' 2 . Encourage the development of transit routes to multiple activity centers . 3 . Encourage the development of bus stop shelter facilities at major demand locations . Rail ' 1 . Ensure that development adjacent to railroad crossings is designed to respect sight distance requirements . IMarine 1 . Cooperate with the Department of Natural Resources ' and Coast Guard where it is feasible for the City to assist in resolving marine traffic congestion problems . ' Airport 1 . Ensure that airport impacts are considered ' carefully in planning for any further annexation to the southwest of the present City boundaries . ' 21 OPERATIONS/ADMINISTRATION As a consequence of the implementation aspects and orientation of the Oak Park Heights Redevelopment Area Plan, operational and administrative objectives and 1 policies are of a prime concern. All involved need to have a clear understanding of how development and redevelopment in this area will be achieved. To this ' end, the following paragraphs provide a statement of how redevelopment will be pursued and accomplished and how the goal of Redevelopment Area improvements will be achieved. ' Property Acquisition Objectives In order to facilitate the desired type and form of development, the City of Oak Park Heights will acquire and clear land. A "write-down" of expenses will occur in the resale of property in order to make ' redevelopment of parcels economically feasible for new construction. The acquisition of land and subsequent write-down facilitated through the tax increment ' process and other public assistance mechanisms to achieve the following objectives: 1 . Elimination of substandard, hazardous, and obsolete buildings within the Redevelopment Area. 2 . Elimination of blight and negative environmental ' influences . 3 . Assembly of land into parcels which are functionally adaptable in shape and size to accommodate desired development/redevelopment which responds to needs and services required by the community. t4 . Assembly of land parcels which are required to implement traffic circulation and parking improvements required for the efficient functional operation of the area. Property Acquisition Policy Guidelines 1 . Fair market value will be paid for all property interest acquired. ' 2 . Every reasonable attempt will be made to acquire property through negotiation. 3 . Condemnation (Eminent Domain) will be exercised ' only as a last resort, but will be utilized where necessary to achieve overall project objectives . 1 22 II II 4 . Consistent impartial and equitable treatment and I assistance will be provided to all property owners and tenants whose property is acquired. 5 . Any properties acquired as part of a redevelopment I project must qualify as blighting influences upon the area. Blighting influences are defined as: II a. Overcrowding or improper location of structures on the land. b. Excessive dwelling unit density. IIc . Conversions to incompatible type of uses. d. Obsolete building types, such as large II buildings which through lack of use or maintenance have a blighting influence. I e. Detrimental land uses or conditions, such as incompatible uses, structures in mixed use, or adverse influences from noise, smoke, or fumes . II f. Unsafe, congested, poorly designed, or otherwise deficient streets . - I g. Inadequate public utilities or community facilities contributing to unsatisfactory Iliving conditions or economic decline. h. Other equally significant environmental deficiencies . II6 . A property appraisal from a duly qualified individual or corporation shall be secured for any property purchased prior to the time of I acquisition. 7 . Owners of property to be acquired shall be II informed of the fair market value of their property as determined by the required appraisal report prior to sale. I 11 8 . Prior to the acquisition of property, redevelopment or reuse commitments shall be secured. I9 . A public hearing must be held to consider the resale of any acquired property. 1 1 1 I 23 I 1 Relocation Objectives IIt is anticipated that some existing owners and tenants will need to be relocated if the overall goals of the Redevelopment Area are to be accomplished. Such a I situation creates difficulties for all concerned. In an attempt, however, to minimize the negative impacts of relocation, the following objectives and policies ' will guide the process and procedure: 1 . Where possible, relocation of existing families or business is to be minimized. 1 2 . Relocation is to be handled in a uniform and equitable manner. I3 . Relocation sites are to respond to the specific needs of the family or business involved. '" I 4 . Relocation will be carried out in compliance with Minnesota Statutes Section 117 . I Relocation Policy Guidelines 1 . Families and individuals to be displaced by improvement activities shall have full opportunity Ito occupy standard housing that is within their financial means and adequate to their need, is reasonable accessible to their places of IIemployment, transportation, and other commercial, public, and other facilities, and is available on a non-discretionary basis . I 2 . Business concerns and non-profit organizations to be displaced by Redevelopment Area improvement activities shall be provided all reasonable 1 assistance to aid in their satisfactory re- I establishment with a minimum of delay and loss of earnings . 3 . Project or program activities shall be planned and II carried out in a manner that minimizes hardship to site occupants and that involves the smallest magnitude of displacement consonant with the needs II of the area and the persons to be displaced. 4 . Relocation shall be carried out in a manner that I will promote maximum choice with the community' s total housing supply, lessen racial, ethnic, and economic concentrations, and facilitate desegregation and racially inclusive patterns of I occupancy and use of public and private facilities . 1 II 24 1 1 . 5 . Service shall be provided by the City to assure that the relocation process will not result in different or separate treatment on account of race, color, religion, national origin, sex, or source of income. 6 . Persons to be displaced shall be afforded the opportunity of participating in the formulation of relocationplans and in establishing procedures for handling relocation grievances, and be provided full information relating to program or project activities which may have an impact on the ' residents of the project or program area. 7 . Arrangements shall be made to provide relocation ' assistance in accordance with the needs of those to be displaced, including social services counseling, guidance, assistance, and referrals as well as rehousing. ' 8 . Relocation payments shall be made promptly to all eligible persons, business concerns and non-profit organizations to the full extent to which they are eligible. 9 . Every attempt possible shall be made to relocate displaced individuals, families and businesses within the City of Oak Park Heights when such activities are compatible with established and ' planned development. Land Disposition Objectives ' The sale of acquired land parcels will become an exceedingly. critical factor contributing to the success of developing and improving the Redevelopment Area. It ' is important that the land be utilized for desired uses and that those whom acquire the property have the capability to follow through on the development proposed. In response to these needs, the following ' criteria will govern land disposition within the area of the Redevelopment Area: 1 . Respond to unmet needs of the community by the resale of publicly acquired parcels to interests which will develop uses not provided or not sufficiently serviced. ' 2 . Strengthen the area by sale of land to those interests which will encourage related new private investments . ' 25 I 3 . Increase the tax revenue generated in the IRedevelopment Area. 4 . Provide improved and intensified compatible and complementary land usage which is environmentally 1 sound. 