The URL can be used to link to this page

02-12-90 PC Agenda GO�.DEN Y�4L,t�`� PLANMING COMNlISSION ,� Regular Meeti:ng of the �1 anni°r�y Commi ssi�r, Gald�r� Vall�� ire Station No. 2 46"a .��c��^n�r`, Crossroad So. G�1°d�rF ilal l e.Y� Mi renesota February 12, 1990 AGENDA I� APPRQ�AL C�� d�llTES - JANUARY 22, 1990 II. INFORMAL` PUBLIC H�ARIFi� -- PRELIMINARY DESIGN PLAN FOR P�U.D. #59, DAHLBERG APFLICANT: Dahlberg Inc. ADDRESS: 413Q Olson Memorial Drive � ` REQUEST: Approval of Prelimina►~y D�sign Plan for a four level office�r��r�uf��ir�g building to be approximately �S,OOQ sq. ft. of space to house the headquarters of i�ahlberq Inc. ITI. REVIEW OF CAPITAL IMPROVEMENT PROGRAM (CIP) BY DON TAYLOR, FINANCE DIRECTOR IV. �E�IDMEI�T TO THE PLANNTNG COMMI�SION BY-tAWS V. REPORTS ON MEETINGS Of TEH HOUSING AND RE��Ei.OPMENT AUTHORITY, CITY GOUNGIL AND BORAD OF ZONING APPEALS VI. OTHER BUSINESS ' V I I. AD�It3URtVMENT � I � MINUTES OF THE GOLDEN VALCEY PLANNING COMMISSION � January 22, 1990 A regular meeting of the Planning Commission was held in the Sumac Room at the 8rookview Community Center, 8200 Wayzata Boulevard, Golden Valley, Minnesota. The meeting was called to order by Chair Prazak at 8:25P.M. Those present were Commissioners Prazak, Leppik, McCracken-Hunt, Russell , Kapsner, Lewis and McAleese. Also present were Mark Grimes, Director of Plan- ning and Development, Beth Knoblauch, City Planner and Mary K. Dold, Secretary. I. Planning Commission/Park Board Meetinq at 7:OOP.M. ' Before the regular meeting of the Planning Commission, the Commissioners met with the Park Board and their architect to review the Master Plan for the Brookview Park. II. Planning Commission Meeting at 8:15P.M. The Planning Commission meeting commenced at 8:25P.M. III . Approval of Minutes - December 11, 1989 � It was moved by Commissioner Lewis, seconded by Commissioner McCracken-Hunt and carried unanimously to approve the minutes of the regular December 11, 1989, Planning Commission Meeting. IV. Informal Public Hearin - Consideration of an Amendment to P.U.D. #56 Go den Va ey ivic enter APPLICANT: City of Golden Valley ADDRESS: 7800 Golden Valley Road REQUEST: Amendment to the Boundaries of Planned Unit Deveaopment (P.U.D.) #56 Chair Prazak introduced this agenda item and asked staff for a brief summary of the request. Mark Grimes, Director of Planning and Development, stated that the purpose of P.U.D. #56 was to established one legal description for all City owned property on the block and to allow the placement of new buildings and landscaping on the block. The City is proposing the sale of a portion of P.U.D. #56 to McDonald's Corporation to allow for the construction of a larger restaurant on Winnetka. � Minutes of the Golden Ua11ey Planning Commission January 22, 1990 � Page 2 The change to P.U.D. #56 would reflect the new boundary after the property is sold to McDonald's with the City receiving the rear 40 ft. of the two lots now owned by McDonald's. The west 210 ft. of the Miller Sales Building lot that is owned by the City is eliminated from the P.U.D. because it wi11 be part af the new McDonald's P.U.D. This change is consistent with the Civic Center Master Plan which indicates the proposed McDonald's site as a redevelopment area and shows the pedestrian corri- dor between the library and the City Hall . Chair Prazak asked wh�t is likely to happen with the Post Office site. Mr. Grimes briefly discussed this topic stating that most likely the City would buy this property. An option for the Post Office would be to leave the sorting at the site on Winnetka and move the retail operation to another area in Golden Valley. This would relieve some of the heavier traffic driving in and out of the Post Office on Winnetka. Chair Prazak opened the informal public hearing. Dr. Ray Peterson, 621 Winnetka Ave. No. , Golden Va11ey. Does approval of McDonald's affect the widening of Winnetka and is this a done deal on the west side by the Bies building? Mark Grimes stated that McDonald' s could go ahead without the widening of . Winnetka and should be done building before the roadway gets under way. Winnetka Avenue is not a done deal . The City Council has to approve the roadway plans for Winnetka Avenue and has the power to override a County project. Chair Prazak asked when there may be a public hearing on this issue. M. Grimes stated that there may be a public hearing in March. The City is waiting for a final commitment� from Hennepin County before going before the City Council . Dennis Johnson, 221 Paisley Lane, Golden Valley. I just want to call your attention to the fact that there are close to 25 small business in that commer- cial strip on the west side of Winnetka. Those strips were built in 1954 and 1960. McDonald' s and the Post Office were built later and they are creating the traffic problems. Thirty-four feet should come off the east side of Winnetka so the small business won't be affected. Mark Grimes stated that the County said that if they were going to submit funds for this project, the widening must come from both sides. John Viking, Photofast, 701 Winnetka Ave. No. , Golden Valley. Possible tempo- rary solution to traffic problem on Winnetka. Make Winnetka a one-way from lOth to 55 and Rhode Island one-way up to Winnetka. Chair Prazak commented that it was an interesting concept. � Chair Prazak closed the informal public hearing. Minutes of the Golden Valley Planning Cammission January 22, 1990 Page 3 � MOVED by McCracken-Hunt, seconded by McAleese and motion carried unanimously to approve the Preliminary Design Plan for an amendment to P.U.D. #56 in order to facilitate the sale of property to McDonald's Corporation and provide for pro- perty on which a pedestrian walkway will be built. V. Informal Public Hearin - Preliminar Desi n Plan for P.�l.�. �58 McDona s APPLICANT: McDonald's ADDRESS: 720 Winnetka Ave. No. REQUEST: Demolition of Existing Facility and the Construction of a New McDonald's With an Improved Site Design Chair Prazak introduced this agenda item and asked staff for a brief summary of the request. Mark Grimes, Director of Planning and Development presented this item. He stated that McDonald's would like to update their building . It would be placed on parts of three lots that currently exist along Winnetka Avenue, McDonald's remote parking lot just south of the Library, the old Miller Sales Building, which will have to be torn down and the existing McDonald's lot. As part of the sale, McDonald's has agreed to sell a 17 ft. strip of property along Winnetka in � front of their existing store and remote parking lot for a widened Winnetka Avenue. They have also agreed to sell the City 40 ft. off the back of their two properties in order to provide a walkway area through the middle of the Civic Center Block. The City wiii retain 17 ft. off the front and 40 ft. off the rear of the Miller Sales property for same roadway purposes. McDonald's is allowed to apply for a P.U.D. for this new store because it is located in a Redevelopment Area (Valley Square). Because this is a Redevel- opment District, the strict adherence to the requirements of the Commercial Zoning District would restrict the overall goal of upgrading the site, the Civic Center Block and improving Winnetka Avenue. McDonald's is improving the traffic access by moving their driveways farther apart. There will be 89 parking spaces on the site. If we were to apply our ordinance it would require 140 or 150 parking spaces. McDonald' s has come back to the City and stated that 89 parking spaces was more than adequate because of the drive-thru business they do here. The Golden Valley ordinance does not really reflect the drive-thru traffic, it looks at drive-in restaurants. The staff found that in Culver City, California, the Zoning Code specifically addresses the parking situation far drive-thru restaurants. McDonald's is in the "ball park" for parking when compared to this ordinance. Ray Schleck, proponent, representing McDonald's, stated that with the demolition of existing facility would improve a horrendous situation and they are happy to be part of the Civic Center Redevelopment Project. Mr. Schleck talked about the � improvement to the store, parking and traffic because of the proposed new site. More than 50% of business goes through the drive-thru. Mr. Schleck discussed the Preliminary De�ign Plan submitted. _ . Minutes of the Golden Valley Planning Commission January 22, 1990 Page 4 � A discussion took place regarding the facade of the new building and the landscaping. The building was very long and plain with two doors running along Winnetka Avenue and this did not present a very aesthetic appearance. It was recommended to McDonald's to move the building back so more landscaping can be done along the Winnetka front of the building. Chair Prazak opened the informal public hearing. Laverna Dalman, 1001 Winnetka Ave. No. Has it ever been discussed to have an entrance to McDonald's somewhere else other than Winnetka Avenue? Can a drive- way come from Rhode Island. Commissioner McCracken-Hunt