2025-12-09 - AGE - City Council Work Session December 9, 2025 — 6:30 PM
Golden Valley City Hall
Council Conference Room
1.Public Art Policy
2.Missing Middle Housing Study Update
3.Council Review of Future Draft Agendas
CITY COUNCIL WORK SESSION AGENDA
Council Work Sessions have an informal, discussion-style format and are designed for the Council to
obtain background information, consider policy alternatives, and provide general directions to staff.
No formal actions are taken at work sessions. The public is invited to attend Council Work Sessions and
listen to the discussion; public participation is only allowed by invitation of the City Council.
Discussion Item(s)
City of Golden Valley City Council Work Session December 9, 2025 — 6:30 PM
1
EXECUTIVE SUMMARY
Community Development
763-512-2345 / 763-512-2344 (fax)
Golden Valley City Council Work Session
December 9, 2025
Agenda Item
1. Public Art Policy
Prepared By
Jacquelyn Kramer, Senior Planner
Chloe McGuire, Deputy Community Development Director
Summary
City Staff hired Square Loop Planning to assist in updating the Public Art Policy to align with modern
standards and help finalize existing public art projects for the City. Square Loop Planning helped draft
the attached policy, completed numerous workshops with staff, and toured a local public art studio
with staff.
Staff is seeking feedback on the proposed policy changes. The current policy has not been utilized in
recent years and includes numerous items that would typically be handled through a Standard
Operating Procedure (SOP) or daily routine work by staff. The current policy relies on the work of the
Golden Valley Arts League to assemble the arts panel and produce public art in the community. The
proposed policy would allow staff to assemble a panel, which includes community members
interested in the arts. Staff would prioritize Golden Valley Arts League members in the panel.
Staff would also like to propose general engagement requirements for significant pieces of public art
(>$50,000) to ensure that the general public is also engaged in public art.
Square Loop Planning has also provided information on potential funding strategies that the City may
consider to bolster the public art program. Those are provided in the draft presentation.
Financial or Budget Considerations
Staff hired a consultant to help update this policy as part of the budgeted professional services budget.
The total ($4,350) was under the threshold for City Council approval and was administratively
approved.
Legal Considerations
The City's Legal Division has reviewed the draft policy and approved. Any formal policy
recommendation would be re-reviewed by the Legal Division prior to placement on a City Council
meeting agenda.
Equity Considerations
2
Staff completed a full equity analysis of the draft policy through the City's Equity Team. Minor
amendments were made to the policy based upon the recommendations. The updated policy meets
the Community and Economic Development Department's Equity Plan action item "Assess and
redesign departmental operations to reduce barriers and disparities in our customer service." City
staff found that the current policy did not function for its intended purpose and limited the City's
ability to complete a planned art project (Highway 55 underpass). Finally, the policy is significantly
more transparent, easy to use, and should function better day-to-day. Staff is excited about making art
more equitable and accessible.
Recommended Action
Provide staff direction on next steps.
Supporting Documents
Draft: Public Art Policy
Current Public Art Policy
Draft Presentation
Draft SOP for Public Art Policy
3
1
O FFICIAL C ITY P OLICY
C ITY OF G OLDEN V ALLEY
General Information
Policy Title: Public Art Policy Department: Community Development
Policy Owner: Deputy Community Development Director Policy ID:
Council Approval Date: Resolution Number:
Effective Date: ☐New ☒ Updated
Policy Overview
Policy Description:
The public art policy establishes basic requirements for the approval of public art projects in the City, ensuring review
by subject matter experts, community engagement, and alignment with city planning objectives.
Purpose & Scope:
The purpose of this Public Art Policy (this “Policy”) is to enhance the City of Golden Valley (the “City”) through the
development of a Public Art Program that will:
1. Provide a framework for collaborative development of Public Art in the community.
2. Guide the City’s approach and ensure consistent inclusion of Public Art in public spaces.
3. Enrich the City’s environment for residents, businesses, and visitors by encouraging participation and
interaction with public spaces.
4. Ensure that community stakeholders are part of the selection process and share perspectives, input, and
expertise.
5. Align with comprehensive plan goals, including placemaking, connectivity, economic development, small
business vitality, and creation of inviting public spaces.
6. Enhance community identity and pride.
7. Ensure that Public Art in the City reflects Golden Valley’s cultural diversity, amplifies historically
underrepresented voices, and promotes equitable access to art.
This Policy applies to:
1. All Public Art projects paid for by the City or HRA with a total cost of $20,000 or more; and
2. Art on private property if the art is required by a City ordinance or policy, for example a planned unit
development or development agreement.
The following Public Art is exempt from this policy:
1. Public Art installed as part of the Brookview/City Hall Rotational Art Program
2. Public Art with a total cost below $20,000.
Definitions:
Public Art: Wo rks of craft or art, in any medium, that are reviewed against adopted criteria, approved, and formally
accepted by the City for installation in public locations, including but not limited to:
• Publicly-owned land, buildings, rights-of-way, underpasses, crosswalks, utility boxes, and other similar
facilities; and
• Privately-owned property accessible to the public via easement, donation, or agreement.
4
2
Public Art may include sculpture, murals, fountains, statues, digital, performance-based, temporary, participatory, and
functional works (e.g., benches, bike racks, landscape-integrated art).
Public Art Advisory Panel (the “Advisory Panel”): A group of appointed experts, community representatives, and
stakeholders who provide guidance to City staff and the City Council on Public Art projects.
Related Documents, Materials & Resources:
• Brookview/City Hall Rotational Art Program
• Template Maintenance Agreement (Note: This may be renamed)
• City Public Art Webpage
• Public Art SOP
Policy
A. Project Initiation.
1. The City will initiate the public art process as part of projects within the approved Strategic Plan or CIP.
2. The City Council may also initiate projects.
3. Requests for public art from the public will be reviewed annually the Planning Division and City Manager
who will make a recommendation to the City Council for approval.
B. Selection
1. Selection Process. The Public Art selection processes shall be managed by the City of Golden Valley’s
Planning Division. All proposals shall be processed according to the following steps:
a. Initiation: The Planning Division shall manage requests for Public Art and solicit proposals for Public
Art projects.
b. Panel & Staff Review: Proposals shall be evaluated by the Advisory Panel and make a recommendation.
Planning Division staff will also consult with the City’s Development Review Committee that includes
subject matter expertise related to the project (for example, Public Works, Parks and Recreation, and
Engineering staff) to modify the project as needed.
c. Recommendation: The Advisory Panel shall make a recommendation to the City Council.
d. Public Participation: For projects over $50,000, public participation and engagement opportunities will
be included.
e. Council Review: City Council makes final decisions, including license and maintenance agreements.
2. Selection Criteria. Proposals will be evaluated using the following criteria:
a. Artistic Merit: originality, creativity, excellence, contribution to Golden Valley’s cultural/visual identity.
b. Community Impact & Engagement: connection to community identity, inclusivity, accessibility, and
community participation.
c. Site Appropriateness & Integration: scale, materials, visibility, and alignment with planning/zoning.
d. Feasibility & Sustainability: realistic budget and timeline, safe and durable materials, clear maintenance
plan, environmentally sustainable practices.
e. Equity & Diversity: representation of diverse voices.
f. Other criteria specific to the project and defined by staff.
5
3
The Advisory Panel will score each category on the scale provided, then total the points. Scores guide but do not
replace discussion or final recommendation.
C. Requirements. All Public Art must, at a minimum, meet the following requirements:
1. Public Art must be accessible to public viewing.
2. The City shall retain the right to transfer Public Art from one City-owned site to another, as it deems
necessary, or to remove or deaccession the Public Art if it no longer desires to retain it as a
component of the public art program.
3. No work may be approved with a condition of permanent exhibition.
4. Art must be appropriate for general public display.
5. Final work must resemble the approved concept.
6. All artists must enter into an agreement with the City governing ownership, maintenance, deaccession,
relocation, and other applicable rights and responsibilities, in the form approved by the City Attorney.
D. Public Review & Comment
1. Proposal solicitations shall be posted online for a minimum of 14 days to solicit RFP responses.
2. For projects exceeding $50,000, the City or artist team must provide an opportunity for the general public to
provide input to City staff and the Advisory Panel.
E. Public Art Advisory Panel
1. The Planning Division shall convene a Public Art Advisory Panel on an as-needed basis to provide informed,
nonbinding advice on public art initiatives, including project selection, siting, design review, and integration
with community priorities and City plans. The Panel shall consist of six to eight members and be structured
to ensure both community representation and subject matter expertise, and shall include:
• Up to three Golden Valley residents with relevant expertise (such as public art, design, architecture,
placemaking, cultural programming, or related fields),
• One to three City staff members with relevant expertise;
• One City Councilmember; and
• For Public Art projects located in a City park, recreation facility, or green space managed by the Parks
and Recreation department, one member of the Open Space and Recreation Commission, who shall be
assigned by the Parks & Recreation Director.
Advisory Panel members shall be appointed by the Planning Division for the duration of the specific advisory
need, and shall operate in a manner that promotes transparency, equity, and accountability, offering
recommendations to City decisionmakers to support high quality, context-sensitive public art outcomes that
reflect community values and stewardship of public resources.
2. The Planning Division shall manage all agendas, meetings, presentations, and logistics for the Advisory Panel.
3. In all cases, the Advisory Panel’s decisions are recommendations, and final approval authority rests with the
City Council. The Advisory Panel shall work within parameters established by the project scope.
6
1
CITY OF GOLDEN VALLEY
PUBLIC ART POLICY
A. Purpose and Intent
The purpose of this Public Art Policy (“Policy”) is to enhance the City of Golden Valley (the
“City”) through the development of a Public Art Program. The intent of this Policy is to develop
processes, policies and procedures that will:
1. Provide a process by which the City and the Golden Valley Arts League (the “Arts
League”) can work collaboratively to advance more Public Art in the community;
2. Guide the City’s approach to Public Art and provide a mechanism for the inclusion of
Public Art throughout the City;
3. Enrich the City’s public environment for its residents, business community, and visitors
by encouraging public participation and interaction with public spaces;
4. Ensure that stakeholders in the community are given a forum to share their
perspectives, input, experience, and knowledge;
5. Enhance community identity and pride; and
6. Provide high quality Public Art that promotes excellence and demonstrates diversity
and a variety of media.
B. Public Art
“Public Art” means works of craft or art, whether owned by the City or not, in any medium that
have been reviewed against adopted and standardized criteria, approved, and formally accepted
by the City for installation in public locations, in or on publicly owned buildings, on publicly
owned land, or in or on other locations leased or provided to the City through donation, easement
or other means. Public Art includes sculpture, murals, fountains, statues and any other form of
two or three dimensional work in any physical medium appropriate for the location and
otherwise meeting the approval criteria.
All proposed Public Art must meet the following guidelines:
1. Public Art not owned by the City shall be subject to a License and Maintenance
Agreement between the owner of the Public Art and the City. The owner or provider of
the Public Art shall be responsible for all maintenance, insurance and repair costs
associated with the Public Art, unless otherwise agreed by the City and approved by the
City Council.
2. Public Art shall be accessible to public viewing.
7
2
3. The City shall retain the right to transfer Public Art from one City-owned site to
another, as it deems necessary, or to remove or deaccession the Public Art if it no
longer desires to retain it as a component of the public art program.
4. Public Art shall not be approved where a condition of the approval requires permanent
exhibition.
5. In the judgment of the majority of the Public Art Panel and the City Council, the Public
Art must be appropriate for display to the general public.
6. If a proposal accepted by the City is a concept design for Public Art, then the final
product must match the approved concept design.
C. Process for Selection
Public Art selection shall be managed in cooperation with the Arts League. The Arts League
shall have the initial responsibility to solicit and develop proposals for Public Art and to secure
and develop funding for Public Art. All proposals shall subsequently be reviewed by the Public
Art Panel and approved by the City Council. The process for submitting proposals for approval
by the City is as follows:
1. Proposals for placement of Public Art shall be made by applicants in writing to the Arts
League.
2. The Public Art Panel shall evaluate the proposed Public Art.
3. The Public Art Panel shall make an advisory recommendation regarding the proposed
Public Art to the City Council based upon the Public Art Panel’s perspectives, input,
experience and knowledge.
4. The City Council shall approve or reject the proposed Public Art, along with the
proposed License and Maintenance Agreement.
D. Public Review and Comment Period
Each Public Art proposal will be announced to the public at a regular City Council meeting and
then made available for public review and comment for a minimum of thirty days after the Public
Art Panel’s recommendation has been submitted to the City Council.
E. Required Information for Public Art Proposal
All written Public Art proposals submitted to the City must include the following:
1. A photo or drawing of the Public Art.
2. The appraised value of the Public Art.
8
3
3. A description of materials used to create Public Art, including materials needed to
display/secure the Public Art.
4. The dimensions of the proposed Public Art, including appropriate base materials
needed at the public site.
5. A description, including materials, dimensions, wording and location, of interpretive
signage for the Public Art.
6. A statement regarding the relationship of the proposed Public Art to the proposed site
including aesthetic, cultural, or historic ties.
7. Statement of probable lifespan of the Public Art and annual maintenance needed to
maintain Public Art integrity.
8. A statement as to whether the Public Art is unique or duplicates other work by the same
artist.