5 . Provide housing for low and moderate income IIelderly, individuals and families in close proximity to related service needs . 6 . Encourage coordinated development of parcels and I structures in order to achieve efficient building design, multi-purpose utilization of sites, unified street access and internal pedestrian circulation. I 7 . Enhance the identity and attractiveness of the area and its sub-units . ILand Disposition Policy Guidelines 1 . Land will be sold in an equitable manner open to II public scrutiny. 2 . Procedures and land deposition will follow State Ilaw where applicable. 3 . Purchasers shall be required to demonstrate financial capability of implementing proposed I projects and uses as a condition of sale. 4 . Economic market feasibility must be demonstrated I for the proposed reuse of the land as a condition of sale. 5 . The City shall specify in detail within offering I documents : a. Use to be made of the property. Ib. Zoning and building restrictions . c . Design and construction standards . II d. Special easement or reservation of rights to be part of the g property deed. Ie. The posting and security to ensure compliance with conditions . 1 I I26 I I 6 . Land shall be offered for sale with City of Oak I Park Heights consent in one of the following manners : I a. Fixed price competition - the value of the land is to be fixed by acceptable reuse appraisal which is to be secured through procedures similar to , those used for Iacquisition. b. Sealed bids - bids shall be received I according to specifications established. Cash value of land shall be part of the bid and added to other criteria in selecting the successful bidder. Ic . Public auction - a public auction may be held to sell land after appropriate public notice. I A minimum bid shall be included as part of the public notice. d. Direct negotiation when it is found I desirable, the City of its delegated agent may negotiate directly with a redeveloper. Sale shall not be finalized until a public I hearing is held after required public notice. Direct negotiation will , be appropriate when dealing with preferred developers as defined in policy 8 below. I7 . Redevelopers shall be evaluated upon the basis of the following criteria: Ia. Achievement of project goals and objectives . b. Design excellence and quality of proposed Idevelopment and construction. c . Tax increment financial contribution of the redevelopment project. Id. Technical and financial capability to accomplish the project. Ie. Timetable for initiation and completion of the project. I I I I27 1 8 . Selection of a redeveloper shall be based upon the ' following criteria: a. First priority of resale shall be given to those persons or businesses which have been ' displaced by the City when appropriate and such use contributes to the improvement of the Redevelopment Area. ' b. A priority of resale shall be given to adjoining property owners when expansion of such activities is documented as desirable. c. A priority of resale shall be given to businesses existing within the City when documented that such uses are desired and of benefit to the community. d. Proposals which must successfully meet the evaluation criteria. 9 . In fixed price competition or sealed bid ' offerings, the following administrative procedures shall be followed: a. Bids shall be publicly opened on the specified date by the Mayor, or his designated representative in the presence of one witness . The date of opening shall be ' set to allow sufficient time for reviews to be prepared and considered prior to the regular City Council meeting where action may be taken. ' b. A• certificate attesting to the outline of the bids received shall be prepared and signed by the Mayor of Oak Park Heights and attested to ' by the City Clerk. c . Sufficient copies of the bids shall be ' available for distribution to staff for evaluation and analysis . d. Within one week after bid opening, it shall be determined whether additional information or interviews with bidders are necessary. ' e. The Comprehensive Report and Evaluation on each proposal or group of proposals shall be distributed one week prior to the City Council meeting at which the matter is to be considered for action. 1 28 Rehabilitation Objectives ,. I In some cases in the Redevelopment Area, sound structures exist, but maintenance work is needed. In such instances, and where such types of use are to ' remain, efforts are to be undertaken to maintain and upgrade properties through rehabilitation. These efforts will add to the quality of the area and its improvement, plus minimize disruption and area costs . ' 1 . Where practical and in compliance with area rea plans, maintain and improve existing structures . ' Rehabilitation Policy Guidelines 1 . Upgrade all sound structures which are to remain ' to conform to City codes and ordinances . 2 . Improve the functional capability of sound 1 structures which are to remain. 3 . Promote privately initiated maintenance, clean-up and improvement of structures within the area. 4 . Develop and secure a variety ofublic assistance e programs which will aid in the rehabilitation of sound structures which are to remain and can be functionally utilized. 5 . Ensure that buildings and the area as a total are ' maintained through a program of code enforcement. Public Participation Objectives ' Any public redevelopment projects in the Redevelopment Area that have a direct impact upon the lives and livelihood of those individuals who reside, work and/or own property within the boundaries of the area shall encourage public participation in defining the redevelopment projects goal . The community in total is, however, also concerned as such projects involve expenditure of public funds and affect the tax base of the City. Additionally, from the perspective of creating and maintaining a sense of community, the ' general citizenry needs to be informed of efforts and improvements undertaken for the benefit of the City as a whole. Such considerations dictate public ' participation throughout all aspects of any redevelopment project. 1 29 1 1 . Active and direct participation and involvement of those residents, businessmen and owners within the Redevelopment Area. 2 . Maintenance of general citizen awareness of the ' purpose, plans and accomplishments of all redevelopment projects . Public Participation Policy Guidelines ' 1 . Establish a structure androgram for the direct involvement and input of arearesidents, business persons and owners in the planning and implementation of any redevelopment projects in the Redevelopment Area. ' 2 . Utilize existing business and civic organizations as a means of communicating and informing land owners and tenants, and the general citizenry of ' area plans and accomplishments . 3 . Prior to public hearings, hold informal meetings with area residents, businessmen and property ' owners on a neighborhood or subunit basis to inform them of plans and recommendations . r ' 4 . Hold formal public hearings on area plans and projects with adequate prior notice to all citizens in the community. ' 5 . Utilize the area newspapers and other public media on a continuing basis to keep the general citizenry informed and updated on plans and accomplishments within the Redevelopment Area. 6 . Enlist specialized expertise which can contribute to the area plans from individuals of the community at large. 