02-22-82 PC Agenda (
'
GOLDEN VALLEY PLANNING COMMISSION
FEBRUARY 22, 1982
� �(Civic Center, �800 Golden Valley Road)
7:00 P.M.
AGENDA
I . APPROVAL OF htINUTES - FEBRUARY 8, 193?_
II . SET DATE FOR INFORMAL PUBLIC HEARING - REZONING
APPLICANT: Red Sky Development, inc.
LOCATION: Northeast Quadrant of intersection of
T.H. 100 and Glenwood Avenue
REQUEST: Change Zoning from Business and Professional
Office (B � PO) to Multiple Dwelling (M-3)
III . REFERRAL FROP1 HRA TO PLANNING COMMISSION TO REVIEW AMENDMENT
VALLEY SQUARE REDEVELOPMENT PLAN AND SUBMIT WRITTEN OPINIO�J TO
HRA
� IV. CONSIDERATION OF "SPECIAL USE PERMIT"
APPLICANT: H. I . Enterprises
LOCAT I OPJ: 7901 - 7921 4layza ta B 1 vd.
REQUEST: To construct and operate a gasoline service
station and convenience food store in a
Commercial Zoning District.
V. DISTRIBUTION OF PROPOSED REVISIONS TO ZONING ORDItdANCE FOR
PLANNING COMMISSIOM1I CONSIDERATION
1 . Institutional Zoning District
2. Commercial Zoning District
3. Open Development Zoning District
VI . REPORT ON HRA MEETIWG - FEBRUARY 9, 1982
WI ( I . REPORT ON CITY COUNCIL MEETING - FEBRUARY 16, 1982
�
, Minutes of the Golden Valley
' Planning Commission
� February 8, 1982
A regular meeting of the Planning Commission was held in the
Council Chambers of the Civic Center, 7800 Golden Valley Road,
Golden Valley, MN. Chairman Thompson called the meeting to
o rder at 7:00 p.m.
Those present were Comm�.ssioners Eastes, Forster, Leppik,
Polachek and Thompson. Commissioner Singer was not present at
the beginning of the meeting.
Also present were Mike Miller, Director of Planning and
Redevelopment, and Alda Peikert, Assistant Planner.
I . Approval of Minutes - January 25, 1982:
It was moved by Commissioner Leppik, seconded by Commissioner
Polachek and carried unanimously to approve the minutes of the
J anuary 25, 1982 Planning Commisison meeting as recorded.
II. Set date for Informal Public Hearing - P.U.D. #30-B,
Medley Park Townhouses
APPLICANT: Bor-Son Construction Companies
L OCATION: West of Medley Park & North of
� Kings Valley Townhouses
REQUEST: Approval of General Plan of Devel-
opment for P.U.D. #30-B
Chairman Thompson introduced this agenda item and recognized Mr.
Donald Jacobson, Director of Development, Bor-Son Construction
C ompanies, who was present to represent the proponent.
Commissioner Singer arrived at the meeting.
Chairman Thompson noted the staff recommendation that the
P lanning Commission set a March 8, 1982 informal public hearing
date. The Commissioners did not have any questions of staff or
' � the proponent.
It was moved by Commissioner Polachek, seconded by Commissioner
Leppik and carried unanimously to set the date of March 8, 1982
f or an informal public hearing on the General Plan of Development
f or PUD �30-B, Medley Park Townhouses.
Planning and Redevelopment Director Mike Miller distributed
c opies of the plan for PUD #30-B to the Planning Commissioners.
�
, Planning Commission Minutes - Feb. 8, 1982 Page -2-
• III. Informal Public Hearing - Conditional Use Permit
APPLICANT: Reinertson & Associates, Inc.
LOCATION: 5800 Duluth Street
REQUEST: Approval of Conditional Use Permit
t o erect a 4-story office building
within a B & P O Zoning District.
Chairman Thompson introduced this agenda item and recognized Mr.
M ark Reinertson who was present to represent the proponent.
Commissioner Eastes asked Mr. Reinertson to explain the need for
a fourth story on his proposed office building. Mr. Reinertson
replied that the fourth story is necessary for financial feasibi-
lity of the project due to unusual soils correction costs.
C ommissioner Eastes also asked Mr. Reinertson whether he had made
a study of the impact of his proposed office building on traffic
congestion on Duluth Street. Mr. Reinertson replied that he had
s tudied the traffic situation and had determined that the
greatest congestion on Duluth Street corresponds to working hours
of the Honeywell plant located to the west and that working
h ours in his proposed office building will be later than those of
. the Honeywell plant.
Commissioner Leppik asked the location of the access drive to the
p roposed building in relation to the drive to the building
directly across Duluth Street. Mr. Reinertson responded that the
drive to his proposed building would be directly opposite that
across the street as directed by the State.
Commissioner Leppik also asked about plans for improvement of the
trail easement east of Bassett Creek on the site. Mr. Reinertson
replied that plans coordinated with the City are to maintain the
easement in a natural state except for construction of the actual
trail which would be approximately 10 feet wide.
g
Chairman Thompson asked whether the plans for the proposed
building had been submitted to the County Department of
Transportation for review. Planning and Redevelopment Director
M ike Miller stated that the proponent was required to obtain an
entrance permit from the County Department of Transportation for
h is access drive onto Duluth Street, County Road No. 66.
Chairman Thompson opened the informal public hearing.
M r. John Paterson, 2040 Adair Avenue, stated that his concerns
a re the building elevation and the traffic impact. Mr. Patterson
�
, Planning Commission Minutes - Feb. 8, 1982 Page -3-
• s aid that he sees no need for a fourth story on the building and
does not desire to look out at a four story building. He stated
f urther that traffic on Duluth Street is heavy until 6:00 p.m.
M r. Patterson said that he spoke also for his brother-in-law, Mr.
Robert Paulson, 2010 Adair Avenue, who was out of town the night
of the hearing.
Chairman Thompson closed the informal public hearing.
Commissioner Leppik asked the proponent, Mr. Reinertson, how much
of the building would be visible from the north. Mr. Reinertson
replied that two and one half stories would be visible from the
north.
Commissione�s Eastes and Leppik both expressed concern over the
traffic impact of the proposed office building project.
C ommissioner Leppik noted that the property is zoned Business and
Professional Offices and that any office building would
necessarily have a traffic impact.
It was moved by Commissioner Leppik and seconded by Commissioner
' Forster to recommend approval of a conditional use permit for
Reinertson and Associates allowing construction of a four story
office building at 5800 Duluth Street in a Business and
Professional Offices Zoning District subject to the following
• conditions:
1 . The building may not exceed four stories in height and may
not exceed 50 feet in height as indicated on plans submitted
with the conditional use permit application.
2 . 'I'he building and parking structure design must conform to
plans submitted with the conditional use permit application.
Chairman Thompson asked for discussion on the motion.
Commissioner Eastes stated that she wished to comment on her con-
cern over the additional traffic impact. She explained that she
was not suggesting the Planning Commission should deny the
request for a conditional use permit, but wished to express her
concern. Commissioner Leppik stated that she shares the concern
expressed by Commissioner Eastes.
The motion was passed unanimously.
Chairman Thompson added the comment that the additional traffic
may serve to hasten much needed improvements to Duluth Street.
�
, � Planning Commission Minutes - Feb. 8, 1982 Page -4-
• IV. Informal Public Hearing _ P.U.D. �33, North Wirth Parkwa�
APPLICAI�TT: M. A. Mortenson Company
LOCATION: Northeast Quadrant of intersection
of T.H. 55 and Meadow Lane
REQUEST: General Plan Approval without Concept
Plan Approval
Chairman Thompson introduced this agenda item and asked whether
there were any questions of staff.
Commissioner Eastes commented on the percentage of the site
coverecl with parking. Planning and Redevelopment Director Mike
M iller observed that the need for parking is critical in an
office building complex and that the development plans provide a
f air amount of green space.
Chairman Thompson recognized three representatives of the
p roponents Daniel Moll, architect with Armstrong, Torseth, Skold
and Rydeen; Kenneth Grabow, principal in the architectural firm;
and Chester Yanik, General Manager of Development, M.A. Morte�son
C omp any.
• Commis�ioner Leppik questioned the proponents concerning the need
f or parking lots in addition to the proposed parking ramp. Mr.
M oll explained that the parking ramp would be primarily for
employee parking. Short time visitor parking is provided on site
adjacent to each of the three office buildings .
C ommissioner Leppik asked whether it would be possible to add
f urther to the parking ramp in the future to provide parking for
a fourth building in the area of the northeast parking lot. Mr.