F. Composition of the Public Art Panel
The Public Art Panel shall be made up of and by the Arts League and must include at least one at
large City resident, chosen by the Arts League, and at least one City employee, chosen by the
City Manager.
G. Duties and Responsibilities of the Public Art Panel
In all cases, the Public Art Panel’s decisions are advisory recommendations and final authority
remains with the City Council. The Public Art Panel shall work within parameters established
by the City Council including overall budget, site constraints and program goals. The Public Art
Panel’s duties shall include the following:
1. Make recommendations to the City Council and City staff on matters pertaining to the
selection, acquisition, location, restoration and maintenance of Public Art.
2. Make recommendations to the City Council regarding the engagement of the Arts
League, an Arts Facilitator or other consultants.
3. Make recommendations to the City Council and City staff regarding the terms of
proposed License and Maintenance Agreements related to Public Art.
4. Review, evaluate, and discuss credentials, proposals and/or materials submitted to the
City or Public Art Panel for review.
5. Via majority vote, recommend the award of Public Art projects or proposals or decide
to further investigate any chosen finalists. If further investigation of finalists is
required, draft a list of information and/or additional materials required. Conclude the
investigation as rapidly as possible, convene for further discussion and, via majority
vote, recommend the award of projects.
9
4
6. Inform the City Council in writing of the Public Art Panel’s advisory recommendation
and cite reasons for the decision. If the Public Art Panel cannot reach an agreement on
an advisory recommendation, the matter shall be referred to the City Council. The
Public Art Panel may chose not to make an advisory recommendation if, in its opinion,
there is insufficient merit among the submissions. If this occurs, the City Council shall
determine whether to recommend that the Public Art project should be abandoned or
whether some other action is required.
7. Coordinate physical and logistical components of Public Art installation with City staff,
including matters related to transportation and signage.
8. Serve as an information conduit for the Arts League, City staff, artists, property owners
and others for matters relating to Public Art.
9. Other duties as determined by the City Council.
H. Criteria for Review
The Public Art Panel shall make recommendations based upon the following criteria:
1. All visual art forms and materials will be considered. Artwork reflecting any school,
movement, method or style will be considered. Artwork may be functional or non-
functional, conceptual or tangible, portable or site-specific.
2. The proposed Public Art should be compared with the artists’ best work and the best
works of Public Art then displayed in the City.
3. Public Art should be enduring and diverse and the City should strive for diversity in
style, scale, media and artists. It should reflect the social, ethnic and cultural fabric of
the community as well as the values of the City and the community.
4. If the proposed Public Art is to be erected or displayed outdoors, the physical condition
of the Public Art should be considered in terms of durability in an outdoor setting. Any
requirements for immediate or future conservation should be noted.
5. Consideration should be given to structural and surface integrity and the use of
materials appropriate to the location so as to minimize or eliminate maintenance and
repair costs.
6. Public Art must not create unsafe conditions or otherwise increase public liability.
7. Public Art must add interest and meaning to the public location in which it is placed.
8. Public Art must be compatible in scale, material, form and content with its surrounding
and form an overall relationship with the public location. Public Art must conform to
any existing Master Plan for the site. The applicant may request a specific site;
however, each placement will be evaluated based upon suitability of the Public Art for
10
5
the site. The Public Art Panel will make a recommendation to the City Council
concerning an appropriate site for the Public Art.
9. The Public Art must have social, cultural, historical or physical connection to the
planned public location.
10. Public Art whose message is exclusively religious in nature will not be accepted.
11. Public Art whose message is exclusively political in nature will only be considered if
the political message is of a historical context.
12. The City is discouraged from approving Public Art when funds for the on-going
maintenance and repair of the Public Art are not secured and when, as a condition of
the installation or exhibition, the City is required to pay for the maintenance,
installation, framing, or restoration of the Public Art.
13. The Public Art Panel shall determine and consider the cost and burden on the City of
on-going maintenance and repair anticipated throughout the lifespan of a project.
The City Council may adopt additional project-specific criteria to evaluate Public Art proposals.
I. Removal & Deaccessioning Public Art
Deaccession is a procedure for the removal and disposal of Public Art owned by the City. The
City may remove or deaccession Public Art when it finds such action to be in the best interest of
the public based upon the following:
1. As a means of improving the quality of the City’s exhibited Public Art when:
a. The Public Art has no relevance or serves no exhibition function.
b. The Public Art is duplicative of other Public Art.
c. The Public Art no longer meets the current standards for Public Art.
2. Due to concerns for public safety when Public Art becomes a hazard or a public liability.
3. The Public Art is in a seriously deteriorated condition.
4. Removal should not be based on current fashion or taste.
5. As a result of external acquisition of the Public Art.
Recommendations for removal shall be made to the Public Art Panel, which will then make a
recommendation based upon the public benefit of the action to the City Council for approval.
11
6
Each request for removal shall be announced to the public at a regular City Council meeting and
then made available for public review and comment for a minimum of thirty days before action
is taken by the City Council.
J. Exemptions
This Public Art Policy shall not apply to art procured for or located at any City owned buildings,
including specifically Brookview and the Golden Valley City Hall. Decisions related to
placement of art at Brookview and the Golden Valley City Hall shall be governed by the
Brookview & City Hall Public Art Rotation Guidelines as described in the attached Exhibit B.
12
7
EXHIBIT A
PUBLIC ART LICENSE AND MAINTENANCE AGREEMENT
THIS PUBLIC ART LICENSE AND MAINTENANCE AGREEMENT (this “Agreement”)
is made as of the _____ day of _________________, 20____, by [____________________], a
Minnesota ____________ (“Owner”), and the CITY OF GOLDEN VALLEY, a municipal
corporation under the laws of the state of Minnesota (hereafter referred to as the “City”).
RECITALS
A. Owner is the owner of the work of art described and/or depicted on the attached
Exhibit A (the “Art”).
B. City is the owner of the real property in Hennepin County, Minnesota, located at the
address commonly known as _______________________ (the “City Property”).
C. Owner desires to license the Art to City for placement and display on the City
Property for the public benefit.
D. City desires to license the Art from Owner for placement and display on the City
Property for the public benefit in the location depicted on Exhibit B attached hereto (the “Site”).
E. City and Owner desire to enter into an agreement with respect to the terms and
conditions relating to the placement, display and maintenance of the Art.
AGREEMENT
NOW, THEREFORE, in consideration of the foregoing, and for other valuable
consideration, the receipt of which is hereby acknowledged, City and Owner agree as follows:
1. Grant of License. Owner grants to City, under the terms and conditions of this
Agreement, the exclusive right and royalty-free license to display the Art for the benefit of the public,
and to create and use images of the Art.
2. Term; Termination. This Agreement shall remain in effect for a period of one (1)
year (the “Term”) and be automatically renewed for successive one (1) year terms. Either party may
terminate this Agreement by delivering at least six (6) months’ written notice to the other party. City
may terminate this Agreement immediately upon the occurrence of an Event of Default.
3. Owner Obligations. Owner, at its sole expense, shall have exclusive responsibility
for the following work (the “Owner’s Work”):
(a) Safely transporting the Art to the Site;
(b) Preparing the Site for installation of the Art, including but not limited to
constructing any necessary fixtures, footings or other structural features necessary to place, mount
13
8
or affix the Art to the Site in accordance with the plans and specifications set forth on Exhibit C
attached hereto;
(c) Delivering and installing the Art at the Site;
(d) Creating, placing or installing any signage or informational materials to be
displayed near the Art, which signage or informational materials shall be subject to City approval;
(e) Properly maintaining and preserving the quality and condition of the Art or
restoring it to its original quality or condition as necessary, including the removal of graffiti;
(f) Removal of the Art upon termination of the Agreement; and
(g) Restoration of the Site and surrounding City Property to City’s satisfaction
upon removal of the Art.
4. City Obligations. City, at its sole expense, shall have exclusive responsibility for
the following work (the “City’s Work”):
(a) Supervising Owner’s installation or placement of the Art at the Site; and
(b) Maintaining the areas immediately surrounding the Art, as depicted on
Exhibit B (the “City Maintenance Area”), including but not limited to regular removal of waste and
debris, landscaping, lawn mowing and vegetation trimming, sweeping, dusting, and snow removal
and ice control consistent with City’s regular winter maintenance policy. City may engage third
parties to perform or otherwise assist in the performance of the City’s Work. City will not be
responsible for the maintenance, preservation or protection of the Art itself.
5. Easements Granted for Outdoor Art Displays. City grants Owner non-exclusive
easements for ingress, egress, access, construction, and maintenance to perform the Owner’s Work
in the event the Site is located outdoors. Owner may not exercise the easement rights granted in
the immediately preceding sentence with respect to the City Property in a manner that materially
interferes or obstructs, temporarily or otherwise, with City’s or the public’s use of City Property,
except with the prior written consent of City or as otherwise provided under applicable law.
6. Access to Indoor Art Displays. City shall provide Owner with access to any
building on the City Property in the Site is located during regular business hours or at such reasonable
times as the parties may otherwise agree. Owner’s access to any building on the City Property shall
at all times be supervised by an authorized City representative.
7. Cost Allocation. Except as provided otherwise in this Agreement and by applicable
law, each party shall pay the cost of its own work described in Section 3 above.
8. Insurance Requirements. Owner and its contractor(s) shall, at their sole cost and
expense, procure and maintain during the Term of this Agreement, insurance to protect against
claims of workers’ compensation; claims for damages due to bodily injury including personal injury,
sickness or disease, or death of any of their employees or of any other person other than their
14
9
employees; and from claims for damages because of injury to or destruction of tangible property,
including loss of use resulting therefrom; from claims for damage to the Art itself; and from claims
arising out of Owner’s performance of professional services caused by errors, omissions, or negligent
acts for which Owner is legally liable, including the warranties made hereunder. City shall be named
as an “Additional Insured” on all applicable policies of insurance and evidence of coverage shall be
provided to City prior to the commencement of the Owner’s Work.
9. Limitations on the Rights and Responsibilities. Owner shall have no right to use,
maintain, disturb or construct improvements on the Easement Area, except to the extent (i) such
right is expressly provided for herein; (ii) such right is granted by applicable law (including without
limitation any permits granted under applicable law); or (iii) such right is the same as the right of
the general public to use the Site in accordance with applicable law.
10. Removal. City reserves the right to remove the Art at any time for the purpose of
protecting the health, safety or welfare of the public or for any other reason.
11. Communication. The parties shall communicate regarding the scheduling and
performance of their respective work obligations under this Agreement to minimize the impact of
such work on the public enjoyment of the Art and the City Property. Communication may include
items such as written summaries of work to be performed and site tours.
12. Failure to Perform.
(a) Event of Default. The failure by Owner to observe and perform any covenant,
condition or obligation on its part to be observed or performed under this Agreement which continues
for a period of sixty (60) days following written notice from City to Owner shall be deemed an
“Event of Default.”
(b) Remedies. Upon an Event of Default, City shall be entitled to all the remedies
permitted by law or equity. Without limiting the foregoing, with respect to an Event of Default by
Owner to perform any of the Owner’s Work, City may, at its sole option, perform the work and
Owner shall promptly reimburse City for any expense incurred by City. Owner grants City full
authority and a license to act as set forth in the previous sentence following an Event of Default.
When City does any such work, City may, in addition to its other remedies, assess costs incurred in
performing the work in accordance with Minnesota Statutes, Chapter 429.
13. Indemnity. Owner shall defend, indemnify and hold City and its respective officers,
employees, contractors and agents harmless from and against any property or intellectual property
claims arising from or relating to the Art and any claims made by Owner and/or third parties for
damages sustained, costs incurred, or injuries on or relating to the Art, the City Maintenance Area
or the City Property, resulting from any act or omission of Owner, its employees, contractors or
agents. Owner shall indemnify City and its officers, employees, contractors and agents for all costs,
damages or expenses, including reasonable attorneys’ fees, which City may pay or incur in
consequence of such claims. The indemnity obligations set forth in this Section shall survive any
termination of this Agreement. City does not and will not guarantee the safety of individuals
viewing or coming into contact with the Art on the City Property.
15
10
14. Representations and Warranties. Owner represents and warrants, for the benefit
of City, that: (i) Owner is the owner of the Art and all rights associated therewith necessary for its
installation and public display at the Site as contemplated by this Agreement; (ii) Owner has all
requisite power and authority to execute and deliver this Agreement, and to perform all of the
obligations required hereunder; (iii) the Art, and the installation thereof, does not infringe upon
the rights of any third party; (iv) the installation of the Art will be performed in a high-quality
workmanlike manner; (v) Owner is not required to obtain any consent or approval of any person
or entity as a condition of entering into this Agreement, or if any such required consent or approval
is required, it has been obtained; and (vi) Owner shall at all times comply with all federal, state
and City laws and ordinances, as well as any City policies and regulations applicable to the
performance of the Owner’s Work under this Agreement.
15. Waiver. The action or inaction of any party shall not constitute a waiver or
amendment to the provisions of this Agreement or a waiver of any rights granted hereunder. Any
party’s failure to promptly take legal action to enforce this Agreement shall not be a waiver,
revocation or release.
16. Notices. Any notice, statement, document, demand or request to be given,
delivered or made hereunder shall be in writing and shall be personally delivered (including
messenger delivery) or sent by registered or certified mail, or by a nationally recognized overnight
courier which issues a receipt, in each case postage prepaid, and shall be deemed given upon
personal delivery, three (3) days after the date postmarked or one (1) business day after delivery
to such overnight courier.
