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03-13-12 Special HRA Agenda Packet AGENDA Special Meeting of the Housing and Redevelopment Authority Golden Valley City Hall 7800 Golden Valley Road Council Chamber March 13, 2012 6:30 pm Pages 1. Roll Call 2. North Wirth Redevelopment Area 2-20 Approval of Second Amendment and Assignment - GVEC Properties, LLC Private Development Agreement 3. Amending Golden Hills Redevelopment Plan (to be renamed I-394 Corridor 21-44 Development Plan) A. Public Hearing - Amendment to Redevelopment Plan B. Adoption of Resolution Approving Revision of the Redevelopment Plan for the Golden Hills Redevelopment Project and Renaming it the I-394 Corridor Redevelopment Plan - Resolution 12-3 °9�� ' � ; _ ��: ' � , �`�t��!��r��is��r��rn�t�ft�cmats t��3��3��-�tn.�r r��q�� 1��"��c�ll � ' � ��:i 5�3=�t��'��.�� 3��6�)fa m�lte a r.eque�� E�c�m��f°�Iter��t��f��aat� � ' �i��.i�et�d�t��pr�ti�;:�l��r�nic,�raille,audioca��ett�,�tc. , , :, I << '� � �1��1 (?� �� Hausing and Redeveiaprnent Authority 763-593-8042 J 763-593-8109(fax) � � ; .. .,,��;u sa��"��u�i�a��b�;��uii��°= _�� , �� '�s. �: �4 n��wro.�� ;'�1N��im�"h'��,�„r.. . . . ��"�� _ . _.. �n�z� Executive Summary For Action Golden Valley Housing and Redevelopment Authority Meeting March 13, 2012 Agenda Item 3. Public Hearing on Amending the Golden Hills Redevelopment Plan and Renaming It the I-394 Corridor Redevelopment Plan Prepared By Jeanne Andre,Assistant Director, Housing and Redevelopment Authority Summary In 2010 staff and the Housing and Redevelopment Authority (HRAj worked on revising the Golden Hills Redevelopment Plan to reflect the changes to the City's Comprehensive Plan that came out of the I-394 Corridor Study. The goal was to amend the existing redevelopment plan to incorporate zoning changes implemented in 2008 and to expand the geographic area in the Redevelopment Plan to better correspond to the I-394 Mixed Use Zoning District. Proposed changes were reviewed by the City Counci) at a Council/Manager Meeting, by the Planning Commission and by the Housing and Redevelopment Authority at a public hearing that extended over two meetings. Staff made plan revisions in keeping with the discussion that occurred during this process, but at its April 11, 2011,the HRA decided to defer final consideration of the amended plan because of continued uncertainties related to redevelopment of the MnDOT parcel, located at the east end of the redevelopment area. Continued negotiations between MnDOT, Global One Commercial and Metropolitan Council Environmental Services have clarified development options for the area to the point that staff now recommends proceeding to update the redevelopment plan and expand its geographic area. The attached Resolution 12-3 would adopt the I-394 Corridor Redevelopment Plan, which is the Amended and Expanded Golden Hills Redevelopment Plan. The plan as presented is very similar to the one considered by the HRA last year and generally corresponds to the I-394 Mixed Use Zoning District. If adopted by the Housing and Redevelopment Authority,the Plan would be forwarded to the Planning Commission to determine if it conforms to the City's Comprehensive Plan. If so affirmed by the Planning Commission,the Plan would then go before the City Council. The Council would hold a public hearing on the Plan. The Plan would not be formally adopted unless approved by the City Council following its public hearing. Attachments • Resolution 12-3, Resolution Approving Revision of the Redevelopment Plan for the Golden Hills Redevelopment Project and Renaming it the I-394 Corridor Redevelopment Plan (22 pages) Recommended Action Motion to adopt Resolution 12-3, Resolution Approving Revision of the Redevelopment Plan for the Golden Hills Redevelopment Project and Renaming it the I-394 Corridor Redevelopment Plan. Resolution 12-3 March 13, 2012 Commissioner introduced the following and moved its adoption: RESOLUTION APPROVING REVISION OF THE REDEVELOPMENT PLAN FOR THE GOLDEN HILLS REDEVELOPMENT PROJECT AND RENAMING IT THE I-394 CORRIDOR REDEVELOPMENT PLAN NOW, THEREFORE, BE IT RESOLVED, by the HRA as follows: Section 1. Recitals. 1.01. It has been proposed that the Authority modify the Redevelopment Plan (the "Plan") by updating actions taken to date to fulfill the Plan by expanding the area included in the Plan in keeping with the I-394 Corridor Study, by outlining actions yet to be taken, and by renaming it the I-394 Corridor Redevelopment Area pursuant to and in accordance with Minnesota Statutes. Sections 469.01 to 469.047, inclusive, as amended. 