10-14-08 HRA Special Workshop
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AGENDA
GOLDEN VALLEY HOUSING AND REDEVELOPMENT AUTHORITY
Special Workshop
Golden Valley City Hall
7800 Golden Valley Road
Council Conference Room
October 14, 2008
Following Council/Manager Meeting (Approximately 8:30 pm)
1. Reconvene in Workshop
2. Douglas Drive Redevelopment Area and Tax Increment
Financing (TIF) District Plans
3. Adjournment
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Hey
mo ndum
Housing & Redevelopment
Authority
763-593-8002/763-593-8109 (fax)
7800 Golden Valley Rd. Golden Valley, MN 55427
763-593-8014
Date: October 14, 2008
To: Housing and Redevelopment Authority Commissioners
From: Jeanne Andre, Assistant Director
Through: Thomas D. Burt, Director
Subject: Douglas Drive Redevelopment Area and Tax-Increment Financing District Plans
The Douglas Drive Corridor Study initiated by the City Council is currently underway, with an
anticipated completion date by the spring of 2009. A proposal from United Properties to
. develop the Applewood Pointe senior housing project on Douglas Drive has come forward
and will be considered before the completion of the Corridor Study. Attached is a proposed
timeline for consideration of Applewood Pointe. The schedule seeks to integrate City planning
review with consideration of United Properties request for tax-increment financing to support
its project.
The process followed in Golden Valley for consideration of tax-increment financing starts with
the Housing and Redevelopment Authority (HRA) and is completed by the City Council with
the benefit of commentary by the Planning Commission, Hennepin County and the school
district. Following the attached time schedule, the HRA will review a redevelopment plan and
tax-increment financing district in November and forward recommendations to the City
Council for a public hearing in January.
The purpose of a Redevelopment Plan is to delineate the redevelopment area and speak
broadly to redevelopment goals for this area. The Tax-Increment Financing Plan is a
separate document which legally establishes the parcels to be included in a TIF District and
outlines the sources and uses of funds raised through this district. The HRA staff is seeking
comments on the draft Redevelopment Plan in advance of formal consideration of the plan in
November and requested a special HRA Workshop for discussion by the Commissioners.
Attached is a draft redevelopment plan.
A Tax Increment Financing Plan is being prepared by Springsted. Attached is an outline of
. the basic provisions of the plan for review by the Commissioners. Staff will address concerns
raised in the Workshop on both of these plans and prepare the Douglas Drive
Redevelopment Plan and Douglas Drive Tax-Increment Financing Plan for formal
consideration by the HRA at a special HRA meeting on November 10. Action requested at
that time will be to approval of the plans for consideration by the City Council.
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Preliminary Schedule for Applewood Point (United Properties)
Housing Development on Douglas Drive at Golden Valley Road
(HRA activities redevelopment activities are bolded, planning process is not)
2008
May 8
May 14
June 10
August 11
Sept. 16
Submit Preliminary PUD Application
Submit Rezoning Application
Blight Analysis Completed
Preliminary report on TIF at HRA
Planning Commission consideration of Preliminary PUD
Planning Commission consideration of Rezoning
City Council consideration of Preliminary PUD
City Council consideration of Rezoning
October 17 Submit Final PUD Application
Submit Minor Subdivision Application (for lot primarily north of creek)
Nov. 11
. Nov. 14
Nov. 24
Nov. 24
Dec. 15
Dec. 24
2009
Jan. 6
Jan. 6
Jan. 20
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10-14-08
HRA Consideration of Redevelopment Area and TIF District
Send letters to County and School district (30-day comment period)
Planning Commission determination of compatibility with Comp Plan
Planning Commission consideration of Final PUD and Minor Subdivision
Deadline for Comments from County and School district
Publish notice of PH on Redevelopment Area and TIFDistrict
City Council consideration of Final PUD and Minor Subdivision
City Council PH on Redevelopment Area and TIF District
PUD Plat, Minor Subdivision Plat and Permit consideration by City Council
. Douglas Drive Corridor Redevelopment Plan
Introduction
As part O'f a gO'al-setting sessiO'n in 2006 the City CO'uncil identified DO'uglas Drive
(CSAH 102) as a primary area O'f cO'ncern fO'r the future O'f the City. As part O'f the 2008
update O'f the CO'mprehensive Plan, the City again identified the DO'uglas Drive CO'rridO'r
from Medicine Lake RO'ad (CSAH 70) to' MinnesO'ta Trunk Highway (TH) 55 as a priO'rity
fO'r further study. There is significant thrO'ugh traffic from cO'mmunities to' the nO'rth and
the mixture O'f land uses alO'ng the cO'rridO'r in GO'lden Valley adds even mO're traffic. The
vO'lume O'f traffic cO'mbined with limited public right-O'f-w~~]tlYc,ailable fO'r expansiO'n will
present challenges to' imprO'ving this cO'rridO'r and its p;~"'i~iihfrastructure. Traffic is
heavy alO'ng the cO'rridO'r due to' its designatiO'n by l-;Ii~ijmnRrn CO'unty as a minO'r arterial
cO'rridO'r and its mixture O'f land uses including sin~'~Hfami\'t1I;rnulti-family, O'ffices, retail,
schO'O'ls, churches and industrial uses. '. " .
