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HomeMy WebLinkAbout1997 05-05 CPTFA MEETING AGENDA B R w INC. Brooklyn Center Comprehensive Plan Advisory Committee Monday, May 5 7:00 PM Brooklyn Center City Hall 1. Review Agenda 2. Review and Discussion of Neighborhoods and Housing Plan Planning 3. Discussion of Park Planning Issues Transportation Engineering , 4. Set Date for Next Meeting Urban Design Thresher Square J. Adjourn 700 Third Street So. Minneapolis, MN 55415 Enclosures: 612/370-0700 Fax 612/370-1378 Draft Neighborhoods and Housing Plan and cover memo Denver Memo and map of parcelization in Southeast Neighborhood Milwaukee Minneapolis Newark Orlando Phoenix Portland San Diego Seattle lk Memorandum . R DATE: 25 April 1997 TO: Brooklyn Center Comprehensive Plan Task Force FROM: William Weber, Consulting Planner B R W INC. SUBJECT: Parcelization in the Southeast Neighborhood In response to a question about small lots that was raised at our last meeting, we have enclosed this map for the area bounded by 53rd and 55th Avenues, Dupont and Humboldt Avenues. It shows that many of the narrow lots are actually combined and used as a single lot for one house. Planning Transportation Engineering Urban Design Thresher Square 700 Third Street So. Minneapolis, MN 55415 612/370-0700 Fax 612/370-1378 Denver Milwaukee Minneapolis Newark Orlando Phoenix Portland San Diego Seattle 'k , r . a A STI H. AVE. N. 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Rhees, Consulting Planner SUBJECT: May 5 Meeting Packet Enclosed is a copy of the "Neighborhoods and Housing Plan,"to be discussed at Monday's meeting. This is a long chapter, so you may want to concentrate on a Planning few sections in your review. The first part "Analysis of Conditions,"repeats data Transportation from the `'Community Profile," slightly updated, and describes existing housing Engineering programs the City is involved in, and "housing needs," in order to meet Metro Urban Design Council requirements. i Thresher Square The most important section for your review is the second part, "Housing Plan," 700 Third street So. beginning on page 20. Please review the potential housing redevelopment Minneapolis, locations, beginning on page 26. Please also review the Appendix, "Housing MN 55415 Design Guidelines,"which suggests various ways of making medium- to high- 612/370-0700 density housing more livable and more compatible with its surroundings. Fax 612/370-1378 The second topic for discussion at the meeting is the Parks Plan. There is no Denver advance text on this topic, but there will be handouts at the meeting. This is Milwaukee because the Park and Recreation Commission and staff are in the midst of Minneapolis developing a new classification system for the City's parks, which is not yet Newark Orlando complete, but will be discussed at the meeting. Phoenix Portland San Diego Seattle cc: Ron Warren, Planning Diane Spector, Public Works NU CMEMO L WrD CITY OF BROOKLYN CENTER COMPREHENSIVE PLAN 2020 NEIGHBORHOODS AND HOUSING PLAN DRAFT — 28 APRIL 1 997 INTRODUCTION This chapter of the Comprehensive Plan includes the following elements: ■ ANALYSIS OF HOUSING CONDITIONS — Describes existing housing conditions, neighborhood conditions, housing needs and current housing programs and issues. ■ HOUSING PLAN — Includes recommendations for new housing, redevelopment and rehabilitation programs, neighborhood improvements and official controls. BACKGROUND Several previous studies provide a good overview and introduction to housing issues in Brooklyn Center. The Year 2000 Report (1985) examined many demographic and social trends influencing Brooklyn Center and assessed issues that seemed the most significant to the City. Major trends with the potential to affect the City's housing stock included: • An increase in the number of single-parent households; • The aging of the population; • The aging of the infrastructure and housing stock; • The ability of Brooklyn Center to deal with inner-city problems; • The City's overall image and perceptions related to its ability to attract young families. The Maxfield Research Group report, The Brooklyn Center Housing Market:A Study of Trends and Tlieir Iinpact ott the Comnturtity (1989), provides some important insights into the City's housing stock, although conditions in the housing market have changed since that time. The report notes: "Since [Brooklyn Center] developed rapidly during the 1950s and 1960s and