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03-10-97 PC Agenda . e e AGENDA GOLDEN VALLEY PLANNING COMMISSION Regular Meeting Golden Valley City Hall, 7800 Golden Valley Road Council Chambers March 10, 1997 7pm I. Approval-of Minutes - February 24,1997 (May not be available for review) II. -Informal Public Hearing -- (Continued) -- Preliminary Design Plan - Hidden Lakes P.U.D. No. 74 Applicant: Hidden Lakes Development, LP - Address: 4101-4147 Golden Valley Road, Golden Valley, Minnesota (Portion of Golden Valley Health Center Site) Purpose: - Review of the Preliminary Design Plan which would allow for the construction of 176 residences in detached and attached construction styles on a portion of the P. U. D. III. ~nformal Public Hearing - Amendment (No.1) Conditional Use Permit (CUP) No. 96-69-02 - Applicant: -Minneapolis Crisis NurseI)' Address: 5400 Glenwood Avenue, Golden Valley, Minnesota Purpose: To amend the existing CUP which would allow for the construction of an addition to the rear of the building and a g~rage located to the northwest corner (rear) of the lot. IV. Informal Public Hearing -- Preliminary Design Plan -- Planned Unit Development No. 75 Applicant: Menard, Inc. Address: 6800 Wayzata Boulevard, Golden Valley, Minnesota Purpose: Review of the Preliminary Design Plan to allow for a mixed use of retail, office, warehouse and a lumber yard on the existing Menard site. The applicant is. proposing to construct an addition onto the west side of the building and the north side of the building. 'i I _ _ _ _____J V. Informal Public Hearing - Review of the Draft North Wirth Parkway Redevelopment Plan Amendment .' VI. Informal Public Hearing - Review of the Capital Improvement Program (CIP) - Don Taylor, Director of Finance and Fred Salsbury, Director of Public Works will be present to answer questions - Short Recess - VII. Reports on Meetings of the Housing and Redevelopment Authority, City Council, and Board of Zoning Appeals VIII. Other Business IX. Adjournment Planning Commission Guidelines for Public Input The Planning Commission is an advisory body, created to advise the City Council on land use. The Commission will recommend Council approval or denial of a land use proposal based upon the Commission's. determination of whether the _ proposed use is permitted under the Zoning Code and the Comprehensive Plan, and whether the proposed use will, or will not, ., adversely affect the surrounding neighborhood. The Commission holds informal public hearings on land use proposals to enable you to learn, first-hand, what such proposals are, and to permit you to ask questions and offer comments. Your questions and comments become part of the record and will be used by the Council, along with the Commission's recommendation, in reaching its decision. With the completion of the informal public hearirig(s) there will be a short recess before the commission continues with the remainder of the agenda. To aid in your understanding and to facilitate your comments and questions, the Commission will utilize the following procedure: 1. The Commission Chair will introduce the proposal and the recommendation from staff. Commission members may ask questions of staff. 2. The proponent will describe the proposal and answer any questions from the Commission. 3. The Chair will open the public hearing, asking first for those who wish to speak to so indicate by raising their hands. The Chair may set a time limit for individual questions/comments if a large number of persons have indicated a desire to speak. Spokespersons for groups will have a longer period of time for questions/comments. 4. Please give your full name and address clearly when recognized by the Chair. Remember, your questions/ comments are for the record. 5. Direct your questions/comments to the Chair. The Chair will determine who will answer your questions. 6. No one will be given the opportunity to speak a second time until everyone has had the opportunity to speak initially. Please limit your second presentation to new information, not rebuttal. 7. At the close ofthe public hearing, the Commission will discuss the proposal and take appropriate action. e . MEMORANDUM RE: March 6, 1997 Planning Commission Mark W. Grimes Director of Planning and Development Continued Consideration of the Preliminary Design Plan -- Hidden lakes Development (former Golden Valley Health Center PUD No. 45) DATE: TO: FROM: . Consideration of the Preliminary Design Plan for the Hidden Lakes Development was continued by the Planning Commission from the February 24, 1997 meeting until the March 10, 1997 meeting. At the February 24th meeting, the Planning Commission completed the informal public hearing on the Preliminary Design Plan. Staff has discussed the format of the March 10th meeting with the Chair Prazak and Vice-Chair Pentel. It was agreed that no further public input be taken the night of March 10. The Planning Commission members will have the right to ask questions or request additional information from City staff, .the developer and any other persons attending the meeting. (The Planning Commission should be prepared for criticism by the public who feel that the informal public hearing should be re-opened because the hearing went very late and some persons had to go home earlier in the evening. This hearing was held no different than any other public hearing before the Planning Commission in terms of format. Every person was given the opportunity to speak. ) There is some additional correspondence enclosed for your information. First, there is a memo from the Park and Open Space Commission which further explains their position. Second, there is a memo from Mark Kuhnly, Director of Inspections and Fire Chief, which indicates his recommendation about the need for sprinkler systems in all residential units in the development. Third, there are two additional letters from the public regarding the development. There have also been several letters to the editor in the SunPost newspaper over the past several weeks. Staff has met with the developer to discuss several issues. Most importantly, the developer was told that the staff will recommend that the 50 foot road setback, from the OHWL, must be met on the peninsula. The developer presented the staff with plans that indicated that the 50 foot setback will be met along the length of the peninsula except where the road crosses the bridge. The developer was also told that each of the units must have sprinkler systems or the private road system will have to be reevaluated in terms of street width, connection and layout. . e Date: March 5, 1997 To: From: Mark Grimes, Director of Planning and Development Mark Kuhnly, Chief of Fire and Inspectionsr Hidden Lakes Development Subject: I am strongly recommending that all structures, as part of the Hidden Lakes Development project, include complete fire suppression systems. This recommendation is based on the reduced emergency vehicle access to the site as proposed in the current street design plan. The reduced access includes street width less than the city standard, non interconnected streets and dead end streets without adequate turn around. e Feel free to contact me if you have any questions on this recommendation. MK:jm e ~ . ey City Hall 7800 Golden Valley Road . Golden V~MN 55427-4588 (612) 593-8000 FAX (612) 593-8109 TOD (612) 593-3968 March 3, 1997 Mayor and Council 593-8006 Golden Valley Planning Commission Gary, Prazak, Chairperson City Manager 593-8002 This letter is to request that your Commission include in your considera- tion of the Preliminary Design Plan for P.D.D. #45, the recommendation from the Open Space and Recreation Commission that public access to Sweeney and Twin Lakes be provided through park dedication. Members from our Commission were present at the public hearing on February 24th. We had planned to give more detailed reasons for our recommendation, but given the length of the hearing, felt that a letter to you would be more suitable. Public Safety Police 593-8079 Fue 593-8080 Fax 593-8098 ~... ..'C.Wi. orks .3-8030 Inspections 593-8092 Our Commission feels that it is appropriate to require this development to provide public access through park dedication for several reasons. First, Sweeney and Twin Lakes belong to all the people, not just those fortunate enough to live next to the lakes. It has been a long term goal of the City to provide its citizens with public access to the lakes. It would be unfortunate if the public were unable to take advantage of this opportunity to gain public access to these two lakes, as this may be our last opportunity. As you are probably aware, there are provisions for park dedication and pub- lic access to these lakes in the city codes and the comprehensive plan, as well as in the documents establishing P.D.D. #45. In the history of the de- velopment of the Sweeney and Twin Lakes area, the acquisition of public access to the lakes has been continually put off. We feel that we can delay no longer. Motor Vehicle 593-8101 Planning and Zoning 593-8095 Fmance 593-8013 Assessing 59,.,8020 Mand Recreation . 2OOBtoOkvieWParkway GoJdmV~ MN 5542&-1)64 (612) 544-5218 . FAX. (612) 5#0398 TDI)(~12) 593-3968 . The proponent of this development should have been well aware of the City's position on this issue at the time he acquired this property. His ar- gument is that public access does not fit the concept of this development. This development is part of a larger community, that needs to look at what is best for the community as a whole. That ideal is. reflected in the city codes and the goals of the comprehensive plan. The claims of the proponent that public access can be provided at another site are disingenuous, as he cannot guarantee that the public gains access to the lake on land that he does not control; especially when he was aware of the City's code and plans. We also feel the City should decline the provision in the code allowing the proponent to provide cash in lieu of land dedication. This does nothing to provide the community as whole access to these lakes, and basically ends any hope the City has to gain access. If you would like further input, we are planning to have a representative from our Commission present at your next meeting on March 10th. Yours truly, fi~tr~~ Linda Loomis Open Space and Recreation Commission Chair ~ . e e ~ . February 26~ 1997 x..