02-12-08 HRA Special Workshop
AGENDA
GOLDEN VALLEY HOUSING AND REDEVELOPMENT AUTHORITY
Special Workshop
February 12, 2008 - 5 PM
Golden Valley City Hall -Council Conference Room
1. Roll Call
2. Golden Hills Redevelopment Area
A. Existing Area and Relationship to TIF District
B. Overview of Existing Redevelopment Objectives
C. 1-394 Corridor Study Area Objectives
1. Alignment of planning objectives
2. Defining geographic area
3. Model for Business Improvement District
3. Other redevelopment objectives
A. Other Redevelopment Areas/Districts
1. Valley Square
2. North Wirth
B. Douglas Drive Corridor
4. Adjournment
Hey
o
Housing & Redevelopment
Authority
763-593-8002/763-593-8109 (fax)
7800 Golden Valley Rd. Golden Valley, MN 55427
763-593-8014
Date: February 8, 2008
To: Housing and Redevelopment Authority Commissioners
From: Jeanne Andre, Assistant Director
Through: Thomas D. Burt, Director
Subject: Golden Hills Redevelopment Plan
The Golden Hills Redevelopment Plan was created in 1984 and amended in 1998. The 1998
Amendment was done largely to provide for a new objective, the extension of Xenia Avenue.
However at that time the full plan was updated to incorporate elements already accomplished
and specific objectives in play at that time. The Plan is attached for review by the
Commissioners.
In the past few years the City has undertaken the 1-394 Corridor Study which is meant to be a
special chapter of the Comprehensive Plan. The Council is currently evaluating the adoption
of the Plan and zoning activities that would implement the plan. Planning and Development
Director Mark Grimes has indicated that the adoption of the Corridor Study impacts the
existing Golden Hills Redevelopment Plan, and has recommended that the Redevelopment
Plan be amended to better reflect the recent study. Certain sections of the plan relevant to
the current discussion are attached for review by the Commissioners.
The Redevelopment Plan as amended has been adopted by the City Council following review
by the Planning Commission. Although it is not a part of the City's zoning provisions, staff
relies on it to advise property owners and developers seeking direction on the City's
objectives and preferences regarding proposed development. It is appropriate for the
Redevelopment Plan to be compatible with the 1-394 Corridor Study. As it has been ten years
since the Plan was last amended, and the Corridor Study elicits Guiding Principles that are in
keeping with the current Council objectives, staff recommends that the Golden Hills
Redevelopment Plan be updated to align with the Corridor Study objectives. This review
could also contemplate the need for public improvements to implement the plan and the
possibility of including business improvement districts as one of the plan's objectives.
A related issue is the geographic area covered by both plans. The Council must still review
the area to be encompassed by the proposed Mixed-Use Zoning District recommended in the
Corridor Study Plan. The HRA may also wish to consider if the geographic area of the
Redevelopment Plan should be revised.
Section 1: Introduction 1-1
Section 1: Introduction
C':::-"P_J he City of Golden Valley has been a leader
among first-ring communities of the Twin
Cities in reinventing itself to meet changes
In transportation patterns, housing preferences,
and market trends in office, industrial and com-
mercial uses. The City responded to the opening of
Interstate 394 in the 1990S with a regional 1-394
zoning overlay district that links new development
to traffic demand management and intersection im-
provements. The City proactively recreated a new
downtown at Hwy 55 and Winnetka Ave, incorpo-
rating mixed use and mixed-income housing (Wes-
ley Commons) on the site of an aging strip mall.
Most recently, the Envision Golden Valley effort
set a new standard in citizen involvement, bring-
ing more than 600 residents together to develop
comprehensive vision statements and supporting
themes/ideas that will guide the City in updating
its Comprehensive Plan.
t~eed for Project
While these vision statements provide a strong foundation
for subsequent planning, they were not linked to specific 10-
eations, planning efforts, or zoning districts within the city.
Clty of Golden Valley , 1-394 Comdor Study
1-2 SectlOn 1: Intmduction
This 1-394 Corridor Study is the first
planning study to make this link. The
study is an initial installment of the
City's 2008 Comprehensive Plan, and
it' will eventually be integrated into
that document.
There are several.reasons this effort is
needed.
Commercial/lndustriallssues
Forty percent of the City's tax base
consists of older commercial/indus-
trial uses, which are gradually be-
ing eclipsed by newer development
elsewhere. There appears to be a low
market demand for vacant industrial
space. How can these uses and their
settings be improved to remain viable
enterprises? How can the City encour-
age smaller commercial businesses,
rather than the typical "big box" re-
tail?
The City's commercial and industrial
uses are concentrated in several high-
way corridors, including Hwys 55 and
169 in addition to 1-394. A number of
these corridors are beginning to show
signs of obsolescence and will be stud-
ied in the future for potential introduc-
tion of new uses or revitalization strat-
egies. However, the 1-394 corridor is
the location that appears most suscep-
tible to change. Essentially, access and
visibility from 1-394, a principal arte-
rial, have tended to raise land values,
increasing pressure for conversion to
more intensive uses. At the same time,
the proximity to residential neighbor-
hoods and concerns about traffic could
impact growth potential.
1-394 Traffic Management Issues
The 1-394 Zoning Overlay District was
developed in 1989 to address traffic
management issues associated with
the upgrade of former State Highway
12 to the current 1-394. The ordinance
requires traffic studies and manage-
ment plans for new dense develop-
ment in the interchange areas. The or-
dinance has been effective in identify-
ing needed improvements, but traffic
increases may soon begin to limit the
ability to develop or redevelop land
to the intensity that the area's assets
might otherwise support.
Linkages and Connections
There are few direct north-south roads
or paths between 1-394 and Hwy 55,
especially through the residential
neighborhoods in the northern part
of the corridor. Better pedestrian and
bike connections across 1-394 and Hwy
55 are needed, as well as trail connec-
tions to the regional multi-use Cedar
Lake and LRT trails in St Louis Park.
1-394 is already a high-service transit
corridor with two park-and-ride facili-
ties in this area: the Louisiana Transit
Center, on the south (St Louis Park)
side of the Louisiana interchange,
and a smaller facility on the south
side of the Xenia/Park Place inter-
change. However, demand for parking
exceeds supply, and improved local
connections to the park-and-rides are
needed. Future transit improvements
could reduce the level of congestion
new development may bring.
Housing Issues
Envision Golden Valley indicates that
there is increasing demand for differ-
ent housing types that don't yet exist
in the City. Resident surveys complet-
ed in 1999 and 2001 also call for an
increase in the diversity of housing in
Golden Valley. Higher-density hous-
ing is becoming more acceptable, but
protection of existing neighborhoods
is also a key issue. TheI-394 corridor
may be a suitable location for higher-
density housing that could serve as a
buffer between single-family housing
north of Laurel Ave and highway-ori-
ented uses to the south.
Environmental Issues
Much of the 1-394 corridor is built on
wetland, primarily peat soils, result-
ing in problems with settling of build-
ings, roads, and parking lots. Contin-
ued improvements to area stormwater
management are needed, and there is
also strong interest in restoring natu-
ral systems like streams and wetlands
throughout the area.
Regulatory Issues
The City has encouraged the use of
Planned Unit Development (PUD)
standards for most office development
in the 1-394 corridor. Each PUD is a
unique project, with its own devel-
opment standards that relate to an
approved development plan. While
PUDs can provide needed flexibility
on a case-by-case basis, PUD regula-
tions often fail to articulate the plan-
ning principles and design standards
that should apply across a corridor or
entire community. The study process
will result in updated development
codes that establish design standards,
improve the transitions/buffers be-
tween different land uses, and bring
some consistency to streetscape treat-
ments along the corridor.