1.02. The Authority has investigated the facts and has caused to be prepared a proposed revision of the Plan (the "Revised Plan") for the I-394 Corridor Redevelopment Area setting forth the information specified in Section 1.01. 1.03. The Authority hereby determines that it is necessary and in the best interest of the HRA at this time to adopt the Revised Plan (Attachment A), contingent upon its review by the Planning Commission, and to request that the City Council (the "Council") of the City hold a public hearing on the Revised Plan. Section 2. Approval of the Revised Redevelopment Plan 2.01. The Revised Plan presented to the Authority on this date is hereby approved and adopted and attached hereto as Attachment A. 2.02. The Revised Plan as approved and adopted by the Authority on this date, shall be forwarded to the Council with the request that the Council hold a public hearing on the adoption for the Revised Plan and that said Revised Plan shall be placed on file in the office of the City Clerk. Paula Pentel, Chair ATTEST: Thomas D. Burt, Executive 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 the following voted against the same: whereupon said resolution was declared duly passed and adopted, signed by the Chair and her signature attested by the Executive Director. Attachment A I-394 Corridor Redevelopment Plan (Amended and Expanded Golden Hills Redevelopment Plan) Section 1. Introduction In 1984 the City adopted the Golden Hills Redevelopment Plan. The Project Area originally covered 93.72 acres of commercial and industrial properties centered near the anticipated intersection of Xenia Avenue and the to-be-constructed I-394. It is now expanded to include 272.19 acres and renamed the I-394 Corridor Redevelopment Plan. All areas in the expanded area are designated in Maps A and B and in individual maps detailing each subdistrict. The original redevelopment area had a westerly boundary of Colorado Avenue and a northerly boundary on Laurel Avenue. (Includes Areas designated South, East, Central and West.) In 1999 the Project Area was expanded to take in property north of Laurel Avenue along a corridor that extended Xenia Avenue northward and incorporated the new Davis Community Center. (Added the area designated Xenia Avenue Extension.) In 2007 the City completed the I-394 Corridor Study, which included most of the Golden Hills Redevelopment Area and the largely industrial property extending west to Rhode Island Avenue South. The amended Plan expands the amended Golden Hills Redevelopment Project Area to include parts of the I-394 Corridor Study Area and renames the Plan to reflect this addition. (Adds areas designated Florida, Louisiana East, Louisiana West, and Rhode Island.) Map A• I-394 Corridor Redevelopment Area I�� , ,5,�._, ;ry,, � Location and Extent �' ° �� {. � ? : II � I. - � 'S � ��I� � i �� d' ��r U ' ` �� 4 t� � V �£ ,� � �. ��,,,,`, , �, ^�F-'..�-� ��: �� 1�r. ; �� ' 3 i i; �p . '� L.-tf�5��. � � � �� s J in � ! �� :t� yL-� � r e I 7_S'� i •�• �{ ' � '�S�`�.i.. �q �� Y �.. ,� � ! (' � �f.�I;�yF p 1\ .�`-'. L��%.- f t f��`Q • S •�� /' /� , .I 4 h � L .�.. �ry .. ,� }��—g.�� j ' y, ( �uacJ ' f '4 $�'- ~_�'�, '� 1��_ _ C~ � ^°T +�„_'q � A E � ..,...., . 9 i�i�J� � v m r J�la d�` t � a �ui-� � � . . -�� '�. " � .� �,1 ^ i F'T � •�.�y �� _ . . . ; � -_ � � q ' p ' �� f . � f I o , ��C i � s ...o, , - . -. .. 1 T ,R. „� � .M. .. � . .. � -- r � � r I % •� � �� v, ,..,... .,; ._� a:� � ., �� t. - ' . �__r- . +. ti\w �. � �tt s. `+ � `' 4• _ k .,. '"� «� ��° .' > ��_�; ..,.. i /�_`�-� ��! , �� '��,`' / I'�� f � +"_6"�" p ...... : 4 1� � A RI t � 4�E 7�` >I 4 � • e ..,.. _ . y � ._ � � . .. ... , i . .� . I '� � ' I � �''�'t q y _ � �� Y� ` t �� i�` . � _.� ___f.�"�.� ' i �� , �� d' �. . � p e/yi-3'_ .. � . � ' +.. E ��- f tid' � � �, . � � �� ` ' � . , , �' � e��, o .,� �•._ ,,T i W � : �� ,� �he �a�' �'�� ._�,� i +'.�° ��,�� { �. , , � i� ,• ��k Ficoension ° � . - _ ' ' � ° ' — _ , i ((�, � ,. � ..... —_. �..� �j 4 I _. � � I � .� .. t�!� _ - �� l� Mi,. _ � -I � �,� r � P �- v - ��'-`� ��{—t-.�-��;`_'— �:�`_�`� � �.,.