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HomeMy WebLinkAbout1975-06-03 HRA Regular Meeting AGENDA Housing and Redevelopment Authority of Edina, Minnesota Tuesday, June 3, 1975, at 7:30 P.M. Edina City Hall 1 . Roll Call . 2. Approval of the Minutes of the Previous Meeting, Held May 6, 1975, and Adjourned to May 12, 1975. 3. Recommendations and Reports. A. N.S.P. Contract for Undergrounding. B. Northwestern Bell Telephone. C. Edina Electric. D. North Side Ramp - Advertisement for Bids. E. Property Acquisition. F. Resolution Allowing Executive Director to Pay Claims. G. Next H.R.A. Meeting - July 7th, 1975 . H. Revised Budget. 4. Adjournment. MINUTES OF THE REGULAR MEETING OF THE HOUSING AND REDEVELOPMENT AUTHORITY OF EDINA, MINNESOTA HELD TUESDAY, MAY 6, 1975 EDINA CITY HALL 1 . Roll Call : Charles W. Freeburg, Chairman Gary B. Lyall James W. Nelson William F. Greer Staff Present: Greg Luce, Executive Director David Schnobrich, Project Planner Lynnae Nye, Secretary 2. Approval of the Minutes of the Previous Meeting, Held April 1 , 1975. After brief discussion, Mr. Freeburg moved the April 1 , 1975, H.R.A. minutes be approved, amended to show that Mr. Greer arrived at 7:45 p.m. , not 9:45 p.m. Mr. Lyall seconded the motion, and upon roll call the following voted: Ayes : Mr. Lyall , Mr. Freeburg, Mr. Nelson, Mr. Greer. Nays: None. Motion carried. 3. Recommendations and Reports. Union Oil A. Un Acquisition. q Mr. Luce stated the letter of intent received from Union Oil was extremely demanding and was therefore unacceptable. He noted he will be working with Tom Erickson to rewrite it so it can be returned to Union Oil for further negotiation. Mr. Lyall felt a decision should be made to amend the plan or acquire the Union Oil property because hearings have been held and the question has been continued for several months. Mr. Luce clarified that relocation of the tenants and acquisition of the gas station site are separate issues; he suggested, however, that the H.R.A. not press the acquisition issue at this time because a confrontation may be avoided if an acceptable relocation site is found. Mr. Luce recommended the Union Oil site be acquired, that negotiations with the owners for the letter of intent be continued, and that reasonable relocation alternatives be pursued, but recommended no action be taken on the acquisition question at this time because the land owners and station operators were informed earlier that it would be continued. After considerable discussion, Mr. Freeburg moved the Union Oil acquisition question be tabled indefinitely. Mr. Lyall seconded the motion and upon roll call the following voted: Ayes: Mr. Lyall , Mr. Freeburg, Mr. Nelson, Mr. Greer. Nays: None. Motion carried. Mr. Freeburg instructed the staff "to determine how long it takes to culminate the legal process for condemnation, to work back from there, and to set that date as a deadline for Union Oil . " B. Plan Modifications. 5-6-75 H.R.A. Minutes, page 2 1 . Four Level Ramp. 2. North Side Parking Lot. fir. Luce recalled that as the consultants got into greater and greater detail in the design development phase for the north side of 50th Street, it became . increasingly evident that there would be a parking deficiency if the originally planned two level parking ramp were constructed. As a result, a three level ramp was recommended to provide an additional 100 parking stalls on the north side. Mr. Luce explained that although the staff report recommends a four level ramp and development of the existing parking lot on the north side of 492 Street as an alternate method of providing and paying for the additional needed parking, the staff has since learned that the cost of a four level ramp would far exceed that estimated. The staff would, therefore, recommend a minor plan modification, requiring only H.R.A. action, to include a three level ramp rather than a two level ramp. In reply to Mr. Freeburg, Mr. Luce indicated that 20 percent of the cost of the third ramp level would be added to the assessment against the property owners, and 80 percent would have to be paid from the anticipated tax increment. Mr. Luce noted the businessmen as an advisory group oppose the transfer of funds from the existing urban design budget to pay the additional ramp cost; they further indicated that if the Authority is uncomfortable with the tax increment schedule, they would prefer that the entire cost of the third ramp level be added to their assessment. The physical and fiscal impact of a three-level versus a two-level parking ramp was discussed at length. Mr. Nelson requested an updated budget, and Mr. Lyall was concerned that a three-level ramp would change the physical characteristics of the area as well as the fiscal picture of the project. Mr. Lyall moved the question of a minor plan modification to allow a three level parking ramp be continued to a special meeting at 3:00 P.M. on Monday, May 12, 1975, at the Edina City Hall , at which time the H.R.A. will review an updated budget to determine the financial impact, and a design and elevation plan of the proposed ramp to determine the physical and visual impact. Mr. Greer seconded the motion, and upon roll call the following voted: Ayes: Mr. Lyall , Mr. Freeburg, Mr. Nelson, Mr. Greer. Nays: None. Motion carried. Mr. Freeburg indicated that no action would be taken on the possible development of the parking lot north of 492 Street because the four level ramp concept is no longer being considered. 3. Multiple Residential - 51st and France - Alternative Use. Mr. Luce recalled that the property at the southwest corner of 51st and France is identified in the 50th and France commercial area plan as a possible location for a 13-15 unit multiple dwelling. Noting that the proposed plan modification would have to be approved by the Edina City Ciuncil , he recommended that the site be identified for that use or, as an alternate use, for a 40-50 unit multiple family dwelling for the elderly. In reply to Mr. Freeburg, Mr. Luce stated that either type of development would be done by a private developer. _ R 5-6-75 H.R.A. Minutes, page 3 Section 8 and other methods of funding, any subsequent tax and tax increment advantages, and any further H.R.A. involvement in administration of a project for the elderly were generally discussed. Mr. Luce listed the financial aspects , social setting, and building mass on the site as advantages of a 40-50 unit building for the elderly versus a 13-15 unit conventional apartment