An initial assessment of these and
other issues in the corridor is shown
on Figure 1.
How this Study Will be
Used
The Corridor Study will be implement-
ed using three primary tools:
. Ongoing planning-the study will
be considered in reviewing develop-
ment proposals and site plans.
. Zoning updates-as discussed in
the Implementation section of this
report, zoning changes will encour-
age mixed use and a high quality of
Clty of Golden Valley 1-394 Corridor Study
Section 1: IntroductlOn 1-3
site planning and building design
within the corridor.
. Public improvements-as the
City makes improvements to streets,
public open space, stormwater facil-
ities, and other infrastructure in the
study area, the principles and rec-
ommendations of the study will be
considered.
5 tudy Process and
Publ k Involvernent
The City initiated the 1-394 Corridor
Study in Winter 2005 by selecting
a consultant team and developing a
communications plan to guide the ef-
fort. This plan, developed by City staff,
was designed to build public aware-
ness about the study and its mission,
and to communicate directly with af-
fected businesses and people who live
and work in the area.
A Joint Task Force consisting of two
City Council members and two Plan-
ning Commission members met reg-
ularly with staff and the consultant
throughout the process to provide
oversight and direction to the study.
The City Council and Planning Com-
mission were briefed regularly.
Outreach methods used throughout
the study process included a resident
survey, business survey, resident
roundtable, visual preference survey,
an open house, and various public in-
formation pieces.
Resident Survey
City staff developed a brief resident
survey, which was sent in Spring 2005
to all households in the area east of
Brook.view Parkway, west of Hwy 100,
south of Hwy 55 and north of 1-394.
The survey asked residents what ac-
tivities draw them to the area, whether
they would support more transporta-
tion alternatives in the area, and the
key issues that the study should ad-
dress. A total of 1,200 surveys were
sent, of which 119 were returned. Resi-
dents were asked what they liked and
disliked about the area, the ways in
which they use the area, and sugges-
tions for change. Some highlights of
the responses are:
. Positive comments focused on the
diversity of retail/commercial busi-
nesses in the area, the newer office
buildings, the Laurel Avenue Ponds,
the paths and open space, attractive
landscaping on many properties,
and the overall ease of access to the
highway system.
· Negative comments tended to fo-
cus on the overall appearance of
the area-unattractive or rundown
buildings, "hodgepodge" of building
types and appearances, and lack of
consistency in terms of street and
building design. Other comments
focused on traffic congestion, traffic
noise, the amount of surface park-
ing, and the interface between in-
dustrial and residential uses.
· Residents use the area primarily for
shopping, dining, walking, and driv-
ing through. The majority would
support more bike trails, and many
would support improved pedestrian
access and transit choices.
· Residents feel that key issues the
corridor study should address in-
clude landscaping, building height,
building design, density, aesthetics,
and stormwater management.
Survey results are summarized in Ap-
pendix A
Business Survey
A detailed business study was pre-
pared by City staff and sent to the 190
businesses in the study area. Staff then
followed up with phone calls. A total of
47 surveys were completed, for a 26%
response rate. The survey focused on
reasons for locating in the area, future
plans, where their employees live and
their modes of travel to work, and re-
lationship with the City. Some high-
lights of responses are:
. About three-quarters of businesses
view Golden Valley as an above aver-
age or excellent place for business.
. The majority of their employees live
outside Golden Valley and do not
use public transportation.
. Businesses were asked a series of
questions about future plans. Ten
companies (21 percent of respon-
dents) considered expansion or re-
modeling and five companies (10
percent of respondents) considered
relocation.
. The primary reasons that deter com-
panies from remaining/expanding
in Golden Valley are cost to lease,
accessibility to their site, and avail-
ability of land space.
Survey results are summarized in
Appendix B and in a more extensive
background report.
Resident Roundtable
For a more in-depth discussion of is-
sues raised in the resident survey, about
a dozen residents were selected from
those who included addresses in their
surveys, with the goal of geographic
balance and diversity. These residents
met in an informal workshop setting
in which they identified strengths/as-
sets and problems or challenges facing
the study area, and made suggestions
for specific improvements.
Strengths of the area include:
. The Laurel Avenue Greenbelt, other
green space and landscaping within
the corridor, the convenience of
many retail destinations, and specif-
Clty of Golden Valley , 1-394 COI ndOl Study
Section 3: Guidmg Pnnclples 3-1
Section 3: Guiding Principles
~ s a first step in formulating the Corridor
ii Plan, eight guiding principles were de-
/;-,," veloped. The principles are concise sbite-
ments that establish the direction and intention of
the plan. They were adopted by the City Council in
December 2005.
1. Enable the corridor to evolve toward a diverse mix
ofland uses, including residential as well as commer-
cial and industrial. A mix of activities, uses, and densities
will help sustain the corridor through changing economic cy-
cles, consumer preferences, and housing trends. Mixed uses
can create synergies and increase the level of pedestrian activ-
ity. Active uses (such as retail) at ground floor level can help
to create activity after working hours. At the same time, the
corridor should complement, not compete with, the Hwy 55/
Winnetka district, now the City's true 'downtown.'
2. Maximize integration rather than separation of
land uses, where appropriate. Many land uses can ben-
efit from increased integration with one another, including
neighborhood-serving retail, multi-family and senior hous-
ing, offices, and low-impact services. Other land uses, such as
auto-oriented commercial or industrial uses, can benefit from
integration with similar uses but need to be buffered from
residential neighborhoods.
3. Maintain the corridor as an employment center.
Jobs within the corridor help maintain Golden Valley's jobs-
housing balance while sustaining commercial enterprises. Re-
taining 'living wage' jobs should be a priority.
Clty of Golden Valley 1-394 COI ndol Study
SectlOn 3: GUlding PnnClples 3.2
4. Improve the visual coherence
and attractiveness of the corri-
dor. Improvements in streetscapes,
landscaped areas, open spaces, build-
ing aesthetics, and parking/service
areas all contribute to a more unified
and visually appealing environment,
with an increased sense of identity.
Buildings and other private improve-
ments should make positive contribu-
tions to the district and the broader
public realm, while public improve-
ments should set the standard for pri-
vate investment.
5. Improve connectivity for all
modes. The development of 1-394
and subsequent road realignments
have resulted in a discontinuous and
confusing circulation system. Im-
provements in east-west vehicular cir-
culation and north-south pedestrian
circulation are most needed; how-
ever, roadways should be designed to
be attractive and safe for all modes of
travel.
6. Foster neighborhood-serving
retail and services. Commercial
development should include a variety
of small independent businesses and
larger enterprises that serve City resi-
dents, supplementing and broadening
the current mix of commercial uses.
7. Maintain or improve the func-
tioning of intersections and
highway interchanges. The func-
tioning of the 1-394 interchanges at
Xenia and Louisiana Aves, and other
key intersections within the corridor,
is critical to maintaining commercial
viability and neighborhood quality of
life. New development must be care-
fully planned, evaluated, and designed
so that interchanges and intersections
continue to function at an adequate
level.
8. Foster sustainable develop-
ment and work to establish a bal-
ance between urban and natural
systems. Encourage the application
of green building and infrastructure
techniques. Examples include low-
impact development that maintains
the natural functions of the land, re-
duces stormwater runoff, and fosters
resource conservation and the use of
renewable systems in new construc-
tion.
