01-25-88 PC Agenda � � �
Golden Va11ey Planning Carr�nission
� Civic CEnter, 7800 Golden Va11ey Road
Janu�ry 25, 1988
7:00 P.M. .
AGENDA
i. APPROVAL OF MI�UT�S - JANUARY 11, 1987
II. DISCUSSI4N DF PR�POSED AMENDMENT TO ZONING CODE - I-394 CORRIQOR
MORATOR UM O�DiN�4NCE
III. AP'lE1�DI�ENT TO NORTH WIRTH PARKWAY REDEVELQPMENT`PLAN `
IV. REPflRT flN LIGHT RAIi. CON�IiTTEE
U. REP4RT ON GITY COl1tdCIt: AND BZA MEETINGS
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PLANMIN�<Ct�9ISSI0N 6UIDE�INES FOR PUBLIC I�IPUT
The Planning Commission is an advisory boQy, created to advise the Gity Council on land use. The Coamission
will recomnend Couneil approval or denial of a'`land use proposal ba5ed upon the Gomnission's dexarm9natt�an of
whether the praposed use is per�nitted under the Zorring Cade and the Comprehensive Plan, and wt�ether th� pr��
'posed use will, ar wilt nat, adverseiy affect the surrounding neigh6orhood.
The Comnission hotds infarmal pu6lic hearings on land use proposals to enable you ta learn, first-�and, what
such proposals are, and to permit you to ask questions and offer comm�ueents. Your;questions and c�en�s beco�:
part of;the record artd wi11 be used by the Caunci], along with the Gommission's recoma�:ndation, in re�ch�ing
its decision, '
To a�d in your understanding and ta facilttate your comments and questions, the Commission will uti3ize the
fol]owiog procedure:
i. The Comnissiar► Chair will jntroduce the proposal and the recommendation from staff. Cammission
members may ask questions of staff.
�. 'Tfie proponent wi11 describe the praposal apd answer any queStions frort� the Cc�missian.
3. 'The Chair wi11 open th8 puplic hearing, asking first for those who wish to speak to so inditate
-, by raising their hands. 7'he Chair may set a time limit for individual questions/ccm�nts i€ a
large -number of persons have indicated a desire to speak. "Spokespersans'for groups witl have a
longer perlad of tia� for questionslcoma�ents.
4. Please give your fiull name and adttress clearly when recognized by the Chair. Rc�ember, your
` questiAnsJcaar�nts are for the recard.
5. Direct ypur queStions�c�nts to the Chair. The Chair will determine whu will-answer yaur
� questions.
b. No one witt be given the opportunity to speak a second time until everyone has ha� the opportunity
to speak fnitiatly., Please iimit yaur second presentation to new`infor�mat9on, not rebuttat,
7. At the clos� bf the public hearing, the Commission will discuss the proposat and take apprdpr�ate
action.
�; � �
� MINUTES OF THE GOLDEN VALLEY
PLANNING COMMISSION
January 11, 1988
A regular meeting of the Planning Commission was held in the City Council
Chambers of the Civic Center, 7800 Golden Ua11ey Road, Golden Va11ey, Minnesota.
The meeting was called to order by Chair Prazak at 7:00 P.M.
Those present were Commissioners Kapsner, Leppik, Lewis, McAleese, McCracken-
Hunt, Prazak and Russell . Also present were Mark Grimes, Director of Planning
and Development, Alda Wilkinson, City Planner, and Gloria Anderson, Planning
Secretary.
I. APPROVAL OF MINUTES - DECEMBER 14, 1987
It was moved by Commissioner Lewis, seconded by Commissioner Leppik, and carried
unanimously to approve the minutes of the December 14, 1987 meeting.
II . INFORMAL PUBLIC HEARING - REZONING
APPLICANT: Navarre Corporation
LOCATION: 2300 Winnetka Avenue North
� REQUEST; Rezoning from the Business and Professional Offices
Zoning District to the Light Industrial Zoning District
to Allow Construction of an Office/Warehouse Building
Chair Prazak introduced this agenda item and asked staff for a brief summary of
the request. Director Grimes reviewed the request for rezoning and gave a brief
history of the property.
Commissioner McCracken-Hunt asked staff if the business was primarily wholesale
or if there wauld be retail customers. Director Grimes stated it was strictly
wholesale.
Commissioners Prazak and Leppik had questions regarding truck traffic. Dire�tor
Grimes indicated there would only be a few trucks going and coming each day and
that some of them would probably use Rhode Island rather than 23rd Avenue North
or Winnetka Avenue as truck access to the property would be on Rhode Island
Avenue North.
Mr. Bernard Herman, architect, was present to represent the proponent. He
revfewed the request for rezoning and described the proposed building and site
plans. He stated there were no environmental issues involved and all plans -
would meet the City Zoning Code requirements. Mr. Herman stated that the
property to the north was presently zoned Light Industrial and that it would
make sense to extend that type of zoning up to 23rd Avenue. He also indicated
there would be littie or no customer traffic; that all the traffic would be
employees and a few trucks each day. He stated that if an office building were
� built on this property, it would create much more traffic than this proposed
office/warehouse use. Mr. Herman felt this project would enhance the property.
Minutes of the Golden Valley Planning Commission
January 11, 1988
� Page 2
Commissioner Leppik asked the proponent when they would break ground for
construction if the rezoning were approved and Mr. Herman stated in about 90
days.
Chair Prazak opened the informal public hearing.
Mr. Lee Frankman, ]831 - 23rd Avenue North, said he was speaking for himself and
for Mary Weinzierl who owns the property at 7853 - 23rd Avenue North. He stated
that they objected because they felt it would lower property values and because
the truck traffic could not be restricted.
Mr. Edward Bartholic, 8400 - 23rd Avenue North, was concerned about truck
traffic. He also questioned what type of business would this property be used
for after the record/tape business left.
Ms. Kathy Holt, 7833 - 23rd Avenue North, was concerned with safety and values
of the properties in the area.
Mr. Jim Hall represented his mother, Mary Gormley, who owns vacant property
across Winnetka Avenue. He had concerns with traffic and lighting of the
property.
� Chair Prazak asked staff to respond to other uses for this property that would
be permitted. Director Grimes stated any use that is listed in the Light
Industrial Zoning District Code such as light manufacturing.
Commissioner Leppik asked if a Conditional Use Permit could be used as it is
presently zoned and Director Grimes stated it could not as a warehouse use is
not permitted in the Business and Professional Offices Zoning District.
The informal public hearing was closed.
Commissioner Leppik stated she was concerned with what would happen if the
property were rezoned and the proposal being made was not carried out. She
stated that something more negative could be put in there.
Chair Prazak asked stafif what other process this request would go through.
Director Grimes stated it would go to the City Council and if approved would
also go to the Building Board of Review.
Commissioner McCracken-Hunt stated if the property were to remain zoned for
Business and Professional Offices, the building could be similar and the traffic
would be substantially more. �
Commissioner Kapsner said he was inclined to support the rezoning. He felt the
truck traffic would not be a major concern and the building design is as nice as
an office building. He did have some concerns with future use of the property.
r
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Minutes of the Golden Ualley Planning Commission
January 11, 1988
� Page 3
Commissioner McAleese felt this building was a good solution but that rezoning
does not guarantee that this building would be built and did not favor the
rezoning. He also stated that traffic would not be a problem but there could be
more traffic if used for something else. He felt this property should remain a
buffer between the Light Industrial to the north and the residential to the
sauth.