If to Owner: ____________________________
____________________________
____________________________
____________________________
If to City: City of Golden Valley
7800 Golden Valley Road
Golden Valley, Minnesota 55427
Such addresses may be changed by notice to the other parties given in the same manner as provided
above.
17. Miscellaneous.
(a) Government Data; Privacy. Owner agrees to abide by the applicable
provisions of the Minnesota Government Data Practice Act, Minnesota Statutes, Chapter 13, and all
other applicable state or federal rules, regulations, or orders pertaining to privacy or confidentiality.
Owner understands that all of the data created, collected, received, stored, used, maintained, or
disseminated by Owner in performing those functions that the City would perform is subject to the
requirements of Chapter 13, and Owner must comply with those requirements as if it were a
government entity. This does not create a duty on the part of Owner to provide the public with access
to public data if the public data is available from the City, except as required by the terms of this
Agreement.
16
11
(b) Amendment. This Agreement may not be terminated, amended, revoked or
modified without the written consent of City.
(c) Exhibits. All exhibits and attachments referred to herein and attached hereto
shall be deemed part of the Agreement.
(d) Governing Law. This Agreement shall be governed by and construed under
the laws of Minnesota. Notwithstanding anything to the contrary herein, this Agreement shall not
limit City’s rights and powers under applicable law, including without limitation any rights to
maintain public or City-owned property.
(e) Section Headings. The section headings in this Agreement are inserted for
convenience of reference only and shall not in any way affect the meaning or construction of the
Agreement.
(f) Severability. If any term of this Agreement or any application thereof is
invalid or unenforceable, the remainder of the Agreement and any other application of such term
shall not be affected thereby.
(g) Singular and Plural. Whenever required by the context of this Agreement,
the singular shall include the plural, and vice versa.
(h) Status of City and Owner. City and Owner are not intended to become
partners or joint venturers and nothing herein shall be construed or applied to constitute City and
Owner as partners or joint venturers.
[Signature Page Follows]
17
12
IN WITNESS WHEREOF, the undersigned have executed this Agreement as of the date
first above written.
CITY OF GOLDEN VALLEY
By: ______________________________
Shepard M. Harris, Mayor
By: ______________________________
Timothy J. Cruikshank, City Manager
[___________________________]
By:
________________________________
18
13
STATE OF MINNESOTA )
) ss.
COUNTY OF HENNEPIN )
The foregoing instrument was acknowledged before me this _____ day of
______________________, 20____, by Shepard M. Harris, Mayor, and Timothy J. Cruikshank,
City Manager, of the City of Golden Valley, a Minnesota municipal corporation, on behalf of the
corporation and pursuant to the authority granted by its City Council.
________________________________
Notary Public
STATE OF MINNESOTA )
) ss.
COUNTY OF HENNEPIN )
The foregoing instrument was acknowledged before me this ____ day of ______, 20____,
by _____________________, ____________________ of _______________________, a
Minnesota __________________, on behalf of the _________________________.
Notary Public
THIS DOCUMENT WAS DRAFTED BY:
Best & Flanagan LLP
60 South Sixth Street, Suite 2700
Minneapolis, MN 55402-4331
Ph: (612) 339-7121
19
14
EXHIBIT A
DESCRIPTION / DEPICTION OF ART
20
15
EXHIBIT B
SITE; CITY MAINTENANCE AREA
21
16
EXHIBIT C
INSTALLATION PLANS AND SPECIFICATIONS
22
17
EXHIBIT D
BROOKVIEW & CITY HALL ROTATIONAL ART DISPLAY GUIDELINES
The City of Golden Valley and the Parks & Recreation Department are committed to promoting
and integrating arts, culture and community aesthetics at Brookview and the Golden Valley City
Hall. The purpose of having public art in Brookview and City Hall is to give local and regional
artists the opportunity to display, and by the artist’s choice, sell, their artwork at locations that
are visible to the community and visitors.
Display Duration
Artwork will be displayed on the lower and upper floors at both facilities in “terms” generally
three months per rotation. The artist is responsible for coordinating a time with city staff for
installing and removing the artwork at the beginning and end of the term for which their artwork
is selected. Below are the dates for the upcoming terms. Art is selected in advance for each term
of the next year.
2017-2018 Example of Terms:
• November 1, 2017−March 20, 2018
• March 21−June 12, 2018
• June 13-July 10, 2018 – Reserved for Views of the Valley
• July 11−September 25, 2018
• September 26−December 18, 2018
Artwork Criteria
• Must be a local or regional artist.
• Artwork must not be offensive or condescending towards any race, religion, sex or sexual
orientation.
• Artwork must not be used to promote or oppose political views.
• For Brookview 2-D art may be either a single piece or multiple pieces, framed or textile,
provided the art may be displayed on up to three wall spaces (20’ x 7’6”, 44’ x 8’ and 20’
7’6”) a total wall space of 84 ft. wide x approximately 8 ft. tall and supported on a
permanent aluminum wall hanging system. For City Hall 2-D art may be either a single
piece or multiple pieces, framed or textile, provided the art may be displayed on up to
TBD.
• 3-D art will also be displayed at Brookview in up to 14 vitrine pedestals (enclosed and
secured) on both the lower and upper levels of Brookview that are 24” x 24”x 24”.
• Artist(s) selection will be implemented through an RFA and a selection committee.
• Artwork must not be exclusively religious in nature.
Artist Responsibilities
• Artists are responsible for displaying art on the specified set up and removal dates and
times to be coordinated with Brookview and City Hall staff.
• Artists understand there is no fee for displaying art. There will be a 10% commission
charge for art sold. Sold artwork should remain in the exhibit until the exhibition ends, or
artists must replace sold work with a new similar original piece. Artists are responsible
23
18
for pricing artwork. Artists are also encouraged to have contact information available for
patrons.
• Artists are responsible for all sales transactions.
• Artists will be responsible for understanding criteria for displaying artwork outlined in
the Request for Artwork (RFA).
Selection Committee
• The Selection Committee will be comprised of a Golden Valley staff liaison, a
representative appointed by the Open Space & Recreation Commission, a representative
appointed by the Golden Valley Arts League, a representative appointed by the Golden
Valley Seniors Program, and a representative appointed by the Brookview
Women’s/Men’s Golf Association.
• All appointed committee members will serve one year terms as elected by representative
organizations.
• The Selection Committee will generally meet twice annually.
Brookview & City Hall Responsibilities
• Staff will develop an RFA to be sent out to the art community and art facilitator groups
including Minnetonka Center for the Arts, Forecast, etc. The RFA will be sent out twice
a year.
• Staff will handle waivers, agreements, and scheduling.
• The City of Golden Valley will not be responsible for lost, stolen, or damaged artwork.
• The City of Golden Valley will have the right to advertise the name and work of the artist
and photograph the art for advertising and promotional purposes.
• The City of Golden Valley may work in association with a community service
organization to archive photos of all artwork displayed at City hall and Brookview.
Submittal Process
In order to be considered for Golden Valley display opportunities:
1. Complete the Brookview & City Hall Rotational Art Application (RFA).
2. Provide photos or images of artwork.
3. Submit by appropriate date and email to Carrie Anderson, Recreation Supervisor,
canderson@goldenvalleymn.gov.
Selection Process
The Art Selection Committee will make selections and artists will be notified by a staff liaison.
Selection will be based on completed RFA and appropriate art content for Brookview & City
Hall as determined by the selection committee and approved by the City.
When submitting art for consideration, artist must read, complete, and sign the Agreement
included with the Public Art Application. The City reserves the right to accept or reject the
Committee’s selection, to refuse to display any selected art and to remove any displayed art prior
to the expiration of the term.
Sample Key Dates
• RFA Announced: August 7, 2017
24
19
• Deadline for Submission: September 29, 2017
• Committee Review and selection: October 2-5, 2017
• Artist selection and notification: October 6, 2017
• Set up for November 1−March 20: October 30−November 1
• Removal for November 1−March 20: March 19−20
• Set up for March 21−June 12: March 21−22
• Removal for March 21−June 12: June 11−12
Contact Information
For more information about the City of Golden Valley or Brookview, please visit
www.goldenvalleymn.gov. There you will find more information about the facilities. If you
have specific questions, please email your questions to canderson@goldenvalleymn.gov.
25
20
City of Golden Valley
Brookview & City Hall
Call for Artists
Request For Artists (RFA)
The City of Golden Valley is pleased to invite artists to submit proposals to be considered as part
of the rotational art display at Brookview & City Hall.
Background
The City of Golden Valley and the Parks & Recreation Department are committed to promoting
and integrating arts, culture and community aesthetics at Brookview. The purpose of having
public art in Brookview and City Hall is to give local and regional artists the opportunity to
display, and by the artist’s choice, sell, their artwork in a location that is visible to the
community and visitors at Brookview and City Hall.
Display Duration
Artwork will be displayed on the lower and upper floors in “terms” generally (three months per
rotation). The artist is responsible for coordinating a time with city staff for installing and
removing the artwork at the beginning and end of the term for which their artwork is selected.
Below are the dates for the upcoming terms. Art is selected in advance for each term of the next
year.
2017−2018 Terms:
• November 1, 2017−March 20, 2018
• March 21−June 12, 2018
• June 13−July 10, 2018 – Reserved for Views of the Valley
• July 11−September 25, 2018
• September 26−December 18, 2018
Artwork Criteria
• Must be a local or regional artist.
• Must not be offensive or condescending towards any race, religion, sex, or sexual
orientation.
• Must not be used to promote or oppose political views.
• 2-D art may be either a single piece or multiple pieces, framed or textile, provided the art
may be displayed on up to three wall spaces (20’ x 7’6”, 44’ x 8’ and 20’ 7’6”) a total
wall space of 84’ wide by approximately 8’ tall and supported on a permanent aluminum
wall hanging system.
26
21
• 3-D art will also be displayed in up to 14 vitrine pedestals (enclosed and secured) on both
the lower and upper levels of Brookview that are 24” x 24” x 24”. 3-D art will be
displayed at Brookview only.
• Artist(s) selection will be implemented through an RFA and a selection committee.
• Artwork must not be exclusively religious in nature.
Artist Responsibilities
• Artists are responsible for displaying art on the specified set up and removal dates and
times to be coordinated with Brookview and City Hall staff.
• Artists understand there is no fee for displaying art. There will be a 10% commission
charge for art sold. Sold artwork should remain in the exhibit until the exhibition ends, or
artists must replace sold work with a new original piece. Artists are responsible for
pricing artwork. Artists are also encouraged to have contact information available for
patrons.
• Artists are responsible for all sales transactions.
• Artists will be responsible for understanding criteria for displaying artwork outlined in
the Request for Artwork (RFA).
Brookview & City Hall Responsibilities
• Staff will develop an RFA to be sent out to the art community and art facilitator groups
including Minnetonka Center for the Arts, Forecast, etc. The RFA will be sent out twice
a year.
• Staff will handle waivers, agreements, and scheduling.
• The City of Golden Valley will not be responsible for lost, stolen, or damaged artwork.
• The City of Golden Valley will have the right to advertise the name and work of the artist
and photograph the art for advertising, promotional and archival purposes.
• City staff will share all art proposals with the Golden Valley Art League (GVAL) for
potential opportunities to display in additional locations. Sharing of art work with GVAL
must be authorized by each artist on the application.
Submittal Process
In order to be considered for this proposal, please submit the following:
1. Completed Brookview & City Hall Rotational Art Application.
2. Photos or images of artwork.
3. Submit by Friday, September 29, 2017 by email only to Carrie Anderson, Recreation
Supervisor, canderson@goldenvalleymn.gov.
Selection Process
The Art Selection Committee will make selections and notify selected artists by Friday,
October 6, 2017 for the next two display rotations. Selection will be based on completed RFA
and appropriate art content for Brookview & City Hall as determined by the selection committee.
Deadline to Apply
The deadline to apply for the 2017−2018 November 1−March 20 and March 21−June 12 term is
Friday, September 29, 2017.
27
22
When submitting art for consideration, artist must read, complete, and sign the Agreement
included with the Public Art Application.
Key Dates
• RFA Announced: August 7, 2017
• Deadline for Submission: September 29, 2017
• Committee Review and selection: October 2−5, 2017
• Artist selection and notification: October 6, 2017
• Set up for November 1−March 20: October 30−November 1
• Removal for November 1−March 20: March 19−20
• Set up for March 21−June 12: March 21−22
• Removal for March 21−June 12: June 11−12
More Information
For more information about the City of Golden Valley or Brookview, please visit
www.goldenvalleymn.gov. There you will find more information about the facility. If you have
specific questions, please email your questions to canderson@goldenvalleymn.gov.
28
23
29
Public Art Polic y
Dec 9, 2025
30
Topics Today
1.Background
2.Revised Policy Recommendations
3.Next Steps: Financial Policies and Considerations
31
Source: CAFAC and Americans for the Arts 32
Goals of the Updated Polic y
Examine Best Practices
•Hopkins
•Bloomington
•St. Louis Park
•Maple Grove
•Bloomington
•Stillwater
Outcomes
•Establishes clear, consistent processes
•Clarifies roles of the city and others
•Ensures equity and transparency
•Provides funding ideas
•Expands opportunities for artists and residents
•Improves long-term stewardship of public art
33
Why did this come up?