was populated by young families buying their first homes, its stock of single-family housing is, by today's standards, positioned as entry-level." The report also pointed to problems associated with the City's rental housing: • An increased need for social services in the community; • Difficulty in maintaining the aging rental housing stock, 28 APRIL 1 997 I BRW. INC. i Table 4-1: Housing Type, 1980 -1990 Housing Type 1980 Percent 1990 Percent Percent Change Single-family 7,248 66.0 7,351 62.7 1.4 detached Single-family 497 4.5 953 8.1 91.7 attached 2 units 104 0.9 73 0.6 -29.8 34 units 205 1.9 174 1.5 -15.1 5 and up 2,915 26.6 3,110 26.5 6.6 50+ (1990 only)* -- 755 -- Total 10,977 11,713 6.7 "The "50+ units" category, not available for 1980, is shown as a subset of the "5 and up" category The City Assessor Records for 1996 show additional single-family detached development. However, the figures in the following table are not comparable with 1990, since "condominiums," "duplexes" and "triplexes" are broken out separately. (A "condominium" is a form of ownership rather than a housing type, and is thus enumerated elsewhere in the Census.) The total number of units is less than the 1990 totals, indicating that some clearance may have occurred.. Table 4-2: 1996 Housing Mix Number Percent Single-family detached 7,380 64.3 Townhouses 629 5.5 Condominium units 126 1.1 Duplexes 108 0.9 Triplexes 9 01 Apartment units 3,225 28.1 Total 11,477 Table 4-3 shows a similar housing mix in neighboring communities. As in Brooklyn Center, single-family detached units predominate, while units in larger multifamily buildings are the second most common, and townhouses are slowly 25 APRIL 997 3 BRW, INC. Council estimates, the ownership-to-rental ratio is currently at 68/32 percent. This is well within the Livable Communities Act goal for the city of 64 - 72 percent ownership to 28 - 36 percent rental. Table 4-5: Housing by Tenure 1980 Percent 1990 Percent Owner-occupied 7,438 69.2 7,806 69.5 Renter-occupied 3,313 30.8 3,420 30.5 Total occupied 10,751 11,226 AGE OF HOUSEHOLDERS The age distribution of householders -- both homeowners and renters -- is used by the Metropolitan Council as an indicator of the "life cycle" stages that predominate within a community, including renters, first-time home-buyers, move-up buyers, empty-nesters or seniors with various housing needs. As Table 4-6 shows, the largest age groups in 1990 were in the 25-34 and the 35-44 age ranges, which can be characterized as "first-time home buyers" and "move-up buyers." In general, however, the distribution among the various age classes is fairly even, with the exception of the very small "under 25" group. Table 4-6: Households by Age of Householder, 1990 Age Group Number Percent of Total Under 25 years 574 1.1 ' 25-34 2,567 22.9 35-44 2,140 19.1 45 -54 1,608 14.3 55 -64 1,983 17.7 65 -74 1,509 13.4 75 + 845 7.5 HOUSING VALUES - OWNER-OCCUPIED HOUSING Housing values for owner-occupied homes did increase during the 1980s, although they did not keep pace with inflation. Very few homes in 1990 were valued at less than $50,000; the vast majority fall in the $50 - 100,000 range. The Metropolitan Council has provided a more detailed breakdown of 1990 values, 25 APRIL 1 997 5 BRW, INC. mapped the changes in median assessed property values for single-family, attached and smaller multi-family residences from 1990 to 1996. These maps show that in the northwest first-ring suburbs (Brooklyn Center, Brooklyn Park, Robbinsdale and Crystal) values generally increased from 0.1 to over 15 percent. However, certain areas showed declines in value. In Brooklyn Center, declining values were found on scattered single-fanuly lots throughout the Northeast, Southeast and Southwest neighborhoods and in many of the City's townhouse deveopments. Interestingly, while riverfront lots in the Northeast neighborhood showed large increases in value, many lots in the adjacent tiers showed declines or minimal increases. Table 4-9: Median Values of Owner-Occupied Housing, Brooklyn Center and Neighboring Communities, 1980 - 1990 1980 (1990$) 1990 Percent change Brooklyn Center 98,262 79,400 -19.2 Brooklyn Park 106,212 88,400 -16.7 Crystal 96,672 78,000 -19.3 Robbinsdale 94,287 76,500 -18.8 Columbia Heights 91,902 73,600 19.9 Fridley 104,304 86,000 17.5 RENTAL HOUSING COSTS Rental costs increased relative to inflation in the 1980s. However, the majority of the City's rental housing market is