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HomeMy WebLinkAbout1974-12-03 HRA Regular Meeting AGENDA HOUSING AND REDEVELOPMENT AUTHORITY OF EDINA, MINNESOTA Tuesday, December 3, 1974, at 7:30 P.M. Edina City Hall 1. Roll Call. 2. Approval of the Minutes of the Previous Meeting, Held November 5, 1974. 3. Recommendations and Reports. A. Approval of Concept Plan. B. Special H.R.A./Planning Commission Meeting December 11, 1974. 4. Adjournment. e MINUTES OF THE REGULAR MEETING OF THE HOUSING AND REDEVELOPMENT AUTHORITY OF EDIITA, :•INNESOTA TUESDAY, NOVEMBER 51, 1974 EDINA CITY HALL 1. Roll Call: Mr: Charles 1.1. Freeburg, Chairman fir. Gary B. Lyall Mr. William F. Greer Mr. James 11. Nelson Mr. Lawrence W. Rixe Staff Present: Greg Luce, Executive Director David Schnobrich, Intern Lynnae 14ye, Secretary 2. Approval of the Minutes of the Previous 1leetin^, Held October 1, 1974. fir. Freeburg moved the October 1, 1974, H.R.A. ninutes be approved as 'written and presented. Mr. Nelson seconded the motion, and upon roll call the following voted: Ayes: Mr. Freeburg, fir. Lyall, fir. Greer, 11r. Nelson, 11r. Rixe. Nays: None. Motion carried. 3. Recommendations and Reports. A. Resolution by H.R.A. Authorizing Loan from City of Edina, and B. Loan Agreement with the City of Edina. Mr. Luce presented the proposed 1975 loan agreement and proposed form of resolution authorizing the acceptance of contribut_ons and loans by the City of Edina and execution of the loan agreement with the City of Edina. He explained the loan agreement is identical to this year's loan agreement except that it would be effective through December 31, 1975. Mr. Rixe noted an inconsistency between the loan agreement and resolution in the specified interest rate. After brief discussion, Mr. Rixe moved the resolution be adopted, amended to "provide that all funds whic:_ are so allocable and included shall bear interest at the rate of 5° as of the date said moneys are disbursed to the Authority", as follows: RESOLUTION AUTHORIZING ACCEPTAIJCE OF CO`1TRIBUTI0NS AND LOANS BY THE CITY OF EDI1tA AliD EXECUTION OF LOAN AGREEMENT WITH CITY 07' EDINA RESOLVED, That this Authority obtain funding of its 1975 budget for its redevelopment projects from the City of Edina by means of contributions from and loans by the City of Edina to this Authority; that all funds not properly allocable by this Authority to a redevelopment project and included within its public redevelop- ment 'costs shall be accepted as a contribution by the City of Edina, and all funds which are so allocable and included within this Authority's public redevelopment costs shall be accepted as a loan by the City of Edina; -,-'-at the Chairman and Secretary of the Authority are hereby authorized and directe^ to enter into a loan agreement November 51 19741) H.R.A. Minutes Page 2 with the Citv of Edina providing for the borrowing by the Authority from the City of all sums received by the Authority from the Citv during the calendar year 1975, and which are properly allocable to redevelopment projects and included within the public redevelopment cost of the Authority; said agreement to further provide that all funds which are so allocable and included shall bear interest at the rate of 5% as of the date said moneys are disbursed to the Authority; that the funds borrowed, with interest, shall be repaid to Edina out of the funds received by the Authority from its redevelopment projects; and that none of the noneys so borrowed shall be used in public housing projects as defined in the ?Minnesota Housing and Redevelopment Act; and which loan agreement shall contain such other and additional terms and conditions, not inconsistent with or contrary to this resolution or to applicable statutes and ordinances, as the Chairman and Secretary shall deem necessary or desirable. fir. Nelson seconded the motion adopting the amended resolution, and upon roll call the following voted: Ayes: Mr. Freeburg, fir. Lyall, Mr. Greer, Mr. Nelson, Mr. Rye. Nays: None. Motion carried. Mr. Greer made a motion authorizing adoption and signature of the 1975 loan agreement with the City of Edina. Mr. Lvall seconded the motion, and upon roll call the following voted: Ayes: Mr. Freeburg, fir. Lyall, tor. Greer, Mr. ielson, Mr. Rixe. Nays: Clone. Motion carried. _ C. Progress Report on 50th and France Project. Mr. Peter Jarvis of Bather, Ringrose, '-Iolsfeld, Inc. (BRW) , the project manager, presented for discussion and explained several alternative "ideas" for the 50th and France redevelopment project in response to the problem assessment phase of the project study. The H.R.A. 's comments and direction will then be assembled with the comments of the steering committee and Citizens Advisory Co-in- e, and a final plan formulated by the end of the month. tor. Jarvis explained that Alternative #1 represents a non-participative attitude on the part of the City of Minneapolis, and includes some intensification of land use, reorganization of parking, and reorientation of 49 1/2 Street north to bring retail/residential areas inside the ring route. Alternate "2 indicates participation from the City of Minneapolis and is concerned with traffic reorganization and a significant increase in parking, primarily on the "inneapolis side, to solve most of the circulation problems and alleviate the par:.inF burden on the Edina side. Alternate 113 proposes a mall treatment with elimination of alL traffic along 50th Street, obviously assuming Minneapolis participation, to make a strong visual state- ment for the area and maximize customer identification. Alternate ';4 shows a major intensification of retail uses, particularly on 49 1/2 Street, with construction of a 2-3 level parking ramp on the north side of 50th Street, bridging 119 1/2 Street; the north side of 50th Street in ?':inneapolis does not complete the circulation pattern, but would create a needed parking reservo_r. Alternate =5 s`io:rs a number of circulation and parking improvements and intensification of land use on both the November 5, 1974, H.R.A. minutes Page 3 Minneapolis and Edina sides. Some extended multiple residential is shown to the west and south, with a plaza and reorganized parking north of 50th Street. ':'r. Jarvis stated that all of the alternate ideas assume the removal of all on-street parking, a two level addition to the existing south side parking ramp, residential areas to the west and south, and a strong buffer treatment. He stated that although the Minneapolis participation cannot be guaranteed, the flexibility of a staged development program should be built into the final recommendation. In reply to Mr. Freeburg, Mr. Jarvis summarized the steering committee meeting held that morning. The committee agreed they would prefer not to demolish any buildings unless they are highly selected and the owners do not object; and they felt increased parking must be provided on the north side of 50th Street. There was a strong concensus that that increased parking should be provided in a ramp on the north side. Mr. Jarvis noted he has met twice with the Citizens Advisory Committee, but the CAC has not yet seen the alternative ideas just presented. Mr. Jarvis explained that plazas are proposed to respond to the concensus that the district is a miserable area for pedestrians and pedestrian amenities -lust are not there at the present time. Lengthy discussion followed regarding the existing and proposed square footages of different types of building uses, the possibility of removal of several Minneapolis houses in order to complete the ring route in Minneapolis, the need for additional office space in the area, elimination of traffic on 50th Street, potential density of the multiple residential areas, and the outlook for Minneapolis cooperation and participation. Mr. Luce reviewed that three alternative plans will be presented to a joint meeting of the Housing and Redevelopment Authority, the Planning Commission and City Council on November 13th for comment. One composite plan will be presented to the Planning Commission on November 27th, with a final plan hopefully auproved by the H.R.A. on December 3rd, the Planning Commission on December 11th, and the City Council on December 16th. No action taken. D. Synopsis of H.R.A. Involvement in 50th and France Area. Mr. Luce presented an up to date synopsis of the F.R.A. 's involvement in the 50th and France area for information purposes. No action taken. E. Special fleeting - November 13, 1974. Mr. Luce reminded the Authority that a special meeting of the H.R.A d Planning Commission/City Council has been scheduled for Wednesday, November 13th, 1974, at 7:30 P.11. at the Edina City Hall to review and comment on three alternative redevelopment proposals to be presented by the consultant at that time. He suggested the Citizens Advisory Committee, businessmen, and public be invited, but that comments be limited to the Authority, commission, and council members present. November. 