•Highway 55 underpass project – we realized that the current policy doesn’t lay
out what we need. Staff has been attempting to do this for 3+ years.
•Once we started looking into other projects many cities complete, such as
wrapping utility boxes, we realized the policy was very limiting.
•We want to finalize the 55 underpass with the planned murals.
34
Process
•Met with Golden Valley Planning
Division in September
•2 rounds of revisions/input
•Work session with Staff
•Toured CAFAC with Planning and Parks
to learn more about the
fabrication/maintenance of public art
•Staff met with Parks and Recreation
Department
•Staff met with City Attorney
•Completed Legal and Equity Reviews
35
Current Policy
•Drafted in 2018.
•Only pertained to the following
and had a restricted proposal
process.
•Outsized role of GVA vs. City roles
•Unable to work for project staff
needs completed (Highway 55
underpass by Perpich)
36
New Policy
•Clear and easy to use
•Works for the projects
we have coming up
•Considers best practices
•Includes an SOP with
important information
on longevity of work
and artist rights
•Considers maintenance
37
Policy Specific s
•Purpose & Intent: Clearer Purpose and Intent statement - that align with comp plan goals
•Definition of Public Art: Broader and modern definition of public art + locations
•Applicability: Projects over $20,000
•Selection Process: Updated role of Golden Valley’s Planning Division + new Public Art Panel
•Public Review and Comment: Projects over $50,000 require public process, RFP listing guidelines
•Required Proposal Information: New guidelines depending on the project
•Public Art Panel (Panel): Composition and Coordination of the new advisory panel
•Duties of the Public Art Panel: Evaluation, scoring, recommendations to council
38
SOP Items
•Review Criteria: 100-point scoring rubric based on Artistic Merit, Community Impact/Engagement,
Site Appropriateness & Integration, Feasibility & Sustainability, Equity & Diversity
•Artist Rights & Responsibilities: Copyrights, IP, deaccessioning
•Responsibilities of Artist: Maintenance plan, approved design, schedule, and budget
•Deaccessioning & Relocation: Purpose, criteria, and process, documentation, and reuse/disposal
guidelines
•Funding: Possible sustainable funding strategies for commissioning, maintaining, and conserving
public art
•Maintenance & Conservation: 10% of project budget recommended for long-term maintenance
•Public Art Program Updates: Webpage updated by the City
•Brookview/City Hall Rotational Art Program: Continue to be managed by City’s Parks & Recreation
Department separately, and exempted from this policy.
39
Advisory Panel
•Composition: 6–8 members including:
•Up to 3 Golden Valley residents with relevant expertise (architecture, planning, arts)
•1–3 City staff (Planning, Parks and Rec, Public Works)
•1 City Councilmember
•1 Open Space and Recreation Committee (OSRC) member for Parks projects.
•Coordination: The Planning Division manages agendas, meetings presentations, and logistics, and has one staff
person assigned to working/communicating with Panel. The Planning Division will create a standard operating
procedure (SOP) for inviting residents, and how much time they have to reply to invitations, meetings, etc.
•Parks and Recreation Public Art Projects: If looking to place art in/at recreation facilities, parks, or other green
areas that Parks and Recreation would typically be involved in, the Parks and Recreation Dept will assign one
OSRC member to the Panel.
•Duties are for the length of each art project:
•Evaluate proposals, request additional information as needed, and recommend awards, using the outlined scoring criteria, forward
recommendations to Council in writing, citing rationale.
•Engage the public in review processes for projects exceeding $50,000.
•Recommend locations, and maintenance of Public Art.
•Other duties as assigned.
40
Questions?
41
Next Steps
•Recommend Staff bring the Policy to City Council for adoption with/without changes
•Additional meetings?
•Staff:
•Create website
•Create forms for interest for Advisory Panel
•Create form for public interest in art
•Put out call for Highway 55 underpass
42
Funding Art
Existing
•Capital Improvement Project (CIP) and
General Operating Funds: The City may
allocate funds from Capital Improvement
Projects (CIP) or General Operating Funds to
support public art initiatives. These funds can
be designated for specific public art projects,
integrated artworks within capital projects, or
other program-related expenses that advance
the City’s public art goals.
Option
•Create a Public Art Fund: By pooling
resources from Percent-for-Art allocations,
developer contributions, grants, donations,
and partnerships, event revenues,
fundraising the Public Art Fund ensures that
public art is consistently integrated into the
City’s growth and public spaces.
43
Funding Art – Options Continued
•Golden Valley Percent-for-Art Policy. Percent-for-
Art is a policy that specifies a percentage of a city’s
capital improvement project funds (CIP) are set
aside for the commission, purchase, fabrication,
and installation of public artwork. Percent for Art
designates around 1 percent of the total
construction or renovation budget, the funds are
to incorporate public art on a city-owned site such
as civic center, plaza, or park. The funds can be
pooled into the Public Art Fund and used for larger
projects. For Golden Valley it is suggested that the
percent for art policy follows these guidelines:
•For City capital projects over $500,000, 1% of
eligible construction costs dedicated to public art.
•City Park improvements over $250,000, 1% of
eligible construction costs dedicated to public art.
•May be used onsite or pooled into Public Art Fund.
•Exceptions require City Council approval.
•Developer Incentives. Private developers are
encouraged to contribute to the City’s cultural and
aesthetic goals by incorporating public art into new
development or redevelopment projects. The City
may consider:
•Expedited permitting or review processes
•Flexibility in site design requirements
•Density or height bonuses, where permitted by
zoning
•Public recognition of developer contributions
through City communications and project signage
•Alternative landscaping compliance
44
Optional Next Step s
•Direct staff to further explore funding alternatives and draft a public art funding
policy committing the City to art on new facilities or projects.
45
Thank you!
46
Local Resources
•CAFAC
•Springboard for the Arts
•Forecast Public Art
47
Scoring Criteria - Example
1. Artistic Merit — 25 points
•Originality, creativity, and excellence
•Quality of portfolio and demonstrated skill
•Contribution to Golden Valley’s cultural/visual identity
2. Community Impact & Engagement — 25 points
•Connection to Golden Valley’s history, culture, identity
•Accessibility and inclusivity (cultural responsiveness, ADA)
•Community engagement in design/implementation
3. Site Appropriateness & Integration — 15 points
•Fit with physical site context
•Enhances neighborhood/location; project-specific
Scoring
•0-10 minimal
•11 -18 good but conventional
•19-25 exceptional
•0-10 weak
•11 -18 moderate
•19-25 strong and authentic
•0-5 weak
•6-10 moderate
•11 -15 strong and authentic
48
Scoring Criteria - Example
4. Feasibility & Sustainability — 20 points
•Realistic budget and timeline
•Artist capability to execute
•Durable, maintainable, safe materials
5. Equity & Diversity — 15 points
•Artist commitment to equity/inclusion
•Represents diverse voices and traditions
•Opportunities for underrepresented/emerging artists
Final Score Bands (100 Points Total)
•90–100 — Outstanding (strong recommendation)
•75–89 — Strong (recommended, minor refinements)
•60–74 — Moderate (consider only if limited proposals)
•<60 — Not recommended
Note: Scores guide but do not replace the panel
discussion or the Public Art Panel’s final
recommendation to City Council.
•0-8 unrealistic
•9 – 14 feasible with risks
•15 – 20 strong and low risk
•0 - 5 limited
•6 – 10 moderate
•11 – 15 strong
49
S TANDARD O PERATING P ROCEDURE (SOP)
C ITY OF G OLDEN V ALLEY
General Informa�on
Process Title: Public Art Policy SOP Department: Community Development
Process Owner: Deputy Community Development
Director
SOP ID:
Effec�ve Date: Revision Number:
Process Overview
Process Descrip�on:
Implementa�on of the Public Art Policy
Purpose & Scope:
The procedure applies to Planning Division staff, as well as other staff assis�ng in public arts projects.
Defini�ons:
Related Documents, Materials & Resources:
- Public Art Policy
The below information is not yet formatted, but the items we are considering including if the policy is approved.
Process Steps
Step No. Task Owner
Private Development
1. Planners will make developers aware of when private development
is required to comply with this policy during pre-applica�on
mee�ngs. Largely, planned unit developments (PUDs) need to be
made aware of the amenity points related to public art.
Senior Planner
Website Crea�on
1. Create public art webpage
2. Work with GIS and Asset Management Coordinator to create
interac�ve map of public art; update over �me
3. Create a form for residents interested in public art (prior to going
live, send to Golden Valley Arts League members and any residents
we are aware are interested)
4. Form shall include name, address, interest in arts, a brief bio, and
any special interests or relevant cultural or local details
5. Create a form for residents that are interested in a public art project
in the City (resident ideas vs. planned art)
6. Con�nue to share this widely; u�lize Parks Department exis�ng
knowledge of residents to share widely
Deputy Community
Development Director
GIS and Asset
Management Coordinator
50
RFP – Dra�ing RFP
Be sure to include this informa�on:
- A photo/drawing/rendering of the Public Art.
- The appraised value of the Public Art (if applicable).
- A descrip�on of materials and dimension base materials used to
create Public Art, including materials needed to display/secure the
Public Art at installa�on (engineering, foo�ngs, ligh�ng).
- An ar�st statement regarding the rela�onship of the proposed
Public Art to the proposed site including aesthe�c, cultural, historic
�es, or how the work engages or represents diverse community
voices.
- Dra� plaque/signage language.
- Statement of probable lifespan of the Public Art and annual
maintenance budget needed to maintain Public Art integrity.
- Environmental impact statement: energy use, materials sourcing,
expected sustainability.
- Community engagement/public par�cipa�on plan for larger-scale
works over $50,000.
RFPs will be shared with:
- CAFAC
- Forecast Public Art
- Springboard for the Arts
Consider sending RFP to:
- Ar�sts involved in rota�ng art program at Brookview and City Hall
Deputy Community
Development Director
Recrea�on Supervisor
Advisory Panel Crea�on:
1. Planning Division is responsible for crea�on of Advisory Panel per
project
2. Invita�ons for the panel should go out at the same �me as the RFP
3. Panel will include 3 residents, 1 – 3 staff, one City Councilmember
and one OSRC member (if project is on park or green space
managed by Parks and Recrea�on Department)
4. Advisory panel will meet as-needed for projects, instead of at a set
date/�me.
5. Invita�ons:
a. Staff will review list of interested residents and email those
who expressed interest in the type of project proposed
(mural, sculpture, etc.) for their availability.
b. Residents will have 3 days to respond with their availability
and interest in project.
c. Residents who have not already served on an Advisory
Panel will be priori�zed over those who have already
served.
d. If more than 3 residents reply, staff will review resident
qualifica�ons and biographies to select residents with most
relevant experience and interest.
e. Parks and Recrea�on Director or Assistant Director shall
gauge interest from OSRC and invite one member if the
project is on park or open space. If numerous members are
interested, they will be randomly selected.
Planning Division
51
f. Staff will update the resident-interest form on the back end
to track those who have served on Advisory Panels.
Maintenance Agreement dra�ed that would include:
Ar�st Rights & Responsibili�es
- Copyright & Intellectual Property: Ar�st retains copyright; City owns
the physical work. Ar�st grants non-exclusive license for non-
commercial City use.
- Atribu�on: Ar�st(s) must be credited in signage and City materials.
- Moral Rights: City respects ar�st’s right to integrity of the work
under VARA.
- Reloca�on/Removal: City may relocate or deaccession works with
no�fica�on and opportunity for ar�st input.
Responsibili�es of Ar�st
- The Ar�st is responsible for delivering work that meets the
approved design, schedule, and budget.
- The Ar�st must provide a writen maintenance plan at the �me of
installa�on.
- The Ar�st will par�cipate in community engagement ac�vi�es as
defined in the project scope.
- The Ar�st agrees to sign a writen contract with the City outlining
rights, responsibili�es, fee schedule, and waivers as needed for
project comple�on.
Deaccessioning & Reloca�on
- Purpose: Ensure transparency, ar�st rights, and responsible
stewardship.
- Criteria: Safety hazards, irreparable damage, excessive maintenance
cost, site redevelopment, conflict with City goals/values, or
persistent nega�ve community response.
- Process:
o Requests may be ini�ated by City staff, the Panel, or
Council.
o Community Planning Reviews, u�lizes appropriate vendors
to review and assess maintenance costs, when needed.
o The Advisory Panel reviews and Community Planning
consults Ar�st(s) when possible.
o Public input gathered for major works (if applicable)
o The City Council makes the final decision.
- Documenta�on: All ac�ons documented and kept in City records.
- Reuse/Disposal: If not reclaimed by Ar�st, works may be relocated,
stored, transferred, sold, or disposed of responsibly.
Maintenance & Conserva�on
- All proposals must include maintenance plans and costs. 10% of
each project budget recommended for long-term maintenance.
- Ar�st(s) must provide a maintenance plan at installa�on.
- The Public Art Fund shall dedicate resources to conserva�on to
prevent deteriora�on.
City Atorney
52
- Advisory Panel may recommend funding priori�es annually.
- The City shall enter into individual maintenance contracts based on
the needs of the project, these agreements may be approved
administra�vely.
- The City shall dra� a template maintenance agreement.
Annual Updates
- Staff shall review this policy annually to ensure that outcomes meet
expecta�ons.