1 1 1 1 1 1 30 ' B. REDEVELOPMENT AREA PROFILES AND ACTIVITIES A Redevelopment Area profile has been formulated for each of the proposed six planning areas . In the preparation of planning district profiles, past planning studies were referenced and site inspections were conducted to inventory area conditions in respect ' to land use patterns, site conditions, and traffic circulation patterns . Additional' information was gathered to identify property ownership patterns, zoning non-conformities, soil problems, and utility deficiencies . This information provides the basis from which the district issues and opportunities were identified and analyzed. Planning District 1 1 . Existing Land Use: ' a. Soil Conditions: Development suitabilityis considered poor in approximately 80 perent ' of the district due to poorly drained soils and nearly level topography. Tree cover is fairly extensive adjacent to the St. Croix River and between St. Croix Trail and the ' railroad track to the west. Virtually all of Planning District 1 east of the eastern set of railroad tracks is within the scenic riverway boundary and 100 year floodplain. Both of these designations restrict land use and building type that may be developed within such boundaries . In general, the site ' is developable, but waterlogged soils would require extensive fill prior to development and environmental overlay district regulations would restrict the type of development. b. Property Ownership: Reference Exhibit B. Many of the lots along 59th Street North are substandard in size and receive substandard street access . In order to promote development in this area, lot assembly and resubdivision will be necessary to provide an effective street system and efficient lot arrangement. ' c . Existing Zoning: Planning District 1 is zoned "I" , Industrial District. This ' district is intended to provide for the establishment of warehousing and light industrial development. I 31 I I d. Existing Land Use Patterns : Planning I District 1 is approximately 85 percent developed with uses that are predominantly public/industrial in nature. Land uses 1 within the district include a portion of the NSP Allen S. King electrical generating facility, the Metropolitan Waste Control Commission' s sewage treatment plant and I scattered industrial uses located along Highway 95 . Also included within the district are substantial areas of utility easements required for the overhead power I lines originating out of the NSP plant. These easements are located within the southern portion of the district and I virtually make the vacant land between Highway 95 and the railroad undevelopable. IIe. Vacant Land: Developable vacant land within Planning District 1 primarily exists within a singular parcel adjacent to the Chicago and North Western Railway tracks and north of I 59th Street North. This site is approximately ten acres in size and zoned "I" , Industrial to accommodate warehousing and light industrial development. This site, 1 however, as is much of Planning District 1, is affected by poor soils and wetlands which would require correction prior to 1 development. The remaining vacant land, approximately 12 acres, is affected by either steep slopes, I utility easements, lack of lot depth or a combination thereof . This land will most likely remain vacant and serve as open space Iadjacent to the highway and railroad. f . Traffic Circulation: The area receives its primary vehicular access from Highway 95. 1 The only other street located entirely within the District is 59th Street North (Mill Road) and this street is only partially developed. I Between the railroad tracks and the river, 59th Street remains undeveloped within a 25 foot right-of-way. I If development of the vacant parcel located north of 59th Street is to occur, improvement of this street will need to be provided to accommodate such development. 1 1 I32 I I g. Utilities: Utilities are available I throughout Planning District 1 and are currently being provided to all developments within the district. As such, the provision I of utilities does not pose a barrier to new development or redevelopment. The aforementioned NSP easement does, however, present a significant barrier to development IIbetween Highway 95 and the railroad tracks. 2 . Future Land Use: I a. The Comprehensive plan documented land use objectives to establish growth ideals as land uses changed over time. Objectives that are I applicable to Planning District 1 reflected a need for compatibility and functional relationships between activities with respect I to existing environmental and existing and new industrial development. b. Primary factors concerning future land use I within the district include floodplain and river impact development restrictions . All future developments must abide by such regulations in addition to maintaining the Iintent of the City Comprehensive Plan. c. The Minnesota Department of Transportation in I association with the Wisconsin Department of Transportation is currently undertaking a study to determine the location of a new St. Croix River crossing. The study, in its I current preliminary form, identifies three potential corridors one of which would have significant implications upon the City of Oak I Park Heights and Planning District 1 and 3 in particular. The subject corridor would locate the bridge in an approximate alignment due east of Highway 36 . Such an alignment 1 would cause the elimination and subsequent relocation of several residential blocks and also have a significant impact upon the I area ' s land use and local street system. The future planning of this District must take into consideration the potential of locating the bridge through area and also the changing I status of the MnDOT study. I I I 33 1 3 . Summary of Issues : I o Area east of Chicago and North Western Railway tracks is within 100 year floodplain, and St. Croix scenic riverway boundaries . ' o Majority of area east of Highway 95 contains poor soils and wetlands which pose significant development restrictions . ' o Steep slopes located upon the vacant land east of Highway 95 present development ' restrictions . o Presence of NSP utility easements provide significant development barriers in southern portion of district. o Undeveloped 59th Street North restricts ' access to vacant property east of Highway 95. o Potential of new river bridge would have significant impact upon the District's physical make up. 1 1 i 1 ' 34 1 _... _______ lei . vi trEE I 1 •. fil• [n .., ��i4. E3 • x ‘N,V. u- • 96 t tir I . Is 1 V [.A..•*RC.4. las ax.•• x..xx..p.m A P I I :\ iGOVT. LOT 5 - V I III WA' \ 1'-'0 aCO 111. I . '0111 NM die • . .( '�, W ftICC X • 16,_t___ ......\ h I _ !•w !w m eew co UM 1101 'g 'ba aw CI ilitt = v NSU o `per ••w I - swo w !so r T. �'. w sup FM Z OM �P 9 W I • Y • �► [n[ • Z See 3L I aoe .. aeo \ o . r v Baro O 4— = ja" GOVT. LUT / • 1 ___ _-- o MOO •w0 • la \ .I 315. \ i /woo mu, [ 5i - . .ew ;WO. �j 4_j 4 I Q . 24- • B s"i lora a lig ' A n I ! r!_ , .1 e sr N i.iii ... a r17 175 , I CMSO. ) xC GIY1111911 1 ..w 1 -.4.1m.I �•l1�� I BAYPONT O w[• INC neral r•nw , n I —. —n ` all I .�c G G04 ,,6 . 10 1 .� 35 I Planning District 2 I1 . Existing Land Use: a. Soil Conditions : Development suitability I within Planning District 2 is considered good with soils having good natural drainage and only slight limitations for foundations . 