It was moved by Commissioner Kapsner and seconded by Commissioner McCracken-Hunt
to recommend City Council approval of the rezoning of the property at 2300
Winnetka Avenue North from the Business and Professional Offices Zoning District
to the Light Industrial Zoning District.
Upon vote the motion carried 4 to 3. Commissioners Leppik, McAleese and Russell
voted against the motion for approval .
III . PUBLIC HEARING - MORATORIUM (Amendment to the Zonin Code to Restrict
Development Along the I-394 Corridor
This agenda item was introduced by Chair Prazak and a review of the proposed
moratorium ordinance was given by Director Grimes. He explained that the
purpose of the moratorium was to allow time for the Cities of Golden Valley and
St. Louis Park to develop a plan to guide and control development along the
� I-394 corridor. Director Grimes indicated the moratorium would be for a period
of one year but it is hoped that the study can be completed in six months.
Director Grimes distributed to the Planning Commission three letters submitted
for the hearing record: Mr. Joseph E. LaBelle, Executive Director of the
Minnesota Higher Education Facilities Authority, and Mr. Gordon B. Conn, Jr. ,
Faegre and Benson, representing Norwest Bank Minnesota as Trustee for holder of
bonds issued by the Minnesota Higher Education Facilities Authority, submitted
letters requesting that Glenwood Avenue be the northern boundary of the morator-
ium area and that the Golden Valley Lutheran College property not be included in
the moratorium, based on belief that development of the College property would
not have any impact on T-394 and based on the fact that delay in development
would have negative impact on the Authority and others with an interest in the
College. Mr. Jeff Sweet, Lupient Oldsmobile Co. , submitted a letter requesting
that the moratorium ordinance include an exception for construction of replace-
ment facilities for buildings taken for I-394 right-of-way.
Several Commissioner asked that in cases where the State took property for
construction of I-394, would the property owner then be able to rebuild before
the moratorium was up. Director Grimes stated there were no provisions in the
ordinance for this but the Planning Commission could make amendments to the
� ordinance to provide for such cases.
Commissioner Lewis asked when the moratorium would take effect. Director Grimes
stated it would go into effect as soon as it was approved by the City Council .
� Chair Prazak asked if developers would have access to information on the
progress of the study and Director Grimes indicated that the Twin West Area
Chamber of Commerce was proposing a Task Force to provide information to the
business community.
Minutes of the Golden Valley Planning Commission
January 11, 1988
� Page 4
Chair Prazak opened the public hearing.
Mr. Dayton Soby, l0 Hanley Road, stated he was at the meeting on behalf of a
group of citizens and chairman of Global Ministry Village of Golden Va11ey, Inc.
which is a non-profit organization which was formed for the sole purpose of
facilitating the development of the Golden Valley Lutheran College property. He
requested that the property north of Glenwood Avenue (Zone 6 of the Study Area)
be excluded from the moratorium as it did not affect traffic along the I-394
corridor and because it would prevent the sale and development of the College
property.
Pastor Phi1 Worthington, 2580 Regent North, Dean at the Golden Valley Lutheran
College, asked that this area (Zone 6) be removed from the moratorium area as it
would prevent the closing on the sale of the College and cause delays in money �
being returned to creditors. He read letters from people who had invested money
in the college and would not get their investments back if the college were not
sold. Pastor Worthington submitted for the hearing record letters to the
Lutheran Bib1e Institute from Mr. Richard Nelson, Mr. Glenn Piper, and Mr.
Vernon and Mrs. Pauline Jensen describing need for repayment of loans to the
Institute.
Mr. Roland Strand, 6407 Westchester Circle, lives near the College and felt that
� there would be no traffic increase if the College property would be deveToped.
He stated this area should be excluded from the moratorium and improvements be
allowed if they do not increase traffic.
Mr. Michael Perelstein, 5121 Circle Down, was in favor of the moratorium and
felt it was a good idea.
Mr. Severt Legred, 1610 Yosemite Avenue North, stated he was a former coach at
the College and would like to see the site developed. He supported exempting
the College site as he did not feel it would cause any traffic problems.
Ms. Phyllis Larson, 1537 Zealand Avenue North, said she was also a former
faculty member at the College and felt it would be in the City's 6est interest
to exempt it from the moratorium so it could be developed.
Mr. Howard Sortland, Acting President of Golden Valley Lutheran College, stated
that every week they are delayed in closing, it is costing the College large
sums of money in terms of interest and other costs and wanted the site exempted
from the moratorium so a sale could be made and the creditors repaid.
Dr. William Scott, 2425 Vale Crest, stated he was one of the many people who
participated in organizing a solicitation program from residents and neighbors
to raise money to be an active corporation such as the G1oba1 Ministries. He
stated that if the College were included in the moratorium it would create
hardships for creditors and investors, and that the "human element° should be
considered.
�
Minutes of the Golden Valley Planning Commission
January 11, 1988
� Page 5
Mr. Jerry Winter, owner of the Minnesota Center for Health and Rehabilitation at
5400 Glenwood Avenue, stated they wished to expand their building and felt the
provision in the moratorium ordinance for expansion should be raised to an
amount up to 30% of the building's square footage.
Mr. Bil1 Nord, 420 Edgewood Avenue North, lives near the College. He stated he
felt the College (Zone 6) should be excluded from the moratorium.
Pastor Maynard Nelson, 7320 Ha1f Moon Drive, noted that he was speaking as a
private citizen. He stated he was proud of a group of people who had taken some
responsibility in order that they might have a mission to resolve the problems
of the college which would be of benefit to everyone including the City. He
stated he felt there was a chance for G1oba1 Ministries to success and requested
that the City not undermine their efforts.
Mr. Dave Sellergren, an attorney with Larkin, Hoffman, Daly & Lindgren, was
present to represent MEPC American Properties who own properties in Golden
Valley and St. Louis Park. He indicated he was in agreement with a suggestion
at the Twin West Chamber meeting that a landowners advisory group be prepared
and asked the Planning Commission to concur in that suggestion and to recommend
to the City Council that there be an interactive process for landowners in the
course of arriving at an ultimate response to the Strgar-Roscoe-Fausch study.
He also felt that exceptions should be made in the ordinance to provide for
� ongoing environmental studies, for replacement of property when taken by a
governmental agency, and for an appeal process.
Mr. Jerry Mundt, 4212 Poplar Drive, stated he is an architect and planner and
felt that a moratorium was a drastic effort and could have a negative effect.
He felt the moratorium area should be limited to 600 feet on either side of
Highway 12 with a six month deadline.
Mr. Clarence Green, 300 Turners Crossroad, asked to have the moratorium explained
which was done by staff.
Mr. Don Steinbrueck, 5536 Loring Lane, wanted to know what Global Ministries had
planned for the College site and felt that if apartments were planned it would
create more traffic. He stated that there is always a danger in making money
and that he didn't think the City should feel obligated to the College.