City of Golden Valley" r 1.394 Corndor Study
, SectlOn 5: Framework Plan 5-1
Section 5: Frarrlework Plan
he primary land uses that are recommend-
ed in the 1-394 Corridor are a variety of res-
idential, office, and commercial uses that
are can be combined compatibly with one another
and will contribute to a more cohesive, diverse and
walkable environment.
t.and Uses~-- Prin~lary and Secondary
Primary land uses include:
. medium- to high-density housing in a variety of con-
figurations (multi-story multifamily buildings, the upper
floors of mixed-use buildings, attached single-family units
such as townhouses) and ranging from rental to owner-oc-
cupied (condominium or cooperative) housing. Many would
be appropriate for senior housing.
. commercial retail and service uses that are integrat-
ed into mixed or multi-use developments, gradually mov-
ing away from the current pattern of small free-standing
convenience retail. A grocery store is also encouraged as a
medium-sized freestanding retail facility that would meet
neighborhood needs.
. business and professional office uses. It is under-
stood that office use can have significant traffic impacts, as
regulated by the 1-394 Overlay district, and that large office
uses will typically require traffic analyses and actions that
will minimize congestion.
. open space. The development plan does not identify any
sites for new public parks or plazas, but large developments
Clty of Golden Valley 1-394 COrrJdor Study
5-2 Section 5: Framework Plan
would be required to provide im-
proved open space as part of their
site plans. Enhanced streetscape
treatments along major streets will
also improve the area's appearance.
Secondary land uses include the fol-
lowing (these are mainly existing uses
that could remain in the area, but
could also be replaced by primary land
uses):
. existing industrial and com-
mercial uses. These uses could re-
main in the area indefinitely, but the
City will consider redevelopment or
reuse proposals for sites that may be
ready for more intense and market-
responsive uses. These include the
auto dealerships in the Louisiana
Ave area.
. institutional uses. Currently
the study area includes two large
churches and a sheltered workshop
north of Laurel Ave. While these
uses could certainly remain in the
area, if they choose to relocate, their
sites should be considered for sin-
gle-family attached or other types
of medium-density housing, as well
as restoration and expansion of the
Laurel Avenue Greenbelt wetlands
and ponds. Assisted living facilities
would also be appropriate within
the corridor.
Illustrative
Developrnent Plan-m
Louisiana Avenue Area
Figure 9 (Illustrative Development
Plan) depicts the potential develop-
ment scenarios shown in Figure 8A
(Site-Based Alternatives), focusing on
the Louisiana Ave interchange area,
where most redevelopment opportu-
nities are located. Proposed land uses
include medium to high-density resi-
dential uses, office and manufactur-
ing uses, limited new commercial use,
and structured parking to serve all
tl:\ese uses. Some uses are combined
in mixed-use buildings with ground-
floor retail. Test development sites are
shown in detail in Appendix E, Con-
ceptual Plan Drawings.
In reviewing Figure 9, it is important
to remember that the ultimate devel-
opment plans for each site will depend
on market factors, individual devel-
opment decisions, and on the zoning.
The proposed land uses are just one
example of desirable development
patterns for these sites. As discussed
below under Implementation, the pro-
posed zoning district for the corridor
would allow all of the land uses shown
in the plan, as well as allowing for the
continuation of existing land uses.
Building Height Ull1its
Building height needs to be regulated
to achieve a development pattern that
maximizes visibility from 1-394 while
achieving suitable transitions to sur-
rounding lower-density office and res-
idential development. Three proposed
building height 'zones' are shown in
Figure 10 :
. high-rise buildings-up to 10 sto-
ries-in the area south of Golden
Hills Dr and Market St, and on both
sides of Xenia Ave
. mid-rise buildings-up to six sto-
ries-primarily south of Laurel Ave
and north of Golden Hills Dr/Mar-
ket St. These heights represent a
moderate change from existing
building heights in those areas.
. low-rise buildings-up to three sto-
ries-in locations around the edges
of the corridor where transitions to
adjacent single-family neighbor-
hoods are needed
Figure 11, Illustrative Development Vi-
sualization, shows the same develop-
ment scenarios as Figure 10, but from
a birds-eye perspective that shows the
range of building heights.
Traffic Impact Analysis
The development scenarios shown
in the Illustrative Development Plan
were evaluated by the City's consult-
ing traffic engineer to determine the
change in travel demand that should
be expected as a result of these poten-
tial changes in land use in the corri-
dor. The parcels, identified as Sites A
through M in Figure 8 (Site-Based Al-
ternatives), were analyzed to compare
the traffic generated by existing land
uses with traffic generated by planned
land uses.
The majority of existing land uses are
commercial and retail establishments,
along with office space. The planned
changes would result in a shift to a mix
of residential, office and commercial!
retail uses. Table 5-1 summarizes the
cumulative change between the exist-
ing and proposed land uses for Sites
A-M and describes the general effect
of the change on traffic patterns.
The resultant mix of land uses would
increase the overall number of daily
trips generated. However, the peak-
ing characteristics and an associated
change in the direction and distribu-
tion of trips would focus more trips to
the Louisiana Ave/I-394 interchange,
with moderate increases on local col-
lectors and arterials like Winnetka,
Jersey, or Xenia Aves.
The commercial establishments cur-
rently in the study area generate both
inbound and outbound traffic during
all times of the day, since they are
open during normal business hours
and provide services to customers that
Clty of Golden Valley 1-394 Comdor Study
Section 5: Framework Plan 5-3
Commercial/Retail
o
(dwelling units)
547,418
(square feet)
210,687
(square feet)
2,660
14,370
Office
Source: Memorandum, SEH Inc, September 8, 2006, No. AGOLDV980l.OO
can occur at any time (ie, auto maintenance, convenience
retail, etc).As these uses are gradually replaced, the volume
of traffic entering the study area for those services would
decrease.
The offices in the study area tend to attract inbound traffic
in the morning and generate outbound trips in the after-
noon. They may also generate traffic over the lunch hour
but not on weekends or weekday evenings.
The planned land use changes in the area will result in an
increase in residential units and office space with a reduc-
tion in commercial uses. Residential land uses generate
trips throughout the day, evenings, and weekends.
In summary, the land use changes will reduce traffic flow
to and from local destinations and result in an increase in
commuting trips to job centers elsewhere in the metro re-
gion and to office space within the study area. This change
tends to reduce traffic demands on the local arterials and
increase demands on the regional roadways (ie, 1-394 and
Hwy 100).
Streetscape Treatments
Figure 12, Roadway and Intersection Treatments, presents a
conceptual plan for public improvements in the study area,
with the goal of improving wayfinding, visual cohesiveness,
pedestrian comfort and safety, and aesthetic appeal.
Streets are grouped into four general streetscape categories,
A through D, based on their function within the area, their
current and future volume of vehicular and pedestrian use,
and proposed land use changes along these streets.
. Treatment A-Applies to the primary north-south inter-
change streets of Louisiana and Xenia, as well as Win-
netka Ave (recently landscaped). Improvements include
gateway treatments at major intersections and a heavily
4,440
-400,428
~9,930
9,520
945,313
6,860
landscaped median.
. Treatment B-Applies to Market St, Golden Hills Dr, and
the remainder of the 1-394 frontage road. Improvements
are designed to create visual continuity and encourage pe-
destrian movement.
. Treatment C-A parkway type of design that would ap-
ply to Laurel Ave and to the north-south streets that carry
lower volumes of traffic than the "A" streets.
. Treatment D-A narrower internal street, shown bisecting
the block between Rhode Island and Pennsylvania Aves,
to provide local access to smaller blocks proposed for me-
dium-density townhouse and multifamily development.
This street type could be used to divide otherlarge 'super-
blocks' if these are redeveloped.
All streets are intended to be designed with sidewalks on
both sides as a general rule. Potential sites for gateway treat-
ments are identified at major entry points to the corridor.