51 1974, H.R.A. Minutes Page 4 4. Accounts and Claims. Mr. Luce presented for authorization and signature and explained checks number 2019 202, and 2031 and a motion to approve those expenditures was made by Mr. Lyall and seconded by Mr. Nelson. Mr. Rixe questioned the Authority's responsibility and the procedure authorizing, payment of accounts and claims. The appropriate section of the Authority's by-laws was read, discussed, and interpreted to mean the H.R.A. executive director is directed and authorized by those adopted by-laws to pay all claims. Checks number 201, 202, and 203 were then signed, and no further action was taken. S. Adjournment. No further comments being heard, Mr. Rixe moved the meeting be adjourned. Mr. Lyall seconded the motion and upon roll call the following voted: Ayes: Mr. Freeburg, Mr. Lyall, Mr. . Greer, Mr. Nelson, and Mr. Rixe. Nays: None. Motion carried. Respectfully submitted, Greg Luce Executive Director In f RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF EDINA, MINNESOTA, PRESENTING THE OPINION OF THE PLANNING COMMISSION ON THE REDEVELOPMENT PLAN OF THE HOUSING AND REDEVELOPMENT AUTHORITY OF EDINA, .MINNESOTA, ENTITLED "50TH & FRANCE COMMERCIAL AREA PLAN," DATED DECEMBER 3, 1974 WHEREAS, it has been the intent and desire of the City of Edina for many years to improve conditions in the section of the City of Edina referred to as the 50th and France commercial area; and WHEREAS,- the Housing and Redevelopment Authority of Edina, Minne- sota (the "Authority") , has now prepared a redevelopment plan for an urban renewal project for the 50th and France area of Edina, Minnesota (the "Project Area") , entitled "50th & France Commercial Area Plan," dated December 3, 1974 (the "Plan") ; and WHEREAS, the Plan has been prepared by the Authority with the co- operation and assistance of the appropriate City departments; and WHEREAS, the Authority has now transmitted the Plan to the Planning Commission of the City of Edina for its study, and has requested the written opinion of the Planning Commission on the Plan, all pursuant to Minnesota Statutes §462.515; and WHEREAS, the Planning Commission has now studied and considered said Plan, which consists of five (5) sections of text and nine (9) maps, as follows: Sections: Introduction History Problem Assessment Goals and Objectives The 50th and France Plan. Maps: Project Boundary Map Circulation Summary Map Traffic Inventory Map Parking Inventory Map Parking Summary Map naps: (continued) Environmental Summary Map Building Ownership and Tenant Location Map 50th & France Commercial Area Plan Map Building Ownership and Land Acquisition Map. NOW, THEREFORE, BE IT RESOLVED BY THE CITY PLANNING CO�DIISSION OF THE CITY OF EDINA, That, having studied and considered the Plan, the Planning Commission, by this resolution, advises the City Council, the Authority, and all interested persons, that it is the opinion of the Planning Commission that: 1. The Plan provides an outline for the development and redevelop- ment of the Project Area and is sufficiently complete to indicate the relationship of the Plan to the objectives of the City of Edina as to appropriate land uses within the Project Area, and to indicate the general land uses and general standards of UCVe'LoplIC1Lt ui Ledevelopment wlLnin me Project Area; 2. The Project Area is a deteriorated and deteriorating area within the meaning of Minnesota Statutes §462.421, subd. 11; . 3. The urban renewal project proposed by the Plan is necessary to eliminate, and prevent the spread of, such deterioration; 4. The Project Area is subject to conditions preventing private development and would not be made available for redevelopment without the governmental assistance and financial aid proposed by the Plan; 5. The Plan affords maximum opportunity for redevelopment of the Project Area by private enterprise, consistent with the sound needs of the locality as a whole; 6. The objectives and purposes of the Plan conform to and are consistent with the general land use proposals and planning objectives pre- viously, from time to time, established by the Planning Commission of the City of Edina for the development of the Project Area; 7. The Plan should be approved by the Authority and the City Council of Edina, Minnesota, and be implemented and -carried out as soon as possible. -2- F. DULY ADOPTED BY THE PLANNING COMMISSION OF THE CITY OF EDINA, MINNESOTA, this 11th day of December, 1974. C iirnan ' -Ereputy Chairman STATE OF ?1INNESOTA ) SS. COUNTY OF HENNEPIN ) On this day oTj: 197 , before me, a Notary Public in and for the County of Hennepin, Minnesota, personally appeared Chairman, and , Deputy Chairman, of the Planning Commission of the City of Edina, � nnesota, who did affirm that the preceding resolution as set forth is a true and correct copy of the action taken by the Planning Commission in adopting said resolution at its meeting on December 11, 1974. _ SUBSCRIBED AND SWOna'V to before me this L_� day o 19-7v LYNNAE CAROL NYE NOTARY FILIB !C hi1NM1 FSQTA a HENNEPIN COUNTY My Co—ssiI, ,.1..-.Apr. 3�, I°8I ?(G'V J i/'J'VG".^�'v�:�•y�"ff/�"<ni v w�e a G G^v� 'r G✓'v x -3- r CERTIFICATE I, GREG J. LUCE, the duly appointed, qualified, and acting Executive Director of the Housing and Redevelopment Authority of Edina, Minnesota, do hereby certify that the attached Findings and Determinations, and Resolutions were duly found, made, and adopted at an adjourned regular meeting of the Commissioners of said Authority, held on December 11, 1974, and are a true and correct copy of the preambles, findings and determinations, and resolutions found, made, and adopted at said meeting and on file and of record in the official minutes of said Authority. IN WITNESS WHEREOF, I have hereunto set my hand and the seal of said Authority this day of December, 1974. (SEAL) EG J. LUCE FINDINGS AND DETERMINATIONS BY, AND RESOLUTIONS OF, THE HOUSING AND REDEVELOPMENT AUTHORITY OF EDINA, MINNESOTA, RELATIVE TO AND APPROVING A REDEVELOPMENT PLAN FOR AN URBAN RENEWAL PROJECT FOR THE 50TH AND FRANCE AREA IN EDINA, MINNESOTA, ENTITLED "50TH & FRANCE COMMERCIAL AREA PLAN," DATED DECEMBER 3, 1974 WHEREAS, the Housing and Redevelopment Authority of Edina, Minne- sota (the "Authority") , has prepared a redevelopment plan for an urban renewal project in the 50th and France area of Edina, Minnesota, entitled "50th & France Commercial Area Plan," dated December 3, 1974 (the "Plan") , which Plan consists of five (5) sections and nine (9) maps, and includes a state- ment of the method proposed for financing the project proposed by the Plan; and WHEREAS, the Plan was duly transmitted by the Authority to the Plan- ning Commission of the City of Edina, Minnesota, being the duly designated and acting official planning agency of Edina, for its study and with a request for its written opinion thereon; and WHEREAS, the said Planning Commission, at its meeting on December 11, 1974, did, by resolution duly adopted, render its written opinion on the Plan; and WHEREAS, the Authority, prior to proceeding with the Plan, must first approve the Plan and then apply to the City Council of the City of Edina, Minnesota, for approval of the Plan, and receive such approval. NOW, THEREFORE, the Authority does hereby make the following findings and determinations: 1. That the area included within the Plan (the "Project Area") is a deteriorated and deteriorating area within the meaning of Minnesota Statutes §462.421, subd. 11; 2. That the urban renewal project proposed by the Plan is necessary to eliminate, and prevent the spread of, such deterioration; 3. That the Project Area is subject to conditions preventing private development and would not be made available for redevelopment without the governmental assistance and financial aid proposed by the Plan; 4. That the Plan affords maximum opportunity for redevelopment of the Project Area by private enterprise, consistent with the sound needs of the locality as a whole; 5. That the Plan provides an outline for the development and re- development of the Project Area and is sufficiently complete to indicate the relationship of the Plan to the objectives of the City of Edina as to appropriate land uses within the Project Area, and to indicate the general land uses and general standards of development or redevelopment within the Project Area; 6. That there is a feasible method for the temporary relocation of families who may be displaced from the Project Area, and that there are available, or will be provided, in the Project Area, or in other areas not less desirable in regard to public utilities and public and commercial facili- ties, and at rents or prices within the financial means of the families who may be displaced from the Project Area, decent, safe, and sanitary dwellings at least equal in number to the number of families who may be so displaced; that the Authority, in acquiring any properties, must and will provide all relocation assistance and benefits required by the Federal Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970, any acts amendatory thereof, any regulations duly adopted pursuant thereto, and any regulations duly adopted by the State of Minnesota, its agencies, or political subdivisions, pursuant to law; 7. That the objectives and purposes of the Plan conform to and are consistent with the general land use proposals and planning objectives pre- viously, from time to time, established by the Planning Commission of the City of Edina for the development of the Project Area; 8. That the Planning Commission of the City of Edina, by resolution dated December 11, 1974, did render its written opinion on the Plan, which opinion was that the Plan should be approved by the Authority and the City Council and be implemented and carried out as soon as possible. -2- THEREFORE, the Authority does hereby resolve and direct as follows: A. That the Plan, in all respects, is hereby approved; B. That the Authority should apply to the City Council of the City of Edina, Minnesota, for approval of the Plan, and does hereby authorize and direct the Executive Director of the Authority, for and in behalf of, and in the name of, the Authority, to make application to the City Council of the City of Edina for approval of the Plan, and to submit, with the application, the Plan, including a statement of the method proposed for financing the project proposed by the Plan, and the written opinion of the Planning Commission of the City of Edina, Minnesota, dated December 11, 1974, and to take such other action and submit to the said City Council such other information and material as the Executive Director may deem necessary or advisable in order to obtain and expedite the approval of the Plan by said City Council; C. That the Secretary of the Authority is hereby directed to file a copy of the Plan and a copy of the written opinion of the Planning Commis- sion of the City of Edina with the minutes of this meeting of the Authority; D. That the Executive Director of the Authority is hereby further