11-10-08 HRA Special Meeting
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AGENDA
GOLDEN VALLEY HOUSING AND REDEVELOPMENT AUTHORITY
Special Meeting
Golden Valley City Hall
7800 Golden Valley Road
Monday - November 10,2008
6:30 pm
Golden Valley City Council Chambers
PaQe
1. Roll Call
2. Approval of the Minutes - October 14, 2008, Regular Meeting and Workshop 11~12
3. Redevelopment Plan for Douglas Drive Corridor Redevelopment Project Area
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A. PUblic Hearing on Adoption of Plan
B. Approve Resolution 08~03 Resolution Adopting the Redevelopment 43~51
Plan for Douglas Drive Corridor Redevelopment Project Area
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Tax Increment Financing (Redevelopment) Douglas Drive District No.1 within the
Douglas Drive Redevelopment Area
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Private Development Agreement for Real Property East of Douglas Drive and
North of Golden Valley Road to United Properties Residential, L.L.C. for
Development of Senior Housing
A. Joint Public Hearing on Establishment of Tax Increment Financing
Plan and Private Redevelopment Area.
B. Continues Public Hearing until Tuesday, November 18, 2008.
5. Adjournment
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REGULAR MEETING
OF THE
HOUSING AND REDEVELOPMENT AUTHORITY
October 14, 2008
Pursuant to due call and notice thereof, a regular meeting of the Housing and
Redevelopment Authority of the City of Golden Valley, Hennepin County, Minnesota, was
held at 7800 Golden Valley Road in said City on October 14,2008, at 6:30 pm, in the City
Council Chambers.
The following members were present: Chair Paula Pentel and Commission.
Freiberg, Linda Loomis, De De Scanlon and Robert Shaffer. Also present w
Director Thomas Burt, HRA Attorney Alan Barnard, Assistant HRA Director
Finance Director Sue Virnig and Administrative Assistant Christine Columb
Approval of the Minutes
MOVED by Loomis, seconded by Shaffer, and motion carried t
July 8, 2008 regular HRA meeting.
Approval of Bills
MOVED by Freiberg, seconded by Loomis and
bills as submitted, reimbursing City expenditur
nanimously to approve the
Loomis stated that the financial obligatio
services of bonds and not for current
1.21 was for payment on debt
Receive and File October Fina
MOVED by Loomis, seconded
Financial Reports.
.on carried to receive and file the October
Dou las Drive U
ated that a number of the commissioners were actively
uglas .ve study and the update was mainly for those members who
. e study.
nning workshop was held for community members and common themes
articipants were: pedestrian and bike safety, attention to the visual
appeal 0 et, input and guidance of future development and redevelopment of the
old Denny's or Homesteader site.
The citizens have been engaged in the study and a robust web site has been developed to
keep the community updated. An open house will be held in December or January.
Loomis commented that the task force has no chairman and suggested the Vice Chair of
the HRA serve in this function.
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Regular Meeting of the Housing and Redevelopment Authority
October 14, 2008
Page 2
Other Business
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MOVED by Loomis, seconded by Scanlon, and motion carried to nominate Commissioner
Freiberg for Chairperson of the Douglas Drive Advisory Board.
Adiournment to Special Workshop
The meeting was adjourned to the work session following the Council/Manager Meeting at
6:38 pm. The meeting was reconvened in a workshop session at 8:55 pm.
The Council suggested chang
them an updated draft prior
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ted that staff
one
areas, two of
reviously discussed
n Valley Road. Staff
improvements on the east
Luce Line Trail.
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S ecial Worksho on Dou las Drive Redevelo ment Area and Tax Inc
Financing CTIF) District Plans
Jeanne Andre provided an overview of materials included in the age
reviewed the proposed timetable and the suggested a Special H
November 10 to consider the Redevelopment and TIF Financin
is recommending a change in the Douglas Drive Redevelopmen
discussed at the last HRA meeting. The proposal in the pa .
which are between Duluth Street and Golden Valley Road
and a new Area A-3, which is the Center Point prope
recommended the addition of this parcel to allow for
side of Douglas Drive all the way from Duluth St
A map of the new proposed TIF District wa
explained that the TIF District would be
Applewood Pointe project as well as t
offered to provide a map of the Dis
ded in the agenda packet. Staff
I of the parcels in the proposed
and railroad right-of-ways and
issioners.