M oll replied that the proponent does not intend to develop the
site beyond the three buildings, parking ramp and parking lots
shown and that it would not be possible to provide adequate
p arking for a fourth building.
C ommissioner Leppik suggested the possibility of providing more
green area by concentrating parking in the parking ramp. Mr.
Grabow noted that the proponent had already gained green area by
adding the parking ramp. Mr. Yanik informed the commisison that
the proponent plans heavy landscaping of the green areas using
trees of substantial initial sizeo Mr. Yanik reported that the
cost of an additional level on the parking ramp would be
$1, 200.00. Cost of the two level first phase ramp will be over
$2,000,000, and cost of the additianal level planned in the
second phase will be $1, 200,000.
.
, Planning Commission Minutes - Feb. 8, 1982 Page -5-
� Chairman Thompson opened the informal public hearing. There was
no one present who wished to speak on this agenda item, and the
informal public hearing was closed.
It was moved by Commissioner Eastes, seconded by Commisisoner
Polachek and carried unanimously to recommend approval of the
General Plan of Development for PUD �33, North Wirth Parkway, for
the following reasons:
1 . The proposed development will improve the general welfare of
the community due to aesthetic improvement of the property.
2 . The proposed development will improve the City tax base in
the long run.
3 . The proposed development is a good use of a transitional
area.
4. The proposed development will have a positive effect on
nearby property values.
V. R_eport on Cit� Council Meeting _ February 2, 1982
Commissioner Eastes, who was scheduled to represent the Planning
Commission at the February 2, 1982 City Council meeting, was
• unable to attend. Planning and Redevelopment Director Mike
Miller provided the Commission with a report on the February 2,
1982 City Council meeting.
VI. Report on Progress of Va11ey Square Commission
Chairman Thompson provided the Planning Commission with a report
on the Valley Square Commission meeting held January 28, 1982.
VII. Planning Commission Representatives to City Council and HRA
Meetings
Due to scheduling conflicts, Commisisoner Singer agreed to take
, the place of Commisisoner Polachek at the February 9, 1982 HRA
meeting, and Commisisoner Polachek agreed to take the place of
Commissioner Singer at the February 16, 1982 City Council
meeting.
Commisisoner Eastes informed staff that she had a conflict and
would not be able to represent the Planning Commission at the
March 9, 1982 HRA meeting. Commisisoner Eastes has a conflict
the second Tuesday of every month and will be unable to serve as
representative at HRA meetings. Planning and Redevelopment
Director Mike Miller said he would prepare a new schedule of City
�
, Planning Commission Minutes - Feb. 8, 1982 Page -6-
• Council and HRA meeting representatives for the month of March
through the remainder of 1982 for consideration at the next
Planning Commisison meeting.
The meeting was adjourned at 8:30 p.m.
Respectfully submitted,
David Thompson, Chairman
•
•
• T0: GOLDEN VALLEY PLANNING COMMISSION DATE: FEB. 17, 1932
FROM: MIKE MILLER, PLANNING � REDEVELOPMENT COORDINATOR
SUBJECT: SET DATE FOR INFORMAL PUBLIC HEARING REZONING
Red Sky Development, Inc. , Minneapolis is requesting to rezone approximately
seven acres of land within the Northeast quadrant of the intersection of
T.H. 100 and Glenwood Avenue. The request is to rezone from Business and
Professional Office to Multiple Dwelling (M-3) to allow construction of 96
units of condominiums on that site.
I would suggest that the Planning Cammission set Monday, March 22, 1982 as
the date for this informal public hearing. This would allow staff time
to review this matter more thoroughly with the City Engineer and the Minnesota
Department of Transportation.
•
MHM:kjm
�
•
T0: GOLDEN VALLEY PLANNING COMMISSION DATE: FEBRUARY 17, 1982
FROM: ALDA PEIKERT, ASSISTA�JT PLANNER
SUBJECT: VALtEY SQUARE REDEVELOPMENT PLAN MODIFICATION
The City of Golden Valley Housing and Redevelopment Authority (HRA) on February g,
1g82 referred to the Planning Commission for review a modification to�he Valley
Square Redevelopment Plan drafted in response to a proposed project for the Busch
Greenhouse property.
Minnesota Statute 462.515 requires that the HRA refer a Redevelopment Plan to
the Planning Commission for study prior to approval . The Planning Commission is
required to submit its written opinion to the HRA within 30 days of� the referral .
The Valley Square Redevelopment Plan, adopted July 10, 197� and revised May 14,
1g79, outlines the Valley Square Redevelopment Project. A redevelopment plan is
required by State Statute for a redevelopment project and is defined in Minnesota
Statute 462.421 Subdivision 15 as an outline for development or redevelopment
of a specified redevelopment area "sufficiently complete (1) to indicate its
relationship to definite local objectives as to appropriate land uses; and (2)
• to indicate general land uses and general standards of development or redevetopment".
A copy of the Valley Square Redevelopment Plan is attached for reference.
The subject site is the Busch Greenhouse property, consisting of 10.04 acres
located east of Boone Avenue between lOth Avenue North and the Minnesota l•lestern
Railway Line. The property is in the northwest corner of the Valley Square
Redevelopment Area shown on page 21 of the Valley Square Redevelopment Plan,
but outside of the Study Area currently under consideration by the ltalley Square
Commission. As reflected on the Comprehensive Land Use Plan on page L-3 of
Golden Valley's proposed Comprehensive Plan, the Study Area extends to Bassett
Creek on the north, while the total Valley Square Redevelopment Area extends
beyond to the railway line. Ultimate use of the Busch Greenhouse property indicated
on the Comprehensive Land Use Plan is Industrial , and the property is currently
zoned Industrial .
. ,
Existing development on the property includes the Busch greenhouses and three
single family homes occupied by members of the Busch famity involved in the green-
house business. Kraus-Anderson Realty Company proposes redevelooment of the site
as an office/warehouse complex including three one story buildings with a total
of 120,000 square feet of office/warehouse space. The Kraus-Anderson proposal ,
which suggests HRA financial involvement in the redevelopment, is explained in
the attached letter to the City Manager, dated February 1 , 1982• The letter
lists on page 2 benefits the developer feels the proposal offers to the City and
to the Valley Square Redevelopment Project.
�
RE: Valley Square Redevelopment Plan Modification Page 2
• February 17, 1982
The proposed project would be a Pla�ned Unit Development (PUD) , and a tentative
schedule calls for initial referral to the Planning Commission in March 1g82 for
setting of a hearing date on the General Plan of Development.
The proposed Busch Greenhouse property redevelopment falls within Phase V of the
Valley Square Redevelopment Plan, which is delineated as a geographic area on the
map on page Z1 of the Redevelopment Plan and described in narrative form on page 18
of the Redevelopment Plan. The adopted Valley Square Redevelopment Ptan does not
provide a description of redevelopment plans for the Busch Greenhouse property.
The proposed Plan modification is required to outline contemplated land uses
and HRA financial involvement in redevelopment of the Busch Greenhouse property.
The modification is in the form of an addition to the Phase V narrative description
on page 18 of the adopted Valley Square Redevelopment Plan. The modification includes
description of the proposed project and HRA financial invotvement, the rationale
for HRA involvement in the redevelopment and the steps involved in implementation
of the redevelopment project.
The entire Valley Square Redevelopment Plan is currently under revision to reflect
work of the Valley Square Gommission in preparing a plan for the Study Area portion
of the Valtey Square Redevetopment Area. The revised Valley Square Redevelopment
Plan will incorporate the proposed modification for the Busch Greenhouse property.
� The purpose of referral of a redevelopment plan or modification to the Planning
Commission is to assure appropriate land use and conformance with the City's
Comprehensive Plan. As noted above, the proposed City of Golden Valley Comprehensive
Land Use Plan indicates long term industrial use of the Busch Greenhouse property,
and the property is already zoned Industrial . The property is separated from
Residential property to the north by the raitroad line. Properties to the east
and west are zoned Industrial and are shown as Industrial on the proposed Compre-
hensive Land Use Plan. Zoning of. the property to the south across lOth Avenue
North is Light Industrial , which corresponds to the Light Industrial designation
on the Comprehensive Land Use Plan.
As pointed out in the proposed Redevelopment Plan modification, the Busch Greenhouse
property is presently underutilized, the greenhouses are obsolete, and the sing�e
family homes are nonconforming uses inappropr�ately situated between the raitroad
line and industriat uses. The redevelopment outline� in the proposed Valley Square
Redevelopment Plan modification utilizes the land to its full potential under
Industrial zoning and increases its value to the City and the Valley Square Redevel-
opment Area.
