HomeMy WebLinkAboutReport no. 2, Housing & Redevelopment Authority, Eat Area Policy Plan n r
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minneroto
housing and redevelopment authority
report no. 2 east area policy plan
prepared by:
northwest associated consultants, inc.
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Preparation of this report was partially financed through a Planning Grant from
the Department of Housing and Urban Development, under provisions of the
National Housing Act, Section 701, 68 Stat. 640 (1954) as amended, as
administered by the Twin Cities Metropolitan Council, 300 Metro Square,
7th and Robert Streets, St. Paul, Minnesota 55101
NORTHWEST ASSOCIATED CONSULTANTS INC.
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15 June 1981
TO: Oak Park Heights Housing and Redevelopment Authority
RE: HRA Report No. 2 - Policy Plan
With this letter, we are submitting the East Area Improvement District Policy
Plan which has been tailored to apply to the resolution of the concerns identi-
fied in the East Area as well as continued development. As noted in the
following text, the Policy Plan is, in essence, the basic plan for the improve-
ment of the project area. As a consequence, all decisions related to the area
should be based upon the directives established by the Policy Plan.
As the program proceeds, we are available to assist the community with the
implementation of its established goals and policies. We look forward to the
realization of the long pursued revitalization of Oak Park Heights' East Area.
Respectfully submitted,
• NORTHWEST ASSOCIAT ► CO SU ANTS/I
David R. Licht, A P
President
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Anne Bronken
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4820 minnetonka boulevard, suite 420 minneapolis, mn 55416 612/925-9420
TABLE OF CONTENTS
Page
INTRODUCTION 3
POLICY PLAN
Goals
5
Policy Guidelines
Development and Redevelopment 7
Policy Guidelines
Operations and Administration . 19
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INTRODUCTION
The following Policy Plan is a response to the East Area Improvement District
Issues which were identified in the HRA Report No. 1 - Survey of Conditions
and Needs (May 1981). The intent of the Policy Plan is to outline in written
form what the community desires to be produced or accomplished relative to
the physical environment within the East Area Improvement District. Secondly,
the Policy Plan is intended to set forth administrative and decision-making guide-
lines as to how these accomplishments are to be achieved. Proceeding in a
logical fashion, general goals and policy guidelines are presented. These
elements represent a logical and progressive decision-making process and basis
upon which plans and programs can be formulated and actions undertaken.
It is emphasized that the goals and policies are the basic and fundamental plan
for the East Area Improvement District. In this regard, their purpose is to pro-
vide a decision-making framework to guide all public and private actions and
development within the District. In addition to the active function of guiding
response and action, the goals and policies also serve the more passive function of
establishing evaluation criteria for the private development and change which
subsequently occurs. Moreover, it should be recognized that Policy Plans are
• utilized as the basis of graphic plans and decision-making due to their flexibility
and adaptability. Lacking a "hard line" delineation, policies can be applied and
used for the basis of decision-making in unanticipated situations which emerge.
Such is not the case with a map plan in that it is static and fixed. There will,
however, be instances where the policies do not reflect what may be a change
in policy direction or respond sufficiently to questions which arise. In such cases,
the Area Policy Plan should be updated and amended by modifying the policy
statements to reflect what is in fact the new direction which is wanted or by
adding new policy statements which deal with new, unanticipated issues. Opera-
ting in such a fashion, the East Area Plan will retain a current and effective status
and will not become outdated.
In utilizing this element of the plan, it must be cautioned that the policies are
to be considered and utilized collectively. While in some instances a single
policy may define and outline a cause of action or decision, it is more commonly
the case that several policies apply to a given situation. Reactions to individual
policies should therefore be tempered pending consideration of all applicable
statements.
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The Policy Plan should not, however, be interpreted as an implementation pro-
gramming of actions and responses. No time framework or priority of action is
intended or stated. The Policy Plan is a guide which directs action on the part
of the public and private sectors of the district when responding to needs, problems
and opportunities.
To ensure understanding and clarification, the terms utilized are defined as
follows:
Goals: The generalized end products which are to be
achieved and towards which all actions should
contribute.
Policy Guidelines: Actions, principles, standards and directives which
serve as means whereby the goals are to be realized.
The goals and policy guidelines established as part of the City-wide Oak Park Heights
Comprehensive Plan, adopted January 1979, provide the framework and foundation
governing the Policy Plan for the East Area Improvement District. This is a conse-
quence of the fact that the East Area Plan is an amendment of the City-wide Plan by
extension and expansion of scope and detail . The goals to be achieved in the area
and as part of the project are the same as those for the community in general . Many
of the objectives and related policy guidelines are also similar to those applied to the
community in total . Due, however, to the specific nature, function and problems of •
the area, as well as the intent and purpose of the Improvement Project, more specific
and detailed policy guidelines are required. To this end, the presentation format as
established in the Comprehensive Plan has been basically maintained . Goals and
policies are initially divided into physical and development/redevelopment and
operations/administration. Applicable objectives and policies from the Compre-
hensive Plan are incorporated into this document. Where necessary, however,
additions and modifications have been made.
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GOALS
The bask purpose of planning and development/redevelopment and the existence
of government itself is the improvement and maintenance of the community for
creating an orderly, safe, productive, and enhanced living and working environ-
ment. A number of related factors directly contribute to this end. These factors
are social and economic in addition to being physical in character. However,
while the total ramification of the goals must be considered, this plan under the
goals and policy guidelines will concentrate upon the physical implications and
requirements and the operations and administrative elements necessary for imple-
mentation.