authorized and directed to transmit to the State Housing Commission certified copies of the Plan, including a statement of the method proposed for financing the project proposed by the Plan, and the written opinion of the Planning Commission; E. That the Executive Director of the Authority is hereby further authorized and directed, immediately upon approval of the Plan by the City Council of Edina, Minnesota, to request, for and on.hehalf of, and in the name of, the Authority, the Auditor of Hennepin County, Minnesota, to certify the assessed valuation of all taxable real property within the Project Area as then most recently determined, in order to fix the "original taxable value" for tax increment financing purposes, pursuant to Minnesota Statutes §462.585, and to do all other acts and furnish to the said County Auditor all documents the Executive Director deems necessary or desirable to -3- fix such "original taxable value" as soon as possible after the Plan is approved by said City Council. F. That the Executive Director of the Authority is hereby further authorized and directed to take all such action, including furnishing of documents, as he deems necessary or desirable, for and in behalf of, and in the name of, the Authority to obtain and expedite approval of the Plan by all necessary or desirable agencies, political subdivisions, persons, and authorities, and to obtain and expedite all necessary financing in conformance with the financing method proposed by the Plan. -4- CERTIFICATE STATE OF MINNESOTA ) COUNTY OF HENNEPIN ) SS. CITY OF EDINA ) I, FLORENCE HALLBERG, City Clerk of Edina, in the County of Hennepin and State of Minnesota, do hereby certify that I have examined the attached copy of Findings and Determinations, and Resolutions found, made, and adopted by the City Council of said city at a regular meeting thereof held on the 16th day of December, 1974, and have carefully compared the same with the original thereof, now on file in this office, and that said attached copy is a true and correct copy of said original, and of the whole thereof. IN WITNESS WHEREOF, I have hereunto set my hand and affixed the corporate seal of said City this day of December, 1974. City Clerk. R FINDINGS AND DETERMINATIONS BY, AND RESOLUTIONS OF, THE CITY COUNCIL OF THE CITY OF EDINA, MINNESOTA, RELATIVE TO :AND APPROVING A REDEVELOPMENT PLAN FOR AN URBAN RENEWAL PROJECT FOR THE 50TH AND FRANCE AREA IN EDINA, MINNESOTA, ENTITLED "50TH & FRANCE COMMERCIAL AREA PLAN," DATED DECEMBER 3, 1974 WHEREAS, it has been the intent and desire of the City of Edina for many years to improve conditions in the section of the City of Edina referred to as the 50th and France commercial area; and WHEREAS, the Housing and Redevelopment Authority of Edina, Minne- sota (the "Authority") , has now prepared a redevelopment plan for an urban renewal project for the 50th and France area of Edina, Minnesota (the "Project Area") , entitled "50th & France Commercial Area Plan," dated December 3, 1974 (the "Plan") ; and WHEREAS, the Plan has been prepared by the Authority with the cooperation and assistance of the appropriate City departments; and WHEREAS, the Authority, by resolutions duly adopted at a meeting held on December 11, 1974, did approve the Plan and did authorize application to the City Council for approval of the Plan, and submission to the City Council of the Plan, including a statement of the method proposed for financing the project proposed by the Plan, and the written opinion of the Planning Commission of the City of Edina, dated December 11, 1974; and WHEREAS, application for approval of the Plan has now been made to the City Council, and the Plan, a statement of the method proposed for financing the project proposed by the Plan, and the written opinion of the Planning Commission have now been duly submitted to the City Council, and the City Council on December 16, 1974, duly held a public hearing on the Plan pursuant to published notice, all as required by Minnesota Statutes §462.521; and WHEREAS, the Authority may not proceed with the Plan unless the City Council, by resolution, makes certain findings with respect to the Project Area and Plan, and approves the Plan; and WHEREAS, the Authority has studied-the location and the physical condition of structures, land use, environmental influences, and social, cultural, and economic conditions of the Project Area, and the Planning Com- mission of the City of Edina, Minnesota, being the duly designated and acting official planning agency of Edina, has found and determined that the Project Area is a deteriorated and deteriorating area within the meaning of Minnesota Statutes §462.421, subd. 11, as set out in its written opinion submitted to the City Council, which finding and determination was concurred in by the Authority; and WHEREAS, the City Council has duly considered the written opinion of the Planning Commission, the Findings and Determinations, and Resolutions of the Authority dated December 11, 1974, the material and information incluc in the Plan, and the testimony and evidence presented at the public hearing c December 16, 1974; and WHEREAS, the members of the City Council have knowledge of the conditions prevailing in the Project Area and in the locality generally; and WHEREAS, the City Council has been fully apprised of all action that will or may be necessary to be taken by the City of Edina relating to the Plan and the implementation and carrying out of the Plan. NOW, THEREFORE, the City Council of the City of Edina, Minnesota, does hereby make the following findings and determinations: 1. That the Project Area is a deteriorated and deteriorating area within the 'meaning of Minnesota Statutes §462.421, subd. 11; 2. That the urban renewal project proposed by the Plan is neces- sary to eliminate, and prevent the spread of, such deterioration; 3. That the Project Area is subject to conditions preventing private development and would not be made available for redevelopment without the governmental assistance and financial aid proposed by the Plan; 4. That the Plan affords maximum opportunity for redevelopment of the Project Area by private enterprise, consistent with the sound needs of the locality as a whole; 5. That the Plan provides an outline for the development and redevelopment of the Project Area and is sufficiently complete to indicate the relationship of the Plan to the objectives of the City of Edina as to appropriate land uses within the Project Area, and to indicate the general -2- f, land uses and general standards of development or redevelopment within the Project Area; 6. That there is a feasible method for the temporary relocation of families who may be displaced from the Project Area, and that there are available, or will be provided, in the Project Area, or in other areas not less desirable in regard to public utilities and public and commercial facili- ties, and at rents or prices within the financial means of the families who may be displaced from the Project Area, decent, safe, and sanitary dwellings at least equal in number to the number of families who may be so displaced; that the Authority, in acquiring any properties, must and will provide all relocation assistance and benefits required by the Federal Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970, any acts amen- datory thereof, any regulations duly adopted pursuant thereto, and any regula- tions duly adopted by the State of Minnesota, its agencies, or political subdivisions pursuant to law; 7. That the Plan conforms to a general plan for the development of the locality as a whole; 8. That the method proposed for financing the project proposed by the Plan is feasible and adequate to properly and fully finance the project. THEREFORE, the City Council does hereby resolve and direct as follows: A. That the Plan, in all respects, including the method proposed for financing the project proposed by the Plan, is hereby approved, B. That the City Clerk is hereby directed to maintain on file a copy of the Plan as hereby approved, together with the written opinion of the Planning Commission and the Findings and Determinations, and Resolutions of the Authority, dated December 11, 1974; C. That the City Council pledges its cooperation, and that of all officials, departments, boards, and commissions of the City, in helping to implement and carry out the Plan, and directs that all such officials, depart- ments, boards, and commissions cooperate in all appropriate ways to assist and expedite all actions to implement and carry out the Plan, including, but -3- k L , 1 not limited to, all actions that are necessary or desirable to implement the method proposed for financing the project proposed by the Plan. D. That the Mayor and Manager be, and they hereby are, authorized and directed, for and on behalf of, and in the name of, the City of Edina, to execute all such documents and agreements, and to take all such action, as they deem necessary or desirable to assist in the implementation and carrying out of the Plan. i i i 5Cth llFPOd4K:3 i COMMERCIAL AREA i i i i � summary report i december 1974 i i Edina � and Redevelopment Authority ✓. Freeburg, Chairman ' Greer W. Rixe Nelson ' yall Executive Director I =rance � vial Steering Committee � f, Chairman Ines rty 'm erson n iith ' was conducted under the auspices of the sing and Redevelopment Authority ' I 1 ' PLANNING/TRANSPORTATION/ENGINEERING/ARCHITECTURE December 3 , 1974 r1r . Charles W . Freeburg , Chairiiian ' Housing and Redevelopment Authority of Edina Edina City Hall Ed na , Minnesota Dear 114r . Freeburg : We are very pleased to transmit the "50th and France Commc—cial Area Plan : Summary Report Wihile 1974 has been a critical year of plaInning fer the area , we feel confident that 1975 will be a year of action : acquisition , design and development . t,;e would like to acky:o rl edge the valuable coat ri buti ors of the 50th -.nd France Steering Committec and the Citi -zens Advisory Committee in addition to those of your Staff . ' The last four months have been a very productive period for all involved . ' I yarn reg ads , iPeler E . J rvist A. i . P . Principal anLce President PEJ w ' BATHER, RINGROSE,WOLSFELD, INC. 7101 YORK AVENUE SOUTH EDINA, MINNESOTA 55435 PHONE 612/831-2300 � i 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 50th CE COMMERCIAL AREA PLAN C 0 iN T E S I NTROD UCTiON ....,............................ .................... . 1 THE 50TH &, FRANCE ARE.A: AN HISTOR.ICAL PERSPECTIVE ......................... .. 4 Pt': EM ASSESSMENT..........................—....... 8 GOALS &- OB-JIECTIVES..................................... 27' ITIE 50 I-Al FRhP\,!CE PLIMN� ............................ er-"�9 50th & FRANCE COMMERCIAL AREA PLAN INTRODUCTIONI 1 In September, 1974 , BRW , Inc . , was retEined by the Edina Housing and Development Authority for the purpose of evolv- ing a workable plan for the 50th and France Commercial Area . (See Project Boundary Map and Perimeter Description . ) PARTICIPATION ' A "50th and France Commercial Steeri rig Committee " was immediately established to facilitate direct involvement on the part of the business community . Nine meir,bers were ' selected as geographically representative of large and small businesses , merchants and property owners . The already- in-existence Citizens Advisory Committee , represent.- ' ing residents of the Edina Community , continued in their advisory capacity to the consultant as well as to the staff and HRA. WORK PROGRAM ' A Work Program was developed that identified key wort; tasks , responsibilities , and critical action dates . Thirty Techni - cal Workbooks were prepared to assist those directly involved ' in the planning process for 50th and France . As the study has progressed , the Workbook has "grown " with each succeeding technical memorandum or map . This document ' is in essence a summary of the 50th and France Commercial Area Plan Technical Workbook . ' What follows here is a summary of the area ' s history ; key aspects of the data -inventory , analysis , and resulting problem assessment ; goals and objectives statement ; and the ' recommended plan . 1 It a Isla s vci­�n� . .OEWOHd 00L 001 as 0 SOS �.' 1.1 S �y vvilSS v21S �1� zS �volS uS LS 9S ' � VI $ it S 01 14409 'IA y_ 51 N jll�j iI✓ 91 A 9'v \lip? .� '"1,�J CZN N ,7Z'1� QIN t JfN t,N ' �.._. I 11 Pf %IN 9N `�9H LN i nN 6N 0 N J-,Fvl: _T N Z N I tN pp.. 1 1 1 50th & FRANCE COMMERCIAL AREA PLAN PERIPII;TER DESCRIPTION Commencing at the Southwest corner of Lot 3, Block 1, Replat of Lots 1, ' 2, 3 & 4, Lund Kruse Addition; thence Easterly along the South line of said plat to the Southeast corner thereof; t'.ience Southerly to the Southwest corner of Lot 2, Block 1, V. H. Adarns Addition; thence Easterly along the South line of said plat to the Southeast corner thereof; thence ' Northerly to the Southwest corner. of Lot 3, Block 1, Allata's lst Addition; thence Easterly along the South _l.i fle car said plat and its Easterly extension to a point on the East line of Lot 31, Auditor's Sul-)(Uvisi.on 71o. 172, said ' point being 135 feet .North of the `;ouch line of said Lot 31, exceT)t street; thence northerly along the East l.:ine of said Lot 31, !Auditor's Subdivision 'To. 172, a distance of 15 feet; thence Easterly parallel with and 122.5 feet south of the North line of Lot 20, Auditor's Sul>divis _on No. 172 ' and its Fasterly extension to the fast line of Section 1135 TOT7nship 213, Lange 24; thence South along the East lane of said Section 18 to its intersection with the easterly extension of the 11orth line of Lot 59, ' Auditor's Subdivision No. 172; thence l'lesterly along the north line of said Lot 59 to a point 165 feet West of the <�ast line of said Section 18; thence northerly, parallel with and 165 feet Westerly of the East line of ' said Section 18, a distance of 132 feet; thence Westerly to the Southeast corner of the South 60 feet of the 6,'est 155 feet of the East 1/2 of Lot 56, Auditor's Subdivi_si or, No. 172; the r ,:.• Nort},erD to t]-le ?;ortheast corr:er of the South 60 feet of the West 15,5 feet of the East 1/2 of said Lot 56; ' thence Westerly to the Southwest 1/4 of the East 143 feet of the North 72 feet of said Lot 56; thence 'Tortherly to a point on the .hest line of the East 143 feet of Lot 56, Auditor's S1uhd.i.visi.on T`o. 172, said point being ' 18.33 feet South of the North line of said Lot 56; thence Northwesterly to a point in the 'North line of said Lot 56, said point being 157.195 feet West of the Northeast corner thereof; thence Northwesterly to a point which ' is located by commencing at the Northiwest corner of the East 300 feet of said Lot 56 and backsighting the Southwest corner of the East 300 feet of said Lot 56 and deflecting to the right 8205£3' a distance of 111+.33 feet; thence Southwesterly to the Northwo st corner of the East 300 feet of said ' Lot 56; thence Westerly along the South line of Lots 55 and 54, Auditor's Subdivision No. 172 and their westerly extension to the centerline of Halifax Avenue; thence Northerly along the centerline of Halifax Avenue ' to the Easterlv extension of the South line of Lot 1, Block 1, Glenview Addition; thence Westerly to the Southwest corner of said Lot 1, Block 1, Glenview Addition; thence Northerly to the Northwest corner of said Lot 1; thence Easterlv along the North line of said Lot 1 a distance of 2.39 feet; thence Northerly alone the centerline of vacated alley to the South line of Lot 2, Block 1, Stevens' 1st Addition; thence Westerly along the South line of said Lot 2 to the west line: of the East 20 feet of said Lot 2; thence North along the West line of the East 20 feet of said Lot 2 and its Northerly extension to the centerline of West 50th Street; thence Westerly , along the centerline of West 50th Street to the Southerly extension of the West line of Lund Kruse Addition; thence Northerly to the point of beginning. 3 50th & FRANCE COMMERCIAL AREA PLAN Traffic congestion , lack of adequa +`,e parking , underused land ' area , faulty building arrangement , and commercial encroach- ment on residential areas are current problems in the 50th and France area . While many urban shopping areas , with the ' exception of shopping centers , presently suffer from these. maladies , the 50th and France area is unique in that these problems have existed and been recognized over a 30 year 1 period . During this time a wide variety of studies and plans have been presented to city officials , merchants and residents , with an equally wide range of possible solutions . Most of them have been discarded because of financial considerations , ' the lack of initiative on the part of merchants to support certain proposals , or the zealous attempts by surrounding residents to halt the spread of commercial encroachment in ' the area . As far back as 1939 the firm of Nichols and Morrell presented a "Tentative Study for Development" involving those areas adjacent to West 50th Street . The plan centered on land•- scape development as well as indicating the limits of any further commercial building . ' In May of 1945 Morrell and Nichols presented a number of different schemes for the arrangement of streets , parking , ' future building placement , service roads and trees in the France and 50th Street area . In November of 1945 a public hearing was held before the Planning Commission for the purpose of discussing the possible extension of commercial ' zoning on the north side of 50th Street , the extension of Halifax Avenue north and the location of a proposed new street (West 492 Street ) . Also discussed at this meeting 1 was the need to establish a logical geographical boundary between the business and residential districts , to relieve traffic congestion in the area by providing additional park- ing areas , to provide an additional outlet for traffic to France Avenue , and to answer the demand for additional commercial zoning without extending business further on 50th Street . ' The Council implemented many of the suggestions made by the consulting firm . In January of 1947 a rezoning request for more commercial property in the southwest quadrant resulted 4 50th & FRANCE COMMERCIAL AREA PLAN in the Planning Commission instructing Arthur Nichols to make a study of future parking needs and an overall plan for the block . An appropriate plan that was satisfactory to all concerned did not surface until May of 1950 , at which time it was recommended that the Council acquire certain properties for a municipal parking lot . No further action ' was then taken on this proposal . During the next three years , plans for the solution of traffic and parking problems in the northwest quadrant of 50th and ' France were presented by local businessmen . While none of their plans were fully impWiiented , the culmination of their efforts and those of others resulted in a parking plan being ' presented to the Village Council in October of 1953 . An audience of between 250-300 people reflected varying concerns and viewpoints on the part. of the Maple Road residents and the merchants , as well as conflict within and between these ' groups . The plan was , therefore , never- implemented and new commercial development occ►►rred instead ( First National Bank of Edina and the post office ) . On December 14 , 1953 , a plan fairly satisfactory to all con .