said that McDonald's property does not front on Rhode Island and they do not have access to the library exit in the rear of the library building. Commissioner Leppik stated that the library does not want to open up their parking lot to thru traffic. Commissioner McCracken-Hunt asked if there was a way to coordinate the aerial lighting with lighting standards that are being developed for the Civic Center Block, type of light fixture and the type of lights itself. Mr. Grimes said that McDonald's would be contacting Damon Farber, who is the Civic Center landscape architect and there would be some continuity in materials � and design. Laverna Dalman, 1001 Winnetka Ave. No. , asked how far the Winnetka widening was going. Mark Grimes said that the widening wauld go about 600 ft. north of lOth Avenue. Additional right-of-way will have to be taken from the homes north of lOth Avenue. However, less right-of-way is needed from the homes than the businesses south of lOth Avenue. The Chair closed the public hearing. MOVED by Russell , seconded by Leppik and motion carried unanimously to approve the Preliminry Design Plan for P.U.D. #58, McDonald's with the condition that a minimum of four ft. be added to the landscaping on the Winnetka Avenue side of the building. Also, there is a recommendation that other treatments be looked at for the facade of the building. VI. Memorandum from Commissioner McAleese Regarding Housing Task Force Commission McAleese presented this topic. There was a short discussion by the Commissioners on the Housing Task Force on what issues should be addressed. VII. Re orts on Meetin s of the Housin and Redevelo ment Authorit Cit • Counci , an oard o Zoning ppea s No reports were presented. . , �� Minutes of the Golden Va11ey Planning Commission January 22, 1990 Page 5 � VIII. Other Business There was a discussion on the widening of Winnetka Avenue, whereupon, a vote was taken to have an informal public hearing at the February 26, 1990 meeting. MOVED by McAleese, seconded by McCracken-Hunt and motion carried unanimously to have an informal publie hearing on February 26, 1990, 7:OOP.M. addressing the Winnetka widening. It was recommended that someone from the Hennepin County Highway Department attend the meeting to answer questions. IX. AOJOURNMENT The meeting was adjourned at 10:25P.M. � � P .y MEMORANDUM � DATE: February 8, 1990 T0: Golden Valley Planning Commission FROM: Mark Grimes, Director of Planning and Development SUBJECT: INFORMAL PUBLIC HEARING - PRELIMINARY Df SIGN PLAN DANLBERG INC. - P.U.D. #59 Over the past month, the staff has been discussing with Dahlberg Inc. the construction of an 85,OOOsq.ft. office/manufacturing building on the Otto 6ock site in the North Wirth Parkway Redevelopment District (NWPRD). Dahlberg has determined that the project is feasible and has now completed a Preliminary Design Plan for informal public hearing by the Planning Commission. The role of the Planning Corimission in reviewing the Preliminary Design Plan for P.U.D. #59 is to determine • „ whether the application constitutes an appropriate land use under the general principles and standards adhered to in the City and, if neces- sary, its report shall include recommended changes in the land use planned by the applicant so as to conform the application or recommend approval subject to certain conditions or modifications." (Section 11.55, Subd. 6(D) of the Zoning Code) It should be noted that this application is being done in conjunction with the HRA because the HRA is considered a qualifying petitioner (see Section 11.55, Subd. 13(K) of the Zoning Code). In order to qualify as a petitioner, an appli- cant must own or have options on all property. In this case, Dahlberg does not control the property for this site. The HRA, however, has a signed purchase agreement on the Otto Bock and Soo Line property with the intent to sell a por- tion of Otto Bock and a portion of the Soo Line to Dahlberg when a development agreement is executed between the HRA and Dahlberg. The HRA is also currently negotiating the purchase of three other properties in the NWPRD that are necessary for roadways to serve Dahlberg and future development in the area, These properties are all located on Highway 55 (Action Electric, Juhl Brokerage, and several small parcels owned by Georgia Pacific adjacent to and north of Action Electric). Before General Plan approval can be given by the City Council , Dahlberg must have title to all property covered by P.U.D. #59. • r Preliminary Design Plan - P.U.D. #59 February 8, 1990 • Page 2 BACKGROUND In June, 1989, the Planning Commission voted to recommend approval of the Preliminary Design Plan for P.U.D. #57 in the NWPRD. The City Council sub- sequently approved the Preliminary Design Plan in July, 1989. This P.U.D. was proposed by the development team of John Bossardt and Bill Tobin. Dahlberg Inc. was to be one of the main tenants in P.U.D. #57 by occupying both a manufactur- ing facility west of the Humane Society and office space in a five to six story office 'building on Nwy. 55. In late 1989, it became evident that the develop- ment proposed in P.U.D. #57 could not be done because of various problems. Dahlberg Inc. remained interested in constructing a new combined office/manufac- turing headquarters in the North Wirth area. After it became evident that the arrangement with the 6ossardt/Tobin team would not work, Dahlberg approached the HRA about constructing a combined office/manufacturing building on the Otto Bock property (northwest corner of TH. 55 and Meadow Ln). After weeks of discussion, it was determined that it was feasible to build the combined building. The pro- posed P,U.D. #59 would allow for this construction. ROLE OF THE HRA AND CITY IN DEVELOPMENT OF P.U.D. #59 The HRA is invoTved in this development through the acquisition of a number of . parcels. The HRA will be acquiring property from the Soo Line, Otto Bock, Georgia Pacific and Action Electric in order to make this development feasible. The HRA wi11 be selling portions of the Soo Line and Otto Bock property to Dahlberg Inc. for the proposed building. The rest of the properties need to be purchased in order to provide for a future drainage pond, street right-of-way and future development sites. Public improvements made in the area will be funded by the HRA and constructed by the City. These improvements include street construction, pond construction, utility relocation and construction, and street intersection improvements. DESCRIPTION OF P.U.D. #59 AND RELATIONSHIP T0 REMAINDER OF NWPRD The Dahlberg proposal is located on a 4.2 acre site at the NW corner of Hwy. 55 and Meadow Lane. The property is now occupied by 1) the former Otto Bock building, 2) twa abandoned single family houses on Meadow Lane, 3) the east half of Indiana Avenue, south of vacated 8th Avenue, 4) a portion of vacated 8th Avenue between indiana and Meadow Lane and 5) a sma1T portion of Soo Line pro- perty north of vacated 8th Avenue. (In the proposed P.U.D. #57, this property was the approximate location of a six story office building. ) The Dahlberg P.U.D. includes only the 4.2 acre site on Hwy. 55. P.U.D. #57 included a1T property in the original NWPRO with the exception of the Georgia Pacific plant, the three buildings constructed by M.A. Mortenson and the Humane Society. P.U.D. #57 covered approximately 30 acres. • Preliminary Design Plan - #59 February 8, 1990 • Page 3 The intent of P.U.D. #59 is to provide for the development of the Dahlberg pro- perty and allow for the future development of several other sites that would have to be covered by another P.U.D. These other sites indicated on the Dahlberg site plan as future development sites would be served by Dahlberg Drive and a drainage pond that are both planned for construction in 1991. At this time, the Bossardt/Tobin development team would remain as the HRA designated developers for these future development sites. It is anticipated that the site along Hwy. 55 would be ideal for office space and the sites north and west of Dahlberg Drive would be excellent industrial sites. CONSISTENCY WITH NWPRP, COMPREHENSIVE PLAN AND ZONING CODE The proposed redevelopment by Dahlberg is consistent with both the Comprehensive Plan and Redevelopment Plan for the area (see attached). The NWPRP was originally approved by the City Council in 1978 and was revised in 1979, 1982 and 1988. The most recent amendment to the Redevelopment Plan was reviewed by the Planning Commission, which did recommend its approval . This Plan gives a comprehensive outline of proposed and existing land uses for North Wirth, including the Dahlberg site which is located in the East Area. Page 9 of the Redevelopment Plan describes the East Area, in which the Mortenson • development was the first redevelopment to take place. The Mortenson develop- ment consists of three office buildings with a total of 250,000 sq. ft. of space. The HRA was involved in the Mortenson redevelopment. The Redevelopment Plan also describes potential uses for the remainder of the East Area. The