The following statements are the community-wide goals or end products which the
City of Oak.Park Heights is to achieve and towards which all action should con-
tribute on a City-wide and East Area Improvement District basis.
• Provide for continued and orderly growth through careful management of the
development process.
Explanation: While growth in Oak Park Heights is all but inevitable, it is
clear that the manner in which this growth is managed can have considerable
impact. Good results can be achieved both in facilitating orderly, timely,
• and fiscally balanced community expansions as well as producing a desirable
end state in terms of population characteristics, community form, and the
quality of structures, amenities, and services.
• Maintain and improve a safe, viable, orderly, productive and enhanced
environment for all residents of the community.
Explanation: The community should provide for the development and main-
tenance of functional land use and structural patterns and the establishment of
an orderly and functional transportation system to serve and connect, but not
disrupt various use concentrations. Moreover, the community should provide
and properly maintain those resources, facilities and services essential for the
protection of the health, safety and general welfare of the individual and
community (water, sewer, police and fire protection) and necessary for improve-
ment of the individual (parks and open space, etc.).
• Preserve and enhance Oak Park Heights' sense of identity by creating a strong
community-wide framework for cultural, social, commercial, and recreational
activity.
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Explanation: Rapid changes in Oak Park Heights' form and orientation to the •
remainder of the metropolitan area have initiated important alterations of the
community character. The preservation and enhancement of Oak Park Heights'
sense of identity in this context depends on careful definition'of goals and
policies for the entire community, constant attention to potential new community
directions, and broadly coordinated effort in achieving identified goals. In
this regard, Oak Park Heights' policy should be oriented toward achievement
of a full range of community-oriented services and facilities within a strong,
consistently, and clearly identifiable framework and focus.
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GOALS AND POLICY GUIDELINES: DEVELOPMENT/REDEVELOPMENT
The following paragraphs provide a statement of d and oal policy p cy guidelines
governing the physical development and redevelopment within the East Area
Improvement District. To ensure comprehensive coverage, the policies are
organized into land use, structural rehabilitation and redevelopment, trans-
portation, public facilities and services, and environment.
LAND USE
Goals
The character, quality, intensity of activity, and service and transportation
demands of a community are created and shaped by land use and its arrangement.
Land use is, therefore, the basic building block for comprehensive physical
planning, development and redevelopment of a community or project area.
Within the Oak Park Heights East Area Improvement District, the form of land use
development has resulted in critical problems of compatibility, functional rela-
tionships, and general area or neighborhood deterioration. If Oak Park Heights is
to achieve its objective of area improvement, this piecemeal, uncoordinated
development practice must be halted and corrected. For the purpose of direct-
• ing future land use development within the East Area, the following objectives will
serve as basic ends to be achieved.
1 . Functionally arranged and compatible land use relationships.
2 . Efficient utilization and conservation of land on a neighborhood, as well as
subunit or project basis.
3. Prevention of over-crowding and over-intensification of land uses.
4. Preservation and protection of property values.
5. Preservation and improvement of environmental quality.
Policy Guidelines
1 . The project area shall be planned and developed in units as determined by
either physical barriers and/or homogeneous land use characteristics.
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2 . Whenever possible, the impact of physical barriers are to be reduced to •
increase relationships between segregated areas and reinforce continuity
and a sense of community.
3. Related uses and activities when compatible are to be concentrated and
clustered into functionally related subunits of the project area.
4. Land use development must be related to needs and desired development
and priorities, plus transportation and service demands.
5. On an area as well as project basis, varying types of land uses are to be
combined and integrated when compatible and complementary, and when
increased efficiency and land utilization can be achieved .
6. Intensification of land use activity and development is to be accompanied
by corresponding increases in related supportive and service facilities.
7. Programs and incentives are to be created for continued maintenance and
improvement of existing land use .
8. Renewal, replacement and redevelopment of substandard and grossly in-
compatible development is to be accomplished through public action and
private means, if compatible. •
9. Eliminate, through removal and relocation, conflicting and non-comple-
mentary uses.
10. Prohibit introduction of land uses that would be visually, aurally, or
otherwise incompatible within the neighborhood .
11 . The amount of land devoted to streets is to be minimized and reduced .
12. Transitions between varying types of land use are to be accomplished in an
orderly fashion which does not create a negative impact on adjoining
developments.
13. Encourage a creative approach to rehabilitation and redevelopment.
14. Correct overly dense structural conditions by removal or relocation of
structures.
15. Mid-density residential development shall not exceed a specified unit/area
density as allowed by the Zoning Ordinance.
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0 16. Wherever possible, changes in types of land use should occur at center,
mid-block points so that similar uses front, or at borders of areas created
by major urban and natural barriers.
17. Major streets are to border not penetrate neighborhoods.
STRUCTURAL REHABILITATION AND REDEVELOPMENT
Goals
The predominate land use in the East Area Improvement District is the residential ele-
ment of the upper bluff area. The apparent deterioration of much of the housing stock
has given rise to considerable concern. There is a great need for improvement of the
existing homes as well as new housing construction. The new construction will in-
evitably be influenced by the changing needs of home buyers, the market, and new
construction types and techniques. For the purpose of directing corrective efforts and
new construction, the following goals and policies have been developed.