- cerned , but neglectinq to remedy the existing circulation ' and parking problems , was passed . This compromise dealt with the area on which the existing First National Bank of Edina is situated . The major points of this compromise called for commercial rezoning of the land , the establish- ment of a parking district and buffer strips , and the dedica- tion of a house by business property owners ( the old library site) to the Village of Edina . ' The compromise provided more parking for the area but the increase in comi-riercial and office floor space and consequent ' need for riore parking T)-lore than offset this increase . The problems of traffic congestion and parking were only accentu- ated and continued to receive the attention of both merchzz.nts and city officials . Attempts to coordinate efforts with the ' City of Minneapolis to reduce the traffic congestion proved unsuccessful and in March , 1956 , George Barton ( of the then Barton and Associates ) was contacted asking his thoughts on ' possible solutions to the traffic problem . Barton and Associates perceived growth in the area as not following a clearly defined pattern and a number of inconsistencies existed . The use of driveways , pedestrian crossings and other inter- ferences clogged France and 50th Street , and it was felt these interferences should instead front on a perimeter road extending from Halifax to France , south of 50th Street . He r 5 Fp 50th FRANCE COMMERCIAL AREA PLAN ' also saw the need for one continuous parking facility , more traffic signals and synchronization of those signals . On- street parking was deemed unnecessary if off-street facilities were expanded and this would aid traffic flow . The September meeting of the Village Council saw the passage of a resolu- tion dealing only with on--street parking and temporarily buried any grandiose schemes of the consultant . Actions taken in the late 50 ' s and early 1960 ' s centered on either the outlawing of or limiting the amount and time of on-street parking . This helped to temporarily relieve traffic congestion during peal: traffic hours but a majority of the businesses could not be convinced that traffic con- gestion could be solved b,` parking pr,oh -ibitions . Other short- term stop-gap rneasures weeCe also used ; such as the coot°d-ination of parking lot striping , aisle widths , etc . ' As the situation worsened in the area ( traffic, parking , library site ) it was decided in Septombe", of 1965 to contract with Barton-Aschman to do a complete study of the 50th and France area . The results of this study were published on April l ! , 1966 , and t. tled for liprovemlent of the Edina Business Canter' . Th t: e report cunained proposals - for a new connecter bypass from Halifax to France (West- 51st Street ) , location of the new libr~ary south of 50th Str• ��t and the use of the old 1 i brary site for parking . The repc;; al so stated that if additional parking t,,,as not provided in the northwest area , none of the present problems could be relieved . In essence ; what the report did was to affirm rrrhat public officials and businessmen had been saying for years . ' Finally , in April , 1968 , after another smaller special study was done by Barton•-Aschman , specific proposals were made to ' the Planning Commission and Council . These proposals called for new and improved roadviays , additional street lighting , new and additional tpafllic signals , pedestr-i an walkways , ' storm sewers , sidewalk and perimeter landscaping , area sign- ing and public parking lots . The first part of the plan involved the building of a ring route from Halifax to France , a parking ramp and storm sewers . In January of 1969 , Brauer and Associates was selected as site planner, and Howard , Needles , Tammen , and Bergendoff ' was selected to design a parking ramp in the southwest quadrant of the 50th and France area . 6 Fl 50th & FRANCE COMMERCIAL AREA PLAN On April 14 , 1969 , Brauer and Associates was contracted to do a study for a portion of the northwest quadrant in the 50th and France area . This study was completed on October 30 , 1969 , and was entitled "Northeast 50th and France" . This study examined the problems in this area and ultimately zeroed in on parking as the crux of the problem in this area . As a result of a severe parking deficiency and no available land for surface level expansion , it was recommended that a parking ramp be built to accommodate the existing shortage and to allow for future commercial expansion in this area . ' The cost of building such a ramp was deemed unfeasible owing to property owner and tenant resistance to this proposal . ' The completion of the parking ramp and connector street (West 51st Street) in 1970 significantly improved parking and traffic circulation in the southwest quadrant . The amount of assessment and the criteria used for assessment , however , were felt by some parties to be unfair . The amount of assess- ment for some businesses and the yet unresolved problems of the northwest quadrant led to renewed interest and pressure ' for some type of program to solve these problems . In September of 1973 a number of letters were received by the City Council from property owners of the area expressi n ng interest in redevelopment through the creation of a Housing and Redevelopment Authority . Interest was expressed in using tax increment financing as the financial tool , inasmuch as the businessmen in the area did not feel they could afford public improvements which would be needed for redevelopment. ' After input from the Chamber of Commerce on the need for an N . R .A. and information gathered from surrounding areas , the Council established the Housing and Redevelopment Authority of Edina , Minnesota . The H . R . A . first met on April 8 , 1974 , and has deeply involved itself in the 50th and France issue . 7 50th & FRANCE COMMERCIAL AREA PLAN PROBLEM ASSESSNAENT ' The problems facing the 50th and France retail area are not ' unique . The problems of traffic circulation and parking , pedestrian access , maintenance , building deterioration , and overall environment are commion to ore degree or another to all commercial areas of this vintage . 50th and France is riot yet suffering from a vacancy standpoint . Stores relocate or go out of business and the space is filled almost immediately . In light of the currently perceived economic health of the corner , the business community is commended for their recog - nition of the problems . With the problems of traffic , pedestrian circulation and parking , 87% of the firms had no desire to relocate and 46% expressed the desire to expand should the opportunity present itself. One unique feature of the area is its compactness . Almost all shops are within a 500 foot walking distance of any given ' parking space . Even with the problems that have been identified the 50th and France area has a vitality that does not exist in many such areas . This vitality should be rein- forced by making needed improvements and by providing opportunities for selected growth and expansion of existing facilities and by attracting complimentary functions . The majority of the problers have been identified in previous studies and some improvements have been implemented . How- ever , piecemeal improvements Wii:110ut consideration for, ' other factors does not solve the total problem . The primary goal of the 50th and France Study "this time around " is to lead to an effective , comprehensive implementation program . The Problem Assessment Phase is one key step in this process . ' This phase is based on in depth analyses of the physical , environmental and attitudinal conditions that exist in the 50th and France area . To this end , a "census " of the businessmen was conducted to determine factors such as perceived problems , possible solutions , potential for expansion , and relocation concerns . � � r � � � � � � � � � � � r � r � r � E P 50th & FRANCE COMMERCIAL AREA PLAN Eighty-seven different firms or business organizations were contacted , which were represented by ninety-five individuals representing 1024 employees . The breakdown ' of those interviewed are as follows : e PROFESSIONAL 4 ' e RETAIL GOODS FUNCTIONS 41 e RETAIL SERVICE FUNCTIONS 36 ' e LANDOWNERS 6 As can be expected when communicating with such a diverse ' group , the responses were quite varied . Four leading responses deal with traffic circulation and ' parking . The remaining concerns are with maintenance , lack of opportunities and enforcement . Although listed separately all problems are interrelated and the solution ' of one without due consideration of others will not resolve the 50th and France problems . F P 50th & MANCE COMMERCIAL AREA PLAN Frequency Distribution of Stated Problems : Businessmen 's Census Frequency Problem No. *% ' A. PARKING 86 510 1. Insufficient Parking 64 38 2. Ramp - Accessibility/Enforcement 9 5 3. Parking Restrictions/Enforcement 13 8 Sub Total 86 �51% B. TRAFFIC CIRCULATION Sub Total 38 22% C. ENVIRONMENTAL 25 150 1. Street and Sidewalk Deterioration 16 9 2. Litter 3 2 3 . Pedestrian Circulation 3 2 4. Lack of Amenities 2 1 5 . Ineffective Rear Entrances 1 1 Sub Total 25 15% ' D. OTHER CONCERNS 20 12% ' 1. Lack of Expansion Opportunity 6 3 2. Need for Edina/Minneapolis Cooperation 4 2 3. Absentee Ownership 3 2 ' 4. Competition From Southdale 3 2 5 . Coordination of Shopping Hours 3 2 6. Lack of Good Restaurants _1 `_ 1 Sub Total 20 12% ' Total 169 100% * Percentages are of 169 total responses to the survey . question dealing with problems. 10 IMPROVE — ' — ACCESSIBILITY _ SERVICE SIR z ACCESSIBILITY ' - t g mmun nuurrrrllw = TRAFFIC CONTROL PARKING CONFLICTS UNCLEAR — _ INTERSECTION* — •■■•■•.■.■ ■ ....... - _ .C7G1= C.GC .o �T ..... .. TRAFFIC & — — CIRCULATION���TRAFFIC ACCESS CONFLICTS CONFLICTS CONFLICTS — TRAFFIC O _ 0■ rmrll CONTROL- O — rmumll SERVICE — — _ ■ ACCESSIBILITY ■ ■ PARKING CONFLICTS ' TRAFFIC �■ CONTROL PEDESTRIAN & T a IMPROVE - TRAFFIC CONFLICTS _ — ACCESSIBILITY IMPROVE lm ACCESSIBILITY R eT v W - TRAFFIC TRAFFIC _ 71IC CONTROL CONTROL SERV CE I rrrr"rrrr��r"ACCESSIBILITY _ 00 _ _ = l u'I 0 w \ J= L- o IDENTIFICATION OF ^1 CO FLICTS �5= RAMP ACCESS, �— w LOCATION USE, ETC. SERVICE O ACCESSIBILITY w. a = - ruruu - - sr cc - 4 _ *TRAFFIC � O _ - BLIND CONFLICTS — 0 mm \INTERSECTION O _ TRAFFIC _ CONTROL law REWIRE%- E ACCESSIBILITY rrrrr—VICE ACCE991.LITY � O wmovE TRAFFIC FLOW PARKING CONFLICTS CIRCULATION CONFLICTS �jf�►p�jl�� -R-ACCESS.