\~~Q ~~c 1 -aq1 .~t~ 'l. Mayor Mary Anderson 7800 Golden Valley Road Golden Valley, MN 55427 Dear Mayor Anderson~ e I am writing to express my opposition to any further development of the Glenwood Hospital site and the surrounding lake area. As an avid bicyclist and cross country skier, I have spent countless hours in this area. I am constantly amazed that such a large parcel of land can remain undeveloped, especially due to its proximity to downtown Minneapolis. There is no other place in the metro area where you can experience a peaceful bike ride, while seeing deer and the Minneapolis skyline. Before you make a decision, I suggest that you spend some time hiking in this area to enjoy the beauty of nature and to marvel at the incredible solitude available so close to the organized chaos of the city. Future generations will be much more grateful for a parcel of undisturbed land instead of another housing or business development. Sincerely, J)~ 't: K"-> "r---- Dann F. Krueger 4845 Second Avenue S. Minneapolis~ MN 55409 (612) 825-7914 e . 3850 Bassett Creek Drive Golden Valley, Minnesota 55422 February 24, 1997 Mary E. Anderson Mayor City of Golden Valley 7800 Golden Valley Rd. Golden Valley, MN 55427 .ts-JtO ,,(..v ~ b \~ql ~t~ Dear Mayor Anderson: I am writing to you and to all the city council members to express the concern of my wife and myself regarding the proposed construction of the 'Hidden Lakes Development' project. Our opposition is twofold. First, traffic congestion on Golden Valley Road, particularly during peak hours is already too great and too fast. To funnel all the additional traffic from this develop- ment onto this roadway verges on insanity. And, while a four lane 'upgrade' might ease the potential problem to some degree, it is certainly not a desirable option! e More importantly, however, our opposition is philosophic and emotional, (if that accounts for anything these days). It seems that 'Developers' - to use the term generically - will never be satisfied until every parcel of land is occupied by some human dwelling upon which they can make a profit. Once the land is built upon, for all intents and purposes, it is gone and lost from any future use for the public good. Perhaps the City as a whole, as well as future gen- erations, would be better served if this land could be purchased by the City and preserved as a park or recreational area for all to enjoy. Despite an already heavy property tax burden, we would be willing to help fund this through additional taxes if it is possible to stop this develop- ment project. - We have been residents of Golden Valley proper for more than ten years and I have resided in this area since 1949 when my parents bought property and settled about a mile and a half north of here on 35th and June Avenue. I have seen many changes over those years, some good, and some bad. And I have witnessed the loss of many local 'treasures' of the natural and historic environment. We would hate to see another of these things lost, especially one as beautiful and pristine as the site here in question. We know, realistically, that 'money' will likely win out, as it usually does; and the 'Developers' have the 'money. But if you can, I hope that you will support our opposition to this project. Thank you for your time and understanding. Sincerely, e ~G~~ $Af..J4~-~ ~;;r-'- . George Webinger, Margaret Adamek Webinger . . . MEMORANDUM Date: March 4,1996 To: Golden Valley Planning Commission From: Elizabeth A. Knoblauch, City Planner Subject: Informal Public Hearing - Amendment of Conditional Use Permit No. 96-69 -- 5400 Glenwood Avenue - Minneapolis Crisis Nursery, Applicant This facility (location map attached) was granted a Conditional Use Permit (CUP; current permit attached) in July 1996, but is not yet open. Because it is not a government-supported project, a major fund raising effort was launched in order to pay for necessary site improvements. The campaign was so successful that the Nursery's board of directors is able to afford more extensive improvements than originally planned. The requested CUP amendment contemplates a three-story (about 6,700 square feet) addition at the rear of the building, plus a detached outbuilding in the northwest corner of the lot (site plan and floor plans attached). The addition will NOT mean an increase in the previously approved maximum of eighteen children to be cared for at any given time. The purposes to be served by the proposed addition and outbuilding are explained on page 3 of the "Operational Vision" statement supplied by the applicant (attached); that document also provides general background information on the Minneapolis Crisis Nursery. The proposed structural additions involve variances,so the matter must also go to the Board of Zoning Appeals (BZA) before final approval. The BZA requires all existing and proposed improvements to be shown on an actual site survey instead of the less precise site plan. Staff have noticed a very slight difference between the parking layout that the BZA will see and the one submitted for the CUP amendment. The survey omits three parking spaces that the site plan shows on the west side of the connecting driveway between this site and the school property to the north. The discrepancy occurs within a setback area, and site plans are made a part of the CUP, so it is important to have the BZA and Planning Commission considering the same thing. At the informal public hearing, staff will ask the applicant to clarify which document is accurate. Factors For Consideration . In approving or denying any CUP or amendment thereto, City Code requires that findings be made on ten specified factors. Staff evaluation of those factors as they relate to the proposed amendment to CUP 96-69 are as follows: 1. Demonstrated Need for the Use: The City's basis for demonstrating need is that an applicant has identified a market for the proposed good or service. That criterion was met when the Crisis Nursery was granted its CUP last year. The proposed amendment will only enhance the services to be provided by the facility. 2. Consistency with the Comprehensive Plan: The plan targets the site for semi-public use. A short term shelter facility is considered appropriate for that land use classification. 3. Effect on Property Values in the Area: The requested amendment is not expected to result in any more or any less of an impact than the facility as originally approved. 4. Effect of any Anticipated Traffic Generation Upon Current Traffic Flow and Congestion in the Area: The requested amendment is not expected to result in any more or any less of an impact than the facility as originally approved. . 5. Effect of any Increase in Population: The requested amendment will not increase the residential population of the area or the maximum number of children to be served at any given time. There may be some increase in the number of staff people or volunteers simply because the larger building would allow a greater range of activities. The applicant's "Operational Vision" anticipates no such increase; even if it does occur, staff do not expect it will have a significant impact on the area. 6. Increase in Noise Level: The requested amendment is not expected to result in any more or any less of an impact than the facility as originally approved . 7. Any Odor. Dust. Smoke. Gas. or Vibration Caused by the Use: The requested amendment is not expected to result in any more or any less of an impact than the facility as originally approved . 8. Any Increase in Flies. Rats. or other Vermin on the Area Caused by the Use: The requested amendment is not expected to result in any more or any less of an impact than the facility as originally approved . . 2 . . . 9. Visual Appearance of the Proposed Structure or Use: The proposed addition will be taller than the existing building; it will, however, be on the side away from the street and will feature an attractive facade (elevation sketch attached). The proposed outbuilding will be largely blocked from public view except from the adjacent school property. Nevertheless, that building is of slightly greater potential concern than the addition to the main building. The applicant has not provided information on the degree to which the facade of the outbuilding will match the principal building. Also, the concept of on-site storage of goods or equipment raises the prospect of items being left out in the open for extended periods of time. Staff have no particular reason to believe that the operators of the Crisis Nursery intend to allow stored items to overflow the building. In order to make the City's expectations perfectly clear in this matter, the Planning Commission may want to consider recommending the prohibition of outside storage as a condition of the amended permit. 