Staff suggests that the Planning Commission transmit to the HRA a favorable opinion
of the proposed Valley Square Redevelopment Plan modification based on the
following findings:
i
RE: Valley Square Redevelopment Plan Modification Page 3
� February 17, 1982
1 . The proposed land use for the 6usch Greenhouse property in the Valley Square
Redevelopment Plan modification is compatible with surrounding land uses
and is in confor�nce with the proposed City of Golden Valley Comprehensive
Land Use Plan.
2. The land use proposed for the Busch Greenhouse property in the Valley Square
Redevelopment Plan modification enhances the value of the land to the City
and to the Valley Square Redevelopment Project.
AP:kjm
�
Attachments:
l . Proposed Modification to the Valley Square Redevelopment Plan
2. February 1 , 1982 Letter from Kraus-Anderson to City Manager
3. Site Location Map
4. Valley Square Redevelopment Plan
i
� PHASE V: Reiss Greenhouse Property and Vicinity
�RETAIN If a Central Business District is to continue to be viable, it must
have a stable, if not a growing, population to serve. ' The population which
the Valley Square Area serves is not growinq. In fact, it is declining.
This corresponds with the general decline in population which is occurring in
Golden Valley due to the reduction in the size of the average household. Addi-
ttonally, the population which is served by the Vatley Square Area is being
subJected to additional retail and service competition from developments in
both New Hope and Plymouth. A hlgh density residential development within
the Valley Square Area itself offers the best opportunity to reverse that
Lrend; better even than any other type of develonment. including office.
With the amenttfes of two golf courses and a creek, plus the close proximity
to shopping and services, it is felt that this area could support an high
density luxury residential development. The parcel that is most appropriate
for that deveTopment is the Reiss Greenhouse property. That parcel , with
its view of the Golf Course, and its proximity to the creek, would be an
ideal location for such a development. Further, that location, being sur-
rounded by retail and indust�ial land uses, would not impact unfavorably
if needed height variances were granted.
With the completion of Wisconsin Avenue North this property will no
longer be land locked. It will also be one of the last large remaining
undeveloped tracts of land still availabte within the City. Although the
City wi � l have no direct involvement in the development of the property,
it will control through zoning ordinances what types of land-uses do
occur so that they are inter-related to the rest of the Valley Square
Concept and Plan.
4 Other anticipated development i� this area (Boone Avenue to the west ,
Chicago Northwestern tracks to the north, Wisconsin Avenue North to the
east, and Golden Valley Road � 7th Avenue Service Road to the south) , will
be the relocation of the Post Office to the property at the corner of the
east side of Boone Avenue and the north side of 7th Avenue Service Road
(Plat 85080, Parcel 5700) . The land to the north has been developed as
industrial property
DELETE �af►�,-.t�lie-Lat�y!�-soae-.ia-dQLQao�a�at_aAd_redevelopment_of_tbis_area
�w�iaa-�be-�rrifl-i�,--��e-�-i�t�r-W�a.l-be-re��oa�.ib.3Q-fcx_�bQ-coasir�csioa_of
�i 3co�rs�+i-�4ve�Fe-Alos�t�i-afld-�tJ�e-Ae�st�iet i c�-�'rograa�.
ADD An opportunity to further expand the tax base in the Valiey Square
Area is afforded by planned location of an office/warehouse development
on the Busch Greenhouse property, a 10.04 acre site located east of Boone
•Avenue between 10th Avenue North and the Minnesota Western Railway Line
in the northwest corner of the Redevelopment Areao
Existing development on the Busch Greenhouse site consists of green°
houses and three single family dwellings. The property is aoned for
Industrial use and ts underdeveloped in its current status. Factors
resulting in the necessity for Ci.ty intervention in redevelopment of the
underutilized Busch Greenhouse property include need to remove the obsolete
greenhouse buildings and nonconforming single family homes, need for
� correction of storm water drainage patterns on the site in order to
facilitate new development on that site and surrounding sites in the
Redevelopment Area, and desire for quality development consistent with
Valley Square Redevelopment standards.
� • 18
_ . ..
•
The City intends to provide two forms of financial assistance
designed to promote redevelopment of the Busch Greenhouse property as
an office/warehouse development: 1) Provision of a land cost write
down financed by the tax tncrement on the new development and 2)
approval of tax exempt mortgage financing for the development.
The followfng process outlines the steps necessary to accomplfsh
redevelopment of the Busch Greenhouse property:
t . City approval of tax increment financing for funding of HRA
property acquisition.
2. HRA acquisition of the Busch 6reenhouse property.
3. City vacatton of Busch Street.
4. HRA transfer of the property to a developer at a cost write down
for development of an office/warehouse complex.
5• City approval of tax exempt mortgage financing for the offlce/
warehouse construction.
•
�
,„
.�
�� t KRAUS-A1�TDERSO�i R�ALTY CQ�I7PAR'�
f� DEVELOPMENT� LEASING •MANAGEMENT
February 1, 1982
Mr. Jeff Sweet
City Manager
Cjty of Golden Valley �
7800 Golden Valley Road
Golden Valley, Minnesota 55427
RE: PROPOSED REDEVELOPMENT OF BUSCH GREENHOUSE SITE
� Dear Mr. Sweet:
This letter will outline our proposal to redevelop the above mentioned
property.
Preliminary to our proposal, however, I would like to briefly review the
history of our association with the subject property. Kraus-Anderson
� Real.ty was initially approached by Coldwell Banker Commercial Rea1 Estate
Services, who were marketing this property as the listing agents for the
owners. �
� Thereafter, in our discussions with your office, it seemed that we could
best serve the needs of the community by working out an arrangement to
relocate one of your local companies to the Busch Greenhouse site to further
your Valley Square redevelopment plan objectives. Collectively, we (Kraus-
Anderson, Coldwell Banker, and the City of Golden Valley) worked for several
months in an attempt to reach such an agreement in a manner satisfactory
with Dahlberg� Electronics, a company that had been identified as a potential
candidate for relocation within the City of Golden Valley. Dahlberg Elec-
tronics, however, determined that it was not in their best business interests
to relocate.
In continuing to explore opportunities for development of this property,
the acquisition of the site became quite complex. It was necessary to work
out satisfactory arrangements with eighteen different owners and interests
. . - in the total site, including three single family residences at the rear of
the greenhouse. We considered the opt�on of acquiring only the greenhouse
site and not acquiring the to-be-vacated Busch Street or the three single
family homes. We did not feel , however, that this option was in keeping
with the sp9rit, nor satisfying the intent, of the Valley Square Redevelop-
ment District. Also, this option would have severely hampered the remaining
single family homeowners' ability to sell their homes since they would then
be almost surrounded by industrial buildings and/or railroad track.
�
523 South Eighth Street •I�Iinneapolis,D�Zinnesuta 55�U-� • �b12!33'�•1Z�]
Mr. Jeff Sweet
� February 1 , 1982
Page 2
In early 1981, we felt we were about to come to some basic agreement, albeit
verbally, with the owners of the sub�ect property. However, in discussions
with Frederick F. Busch and Robert W. Busch, operators of the Busch Bros. '
Greenhouse, they stated they needed six to nine months after closing in order
to vacate the property so that they could proceed with plans to build a new
greenhouse facility. Also, the asking price was $2.75 per square foot, which
has now been negotiated down to $2.62 per square foot.
The sellers had much disagreement among themselves during the summer months
of 1981, and only after careful tax review and planning for the new greenhouse,
have they now agreed to sell. Additional negotiations also were taking place
at this time in order to solidify our basic agreement with the owners. lJe are �
. now about to enter into a contingent purchase agreement with the right to
assign the agreement to the City of Golden Valley.
I would like to point out tfiat the price we have settled on is close to market
value and certainly a price required to satisfy the owners and to motivate
them to sell. However, when compared to other sites and the building coverage-
to-land ratio allowed using the current setback and parking requirements, it
results in our paying a premium price for this property. Currently, a �developer
should normally pay no more than $6.00 per square foot of building coverage.
� This pro3ect, even after the tax increment we are asking for, will put us at
approximately $7.50 per square foot of building without any allowance for any
correction for poor soil conditions should there be any. We feel our plan will
offer the City of Golden Valley several benefits. Specifically this pro�ect
will:
1. Create approximately 120,000 square feet of high quality space which
should attract or provide for a minimum of 250 to 300 �obs.
2. Redevelop a site that is presently underdeveloped and which has a
structure which is functionally obsolete and esthetically less than
pleasing.
3. Provide business expansion space in a high grade office/showroom facility,
4 � thereby hopefully retaining and/or attracting companies who might other-
wise relocate out of the City of Golden Valley.