uses described in the Plan are consistent with the building pro- posed by Dahlberg. The Comprehensive Plan for the City indicates that the area is designated for Business and Professional Offices and Industrial uses. These descriptions are consistent with the Dahlberg building. The existing zoning of the area is a combination of Industrial and Light Industrial . The area east of Indiana Avenue extended north to the railroad tracks is Light Industrial and the remainder of the area is Industrial . These zoning designations allow both office and manufacturing uses. SITE DETAILS There are several development details that should be reviewed as part of the Preliminary Design Plan. They are: • Preliminary Design Plan - P.U.D. #59 February 8, 1990 Page 4 . A. Drainage - the submitted plans include a schematic drainage plan. The plan indicates that the water will drain across the parking lot from the southwest to the northeast and into the low area north of proposed Dahlberg Drive. The ultimate plan for drainage in the entire NWPRD East Area is to con- struct a drainage pond north of Dahlberg Drive. This pond construction is planned in the spring of 1991, along with the construction of Dahlberg Drive and its connection to TH. 55. This pond will outlet to the north across the railroad tracks and eventually get into Bassett Creek. The City will begin designing this drainage system in 1990. Before the pond is completed, the water from the Dahlberg building may have to be ponded on thei r parki ng 1 ot and 1 et out at a sl ow rate to the low property north of Dahlberg Drive. This is a temporary measure. The City Engineer is reviewing the temporary drainage plan with the developer. He believes that an arrangement can be worked out on a temporary basis. 6. Traffic Circulation - As described on page 12 of the "Amendment to the NWPRP° adopted on February 16, 1988, a new roadway system is needed to • make additional development feasible in the area. The plan was to create the street system as illustrated by Dahlberg Drive. However, the plan did include the recommendation that an additional traffic signal be placed at the intersection of Dahlberg Drive and TH. 55. In the late summer of 1989, the City staff received word from MNDoT that they would not approve a signal at this location. They stated that there was no demand for it at this time and that they would not allow it to be constructed before the demand existed. The proposal to MNDoT was that the City would pay for all costs of the signal and its construction. Since MNDoT will not allow the signal , the City staff is recommending that Dahlberg Drive be built with an intersection at TH. 55 east of Georgia Pacific. This intersection would allow only a right turn out (west) and a left turn in. The only way to go east from the North Wirth area is to go to Meadow Lane where there is a signal . The plan now is to improve the intersection of Meadow Lane and TH. 55 as much as possible by adding another lane for southbound traffic on Meadow Lane. The frontage road along the north side of TH. 55 between Dafilberg Drive and Meadow Lane would also be eliminated when Dahlberg Drive is completed in order to eliminate congestion at the Meadow Lane/ TH. 55 intersection. Dahlberg Drive will not be completed until late 1991, so access to the existing businesses during 1990 and 1991 will have to be maintained • from Indiana Avenue, the frontage road or temporary roadways. ` • r Preliminary Design Plan - P.U.D, #59 February 8, 1990 Page 5 � It is anticipated that construction to widen Meadow Lane and improve the intersection with Hwy. 55 may begin in late 1990. C. Utilities - Utilities are available to the proposed Dahlberg building using existing sewer and water lines. Some utility relocation may have to be done in order to accommodate the development. However, the relocation process should be fairly simple. One large watermain that is within the Indiana Avenue right-of-way will have to be relo- cated into new Dahlberg Drive in 1991. D. Landscaping - The developers have submitted a landscape concept plan. I believe it indicates the intent of the developer to do a good job with this home office for Dahlberg. The final landscape plan will be submitted as part of the General Plan. E. Detail of Dahlberg Building - The Dahlberg building is a combined office/manufacturing facility. Currently, Dahlberg manufactures at 77ll Country Club Drive and has their corporate offices in the Shelard Complex in St. Louis Park. This new building allows them to bring their two uses together. The total building size is 85,000 sq.ft. on four floors. The first • floor is dedicated to warehouse space, underground parking, cafeteria, auditorium and a MiracTe Ear retail outlet. The second floor is all manufacturing space for hearing aids. Each of the first two floors are 25,804 sq.ft. The third and fourth floors are dedicated to office space and are small - 18,065 sq.ft. per floor. These floors will house both the office/manufacturing staff and the corporate staff. Due to the change of grade on the site, the building will appear to be a three story structure from the Hwy. 55 side and four story structure from the north side (see schematic building elevation). The building wil1 be brick and will look like an office building. Access to the building for truck traffic will be from the service door at the northwest side of the building. Trucks will enter the site from either Dahlberg Drive or Meadow Drive. Most trucks that serve the site are smaller, delivery type vehicles rather than large trailer trucks. F. Parking - Dahlberg wants to have plenty of parking on the site. They are proposing 316 spaces which would exceed the Zoning Code require- ment. The Zoning Code would require 246 spaces for the proposed uses. However, Dahlberg knows the number of workers that will be employed and believes that 316 spaces are needed to handle the peak shift. Dahlberg currently has a two shift operation. This amount of parking also gives some more flexibility to the building since it could be converted to an • all office building and be very near the Zoning Code requirement for parking. Preliminary Design Plan - P.U.D. #59 February 8, 1990 Page 6 � G. Setbacks - This building does not meet aTl standard setback require- ments found in the Zoning Code. Nowever, setback requirements may be varied as part of a P.U.D. The setback of the building from Hwy. 55 is 35 ft. which meets the setback requirement. The building and parking lot setbacks meet or exceed requirements along the west property line where Indiana Avenue will be vacated. Along future Dahlberg Drive, the parking lot setback is proposed to be 15 ft. This is the same setback that was proposed for the office building on P.U.D. #57 (Bossardt/Tobin plan). The required setback is 35 ft. The parking lot setback along Meadow Lane will vary from 33 ft. on the north near Dahlberg Drive to 15 ft. for the small parking area east of the office building. (This parking area will be used for retail customers and visitors.) South of the small parking area, the setback to driveway and building from Meadow Lane meets or exceeds the 35 ft. setback. In review of the overall plan, the staff does not object to the pro- posed setbacks for the parking areas on Dahlberg Drive and Meadow Lane. The plan indicates a very large setback and landscape area where the building will present itself to TH. 55. This visual presentation will be the most important for the North Wirth Area and Dahlberg plans to do significant landscaping in this area. The setback for parking along Meadow Lane is similar in width to the east side of Meadow Lane. With landscaping of the proposed setbacks along Meadow Lane, development along both sides of the street will have a balanced appearance. (It • should be noted that Meadow Lane is being widened to accommodate an additional lane of traffic. If this additional 17 ft. were not taken, the setback along Meadow Lane would be in the 32-33 ft. range, ) RECOMMENDATION The staff recommends that the Planning Commission recommend approval of the Preliminary Design Plan for P.U.D. #59. The Dahlberg plan is consistent with the NWPRP and an appropriate land use for the area in terms of general princi- ples and standards for development. The staff also believes that this building will be very attractive and enhance this "gateway" to Golden Valley. Attachments: 1. Site Location Map 2. North Wirth Parkway Redevelopment Plan. 3. Dahlberg Development Plans including Site P1an, Landscape Plan, Building flevations 4. June 6, 1989 Minutes from Mark W. Grimes and Planning Commission RE: P.U.D. #57 5. Reduced Site P1an for P.U.D. #57 MWG:mkd � � �'.`` • .. • ; '� . a �) r • #' . •- , $ -�j- �3e _1� se � \ � 5. ^� � �, ',�,'� o � � � � � � 1 \`\ \ -.� P• , `�~'^ m • � ~ ; r•�� %� � �.; � � ��''O r \ 8 Q � o I ��, � S �-' D n `� � jo V v � N � I - �-r Rf� � � � ,,,! S,j J } � � Z �' y��' '�.r r� � 111 T � 3 s I _ _Z_ �. ! r � � •s i 2oS ' ��i. , �, J � �� + 3 i � • � � _^1 . �r � p •- C• ` r• , �AN . �1 v - � . 1 �°o r . �� , � O ��` �� * � --1..