building. He explained that if the project for the elderly could be financed under Section 8, available through HUD, the taxes would be twice that paid by a 13-15 unit conventional development and thereby increase the tax increment received; secondly, the site location is ideal for the elderly because of its proximity to churches , bus routes, and shopping facilities; and finally, in terms of the building mass, both uses would be three stories and would be very similar from the exterior, although an apartment building for the elderly would contain smaller units and require fewer garage stalls. He noted also that a project for the elderly would generate less traffic and require fewer city services. Mr. Nelson moved to approve the plan modification which would allow a 40-50 unit multiple dwelling for the elderly as an alternate use for the property at the south- west corner of 51st and France, subject to City Council approval of the plan modification and of a specific project plan for rezoning. Mr. Greer seconded the motion. Mr. Bright Dornblaser, 4630 Drexel Avenue, suggested that the adjacent property owners be given an opportunity to review the proposal and be aware of any impact the plan modification might have. He concluded that "it is possible that there could be some building of an image of the H.R.A. being concerned about the develop- ment and its financial advantages without due concern for the abutting citizens. " Mr. Luce responded that the proper place for due process in this particular case is at the Planning Commission and City Council levels. Upon roll call the following voted to approve the motion made by Mr. Nelson and seconded by Mr. Greer: Ayes: Mr. Lyall , Mr. Freeburg, Mr. Nelson, Mr. Greer. Nays: None. Motion Carried. C. Report on Land Acquisitions. Mr. Luce informed the Authority that the option for the Twin City Federal property, the fourth and final option for properties on the north side of 50th Street which must be acquired to construct the proposed parking ramp, is still outstanding, and the president of TCF is out of town again. Mr. Luce indicated a zoning ordinance amendment is pending at the City Council level which would satisfy the concern of one property owner as to whether the parking and setback zoning ordinance requirements would apply to the reconstruction or alteration of his building if the H.R.A. purchases all of the land up to the existing structure; the proposed ordinance amendment indicates that if the H.R.A. purchases the land for public parking purposes, setbacks will not be required and the availability of public parking will satisfy the parking requirement. D. Progress Reports. 5-6-75 N.R.A. Minutes, page 4 Mr. Luce informed the Authority that: -- Mr. Oswald Peterson, owner of the Peterson Appliance Center, has hired an architect to explore the possibility of remodeling his building; -- Mr. Lund' s architect is preparing working drawings for the remodeling of the former Lund's grocery store; a Bridgeman's restaurant will be one of the tenants; -- Meetings have been held with Dr. Allen K. Larsen and Russ Lund about the building to be built on the south side of 50th Street and who will occupy what portions; -- The First Edina National Bank remodeling has been completed, and room has been offered as a "drop in" center in the bank building to keep the project drawings during construction and to meet with prospective tenants and other people interested in the plan for the area; -- Northwestern Bell , N.S.P. , and Minnegasco are identifying their utility needs and locations, and should begin undergrounding the utilities in about three weeks; -- Construction of the north side parking ramp should begin around mid-July and should be completed by mid-November. E. Mr. Freeburg presented a letter from the Morningside Community Association expressing their interest in serving as a forum if any projects are proposed in their neighborhood. Also, they would like to be heard from or considered as a vehicle if an Community Development Act money is ear-marked for their area. Y Y P F. Mr. Freeburg briefly explained a method of financing used by the City of St. Cloud to finance its library under the auspices of the H.R.A. , and suggested that that method be investigated with the attorneys to determine if it might be applicable to the 50th and France project. 4. Adjournment. No further discussion being heard, Mr. Lyall moved the May 6, 1975, H.R.A. meeting be continued to Monday, May 12, 1975, at 3:00 P.M. at the Edina City Nall to review an updated budget and the design graphics for the three level north side parking ramp. Mr. Freeburg seconded the motion, and upon roll call the following voted: Ayes: Mr. Lyall , Mr. Freeburg, Mr. Nelson, Mr. Greer. Nays: None. Motion Carried. Respectfully submitted, Y Greg Luce, Executive Director MINUTES OF THE MAY 12, 1975, PORTION OF THE HOUSING AND REDEVELOPMENT AUTHORITY MEETING HELD MAY 6, 1975, AND ADJOURNED TO MAY 12, 1975, AT 3:00 P.M. AT THE EDINA CITY HALL 1 . Roll Call : Mr. Charles W. Freeburg, Chairman Mr. James W. Nelson Mr. Gary B. Lyall Staff Present: Greg Luce, Executive Director David Schnobrich, Project Planner Lynnae Nye, Secretary Robert C. Dunn, City Engineer Mr. Freeburg reconvened the H.R.A. meeting held May 6, 1975, and continued to May 12, 1975. Mr. Luce introduced Mr. Paul Harms of Carl Walker & Associates , the parking ramp consulting firm. Mr. Luce recalled that the planning consultants determined that a two level parking ramp would not provide enough parking to support the north side of 50th Street, and as a result recommended theconstruction of a three level ramp for a surplus of about 40 stalls. Mr. Luce stated the project budget was updated, pursuant to the H.R.A. 