- 1� TRAFFIC CONTROL 50th & FRANCE IGFNTIFI°ATIGN GF RA '�, � CIRCULATION SUMMARY COMMERCIAL AREA PLAN F2; CITY OF EDINA oi- ° o — — �� POST OFFICE ROAD WIDTH 39 FT DROP BOX PARKING BOTH SIDES Dim .a 1 12TH ST - ILL Lo = _ �co - _ - -_.. QQco _ Na'QZ x Q _ _- IoQ x ROAD WIDTH 42 FT _ TRAFFIC +t °i a PARKING BOTH SIDES 12,250 VPD SIGNAL W 6. N.L.T. N.L.T. T 07I B.S. 13,960 VPD U BUS ROUTE 8,670 VPD ������'���--C�p ���■ ��� � �BN.L.T. n p p ' — — N.L.T. B.S. � B S Y TH 121 p s ++ ROAD WIDTH 48 FT. TRAFFIC t110 = PARKING BOTH SIDES SIGNAL °' d - - °i °i 0 AJ 14 = FU 1_ 3 1 10 12 12 12 - 12 4 — 19 8 — 18 —= Lis SERVICE STATION 13-...AREA ■ N■ ' 50th & FRANCE PARKING INVENTORYItIC��� COMMERCIAL AREA PLAN rHE CITY OF EDINA ' — PARKING CONGESTION UNDER UTILIZED ADDITIONAL PARKING PARKING� REQUIRED LL — ' - = ADDITIONAL PARKING — — REQUIRED 11-IT i PARKING CONGESTION ADDITIONAL PARKING -, ' - REQUIRED go E--UNDER UTILIZED PARKING - -- € > <—ADDITIONAL PARKING g _ < _s ■ REQUIRED - <i - _ 7■ ■ _ Y■ __ ADDITIONAL PARKING a■ REQUIRED w■ w■ V)■ r E�:ECD SHELL PATRONS PARK 71 ' ■■.STREET PARKING mAGGITIGNAL PARKING REGGI.E. ©UNDER UTILISED PARKING ' 50th & FRANCE PARKING SUMMARY Iilu � COMMERCIAL AREA PLAN TZE CITY OF EDINA g = BUFFER RESIDENTIAL AREA ' © _ IMPROVE PARKING LOT LACK OF IDENTITY g = D 111111111/ AT ENTRY _ -- ■ 111111111111 — C NEED PEDESTRIAN C ACCESS POWER LINES C POLES SERVICE UNDER IMPROVEMENT ° CLUTTER-NEEDS 111111e1�01111111 VISUALLY �, - - - � UNATTRACTIVE ° TO BE SCREENED = - = _ -- ° UNATTRACTIVE _ VISUAL EXPERIENCE ° 71� LACK OF UNITY & PEDESTRIAN AMENITIES soTN eT ' NEED PEDESTRIAN ACCESS ° UNDER ° LACK OF IDENTITY S UTILIZED CLUTTER C SITE ® LACK OF IDENTITY AT ENTRY LOT NEEDS °AIL ® UNATTRACTIVE LANDSCAPING �71�rT"I' ''°° AREA AT ENTRY — `�-� POWER ®111111111111 — — ' _ 0 UNATTRACTIVE ° POLES ° - VISUAL EXPERIENCE _ NEED ° _ = RESIDENT AREAS Z IMPROVE PEDESTRIAN - w m PEDESTRIAN ACCESS ° < ° EXPERIENCE Q� FROM 11111111111111■::• - f\ LANDSCAPING RAMP AREA - oo - 11!111 _ = - - ' - 41 ssQ UNDER _ r _ UTILIZED1 - SITE TIMM NOTES - - 1 - - -UNIFICATION OF BUILDING FRONTS LACK OF EDINA/MPLS. COOPERATION - - -LACK OF OFFICE & PROFESSIONAL SPACE - - � -LACK OF EXPANSION SPACE LACK OF IDENTITY AT ENTRY O DDFFEN RESIDENT AL AREA 1111 PEDESTRIAN PATHS ® ■■ PEDESTRIAN ACCESS VANDER UTILIZED SITES NEEDS LANDSCAPING OLACK OF UNITY A PEDESTRIAN AMENITIES UNATTRACTIVE AREASV�'� OF IDENTITY T ENTRY 50th & FRANCE "y ' ENVIRONMENTAL ONMENNTAAL L �`IC COMMERCIAL AREA PLAN .o.F CITY OF EDINA SUMMARY r _ — - ,F�ELORMENT�o � LTG Na�R� NORN �HR AT�LEE s PoRLA� EiAL � [HF I—TAI A HF NMAN PTAL E REO N L GL REAL - _ _ <63P26, P 6 r - - 5S �A�AGF Ro�IE,P 479 IST EDNA NATIONAL B— THE SIA-11FLE SIANDARI r 1 ..•.� spa m(� F4` � 1,.a+..w.•....o.,,.:....s...+..w9. j -A � L rt i<.4,.�..r..,, .��..+��e.w....•.�.,�.9,...s�—......•......+•w.a.r+..���..........®�+.�i..+.....�®e....,.mv:... 1 INVENTORY MAPS 1 CIRCULATION SUMMARY . TRAFFIC INVENTORY MAP PARKING INVENTORY 1 PARKING SUMMARY . ENVIRONMENTAL SUMMARY BUILDING OWNERSHIP & TENANT LOCATION i TENt 1ANIT LISTING i - 1 ESTABLISHMENT DESCRIPTION 1 1 . Americana State Bank Bank - 1st floor , offices - 2nd floor 1 2 . Frank Kreiser Real Estate Real Estate 3 . Nelson - Smith & Assoc . Interior Decorators 1 4. Marje Contemporary Home Accessories 5. Edina Camera Center Retail - Cards and Cameras 1 6 . Hudgin ' s Gallery R.et:iil -Antiques i7 . Needlework Unlimited Retail -Needlet;,ork , knitting 8. Jack Carter' s Edina Barber ' Barber Shop 9 . Red Barn Restaurant Fast Ford 1 10. Athena Antiques Retail -antiques 11 . Bootier & Women ' s Clcth -i3g Retail 12 . St. Charles Kitchen ' s Retail -Office ' 13 . L ' U n i q u e Retai 1 -Wfome:n ' s C1 othi ng 14. Edina Card & Gift Shop Retail --Cards & Gifts 17 U_ COMMERCIAL AREA PLAN ' ESTABLISHMENT DESCRIPTION 15 . Christian Science Reading Reading Material & Reading Room Room 16. Fanny Farmer Candies Retail -Candies ' 17 . W . D . Korst Jewelry Retail -Jewelry 18 . Scot-Lewis Salon Beauty Salon 19 . B . A. Rose Music Co . Retail -Music Instruments ' 20 . The Mole Hole Retail -Gifts & Home Acces - sories ' 21 . T. V . Repair Pick Up Pickup Station 22 . Tidepool Gallery Retail -Leathergoods & Gifts ' 23 . Storm Company Retail - Picture Framing & Art Materials 24 . Edina Theater Theater 25. Bath & Boutique Retail -Bath Supplies ' 26 . Fifty-West Coiffures Beauty Salon 27 . Jaffee ' s Retail -Women ' s Clothing ' 28 . Carole Retail -Women ' s Clothing 29 . The Children ' s General Store Retail -Children ' s Clothing 30. Edina Eye Clinic & ' Benson ' s Opticals Eye Clinic A. Dr. Allen K. Larson B . Dr. James M. Layer ' 31 . National Sumer Market Retail -Grocery 32. Edina Union ' 76 Gas S+:ation Gas and Service 1�3 1 GOMMERUAL AREA PL,AN,.�_ ' ESTABLISHMENT DESCRIPTION 33 . Edina Professional Building Offices ' A. Dr . R. J . Bioraker B . Dr . Ronald A. Peterson ' C . Dr . R. M. Hansen D. Dr . S . H . Christensen- Dr . D . V . Eckels E. Dr . M. B . Hirschey- Dr . B . K. Braum F. New Adventurers Club , Inc . 34. Clancy Drugs Retail -Variety , Drugs 35 . Benri Coiffures & Beauty Salon & Offices James Refrigeration Company ' 36 . James Hager Retail -Women ' s Clothing 37 . Lund ' s Grocery Retail -Groceries Al 38. Kruse-Gross Furriers Retail - Furs & Storage 39 . Twin City Federal Savings and Loan ' 40 . Edina Municipal Liquor Store Retail -Liquor ' 41 . Hardware Hank Retail -Hardware 42 . Vacant Vacant ' 43 . Bermel -Smaby Realtors Real Estate 44 . Wes Belleson ' s Retail -Men ' s Clothing ' 45 . Marty ' s Barbers Barber I 46 . Above Gregg Drug Store Offices and Apartments A. Dr . C . M . Wallen B . Apartment rented to A. B . Ernston ' 47 . Gregg Pharmacy , Inc . Retail -Drugs ' 48 . Edina Shoe Service Shoe Repair and Retail ' 19 0- 0 9PZF!a"U1 COMMERCIAL AREA PLAN -_ ' ESTABLISHMENT DESCRIPTION 49 . Nelson Dry Goods Retail -Sewing & Knitting ' Supplies 50 . Gim Loonq Chow Mein Retail -Chow Mein Take-Out 51 . Country Club Beauty Shop Beauty Salon 52 . Edina Hardware Retail -Hardware ' 53 . Peacock Bra Bar Retail -Women ' s Undergarments 54 . Peterson ' s Appliance Center Retail -Large Appliances 55 . Arthur Dickey & Associates Architect ' 56 . The Sheridans Antiques , Interior Design 57 . Mobil Service Station Service & Retail Gas ' 58 . Patio Village Retail - Patio & Outdoor Furn . ' 59 . The Colonial Salon of Beauty Beauty Salon 60. Fun Wash ( Dry Cleaning ) Retail -Dry Cleaning and Laundromat 61 . Plaza Coins and Stamps Retail -Coins and Stamps ' 62 . The Print Shop (Quick Print , Inc . ) Printer 63 . Nolan ' s Salon of Beauty Beauty Salon 64. Fredric.. Herfurth Real Estate Real Estate 20 �r ' f G171-1815 �;f• ' ESTABLISHMENT DESCRIPTION 65 . Edina Clinic Clinic and Offices A . Camp Lincoln Camp Lake Hubert B . M & H Equipment Co . C . Arthur Fitch - Public Accountant ' D. Marvin Holt , Lawyer E . Dr . C . V . Rockwell Dr. Charles Kelly Dr. W . D . Middelton Dr . M. A . Middelton 66 . Hooten Cleaners Dry Cleaners 67 . Edina Post Office Post Office ' 68 . 1st Edina National Bank Bank 69 . Shell Gas Station Service & Retail Gas ' 70 . Kalland ' s France Avenue Service and Retail Gas Shell ' 71 . Southwest Professional Bldg . Offices A . James Hair Fashions ' B . Dental Offices - J . J . Madden - G . G . Schram - F. N . Stodola C . Arthur Osberg - C . P .A . D. State Farm Mutual Ins . Co . - Jack Nichols ' - Dave Nelson 72 . Holiday Coiffures Beauty Salon ' 73 . Ming ' s Oriental Arts & Gifts Retail -Arts & Gifts 74. GTC - Service Parts Inc . Retail -Automotive parts ' 75 . Karr Antiques Retail -Antiques 21 a,"Evi,I CC-1 F" -0 E3 �a3 COMMERCIAL AREA PLAN ' ESTABLISHMENT DESCRIPTION 76 . Knit N ' Purl Shop Retail -Neddlepoint , Sewing 77 . General Sports Retail - Sporting Goods ' 78 . Sheffington ' s Formal Wear Retail -Tuxedo Rental 79 . Bishop Travel Center Travel Agency ' 80 . Windsor Gallery Retail -picture framing and supplies ' 81 . Galerie Rue France Retail -Art Work 82 . The Wallpaper Studio Retail -Wallpaper 83 . Arnold Bing Plumbing Co. Retail -Service Plumbing ' 84 . Le Petit Cafe Cafe 85 . Equinox Ski & Tennis Ltd . Retail -Sportswear & Equip . ' 86 . Edina Rexall Drugs Retail -Cards and Drugs 87 . Dr. R . A. Greene Chiropractor 88. Roberts Co . Inc . ( Rent-A-Tux ) Retail -Tuxedo Rental 89 . The Owls Nest ( gifts ) Retail -Gift & Card 90. Peterson Portraits Photographer ' 91 . Edina Television Retail -T. V . Repair & Sales 92 . Standard American Life Bldg . Offices ' A. 'Hosmer Brown - Attny . B . Earl J . Myhre - Attny. ' C. Eugene P . Palmer - Consulting Eng . D. Muller - Ross Sales Co . ' E . Standard American F. Pullman Campers 22 i H P "#"mac. �° CE sd w ..�.�..___ C JlE,11ERCIA1 AREA PLA i iESTABLISHMENT DESCRIPTION ' 93 . Corner Building Offices A. David C . Bell Co . i B . Minneapolis Beauty College C . Drs . Solsvig & Nelson D . Dr. D . W . Kuipers E . D. G . Perry Co . ' F. G & C Associates 94. Dairy Queen Retail - Restaurant 95 . Holiday Gas Station Retail -Gas 96 . Vacated Gas Station Vacant 97 . Pearson ' s Restaurant Restaurant ' 98. Inland Realty Realtors 99 . Great Sound Retail -Phonograph Equip . i100 . Standard Station Retail -Gas & Service 101 . Twin City Transmission Ctr . Service ' 102 . Bachman ' s Retail - Floral 1 1 1 1 r _ 23 i i . 1�' j "` r: � ` COMMERCIAL AREA P ' PROBLEM SUMMARY Parking ' 9 Parking facilities in the northwest area are generally overcrowded , extremely hard to use , r and inaccessible to many businesses , particularly those close to France Avenue . o The parking facility serving the southeast area ' is not generally visible (nor adequate ) nor well related to the businesses in this area . Also , additional spaces are needed to meet the demands rgenerated there . e Access to the Post Office for short-term errands is very limited and difficult . a Short-term parking space to serve activities north of 49> Street is generally inadequate . r@ The existing ramp is not well signed and access - ibility is difficult . ' e Parking abuses exist in the ramp ( inadequate enforcement , northwest employee parking , park ' and ride , etc . ) much to the chagrin of neighboring shop owners . e Parking restrictions (4-6 no parking zone ) . rTraffic Circulation r e Major turning movements occurring at the inter- section of 50th Street and France Avenue delay through traffic movements and impede pedestrian and vehicular circulation in the area . e Many points of conflict between through and local traffic have developed along France Avenue and 50th Street . These points include entrances to service stations , supermarkets , liquor store , and parking area driveways . These conflicts slow the i r r 24 pq FRAN07 sex.av _,.,�....