1 b. Property Ownership: Reference Exhibit C. Many of the lots within. the District are substandard in size due to platting prior t the enactment of the current Ordinance. II Thus, in order to promote redevelopment in this area, lot assembly and resubdivision will be necessary. Ic . Existing Zoning: Planning District 2 is zoned "R-2" , Low and Medium Density Residential . This District is intended to I provide for low to moderate density residential dwellings and directly related uses . Id. Existing Land Use Patterns : District 2 is a residential neighborhood situated atop the I river bluff whose early development was influenced by adjacent Stillwater. The primary land use consists of older single family homes, many of which are showing early I signs of deterioration. This was documented in the City' s Comprehensive Planning Program- Implementation and Redevelopment Need and Approach, March 1980 . Additional land uses I consist of multiple family housing located along Paul Avenue. il e. Vacant Land: Several vacant parcels exist scattered throughout the District, however, many of these parcels are substandard in size and would require assembly for development. I A large vacant parcel (approximately 11 acres) does exist east of Panama Avenue between 61st and 62nd Streets North. This parcel is owned by Washington County and is I subject of an annexation request into the City of Stillwater to accommodate a planned courthouse expansion. The City of Oak Park I Heights is currently appealing the decision of the State Municipal Board which found to have the property annexed to Stillwater. I I i I36 f . Traffic Circulation: The combination of ' Paris Avenue and Beach Road provide the District with fairly direct access to the remainder of the City' s other neighborhoods . The District does not presently experience ' any significant traffic problems, however, this could change if the proposed courthouse expansion is approved. Such an expansion would significantly increase the amount of traffic within the southern portion of the District and present compatibility concerns with adjacent residences. 2 . Future Land Use: a. The City's Comprehensive Plan cites three ' major concerns to be addressed in the future planning of this area. 1) The preservation of existing housing stock, 2 ) the expansion of the County Courthouse, and 3) development of the scattered vacant lots . The first concern is recommended by the Comprehensive Plan to be addressed by a housing maintenance code. In addition, various assistance programs that may be ' available to the City to aid homeowners in protecting their property values should be utilized. ' The concern of the Courthouse expansion is addressed by the City's designation of a policy opposing the detachment to minimize ' potential adverse effects upon the adjacent residential uses. The third concern of the scattered vacant parcels in addressed within the Comprehensive Plan by designating their development for infill single family homes at a density of 4- 10 units per acre. 1 1 37 1 3 . Summary of Issues: o Maintain character of existing residential neighborhood. 1 o Scattered areas of substandard housing are in need of rehabilitation and redevelopment. 1 o Proposed detachment and Courthouse expansion pose potential compatibility concerns with adjacent residential uses . 1 o Many scattered vacant lots are substandard in size and require assembly for development. 1 • 1 i 1 1 1 1 1 1 1 38 I I1.-4.2.E. cmu 1i. • " iii . . .1 • . ... . . • . Li., I I EAST J I 65TH I I STREET I • N + iiii t 5 Ia 11 v Is01 is II ro5 a! • ® O a \ t12nn 11 ai]l.asitH)0 WV 13 21 2$ill 22 202mlI= Eq 64-HI , 1 STREET N C \ ClD _ HQSnNNOw I is e +ItN I. . ..1091!' 80 �ITe et!252121 21 212125 tam 20it� t 30 ES IPIER 3Y0 STRE,E' / • /11NN11( �:N{J4.! ! I n )IT It Ia n1]N II 10 11 1 "1 1— 1 >L g �51 I 6 va 2 /o lW O l yo tnenma 222324252azaIum m:r zz za z4uRtnE'uxfmlr zI , WgX 1 E4ST b utnlc 04141001 \ I O w N IIq1,.T t 1413 Y mmmommmcoa Io 'IT 1°If2c x622Ix' , , 11113 a I Cl ST 0I IJ11424:1'5' 0 .6\..0 1 a 1 6 1 4 a z 0 © ■ / 2 a C 5 �NI ® a 5UPPER ' �. /T �.5 9 i \.1., Cti • ICEEI Q .dim 11 IW YII�) t 5 • l 2INrMUM�a 10 _—I. . u I I� i I r5 0 �� C �' / 15 I11 a !InINS202I223114I25if1a2e I �8 -la 9 • 64 • • ON 1 ___ I ! _ q� l w N 12 / . oma- `� e • e f 0 a 6 3T+�.N t n I 1 ! I a IF--- .04 dlr�. ] 0 • it 5 _ Tij— Ips-bU 7TH ST 7.-71 ° '/r 5 0 0 ! o 1 T 21 T ® 0 4550 51.1 ER 1 i' a 611i/111ST, N. O .f 4105 00 _ 2250 1 I 111111 • - I •• ( 11,g.r I • 39 I I Planning i g District 3 II1 . Existing Land Use: a. Soil Conditions : Soil conditions within I Planning District 3 are primarily suitable for development with the exception of the extreme southwest corner of the District. Soils in this area have poor drainage and I present severe development limitations . A large wetland is also located in this area that presents significant development Ilimitations . Topography within District 3P resents development limitations along the District's I western border as slopes in excess of 13 percent exist from Highway 36 south to Valley View Park. I b. Property Ownership: Reference Exhibit D. Many of the lots within Planning District 3 are substandard in size due to platting prior Ito enactment of the current Ordinance. Thus, in order to promote development and redevelopment within the District, assembly I of lots will be required. c . Existing Zoning: Planning District 3 consists of a variety of zoning designations I which is representative of its existing land uses . The predominant zoning designation within the District is "R-2" , Low and Medium Density Residential . Other classifications I found are "0" , Open Space Conservation; "R- B" , Residential/Business; "B-2" , General Business; and "I" , Industrial . The latter II classifications occur on scattered parcels and correspond to single existing uses . d. Land Use Patterns : Virtually all of the land I within Planning District 3 is developed. As partially described by its existing zoning, District 3 consist of a variety of uses I including an older neighborhood of single family homes, several industrial type uses, a bar/restaurant, and a small neighborhood park. Of significant concern is the advanced I state of deterioration evident in many of the District' s single family homes . This is again documented in the 1980 Redevelopment I Need and Approach Program. Also of concern is the compatibility of the industrial uses found within the District in relation to the I I40 II IIsingle family residential uses . Finally, there is the concern of prior construction I practices that have allowed development on knobs built out over the edge of the bluff. II e. Vacant Land: As mentioned in the previous sections, little vacant land exists for new development within the District.. Much of the land that is vacant consists of utility II easements, steep slopes, wetlands, or poor soils . Thus, new development that is to occur within the District will most likely be in the form of redevelopment. IIThe vacant land that does exist within the District and is not affected by any of the I above mentioned development restrictions, exists within scattered vacant parcels that are to service infill single family development. These parcels, however, are II substandard in size and will require assembly for development. If . Traffic Circulation: Planning District 3 is linked to the rest of the community by means of Beach Road across Highway 36 . The District is linked to Highway 95 on the south II by 56th Street North near the State Prison. Acting as a