affordable when compared to Section 8 fair market rents. According to the Metropolitan Council, 46 percent of the City's rental housing meets the Livable Communities Act standard for affordability -- higher than the regional benchmark (and City goal) of 41 to 45 percent. ZONING AND HOUSING The City's Zoning Ordinance contains seven residential districts which permit a complete range of housing types. Densities range from approximately four units per acre in the Rl single-fanuly district to as many as 30 units per acre in the R7 multiple family district (buildings of 6 or more stories). Townhouses are permitted in the R3, R4 and R5 districts; multifamily apartments are permitted in the R3 through R7 districts. As shown on Figure 4-1, most residential neighborhoods are zoned Rl, the R2 districts are located close to the City's southern boundary, and the higher-density districts are generally contiguous with areas of townhouses or multifamily housing. 28 APRIL 1997 7 BRW, INC. Table 4-10: Rental Costs (Units by Monthly Rent) 1980 1990 Monthly contract rent Number Percent Number Percent Less than $250 1,281 39.9 246 5.1 $250 to $499 1,916 59.6 1,698 35.5 $500 or more 16 0.5 1,417 29.7 $500 to $699* 1,330 27.8 $700 to $999* 81 16.9 $1,000 or more* 6 0.1 Median rent(1990$) $265 $475 ($421) These categories are subsets of 1500 or more' NEIGHBORHOOD HOUSING CONDITIONS This section summarizes information from the "Neighborhood Profiles" in the Land Use, Redevelopment and Community Image Plan and the 1989 Housing llim-ket Report on housing conditions and other factors that influence housing in each neighborhood. CENTRAL NEIGHBORHOOD Most of this neighborhood's housing stock is well-maintained and well-buffered from I-694, its northern boundary. Among the multifamily complexes, the Summerchase Apartments were recently renovated (see below under Multi-Family Housing Acquisition and Rehabilitation Programs) and are in good condition. Other complexes along Beard Avenue show signs of deterioration. The proximity of Garden City Park and the Shingle Creek trail system provides an important amenity for the eastern half of the neighborhood. The areas west of Xerxes Avenue, bordering Brooklyn Boulevard, lack similar amenities and are exposed to heavy traffic. NORTHEAST NEIGHBORHOOD This neighborhood contains the largest number of rental housing units of any of the City's neighborhoods, as well as some of its most expensive single-family housing. As discussed above under Housing Values, riverfront lots show marked increases in assessed value, but lots directly inland show minimal increases or declines. The area around Humboldt and 69th Avenues North contains a large ZS APRIL 1 997 9 BRW. INC. undeveloped, and access across I-94 is limited. SOUTHWEST NEIGHBORHOOD This neighborhood probably has the City's widest variety of land uses, and its housing is divided into many small "pockets," separated by highways, a railroad line, and industrial uses. The area bordering Upper Twin Lake is largely single- family detached residences, except for the Twin Lakes Manor multifamily complex. A new block of detached homes was recently constructed along 51st Avenue N. This area is served by the large Northport Park and school complex, and by the small Lakeside Park. The southwest corner of the neighborhood,bordering Middle Twin Lake, contains a large condominium complex and a mix of single-family and duplex residences and smaller four-plex apartments, many in need of renovation. The area is served by Twin Beach Park. On the east side of Highway 100, a large group of multifamily buildings, still in adequate condition, are separated by industrial uses and the railroad line from the largely single-family area to the north. This "triangle" includes Happy Hollow Park. WEST CENTRAL NEIGHBORHOOD The West Central Neighborhood is a fairly homogeneous neighborhood largely composed of single-family residences. Multifamily housing is scattered along Brooklyn Boulevard and along County Road 10, where the Twin Lake North Apartments and the adjacent townhouses enjoy a private location backing up to Kylawn Park and a nature preserve in Crystal. The neighborhood's sheltered location and its many parks give it a quiet and protected character, with moderately increasing property values. Orchard Lane, Marlin and Wangstad Parks are located here, in addition to the large Kylawn Park/Haget Arboretum complex. The new Cahlander Park and adjacent park-and-ride lot buffer the neighborhood from the I-94/694 and Brooklyn Boulevard interchange. HOUSING ASSISTANCE PROGRAMS AFFORDABLE FINANCING FOR HOME BUYERS The City has participated in the Minnesota Housing Finance Agency's (MHFA's) Minnesota City Participation Program (MCPP) since 1992. The MCCP is a program designed to provide below market rate mortgages to qualified home buyers. The maximum income eligibility for the program is 543,000. Since 1992, the City has provided over 110 mortgage loans under this program. 