4. Increase the property taxes paid by this property by over $90,000.00
at current mill rates when completed.
5. Continue the redevelopment of the Valley Square Redevelopment District
with a high quality facility.
� �
Mr. Jeff Sweet
February 1, 1982
� Page 3
Kraus-Anderson has expressed and, I feel, demonstrated, significant interest
in working with the City of Golden Valley. We have attempted to work out
satisf�ctory redevelopment agreements on the entire block on which Dahlberg
Electronics is presently lacated, extended considerable effort in another
attempt to redevelop the Golden Valley Shopping Center, and we are looking
.forward to being instrumental in future development opportunities in the
City of Golden Valley. _ Our desire is to provide the professional, quality-
oriented, well landscaped buildings that have become synonymous with Kraus-
Anderson. To attain that end, we employ our own professional staff, including
design, construction, and ongoing property management. Our intention, also,
is to retain our properties for the long term. We are not seeking quick in-
and-out schemes such as those which many developers are exploring these days.
Enclosed are several brochures for your use testifying to our development
philosophy.
The following pages will out1ine our proposal to the City of Golden Valley
for redevelopment of this 10.04 acre site. We loak forward to a�orking with
� the City and an early acceptance of this proposal.
Should you need any additional information regarding this proposed project,
or if we can be of assistance to you, please give me a call .
� Very truly yours,
KRAUS-ANDERSON REALTY COMPANY
� i7��
Burton F. Dahlberg
Executive Vice President
cc. : Mr. Raymond J. Reese
Ms. Liv Horneland
Enclosure
�
. � !
* BUSCH BROS. GREENHOUSE
REDEVELOPPIENT PLAN
A. Site Area 10.04 acres (437,412 square feet) .
B. Total Building Square Footage of approximately 120,000
square feet. (Three buildings total) .
C. Cost of site acquisition $1,049,621.76
Demolition (estimated) 50,000.00 "
Soil correction and/or removal (est. ) 25,000.00
$1,124,621.76
We are asking for 50� of the total Tax Increment available quoted
to us January 20, 1982 by the City Manager's office of $465,000.00.
This amount assumes all capitalization costs (carrying costs) ,
11-1/4$ Bond interest rate, and a payback periocl to the City of
Golden Valley of 15 years.
Therefore, our request is for a Tax Increment land write-down
of $232, 500. 00.
Our construction timetable and an indication of the costs asso-
• ciated with the construction is as follows:
Cost of total project (estimated) 54,200,000.00*
40� completed January 1, 1983 = 1,680,000.00*
100$ completed January 1, 1984 = 4,200,000.00*
*Includes land cost of $1,125,000. 00
Additional City approvals which we would need would be as
follows:
A. Board of Zoning Appeals waivers in perpetuity for minor
setback variances.
B. Tax-Exempt Resolution.
C. City of Golden Valley to vacate Busch Street.
�
• , � �
v�
Q� �
.�.� .o
, - . � . . sd r�, a
. ,,.� e
. .,. .. .
�` , �a . . . o
. .
� _ _
a — � �
- - • • •
' �+ �
. .
.., I ,... �� �� -� �'�
. .O . . �'�� � � � � .�
. _ .�
� . ee - � e��� � �s � � . t
• tr:tra. ;,� — �
. . . .• : . ' �\� I . . . . . . . 1 .
� �i •��ty .L:t
f� � ': • '��� . .
. . . . . � • . . . � -
.�:,.,. •,.,.�: � . i
. . . . .._ . . . ,. . � � � \ - � ` � � �
. . . . .� . . . . . y . .e. �,. � � ...
:�.,.� .: � ■
. . . . . . . . .. . . .o . '� : ,�: , .
..
..
• " 1 I . �� � ��a . . . . .
. e . . . �. . . . . . . .�
• • • • • • + ' � � �� - �■���, ' .
,
. . . . . v .�
� � . ,
� . �.
. �. .
. . ,
. . � * � .
. e . � �
.o .
.
: � : � . �
. ,
. � i �
• • -
: ��-
. .
. , .
� ��� --
. .. . � �
oq� � 111111 '
e�rr►� � �
�
. : ' yr=-��' �-- �_— -
''/ ��i � �� � -
� � /� �����/, � • ,,�-�
� ���.�.�.� ,� �
� //.IS��,�
� ����!���
. ,�c� : �f �.
� � �.�� - , � �►
fi ,� _
► �� /.i
i
.. ;
�0 � � � e � _
� �
_
, �.
•
VALLEY SQUARE REDEVELOPMENT PLAN
GOLDEN VALLEY, MINNESOTA
ADOPTED JULY 1�, 1978
REVISED MP.Y 14, 19]9
�
•
•
OVERVIEW
Golden Valley is a suburban community and as is typical of suburban
communities, its residents have difficulty in identifying with thei� com-
munity. Golden Valley's situation is made even more difficult by the fact
that the community is divided by three school districts, three major high-
ways, two railroads, three legislative districts, and three metropolitan
districts.
Citizens in suburban tommunities often view their cities as simply
a place to live, with employment, shopping and recreation taking place
elsewhere. The Valley Square Central Business District offers an opportunity
to reverse tha� trend if a plan is developed to maintain and improve the econ-
omic viability of the area. Through its civic and service opportunities, the
Valley Square Area can provide an improved tax base as well as an additional
link between the residents and their community. Additionally, as aestheti-
caTly pleasing neighborhoods are a source of pride to a community, so can an
aesthetically pleasing cent�al busfness district be a source of pride.
The objectives of creating a community focal point which is a source of
pride and improving the tax base is an objective which can be met through
implementation of the re�ommendations of this redevelopment plan. Further,
• communities must take action to prevent the deterioration of commercial areas ,
because it often results in a shifting of additional property taxes to residen-
tial homeowners and could decrease property values in residential neighbor-
hoods adjacent to or dependent upon the commercial area.
No single business, developer or governmental agency has the capacity
to undertake all the tasks required to carry out an agressive revitalization
effort, nor will a partial project meet the needs of the area. To be effective,
a work plan must be devetoped which addresses a combined community effort.
� • -
�
1
�
INTROQUCTION
Golden Valley's Comprehensive Plan states that in the course of its
development there became evident a broad-based community feeling of need
for a civic-commerciat focal point. The Plan further states that the Trunk
Highway 55-Wfnnetka area should be considered for development as such a fo-
cal point. Responding to this recommendation, in light of increasing traffic
problems and signs of deterioration, on November 15, 1976, the City Council
voted to create the Valley Square Commission to develop a plan to revitalize
the community's central business districY. The Commission was directed by
the Council to study, make recommendations, and report back to the Council
within a year of its first meeting on traffic, land use, facilities, and
aesthetics, as well as the method of financing any future public improve-
ments.
In January of 1978, an initial report was submitted to the Council .
During the months of February and March, informationat meetings were held
for residents and advisory commissions. AdditionaTly, the Council held a
formal public hearing to receive input. A Final Report was submitted to
the Council on May 1 , 1�78. In response to the Report, the Council passed
the following resolution: .
WHEREAS, the Council of Golden Valley is responsible to the present
• and future of the City, and;
WHEREAS, the City Councit has determined a need for a visible community
focal point in the form of a central business district which will provide
community services in an aesthetically pleasing climate with convenient
access, in a safe and less disruptive manner, and;
WHEREAS, the Valley Square Commission's report provides a conceptual
plan to develop and implement such a program, and;
WHEREAS, the Council of Golden Valley is the logical body to further
study, develop, and implement the plan because such a plan wili be a bene-
fit to all the people of Golden Valley and can be a major factor in improving
,
the quality of life in Golden Valley;
THEREFORE, the Golden Valley Council approves.� the Valley Square Pro-
posal in concept, and the Council will proceed to consider specific issues
and make decisions or determine how an issue should be further addressed.