10. Other Concerns Regarding the Use: A gradual proliferation of variances on the property may be a matter of concern. Some of the existing nonconformities are not covered by approved variances. The expansion would create new nonconformities. The BZA has jurisdiction over variance requests. However, the Planning Commission is represented on the BZA, and this case is of particular interest because the requested variances are linked with the conditional use of the property. The site has a history of being difficult to market. This goes back to 1967, when it was still in the hands of the school district. At that time, a variance was granted to increase a small, pre-existing nonconformity in the street setback so that the westerly half of the current building could be constructed as part of a "modernization" effort. In 1983, the school district finally sold the building, creating side and rear landscape setback nonconformities in the process of subdividing a new lot. Additional variances were granted, but they were based on an accompanying rezoning from the Church/School Institutional sub-district to Business and Professional Offices. When a buyer finally came forward, it was a medical clinic, which until the mid-1980's was understood to be permitted only in the Medical Institutional sub-district. The property was accordingly rezoned again; the variances were not updated. In 1990, more side and rear landscaping variances were approved in order to permit what was considered to be a much-needed structural addition. The variances lapsed due to lack of construction financing, but were renewed the following year. The addition never did get built, the clinic vacated the site, and it was on the market for some time. The real estate agent informally approached the Planning Commission to discuss rezoning 3 once again to Business and Professional Office use, which was felt to be more flexible for marketing purposes; the Planning Commission's response was not favorable, and the building remained vacant until the Crisis Nursery came along. . The Crisis Nursery's proposed addition is similar to the 1990/1991 proposal in its main building footprint and parking layout, but it includes more square footage as well as the outbuilding. The requested variances clearly make the property more suitable for the purposes of the Crisis Nursery, but that facility is very specialized. The Planning Commission and/or BZA may want to discuss the request in view of its potential impact on future re-use options if and when the Crisis Nursery is no longer there. It is unclear at this point whether the proposed structural expansion would make the property more marketable, or limit its prospects. Recommended Action Staff recommend approval of the requested amendment to Conditional Use Permit 96-69, Minneapolis Crisis Nursery, with a list of conditions as follows: 1. The property may be used as a short term (up to four days) shelter for not more than 18 children, aged 0-10, at a time. In addition to the principal use, the property may support accessory uses such as parent/family counseling; meetings of board members, clients, staff, or volunteers; miscellaneous administrative functions; the collection, storage, and distribution of donated items; and other activities as provided on the site and floor plans. 2. The following plans shall be made a part of the permit, except that engineering and construction details may be amended as required by the appropriate City official without amending the permit itself: · Site Plan and Details, AO.1, prepared by RSP Architects, with a Design Development date of 12/3/96; and · Basement, First, and Second Floor Plans, A2.1 and A2.2, prepared by RSP Architects, with Design Development dates of 12/3/96. 3. The Board of Zoning Appeals must approve any necessary variances. 4. All other applicable local, state, and federal requirements shall be met. 5. Failure to comply with one or more of the above conditions shall be grounds for revocation of the Conditional Use Permit. . . 4 . . . If the Planning Commission or City Council. wish to add a condition prohibiting outside storage, staff will draft something appropriate, but at this time staff have no strong feeling on that point. Attachments: - Site Location Map - Current Conditional Use Permit, Approved July 2, 1996 - Site Plan \ ove,ft';JIZ-Gn - Floor Plans I - Operational Vision Statement - Elevation Sketch 5 s -. .0..:) o ' 100J J}i - - >-.:::'~ ~INAGE. DITCH- Af A .' --"-- J ~:.~.!; ,.' \S..... I z. ~/lJ ~ ~ . --../lJ b c.,.... 00 b~ ll//lJ O'?~ ~ ~O~ q:~ i- :' t / ./ ./ MEADOWBROOK SCHOOL . ~. '!" . AOO\T\C 312 ~. - .4. ~.~ ... ... .- ~ . .. ~ to 2 .. JT1 ~ i. )::IF......... "- t ~ .' 0 ,0 .. 0 - . - . . - :t> i ~~ -Z, , .., So- . IIIU. I . . '. . .zz ;: ;:;./ ~. .11 4" .- a ~.~ '. a ~ -.. _ a 'It !.: . CITY OF GOLDEN VALLEY CONDITIONAL USE PERMIT No. 96-69 Date of Approval: July 2. 1996 by the City Council in accordance with Section 11.10. Subd. 2. and Section 11.46. Subd. 3(C) of the City Zoning Code Issued To: Minneapolis Crisis Nursery Approved Location: 5400 Glenwood Avenue. Golden Valley. Minnesota Approved Conditional Use: To allow for the property to be used as a crisis nursery in the 1-3 Institutional Zoning District Conditions of Approval: 1. The property at 5400 Glenwood Avenue may be used for a crisis nursery, for ages 0-8, with a maximum amount of children on the premise, at the same time, of 18. 2. An outdoor playground may be constructed on the grounds closest to the gymnasium outside exit. . 3. All other applicable local, state, and federal requirements shall be met. 4. Failure to comply with one or more of the above conditions shall be grounds for revocation of the conditional use permit. . Warning: This perm.t does not mpt you from all other City Code provisions, regula. ns, and ord n Inces. Issued By: Mark W. Grimes, Director of Planning and Development . MINNEAPOLIS CRISIS NURSERY-NORTH OPERATIONAL VISION I . The 1vfinneapolis Crisis Nursery was started in 1983 to provide emergency, voluntary, parent- initiated, short term care for young children (0-6) when their parents were under extreme stress or in crisis and when there was a possibility of neglect or abuse. During the past 13 years, we have provided this service on a continuing basis. Our first location was in the convent of Holy Rosary Catholic Church and we cared for up to 8 children. In 1989, we moved to our current location, adjacent to Headstart at 4255-3rd Ave. S. where we are able to care for up to 18 children daily. During 1995, we cared for 1,999 children. We also turned away nearly 2,500 children because we had no room at the time their parents called. Our Board of Directors voted to expand and based on numerous conversations with social service ag~ncies, the Northwest Hennepin Human Services Council and Success by Six Northwest, as well as from our own statistics, it became clear that the north/northwest Hennepin area would be the site of a second location so we could meet some of the unmet need. Our goal was to locate a facility that could house 15-18 children each day and that would have adequate space fo~ indoor and outdoor living as well as appropriate office space for support and direct care staff. We also needed space that had ample offstreet parking and was on or close to a bus line. Through the pro bono work of the Keewaydin Group, we exhausted all existing buildings in our target area and determined that the facility at 5400 Glenwood most closely met our needs, . Usage of the Building: The building would have the following uses: a. day and overnight care for children ages 0-8. This would mean outdoor play and the creation of fenced playground space. b. intake and discharge meetings with parents (day time usually, night occasionally) c. occasional parent, board, and other meetings The entire building with the exception of staff office and break space would be devoted to the care of children. .' Employees: The Nursery will employ a program manager and assistant manager, child care staff: housekeeping, maintenance and custodial staff: and family counselors. We will involve a large number of volunteers in a variety of tasks at the center. At any given time during the day, there would be 6 child care staff for 18 children (state licensing requirement), 1 to 6 volunteers assisting with child care, program supervisors, a . . . . family counselor and other management or clerical staff or volunteers. At night (10-6) there would be 3-4 child care staff caring for the children. Generally the last staffwould arrive and leave around 10:00pm and earliest would leave/arrive about 6:00am. except in the case of an emergency need in the middle of the night (this occurs very seldom at our current site). Potential customers: Our customers are the parents who bring their children. They will arrive by taxi or be transported by volunteers or in their own vehicles. Most parents bring their children in during the day. In an extreme situation, there may be an intake during the night. They will often use the bus after leaving their children as that is a less expensive mode of transportation and the Nursery pays for transportation if needed. There are no fees charged to parents who use the Nursery. Customers will come from throughout Hennepin County. Generally there are 2-8 intakes during the day. Since children can be cared for on a day only basis for up to three days, the number of intakes vary. Currently, most children stay overnight and often for three days. Parents may occasionally come to the Nursery for group meetings. Hours of Operation: The Nursery is in operation 24 hours a day, seven days a week. Our crisis calls are taken by counselors and will generally continue to be taken at our south Minneapolis site. A family counselor will be on-site between 8:00am and 7:00pm and then take calls from their home during offhours. Most intakes occur betWeen 9:00am and 6:00pm. Child care staff work shifts of 6:00am- 2:00pm, 2:00pm to 10:00pm and 10:00pm to 6:00am. in the numbers identified above. Acceptance at other locations: The Minneapolis Crisis Nursery has earned a very positive reputation in this community. The fact that use of the Nursery by parents is voluntary means that we have very few problems with our customers. We have a conditional use permit at our current site sihee 1989 and have had no citations and few neighbor complaints. We keep our faCility up very well. Our most recent conditional use permit application in 1995 was unanimously approved and the only concern raised had to do with a garbage can left on the curb over a weekend. We have about 300 regular volunteers assisting in the work of the Nursery. We look forward to involving volunteers from the community at our second site as well. The presence of volunteers helps assure that the community is involved in and supports Nursery operation.. . What the site will look like: There will be little change in the appearance of the building from the front with the exception of fenced playground facilities on the east side and a plan for donor bricks used in the walkway and some landscaping. We propose to make a three story addition in the back of the building to enable us to meet all of our space needs, including an elevator and ramping to meet codes for handicapped access.. The addition will provide the following: 1. The first floor will COntain an and craft room, infant/toddler playroom, bathroom for children and space for volunteers and storage of donations. It will also allow for a hallway to go outside to the play area and an entry area to handicapped parking. The elevator will be right inside the entry area and ramping will provide handicapped access to the gym. 2. The second floor addition will contain bedrooms, allowing for four single rooms for infants and/or sick children (not available in our first plan). There will be a laundry on the first floor and space for a nurse. It will also allow for conversion of two of the current offices for a quiet learning center/TV room for the children. 