���. ...��.�.���..�•�r,�+-.� .�.s�... CohVIIHERCIAL AREA PLAN ' niuvenienti OT inrough traffic , make driving more inconvenient and increase traffic hazards in the area . To this we may add that t:hc conflicts still exist , even with the no left turns from 50th and with the parallel parking that is allowed . A major turning conflict along France exists at the entrance and exits to the Red Barn . ' o Presently the serious traffic congestion occurs throughout the study area : on 49'--2 Street , and at 492 Street and France Avenue , 49'- Street and i Halifax and at Halifax and 50th Street and at entries and exits to parking lots in this area . In other words , there is no "most serious " location . Environmental e The most frequently mentioned item under this heading had to do with the deteriorated appearance of the shopping environment and the ' lack of building unification . The subject of deterioration covered such items as building condition , trash containers , litter conditions , parking areas and overhead utilities . o Maintenance was a concern at various levels : from the condition of streets and sidewalks , ' lack of snow removal on Minneapolis side , litter created by Red Barn and theatre patrons , to lack of upkeep by landlord and location of ' trash containers . 0 Lack of street amenities such as street trees , lighting , benches , or similar beautification efforts . © Inef1-ectiveness or lack of interest in uti1izirig back door opportun 'it'ies . v Pedestrian circulation from parking areas , ' particularly from parking rump to 50th and to France , is lacking as a pleasant experience . Pedestrian and vehicular conflicts exist throughout the area . r25 LAh COMMERCIAL AHEA PLAN! • Several parcels in the 50th and France area are occupied by structures that are arranged in a faulty manner with respect to inter- building relationships and/or parking convenience . ' Other Concerns ' Other concerns that were mentioned to a much lesser degree than any of the above concerns were : ' e Lack of adequate office space and potential room for opportunities for expansion . ® Lack of cooperation between -the Cities of Edina and Minneapolis in maintenance of facilities , improvement of total area by solving problems jointly , and inequity in parking ramp assessment . • Competition from other areas , particularly Southdale . ® Lack of response from absentee landlords for maintenance and parking and environmental concerns . ' e Lack of eating or entertainment opportunities . o Snow and ice removal from pedestrian walkways . 26 E U", L Crt COMMERCIAL AR-"'---'A PLAiA GOALS & DJ k'_1V ` ' Encourage participation in an advisory capacity of all affected groups or agencies , especially surrounding neigh- ' bors and the City of Minneapolis , in every stage of planning .and implementation . ' 0 Edina HRA Business People Steering Committee e Citizens Advisory Committee t o Minneapolis Planning Edina Planning Commission o Edina City Council Create a separation between the business district and the residential district while establishing both physical and psychological barriers to future commercial encroachment ' into residential neighborhoods . ® Commercial facilities and parking service areas should be buffered from residential ' areas . • Commercial traffic onto residential streets ' should be minimized . Provide an attractive physical and economic environment within the neighborhood center concept and thereby attempt to increase viability and the variety of goods and services offered . 1 s Maintain neighborhood center concept . e Retail speciality functions should be improved . o Additional restaurant facilities should be ' provided . 9 Professional office space should be provided . ® Revitalize obsolete structures . Improve the human aspects _of the commercial district such as pedestrian traffic flow , walkways , and safety , elimina- tion of improper signage and overhead utilities and other 1 forms of blight , and landscaping . o Improve visual image of buildings . ' o Provide attractive landscaping throughout center . a Provide appropriate and coordinated street and area lighting. 27 i c Control signage in both Minneapolis and ' Edina . e Screen loading and service facilities . Encourage improved maintenance activities . c Unify area through use of planting , street and sidewalk improvements , pedestrian amenities , lighting . ' Provide a general improvement to the utility and roadway system which will reduce congestion and improve circula- tion in the business district . Vehicular exits and entrances to parking lots should be eliminated or combined to improve ' traffic flow. • Vehicular and pedestrian movements should be separated . e Loading and service areas should be separated from traffic and pedestrian areas where feasi - ble . a Eliminate traffic conflicts at 4912 and Halifax . 9 Improve traffic flow on 50th Street and France Avenue . o Improve ramp visibility . ' 6 Expand off-street parking facilities on Minneapolis side . Finance the redevelopment of the project area by use of ' tax increri-tent financing method and other means available to the Housing and Redevelopment Authority , acting by itself or in cooperation with the City of Edina , so that ' the public redevelopment cost of the project will be paid within 20 years and so that a long term physical and fiscal benefit will result . ' Implement the plan so that the least disruption to businesses , consumers , and residents occurs while pursuing as rapidly as po`ssibl'e the physical completion of the project . ' The above stated goals were developed by the Edina Housing and Redevelopment Authority with participation from the 50th and France businessmen and the Citizens Advisory ' Committee and are consistent with those adopted by the Planning Commission on March 6 , 1968 , from the Barton , Aschman Study of April 14 , 1966 . 28 The 50th and France Commercial Area Plan ( December 3 , 1974 ) , depicted on the following page , graphically portrays the essential elements for a redevelopment program . The sections ' that follow add substance and clarification to the map exhibit . ' LAND USE The land use element of the plan emphasizes a strengthening of the uses and structures that are in place . Private building rehabilitation in conjunction with a selected program of new building infill affords maximum opportunity for redevelopment of the project area by private enterprise , consistent with the sound needs of the City as a whole . The acquisition plan is held to the absolute minimum foreseen ' as necessary to implement the redevelopment program . Those parcels in the southwest corner of 51st and France and west of Halifax are scheduled for residential reuse . All others ' (see the Building Ownership/Land Acquisition Map ) are scheduled for parking or intersection improvements . ' The land use changes will result in a net addition of approx- imately 50 ,000 square feet of retail floor area and 30 ,000 squre feet of office floor area . ' URBAN DESIGN ' The Urban Design element of the plan refers to several aspects under this general heading . First , it refers to the design and 'implemental.ion of elements necessary to enhance the pedestrian's experience such as walkways , light- ' ing , planting , seating and related amenities . Second , a major plaza is contemplated as a central focus for the area in which social and cultural activities could occur . All overhead utilities will be placed underground to further increase the visual and physical attractiveness ' of the area . 29 P` <8 , PROVIDE LANDSCAPE BLiFFER---/ NCREASE INTERSE .l1vn1 RADO � � NO ON STREET PARKING--q r--, r-e r—n r---1 rr-�r---1 r---1�—�r—r r� r'-'•�r---1 r'--i mm v g H C-r REVISE INTERSECTION— —.i'NF'HUVE B NCLOSED "' RAFFIC FLOW / n SHOPPING / iH AREA- ONE-WAY FL t2 t_EVEL PARKING /,'� ❑ FROM F, �»�OEM arr 7,r�1111 D � q E713 271313C1 BQOm ads ,ETAIL 9 6.000 S.F.0 RETAIL 5.000 S.F. O ri i III i PLAZA: MI A,30F1 FOCUS 1111 t IN',r7SECTIQN HADti Las V0 LEFT TURNS r ' � flt7 `�� � D �,��.�° �► ' ° cam---� 7A, RE I"AIL© DUCE TO lw DRIVE PROVIDE LANDSCAPE BUFF OUGH LANS PARKING m m=6ucl n o inn n O u' .--® - - RETAIL 11,900 S RESIDENTIAL ® c S.F. ' 00 S.F. RRp11 x 30.0 'PRO/OFF. 11,900 S.F. ' N STREET PAP J NO O a 14-16 UNITS L I ADD 2 .LEVELS. " 150 a t TO EXISTING � " ' n ® PARKING ' t "" ®® 1ST FLOOR ^< � RETAIL 15.000 S.F. , 2ND FLOOR � OPTION-CLOSE HALIFAX F PRO/OFF. 15,000 S.F. NO ON STREEPARKING ?� REALIGN STREET & e � TAPER TO IMPROVE SITE LINE �Na O ui RESIDENTIAL > 29,000 S.F. x 13-15 UNITS U. , J ` z PROVIDE LANDSCAPE BUFFER r, MIEN E 11130 c ® ,- : r � 50th & FRANCE 3 DEC. 1974 ' COMMERCIAL AREA PLAN T°E CITY OF EDINA " . M a 50TH ST, a <1NG @_ 5 °gs 4 y 51ST $T. VCLOSED WALKWAYS PEN WALKWAYS 4NDSCAPE ' RBAN DESIGN +N EDESTRIAN SPACES HE E A��1 TvFLDPMENT«1D_R MRS N D :- - CARL HAMETON .,_ DMRIST C.LEE A P011l.AD - --� — - - -s FREDRICK :11 ILE—AN gUIHORM Ei EiA� RFURTH CA I6gL AE ESTATE A s �- nr 6a 55 6463BS BI.BD 49 1 12TH ST. HAROLD SHER DAN 56 gACHMAN GARAGE R DICKEY — g ARTHU z ;r Eo Nn rvpr ONAI/ignK - --- (OS.A. 69 rEVE uNTE IPMT -- E.KRUSE ETA -LUNOS T N 1 p 1 N LIT. NDG T PAUL EARS _ FEDEgAL CRV S1 NA _ 36 NChr-ELO pNOARD 0 L 46 49 5 ON 34 35 31 38 3B- 40 41 AS 13 dd 4B fW COMPANY 5fi -95 -_ OP ADA eSx E98 PROPEgitE3W 82 - - - WAON O z8 28 2)2 Bg 81 88 -4 SHELL qL L OF 2 2)16 9t - � r COMPANY p FORnA S te: 15 DEL N€SO 0.Am IvIC M61 30 - B4 32- AISEV G JENSEN A LUNO3 I 6 BOB BOWLER TE as qAV SCINEIm S4 RAY -AL{EN LARSEN ' NN es 0 o EN 1 12 B3 THEATER CogP qED R— IN - w -- g -- npmo.uE Fotn sroRES lac. _— 6 - a N LvLE 1111 HgGEn OTV OF-EDt+A 3 - FRANK K9ESEq z STEVE SURAK Er REAL E&TATS pLOMB R 1 _ -E AIC ICANA COMPAQ - - 1 _p t - QO 4 � s DAVID E THOMA9 -. 