1 . Sound structural conditions throughout the East Area.
2. Fulfillment of physical, social, and economical housing needs of residents
in the East Area.
• Policy Guidelines
1 . Where appropriate within the East Area, the existing housing stock is to be
preserved and improved through inspection, code enforcement, and resultant
updating.
2. Wherever possible, existing housing which is to remain within the area is to be
rehabilitated and upgraded through private means and public assistance where
feasible.
3. Remove substandard housing when it is not economically feasible to correct
deficiencies.
4. If necessary and feasible, relocate good housing stock from inappropriate
locations to more suitable locations.
5. Owner occupancy shall be encouraged.
6. Adequate living space and fully utilized housing are to be encouraged and
promoted through the provision of a range of choice among housing types
and options.
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7. To supplement conventional, single family homes, additional housing types, •
styles and choices are to be created and maintained (e. patio homes,
townhouses, and quadraminiums, etc.).
8. Housing styles and development techniques which conserve land and increase
efficiency are to be encouraged (e .g., energy efficient design).
9. New housing construction is to reflect modern and emerging construction
techniques.
10. The City should attract young persons to the community through provisions
for housing styles which reflect life styles and economize construction costs.
11 . All new housing shall adhere to the highest possible design, planning, and
construction standards.
12. Encourage new housing development through private or, if necessary, public
means.
13. Low and medium density structures to remain within the project area are to
be conserved through prevention of encroachment or expansion of higher use
types and by adequate buffering and separation from other use categories.
14. Rental housing standards applicable to existing and new units are to be upgraded •
to require adequate soundproofing, increased energy conservation and pro-
visions for social and recreational facilities.
15. The City shall respond to the housing needs of the elderly, the disabled,
and individuals with low and moderate income .
16. Low and moderate income housing is not to be concentrated in one area.
17. Require all mid-density development to be designed to accommodate individual
ownership.
18. Require strict adherence to zoning requirements for lot sizes and setbacks for
individual lot proposals.
19. Encourage development of adjacent lots as Planned Unit Developments.
20. Develop area plans specifying prime areas of single family and medium-
density development to ensure organized development.
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• 21 . Orient residential development to parks and open space.
22. Introduce medium density residential development with appropriate con-
sideration for single family residences, i.e., insure that changes in residential
densities occur at center or mid-block points so that similar uses front on the
same street or at borders of areas separated by major man-made or natural
barriers.
23. Residential amenities now required through zoning and subdivision regulations
shall be maintained.
TRANSPORTATION
Goals
Transportation is a service element which provides access from one land use activity
to a second. The need for transportation service has been generated by a separation
of activities which are necessary for fundamental personal living requirements. From
a total perspective, it is therefore, advantageous to reduce the need for transportation
by combining or consolidating activities. However, in those instances where transpor-
tation is required, access should be provided in a rapid, safe, economical, direct, con-
venient and environmentally sound fashion. In addition, access should be approached
• from a comprehensive perspective giving full consideration to all options and elements
of the system of modes, travelways, and storage. It is unrealistic, however, to expect
that all travel modes can be simultaneously developed as needed or indeed as desired.
The City of Oak Park Heights simply does not have the economic resources nor
sufficient jurisdiction to achieve a totally improved system. Priorities and program-
ming as a consequence are mandatory in order to gain as much as can be accomplished.
In this regard, the following objectives reflect the results to be produced within the
East Area Improvement District.
1 . Rapid, safe, economical, direct, convenient and environmentally sound
transportation.
2. Transportation system functioning compatibly with adjacent land uses.
3. A comprehensive system and approach to transportation, giving due attention
to all modes and related facilities.
4. There shall be an assignment of priorities to various travel routes, modes, and
programs and a corresponding action and development effort formulated.
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Policy Guidelines
General
1 . All means of transportation and related facilities shall be considered as
one system and therefore coordinated and related comprehensively.
2. Special consideration and attention is to be given to persons who must
rely on other means than the automobile for access.
3. Dependency upon automobile oriented transportation shall be reduced and
higher priorities assigned to pedestrian/bicycle and transit travel, respec-
tively, within the East Area Improvement District.
Streets
1 . A street system shall be formally established for the community and project
area corresponding to the adopted metropolitan classifications and standards.
The system shall be planned, designed, and developed on the basis of the
table on the following page.
2. All local or residential streets shall be designed to prevent penetration of
through traffic and shall direct traffic to collector or arterial streets.
3. Land access onto major streets shall be limited or prevented wherever possible. •
4. Vehicular access onto all types of arterials and regional through-carriers shall
be minimized and limited to points of adequate distances between intersections,
with proper signalization and/or merging.
5. Street parking shall be prohibited or limited on arterial streets when adequate
off street parking is available.
6. All off-set intersections shall be redesigned and corrected to provide proper
traffic operation.
7. All intersections are to have proper visibility, design, and control to minimize
accidents and violations. Enforcement programs to ensure compliance are to
be pursued .
8. A consistent traffic signing system shall be maintained .
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Ill FUNCTIONAL CLASSIFICATION SYSTEM CRITERIA FOR ROADWAYS
Principal Intermediate
Arterial Arterial Minor Arterial
Collector Local
Accessibility Focus Connects all urban Connects two or more Connects adjacent Connects neighborhoods Connects blocks
subregions with one subregions;provides subregions and within and between within neighbor-
another;connects secondary connections activity centers subregions. hoods and specific
urban and rural outstate;complements within subregions.
service areas with primary arterials in activities within
metro centers; high volume corridors. homogeneous
connection to out- land use areas.
state cities.