's request. He presented two alternatives; one, a conservative estimate, and the other, an optimistic estimate of the amounts of outside funding to be received. He reviewed and compared the original and revised budgets, indicating that the former budget was for 3.3 million dollars and the revised budget is for 3.6 million dollars; $250,000 of that difference is due to the cost of the third ramp level , and the additional $50,000 was due primarily to increased administrative costs. Mr. Luce concluded that "conservatively, we have a 192 year project and optimistically we have a 162 year project. " Discussion followed. Mr. Luce noted that interest on the bonds not immediately used for project improvements was not included. He explained the project cost could be further reduced if the H.R.A. did not acquire the new Lund ' s parking lot or the parking lot north of 492 Street. Mr. Lyall requested a copy of the current budget with a notation of the differences between that budget and the original budget so an accurate comparison would be possible. Mr. Paul Harms of Carl Walker and Associates presented graphics of the proposed three level supported parking facility. He and Mr. Luce reviewed some of the basic decisions to date insofar as the ramp vehicular and pedestrian entrances and the circulation and traffic movements, etc. Mr. Harms located the property lines and sewer and other utility lines , and presented elevations from the north/south and east/west . In reply to Mr. Lyall , Mr. Harms stated the overall height would be 27 feet from ground level to the top of the ramp, or one foot higher than Clancy's, and all traffic flow will be in one direction. Mr. Peter Jarvis of BRW stated that he is very concerned about the proposed height of the ramp, but that he does feel the parking situation is critical and that the three level ramp is necessary. He added that he is working with the ramp consultants to investigate some alternative landscape scheme treatments to develop a softening effect, although at this point they haven't "come up with what we feel comfortable with. " 5-12-75 H.R.A. Minutes, page 2 Mr. Lyall moved to amend the 50th and France Commercial Area Plan to include a three level ramp as presented rather than a two level ram!). Mr. Nelson seconded the motion and upon roll call the following voted: Ayes: Mr. Lyall , Mr. Nelson, Mr. Freeburg. Nays: None. Motion carried. No further comments being heard, Mr. Lyall moved the May 12, 1975, portion of the Housing and Redevelopment Authority Meeting held May 6, 1975, and continued to May 12, 1975, be adjourned. Mr. Nelson seconded the motion, and upon roll call the following voted: Ayes: Mr. Lyall , Mr. Nelson, Mr. Freeburg. Nays: None. Motion carried. Respectfully submitted, Greg Luce, Executive Director I I I May 30, 1975 MEMORANDUM TO: Housing and Redevelopment Authority of Edina, Minnesota FROM: Greg Luce, Executive Director SUBJECT: Recommendations and Reports (June 3, 1975, H.R.A. Agenda) A. N.S.P. Contract for Undergrounding. . N.S.P. has submitted a proposed contract for undergrounding the electrical lines on 50th and France. A copy of the contract and of the proposed layout is attached. The budget for the total area is $88,000, of which this portion would be $13,000. The City of Edina, through the Public Works Department, will dig the trenches and backfill for the wiring at an estimated cost of $8,000. The connection to the buildings from the relocated transformers would be the obligation of the building owners at a present estimated cost of $500 - $1 ,000 per building. B. Bell Telephone. Bell Telephone will place the wiring in the same trench as N.S.P. , and including service to the future building area (the old liquor store site) , the H.R.A. cost would be $1 ,000. There would be no other cost to the building owners or tenants and it is presently projected that the switching terminal would be located in a corner of the parking ramp and would thus be out of sight. The total cost for the north side telephone electrical undergrounding will be $22,000, leaving a remainder of $66,000 for the south side. C. Edina Electric. We are expecting a minor unanticipated cost (approximately $500 - $1 ,000) to extend the electrical lines from the transformer to the construction limits of the ramp. It was earlier anticipated that the ramp contractor would extend the lines , however, this has proven more difficult than to hire a separate contractor. Edina Electric will be installing the services to Lund's, Twin City Federal , and the other buildings and therefore it is reasonable that they be hired to extend the service for the parking ramp. D. North Side Ramp - Advertisement for Bids. Attached is a flow chart of activities for the construction of the north side parking ramp. It includes separating the bidding process into two phases. The first phase would be the "pre-bid" stage which would include letting bids for the precast panels. The second phase would be the bidding for the actual construction and contractor. As can be seen on the attached flow chart, it requires ten weeks of shop work and design and forming to produce the precast panels. If a contractor were hired, he would have to wait a majority of these ten weeks before he could get to work, thus delaying the opening of the ramp approximately two months. The parking ramp consultant has given us this timetable and he has suggested this method. Memo to H.R.A. Page 2 May 30, 1975 We therefore recommend that the H.R.A. authorize the advertisement for bids on June 12th, 19th, and 26th, to be opened on July 3rd. E. Property Acquisition. We are having some difficulty acquiring the Twin City Federal property. It appears there is a conflict of goals between the local management and the downtown management. We have met several times with some people from the downtown Twin City Federal office, and they have indicated that a decision and another meeting will be upcoming by their total construction committee, who will be the final decisionmakers. If that committee reaches a negative decision, it is our intention to appeal it to the full Board of Directors, who will probably follow their staff recommendation and may thus necessitate condemnation. F. Resolution Allowing Executive Director to Pay Claims. At the November 5, 1974, H.R.A. meeting the H.R.A. indicated that the staff should sign checks which would be later reviewed by the H. R.A. There is some confusion at the staff level about which process was desired by the H.R.A. and therefore clarification is requested. The choices are: 1 . The Executive Director and Chairman both sign the checks and are authorized at the following meeting; or 2. The Executive Director signs the checks and they are authorized at the following N. R.A. meeting. If it is the H.R.A. ' s intent to have the Executive Director alone sign the checks, a minor modification of the by-laws and the signing of a new bank card will be required. I will have these forms available at the H.R.A. meeting should that be your decision. G. Next H. R.A. Meeting - July 7th, 1975. Please refer again to the enclosed flow chart of activities . You will note that the beginning of July is a critical period of time in terms of approving bids and authorizing the advertisement of bids. In order to keep the schedule flowing as smoothly as possible, it is our recommendation that the regular meeting scheduled for July lst be held instead at 5:30 P.M. on July 7th. (There is a Council meeting at 7:00 P.M. on July 7th. ) An additional H.R.A. meeting may be necessary sometime between this meeting and the proposed July 7th meeting. H. Revised Budgets. Pursuant to your request, David Schnobrich has prepared a revised budget, a copy of which is enclosed. GL:ln STATEMENT OF YORK REQUESTED FORM 132.201 t A• NORTHERN STATES POWER COMPANY Ma y 21 75 ,9 WORK REQUESTED BY _ HOUSE-nC� and Redevelo ment Authority of Edina, Mn WORK TO BEAT Area bounded by Halifax Ave./France Ave. and W 491-2 St /W 50th St. ADDRESS CONSISTING OF NSP to replace existing overhead distribution facilities with equivalent underground distribution facilities. Citx7 of Edina to break up blacktop and concrete surfacing in advance of NSP underground installation. 