�.oi. .s__, ':. � ' 0 ~ � \` � \ � i o �� m 9 ` � �.1� ` �� 4� \� I . ` iy�. �r� � `1`! S.. ,� s� ?� 5• ' � � � 4 0• � cn _ � � ?40 _°, � ; .,�..� o y j, ; 2ao = :50 —"- �o f� fe ss: w . . . . . . - • r,-i .� ..� • .. �, a,o•��.�..a.e'- • � � N -i- � M O • ..1 . ~J�I� vl�Op.��wr �w�,v� (� O � •MJ��' I . . . �''}� • � � � O .O~,�r.� r~�� J�.� V�0 J��J,�O . . ',1 � � ' a w. � . ' . � ! . � ~~ . . . � ^ .. D Gr v� � � � �1 � , �� w' •• �-.�� = " O ~ � • � � . w 1 H M1L Tw • 61 O �' N .. .. ., r ; �.. m � � � � O�i V..A i.v°:a��•°•��°+•°±`•'� 0 ''/ -+�',:�r�:��r.. e � � . � � . . �* � .� � � . � . 3 � � �/ � � Q � �e � si.�. . . � -; • . ,� � � R1 �D INOIANA•AUENUE•N0. ' � ,.. � '.�c�TC ^ , M � p S i, y� • SI1 w � ' , ' • • M • •• • • �� w. � -~- � - : :.�z•:.•:=�:L.�y-� :��.V / -V��.PJ� rVJMJ�V ;_" p 1 �. . � V �OVOI�;e '+J�`.I�•� C'+�rr <O ♦ ^V��' f� .� �� ♦�.O ` � G . _ �r .��. � Ir rr .� � r? � J .� ..r -O a O . T - - O �i o� � ' . . ��S ; � ' . 1 •� - «:- - - .i� a� • - � • , , • • C N • � • ♦• wei ` � � � m i . . _ _ F �_ —i yy �r ►�M- '_ _ - _ � � �V �V�J J JY�.I�J� .�/[�J{� Z ^M I�M�".Ir1r,%�1'M�) . C O[^ W � � r �� n J�(rtv�d r ...� C �� I'.�V�,w� 'w �'+ �. � . - . •V � , I""�y � �� m � V ,• ,P � .i tV .. �� • S.a �� I . • , � � EADOW�LANE � � ' ' �/'' ',�L��'` �� /r.,c. ,i.•i-ss , � . � , .ra; �a r� � !ti J!' �•+�ili' w . ./ ./"�T� w�K 3 r .�� '�� +'' s - - '- ' - " '' , � � � . �\` `�s�. . �` . 6� ��. ' � ~.�w�.��v�'ij�n��+jMi�M'+�`~n.+♦ . ` ` � • L �� .PMMV�♦ ♦W'1 fv"'�i'�MIr r . � . J r JI �� D M ' � � ; • • -. �.11s-,f - - - - - � �.,: �.jA . ` � � . --- - � � �' I { � _ +, � ' `. - �,' .~� '�,�,,, � , M M�'» .�»{'�,�«� � « N «'�-' . . �l.. • = O � ��• .�� -.�V 7+� .w�r w�Mlr Je� ~ ' � • � � L�` . � � � Ar �'�o ' � � � � ' � � � � � • � � �� '. . �: - y- - , - � - ,,, - ,� � - - �.� s-.�-" » SUNNYR�OGE A r , -- - ; —rO�—�- - - - --: �— . . . _. . . _ . . � . K , �f� ► - i - - - - - - �_ � v� ��.r.r `Y r��rw�..,a' +��+ A .w .��w�..ay��w.t a�,^ k+'f � • . � � '� •y \"I� ` tt Y� - �� `�u.a�.rrv,.rrw':��i �i� ne ° . �°, � � 1rY fI� j � � ° � � -- '-- - - - . • ��i � .` • � _ _t 1/3!� � — - - - - ° � �i � , , , . . _ . � - . . . . _ . . .. . • M i ;. . � „ � , . , . ,�� `� ,'J � � :� � � � � � � _ � � . . ��\ ,Y� L � . ~ . � y��MV��MM1MV��» �Y�.�W1�VyV'�yM.InVr�y.� ! 7�0 � �'M«,j�� 1=`Pi'MwMM./��J,�MM• j A.•i � . :i ti�' � � . •. N� . O� •.'�. �: ;� = r � '+ + ��+ : „'�° f - - - �r _ rt�..ar c.�,�r _ L_ _ ' • ' - ' • ' - � t �e •�r » J. �t • w�s .r s �`ri.-:�.a.. r��-, _ 2M 7� . � � . . � � . . �. �. AMENDMENT TO NORTH WIRTH PARKWAY REDEVELOPMENT PLAN Adopted February 16, 1988 • • � � INTRODUCTION • The City of Golden Valley, in this amendment to the North Wirth Parkway Redevelopment Plan, expands the North Wirth Parkway Redevelopment Project Area to include blighted areas to the west of the original project area. The purpose of the amended plan is to enable the City to clear and reconstruct additional areas which are deteriorating and in need of improvement. The original North Wirth Parkway Redevelopment Plan, approved September 18, 1978, revised April 9, 1979, and amended March 5, 1982, covers a triangular area north of Highway 55 and west of vacated France Avenue North extending north and west to the railroad lines. The expanded project area encompasses area between Highway 55 and the railroad line west to Highway 100. The expansion increases the size of the project area from 37.5 acres to 110 acres in area. The original North Wirth Parkway Redevelopment Plan is attached to this amendment as Appendix A. To the extent that this amendment deals with the geographic area covered in Appendix A, the amendment supersedes Appendix A. • • -1- i • �"�'�� .-. . . . '� I .- - �� , , . . . . . '� � �"�'�"' ��,,� 'II ' �"""" 1��• • i • • ;�� l��iiniiii� . . . . :. . . _ � . , � , ; :�o�� ,ca� �.,- �. �� - . � !��. . � �� - z., - , .r::n _ • [. . `'0� . � �; ' QOiii��l � ' � , ._ ■ n►_. � ,. � . � ,_ e . . . �:e - �_�o ��.� _ !�, c-�aev = - � . . . r � � � • • • � • • . � • . � . . . • . � • . • . _ � Q � . - \ � - � � � - � - • - ' "�� i p . J . . . � 1 ■ . _ � • e � � � � 1 � '�, : �� • • � ' / ` � \ � . � + � �� . . , � ' ' . . \ � � � � ` . • � • ` • ' � � ■ � � • \ � � � �� I `� � t ��'� Y , . , � . • • . � � � � t r . � . . . , � '� ' ' � \ - • • • • oOD ' �� '� � � C� � oee�e� - . . . . . °l:i�. .� • r �'� r e ov000a Do . � . � . o ,v. 0 . a � � . ooa�o _� �.. _ , e �►- o� , . � � r t�p t� • . . o - 0 -OLiOii�� ' �.- � ' i,.- • . ��.��- � . _ . o• �. � . . . . o � op. . . 0 - v.QI , r . . . . . ��p c.�p _ � aa � . e . � �eo vo . . , � 14. Addition of signalized intersections on Highway 55 to improve access to the � area. 15. Elimination of dangerous unsignalized access points to the area from Highways 55 and 100. 16. Elimination of streets which create disjointed and oddly shaped parcels. 17. Redesign of access streets to the area to create parcels of appropriate size and configuration for redevelopment. 18. Maintenance of access to residential development on Killarney Drive. � • -5- .� REDEVELOPMENT PROJECT AREAS • The amended North Wirth Parkway Redevelopment Project Area may be divided into three areas for purposes of discussion. The East Area includes the original North Wirth Parkway Redevelopment Project Area extending from the boundary with Wirth Park at vacated France Avenue North on the east to the railroad line on the west. The Central Area extends from the railroad line on the east to the westerly boundary of City owned open space and ponding area to the west of the former White Mouse property. The West Area extends f rom the westerly boundary line of the City owned open space to Highway 100. A map illustrating the three areas within the amended North Wirth Parkway Redevelopment Project Area follows. • , • -7- EAST AREA ' • Existing Conditions The East Area of the amended North Wirth Parkway Redevelopment Project Area is the original'', North Wirth Parkway Redevelopment Project Area located to the east of the railr,oad line. The East Area is approximately 37.5 acres in size. A detail of th�'e half section map for the East Area and an aerial photograph illustrating current uses in the East Area follow this page. An area of alpproximately nine acres in the southeastern part of the East Area has already been redeveloped with an office complex of three buildings and a shared parki,ng ramp. The three office buildings consist of two four-story buildings of approximately 60,000 square feet each and one six-story office building of ,approximately 130,000 square feet. The six-story office building has approval' for eventual construction of two additional stories for a total building hei'ght of eight stories and total floor area of approximately 172,000 square feet.' The shared parking ramp is currently two levels with approval for an eventual 'third level for a total of approximately 700 parking spaces. Major owners of remaining properties in the East Area of the expanded North Wirth Parkwa�y Redevelopment Project Area include Otto Bock, Juhl Brokerage, Action Electric, Georgia Pacific, the Animal Humane Society, and the Soo Line Railroad. ' Uses on the 'Highway 55 frontage directly to the west of the new North Wirth • office complex include Otto Bock, Juhl B rokerage, and Action Electric. Otto Bock Drthopedic Industry, Inc. , is an office manufacturing use located directly to the west 'of the North Wirth office development. Otto Bock has acquired adjacent sirrgle family residences and owns a total area of approximately three and a half acres. Otto Bock is moving its operation to a new location and plans to market Qr redevelop its property in the East Area of the North Wirth Parkway Rede,velopment Project Area. Juhl Brokerage and Action Electric are owners of small bvsiness buildings fronting on Highway 55 west of the Otto Bock property. Georgia Paci',fic Container Division, a manufacturing use, is located on Highway 55 at the west end of the East Area of the amended North Wirth Parkway Redevelopment Project Area. The Georgia Pacific manuafacturing plant is crowded on the current Georgia Pacific site with nonconforming setback from the Highway 55 service road right-of-way and inadquate maneuvering space for truck service to the building. Georgia Pacific has expressed a desire to expand and reorient its building. The Animal Humane Society is located in the northeasterly part of the East Area to the rear 'of the new North Wirth office development. The Animal Humane Society desi,res to remain in its current location and has obtained City approvals necessary for a planned expansion to its building. , The remaining major property owner in the East Area is the Soo Line Railroad, which owns two large warehouse buildings and extensive property. One of the • two warehouses is leased to a roofing business, and the second warehouse is vacant. The Soo Line is marketing its property in the East Area of the North Wirth Parkway Redevelopment Project Area. , -9- � � � !%r'.- ;r r- . r � � ._.�� . ' � .n• � , , � � '� ( ,t , , � . 4 � ,� � .. • �� =� -. s . . � ,� '� �' _ +a �� , 'F , �.