�"_ �s �� Loulsiana Rond� West � �� s - i� South� . �� , �1 I *9 Section 2. Statement of Need and Public Purpose, Statutory Authorization The Authority finds that there is a need for development within the City and the Project Area in order to provide employment and housing opportunities, to improve the local tax base, and to improve the general economy of the City and the State. The economic security of the people in the City depends upon proper development of property that meets any one of a number of conditions, including properties whose values are too low to pay for the public services required or rendered and properties whose lack of use or improper use has resulted in stagnant or unproductive land that could otherwise contribute to the public health, safety, and welfare. The Authority finds that in many cases such property cannot be developed without public participation and assistance in various forms including property acquisition and/or write- down, proper planning, 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 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 Housing and Redevelopment Authority (HRA) Act, the Tax Increment Financing (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 powers relating to a housing and redevelopment authority granted under Minnesota Statutes, Sections 469.001 to 469.047, or other law. Section 3. 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 I-394) to interstate highway status. 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 I-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 I-394." Another moratorium from April 1984 to April 1985 allowed the HRA to establish the Golden Hills redevelopment area, Golden Hills Tax Increment Financing 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 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 1980s and circulation disruptions while the new interstate highway was under construction significantly slowed redevelopment. The 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 was the impetus for adding the Xenia Avenue Extension Area to the Project Area in 1999. The existence of excess railroad right-of-way located just north of the Golden Hills Central Area offered an opportunity to provide improved access to the redeveloped areas. The I-394 Corridor Study area was identified as susceptible to land use change due to its location along I-394, its proximity to other major freeways, and its direct access to Downtown Minneapolis. Based on Study recommendations the City Council, effective December 1, 2008, adopted the new I-394 Mixed Use Zoning District. The City Council also re-guided the Comprehensive Plan to incorporate this change in land use. As this area has significant development in place, the change in land use will only happen through redevelopment. Section 4. Guiding Principals As part of the I-394 Study process, guiding principals were adopted and approved. The principles are concise statements that establish the direction and intention of the study. They were adopted by the City Council in December 2005. These principles have been modified for the Golden Hills Redevelopment Plan to guide future redevelopment along the I-394 Corridor. 1. Enable the corridor to evolve toward a diverse mix of land uses, including residential as well as commercial and industrial. A mix of activities, uses, and densities will help sustain the corridor through changing economic cycles, consumer preferences, and housing trends. Mixed uses can create synergies and increase the level of pedestrian activity. 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, the City's civic downtown. 2. 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. Existing non-conforming land uses, such as auto-oriented commercial or industrial uses, can benefit from integration with newly permitted uses. Redevelopment is subject to design guidelines, as specified by the Zoning District. 3. Maintain the corridor as an employment center. Jobs within the corridor help maintain Golden Valley's jobs-housing balance while sustaining commercial enterprises. Fostering `living wage' jobs should be a priority in redevelopment projects. 4. Improve the visual coherence and attractiveness of the corridor. Improvements in streetscapes, landscaped areas, open spaces, building 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 improvements should make positive contributions to the district and the broader public realm, while public improvements should set the standard for private investment. 