Level of Mobility Provides high level Provides high level of Provides mobility Mobility between Mobility of mobility within mobility within and within and between neighborhoods and neighborhoods n
urban and rural between subregions, two subregions. other land uses. and other homo-
service areas and
to major outstate use arcs land
cities. use areas.
System Access To other principal To principal arterials To principal arterials To minor arterials
arterials, intermed- intermediate arterials, intermediate arterials, other collectors, of collectors,
iate arterials, and minor arterials, and minor arterials, and local streets, land other local
selected minor high volume collectors, collectors, restricted access. strcess. land
arterials, no direct no direct land access direct land access. access.
land access, except major traffic
generators.
Trip Making Long trips at highest Medium distance to Medium to short Primarily serves Almost exclusively
Service Performed speed within and long trips at higher trips at moderate
through the metro P collector and distri- collection striu i and
9 speed within the to lower speeds, bution function for
area. Express short trips a
P urban area. Express local transit trips. the arterials system
transit trips. transit trips.
Y short trips at low
at low speeds, speeds.
local transit trips.
• TYPICAL CHARACTERISTICS
Spacing 3-6 miles depend- 1-3 miles depending 0.5-2.0 miles 0.25- 1.0 miles
ing on trip density, on spacing of princi-
transit, 1 block
minor pal arterials and
arterial spacing minor arterials,
and location of transit, trip density
existing facilities. and location of
existing facilities.
Location In natural community In natural community On edges of develop- On edges or within Within neighbor
separations defining separations defining ment and neighbor- neighborhoods. hoods and other
development and not development and not hoods.
separating it. separating it. homogeneous
land use areas.
Land Access
1. Urban None Major traffic
I Limited direct Some limitation on Direct land access.
generators. land access. direct land access.
2. Rural None Freestanding growth
Commercial, Indus- Access to agricultural Direct land access.
centers and rural trial, and high uses with limits on low
town centers. density residential density residential.
uses. No access to
single family use.
Vehicles carried Urban 20,000- Urban 10,500- Urban 5,000-30,000 Urban 1,000-15,000 Urban 1,000
100,000, Rural 50,000, Rural Rural 1,000-10,000 Rural 250-2,500 Rural 1,000
5,000-50,000 2,500-25,000
Posted Speed Limit Urban 45-55 40-50 35-45
Rural Legal limit Legal limit 30-40 Maximum 30
eg Legal limit 35-45
Maximum 30
Right-of-Way 300' 100-300' 66-150'
66-100' 50-80'
Transit Accommodations Priority to high Preferential treat- Preferential treat- Pavement, intersections Normally used as
occupancy vehicles meat where needed; merit where needed and bus stops on bus regular bus routes
and transit in peak bus stops separated in activity centers; routes designed for use only in non-
periods. from through traffic bus pullouts where by regular transit buses. residential areas;
• lanes, required based on used as required for
percentage and traffic specialized transit
volumes service with smaller
SOURCE: Metropolitan Council vehicles in resi-
dential areas.
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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 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.
10. All alleys which are to remain within the project area shall be paved .
11 . Ensure proper signage at all intersections.
12. Explore possibility of alternative route from south to northwest their urou around the
ecoach
neighborhood for trucks and through traffic (eliminating
Trail, 59th Street, and Beach Street through the neighborhood).
13. In the case that Stagecoach Trail, 59th Street, and Beach Street are continued
to be used as the collector through the neighborhood, improvements shall be
provided such as additional lanes, realignment, and buffering.
14. Examine utilization of all roadways to determine necessity and feasibility
of continued use.
15. Eliminate all roadways determined as nonessential, utilizing regained open
space appropriately and creatively. .
16. Remedy or eliminate all hazardous traffic conditions including streets deemed
as too narrow or steep.
17. Design roadways to define individual sub-neighborhoods, discouraging through
traffic from other neighborhoods.
Parking
1 . No development or expansion of activities and uses is to be permitted unless
adequate off-street parking is provided .
2. The City shall assist with the planning utilization
llk
parking facilities o h wit iant e
project area to ensure the highest possible o
shall directly assist with the provision of parking space supply to private
developments where feasible.
3. Parking is to be developed in a fashion which conserves land, allows joint
utilization and minimizes conflicts with moving vehicular traffic, pedestrians
and cyclists.
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• 4. The demand and resulting space requirements for parking is to be reduced
through improved pedestrian and transit facilities and coordinated land use
development.
5. Parking requirements imposed by the City are to be constantly reviewed and
studied to ensure that supply is reflective of demand.
6. Provisions for handicapped parking in compliance with state law are to be
made in all new parking lots as well as existing parking facilities.
Mass Transit
1 . Preferential and priority access and facilities are to be provided for transit
in the East Area Improvement District.
2. Special attention is to be given those persons limited to transit for means
of access. Attention to and use of transit should, however, be encouraged
for all, especially those who have options for private vehicular travel .
3. Rider conveniences such as shelters are to be developed in the East Area and
provision of such facilities shall be required or encouraged by the City through
public developments.
• 4. Land use policies and development are to encourage transit ridership by con-
centrating and consolidating higher density residential within the East Area
along transit routes.