connection between the two is Stagecoach Trail which serves as a collector 1 street for the District. The existing circulation system is a matter of concern due to an estimated 37 percent of I the District ' s area devoted to street rights- of-way. This dedication amount is considered excessive relative to contemporary II subdivision design which confines overall street dedication to 20 to 25 percent of the site area. In addition, many of the existing streets are relatively steep and one in I particular, Mill Road is also narrow. To compound the circulation problem, truck traffic is heavy through the District along I Stagecoach Trail . This is due to the lack of a good northwest connection between Highways 36 and 95 . The heavy truck traffic through the area presents concern to the residential Iareas it bisects . g. Utilities: Planning District 3 is virtually II bisected by the NSP transmission line easement cutting through the center of the District. In addition, there is a similar I 1 1 41 1 NSP easement across the southern one-third of the District which restricts development in ' that area. Together, approximately 10 acres or 10 percent of the District is devoted to public utility uses and easements . 2 . Future Land Use: a. The City has conducted a comprehensive study and analysis in the formulation of future land use for this Distridt. Within the Oak Park Heights Housing and Redevelopment ' Authority' s East Area Plan ( 1981) , a detailed land use plan and conceptual development plan was formulated to guide redevelopment of this area. While this plan was developed eight years ago, the conditions within the area have basically remained the same since that time. The conclusions and recommendations of ' the East Area Plan thus remain intact and still apply to the redevelopment conditions of today. These recommendations are illustrated in the concept plan maps on the following pages . b. As discussed in he Future Land Use section of Planning District 1, the Minnesota Department of Transportation in association with the Wisconsin Department of Transportation is currently undertaking a study to determine the location of a new St. Croix River crossing. The study, in its current preliminary form, identifies three potential corridors one of which would have significant implications upon the City of Oak Park Heights and Planning District 1 and 3 in particular. The subject corridor would ' locate the bridge in an approximate alignment due east of Highway 36 . Such an alignment would cause the elimination and subsequent relocation of several residential blocks and ' also have a significant impact upon the area' s land use and local street system. The future planning of this District must take into consideration the potential of locating the bridge through area and also the changing status of the MnDOT study. 1 - I 42 1 1 3 . Summary of Issues : o District is characterized by older homes with significant areas of substandard and deteriorating housing. o Small lots allow for little structural expansion or redevelopment., o Small lots contribute to ' variance requests and deviation from City ordinances . o Scattered industrial uses present within south half of the District created compatibility concerns . o Two separate NSP power line easements cut through the area restricting development and bisecting the neighborhood. o Large percentage of street right-of-way and small lot sizes generate a parks and open space deficit. o Large amount of truck traffic through District disrupts residential neighborhoods. ' o Potential of new river bridge would cause significant property acquisition and housing relocation. Future planning of District 3 must recognize accordingly. 1 r 1 r I 11 43 I . • Vi I .11111116. �u� v (ENO,r' c C R V 0540,Pk. L • Mai e IM %`ry 40-41 t- 10 ' GOVT. LOT 3 781' s F• -'1— —5 I : \ 54.i —...1.- • - 3T,„,- •• I . / \ . 0 N // ‘ib - ' 3T'fT Lei L1:nT. os'_ j �: illk `^� „ee 1 `rbc 144- Ls a, F- i� cc 111111L MEP' A 3B'1T 37•N ` me 8 "" , 59TH 5 N Ia 4110N „ • \ilitio (.--.- 3.160 a o j i . • __ o ewe _____±,_ 0 11111"ieo '1,_.,.`, ..c. BTM 3i ie N� ' u,e p \ ; ,� '� • .we 0 P/ ”" . o ,we . \ i • la i e ; ___b e. sl W yr- • ....1„ ' • ' ' •, z,g ,r" .,eeUM L .. 57"TNY 374 N'" 4 e ,wo 2.-15''y 71.; I' 0 N UV 0 .2JGT:' w • I 4400 It 11 o ;ITN' "3L HEM! "7.1'...... �- uu ' = :-*3-. uoun Vika r'e.T 4T la y��RU \ O0. I av p r-'. .,.ww..e 4 w 1 II W MsO --- -- , 4460 1 I �- W 4400 / • II - _ : } III1 AMP I \ • ' 0 V o IMP' � a err 11 s I % $d4..., G � 44 • I 1 Planning District 4 II1 . Existing Land Use: a. Soil Conditions: Planning District 4 I consists of the NSP disposal facility. Within this facility, fly ash is deposited as the result of coal burning at the electrical generating plant. As such, soil conditions I within the District are extremely poor for development. II b. Industrial Wastes: The fly ash deposited at the site according to the State Pollution Control Agency is considered to be an industrial solid waste. In this waste, two II potentially toxic materials are found, one being arsenic . Thus, the future use and handling of this site will be extremely I critical in regards to ensuring safety to the surrounding environment and area residents. 2 . Future Land Use: 11 a. Northern States Power has stated they will continue use of the disposal site for II approximately the next 10-12 years . At this time, the site will reach an elevation where the PCA will no longer allow dumping onto the site. As this time arrives, the City and II other necessary agencies shall conduct a detailed analysis as to the condition of the site, the potential dangers and safety II issues, and its potential future use. 3 . Summary of Issues: I o Planning District 4 consists of the NSP disposal site. o NSP plans to use the site for disposal of fly IIash for 10-12 more years . o Within the fly ash deposits (an industrial II solid waste) , two toxic materials are potentially found, one of which is arsenic. o As the site nears the end of its current use, the City, the State PCA, the State EPA, and II other necessary agencies should conduct a thorough testing and analysis of the site to IIdetermine its best and safest future use. II45 • • .re .o I N �� . , L • ,1 , • . 1 1 ,. . , .1 . , A , ,.. i M / 13 12 1 - z Ii. 1 11•11 dill 1 / 6 J •5 1'�—�� il .c/s5o sU• PPER 1' 1505 6900 9 5IIIII NM l0 7 Q 2250 11 6lig • 2 Sa tr I IJ. �� ' 1 J 11,1 IS 2 Z Me 1500 5 I as ,Z. - O. / o O. I. s • ,%/ 4700 J • ez W / a /2 5 • � ; 10 W / [its 2 1 0 Q • W �. m 1. W a I AO I I� a 2 • ` . Ge. 1 EX I li" 0E :61111:10 . 46 Planning District 5 ' 1 . Existing Land Use: a. Soil Conditions : Within Planning District 5, the land east of Osgood Avenue contains areas ' of moderate development limitations due to drainage characteristics of the soil and steep slopes . Development may occur in this area provided proper measures are taken to overcome the soil constraints and erosion concerns . Within the balance of the Planning District, no soil or slope limitations exist for urban development. • b. Property Ownership: Reference Exhibit F. The property existing east of Osgood Avenue exists as a combination of platted and ' unplatted land. West of Osgood Avenue, the property within the District is entirely platted with the majority being platted as 1 part of the St. Croix Mall PUD. The PUD, however, platted the property in a peculiar arrangement that isolates certain properties ' from having direct street access. Any redevelopment of the PUD will require an amendment to the original agreement to properly address the platting and access concerns . c . Existing Zoning: Zoning within District 5 consists of a combination of "B-2" , General 11 Business; "R-B" , Residential/Business Transitional; and "R-3", Multiple Family Residential Districts . The majority of the ' District (65 percent) is zoned B-2 with 23 percent zoned R-B and 12 percent zoned R-3. The B-2 zoning is intended to facilitate high ' intensity commercial retail and service uses that provide goods and services on a community market scale. The R-3 zoning is ' intended to facilitate medium to high density residential development while the R-B zoning is to facilitate a combination of limited commercial uses and high density residential development. 