Mr. Frank Hetman, 124 Paisley Lane, asked if the City would disclose the four
pages of road improvements that would have to be made because of traffic on
I-394. He felt the Golden Valley Lutheran College site should be exempted from
the moratorium. Mr. Hetman stated that he supports the Planning Commission and
their work.
Ms. Millie Snyder, 6412 Westchester Circle, had concerns with traffic in her area.
Mr. Mike Osmundson, 240 Georgia Avenue North, noted that traffic cuts through
� their area from Highway 55 to Westchester to Georgia and had concerns with this
traffic.
Minutes of the Golden Valley Planning Commission
January 11, 1988
� Page 6
Mr. Leland LeBlanc, 6478 Westchester Circle, also stated his concerns with
increased traffic in their neighborhood.
Mr. Dave Killeen, 5431 Glenwood Avenue, stated he was in favor of the moratorium
with the exception of Zone 6.
Mr. Brown, 611 Sumter South, said he had concerns with the traffic, noise, dirt,
etc. along Laurel .
Mr. Sam Poppleton, President of Global Ministries, pointed out that redevelop-
ment of this property would reguire a Planned Unit Development and that the
property was unique in its size and vulnerability. He asked that the Planning
Commission consider its human cost as well as the cost of not being able to go
forward with development.
Mr. Mark Broin, who indicated he was not a resident of Golden Valley but a
resident of Minnetonka, stated he was in agreement with the moratarium and felt
it was the right thing for the City to do.
Mr. L1oyd Jafvert, 4200 Poplar Drive, stated he was also a part of the Global
Ministry Village. It was his consensus that being included in the moratorium
and asking them to wait another year to even begin development of the College
� property was unfair. He stated that he also felt the moratorium would last more
than a year.
Ms. Mary Maier, 115 Florida Court, stated she had concerns with increase in .
traffic and noise in the area and that it is time to slow down and consider all
the issues. Was in favor of the moratorium.
Mr. Dick Kaitz, 5201 Circle Down, stated he also was the owner of Palm Beach
Beauty Products located in the moratorium area. He stated he felt the
moratorium was not necessary as there are other governmental controls in place
that can be used to accomplish the same things.
Pastor Ricardo Baeza, 275 Yosemite, stated he had concerns with the increase of
traffic in the area and would like to see only single family homes developed on
the College site and not apartments.
Ms. Victoria Winter, 424 Winnetka Avenue South, stated she had concerns with the
increase in the amount of traffic generated on Laurel and Winnetka Avenues by
businesses along Highway 12.
Mr. Bill Bomb stated he was a resident of Golden Valley and a former faculty
member of the Golden Valley Lutheran College. He stated his concern was what it
would mean to him and his family financially if the College site were included
in the moratorium.
Mr, Don Ra1ph, 440 Decatur Avenue North, stated he had concerns with traffic on
� General Mills Boulevard.
Minutes of the Golden Valley Planning Commission
January 11, 1988
� Page 7
Mr. Paul St.Marie, 7440 Ridgeway R�ad, stated he was in favor of the moratorium
and would like to see the four pages of street improvement recommendations made
by Strgar-Roscoe-Fausch.
Mr. Steve Michael indicated he was the treasurer of Global Ministry Village and
requested that Zone 6 be removed from the moratorium area.
Mr. Pete Buratti , representing the owner of Business Furniture who was out of
town, stated he was opposed to the moratorium. He stated the provision for a
ten percent increase of a building's size should be increased.
The public hearing was closed.
Chair Prazak reviewed the following issues which were brought up:
l. Exclusion of Zone 6
2. Exception to ten percent space increase
3. Provide exception to allow parking structures and environmental
impact studies
4. Concerns with local traffic
5. Concerns with increase in �noise in neighborhoods
6. Compensatory allowances when State Highway Department takes property
� 7. Limiting the area of the moratorium to 600 feet on either side of I-394
Several other Commissioners noted other items to be considered:
l. Do we need the moratorium
2. Length of the moratorium
3. Setting time limits
Chair Prazak suggested, and the PTanning Commission agreed by consensus, that
discussion and action on the proposed moratorium ordinance should be carried
over to the next Planning Commission meeting, scheduled for January 25, 1988.
Chair Prazak requested that in preparation for further discussion at the next
meeting, staff provide a summary of the issues and the major alternatives that
the Planning Commission has so it can be gone through in an orderly process.
IV. REPORT ON JANUARY 5, 1988 CITY COUNCIL MEETING
Commissioner Kapsner provided a report on the January 5, 1988 City Council
meeting.
The meeting was adjourned at 10:25 P.M. o
� �
� January 14, 1988
T0: Golden Valley Planning Commission
FROM: Alda Wilkinson, City Planner
SUBJECT: Discussion of Proposed Amendment to the Zoning Code - I-394 Corridor
Moratorium Ordinance
The Golden Valley Planning Commission on January 11, 1988 held an informal
public hearing on a proposed moratorium ordinance for the I-394 corridor. The
Planning Commission deferred discussion and preparation of a recommendation on
the proposed ordinance to the January 25, 1988 Planning Commission meeting.
Following is a discussion guide for Planning Commission review of issues raised
at the public hearing and for preparation of the Planning Commission
recommendation to the Council on the proposed ordinance. The City Council
hearing on the moratorium ordinance is scheduled for February 16, 1988.
I. Necessity for a moratorium
II . Suggested modifications to the proposed moratorium ordinance
� A. Changes in geographic area covered by the moratorium
1. Rationale for choice of total study area for moratorium
2. Exclusion of the Golden Valley Lutheran College property from the
moratorium
3. Exclusion of all of Study Zone 6 (including the Golden Valley
Lutheran College property) from the moratorium
4. Limitation of the moratorium area to 600 feet on each side of the
I-394 right-of-way
B. Addition of exceptions to the moratorium
l. Except ongoing environmental reviews {with developer agreeing not
to claim vested rights based on environmental approvals)
2. Except parking structures to replace parking lost to I-394
right-of-way acquisition (and allow sizing of structure to
accommodate anticipated future development)
3. Except construction of replacement buildings for buildings lost
to I-394 right-of-way acquisition
4. (Not from public hearing) Except reconstruction of buildings
, destroyed by fire
. C. Modification of exception for additions to existing buildings
l. Expand the size of permitted building additions to 20 to 30
percent of existing building square footage
2. Restrict the height of building additions rather than the
percentage of existing square footage
3. (Not from public hearing) Eliminate language limiting additions
* to those requiring no additional parking construction
� Golden Valley Planning Commission
January 14, 1988
Page 2
D. Utilization of a discretionary procedure in place of, or in addition
to, the list of specific exceptions
1. Except PUD's (as in the Minnetonka moratorium ordinance)
Note: If not excepted, add to list of prohibited applications
and to last paragraph of purpose section
2. Add an appeal procedure
E. (Not firom public hearing) Review of other exceptions
l. Single family and two family residential
Note: Modify sentence on residential in purpose section (Low
density residential development need not be restricted
because it will not generate major additional traffic)
2. Property for which preliminary plat approval has been granted
3. Interior improvements
4. Correction of ordinance violations posing a threat to public
safety
F. Limitation on the length of the moratorium
l. Feasibility of limiting the length of the moratorium
2. Place a deadline of six months on the moratorium
� III . Suggested accompanying recommendation: Creation of a Landowners Advisory
Group to work with the Task Force during the moratorium period
Note: Northwest Chamber of Commerce already given responsibility for
creating a property owners group
IV. Suggested issues for study during the moratorium
A. Local street traffic impact of I-394 corridor development
B. Noise and visual impacts of I-394 corridor development
Attachment: Interim Ordinance
�
12/31-87
� INTERIM ORDINANCE NO.