3. The third floor will provide additional office, conference, and storage space. . In the current building, , and the lower level will be remodeled to include a larger kitchen and dining/multipurpose area, gym, staff lounge, maintenance and storage space and ramps. The upper floor office/conference section will be left as is, two of the offices will be converted to triple bedrooms, two will be made into quiet educational space for .the children. and bathrooms will be redone for child use A child care staff office, nurse's office and clothing storage room will be created behind the current reception area. The reception area will remain the same except that we will add commemorative bricks to current brick walls. A security system will be installed. Windows and doors will be altered to assure adequate egress and safety in case of fire and the building will be sprinkled throughout as well as any other changes needed to meet code requirements and assure the safety and security of the children. Hopefully we can build an out building to allow for parking of van and storage of equipment. There is more than adequate off street parking for the number of people who will use the facility with the addition as requested and appropriate landscaping. . . . . Summary: We are very excited about the important service that this location will provide to the north/northwest area of Hennepin County. The work of the Crisis Nursery is critical to the safety and well being of our children and the need for expansion of our services has been well documented. We are good neighbors where we are currently and plan to be good neighbors in this Glenwood location and an active part of the community, involving community members wherever possible. Connie Skillingstad Executive Director . OJ . m . .,{ ~ . MEMORAN.DUM e e DATE: TO: FROM: RE: March 6, 1997 Golden Valley Planning Commission Mark W. Grimes, Director of Planning and Development Informal Public Hearing -- Preliminary Design Plan Review for Planned Unit Development (PUD) No. 75 - 6800 Wayzata Boulevard - Menard, Inc., Applicant Menards has requested a PUD in order that they may legally have two uses on their property at 6800 Wayzata Blvd. This PUD request includes the expansion of the Menard's space by approximately 36,000 sq.ft. Total building area on the site would be 123,000 sq.ft. This includes an 8,000 sq.ft. MGM retail store. The property is designated on the Comprehensive Land Use Plan Map as Industrial and zoned Industrial. The current use of the property as a lumber yard is considered a permitted use in the Industrial Zoning District. The second use of the property is the MGM Liquor store. This use is not permitted in the Industrial District. Over fifteen years ago Menards purchased the property from a car dealership. After the purchase, Menards sublet portions of the building to two other businesses. The first business to co-locate in the Menards building was COMB Company. They leased the front west part of the building where the lighting section is now located in Menards. The City permitted this use because it was told by COMB and Menards that COMB was a catalog/warehouse type business which was consistent with the Industrial Zoning District. (In the late 1980's the COMB store stopped operating and Menards expanded into that space.) Sometime later, MGM Liquor moved into the east portion of the front of the store (about 17,000 sq.ft. in total). I have not been able to determine the reasoning used t6 permit a retail use in the Menards building. MGM reduced the size of their store several years ago and sublet the west portion of their store to other retail businesses. These businesses have included a computer store and patio furniture store. Since the computer store (Zeo's) closed, City staff has informed Menards and MGM that that space cannot be used for retail space. Staff and the City Attorney have met with Menards to determine a way to eliminate the illegal retail use (MGM) at this location. The suggested approached that has been discussed is that Menards would apply for a PUD that would permit the use of the Menards site for both a lumber yard and retail use as a liquor store. The liquor store would be allowed in this location for the period of their current lease (5 yrs.). After that time, the MGM portion of the site would be eliminated and the space would convert to Menards' space. The west portion of the MGM space (former Zeo's space) will become additional space for Menards if the PUD is approved. The total MGM vacant space is currently about 9,000 sq.ft. I. ". Menards began operation in 1981. A significant variance for parking was necessary in order for it to operate. In the early 1980's, the code required 574 spaces for the Menard's _ building. Menards received a variance to allow the operation with 271 spaces or a variance . of 303 spaces. The breakdown for parking is as follows according to the 1981 variance. Use Square Footage Parking Ratio Required Number of Spaces Required by Code Warehouse 85,511 1 space for every 212 400 sq.ft. Retail 26,808 1 space for every 75 355 sq.ft. Office 2,296 1 space for every 9 250 sq.ft. The parking requirement in the Zoning Code is different today than it was in 1981. The current parking requirement is one space for each 150 sq.ft. of retail space, one space for each 250 sq.ft. of office space and one space for every 500 sq.ft. of warehouse space. Based on today's requirement, the parking requirement for the proposed 123,000 sq.ft., Menard/MGM is about 800 parking spaces. This is based on the requirement of one space for 150 sq.ft. of retail space with some limited office space. The building plan shows no . warehouse space. In order to evaluate the demand for parking, for the expanded Menards, staff requested that Menard submit the parking study to determine the amount of parking needed if Menards is expanded. This study was prepared by Benshoof & Associates, a transportation engineering firm. The Benshoof report indicated that there are currently 317 spaces on the site serving Menards and MGM. The proposed changes to Menards would include an addition of about 36,000 sq.ft. of retail area to Menards, while maintaining the 8.000 sq.ft. liquor store. According to the Benshoof study, about 60 additional parking spaces will be added to the site along the east side of the building to bring the total parking available to 379. Staff carefully counted the parking spaces on the site plan submitted by Menards. This plan indicates 366 spaces or 13 fewer parking spaces than the plan used for the Benshoof report. Staff is assuming the submitted site plan is the correct. The Benshoof study indicates that with the added 36,000 sq.ft. of retail space, and 379 parking spaces, the "site probably can provide sufficient parking spaces to meet the needs for your proposed store expansion." Even though Menards has provided this study, staff is concerned about the adequacy of parking for several reasons. First, the study used Saturday, December 7, 1996 as the day when traffic counts were taken. Staff is not convinced that early December is the busiest time for Menards. Because it is a building materials or lumber yard, the busiest period would be in the Spring. Second, staff has spoken to numerous people that regularly use Menards on the weekends and they state that there is a current parking shortage during busy times. Parking now occurs on the street (Wayzata Blvd. and Hampshire) with the e existing store and 9,000 sq.ft. vacant space next to MGM. Third, the number of parking 2 . , . e e spaces assumed by Benshoof is 379, while the site plan indicates 366. Assuming there are only 366 spaces, there are fewer spaces than are needed to meet the parking demand of 331 spaces for the new store as recommended by Benshoof. (Benshoof correctly assumes a 10% reduction in spaces due to parking inefficiencies. Ten percent of 366 spaces is 36 spaces. The total space available is 366 spaces minus the 36 spaces [10% parking inefficiency] or 330 spaces. The Benshoof report indicates that the expected peak parking demand is 331 vehicles.) City staff have asked for an opinion from SEH Engineers regarding the Benshoof study. The City has not yet received their written opinion. SEH's initial reaction was that the number of spaces provided will not be adequate to meet the peak shopping days in the spring and summer. Glen VanWormer of SEH told me over the phone after reviewing the Benshoof study that he is concerned about designing this parking lot to accommodate the 85th percentile event. The 85th percentile event is the day for which business activity exceeds the business activity of 85% of all days of the year. Benshoof states that because Dec. 7th was a Saturday during the busy Christmas season, it was assumed that that day represented the expected 85th percentile event. Adjusting for the additional 36,000 sq. ft. planned for the new Menard's store, a total of 331 spaces would be needed according to Benshoof. The problem that Mr. VanWormer and the staff have with this analysis is that on 15% of the business days of the year there will not be enough parking. Therefore on about 54 days per year (assuming 360 business days), therewill not be adequate parking. The assumption is that this will primarily occur on Saturday and Sunday in the spring and summer. If enough parking is not provided, this will become a City problem because cars will park on the street. Staff will be receiving a letter from Mr. VanWormer regarding the Benshoof study the week of March 10, 1997. Recommended Action Staff is recommending that this matter be tabled until Menards can show that there is adequate parking to handle the projected peak parking demand, not just the 85th percentile business day. The staff sees this as the most important matter with this PUD application. Without additional parking, the staff would not be able to recommend that the general concept of development works on this site. If Menards would choose to eliminate the 36,000 sq. ft. building addition to the building, staff could recommend that the review or the PUD continue because the building uses would remain the same and, therefore, the parking would continue under the same variance that was approved in 1981. Attachments: Location Map Benshoof Parking Study Oversized Plans 3 " I(G'T'~f '1~.4" 748.77 '1-'0 I . .. .... I S'j'8t. S" ~7'JI"r '~I Q ~ _ ....!