- Staff shall review completed public art projects a�er 3 projects to
analyze outcomes through the Equity Scan or Equity Analysis tool.
Outcomes shall be measured based on loca�on, size, spending,
maintenance, and geography-based considera�ons.
Planning Division
53
EXECUTIVE SUMMARY
Community Development
763-512-2345 / 763-512-2344 (fax)
Golden Valley City Council Work Session
December 9, 2025
Agenda Item
2. Missing Middle Housing Study Update
Prepared By
Jacquelyn Kramer, Senior Planner
Chloe McGuire, Deputy Community Development Director
Summary
Golden Valley, like many first-ring suburbs in the Twin Cities region, is facing growing pressure to
expand housing options in response to shifting demographics, rising housing costs, and changing
household needs. While the city has long been characterized by its predominantly single-family
neighborhoods, there is growing recognition that this limited housing mix no longer meets the diverse
needs of current and future residents. Younger households, aging residents looking to downsize, and
workers seeking to live closer to employment centers all require more varied, flexible, and affordable
housing options than what is currently available.
"Missing middle housing" refers to a range of multi-unit or clustered housing types—such as duplexes,
triplexes, townhomes, and courtyard apartments—that are compatible in scale with single-family
neighborhoods but offer greater affordability and choice. These housing types have historically existed
in Golden Valley and surrounding communities but have become increasingly rare due to zoning
restrictions and development trends. This project explores strategies to reintroduce missing middle
housing into Golden Valley’s fabric in a way that supports the city’s goals of strategic redevelopment,
local control, and inclusivity.
Financial or Budget Considerations
The 2025 budget includes $65,000 to engage a consultant to complete a Missing Middle Housing
Study. The consultant's contract for this study includes a not-to-exceed cost of $55,000. The
Metropolitan Council awarded a $50,000 grant to the City recently and the grant agreement will be on
an upcoming City Council meeting agenda. The grant will be utilized for study implementation efforts
as directed by City Council and the City Manager in 2026.
Legal Considerations
Any formal policy recommendations would be reviewed by the Legal Division prior to placement on a
City agenda.
Equity Considerations
This study supports the 2030 Strategic Directive for Strategic (Re)Development, specifically the goal to
54
foster a healthy mix of housing stock that accommodates various price points and life stages. The
creation of missing middle housing supports the City's goals to preserve and promote economically
diverse housing options in our community by creating high quality housing in Golden Valley for
households with a variety of income levels, ages, and sizes.
Recommended Action
Provide staff direction on next steps.
Supporting Documents
Presentation
Draft: Study Recommendations Matrix
Housing Market Analysis
Developer Interviews Memo
55
MISSING MIDDLE
HOUSING STUDY
CITY OF GOLDEN VALLEY
COUNCIL UPDATE | DEC 9TH, 2025
56
Missing Middle Housing Study
Agenda
1. Project Schedule
2. Key Study Questions
3. Recommendations
4. Example Implementation Matrix
57
Missing Middle Housing Study
Proposed Timeline* for Missing Middle Housing Study
Jun July Aug Sept Oct November December
0.0 Project Management
1.0 Pre-Study Data Collection
2.0 Engagement
Staff Meetings
Commission Meetings
Developer Meetings
Community Outreach
Council Meetings
3.0 Policy and Regulatory Review
4.0 Case Studies and Best Practices
5.0 Feasibility
6.0 Implementation Plan
7.0 Final report
SCHEDULE - UPDATED
Deliverable #1. Existing Conditions Report
»Housing Needs
»Evaluation of existing stock
»Policy and regulatory Review
»Case Studies and Best Practices
Deliverable #2. Feasibility Report
»Lot Fit Studies
»Infrastructure review
»Developer insights and model proforma
Deliverable #3. Draft and Final Plan
»Specific Recommendations for
Regulatory changes
»Refined policy initiatives
Staff Workgroup Meeting
Project Management Check-in
We are here
Joint
Commission
Mtg - Aug 11
Oct
0.0 Project Management
1.0 Pre-Study Data Collection
2.0 Engagement
Staff Meetings
Commission Meetings
Developer Meetings
Community Outreach
Council Meetings
3.0 Policy and Regulatory Review
4.0 Case Studies and Best Practices
5.0 Feasibility
6.0 Implementation Plan
7.0 Final report
58
Missing Middle Housing Study
• What types of MMH should be allowed to be built where?
• What policy and programmatic changes are needed to
facilitate, and encourage, these types of MMH in this areas?
Key Questions
59
Missing Middle Housing Study
Existing house
divided into 2
units
ADU
Small
House
Split Lot *
*split lots on corner lots only
Side by Side
Duplex (double
bungalow)
Up down
Duplex
“Small Plex “
(4 units)
“Medium Plex”
(6 units)
Townhouses
Cottage
Court
Courtyard
Building
Summary of Recommendations
‘Where and What’
All Single Family Lots
• Up to 2 ADUs per lot (one
attached, on detached)
• Can increase buildable area
• Can reduce setbacks w/ provisions
• Embrace homeowner wealth to
realize MMH / density
Corridors and Areas of Change
• Density within larger lots, areas
that can ‘absorb’ density
• Can increase buildable area
• Can reduce setbacks w/ provisions
• Embrace homeowner wealth to
realize MMH / density
60
Duplex Side
By Side
Lot Width Missing Middle Favorability
Assumes New Builds with Front Loaded, Rear-Sited Garage
Split Lot
40’
60’
80’
100’
120’
140’Lot WidthDuplex
Up Down
Duplex Up Down
(existing home)
Detached ADU
(existing home)
Small
Plex
Medium
Plex
Courtyard Bldg
inefficient
Typical R1 Lot (100’)
“Code Standard” R2 Lot (100’)
Typical R1 Lot (80’)
tight
“sweet spot”
Townhouse Cottage Court
Lot Width Favorability
Typical R1 Lot (60’)
Atypical R2 Lot (65’)
Typical R2 Lot (50’)
61
Single Family Lots - 7,000
Single Family (R1) Lots
100’ x 120 (12,000 sq ft)
Sub Div.
House ADU Lot Split SBS
Duplex
U/D
Duplex
Small
Plex Med. Plex Town-
house
Cottage
Court
Court-
yard Bld
Density (1 u/lot : 4 u/a)8 u/a 8 u/a 8 u/a 8 u/a 8 u/a 16 u/a 24 u/a 12 u/a 12 u/a 24 u/a
Lot Size (min 10k sq ft)<10k sq ft
Setbacks (F35’/S12.5’/R25’)S F/S
Lot % Coverage (35%)40%
Building Heights (28’)>28’
Recommendations
• Allow up to two ADUs per lot - one attached, one detached
• Allow duplexes
• Reduce setbacks for density / multi units on lots < 10,000
• Increase lot coverage for density
• Increase height rules for density
• Front yard site improvements requirements for density,
setback encroachment
62
Residential lots along corridors - 1,000
(preliminary list of corridors shown for reference only)
Corridors and Areas of Change
100’ x 120 (12,000 sq ft)
Sub Div.
House ADU Lot Split SBS
Duplex
U/D
Duplex
Small
Plex Med. Plex Town-
house
Cottage
Court
Court-
yard Bld
Density (1 u/lot : 4 u/a)8 u/a 8 u/a 8 u/a 8 u/a 8 u/a 16 u/a 24 u/a 12 u/a 12 u/a 24 u/a
Lot Size (min 10k sq ft)<10k sq ft
Setbacks (F35’/S12.5’/R25’)S F/S
Lot % Coverage (35%)40%
Building Heights (28’)>28’
Recommendations
• In addition to previous density allowances, also allow
smallplex+ along corridors and designated areas of change
• Reduce setbacks for density / multi units on all lots
• Increase lot coverage for density
• Increase height rules for density
• Front yard site improvements requirements for density,
setback encroachment
by-right along corridors
63
• Garages/cars to the rear
• Large mature front yard trees
• Usable yards
• Front porches into setbacks
• Require sidewalks
• Covered/enclosed parking
• On-street parking
• By-right density
Right Sizing and “Micro Incentivizes”
64
Implementation Strategy
• Low Density MMH in all R1/R2 lots, split lots on corners only,
and higher density MMH along key corridors
• Implementation will focus on POLICY
changes and PROGRAMMATIC changes.
• An actionable matrix is being developed
to guide the actions of the city and its
partners (example to the right)
65
Short 0-1 yr
Medium 1-2 years
Purpose Anticipated Impact Action Step
Responsible
Party Timing Long 2+ years
Allowing additional density via Duplexes
and ADUs, supports the City's Directives
of Strategic (Re)Development goals (5.3,
5.4), and Effective Governance &
Mangement goals (2.4). Allowing these
units by-right removes some barriers to
construction.
There are approximately 7000 R1 and R2
lots, currently, in the city. However, due to
financial factors, the rate of these
conversations or new-builds are
anticipated to be very modest for the next
several years, at least.
Amend the R1 and R2 zoning to allow for
duplex and ADU's, by right, in all R1 and
R2 zoning district. Each lot should be
allowed 1 duplex (2 total units), or up to 2
ADUs (3 total units) so long as at least 1
ADU is an interior ADU.
City Planning Staff Short
Purpose Anticipated Impact Action Step
Responsible
Party Timing
Amend the R1 and R2 zoning districts with the
follow provisions when a property owner is
introducing additional units to a lot:
Allow encroachment up to 50% into the
sideyard setbacks, and 10ft in the rear yard
setback.
City Planning Staff Short
Allow an increase in building height of up to
34ft (3 stories)City Planning Staff Short
Allow an increase in buildable lot area of up
to X% of the total building footprints City Planning Staff Short
Allow a decreased minimum lot size
standards (square footage) of 25% when
additional units are added to a residential
lot.
City Planning Staff Short
Allow an increase in impervious coverage of
up to X% of the total building footprint City Planning Staff Short
Purpose Anticipated Impact Action Step
Responsible
Party Timing
Amend the R1 and R2 zoning districts with the
follow provisions when a property owner is
introducing additional units to a lot:
Allow encroachment up to 10ft into the front
setbacks, for housing features such as front
porches, patios, or entrances.
City Planning Staff Short
Require any of the following front yard site
improvements for an encroachement:
additional trees, native resilient plants, rain
garden.
City Planning Staff Short
Purpose Anticipated Impact Action Step
Responsible
Party Timing
Allowing additional density via Duplexes
and ADUs, supports the City's Directives
of Strategic (Re)Development goals (5.3,
5.4), and Effective Giverancen &
Mangement goals (2.4). Allowing these
units by-right removes some barriers to
construction. Allowing them along major
corridors within the city ensures that
higher density housing is located along
connective transportation infrastructure
that can support additional density.
There are approximately 1000 residential
lots, currently, in the city along identified
corridors (see pg X). However, due to
financial factors, the rate of these
conversations or new-builds are
anticipated to be very modest for the next
several years, at least.
Amend the R1 and R2 zoning to allow for
duplex and ADU's, by right, in all R1 and
R2 zoning district. Each lot should be
allowed 1 duplex (2 total units), or up to 2
ADUs (3 total units) so long as at least 1
ADU is an interior ADU.
City Planning Staff Short
Purpose Anticipated Impact Action Step
Responsible
Party Timing
There are approximately 7000 R1 and R2
lots, currently, in the city. However, due to
financial factors, the rate of these
conversations is anticipated to be very
modest for the next several years, at least.
MISSING MIDDLE HOUSING POLICY RECOMMENDATIONS - DRAFT
Po - 1: Allow Duplexes and ADU's in all R1 and R2 district, by-right
Po - 2: Amend the R1 and R2 zoning district site design standards to accommodate and encourage additional MMH density
Amending site design standars, such as
setbacks, height, lot buildable area, and
impervious coverage encourages density
while protecting against large single family
home development.
There are approximately 7000 R1 and R2
lots, currently, in the city. However, due to
financial factors, the rate of these
conversations is anticipated to be very
modest for the next several years, at least.
TIME
Po - 5: Amend all residential zoning district site design standards to accommodate and encourage additional MMH density when located along a
major corridor.
Po - 3: Amend the R1 and R2 zoning district site design standards to allow for an encroachment into the front yeard setback, with additional site
improvements, to encourage additional MMH density
Po - 4: Allow townhomes, small plex's (4-8 units), medium plex's (8-16 units), and similar scales of MMH in all residential lots along major city
corridors
To encourage additional housing density,
some elements of residential
development should be allowed to
encroach into the current 30ft front yard
set back, provided that 'above-and-
beyond' front lawn improvements are
provided.
DRAFT
66
Amend residential zoning districts with the
follow provisions when a property owner is
introducing additional units to a lot, and when
located along a major corridor:
Allow encroachment up to 50% into the
sideyard setbacks, and 10ft in the rear yard
setback.
City Planning Staff Short
Allow an increase in building height of up to
34ft (3 stories)City Planning Staff Short
Allow an increase in buildable lot area of up
to X% of the total building footprints City Planning Staff Short
Allow a decreased minimum lot size
standards (square footage) of 25% when
additional units are added to a residential
lot.
City Planning Staff Short
Allow an increase in impervious coverage of
up to X% of the total building footprint City Planning Staff Short
Purpose Anticipated Impact Action Step
Responsible
Party Timing
Amend residential zoning districts with the
follow provisions when a property owner is
introducing additional units to a lot, and when
located along a major corridor:
Allow encroachment up to 10ft into the front
setbacks, for housing features such as front
porches, patios, or entrances.