1 47 I II d. Existing Land Use Pattern: Planning District 5 represents the commercial and entertainment I district of the community. The area consists of numerous detached commercial establishments lining Highway 36 and Osgood II Avenue including the St. Croix Mall . In addition, the District includes two large multiple family developments, one of which is a senior housing complex. IIThe commercial uses within. the District are dependent upon the automobile, particularly those along the strip of the frontage road. I As such, proper access to these businesses is essential . With the St. Croix Mall acting as the hub for commercial activity within the I City, it will be important that conditions which contribute to the proper function of the mall and the surrounding area maintain the highest possible standards . Ie. Vacant Land: Little vacant land exists for development within Planning District 5 . All I of the property west of Osgood Avenue has been developed except for a small parcel (approximately 1 . 0 acre) south of the St. Croix Car Wash and a small parcel I (approximately 0 . 5 acres) located west of the Mall . East of Osgood Avenue, there exists an i approximate 11 acre site within the R-B I Zoning District and an approximate 2 . 0 acre site within the B-2 District. Both of these sites have experienced several development proposals within recent years, although no IIdevelopment is pending. f . Traffic Circulation: Highway 36, the II frontage road, and Osgood Avenue serve as the primary circulation routes through Planning District 5 . Within the St. Croix Mall, circulation is handled through a series of I internal streets and driveways . East of Osgood Avenue, the primary II circulation concern is access to and from the frontage road/Highway 36 for each of the commercial properties . This concern increases for the properties located further I back from the frontage road. West of Osgood Avenue, a street system will need to be II II I48 11 developed to service future development upon the existing vacant land. A problem that must be overcome in the construction of such streets is the steep slopes that exist in the eastern portion of the District. g. Utilities: An NSP powerline easement traverses the entire District across its southern boundary. This easement largely serves as a buffer and transition zone between the commercial uses' along the highway and the residential uses to the south. Development restrictions within the easement allow for only the development of parking lots or open space. The overhead utility lines along the frontage road also are a concern within the District. They present an unsightly image for the ' City' s main commercial district due to the sheer number of powerlines and poles located in front of the businesses front facades . 2 . Future Land Use: a. The City' s Comprehensive Plan recommends ' completion of development of the commercial and entertainment uses within the District. It also stresses that further development should be internally oriented, catering to the pedestrian shopper with adequate screening and buffering being provided to minimize the area' s impact upon adjacent ' residential neighborhoods. b. Tmproved access and vehicle storage should be achieved. Points of access onto Osgood z , Avenue should be limited and pedestrian access to the area by means of sidewalks and links to a community trails system should be established. c . East of Osgood Avenue, similar commercial uses are to be developed along Osgood. ' Within the vacant land along the frontage road, the ability to provide an adequate circulation system within the area will largely determine the type of development that will occur. Clustered mid-density residential development is recommended for the more sensitive areas with additional high density rental type, housing occurring closer to the community center. 1 ' 49 1 3 . Summary of Issues : o Individual properties exist within the St. Croix Mall area that do not receive street access . Future development and redevelopment ' of the mall must occur within a PUD amendment to ensure all concerns associated with the mall are properly addressed. ' o Development of the vacant land east of Osgood Avenue must respond -Co the sensitive environmental conditions which exist. Of ' primary concern will be the development of a street system that provides access into these areas . ' o Access and circulation about the frontage road and Osgood Avenue are primary concerns with any new development or redevelopment ' within the District. o If the opportunity arises, relocation of the overhead utility lines of the frontage road ' should be pursued to remove the visual blight fronting the City' s main commercial district. 1 50 1 . HTR I .55°tt ~tic 41 Z gas 1 I ___,, . I ; \.._, _ I I ''') 4 � 4.31 H 11.1 1- -1 11 „ L I a ;—i 1 L a1 IL In El /a = _ 1 ....... 1 -0 \ 8 a = i, e/ 7 N'3^AV JtlW50 \ I � . X glia W L9 OIL '00 CC Q 000050 _ I _ I r - „ a I CA I Pi I �WCA i IT d 1 � I� g I a_ I use � " J r I W1 1 I . iIg _ W �, 1 1 1 i IILI 1 ___.._._ 'N R AV V eN0 > __._ e n II1 Q ' I r 03 N '3A% CC • Iu,2 -1 _ a e i 1 F. �W I 1 : G ^ i OA .3 370 N `I al 0 1 .M , I^IINIC G ,JCIII.20 -6 1r , 01 51 IPlanning District 6 1 . Existing Land Use: a. Soil Conditions: Development suitability I within Planning District 6 is predominantly good. There does exist areas of poor soils just north of City Hall and between the single family homes along Oldfield and Olinda II Avenues . Soil correction measures may need to be taken to facilitate development in these areas . I b. Property Ownership: Reference Exhibit G. The vast majority of land within District 6 is unplatted. There does exist a small I commercial plat at the far western edge of the district along the highway and a mid- density plat at the intersection of the highway and Oakgreen Avenue. Future platting I and development within the District must conform to the current Ordinance subdivision standards . Ic . Existing Zoning: East of the Pond Villa Condominiums, the existing zoning ranges from "0" , Open Space Conservation to "B-2" , I General Business . All three residential districts are represented in this area including the "R-B" , Residential/Business II Transitional zone. These zoning designations respond to existing uses within the District. I Within the new annexation area,' all of the property is zoned "0" , Open Space Conservation. This is consistent with the II zoning of newly annexed land. The uses existing within this area are treated as legal non-conforming land uses . I d. Existing Land Use Patterns: As evident from the existing zoning, the land uses found east of Oakgreen Avenue are quite diverse. They include isolated commercial and single family II uses along the frontage road and single family and medium density development along Oldfield, Olinda, and Olene Avenues . In II addition, the NSP powerline easement cuts across the southern portion of the District. II I - ' 52 I II there is again West of Oakgreen Avenue, g scattered commercial development along the I frontage road with an auto junk yard and two single family residences also front Highway 36 . The Pond Villa Condominiums are located I at the corner of Highway 36 and Oakgreen Avenue. e. Vacant Land: Planning District 6 contains I the majority of vacant land' within the City. Approximately 73 . 