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04-22-91 PC Agenda � # a i � • ; GOLDEN VALLEY PLANNING COMMISSION �` Regular Meeting � � � � GOLDEN VALLEY CITY HALL � ; Council Chambers, 7800 Golden Valley Road h Golden Valley, Minnesota �: �. April 22, 1991 �� 7:OOP.M. 31 � 4 § i: AGENDA �: �. � � I. APPROVAL OF MINUTES - April 8, 1991 (Will be mailed Friday, April 19th � or available the night of the Planning Commission meeting. ) � � # II. INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT N0. 53 } � Applicant: SuperAmerica Group, Inc. ; � • Address: 2580 Hillsboro Avenue :: :� Request: Allow Gasoline Sales and Storage � �. � a III. UPDATE OF VALLEY SQUARE REDEVELOPMENT PLAN - REVIEW AND APPROVAL � IV. REVIEW OF PLANNING COMMISSION ATTENDANCE '; � V. REPORTS ON MEETINGS OF THE HOUSING AND REDEVELOPMENT AUTHORITY, CITY ` COUNCIL AND BOARD OF ZONING APPEALS � ; � i: VI. OTHER BUSINESS > ; , VII. ADJOURNMENT � � � � { � � � MINUTES OF THE GOLDEN VALLEY PLANNING COMMISSION � April 8, 1991 A regular meeting of the Planning Commission was held at the Golden V alley City H al l , Counci 1 Ch amber, 7800 Gol den V al l ey Road, Gol den V al l ey, Mi nnesota. The meeting was called to order by Chair McAleese at 7:05p.m. Those present were: Johnson, Kapsner, Lewis, McAleese, McCracken-Hunt and Prazak. Also present were Mark Grimes, Director of Planning and Development; Beth Knoblauch, City Planner and Mary Dold, Secretary. I. Approval of Minutes - March 11, 1991 MOVED by McCracken-Hunt, seconded Lewis and motion carried unanimously to approve the March 11, 1991 minutes as submitted. II. Informal Public Hearing - Amendment to Conditional Use Permit No. 49 Applicant: Airborne Express Address: 830 Boone Avenue North, Golden Valley, Minnesota � Request: Amendment to a Conditional Use Permit to allow expansion of a terminal for package delivery service in the Light Industrial Zoning District. Chair McAleese introduced this agenda item and asked Beth Knoblauch, City Planner, for a brief summary of the request. Ms. Knoblauch stated that when Airborne came before the Planning Commission late last year, plans were already on the board for an expansion to the terminal portion of the building, but the company had not provided sufficient detail at an early enough date to consider the expansion. Airborne is requesting an amendment to its CUP so that an exten- sion of almost 55 feet at the east end of the terminal area with a new loading dock extending about 30 feet east of that. The new loading dock will face north, away from the nearby Mallard Creek apartments. The expansion appears to meet all zoning requirements. The ten factors were reviewed and recommendation for approval was given by staff. Commissioner McCracken-Hunt asked about the number of handicapped parking spaces on the site. Chair McAleese asked if the City had received any complaints from Mallard Creek residents. Beth Knoblauch commented regarding complaints and said that none had been reported that the Planning Department is aware of. Roger Johnson, representative for Airborne responded to Commissioner McCracken- Hunt's question concerning handicapped parking. He stated that when the plan was reviewed by Jay Ipsen, from Inspections, it was noticed that the plan did not note the handicapped parking space on the south side of the parking area and will be put in a revised plan. � Chair McAleese opened the Informal Public Hearing. Seeing and hearing no one Chair McAleese closed the Informal Public Hearing. Minutes of the Golden V alley Planning Commission April 8, 1991 P age Two � Beth Knobl auch commented that al l recommendations remained the same except for No. 1 and No. 2 which stated that the site plan dated March 11, 1991 shall be made a part of the approved permit along with the floor plan and elevation sketches. MOVED by McCracken-Hunt, seconded by Prazak and motion carried unanimously to recommend to the City Council approval to amend the Conditional Use Permit, Airborne Express, Applicant. III. Informal Public Hearin - Amend Zonin Code/Com rehensive Land Use Plan � Applicant: U.S. West NewVector Group, Inc./City of Golden Valley Address: Southwest Corner of Brookview Park, Golden Valley, MN Request: Amend zoning code from Institutional I-4 to a Radio and Television Zoning District and amend the Comprehensive Land Use P1 an Map Chair McAleese asked Mark Grimes, Director of Planning and Development to give a brief summary of this request. Mr. Grimes stated US West Newl/ector Group, Inc. approached the City requesting to lease a portion of the southwest corner of the � Brookview Golf Course to construct a monopole tower for cellular phone trans- mission and a 36' x 12' building which would house the necessary equipment that goes along with the tower. The proposed tower and building would not physically interfere with the operation of the course. Access would be from General Mills Blvd. and used by golf course vehicles and US West. Mr. Grimes commented US West designed a building that would "fit in" with the golf course environment and would do landscaping to screen the building as much as possible. The pole is proposed to be 90 ft. and would blend in with other light poles along I-394 and the poles holding up the net for the driving range. The area would be fenced with a security type chain link fence to prevent access from the site. The City is proposing to lease the property to US West contingent on zoning approval , which would take place before the lst consideration of the City Council . The lease is for five years with four - five year extensions (25 years total ). The funds from the rent will go to the golf course. Staff recommends approval and noted the five findings found in the staff report dated April 3, 1991. Commissioner Lewis asked how the City would benefit by US West's request and has another site been looked at in Golden Valley. Mr. Grimes stated that the City would not benefit from this rezoning and US West could comment on another site in Golden Valley. Commissioner Praz ak asked about the height of the monopole. Mr. Grimes stated the pole would be approximately 100 ft. Commissioner Lewis asked about interference with the helicopter at KARE 11 and • Mr. Grimes stated that the helicopter has a different landing pattern and the monopole would not interfere. Chair McAleese asked if the City Council had approved the lease. Mr. Grimes stated the lease is contingent on the zoning changes. Minutes of the Golden Valley Planning Commission April 8, 1991 Page Three � Commissioner McCracken-Hunt commented on setting a precedent of using park land for leasing of property. Mr. Grimes commented he couldn't imagine anything else for use on park land. David L arson, representative for US West NewVector Group, Inc. , talked about the increasing demand by customers for cellular phones and in turn the need for additional monopoles. He talked about the size of the building, roof line, and the monopole height. There are limited sites available along Hwy. 169 and going east on I-394. In the search area General Mills has most of the available land but does not want to tie this land up on a long-term