�iLL ' � �� ', ;; � ;,��. � ti .;. � ,, � , •,� _ �r+��'�' _�i + r. , fi' , �� • --- f�;�-� :; rt; � � � .•��4.�.p �� t�, �t� r, ( ' �� . �a'd� �� ,^ � t+ .�\ ti1 ,�� *� i ' � I r' � � �� ` N1II�MOOr� � ' . •*. ,�— � � '� , , ,: ,.� . �, . , � � �r�. ; .•, .�e'�'� :�,,., %, � v� � '" ��7, � ' ` �', � �t, !f �� '. � i�, 1 � `1• 1 � , •. = t��., � . .�`' �;� ' � �"�iHV�oNi _ _ , .. ; }, ; •�} ��„ �� µc�.. ! � �� , � � � �' . � �ti� � ' . w. {" (� ► �. I► � ' ,`{ 4 �:�` Q �! �, '' . � .t�,� � • z , ' ` � 6 � ' � � .� �R� Q . � '�, ;cj�� } f 1t �� . '�i ' •} 'Z � °+ Y. � � , r y � � !� �,, �', ,\a �,�. � 9 T� � •`b�� d�, � �� s�� ' •� Q f ''. �„ i'.;�Y�' ,�•' , �- . ` W ' � �,r, � '� ` , l.. ' 1 ;r� � �� t�,,,�. •'.� t 4_ � t � y i- � .1 �. . e ? '� �' � ��i r �� r t.+ � � � �� r i \ \ � j '� r � ��• �, r/ ' •� •,� •� � 7� . /. . �',�,, f :.l' `�j � ,� . t� �. ..� � � i� Y � . I r. � �•,�1 � ��i • ;, � �p ' �. , � , � . . ,. ��.• ' � �+ �' r .�� ' . „ •if '.. .� y �`� .s li � � �•_ • a� r; Y -a .�•.::; ', ', . ; # :,: �, � •� .,, f � � -J. ,, ` � �� Y ��. ' �� +y r, %' ;�f '- � ` ��'� �•� ; ' �': �k i �„+'+� iL � . r . , , 1; r � y i '�i � � � . ✓. � i ti � � �j �� •, ' , �' � j� { * • .� .? • r •. j ' � �l wr� �t t_ � i � ` � ;� � � � � . ' �J�y� _— � " ' ( i. � , . . � ' ■ I � � • � �'�i•. � � ' •� � ' � . f ,t � .. � � � .,� '' , ,,- i �-�" ~`. -11��,Y�i� _ � �� t �r � � � r ♦ . .��\�\��7_.�i�dfcll'��\l�N\\N�1►�'3ila�lZG� ♦ � �• � r • � � �.. • � .: � _ . -�r � • -sl►��.��►s��1��/�� • • Vv ►� • ♦ � ' r � ♦ ��. .� a♦� �• � �� •�'�:'►�!►4�•�:ra�•♦a<�:�+:N�� • +�C♦O�e t:`�C�►�O♦�►�:.�`�?C� � . • • ♦ �►�r �M��A♦ ♦.��•♦ �� . - � *e��:�.�_«_�'�►�s_�_�_o. :,_,._..�.._��..__�.,.•_�,-,.. �- �`��r��M�� / • ��`��•��A'��,�4C�'��C� A►*�'f�~:?»��ti��l�c��rsc�= �s ♦ so♦ ♦o�� mssac. :!F r�!�!�±e!�!�±e!+!�!e!�!�!�' �'��I�'��`��+��4�f�'��1 v�� si��.♦�bd4�! (► b�� ' • � • � • ••��,.��+��'��,.v 9 ��,��,o,�� -�•��-v-�- - �-+��-« ��r��f��i��C�►w��♦��♦��v��►�y��l��: ��''��'��'�� P��*��►�!'t-'��-►�t,.1�.�t��.��6~��'.•��'��A?�: ��C'�,i►'.�C'�►'� �P��► t G.��°`t_u s ►..� �� .c. �.;..�c v�►♦:- -f'!� �� s �� - v .► co� c'��.� �_t� . �_r .�!_�' hC1tW-!i�A♦ ♦:�♦ �� :►�� -�e .. ��.�� •.►•. •= •��♦ u,�'..�t�.�� t.�a�i�i^.i L a.�.►�►`�.��i��i�� ►•�,��'��j�� '4'y'�'! _.J'/i I'♦ /'��f�0'I.'�-f.'Q."5�.�'A�I.' 'A�� ;�`�.�,.. .-a. ,�-�� - o-a ��.► � �s a��-�-�-i-e-f-`-�- �'a .: . ♦� � ♦ •��♦ ♦�� ►�� ♦ ♦�♦ • ��_ ��o � c v�i - +�c�`�•�'.I.�c��-��c��t��4�►��t �cA��:. i�� ' i.� ��t �� A '��at ^ �.C ^.• tc• � �_�.. r��♦ � '�.•+M �r�-.i �� 'C..7 :i.:.ii - iC��i� �- • � �o�i6i►� ♦♦ ♦�� idf►�� ♦ �1�♦ . ♦ •�-•;li��.� LA�� w��i�e; �•r~`•A��♦�1��,�� . �'►�i.�''�� r ��i •w♦`♦ � j/.*�Q�?� ,`�^��.�.�.�`�,�`�.�.� � .�,�±:♦�,��.�.�� .. � '�►"1 inif" /�,�, � 4 �t7A� • ♦�♦ ♦ ♦ JV �'J ♦� ' • ' .w.�_a.��t �i,�.�.��..h�_��♦ •��. � . .�n•. ��r�v � t-•..•��►• v�r• c•� � c �Z-•s- ��..7� ��o�� _ ��►��.i��t� � ♦r�►r�.�.�.- hsc ♦��♦ ��♦ •► ��.•i�� C,�±•�.• ,.! • � fi'�� G� L•.`i�-i,► _ ► •� •:t ��tt 3«��+ .1� + � •'G:�S4-t_!- ,�f��- •��_�.J_�♦i1 ��1c�'�� F��►��rt�?r d�.:.• _ ii ��r►��►'�� ♦ �►r�•�� .��_�_�.a_.:. � ►_L._��_�.�_�.f.s_�_w.• �.3 •_.►��E� • �.ar�_s s.�_. ,��_�.y_�r_i►_� s.�_v.• f�r 4 g � � � �t �rr+��c�.��.�� -�•�..��v��v��r�� »t♦� :►��,� �� ♦ ��0��« �b� ►�t • �. ? � � ♦ cA1�r♦,��,�� r�+��a'�i��,��",t,1�w �E'�:�e'��eG�t? « • �11:♦ ft -��^si�+ � �. Jt � � �-t :,��,��►!; ir6��i ♦ C�'�O�'�?i��►i•�•>G� i �F'� ?�- t��A�� ♦ ��r� �►�4�.�'�.! !+- ,,,�,�• r. ►_•��_w.�o�►��o�wsa�► �.� � �.. •c. ''ti�l��'r'_'i_ .•��.�-�'.i�//�!%l�i?'S.a�L`� • - . � �a i• l � �� • f. �-. 4 � ♦ � � � , i i I i I Provision fo1I� internal street circulation within the East Area is necessary in . c�njunction �vith provision of a second signalized access point at Highway 55. The signaliz�ation design included on a following page provides an example of potential fui'ture internal circulation plans for the East Area. Redevelopmen�lt plans do not include a street connection linking the East Area to the Central �Area of the expanded North Wirth Parkway Redevelopment Project Area. The E',ast Area is separated from the remainder of the expanded project area by the railraad line forming the westerly boundary of the East Area. A physical link or bridge across the railroad tracks does not appear practical or cost effecti�Ne. The cost of bridging the railroad tracks would be very high due to sever�e change in elevation. In addition, the bridge would not greatly benefit the East Area in terms of increased traffic capacity. I � , , I i , , , i I � � I ' • �� ,� , � ,i �, I , , I �i � � , , I , , ,, I , i I , i I • • I I I , I -15- ; !� � . _ � � j. � �„ 052 ML ,'�'. .. ."oJavar.� � ..� o , etf —r � � • • { :o , , . I . . J � _y�� ,\ � I .� r w � e�. 1 9'� �` � � � �� 2 '' _ � � i i � �;� . ! _ \ � oti �,__ � ; , ;r M_ ,, � i. � r r o �` � ',, � �° 'T� 's. , � � , - =� :s ; ��, �„ � ', ' , ' z '. ' �'l�'�_,-- i� �I � ,,�' ' J'Y ., ^ j � - '�d► ��!, ;.� � � x� � .�� i � , • v � � + I p �S�y � � �i o z e _� N' � �'S� � � g � �;A� li ��r i � � � a \ � � - j��r ,'i `, •s . II � — •s' _ � �_\ I, • ; : ' `'` , I ` , , ��' � i , ti.. .r.�� • � e' , -t , + �1 r. 'i.'I i �� . i � � t ;' I N � oN � � _ '�, v., ,� _ � .�. �� .��' i �I M ' �_ .. . . - ��i � � I O -��: i �•��•• ".,r= ��•�s _ - � -Y'--- �, �1. - . 2t oi� ..h � . (2EZf'�— •:'' y r ° Q �� , , � � • �t� • W �rt � saiy S�{f'1 ' - I a �CC ' , '�'a.� � . ,�.+ o „ ` , .r"�` . �� _ 0 �� /� �°" :� . . � �' : Si'� � �. � .�� . �`S� � . �/ ��, ', . . � ..'� N �' � ' � � ' . , "" = . . �� r � � �f C Q�e ��4��$$ �� ! :.� �•t. �' '_ 1��/ • N I�� •:Li �..� � . \LbC7� .0 a J• ` .� Q . /1•� � . `� ;N. 17 J21 � � .. I ry� ' �+ � 0 f : � 7i9 � ' �w {Ly j/'�/ 'i j .1��i,v� q' C s .�. � _ 1 � _— .. --- - --- - -- :s��'�}_� , -- -- T . � �,"d l� � ' w +) � �r: '� � . is'::!aO..sr : . � '� I, .,5.�.: 3 ,,_ �:,� Z .t,�,�'� '_"� :5�;r e c,�r �ti L'1 a ' ' � (j� �t V, �y N �, � � �_ r.t_ 6 °;�` •. �_` N �; � a � � '`' ♦ � �I � �y1' �.r� � � . ' �, •-,y � v �� 'y --� '` ' ` 6,d ' M ( t' 1 Z ,U �. �/,_�� "Y;; ,. �y/ ~ 4-�: , �� ti� � � ��" + . � a. � T? s.� ` .. ' ••,:� � �a c•�tr �':' 'rt `'., � _ � �`' - • o . .f' y �'il'� ti • �;�- .g � �+ . . ,, �e aD o _ . '�1� \� � ��' •� .�e=� ` • ` � ,�. e � ° .j`,` .p � �. � ', " � � a � � � • ,� � . . . _ ,;= , °;, �, � 'r d , a ~ � , ��+�� '�" : �� s..a►r i.�Y � �+ � ct / . � .��1�� s. w rn�� ' .,s . Ist _i. i . � 51� . ajN . i• �+'f� - r� 1 . 1./�J7.0�' .:t7. . . ,;� � � �''�I � o _ 7_ '� _�tii °C e � � ^ . 1`^�� ' � II ��. �E / � ` '3 +� � e� r � `. . .I � A Y M.�!1! ,J �� j . � I, �,\`�\ .�y Q� . D/ i/ ( 00 p� . ♦�� .r�1� ��1�5 \�,C. `�� I. � ( , _ �� i w e ' . L` f;�.,. �� . ;�'' � � . � � � :� � �, � � . � h� . �� s ' /� / I� � \I I� fi � � � �� \ � � � �~ ,' � n � . p.� �'.t R7 � w A � 7O �' � . • • � � � ' 1f SI!� ; ~ � ? � � S� �►r---.ss11 -� N / +!n .►j .1 ifi , � � I u � ovva O `7 . ;�,eY,�c � ♦ i- �. �-+ /� ° �� }� �� . � . � . . . - ' �^•f,� '_ 1.71f Ib.s.Y . � �. � `��Q�,_✓/.' ��►• W .a , ; � � s �::'�,..�►l• �� "e�'µ; �� a~i� -- - - - - - - - - - - - - -- -- + ; `'3 • ��F: • - � � p "' �y, �s Y � ,- � �-.-�tr�� u �n � � — _ - --- _ ,.•... ciD� MI � �� + � . . — o•s $ � ��.ui�i a� . � ~ 'e . # � s tiS_ ��l l I�N~ ' , _17_ ..` N �-�� . �% I . � , � �tj_ y� � _ — . — i --_— — � � ��yi� � �c�zti � — . I , ( � , �~":Y ` r � � •` � � ' ' � �'`"' � � � � . �� 92 � < , � � ,� .. \ � ' � • o �j`/ J�r--r�-�� d r I ' , r � �r � li g '�:� 'A ° • I � �.,i = � v •�j�•� � t I I t .i� V • I I � _ � �� i � I� �i _l---- � ' , : • �. � �i. .►� F � . . I i . - � . . .� 1�` �� ,^ . t! iM' � � � � '� Ii� . S � ' � . N j � y � 'I o i ; p g \y "'!r � I � � I � ar _ .j, �,.. �r , � � � � � ,i � �' � ° \ y ,'9 � '�: . �i 6 I � .S I , .\\ III �f �_ �f' � . . . • . �° . ` � . � � . �i �� '�� . \� � ' � ' ti � �r-�+ �. = ,� '' II � �1� e+� �fc,.t �� T / i S �� ' �' // ,, �: � O � 'I _ , N �=�'� _ li '�' _ F �e � � �� , a • Ili, 4 ��: I `S�� , � e� M.f►.�� --� --r— �E. �l � � ik ot� ...M � . . . �Q � (2f Z4�; : � y o i � • •u � i , : ^ . oy SiGS': - . 1 �; ,', ? C O . J� W �.�. o . � -O'.. . � . � � :ti`° � � � ,,u _ o .�_y '� •- ` :I � ,� s�. ��1� � Q '� a � � _��y� � � � � � � � . �`t'4 S' _ � �N, • � . � � r , � -0 ° J . o J � '�.. -`s �1j i�y„• ' 1:os �Z6C9i :- Q ..•.- 's` �.. sf rti • • i z �;� ,,; O ! �,a ., � �� , i� =,w � �� Y9 �ar � t . . ^;-�t► +� _ �' 1�•' i'.rt' � ' � __ ' _" __.'_ ' _. �—_ �IRY11A . •. ,f,'�ilCJ..J[- . � . iiV � _ z ♦ _ � !. .,1��. . �� 9 a7. fT:C�' � . ,��+t -�w t�,t�� ti •�y Gfr 1�L'1 . � � f �y� � W . w t� � • ' • Y "i �i ; � o cL .si `• -/� �" N l� �� d � ; N V a ".u'C�r , c i� i" � • � � � • _ J ,c . � W��. 1 � h F-� . Z � ' � �r �^ e� � s �� d e j , n f\ Z � �� ,�� _ , v +��L ��/ !'. o' �i'�`� p � � .� �� W � �`� '�/. 9.`r ''}� , +� \ � e ►.,'� d I •�• �♦ i s . . . ♦ a 11 � 7 ;'"� t . • ! �3��•$ ±, � . 2 O � ./ �I ..0 ♦2� � I �� . � � � °� v � � l W :�M~ � . . '�. y . f� �� . �* ..C. � � � � �� ►1t,� S ' s vs' iiillf'�+y. � � W . � � 4 �..'i w't� � �y�! I f V s: w�` �'' � + - 51�.� .\ �?�i• ��p I� .� T�+s� � Y` i .�1.