•
2
�
MAYOR AND COUNCIL MEMBERS HOUSING � REDEVELOPMENT AUTHORITY
Mayor Robert R. Hoover Mary Anderson, Chairperson
Mary Anderson, Councilmember Rosemary Thorsen
Gloria Johnson, Councilmember Robert Hoover
Ray B. Stockman, Councilmember Gloria Johnson
Rosemary Thorsen, Councilmember Ray B. Stockman
PLANNING COMMISSION VALLEY SQUARE COMMISSION
Jody Sehlin, Chairperson Robert Levin, Chairperson
G. Wm. Forster Roy Johnson
Mervyn Mindess Paul Gallick
t Ronald Edstrom Sherm Quisberg
Donald Hughes Bob Loomis
Kathryn Herje David Trach
Peggy Specktor Artice Silverman
Herb Polachek Philip Krelitz
•
3
. Member Stockman introduced and read the written resolution and
moved its adoption:
RESOLUTION DECLARING THE NEED FOR A
HOUSING AND REDEVELOPMENT AUTHORITY IN
GOLDEN VALLEY, MINNESOTA
WHEREAS, a hearing has been held by the City Council at Golden Ualley,
Minnesota, to determine the need for a Housing and Redevelopment Authority
to function in such City; and
WHEREAS, facts have been submitted to this body showing that there is
a need for a Housing and Redevelopment Authority to function in the City of
Golden Valley, Minnesota:
NOW THEREFORE, BE IT RESOLVED by the City Council of the City of Golden
Vatley, Minnesota, that the Council of Golden Valley, Minnesota, hereby finds,
determines and declares:
1 . There exists in Golden Valley, Minnesota, substandard or blighted
areas which cannot be redeveloped without the assistance of govern-
� ment;
2, Adequate housing accomodations are not available to veterans and
servicemen and their families;
• 3. There is a shortage of decent, safe and sanitary dwelling accommo-
dations available to persons of low income and their families at
rentals they can afford;
4. it is hereby declared that there is a need for a Housing and Rede-
velopment Authority to function in Golden Valley, Minnesota, and
said need continues to exist.
BE IT FURTHER RESOLVED, that this resolution be effective immediately
upon publication.
ROBERT R. HOOVER, MAYOR
ATTEST:
JOHN MURPHY, CITY CLERK
The motion for the adoption of the foregoing resolution was duly se,conded
by Member Johnson and upon being taken thereon, the following voted in favor
, thereof: Anderson. Hoover, Johnson, Stockman, and Thorsen and the followin9
voted against the same: none, whereupon said resolution was declared duly
passed and adopted, signed by the Mayor and his signature attested by the
City Clerk.
4
� GOALS AND OBJECTIVES
Revitalization is being coordinated by the Golden Valley Housing and
Redevelopment Authority and the City Council . The broad goals of �evital-
ization for improving the central business district are the following:
1 . Stimulate and coordinate an aggressive revitalization effort that
no singte business, developer, or governmental agency has the capa-
city to undertake.
2. Establish a unified commercial and civic center that is a distinc-
tive source of identity for Golden Valley.
3. Strengthen and increase the tax base of the area.
4. Reverse deteriorating conditions by providing opportunities for
private investment and reinvestment.
5. Provide for the orderly physical and economic growth of the area
through controlled development and redevelopment.
6: Work toward a pattern of arrangement within the project area which
results in more functional and complementary relationships.
These goals can be met through implementation of the following objectives:
• IMPROVEMENT OF PHYSICAL ENVIRONMENT
1 . Correct traffic safety hazards
2. Create a more organized traffic pattern and eliminate conflicting
traffic patterns
3. Provide for pedestrian movement in a safe and convenient fashion
4. Maximize trade area accessibility for new development with proper
arterial and collector street orientation
5, Improve the quality of off-street parking
6. Provide benches, litter containers, attractive lighting and plant-
ings to make the physical environment more pedestrian-oriented
7. Relocate utilitie5 through underground construction
IMPROVEMENT OF ECONOMIC ENVIRONMENT
1 . Replace old deteriorating structures with new development or rehabil-
itate structurally sound buildings
2. Increase the amount of office space currently available in the central
business district
3. Provide the commercial core with support from high-density housing
4. Remove and relocate conflicting or non-complementary uses
5. Encourage participation by landlords and tenants in private renovation
of existing commercial buildings
6. Encourage new development to be organized in a planned environment
•
5
• {MPROVEMENT OF SOCIAL ENVIRONMENT
1 . Create a community focus and sense of area identity r
2. Improve the physical appearance of the community's commercial center I
and the civic center
3. Minimize potential hardships in the acquisition and �elocation of
conflicting or non-complimentary uses
4. Achieve a balanced variety of commercial business and services to
satisfy the needs of the neighboring residents and larger market
a rea
BA515 FOR OECLARATION OF CENTRAL BUSINESS DISTRICT AREA FOR REDEVELOPMENT
The Valley Square area is recommended for declaration as a Redevelop-
ment Project Area. Included in this area are the commercial structures
forming the central business district plus a cluster of residential proper-
ties that adjoin the commercial Project Area. The City of Golden Valley and
its Housing and Redevelopment Authority assume the responsibility for planning
the redevelopment of the area in accordance with objectives formed in this re-
development plan. Declaration of the area as a project area means that various
pubtic actions, including land acquisition, may happen. Also, it becomes pos-
sible to finance publicly sponsored redevelopment costs through property tax
increments generated in the area. Declaration does not mean, however, that
. all of the area is to be purchased and redeveloped.
Under Minnesota Statute 462.425 Subdivision 1 , it is required that a
determination be made that an area declared as a Redevelopment Project Area
is, in fact, deficient to a point where public action is needed to maintain/
improve the quality of the area. The determination is general.ly interpreted
to mean that evidence of blight and environmental degradation appear.
On the basis of the following findings relating to blighting conditions
it is suggested that the designated redevelopment area meets the tests for
declaration as a Redevelopment Project Area.
Slighting Condition:
• 1 . Circulation - Pedestrian circulation from east of Winnetka Avenue
to the west of the street and vice versa is severely restricted by
high volumes of vehicular traffic and lack of pedestrian routes and
crossings.
2. Unsafe, conyested, poorly designed or otherwise deficient streets -
Winnetka Avenue has been identified on the City's Comprehensive Plan
as being a minor arterial . it is the only north-south arterial between
Highway 100 on the east and County Road 18 on the west, which connects
to both Highways 55 and 12. Winnetka Avenue has become a commuter road,
with extremely high peaks of traffic volume occurring during the morning
�
6 �
• and evening rush hours, and a smaller peak occurring around lunch
time. The road must also serve local traffic. The high concentra-
tions of slow-moving cars has a negative impact on the community
because of the undesirable level of noise and air pollution. This
traffic also creates a disruption to business in the district shopping
centers during peak rush hours by making access in and out of those
areas virtually impossible.
3. Eliminate vacant and obsolescent buildings - there are a number of
buildings on the block bounded on the north by Golden Valley Road
and on the west by Winnetka Avenue that would receive ratings of
major and substandard deficiencies. That particular corner of the
block will require extensive redevelopment to make it a vital part
of the central business district.
4, tnappropriate land use/Aged platting - the area bounded by lOth Ave.
No. , Winnetka Ave. , the proposed Wisconsin Ave. No. , and Maren Cane has
no internal road system for the land in the far southwestern section.
Because of its close proximity to the existing retail section, the
• opportunity for commercial expansion and thus an improved economic
base is restricted without changes in platting and an extension of
Maren Lane. The non-accessibility to this property also creates a
major impasse for the community's fire department in handling brush
and grass fires.
� 5. Underutilization of land in the vicinity of the Greenhouse - Golden
Valley is an almost totally developed community. This open area is
one of the last in the community. Again, with its ctose proximity
to the commercial center a more appropriate use would be for high-
density housing.
6. Inappropriate land use - the necessary changes in traffic patterns
off of Winnetka Avenue from Highway 55 going north will necessitate
the vacating of Rhode Island Avenue North and placing it further to
the west, creating a more functional arterial . This will necessitate
the taking of homes on the west side of the road. The new arterial
will result in land being underutilized on the east side of vacated
Rhode Island due to lot depths of 116 feet. A more appropriate land
* use for this area would be high density housing such as the proposed
Senior Citizen High Rise for low and moderate income elderly.
7. Vacant land nuisance - the noxious weeds which are found to inhabit
the vacant and non-accessible land located to the west of Winnetka
Avenue North and north of existing Maren Lane will be controlled
and/or eliminated by the construction of Wisconsin Avenue North and
the opening of that land for development.
•
7
•
DESCRIP'�ION OF REDEVELOPMENT AREA
The Valley Square Area is located in the southwest quadrant of Golden
Valley. This area, which comprises 202 acres, is bounded on the south by
Highway 55, on the north by the Northwestern Railroad tracks, on the east
by Kelty Drive and on the west by Boone Avenue (see enclosed map) .
This area was one of the first to develop commercially in Golden Valley.
Some of the buildings within the area date back to the 1930's. The two major
shopping centers were built in 1953 and 1959 while commercial growth continued
in the 60's and 70's.