basis. David Hellerman, Project Manager for US West stated that they are working with the Department of Transportation but is taking a long time to work things out. Commissioner Kapsner asked if the Interchange Building would be appropriate to put a pole -- Mr. Hellerman stated that this would be too high. Chair McAleese asked about the pole height and Mr. Hellerman stated that it would be approximately 100' which included a whip antenna that could be lowered. Chair McAleese also asked if the City turns this request down what alternatives would they have. Mr. Hellerman stated they would have to look for alternatives that there are customers to be served. Chair McAleese asked about break-ins and problems if a tower would f all down. � Mr. Hellerman stated the building is monitored 24 hrs. a day and there have been no problems. He has never heard of a tower falling that engineers look at ice and wind problems. Chair McAleese opened the Informal Public Hearing. Mr. Chuck Burmeister, 6038 Golden Valley Road, commented he felt that this use was not consistent with a park use -- commercial usage does not fit on park 1 and. Commissioner Lewis asked if the building which was presented at the March 25, 1991 Open space and Recreation Commission meeting was approved. Mr. Burmeister stated it was not appropriate. Chair McAleese asked staff if the Park Board would be asked to come forth at the City Council meeting -- Mr. Grimes stated yes. Chair McAleese closed the Informal Public Hearing. Commissioner Prazak commented on establishing a precedent for use of park space. Commissioner McCracken-Hunt stated there will be pressure put on cities and those areas where towers must be put on to serve customers. Park land is sacred -- no objection to cellular phones but not on park land. Commissioner Kapsner commented that the southeast corner is unique -- with the • I-394 wall with lights, activity going on 24 hrs. Feels there would be no visual effect. Looking into the area from Brookview Clubhouse would see a building with greenery vs. at present, the wall . Minutes of the Golden V alley Planning Commission April 8, 1991 P age Four � Commissioner Johnson agreed with Commissioner Prazak that this land should remain park land and the request to rezone is not consistent with the present usea Commissioner Lewis cannot support the request to use park land for commercial use. Chair McAleese is against the proposal but feels that there is a strong possi- bility that the Planning Commission recommendation will be overlooked when the proposal comes before the City Council . Feels it is bad City policy to take park land except for a higher and better purpose. MOVED by McCracken-Hunt, seconded by Lewis and motion carried with a vote of 5 yea and 1 nay to recommend to the City Council denial of the request for an amendment to the Comprehensive Land Use Plan Map from Municipal Park to Indus- trial and an amendment to the Zoning Code from I-4 to Radio and Television. IV. Informal Public Hearing - Conditional Use Permit No. 52 Applicant: Systems Control Address: Standard Oil 3rd Addition, Golden Valley, Minnesota O Request: Allow for a motor vehicle emissions testing station in an Industrial Zoning District Chair McAleese asked staff for a brief summary of the request. Mark Grimes, Director of Planning and Development, reviewed his staff report to the Planning Commission pointing out that this program is to begin July 1, 1991. One area of concern is the traffic which would be generated looking at 708 cars a day being served at a maximum waiting time of 15 minutes. If it takes more than 15 minutes, an alternative must be found. Another concern was pollution on the site -- Systems Control has approval by the PCA noting no problems visible. Chair McAleese asked about a traffic study at lOth and Boone. Mr. Grimes com- mented that after talking with the City Engineer, Lowell Odland, the traffic situation would be okay. Dennis Palmer, representative from Systems Control , gave a slide presentation showing the building and how it is used, how cars would come in and out and the landscaping. He talked about stacking of cars and if a problem develops, it would be looked at and corrected. We are working with the Department of Trans- portation on signage so people will know which way to enter from Hwy. 169 and other roads. Chair McAleese opened the Informal Public Hearing. Seeing and hearing no one Chair McAleese closed the Informal Public Hearing. Planning Commission consensus was that it was a good use for the site and access � to the site should be good. Chair McAleese agreed with the findings of staff but is concerned with traffic on lOth and Boone. Minutes of the Golden V alley Planning Commission April 8, 1991 Page Five • MOVED by Kapsner, seconded by Johnson and motion carried unanimously to recom- mend approval to the City Council for a Conditional Use Permit to allow for a vehicle emission testing station on Lot 2, Block 1, Standard Oil 3rd Addition noting the seven conditions outlined in the memo to the Planning Commission dated April 4, 1991. V. Re orts on Meetin s of the Housin and Redevelo ment Authorit Cit ounci an Boar o oning ppea s No reports were given. VI. Other Business No other business was presented. VII. Adjournment Chair McAleese adjourned the meeting at 9:25p.m. • Jean Lewis, Secretary . , MEMORANDUM � DATE: April 189 1991 T0: Golden Valley Planning Commission FROM: Mark W. Grimes, Director of Planning and Development SUBJECTe CONDITIONAL USE PERMIT TO ALLOW GASOLINE SALES AT THE SUPERAMERICA STORE, 2580 HILLSBORO AVENUE, SUPERAMERICA GROUP, INC., APPLICANT SuperAmerica Group (SA) is requesting a Conditional Use Permit (CUP) in order that their existing store at 2580 Hillsboro may sell gasoline. Within the Commercial Zoning District, gasoline service stations require a Conditional Use Permit in order to insure that gas sales can work on a particular site. The SuperAmerica store is located at the north end of the Sunny Hollow Shopping Center. The SA store was previously a 7-11. (Several years ago, SA bought out many of the 7-11 stores in the area.) The store is relatively small -- about 2400 sq.ft. SA is now looking at each of its stores in the metro area that do not sell gas to determine if it is possible to add gas sales. If gas sales is not possible, the store may be closed. As the attached letter dated 3/28/91 � from SA architect, Michael McDonnell states, "The addition of a one-sided gas island would increase customer flow by 40q to 840 customers a day." (Currently they have about 600 customers a day.) He also states in the letter that many customers have asked for gas sales at that location and that people expect SA to sell gase The Sunny Hollow Shopping Center is small . The total building area of the center is 14,800 sq.ft. or about 2 acres. The site currently has 113 parking spaces. According to a site plan submitted to the City in 1983, the site exceeds the retail parking requirement of one space for each 150 sq.ft. of floor area (99 total space� required). This building is occupied by a number of dif- ferent uses permitted in the Commercial Zoning District including retail , restaurant and office. The most restrictive parking requirement for this site is to apply the retail parking requirement of one space for each 150 sq.ft. over the entire building. This allows the owner to use the building for any retail use at any time. The building currently meets all setback requirements and landscape require- mentse The proposed pumps and canopy will also meet setback requirements. The staff's major concern regarding this proposal is congestion near the gas pumps. There is the potential for congestion between the pump island and the parking area in front of the SA store. If it is assured that two cars are filling up at the pump and one or two cars are waiting north of the pumps, there is inadequate driveway width between the cars parked in front of the SA and the • cars(s) stacked behind the cars getting gas. I have calculated that there would be less than 20 ft. of space for a two-way drive. This is just not enough space, especially where there are cars pulling in and backing out of parking spaces in front of the SA. The minimum two-way driveway width is 20 ft, and it is preferred to be 24 ft. (See attached drawing.) P age Two With a one sided pump there will also be cars approaching from the Hillsboro • driveway from the west and wanting to wait for a pump. This would also cause problems because of the lack of a stacking area. Most likely cars would stack in the driveway from Hillsboro Avenuee The staff has considered suggesting to the center owner a one-way pattern within the center in order to minimize conflicts. However, it was decided that this would be difficult to enforce, and, therefore may complicate matters. I am also concerned about the delivery of gas and other products to the site and how it can be done without affecting access to and within the site. Findings 1. Demonstrated Need for the Pro osed Use. SA has identified that there is a eman or gas sa es at t is ocation. If there is a market for such a use, the City policy is to then accept that there is a demonstrated needm 2. Consistenc with the Com rehensive Plan. The Comprehensive Plan designates this area or commercia uses. Gas stations are consistent with the com- mercial designation. 3. Effect U on Pro ert Values in the Nei hborhood. This is a convenience s opping center whic is suppose to attract customers. There are other large commercial traffic generators in the area (McOonald's, gas station and convenience stores). Gas pumps at this site is not out of character � with the area. Because this use is consistent with the area, I do not believe it would reduce property values in the area. The owner of the shopping center told me she discussed the gas pur�p with the other tenants in the shopping center. The tenants all agree that gas sales would help the center by increasing traffic. 4. Effect of an Antici ated Traffic Generation u on Current Traffic Flow and on estion in t e rea. S has estimated t at t is store wit gas wi increase tra ic from 600 clients to 840 clients per day. This increase would not adversely affect the local street system. However, the staff believes that there is not enough room to place the one-sided pumps on this site. With even minimal stacking of one or two vehicles for the gas pumps, from cars coming fram either direction, congestion will occuro The two-way driveway in front of the SA store would be reduced to about 17 ft. in width with only one car stacked from the north. Cars backing out of the spaces in front of the store with this narrow space for two-way traffic would cause difficulties. The staff is also concerned about the operation of the driveway off Hillsboro Avenue with the gas pumps. If a driver desires to use the gas pumps after entering from Hillsboro and the pump island is full , the driver will likely wait in the driveway causing access problems from Hillsboroo In addition, there is concern regarding the delivery of gas and other pro� � ducts to the store with the reduced driveway area in front of the store. When gas is delivered, access from Medicine Lake Road would be severely restricted. This may also happen when one or more delivery trucks stops in front of the store. i Page Three • 5. Increase in Po ulation and Densit u on Surroundin Area. The use will not increase t e popu ation or density of t e area. 6o Increase in Noise Levels Caused b the Pro osed Use. There would be a minimal increase in no�se leve s due to more tra ic coming to the site. 7. An� Odors Dust, Smoke, Gas or Vibration to be Caused by the Use. This use wou�d not cause a signi ic^ant increase in t ese actors. A type stations • do not cause complaints about these matters. 8. An Increase in Flies, Rates, Vermin and other Animals Caused b the Use. No increase is expected i proper sanitation aci ities are mainta�ne . 9. Visual Appearance of the Pro osed Structure or Use. The shopping center wiT c ange y t e construction o t e gas pumps and canopy. Due to the nature of the commercial area, this construction would, not have a negative impact in the area. l0e An Other Effect U on the General Public Health, Safet and Welfare of the Cit and its Resi ents. T e staff be ieves t at the interna circu ation of the SA store wit gas pumps will not be able to operate without problems for the users of the shopping center. Although the tenants of the shopping center are positive about the increased traffic from gas pumps at SA, the staff believes that this site is not large enough to handle even a one-side • pump operatione Recommendation The staff does not recommend approval of this Conditional Use Permit to allow gas pumps at the SA station at 2580 Hillsboro. The staff believes that there is inadequate room on the site to accommodate the necessary room for access to the store and stacking for the pumps. There is also a concern about how much room is available for the delivery of gas and other products to the SA store and other stores in the shopping center. If the Planning Commission so chooses to recommend approval of gas pumps at this location, the staff recommends the following conditions: 1. The plan for gas pumps and tanks be approved by the Fire Marshalo 2. The canopy over the pumps cannot extend into any required building set- backs. 3. The parkirrg area for two employee parking spaces north of the pumps must be clearly marked for "employees only" in order to minimize the use of those spaces. 4. The shopping center owner and SA shall provide a signage plan to guide cars and trucks in the area to minimize conflictse � 5o The use shall meet all applicable City, State and Federal regulationso . P age Four 6. Failure to comply with any of the terms of this permit may be cause for its revocation. • MWG:mkd attachmentse Location Map Site Plans Letter from Mr. Michael 0'Donnell dated 3/28/91 Letter from Jean & Anthony Ouellette dated 4/1/91 � i ` 1�,'" � ' CITY OF G�LDEN VALLEY � •�=:. 266.72 .., '.669.10- ..Zo ch.Gev�. - ...•• Z6lb.4i Res.-.. ... N89°S7 11"E 26 R o 730 � ' ...... � j _ 9co.s a_ � 93/S Z��iR. • �;".. 2Gg R. T ,. �' , .. �7S •.' �09 � ' 9/43 S i 9 05... 