5 acres of. vacant land exist within the District of which 58 .5 acres are suitable for development. Of this vacant II land, the majority exists in the annexation area west of Oakgreen Avenue. This property receives excellent visibility and access via I Highway 36 and is considered among the best developable property within the City. Traffic Circulation: The primary streets If. that service District 6 are Highway 36, the frontage road, and Oakgreen Avenue. Stop lights currently exist along the highway at IOakgreen Avenue and Washington Avenue. Of major concern with regards to circulation, will be the development of a street system I within the annexation area. Such a street system will need to consist of local and collector streets that direct traffic to I Highway 36 and Oakgreen Avenue. Another circulation concern within the District is with regards to Oakgreen Avenue. I Oakgreen Avenue currently exists as a two lane rural section street. As development of this area occurs, the upgrading of Oakgreen I will be necessary to facilitate the increased traffic . g. Utilities : The new annexation area within I Planning District 6 has yet to have municipal utilities extended to it. The City is currently undertaking a study to provide II service to this area and potentially to future annexation areas to the west and south. While the study is not yet complete, it is understood that a new water storage I tank will be needed somewhere within the annexation area. 1 I I53 1 2 . Future Land Use: ' a. The City has recently completed a proposed Comprehensive Plan amendment addressing future land use within the annexation area. ' The amendment is currently pending Metropolitan Council review. The proposed amendment recommends commercial uses to be ' established along Highway 36 with mid-high density housing to be developed south of the commercial uses . b. East of Oakgreen Avenue, future land use is addressed by the current Comprehensive Plan. It emphasizes the development of owner ' occupied low to mid density housing in the vacant area between Oldfield and Olinda Avenues, and mixed use development along the frontage road. 3 . Summary of Issues : ' o Planning District 6 contains the largest area of developable vacant land (± 58 .5 acres) . o Within the new annexation area, municipal utilities are to be extended as development occurs . o A comprehensive street network will need to be developed in the vacant annexation area. Street improvements will also be required to Oakgreen Avenue. Io Future land use for the area will be a combination of commercial and mid-high ' density residential development west of Oakgreen Avenue and low-mid density residential development with limited mixed use east of Oakgreen Avenue. ' 54 •� I . AN .3AI 3 3i1 .O — 71 Fh 4-'9E 1 - i o . -[.. 1 -I- N - ' in it - . IV ..41 mu [7] I I-I - . ' . irt, 1 N 3AV Ol U „,_ ,,,. , . .L-17 .N �-1 e-&4. .q In il • I • 3Y .• • , -' sp 4”, . ellEP40111 I / � / , N Va.: • � ti, b°rc � Z1 � u . , , 8 ti. mil d IEC~W4 '� hi II p I I I 8 ' .N '3 MI 0 0 WI CC S) 'E . ; o a o I u a WIii- I IWC I I = le a. 1 Ga -� 0 W • 1 W o W 1 3I I " � . N " 141 X . �. o I it • V =n G ,. G 04d o W 1 " I I 0 0 I I " I 55 I I I III . FUNDING SOURCES The Authority will seek a variety of funding sources to implement the redevelopment objectives . Private sector II investment will be a primary source of funds for private activities or where private property benefits . . I Public development costs will be covered by special assessments, other public agency grants and loans, Oak Park Heights capital improvement projects and tax increment financing. Tax increment financing has become a major II funding source for public-private redevelopment projects . The following paragraphs state Oak Park Heights policy with respect to the use of tax increment financing. IA. TAX INCREMENT FINANCING The following steps must be followed in arriving at II what level of assistance the HRA and City will consider committing to any specific project. The HRA and City assumes the right to decline any assistance to a I private development project if it is determined that the project does not sufficiently impact or enhance the Redevelopment Area Plan objectives . I The HRA and City also reserve the right to increase the level of public assistance in the case of unique, private development projects, on an individual basis, 1 where the public benefit is extraordinarily . significant. The following policy statements are in addition to tax I increment financing rules and regulations as stated in Minnesota Statutes 469 . 174-469 . 179 (TIF Act) . IB. TIF FEE AND DEPOSIT The private developer files an application and pays an application fee established by resolution by the City II Council of the City of Oak Park Heights . In addition to the standard fee, the developer acknowledges financial responsibility to reimburse the City of Oak I Park Heights for professional staff time and professional service fees incurred by the City in the processing of the application. In addition, pursuant to resolutions of the City Council the developer may 11 also be required to file a deposit or escrow with the City to be applied to those professional service expenses . i II II56 II 1 LEVEL OF TIF ASSISTANCE IC. 1 . "But For" Test. The HRA and City shall not provide more assistance II than that amount demonstrated to be deemed necessary to make the private project financially feasible. I2 . Not To Exceed Developer Equity. ' I In no event will the HRA' s or City' s level of assistance exceed the developer' s equity in the project. For purposes of application of this section, the term "equity" shall be defined as the 1 developer' s actual cash investment into the project. In addition thereto, the Council may, in its discretion, consider as part of the developer' s equity other investments that he may I have in and to the project based upon appraisal or other documentation. However, recognizing the wide variation that may exist in appraisals of I commercial real estate fixtures and other miscellaneous property, the City Council may choose to disregard any or all of such appraised items in determining the proper level of developer I equity. 3 . Fiscal Disparities . IIThe City of Oak Park Heights, as part of the seven county Metropolitan Area, contributes 40 percent of its commercial and industrial tax base to the IMetropolitan Area fiscal disparities tax pool . All private developer projects shall pay their I share of the fiscal disparities contribution ratio, before computing the net tax increment available for project debt (Method B) and/or - levels of assistance. 