LEGAL DESCRIPTION - VALLEY SQUARE AREA
That part of South � of the NW� and the North � of the SW� of Section 32,
Township 118, Range 21 ; and that part of the South � of the NE� and the North
Z of the SE� of Section 31 , Township 118, Range 21 , bounded on the South by
State Highway �'S5; on the East by Kelly Drive extended northerly; on the North
by the right-of-way of the Minnesota Western Railroad and Busch Cross Road
(lOth Avenue North) ; and on the West by Boone Avenue North.
�
�
i
8
• REDEVELOPMENT PROJECT DESCRIPTION AND PHRSING
Due to the relatively large size of the Redevelopment Area, redevelop-
ment activities will be programmed and steged over a 'period of years, possibly
as much as 5 to 10 years. Thus, individual Redevelopment Phases will be under-
taken in sequence within the context of the overall Redevelopment Plan and
financing strategy.
The Golden Valley Housing and Redevelopment Authority is committed to
undertaking redevelopment activities within the Redevelopment Area at no
direct cost to the Golden Valley taxpayer. The term direct cost means that
no special tax levies will be made for financing actual redevelopment activi-
ties such as property acquisition, clearance, relocation and site improvements.
Taken together, the proposed redevelopment projects are intended to be
self-supporting. Extensive monitoring at each step of the redevelopment pro-
cess will be accomplished to assure that each project is economically feasible
before it is started. �
it is intended that redevelopment activities within the Redevelopment Area
be carried out in a series of separate but interrelated phases. There will be
five phases with the- major emphasis in Phases I and tl correcting traffic cir-
culatio� problems and underutilization and inappropriate land use.
� PHASE I - RHODE ISLAND RELOCATION/REUSE
As part of past, as well as current, planning efforts, one of the major
problems which has been identified as critical and in need of correction is
the congestion which exists on Winnetka Avenue North between Olson Memorial
Highway and lOth Avenue North. Additionally, access to existing business
properties in the area compounds the problem. Through traffic movement on
Winnetka is in direct conflict with desired shopper-oriented traffic and
pedestrian circulation.
In response to this situation, a ringroad (bypass) is alanned. The
basic cvncept is to utilize Winnetka Avenue North for local shopper-oriented
traffic and an alternative route for through traffic movement.
In the comprehensive plan, Winnetka is designated as a minor arterial .
However, it is the only north-south arterial between Highway 55 and Hfromay
12 and one of the two arterials in the western part of the community
Highway 55 to the Northern boundary of the community.
The objective is to remove a considerable portion of through traffic
off of Winnetka. This will be accomplis�ed by vacating Rhode Island Avenue
North and relocating it to the west by 56 feet. This will create the addi-
tionally needed north arterial from Highway 55• Tenth Avenue North will be
extended from Winnetka Avenue North to the new Rhode Island Avenue North.
This will create the by-pass necessary to reduce commuter traffic on Winnetka
� Avenue and through the Central Business District.
9
� ` -
� There is a second reason, aside from correcting the traffic congestion,
regarding the relocation of Rhode Island. The vacation permits the construc-
tion of a Senior Citizen High-Rise Co-Op, which will provide both subsidized
housing for low and moderate income elderly and market rate units fo� seniors
not eligible for income subsidies. The structure will be developed by Ca1vary
Community Services Corp. (non-profit organizetion affiliated with Calvary
Lutheran Church of Golden Valley) . Market Analysis conducted by the Metro-
politan Council and Calvary Community Services has indicated that there is a
substantiat need for this type of housing not only within Golden Valley, but
it would service the entire Metropolitan Area.
This road relocation will create a rectangular tract of land measuring
5•52 acres in size which witl be bordered on the west side by property owned
by the City of Golden Valley (relocated Rhode Islend) , on the north by Minne-
sota Western railroad lines, on the east by property owned by Calvary Lutheran
Church of Golden Valley and on the south by Golden Vatley Road. (see attached map)
The current land-use of this 5•52 acres which adjoins Rhode Island Ave.
North on the east and west is a residential pocket that is isolated by incom-
patible land usage - railroad, institutional , the City's Public Works storage
area and the Civic Center. The land needed for the street right-of-way of
relocated Rhode Island will be a portion of the lots along the western side
of Rhoiie Island. The land needed for construction of the proposed Senior Citizens
High Rise will be the southerly 5 lots (3•71 acres) along the east side of
Rhode Island plus vacated Rhode Island and any portion of the westerly lots not
used for reconstruction of new Rhode Island. ,
eAs a result of reconstructing Rhode Island Avenue for the by-pass, it
will not be feasible to maintain existing Rhode Island. This will leave the
remaining 3 northerly lots on the east side of existing Rhode Island with no
access to the street. "
It is the intention of the Housing and Redevelopment Authority to resell
these lots plus the land remaining on the northwesternly side of Rhode Island
to Calvary Lutheran Church of Golden Valley for ancillary church purposes
(1 .81 acres) . The use of the tand would not change (homes rented) until the
Senior Citizen High-Rise Co-Op has been constructed and a reasonable occupancy
rate has been achieved. The anticipated date of occupancy has been projected
to be February, 1981 • At that time, it is anticipated that the completion of
the high-rise, combined with the projected expansion of other Church services
will necessitate a changeover of land use for the northerly 1 .81 acres.
Two future uses of this property interrelated to the Senior Citizen High�
Rise Co-Op would be the location of a multi-faceted counseling center and
additional parking.
Other uses contemplated for this northerly tract of land are additional
church office space, a youth activities center, and related residentiat church
uses.
Construction of new Rhode Island and the Senior Citizen High-Rise Co-Op
• results in the highest and best use of land-use changeover in this area. The
change of the northerly section on the east side of Rhode Island (1 .81 acres)
from single family to institutional wil] provide a proper buffer between the
High-Rise and the residential area located north of Minnesota Northwestern
railroad tracks.
Revised 5-14-79 ��
• Calvary Lutheran Church will own 2.6 acres of land directly south of
the Senior Citizen High-Rise after the exchange of properties between the
City (Lot 45) and Church (Lot 9) has been completed. it is the intention
of the Church to sell this property to permit construction of a 35,000 -
50,000 square foot office building on this site.
The Valley Square Commission, in its report on the Valley Square Area,
spoke of the need of additional office space in order to make this area
viable.
The decision that the highest and best use of this tract of land is
office space is not only contingent on the need for office space. The
location of the property lends itself to excellent road access (bounded
by Golden Valley Road, Country Club Drive, Rhode Island Avenue �North,
Rhode Island providing access to Highway 55) . Also, it is intended that
once construction of the office building has been completed, the Church
and the office building will share parking facilities. This complies
with the City policy to reduce the construction of unnecessary and aesthe-
tically displeasing parking lots.
The following process outlines the steps necessary to complete Phase I :
� . The City has acquired parcels on the west side of Rhode Island
for street right-of-way.
Legal Description: Lots 30, 29, 27, 26, 25, 24� 22� 2� . 2�. �9,
• Auditor's Subdivision No. 360
701 , 709, 715, 721 , 729, 737, 801 , 811 , 823, 831
Rhode Island Avenue North
2. The City will deed to the Housing and �edevelopment Authority the
portions of the lots on the west side of Rhode Island not used
for street right-of-way and the existing street itself.
3. The Housing and Redevelopment Authority has acquired the lots on
the southeastern side of Rhode Istand Avenue North for resale to
Calvary Community Services Corporation. The H.R.A. will also sell
Calvary Community Services Corporation the portion of lots not used
for street right-of-way and existing Rhode Island (3.71 acres, see map) .
This wilt be the location of the Senior Citizen High-Rise Co-Op.
Legal Description: Lots 10, 11
Auditor's Subdivision No. 360
Portion of Lots 29, 27, 26, 25, 24 and existing
Rhode Island Avenue North
Address: 714, 720 Rhode Island Avenue North
709, 715, 721 � 729,�737 Rhode Island Avenue North
Auditor's Subdivision No. 360 .
• Revised 5-14-79
11
4. The Housing and Redevelopment Authority has acquired the lots on
• the northeastern side of Rhode Island for resale to Calvary
Lutheran Church of Golden Valley. The H.R.A. will also sell to
the church the portion of lots not used for street right-of-way
and existing Rhode Island (the northern secxion, see map, 1 .81
acres) . This property will be used for ancillary church purposes
relating to the church and Senior Citizen High-Rise Co-Op and as
a buffer between the High-Rise and the residential property
to the north.