Gateways are essentially designed entry points, intended to
foster civic and neighborhood identity, orient visitors, link
people to the natural or built environment, and establish
themes that are carried out in other city districts. Gateway
treatments can combine public art, monuments, markers,
or decorative sign, landscape treatments, decorative light-
ing, and other street furniture. The graphic indicates major
and minor gateways-major gateways would likely include
several of the above-listed elements, while minor gateways
would mainly consist of signs or markers and related land-
scaping.
Design Standards
Future development within the 1-394 Corridor will largely
be initiated and implemented by private landowners and
developers. The City's role is to help shape this develop-
ment by applying design guidelines as part of the develop-
Clty of Golden Valley ~ 1-394 Comdor Study
5-4 SectlOn 5: FI amewOI k Plan
ment review process. Design guidelines are used by many
communities in development review to improve the quality,
character, and coherence of new development in a particu-
lar area.
Guidelines can help:
· guide property owners wishing to expand, renovate, or
construct new buildings or parking
· assist City officials, staff, and the general public in review-
ing development proposals
. establish a framework for public improvements to streets,
parks, and other public facilities
The following guidelines are intended to be integrated into
the proposed 1-394 Mixed Use zoning district (see discus-
sion under Implementation), and are also intended as a
general guide to inform residents, landowners, and others
who live, work, or own property in the corridor.
. Locate surface parking to side and
rear of buildings where feasible.
. Encourage or require shared park-
ing between complementary land
uses.
. Divide large parking areas into
smaller increments and introduce
an internal pedestrian-orientated
circulation system.
.. q ~fr-!Jr~"~
@....~!I ,lgln~1iI1i.1
~1iB5~!
. Encourage a specified percentage
of 'liner' storefronts along street
frontages.
. Encourage trellis or other green fea-
tures on roofs/sides of structures.
. Place entrances to parking struc-
tures on side streets, not primary
street, where possible.
. Surface parking and service/loading
areas should be screened where vis-
ible from street.
. Screening may consist of hedges,
low walls or decorative fencing high
enough to screen parked cars but
low enough to allow visibility (3
- 3lf2 feet). A berm with low plant-
ings and canopy trees may also be
effective.
Even "big box" buildings can be grouped
in a manner that minimizes the amount ot
parking adjacent to the street and encour-
ages walking within the complex
Clty of Golden Valley 1-394 COI ndol Study
Section 5: Framework Plan 5-5
· Encourage interconnected circu-
lation within the block. (In this
example, rear entrances and shared
parking in a traditional downtown
setting provide a high degree of
interconnection.)
. Use natural stormwater manage-
ment by directing water to natural
systems, such as landscaped plant-
ers, swales, and gardens, to reduce
and filter stormwater runoff.
. Building heights 2-8 stories, with
careful placement of taller build-
ings closer to 1-394
. Buildings 'step down' to neighbor-
hood scale
. Front setbacks of 10-20 feet
· Variety of roof types
. Building heights 2-10 stories, with
placement of taller buildings closer
to 1-394
. Percentage of active retail at ground
floor
. No front setback for storefront-type
buildings
. Flat roofs typical
Clty of Golden Valley \ ,c 1-394 Corndor Study
5-6 Section 5: Framework Plan
· No front setback for storefront-type
buildings
· Height: minimum 1.5 stories
· Long facades should be divided into
smaller increments by architectural
elements, variation in materials, etc.
· Buildings should have a defined base,
middle, and top. The base or ground
floor should include elements that
relate to the human scale and appeal
to the pedestrian, such as awnings,
windows, and arcades.
· Building tops should be articulated
with cornices or parapets.
Transparency
· Building facades should include
windows and doors allowing views
in an dout of building interiors.
· Commercial and office uses: at least
30% of the front facade, ground
floor, should consist of window and
door openings.
· Residential: 15-20% of front facade
should consist of window and door
openings.
· Masonry and other durable materi-
als are encouraged. Pre-fab metal
and concrete block are discouraged.
Clty of Golden Valley , 1-394 COlTldol' Study
Section 5: Framework Plan 5-7
· Limit bright, primary, accent, or
highly contrasting colors to a small
percentage of facade and roof (ie,
15%).
· Entrances should be clearly visible
and accessible from the street.
· Street-facing entrances should be
architecturally prominent.
· Rear facades should be well-main-
tained and welcoming in appear-
ance. A well-defined rear entrance
is encouraged where there is rear
yard parking. Pedestrian connections
between rear yard parking and front
entrances are encouraged.
· Service areas should be screened from
view, preferably by walls or fences of
materials that are compatible with
the principal building.
Signage
· Encourage wall signs and monu-
ment signs that are well-integrated
with building's design. Pylon signs
are discouraged. Projecting signs
designed for pedestrian viewing are
encouraged.
. Signs inside windows should not
block more than 40% of the total
window area. Sign colors and ma-
terials should echo or complement
those of the building.
Clty of Golden Valley' ,,' 1-394 Corndor Study
Section 6: Implementation 6-1
Section 6: hllplementation
c~::=-:.",:'::] he 1-394 Corridor Study will be imple-
mented through several mechanisms, the
most immediate and significant of which
is a change in the area's zoning. The other prima-
ry mechanisms will include public investment in
streetscape and other public realm improvements,
review of development proposals, and cooperation
with property owners who wish to develop or rede-
velop their properties consistent with this plan.
Zoning: I~ 394 Mixed Use District
As part of the corridor study, an 1-394 Mixed Use District was
developed to replace the current combination of industrial,
commercial, office, and institutional districts. The district is
intended to apply to the entire corridor between Rhode Is-
land Ave and Turners Crossroad, as well as several parcels
north of Laurel Ave and east of Turners Crossroad, as shown
in Figure 10, Building Height Limits. The proposed ordinance
includes:
. references to the Guiding Principles of this study as part of
the statement of purpose
. permitted and conditional uses, including the primary and
secondary land uses discussed earlier in this section. Per-
mitted uses include attached and multifamily dwellings,
commercial uses in mixed-use buildings, offices of limited
size, and related uses. Conditional uses include larger free-
standing commercial and office uses and light industrial
uses.
Clty of Golden Valley 1-394 Corndor Study
6-2 Section 6: ImplementatlOn
. requirements for a mix of uses in specific areas, minimum
densities for residential development, required open
space for larger projects, and a maximum .floor area ratio
that is consistent with the 1-394 Overlay District (Section
11.56 of the Zoning Code)
. development standards that apply within the district.
These are based on the Design Guidelines in this report,
but are written in more specific and measurable terms.
Development standards are to be applied as part of a site
plan review process, with some flexibility to accommo-
date alternative approaches or site-specific physical con-
ditions.
. site plan review-this process is established to allow for
review by the Planning Commission of development pro-
posals in the 1-394 Mixed Use District, but may poten-
tially be applied elsewhere in the city, if desired.
. signs-revisions will be made to the Sign Ordinance to al-
low projecting signs within the corridor and to encourage
signs that are pedestrian- rather than highway-oriented.
Public Improvements
As streets are rebuilt and other public works improvements
undertaken within the corridor, street design will follow the
general principles laid out above under Streetscape Treat-
ments, with refinements and adjustments based on actual
site conditions and neighborhood input.
Stormwater Management arld Low
In1pact Development (LID)
As discussed earlier in this report, most soils within the cor-
ridor are former wetland soils that present difficulties for
development and for stormwater management. Low Impact
Development (LID), as mentioned in Guiding Principle
8, offers one way to improve stormwater management by
mimicking natural systems.