5. The City shall remain aware of pending improvements in mass transit service,
systems and facilities, and local development must be flexible and adaptable,
easily accommodating changes, evolution and advancement of technology.
Pedestrian/Bicycle
1 . Provide facilities for pedestrian traffic along residential streets of collector
status or of higher intensity.
2. Pedestrian street crossings on heavily travelled streets shall be clearly marked
and lighted.
3. Where possible and especially in areas of high bicycle usage, a separated
right-of-way is to be provided for cyclists.
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4. All street improvement programs and projects shall respect plans for the
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County bicycle trail system.
5. Streets designated as major arterials bicdcleperossings and shall pbotect designed
pedest�an
prevent unregulated pedestrian and y
and bicycle movement paralleling traffic.
FACILITIES AND SERVICES
Goals
An often neglected or underestimated component of city planning and d development
is the role and importance of neighborhood facilities
"facilities and services" is all encompassing a public nor semipublic bassu'IThese
services and systems which are provided
facilities are offered, based upon a public ocial concern or function demanded by
interest benefit,
as a necessity for
sustaining life in an urban area and/or as
the urban environment and lifestyle . All elements ninf the qualityoand facilities safety of urban
services, therefore, are a major factor in 9
living.
1 . Provision for and maintenance of the required facilities and services necessary •
for sustaining a safe, healthful and enjoyable individual and neighborhood
living environment.
2. Equitable distribution and safe and easy access to facilities and services by
each individual throughout the East Area.
3. The development of facilities and services shall be proportionate to the volume
and density of residents in the East Area.
Policy Guidelines
Parks and Open Space
1 . An open space system should be developed in the
points neighborhood with special
attention given to linkages to existing parks
2. Parks and open space are to take advantage of the natural features of the
East Area Improvement District.
3. Both passive and active recreational activities are to be accommodated and
provided.
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• 4. Parks and recreational facilities are to be distributed throughout the East Area, based upon neighborhood needs.
5. Convenient and safe pedestrian and bicycle access to recreational facilities
is to be provided every resident of the neighborhood.
6. Park and open space facilities are to be planned and developed in coordination
with similar services of surrounding communities and the metropolitan area
as a whole.
7. Useable open space suitable for recreational activities is to be provided by
all types of residential developments.
8. Encourage optimal useage of transmission line easements (gardens, recreation,
trails, etc.).
9. Where necessary, park and open space areas are to be screened, fenced,
and/or buffered for the safety and protection of the user.
10. Recreational facilities required to provide a year round program of activities
are to be developed within the residential portion of the East Area.
• Public Utilities
1 . Easements for utility systems are to be uniformly located and shall provide
easy access for maintenance and repair and allow for minimal disruption of
other activities or areas.
2. All new installations of utility service are to be underground and programs
to convert existing overhead systems to underground systems are to be actively
pursued and encouraged.
3. Utility facilities and structures are to be provided as required, but their
impact upon surrounding uses is to be minimized.
4. Utility facilities and services are to be conserved, but adequate to meet the
needs and demands of the East Area.
5. All systems are to be constantly monitored and maintained to assure a safe and
high quality standard of service.
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ENVIRONMENT 4110
Goals _
e
The East Area Improvement District contains several and sensitivity,caractrsuccs, thhe
preservation of which requires special consideration
steep slopes, wetlands, flood plain and the
meriver.
environmenta addition,
unsound practiceps
no major pollution problems. However, s o
exist in the area and guidelines are needed to
of cies have beenodevelopedafor�his
more are introduced . The following goals and p
purpose.
1 . Ensure environmentally sound conditions throughout the neighborhood.
2 . Ensure that all development is compatible with features of the natural
environment.
3. Protect neighborhood from adverse environmental impacts, including air and
water, noise, and visual pollution.
policy Guidelines •
1 . Prohibit new development on steep slopes.
2. Develop consistent erosion control methods on steep slopes.
3. Remove structures causing erosion problems when control methods are deemed
unfeasible.
4. New development and roadways should be compatible with natural features.
5. Ensure adequate noise and visual buffering between industrial uses and
residential areas.
6. Ensure that new industrial uses introduced in or adjacent to the area do not
deteriorate air or water quality.
7. Prohibit development on marshy low lands in the flood plain.
8. Any further development on flood plain shall conform strictly to requirements
of the zoning ordinance.
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GOALS AND POLICY GUIDELINES: OPERATIONS/ADMINISTRATION
As a consequence of the implementation aspects and orientation of the East Area
Improvement District, operational and administrative objectives and policies are of
a prime concern. All involved need to have a clear understanding of how develop-
ment and redevelopment of the East Area will be achieved. To this end, the follow-
ing paragraphs provide a statement of how redevelopment will be pursued and accompli
and how the goal of an improved "East Area" will be achieved. shed
PROPERTY ACQUISITION
Goals
In order to facilitate the desired type and form of development, the Cit y of Oak Park
t
Heights and the Oak Park Heights Housing and Redevelopment Authority and clear land. A "write-down" of expenses will occur in the resa eAof propertt
in order to make redevelopment of parcels economically feasible for new constructio y
The acquisition of land and subsequent write-down subsidized throw h the tax increment
process is intended to achieve the following objectives. g pncrement
1 . Elimination of the East
hazardous, and obsolete buildings within th
Area. t
2. Elimination of blight and negative environmental influences.
3. Assembly of land into parcels which are functionally adaptable in shape
and size to accommodate desired redevelopment which responds to needs and
services required by the community.