~i. ~. ,.r.~ .N/,OmU "'IL_~___ ---- :."1., .." ~,.::.:. 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TRANSPORTATION ENGINEERS AND PLANNERS 7301 OHMS LANE, SUITE 500 1 EDINA, MN 554391 (612) 832-98581 FAX (612) 832-9564 Janumy 14, 1997 ~~ \,.'0 ~v.~ REFER TO FILE: 96-86 MEMORANDUM TO: Patrick Harrigan, ~nard, Inc. James A Bensh~iandPeter A Hultgren /),1/ FROM: RE: Parking Study for Golden Valley Menard's Store PURPOSE . The purpose of this memorandum is to assist Menard's and the City of Golden Valley in considering Menard's desire to expand and improve its Golden Valley store. Specifically, issues concerning parking supply and demand at this store are addressed in this memorandum.. The results of a parking survey at the existing store are presented, followed by the estimated parking demands for the proposed expanded store. The memorandum concludes with a determination of the adequacy of the proposed parking supply for the expanded store. EXISTING CONDITIONS The existing Menard's store has a total gross floor area of 87,272 sq. ft. Adjoining this store are a 9,393 sq. ft. vacant store and an 8,000 sq. ft. liquor store. Based on scale site drawings provided by Menard's and on-site observations by Benshoof & Associates staff: there are currently 317 parking spaces available for Menard's and liquor store customers. e Benshoof staff conducted a parking survey on Saturday, December 7, 1996. The survey was conducted during the busiest period of the day, from 11 :00 a.m. to 3 :30 p.m. For the purpos~ of this survey, the lot area surrounding the stores was divided into four sub-areas for surveilIance as shown in Figure 1. These four sub-areas consist of the yard area north of the Menard's store, the joint Menard's and MGM Liquor parking in the southeast comer of the parking lot, the Christmas tree sales area in the center of the parking lot, and the remaining portion of the parking lot which was for Menard's customers. Two types of data were collected each half-hour: the total number of vehicles parked in each sub-area and the number U"'P!HOC A\O(JoVC ,r ______________ " ___ __~__ I ...... P!'.... 1r1...r'.-tIl J ./:' _ _. __ r'~-~T'-.~~";-rr'~~-rr"'-~ l------------------------__.l.]J ., I . . I I " I I · I : : v. I I I .I I - I" .f. .~~..J.....I I .r;:~- ~ ""'<""'I'III'I'llll cat[ I I I. . It' I I I ,t I I I . I , If' I C"'OPy ~"'-,,""'U.J,.LU~__LU~.L."U~~_..alJ III ~~~~::=:~~=::::==:===:==:= ~ ~ I i i I !- ~ .I III I I ! I I I :E :E 3! :E :E :E :E :E ! I . I H ....CfO'.....r J _UlM:lIlsr "I il YARD --~-----.--------- ,-- - I , I I I I I I : r-' I I I I I I I I I I I _J uCM UQUt~ . . . . . . IL......__ ~~ :-.-.-.-:-l . ...~ .. ...., .0.. .... ...~ ._lIDS I I I .. L____, I L I fl nTm I I I I _J -------~~-~~--------------- MENARD, INC. ~ :. _ _L~_"'" PARKING STUDY FOR GOLDEN VALLEY STORE (Xi BENSHOOF & ASSOCIATES, INC. V TRANSPORTATION ENGINEERSANDPLANNER8 ~: \ e \ I ~~~~~~~~ ~ II~ \ JOINT PARKING :::} \ ~~~~~~~~~~ =t II 1\ I I lJ...... .. '* II In ;...... ...........", , . i &\a~'t~ ~.f~<<ft~ ~,,~~ ~~~~ N~ lrWlKE1' lImEE1' SCALE ~ I o 150' FIGURE 1 PARKING SURVEY SUB-AREAS " . Mr. Patrick Harrigan -3- . JanuaIy 14, 1997 . of customers parked in the joint parking sub-area entering the Menard's store and entering the liquor store. Table 1 presents the first set of data collected For each sub-area, the number of vehicles parked by time of day is presented followed by the sub-area's parking supply. TABLE 1 Sub-Area Parking Demands by Time of Day and Parking Supply Number ofVebicles Parked Start of Joint Menard's Half-Hour Yard Parkin Tree Sales Parkin Total 11:00 am 4 82 0 145 231 11:30 am 9 71 0 148 228 12 noon 8 72 0 150 230 12:30 .m 7 84 0 154 245 1:00 6 79 0 161 246 1:30 14 67 0 157 238 2:00 10 73 0 151 234 2:30 6 89 0 144 239 3:00 10 82 0 153 245 e n.a 106 24 187 317 Customers who parked their vehicles in the joint parking sub-area were observed as they left their vehicles and entered either Menard's or MGM Liquor. The number entering each store was recorded by time of day. Table 2 presents this second set of data TABLE 2 Number of Joint Parking Customers Entering Menard's and MGM Liquor e Customers Entering Customers Entering MGM Start of Half-Hour Menard's Liquor 11:00 am 35 21 11:30 am 43 16 12:00 noon 62 16 12:30 D.m 72 24 1:00 D.m. 53 24 1 :30 p.rn. 56 31 2:00 p.m 60 33 2:30 p.m 48 44 3:00 p.m 46 41 Mr. Patrick Harrigan -4-' January 14, 1997 As can be seen from Table 1, the total parking demand is nearly constant throughout the survey . period The total parking demand peaks between 1:00 and 1:30 p.rn. While observing customers entering the two stores, we noted that the number of customers per vehicle was higher for Menard's than for MGM Liquor. Typically there were two or three Menard's customers per vehicle and one or two liquor store customers per vehicle. Applying an average of 1.5 liquor store customers per vehicle and assuming the presence of four liquor store employee vehicles in the joint parking sub-area, we estimated the total number of parked vehicles each half-hour associated with Menard's and with MGM Liquor. A parking demand rate for the Menard's store was calculated by dividing the number of Menard's vehicles by the gross floor area of the store. Table 3 shows these estimates. The number of parked vehicles for the Menard's store includes the parked vehicles observed in the yard area TABLE 3 Estimated Number of Parked Vehicles for Menard's and MGM Liquor Number of Parked Number of Parked Menard's Parking Start of Half-Hour Vehicles for MGM Vehicles for Demand Rate liquor Menard's (vehJI000 SQ. ft.) 11:00 arn. 18 213 2.44 11:30 arn. 15 213 2.44 12 noon 15 215 2.46 12:30 p.rn. 20 225 2.58 1 :00 P.rn. 20 226 2.59 1:30 p.rn. 25 213 2.44 2:00 p.rn. 26 208 2.38 2:30 p.rn. 33 206 2.36 3 :00 p.m. 31 214 2.45 e FUTURE PARKING DEMAND The current store is planned for expansion to a proposed size of 123,352 sq. ft. Multiplying the parking demand rates of Table 3 by the expanded store size yields the expected parking demand for the expanded Menard's store for the first Saturday of December. 'This expected demand is shown in Table 4, along with the liquor store parking demand and the resulting total parking demand The iypical design standard used for estimating the parking supply required to accommodate a commercial property is the 85th percentile event The 85th percentile event is the day for which business activity exceeds the business activity of 85 percent of all days of the year. According to the customer data provided to us, the first Saturday of December is especially busy in comparison with other days of the year. Therefore, we are confident that the day of our e survey reflects busy business activities, and that it is not necessary to apply any daily nor ~ . . . '. . Mr. Patrick Harrigan -5- Janwuy 14, 1997 TABLE 4 Expected Parking Demand for Expanded Menard's Store Number of Parked Number of Parked Start of Half-Hour Vehicles for MGM Vehicles for Total Number of Liquor Menard's Vehicles Parked 1 11 :00 am. 18 301 319 11:30 am. 15 301 316 12 noon 15 303 318 12:30 D.m. 20 318 338 1 :00 D.m. 20 319 339 1:30 D.m. 25 301 326 2:00 D.m. 26 294 320 2:30 P.m. 33 291 324 3 :00 P.m. 31 302 333 1 Includes vehicles parked m the yard. On average, about eIght vehicles were parked m this area. seasonal adjustment factors to calculate an appropriate parking demand for analysis purposes. The peak parking demand shown in Table 4 closely resembles the expected 85th percentile event The future parking demand for the proposed expanded store peaks at 319 vehicles, with a simultaneous demand of twentJ vehicles for MGM Liquor, resulting in a total peak demand of339 vehicles. Our parking SUlVey indicates an average of eight vehicles parked in the yard sub-area, so it is expected that there would be a total peak parking demand of 3 31 vehicles in the parking lot ADEQUACY OF PROPOSED PARKING SUPPLY The preliminary site plan for the expanded store as provided by Menard's indicates a parking supply of379 stalls. A ten percent reduction for parking inefficiencies (such as snow storage and double parked vehicles) results in an effective parking supply of341 spaces. This parking supply is slightly greater than the expected peak parking demand in the parking lot of331 vehicles. Given the preceding finding, we conclude that your Golden Valley site probably can provide sufficient parking spaces to meet the needs for your proposed store expansion. An important next step would be development of a detailed site plan that meets the overall objectives of Menard's and the City of Golden Valley. . . . MEMORANDUM Date: February 27, 1997 To: Golden Valley Planning Commission From: Elizabeth A. Knoblauch, City Planner Subject: Draft North Wirth Parkway Redevelopment Plan Amendment Background In February, Golden Valley's Housing and Redevelopment Authority (HRA) voted to proceed with a plan for combined environmental and recreational improvements to be made in the Central and West Areas of the North Wirth Parkway Redevelopment Area. The project site is often called the Schaper area, though only a portion of it was owned and donated to the City by the Schaper family. Other parts were purchased by the City several years ago; there is also a tax forfeit property. If the plan is fully implemented, some of the improvements will occur on the adjacent Valley Village apartments site, owned by Sage Company. In order to move ahead, the HRA and City must amend the plan for the North Wirth Parkway Redevelopment Area itself. The Planning Commission's role is to review a draft of the amended redevelopment plan (attached) and comment on its consistency with the Golden Valley Comprehensive Plan. Staff initially contemplated adding just one new paragraph to the North Wirth Plan, addressing the environmental and recreational improvements, but a review of the document indicated that it might benefit from a broader update. The plan was last amended in 1988, when the Central and West Areas were added to the "original" redevelopment area lying east of the railroad