elopment Plan and asked staff to send
Adiournment
Paula Pentel, Chair
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Christine Columbus, Administrative Assistant
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Jeanne Andre, Assistant HRA Director
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Memorandum
Housing & Redevelopment
Authority
763-593-8002/763-593-8109 (fax)
7800 Golden Valley Rd. Golden Valley, MN 55427
763-593-8014
Date: November 7, 2008
To: Housing and Redevelopment Authority Commissioners
From: Jeanne Andre, Assistant Director
Through: Thomas D. Burt, Director
Subject: Redevelopment Plan for Douglas Drive Corridor Redevelopment Project Area
The City of Golden Valley, through its Douglas Drive Advisory Board, has studied the
Douglas Drive Corridor and suggested that public involvement in redevelopment of public
infrastructure and land uses along the corridor would enhance the community. An initial step
. to focus such involvement is the creation of The Redevelopment Plan for Douglas Drive
Corridor Redevelopment Project Area to identify a geographic area, statutory authority,
principles, goals, objectives and policies that would provide the framework to consider
specific projects that would collectively redevelop the corridor.
The attached draft The Redevelopment Plan for Douglas Drive Corridor Redevelopment
Project Area was prepared for consideration of the Housing and Redevelopment Authority.
The process to adopt a redevelopment area includes:
. HRA holds a public hearing, approves The Redevelopment Plan for Douglas Drive
Corridor Redevelopment Project Area and recommends its adoption to the City
Council;
. Plan is forwarded to the Planning Commission to assure it is compatible with the
Comprehensive Plan; and
. City Council holds a public hearing, consider adoption of the Plan.
The HRA Public Hearing on the attached Douglas Drive Redevelopment Plan was called for
Monday, November 10, 2008. The HRA should hold the public hearing and determine if it will
approve the Plan and recommend its adoption to the City Council.
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Resolution 08-03
November 10, 2008
Commissioner ------------------introduced the following resolution and moved its adoption:
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RESOLUTION ADOPTING THE REDEVELOPMENT PLAN FOR DOUGLAS DRIVE
CORRIDOR REDEVELOPMENT PROJECT AREA
BE IT RESOLVED by Housing and Redevelopment Authority of the City of Golden
Valley, Minnesota (the "Authority"), as follows:
1. Proiect Plan Review. The Authority has reviewed the Redevelopment Plan (the
"Project Plan") for the Douglas Drive Corridor Redevelopment Project Area (the
"Redevelopment Project") , which is attached hereto as Exhibit A.
2. Adoption. The Project Plan is hereby adopted, subject to approval by the
Planning Commission and the City Council as provided in Section 4, based on the findings
in Section 3 hereof.
3. FindinQs for Approval of Proiect Plan. The Authority hereby makes the following
findings:
3.01. The Project Plan proposes that the Authority undertake certain redevelopment
activities for the purpose of encouraging redevelopment of properties in the
Redevelopment Project.
3.02. The land in the Redevelopment Project would not be made available for
development without the financial aid to be sought since private developers could not
economically develop the Redevelopment Project without the proposed redevelopment
activities.
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3.03. The Project Plan will afford maximum opportunity, consistent with the needs of
the City as a whole, for the redevelopment of the District by private enterprise. The
redevelopment activities contemplated in the Project Plan would help to retard blight in the
Redevelopment Project and provide an increase in employment and housing opportunities
in the City and enhance the tax base of the City and overlapping taxing jurisdictions.
3.04. The redevelopment activities proposed by the Project Plan conform to the
general plan for the development or redevelopment of the City as a whole. The
redevelopment activities are compatible with the City's zoning ordinances and other related
regulations and encourage efficient use of existing infrastructure as set forth in the City's
Land Use Plan.
3.05. The Project Plan provides an outline for the development or redevelopment of
the area and is sufficiently complete to indicate its relationship to definite local objectives
as to appropriate land uses and to indicate general land uses and general standards of
development or redevelopment.
4. Transmittal. The Authority does hereby transmit the Project Plan to the Golden
Valley Planning Commission to affirm the findings of the Authority in Section 3.04, and to .
Golden Valley City Council for approval after the same has been considered by the Council
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subsequent to a public hearing to be held in accordance with Minnesota Statutes, Chapter
469.