City Planning Staff Short
Require any of the following front yard site
improvements for an encroachement:
additional trees, native resilient plants, rain
garden.
City Planning Staff Short
Purpose Anticipated Impact Action Step
Responsible
Party Timing
Allowing additional density via Duplexes
and ADUs, supports the City's Directives
of Strategic (Re)Development goals (5.3,
5.4), and Effective Giverancen &
Mangement goals (2.4). Allowing these
units by-right removes some barriers to
construction.
There are approximately X residential
corner lots, currently, in the city (see pg
X). However, due to financial factors, the
rate of these subdivisions and new-builds
are anticipated to be very modest for the
next several years, at least.
Amend all residential zoning districts to allow
for split-lot subdivision, by right, for corner
lots, provided that driveway access can be
provided from each intersecting street.
City Planning Staff Short
Purpose Anticipated Impact Action Step
Responsible
Party Timing
Amend residential zoning districts with the
follow provisions when a property owner is
introducing additional units to a lot, and when
located along a major corridor:
Allow encroachment up to 50% into the
sideyard setbacks, and 10ft in the rear yard
setback.
City Planning Staff Short
Allow an increase in building height of up to
34ft (3 stories)City Planning Staff Short
Allow an increase in buildable lot area of up
to X% of the total building footprints City Planning Staff Short
Allow a decreased minimum lot size
standards (square footage) of 25% when
additional units are added to a residential
lot.
City Planning Staff Short
Allow an increase in impervious coverage of
up to X% of the total building footprint City Planning Staff Short
Purpose Anticipated Impact Action Step
Responsible
Party Timing
Amend R-1 and R-2 residential zoning districts
with the follow setback guidance:
Lots <65' wide: X ft City Planning Staff Short
Lots 65'-100' wide: X ft City Planning Staff Short
Amending residential setback standards is
needed to clarity and streamline site
design guidance for residential properties
across the city. Establishing a consistent
and predicatable set of standards also
There are approximately 7000 R-1 and R-2
residential lots, currently, in the city.
Amending the setback guidance will
immediately create clarity for each
residential property. In the case of an
Po - 7: Allow split-lot subdivisions in all residential corner lots, so long as driveway access is provided from each intersecting street
Po - 8: Amend corner lot design standards for residential zoning districts to accommodate and encourage additional housing density, when a
corner lot is subdivided.
Amending site design standars, such as
setbacks, height, lot buildable area, and
impervious coverage encourages density
while protecting against large single family
home development.
There are approximately 1000 residential
lots, currently, in the city along identified
corridors (see pg X). However, due to
financial factors, the rate of these
conversations or new-builds are
anticipated to be very modest for the next
several years, at least.
Amending site design standars, such as
setbacks, height, lot buildable area, and
impervious coverage encourages density
while protecting against large single family
home development.
There are approximately 1000 residential
lots, currently, in the city along identified
corridors (see pg X). However, due to
financial factors, the rate of these
conversations or new-builds are
anticipated to be very modest for the next
several years, at least.
Po - 6: Amend all residential zoning district site design standards to allow for an encroachment into the front yeard setback, with additional site
improvements, to encourage additional MMH density, when located along a major corridor.
To encourage additional housing density,
some elements of residential
development should be allowed to
encroach into the current 30 - Xft front
yard set back, provided that 'above-and-
beyond' front lawn improvements are
provided.
There are approximately 1000 residential
lots, currently, in the city along identified
corridors (see pg X). However, due to
financial factors, the rate of these
conversations or new-builds are
anticipated to be very modest for the next
several years, at least.
Po - 9: Amend R-1 and R-2 residential setback guidance to remove the 'wedding cake' standards, towards a more consistent and predictable
standard.
DRAFT
67
Lots >100' wide: X ft City Planning Staff Short
and predicatable set of standards also
removes barriers for determining site
design standards for MMH standards
throughout the city.
existing, conflicting property, it would
become legal non-conforming, and no
action would be needed by the property
owner.
DRAFT
68
Demographic Shifts, Housing Market, and
Housing Affordability in the City of Golden Valley
Prepared for Bolton & Menk and the City of Golden Valley
August 11, 2025
69
Demographic Shifts, Housing Market, and Housing Affordability
Missing Middle Housing Study
Prepared for Bolton & Menk and the City of Golden Valley
August 11, 2025
2
Key Findings
Homebuyers in Golden Valley need
incomes 14% higher than the median
income in the city and 31% higher than
the Metro median income to be able to
afford the median priced, for-sale home
(Figure 21, Slide 21)
“Cost-burdened households” are
households that pay more than 30% of
their income for housing
Almost one in five homeowners (18%)
are cost burdened in Golden Valley
(Figure 23, Slide 23)
Over four of every 10 renters (43%) are
cost burdened in Golden Valley (Figure
26, Slide 24)
Affordability
Owner-occupied, single-family homes
still make up the majority of homes in
Golden Valley (Figures 9 and 10, Slide
13)
Most new development has been larger
multifamily projects in the last few years
(Figure 13, Slide 15)
About 370 units opened in 2023 (Xenia
Apartments) and 300 new rental units
will be coming online in 2025 (The Winn)
The median sale price of a single-family
home increased about 22% between
2019 and 2025 (Figure 16, Slide 17)
The market-rate rental market has
absorbed about 25 units per quarter
since 2019 (Figure 20, Slide 19)
Housing Market
Golden Valley is projected to grow by
about 2,000 households between 2020
and 2040, according to the Metropolitan
Council (Figure 2, Slide 5)
Over the next five years, household
growth is projected to occur most in the
age 35 to 54 and over age 75 age
groups (Figure 3, Slide 6)
Millennials will continue to seek
affordable owner-occupied
housing
Baby boomers will be looking for
new maintenance-free options
Based on shifts and replacement needs,
the 2023 Compressive Housing Needs
Analysis found demand for between
1,600 and 1,800 units of new housing
(Slide 10)
Demographic Shifts
70
Demographic Shifts, Housing Market, and Housing Affordability
Missing Middle Housing Study
Prepared for Bolton & Menk and the City of Golden Valley
August 11, 2025
3
Demographic Shifts
71
Demographic Shifts, Housing Market, and Housing Affordability
Missing Middle Housing Study
Prepared for Bolton & Menk and the City of Golden Valley
August 11, 2025
4
Short-Term Projected Population and Household Growth from ESRI
Golden Valley has 22,000 people
within 10,000 households
The population is projected to grow by
0.3% annually between 2025 and
2030
Household growth is projected to be
stronger over the same period at
0.7%
Reflects a national trend of aging
households with fewer members
Compared to other areas, this trend is
more pronounced in Golden Valley
1 Population and Houshold Growth
Census Census Estimate Forecast
2010 2020 2025 2030 2010-2025 2025-2030
City of Golden Valley 20,359 22,552 22,135 22,506 0.6%0.3%
Comparison Areas
Hennepin County 1,152,439 1,281,565 1,298,422 1,312,783 0.8%0.2%
Seven County Metro Area 2,849,565 3,163,104 3,253,299 3,322,753 0.9%0.4%
Minneapolis-St. Paul MSA 3,333,633 3,690,261 3,809,346 3,903,629 0.9%0.5%
State of Minnesota 5,303,925 5,706,494 5,852,943 5,959,077 0.7%0.4%
United States 308,745,538 331,449,281 339,887,819 347,149,422 0.6%0.4%
City of Golden Valley 8,810 9,957 10,144 10,492 0.9%0.7%
Comparison Areas
Hennepin County 475,913 528,547 544,231 555,884 0.9%0.4%
Seven County Metro Area 1,117,748 1,239,526 1,288,806 1,325,145 1.0%0.6%
Minneapolis-St. Paul MSA 1,293,601 1,434,315 1,498,244 1,546,472 1.0%0.6%
State of Minnesota 2,087,227 2,253,990 2,333,970 2,391,162 0.7%0.5%
United States 116,716,292 126,817,580 132,422,916 136,716,884 0.8%0.6%
Source: US Census Bureau; ESRI; LOCi Consulting LLC
Annual Growth Rate
Population
Households
72
Demographic Shifts, Housing Market, and Housing Affordability
Missing Middle Housing Study
Prepared for Bolton & Menk and the City of Golden Valley
August 11, 2025
5
Long-Term Population, Household, and Employment Projections from Met Council
Metropolitan Council has estimates
available for projected population,
households, and employment,
2020 to 2040
The Met Council projections are
higher than ESRI’s projections
(Golden Valley: 1,400 new
households between 2020 and
2025 versus ESRI’s 535 new
households)
Household growth is projected to
decrease significantly between
2030 and 2040
2 Long-Term Population, Household, and Employment Projections
Census Forecast Forecast
2020 2030 2040 2020-2030 2030-2040
Population
Golden Valley 22,552 25,800 26,700 3,248 900
Seven-County Metro Area 3,163,104 3,451,000 3,653,000 287,896 202,000
Households
Golden Valley 9,957 11,400 11,800 1,443 400
Seven-County Metro Area 3,163,104 3,451,000 3,653,000 287,896 202,000
Employment
Golden Valley 28,845 36,000 37,000 7,155 1,000
Seven-County Metro Area 3,163,104 3,451,000 3,653,000 287,896 202,000
* Final Forecasts issued 12/31/2024.
Source: Metropolitan Council; LOCi Consulting LLC
Projected Change
73
Demographic Shifts, Housing Market, and Housing Affordability
Missing Middle Housing Study
Prepared for Bolton & Menk and the City of Golden Valley
August 11, 2025
6
Projected Household Growth by Age of Householder, 2025 to 2030
Baby Boomers (Age 65 plus) and
Millennials (Age 35-45) will continue to
drive household growth
Higher growth in Golden Valley for
households in their typical
homeownership years (Age 35 to 54)
Median Age in 2025:
Golden Valley: 42.5
Seven County Metro Area: 38.3
Median Age in 2030:
Golden Valley: 44.0
Seven County Metro Area: 39.0
Source: ESRI; LOCi Consulting LLC
3. Projected Household Growth by Age of Householder, 2025 to 2030
74
Demographic Shifts, Housing Market, and Housing Affordability
Missing Middle Housing Study
Prepared for Bolton & Menk and the City of Golden Valley
August 11, 2025
7
Projected Household Growth by Income of Householder, 2025 to 2030
Overall shift in growth to higher
income groups
Rising incomes overall and age
shifts
Millennials hitting higher
income earning years
Baby Boomers with higher
investment incomes
But might also reflect lower
household formation rates in
lower income groups due to
rising housing costs
Source: ESRI; LOCi Consulting LLC
4. Projected Household Growth by Income of Householder, 2025 to 2030
75
Demographic Shifts, Housing Market, and Housing Affordability
Missing Middle Housing Study
Prepared for Bolton & Menk and the City of Golden Valley
August 11, 2025
8
Population by Race and Ethnicity
The population of Golden Valley has
remained slightly less diverse than the
Seven-County Metro Area as a whole
In 2023, Golden Valley’s population:
82% White (Metro: 81%)
7% Black (Metro: 8%)
2% Asian (Metro: 6%)
5% Hispanic (Metro: 6%)
Between 2014 and 2023, the Black
population grew from 5% to 7% and
the Hispanic population grew from 3%
to 5%
Percent Asian declined from 5% to 2%
5. Population by Race and Ethnicity, Golden Valley, 2014, 2020, and 2023
Source: 2010 and 2023 American Community Survey, 2020 Census, US Census Bureau; Metropolitan Council LOCi Consulting LLC
Note that Hispanic is an Ethnicity and not a Race. Hispanic population is made up of multiple racial classifications.
76
Demographic Shifts, Housing Market, and Housing Affordability
Missing Middle Housing Study
Prepared for Bolton & Menk and the City of Golden Valley
August 11, 2025
9
Population by Race in Comparison Cities
Except for Edina, Golden Valley
has a lower percentage of Non-
White population than comparison
cities
Comparison cities, including Edina,
have seen their Non-White
populations grow at a greater rate
than Golden Valley
6. Percent Non-White Population, Comparison Cities, 2010 and 2023
Source: 2010 and 2023 American Community Survey, 2020 Census, US Census Bureau; Metropolitan Council LOCi Consulting LLC
Note that Hispanic is an Ethnicity and not a Race. Hispanic population is made up of multiple racial classifications.