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I11a`i(o�l, zc?�zoGY� i ,I C65 G 1', 'Lo 7,7`♦Z 1 s54� o v 1 1 - - gS1�b3�� Mo it Z �3Z 107, Z�1iS�i v �o o � 1 11 q v I - - i� ENVIRONMENTAL REVIEW RECORD FOR THE 50TH AND FRANCE COMMERCIAL AREA REDEVELOPMENT PROJECT EDINA, MINNESOTA June 10, 1975 Page 1 IDENTIFICATION AND DESCRIPTION OF PROJECT The Edina Housing and Redevelopment Authority has proposed a plan for the redevelopment of the 50th Street and France Avenue commercial area of Edina, Minnesota. This commercial area straddles the boundary of the City of Edina and the City of Minneapolis (Fig. 1 ) . Only that portion of the area lying within Edina is presently considered for redevelopment (Fig. 2) . The Edina portion is comprised of sixty-eight professional and retail goods and service establishments. The 50th and France Commercial Area Plan (Fig. 3) proposes a number of land use, traffic circulation, and parking changes. Among these are the upgrading of 50th Street, Halifax, and 492 Street, the addition of retail and office space, the construction of additional off-street parking spaces, and the provision of walkways, landscaping, and other amenities. Street Improvements Halifax Avenue and W. 492 Street will be upgraded and linked with W. 51st Street to provide a ring route. This ring route will remove a significant amount of local traffic and some through traffic from 50th Street. On-street parking will be prohibited on the ring route. W. 50th Street will be reconstructed to facilitate smoother traffic flow. Curb cuts and on-street parking will not be allowed as will left turns at France Avenue. In addition, bus pull-off lanes will be installed. Prohibition of on- street parking will also allow 50th Street to be narrowed to two drive lanes, thus allowing the construction of wider adjoining sidewalks and the placement of landscaping features for improved pedestrian use. The shifting of local traffic from 50th Street to the ring route necessitates traffic control device improvements. The ring route at the intersection with France Avenue (i .e. France and 51st Street and France and 492 Street) will be signalized to handle increased traffic volumes and turning movements. Traffic control devices currently at 50th Street and France Avenue and 50th Street and Halifax Avenue will be upgraded. Land Use The land use element of the plan results in the net addition of 50,000 square feet of retail floor area and 30,000 square feet of office floor area. This additional area will be provided by building rehabilitation in conjunction with a selected program of new building. 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P R 0 c,EC""T B 0 U NA' Figure 2. a .' d PROVIDE LANDSCAPE BUFFER � , f i } 1 �N7 ! .',�• "�• i` t'.° r INCREASE INTERSECTION RADII " fl i NO 'ON STREET PARKING� .. t; t r1^-7,�� T�1 C=C^"".�0.[•lN.'1 R'�'.]E"?9 r':"9 fr-.!F'!5!3 G' ,i�' E^:•'R L"" �4 49 1/2TH ST. - �,..3A E;!�'9 E'?"1 RT.=_4�J C'+.!E-71 1;"»A F''�r__1A P'q F«'w REVISE INTERSECTION: 'IMPROVE it , .-� ENCLOSE + •� TRAFFIC.FLOW 0 SHOPPING � 8 • .. , 0 AREA �1 ONE-WAY FLOW ' 'r 2 LEVEL PAPKING / 0 t • $rl a,rcnta w:ty • j FROM BANK tauQn RnnalnAFlh. �t R�.s r•' t� �• G 7'371E 17 EaO Q O l7_ -M gnu a ¢�, ' " r• `f c..�_f E TAI L WIl 3 t—PETAIL 5.6.000$F rx Y • dry INCREASE ,•o. B rc OIL._....P PLAZA: IE f r .ri`ie°•u t y L' ,_ Nay !,' 7•-� I k 9 Q MAJOR FOCUS 1Hi , t}`, .•.t g INTERSECTION RADII 1 - -; r:1 pT �NO LEFT TURNS+� '<r" �"' i,' .•,�. a _.j US,Sln /fil JP OFF-•� —-- tai' �•, _. �. - r..' r�� 7 �^E "', _ ` �� ' SOTH ST. All z - � f �' . . . • ii TL .... ' PETAIL q I I"DUCE TO j it T t; g DRIVE ,•,�y t y .� �1�1i 9.600 S.F 11 t PROVIDE LANDSCAPE BUFFER—•--` 'T' `T L pTI1ROUGH LANES I -... PARKING 4, Q o Lv Ef lal s d F q M r . f�-.. J�:l! �� �� � t. -..�_.Iq X17? •t ..:y•�. .F�! �� ,. M.'7NQCCRRr, RETAIL 11.900 S.F. ' - ` I �•. ,.RESIDENTIAL .: )rys }q , y � ---NO ON STREET PARKING - { 30.000 S.F i`{ {{ x t}}PRO/O.°F.•11.900 S.F:' ° ..; : . ' •14^18 UNITS 1 ` •' �? C i , • .. -�_ - r, 2.LEVELSy "1iYO' QF-.. •` TC) EXISTING `• a k•=� _ -` L PARKING r 1ST FLOOR'O 9 •y .• j ,5 + td's 1 k+ RETAIL 15.000S.F. t �� - ^••.,. . a , ( F C NO FLOOR EAyt" ♦ /.+ OPTION:CLOSE HALIFAX �PflO/OFF. 150005.E NO ON-.STREEToPARKMG� REALIGN STREET d �. u. • .: TAPER FO IMPROVE SITE LINE---'c t - H .. 4 61ST ST ti. .1,. _ ,..•� t �T }- _ _1 s•'� '{ �''?�`� ''..r ic,.. 't k e :} max . `" �r 1 �y '5► Y >." ? r , I� ° d ' 6 d � r •' b 6�A � v � !� :rr v'1 v .S'`t , ti ' t �. rn � W. .�,R&SIDENTIAL _v,.. ',t �: •+A t;' iTs r t �a,,� ti, .; , �� `.w > �'•• .. >.... 29,000 S.F.: j `}..� - `, " 1 X �I - '.`13-/S UNITS 4f,i r,•� ,' .. f ;�'y. � s: ¢ •=� i 4 ' ���y .�,'•,.- i. PROVIDE LANDSCAPE�BUFFER� - r. .d:s,,s.