MemoOctober 21, 1986
MEMORANDUM
This memo is a follow -up to the Staff Report on the Concept
Review for the Pines Mobile Home Community. The prior Staff
Report outlined the physical characteristics of concept
proposal. The purpose of this report is to discuss other
issues which should be discussed with regard to the
proposal. These issues include the necessary rezoning, the
displacement of the current residents, and the impact of the
proposal on the City.
CURRENT ZONING:
The surrounding zoning of the Pines consists of B -3 to the
west and north and R -2 to the east and south. There is a
small B -3 area to the east. 56% of the site is surrounded by
Business District, and 44% by a Residential District. The
present zoning of the Pines is R -4 which allows trailer
courts with a Conditional Use Permit, three story multiple
dwellings and parks. Approximately 184 apartment units
could be constructed if the property were developed with the
current zoning. This figure does not consider credits for
multiple dwelling which would increase or decrease the
number. The property owners without rezoning could build
apartments.
The traffic counts along Shady Oak Road indicate 14,000 -
15,000 vehicles passing the west property line of this
corner daily. 6, 000 -7,000 vehicles pass the north property
line daily. These counts are similar to those along Blake
Road.
DISPLACEMENT OF CURRENT RESIDENTS:
The need for Low /Moderate housing is demonstrated by the use
of Low /Moderate housing in the City. The City owns 10
townhouses on 20th Avenue, also within the City there are
the Renaissance and Hopkins Village Apartments which serve
Low/ Moderate income residents. The City also participates
in the Section 8 rent program, which subsidizes rent for
apartments throughout the City. The City will not be
legally responsible to relocate any of the Pines residents
since it will not be helping the development of the site
financially. The residents will receive a minimum nine
month notice period in which to seek a new residence no
matter what type of redevelopment would occur on the
property.
IMPACT OF PROPOSAL:
The adjacent area to the north of the Pines consists of the
new Crown Auto Store, the former Auto Doctor which has been
sold and is currently being improved. Across the street to
the west there is Hopkins Schwinn and a strip mall set
further back to the west, south and north along Shady Oak.
If the development of a grocery store takes place, it is
possible that Taits will move to the new site. If that
happens Mike Tait has indicated that he will not leave the
existing Taits empty. If the rezoning were to occur, a
shopping /retail area would exist throughout Mainstreet and a
draw for people to the west end of Mainstreet. A new retail
center would be a drawing point to get people into the
Mainstreet area, and once here they could continue east into
downtown. Because this area is a highly travelled road, it
is highly visible which makes it conducive to a business
area.
To believe this corner will remain the same is not
practical. The property owners are financially motivated
and will seek the best use that will be most profitable to
them.
Redevelopment of Mobile Home Parks is a common oecurence.
Projects similar to this have oceured in Richfield and other
communities and is currently happening in Bloomington. Real
estate almost always reverts to its highest and best use.
It is conceivable that the property may remain in its
current state for the time being, however, it is more likely
that the property will develop into a commercial or high
density residential development.
6 I It ILI I 14 _ ii
Nancy,•. Anderson,
Community Development
Analyst
a� ♦ r ... .,
LP. Je-t AE.. V
aNZACre N=Dat4* LK
it
I 1
` i. L I j •
I
, i
MAINSTR
i �1S2S.Y3 �w'•a�
a Pint 470m,
\ •ARK
4N),
*44,
"--
s ot!
•
4110,0°
1011111111
■■
C
s
- El=
= at om
■ m1.
! /1i 111/1
-- •
-- --
=,
;- Mal
MIN Pr
MSC.
- - MD
—!_
MID une
11.11 amm
En ' gm 1111
• s
: �_
MID 11=
n-
- - -■
-- --
d
leeeg .
111
11 ■14 'gall III i —'—
— — ' —
-- __
MI MIN MB '11/11
_ �� _ INN — E. •
- =SIM
�� — mom
w° • IsE WI rz.c.1 01.11 �� Bow- w •
• r zigiu
■■t_ ...=
®t' —
1
i I
I
kI
'1111
Alf
-��� -c • `.
®IC =■ --
-I. am — ® _, •
:Ian ro ma =
am mu as mi.
r im —' — —me i
—, Ill!• —
—■ —�— — im
— , •-1 Iwo — — -
-
- —` — I —L.!■- ow .■_— ,_r. -o
u
—. — rim me
,
-- •--- a
-- !— _-■
—
—
—
i
—
E
Inn MN NM
=NM IMO EMI OM
NM MI MIN NM
__■ --
—._ t— —
-- —11 —
UM UM ' -
MO ONO - - -`
-- ■
4
IMO
— —
IM O 1111
• INNo
- - am 1110
MIN! MO -
�■
•
alw •
ord
r —
MB MENN
1— MIN
MI MP M. - -
- -S
am
E. II
LAKE ET.
Cztr
Vsa fl
ato
J.
N11
r
so me®l=
P•wK
® ® ® =,
■ •K— !
-- -
® i —I- mi -'!.
ININI
am
-- --
® — -- -- MIN lila
- -- WNW
NM n en if a am
ne
IN MIN
INN
r
0
U
■-..!"
wilien••■•11111 1 "1110
wit11111J• 111111 0 .11111
I
t wo
mom
. .. ..;: e;,
NW Mg
® . -
�® ■1®
MIN
■ Ewa EMI
N!®
-; mg
MB
/ MI
_- ming
Mow
.-®
c
s
s
MB M
- a
NIB f�
• • MN
ON is
so Imo
ATNEPi1NE
CUP111e.
SC1100L
2
x 2s
NO.
11111 1111
- -
MO MN
On NS
EMI MN
_— — MN
-M
I-
T
-1__ E .. ■
- -� r-1 .
-- = a
PARK
T Tw
195
:11111
:Am
PLAYGROUND
'111
:errs.
:r/n•
11111
1111
1112
:
nil.
1111•
1111:
111111'
me�
O
rO
4
:1111
•nrr
nra
z
2 wo
IMIN MEN
N!MO NEB IMO
MEN OMB
NM MI
— me
PARK
_r -
--•—
MI= MI
--M -
ME—t1
- -10-
-- '—
MINN •
Mill= NM
—
- 14.' 1 -1
• A ! r7
is m I-
- -
PARK
SIlAOY
0AK
LAX E