Workshop Item - Sheila Sellman, City Planner
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2023 Winter Retreat - Northtown Discussion
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At the winter retreat, staff would like to re-introduce the plan and reaffirm the purpose and goals of the plan to make sure that council is in agreement with the framework of the plan. Further, staff would like to get a sense of priority level for this redevelopment effort and determine next steps.
After the retreat, staff will be conducting follow-up discussions at future workshops. This will include items specific to Northtown and multi-family development throughout the city. It is anticipated that at the February 6, 2023 workshop, we will discuss the concerns identified at the retreat and continue the density shift conversation including identifying where and what is appropriate in Northtown, and throughout the entire city. It is anticipated that discussion on the goals and uses of the EDA properties in Northtown will occur in March. Staff will review a potential timeline at the retreat.
This report summarizes the Northtown Plan and process. The underlined areas are items that will be focused on at the retreat.
Portions of the Northtown area have been identified as a redevelopment area in the 2030 and 2040 Comprehensive Plans. Redevelopment of the Northtown area was identified within the Growth Management section of the City’s Strategic Plan.
In August 2021, Damon Farber was hired to assist the city in creating a redevelopment and revitalization plan for the Northtown area. Two other firms assisted in engineering and market analysis of the plan. The plan identifies long term plans related to redevelopment, land use, multimodal infrastructure, parks/open space, and stormwater. The plan attempts to accomplish redevelopment over a 30+ year timeline through ten guiding principles. The plan introduces of a mix of commercial, residential, and civic uses that will make the area a destination for shopping, employment, entertainment, recreating and living.
The plan is intended to be a long-term vision, however there are various aspects that can be implemented in the short-term depending on market and private development interest. The plan is a framework for future development, and it is anticipated that the full build-out will look different from what is shown within the plan.
The City Council adopted the plan on July 6, 2022. A staff committee has been formed to identify implementation steps to accomplish these goals. Staff has scheduled various workshop discussions early in 2023 to review the plan and receive guidance from the City Council regarding land use and zoning decisions, along with a plan for property currently owned by the Blaine Economic Development Authority (EDA).
Overview
The plan is attached as part of this packet and a storyboard can be seen here: <https://storymaps.arcgis.com/stories/33976bfb8aaf40708a63c10e8b651189>. This is a great synopsis of the plan.
The plan is a long-range framework for redevelopment in the district, which includes Northtown Mall and surrounding retail areas. It should be used as a guide for decision making, investments, and priorities transforming the district into a feasible, vibrant mixed use neighborhood.
Visioning Process
As stated earlier, the city hired Damon Farber to assist the city in creating a redevelopment and revitalization plan for the Northtown area. Two other firms assisted in engineering and market analysis of the plan. The plan was based on direct input from landowners in the district, agency stakeholders, and the community at large. Damon Farber assisted the City of Burnsville in the Burnsville Mall redevelopment plan. Other cities such as Roseville (Rosedale Mall), Minnetonka (Ridgedale Mall), Edina (Southdale Mall), Maplewood (Maplewood Mall), and Brooklyn Center (Brookdale Mall) completed similar studies to assist in understanding the future of regional malls. The Northtown plan considered successes of those areas along with other examples in the Twin Cities metropolitan area such as Excelsior/Grant in St. Louis Park.
In October 2021 a 3-day collaborative design charrette involving the consultant team, City Project Management Team and key stakeholders took place. The process included site assessment, market analysis findings and explored potential future uses. This process provided a foundation for subsequent redevelopment/revitalization identified in the plan.
Community Engagement
Extensive community outreach efforts took place from September 2021 to April 2022 to help identify and understand the values, needs and preferences of community. Public outreach included community pop-up events, stakeholder interviews, an online community survey, and listening sessions. Some engagement activities were targeted to under-represented stakeholders which included a high school listening session at Spring Lake Park High School and hard copy surveys dropped off at Springbrook apartments and Blaine Courts (Senior housing).
Three community events were held September through December 2021 that included the Blaine World Fest, design charette and a public open house. The purpose of these events was to share information, solicit community input on needs and opportunities and review the plan recommendations. There were approximately 125 participants.
The project team engaged with stakeholders of the area to share project information and solicit input on the plan. These activities included interviews and engagement with the owner of the mall, Washington Prime Group (WPG), property and business owners in the district, government agencies and neighboring cities.
The city hosted an online survey to gather public information and feedback on planning efforts. Responses were received from September 2021 to February 2022, 3,273 participated. The survey ranked goals for the plan, the three most important were 1) improve public safety in the area, 2) revitalize the existing Northtown Mall and 3) maintain the Northtown Mall area as a shopping destination. The top three choices for types of activities to draw more people to the area were 1) unique shopping and restaurants, 2) public spaces, such as plazas/gathering areas and 3) parks and open space. Over 96% of respondents travel to the area by automobile.
An interactive website was the hub for online engagement and communication. This webpage is still active and has the plan and other information available.