LID is based on the philosophy that stormwater should be
treated as a resource, not a waste product. Rather than us-
ing one or two large, costly treatment facilities at the base
of a drainage area, LID uses small cost-effective features at
the lot level. These are designed to store and treat rainwa-
ter where it falls. If done correctly, LID features are viewed
as an amenity by landowners. LID can be incorporated into
new development as well as redevelopment projects.
Hard surfaces like roads, rooftops, and parking lots, are the
biggest cause of stormwater problems, and reducing them is
a key element of LID. More important, however, is to break
up the connections between the hard surfaces and nearby
water resources. This can be done by using LID features like
pervious pavements and green roofs, or simply by redirect-
ing runoff to vegetated areas and exposing polluted water to
plants and soil.
The site-based development alternatives shown in this
study rely on stormwater management on site, rather than
on regional solutions. In evaluating on-site management
practices, the City will encourage LID techniques such as
green roofs, rain gardens, bioswales, and pervious pave-
ment in parking areas. The City may also choose to pursue
more regional treatment methods, such as the Laurel Av-
enue stormwater ponds, if opportunities become available.
Development Review
Review of development proposals within the 1-394 Cor-
ridor will occur through the site plan review process that
proposed zoning changes would establish. The City may as-
sist with development projects that advance the goals of this
corridor study, through the use of any available financial
tools or incentives.
Clty of Golden Valley / 1-394 COllldol Study
Figure 12: Roadway and
lntersection Treatments
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GOLDEN HILLS
REDEVELOPMENT PLAN
ORIGINAllY ADOPTED IN 1984
-- HRA Approval Date (No Resolution): September 10,1984
-- City Council Approval Date (Resolution 84-120): October 16, 1984
AMENDED IN 1998
h Initial HRA Approval Date (HRA Resolution 98-7): September 8, 1998
-- City Council Approval Date (Resolution 98-100): December 1, 1998
-- Final HRA Approval Date (HRA Resolution 99-2): February 9, 1999
.
~,.... \
.
,
GOLDEN HILLS REDEVELOPMENT PLAN
Part I: OVERVIEW
Area Location and Extent
The Golden Hills redevelopment area (Exhibit A) abuts Golden Valley's southerly
city limits for almost a mile between Trunk Highway 100 on the east and Colorado
Avenue on the west. Except for a small "panhandle" at Highway 100, the area lies
entirely north of 1-394. As established in 1984, the northerly boundary of Golden
Hills generally ran behind a row of single family houses and a nursing home on
Circle Down and then jogged north to follow Laurel Avenue west from Turners
Crossroad. That original redevelopment area included about 91 acres of land.
The main purpose of this 1998. plan amendment is to expand Golden Hills by
drawing in additional land area lying between Turners Crossroad and the Soo Line
Railroad, extending northward to a point just beyond Glenwood Avenue. Because
of a 1997 boundary adjustment between Golden Valley and neighboring St. Louis
Park, a thirty-foot-wide strip of land running from Xenia to Colorado Avenue is also
being added to Golden Hills at this time. Total land area as amended is about
129.5 acres.
Golden Hills incorporates a Tax Increment Financing (TIF) district. The
boundaries of the TIF district are contiguous with the boundaries of the original
Golden Hills redevelopment area except that the district excludes the portion of
the redevelopment area lying south of 1-394. The newly added land in the
redevelopment area will not become part of the TIF district.
Exhibit A: Golden H ills Redevelopment Area
III I . -. . "'1 1 I .
Location and Extent
N
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I' I
Background
One of the reasons for establishing the Golden Hills redevelopment area was to
provide a means for addressing issues and opportunities arising in connection
with plans to upgrade old Trunk Highway 12 (now 1-394) to interstate highway
status. Golden Valley opposed the highway upgrade for many years, but began
positioning itself for dealing effectively with the accompanying land use impacts
once the decision to construct 1-394 became inevitable.
The City's first step was to enact a construction moratorium along the entire
Highway 12 corridor from September 1979 to September 1980 while waiting for
the final 1-394 design plans. Following a period of background research and
documentation, Golden Valley's 1982 comprehensive plan update identified part
of the highway corridor as a "study area" due to "signs of deterioration within the
area and potential for redevelopment in conjunction with anticipated upgrading of
Highway 12 to 1-394." Another moratorium from April 1984 to April 1985 allowed
the HRA to establish the Golden Hills redevelopment area, Golden Hills TIF
district, and related plan documents for both.
The original Golden Hills redevelopment plan examined then-existing land use
conditions, determined appropriate long-term land use categories, and established
more specific redevelopment uses that corresponded to the land use categories.
The plan also defined the area to be covered by the Golden Hills TIF district, .
provided an outline for development or redevelopment within the TIF district, and
connected proposed development or redevelopment to local land use objectives.
Because the redevelopment plan indicated general land uses appropriate to
replace the "study area" designation in the comprehensive plan, it was considered
a base for amendment of the comprehensive plan and the related City zoning
map. All of those elements have been retained with the current Golden Hills plan
amendment, except for such changes as necessary or desirable to bring the plan
up to date.
The original Golden Hills plan anticipated programming of redevelopment activities
over a period of five to ten years. A real estate market decline in the late 1980's
resulted in several years of unsuccessful marketing attempts on the part of the
HRA and unfeasible proposals by interested developers. The situation was
exacerbated by temporary access and circulation disruptions while the new
interstate highway was under construction. With 1-394 complete and the real
estate market going strong again, the redevelopment plan for Golden Hills is back
on track, delayed by several years but still providing a valid blueprint for
successful revitalization of this area.
3
Findings in Support of Redevelopment
To use the redevelopment powers authorized for local HRA's under state law, a
city must first make certain "findings" about any area proposed for redevelopment.
For the Oriainal Redevelopment Area
Findings for the original Golden Hills area were outlined in summary form in the
body of City Council Resolution 84-120, adopted on October 16,1984. They were
spelled out more fully within the redevelopment plan Itself, and consist of the
following statements:
. Land in the Golden Hills Redevelopment District would not be made
available for redevelopment without public financial aid. Provision of
redevelopment lands in the Golden Hills Redevelopment District
requires removal of deteriorated and obsolete buildings, clearance of
overdeveloped parcels, correction of soil conditions on vacant land, and
assembly of existing lots into redevelopment parcels of appropriate size
and configuration. Assembly and development of property requiring
clearance or soil correction is not economically feasible for private
developers without public subsidy.
. Redevelopment plans for the Golden Hills Redevelopment District afford
maximurT! opportunity for redevelopment by private enterprise. The
Golden Hills Redevelopment Plan encourages private redevelopment in
the area and promotes cooperation or participation of existing
landowners in redevelopment projects. Several current property owners
in the Golden Hills Redevelopment District are in contact with the City
concerning cooperation with the HRA in assembly and redevelopment
of land or sale of property to the HRA for assembly and redevelopment
by developers. The role contemplated by the HRA in redevelopment
includes acquisition, assembly, and clearance of parcels, with sites
subsequently transferred to private developers, thus involving private
enterprise in the construction phase of redevelopment in all cases.
. . The Golden Hills Redevelopment Plan conforms to the adopted City of
Golden Valley Comprehensive Plan. The Comprehensive Plan,
adopted November 16, 1982, designates the Golden Hills area as a
study area for potential redevelopment activity. The Golden Hills
Redevelopment Plan outlines redevelopment uses which reflect
appropriate long-term land uses for the area. Long-term land use
designations shall be incorporated into the Comprehensive Land Use
Plan Map in an amended City of Golden Valley Comprehensive Plan.
With the current amendment to the Golden Hills plan, the HRA finds each of the
above points still valid as generally applied to the redevelopment area.