910�iC_ � . b `an',3 Q e�'9 p � I �'s, .W�. ` ^N p °'� O o � � f PROPOSED SITE c�, h� ;'Y o Q 0. � t' '�' o r�ry �M1 y � • � • m � � • � I � � � � N '� 22Y7J � � � I � � �°n w Y�r .vo J ' � i � O1 ' � -�'Z ' r '� o C� � - W �aI M � a�Z 2 ,� 3 � q a� � i � . a J�`r q^' :,� ' G Q n�O v � ' ryh�a�R 278.879~ =a g'1^r► q• �L=239.06 V � ti� • '�11/OB6Y?��? . �� S89°36�45��E ', - Z6 �. ICS a�n e•9y {1�1% 4 �I4.86 i6L50 10 R. a � s° �o � �9�' S89°8C'S6'�E 591.99 : ��o s� �."' 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'� . : 1 4�• '� � �' , � :'.!'' •. ; � 1... tj, • - � �+ �. .: . .;,.:.. {..w�.:i : �: �y� .�t'j!•,j ...._ _ 4�S �G��..1 � . . . wi ;'�� , ..r.:. S��,t _ ._ '- ................... . �, - .. . .... •. . � ` . . , � � `�,{....b,�;.F�m a..mc..�ue�'.. . �q ��'}'� t.t,.-�� 'i�':}-fD(l.»_.�.��e.,,,: �} �7��$'�. . �...�.5��'f i j i .,..:.....,:•`'•: i't '�^.� .�.,t,w'..�" 7 ;`" j:: :rL %.. �.... �.`.At:...��F[!'... . . . . ... ,.j'�� y�:i'^ MS lY"i! , ., . , _ ... � . . �� .. �.......i-. . �__,f ._.�_..._«....,.. .. . ...aE. . ........ .. . . . ':' . �.. �� +�-:��-� . . . ..� i �'}� i i-�'-�'a�� • i : � {^!r� t t,^ ?_�.t..�w�i �-� i f� � C. F;.� •y 1.� `°� �� ..' r J .. . . �S . F j` � i. �-�. � .i � ....Kt. ' � ... . .i„k /-fl�e .... .�+`. . ... .1�. b.,i.0:��`.,� , . '� �...�.. n; � , : . i Y • ' ' ...• : , ''....f�.... ............. .-�� ....� �• � i� . ....�, _. $ , � �ci -L::�;. 'i �... �'� � '�•' :u ! `i@�T Ef:t:7a } �a � � � ' i 'M1 ' . � � � ' , ' � � � � �1&SIRa .S : '; ,', . � . .f x. . . �. . t�3 . ; � i i i :ji (�rM.q"��'(i r �!Y �.r�i.; 4:.} . . � j h- � � • � • ( t � ��f� .�.. w_.___._._... .:._..::;a.�. .��.__.w,..�,..._,_............,.�....�.. .........,,.a.�,.W.w..�.,...,._..._.._._ _.M...._.�...�..._.__._._._.__._... ,f�f �. , j , , SuperAmerica Group, Inc. � R E C�E I t�F� 1240 West 98th Street — � �'"a"` MAR 2 7 '991 Bloomington, MN 55431 � SUPERAMERICA� (612) 887-6100 (612) 887-6158 FAX March 28, 1991 City of Golden Valley Planning and Development 7800 Golden Valley Road Golden Va11ey, NQT 55427 Re: Golden Valley SuperAffierica Store #4389 Dear Sirse Our present SuperAmerica store does not have gasoline facilities. We are proposing adding a "one-sided" gas island, which would result in installing two underground storage tanks, two gas dispensers, a canopy, a new checkout and some additional exterior lighting. There would be a � loss of four parking stalls and an increase in green area. We expect about a 40% increase in customer flow to approximately 840 per day. The number of employees would probably increase by two to a total of six. The overall appearance of the proposed site plan would be similar to a small scale SuperAmerica store using state-of-the-art equipment. According to our store manager, many of our customers and tenants in the strip mall have asked for gas facilitiese We hope to provide these serviceso Sincerely, O Michael O�Donnell Regional Architect/Engineer � SUBSIDIARY OF ASHLAND OIL, INC. � 5ixTer �meric� Crr��.�r, Inc. rronert,y A�ress: ^5�?� Hi17.sboro rl Golc3en V�tle,y, P�II� . S'��?� We �vant �0 1et you know in writin;, th�t Fve wi.11_ do �+n,ythinn we can to he.l� ,you in obtainin� :� conditional_ use nermit from the City Of Go1_den V�tl_e,y. 4Ye also ��rant you to knoc�� tha.t a.s this is a restruction in use of the Pronerty, it witl be our intention to modify the 1.ease if ,you decide to nroceed . Arril 1, t991_ ' -� � ; • �''' �� Jean -?; Anthony Ouel1 ette • , MEMORANDUM � DATE: April 15, 1991 T0: Golden Valley Planning Commission FROM: Elizabeth Ao Knoblauch, City Planner SUBJECT: UPDATE OF VALLEY SQUARE REDEVELOPMENT PLAN The Golden Valley HRA has determined that there is a need to proceed with the upgrading of Winnetka Avenue in the Valley Square Redevelopment Area, even though the former Ron Clark project for Area C will not take place and generate tax increment to cover the costs. Don T�ylor, City Finance Director, has reviewed the City's financing options and has concluded that the best option is to pay for Winnetka Avenue by issuing bonds, which the HRA hopes to do in May. The City's Bond Counsel has directed the City to update the Valley Square Redevelopment Plan -- which will be used to support the case for a bond issue -- so that it reflects recent activity and current policies regarding the Redevel� opment Areae The last plan revision was in 1982. A draft update (attached) has been prepared by staff and approved by the HRA. • While noticeably shorter than before, the revised plan contains a good deal of information that was not included in earlier editions. The draft is organized into three sections: 1) an overview, which identifies the area, presents the justification for establishing a redevelopment district, and outlines goals and objectives; 2) a closer look at redevelopment plan components, which focuses on completed and planned activities within each subarea of Valley Square, including a newly designated Winnetka Avenue Overlay Area; and 3) a finance plan, which concentrates on financing needs for Winnetka Avenue and for land acquisition in Area C. The draft also contains improved maps of area boundaries. Overall goals and objectives of the plan have not been changed in content, though there has been some reorganization of the statements. Redevelopment plans within each subarea are consistent with the currently adopted plan, except for a softening of the redevelopment concepts for Areas A-1 and C. Action requested at this time is Planning Commission review and approval of the revised plan. Because this is not a direct component of the City's Comprehen- sive Plan, there will be no informal public hearing, but approval would still be in the form of a motion by the Commission. The City Council is scheduled to hold a public hearing on the revised plan on May 7, 1991. EAK:mkd Attachment: Draft Revision of the Valley Square Redevelopment Plan • ! • ` DRAFT Finance Control VALLEY SQUARE REDEVELOPMENT PLAN GOLDEN VALLEY, MINNESOTA ADOPTED JULY 10, 1978 REVISEO MAY 14, 1979 REVISED APRIL 6, 1982 • REVISED AUGUST 10, 1982 REVISED APRIL , 1991 • f � POLICY ON PLAN REVISION • This Redevelopment Plan will require many years to implement completely and will have a major impact on the community during that period. In order to assure that this plan remains consistent with changing community needs and objectives, further review must be provided. The Redevelopment Plan may be modified at any time before or after the lease or sale of the project area or any parts contained therein, provided that modifica- tion shall be accomplished in accordance with the requirements of applicable 1 aW e • • • PART I: OVERVIEW Introduction Located in West Central Golden Valley (Exhibit 1), the Valley Square area was the site of some of the earliest business development in the City. A primary impetus in the creation of the V alley Square Redevelopment Area and TIF District was the desire to revitalize this aging business area, centering on Winnetka Avenue north of highway 55. With the main City offices also located in the area, the intent has been to establish a full-service, mixed-use district that will provide a renewed sense of focus for a community divided by two school districts, three major highways, three railroads, and