Retail Market Trends
Retail is changing quickly and dramatically throughout the country. Some of the key reasons for change is E-commerce is accelerating. Many markets are “over-retailed” space cannot be supported by consumer spending causing significant closures of chains stores leaving large vacancies throughout communities. Intense competition from discount retailers has an impact on local retail. There is a shift in consumer spending patterns. Millennials are buying less and are focused on experience over material goods. Retail development trends are now about quality rather than quantity. The Northtown area is a destination for shoppers, capturing $2B in spending while the demand from local residents is $1B. These dynamics encourage different strategic decisions to increase traffic and spending in the area.
Housing Market Trends
The market shows a strong demand for Class A property. Class A is typically buildings built in the last 10-years or substantially renovated, well merchandised with amenities (workout facilities, pool, gathering area), high-end exterior and high-quality construction. The local population is growing faster than the market can supply. If trends continue there will be an unmet market demand for 465 units with an undersupply of 750 units over the next 10-years in this area alone.
Office Market Trends
The office market in this area is saturated with conventional product. No new product has been built in this market in the last 10-years. Market trends discourage traditional office in this area. There is an increase in medical office needs for this area. Trends show that the demand is expected to exceed 100,000 square feet over the next 10-years. Medical office includes large users and smaller users such as dentist or other clinics.
District Principles
The plan identifies 10 guiding principles for the district. These principles are more or less the goals for transformation of the area. These principles should be used when reviewing projects for the area. Staff would like to affirm with council that these 10 principles are still in line with the visions for this area and are supported when reviewing development.
1. Restore the Hub: Community hub-celebrate past and future- provide gathering spaces.
2. Welcome to All: Create inviting vibrant district welcomes all members of community - safe and secure - sense of arrival.
3. Gray to Green: Incorporate green infrastructure -regional stormwater- parks plazas.
4. Barriers to Assets: untangle streets - roundabouts -safe crossings-flexible space.
5. Complete the Street: Re-envision County Road 10 (urbanize) -sidewalks-landscape-mixed use.
6. Strengthen the Mix: Mix land uses - live, shop, work, recreate - compact dense patterns - elevate experiences.
7. Celebrate Springbrook Creek: daylight the creek makes an amenity.
8. Move In: provide diverse range of residential opportunities (Sr. multi-generational, multi-family, market rate affordable.
9. Mobility Forward: Rethink/Re-assess parking.
10. Unite the District: Cohesive unified district - connect neighborhoods - “main street”.
Redevelopment Vision
The transformation from an entirely auto-centric, single-use district to a more sophisticated and balanced place takes many years to achieve. This plan provides an incremental path forward, recognizing small successes are critical first steps towards realizing the vision.
Key components of the plan have been called out. Are these still in line with the Council’s vision for the area?
1. The mall is transformed to mixed use lifestyle center.
2. Variety of housing options including rental, for-sale, affordable and Sr -provide places for a diverse population.
3. Smaller block development - emphasis on pedestrian friendly experience.
4. Variety of uses and experiences connecting to plazas and open spaces.
5. Right-sized parking.
6. Transit oriented development integration - reduce need for automobile.
7. New outdoor parks and open spaces - gathering space.
8. Greater mix of land uses.
Land Uses
The Northtown District is defined primarily by commercial uses, large roadways and parking. The proposed land uses include a mix of commercial, office, residential, civic, mixed-use, lodging, parks and open spaces. There is a growing demand for mixed-use development that are walkable, convenient to transit, access to services and activity-oriented destinations. The plan calls for a mixed-use/lifestyle center at the core of the existing Northtown Mall site, retaining a few of the larger retail anchor buildings and the extension of 85th Avenue through the mall site to County Road 10 where more “fine-grained” retail establishments could locate, with housing above creating a mixed-use “Main Street” at the center of the district.
Compact Development
The plan calls for compact development which uses land efficiently through creative and intensive site, neighborhood and district design. Typical densities in compact development neighborhoods tend to be greater than most suburban developments. In commercial areas, multi-story buildings are typical with building fronts right up to the sidewalk. A range of housing and transportation options are supported enabling people to live in one community throughout their lifetime. Compact development can fulfill many goals including creating a traditional small-town character, providing quality places for families and mature adults to live, creating vibrant commercial places to shop and recreate, and supporting infill revitalization of the Northtown Mall District.
Transportation
As the mall redevelops, the plan introduces a gridded network of more pedestrian-friendly streets. Key stakeholders have identified that traffic and wayfinding in the district is difficult to navigate and dangerous. Resolving transportation issues was a high priority for stakeholders. The plan shows the extension of 85th Avenue from State Hwy 47 to County Road 10 through the heart of the mall with a roundabout and connecting to 89th Avenue. This extension would increase the connectivity of the mall to surrounding neighborhoods. Reimaging the scale character and development pattern along County Road 10 should be considered. This would include a narrower and more compact roadway. The plan proposes improvements at the intersection of SH 47 and 85th Avenue, SH 47 and University Avenue, County Road 10 and Jefferson Street, CR 10 and 85th Avenue, CR 10 and University Avenue and reducing the number of right in/right out intersections on CR 10. A detailed traffic study is necessary to account for existing and future needs and to assess the recommendations in the plan.