Legal Description: Lots 14, 16, 17 Auditor's Subdivision No. 360
Portion of Lots 24, 22, 21 , 20, 19
Auditor's Subdivision No. 360
Address: 800, 822, 830 Rhode Island Avenue North
737, 801 , 811 , 823. 831 Rhode Island Avenue North
� 5. The H.R.A. has acquired two homes on the easterly side of Rhode
Island Avenue North. These homes were purchased with funding from
Year IV Community Development Block Grant. They were purchased
at a later date due to the �ecessity by HUD of having an
Environmental Assessment prepared and approved. This land will
be used for the Senior Citizen High-Rise Co-Op.
Legal Description: Lots 12, 13
Auditor's Subdivision No. 360
• Address: 728, 736 Rhode Island Avenue North
6. Mr. Douglass, a tenant on Rhode Island, has conveyed his home to
Calvary Lutheran Church; therefore, there will be no acquisition
involved with Lot 15.
7. The City of Golden Valley and Calvary Lutheran Church of Golden
Valley will enter into an exchange of properties necessary for
the project completion.
. The Church will exchange, to the City, the most southeastern
residential lot on Rhode Island.
Legal Description: Lot 9
� Auditor's Subdivision No. 360
Address: 7608 Golden Valley Road
The City will exchange to the Church, a portion of a parcel of land
located to the south of Rhode Island and Country Club Drive (see map)
for future site of an office building.
.
12
Revised 5-14-7G
* Legal Description: Al ) that part of Lot 45, except the Easterly 15
feet thereof, "Auditor's Su6division No. 360,
Hennepin County, Minnesota, lying East of the
following described line: Beginning at point in
the South line of said Lot 45 distant 216.22 feet
East from the Southwest corner thereof; thence
running Northwesterly to a point in the North
line of said Lot 45, distant 211 .59 feet North-
easterly from the Northwest corner thereof.
For the purpose of these descriptions Lot 45 is
assumed to be bounded on the South by the North
Right of Way line of Country Club Orive and
bounded on the North by the Southerly Right of
Way line of Golden Valley Road.
8. The City will purchase part of the rail easement from Minnesota North-
western for extension of lOth Avenue North.
g. The Church will use that portion of Lot 45 that was transferred to it
from the City along with the remaining Church-owned land, between
Golden Valley Road and Country Club Drive, for construction of a 35,000 -
50,000 square foot office building.
Legal Description: Al1 that part of Lot 45, except the Easterly 15
• feet thereof, "Auditor's Subdivision No. 360,
Hennepin County, Minnesota, lying East of the
following described line: Beginning at point
in the South line of said Lot 45 distant 216.22
feet East from the Southwest corner thereof;
thence running Northwesterly to a point in the
North line of said Lot 45, distant 211 .59 feet
� Northeasterly from the Northwest corner thereof.
For the purpose of these descriptions Lot 45
is assumed to be bounded on the South by the
North Right of Way line of Country Club Drive
and bounded on the North by the Southerly
Right of Way line of Golden Valley Road.
• lots 46, 47, 48, 50
Auditor's Subdivision No. 360
Phase I of the Redevelopment Plan is the most detailed in explicit actions
that are scheduled to take place. It is also the phase that will require the
most public intervention.
�
13
Revised 5-14-79
� PHASE II : MAREN LANE/WISCONSIN AVENUE NORTH
This area is located between Golden Valley Road on the south, Winnetka
Avenue North on the east, Northwestern tracks on the North, and Reiss Green-
house property on the west. it is almost square in shape and contains a con-
siderable amount of undeveloped land (approximately 20 acres) . This land is
not adequately served by the existing roads, which results in large parcels
being held land-locked.
This aforementioned area is without a north-south connecting road between
lOth Avenue North and Golden Valley Road between Winnetka Avenue and Boone Ave-
nue. To improve traffic circulation and provide service to the 20-plus acres
of underdeveloped property, the City has plans to provide an internal road
system between Maren Lane and Golden Valley Road.
Wisconsin Avenue North will be constructed between lOth Avenue North
and Golden Vatley Road on the western border of the Reiss Greenhouse property.
Maren Lane will be extended to Wisconsin Avenue and existing Vermont Avenue
will be vacated. It is anticipated that Wisconsin Avenue North, located between
Maren Lane and Golden Valley Road, and the extension of Maren Lane, will be under
construction by Fall , 1978• Completion of that portion of Wisconsin, north of
Maren Lane will be dictated by traffic conditions and development of property in
this area. Vermont Ave. will be closed sometime dur.ing the Spring of 1979•
. Oncz the new internal road system is in place, Golden Valley State Bank will
be building a new $1 million dollar structure on the land located between Wiscon-
sin Avenue North and the Maren Lane extension.
It is anticipated that the internal road system will allow the land located
along Bassett Creek and Wisconsin Avenue to be developed. Possible uses for
this site are restaurant, office, etc.
The redevelopment activities for this Phase of the Valley Square Plan
will include property acquisition for street right-of-way, business reloca-
tions, minimal site impravements and land sales. Once the internal street
system is in place, the City's part in this redevelopment phase will be almost
totally complete, except for some aesthetic work (decorative street lights and
W furniture and a tree and greenery program) .
The following process outlines the steps necessary to complete Phase II :
1 . City acquires property for street right-of-way for construction of
Wisconsin Avenue North and extension of Maren Lane, Fall , 197�•
Legal Description: Plat 84531 , Parcel 2410
2. City begins construction on Wisconsin Avenue North and Meren Lane
Legal Description: Plat 84531 , Parcel 2410 '=. `��
• �
14
,
'.
s
3. City vacates existing Vermont Avenue and transfers property to
appropriate property owners.
Legal Description: Plat 84531 , Parcel 2410
4,. Golden Valley State Bank will begin construction of new facility.
Fall , 1978•
Legal Description: Plat 84531 , Parcel 2410
5. A commercial use will be located on part of the land (20 acres)
that will be opened up for service once the street system is_ com-
plete. Fall , 1979•
Legal Description: Plat 84531 , Parcel 2410
6. Businesses will be encouraged to develop and/or relocate into
this new area.
7. The aesthetic program the City will initiate will take place
after most of the redevelopment has occurred. Late 1979�
early �1980.
•
�
15
• PHASE lll : CIVIC CENTER AREA
Currently, the block of land located on the east side of Winnetka
and the north side of Golden Ualley Road is composed of public uses except
for 3 parcels of land (Post Office, McDonald's, Miller's Sales) .
A proposal being considered by the Golden Ualley City Council is pur-
chase of those parcels sometime within the next five years. The acquisition
would be desirable for a number of reasons. In order to achieve the City's
objective of removing the bulk of traffic off of Winnetka and onto the by-
pass, in turn opening up the central business district, facilitators of
heavy volumes of traffic (McDonald's and the Post Office) should be relocated
within the Valley Square Area.
7he Post Office is a heavy generator of truck traffic as well as large
volumes of general traffic. It is more closely synonymous to an industrial
land use. The Post Office currently leases the property on Winnetka and has
expressed a willingness to move from the existing building when the lease
expires, January 31 , 1981 . It has been recommended that the Post Office be
relocated to the corner of Boone Avenue and the 7th Avenue service drive.
This site will provide excellent road access and there will be room to pro-
vide garages for storage of vehicles not in use.
The City itself will need an area for additional civic development.
There is a need for more storage area for bulk materials (salt, sand) and
. a mechanical garage for City vehicle maintenance problems. Additional
possibilities are a community center and civic auditorium and a garage
for staff cars.
All the redevelopment activities in this Phase would have to be publicly
induced and require full public funding. The following process outlines the
steps necessacy to complete Phase 111 - if it is determined by the City Coun-
cil to acquire these properties:
1 . City would acquire, through its Housing and Redevelopment Authority,
the property currently used by McDonald's, Miller's Sales, and the
Post Office. (Sometime within the next 2-5 years) .
Legai Description: Plat 84532, Parcets 383�,3805.3510
Address: 720,740,700 Winnetka Avenue North
2. The three businesses will be relocated within Valley Sguare area
if possible.
3. The City would use land for future expansion of the civic center
facilities.
•
t6
�
• PHASE IV: VALLEY SQUARE COMMERCIAL AREA
There are presently 150,000 square feet of retail space in the Valley
Square Area. The retail areas are the key to the continued viability of the
- Valley Square Area as a Central Business District. The three prime retail
areas - the Golden Valley Shoppina Center, the block containing the Valley
Plaza Shopping Center, and the Super Valu/Winnetka Avenue 5hops - will be
encouraged to be maintained and strengthened. Some changes in the types
of retail shops may be appropriate as improvements in the area occur.
The block containing the Valley Plaza Shopping Center, bounded by 4Jin-
netka on the west, Rhode Island on the east, Highway 55 on the south and
Country Club Drive on the north, currently contains a mix of uses: office,
retail , and light industrial . This entire block should be a retail use.