tracks. After nearly ten years, some of the plan's content is well behind the times, particularly for the East Area. Also, though the elimination of blighting conditions has always been a goal in the North Wirth Area, remediation of soil and groundwater pollution didn't become a major component of eliminating blight until the last few years, so those types of activity are not identified in the 1988 plan at all. Finally, the 1988 plan attaches the entire previous plan, with a statement implying that the older plan is still valid except as superceded by the amendment; staff have found this cumbersome and confusing. Summary of Proposed Changes The current amendment, as drafted, brings together the elements of the 1988 plan and its predecessor in a compact 18 pages; the 1988 plan is 28 pages long, not including the attachment. Staff have drafted changes as follows: · The 1988 list of objectives has been reclassified into goals and objectives. More . specific items have been added about the soil and groundwater pollution remediation activities that have become increasingly important components of eliminating blight. Where staff had difficulty distinguishing between the meanings of several objectives, the affected statements have been reworded in an effort at clarification. It was staff's intent to retain the substance of the 1988 list while updating and adding some precision to the language and organization. · For all three of the redevelopment sub-areas, staff have gone from a paragraph style of writing to a more concise grouping of bulleted items. Where the 1988 plan discusses "existing uses", "redevelopment uses", and "public improvements" in each sub-area, the draft amendment is divided into "initial land use characteristics", "planned characteristics", "activities completed to date", and "remaining action plan components". Completed and planned soil and groundwater pollution remediation activities are enumerated for the first time. . In the East Area, along with updating the list of completed activities, staff have added a "new" development site as an action plan component. Tucked away behind the Animal Humane Society, it was an incidental acquisition when the HRA bought out the railroad yard. It hadn't been seriously marketed because of its odd shape and secluded location. but several parties have recently asked for information on it. . In the Central Area, the planned recreational and environmental improvements have been added to the action plan list. The 1988 plan contemplated acquisition of . the Golden Valley House along with the former White House, and combined redevelopment of the two properties; that concept has since been dropped, and the draft plan now anticipates redevelopment only of the former restaurant site. . In the West Area, the planned environmental improvements accompanying the Central Area improvements have been added to the action plan list. The 1988 plan was based on a specific redevelopment proposal for high density luxury apartments throughout the area. That proposal fell through several months after the plan was adopted, and nothing approaching the same scope has surfaced since. The draft plan establishes more modest expectations in both the planned characteristics and action plan components. Comparison With Comprehensive Plan Staff have done a preliminary comparison between the Comprehensive Plan and the amended North Wirth Plan, and find the latter to be generally consistent with the former. There is nothing in the text of the Land Use element (attached) of the Comp Plan to either support or contradict the North Wirth Plan. There are three points on the Comp Plan Land Use Map that staff found worth noting: . In the West Area, the map promotes continuation of the current apartment property . for high density residential use, with commercial use on the remaining properties to 2 . . . the west. The North Wirth Plan advocates either medium/high density residential uses for the entire WestArea, or a mixture of residential uses with limited office/convenience/service facilities. Staff do not find the differences between the two documents to be significant, especially since the City does not identify a separate land use category for "limited services"; the aims of the North Wirth Plan could be fulfilled within the current Comp Plan designations. The Planning Commission may want to consider "tweaking" the Comp Plan Map as part of the pending general update of that document. · In the Central Area, the Comp Plan Land Use Map does not reflect the recently completed frontage road relocation, and the future land use designations therefore follow old street and lot boundaries. The amended North Wirth Plan incorporates updated boundaries for proposed activity areas. Several parcel fragments (for example, the part of the former restaurant property that ended up on the north side of the new road) thus are proposed for different redevelopment uses than currently allowed by the Comp Plan. Staff feel that, once the impact of the relocated street is taken into account, the two plans are basically consistent. When the general Comp Plan update occurs, the discrepancies can' easily be remedied; if a redevelopment activity is initiated on an affected parcel before the Comp Plan update is completed, a "housekeeping" map amendment may be necessary. · Also in the Central Area, the site of the planned recreational and environmental improvements is designated on the Comp Plan Land Use Map for "semi-public facilities". Staff discovered some months ago that this is an error, and it affects a number of City-owned properties around Golden Valley, all of which should be designated as "municipal- parks, nature areas". Two different "screens" are used to illustrate the various categories of public and semi-public land: a green-colored layer and a patterned overlay. The map preparer failed to finish adding the patterned overlay that would identify the affected properties as City-owned rather than semi- public, and it went unnoticed for several years. This should be corrected either in the general update or in an earlier "housekeeping" amendment. Action Necessary At This Time The Planning Commission is requested to review the draft amendment of the North Wirth Parkway Redevelopment Plan and forward a recommendation to the City Council regarding its consistency with the Comprehensive Plan. This is considered a public item, and will be cable-cast. Attachments: 1. Amended North Wirth Parkway Redevelopment Plan (draft) 2. Land Use Element of Comprehensive Plan (Note: staff omitted the colored version of the Plan Map, which Commissioners should already have as part of the Hidden Lakes PUD amendment materials. If you need another copy, please let us know.) 3 . . . DRAFT NORTH WIRTH PARKWAY REDEVELOPMENT PLAN UPDATE Part I: OVERVIEW Area Location and Boundaries The North Wirth Parkway redevelopment area (Exhibit A) is considered to be one of Golden Valley's "gateway" locations. Fronting on the north side of Olson Memorial Highway (Highway 55) and extending a full mile from the edge of Wirth Park to Highway 100, it establishes the character of the City in the eyes of many travelers coming west out of Minneapolis. In contrast to its length, North Wirth is only about a quarter-mile in width, extending from the highway to the Chicago Northwestern railroad tracks. The area includes about 108 acres of land. Evolution of North Wirth Planning As early as 1973, the triangle of land known today as North Wirth's East Area (bounded by Wirth Park, Olson Memorial Highway, and the Soo Line Railroad tracks) was singled out in Golden Valley's comprehensive plan as "an area in need of renewal". Two of this area's most visible businesses were a 1940's-style drive-in restaurant that closed in 1971 and a gun/bait shop. Neither met zoning code requirements. In the mid-1970's, owners of both came to the City for permission to expand or otherwise alter the use of the properties. which would have required significant variances to legitimize existing conditions. The Council confronted the issue of community image head-on. Giving the businesses a new lease on life appeared contrary to Golden Valley's best interests, but leaving them to deteriorate in place was no longer an acceptable alternative. The North Wirth Parkway redevelopment area was created as a solution to the problem. The original North Wirth Parkway Redevelopment Plan was adopted by a recently established Golden Valley Housing and Redevelopment Authority (HRA) on September 18, 1978. At that time, it covered only the triangular area previously identified as being in need of renewal. In addition to accommodating expansion of facilities owned by the railroad company and an existing paper plant, the plan contemplated construction of a 100,000 square foot office development and a 21,000 square foot convenience retail center. 1 . . -,-- . . CnTY OF GOLDEN VALLEY . _..~ -:' - ~__...... I t .. 0' N " . The first amendment to the plan was adopted on April 9, 1979. The most significant changes were the elimination of the proposed commercial center and the near doubling of the proposed office development to 190,000 square feet. A proposed Highway 55 traffic signal was also shifted from Indiana Avenue to Meadow Lane, and other traffic circulation details were modified. The second plan amendment was adopted on March 5, 1982. With it, the HRA again increased the amount of office space to be included in the area, this time to 290,000 square feet. The scope of the increase required that construction of a parking ramp be added to the plan as well. . The third amendment to the North Wirth Parkway Redevelopment Plan was adopted on February 16, 1988. It enlarged the redevelopment area to its present size and established redevelopment concepts for the newly added territory, which was divided into the Central Area and the West Area of North Wirth Parkway. The original area was renamed as the East Area. A "basis for certification" section of the plan was deleted and replaced by a more generic "finding" statement. Th~ original list of objectives was completely rewritten and increased from five statements to 18. The plan for the Central Area called for either restaurant/hotel or restaurant/office redevelopment at Highway 55 and Ottawa Avenue as well as more effective use of land occupied by existing businesses and excess railroad right-of-way. For the West Area, complete redevelopment with medium to high density residential uses was preferred, though Iimifed convenience-type retail uses were also contemplated for part of the area. In both areas, extensive highway access and frontage road improvements were a top priority. Rather than expanding the railroad facilities, the revised East Area plan contemplated complete removal of all railroad uses except for basic trackage, with replacement by light industrial uses for the most part. A second office complex was planned along the highway frontage directly west of the first office development, where previous versions of the plan had called for retention or expansion of existing industrial or railroad uses. The paper company expansion was left in the plan, but was reoriented to the north of the existing site rather than to the east as in earlier plan versions. . The North Wirth Parkway Redevelopment Plan contained in these pages marks the fourth amendment since the creation of North Wirth back in 1978. It reflects the HRA's attempt to maximize available and expected tax increments in order to best position the North Wirth area for continued improvement through private investment after the district is ended. 