5. Improve connectivity for all modes. The development of I-394 and subsequent road realignments have resulted in a discontinuous and confusing circulation system. Improvements in east-west vehicular circulation and north-south pedestrian circulation are most needed; however, roadways should be designed to be attractive and safe for all modes of travel. Xenia Avenue, Golden Hills Drive, Turners Crossroad, Louisiana Avenue, and Laurel Avenue are to be preserved as primary arterial traffic corridors. 6. Foster neighborhood-serving retail and services. Commercial development should include a variety of small independent businesses and larger enterprises that serve City residents, supplementing and broadening the current mix of commercial uses. 7. Maintain or improve the functioning of intersections and highway interchanges. The functioning of the I-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 carefully planned, evaluated, and designed so that interchanges and intersections continue to function at an adequate level. 8. Foster sustainable development and work to establish a balance 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, reduces storm water runoff, and fosters resource conservation and the use of renewable systems in new construction. 9. Implementing and facilitating all modes of transportation. In recent years, traffic congestion on Interstate 394 has become increasingly worse. New development along the corridor must emphasize the usage of mass transportation, car pooling, and non-motorized transportation. In addition, aspects of active living must be considered in developments. Section 5. Redevelopment Plan Components The I-394 Corridor Redevelopment Project Area is divided for planning purposes into nine sub-areas (Exhibit B), five from the Golden Hills Redevelopment Plan and four new ones. Included in the originally-established boundaries are the West Area, the Central Area, the East Area, and the South Area. The Xenia Avenue Extension Area was added in 1999. The four new areas are the Florida Avenue, Louisiana East, Louisiana West and the Rhode Island Areas. 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 HRA. Section 6. Methods of Financing The City and its Housing and Redevelopment Authority plan to use tax abatement, tax- increment financing, public improvement financing and/or the sale of bonds to support projects within the Redevelopment Area. New financial plans will be created as necessary and will be approved as part of a specific project. j � N� . �, �hn—� Q'� g �. � � � � ^ � 1 •� � � � W a� x � = . x w �,o. � � � � s �d�`'„ �aa3i Nnvi � ;—+ �,\�.P � � U .`�..� � ,? •aa 3NI�1 Q � P��v �� \ V� ;�� s�af�i � � ��s� � � ,� _.. � � _'��: � � 'MIJ �. dtN�� / pS � �, '3A�7 �� s +� �i �.x�"" � � ti �g.� ¢ � 13SUA �� , ��..�''�(Qblyy� � y�� 31?I33b� I � � ro�.��l11 � N t�.-.n i�.� ,�+ QL � � �T QL ��'�. A,� llPl'AlIM �J�I n 1 � {t,,,,,,, ns 3nr i w AA 3hn {� A�tASNfWfl _ -,�� . � � �{�a �� 1• 'OS '3/1tl . —' /�� ys'D a3¢M�qe ORtl3�1�� N3Q�9 �� W 5� 1� � � Ntl Q�113'Xt3 �as 7nr ns•an. 3 � a9Rn37¢3� �wrm — � .� �L /�� u �+ �� ¢ 'GS 3rV O W > 3t > IV� 13nv a °' � �i�`r,� � li �no� 3a Hsd� � •,�� 'oN �anv Nnvi.zo�•n � >, 'DS �ana Q � DIYQI � 3N7��.SddgN � � � �7 z i d' J ♦� W I � � 'ON '3hd v~i vs ']nv �.3sxY � A3SM3f � � -- ' � s 'ON"3nb' 'OS '3nr � ,�t.l,� � . .'� � AM�(i1N3r �7anan3r � � �j �� '3nV VNtlISFf10� DS •3ny P�i '� � , � �ISfiD'f �— /� � � �.�a ttNb75Ii1�i � r rQ „ � W 61N74i11'W I Q �., I� � M �� d �an„ � � � V, — k3QJM� 'pt '3nb ,`�� '(n � •• � �,-� W � m � Vppi e'xn+�b�pjb � •� bd 'as 3nv -- J � � b,!VV/�IeSNN3d y ��` � ` � W � i ? � �s '3�b c,tiv�sf ,� � r j � �� o W ns � v�i�rvN�n �' ns }3 a 3qd a3e� �' �C 3Ab� � l.J � � Map C: South Area _______---- �----- - , ��. � ,\�`, 11� � � � / 1 ,''/ � � Land Use This sub-area constitutes one end of a large redevelopment site that spans the Golden Valley/St. Louis Park city limits. The property owner's long-range plans include expansion of its office park. The buildings in this sub-area have been demolished and the property owner/developer has proposed the construction of a parking deck to support the office uses. Boundaries and Size Bounded on the west and south by the city limits and on the east and north by the Highway 100/I-394 interchange. Approximately 7.1 acres in size. Map D: East Area � � �:��» .s-.�� .__ ___._ _ .. __., ..