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Document - Historical information/data - Cedar Grove Redevelopment Plans - 8/1/2013Cedar Grove RedevelopmentCity of EaganJon HohensteinDirector of Community Development Cedar Grove Redevelopment LocationEaganBurnsvilleInver GroveHeightsBloomingtonRichfieldMendota HeightsWest Saint PaulExcelsior and GrandMall of AmericaCedar Grove Redevelopment Area77136210031495513 Cedar Grove Redevelopment AreaSilver Bell RdSilver Bell RdRahn RdNicols RdCedar Grove PkwyHwy 13C e d a r A v e /H w y 7 7Cedar Grove Cedar Grove Redevelopment AreaRedevelopment Area „1964-beginning of Cedarvale Shopping CenterCedar Grove Redevelopment HistoryOld Cedar AveOld Cedar AveOld Hwy 13 Old Hwy 13 Former Cedarvale AreaFormer Cedarvale AreaBankBankProcessingProcessingGas/ServiceGas/ServiceStationsStations Cedar Grove Redevelopment History„1965-Cedarvale Shopping Center was built. It was a major retail center for Eagan during the 1970s and early 1980s.„1979-Trunk Hwy 13 was relocated to the north and a new cloverleaf interchange was built with the new alignment of Hwy 77. Cedar Grove Redevelopment History„Cedarvale Center access and visibility were limited due to the realigned 13/77 intersection.Old Cedar AveOld Cedar AveOld Hwy 13 Old Hwy 13 Former Cedarvale AreaFormer Cedarvale AreaCedarvale MallCedarvale MallCedar Ave/Hwy 13Cedar Ave/Hwy 13Interchange andInterchange andRealignmentRealignment Cedar Grove Challenges„Market conditions had changed significantly since commercial area initially developed.„Next generation of retail development occurring elsewhere in Eagan – Half of market circle was ducks„Changes in roadways negatively impacted retail area.„Changes reduced re-investment in area.„City saw need to revitalize area with market supportable uses to protect investment of current property adjacent to the site. Cedar Grove Challenges„1stgeneration retail tenants- Applebaums, Country Club Market, A & W, Coast to Coast, MrSteak, Pizza Hut, Champion Auto, Northwest Bank, Movie Theater, Jerry’s Drug, Ben Franklin.„2ndgeneration tenants-fitness facility, converted restaurants, gas convenience, credit union, daycare, auto repair, indoor recreation.„3rdgeneration tenants-alternative schools, truck rental, Class C offices, retail warehouse, specialty grocer. „1998-Eagan City Council initiated a redevelopment study of the Cedar Avenue and Highway 13 area„1999-The Cedar/13 Redevelopment Study Task Force completes its study and presents report to titled, “Village Plaza - A Redevelopment Concept for the Cedar/13 Area.”„2000-Council accepts Task Force Report.Cedar Grove Redevelopment Planning Process „Village Plaza ConceptCedar Grove Redevelopment Planning Process „Revitalize Cedar Grove area as a gateway/landmark of the community„Improve traffic access and circulation to and through the area„Encourage a mixture of market-supportable land uses compatible with one another and with the surrounding area„Protect long term vitality of residential areas adjacent to commercial area and consider the needs of existing businesses in redevelopment or relocation effortsCedar Grove Project Goals „Incorporate new urban development expectations by incorporating a pedestrian focus, transit opportunities, mixed residential and commercial uses, uniform and cohesive design elements, structured parking and public green space. Cedar Grove Project Goals Cedar Grove Vision„To once again make the Cedar Grove area a strong, vibrant gateway to the City of Eagan by creating a viable, mixed-use area that utilizes the area’s highway visibility and accessibility, while maintaining compatible land use relationships with surrounding uses. Cedar Grove Redevelopment-2002 ConditionsCedarvale Mall Cedarvale Mall SiteSiteReconstructedReconstructedIntersectionIntersectionHwy 13Cedarvale BlvdBeau De Rue DrC e d a r A v e /H w y 7 7Cedarvale ShoppingCedarvale ShoppingCenter AreaCenter AreaSilver Bell Rd Cedar Grove Redevelopment Implementation„2001-Area designated as Cedar Grove Redevelopment District„2002- Developer RFP distributed and proposals received and selected (sub-areas)„2002-CGD Zoning District adopted – New Urban Standards„2002-Environmental review (AUAR) completed.