28 APRIL 1997 I I BRW, INC. Place, a 112-unit Section 8 project-based townhouse development in the Northwest Neighborhood. The 1993 acquisition changed its organization to a leasehold cooperative. The leasehold cooperative approach to rental housing provides that the cooperative association and governing board are made up of project residents, and that members of the cooperative can actively participate in the management of the property, including establishing budgets, screening prospective tenants, hiring and supervising a management agent, and other day-to-day management functions. The cooperative's participation is regulated by a lease between the owner and the cooperative. As required by IRS regulations for housing revenue bond financing, a minimum of 40 percent of the cooperative members must have incomes at or below 60 percent of the area median gross income, as determined by HUD. • SUMMERCHASE APARTMENTS: In 1994 and 1995 the City Council issued $9.7 in housing revenue bonds for the acquisition and rehabilitation of 252 apartment units. Over $2 million of this amount went toward rehabilitation of this apartment complex in the Central Neighborhood. • TWIN LAKES MANOR: This complex (formerly named Brookdale 10) in the Southwest Neighborhood contains 310 units -- 308 one-bedroom units and two efficiency units. The City supported the buyer of this property in his application for funding under the federal HOME program. The buyer was awarded 5700,000 in HOME funds which provided funding for the rehabilitation of one of the 12 buildings in the project and ultimately the creation of ten affordable HOME units. The remainder of the acquisition and rehabilitation cost was funded privately. SCATTERED SITE ACQUISITION AND REDEVELOPMENT PROGRAMS The City, through the Brooklyn Center Economic Development Authority (EDA) conducts a scattered site acquisition program to acquire blighted and deteriorated single-family properties, clear these properties and market the lots for redevelopment of single-family homes. The EDA has acquired 13 properties under this program, nine of which have been redeveloped with new homes. All of these houses have sold or are for sale for less than the 5115,000 affordability level set for single-family homes under the Livable Communities Act. The City anticipates continuing this program. PARTNERSHIPS AND REFERRALS Since 1992, the Brooklyn Center EDA has worked with Twin Cities Habitat for Humanity to develop three new single-family homes on lots acquired and cleared 25 APRIL 1 997 13 BRW, INC. I i The type of improvements done under this program are typically repairs or replacement of major systems in single-family or duplex homes, including plumbing, electrical, mechanical systems, windows, doors, ventilation, exterior, roofing, insulation, and other repairs. HOUSEHOLD OUTSIDE MAINTENANCE FOR THE ELDERLY (H.O.M.E.) PROGRAM The H.O.M.E. program, also funded with CDBG monies, provides persons 60 years and older or who are permanently disabled with reduced-cost home repairs. Repairs include interior and exterior painting and minor home repair, including minor carpentry and masonry repair and accessibility improvements. The H.O.M.E. program is operated by Senior Community Services, a non-profit organization specifically equipped to work with older homeowners. Part of the program's philosophy is to maintain independence for the elderly living in single- family homes by providing access to reasonable repair services. The program has been in place since 1992 and assists 15 to 20 households per year. ASSOCIATION FOR RENTAL MANAGEMENT OF BROOKLYN CENTER (ARM) In 1992 a rental property owners and managers coalition was formed to address issues in the multifamily housing community. The goal of the Association for Rental Management of Brooklyn Center is to improve the apartment community in the City by providing information to apartment managers and owners to aid in their professional development and