AN INTERIM ORDINANCE ESTABLISHING DEVELOPMENT
RESTRICTIONS ALONG STATE HIGHWAY 12/I-394
The City Council of the City of Golden Valley Does Ordain:
Section 1 . Purpose .
1 . 01 The United States and Minnesota Deportments of
Transportation are upgrading State Highway No . 12
to become Interstate Highway 39y . This will
drastically alter transportation patterns and
foster new development and redevelopment along
the highway corridor . It wi11 also generate
severe traffic congestion on both the freeway
system and the local street network in the area
resulting in traffic problems , pollution
problems , and environmental problems . Because
the I-394 corridor runs along the common border
� between the City and St . Louis Park, the two
cities have commissioned a study of their share�
problems and plan to work together to solve
them. The Council has established a Task Force
to analyze the impact of these changes on t he
surrounding area , review existing zoning and
Comprehensive Plan designations for the area , and
make recommendations for joint action with the
City of St . Louis Park to address these
problems . While this process and study is
continuing , development in the affected area must
be restricted to protect this planning process
and to assure that development does not occur
prematurely and in conflict with plans produced
by this process .
The City Council is aware of the hardship that a
complete development prohibition would impose or.
landowners . The City and St . Louis Park plan to
' move as quickly as possible so that this
` ordinance may be terminated before its expiration .
date, if possible .
In addition, certain exceptions to the
development restrictions are appropriate.
Landowners have the right to proceed with
�' development proposals already approved. Internal
improvements in existing buildings
� 12/31/87
would have little impact on the planning process
because development of the site has already
largely occurred and the external impact of the
changes will be minimal . Residential development
need not be restricted because that is consistent
with the largely residential nature of the City .
As protection for the planning process, however ,
no applications for amendments to the
Comprehensive Plan or rezonings should be
accepted or considered. These are the very
issues being studied by the Task Force and should
be considered only after the study and
recommendations are completed .
Section 2 . Development Restrictions .
2 . 01 Pursuant to Minnesota Statutes Section 462 . 355 ,
Subd. 4 , no building permit shall be issued for
any property located in the City of Golden Valle}�
lying southerly of State Highway 55 except that
part lying easterly of Highway 100 ( "Study
i Area" ) , except the following :
�
a . Property designated as single family
residential or two family residential (R-2 ) in -
the Zoning Code.
b. Property for which preliminary subdivision
appxoval and/or site plan approval has been
granted (but final approval has not been granted)
prior to the effective date of this ordinance .
c . Interior improvements for existing structures
which do not require additional parking under
applicable ordinances , regulations , etc .
d. Exterior additions to existing structures
which do not increase the size of the structure
by more than l00 of its existing square footage
nor require additional parking under applicable
� ordinances , regulations , etc .
e . Improvements necessary to correct violations .
of State law and City ordinance which have
created a threat to public health and safety, as
determined by the City.
�
2 . 02 No applications for amendments to the
Comprehensive Plan, rezonings or other land use
-2-
� 12/31/87
related approvals affecting property in the Study
Area shall be accepted or considered.
Section 3 . Term
3 . 01 This ordinance shall be effective upon its
publication and terminate 365 days after its
effective date .
Adopted by the City Council of the City of Golden Valley on
this day of , 19
Mary Anderson , Mayor
ATTEST:
�
William S . Joynes , City Manager
3E74?'
� .
-3-
� A� � : . . . , Minnesota Higher Edncation
� Facilities Authority
■
•
. f�!
�
January 8, 1988
Mr. Gary Prazak
Chairman of the Golden Valley
Planning Corrnnission
7800 Golden Valley Road
Golden Vallez°, NAI 55427
Dear Mr. Prazak:
I am Fxecuti��e Director of the Minnesota Higher Education Facilities AuthoritS-,
which owns an interest in the Golden Valleti College propertv. The Authorit�- is
verz- concerned that the proposed City moratorit.un on development in Golden
Valley includes the college site. We respectfullv request that the proposed
moratoriLUn not include the college site, and request that Glenwood Avenue be
the northern boundary of the moratorium district.
� tJe believe that this property does not have anS- impact upon Highwav 12 or
proposed Highway 39� or its intersections, and no contemplated development or
reasonably conceivable development of this propert,y will have an,y effect on
Highway 394, and would certainly have no more effect than any property on the
north side of Highway 55. There is no good reason to include the Golden Vallei-
College site in the moratorium.
The negative impact of a moratorium on this propert,y is very significant to the
State. The Authority, as issuer of some municipal bonds relating to the Golden
Valley College site, is making payments on those municipal bonds, and anS-
significant delay in the ability to develop this propert,y- mav continue to
impair the ability of the Authority to support the construetion of higher
education fa.cilities in the State of Minnesota.
The Authorit3= has waited very patiently for development of this propertz-, and
any further delay in developing or selling the property will hurt the
Authority, as well as many other parties, while on the other hand, excluding
this area from the moratoriiun district should have no effect on Highwav 394 or
its' intersectians. We urge you to recommend to the City Council that the area
north of Glenwood Avenue not be included in the moratori�.mi.
Sincerel5-,
'V� �. �c�„t1.r�.��s._
�i � -
� oseph E. Ls.Belle .
Executive Director
450 Galtier Plaza, 175 East Sth Street, St. Paul, Minnesota 55101 • 612/296-4690
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TEIEx 861IOB4 . � �
Mr. Gary Prazak
Chairman of the Golden Valley
Planning Commission
Golden Valley City Hall
� 7800 Golden Valley Road
Golden Valley, MN 55427
Dear Mr. Prazak:
We represent Norwest Bank Minnesota as Trustee
{the "Trustee") for holders of certain revenue bonds issued by
the Minnesota Higher Education Facilities Authority (the
"Authority") respecting financing of construction at the campus
of Golden Va11ey Lutheran College. On behalf of the Trustee, we
are writing to express concern respecting the proposed
development moratorium and to request that the campus property be
excluded from any mozatorium district.
The revenue bonds in question are secured by mortgages
on the campus property, and the mortgages are subject to certain
foreclosure actions commenced by the Trustee. The Trustee has
beer. working with the Authority, Golden Valley Lutheran College ,
The Lutheran Bible Institute of Minneapolis, Derrick Companies,
I'nc. , and Global Ministry Village of Golden Valley, Inc. , for
over a year in an effort to conclude arrangements for sale ar.d
- " development of the campus property in order to pay off the bond
indebtedness.
The proposed moratorium threatens to cause further
substantial delay in securing sale of the property, and during
� such delay, the Trustee' s substantial expenses for security,
insurance, utilities, and other expenses regarding the vacant
r:r. Gary Prazak
Page 2
.
campus property will continue to mount, and interest and costs
respecting the bond indebtedness secured by the mortga�es will
continue to accrue.