. 4
For the Added Redevelopment Area
A recent traffic study by SEH, Inc., revealed a need for improved north/south
access into and through Golden Hills to accommodate and facilitate the full extent
of redevelopment activity contemplated in the plan. The existence of excess
railroad right-of-way located just north of the Golden Hills Central Area offers an
opportunity to provide such improved access by expanding overall area
boundaries and undertaking certain additional Cictivities as outlined later in this
amended plan. With regard to the newly added area, the HRA finds the following:
. Land in the Golden Hills Redevelopment District would not be made
available for redevelopment without public financial aid. Completion of
redevelopment activities requires improved north/south access. The
provision of such access requires close coordination with the railroad
company and substantial public investment in order to acquire the
necessary right-of-way and design and build the new road.
. Redevelopment plans for the Golden Hills Redevelopment District afford
maximum opportunity for redevelopment by private enterprise.
. The Golden Hills Redevelopment Plan conforms to the City of Golden
Valley Comprehensive Plan. The Golden Hills plan contemplates no
redevelopment activities that would alter long-range uses identified in
the land use element of the comprehensive plan. The transportation
element of the comprehensive plan has been amended to reflect the
new road corridor, which is being incorporated into a new land use plan
map as part of a general land use element update currently underway.
Redevelopment Objectives
Specific redevelopment uses and activities are identified in Part" of this plan.
Broader objectives are identified in seven categories as follows:
5
Coordination With '-394 Proiect
. Take advantage of the incentive that 1-394 construction provides for
upgrading land use as a catalyst to further area redevelopment.
. Coordinate the upgrading of land uses and area redevelopment with the
conversion of Highway 12 to interstate status.
. Minimize public costs of 1-394 right-of-way acquisition and
redevelopment site acquisition through joint MnDOT/HRA purchases.
. Coordinate redevelopment time schedules with 1-394 project time
schedules in order to minimize construction period inconvenience.
. Integrate 1-394 acquisition parcel remnants into redevelopment sites.
Blight Removal
. Remove and replace dilapidated, deteriorated, and vacant buildings
which constitute a blight on the area.
. Remove and replace, or rehabilitate and upgrade, obsolete and code
deficient buildings which have a blighting influence on the area.
. Redevelop or upgrade properties which are unsightly due to lack of
aesthetic amenities including landscaped yards, paved parking areas,
and curb-separation between pavement and landscaping, or due to
loading docks facing the street.
. Remove buildings that are overcrowded on small lots, resulting in
inadequate parking, nonconforming landscaped yard areas, and lack of
space for normal business expansion.
. Clear and assemble overdeveloped small lots into larger redevelopment
sites allowing space for adequate parking, required landscaped yards,
and anticipated business expansion.
. Eliminate unsightly land uses, including unscreened outside storage of
equipment or materials, which constitute a blight on the area and
adversely impact land value and marketability of surrounding properties.
. Replace deleterious and inappropriate land uses incompatible with
surrounding land uses and detrimental to area property values.
. Develop or redevelop underutilized properties with potential for greater
contribution to the tax base and economic welfare of the community.
. Develop vacant and potentially useful land blighted by virtue of difficult
physical character ofthe ground, including poor soil conditions.
. Eliminate or correct undesirable soil or topographic characteristics,
including poor soil conditions, to allow development of affected property.
6
Redevelopment land Use
. Achieve the highest and best use of Golden Valley properties bordering
1-394 in the vicinity of Turners Crossroad.
. Assemble redevelopment sites to accommodate more intense land uses
directly adjacent to 1-394.
. Provide desired expansion space for the Golden Hills Shopping Center.
. Assemble redevelopment sites to accommodate industrial operations
with future expansion potential.
. Rearrange area land uses to result in more functional and
complementary land use relationships.
Private Investment
. Minimize public redevelopment costs by encouraging private
redevelopment of the area and by promoting cooperation or
participation of existing land owners in redevelopment efforts.
. Encourage upgrading by owners and tenants of existing commercial
and industrial buildings and properties not targeted for redevelopment.
Circulation
. Redesign local traffic circulation patterns and intersections in order to
eliminate existing traffic hazards and points of traffic congestion,
including inadequate frontage road separations from 1-394 ramps.
. Reorient building fronts to adjust to changes in street frontages resulting
from the 1-394 project.
Relocation
. Provide nearby sites and opportunities for expansion to existing
businesses displaced by redevelopment but still compatible with
designated redevelopment uses in the area.
. Minimize potential hardships created by relocation of conflicting or
incompatible land uses.
The current plan amendment does not require any new redevelopment objectives.
The HRA's aims for the expanded area are already encompassed by statements
. in the seven categories above. With regard to circulation in particular, The Xenia
Avenue extension is planned as a traffic redesign project to eliminate existing
hazards and points of congestion along Turner's Crossroad from Golden Hills
Drive to Glenwood Avenue.
7
Part II: REDEVELOPMENT PLAN COMPONENTS
Golden Hills is divided for planning purposes into five sub-areas (Exhibit B).
Included in the originally-established boundaries are the West Area, the Central
Area, the East Area, and the South Area. The current plan amendment adds a
Xenia Avenue Extension Area. The following pages describe each sub-area in
turn, outlining land use characteristics and summarizing planned and completed
redevelopment activities. A substantial amount of additional documentation on
initial property conditions can be found in the original Golden Hills plan and in
other records maintained by the H RA.
West Area
Although serious redevelopment activities did not get off the ground in the West
Area until the 1990's, it is now closer to being completely rebuilt than any of the
other five Golden Hills sub-areas. Construction on the last of its redevelopment
sites is expected to be finished by the year 2000. (Exhibit C)
Boundaries and Size
Bounded on the west by Colorado Avenue, on the south by the adjusted city
limits/l-394 fence line, on the east by the Soo Line railroad, and on the north by
Laurel Avenue.
Approximately 31.7 acres in size.
Initial Land Use Characteristics (1984)
. Large scale outside asphalt and gravel processing operations resulting in
noise, dust, and odors in addition to visual blight.
. Widespread, and sometimes large scale, unscreened outdoor storage of
equipment, materials, and junk, often on unpaved surfaces or deteriorating
paved surfaces with weedy overgrowth.
. Widespread zoning nonconformities, including commercial use of industrial
structures, inadequate on-site parking, inadequate or nonexistent landscaped
areas, and structures too big for sites.
. Increasing building and fire code violations, structural decline, and building
vacancy.
. Most of area never platted, some parcels with no direct street access, several
parcels of inadequate size or poor configuration for optimized site use.
8
. Many parcels encumbered by numerous overlapping public and private
easements for a variety of access and utility purposes.
. L..imited number of structurally sound buildings on sites mostly conforming with
building, fire, and zoning codes.
Known/Anticipated 1-394 Impacts (1984)
. Minimal, if any, permanent right-of-way acquisitions.
. Substantial limiting of highway access, with nearest access point at Xenia
Avenue, requiring careful attention to planning for local traffic circulation
between West and Central Areas.
Planned Characteristics
Mix of large scale office, office/warehouse, office/ industrial, light industrial, and
related service uses. Higher-density office development preferred adjacent to
1-394. Lower-impact, lower-density uses along Laurel Avenue, with adequate
buffering to protect residential neighborhood to the north. Provision of adequate
access and circulation system.
Activities Completed or Underway to Date
. Acquisition and clearance of all previously-existing West Area properties.
. Platting of all previously-existing parcels to establish appropriate development
sites with clear title, and to reserve rights-of-way for improved street system.
. Minor adjustment of Golden Valley/St. Louis Park city limits.
. Construction of regional storm water detention pond.