awareness of opportunities for improving the management of their properties. The organization is a cooperative effort between the City and property managers to address problems in the rental community and to enhance the quality of rental property in the City. The ARM has enhanced communication between property managers and City elected officials and staff. CURRENT AND FUTURE HOUSING (NEEDS AFFORDABILITY OF HOUSING The great majority of Brooklyn Center's housing stock, both owner- and renter- occupied, is affordable under the Livable Communities Act definition. Additionally, the rents in Brooklyn Center are affordable when compared to current Section 8 fair market rent limits. RENTAL HOUSING: It is anticipated that the rental housing market in Brooklyn Center will continue to remain affordable, particularly since the majority of the rental housing stock is over 20 years old; the majority having been built in the 28 APRIL 1 997 15 BRW, INC. • Many areas along the Brooklyn Boulevard corridor that are currently occupied by single-family homes or underutilized as commercial sites would be available for redevelopment for high- or mid-density housing or more intensive office and commercial uses. The corridor is well-served by transit lines. • The western section of the Gateway area (at I-694 and TH 252) contains enough vacant or underutilized parcels that a well-integrated mixed-use center could be developed, to include retail and office uses along with mid- and high-density housing. The Land Use Plan (Figure 2-3) shows mixed use as one option for this area. • The City Center area, including and surrounding the Brookdale Shopping Center, could be strengthened by the addition of complementary land uses such as mid-density housing, along with structured parking to free up land now in surface lots, improved pedestrian and transit amenities, and improved public or semi-public spaces. EMPLOYMENT OPPORTUNITIES AND HOUSING AFFORDABLE TO THE WORK FORCE The primary employment centers in the City are the City Center area surrounding and including Brookdale, and the Shingle Creek Industrial Park, consisting mainly of modern multi-tenant office/warehouse space. Both these areas are in close proximity to many concentrations of affordable housing, both in multifamily complexes and in a number of newer townhouse developments. CONCENTRATIONS OF LOWER-COST OR SUBSTANDARD HOUSING UNITS A few areas in the City's Northeast Neighborhood contain concentrations of low- cost and substandard housing, which has resulted in difficulties in maintenance and upgrading of these units and an increased demand for social services by tenants. These areas are: • The area surrounding Humboldt and 69th Avenues North, which contains approximately 330 multifamily units in some 20 buildings, most of them occupied by low-income households under the Section 8 program. This area was identified in the Maxfield Housing Report as presenting a problem for the City due to the increasing functional obsolescence and/or deferred maintenance of these buildings. • Multifamily complexes on both sides of Trunk Highway 252, from Willow Lane at the southern end to 73rd Avenue. Along the eastern side in particular, these complexes are adjacent to the City's most desirable residential areas along the riverfront, with single-family homes that generally exceed $100,000 in market value. 28 APRIL 1997 17 BRW, INC. addressed in the Housing Plan section which follows. • What is the most appropriate housing mix for the City? • What creative housing rehab and zoning strategies should the City pursue to improve its housing? • How can the City encourage and foster housing maintenance? • Should the number of multifamily apartments in the City be reduced? If so, what should be the City's role in this process? • How can the City gain support for housing rehab programs? • How should the Citv hold landlords accountable for their properties? • What are the most effective infrastructure investments the City can make to stabilize neighborhoods and the housing stock? • Is multifamily housing an appropriate and desirable use along Brooklyn Boulevard in place of the single-family detached housing there, given concerns about multifamily housing in other areas? 