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The initial fO'CUS O'f redevelO'pment will be~flDI:east side O'f DO'ugl~l~rive between Duluth
Street (CR 66) and the UniO'n Pacific Railro~RIl~ight-O'f-w~y. The Ci\llt;.i sires to' loO'k at
this area in a cO'mprehensive manner. The e)ci~lIR~ laRi~I"~e is a mil~f IO'w-and-high
den~ity hO'u.sing, sO'me relativeIYlnml~"and sO'me;Qlin~l'~~tllas well as 0' I [i.lcO'mmercial
and Industnal uses Hnllllni,tlllhlJ
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Backgroundl.n. 'T.,';L. tiP!
When DO'uglas Drive~~~n\Rmally cO'nst~~cted, th!~I~~~rO'undiijWi;land uses were mO're
rural in nature. NO'~~iRi3Fl1b~rig~ majO'r Ct4' O',y,~r~iinQ'H~iiiRg HO'neywell, United Health
Care and Tennantlq~rnpany h~Hn a signi Ri~ipresence!lf1I)the cO'rridO'r and the average
daily traffic O'n variO'uf:l!~~,?tiO'ns'~fl~he cO'rri [lli,n GO'lden Valley range frO'm 10,000 to'
14,000. Thn,,8r,~.~ence~flnMm~i~RJjJmi~~~O'O'ls I~frt~dburg Middle SchO'~I, King o,f.?race
Lutheranl~n~mU~n~iPerp'Q~II~w~htlill~nl~n~O'rlfImg Arts) and recreatl~nal faCIlities
(Sand"! ifIE31ds,'Jfijq~~ywel\iQllU!~ Leagl.J'~lfl~'~' 'Seeman and Hampshire Parks, and the
Threeil'.,rs Luce uriEtjmr~il) irllt~I~, cO'rridor'lAlcrease the need fO'r imprO'ved safety fO'r
nO'n-mO'Fi~~d transPO'rta1i~D. .' "Hilh
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The Three Ri~~r~, Park Dist;ifHlhas c~~structed a PO'rtiO'n O'f the Luce Line Trail through
GO'lden Valley fI1ijtlr4Yill cO'nn~<<UFrench Park in PlymO'uth with Wirth Park in MinneapO'lis.
At the present timel~lJ1~re ar~l",l~t safe nO'rth-sO'uth cO'nnectiO'ns to' this trail fO'r bikers and
pedestrians. In O'rderlfQnoo~r~ve these cO'nnectiO'ns GO'lden Valley received funding
through the NO'n-MO'tO'riz~!mlrransPO'rtatiO'n Act to' study this cO'rridO'r and plan fO'r future
imprO'vements to' pedestrian, bicycle and transit cO'nnectiO'ns in this cO'rridO'r. The
Principles fO'r this study are O'utlined belO'w.
Principles
1. Improve connectivity and functionality for all transportation modes. As a
cO'unty state-aid and minO'r arterial street DO'uglas Drive has histO'rically fO'cused O'n
mO'tO'rized vehicles. Traffic vO'lume has increased significantly O'ver the years as has
the need fO'r better, safer nO'n-mO'tO'rized transPO'rtatiO'n and transit O'ptiO'ns.