__ � _ _ _ _ __ __M . � -� _ Land Use There has been little redevelopment activity in this sub-area to date. Some private redevelopment has occurred. In 2001, the nursing home at the southeast corner of Circle Down and Turners Crossroad was converted to office use and in 2004, portions of the Golden Hills Shopping Center were demolished. The remaining portion of the shopping center is now fully occupied by restaurant uses. A vacant 4.5 acre site east of the shopping center is owned by MnDOT. It has been declared excess property and is available for redevelopment. Since the construction of Interstate 394, traffic and roadway alignment in this area has been an issue. In the future, traffic movement in the area could be evaluated to see if alternative roadway alignments could improve neighborhood circulation and access. Boundaries and Size Bounded on the west by Turners Crossroad, on the south by the city limits/I-394 fence line, on the east by the Highway 100/I-394 interchange, and on the north by the south boundary of a row of single family lots lining the south side of Circle Down. Approximately 13.97 acres in size. Map E: Central Area h C� � a 0 � � � � � O � � Q J �.�. :__ v aR. , Q Z � x _ -� W Z � .� � tiLV Land Use This sub-area includes the Colonnade office tower (409,000 sq. ft.) The Golden Hills business center (190,758 sq. ft.) and the Allianz world headquarters (600,000 sq. ft.). Sites available for redevelopment include a 2 acre site adjacent to the Colonnade, zoned through PUD for a 250 unit suite-hotel. At the northwest corner of Xenia and Golden Hills Drive, two blighted buitdings have been proposed for removal and replacement with 230,000 sq. ft. of office with 15,000 sq. ft. of retail and a parking deck. 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. Map F: Xenia Avenue Extension Area � � W � � �� __- —� ._.�__� _�.� _ - -�,} �._— __._;_,..� —.. , � ,�'u�.�,s ,�f s.�'r�� ,,� , � __.__..f � •� � ssv� ' �, / � � t _ __ � . ° � � � { � ; s��o + Land Use This new sub-area of Golden Hills, as its name implies, provided for the extension of Xenia Avenue northward from Laurel Avenue to a new terminus at Turners Crossroad north of Glenwood Avenue. The street extension alleviated a hazardous intersection at Glenwood Avenue and Turners Crossroad and simplified the poorly-defined north/south access route between the Central Area and the rest of Golden Valley. 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. Map G: West Area HILI.S 6/OS Z W � J C� C9 6'O.� _ IIYN'f�L/�1 I Fi Land Use This sub-area has been redeveloped to include a 109 unit Holiday Inn Express hotel and 253,549 sq. ft. of office warehouse space. Under the new I-394 Mixed Use Zoning District these parcels could be developed to incorporate a wide range of uses, including: . Multiple Family Residential • Elderly and Handicapped Housing • Commercial • Medical Clinics . Institutional Boundaries and Size Bounded on the west by Colorado Avenue, on the south by the adjusted city limits/I-394 fence line, on the east by the Soo Line railroad, and on the north by Laurel Avenue. Approximately 31.7 acres in size. Map H: Florida Avenue Area � ---- � � � } � �; � ___ ; � �. � i� � t� .¢ C"� � �y o� C� �, v � � . �� o`� °a a�sso sc,� �." � � � � � 6./�016IGk� - Q �6� '� . � '- � � � - �_! Land Use This sub-area currently includes office, light manufacturing, and restaurant uses. It is focused around Florida Avenue, and is guided to have mixed-use development. More intense land uses would be preferred along the southerly section of the area, adjacent to Wayzata Boulevard. Boundaries and Size Bounded on the west by Hampshire Avenue South, on the south by Wayzata Boulevard, on the east by Colorado Avenue South, and on the north by Laurel Avenue. Approximately 40.2 acres in size. Map I: Louisiana East Area rr�� w > Q �� ._.. _ _�_� . � � �a.� �'9�.'.�'" �3'.s�,�' ��^, t�. � � �� 6'�'G��-�`��`� d'9,'',/ ' d'9,� - _._�_ Land Use This sub-area includes office, retail, light industrial, automotive service, and restaurant uses. This area is guided to have mixed use development. More intense land uses would be preferred along the southerly section of the area, adjacent to Wayzata Boulevard. The area includes the easterly section of the Louisiana Avenue interchange with Interstate 394. Boundaries and Size Bounded on the west by Louisiana Avenue South, on the south by Wayzata Boulevard and Interstate 394, on the east by Hampshire Avenue South, and on the north by Laurel Avenue. Approximately 27.9 acres in size. Map J: Louisiana West Area , 9I3 9l0�1 ... .....,._�_..�.__._.