�1'.!Y. � • � . ,^.t� �� . • — �— �—,r„ --Zpe� ' w:� +} � �� I'I � \ � � ��3 . � . . �Y N //� ( � I I 7 M Y' Jf . I . �` �,• \ � '.� 3� 1 O�f�/ 00 0�. • � � � Y Q I I � ��,��t �� \ '� I. y I _ O ' � y� . � ��.a,+t� � � i II �\ . ,'. I =y �� j � / 1 � � � , � . � „�. � / I�� '� ' .� �+� � ` � �Y ,' � ^ � . � . � � � : M� � 7 \1 ��. • � - �' � , *'u.J " i ?., ;.�: s�° �;----.ss�r " ` N :!a�»ais. -�' u� � a=1e � " � ' ...�r°j ' �� , -. ��. \ .Q�� N I�. �, - �� +_ : W � . � � N � . �- ` !O � � � J%�'. N s ar%i.v i i o I "� � � \�'' -�- ;�' �� ►'" W `..J e • : .:,a � , �r�' �,�_ � x _ _ - - - ---- + � s .► :,.►`• „ ^�'�'w;'F � � -- - - - - - - - .� -� • w�'�� ,:- �� . � �, p � + o.o. , #--�if7l� � �� o � - _ �: . •••'� e ero, � � % 3 '� � + �1� ' ' � — �. �» � -19- H� � . = , } , .� ; ; , �, y ^,°�„y _.� � � � ��— _��III ; . � I 's f�t N Q �`. -- -' •. .p�' , � Design of the frontage road to serve the planned signalized intersection with Highwa� 55 edefines and improves the redevelopment site planned at the � location of �the GoTden Vailey House and former White House. The frontage road is moved back from Highway 55 to the rear of the redevelopment site. The redevelopment site is clearly defined by streets surrounding the site. The City of Gol en Valley will transfer property close to the intersection to the redevelopment site in exchange for a northerly portion of the former White House parking lot parcel . Plans for redevelopment of the Central Area include maintenance of acces5 to the Killarney Drive area north of the railroad line. There are 17 single family homes on Killarney Drive whose only access is from Highway 55 and Ottawa Avenue. It is anticipated that the proposed intersection improvements at Highway 55 will benefit the neighborhood by improving overall access. � � - -21- jy � !rlt �. o Y I .-� ' ,, \,` .1 ., f .�� e �� d p, i M t� ,s ! 1 � ,Y� I c � r-. � -s�. 1�1� � h� ao � . ; I I � �� "` o � O► �o .� � °� , +a_:r/ ' ty� � 'ry f r � � : y � `� -e; S �� ,ss1� „ S� _ �t.rs� �' Ur � � ; CC v � � � �vi:. �� it � y� . � ...�x;�s ,��P o + � ( ti . •�/ `� y �.71T AD.v:V � Q' �� .�i� W .. � ,� . �� ... ..., � � 3 ...._ �- �: :�� ... f0'O/O/••. . , h w,�, '�-.�� + ~ _ _ — _^ — — — _ — A Y �� '�• �O �i �-� � � � � � � � � •'i �� : _s 0 ` '^ x� N Z r �U _ _ - �.n.w,�r -- O i i ' � O � �•,�, � , � N •t I ',, M � � � N � � _ Z � ; - 1 ' _ p �i - ~ � ' i '' ,'. � h - -obi-- � ., �~ ,�' �` .,: , / ti ^ : i M � � � � l- ^ J � • ' �� . i . . f j �, + � `N . • O .0 I� . ` �.� . I. �.I�f�:M:�� . � � � . OP` I � i ±`'� M . . � f•�IaB � � � . . . . q0 • � d yi� Q . a �oF v��I/�„�s°' � cG ,� _ ° v - � • . „ ; � ,� , •' � . ti � O � '�j.�-� ° .� � � 4 . � "�-- � E }��J:� e � v o YO �17;7 009 G � e � ./�, y {. /� N • .�' �' � � � � iWl M J_�I S 1N �� V, f0� ,�,K:N:OA' � l... � W rr �S' ��' $� J' ��i i�a � : r � F Cii ' � � 0 N + S •� � v � '�101,�s s,o6w` ; ; ''� ° ' � � • a' � st --- -- - - � i .� ' S:' �. ... �r,:� .'� ,� �„ � _ Q , a; aq� � . � e .�,x ,�. F— � � � � � . • . � � �.� o� , � Ua � � ti ° � Q , ' ` �r' .. ,,, `, S j;' W ...� ,,,. ` , O �, _I '�'1 ��' ' ' �� '� 0 • a t � err i E��U fnr � � �' � I , � -. N ' � i i1 tN fO t�1 f oic '� Y � ---`,.-"�i� , ��y .cs S�es.. � " ; N ld 1 � �t�� , :_'�L., �+.^ / ; �1 0 ., m I ♦. �a. ,. ��— r no �t -J � a „C� • � � t� / ' I •� ~�I � J ti ; � ° � � I • � _ --- �. ; , , e� � / � , = a . . ✓ ; : • \ � ' bA. � � ,J� T �,' ) ♦ f i� IO ' � T� ♦, s► � e � O � �+ ,/ ti� �. � •. �� • . J J ,, ��` . . . o Z �' • � - � s 3 I � � . ! ��1�_ _ N�w -- � i � v '. �. ►�� I i ` �� . oo� = a : �.t��ti ..s i . ' �1 , � o Y °�sj � � � ►----�— I °� ,aj , � '� .,�,. � i , „•s �ts�-� f � . ' i� .� . �_ �� .��91'4�Z Z 12'y'lIi l'4t �sS �� !� . .... _._. ... .. ��: -23- . N � , ' Redevelopment densities in the West Area will depend in part on traffic capacity at the signalized intersection with Highway 55. It appears that City • addition of turn lanes at the planned intersection would enhance capacity to the volume required for anticipated redevelopment. Therefore, intersection capacity is not expected to be a limiting factor. Housing planned for the West Area is complemented by the plans of tfie Hennepin County Park Reserve District for a trail along the railroad right-of-way forming the northerly boundary of the North Wirth Parkway Redevelopment Project Area. Future consideration will also be given to the possibility of a light rail line along the railroad corridor. The Hennepin 'County Railroad Authority is looking at the railroad corridor as a passible location for a line west to the City of Plymouth. In the event such a line is built, redevelopment plans will promote a s tation near the housing area. A park and ride lot near the station would also be considered. • , � -25- , � The City will make every effort to obtain State participation in funding of • other highway intersection improvements required for North Wirth Parkway redevelopment projects. Sale of Redevelopment Lands The Golden Valley HRA expects to sell assembled redevelopment lands at a cost write down in order to promote redevelopment in accordance with the amended North Wirth Parkway Redevelopment Plan. Although income derived from land sales to developers will not cover all HRA costs of acquisition, clearance and site preparation, land sales are a source of income contributing to financing of projects. Grant Funds The City of Golden Valley, through the Urban Hennepin County Community Development 81ock Grant (CDBG) Program, is the recipient of annual allocations of CDBG funds, a percentage of which may be used for blight removal in designated redevelopment districts. A portion of City of Golden Valley CDBG funds may be allocated to the North Wirth Parkway Redevelopment Project as determined by the City Counzil . RELOCATION PLAN The Golden Valley HRA will provide relocation benefits and assistance to owners and tenants displaced by redevelopment activities within the North Wirth • Parkway Redevelopment Project Area in compliance with applicable statues and regulations. Relocation personnel will be conveniently available to owners and tenants displaced by redevelopment. Relocation personnel will conduct interviews with owners and tenants to determine relocation needs and to provide information regarding owner and tenant rights relative to relocation services and payments. MODIFICATION OF THE NORTH WIRTH PARKWAY REDEVELOPMENT PLAN The North Wirth Parkway Redevelopment Plan may be modified as required for adjustment to changing conditions over the redevelopment project period provided modification is approved in accordance with provisions of Minnesota Statue Section 469.029 Subd. 6. Modification may be made at any time before or after the lease or sale of property within the project area provided the modification is adopted by the City of Golden Valley liRA and by the City Council following notice and holding of a public hearing as required for adoption of the original redevelopment plan. Where the HRA determines that there are changes necessary in the approved North Wirth Parkway Redevelopment Plan or an approved modification of the plan which do not alter or affect the exterior boundaries and do not substantially aTter or affect the general land uses established in the plan, such changes shall not constitute a modification of the North Wirth Parkway Redevelopment Plan and • shall not require City Council approval . -27- . • APPENDIX A NORTH WIRTH PARKWAY REDEVELOPNENT PLAN Appr•oved September 18, 1978 Revised April 9, 1979 Amended Mar•ch 5, 1982 • • v ^ p . � APPENDIX 6 � LEGAL DESCRIPTION All that part of the North # of Section 19, Township 29, Range 24 described as follows: Beginning at the Southeast corner of said North � of Section 19; thence Northerly along the East line of said Section to the South line of the MN&S railroad right-of-way; thence Southwesterly along said South line to the West line of Ardmore Orive North; thence Northwesterly and Westerly along the South line of the CNW railroad right-of-way to the West line of said Section; thence Southerly to the Southwest corner of the North # of said Section 19; thence Easterly along the South line of said North � of Section 19 to the point of beginning. • , • ♦ � �� June 6, 1989 � T0: Golden Valley Planning Commission FROM: Mark W, Grimes, Director of Planning and Development SUBJECT: Informal Public Hearing - Preliminary Design Plan for PU0 #57, Northwirth Cort�nerce Centre - Northwirth Limited Partnership, Proponent Over the past year, the staff has been working with John Sossardt and Bill Tobin to redevelop the remaining 30 acres in the original Northwirth Parkway Redevelopment District (NWPRD). These two men have recently created the Northwirth Limited Partnership to be the developer of the Northwirth Commerce Cent�e (NWCC) . The role of the Planning Commission in reviewing the Preliminary Design Plan for the NWCC is to determine whether the "application constitutes an appropriate land use under the general principles and standards adhered to in the City and, if necessary, its report shall include recommended changes in the land use planned by the applicant so as to conform the application or recommend approval subject to certain conditions or modifications.