Pedestrian and bicycle sidewalks and trails are very limited in this area. Community input called for a much more connected district. As redevelopment happens providing a system of sidewalks and multi-use trails and bike lanes should be considered.
The Northtown Transit Center is located at the Mall. There are several local bus routes, a limited stop bus route and an express service bus round provide public transportation service to local and regional destinations. The future transit station for the Metro F Line (BRT) is planned to replace the existing transit station, adding upgrades to station amenities and services. This is an opportunity for Transit-Oriented Development (TOD) which focuses on compact growth around transit stops. People who live in a TOD are five times more likely to commute by transit than other residents. Additionally, properties next to transit can enjoy land values of over 50% in comparison to properties located away from transit stops.
Public Spaces
Public spaces are instrumental in creating community. Community input indicated a great desire for more green space and public places for recreation and community gathering in the district. The plan envisions a much greener district incorporating public and private spaces. These spaces should include parks, plazas, water features, streetscape etc.
Stormwater Management
Currently the district is dominated by impervious surfaces including large parking lots and rooftops. There is occasional flooding along CR 10 and University Avenue during high rainfall. Wetlands and waterways at Springbrook Creek and the Mississippi River corridor are negatively impacted by stormwater runoff in this area. Better management of stormwater through redevelopment is necessary and can often times be used as an amenity space.
Springbrook Creek
Springbrook Creek (Anoka County Ditch 17) runs through this area. Some sections are a stream and other sections are piped underground. The ditch eventually flows to the Mississippi River. During heavy rainfalls this waterway has been known to flood businesses near University Avenue and CR 10. Daylighting the creek and restoring the meandering portion through the district while expanding stormwater management is recommended. This could be framed as a greenway for businesses, restaurants and shops to use as an amenity.
Parking
The plan shows more structured parking than the dominate surface parking that is there now. Resident parking for new housing, office or hotel should be incorporated into new structures. Shared parking should be considered with redevelopment.
Action Steps
The Northtown plan is a long-term strategic partnership between the City of Blaine, the Northtown Mall owners, the community, and other stakeholders in the area. It will take resolve and investments in community and infrastructure by the city and other stakeholders to achieve these outcomes. Key partnerships are vital for this plan to work. This suggests that the transformation of the district will take both public and private partnerships/investments.
Initial focus should be on properties that have the most significant opportunity to effect change within the entire district for the benefit of all. Near term, the city should work with the mall ownership to focus most of its efforts for real estate development towards the transformation of the mall into a mixed-use lifestyle center.
Short-term Actions (1-5 Years)
The order of these items has been established by the Implementation Team
1. Create Implementation Team (Done)
2. Change Zoning to Mixed Use/Comp Plan Amendment (Land Use/Regulatory)
3. Partner with WPG to transform mall to lifestyle Center (Land Use)
4. MNDOT HWY 47 - Planning and Environmental Linkage Study (Infrastructure)
5. Establish development goals for EDA properties and issue RFP (Land Use/Regulatory) (March Workshop)
6. Northtown district transportation Study -include pedestrian and bicycle network improvements (Infrastructure)
7. Environmental Assessment Worksheet and Environmental Impact Statement (AUAR) - tie into transportation study - tie in utility study (Regulatory)
8. Explore new taxes and sources for funding redevelopment (Financing)
9. TIF feasibility study and special legislation (Regulatory)
10. Ditch 17/Springbrook Creek improvement study - (Regulatory/Infrastructure)
11. Establish shared parking district (Land Use/Regulatory/Infrastructure)
12. Create a Special Service District (Regulatory/Financing)
Mid-Term Actions (6-10 Years)
• F-Line BRT - Make Hub an Amenity
• Implement Roadway Improvements
• Consolidate Parking at Northtown Mall
• Collaborate with Coon Rapids to Redevelop Northtown Village (NW of University Avenue)
• Collaborate with Kraus Anderson to Redevelop Northcourt Commons
• Implement Springbrook Creek Improvements
• Create Incentives for Infill Redevelopment
Long-Term Actions (11-20 years)
• Transform Home Depot and Cub Foods Sites
• Funding Strategies
Some items for discussion at the retreat, as underlined in this report, include:
• Reaffirm the purpose of the plan.
• Are the 10 District Principles still in line with the vision for this area and supported when reviewing development?
• Are the key components of the plan still in line with the Council’s vision?
• A detailed traffic study is necessary to account for existing and future needs and to assess the recommendations in the plan. This study will be included as part of the overall Environmental Studies and should be done this year.
• Short term actions.
Attachment List
Northtown Plan
Survey Results