•••1 Z3rr dAd•wK _•a .a.c 7 I,.v. s -- S i3�t�:,iitat��C+W -�•.t,••'9 =■O ENCLOSED WALKWAY$ MOO OPEN WALKWAYS ® LANDSCAPE L/1BAN DESIGN .g Figure 3 uu u 1 ( e' Y PEDESTNIAN SPACES a F CE l 3 DEC. 1974 C0Mi,,,l,,LPCIAL AREA PLAN ;°E CITY OF EMNA -°••^-•°• •°- - -u Page 2 The 50th and France plan also identifies two areas for residential development. One such area on Halifax Avenue is planned for 14-16 units of multiple residential dwellings. The second area on 51st Street and France Avenue is planned for 13-15 multiple residential units. Both of these residential developments will be constructed by private developers at an undetermined future date. The residential development at 51st and France has been designated in Hennepin County's Community Development application as subsidized elderly housing. In this event, 35-45 residential units will be provided. Parkin Approximately 500-550 new off-street parking spaces will be provided by enlarging existing ramps and lots. Two additional parking levels will be added to the existing ramp north of 51st Street and a new three level ramp will be constructed in the northwest quadrant of 50th and France. As a result of prohibition of on- street parking, the net addition of parking spaces will be about 170. Better utilization of existing parking spaces is also expected after redevelopment. Environmental Amenities Open and enclosed walkways will be constructed to provide pedestrian access from parking areas to shopping areas. Trees and shrubs, furniture, new lighting, and graphics will be placed along these walkways as well as along major streets. Pedestrian spaces will be developed as an integral part of the walkway system. In addition, landscaping will provide a buffer between the residential and commercial area. Time Table The development schedule calls for construction of the parking ramp north of 50th Street, improvements to 49z Street, and construction of a portion of the landscaping and pedestrian amenities in 1975. The construction of the parking ramp north of 51st Street, improvements to 50th Street, and construction of the remaining pedestrian amenities is planned for 1976. EXISTING CONDITION City of Edina The City of Edina borders the southwest corner of Minneapolis and is ringed by the cities of Bloomington, Eden Prairie, Hopkins, Minnetonka, Richfield, and St. Louis Parka Edina covers about 10,500 acres of gently rolling land dotted with small lakes and ponds. Two creeks, Nine Mile and Minnehaha, meander through the city. Page 3 Originally a farming community, Edina has grown rapidly since World War II. The present population is about 49,000. While still primarily an area of high quality single family residences , Edina has approximately 5,000 apartment units, five neighborhood shopping areas, a regional shopping center, and an ever-enlarging industrial park. Although residential and commercial development has mushroomed during the past decade, Edina has managed to retain many park and open space areas. Over 1 ,000 acres of such land are currently in public ownership. Project Area Excluding the 50th and France commercial area, land use is primarily single family residences and duplexes. Approximately 1700 to 1800 such residences are located within a 2 mile radius of 50th and France. Six churches, two schools, and five apartment buildings containing a total of about 100 units also are located in this area (Fig. 4) . The 2 mile radius of 50th and France is quite devoid of open space and natural resources. Minnehaha Creek meanders through the extreme southwestern edge of this area and is bordered by Arden Park for about z of its length. Arden Park is approximately twelve acres in size and provides various outdoor recreational activities. Prushing Field, a neighborhood playground in Minneapolis, is the only other large open space area in the vicinity. Existing Commercial District The Edina-Minneapolis 50th and France commercial area is comprised of 102 retail and service oriented establishments. Of these, 68 are located within the redevelopment project boundaries (Fig. 5) . The commercial area' s location on two major arterial streets plus its relative compactness with reduced street right of way has created many problems. Although the area was more than adequate for the traffic and parking needs of the 1930's and early 1940' s, increased automobile useage and the inability to expand streets and parking have resulted in congestion. Although these problems were recognized as far back as 1945, a solution has not been adequately implemented. The major problems in the 50th and France area are to a large degree interrelated. Traffic congestion results from the divergent activities occurring on the street right of way. W. 4912 Street and W. 50th Street are not only used as roadways for local and through traffic, but also as truck loading facilities, parking facilities, signboards for customer attraction, and as pedestrian areas. These varied activities are complicated by narrow street pavements and a large number of turning movements occurring at the intersections of 50th and France as well as 50th and Halifax. In addition, existing parking facilities have been shown to be overcrowded and in disrepair. In addition to traffic and parking problems , environmental deficiencies are prevalent. It has been shown that the area exhibits signs of blight and deterioration of buildings, streets, and sidewalks. Street amenities such as street trees, R W Moll Cain MR � nom., � ■�■w�w n e� � M� dui , �■■�.� i �� ml awe,.: , ■wow =01 mull ■ �wu �■aa�w u N �NIA INH I loll �I ■ N1 III NNIUWI■I N�NMNINIy� II�NININtl NU � . ,�,�I' inn mM�aq ■ w wi immu Nql■ III�IINNwI NINNI INNNAIMIA NIIYI�I II�I�NIII �II�IIIIY 1 NNIINiiiw�"i INN i � u.. n� ni ME i IIgHNINwi �na�wu i�na�n �ww n� i � inn � NNnu nlNl NIMWINNIq INIMIMINN� i n IN IN 111111111111 PROJECT BOUNDARY Lj pq .. .PO - Y.S u tt_gW4r�ETgJ a ET4 Wmsj 1(pllAirl �Oet Ot Cd�+'`T t _ ae■( IF rT EOeM INTONK leaf L RItN ET .. dE. - YlE3 fRV On Tbf1e .c- -_ 3T1ROMp tlt Pl.t aFnR90N - • {- .% a.Jx .a .i i- i00 COS.viNr M.�. N. 20 2'it 32s)2 2' COw CK6MM } M le't3 '.n OEL RELlOR' 0.iq 3 N "- nRCT011 EONSSI - b 1N s i PE*FRSO�a -. 60!lpKER _ .DES � .L'.LEli u95Ew .0 la . o 77 �/ / I c .. 9 EOer T.l— t -- 31' .- IS - -•-I crtr of EPEw. LucuE s TRlwc _ <r • } .--. - _ __ :.,..w.tee a .. ',. _ _ _ `� f s -ELL -_- SOEILE tKgC..4 CCMI' Y _ _ t n _ - Y ® LYO IiOtel.TgM Figure 5. A OESFA►T.OM ioa qE..i p -. 