3 . Environmental Remediation One area to be addressed in this amendment is environmental investigation and remediation which must be done to redevelop the property and comply with federal and state requirements. In 1991 the railroad property (mostly in the East Area) purchased for redevelopment was discovered to have significant contamination. In 1993 a Central Area combined site composed of the former White House restaurant land and the land platted as the Schaper Natural Area was placed on the State Superfund Permanent List of Priorities. The contamination is considered a blight, to be cleaned up to create developable parcels and to avoid migration-to adjoining property through surface or ground water. Financing of Activities North Wirth's East Area is a tax increment financing (TIF) district. That designation allows Golden Valley's HRA to finance redevelopment activities throughout the redevelopment area from taxes generated by "captured" increases in taxable value. The taxable valuation of a TIF district is "frozen" when the district is created. Taxes on this base valuation continue to be collected and distributed among the various 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 distributed directly to the HRA on an annual basis. These moneys, known as tax increment, are used to finance redevelopment activities throughout the redevelopment area. When the district expires these moneys will be distributed to the various taxing jurisdictions. Of course, this is a much simplified explanation of TIFt but it conveys the general idea of how the Golden Valley HRA is able to finance the improvement of the North Wirth area. More detailed financial information is provided in Part III of this plan. More information on the creation and administration of TIF districts can be found in Minnesota Statutes 469.174 - 469.179. . 4 . Findings in Support of Redevelopment In order to use the redevelopment powers authorized for local HRA's under state law, a city must first make certain "findings" with regard to the area proposed for redevelopment. Findings for the original North Wirth Parkway area were adopted by City Council Resolution #128 on October 16,1978. Findings for the expanded area were adopted by City Council Resolution #88-15 on February 16, 1988. There are minor variations in wording between the two resolutions, but they consist of the same basic points, identified as follows: · The North Wirth Parkway area is found to be a blighted area within the meaning of applicable state statutes; · The redevelopment program outlined in the North Wirth Parkway plan is necessary to eliminate and prevent the spread of blight; · The affected area is subject to conditions preventing private development and would not be available for redevelopment without governmental assistance and financial aid; . · The plan for the area maximizes opportunities for redevelopment by private enterprise. consistent with the needs of the City as a whole; · The plan is sufficiently complete to indicate its relationship to the City's objectives regardir)g appropriate land uses, and to indicate the general redevelopment land uses and standards for the area; · There is a feasible method for the relocation of households that may be displaced by redevelopment efforts, and adequate replacement housing and other relocation benefits will be provided to such households by the HRA in accordance with applicable federal and state regulations; and · The objectives and purposes of the North Wirth Parkway plan are consistent with the general land use proposals and planning objectives established by the City of Golden Valley in its comprehensive plan. . 5 Redevelopment Goals and Objectives . There have been changes in details and wording of statements over the years, but the basic aims of the North Wirth Redevelopment Plan have remained fairly constant throughout all of its amended versions. Specific redevelopment uses and activities are identified in Part II of this plan. Broader goals and objectives are as follows: Goal Remediation of blighting conditions to stimulate appropriate private redevelopment efforts. Objectives · Acquire and demolish dilapidated, deteriorated, or vacant buildings for which rehabilitation is deemed unfeasible. · Acquire and demolish obsolete buildings or buildings with substantial code deficiencies for which modernization is deemed unfeasible. · Acquire and demolish facilities with substantial nonconformities in. parkinglloading areas, landscaped yard areas, percentage of lot coverage, or other aspects of zoning or land use. · Investigate and correct areas of contaminated soil or groundwater. · Identify and implement strategies as necessary to reduce the likelihood of future environmental degradation through intentional dumping or unintentional spills or leaks. . Goal Strengthening of area tax base through coordination of redevelopment activities. Objectives · Assemble small lots or poorly configured unplatted parcels of land into new development sites of suitable size and configuration to meet modern zoning standards and land use demands. · Promote expansion or redevelopment of uses on currently under-used parcels that have potential for greater contribution to the economic welfare of the community. · Evaluate and facilitate reasonable development of vacant land encumbered by steep slopes, poor soils, excessive wetness, or other development-inhibiting natural conditions. · Identify appropriate uses for targeted redevelopment sites, seek . qualified developers, and ensure successful redevelopment outcomes . via negotiated development agreements. 6 . . . Goal Improvement of public infrastructure to encourage more effective use of available land. Obiectives · Assist MnDOT as necessary with expediteq reconstruction of the frontage road system for Highways 55 and 100, and with signalization of improved access points. · Reconstruct or augment the internal street system as, necessary to provide efficient acce~s and to accommodate large-scale development. · Provide and/or upgrade storm water detention, drainage, and filtering facilities. Provisions For Plan Amendment The North Wirth Parkway 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. 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 North Wirth Parkway Redevelopmwnt Plan and shall not require City Council approval. 7 Part II: REDEVELOPMENT PLAN COMPONENTS . As indicated in Part I of this plan, North Wirth is divided for planning purposes into three sub-areas: the East Area, the Central Area, and the West Area (Exhibit B). The following pages present a summary of land use characteristics and planned and completed redevelopment activities for each sub-area. East Area Among the three sub-areas, the. East Area displayed the least advantageous initial land use characteristics. Ten years older than the other two parts of North Wirth, it has also been the focus of the most extensive redevelopment activity over the years. Even with time out for remediation of significant soil and groundwater contamination, most targeted redevelopment projects have been completed or are well in hand. (Exhibit C) Boundaries and Size Triangular area bounded on east by Wirth Park, on south by Olson Memorial Highway (Hwy. 55), and on northwest by railroad tracks. Also known as "original" North Wirth Parkway area. Approximately 38 acres in size. . Initial land Use Characteristics (1978) · Unplanned intermixing of small scale residential, commercial, and industrial uses near park and highway, with Hennepin County Animal Humane Society, a major box manufacturer, and encroaching railroad uses extending southeasterly from the railroad tracks. · Most of area platted in small (40 to 50 feet wide) residential lots dating back to 1915. . Many vacant lots under widely dispersed ownership. · Widespread zoning nonconformities, including businesses in residential structures, inadequate on-site parking, inadequate or nonexistent landscaped areas, and structures too big for sites. · Increasing building code violations and structural decline. · Inadequate and hazardous access to and from highway. . · No curbs, gutters, or sidewalks on internal streets; pavement nonexistent or deteriorated; many street and alley segments vacated for railroad yard use. 8 EXHIBIT B: I I __-.J NOR TH WI R TH PAR K WAY AND SUB-AREAS ~'iOQO~'i ~~1~ O'l - - - - - - - - - ---- - --- --- NORTHW~~.!ERN - RAILROAD ~- - _ _ -;-_-J n--~-- -- CENTRAL! fREA n " -L-L----'I r FRONrACE RD, c ((h- -l~' / , 'L --'-'-'1 J - OLSON MEMORIAL HWY. OLSON MEMORIAL ~ "~\C.~,,i ~\ -------~-~;~~~-ll-l r-l r-l,-l,--' NO SCALE EXHIBIT c: .----------- ~ RAILROAD --- ---- EAST AREA AND TAX INCREMENT DISTRI~~ ~/ -/ I ~ ~ '/OEVELOPMENT i SITE I ~I I ~I POND ( I ~I I IZTl Op.