4. Assembly of land parcels which are required to implement traffic circulation
and parking improvements required for the efficient functional operation of the
area.
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.
g pon.
3. Condemnation (Eminent Domain) will be exercised only as a last resort, but
will be utilized where necessary to achieve overall project objectives.
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l and a uitable treatment and assistance will be provided
4. Consistent impartial q
to all property owners and tenants whose property is acquired .
.
Yp
5.
must
An properties acquired as part of the East Area BI g tingmnft District
nces are defined
qualify as blighting influences upon the area.
as:
a. Overcrowding or improper location of structures on the land .
b . Excessive dwelling unit density.
c. Conversions to incompatible type of uses, such as rooming houses
among family dwellings. or oth s
d , Obsolete building types, such as largance'have as blight ngb n'f u'ence.
which through lack of use or mainte uses
e. Detrimental land uses or conditeos s influencesnfrompnoisee smoke, or
structures in mixed use, or adv
fumes.
f. Unsafe, congested, poorly designed, or otherwise incompatible! uses,
g es or community facilities contributing to •
, Inadequate public utilities
unsatisfactory living conditions or economic decline.
h . Other equally significant environmental deficiencies. the
c uisition priority will be given to those sites which meet one or more of
6. Aq
following criteria (ordering indicates priority):
:
a. Necessary for land assembly to attract a desired use or activity.
b . Necessary for street right-of-way.
c. Necessary for increased parking space supply.
d . Necessary for land assembly to serve as a relocation site.
e . Incompatible or non-conforming.
f. A high feasibility for redevelopment and major tax increment.
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• g. *Structurally substandard or hazardous.
h. **Economically obsolete.
i• A low assessed valuation.
1 • Offered for sale by the owner.
*Substandard Structure: This will be based on the Building structural component will be assigned a weighted
derived for the building. g Structure Survey.
g Based on point totals, a building and total
as: (1) substandard, (2) deficient or 3
( ) sound, building will be classified
**Economically Obsolescent:
no longer economically serves its original linterxla y be basically sound, but
economically converted to an acceptable new use use and cannot be
7. A property appraisal from a dul
any propert y qualified individual or corporation shall be
secured for an
y purchased prior to the time of acquisition.
$• Owners of ro ert
p p y to be acquired shall be informed of the fair market val ue
of their property as determined by the required appraisal
9• Prior to the acquisition of ro ert report, prior to sale.
be secured when feasible, p p y' redevelopment or reuse commitments shall
RELOCATION
Goals
It is anticipated that some
overall existing owners and tenants will need to be relocated if the
overall
all concerned.East Area is to be accomplished. Such
impacts of relocation, the following an attempt, uch a situation creates
pt, however, to minimize the negative
and procedure, °blectives and policies will guide the process
1 • Where possible, relocation of existing families or business is to be minimized.
2. Relocation is to be handled in a uniform and equitable quitable manner.
Relocation sites are to s of the to the specific needs he family or business
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ilIIIIIIIIMIIIIIIIII1muImuum—I-——----__
polic 9_2______
als to be displaced by East Area activities shall ave
1 , Families and individuals standard housing that is within their financial
means s and adequate to occupy is reasonably accessible to their h f other
and other commercial, public,
means and adequate to their needs,
of employment, transportation,
facilities, and is available on a non-discriminatory basis. East Area
facil by Eas
concerns and nonprofit organizations to be displaced b
2, Business cohc provided all reasonable assistance toad their satisfactory
activities shall be prov
re-establishment with a minimum of delay and loss of earnings.
a manner that
planned and carried out in magnitude
3. Project or program activities shall be P ro ram and the
hardship to site occupants and that involves the smallest mpg
minimizes her p project or p 9
of displacement consonant with the needs of the p I
o p
persons to be displaced .
Tied out in a manner that will promote maximum choice economic
I lessen racial, ethnic,
4, Relocation shall be car atterns of
re ation and racially inclusive p
within the community's total housing supp ,
concentrations, and facilities desegregation
facilities.
occupancy and use of public and private
' ed by the City and/or HRA to assure that the relocation
5, Service shallot proved Y
process will not result in different ex separate sovcer of income .
p national origin, sex,color, religion,
opportunity of participating in
the procedures for handling
b. Persons to be displaced shall be ans and in n the est blishing p
relocation ratio formulation a relocation and be provided full information relating toprogram
relocation acievances,
• •ties which may have an impact on the residents of the project
or project active
or program area.
made to provide relocation assistan 'co�nso ante dance,with
7, Arrangements shall be m including social services the needs of those to
Ifasl,Nellas rehousing.
assistance, and eligible persons, business
shall be made promptly to all el ig
g, Relocation payments nonprofit organizations to the full extent to which they are
concerns and P
eligible . Heights Housing
procedures connected with relocation, the Oak Park Heig
9. In all proc guidelines of the Relocation ment
and Urban Development
and Handbook (1371 1) of the U.S.s shall of Housing federal funds ve
Handbook the extent t the p licable when III
limited to the extent that they are app • •
involved.