ImprO'vements in pedestrian and nO'n-mO'tO'rized traffic facilities must be develO'ped
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so safe and attractive options are available to all modes of travel in all seasons and
improved transit services can be provided. Enhancements to the functioning of the
Highway 55 / Douglas Drive and other key 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
preferences and housing trends. Clustered and mixed ;~ses can create synergies,
increase transit use and enhance the level of pedes,tri~mlactivity.
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3. Maximize integration rat~er tha~ separati.o~IW~I'~~~ts~.ses, where app.ropri~te.
M~ny land uses ca~ benef~t from .,ncre.asedd\;~,t~g~at,orllttl1\m one .another, Inclu?lng
neighborhood-serving retail, multl-famIIY~m~ij~enlor hOUSlijml,~fflces, and lOW-Impact
services. Non-residential corridor usesf~~~liid be bufferedfll~fl!l" adjacent residential
neighborhoods. il!'J' liTh
fllill I ! L Afl !t.' 't 1111I1 I,
4. Maintain the corridor as an ~rt1ploymentq~n~en'lm~bS within thel~rridor help
maintain Golden Valley's job~tmH~;~fing balance!rtnmi1e sustaining comMercial
enterprises. Retaining 'living Wfl~e'!w~q~ should Bijim<priority.
'1Ii!:; '"l;lIH'II>,fllllll!'f
5. Improve the visual.~~,.~erence alq; attraQti ;ltnesso~ll~le corridor. Improvements
in st~eetsca~es, l~n"Rrrm:"~~ a~eas:1 n SP;i'JI~jyildin'fJ,Westhetics and.
parklng/servlc~:m~flpS allfqijlntnbute t~" h'IW~"lfflltld visually appealing
environment, wit~l~n increa~~f sense,!!' tity. Builtlihgs and other private
improvements s~b~t~if~ake:~~Ritive coniti~;utions to the corridor and the broader
public re~;~'iU!f~hile Pl..l~'I'RiliJ1~n~l{~,IiJ1,ents s;~~h1ld set the standard for private
inve tllmUIIUHi, .
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6. Fost,>,peighbO;~8~~'1"Re~m!~i~etail ~f~~iservices. Multimodallinks to commercial
develo"~I~nt should b$HfirhancieW"i'i
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7. Foster sJ~~I~;~ble dev~l pment ~nd work to establish a balance between
urban and na1~iff;l.1 syst, .1'. Encourage the application of green building and
infrastructure te0~h'9u~t11 kamples include low-impact development that maintains
the natural function~l~ilt" land; reduces stormwater runoff and fosters resource
conservation and the'ftuJse of renewable systems in new construction.
Goals and Objectives
The current hodge-podge of land uses, minimal right-of-way (63 to 100 feet), sometimes
minimal building setbacks from a high-traffic road, and the desirability of buffering
residential uses from the high volume of traffic make the corridor an ideal candidate for
broader redevelopment. Some goals of the redevelopment would be to provide for
additional right-of-way, consolidate corridor land uses and the number of access points
onto Douglas Drive. There are existing impediments in the right-of-way (electrical poles,
fire hydrants, utility boxes, railroad crossings, etc.) that complicate the infrastructure
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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 - Create jobs and life-cycle housing.
Objectives
· Increased high-paying jobs
· Housing stock is maintained or improved
· Higher Density Housing
· Housing for seniors and young families
· Affordable housing
· Commercial uses that serve the commYnlit~
Goal 2 - Require design that is sustainal)l~~ind aest~~tically
Goal 5 - Protect the Environment.
Objectives
· Wetlands that are protected and enhanced
· Land free of soil and wetland contamination
· Arborous environments
· Natural features retained and native vegetation (re)established
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· Co-located uses that reduce the amount of auto travel and corresponding air
pollution
· Best shoreline management practices implemented along Bassett Creek
Goal 6 - Maintain a Regional Framework.
Objectives
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· 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 County, the Metropolitan
Council and other agencies
· A positive relationship with surrounding
· Continued participation in cooperative traffic
· Improved transit options
governmental agencies
strategies
Policies
land Use
The City will study planned land uses to
parcel or area-wide
desired land uses.
of individual
and building regulations
are compatible with
to consider their long term
developments and increased density where
Council's regional growth strategy.
Financing
The City and
increment financing,
Development Block
to target redevelopment funds such as tax
ents, Livable Communities and Community
The City and HRA will consider providing public assistance to redevelopment projects
that serve a substantial public purpose, remove blight, or mitigate contamination.