1 1 ® LAND ACDUI.TION 4 ATION-SEE TENNANT NA�� DE SCRIPT ON FOR IDEnT. 1 50th & FRANCE BUILDING OWNERSHIP & 't'�`� TENNANT LOCATION COMMERCIAL AREA PLAN CITY OF EDINA � i 1 ' Landscaping would be utilized to unify and define the 50th and France area . This can be accomplished through the planting of street trees on the major streets , in conjunc- tion with street furniture , new lighting and graphics . In addition , landscaping will provide the buffer between the residential and commercial area . ' Open and enclosed walkways will provide pedestrian access from parking areas to and through structures to sidewalks . ' These walkways will be enhanced through the addition of planting and lighting along with' special surface treatment . Pedestrian spaces will be developed as an integral part of the walkway system . These spaces will occur at walkway ' intersections and will include elements similar to those discussed above . ' A design framework will be developed to guide the private renovation of store fronts and rear entrances , as well as to ensure the appropriate design of the new building infill . 1 PARKING AND CIRCULATION ' 50th Street will be reconstructed to facilitate smooth traffic flow. No congestion will exist due to on-street parking and curb cuts . Left turns at France will be pro- ' hibited . To further relieve the parking and circulation problem the ' plan addresses itself to the improvement of traffic circu- lation in the northwest quadrant by reconstructing Halifax on 4912 Street thereby providing smooth traffic flow "around " the intersection. All on--street parking will be prohibited in this area as well . Approximately 400 to 450 new off--street parking spaces will ' be provided . Two additional levels will be added to the existing ramp and a new two level ramp will be constructed in the northwest quadrant of 50th and France . Finally , the addition of traffic signals at key intersections ( France and 4912; France and 51st) will be -installed to facilitate turning movements , and , in general , improve access to France Avenue. 32 ; ' RELOCATION The Housing and Redevelopment Authority of Edina accepts its responsibility under State and Local law for reloca- tion and will administer relocation operations for families , individuals , and businesses to be displaced . The Housing ' and Redevelopment Authority in and for the City of Edina certifies that there are available , or will be provided , in the project area or in other areas not less desirable ' in regard to public utilities and public and commercial facilities and at rents or prices within the financial means of the families displaced from the project area , decent , safe and sanitary dwellings at least equal in num- ber to the number of such displaced families . The require- ments of the Federal Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 , acts amendatory ' thereof, and regulations adopted pursuant thereto will be complied with. ' Relocation personnel will be conveniently available for site occupants . Interviews will be conducted with site occupants to determine their relocation needs and to give them infor- mation regarding their rights relative to relocation services and payments . All relocation housing shall be inspected before families ' are referred . No referrals shall be made to substandard housing . Referrals shall be given only to decent , safe , and sanitary housing which shall be accessible to the place of employment of the primary wage earner and in an area which ' is not less desirable with regard to public utilities and public and commercial facilities than those existing in the area from which the fami l i es are bei ng di s;,•l aced , and at rents and prices within the financial means of the families displaced . METHOD OF FINANCING ' The gross cost of the acquisition and redevelopment to be done in the project area pursuant to the plan is presently estimated at approximately $3 , 000 ,000 , of which it is estimated that approximately $800 , 000 will be received ' upon disposition of properties within the area , leaving a net project cost presently estimated at approximately $2 ,200 ,000 . 33 �'�- �-�; �^ �. Mgr y •� ��'-�F-:. ' It is proposed that the public redevelopment cost of the project should be paid by the issuance of general obliga- tion bonds of the City of Edina , upon request of the Authority as the need appears , under the provisions -of ' Minnesota Statues , §462 . 585 , Chapter 475 , and other appli - cable law with a bond pay-off term presently estimated to be approximately 20 years . ' The county auditor will be requested , in accordance with Minnesota Statutes , §462 . 585 , to certify the assessed valuation of all taxable real property within the Project ' Area as most recently determined , in order to fix the "original taxable value: " ; to incluc'a no more than the original taxable valuc� of such real property in the assessed ' valuation upon rrhi ch he coiiiputes the rater of- al l taxes levied on the , ea in 1974 and each subsequent year; to extend all rates so determined against the entire assessed ' valuation of such real property for each such year ; and to remit to the Authority that proportion of all taxes paid in each such year on such, real property that the excess of the then current assessed valuat-Jon over the original ' taxable value bears to the total current assessed valua- tion . The amounts so repri ttec' each year , referred to herein as " tax increments , " shall be segregated by the Authority in a special account on its official books and records until ' the public redevelopment cost of the project , including interest on all money borrowed by ike City or the Authority therefor , has been fully paid , and the City has been fully reimbursed from the tax i ncremr-nts or revenues of the ' project for any principal and ir,tOrest ors said general obl i g at urn bonds that it mad, have paid from taxes levied Oil property outside t1,,e Project. Area . such payment shall be reported to the county auditor , who shall thereafter include the entire assessed valuation of the Project Area in computing , extending , and remitting tr.xe . ' All tax increments rece-i ved by the Authoiri ty with respect to the Project Area , and all revenues received from lands in the Project Area t.lhile owned by the Autho ;�=ity , shall be ' pledged and appropriated by it for the payment of the principal of and interest on said general obligation bonds 34 ito be issued by the City in aid of the project . Such pledge shall be made by written agreement between the Authority and the City Council , filed with the county ' auditor . It is contemplated that of the presently estimated gross cost of approximately $3 ,000 ,000 , approximately 20% , or , by present estimates , approximately $600 ,000 (which sum is a part of the $800 ,000 referred to in the first Para- , graph of this section ) will be received from the City of Edina in payment of the cost of public parking ramps and other facilities to be conveyed to the City ; and that the City will obtain funds to pay this cost by the levy of ispecial assessments upon properties specially benefited by the provision of those facilities , in amounts propor- tionate to and not exceeding the benefits to the respective properties , and by the issuance of general obligation improvement bonds of the City in anticipation of the levy and collection of those special assessments , in accordance with the provisions of Minnesota Statutes , Chapters 429 and 475 . December 17, 1974 Hennepin County Auditor Hennepin County Courthouse Minneapolis, Minnesota 55405 Re: Determination of Original Taxable Value Pursuant to Redevelopment Plan of the Housing and Redevelopment Authority of Edina, Minnesota, for the 50th and France Commercial Area. Dear Sir: The Housing and Redevelopment Authority of Edina, Minnesota, hereby requests, pursuant to Minnesota Statutes §462.585, that you certify the assessed valuation of all taxable real property within the area defined by the redevelop- ment plan entitled "50th & France Commercial Area Plan," dated December 3, 1974, which plan has now been approved by the Housing and Redevelopment Authority of Edina, Minnesota, and by the City Council of Edina, Minnesota. We request that you make this certification for the most recently determined assessed valuation. There are submitted herewith, as part of this request, the following documents: 1. The redevelopment plan for an urban renewal project of the 50th and France area of Edina, Minnesota, entitled "50th & France Commercial Area Plan," dated December 3, 1974. 2. A certified copy of the Findings and Determinations, and Reso- lutions of the City Council of the City of Edina, Minnesota, duly adopted at its meeting held December 16, 1974, whereby, among other things, it approved the enclosed plan. •i Hennepin County Auditor Page 2 December 17, 1974 3. A certified copy of the Findings and Determinations, and Reso- lution of the Housing and Redevelopment Authority of Edina, Minnesota, duly adopted at its meeting held December 11, 1974, whereby, among other things, it approved the enclosed plan, and authorized and directed the Executive Director to file this request with you. 4. A list of all properties, by plat and parcel number, within the project area. If this request, together with the enclosed documentation, is not sufficient for you to certify the assessed valuation of all taxable real property within the project area as hereby requested, please advise the undersigned promptly. Also, please advise the undersigned when the requested certifica- tion has been made and the total dollar amount of that certification. HOUSING AND REDEVELOPMENT AUTHORITY OF EDINA, MINNESOTA by _ Greg J. Luce, Executive Director