�:�.. � � � � � Q MARKET ¢ z ¢ vs � O J ?`!.'G}O 9I00 f1tN! ?1r,�;' Land Use This sub-area includes office, light industrial, automotive sales and service, and restaurant uses. This area is guided to have mixed use development. More intense land uses would be preferred along the southerly section of the area, adjacent to Wayzata Boulevard, and along the eastern section of the area, adjacent to Louisiana Avenue. Boundaries and Size Bounded on the west by Pennsylvania Avenue South, on the south by Wayzata Boulevard and Interstate 394, on the east by Louisiana Avenue South, and on the north by Laurel Avenue, with the addition of two parcels north of Laurel Avenue, east of Pennsylvania Avenue South and west of the West Ring Pond. Also includes the two parcels north of Laurel Avenue and east of Pennsylvania Avenue. Approximately 39.46 acres in size. Map K: Rhode Island Area �� d r� 8�' � �� p .;,f ;� ; � � � � � h �� Land Use This sub-area includes office, light industrial, and automotive-related uses. The area is guided to have mixed use development. The area is directly adjacent to a single family residential neighborhood. Therefore, less intense land uses are desired for this location. Boundaries and Size Bounded on the west by Rhode Island Avenue South, on the south by Wayzata Boulevard, on the east by Pennsylvania Avenue South, and on the north by Laurel Avenue. Approximately 16.8 acres in size. Section 6. Land Use Traditionally, the I-394 Corridor has been comprised of primarily industrial, commercial, and office uses. The transition of the corridor to mixed uses requires that individual land uses work to complement one another and enhance the cohesiveness of the area. Standards have been developed for individual land uses to increase their ability to coexist among other land use designations within the corridor. 1. Housing Housing, in a variety of configurations (multi-story multifamily buildings, the upper floors of mixed-use buildings, attached single-family units such as townhouses) and including rental and owner-occupied (condominium or cooperative), will be incorporated in the Project Area. An emphasis on lifecycle housing will be emphasized in the corridor. Current Development: A limited amount of housing currently exists within the Amended Golden Hills Redevelopment Area. 2. Commercial retail and service uses The Project Area will include commercial retail and other service uses that are integrated into mixed or multi-use developments, gradually moving 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. Current Development: Commercial uses within the proposed I-394 Redevelopment Area currently include fast-food and casual dining restaurants, big-box retailers, a gas station, auto dealerships, and several independent retailers and service providers. 3. Business and professional office uses. Office uses often have significant traffic impacts. The I-394 Mixed Use Zoning District will typically require traffic analyses and subsequent traffic management plans to minimize traffic congestion. Current Development: Several large-scale office buildings exist in the Project Area. They are typically part of a Planned Unit Development (PUD). Professional offices also currently exist as components of existing business operations. 4. Open space. The development plan does not identify any sites for new public parks or plazas, but large developments would be encouraged to provide improved open space as part of their composition. Plazas and open space available to the public will be encouraged in private developments. Enhanced streetscape treatments along major streets will also enhance the area's appearance. Current Development: No public open space exists in the proposed I-394 Redevelopment Area. However, the Laurel Avenue Greenbelt exists to the north of the area, and serves as an important buffer between the Project Area, and the less intense land uses in the R-1 Residential Zoning District. 