„2002-Voluntary property acquisition and business relocation initiated. „Scope of site assemblage-36 structures and 38 business relocations.Hwy 13C e d a r A v eCedar Grove PkwyCedarvale BlvdRahn RdNicols RdKeystoCommun Cedarview Dr 3900 CEDARVALE DRELLINGSON AND ASSOC3904 CEDARVALE DRAMERICAN ACCOUNTS & ADVISERS INC3908 CEDARVALE DREAGAN EYE CLINIC3902 CEDARVALE DRPARRANTO3880 SIBLEY MEMORIAL HWYMINNESOTA'S CREDIT UNION3935 CEDARVIEW DRKELLY AND CONNIE PLOURDE3945 SIBLEY MEMORIAL HWYJAMAL ANSARIMEDITERRANEAN CAFE3975 SIBLEY MEMORIAL HWYSHERWIN WILLIAMS3985 CEDARVIEW DRSUPERIOR COLLISION AND PAINT3992 SIBLEY MEMORIAL HWYFORMER MINSK MARKET LOCATION3995 CEDARVALE DRJEFFREY AND SARAH SCHENDELSARA SUPER LAUNDRY CENTER3946 NICOLS RDSINCLAIR MARKETINGRUDY'S AUTO SERVICE 4015 CEDARVALE DRJEFFREY SCHENDELCOLONIAL CAR WASH3998 SIBLEY MEMORIAL HWYJAMES NULL3906 CEDARVALE DRAMERICAN ACCOUNTS & ADVISERS INC3910 CEDARVALE DRHAUGEN CPA3912 CEDARVALE DRNELSONCedarvale Bowl3840 SIBLEY MEMORIAL HWYJENSEN'S3883 CEDAR GROVE PKWYCEDARVALE BOWLING LANES3830 SIBLEY MEMORIAL HWYBASIL DYABFORMER SHELL STATION3820 SIBLEY MEMORIAL HWYJR MEGA-GERALD SCHILTZ3910 SIBLEY MEMORIAL HWYCEDAR GROVE PROPERTIES LLCCEDARVALE MALL3989 CEDARVALE DRJOHN FITZGERALD3994 CEDARVALE DRMICHAEL LUNDEEN3997 CEDARVALE DRVALLEY BIKE AND SKI3999 CEDARVALE DRBTA INV-%JAMES COOPERGOODYEAR TIRE4030 CEDARVALE DRWINGO SETOHOUSE OF WING4000 SIBLEY MEMORIAL HWYLAWRENCE FRATTALONEFRATTALONE HARDWARE3990 SIBLEY MEMORIAL HWYSTEVE MARTIN3890 NICOLS RDU-HAUL REAL ESTATE COCITY OF EAGAN3955 CEDARVIEW DRLARSON TRAINING SERVICES INC3925 CEDARVIEW DRRANDALL QUAMBERNARD MULCAHY3900 SIBLEY MEMORIAL HWYMYERS REAL ESTATEEAGLE VALLEY 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 Grove Redevelopment Implementation „2002-intersection, street improvement and streetscape project.„2003-Cedar Grove Tax Increment District created„2004-new development initiated (outside of core).„Nicols Ridge townhomes„Keystone Senior Living„Cedar Bluffs Business Center„River Ridge Condominiums„2004-Second Developer RFP distributed, proposals received and Master Developer selected (core area).Cedar Grove Redevelopment Implementation Cedar Grove Redevelopment Implementation„2005-Master Developer concept plan approved heavy on owner-occupied attached housing.„2006-Condominium market declines and Master Developer indicates that approved plan not feasible.„2006-2007-City and Master Developer voluntarily terminate development agreement and 3rdRFP is distributed. Cedar Grove Redevelopment Implementation„2007„New Master Developer selected and concept plan approved with mixed use residential, commercial, offices, preserving main street existing utilities.„Council approves eminent domain for acquisition of remaining properties.„Business relocation and building demolition continues. Cedar Grove Core Concept Plan-2007 Cedar Grove Redevelopment Implementation„2008-2009„Negotiations for development agreement and Phase I plan.„Residential foreclosures increase and overall residential market declines and commercial development markets flatten.„Cedar Grove Transit Station construction accelerated for September, 2009 opening„Credit market tightens.„2010-2011„Master Developer withdraws development application Cedar Grove Redevelopment Implementation„2011„Revised Master Developer agreement and marketing plan initiated. Master Developer instructed to cast a wider net to review all potential interests.„LOI received from Paragon Outlets Partners to consider Cedar Grove site.„2012„Concept plans and site review vetted through Staff and EDA with required EDA parking structure.„Purchase agreement finalized.„2013„Paragon final development plans approved, deal closes and construction begins on outlet center. 2013 Master Site PlanOutlot A4.04 acresParkway Triangle4.4 acresFuture Development 1.8 acresOutlot B2.74 acresStonebridge180-unit Apts/RetailNicols RdNicols RdEagan Outlets ParkwayR iver V a lley W a y F e n W a yRahn RdR A V E B R T R e d L in eHWY 13Nicols Ridge (Lennar)4th and 5th AdditionsCedar Grove PkwyEDA Parking Structure390539253945396539853995Eagan Outlets Parkway3950Cedar GroveTransit Station.8 acres EDA Parking Garage Design Public-Private Partnership – Lessons Learned„How hard can it be?„Assembly is first step - need a shared vision„Who’s Going to be First?„Blank slate is opportunity and impediment -investor/developer needs to make a meaningful first step„Patience Tempered by Flexibility„Remain committed to goals„Avoid marrying a picture„Great Partners can make Great Projects „Contact InformationJon Hohenstein Director of Community DevelopmentCity of Eagan(651) 675-5653jhohenstein@cityofeagan.com