1 4 . Self-Supporting. The amount of public assistance to any private project shall not exceed the I private project' s ability to generate sufficient tax increments to retire the debt created by that project. Surplus increments from other projects will not be pledged to other private redevelopment 1 projects . Surplus increments may be considered for "public" redevelopment projects . II 1 1 57 I I D. TYPE OF ASSISTANCE I1 . Pay As You Go. The pay as you go method of providing TIF I assistance provides the financial assistance only after the proposed project is complete and has begun to pay annual real estate taxes . The I assistance is provided in installments as the annual real estate taxes are paid. It should be assumed that all private I redevelopment projects will be "pay as you go" projects unless the developer has demonstrated why 1 this would not be a feasible method. I The amount of assistance provided will be determined by the "but for" test analysis and additional requirements as put forth in paragraph B, Levels of TIF Assistance. Ia. Minimum Size. A private development project must generate at a minimum $5,000 in added I tax increments for the City' s and HRA's participation. b. Sale of Projects . The payment of annual I assistance to a developer shall cease immediately upon the sale of a project. The benefits provided by the City and HRA under a I development contract shall not be assignable or assumable to a new owner. c . Twenty Percent Maximum. The HRA's and City' s I level of assistance to a private developer shall not exceed 20 percent of the minimum market value established in an assessment I 2 . agreement. Bonded Debt. I The City may consider "front end" developer assistance by issuing bonds that provide a source of funds prior to a project 's completion. The City may also use bonded debt to finance public I improvements under a TIF program (see Section I, G, Project Financing) . I (a) Minimum Size. The City will not issue tax increment financing bonds where the total redevelopment costs is less than $150,000. I I 58 I I (b) Assistance Repayment. In the event that a I project is sold by its owner, the owner shall be required to repay a portion of the public subsidy received to date based upon Ithe following schedule: Year From Percent Certificate of Completion Repayment to HRA I1 100 2 80 I 3 60 4 40 5 20 6 0 I (c) General Obligation TIF Bonds . I General obligation TIF bonds pledge the proposed project ' s future tax increments for bond repayment with a full faith and credit pledge of the municipality. This type of I financing will be primarily reserved for "public" redevelopment costs unless the "but for test" analysis demonstrates that the I increased interests cost would make the project not feasible. (d) Revenue Bonds . Revenue bonds may be sold to I finance front end private developer assistance. Revenue bonds do not carry the full faith and credit of the City. Private I projects with redevelopment costs in excess of $1, 000, 000 shall be revenue bonds . 1 E. TAX INCREMENT PROCEDURES IA typical TIF project will go through the following steps . The developer should anticipate this will I require a minimum of 90 days . Complicated projects will require additional negotiating time. The TIF process is concurrent with the normal plan review and permit process required by City ordinances . I1. The private developer introduces the project to the City staff, financial advisors, auditor, I planner, engineer and attorney. 2 . Eligibility is determined and preliminary financial feasibility test is completed by the I planning consultant and financial advisor. I S9 1 3 . Developer completes TIF application and pays for ' project review and plan preparation fee. 4 . Preliminary "But For" financial feasibility test is prepared by developer and reviewed by HRA. 5 . HRA determines project type (pay as you' go versus bonding) and issues preliminary intent to participate. 6 . Public costs are determined. 7 . Private developer finalizes plans and costs . 8 . Developer provides final "but for" test. ' 9 . Assessor establishes minimum market value. 10 . Development contract is prepared by City Attorney and negotiated. 11 . Tax increment financing plan is prepared. ' -12 . City Council calls public hearing. - 13 . Notice is given to School District and County 30 ' days prior to public hearing. 14 . City Council holds public hearing. ' 15 . City Council and HRA adopt TIF plan. 16 . Development contract is signed by City, HRA and ' developer. 17 . TIF district is certified to County. ' 18 . Building permit can be issued. 19 . Bond sale is authorized when necessary ' 20 . Bond proceeds are received four to six weeks after bond sale is authorized. 1 1 60 I EXHIBIT H I PROPERTY ID NUMBERS IPLANNING DISTRICT 1 PLANNING DISTRICT 2 63-60003-0050 60034-0200 I 63-60003-0100 60034-0210 63-60003-0150 60034-0250 63-60003-315/843 60034-0300, II 63-60003-0450 60034-0350 60034-0400' 60034-0800 60034-0450 60034-0850 60034-2000 I 60034-0900 60034-2050 60034-0950 60034-2100 60034-1000 60034-2150 I 60034-1050 60034-2200 60034-1055 60034-2250 60034-1100 - that part 60034-2300 lying east of MN State 60034-2400 I Highway 95 60034-2450 60034-2500 63-60003-2000 60034-2550 1 63-60003-2073 60034-2600 63-60003-2100 63-60003-2150 McKenty' s Addition 63-60003-2200 Blocks 1,2, 7-10, 15 & 16 I 63-60003-2600 63-60003-2700 Elfelt' s Addition 63-60003-2752 Blocks 12-14 ; 18-21 I 63-60003-2800 - that part lying east of the prison Beaudet Addition RR spur track Blocks 1-10 1 63-60003-3100 I 63-60003-3102 Murdock' s Addition 63-60003-3150 • Block 1, Lot 2 63-60003-3200 Block 2 , Lots 1 and 2 I 63-60003-3250 63-60003-3300 Apartment Ownership 6 63-60003-3350 St. Croix Villas 63-60003-3400 Condominiums I 63-60003-3450 63-60003-3500 RLS No. 6 - Tracts A-N 63-60003-4000 I I I I I 61 1 PROPERTY ID NUMBERS PLANNING DISTRICT 3 60034-1100 - that part lying Beach' s Addition to Oak westerly of MN State Hwy 95 Park Blocks 1-8 ' 18-22003-2400 63-60003-2050 Esterbrook' s . and 63-60003-2075 Daggett' s Addition ' 63-60003-2300 Blocks 1-4 63-60003-2350 63-60003-2400 Crofut & Beach' s Addition 63-60003-2450 Blocks 1-4 ' 63-60003-2500 63-60003-2550 63-60003-2740 ' 63-60003-2800 - that part lying west of the Chicago and Northwestern Railroad prison spur track 63-60003-2900 63-60003-2950 63-60003-3000 I 63-60003-3050 63-60003-3550 63-60003-3552 63-60003-3600 ' 63-60003-3650 63-60003-3700 63-60003-3750 ' 63-60003-3800 63-60003-3900 63-60003-3950 63-60003-4000 I 63-60003-4100 63-60003-4200 • 63-60003-4250 ' 63-60003-4350 - 63-60003-4400 63-60003-4500 that part which is zoned R-2 ' 63-60003-4550 Elfelt' s Addition I Blocks 1-3, 5-11 & 15 Oak Park Addition Blocks 1-15 1 ' 62 I II IPROPERTY ID NUMBERS PLANNING DISTRICT 4 PLANNING DISTRICT 5 1 I63-60003-4700 63-60004-2000 63-60003-4800 63-60004-2010 63-60003-4805 63-60004-2050 I 63-60003-4850 63-60004-2100 63-60003-4900 63-60004-2150 63-60004-2200 Elfelt' s Addition 63-60004-2250 IBlock 16 63-60004-2300 Block 23, Lots 3 and 4 63-60004-2350 63-60004-2400 I 63-60004-2950 63-60004-3000 63-60004-3020 63-60004-3050 I 63-60004-3055 63-60004-3150 63-60004-3154 III 63-60004-3156 63-60004-3200 63-60004-3205 63-60004-3300 I 63-60004-3304 63-60004-3306 63-60004-3308 I 63-60004-3310 63-60004-4000 63-60004-4050 63-60004-4100 I 63-60004-4150 63-60004-4200 I Raymie Johnson Estates Block 1, Lot 1 RLS 76 Tract: N IRLS 19 Tracts: D I J K E II RLS 69 Tracts: A B C II II I II II63 1 PROPERTY ID NUMBERS PLANNING DISTRICT 6 ' 63-60004-2300 63-60004-2500 63-60004-2550 63-60004-3400 I 63-60004-3410 63-60004-3450 63-60004-3550 63-60004-3600 63-60004-3650 63-60004-3700 63-60004-3800 ' 63-60004-3850 63-60004-3950 63-60004-4250 63-60004-4300 63-60005-2650 63-60005-2655 63-60005-2760 63-60005-2765 63-60005-2770 63-60005-3100 - that part in the ' NE quarter of NW quarter of Section 5, T29, R20 and that , part of the northerly half of the NE quarter of Section 5, T29 , R20 Alberts Addition Block 1 and 2 Pondview 8N3 • Units 301-308 ' Pondview Addition 2 Condo No. 54 Pondview 8N1 Units 101-108 RLS 19 Tracts : A G H ' RLS 76 Tracts: ABCDFGHIJKLM RLS 57 Tracts : A-V 1 I 64