. Construction of redesigned internal street system.
. Remediation of soil and groundwater pollution generated by former uses.
. Holiday Inn Express development - 83-unit motel, now expanded to 109 units,
with plans for additional future expansion.
. CyberOptics development - 91,000 square foot office/industrial facility.
Current Action Plan Components
. Completion of any necessary soil corrections as part of site development work.
. Development of 70,000 to 80,000 square foot office/industrial facility on site
north of Golden Hills Drive.
. Development of 65,000 to 90,000 square foot office/industrial facility or office
building on site south of Golden Hills Drive.
11
Central Area
This sub-area was the earliest focus of activity in Golden Hills, with proposals
under consideration for today's Colonnade office tower as soon as the
redevelopment plan was in place. Redevelopment efforts lost steam as the real
estate market took a downturn in the late 1980's, but market recovery and the
completion of 1-394 have combined to make the area very attractive to developers'
once again. (Exhibit D)
Boundaries and Size
Bounded on the west by the Soo Line railroad, on the south by the adjusted city
limits/I-394 fence line, on the east by Turners Crossroad, and on the north by
Laurel Avenue.
Approximately 42.7 acres in size.
Oriainal Land Use Characteristics (1984)
. Mix of industrial, commercial, and hospitality/service uses, not always correctly
zoned.
. Numerous other zoning nonconformities, including inadequate on-site parking,
inadequate or nonexistent landscaped areas, structures too big for sites; and
unscreened outdoor storage of equipment or materials.
. Increasing building and fire code violations, structural decline, and building
vacancy.
. Traffic congestion on Turners Crossroad approaching Highway 12.
. Very limited east-west circulation options.
. No part of area ever platted, extreme variation in parcel sizes, several parcels
of inadequate size or poor configuration for optimized site use.
Known/AnticiDated 1-394 ImDacts (1984)
. 1-394 interchange at Xenia Avenue with associated detachment of local
frontage road segment, requiring significant right-of-way acquisition.
. Change in north/south traffic circulation patterns, and associated change in
orientation of some building "fronts" due to highway approach route shifting
from Turners Crossroad to Xenia Avenue.
. Reduced traffic congestion, but potential negative impacts on businesses
abutting highway, due to detached location of new frontage road.
12
Exhibit 0: Golden Hills Central Area
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Planned Characteristics
Mix of medium to high density office, service, and light industrial uses. Highest
densities and greatest emphasis on office uses immediately adjacent to 1-394.
Structured parking encouraged in order to maximize site density without
compromising green space. Provision of improved access and circulation system.
Some existing buildings may be suitable for retention with aesthetic and code
compliance improvements.
Activities ComDleted or Underway to Date
. Construction of missing Laurel Avenue segment.
. MnDOT construction of 1-394 access elements.
. HRA acquisition of excess 1-394 right-of-way remnants.
. Minor adjustment of Golden Valley/St. Louis Park city limits.
. Colonnade office development - 409,000 square feet of office and related
service uses in 15-story-high building with associated parking ramp.
Current Action Plan ComDonents
. Minor acquisition of additional Xenia Avenue right-of-way between detached
frontage road (Golden Hills Drive) and Laurel Avenue, plus completion of road
and signalization work to accommodate new development.
. Acquisition of properties in block bounded by Xenia Avenue, 1,.394, the
railroad tracks, and Golden Hills Drive.
. Potential acquisition of properties lying north of Golden Hills Drive on both
sides of Xenia Avenue.
. Completion of development on Colonnade block.
. Development of 220,000 or more square foot office building with associated
parking deck and related service uses at southwest quadrant of Xenia/Golden
Hills Drive.
. Potential cooperation with owner of Olympic Printing on expansion/upgrading
or demolitionlredevelopment of printing facility at northwest quadrant of
Xenia/Golden Hills Drive, or redevelopment of the site by others.
. Development of 130,000 to 230,000 square foot office building, not to exceed
six stories in height, on the block northeast of the Xenia/Golden Hills Drive
intersection.
14
East Area
When Golden Hills was first established, and again in the late 1980's, there was
some discussion of possibly expanding the East Area to take in some or all of the
residential neighborhood to the north, but the idea had little serious potential.
There has been almost no redevelopment activity in this sub-area to date, partly
due to the impact of the adjacent 1-394 construction process. (Exhibit E)
Boundaries and Size
Bounded on the west by Turners Crossroad, on the south by the city limits/l-394
fence line, on the east by the Highway 10011-394 interchange, and on the north by
the nursing home and row of single family lots lining the south side of Circle Down.
Approximately 9.6 acres in size.
Original land Use Characteristics (1984)
. Golden Hills strip shopping center (source of redevelopment area name) and
other commercial or service uses on poorly differentiated individual land
parcels.
. Two-building apartment complex containing 24 dwelling units.
. Vacant land with poor soil conditions.
. Numerous zoning nonconformities, including inadequate on-site parking,
inadequate or nonexistent landscaped areas, structures too big for sites, and
unscreened outdoor storage of equipment or materials.
. Increasing building and fire code violations and structural decline.
. Traffic congestion on Turners Crossroad approaching Highway 12.
Known/Anticioated 1-394lmoacts (1984)
. Significant right-of-way acquisitions along south side of commercial properties.
. Substantial limiting of highway access to commercial properties with shift of
access route from Turners Crossroad to Xenia Avenue.
Planned Characteristics
Continued commercial use, including office or service facilities, with continued
medium density residential use an acceptable alternative for existing apartment
site. Provision of adequate buffering to protect adjacent residential neighborhood
to the north.
15
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9.6 ACRES
Activities Comoleted or Underway to Date
. MnDOT construction of 1-394 project elements.
. Acquisition of former Emergency Veterinary Clinic property.
. HRA-assisted turn-back of excess 1-394 right-of-way to owners of Golden Hills
Shopping Center. '
Current Action Plan Comoonents
. Improvement or redevelopment of Golden Hills Shopping Center, incorporating
former Emergency Veterinary Clinic property and excess 1-394 right-of-way
into a Planned Unit Development with office, hotel, restaurant, and/or retail
uses served by adequate and well-located public access and parking.
South Area
This sub-area constitutes one end of a large redevelopment site that spans the
Golden Valley/St. Louis Park city limits. For many years, the entire site has been
held by a developer whose long-range plans inClude eventual demolition of
existing buildings and construction of a new office park. Discussions between the
developer and both cities have been intermittent but generally ongoing since the
establishment of Golden Hills. (Exhibit F)
Boundaries and Size
Bounded on the west and south by the city limits, and on the east and north by the
Highway 100/1-394 interchange.
Approximately 7.1 acres in size.
Original land Use Characteristics (1984)
. Office uses in three buildings on poorly differentiated land parcels.
. Parking area for restaurant building located in St. Louis Park.
. Moderate zoning nonconformities, including inadequate on-site parking and
inadequate or nonexistent landscaped areas.
Known/Anticioated 1-394 Impacts (1984)
. Minimal, it any, permanent right-ot-way acquisitions.
. Substantial limiting ot highway access, with nearest access point at Xenia
Avenue (known as Park Place on St. Louis Park side ot 1-394).
17
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Planned Characteristics
Continued office use as part of larger, medium to high density office park.
Activities Completed or Underway to Date
. 1-394 frontage road system is in place.