1�-9�!1)T'�, 50th (2 FRANCE BUILDING OWNERSHIP & J e r`b;�s~a� TENNANT LOCATION COMMERCIAL AREA PLAN ;�7 CITY OF EDINA __ �_ Page 4 shrubbery, lighting, and benches are lacking. In addition, pedestrian access to and from parking facilities has been shown to be inadequate. ENVIRONMENTAL IMPACTS Regional , Transportation, and Transit Plans The Metropolitan Council staff reviewed the 50th and France proposal in November, 1974. They determined that the proposal did not constitute a comprehensive plan or a major alteration to a plan. Metropolitan Council review was, therefore, not required. The proposed improvements to 50th and France are consistent with transportation studies and plans for the region. The Hennepin County TOPICS program Study Area 1 determined that the 50th and France intersection revealed considerable peak congestion" as well as a "high accident potential " . The study determined "high traffic volumes (left and right turns as well as through movements) , presence of parking on the east side of France Avenue at all times and on the west side during off-peak hours, and significant pedestrian activity" all contributed to problems of the area. The TOPICS study further noted that "elimination of parking on France Avenue . will help, but in addition a need exists to divert traffic around the intersection at France Avenue and West 50th Street. " The proposed improvements to 50th and France also respond to -regional transit studies and plans. The Hennepin County Route-Ridership Improvement Project report indicates that'one of the operational problems for adequate transit service is traffic congestion at the intersection of W. 50th Street and France Avenue. Traffic Figure 6 illustrates the present traffic volumes and the post development traffic projections of the 50th and France area. Improvements to the ring route of 4912 Street, Halifax, and W. 51st Street as well as new signalization and left turn prohibitions at 50th and France will result in about a 40 percent decrease in traffic volume on 50th Street between Halifax and France. Similarly, traffic on France Avenue between 492 Street and 51st Street will be reduced about 10 percent. Ring route improvements and signalization will conversely result in increased traffic on 4912 Street, Halifax, and 51st Street. Traffic on 51st Street and that portion of Halifax south of 50th Street is expected to approximately double. Traffic on Halifax north of 50th Street will increase by about 25 percent and on 492 Street about 60 percent. In addition, general improvements plus circulation and parking improvements in the commercial area are anticipated to produce an overall traffic volume increase of about 10 percent. Figure 6. POST EVE PRESENT AND P DEVELOPMENT TRAFFIC FORECAST x `14,500 Q 14,300 V' P5,000 3,060 Q z 491,(2rH ST_ 11-5,500 4,475 111,500 P12,500 0,5,000 12,400 112,500 12,250 8,670 13,960 50TH ST. P 8,200 4,130 P11,500 12,890 6,800 3,000 51ST ST. • tt! P15,000 14,800 [Lj z LL 3000 . . . . PRE DEVELOPMENT TRAFFIC FLOW (VEHICLES PER DAY) 10' 6800 . . . . POST DEVELOPMENT TRAFFIC FLOW (VEHICLES PER DAY) Page 5 The positive impacts of the above noted traffic redistribution include: 1 . Less congestion and smoother traffic flow through the 50th and France intersection; 2. Decreased traffic hazards and accident potential ; 3. Better conditions for the shopper and pedestrian using the main part of the commercial district; and 4. Improved transit efficiency. The negative impacts of the traffic redistribution will be: 1 . Increased traffic in closer proximity to residential areas on Halifax and 51st Street. Four single family homes and one apartment building containing 44 units front on Halifax and 51st Street. Three of these homes are designated to be removed and replaced by a multiple residential building containing 14-16 units. This removal and reconstruction will be undertaken by private developers. For comparison purposes, anticipated traffic volumes on Halifax and 51st Street approximate existing volumes on 70th Street, Wooddale Avenue, and Valley View Road east of Wooddale. Many homes front on these streets and apparently do not experience dangerous or excessive traffic hazards. Similarly, it is felt that the residents of Halifax and 51st Street will not experience a significant traffic hazard increase due to the project. No alternatives are deemed feasible for traffic redistribution. Effects to Natural , Historic, and Scenic Resources. The 50th and France area is virtually devoid of what may be described as natural and scenic resources. The project will have no significant effects on topography, vegetation, or wildlife. Removal of large trees is not anticipated for the project. As shown in the plan, landscaping and various visual amenities will be provided which should improve the natural and scenic resources of the area. No project alternatives will lessen impacts to such resources. The Minnesota Historical Society reviewed the 50th and France area in March, 1975, for sites of historic significance. It was the finding of the Historical Society that "no recorded historic or archaeological sites exist within the immediate project area." Thus, the project will have no effect in this regard. Water Quality The redevelopment project does not include any major excavation for roadways or buildings. All commercial establishments and surrounding residential dwellings are served by City water and sanitary sewer. Thus, no adverse impact on ground water is expected. Page 6 The 50th and France area is serviced by a network of storm sewers as shown in Figure 7. Storm water from parts of 492 Street, Halifax, 51st Street, 52nd Street, and Indianola Avenue empties into this system and eventually outlets via a 54 inch culvert into Minnehaha Creek downstream from 52nd Street. Storm water from 50th Street proper flows easterly and ties into the Minneapolis storm sewer system and eventually drains into Lake Harriet. The present drainage pattern of the 50th and France area will be maintained after redevelopment. Additional discharges of storm water into Minnehaha Creek or other water bodies will not result. The present quality of the storm water entering the creek will not be significantly changed by the redevelopment. Thus, no adverse impact on surface waters is expected. -_- The Minnesota Pollution Control Agency has determined that NPDES permits will not be required for this project. Relocation The Edina H.R.A. accepts its responsibility under state and local law for relocation and will administer relocation operations for families, individuals, and businesses to be displaced. Presently, the Edina Union '76 gas station is the only establish- ment which will be displaced by the project. Relocation services have been made available to both the property owner and tenant of this gas station and will be' - made available for any other displaced business. The 50th and France Plan also identifies two areas for multiple residential housing on Halifax and France. Construction of such housing would entail removal of five single family dwellings. As previously stated, such construction would be under- taken by private developers at a future date. Since land purchase or development will not be undertaken by the H.R.A. in these instances, relocation services will not be provided. In the event, however, that the H.R.A. would participate in elderly housing at 51st and France, relocation for displaced single