5. Existing industrial uses. No industrial uses are planned for the Project Area. Current Development: A number of large industrial facilities, automotive sales and service facilities are located in the Project Area. These uses could remain 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. Section 7. Goals, Objectives, and Policies To achieve its mission of structured redevelopment, the Golden Hills Redevelopment Plan has instituted goals, objectives, and policies. These items, listed below, encourage cohesive planning and structured redevelopment within the Project Area. Goal 1 — Community Enhancement Objectives ■ Increased jobs and tax base. ■ Visually attractive development. ■ Recognizable features which reflect Golden Valley and enhance community identity. ■ Job and tax-based growth at environmentally sustainable levels. Policies The City will study planned land uses in the Project Area after all zoning changes are in place, to determine the need or desirability of area-wide plan amendments accommodating altered land use demand. Goal 2 — High Quality Development Objectives ■ High quality new developments that are visually attractive and respect their surroundings. ■ Development that meets environmental criteria set forth by Leadership in Energy and Environmental Design (LEED) and the United States Department of Energy. • Use of environmentally sustainable `green building' practices when possible. ■ Development that meets criteria for active living. Policies The City will assure that its review processes, zoning, and building regulations are designed to promote desired development projects. The City will establish a list of qualifying criteria to serve as a selection standard for targeting Community Development Block Grant or other redevelopment funds. The City will review existing properties to consider their long term viability and/or options for alternative use. The City will consider various approaches and/or incentives to promote a Project Area beautification program. This program could include public and private components. Goal 3 - Redevelopment of Obsolete Properties Objectives ■ Redevelopment of parcels that are blighted, functionally obsolete, economically unsustainable, or incompatible with adjacent uses. Policies The City will assure that new uses in the redevelopment area are compatible with existing development and the City's land use plan. The City may consider providing public subsidy to those redevelopment projects that serve a substantial public purpose, remove blight, or mitigate contamination. Goal 4 - Protection of the Environment Objectives ■ Preserve and enhance wetlands ■ Prevent and correct soil and wetland contamination ■ Preserve and cultivate arborous environments ■ Restore native vegetation where appropriate ■ Maintain existing natural features ■ Reduce light in the night sky ■ Co-locate higher density uses with commercial services to reduce the amount of auto travel and corresponding air pollution Policies The City will remain a leader in urban environmental protection by promoting area parks and open space, and setting development standards that uphold environmental guidelines. The City will continue to explore Sustainable Development research, for possible incorporation into future updates of this plan. Goal 5 - Maintain a Regional Framework Objectives ■ Implement Metropolitan Council growth and development policies when appropriate. ■ Take advantage of State and County funding. ■ Maintain a positive relationship with surrounding communities and governmental agencies. ■ Continue to support traffic management plans. Policies Accommodate mixed use developments and increase land use density where appropriate in accordance with the Metro Council's regional growth strategy. Monitor need for additional transit opportunities and encourage the development of local and regional transit opportunities within the Project Area. I-394 Corridor Redevelopment Plan Appendix: Redevelopment Area Property Identification (PID) Numbers — March 2012 Year PID Address 2012 TMV 2012 Use Constructed SOUTH AREA 3002924310003 5075 Wa zata Blvd 1,554,000 Duke/VacanUParkin Lot 3002924310002 1400 State Hw No 100 S 1,405,000 Duke/VacanUParkin Lot 3002924310035 1500 State Hw No 100 S 1,769,000 Duke/Vacant/Parkin Lot EAST AREA 3002924230047 5411 Circle Down 1,305,000 1 Story Office 1957 3002924230002 1201 Turners Crossroad S Exempt Use 086 HRA(Vacant) 3002924230003 5426 Wayzata Blvd Exempt Use 082 MnDOT/Vacant 3002924230058 MnDOT Parcel Exempt Use 082 MnDOT/Vacant 3002924230063 5410 Wa zata Blvd 2,984,000 RestauranUCaterin 1985? 