Given the fact that the college campus property has
previously generated substantial traffic flows in the Highway 55
vicinity, we do not believe that sale and development of the
propertv should have any significant additional impact on traffic
patterns, and certainly should have little or no impact on
traffic patterns near Highway 12 or proposed Highway 394 .
Accordingly, we request that the campus site not be included in
any moratorium district that may be established.
Thank you for your consideration.
Ver�� truly yours ,
�
�
i-=T-�- ,- ; , _ -. _
_ ,. -
Gordon B. Conn, Jr.
GBC:na
�
�
JtM LUPIENT ��OO WAYZATA BLVD. [HIGHWAY 12l
OLDSMOBILE CO. MINNEAPOLIS, MJNNESOTA 55428
61 2/546-2222
January 7 , 198�
Mr. Mark Grimes
Director of Planning
CITY OF GOLDEN VALLEY
7800 Golden Valley Rd
Golden Valley, MN 55427
Dear Mark:
I am writing this letter in reference to the proposed moratorium
associated with the traffic impact study developed for the cities
of Golden Valley and St. Louis Park.
The construction of I-394 will have a major impact on Lupient
Oldsmobile. At this time, we still have not received final
right of way limits for the construction of the Louisiana Inter-
change. Therefore, we have not been in a position to implement
� our plans for operating our business during the period of highway
construction.
For example, we are uncertain as to whether we vaill be able
to continue to operate the current Isuzu and Sterling sales
building located at the corner of Louisiana and 12 . The building
may be taken as part of the highway construction, or the construction
limits may be so close to the building as to render it impossible
to operate during the construction period. If this is the case,
we would be required to re-build on another location on our
property to continue these operations .
The moratorium as written does not allow exemptions for construction
associated with the replacement of facilities disturbed by the
I-394 construction. I would ask that the proposed moratorium
be ammended to recognize the needs of property owners to adjust
their facilities in response to the highway construction.
Sincerel ,
.
f f Sweet
JS/amw
�
MINNESOTA B00/742-0518 • OUT OF STATE 800/32&0608
1-1, (chigoya Sodohara-cho
e American Lutheran Church � � Shinjuku-ku, Tokyo 162
Tel: 03-260-8637
Cable: EVANLUTH TOKYO
JAPAN MISSIONARY ASSOCIATION
February .2, 1987
J. Philip Worthington
Executive Vice President
The Lutheran Bible Institute
6125 Olson Memorial Highway
Minneapolis, Minnesota 55422
Dear Pastor Worthington,
We indeed did receive a letter from John Hinderlie dated November 3, 1986. Please excuse
our silence these three months. It certainly has not been one of indifference. Rather, like
Job's friends in the ash heap, they could not say anything for 7 days. We have been silent
longer than Job's friends. We have been supporters of LBI for many years and we are
dismayed that the end of the ministry in Minneapolis should end like this. I don't think
we are alone in this. LBI was the Lord's work, and it went bankrupt. CertainTy we all
share the sorrow and dismay. Although we know institutions of people come and go as history
records, yet we cannot accept the demise of this LBI so calmly and rationally. I know that
there are many sorrowing hearts both inside and outside the institution. Surely this is a
time for heart searching for all of God's people.
The letter of explanation of Mr. Iiinderlie was well written and frank. We can understand
dilemna that you face financially. Although we know mistakes and misjudgements can
r in any organiTation; and as was pointed out, a series of bad luck has dogged the
ople in trying to solve the problem satisfactorily. But we feel there must also have been
very poor business acumen in the last years. Even after Golden Valley stopped last year
we r'eceived requests for more money for a possible annuity plan. ;his we cannot understand:
I note in the explanation that money for the loan certificates is not 'secured' . This
means that banks, etc. will have priority over individuals. We were asked if therefore
we would give all our savings over to the organi�ation and thereby write it off as a
tax loss on an investment for income tax. Unfortunately, we pay income. tax in Ja�an and
cannot use this loss in Japan. Also t�he money_, about $19�00O. ,,represents about 1/3 of our
fe s��in�"s�`"foi�ie�i�rement �and for care of our handica ed dau hter in t e fu ure' We feel
�_____..tr..-..r
�-::--->.--�— �_.�....k.�......�..�1?..�,�.....�,.�,�..�.�._._...�,��_,.,.�-....,,:>...�+`
we maae a°i'nista e in trusting LBI or�ng`term investment for our retirement. However,
even as I write this, I reali��.e that faculty members have lost much more. My sympathy goes
out to the Staff that was cut loose with nothing. I can understsnd the struggle you face
in trying to find a way out of this situation. No use crying over spilt milk.
We understand that interest would not be offered this past year. We cannot help your
bookkeeping problem as we cannot locate the last certificate issued to us. We were on
home leave the summer of '86, and we must have lost it in travelling somewhere. If it turns
up, we wi11 return it to you. yte continue to pray that a satisfactory solution can be found
for the properties.
Sincerely,
r �
��'�_�"`4 �L�
Richard Nelson
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a s�� : � P� � �°�' �� �^�►^ �, �"�'
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�� � -
�Irs. Yernon Jensen af Far su the poesibility of paping back
their loans. (Their loans total $12,200.00.) ey�"e"'�'n"g't'�L� �e �.
s een n t ""°�'o"s'°`�ta`�an"�"°Fie"i`�ius�`an s a so They are going to T../'�C .� `''
: ve to move ecause t ey can no onger e o their hauae. I had to ��,,��
tell her that the closiag had not taken place and that it would probably be �
��veral months before it does, but that we are hoping that it will take plac ��
by next spring. When she voiced the thought that they would probably never �
get their money back, I told her that a goal in the sale is to pay back the �'�� �t,�.:
uasecured creditors. I ssked for her prayers and prc�ised that we would pra� ;;� �%;�;a.
for thea�. . �4�:;
Ingrid
�
� .
� January 14, 1988
T0: Golden Valley Planning Commission
FROM: Alda Wilkinson, City Planner
SUBJECT: Amendment to North Wirth Parkway Redevelopment Plan
Attached for Planning Commission review is the proposed Amendment to the North
Wirth Parkway Redevelopment Plan for expansion of the North Wirth Parkway
Redevelopment Project Area. The Golden Valley Housing and Redevelopment
Authority (HRA) received the draft amendment at the January 12, 1988 HRA
meeting and referred the proposed amendment to the City Council for approval .
State Statute requires that the City Council hold a public hearing on the
amendment and refer the proposed amendment to the Planning Commission for its
opinion prior to the hearing. The City Council hearing is scheduled for
February 16, 1988.
At the request of the HRA, the Planning Commission previously prepared land use
recommendations for the expanded North Wirth Parkway Redevelopment Project
Area. The Planning Commission land use recommendations were forwarded to the
HRA in October 1987 and are incorporated into the proposed Amendment to the
� North Wirth Parkway Redevelopment Plan currently under review.
Attachment: Draft Amendment to the North Wirth Parkway Redevelopment Plan
�
� DRAFT
AMENDMENT
TO
NORTH WIRTH PARKWAY REDEVELOPMENT PLAN
January 8, 1988
� '
� .