family dwelling residents in this area would be provided. Numerous alternatives to removing the Union '76 station were considered. Among these were reconfiguration of traffic circulation, restructuring of the station site, landscaping, and remodeling of the station. It was concluded, however, that in order to properly address other key elements of the plan, the removal of the Union '76 station was essential . Noise Noise may be defined as "undesirable sound" which varies in intensity and frequency with time. The magnitude or intensity of noise is expressed in decibels (dB) . The A-weighted decibel (dBA) scale is usually used for the measurement of noise due to roads and highways. • The constant variation of noise levels necessitates the use of various noise level quantifiers such as L10 or L50. L10 refers to that noise level which is exceeded ten percent of the time during which noise levels are monitored. L50 refers to that level exceeded 50 percent of the time. Thus, an L1 of 70 dBA indicates that during a specified time period, the noise level exceeded 18 dBA ten percent of the time. r r � CONCORD K PL. r 9~WNOPLE AVE —I M � C) / o of a 1E x m -+ ` m z `c° i MOO LAND i p Z ;a fD O AVE to ►� T gLVO N z EDI A --I n m m U 3 N N A 70 AV --+i- WOOD ALE r WOODDALE 6 t,t` AVE 1 CDREXEL AVE o KELLOGG _ u % �� ASCO I AVE to U *.. r •i as IN _ . OAKLAWN AVE CE ` AVE y BRUC V BROOKVIEW AVE i � L ARDEN AVE ARDEN fir' AVE 71 PARK PL. JAX MA JUANITA AVE - MAPLE RD, m �J •` N D �N�9 on DEVERDR INDIANOLA AVE -4 ' N S' y TOWNES RD r AVE a HALIFAX le y �. wN1,M OAK �A 16" _ N A t0 A 4ti0 RD' L A w� C to HALIFAX GORGAS AVE C4DOW N w (� AVE FRANCE N T C U r- U � A r r Page 7 Several agencies have established standards specifying the maximum noise levels allowable for various land use classes. The Federal Highway Administration states that exterior L10 levels should not exceed 70 dBA in residential areas and 75 dBA in commercial areas. The Minnesota Pollution Control Agency standards indicate that daytime L10 levels should not exceed 65 dBA in residential areas and 70 dBA in commercial areas. L10 levels should not exceed 55 dBA during nighttime hours in residential areas. The Department of Housing and Urban Development's standards for new residential construction state that noise levels exceeding 65 dBA eight hours per 24 hour period are normally unacceptable and levels exceeding 80 dBA one hour per 24 hours or 75 dBA eight hours per 24 hours are clearly unacceptable. Noise levels were monitored during peak afternoon traffic hours at the locations indicated in Figure 8. Monitoring was done at a distance of fifty feet from the centerline of the street. In most cases, this was approximately in line with the front of affected structures. Several models have been devised for noise level prediction. Such models have usually been designed for high volume, continuous source highways or expressways with relatively constant speeds. Experts generally agree that noise prediction becomes very unreliable for streets with relatively low traffic volumes such as in the 50th and France area. Noise models usually predict much higher noise levels than would actually occur in such instances. For purposes of noise prediction, it was assumed that since traffic volumes and vehicle mix will be relatively unchanged on France Avenue, 50th Street west of Halifax, and 50th Street east of France, noise levels in these areas will be unchanged. Noise levels on other streets were predicted using principles described in NCHRP Report '117, Highway Noise - A Design Guide for Highway Engineers and unpublished data of the Minnesota Highway Department. PRESENT AND POST DEVELOPMENT NOISE LEVELS Site No. Location Present L10 Post Development L10 1 4121 W. 50th St. 66 66 2 5016 Halifax Ave. 64 68 3 4075 W. 51st St. 64 67 4 5104 France Ave. 72 72 • 5 5020 France Ave. 70 70 6 3939 W. 50th St. 68 66 7 Y 492 St. Parking Lot 64 66 .3��"4`� +�..�.'�-' ,'`he��.� r_`- "9zx a�.-..?.er � __3,*,r r��_ .- ',. " zAf+EY'Ff•'aAJ""�`r'x"' ; '.'�'"a.. `.__:.�t'�-ra' 'rt - ? gyp+ , Y• �,__ - 4�. .s. L'YJ tsGe ..` , � _ _. !'r. _ t,ELL^ _MLTF•i LO.law _ - - �a_ f-.-- - Gs.rescu. •• - - - - . svlamr sPZrNtc •:z.wf -— .° ' ETfu [iK F-•, AF-LL Et1Rlf ]r - a rte.- -". •. .a_ DIURMN'9 x tos*A wr Wiax•L SA44 •-•F" lEVE J«i[aIm - .- _ ._ - �' .: _: C•iv 5 LUNG{ .. � +r - - b � :� TI(tTfrlrIE1D COO -- �:_ 1- - r r ' •JSMRR•NpI[N`ES I{ __, ..z_1^.�--.. _ .. - fOiN 5 " sNEU ar ,awl«Y :oP,u. 3s',s u«E.so« nao rs s• !r[TOPI s, LL-.ot e5 .E+Ea50^ //� eoe eawlEP - �._ ' - 4rYNf«CE 1 Rx lrif Sutl -_ as cc w T,E m caw is - _�- `> wl+Gr.•i woo aroP[s«e - - 1e � - ► s,- ant erxa - K©wI wcuE f«sr«NC tl • , 5.m 3f fiµ - w ES-•iE JP.,91OE•eE«a - - -- Epe,[f.yprlrw Cc-- - -- Figure 8. NOISE MONITORING STATIONS Page 8 Staff of the Metropolitan Council indicate that the Noise Exposure Forecast (NEF) regarding aircraft noise is less than 30 in the 50th and France area. This is well within accepted standards. Post development noise levels will generally exceed PCA standards for residential areas on Halifax Avenue. Noise levels on France Avenue currently exceed PCA standards for both residential and commercial areas. Noise levels are generally within FHA standards in all areas. Noise levels are generally in the "discretionary" range in regard to HUD new construction standards. Methods of ameliorating undesirable noise levels are quite limited and extremely expensive. While barriers are sometimes used for freeway noise reduction, such noise barriers are deemed unfeasible in the 50th and France area. The only feasible method of reducing exterior noise levels would be a re-routing of traffic away from residential areas. This, however, could only compound the traffic and congestion problems which the 50th and France Plan attempts to improve. Interior noise levels can be reduced by a number of methods including construction techniques and air conditioning. Such means should be considered by private developers when constructing multiple residential buildings on France and Halifax. Air Quality The Minnesota Pollution Control Agency has been consulted regarding air quality in the 50th and France area. The Agency has informed the City of Edina that, pursuant to APC-19-Permits for Indirect Sources, a permit will be required prior to the redevelopment of the 50th and France area. The City is currently preparing application data for the PCA indirect source permit. The City will comply with the conditions of this permit and any other established