22
• 10. Every attempt p possible shall be made to relocate displaced individuals,
families and businesses within the City of activities are compatible with established �d Park Heights
planned development.t such
11 . The Oak Park
the central relocation eiis office Housing and Redevelopment
Area central
Improvement ont Distrt actor all p Authority shall serve as
all persons and businesses displaced by East
LAND DISPOSITION
Goals
The sale of acquired land
bheng sale
to the s parcels becomes an exceedingly
utilized the success of improving the East 8 y critical that the
uses and that those that acquire tthe important follow-throw portant that the land be
following follow-through on the development pro property have the
g criteria will govern land posed. In response to these needs, the
1 • Respond to Area.
unmet needs of the community
parcels to interests which will develop by the resale of
serviced, p uses not provided publicly acquired
• p vided or not sufficiently
2• Strengthen the
related new area by sale of land to those interests
private investments, which will encourage
3• Increase the tax revenue generated b
4, by the East Area Improvement District.
Provide impra1ed and intensified
which is environmental) compatible and
y sound. complementary land useage
5. Provide housing
in close f or low and moderate income elder)
proximity to related serviCe needs, y' individuals and families
6• Encourage g coordinated development of
efficient building design, parcels and structures in order to achieve eve
parking, and internal pedestrian circulatutilization of sites,. unified street
7. Enhance the identity and attractiveness of the area and its subunits.
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Po■ic Guidelines open to public scrutiny.
Land will be sold in an equitable manner op
� • applicable.
e deposition will follow state law where -
2, Procedures for land d P ability of imple
shall be required to demonstrate n condition sale.
3, Purchasers and uses a
menting proposed projects ro osed reuse of
feasibility must be demonstrated for the p p
4, Economic market feast Y
the land as a condition of sale• offering documents:
5.
The City shall specify in detail within
Use to be made of the property.
b. and building restrictions. deed .
b . Zoning part of the
c . Design and construction standards• rights to be p
e bonds to ensure compliance with conditions.
• The easement or reservation of rig
d of performance e• The posting P
sale with Housing and Redevelopment Authority
6. Land shall onoffered f the following manners: •
consent is to be fixed by
competition - the value of the land • fi procedures
a, Fixed price comp raisal which is to be secured throug P
acceptable reuse appraisal uisition.
similar to those used for acq to specifications
part of the bid and added to
established .bids - bids shall be received land shallcberpfng
b• Sealed Cash value o
established • essful bidder.
the succ
other criteria in selecting after
be held to sell land
a public auction may bid shall be sell included land er part
c. public appropriate auction notice .
appropriate p
of the public notice . the HRA or its
Direct negotiation -
when it is found desirable,redeveloper. Sale
d • agent may negotiate directly with ° held after required
delegated ag public hearing is
negotiation will be appropriate when dealing
shall not ti finalized until ne9 a P 8 below.
public preferred ers as defined in policy
with preferred develop long term lease
be offered for disposal by generally
e, L
term lease - land may
under any of the above methods. The term of such lease shall g
be not less than 40 years. •
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7,
i Redevelopers shall be evaluated upon the basis of the following criteria:
a• Achievement of
project goals and objectives.
b• Design excellence a
struction a and quality of proposed development and con-
e
C. Tax sign increment financial contribution of the redevelopment project.
d• Technical and financial capability I
y to accomplish the project.
e. Timetable for initiation and completion of t
8. Selection of the project.
a redeveloper shall be based upon the following
a• First priority of resale shall be criteria:
which have been dale shall
by given to those
y Cit persons or businesses
and such use contributes to the improvement or HRA actions
when appropriate
b� p ovement of the City.
A priority of resale shall be
expansion of such activities iiss'documented as d
adjoining property owners when
•
c. desirable.
A priority of resale shall be
City given to businesses existing
y when documented that such uses are desired an
the community, within the
and of benefit to
d• Proposals which
most successfully meet the evaluation criteria.
9• In fixed price competition or sealed bid offerings,g , the following administrative
a• Bids shall be
Executive Director, opened on the specified
, or his designated representative bi the HRA
of one witness. The date of o
time for reviews to be opening shall be set to allow sufficient
HRA for reviews prepared and considered prior to the re
meeting where action may be taken.
regular
b• A certificate
attesting to the outline of the bids receive
prepared and signed by the HRA Executive Director
by the City Clerk. received shall be
and attested to
c• Sufficient copies of the bids shall be available ,
for evaluation and analysis,, ailable for distribution t
o staff
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` it shall be determined whether
after bid opening.
d . Within one week a with bidders are necessary• IIII
additional information or interviews
• non each proposal or group
e , The Comprehensive sale s a Report and Evaluation prior to pro HRA or grow
f proposals shall be distributed considered ed fopaction.
° p i matter is to b
at which the m
REHABILITATION
Goal single family areas within the East Area,
density types of use are to remain,
In several cases, notably the low and where such typ h rehabilitation.tro,
In such instances, upgrade properties throng
sound structures exist• maintain and upg
its improvement,through
plus
quality of the area and
efforts are to be undertaken to
These effort ildtcosts. maintain and
disruption a project plans, m
Where practical and in compliance with project
1 • Wh p
improve existing structures.
Polic
Guidelines ain to conform to City codes •
U grade all sound structures which are to rem
1 . p
and ordinances.
ability of sound structures which are to remain.
2• Improve the functional cap rovement of
Promote privately
initiated maintenance, clean-up and imp
3.
structures within the area. which will aid
of public assistance programs can be
4.