77
Demographic Shifts, Housing Market, and Housing Affordability
Missing Middle Housing Study
Prepared for Bolton & Menk and the City of Golden Valley
August 11, 2025
10
Percent of Households Living Alone
The city of Golden Valley has
comparable rates of single
person households as the
rest of the Metro Area
However, a larger percentage
of those households are over
age 65
The Metro Area is seeing an
increase in single-person,
senior households. While
Golden Valley’s rate is
declining
7. Households Living Alone, 2014, 2020, and 2023
8. Households Living Alone Over Age 65 as a Percent of All Households,
2014, 2020, and 2023
Source: 2014, 2020, and 2023 American Community Survey, US Census Bureau; Metropolitan Council LOCi Consulting LLC 78
Based on the shift in housing need and natural
replacement, the 2023 Comprehensive Housing
Need Analysis found demand for about 1,600 to
1,800 new units between 2023 and 2025
Some of this demand could be developed as
Missing Middle Housing
79
Demographic Shifts, Housing Market, and Housing Affordability
Missing Middle Housing Study
Prepared for Bolton & Menk and the City of Golden Valley
August 11, 2025
12
Housing Market
80
Demographic Shifts, Housing Market, and Housing Affordability
Missing Middle Housing Study
Prepared for Bolton & Menk and the City of Golden Valley
August 11, 2025
13
Existing Housing Stock in Golden Valley
9 Housing Unit Inventory in Golden Valley, 2023
Source: American Community Survey, US Census Bureau; LOCi Consulting LLC
9,671
6,769
2,902
Totaal Housing Units Owner Occupied
Housing Units
Renter Occupied
Housing Units
10 Units in the Structure, Golden Valley, 2023
Source: American Community Survey, US Census Bureau; LOCi Consulting LLC
63.1%
5.5%1.0%0.5%2.2%4.3%
23.4%
0.0%
1-unit,
detached
1-unit,
attached
2 units 3 or 4 units 5 to 9 units 10 to 19 units 20 or more
units
Mobile home
Golden Valley
81
Demographic Shifts, Housing Market, and Housing Affordability
Missing Middle Housing Study
Prepared for Bolton & Menk and the City of Golden Valley
August 11, 2025
14
Existing Housing Stock in Golden Valley
11 Year the Structure Was Built, Golden Valley, 2023
Source: American Community Survey, US Census Bureau; LOCi Consulting LLC
0.8%
10.8%
7.8%
1.8%
9.1%
10.4%
22.0%
28.9%
5.0%
3.4%
Built 2020 or later
Built 2010 to 2019
Built 2000 to 2009
Built 1990 to 1999
Built 1980 to 1989
Built 1970 to 1979
Built 1960 to 1969
Built 1950 to 1959
Built 1940 to 1949
Built 1939 or earlier 12 Number of Bedrooms in the Unit, Golden Valley, 2023
Source: American Community Survey, US Census Bureau; LOCi Consulting LLC
2.8%
12.3%
20.9%
32.3%
25.9%
5.7%
No bedroom 1 bedroom 2 bedrooms 3 bedrooms 4 bedrooms 5 or more
bedrooms
82
Demographic Shifts, Housing Market, and Housing Affordability
Missing Middle Housing Study
Prepared for Bolton & Menk and the City of Golden Valley
August 11, 2025
15
Recent Residential Building Permits in Golden Valley
Note: Xenia Apartment development—369 units—was approved
in 2013 and permits were issued in 2017.
13 Building Permit Units in the City of Golden Valley, 2018-2023
2018 2019 2020 2021 2022 2023
Total Housing Units 137 13 4 8 10 5
Single-Family Structures 21 13 4 8 10 5
2- to 4 Unit Structures 18 0 0 0 0 0
Multifamily Units 98 0 0 0 0 0
Source: SOCDS HUD Building Permits; Minnesota Department of Labor and Industry; LOCi Consulting LLC
0
50
100
150
2018 2020 2021 2022 2023
Total Housing Units
83
Demographic Shifts, Housing Market, and Housing Affordability
Missing Middle Housing Study
Prepared for Bolton & Menk and the City of Golden Valley
August 11, 2025
16
Building Permit Activity in Golden Valley versus Comparison Cities
Golden Valley has had
fewer building permit
housing units per year,
compared to peer cities
Average Annual Housing
Units Permitted, 2000-2023
Golden Valley: 43
Edina: 192
Richfield: 79
St. Louis Park: 208
14. Total Building Permit Housing Units by Year, 2000 to 2023
Source: SOCDS Building Permits, HUD; LOCi Consulting LLC 84
Demographic Shifts, Housing Market, and Housing Affordability
Missing Middle Housing Study
Prepared for Bolton & Menk and the City of Golden Valley
August 11, 2025
17
For-Sale Housing Market in Golden Valley
15 Residential Real Estate Transactions in Golden Valley
321
Source: Multiple Listing Service; LOCi Consulting LLC
406 426 422
347 308 321
2019 2020 2021 2022 2023 2024
16 Median Sales Price of Home Sales in Golden Valley
*2024 YTD is rolling 12-months from October 2024.
Source: Multiple Listing Service; LOCi Consulting LLC
$343,000 $367,450 $390,000 $425,000 $424,000 $424,000 $420,000
2019 2020 2021 2022 2023 2024 2025 YTD
17 Average Days on the Market for Home Sales in Golden Valley
*2024 YTD is rolling 12-months from October 2024.
Source: Multiple Listing Service; LOCi Consulting LLC
48
37
24 22
40 40 46
2019 2020 2021 2022 2023 2024 2025 YTD
85
Demographic Shifts, Housing Market, and Housing Affordability
Missing Middle Housing Study
Prepared for Bolton & Menk and the City of Golden Valley
August 11, 2025
18
Market Rate Rental in Golden Valley—Vacancy Rate and Average Rents
18 Vacancy Rates for Market-Rate Rental Housing in Golden Valley
* Data is Q1 2018 to Q2 2025
Source: CoStar; LOCi Consulting LLC
19 Average Rent for Market-Rate Rental in Golden Valley
* Data is Q1 2018 to Q2 2025
Source: CoStar; LOCi Consulting LLC
86
Demographic Shifts, Housing Market, and Housing Affordability
Missing Middle Housing Study
Prepared for Bolton & Menk and the City of Golden Valley
August 11, 2025
19
Rental Market in Golden Valley—Absorption of Units
20 Quarterly Absorption of Units for Market-Rate Rental in Golden Valley
* Data is Q1 2018 to Q2 2025
Source: CoStar; LOCi Consulting LLC
87
Demographic Shifts, Housing Market, and Housing Affordability
Missing Middle Housing Study
Prepared for Bolton & Menk and the City of Golden Valley
August 11, 2025
20
Housing Affordability
88
Demographic Shifts, Housing Market, and Housing Affordability
Missing Middle Housing Study
Prepared for Bolton & Menk and the City of Golden Valley
August 11, 2025
21
Housing Affordability Relative to Incomes—For Sale Housing
Homebuyers in Golden Valley need incomes
14% higher than the median income to afford
the median for-sale home. For the Metro Area,
incomes need to be 26% percent higher than
the median
Higher incomes in Golden Valley make the
affordability index seem more affordable than
the Metro Area.
This might be explained by the fact that there
are fewer housing options for lower- and
moderate-income households, thus fewer
lower- and moderate-income households
Available housing may be driving incomes, not
vice versa
21 Income Needed for Median Sale Price For-Sale Housing
Golden Valley Twin Cities Metro Area
Home Price $420,000 $401,000
Down Payment (10%)$42,000 $40,100
Estimated Closing Costs (3%)$12,600 $12,030
Total Loan Amount $390,600 $372,930
Interest Rate for 30-Year Mortgage 6.75%6.75%
Monthly Payment (Principal and Interest)$2,533 $2,419
Property Tax $350 $334
Homeowners Insurance $140 $134
Mortgage Insurance $163 $155
Home Maintenance and Repair $100 $100
Total Monthly Housing Cost $3,286 $3,142
Total Annual Housing Cost $39,434 $37,704
Household Income Required Assuming 30% Affordability $131,000 $126,000
2025 Median Household Income $114,732 $99,859
Affordability Index 1.14 1.26
Source: Northstar MLS; ESRI; LOCi Consulting LLC
89
Demographic Shifts, Housing Market, and Housing Affordability
Missing Middle Housing Study
Prepared for Bolton & Menk and the City of Golden Valley
August 11, 2025
22
Housing Affordability Relative to Incomes—Rental Housing
On average, rental affordability looks similar to
homeowner affordability
Higher incomes in Golden Valley mean overall
rents are more affordable
However, higher incomes in Golden Valley
might be explained by the fact that there are
fewer overall housing options for lower- and
moderate-income households
So fewer lower- and moderate-income
households live in Golden Valley
22 Income Needed for Average Market Rate Rental Housing
Golden Valley Twin Cities Metro Area
Monthly Rent $1,596 $1,589
Total Monthly Housing Cost $1,596 $1,589
Total Annual Housing Cost $19,152 $19,068
Household Income Required Assuming 30% Affordability $63,840 $63,560
2025 Median Household Income $114,732 $99,859
Affordability Index 0.56 0.64
Source: Costar; ESRI; LOCi Consulting LLC
90
Demographic Shifts, Housing Market, and Housing Affordability
Missing Middle Housing Study
Prepared for Bolton & Menk and the City of Golden Valley
August 11, 2025
23
Cost-Burdened Owner-Occupied Housing
Almost one in five homeowners (18%) in the city
of Golden Valley—including both those with and
without mortgages—pay more than 30% of their
income in housing costs
About 7% of homeowners pay over 50% of their
income in housing costs
23. All Housing Cost Burdened Owner Households, 2023
Source: 2023 American Community Survey, US Census Bureau; Metropolitan Council; LOCi Consulting LLC
25. Housing Cost Burdened Owner Households by Race and Ethnicity, 2023
24. Housing Cost Burdened Owner Households by Income, 2023
Note that Hispanic is an Ethnicity and not a Race. Hispanic population is made up of multiple racial classifications. “Other” includes
Two or more races, Some other race alone, or Native Hawaiian and Other Pacific Islander alone.91
Demographic Shifts, Housing Market, and Housing Affordability
Missing Middle Housing Study
Prepared for Bolton & Menk and the City of Golden Valley
August 11, 2025
24
Cost-Burdened Renter-Occupied Housing
Four in 10 renters pay more than 30% of their
incomes in rent in the city of Golden Valley
Over one in five pay more than 50% of their
income in rent in the city
26. All Housing Cost Burdened Renter Households, 2023
Source: 2023 American Community Survey, US Census Bureau; Metropolitan Council; LOCi Consulting LLC
28.Housing Cost Burdened Renter Households by Race and Ethnicity, 2023
27.Housing Cost Burdened Renter Households by Income, 2023
Note that Hispanic is an Ethnicity and not a Race. Hispanic population is made up of multiple racial classifications. “Other” includes
Two or more races, Some other race alone, or Native Hawaiian and Other Pacific Islander alone.92
Demographic Shifts, Housing Market, and Housing Affordability
Missing Middle Housing Study
Prepared for Bolton & Menk and the City of Golden Valley
August 11, 2025
25
Data Resources and Study Limitations
The data in this preliminary analysis are compiled from a variety
of sources. Sources are identified in the tables and figures.
LOCi Consulting believes that these sources are reliable.
However, there is no way to authenticate this data and
information. LOCi Consulting does not guarantee the data and
assumes no liability for any errors in fact, analysis, or judgement.
The data in this analysis includes the most recent information
available at the time of this analysis.
The findings, conclusions, and recommendations in this demand
analysis are based on the best judgements and analysis at the
time of the study. LOCi Consulting makes no guarantees or
assurances that the projections or conclusions will be realized as
stated.
93
Demographic Shifts, Housing Market, and Housing Affordability
Missing Middle Housing Study
Prepared for Bolton & Menk and the City of Golden Valley
August 11, 2025
26
Contact Information:
Grant Martin
Principal
LOCi Consulting LLC
651-888-8464
grant@lociconsult.com
https://www.lociconsult.com/
Services:
•Market studies
•Demographic analysis
•Customer segmentation
•Market identification
•Market sizing
•Competitive analysis
•Geographic Information Systems (GIS)
and site selection
•Data analytics
94
LOCi Consulting LLC | 651-888-8464 | http://www.lociconsult.com
Memo
Date: December 4, 2025
To: Golden Valley Missing Middle Project Team
From: Grant Martin Principal LOCi Consulting LLC
Re: Key Findings from the Developer Interviews for the Golden Valley Missing Middle Housing Study
Purpose The purpose of this memo is to provide key findings from the developer interviews for the Golden Valley Missing Middle Housing Study.
Background The interviews were conducted between August 2025 and December 2025. A total of 20 developers were identified having experience with infill urban development and redevelopment or smaller scale development. The list was developed based on input from the consultant team and Golden Valley city staff. The consultant team attempted to contact all of the developers identified. Of those contacted, interviews were ultimately conducted with 11 developers. About half of the developers focus primarily on affordable housing and about half focus primarily on market-rate housing. Most of the developers do rental projects, but a couple of the developers build owner-occupied projects. Only three of the developers have experience working on missing middle projects, in these cases meaning duplexes, triplexes, and quad homes. The purpose of the interviews was to:
Gather information on impediments to the development of missing middle housing in communities like Golden Valley;
Conduct outreach to developers who should know that the city is interested in encouraging the development of less traditional housing options; and
Create the potential for future partnerships with knowledgeable developers for missing middle housing development and other development activities. This memo is organized into key findings following by comments, points, and quotes directly from the interviews. Developers were informed that the responses would be kept anonymous.
95
Key Findings from the Developer Interviews
Golden Valley Missing Middle Housing Study
December 4, 2025
Page | 2
Key Findings 1. Pro Formas are challenging with all housing types—driven by high interest rates and construction costs.
For-sale, single family homes
For-sale condominiums
Rental apartments 2. Projects are getting built in urban/first ring suburban areas with:
Subsidies from cities (Tax Increment Financing, Tax Abatement, Property Write-Downs, etc.)
Vertically integrated developers who may be taking losses on development fees to keep construction and property management teams working 3. There is no specialized market to develop, build, and operate missing middle housing.