5. FilinQ. Following approval by the City Council, the Director is hereby authorized
and directed to file the Project Plan with the Commissioner of the Minnesota Department of
Revenue and the Office of the State Auditor pursuant to Minnesota Statutes, Section
469.175, subdivision 4a.
Paula Pentel, Chair
ATTEST:
Thomas D. Burt, Director
The motion for the adoption of the foregoing resolution was seconded by Commissioner
and upon a vote being taken thereon, the following voted in favor
thereof:, , and ; and the following voted against the
same: none, whereupon said resolution was declared duly passed and adopted, signed by
the Chair and his signature attested by the Vice Chair.
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Exhibit A
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Redevelopment Plan for Douglas Drive Corridor
Redevelopment Project Area
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Consideration bYbl~~sin_iand Redevelopment Authority:
Resol4tion 08-03, adopted
Consideration byPlanni..... Commission:
Considerati(\)n by City C(',)uncil:
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Redevelopment Plan for Douglas Drive Corridor
Redevelopment Project Area
Section 1. Introduction
As part of a goal-setting session in 2006 the City Council identified Douglas Drive
(CSAH 102) as a primary area of concern for the future of the City. As part of the 2008
update of the Comprehensive Plan, the City again identified the Douglas Drive Corridor
from Medicine lake Road (CSAH 70) to Minnesota Trunk Highway (TH) 55 as a priority
for further study. There is significant through traffic from communities to the north and
the mixture of land uses along the corridor in Golden Valle adds even more traffic. The
volume of traffic combined with limited public right-of-w ailable for expansion will
present challenges to improving this corridor and itsp infrastructure. Traffic is
heavy along the corridor due to its designation bY~~lln$~iQ.County as a minor arterial
corridor. Its mixture of land uses including sin~I~.~family, m~t~!Ffamily, offices, retail,
schools, churches and industrial uses, som~ig~Which are blig~t~d, could through
redevelopment, become a more vibrant, int~gfated community. .
The initial focus of redevelopment will be the$@~t side gfpouglas Dri~~petween Duluth
Street (CR 66) and the Union Pa2ific Railroad rig~ko y. The City de~.i~~$ to look at
this area in a comprehensive maQ~~r'iThe existing. se is a mixture of low-and-high
density housing, some relatively neVY and.$ome blig as well as office, commercial
and industrial uses.
Section 2. Statel'l1~l'lt<>f~eed an~ pUl:)n~R}!4~pose~ Statutory
Authorization ..ii. ...i..ii }.....}..........>./)..... ......
The Authority finds thCil!there is> need for (I~yelopment within the City and the Project
Area in order to provide~'Jlploi }m}~nd ho~~rg opportunities, to improve the local tax
base, an?t~i'Jlpr~y: theg~n~raleGqn~rnY of th~} City and the State. The economic
securi~~f:the peopl~iip the~i~.dependsUpQnproper development of property that
meetsarlY one of a nUn'lp~r ofc~n~itions, including properties whose values are too low
to pay for the public servi~~ requif'eq or rendered and properties whose lack of use or
improper uSEl.has resultedi1'l.~tagnantQr unproductive land that could otherwise
contribute to the public healtti{~afety, and welfare.
The Authority findsth~t in m~r1Y cases such property cannot be developed without
public participation anq nee in various forms including property acquisition and/or
write-down, proper plan ,the financing of development costs associated with
clearance, grading and soils correction, and the making of various other public and
private improvements necessary for development. In cases where the development of
property cannot be done by private enterprise alone, the Authority believes it to be in
the public interest to consider the exercise of its powers, to advance and spend public
money, and to provide the means and impetus for such development.
The Authority finds that in certain cases property within the Project Area would or may
not be available for development without the specific financial aid to be sought, that the
Redevelopment Plan will afford maximum opportunity, consistent with the needs of the
City as a whole, for the development of the Project Area by private enterprise, and that
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this Redevelopment Plan conforms to the general plan for the development of the City
as a whole.
It is the intention of the Governing Body, notwithstanding the enumeration of specific .
goals and objectives in the Redevelopment Plan, that the Authority shall have and enjoy
with respect to the Project Area the full range of powers and duties conferred upon the
Authority pursuant to the HRA Act, the TIF Act, municipal housing and redevelopment
authority laws, and such other legal authority as the Authority may have or enjoy from
time to time.