25 ARRIL 1 997 19 BRW, INC. Table 4-11: Affordability, Life Cycle and Density Standards, 1996 City Index Benchmark Goal Affordability: Ownership 99% 77% 77% Rental 46% 41-45% 41-45% Life Cycle: Type (non-SFD) 37% 34-41% 34-41% Owner/Renter mix 68 : 32% 64-72 : 28-36% 64-72 : 28-36% Density: Single-family 2.9/acre 2.4-2.9/acre 2.4-2.9/acre detached Multifamily 11/acre 11-15/acre 11-15/acre • Replace inappropriate single-family housing with attractive non- residential development in a way that protects remaining housing. • Assist with spot replacement of housing that becomes deteriorated beyond the point of econon-dc rehabilitation. Ensure that replacement housing fits with its neighbors. • Reduce the over-concentration of apartment buildings in certain neighborhoods by assisting in redeveloping it to housing that has a lower density, a higher rate of owner-occupancy, and a more pedestrian-friendly relationship to the street. 2. Work to ensure that the City's housing can evolve to meet the needs and demands of its current and future population. • Accommodate changing family and household structure by providing a suitable mix of housing types. • Foster a mix of housing values and incomes, including introduction of higher-value housing in lower income areas. • Encourage the development of more new high-quality single- family housing (of above the median neighborhood value), to balance the City's large stock of affordable single-family housing. 28 APRIL 1997 21 BRW, INC. I homeowners for a wide variety of rehabilitation projects. Homeowners with incomes as high as 543,000 can quality for these loans, at interest rates that float between two and eight percent, depending on income. The loans are targeted to a higher-income group than is targeted with CDBG funds, and will increase the range of rehabilitation services in Brooklyn Center. REMODELING AssISTANCE: The City is planning to increase its efforts to assist homeowners in remodeling their single-family homes to meet today's housing standards. Most of the City's single-family housing stock consists of one and a half story ramblers, built in the 1950s and 1960s. While many are in sound condition, their size and configuration do not meet the needs of today's homebuyers. Several other first ring cities have taken the lead in assisting homeowners with resources and design guidelines for remodeling these homes. Richfield is well- known for its "Richfield Rediscovered" program, which includes a substantial remodeling component -- a Remodeling Manual, free in-home consultations, and HRA-financed zero interest incentive loans. St. Louis Park recently sponsored a design competition for rambler remodeling plans. Brooklyn Center already participates in remodeling fairs through Co-op Northwest and works with Realtors to inform them about marketing opportunities. The City is also considering adapting some of the strategies mentioned above to stimulate remodeling efforts. One possibility is for the City to provide write-downs on the interest rate for second or third mortgages, in cooperation with area lending institutions. The City could also provide assistance to homebuyers in developing a remodeling plan and obtaining purchase- remodeling loans. MULTIFAMILY HOUSING INITIATIVES There is a common perception among City residents that Brooklyn Center already has "more than its share" of multifamily housing. There are at least two factors that contribute to this perception: • Much of the City's multifamily housing was designed and built in the 1960s and 70s. These buildings are aging, and have attracted low-income residents. The City has few examples of market-rate multifamily housing or contemporary multifamily design. • Multifamily housing tends to be concentrated in very large complexes or in specific geographic areas (i.e., 69th and Humboldt Avenues). Therefore, it tends to be highly visible and to appear "out of context" with surrounding lower-density residential areas. Therefore, the City's strategy for renewing and upgrading its multifamily housing 28 APRIL 1997 23 BRW, INC. i housing rehabilitation efforts. The City is currently evaluating the direction of this program, which areas should be targeted, and how continued street improvements are to be financed. ROAD CORRIDOR ENHANCEMENTS: The Land Use, Redevelopment and Community Image Plan includes the recommendation that the City undertake a long-term road corridor enhancement program to beautify and visually unite the City Center and surrounding neighborhoods. As described in the plan, three interconnected loops would connect most neighborhoods and the City Center. This strategy, which may include coordinated, attractive streetlighting, shade