• INTRODUCTION
The City of Golden Valley, in this amendment to the North Wirth Parkway
REdeveloQment 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 l8,
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-
� GEOGRAPHIC AREA
The expanded North Wirth Parkway Redevelopment Project Area established by this
amendment 'is bounded on the south by Highway 55, on the west by Highway 100, on
the north by the railroad line, and on the east by vacated France Av2nue.
A legal description of the boundaries of the expanded North Wirth Parkway
Redevelopment Project Area is attached to this amendment as Appendix 6. A map
illustrating the boundaries of the original North Wirth Parkway Redevelopment
Project Area and the expanded North Wirth Parkway Redevelopment Project Area
follows.
�
� �
-2-
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� OBJECTIVES
Objectives of the City of Golden 'Jalley in undertaking redevelopment of the
expanded North Wirth Parkway Redevelopment Project Area include the following:
l. Reversal of deterioration and degradation of current Highway 55 and Highway
100 frontages northeast of the intersection of Highways 55 and 100.
2. Stimulation and coordination of area redevelopment not possible without
public subsidy to private investment.
3. Provision for orderly physical and economic growth of the area through
controlled development and redevelopment.
4. Strengthening of the area tax base.
5. Removal and replacement of dilapidated, deteriorated and vacant buildings
which constitute a blight on the area.
6. Removal and replacement of obsolete buildings and buildings with code
deficiencies which have a blighting influence on the area.
7. Removal of buildings which are overcrowded on lots, resulting in inadequate
parking, nonconforming inadequate landscaped yard areas, and lack of space
for normal business expansion.
* 8. Clearance and assembly of overdeveloped small lots into larger scale
redevelopment sites allowing space for adequate parking, required
landscaped yards, and anticipated business expansion.
9. Redevelopment or development of underutilized properties which have
potential for greater contribution to the tax base and economic welfare
of the community.
10. Development of vacant land blighted by virtue of difficult physical
character of the ground, including poor soils conditions and steep slopes,
resulting in stagnant and unproductive condition of land potentially useful
and valuable.
11. Realization of highest and best use of properties bordering Highways 55 and
100.
12. Provision of assembled redevelopment sites to aecommodate more intense land
uses appropriate directly adjacent to Highways 55 and 100.
13. Minimizing of public redevelopment costs by encouraging private -
redevelopment in the area.
�
-4-
� 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-
� FINDINGS
The Nousing and Redevelopment Authority (HRA) may not proceed with a
redevelopment project uniess the City Council makes findings required by state
statute. Minnesota �tatute Section 462.521 Subd. 2 requires that the-City
Council pass a resolution making the following findings:
1. That the land in the project area would not be made available for
redevelopment without the financial aid to be sought.
2. That the redevelopment plans for the redevelopment areas in the locality
will afford maximum opportunity, consistent with the sound needs of the
locality as a whole, for the redevelopment of such areas by private
enterprise.
3. That the redevelopment plan conforms to a general plan for the development
of the locality as a whole.
Discussion supporting each of the above required findings in the case of the
amended North Wirth Parkway Redevelopment Project follows:
1. Land in the amended North Wirth Parkway Redevelopment Project Area would
not be made available for redevelopment without public financial aid.
Provision of redevelopment lands in the amended North Wirth Parkway
Redevelopment Project Area requires removal of deteriorated and obsolete
buildings, clearance of overdeveloped parcels, and assembly of existing
� lots into redevelopment parcels of appropriate size and configuration.
Assembly and development of property requiring clearance is not
economically feasible for private developers without public subsidy.
2. Redevelopment plans for the North Wirth Parkway Redevelopment Project Area
afford maximum opportunity for redevelopment by private enterprise. The
role contemplated by the HRA in redevelopment includes acquisition,
assembly and clearance of parcels, with redevelopment sites subsequently
transferred to private developers, thus involving private enterprise in the
construction phase of redevelopment in all cases.
3. The amended North Wirth Parkway Redevelopment Plan outlines redevelopment
uses which reflect appropriate long term land uses for the area. Long term
land use designations shall be incorporated into a City of Golden Valley
Comprehensive Plan Update.
�
-6-
� 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 baundary 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 House property. The West Area extends from 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-
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� 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 railroad line. The East Area is approximately 37.5 acres in size. A
detail of the half section map for the East Area and an aerial photograph
illustrating current uses in the East Area follow this page.
An area of approximately nine acres in the southeastern part of the East Area
has already been redeveloped with an office complex of three buildings and a
shared parking 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 height of eight stories and total floor area of approximately 172,000
square feet. The shared parking ramp is currently two leveis 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 Parkway 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 Brokerage, and Action Electric. Otto
Bock Orthopedic Industry, Inc. , is an office manufacturing use located directly
to the west of the North Wirth office development. Otto Bock has acquired �
adjacent single 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 or redevelop its property in the East Area of the North Wirth
Parkway Redevelopment Project Area. Juhl Brokerage and Action Electric are
owners of small business buildings fronting on Highway 55 west of the Otto Bock
property.
Georgia Pacific 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 desires to remain in its current location and has obtained City
approvals necessary for a pianned expansion to its 6uilding.
The remaining major property owner in the East Area is the Soo Line Railroad,
whieh owns two large warehouse buildings and extensive property. One of the
� two warehouses is Teased 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-
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� Redevelopment Land Uses
An area directly to the west of the new North Wirth office development, bounded
by Meadow Lane on the east, vacated 8th Avenue North on the north, and vacated
Ardmore Drive North on the west, is planned as the site of a second office
complex similar to the already redeveloped North Wirth office complex. Tfie
redevelopment site is approximately eight acres in area and wouid support an
office complex of approximately 300,000 square feet. Building height could
range up to the eight stories approved for the existing North Wirth office
development. The site includes the Otto Bock property, the Juhl Brokerage and
Action Electric sites, and property owned by the Soo Line.
The westerly triangle of the East Area to the west of vacated Ardmore Drive is
comprised of the Georgia Pacific site and Soo Line property located to the rear
of the Georgia Pacific site. This triangular area is approximately six acres
in size. Redevelopment of the entire triangle to a use more attractive and
more appropriate to the Highway 55 frontage is desirable. However, it is
assumed that redevelopment of the entire triangle would be difficult due to the
cost of acquiring the Georgia Pacific property, the cost of relocating the
Georgia Pacific operation, and the contraints imposed by the triangular
configuration of the property. Redevelopment plans for the westerly triangle
contemplate use of the Soo Line property to the rear for the desired expansion
and reorientation of the Georgia Pacific plant and operation. The expansion
would include upgrading of the property to improve appearance from Highway 55.
The triangular shaped remaining parcel at the rear of the East Area to the west
� of the Humane Society and former Sunnyridge Lane and to the north of vacated
8th Avenue North is planned for redevelopment to office warehouse, office
showroom or office high tech uses. Property in this area is currently owned by
the Soo Line Railroad.
A map delineating redevelopment sites in the East Area of the expanded North
Wirth Parkway Redevelopment Project Area follows this page.