The HRA Act authorizes the Authority to exercise all the p~Y"ers relating to.a housing
and redevelopment authority granted under Minnesota~t~~utes, Sections 469.001 to
469.047, or other law.
Section 3. Background
When Douglas Drive was initially construct7<;i, the surroundingl~pd uses were more
rural in nature. Now a number of major errlplQyers including Hon~ywell, United Health
Care and Tennant Company have a signifieant presence in the corri~gr and the average
daily traffic on various sections of the corridor in<:3olderJ\t'~lIey rangeff~rn 10,000 to
14,000 vehicle trips per day. The presence of nUJTl~rg~~schools (Sandt)~rg Middle
School, King of Grace Lutheransef1~()I.and Perpich/~~hool of Performing Arts) and
recreational facilities (Sandburg fieJcf~,F'lgn~ywell Littl~/~~ague field, Seeman and
Hampshire Parks, and the Three Ri~(~ Lu~~~i.rJe Trai1)tpJhe corridor increase the
need for improved safety fQr non-moto~j~ed tran~RQrtatiom
The Three Rivers~~rk DistriCt<~s constF'~~l~<~portiQn~f the Luce Line Trail through .
Golden Valley that will9onnectF(ench Pari<.io Plymouth with Wirth Park in Minneapolis.
At the present time thef~>~re nets.~fe north-s~~th connections to this trail for bikers and
pedestriarJ~'lrJ~r<;i~r to imprg~~the~~~gnnections Golden Valley received funding
througntryeNon4\t1()terized T~~nsportation,4.8t to study this corridor and plan for future
improv~rnents to pede~l~i~n, bi9~<;le and transit connections in this corridor. The
Principlellifpr this studYa~eoutline<;il;>elow.
Section 4. P~inciples
1. Improve conrj~.c:tivity an~functionality for all transportation modes. Douglas
Drive, which is ~la~sifiedCl~a county state-aid highway in the Hennepin County
Transportation Plan~n<;i minor arterial road in the City's Comprehensive Plan, has
historically focused ol1m6torized vehicles. Traffic volume has increased significantly
over the years as has the need for better, safer pedestrian and non-motorized
transportation and transit options. Intersection improvements at Highway 55 /
Douglas Drive and other key major and minor intersections within the corridor are
critical to safer and improved movement for pedestrians, non-motorized and
vehicular traffic in the corridor.
2. Enable the corridor to maintain a diverse mix of land uses, including
residential, commercial and industrial. A mix of activities, uses and densities will
help to sustain the corridor through changing economic cycles, consumer
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preferences and housing trends. Clustered and mixed uses can create synergies,
increase transit use and enhance the level of pedestrian activity.
3. Maximize integration rather than separation of land uses, where appropriate.
Many land uses can benefit from increased integration with one another, including
neighborhood-serving retail, multi-family and senior housing, offices, and low-impact
services. Non-residential corridor uses should be buffered from adjacent residential
neighborhoods.
4. Maintain the corridor as an employment center. Jobs within the corridor help
maintain Golden Valley's jobs-housing balance while~~~taining commercial
enterprises. Retaining 'living wage' jobs should be ~\ppiprity.
5. Improve the visual coherence and attractiv~~~$s~fthe corridor. Improvements
in streetscapes, landscaped areas, open sR~ce$; buildio~;~esthetics and
parking/service areas all contribute to a Il1QI"~unified andvi~iyally appealing
environment, with an increased sense~fi~entity. Buildingsa",~>other private
improvements should make positive con~,ieutions to the corrido,~(pd the broader
public realm, while public improvements snpyld set tile standardfpp.private
investment.
6. Foster neighborhood-serving<r~_Uand servic,.. Multimodallinks to commercial
development should be enhanceg,
7 .~J pment a,~~ wor~i~<~~blis~;a balance between
urban and nat~ .... syste Encourat~~ ttt~applic~~i~n of green building and
infrastructure techoiques. pies incl4<ite low-impact development that maintains
the natural function~>~fthe I~~~,. encoura~~~ reduced stormwater runoff and fosters
resourcecqn~ervation~o~ttt~4~e.of renewable systems in new construction.