Develop and secure a variety structures which are to remain and
in the rehabilitation o
functionally utilized .
Ensure that buildings and the
area as a total are maintained through a program
5'
of code enforcement.
CODES AND ORDINANCES
com lished within the East Area Improve-
ment of redevelop-
ment will be accomplished the majority •
significant improvements ovate development,
While many through direct public assistance and involvement,P accomplished within
ment act v t t privately initiated efforts. be ate development,
parcels, must as a consequence
meet activity is to result from p
plus continued uses of existing P
26
some form of guidelines if the area is the project effort s to function
late or are to be achieved, as a unit and the overall objectives areaoriuidate codes es and
y direct the must which pretanti and Additionally, it must establish private P investments policies inter-
pretation which recognize rocedures and whic
° i implementation aspects which'will arise.nter-
1 • Utilize codes initiated
effor iiaea b ordinances to facilitate City private interests. Y involvement in redevelopment
2. Existin
g ordinances are to meet modern standards and
3• The East Area will b needs of the area.
be maintained through new forms of
control and means
of direction.
POlicy Guidelines
Zoning
1 • Until project plans are established and currently established nd adopted,
and updated on p zoning of the area
2, Approval parcel by will remain
pproval of rezonings Y parcel request basis.
• posed district and allowable the East
uses conforming be contingent upon the
pensive ptan, p
g to the East Area and pro-
3• Upon P compre-
hensive
ado tint of a land use plan conforming to the plan shall be established.
area Area, a rezoning ed, g classification
The i provsions of the
updated to ensure zoning ordinance shall be
a response to the Area.
constantly reviewed and
Subdivision changing needs of the East A
1. The p ro i
vsions of the subdivision ordinance shall be constantly reviewed and
updated s ensure a response to the chat in
Property Maintenance g 9 needs of the East
t Area.
1 • Ordinances r shall be fo
and proper mahall be
anon mulated and established of private proper which govern the minimum
ty within the East Area.
27
maintenance ordinances shall be con-
stantly s
provision of response to the changing
•
2• Once established the p dated to ensure and environmental quality.
of the rasa Area and up
of the East Area and standards of l'u'ng l►ed to all types of uses
maintenance regulations shall be app
3. Property
within the project area. shall be
and equitable maintenance enforcement program
4. A uniform
established and p ursued .
Design Guidelines shall be updated and/or formulated
including sign regulations,
to Ordinances,
improve ance the ual ity and identity of the area.
1 ' rove the q dwellings within
to imp multiple family development.
to existing as well d new develop
guidelines r ad shall a focused equally the p
2. Design shall apply q meet
the East Area and imposed on existing develop
n guidelines shall recognizes tax depreciation of
3• Conformance reasonable o to design of time over a reasonable
investments. shall be brought into immediate •
es in existing uses occur, they justified over a
Whenever changes ed through performance justifi a er bonding.
4. design guidelines unless an extension can be I
conformance of time and conformity is assn
limited p improved image
r and the
q shall contribute to the realization
to an
property
Toe City area HR ramming of improvements n guidelines.
5. h the programming for the area tofong in conformance to established design e ulat►ons shall
public right-of-way ,-
ts of design guideline regulations established provisions and concepts response to the changing
b• Once monitored and updated to ensure a resp
constantly improved techniques and standards of design
be co area and P
needs of the project
excellence.
Business Licensing
of monitoring changes
the entire neighborhood to ensure n continued
licensing system shall be established o he for the purpose
� • A l� operations through
in business op codes and ordinances.
conformance to City
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PUBLIC PARTICIPATION
Goals
A public redevelopment Ai public
has a direct l m t project such as Oak Park
reside, pact upon the lives and livelihoods Heights' those Area Redevelopment
nt
work and/Or own property of those individuals vvho
elide in total d, r n within the boundaries of the East Area.
public funds and however, also concerned as such projects The com-
munity
affect the tax base of the City. I cts involve expenditure of
of creating and maintaining creating
of efforts and g a sense of Ythe g neral from te
'� improvements undertaken the general citizenry perspective
Such considerations efforts
dictate ndertaken for the benefit of the i y as to o
Area Improvement Program, public participation throw City as a whole.
throughout all aspects of the East
1 • Active and direct
men and owners participation and involvement of those residents,the East Area.
2. , business-
Maintenance of
of the general citizen awareness of the
Redevelopment Project. purpose, plans and accomplish-
ments
Guidelines• i • Establish a structure ructure and program for the
Area Improvement Projects.
owners direct involvement and input
wners in the planning and implementaton of East
I
21..
• Utilize existing informing g business and civic or
g East Area owners and tenants, as a
area plans and means of communicating
accomplishments. , and the general citizenry of
3• Prior to
public hearings, hold informal meetings
businessmen and
them of property owners on a g with East Area residents,
project plans and recommendations.
neighborhood
or subunit basis to inform
4• Hold formal
notice r al public he in on area
plans and projects with adequate prior
community.
5. Utilize a City
informed and updated on a continuing
pdated on plans, and accomplishments eofthe East general citizenry
6. Make use of all East Area effort.
citizens ause
informed public media, notably area newspapers,the project, papers, as a means to keep
29
contribute to the protect from
Enlist specialized expertise which can contri
7. E at large
individuals of the community and maintenance funding
$. Ensure resident awareness of rent, contruction,
and subsidy programs.
•
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