° � (Section 11.55, Subd. 6{D) of the Zoning Code) It should be noted that this application is being done in conjunction with the HRA because the HRA is considered a qualifying petitioner (see Section 11.55, Subd. 13(K) of the Zoning Code) . In order to qualify as a petitioner, an applicant must own or have options on all property. In this case, the North- wirth Limited Partnership (NWLP) does not control any of the property. The HRA, however, has a signed purchase agreement on the Soo Line property with the intent to sell the Soo Line property to the NWLP when a development agreement is executed between the HRA and the NWLP. The HRA is also currently negotiat- ing the purchase of four other properties in the NWCC that are necessary for the project. These properties are all located on Highway 55 (Action Electric, Juhl Brokerage, Otto Bock and several small parcels owned by Georgia Pacific adjacent and north of Action Electric) . The Georgia Pacific plant is not a part of the redevelopment plan. Before General Plan approval can be given by the City Council , the HRA or the NWLP must have title to all property. Description of NWCC The proposed NWCC consists of about 30 acres of property. There are five building sites that make up the plan including two office sites along Highway 55 and three industrial or office/showroom/warehouse/high tech sites on the north end of the site adjacent to the Soo Line tracks. � The first stage of the project includes the construction of a 57,280 square foot office/manufacturing building for Dahlberg, Inc. on Site #1 and a 75,000 square foot, five-story office tower on Office Site #1. h�f .a � � � . . . . . . Golden Va11ey Planning Commission June 6, 1989 Page 2 � Office Site #2 would be constructed at a later date as the market demands such a product. The second office is planned to be a mirror image of the office on Office Site #1. The other two manufacturing sites are essentially build-to- suit sites. 7he land will be purcfiased by the NWLP and held until they have an appropriate buyer. The moving of Dahlberg from the Valley Square Area is the key component to the NWCC. Presently they have outgrown their facility on Country Club Drive. The new building for Dahlberg will provide them with a "state of the art" facility. In addition, Dahlberg also plans to put their corporate offices in Office Tower #1. Currently their corporate offices are located in the Shelard area. The moving of Dahlberg from the Ualley Square Area is important to the redevelop- ment plans of the HRA because there are current negotiations to redevelop the entire block where the Dahlberg manufacturing facility is now located. The moving of Dahlberg to the NWCC would keep an excellent business in Golden Ualley and allow it to expand in a more appropriate location. Consistency with NWPRP, Comprehensive Plan and Zoninq Code The proposed redevelopment of the areainto the NWCC is consistent with both the Comp Plan and Redevelopment Plan for the area. (See attached. ) The NWPRP was originally approved by the City Council in 1978 and was revised in 1979, 1982 and most recently in 1988. The most recent amendment to the . Redevelopment Plan was reviewed by the Planning Commission and the Planning Commission did recommend its approval . This Plan gives a comprehensive outline of proposed and existing land uses for the Northwirth area including the area where the NWCC is proposed. Page 9 of the RedeveTopment Plan describes the East Area which includes the description of the Mortenson development which was the first redevelopment of the area. The Mortenson development consists of 3 office building5 with a total of 250,000 square feet of space. The HRA was involved in the Mortenson redevelopment. � The Redevelopment Plan describes potential uses for the remainder of the East Area. The uses described in the Plan are consistent with those proposed in the NWCC. The Comprehensive P1an for the City indicates that the area is designated for Business and Professional Offices and Industrial uses. These descriptions are consistent with those proposed for the NWCC. The existing zoning of the area is a combination of Industrial and Light Industrial . The areas east of Indiana Avenue extended north to the railroad tracks is Light Industrial and the remainder of the area is Industrial . These zoning designations allow both office and manufacturing uses. � Golden Va11ey Planning Commission June 6, 1989 Page 3 � Site Details There are several development details that should be reviewed as part of the Preliminary Design Plan. 7hese include: A. Drainage - The developer has submitted a preliminary drainage plan. This plan is now being finalized. The Plan indicates that drainage from the entire site will drain to the large holding pond at the northeast corner of the site north of the Humane Society. This pond then overflows to the north eventually to Bassett's Creek. The City Engineer has reviewed the drainage plan and given it his preliminary approval . The drainage from the Mortenson buildings and the Humane Society goes to the south to the pond next to the Southwirth apartment building. The new drainage system to the north is necessary because the Southwirth pond is at capacity. B. Traffic Circulation - As described on Page 12 of the "Amendment to the NWPRP" adopted February 16, 1988, new roadway improvements will have to be made to make the proposed NWCC feasible. This includes the construction of an additionai traffic signal on Highway 55 and Ardmore Drive. (See Page 14. ) This new signal along with the improvement of the Meadow Lane signal would allow for improved access to the area. The City has taken this proposal to • the Minnesota Department of Transportation (MnDOT) . They have given prelim- inary approval to its construction as long as it is paid for by the City. The traffic circulation plan shown on the site plan indicates the construc- tion of Ardmore north of Highway 55. Ardmore was vacated by the City some years ago. This would allow for the loop street around the two office tower sites. Indiana Avenue, which now exists, would be vacated. C. Utilities - Utility service to the site is available. One large watermain that currently is within the Indiana Avenue right-of-way will have to be relocated into the new street system. D. Landscaping - The developers have submitted a preliminary landscape concept plan. I believe it shows the intent of the developer to do a good job in landscaping the area. The final landscape plan will be submitted as part of the General Plan. E. Detail of Office Tower Site - As part of the plans submitted by the devel- oper, a detail of the office site is shawn. Generally, the site meets the requirements for an office building. However, the setback from Meadow Lane and Dahlberg Drive to the parking lot is l0 feet rather than the required 35 feet. Setback requirements may be varied as part of the PUD. Because there are parking lots both to the east and north of the areas where setback is deficient, I do not have a problem with this proposed setback. � � Golden Valley Planning Commission June 6, 1989 Page 4 � In terms of arkin the office buildin is ro osed to have 269 s aces P 9� 9 P P P rather than the required 300 spaces. The staff has reviewed numerous parking studies which indicates that between 3.25 to 3.5 parking spaces per 1,000 square feet of office spaces is adequate. F. Detail of Dahlberg Site - The Dahlberg site has only one variance from standard setbacks. Along Sunnyridge Lane the proposed setback is 20 feet rather than 35 feet. Due to Sunnyridge being a dead-end street that serves only Dahlbergs and the Humane Society, I recommend that it be accepted. In terms of parking, the proposed site far exceeds parking requirements. The required total is 157 stalls. Due to the number of workers on the site, Dahlberg has requested that 303 stalls be built with room for addi- tional parking if needed. G. Relationship to Surrounding Land Uses - The proposed NWCC will be an asset to the area by eliminating the existing blighted uses in the area. The new buildings in the NWCC will be high quality in design and workmanship so it will blend in with the Mortenson development and the Humane Society that plans to remodel in the near future. In addition, the new access to the area by improving traffic signals on Highway 55 and the internal circulation system will be an improvement to the entire area. • Georgia Pacific will remain in the area. It was determined it was too expensive to buy out. However, Georgia Pacific will have improved access. It could also expand its operation by the purchase of Site #3. The areas south of Highway 55 should benefit from the development by having an improved group of buildings to look at and by the improved traffic circulation in the area. Recommendation The staff recommends that the Planning Commission recommend approval of the Preliminary Design Plan for PUD #57. The plan for the NWCC is consistent with the NWPRP. In addition, the proposed plan is an appropriate land use for the area and is consistent with general principles and standards for development. Attachments: 1. Site Location Map 2. Northwirth Redevelopment Plan (enclosed separately) 3. Conceptual Drainage Plan (enclosed separately) 4. Development Plans Including Site P1an, Landscape Plan, Conceptual Elevations (enclosed separately) • •.r v :n 1��e /i 9f_ �..