trees, sidewalks, bike lanes and directional and neighborhood signs, would help to improve the sense of neighborhood identity, and by extension, stimulate private investments in housing. SPECIFIC REDEVELOPMENT EFFORTS A number of public infrastructure improvement and redevelopment efforts are underway or in the planning stages in specific areas: '553RD AVENUE REDEVELOPMENT PROJECT: As discussed in the Land Use, Redevelopment and Community Image Plan, in 1996 the Citv initiated a project to create a green buffer, pedestrian path and new higher-value housing along 33rd Avenue from I-94 to Brvant Avenue. Acquisition of existing homes is currently underway. The City will donate the land for new housing, or will heavily subsidize its cost, and will also specify minimum square footage and materials for these homes. It is expected that new housing will sell in the S95,000 to 8120,000 range. If successful, this project could be extended west along 53rd Avenue as far as Humboldt Avenue. GATEWAY REDEVELOPMENT PROJECT: The City is in the midst of redevelopment of a roughly ten acre site located north of I-694, east of Highway 252, and south of 66th Avenue. Through the Economic Development Authority, the City has acquired three parcels -- a former service station, an 18-unit multifamily building and a 25-unit motel -- and demolished the buildings, which were a blighting influence on the surrounding neighborhood. In order to gain control of the remainder of the site, the City would have to purchase an additional multi-family complex. This area, which benefits from its proximity to both the riverfront and the freeway interchange, is designated in the Land Use Plan as being suitable for mid-density housing such as townhouses. The area west of the highway is identified in the Land Use Plan as being suitable for a large office campus-type development or for multi-use development, which might include housing as well as office and limited commercial uses. Other Redevelopment Areas: Other areas that are identified in the Land Use 28 APRIL 1997 25 BRW, INC. riverfront with higher-value detached or attached housing could help to diversify the City's housing stock. Redevelopment of the area along Lyndale Avenue N. would capitalize on views of existing parkland, while redevelopment in the Willow Lane area north of I-694 could potentially restore public access and/or scenic views of the river, while increasing property values in surrounding areas. [THESE LAST TWO ITEMS WERE NOT DISCUSSED IN THE LAND USE PLAN. IF APPROVED, THEY WOULD BE INCLUDED IN THAT CHAPTER AS WELL.] CITY-WIDE MARKETING AND PUBLICITY EFFORTS The City's "Discover the Center" initiative, started by the Chamber of Commerce in 1996, provides a focus for the marketing of the City as a desirable residential community. It has also expanded the role of the City's block clubs as a means for addressing many neighborhood-level issues. OFFICIAL CONTROLS CODE ENFORCEMENT EFFORTS: The City will continue its enforcement of the building maintenance code to address the exterior appearance of housing and the overall appearance of the City's neighborhoods. Housing maintenance standards are an important factor in overall neighborhood perception. The City will also continue to administer and enforce its rental licensing ordinance to assist in maintenance of rental housing. The City has dedicated a full-time housing inspector to this task. The City is also developing an ordinance instituting a Point of Sale Housing Inspection Program. The program would require that residential properties pass a housing maintenance code inspection before they are sold. The program would not require older houses to comply with today's stricter building standards. However, it would require correction of deficiencies that violate codes that were in effect when the house was built, and problems that pose health or safety hazards. ZONING INITIATIVES: The City has begun to develop an overlay district for the Brooklyn Boulevard corridor that would apply the development guidelines that were included in the Streetscape Amenities Study to new development or redevelopment within the corridor. The guidelines would apply to housing as well as to nonresidential development. Other zoning overlay initiatives may also be appropriate for the City Center area as a means of encouraging the addition of new and complementary uses, including housing, through mixed- or multi-use development in this area. 28 APRIL 1997 27 BRW, INC.