Public Improvements
Further redevelopment of the East Area of the expanded North Wirth Parkway
Redevelopment District requires upgrading of access from Highway 55 and
provision for internal circulation within the East Area.
Redevelopment plans include signal�zation of the intersection of Ardmore Drive
North with Highway 55. The existing signal at Meadow Lane was installed to
accommodate the new North Wirth office complex. A study conducted by the
developer of that complex indicates that a second signalized intersection is
required for development of a similar office complex directly to the west. The
study further indicates that the second signalized intersection would be
� ' adequate to accommodate traffic generated by a second office development. A
potential signalization design is included on a following page as an example of
possible future signalization plans.
� .
-12-
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EAST AREA
,�
� Provision for internal street circulation within the East Area is necessary in
conjunction with provision of a second signalized access point at Higfiway 55.
The signalization design included on a following page provides an example of
potential future internaT circuiation pians for the East Area.
Redevelopment 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 East Area is separated from the remainder of the expanded project
area by the railroad line forming the westerly boundary of the East Area. A
physical link or bridge across the railroad tracks does not appear practical or
cost effective. The cost of bridging the railroad tracks would be very high
due to severe change in elevation. In addition, the bridge would not greatly
benefit the East Area in terms of increased traffic capacity.
�
�
-15-
� CENTRAL AREA
Existing Conditions
The Central Area of the expanded North Wirth Parkway Redevelopment Project Area
is the largest of the three areas, with a total acreage of approximately 43
acres. The Central Area is divided approximately in half by Ottawa Avenue,
which runs north and south through the middle of the area and provides access
to a residential neighborhood to the north of the railroad line. A reduction
of the half section map for the Central Area is included on the following page.
Uses on the east side of Ottawa Avenue include office, office wareMouse and
office showroom. Uses are appropriate to the area and are adequately
accommodated on existing parcels. To the north adjacent to the railroad line,
there is undeveloped area comprised of one parcel held by the railroad and the
rear portions of several separate parcels. Development of this area is
constrained by limited access and by topography.
Uses on the west side of Ottawa Avenue are limited to a motel with restaurant,
a former restaurant building, and open space. The major portion of the area to
the west of Ottawa Avenue is City owned property designated as permanent open
space and storm water holding area. The Golden Valiey House motel and
restaurant and the former Wh.ite House restaurant are located on Highway 55
directly to the west of Ottawa Avenue. Configuration of the parcels ties the
� two buildings together. The Golden Valley House parcel and building surround
the White House parcel and building on two sides to the east and north. The
White House owns a long narrow strip along the west end of the combined sites
which was used for parking for the White House restaurant.
The former White House building is vacant and in disrepair and constitutes a
blight on the area. The building has been scheduled for demolition in the
past, but demolition has not taken place. The interior of the building was
gutted in preparation for a rehabilitation which never occurred. The property
has been available on the market for redevelopment.
The Golden Va11ey House is crowded on an irregular parcel with inadequate
landscaped setbacks. The owner of the Golden VaTley House has expressed
interest in redevelopment or sale of the Golden Valley House property.
� .
-16-
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� Redevelopment Land Uses
Redevelopment is not planned for the portion of the Central Area to the east of
Ottawa Avenue. Land uses to the east of Ottawa are expected to remain light
industrial with primarily office warehouse buildings. The buildings in the
area are in good condition and provide good service to the corr�nunity.
Undeveloped area adjacent to the railroad line to the north is available for
expansion of existing businesses, but will not be promoted as part of the
redevelopment project. Due to severe slopes, only about six acres is
developable. Development of this land for new buildings without removal of
existing buildings and expensive road construction would be impossible. The
most econamical way to develop the vacant areas north of the existing buildings
would be expansion to the north of the existing buildings along the Highway 55
frontage road. Expansion of existing buildings would not require the
construction of costly new roads and other City utility services.
The redevelopment site contemplated in the Central Area is comprised of the
combined Golden Valley House and former White House parcels. Due to the
configuration of the parcels, the properties owned by the two establishments
should be redeveloped together as one project. The total site area is
approximately six acres. A map indicating the redevelopment site follows on
the next page.
There are two potential land use alternatives for the redevelopment site;
� 1) Restaurant, entertainment and hotel uses are well suited for the site. The
site has been used that way over the years. The site is a good restaurant
iocation, possibly for relocation of Jax Cafe currently in the West Area.
2) Combination of restaurant and office uses would be suitable to this site.
Although this is not a proven location for a large office building similar
to Highway l2 (I-394) locations, a downsized office similar to others along
Highway 55 (up to 150,000 square feet) with a restaurant/entertainment
facility would work well on this site.
Public Improvements
The Minnesota Department of Transportation (MnDOT) has programmed installation
of a traffic signal on Highway 55 directly to the west of the former White
House location. A preliminary signalization plan is included on a following
page. The new signalized intersection on Highway 55 wi1T serve as the access
point to the Central and West Areas of the expanded North Wirth Parkway
Redevelopment Project Area. Currently access is provided by uncontrolled
accesses off of Highways 55 and 100. At the time of installation of the
signal , these dangerous uncontrolled access points will be eliminated. The
. - frontage road along Highway 100 will be completed to the north, providing a
second access to the area. However, the frontage road to the north will not
access Highway 100 until it reaches Golden Valley Road to the north, and the
signalized intersection on Highway 55 is planned as the primary access to the
expanded portions of the North Wirth Parkway Redevelopment Project Area.
�
-18-
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� Design of the frontage road to serve the planned signalized intersection with
Highway 55 redefines and improves the redevelopment site planned at the
location of the Golden Va11ey 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
Gity of Golden 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 access 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-
� WEST AREA
Existing Conditions
The West Area of the amended North Wirth Parkway Redevelopment Project Area
extends west of the Central Area to Highway 100. The West Area totals
approximately 27 acres in area. Included in this area are the former Holiday
Motor Hotel property, the General Motors Training Center site, the Jax Cafe
site, the Valley Village apartments property, and State highway right-of-way.
A detail of the half section map for the West Area follows on the next page.
The former Holiday Motor Hotel property has been vacant and has constituted a
blight on the area. The former Holiday Motor Hotel buildings included the main
restaurant and matel building located at the west end of the property, a series
of one-story motel buildings centrally located on the site, and a two-story
motel building on the east end of the site. Buildings and parking were crowded
on the site with little or no setback from property lines. A series of owners
has encountered difficulty marketing the property for reuse. The current owner
successfully rehabilitated the two-story motel building as office condominiums
which lease at moderate rates. The same current owner demolished first the
one-story units and then recently the main building. Currently the office
condominium building is the only use remaining on the property. The office
condominium building is located a few feet only from the east property line.
The building is not suitable for long-term retention and is not appropriate for
integration into a redevelopment project. Although now cleared of the obsolete
� and nonconforming former Holiday Motor Hotel structures, the property 'remains
difficult to redevelop due to the limited size and narrow configuration. The
cleared former Holiday Motor Hotel site is approximately three acres in size
and is long and narrow due to the location of Holiday Lane, the narrow curved
access road to the westerly end of the West Area.