�T�\.a.' _ f��c7 ,. � f•1��—fe-/ �►..- ��t. . : Z . ` .� . . • • ' . . \ ' QO �h'7. �17'731t 0 �� - � .� �f� �� w wl, . �, \ ^t1 �• � � .t .�. r � �i i • O r v� lY Yr~ / Jr.IV`.I� JV�r �'I�✓'r�N r� �� w M\� _ �=�_^� ^�T��^ ��_ .�� y � , �/� � �,� ,q,, . .., . , � "' • �j '" W N ~ _' � h`_ _' \ � � � � � �. � ' . . . ' _ � � � C' . . -' '. . . _ ,' � — Fl-�i_�J ' _ � � C � ♦ d O _ � .t •T ' . � . i � . ' � � �,•�T • � • li� � i � ✓'1 f� .^ r h \ o q� � :.p.�. � ,�� r,w��f�w'~�+� ..np.r. OI-. IiD! ' �` � ,�•. '� `� . ..�� .�i,h � N I�v J�.� w'Nr.w✓�fJ�M.�./� � . a � . A�r..I�w M= �w�.R.N I�N M�.�ay�'+ � . - ' - - ' .� 1 +_ ��e' � _ � �� O/1, 11„ �" . ��+ °' — — - - �� - s hd� 3�O�a�.NwnS ;: �•o,-• ,:.• _ _ � oc :LP . s o. • M - - y -��, - - - • M1 � ' `i+ o ^ • � � ' . o✓ '^ J+ v.V v �1_ . . w .�. ^ . . �� J � , � O + �O � . 11I w�• � . ' N �N �M 'I� . y� � �` ~ - , � " W ' ,c, If j ts'a,� . O�?:: � . Z - • — _ _,fs•I..� 7►: Nd � �i� �� 1� • �� , J — � i . . e �' � �^f • ' -•� ''r �� •' `� ° . � . '� O � � . .� �e5 • � �'�1 0 . .•r M �w � : � �C . • e� \,, � . - - - - � Cr_� pM --- �* y��r � .�t7tt tsfi ..�oK • � e s . T, _,. � ors MOQ�d3W9 i t� , � i � r � � ♦ • � O �p �� A� . �� . Jr O J.M N J -- `. N•_ +_J._ � _ � . ,� � . . � ' � ' M , , . . 3 t •� � _ w .p O J • r� '� f + � � N� �f� � � . � I . �C /� ^ � J� ^�� f J � I J�0 ♦ 1w I . ' • r /v I ! K M . � . N '� �� .J� ° ' J O • ` • 0 ► H _ � ^' . t � . . N � i �D r � • J ,1, p� !' � •v r ^ _ • _ _ w . � ��" ' � r � ~^ ~O p+ ~ w O V� O� • `� . .O _ O� � � � . - —� ' . � n f♦ � � ' i. � . � �T C� � 1 .l •T . +� ,'' , V r . .� J +. . � � �' r ,i v~n�. n.� ° o �1 n r M ,�;' .r, . � .O� � J _ r' �/ N . " - - = - -y ,�A u . I � er .P. E • �'� e e♦ 4e � r � � fY' � ' . ilv � ° Q .r � / � O - -- -- -�' - — - •e i o5 I. � �` � •+ ,,., �s, , � � ^ "' ' ' � -�' e;� � � i ^ � . 1 � ' ° � � . � �ti � e� i �� N o S � T-� � = , �� --- T -: Ub e .j �6�� j � � �- � -* •� ,►, o Q ' o°`'` � • � ` h � � -� ` . � ; , � . N i '� �•� � o � . V- • �: `i= ~ � � .. . • . � . . � � ��I .�... V . . i .. ��1• _ . � �e� � tp= �� , � ` �• �w�. \ `1 .r ' _ ! tiE _ ,� r�. ,, �% e�' �: , � � � i .� ,� . M,�' . � . ! r. � .r;�� , � � � � . c. Q^ � �� . � � . o �--` ` � �o � r.� � .�y= r� r�� •- � . N , �. � � � . ' � `.,�T,r•�.+. � . . � . . � . i V � N � f�(j,� ,i ' `.. � �g i i °t �'--- osi _ . ., . . � � i' � V4 •_ �i . : l, _ r: .•� ,�{•��f� }�� . - �,�f ' -f`.�..�_:.`= ,_�+,. t e � ' •,•f ` 'f'��, �j • �1 ,` � '� tA ��w �J •~� '` -�, �,,, ' �,. - � r` v�. . .J + �^i'��i •� Y�j "�i � •� y- C�� .��. '�l 7.��. ::' `'p�,. ��y�� ,'r rij;-;�` i: _ - �`, ' `• ci�:�j, -�-�, •. �� • „ . . - - � - ��r�T��. T _'_� � ' . � °.t�t�� - �i�tat�fi1.�r►, ' �� z � � �� - �� ` � !�.4.�s ;�� " - - :'- ,, .:. . �w��i ..._ 1 � ..:�.�,_� �� • . � , ,❖.... � �� '�� . � �•..• � . •e. •: •�� • •��s •�.�- i w `�� ' - -��" !• - • � •«i ir�-�I/ .-�c�•.'9.s,.61 �"'� : • r��. '•'.:• i- `- r �` '1� 1 ��',� " _,� � 'r j 6 ,.�► ��:.� .� �.�+ ...: �� ..., � , ,_ , .� ,..,.,. , �� s��` '' �_ 7, '' i ��+� �� '1 fi v� y.�a.^..; �- , .�� ;., . .,.;�� rr�.�t` •:;�'. .� .-:.ti� _�.,, . � ;�' �y .� "•��' . •: i • r �� ,�► :•'• � r� � r , ��J�� "� - �'��' i �J ��f�� ' ��j�� -� •r� �i••• � - •�f•-,. � ' ��:�� ' _ �� 'ra'� � �-r� �� .Y3 � �� • ' ` '�� j �� •�� ,! '�� , - � . •••••• �''?� —J ��I �� ' ��f�. •��• '-�.. ��• _ �.�i�.t. _ ♦��e� . i i- y- t, . �—V 1. 1 r�• T7. :==4.:�:! ��= nl.� A ._ - �; .-.... ,. _ - r .� .:,_�.:�.. .�� j �� -.�t� - ��; ' _ ��- � .�r.�� , p�!1 _ , ��r�:�■i■•� � � _ �` ..� �:�- ��►� � . - ,��;�� ,r�-��i�. �■I _ '�i�� s y � -�-f �'� -.� ..: � � L��.^l`��._ t� -� ��•� �,� � � w� � � � ��: ,'� .•s• f• -:�. :.�� Y �r �^�� t'�.� +L�!- �� , .,_ f:� �'��zk'-+��t��;� � �� .., ��.r..,��'�r• .,k�. ,. ,�.� ' -� �}� �•• � �y��~P, �':.T�_ Q i ` i... ;::1t�, �, ` o. �#&21 �,�. � , —` _ ' . � s• y� G�� • rT�/ l _�::�. . .�..r.;�Z .�r;,�y,r, � � �� ' ' r , . .... . ... c .'. . ..a'•. � M _h :�� :�i:a�4`. r � .........�.. - • �: ; �� :�:i��•'��i i�� : ;�. • •i i�� ..�.;• '� � r < ...... .. �.,.:,�,.�:;� :. � r. _ ::::•.•.•:::•...- , -:•.�.` �.�=} : . . . . ; . ._._ .. ..� . . � ;i ; .. . . . . ,. . . . .._ �: ,; ;:_- , . ., �_J� �T—�� •��..�•c' .�• f �� {�'�� j�� ' ' :. ��,�; . -. f'.'f'��G • • . �.� �� - yy �.��f•� � •�t i�i�� 'o ,i� ��+L, �� .L `"�-• F�.: �� - � -- � .� • � � _ � . I — � I - - - - - � �� _ � _••� ..••..•� '��•� � - ( �'�� .�s • •�• � � ' ' ' ' � ( ' � � � • ' . , , , � • June 6, 1989 T0: Galden Valley Planning Commission FROM: Mark W. Grimes, Director of Planning and Development SUBJECT: Update on HRA Negotiations with Property Owners and Northwirth Limited Partnership (NWLP) As of this date, the HRA staff continues to negotiate the purchase of the Soo Line property in the Northwirth Area. The HRA has a signed purchase agreement with the Soo Line. However, there are several conditions of the purchase agreement that are still being worked out. These include the completion of soil and environmental testing, satisfaction of title concerns, and the signing of a development agreement with the Northwirth Limited Partnership. The HRA staff is in the process of negotiating the development agreement with the NWLP. Until the environmental testing results are campleted later this month, a development agreement cannot be signed. However, NWLP and pahlberg, Inc. wouTd like to begin construction early this fall . The HRA staff is also negotiating the purchase of the Action Electric, Juhl • Brokerage, Otto Bock and Georgia Pacific properties. It is anticipated that these can be completed within the month. The HRA is involved in the NWLP by providing certain public improvements (trunk storm sewer, roads, and traffic signals) and the purchase and sell back of all necessary property to the NWLP. The sell back to the NWLP will be "written down" in order to make the development financially feasible. � � � � � _ . _� I ; �:'; I N\ =r��; � ,< o � #� ' -' ' o = � . Q :2' t CF:_. u � �F. Oy _. '. " � �-t�.� ��.s� , ,' .� - , arn � Q °ou' �.'�. o ° s � 7 ': � �{��. t% � � � . � .1�. .y- . !4 � � ,�- ��_. .. -. . � . ��5. '(. fi Vx j %,�o. ._ ..:ir• . \ • � •.,`{• •�� .. 3�. . F,3 t, � �r� ':i��'� . - . .. . .. . 6 . '�±'fi�;.•� . � �. . , . . . � � . .� � �`'�+�� A . . O . . � .. . . .. � i rn o �� i � o . y � � � aN rn �� o �= f� : m m c � i_ �/ } �N C v I J� N D o � ° • N N �""' � � r ,� i i . � � �;a, _ S �1 9 �—i � �,�t�_._�._ ;-�-0 rI ! m S �`i`. i, � .i A.. i _ W '� � , , N O � m, �9 cn 'v _�� ---:..--•.-.- '_.- , A � . ..._..�':��.... , ::_ a v r �. I '�- _;�1 � . .... . , .. . �rL• � � p'N o� N o� J � � . q z i N-1 ` - ---. ..a.__- +� c A ;l --��' •�C'+ '�'I � . � _ '^p � ° `' m� � �it+ � � ' " � ; � _ a , � I ' � �� ,-, . i ; � \�;_ ._ ._a___..' � -- I N �I : es�0. � � V � ., �. I - � �_..... �' ��i.Li1�� I� � � N��\ � ! �_. _ :.:.:..::.:.:.:. \ . .. \ O�n \ ;:;::'::>::>>:«:::::;: ' ; , —_- _ o m � .;>:::>::::::>::>::>:<; MEAOOW IANE NORTH _ - :::r<:<t�::::::;;:::;::; , N� �- D - , :. . �� 'I ..,r . . ' : _ ---------------- � . ', 1 - - � �iiili,l � " ' �i� A ---�* � � � � � _ i Il,ii;l' ili li.� u, -� �� . I ,� _ . �'�� a y�iq . � �. H I �-I—�'i I!!!li�� iti iii .R-CiOO' � � � '. Z - ��:��i'i� ��i��l��lll I�II� 4'� r�.. I II i � I I° yA , tpm , Q4"""' " � �I �'I .� < �' , � .. .. .. j � � � SUNNYRIDGE IANE NORTH _� � � � i q _. _"� �--3--- -- m nr-- x � � � �- ` Z � i \ � \ ' ° — I r � o s I � c� % ` ••-� m --- --� ` � -- --- o z 0 � � MEMORANDUM DATE: February 8, 1990 T0: Golden Valley Planning Commission FROM: Planning and Development Staff SUBJECT: AMENDMENT TO THE PtANNING COMMISSION BY-LAWS Judy Nally, Deputy City Clerk, has requested that the Golden Valley Planning Commission consider amending the by-laws of the Golden Valley - Planning Commission. Section 1. of the by-laws states: The annual meeting of the City Planning Commission shall be the second regular meeting in March of each year. Section 11. reads: At the annual meeting in March of each year, the Commission shall elect a Chair, Vice Chair, Secretary . .. as Recording � Secretary. Section 13. Para. 2 reads: The Uice Chair shall serve as a member of the Board of Zoning Appeals. The Vice Chair shall perform all other duties the Commission may prescribe. The City Council annually approves the appointment of the Planning Com- mission Vice-Ghair to the Board of Zoning and Appeals. With the current schedule, the City Council approval occurs one week before the elections of the Planning Commission. The Planning Department is therefore asking for approval of the amend- ment to the by-laws to have the annual meeting held at the first regular meeting in March. mkd �