Current Action Plan Components
. Coordination of redevelopment process with St. Louis Park, including possible
detachment and annexation between cities. '
Xenia Avenue Extension Area
This new sub-area of Golden Hills, as its name implies, will allow for the extension
of Xenia Avenue northward from Laurel Avenue to a new terminus at Turners
Crossroad north of Glenwood Avenue. The street extension will alleviate a
hazardous intersection at Glenwood Avenue and Turners Crossroad as well as
simplifying the poorly-defined north/south access route between the Central Area
and the rest of Golden Valley. (Exhibit G)
Boundaries and Size
Bounded on the west by a westerly branch of the Soo Line railroad, on the south
by Laurel Avenue, on the east by Turners Crossroad, and on the north by
Glenwood Avenue and an easterly branch of the Soo Line Railroad.
Approximately 38.3 acres in size.
Oriainal Land Use Characteristics (1998)
. Mix of low to high density residential uses, not always correctly zoned, plus a
chur<?h campus and City fire station.
. Unplatted and oversized single-family residential parcels, resulting in inefficient
use of available land; two parcels with no street access.
. Rarely-used spur segment of Soo Line Railroad located in close proximity to
alternate branch of same line, with associated excess railroad right-of-way.
Planned Characteristics
Medium to high density residential use except for church campus, City fire station,
and possible expansion of adjacent school campus. Some land may be reserved
for regional storm water detention pond to serve adjacent Central Area.
19
Activities Completed or Urlderway to Date
. Preliminary design study for Xenia Avenue alignment.
. Acquisition of two single family properties.
. Acquisition of excess railroad right-of-way.
Current Action Plan Components
. Partial or complete acquisition of other parcels as necessary to provide
adequate Xenia Avenue extension corridor or to accomplish other
redevelopment purposes.
. Construction of Xenia Avenue extension.
. Construction of regional storm water detention pond, if determined to be
feasible and in the best interests of the Golden Hills area.
. Partial closure of access to and from Turners Crossroad, limiting it to
neighborhood use.
. Potential sale of excess land to Independent School District 270 for use by
Meadowbrook School.
. Sale, and incorporation into appropriate adjacent sites, of any excess land not
needed for public improvements or other redevelopment purposes.
21
Part III: IMPLEMENTATION
Plan Amendment
The Golden Hills Redevelopment Plan may be amended from time to time as
required for adjustment to changing conditions. Approval of any such amendment
must be undertaken in accordance with applicable provisions of state law.
A plan amendment may be made at any time before or after the lease or sale of
property within the redevelopment area as long as both the HRA and City Council
take formal action to approve the amendment following notice and public hearing
as required for adoption of the original plan.
Where the HRA determines that a change in the plan is necessary, and further
determines that such change does not alter or affect overall redevelopment area
boundaries, nor does it depart substantially from the general land uses
established in the plan, such change shall not constitute an amendment to the
approved Golden Hills Redevelopment Plan and shall not require City Council
approval.
Relocation
The HRA will provide relocation benefits and assistance to owners and tenants
displaced by Golden Hills redevelopment activities. To ensure full compliance
with applicable state and federal statutes and regulations, the HRA will secure the
services of qualified relocation experts to carry out the relocation work. Relocation
personnel will conduct interviews with each affected owner or tenant to determine
relocation needs, and will be conveniently available to any affected owner or
tenant for the purpose of providing information regarding owner and tenant rights
relative to relocation services and compensation.
Financing of Activities
Costs incurred by the Golden Valley HRA in its Golden Hills redevelopment
activities fall into several categories. These include land acquisition, building
demolition, business and household relocation, environmental remediation, public
improvements such as streets and utilities, and administrative costs. The original
22
redevelopment plan identified four funding sources that might be used to cover
certain types of costs: tax increment financing, joint acquisition of properties
between MnDOT and the HRA, Community Development Block Grants, and sale
of land to developers. To varying extent, as discussed in the following
paragraphs, most of those four sources are still available today.
Tax Increment Financim:w (TIF)
The Golden Hills redevelopment area includes a formally designated TIF district.
The TIF mechanism allows Golden Valley's HRA to finance its activities
throughout the redevelopment area from taxes generated by "captured" increases
in taxable value. In most cases financing occurs in the form of tax increment
bonds issued at the onset of any given redevelopment project. The detailed TIF
plan required by state law is contained in a companion document to this
redevelopment plan, but a brief explanation of TIF may be helpful here.
The taxable valuation of a TIF district is "frozen" when the district is created. Over
the life of the district, taxes on this base valuation continue to be collected and
distributed among all authorized taxing jurisdictions as usual. As redevelopment
activities generate increased valuation for properties within the district, taxes on
the amount of valuation over and above the base valuation are disbursed directly
to the HRA on an annual basis. These captured moneys are known as tax
increment. The debt service on the bonds issued to finance the redevelopment
activities is repaid from the annual tax increment. Tax increment not needed for
debt service on the bonds can be used to directly finance additional
redevelopment expenditures. When the TIF district expires, taxes on total current
valuation are once again collected and distributed among all authorized taxing
jurisdictions just as they were before the creation of the district.
Joint Acquisition
Certain properties in Golden Hills were so situated as to be candidates for both
HRA redevelopment activities and MnDOT 1-394 right-of-way. During the 1-394
final design and acquisition stages, the HRA worked with MnDOT to identify such
properti~s and acquire them jointly, with MnDOT retaining possession of the
portion of each affected property needed for highway purposes and the HRA
taking the remainder for assembly into suitable redevelopment sites. This
coordinated approach allowed the two agencies to share costs for appraisals,
relocation, site clearance, and other related activities in addition to actual land and
building purchase costs. Now that 1-394 is finished, this funding source has
terminated; however, the HRA and MnDOT continue to cooperate on such
activities as fine-tuning the highway right-of-way limits to maximize the
redevelopment potential of adjacent sites.
23
Community Development Block Grants (CDBG)
The City of Golden Valley receives an annual allocation of federal COBG money
by way of Hennepin County. Those funds can be used for redevelopment
activities that serve to eliminate urban blight. Through the late 1970's and the
1980's, Golden Valley's HRA put COBG money into all three of the City's
redevelopment areas. By the late 1980's, increasing regulatory strings on the use
of COBG funds and ongoing federal debate over the future of the entire program
caused the City to divert its annual allocation to other purposes, but the possibility
of using COBG money in Golden Hills remains open today.
Sale of Land to Developers
In order to promote redevelopment in accordance with the Golden Hills plan, the
HRA's practice is to sell assembled sites to developers at values approximating
the prevailing market rate for vacant land. Although the income from such land
sales does not cover all HRA costs of acquisition, clearance, and site preparation,
land sales are a source of income contributing to financing of ongoing HRA
activities.
24
APPENDIX: PARCELS IN
REDEVELOPMENT AREA
Parcels in
TIF District
Parcels outside
TIF District
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04-117-21-23-0012
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04-117-21-23-0031
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0~117-21-24~006
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30~29-2~23-0001
30~29-24-23~002
30~29-2~23-0004
30~29-2~23-OO06
3~29-24-23-0007
3~29-24-23~008
30~29-2~2~9
3~29-24-23-OO50
3~29-24-23-0057
30~29-2~23-OO58
3~29-24-23~034
3~29-2~23-0033
3~29-24-23~032
3~29-24-23-oo31
30~29-24-22~082
3~29-24-22~0069
3~29-24-22~072
30~29-2~22-0073
3~29-2~22-0074
3~29~24-22-0075
30~29-24-22~076
30~29-2~22-0077
3~29-2~22-oo78
3~29-2~22-0079
3~29-24-22-OO80
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30~29-24-22-0059
19~29-24-33-0011
19-029~24-33-0012
19~29-2~33-oo13
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04-117-21-21~001
04-117-21-21-0002
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04-117-21-21~009
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04-117-21-21-0012
04-117-21-21-0013
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33-118-21-34-0004
33-118-21-34-0005