three metropolitan districts. The Valley Square Commission was appointed in 1976, after a decade of periodic studies and recommendations had failed to result in any significant upgrading of the area. The Commission was charged with producing a coordinated study of land use, traffic, and physical appearance issues within the Valley Square area, including recommendations for improvements. A draft report was completed and submitted to the City Council in J anuary of 1978. Following an approval process that incorporated formal and informal reviews by local residents and business owners, various local interest groups, the Planning Commission, the HRA, and the • City Council , the Valley Square Redevelopment Plan was adopted in July of 1978e It has been revised several times. Redevelopment Area Boundaries Historically, the limits of the Valley Square area tended to depend on who was looking at it, and for what reason. With the adoption of the Redevelopment Plan in 1978, an official Tax Increment District was created for financing purposes, and was certified by the State Auditor' s Office. The boundaries of the Tax Increment District then became the permanent boundaries of the Valley Square Redevelopment Area (Exhibit 2). A set of subareas identifies locations within the Redevelopment Area where specific projects are planned or have now been completed. The various subareas will be discussed in Part II of this Plan. Justification for Redevelopment Area State law requires that certain findings be made regarding blight and deteriorating conditions in areas to be certified as Tax Increment Districts. The findings for Valley Square were established by resolution of the City Council in 1978 (Resolution #96; July 17, 1978). Initially formulated during the redevelopment planning process, the findings cover seven bases as follows: le BLIGHTING CONDITIONS - the Valley Square area exhibits clear symptoms of • blight in the form of -2- EXHIBIT 1 : VALLEY SQUARE LOCATION MAP e , , , i. ',� :� — "- "% , . ` y_ � �� j�� '° - /x•��.'� •. ,>,„m, ��.`. 1`} .: 'f:.;,�. ��, . i� „ �� . r�fj.,. . I� �n;�� t�d+! ,�, .< .'} .;� �� c,�.�Y w W i'Y s�': 1� �i S•.' i �.�w ' � `��.�'. . ,,. �.r..,W , 3k�'1^��t y�•. . r� ..� :�: � 3 '/ �.� 'f '� '' •i� `n •'a' ' � %'�'�.i�� a � �� /� •' :.�� :i,`,•�� %°.?�, i �� ' . ��,�:w`L� .� 1/ d �ik.�+�`ai `,',�� _ �� -- �I �� ,�.;, , ;r :��,�;;� � .. .:5+; �� ;� ��ty� i ;� 'i��__ ,• ' � J xn � , • yg� � a ,iy� �dy�y ��'��'Y4t �� +� '� � .`�: � • i � � 7 �� . � ^�g O �' -�- r.,.� f 4 __ , �� I e �zz*�a'�J •. �` ',. -- --� � ` `{ � ' � \- .� ' � � � � i �� ,� : . ru� 1 �'�ppp�. �u \ ,,3N3��j ` , I �o�`�' � `\ �_i_ � •4L L' � � \ s !j� ` �� — � � r I \� c— �, `�' °�"■ �`�-�� ( �' � / � I �::: � � i� " � �a?�.'".a �,;_ ;�r `'�- ,1�, I ( � �o..�__?�� n fr � Gor � J , ' fl � •J% c `V' �' ��il �_.�' 0 � � � _�1—��,.`—_„_�= � ^"1�<- ,�..1 • - i . � �� C 1� �,� �� - -- � � � � � L r � � ;.s=i. . �_� � � I—s+—f �r:.._ � � I � � �i�I I� • —; �I a I I�, I I� �== 1 ' ,�� s • .` � � i ' � ' �'t � _ � � . � _ � �. ii �° � �n � � :• � ti.,,�� , %�...,� s- ,o'; :� -1 ;: ; � � �., �J� �' ' � i. �� '� � � �� a � �I , � � r�i'�iy �F /'�"� ,� i 9� � �� I ��' �L '�•�� i �� S Iti� I �� : � ; ��''° � -`� � �, I� � � � � C� �; � !�# �_� � � - L �r t� I ��' � _ �,.�. �.'''° �� _ L �^'—It_� � .�,i t ....x;��,,�( - � - ( t �� N � — 1,`4�`,�j�'�g'L�'.L � r ,■� � � :. ,'c�,�; �R�.' _ �I�l, W a � " +'�� aiR��•�`• • � '. L( 2 :,f,`, ' a3'h '\;�l�ti:f:; .�:3" .� � - • £ . •i u i• �.: = J � .:.).•ii l��L•.'t'.Y�'.;�:�t�,.�°�[,•�:��in a '� ��..o�.. . �,:�;�'+' S .•:vl.�:.:ai:r '+L��w°h'+a .��:3��yA„D, . � � �yV i:}�� .q�:r �9 t�� - �� , � . � I , � � 4 �� S � I 8 i . r _ $ � ,� a . �� -�r _ � �` # 9l�1 � �, - '�r nr,nr l • �3— �. EXHIBIT 2: _ �� UALLEY SQUARE AND ACTIVITY AREAS � ` �' -1•13 �' �O� Cn �. '� ,J e� Z . ��s�r■�� - . � . � ��y i i . � n LL �, � � � ��, -- - � . �� 'tST 300 � I J 3 a ...4��-...�11�.• o x • ,�• �' o z , �� -� 2�31W , � o o , I -. �-� ♦ oc a � - Z L—, � _ � ..... :3nd..-�:d�1 y3 N Ni nn � � r,_-� .� ,� �� - o � � � Q ( 0 / w r a°z Z � R i-=- °°°z°z t,u � �z °° F-�a� �� N~3 Wm • W OO 3 �-� � � WWWJ �-QQ =SF-J WJ3 � � F--F-Q O S OC I � � t�4. F-W=1i O F-OOJN � 1 3 � � W � � � � � N �04 OCF-Z y � W O.av�7 1 0 3Z JC •�ZC=7J � Q l_ � � ZQ2Qla] tn �t7 O � � � ..� .wnmy �_� ,e ' / /�y J O�Q WNNZN�.7 Q~Q�--• �/ Gr- Q �WCW72CW,')O t3=7mC� (7 ta.�Zl--Z �=�r O Q Q O =1-�Q W � � e �O�Z�4 WO�Z I �� 4 w 1--L Z W l =.tuCO 00 • Q C y r�� i. �_,-�''°.-�►-Q- H x►-a Z N~C" G.NC.N >-~Wa O Or--�Q►-� W mZ3Z ►-+ WzZ=W=Z zOSQ Q � O~,. F-W Z F-Z►�-� F-- �w C J � ' A '"� =3�3F_ �SO�- � � I � 00~�0�- y00ZW l�1 f'` � o �O W NZ •W w�... WZZW' N /� � � OaMF=-C7 � �Wa�� \.d O �C F--�?LL.ZC�3 ZZC�7m� � l.7 �F-�000 OWa �- � W O vf rr rr,Z ?C�F-J +-� � �3t~7�V� W�SQ W � W=W=W W O W t,)W]� � �� O N I--�In F-N Z Z Z OOC � Z �O W W p � U �ZOt�O= O�Om��aC oN nd Noos a�dn3�no� � � Q , � • .+� °4� 1 � A. undeveloped or underdeveloped parcels that fail to contribute to the local tax base to their full potential ; B. obsolete, unattractive, and/or worn out structures, site lay- � outs, and amenities; C. unnecessary clutter such as above-ground utilities, a profusion of signs, poorly screened outdoor service or delivery areas, and poorly maintained or nonexistent green areas; D. a multitude of vehicular and pedestrian circulation hazards; and E. an adverse image in the eyes of local residents, the business community, and realtors. 2. NEED FOR IMMEDIATE INTERVENTION - without prompt action as recommended by the Redevelopment Plan, the area may deteriorate beyond any hope of saving. 3. NEED FOR GOVERNMENT INTERVENTION - the area has already deteriorated beyond the point where the private sector can be relied upon to turn it around without government assistance. 4e SUPPORT FOR PRIVATE REDEVELOPMENT EFFORTS - the Redevelopment Plan is designed to foster optimum conditions for private participation in the redevelopment effort. 5. ADEQUACY OF THE REDEVELOPMENT PLAN - the Redevelopment Plan adequately • defines development goals and standards for the area, and provides suf- ficient guidance as to appropriate land uses. 6. AVAILABILITY OF RELOCATION OPTIONS - the City has reviewed available resources and guarantees to follow all applicable federal or state guide- lines and requirements regarding the relocation of displaced residents and businesses. 7. CONSISTENCY WITH COMPREHENSIVE PLAN - the goals, objectives, and general intent of the Redevelopment Plan are in conformance with the City's currently adopted Comprehensive Plan. These findings show that the Valley Square area is in need of a government- assisted redevelopment program, and that the City of Golden Valley has laid the groundwork to properly direct such a program. Redevelopment Goals and Objectives To direct the course of redevelopment in the Valley Square area, the City has established a set of broad, philosophical goals for the area as a whole, and three sets of more narrowly focused goals and objectives relating to certain development aspects of the area. . -5- OVERALL GOALS � 1. Stimulate and coordinate an aggressive revitalization effort that no si'ngle business, developer, or governmental agency has the capacity to undertake. 