Single-family and custom homebuilders
Apartment developers 4. Neither group of developers wants to tackle this type of development because of risks and rewards.
For SF and custom home developers, it is too specialized
For apartment developers, the fixed costs are the same for a larger project, and those are more profitable and less risky
For affordable housing developers, there are only a few programs to finance these projects 5. Beyond specialized developers, construction contractors, subcontractors, consultants, and property managers also specialize and may not want to bid on or support missing middle housing. 6. Other hurdles are external to city zoning and financing:
Four-unit buildings can have increased building requirements because they are classified as commercial buildings
Financing from Minnesota Housing may require prevailing wages, increasing costs of development
Energy efficiency requirements may increase costs of development
New Construction at the Laurel Ponds development
96
Key Findings from the Developer Interviews
Golden Valley Missing Middle Housing Study
December 4, 2025
Page | 3
7. Some cities have encouraged smaller scale development through emerging developer programs.
Opportunities: Get technical assistance to new developers to build this housing
Challenges: Need upfront financing for projects that might not move forward—some developers said predevelopment financing is often the biggest challenge because of the risk
Challenges: Maybe too few new developers
Challenges: May be better managed by larger governmental structure—county or Met Council 8. A few affordable missing middle housing developers are exploring and implementing new methods to develop smaller-scale affordable housing projects.
For example, developers are using modular construction to reduce costs and overall project time
Select Comments and Themes
Financial Challenges for All Housing Development
One developer said that, even when interest rates are better, most of the residential housing that is getting built is either for high-income renters and buyers or for low- and moderate-income renters. There is a real gap in the middle.
Many people who work in local government underestimate the financial challenges. Once developer said, “They don’t understand that it isn’t 2018. It’s just much harder to get a project done in 2025.”
One developer said that the challenges around housing production are a macro market issue—the costs (construction costs, borrowing costs, etc.) are simply too high to build housing that is affordable to renters and buyers. He said this issue is not something that can be easily fixed by local government. At the same time, he said he believes the problem is getting better—interest
rates are coming down, construction costs increases are slowing, etc.
For developers, it is important to have a sense that the project will have a good chance of moving forward in a community. The developer wants to feel confident the community supports the project. “How is the project looked at? Will it get approved?”
“There are a lot of beliefs about housing development in city government. We are not on the same page when it comes to what is realistic,” said a market rate developer. He suggested that there should be a prototypical pro-forma that would be starting place to understand where the challenges for development are occurring.
One developer said that cities could make all residential development more feasible if they were more creative and flexible around five key issues that drive costs: sustainability regulations, affordability requirements, prevailing wages, required commercial space, and excessive architectural enhancements.
One affordable housing developer said that he understands the intentions for energy efficiency and agrees that they can significantly reduce homeownership costs over time. But, he said, they do add costs and can sometimes make projects unworkable.
Which Developers are Most Likely to Pursue
Missing Middle Development
One market rate developer said that development is complex, and it is difficult to be good at everything. Developers must focus and specialize to be good at it. Promoting smaller scale development may mean working with a few developers to help them become specialists.
“Bigger companies are better suited for bigger projects,” said one market-rate developer. “There are a handful of smaller companies that are better suited for projects on a smaller scale.”
97
Key Findings from the Developer Interviews
Golden Valley Missing Middle Housing Study
December 4, 2025
Page | 4
One market-rate developer said that it is difficult to find builders and architects who would take on missing middle projects even if he pursued these projects.
A developer who works at a larger development company suggested that custom homebuilders might be better at developing duplexes, triplexes, and fourplexes than larger developers. He said that if this group could be incentivized, they would be a good resource.
“A four-unit project requires all the same due diligence as a 40-unit project,” said one developer. “There are economies of scale with the larger projects. If I’m going to put in all the same energy as a large project, I’m going to want to get the same return out of it. And that’s less likely with the smaller project.”
One developer said that these projects might work for a small developer who can also be the general contractor.
“Whether it’s a 40-, 50-, or 60-unit building, it’s the same amount of work as a 200-unit building,” said one market-rate developer. He said the incentive is to spread the fixed costs over more units and bigger projects.
City Regulation and Missing Middle Housing
If the missing middle development cannot be built by right, said one developer, it will not likely move forward—neighborhood opposition will kill these projects. He said he pursued a cluster rental home development in an affluent city in the Metro Area and neighborhood opposition brought down the project. He said it would have been an asset to the neighborhood and the design fit the scale. At the present time, the economics of this project would not work at the still vacant site.
One developer said city regulation is not the primary challenge. “Zoning is not the limiting factor,” one developer said. “The limiting factor is money.”
Large lot single-family home in Golden Valley
98
Key Findings from the Developer Interviews
Golden Valley Missing Middle Housing Study
December 4, 2025
Page | 5
One developer said that having the city staff well versed in missing middle housing development process is important for success. There should be an easy to follow, step by step process. That creates more certainty for the developer.
Another developer said the same. Having city staff that thoroughly understand the process reduces the overall timeline and development costs, and makes the process move smoothly.
One developer said that parking minimums provide unnecessary headwinds to a project. He said that the developer should let the market determine how much parking is provided. “Theres are a completely non-sense relic of the 1950s,” he said.
Zoning has to be appropriate for missing middle housing, said one developer. The code has to be clear about what types of missing middle housing are allowed—“bungalow courts, gentle density, tiny houses, ADUs, etc.”
One developer said that cities need to clearly outline how city water and sewer hookups would be handled in missing middle developments. This information needs to be clearly articulated.
A few developers suggested that the city develop model missing middle projects or a “look book” that clearly outlines what would be acceptable. If this could reduce the approval time and neighborhood tensions, this type of resource would be well received by developers.
Emerging Developer Programs
Two emerging developers were interviewed. They said the toughest part is raising financing for predevelopment costs. They suggested that, if the city could provide funding for those efforts, it would create more opportunities for emerging developer projects. Those projects would be more likely to be missing middle housing.
The Winn in Golden Valley, under construction for a 2026 opening
99
Key Findings from the Developer Interviews
Golden Valley Missing Middle Housing Study
December 4, 2025
Page | 6
But another market-rate developer did not think that providing up-front funding for emerging developers is a good idea. “That would be a good way to spend money and not get a lot for your money,” he said.
One former developer who works with emerging developers said the programs are good ways to get prospective developers the technical assistance, gap funding, and support to get started. The developer agreed that the biggest challenges of the project are at the initial phases. He said these developers have “to be scrappy and take on that risk at that phase. It’s what makes a good developer.”
One developer said that emerging developer programs are best administered by large cities or counties. It might not be effective for a smaller city like Golden Vally to have a program.
One source pushed the idea of a sponsor developer for emerging developers. The more experienced sponsor developer could provide technical support and connections to resources
that could help make the emerging developer successful.
Affordable Missing Middle Housing
An affordable housing developer said that without financial programs to support this type of development, it is unlikely to occur. “If you are just talking about zoning changes, you are not going to see affordable missing middle housing developed,” she said.
One affordable developer said that the city of Golden Valley does not have a good reputation for working with affordable housing developers.
Higher land costs in Golden Valley make affordable missing middle housing development particularly challenging.
One affordable housing developer said that two issues can really drive-up costs for development. First, if state housing agency funds are used, the contractors must pay prevailing wage. Second, if the project has more than three units, it has additional commercial
Recently constructed homes on larger lots in Golden Valley
100
Key Findings from the Developer Interviews
Golden Valley Missing Middle Housing Study
December 4, 2025
Page | 7
building code requirements. He said these requirements can add $50,000 to $90,000 per building on top of the per unit costs.
An affordable housing developer said that cities could help secure the funding stack for projects. These projects often require a variety of funding sources—city funds, Federal Community Development Block Grants (CDBGs), state funding, Local Affordable Housing Aid (LAHA) and Statewide Affordable Housing Aid (SAHA), etc.
One affordable housing developer said he is building smaller infill affordable housing—single-family and duplexes—for $150,000 to $200,000 per unit (not including land costs).
Modular Construction
One affordable housing builder said modular construction could be used to make missing middle housing development feasible. He said
that cities need to open their minds to construction techniques that have not been considered traditional. That developer uses modular construction and said many cities are resistant to those methods even though the finished product is comparable.
That developer said he is working with another Metro Area city to build for-sale twinhomes and fourplexes. He said the cost to build each unit can range from $150,000 to $175,000 (not including land or site costs), making the final sale price affordable for moderate-income families.
A modular homebuilder said that, with modular homes, quality control inspections happen at various stages within the factory, often overseen by third-party inspectors, speeding up the approval process and ensuring that each section of the home meets building codes before it arrives on-site. Once delivered and assembled, only final site inspections are required.
101
EXECUTIVE SUMMARY
Legal
763-512-2345 / 763-512-2344 (fax)
Golden Valley City Council Work Session
December 9, 2025
Agenda Item
3. Council Review of Future Draft Agendas
Prepared By
Melissa Croft, Deputy City Clerk (Records)
Supporting Documents
Review of Future Draft Agendas
102
Review of Future Draft Agendas
Meeting & Item Info
December 16, 2025 City Council Meeting - 6:30 PM
1A - Pledge of Allegiance Led by Golden Valley Boy Scout Troop 268
1A - Land Acknowledgement
Presentation
Presentation of Bill Hobbs Human Rights Award
New Employee Introductions (if necessary)
Consent - Council Minutes
Approval of Council Minutes
Consent - City Check Registers
Approval of City Check Registers
Consent - Licenses
Therapeutic Massage Facility & Individual Therapist License Renewals
Cigarette/Tobacco License Renewals
Consent - Boards, Commissions, and Task Forces
Approve DEI Commission Updated Bylaws
Consent - Bid, Quotes, and Contracts
Purchase of New Fire Engine
Approve Purchase of Fire Rescue Vehicle Parts and Outfitting with Guardian Fleet Safety
Approve PSA with SRF Relocation Services (Phase 3)
Approve Short-Term Lease Agreements with Sorenson Apartment Movers/A-1 Moving Company, Link Snacks Inc. and
Birnstengel Investments, Inc.
JPA and Cost Sharing Agreement for Civic Center Site Planning
Approve MOU with Golden Valley Pride
Golden Valley LETAC Policies360
Approve Purchase of Laptops
Approve Annual Renewal of Hennepin County User Agreement for Cyclomedia Street Smart Imagery
Professional Services Agreement for Civic Center Campus Master Plan
North Metro Range Joint Powers Agreement with Golden Valley Police Department
JPA with HCSO - Coordinated Emergency Response
Consent - Grants and Donations
Resolution - Acceptance of Ongoing Donations
Resolution Approving Participation in the MCES Private I&I Grant
Resolution Accepting Met Council LCA Grant for Missing Middle Housing Study
Consent - Miscellaneous
Set Upcoming Year's City Calendar and Meeting Dates
Approve Employee Handbook Updates
Approving Compensation and Classification Tables, Resolution
Adopt Resolution to Approve Annual Spending Limit Authorization for 2026
Amendment to 2025 Legal Department Budget, Resolution
Approve Minor Subdivision at 911 Winnetka
Adopt Resolution Approving AI Policy
Ordinance Amending Sections of Chapter 113 Related to Off-Street Parking and Loading Regulations & Resolution Authorizing
Summary Publication
Public Hearing
Old Business
New Business
January 6, 2026 - HRA Meeting - 6:30 PM (if necessary)
103
Meeting & Item Info
Consent Agenda
Approval of HRA Minutes
Development Agreement for 504 Lilac - Twin Cities Habitat for Humanity
Right of Entry Agreement for 4707 Circle Down and 1611 Lilac (tentative)
Public Hearing
Old Business
New Business
January 6, 2026 - City Council Meeting - 6:30 PM
Call to Order
1A - Pledge of Allegiance and Land Acknowledgement
1B - Oaths of Office
1C - Seating of the Council
Presentation
Proclamation Recognizing Rev. Dr. Martin Luther King, Jr. Day
Consent - Council Minutes
Approval of Council Minutes
Consent - City Check Registers
Approval of City Check Registers
Consent - Licenses
Consent - Boards, Commissions, and Task Forces
Adopt Resolution Approving Appointment to JWC
Adopt Resolution - Update to Environmental Commission Bylaws (changing the regular meeting schedule)
Consent - Bid, Quotes, and Contracts
Consent - Grants and Donations
Resolution Accepting Met Council LCA Grant for Missing Middle Housing Study
Consent - Miscellaneous
Designation of Official Newspapers
Designation of Depository for City Funds, Resolution
Adopt Resolution for the Annual Elections of the Insurance Policy
Adopt Resolution to Approve Annual Public Purpose Expenditure Authorization
Adopt Resolution Approving Employee Handbook Updates
911 Winnetka – Minor Subd. And Final Plat
Public Hearing
Old Business
New Business
First Consideration of Ordinance Amending City Code Section Related to Tobacco Licensing (TBD)
First Reading of CenterPoint Energy Franchise Fee Ordinance
January 13, 2026 - HRA Work Session - 6:30 PM (if necessary)
Habitat for Humanity Request for LAHA Funds for 1715 Gettysburg
January 13, 2026 - City Council Work Session - 6:30 PM
Annual Review of Council Appointments
Annual Review and Discussion Regarding Council Meeting Structure, Guidelines, and Policies
Building Forward (City Facilities) Update
Review 2026 Legislative Priorities
Council Review of Future Draft Agendas
104