Secti~""4. Goal$.~<i Objectives
The current hodge-podge 9f land':-lli)~s, minimal right-of-way (63 to 100 feet), sometimes
minimal building setbacksf~(:)~ a higp-traffic road, and the desirability of buffering
residential uSe~Jrom the hi9ttyolume of traffic make the corridor an ideal candidate for
broader redevelQiment. So oals of the redevelopment would be to provide for
additional right-o - ~I cons. . .,. te corridor land uses and the number of access points
onto Douglas Drive'~f~~./.>existing impediments in the right-of-way (electrical poles,
fire hydrants, utility boxe~f.railroad crossings, etc.) that complicate the infrastructure
needs for the area and impede pedestrian and bike access which could also be
addressed through redevelopment.
To achieve its mission of structured redevelopment, this Plan has identified six goals
with related objectives to encourage cohesive planning and structured redevelopment
within the corridor. It then outlines policies that will help to achieve the goals and
objectives.
Goal 1 - Improve vehicle, bicycle and pedestrian transportation.
Objectives
. Improved roadway with added pedestrian and non-motorized transportation facilities
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· Complete streets that meet vehicle, bicycle and pedestrian needs
· Reduced impediments in the sidewalks
· Undergrounded utilities
· Consolidated access points onto Douglas Drive
Goal 2 - Redevelop obsolete properties.
Objectives
· Blighted, functionally obsolete, and/or economically unsustainable buildings
removed
· New uses compatible with existing uses
Goal 3- Create jobs and life-cycle housing.
Objectives
· Increased high-paying jobs
· Housing stock that is maintained or improv~g
· Higher density housing
· Housing for seniors and young familie~
· Affordable housing
· Commercial uses that serve the community
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Goal 4 - Require design that i$\~....tainable and~~thetically pleasing.
Objectives
· Enhanced community identity tht'~~gh.~res whiChI~flect Golden Valley.
· Visually attractive dev~lopment th~tfomp~~ots its sl;l~rgpndings.
· Buildings construft~g~j~ryenvironm~f')!ally~ple Igr~n building' practices .
(Development try~t meetsefl"ironment~lfri~ . etf~~h by Leadership in Energy
and Environment~I.[)esign (~~ED) andtf1~United States Department of Energy).
· Active living criteriainqludediio design
Goal 5~Pl'olect.the.envir()l1n1ent.
Objeq~~'Ves
· Wetl~~ps that are prQt~ftedand.enhanced
· Land free of soil and wetland contamination
· Arborous.environments
· Natural featl.lt~~. retained~~d native vegetation (re)established
· Co-located use~that redl.lq~ the amount of auto travel and corresponding air
pollution
· Best shoreline man.g~"J'lent practices implemented along Bassett Creek
Goal 6 - Maintain a regional framework.
Objectives
· Growth compatible with the Metropolitan Council development framework
· Public infrastructure designed in cooperation with Hennepin County, Three Rivers
Park District, and the Minnesota Department of Transportation
· Participation in grant programs available through Hennepin County, the Metropolitan
Council and other agencies
· A positive relationship with surrounding communities and governmental agencies
· Continued participation in cooperative traffic management strategies
· Improved transit options
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Section 5. Policies
Land Use
The City will study planned land uses to determine the need or desirability of individual
parcel or area-wide comprehensive plan or zoning amendments to accommodate
desired land uses.
The City and HRA will assure that its review processes, zoning, and building regulations
will promote desired development projects.
The City will assure that new uses in the redevelopment~t~a are compatible with
existing development and the City's land use plan.
The City and HRA will review existing corridor prop~rtiest(.)consider their long term
viability and/or options for alternative uses.
Land use plans will promote mixed use dev~l{)pments and increa~~ density where
appropriate, in keeping with the MetropolitariCouncil's regional groW'tf"l strategy.
Financing
The City and HRA will identify crit~~atRtarget redev~t2pment funds such as tax
increment financing, tax abatement~I.Uv~~t~c;ommun' . . s, Community Development
Block Grants and other funding mad~~vailat!>.t~.l::>y the I~ture or other agencies or
governmental units.
The City and HRA~itlconsiderRrovidingp\.lt;)licassistance to redevelopment projects
that serve a substanti~tpublic P!J~pose, remove blight, or mitigate contamination.
The City at:1dHRA will con~i~er I.Isingland write-qowns to subsidize redevelopment
projects.
RedeveloPl11ent funding wUt be pait~~ with other funding options such as assessments,
based on the Golden ValleYi~pecial Assessment Policy.
The City will con$i~~r franchi~t9Jees and utility surcharges to underwrite the cost of
utility and infrastructYfE3 upgf~qes.