Jax Cafe is located on a parcel less than one acre in size to the southeast of
the #ormer Holiday Motor Hotel property. The restaurant is crowded on the site
and has inadequate parking. Restaurant parking along the narrow access drive,
Holiday Lane, constitutes a hazard for emergency vehicle access. The
restaurant owner has consulted with the City concerning needed improvements to
the building. At the time of these consultations, the owner indicated
willingness to consider relocation to a new building integrated into a
redevelopment project in either the West Area or the Central Area of the
expanded North Wirth Parkway Redevelopment Project Area.
A site of almost three acres located to the southwest of HoTiday Lane is
occupied by the General Motors Training Center. The training center is fully
operational and adequate for future General Motors use. However, General
Motors has indicated that there are acceptable alternative locations in the
event the property is redeveloped for more intense use. -
A triangular extension of State of Minnesota highway right-of-way is located to
the south of the General Motors Training Center site. The State indicates that
the right-of-way is required for storm water ponding purposes, but that the
area could be incorporated into a redevelopment project provided other area is
� designated for ponding. This option affords greater flexibility in design of a
redevelopment project for the West Area.
-22-
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-23-
w �
� The Valley Village apartment complex is centrally located within the West Area
of the extended North Wirth Parkway Redevelopment Project Area. The Valley
VilJage apartment buildings are located in a line running south to north from
the Highway 55 frontage to the rear of the property. The complex is
approximately 30 years old and includes 112 units which rent at moderate rates.
A vacant parcel approximately nine and a half acres in area located to the east
of the Valley Village Apartments is in the same ownership as the apartments.
There is an abrupt change in elevation on the property, with a high ridge
adjacent to the apartments on the west side sloping down to low area over the
easterly portion of the property. Over half of the property is low area
adjacent to the City owned ponding area and is covered by a drainage easement
which reserves the major portion of the site for ponding. The only buildab1e
area is the far westerly slope of the property. Although the site would be
difficult to develop, the view overlooking the ponding area to the east affords
the location desirability for the appropriate use. The owners obtained City
approvals for a luxury apartment or condominium development on the property but
have not proceeded with construction.
Redevelopment Land Uses
Medium to high density housing up to 30 units per acre and five stories in
height over the entire 27 acre West Area is the preferred land use. This may
include new buildings over the entire West Area, requiring removal of the
remaining former Holiday Motor Hotel building, the General Motors Training
� Center, Jax Cafe and the Valley Village Apartments. An alternative would be to
leave the Valley Village Apartments, or to phase redevelopment to remove the
apartments at a later time. At the time of removal of the existing Valley
Village Apartments, replacement units with moderate rents would be included in
the redevelopment project.
Although primarily residential , redevelopment of the West Area will be mixed
use. Redevelopment plans include some convenience type shopping, such as a
convenience grocery store or dry cleaner, in conjunction with the residential
redevelopment. Relocation of Jax Cafe to a new facility in the West Area is a
possibility. However, relocation of Jax to the Central Area redeveiopment site
is also an option.
Public Improvements
The planned signalized intersection on Highway 55 to the west of the former
White House property will provide the primary access to the West Area, as well
as to the Central Area of the amended North Wirth Parkway Redevelopment Project
Ar�a. Extension of the Highway 100 service road to the north, planned in
conjunction with installation of the signal on Highway 55, will provide a
- second access to the area and will allow traffic to pass through the area to
and from the residential neighborhoods to the north. At the time of
installation of the planned signal , uncontrolled access points from Highways 55
and 100 will be closed.
�
-24-
� 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 �^equired for anticipated redevelopment. Therefore, intersection
capacity is not Qxpected to be a limiting factor.
Housing planned for the West Area is complemented by the plans of the 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 possible location for a line west to
the City of Plymouth. In the event such a line is built, redevelopment plans
will promote a station near the housing area. A park and ride lot near the
station would also be considered.
�
�
-25-
FINANCIAL PLAN
� Costs incurred b the Cit of Golden Valle Housin and Redevelo ment Authorit
Y Y Y 9 P Y
(HRA) in undertaking the amended North Wirth Parkway Redevelopment Project
may include land acquisition, demalition and clearance, relocation, s.ite
preparation including soils correction, public improvements including streets
and utilities, and planning, legal , engineering and administrative fees and
costs.
The Golden Valley HRA is committed to financing of the amended North Wirth
Parkway Redevelopment Project without the use of taxation for project funding.
Sources of funding will include tax increment financing, State participation in
highway improvement projects, income from resale of redevelopment land to
developers, and possibly grant monies. Thus, there will be no direct cost to
the Golden Valley taxpayer.
On the other hand, there will be benefits to Golden Valley residents and
taxpayers in the farm of increased community tax base, new job opportunities,
expanded housing options, and aesthetic improvement to the community.
Tax Increment Financing
The primary source of funding for the expanded North Wirth Parkway
Redevelopment Project will be tax increment financing. The East Area of the
expanded project area, which is the original North Wirth Parkway Redevelopment
Project Area, is an existing tax increment district. Excess increments
� currently available in the established tax increment district may be utiliZed
for subsidy to further redevelopment within the East Area or may be used for
public improvements to promote redevelopment in the Central or West Areas of
the expanded project area.
In addition, the Golden Valley HRA may utilize one or more additional tax
increment financing districts comprised of either contiguous or noncontiguous
parcels within the West and Central Areas of the expanded project area and
established in accordance with the 1979 Minnesota Tax Increment Financing Act,
Minnesota Statute 273.71-273.$6 and in accordance with the Minnesota Housing
and Redevelopment Authority Act, Minnesota Statute 462.411-462.82.
In no case will there be a tax increment bond issue prior to conclusion of a
development agreement with, and receipt of financial guarantees from, a
developer committed to the completion of improvements which will generate the
tax increment necessary to cover public costs and bond retirement.
State Highway Projects
Installation of the planned signal on Highway 55 west of the former White House
is scheduled by the Minnesota Department of Transportation (MnDOT) with the ' �
State as the primary source of funding. City cost would be involved in
expanding intersection capacity to accommodate anticipated redevelopment
densities or in accelerating the time schedule for construction of planned
improvements.
� �
-26-
� 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 Hennepan County Community
Development Block 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 Council .
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 ta 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 Redeveiopment 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 462.545 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 HRA 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 alter
� 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
shaTl not require City Council approval .
-27-
� APPENDIX A
NORTH WIRTH PARKWAY RE[�EVELOPMENT PLAN
Appr•oved September• 18, 1978
Revised April 9, 1979
Amended March 5, 1982
NOTE: Contact Alda in Planning at 593-8096 if you wish a copy of the
complete original North Wirth Parkway Redevelopment Plan.
i
� .
APPENDIX B
.
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 Drive 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.
�
�
� January 19, 1988
T0: Golden Valley Planning Commission
FROM: Alda Wilkinson, City Planner
SUBJECT: Report on Light Rail Committee
Commissioner Kevin McAI`eese attended the January l4, 1988 meeting of the
Light Rail Citizens Committee and will provide the Planning Commission with
a report on the committee meeting. The agenda included discussion of two
potential light rail station sites in the City of Golden Valley, and
Commissioner McAleese is seeking Planning Commission comment on the proposed
station locations. Information on the proposed sites is attached, and
Commission McAleese will provide further explanation at the meeting.
�
Attachments (6)
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