2. Establish a unified commercial and civic center that is a distinctive source of identity for Golden Valley. 3. Strengthen and increase the tax base of the area. 4. Reverse deteriorating conditions by providing opportunities for private investment and reinvestment. 5. Provide for the orderly physical and economic growth of the area through controlled development and redevelopment. 6. Work toward a 1 and use pattern within the project area which results in more functional and complementary relationships. INFRASTRUCTURE GOALS AND OBJECTIVES 1. Maximize trade area accessibility and circulation safety by creating a more organized traffic pattern. A. Identify, and augment as necessary, an arterial and collector • street system serving the area. B. Identify and correct traffic safety hazards. C. Provide for safe and convenient pedestrian movement. 2. Upgrade the appearance and amenity-level of public rights-of-way. A. Provide pedestrian-oriented benches, litter containers, attrac� tive lighting, and plantings. B. Relocate utilities through underground constructione LAND USE GOALS AND OBJECTIVES 1. Create an atmosphere conducive to increased levels of economic activityo A. Replace old deteriorating structures with new development, or rehabilitate structurally sound buildings. B. Remove and relocate conflicting or non-complementary uses. C. Encourage participation by owners and tenants in private renova- tion of existing commercial buildings. � -6- 2. Promote redevelopment that is diversified, but coordinated. A. Increase the amount of office space. � Be Provide the commercial core with support from high density housing. C. Encourage new development to be organized in a planned environ- ment. SOCIAL GOALS AND OBJECTIVES 1. Create a community focus and sense of area identity. Am Improve the physical appearance of the government center and its environs. B. Improve the physical appearance of the commercial coree 2. Minimize potential hardships in the acquisition and relocation of conflicting or non-complementary uses. 3. Achieve a balance in the variety of commercial businesses and services to satisfy the needs of the neighboring residents and larger market area. Specific action plan components, whether already completed or still in the plan- ning stages, will be discussed in part II of this Plan. PART II: REDEVELOPMENT PLAN COMPONENTS S Initially, the Valley Square Redevelopment Plan was organized into phases of development that bore a general relation to geographic location within the Valley Square area, but were not specifically location-based. Over time, it has been discovered that redevelopment activities are easier to stage and to track based on geographic subareas within the overall district. Therefore, this revi- sion of the plan, which summarizes activities completed to-date as well as outlining future redevelopment components, will deal with development staging within each subarea identified back in Part I of the plan (Exhibit 2, page 4). At this time, the most critical element of the plan is considered to be the Winnetka Avenue Improvement Project, and the coordination of Area C redevelop- ment with that project. Previously, Area C redevelopment was expected to pre- cede and act as a trigger for the street improvements. However, a reanalysis of the situation, including such elements as the local and regional redevelopment climate, traffic congestion occurring in the area, and the financial prospects for the City and the County, has caused the City to reorder its priorities. In the following pages, the "Winnetka Avenue Overlay Area" has its own summary of activities, and cross-references are made within the summaries for other areas as appropriate. Area "A" Location: Bounded on the north and west by curve of Bassett Creek; on the south � by Highway 55; on the east by Wisconsin Avenue -- Overall size - 17 acres -7� 1978 Characteristics: Large portion of area occupied by Reiss Greenhouse, a commercial grower; also included two single-family homes occupied by Reiss family; no other uses. � Plan Characteristics: Improved traffic circulation; high density residential development along creek, large office site fronting on Highway 55. Redevelopment Activities Completed to-Date: ° Acquisition and clearance of all property in area . ° Extension of Wisconsin Avenue northward to intersect lOth Avenue ° Opening of Wisconsin Avenue access onto Highway 55 ° Realignment of Golden Valley Road from location adjacent to highway to a more northerly, curving route across area, subdividing the site in to two parcels identified as "A-1" and "A-2" ° Construction of 3-story, 122 unit apartment complex, mostly market rate but including low-income set-aside, on A-2 site adjacent to Bassett Creek ° Bassett Creek walking path Current Action Plan Components: ° Preparation for and attraction of large-scale development, preferably office, to the A-1 site � Area "B'" Location: North of Highway 55, extending up to Bassett Creek; West of Winnetka Avenue, extending to Wisconsin Avenue -- Overall size - 29 acres 1978 Characteristics: Mid-size commercial strip center with three outlying buildings along Highway 55; two small-size commercial strip centers along Winnetka Avenue; a super-market and miscellaneous other small commercial operations; two single-family homes along Creek. Plan Characteristics: Improved traffic circulation; generally mixed uses with emphasis on commercial ; no residential uses. Redevelopment Activities Completed to-Date: ° Acquisition and removal of one of the two houses ° Acquisition and removal of Hennepin Co-op building (business relocated within Valley Square, on Lewis Road) for street realignment purposes ° Vacation of Vermont Avenue adjacent to street realignment ° Realignment of Golden Valley Road to a more northerly location, beginning just west of supermarket and continuing through Area A � ° Former Golden Valley Road alignment west of the Vermont Street alignment closed to thru traffic but retained for local access and to protect underlying utilities _g_ Current Action Plan Components: " ° Commercial redevelopment of sites cleared for Winnetka Avenue improvement {see Winnetka Avenue Overlay Area) ° Acquisition and removal of remaining single family residence � ° Sassett Creek amenities Area "C" Location: North of Highway 55, extending up to Golden Valley Road, East of Winnetka Avenue, extending to Rhode Island Avenue -- Overall size - 11 acres. 