requirements of the PCA in order to insure suitable air quality in the 50th and France area. The primary concern in the 50th and France area is carbon monoxide levels produced by automobile emissions. From a preliminary standpoint, significant increases in carbon monoxide levels are not anticipated as a result of the redevelopment project. This is anticipated in that: 1 . overall traffic volumes will increase only slightly because of the redevelopment; and 2. congestion (a primary cause for increased CO levels) will be reduced substantially by the project. More detailed analyses of specific locations in the project area will be undertaken as part of the PCA permit procedure. Page 9 LEVEL OF CLEARANCE FINDING It is the conclusion of this environmental assessment that the request for release of funds for the 50th and France redevelopment project is not an action which may significantly affect the quality of the human environment. This conclusion is based on the facts and findings of the attached assessment. This assessment shows that while some limited negative impacts may occur as a result of traffic increase and redistribution, the overall effect of the redevelopment will be positive. Congestion will be reduced; shopper oriented amenities will be provided; and parking will be improved. Existing overall air quality, water quality, natural and scenic resources, and historical sites are not anticipated to be affected by the project. GH:ln June 2, 1975 APPENDIX -- Letter from Minnesota Historical Society dated March 27, 1975 -- Letter from Minnesota Pollution Control Agency dated April 4, 1975 - -- Letter from Metropolitan Council dated November 27, 1974 MINNESOTA HISTORICAL SOCIETY Fort Snelling Branch (Building 25), Fort Snelling,St. Paul, Minnesota 55111•612-726-1171 { 27 March 1975 Mr. Gordon L. Hughes, Environmental Planner Village of Edina 4801 West Fiftieth Street Edina, Minnesota 55424 Dear Mr. Hughes: RE: Request for Site Listings Redevelopment of 50th and France Avenue Area Edina, Minnesota The project area listed above has been reviewed by the Survey and Planning and Archaeology sections of the Minnesota Historical. Society as per your request of 11 March 1975. It is the finding of this review that no recorded historic or archaeological sites exist within the immediate project area. Respectfully, Awl Charles W. Nelson Supervisor - E.I.S. Minnesota Historical Society CWN/fr cc: Douglas George, Survey Archaeologist Minnesota Historical Society Founded 1849 The oldest institution in the state n 3 M Z j MINNESOTA POLLUTION CONTROL AGENCY 1935 W. County Road B2, / Roseville, Minnesota 55113 612-296-7280 April 4, 1975 Mr. Gordon L. Hughes Environmental Planner City of Edina 4801 West 50th Street Edina, Minnesota 55424 Dear Mr. Hughes: Thank you for your letter of March 24th inquiring about air quality permits. Minnesota Pollution Control Agency's new regulation • APC-19, Permits for Indirect Sources does require permits to construct or modify certain facilities that attract motor vehicle traffic. I believe the proposed redevelopment of the 50th and France commercial area will require a permit under Appendix A to APC-19, Section (2) ,sub- section (b) STEP 2. As promised in our phone conversation of April 1, 1975, I am enclosing a copy of APC-19 for your convenience. After you have read the regulation, I suggest we meet to talk over any questions which you might have. It will also be necessary for us to discuss receptor sites if you select the modeling process outlined by EPA. I look forward to working with you on this matter. Sincerely, ,e� 13 STEVE MADOLE Transportation Control Division of Air Quality SM/bh Enclosure AN EQUAL OPPORTUNITY EMPLOYER ov" - o'� o� w 300 Metro Square Building, 7th Street and Robert Street, Saint Paul, Minnesota 55101 Area 612, 227-9421 November 27, 1974 Mr. Greg Luce, Executive Director Housing and Redevelopment Authority City of Edina 4801 West Fiftieth Street Edina, Minnesota 55424 Dear Mr. Luce: Thank you very much for your letter of October 22, 1974 relating to the establishment of a tax increment finance district. I have had the opportunity to consult our legal counsel and we agree that the establishment of a district under Minnesota Statutes 462 . 585 does not constitute a comprehensive plan or a major alteration to a plan. Therefore, submission to the Council for review is not necessary. _- Sincerely, ale)J n K. Rutford Referral Coordinator JKR:tv CC to F. Nowlin, Metropolitan Council staff An Agency Created t A �e cy C t o Coordinate the i Plannin and Development of the Twin� p n Cities Metropolitan Area Comprising: Anoka County 0 Carver County O Dakota County 0 Hennepin County 0 Ramsey County 0 Scott County 0 Washington County NOTICE OF FINDING OF NO SIGNIFICANT EFFECT ON THE ENVIRONMENT In compliance with Title I of the Housing and Community Develop- ment Act of 1974, Public Law 93-383 , Urban Hennepin County, the Applicant as identified in Application for Federal Assistance , Community Development Block Grant Program, Urban Hennepin County, Hennepin County, Minnesota, dated May 15 , 1975 , in cooperation with the City of Edina herein recites that an environmental review for the 50th and France Commercial Area Redevelopment Project has been prepared. It is the conclusion of this review that the 50th and France Commercial Area Redevelopment Project is not an action which will significantly affect the quality of the human environment . No significant adverse impacts to existing conditions are anticipated. An Environmental Review Record regarding the 50th and France Commercial Area Redevelopment Project may be examined and copied by all interested parties at the Edina City Hall , 4801 West 50th Street , between the hours of 8 : 00 A.M. and 4: 30 P .M. , Monday through Friday. No further environmental review of the 50th and France Commercial Area Redevelopment Project is proposed. Hennepin County and the City of Edina further intend to request that the Department of Housing and Urban Development release funds for the 50th and France Commercial Area Redevelopment Project . Written comments from all parties regarding the environmental review of the 50th and France Commercial Area Redevelopment Project will be accepted by the City of Edina, 4801 West 50th Street , until The applicant is Urban Hennepin County, located in Hennepin County, Minnesota, and its Chief Executive Officer is . Stanley R. Cowle , County Administrator, A2300 Hennepin County Government Center, Minneapolis , MN 55487 .