The City and HRA will consider using land write-downs to subsidize redevelopment
projects.
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Redevelopment funding will be paired with other funding options such as assessments,
based on the Golden Valley Special Assessment Policy.
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The City will cansider franchise fees and utility surcharges to' underwrite the cast af
utility and infrastructure upgrades.
Design and Environmental Standards
The City will promate best practices to' meet the highest environmental standards.
The City and HRA will identify approaches and/ar incentives to' promate a carridar
beautificatian program. This pragram will include bath public and private campanents.
The City will manitar angaing research an sustainable dev~lapment initiatives to' guide
redevelapment and future updates af this plan. ,'ill!lh
Transportation ,,;::Hd!I'j1liJ:,
The City will wark with Metrapalitan Transit to' I]?hll~r tran, , rtatian needs af area
residents and warkers and identify ways tai,7ilRn~ve transp ,'R~ services. including
improving transit routes, and warking withjmrm~i'Dusinesses tamHR!?p transpartatian
management plans. Hi;l, 'hl!li
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The City will wark with Hennepin y~unty, the St~'R..?~lmi,~Jnesata and 'g~~rl agencies to'
~~~~~:;:s~eek funding far PUblii~!~~J~!ij:~y impra~~m~nts that meet city!lcaunty and
!'llIi "'llti'lliHI,
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. ~~~~~-~~O~~~i~\;;m~~~eef~;,II~RP.t~ ~):~~I~~.~~~~rom Medicine Lake
Raad an the narth,ta Trunk Highway 55 anthel~puth:U'~til that study is campleted the
Dauglas Drive Rede\(eJppment ~~ea will ihallJde the Dauglas Drive street right-af-way
and parcels an the eastl~ipe aqfl~ street frarnDuluth St. to' the Unian Pacific railraad
right-af-w~}!Jp t~~ sauth..ITh~~J$an ~r~a witho,?pedestrian infrastructure and is
centerepL~n .a.sigplitiM~nt areaHqf multifa:mily hab$ing.
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The fJii1rl)auglas Drive' Re~~velopment Area is identified an Map A. The area is divided
into' three$bbsectians, ba~~~ an lalll;<;{:4se.
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Area A-1 ' ,: '
Area A-1 extends'from Dulut '
guided Cammerciara;~q Off
gas statians and a multi:te,n
:treet sauth to' the Canadian Pacific Railroad and is
· It has three parcels, with the fallawing land uses: two'
t affice.
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Area A-2
Area A-2 extends from the Canadian Pacific Railraad sauth to' Galden Valley Raad. It is
guided High Density Residential and Railraad right-af-Way. Existing land uses range
fram single family, duplex, and triplex units to' three- to' five- stary rental apartment and
candaminium buildings. There are currently XXX units af hausing in this area. Six
parcels in the area sauth af Bassett Creek and narth af Galden Valley Raad are under
aptian far develapment as seniar hausing. Two' faur-stary buildings are propased, ane
with 74 units af seniar caaperative hausing and a secand with 95 units af seniar
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independent and assisted living units. If this project goes forward, the number of
housing units in Area A-2 would increase to XXX.
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 Center Point 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 There is pedestrian
access on intersecting east-west roads including Duluth St. and Golden
Valley Road and the new Luce Line Trail along the right-of-way.
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M>%l&~wjh ArdMS' C~ttl!;c.} lOQlSQSallS,
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MapA
Douglas Drive Redevelopment Area
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. Summary of Douglas Drive Tax-Increment Financing Plan
The following are the basic principles to covered in the proposed Douglas Drive Tax-
Increment Financing Plan.
1. Redevelopment District is proposed.
o Blight requirements are documented.
o District can extend up to 25 years after the first TIF payment.
2. Funds are to be paid out as received (pay-as-you-go). The use of funds would
be:
o Land write-down - reimbursement for extraordinary land costs paid by
developer
o HRA Administration and Infrastructure (10 and 9 % respectively)
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3. Infrastructure needs still need to be identified.
There are no immediate plans for the expenditure of the Infrastructure funds. The
goal is to have seed money to supplement other funds the City will seek through
grants, assessments or franchise fees. At this time staff perceives that the
highest priority would be for pedestrian improvements. However the Council will
establish its priorities through the Douglas Drive Corridor Study and in the end,
expenditures for infrastructure may be guided by the availability of funding from
other sources.
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10-14-08