3002924240016 MnDOT Parcel SF Residential Vacant 3002924240017 MnDOT Parcel SF Residential Vacant 3002924230050 5311 Circle Down Exempt Use X99 Multi Famil 1962 3002924230057 5307 Circle Down 909,000 Multi Famil 1962 3002924240016 MnDOT Parcel SF Residential—Vacant 3002924240017 MnDOT Parcel SF Residential —Vacant CENTRALAREA 0411721240027 5500 Wa zata Blvd 6,150,000 Parking Ramp 1987 0411721240028 5500 Wa zata Blvd 35,363,000 Colonnade 1988 0411721240024 700 Xenia Ave S 1,573,000 Vacant Lot 0411721240025 800 Xenia Ave S 2,247,000 Vacant Lot 0411721240029 28 Address Pendin 873,000 Colonnade Entrance 0411721240030 28 Address Pendin 1,582,000 Vacant 0411721240032 701 Xenia Ave S 24,799,000 Golden Hills Office 1999 0411721240038 5701 & 5709 Golden Hills Dr 64,127,000 Allianz 2000 WEST AREA 0411721230050 28 Address Pendin SOO Line Railroad 0411721230052 6105 Golden Hills Dr 7,070,000 1 Stor Office/Warehouse 1999 0411721230053 6100 Golden Hills Dr 6,638,000 1 Stor Office/Warehouse 1999 0411721230054 5900 Golden Hills Dr 7,648,000 1 Stor Office/Warehouse 1995 0411721230055 6020 Wa zata Blvd 4,772,000 Hotel 1995 0411721230056 28 Address Unassi ned Exempt Code 086 Pond 0411721240037 28 Address Pendin Exempt Code X98 XENIA AVE EXTENSION AREA 3311821340053 5430 Glenwood Ave Exempt Use 030 Davis Communit Center 0411721210002 5501 Glenwood Ave Exem t Use 060 Church 1962 0411721210003 5501 Glenwood Ave Exempt Use 060 Church 1956 0411721210035 250 Turners Crossroad S 13,533,000 Multi Famil 2004 0411721210023 400 Turners Crossroad S Exempt Use 086 Fire Station 0411721210004 5601 Glenwood Ave 1,503,000 Multi Famil 1964 0411721210005 5635 Glenwood Ave 339,000 SF Residential 1949 0411721210007 5701 Glenwood Ave 188,000 R2 Residential 1938 0411721210006 5745, 5747 Glenwood Ave 997,000 Multi Famil 1963 0411721210033 28 Address Unassi ned Exem t Use X98 Pond 0411721210008 5743 Glenwood Ave 498,600 Multi Famil 1963 0411721210024 5610 Laurel Ave 4,705,000 Multi Family 1979 FLORIDA AVE AREA 0411721230036 700 Colorado Ave S 2,050,000 Bell Mf . — Industrial 1979 0411721230003 800 Colorado Ave S 1,645,000 Ron-Vik 1961 0411721230004 900 Colorado Ave S 810,000 1959 0411721230005 6250 Wa zata Blvd 711,000 1966 0411721230057 6210 Wa zata Blvd 1,593,000 Venture Bank 1962 & 2011 0511721140024 715-765 Florida Ave S 6,000,000.00 1970 0511721140002 6300 Wa zata Blvd 3,090,000 Su er 8 Motel 1980 0511721140023 6400 Wa zata Blvd 1,200,000 Restaurant—JJ's 1981 0511721140022 6440 Wa zata Blvd 2,060,000 Restaurant—Osaka 1980 0511721140010 6480 Wa zata Blvd 590,000 1958 0511721140025 700-730 Florida Ave S 2,050,000 PRISM/ 1960 0511721140015 850 Florida Ave S 765,000 3`d Lair Skate Park 1958 0511721140016 900 Florida Ave S 1,233,000 Collision Center 1965 0511721140026 6620 Wa zata Blvd 1,550,000 Restaurant—Taco Bell 1998 705, 715, 719, 721 0511721140005 Hampshire Ave S 2,238,000 1970 0511721140019 905 Hampshire Ave S 2,099,000 Borton Volvo 1999 0511721140008 6660 Wa zata Blvd 1,000,000 Restaurant— Bur er Kin 1973 LOUISIANA EAST AREA 0511721130023 6800 Wa zata Blvd 10,591,000 Menards 2012 0511721130017 6901 Laurel Ave 2,034,000 Boulevard Collision 1993 0511721130018 801 Louisiana Ave S 1,820,000 Jim Lupient—Auto 1994 0511721130016 701 Louisiana Ave S 1,227,000 Jim Lupient—Auto 1995 0511721130015 751 Louisiana Ave S 1,283,000 Jim Lupient—Parkin Lot 0511721130022 6925 Market St 673,000 Jiff Lube 1995 0511721130011 6920 Wa zata Blvd 1,500,000 Restaurant- Perkins 1962 0511721130020 6955 Market St 1,198,000 SuperAmerica 1995 0511721130021 6944 Wa zata Blvd 1,367,000 Car X Auto Service 1995 0511721130019 901 Louisiana Ave S 1,860,000 Mermaid Car Wash 1995 LOUISIANA WEST AREA 0511721240007 28 Address Pendin 910,000 Lupient— Parkin Lot 0511721240008 850 Louisiana Ave S 2,059,000 Benihana 1980 0511721240009 7100/7200 Wa zata Blvd 9,600,000 Lu ient—Auto 1967 0511721240001 7400 Wa zata Blvd 5,588,000 Morries Cadillac 1965 0511721240002 701 Penns Ivania Ave S 8,087,000 Libert Diversified 1996 0511721240074 345 Penns Ivania Ave S Exempt Use 060 Warehouse 1959 0511721240075 7400 Laurel Ave Exempt Use 070 Workabilities 1981 RHODE ISLAND AREA 0511721230054 700 Penns Ivania Ave S 526,000 1961 0511721230001 710 & 750 Penns Ivania Ave S 1,360,000 Lupient—Auto 1971 0511721230055 840 Penns Ivania Ave S 815,000 Industrial —Weavewood 1962 0511721230058 1040 Penns Ivania Ave S 135,000 Qwest 1950 7600 Wayzata Blvd, Includes: 900, 904 and 1000 Pennsylvania Ave S, 7610, 7630 and 7650 Wayzata 051 1 721 230004 Blvd 3,106,000 1960 0511721230057 7550 Wa zata Blvd 283,000 Ne tune Societ 1961 0511721230059 7500 Wa zata Blvd 229,000 Life Save Fire Protection 1968 0511721230002 675 Rhode Island Ave S 1,020,000 General Label 1960 0511721230003 825 Rhode Island Ave S 1,325,000 Norcostco 1959