~~ _DtZ. ~ - -1 ~ ~ I 1 LANE ~----I I I L'----l J (' I SITE I ~ MENT I ,. I l :A~P J : r';il. \ SITE I ~ _~) L=______j r~~~'SI- 14~) i ~ ---~~:~~~r ~j TRUNK HWY. NO. 55 / \'0t..O\P~ ~\~\\\ c .. ? ",~~'tlN NO SCALE . Planned Characteristics Mix of large scale office, office/warehouse, and light industrial uses, with office development preferred adjacent to highway. Animal Humane Society to remain in place. Due to prohibitive cost of acquisition, box manufacturer to remain in place with site improvements as feasible. . Activities Completed to Date · Buyout and removal of all residential uses and all railroad uses except basic trackage. · Construction of redesigned internal street system. · Construction and signalization of redesigned highway access. · Construction of local storm water ponding facility. · Remediation of soil and groundwater pollution generated by former uses. · Development of Wirth Park Center - 260,000 square foot office complex in three buildings, with associated parking ramp (can accommodate approximately 40,000 square feet of additional office space through vertical expansion of tallest office building and parking ramp). · Development of Dahlberg, Incorporated -- 87,700 square foot corporate headquarters and hearing aid manufacturing facility. · Development of Grow Biz International-- 47,500 square foot office, warehouse, and training center for company specializing in purchase/resale of various popular commodities. . Current Action Plan Components · Development of one remaining site east of Dahlberg Drive, including necessary soil corrections. · Development of one remaini~g site west of Dahlberg Drive, including necessary soit corrections. · Development of one remaining site north of Animal Humane Society. · Potential acquisition and demolition of one remaining older building (Juhl Brokerage) on highway side of easterly development site, with accompanying relocation of existing business. . 11 Central Area . Central Area redevelopment plans have been the least ambitious of the three, with few targeted redevelopment sites. Activities have been slowed by three factors: the need to wait for MnDOT to complete necessary highway frontage road and access improvements: the discovery of previously unsuspected soil and groundwater contamination, and legal problems arising in connection with one of the proposed redevelopment sites. (Exhibit D) Boundaries and Size Area bounded on north and east by railroad tracks, on south by Olson Memorial Highway (Hwy. 55), and on west by property line between City-owned open space area and Valley Village Apartments excess land. Approximately 43 acres in size. Original land Use Characteristics (1988) · Mix of industrial, office, showroom, and hospitality/service uses, not always appropriately zoned. · Highly visible vacant and deteriorating restaurant building fronting on . highway, on a site partially filled with construction debris, later determined to include contamination. · Excess railroad right-of-way sitting vacant in northeasterly angle between tracks, with difficult topography and no street access to accommodate sale and development. · Moderate zoning nonconformities, including inadequate on-site parking and inadequate or nonexistent landscaped areas. · Most of area never platted, some parcels with no direct street access, several parcels of ample size but with poor configuration for optimized site use. · Poorly located frontage road with hazardous access to and from highway. · Approximately 15 acres of City-owned permanent open space in westerly half of area, providing a natural surface water management area at the westernmost edge, portions of which were filled in with construction debris; site of illegal dumping over the years. Planned Characteristics Same basic mix of industrial, office, and hospitality/service uses, with open space at west end. Most existing buildings to remain in place, with site . improvements as feasible. Productive re-use of excess railroad right-of-way and former restaurant property, and augmented use of permanent open space. 12 .-- - ----- - ----- - ----- ~.~ . . .~ NORTHWESTERN = RA - . fLROAD n ---! :-iT IMPROVEMENT PROJECT I ~ - - _____ _ (ENVIRONMENTAL CLEANUP, I STORM WATER MANAGEMENT'I' RECREA TIONAL FACILITIES) I I rl wi I_LL___J~I ,.r- - FRONTAGE RD. <X: / ---,?:I ( ( I~ I 10 /' \, PO ENT1AL I L AC UISITION I EXHIBIT D: CENTRAL AREA M ..-l - ----- - ----- - ~ -G ---o~-........... ~aj.R -. (( I I \ , I ~I wi t::iE ---1 OLSON MEMORIAL -----~--u-,-#~~-l r-li-li-li-l NO SCALE ~~~ , Activities Completed to Date · Construction of redesigned highway frontage road and signalization of access. · Acquisition of excess railroad right-of-way, platting and provision of street access through.linkage to East Area development site. · City-ordered demolition of d~teriorated former restaurant building. · Environmental studies and commencement of remediation activities for soil and groundwater contamination found on City-owned open space and former restaurant site. · Commissioning of study for proposed lighted ball fields and related storm water management improvements on City-owned open space. . Current Action Plan Components · Completion of clean-up activities on City-owned property . · Coordination of platting for relocated frontage road segment and various parcels of land affected by it, including City-owned property and tax-forfeit former restaurant property · Acquisition of former restaurant site, currently a tax-forfeited property, for . completion of environmental clean-up and ultimate redevelopment in combination with small portion of City-owned property "orphaned" by construction of new frontage road. · Establishment of lighted ball fields on City-owned open space, and upgrading of area to be retained for storm water management. · Development of former excess railroad right-of-way site which is part of an East Area lot. West Area West Area redevelopment plans have experienced the least progress of the three. There is some uncertainty about the redevelopment potential of the westernmost end of the area due to the lack of final design plans for Highway 100 expansion and associated frontage road reconstruction. In the late 1980's, a proposal for complete area redevelopment with high density luxury apartments fell through due to poor market conditions, which have only recently begun to improve again. (Exhibit E) . 14 EXHIBIT E: I I --~ .c::1 ~ --l 10 I~ ) ~ I / I -./ NO SCALE WEST ARE I I L r--FUTURE FRONTAGE ROAD EXTENSION j =-- ACROSS RAILROAD TRACKS ~.- ~ =---- - --- r-~l~- I ~" -HOOO.6:T'..... ~--L " . )~) ~1'L---.1'r' <( .- U1 &t'l ...... (( ,,\ I L_ \1 OLSON MEMORIAL HWY. ----~ - ----.........- /\\ . Boundaries and Size Area bounded on south and west by Highways 55 and 100, on north by railroad tracks, and on east by property line between Valley Village Apartments excess land and City-owned open space area. Approximately 27 acres in size. . Original land Use Characteristics (1988) · Aging, low density apartment development (111 units on 16 acres -- three unplatted parcels, two of them mostly vacant, wet and low), restaurant, General Motors employee training facility, and part of an old motel converted for small office uses (remainder of motel buildings demolished several years earlier, with bulk of site left vacant). · Widespread zoning nonconformities, including inadequate on-site parking and inadequate or nonexistent landscaped areas. · All parcels except two in apartment site small and/or with difficult to develop configurations. . Hazardous access to and from both highways. Planned Characteristics Medium to high density residential use, which may involve more efficient redevelopment of existing apartment site. Possibility of limited office or convenience/service facilities along either highway frontage. . Activities Completed to Date · Construction of redesigned Highway 55 portion of frontage road; closing of hazardous access points on both highways, with traffic channeled to new signalized access in Central Area. Current Action Plan Components . Support of and assistance with MnDOT efforts in final design and construction of Highway 100 frontage road. . Support of and assistance with MnDOT efforts to consolidate and dispose of any remnant parcels created by additional right-of-way acquisitions for Highway 100 frontage road. . Extension of storm water management improvements as identified for Central Area. . 16 . . . Part III: FINANCIAL PLAN Costs incurred by the Golden Valley HRA in its North Wirth 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 HRA is committed to only use tax increment proceeds to finance these expenditures. The tax increment district comprising all of the East Area is the source of funding for the whole redevelopment area. In most cases the proceeds of tax increment bonds will be used to finance these redevelopment expenditures. The debt service on the bonds will be repaid by the tax increment generated by the district. Tax increment not needed for debt service can be used to directly finance redevelopment expenditures. . Exhibit F is an analysis of the projected cash flow in the district based on projects which are currently being planned for the area as of the date of this amendment. Other projects are likely to come up in the future, especially in the Central Area. The district is in excellent financial position and should be able to finance these projects. 17 City of Golden Valley - HRA - Tax Increment EXHIBIT F District Projections North Wirth Tax Increment Fund: 1997 1998 1999 2000 2001 Projected Cash Balance @1/1 $4,500.000 $2.246,565 $2,707,205 $3,179,450 $3,840,120 film: Estimated Tax Increment 1,225,000 1,225,000 1,225,000 1,225,000 1,225,000 1.f:D: ..... Trans. to Cap. PrQj. Funds: co Central Area Ballfields (Inc/. Environmental Cleanup & Wetland Mitigation) (2,730,000) Debt Service: 1995 Taxable Tax Incr. Ref. Bonds (5.81%) (748,435) (764,360) (752,755) (564,330) (534,820) Projected Cash Bal. @12/31 $2.246.565 $2,707,205 $3,179,450 $3.840.120 $4.530.300 Bonds Outstanding @ 12/31 $2.365,000 $1,715,000 $1,040,000 $520,000 $0 . . . . MEMORANDUM DATE: TO: FROM: RE: March 4, 1997 Golden Valley Planning Commission Mary Dold, Administrative Secretary Review of the Capital Improvement Program (CIP) The Capital Improvement Program (CIP) will be on the agenda for the meeting of March 10. The materials are enclosed separately. Don Taylor, Finance Director and Fred Salsbury, Director of Public Works will be available to answer questions. This is an informal public hearing item and will be cable-cast. . The Commission will need to make a recommendation to the City Council the night of the meeting. mkd .