1978 Characteristics: Mid-size commercial strip center along Highway 55, D ahlberg, Inc. (hearing aid manuf acturer), small office building, and miscellaneous small commercial operations located behind strip center to the north; two single-family residences along Rhode Island; triangle of vacant publicly owned land between Golden V alley Road and Country Club Drive. Plan Characteristics: Improved traffic circulation; unified mixed-use develop- ment over entire site; high-density residential component desirable but not mandatory. Redevelopment Activities Completed to-Date: ° Both Residences acquired and removed ° Gas station at Winnetka and Golden V alley Road acquired and leased out . pending future removal ° Small office building acquired and temporarily being used by the Golden Valley Public Safety Department Drug Force Task pending completion of improvements to the Public Safety Building, located in the Government Center Block ° Dahlberg, Inc. acquired (business relocated to North Wirth Redevelopment District) ° All other miscellaneous small properties acquired, with leases to be con- tinued pending future removal Current Action Plan Components: ° Acquisition of commercial strip center (Krelitz property); HRA plans to acquire property in 1991 even without a development agreement ° Coordination of redevelopment site with Winnetka Avenue improvement (see Winnetka Avenue Overlay Area) ° Vacation of Country Club Drive to improve configuration of redevelopment site (underground utilities must be preserved) ° Establishment of large-scale, mixed use development to fill area � ° Widening of Rhode Island Avenue at approach to Highway 55 _g_ � Area "D" � Location: West half of block bounded by Highway 55, Rhode Island Avenue, Country Club Drive, Glenwood Avenue, and Kelly Drive -- Overall size - � 7 acres. 1978 Characteristics: Trevilla Nursing Home, largest land use; gas station at Rhode Island and Highway 55 with adjacent wet area to east; five single family residences along Rhode Island. Plan Characteristics: Area to be shared by Trevilla Nursing Home and mid-size office development. Redevelopment Activities Completed to-Date: ° Acquisition and removal of all five residences ° Acquisition and removal of gas station ° Drainage improved ° Construction of 81,000 sq.ft. Valley Square Corporate Center Current Action Plan Components: ° None; public sector redevelopment activity in Area D is considered substantially complete • Area "E" Location: North of Golden Valley Road, between Winnetka and Rhode Island Avenues; also known as the Government Center Block -- Overall size - 16 acres 1978 Characteristics: Golden Valley City offices on most of block; public library and post office along Winnetka; McDonald's and another small commercial building also along �Jinnetka; original block was wider, with rova of single family residences along Rhode Island, but street relocation marks current boundary with all residences counted in Area F (see). Plan Characteristics: City offices in a campus setting; Library and McDonald's to be only other uses. Redevelopment Activities Completed to-Date: ° Construction of new street segment along northern boundary, connecting Rhode Island to Winnetka ° Acquisition and removal of small commercial building ° Reconfiguration and redevelopment of McDonald's operation ° Reconfiguration of City parking areas and access, and partial landscaping • of campus area -10- Current Action Plan Components: ' ° Completion of landscaping, including a walkway between City offices and library ° Redevelopment of post office site after taking for Winnetka Avenue o improvement (see Winnetka Avenue Overlay Area); relocation of post office within Valley Square preferred but not mandatory Area "F" Location: North of Country Club Drive, between Pennsylvania and Winnetka Avenues -- Overall size - 17 acres. 1978 Characteristics: Calvary Lutheran Church; 19 single-family residences along both sides of former Rhode Island Avenue alignment; small office building south of Golden Valley Road at Pennyslvania. Plan Characteristics: Calvary Lutheran Church, including associated outo buildings, and high density residential north of Golden Valley Road; mixed office uses south of Golden Valley Road. Redevelopment Activities Completed to-Date: ° Acquisition and removal of all residences along old Rhode Island ° Construction of realigned Rhode Island Avenue ° Construction of high-rise senior housing complex including 80 subsidized rental units and 120 market-rate co-op units � ° Construction of small , multi-tenant office building adjacent to existing office building Current Action Plan Components: ° None; public sector redevelopment activity in Area F is considered sub- stantially complete Winnetka Avenue Overlay Area Location: Winnetka Avenue right-of-way and abutting properties on east and west, extending from just north of Orkla Drive on the North to Harold Avenue on the South (Exhibit 3). Note. In order to provide the full improvements as necessary within the Vajley Square Area, this overlay area must extend slightly beyond the Valley Square boundaries on its north and south ends. 1978 Characteristics: Lack of capacity at peak periods, inadequate channelizam tion, proliferation of driveways, and high accident rate. Plan Characteristics: Added lanes for improved channelization, reduction and coordination of driveways, center mediane . -11� EXHIBIT 3: • � WIP�NETKA AVENUE OVERLAY AREA � \o �� < DRj�f C � . � NW .. Rq j�Roqo � v � W � Z W � ' a . a Y • � W Z Z ►-r 3 �ii � . i HIGHWA Y 5S ' . � � � � � � � N ' � . � � � � � HAROLD AVEIVUE �],'Z e e , Redevelopment Activities Completed to-Date: ° ° Redevelopment activities in Area E (Government Center Block) have reduced the number of driveways accessing onto Winnetka Avenue, have created better spacing between remaining driveways, and have reserved necessary � right-of-way expansion area across all but the post office property ° Two of the affected properties in Area C have been purchased and are being leased out to businesses that will vacate as the actual construction period approaches Current Action Plan Components: ° Acquisition of additional right-of-way across 12 residential and 5 busim ness properties ° Acquisition and potential removal of 2 residential and 7 business proper- ties that may no longer remain viable due to road widening needs (in some instances, simple right-of-way acquisition may still be possible) PART III: FINANCE PLAN The objective of the Finance Plan for the V alley Square Redevelopment Area and Tax Increment District is to indicate the ability of the City to finance public redevelopment activities as described in Part II of this report. Since the inception of the Valley Square Redevelopment Plan in 1978, much has been done and the City is well on its way to completing its planned activities before the tax increment finance funding source ends in 2001. • The public improvements that have already been completed in V alley Square, including the rerouting of Golden Valley Road, Rhode Island Avenue, Wisconsin Avenue, and the clearing and sale of land in Areas A, D and E for private devel- opment, have all been financed by previous bond issues now being paid back by tax increment financing (Exhibit 4); projections clearly indicate that the City can continue to meet its obligation on these bond payments. Projects Remaining to be Financed There are two planned activities for which City must sell bonds before the Tax Increment Finance District ends in 2001. These two activities are key to the original intent of the Valley Square Redevelopment Plan. Since these two prom jects are costly, the only way they can be financed is through the issuance of bonds. Unless these bonds are issued within the next two years, the projects may become financially infeasible. The projects are: A. U radin of Winnetka Avenue from Harold Avenue on the south to Orkla venue on t e nort - T e upgrading of Winnet a venue Co. Rd. 5 has been a ey e ement of the Valley Square Redevelopment Plan since 1978. The road now has four narrow lanes without turn lanes. Inter- section improvements are needed at both Golden Valley Road and lOth Avenue. In addition, the road carries over 20,000 vehicles per day. This section of Winnetka Avenue has a very high accident rate in com� parison to other Hennepin County Roads. � -13- o �n �n o to �n �n �o . � w � a' : N t0 „ N Lfl � O O l0 i� 1� t0 O N N N M M N 1 •--� � v � � 64 b9 H G1 • o o t� �C'f O O O O v I� O� O O t0 O I M O Op �p O O � O N�--I N O M N O O Ln O OJ �N � �, M 1� O O lD 1� N N v � ef N N � O 7 � � ..M.. v •--� r-1 /+f L N !R �A 7 r G. 