Design and Environmel"lJaI Standards
The City will promote best practices to meet the highest environmental standards.
The City and HRA will identify approaches and/or incentives to promote a corridor
beautification program. This program will include both public and private components.
The City will monitor ongoing research on sustainable development initiatives to guide
redevelopment and future updates of this plan.
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Transportation
The City will work with Metropolitan Transit to monitor transportation needs of area
residents and workers and identify ways to improve transportation services. including .
improving transit routes, and working with area businesses to develop transportation
management plans.
The City will work with Hennepin County, the State of Minnesota and other agencies to
design and seek funding for an improved roadway with added pedestrian and non..
motorized transportation facilities that meet city, county and state needs.
Section 6. Redevelopment Area Defined
In 2008-09 the City is studying the full length of Dougl~~.~fi\(e from Medicine Lake
Road on the north to Trunk Highway 55 on the soutbr~h.!il that study is completed the
Douglas Drive Redevelopment Area will include tb~~ou~I~~ Drive street right-of-way
and parcels on the east side of the street from Gll.Jluth St. to~m.~ Union Pacific railroad
right-of-way to the south. This is an area witl1~() pedestrianinfr~$tructure and is
centered on a significant area of multifamily housing.
The full Douglas Drive Redevelopment Areai$iqentifieq~11 Map A. Tn~.~rea is divided
into three subsections, based on land use.
Area A-1
Area A-1 extends from Duluth Streetsoutffto the Canad1eI'~< Pacific Railroad and is
guided Commercial an<:J9mce. It hastbree parc~,I~,.with th~f9l1owing land uses: two
gas stations and a m.l.Jltipt~nant office.
Area A-2
Area A-2 extends fromtm~Can~~i~.nPacificlTh~ilroad south to Golden Valley Road. It is
guided Hi~rGl7n$,ity Resiq~fl~ia~an(l~~ilroad~i~ht-of-Way. Existing land uses range
from sil1~l~familYi<:JURlex, 811<:J.tcriplex unit~t9 three- to five- story rental apartment and
condol'l'lii'l1ium building~~Dd railr~~d facilities. The Metropolitan Council has identified
this rail cqrridor for a regi9~al, mix,d-use trail on its 2030 Regional Parks System Map.
There are Qurrently 178 uni~~ of hou~il1g in this area. Six parcels in the area south of
Bassett Creek?ipd north ofa~lden Va41ey Road are under option for development as
senior housing. '1"''''''9 four-storypuildings are proposed, one with 74 units of senior
cooperative housin~/~nd a s~99nd. with 95 units of senior independent and assisted
living units. If this proj~(Dt 99~~forward, the number of housing units in Area A-2 would
increase to 318.
Area A-3
Area A-3 extends from Golden Valley Road south to the Union Pacific Railroad/Luce
Line Trail. It has only one parcel which is guided Industrial. It has a CenterPoint Energy
peaking plant and maintenance center.
Common features for all of the areas include no sidewalk and electrical poles and
overhead lines that would impede the development of sidewalks. There is pedestrian
access on intersecting east-west roads including sidewalks on Duluth St. and Golden
Valley Road and the new Luce Line Trail along the Union Pacific right-of-way.
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Ma,J ~:-'U!fJ.d w n A".:Al:; , c()~: :(J<Ii;C.l ;;..O~OJS 4.005.
MapA
Douglas Drive Redevelopment Area
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alley
Memorandum
Housing & Redevelopment
Authority
763-593-8002/763-593-8109 (fax)
7800 Golden Valley Rd. Golden Valley, MN 55427
763-593-8014
Date: November 7,2008
To: Housing and Redevelopment Authority Commissioners
From: Jeanne Andre, Assistant Director
Through: Thomas D. Burt, Director
Subject: Public Hearings on Douglas Drive Tax Increment Financing Plan and United
Properties Residential Development Agreement
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A Public Hearing was set for the Douglas Drive Tax Increment (Redevelopment) Financing
Plan No. 1 and the United Properties Residential Development Agreement for November 10.
While the plan and agreement have been drafted, the agreement has not been approved by
the developer. Staff is recommending that the Public Hearings for these items be continued
until Monday, November 17 at 7 pm or thereafter, at which time it is anticipated that the
developer will have signed off on the agreement. Staff can then finalize the TIF Plan.
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