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Ol Yl i6�r-e-r OJ C N Gl D�4 N N Gl t/1�� N Ol r0 Rf Q X I r0 "�S1n Q YI 1-1�! 0�Q E Gl L L� L'.7 L L'�'7 N �'O Cl C1'C O O O'C d' t0 L C.Y d' C E C.1 fJ O� C) O U N 8s U O rtf Of � N OJ�'r'f OJ.G OJ � � 00 � E'C S t � Ol O C= L y •• C C • C L C+�O C L CC C N Vl�F O�a Z � 0 C (.1 a.0 L G) N > GJ ►-�r-i L[')►+C r-�•� •r-�a +a 'O�- OJ L �O N tCf O R7 1- � � oL a-��nEO > o u ... ao .c v c � ro �aErnao� E p i rt3 �LL. +� 7 O !��.1 O L • X X X Ol X G1 X d UI C Cl L M- G/C7 ln� • U OJ L+� L� �h-i�1 O.L� G > �O Id VI f0 � ,O L M11 7 �tl R1 E U G i� 01 Y U � w� J t0 E L F-1--'O F- C F Y+� C C� �V C7 C d O 01 Yl X.�t0 t/l O � d-1 GJ U N 1 Q �r C GJ 1 r-i N C OJ VI OJ 41 L nw Q C(n W W fAlR W C7 V R W" � 4" C� 3 4- N O I� O.--� >�--i 4-W N > � +� U H Gl � tn v--� N�.-i ; GJ O Yi� N 00 00 OD O�4 O� O v O�e O/ � C LL i-� C O C C eD O L C C C�1 +� O�01 01 01 61 .1-1 O �--a �..-. r..e O U �-�1 R3 L t0 7�G]G ttl 7•�- � .�.y .y ..a �-a U •• �--i N !'7'�7 tl'f t0 1�CO Gl N •• tA L O.. •• L.LL L LL N Gl Gl tA rr 4f � � ,O =W F N� � Q � � � �I v�s vvvvvv �y jp � O C pl +� L O N O C> > O. d J d 00 �[ Z -14- The City and County plan is to upgrade Winnetka Avenue in 1992. The ' upgrading will include wider lanes, turn lanes, a center median, sidewalks, streetscape features and new traffic signals and intersection improvements at Golden Valley Road and lOth Avenue. The upgraded road will reduce accidents, carry the traffic more smoothly, and generally t enhance the area. Recommended Financin - The upgrading of Winnetka Avenue is a joint project wit Hennepin County. Since it is a County road, the County is the lead agency. Both the County and City Capital Improvement Plans call for its upgrading in 1992. In order to fund the project, the County has asked for significant City participation including 50J of the con- struction costs and 100% of the right-of-way acquisition needed to widen L-he roadw ay. The City plans to fund its share by the issuance in 1991 of $4,000,000 of tax exempt, general obligation tax increment bonds. These funds will be used to acquire the necessary right-of-way during late 1991 and early 1992. In 1992, the City anticipates the need to issue another° $2,000,000 in tax exempt, general obligation tax increment bonds to pay for the City's share of the construction. Both bond issues would run until the year 2001 when the Tax Increment Financing District expires. B. Area C Land Ac gu�isition - As described in P art II, the City plans to rede� ve op t e entire�rea C block. The City has yet to negotiate a private development agreement for its redevelopment. However, it is anticipated that a developer will soon come forward. The City, through the HRA, plans to complete the acquisition of all par- cels in Area C. Currently, the HRA owns five parcels on the block. The Valley Plaza Shopping Center and adjacent property owned by Phillip � Krelitz are the only parcels left in the area for which the HRA has not negotiated a purchase agreemente The HRA is going ahead with the acquisitions in Area C without a developer in order to better influence and control the development of this Area, which is the key development area in the Valley Square Redevelopment Plan due to i ts prime 1 ocati on at the NE corner of Wi nnetka and TH 55. Si nce the V alley Square Tax Increment Fund has the funding available, the City believes it is in its best interest to go ahead with the acquisition of al l parcel s i n Area C before the abi 1 i ty to fi nance the project ends i n 2001. Recommended Financing The City has programmed the financing of the acquisition of the remaining parcels in Area C partly through available excess increment in the Valley Square Ta�c Increment Fund. The acquisitions of the M&I building at $230,000 and the Down in the Valley building at $185,000 in the Spring of 1991 were financed in this manner. The acquisition, including relocation and demolition, of the Valley Plaza Shopping Center is estimated to cost $4,500,000 for budgetary purposes. Fifty percent (50%) or $2,250,000 is to be paid from available excess increment in the Valley Square Ta�c Increment Fund and the remaining 50� by the issuance of a short term, (two-year), $2,250,000 general obligation tax increment bond issue. This issue will be a tax exempt issue. � -15- ' Financial Projections The financial projections for the Valley Square Tax Increment Fund are shown on Exhibit 4, including the funding of the two proposed projects described above. � The projections indicate that the City is able to finance these new and past obligations. The projections shown are conservative in several ways. First, they do not include as revenue any interest earnings. Second, the interest rate used for future bond issues is higher than the City will probably pay due to the City's Aa-1 bond rating and market conditions. Third, the City has not indicated any proceeds from the sale of land that the HRA owns or will own in Area A-1, B or C. Fourth, the City has not indicated any tax increment proceeds from the future development that is sure to take place in these areas. The future projects outlined in this plan, upgrading of Winnetka Avenue and Area C Land Acquisition, are essentially the last major projects that will be needed in the Valley Square Redevelopment Area in order to provide for all of the future redevelopment anticipated for this area. • � -16- �. a • M E M 0 R A N D U P� , DATE: April 18, 1991 T0: Chair McAleese and Planning Commission FROM: Mary Dold, Planning Secretary SUBJECT: REVIEW OF ATTENDANCE Attached please find a report of Planning Commission attendance to monthly meetings (reviewing 1990 & 1991). According to the By-Laws of the Planning Commission,. under "Duties of the Chair", attendance shall be reviewed every six months in February and August. Due to the busy past two months in the Planning Depart- ment and Commission agenda, review of the attendance was del ayed. • � If you have any questions, please feel free to call . mkd 1 • t PLANNING COMMISSIONER ABSENCES # of McCracken �r Mtgs. Kapsner Leppik Lewis McAleese -Hunt Prazak Russell 1986 20 1 4 7 0 2 4 5 1987 19 5 2 7 1 2 2 6 � 1988 20 2 3 5 1 5 8 5 1989 18 1 2 4 0 3 3 5 1990 14 3 1 6 2 2 1 1 McCracken # of Johnson Kapsner Lewis McAleese Hunt Prazak Russell Mtgs. 1991 3 0 1 0 0 2 0 -- • � •