Because of the topography of the area and the incrementa? nature of its
development -- buildings scattered among the block presently have no inter-
relationship. As redevelopment occurs, priority should be given to establish-
ing an inter-relationship of either redeveloped or new buildings and use.
However, a mix of uses would be acceptable if it facilitated a better inter-
relationship of buildings on the block.
The shops located on the west side of Winnetka also have a problem of
orientation. As development occurs to the west, it is important for these
buildings to develop access and improved appearances on their westerly side.
It is the City's intention to actively encourage landlords and tenants to
� participate in an aesthetics program that will include a planting program,
decorative lighting system and more green areas in the shopping centers.
Currently within the Valley Square Area, there is only 17,000 square
feet of office space. I,lith the addition of the proposed office building
on Boone Avenue, that amount will increase to 25,�00 square feet. However,
the space avai.lable is �till deficient in terms of its role in continuing
the viabitity of the area. The area could accomodate anywhere from an addi-
tional 100,000square feet to 200,000 square feet of office space. Additional
office space is needed for two reasons: first, to provide additional services
to people to draw them to the area, and second, to introduce additional busin-
ess hour traffic into the retail stores.
Redevelopment is currently under consideration for the corner of Winnetka
(west side) and Golden Valley Road (north side) . A number of buildings are
vacant and have been boarded up for some time. It is anticipated that ground-
breaking for a new office building will take place i� the Fall of 1g79.
Aside from the City's participation in the aesthetics program, to improve
traffic flow, Golden Valley Road will be straightened west of proposed Wiscon-
sin Avenue North to eliminate the two existing sharp curves. Existing Golden
Valley Road in this area will be vacated upon completion of the new segment.
A final alignment for straightened Golden Valley Road has not yet been deter-
mined and will , where possible, be determined by development desires of adja-
cent property owners. Construction will begin when traffic safety and/or
development necessitates. The activity occurring within this area of Valley
� Square {boundaries - Golden Valley Road - Country Club Drive to the north,
Kelly Orive to the east, Boone Avenue to the west, and Highway 55 to the south)
will occur without direct public intervention (financing andlor acquisition) .
17
� PHASE V: Reiss Greenhouse Property and Vicinity
If a Central Business District is to continue to be viable, it must
have a stable, if not a growing, population to serve. � The population which
the Valley Square Area serves is not growinq. in fact, it is declining.
This corresponds with the general decline in population which is occurring in
Golden Valley due to the reduction in the size of the average household. Addi-
tionally, the population which is served by the Valley Square Area is being
subjected to additional retail and service competition from developments in
both New Hope and Plymouth. A high density residentiai development within
the Valley Square Area itself offers the best opportunity to reverse that
trend; better even than any other type of development, including office.
With the amenities of two golf courses and a creek, plus the close proximity
to shopping and services, it is fett that this area could support an high
density luxury residential development. The parcel that is most appropriate
for that development is the Reiss Greenhouse property. That parcel , with
its view of the Golf Course, and its proximity to the creek, woutd be an
ideal location for such a development. Further, that location, being sur-
rounded by retail and industrial land uses, would not impact unfavorably
if needed height variances were granted,
With the completion of Wisconsin Avenue North this property will no
longer be land locked. It will atso be one of the last large remaining
undeveloped tracts of land still available within t.he City. Although the
City will have no direct involvement in the development of the property,
• it will control through zoning ordinances what types of land-uses do
occur so that they are inter-related to the rest of the Valley Square
Concept and Plan.
Other anticipated development in this area (Boone Avenue to the west,
Chicago Northwestern tracks to the north, Wisconsin Avenue North to the
east, and Golden Valley Road b 7th Avenue Service Road to the south) , will
be the relocation of the Post Office to the property at the corner of the
east side of 800ne Avenue and the north side of 7th Avenue Service Road
(Plat 85080, Parcel 5700) . The land to the north has been developed as
industrial property
Again, the City's role in development and redevelopment of this area
will be minimal . The City will be responsible for the construction of
Wisconsin Avenue North and the Aesthetics Program.
�
.
18
• MODIFICATION OF THE PLAN
This Redevelopment Plan will require many years to implement completely
and will have a major impact on the community during fhat period. In order
to assure that this plan remains consistent with changing community needs
and objectives, further review must be provided.
The Redevelopment plan and associated Finance �lan may be modified at
any time before or after the lease or sale of the project area or any parts
contained therein, provided that modification shall be adopted by the Housing
and Redevelopment Authority and the City Council of Golden Valley, upon such
notice and after such public hearing as is required for the original adoption
of the redevetopment plan.
However, where the Housing and Redevelopment Authority determines the
necessity for changes which do not alter exterior boundaries, increase the
amount of bond indebtedness to be incurred or use of revenues derived from
the tax increment district; such changes shall not be construed as modifica-
tion of the redevelopment plan nor require approval of the City Council .
Therefore, changes of this nature may be made by the Housing and Redevelop-
ment Authority.
s
•
19
• RELOCATIQN
The Housing and Redevelopment Authority of Golden Valley, Minnesota
accepts its responsibility under State and Local law for relocation and will
administer relocation operations for families, individuals, and businesses to
be displaced. The Housing and Redevelopment Authority of Golden Valley,
Minnesota certifies that there are available, or will be provided, in the
project area or in other areas not less desirable in regard to public utitities
and public and commercial facilities and at rents or prices within the finan-
cial means of the families diselaced from the project area, decent, safe and
sanitary dwellings at least e�ual in number to the number af such displaced
families. The re�uirements of the Federal U�iform Relocation Assistance and
Real Pro�erty Acquisition Policies Act of 1q70, acts amendatory thereof, and
regulations and adopted pursuant thereto will be complied with.
Relocation personnel will be conveniently avaitable for site occupants.
Interviews will be conducted with site occupants to determine their retocation
needs and to give them information regardina their rights relative to reloca-
tion services and payments.
All relocation housing shall be inspected before families are referred.
No referrals shall be made to substandard housing. Referrals shall be given
only to decent, safe, and sanitary housing which shall be accessible to the
place of employment of the primary wage earner and in an area which is �not
less desirable with regard to public utilities and public and commercial
• facilities than those existing in the area from which the families are being
displaced, and at rents and prices within the financial means of the families
displaced.
- P
•
20
. = � ; � o
� � 000Qa
� � ,
. ,
�
; � o� o � q
� , -�--------
� � a o
; o000
; o op �_ o
� � �•, ; � Q q (—� (� �
,�1' ��.-�
l� �
- ---._ .. 0 O o f �,
• o`. �
Ca Ca Q � O%�'+ a �`1 t � % 0 Q G��J 1
w O �
��
y� D a 0 t� a •a i � �5
•A wo. r�..• = J G 0
r�\7
�I r� �
1 �LJ � O � �� �
1
Da �� .\ � �
Z W •�•
a . �— o
a < ' o � ��
W �
�
� O �1 � O�
� N II .. �...�.a.w. � ..i.+ �
� ` d � D j
V � � � �� (.
�. ,
� � � i ��
.� E'
� I � � � � i
H ' ' �
I '
ii ' � ,
s �� � ; � :
i�; ;
� t �1 � d
o � I .� � o
� O
� � >
q � �
6 I �
F
W � � �
...�.
�= m
. I � a
� � E O
� �
� 6 W
� �� °�
� � " /��o'°_
� ���n9��
O j � �oc�_ �
I � ; W � � � _�
a o !s � � • i �Z— M
n � � � � . '�" a � ..tCOa
� � �r•S���ac�
L� Q O � � O `��,o
� ..z . � ooaoo���
t �
_; ____.. �n ��
-+ - - . � :' Ow I 7 'c �� 10 .�< � ` �'l% "� �
_. ;}o,f�_ , . A �: �, ve.� .. z
" °- ---- •- r_�—._�.--- IC: Mi .°. � '
� ` • i3 8 � ; ---- , _ —��; o i� �0 p ----
�; j _ l;0.5 � � •� �i 13 :F 8 0 ::�. .'"n 9 °{s ' `io I.�. 3 „� �(d1
` o' .�-__ _ ' _ _._.._'_1______;_. _ �i257 �� _ _-r B�- :�
� ,,,� t2 9 ' �M0�2 � 9 • .. ` d 8 �•` /;,.` �.• g �` 4 c`'..
� � ��_ ___..��� �4 i4a '`�� ib ��: � .� � - • - - �� ' ��
� `N 0 I( Q; 10 �.+ .,: ~' 11 "r_�. x oy� T �o h..� ar ^ !f� a 8 . 5 ��
� .. , � , ,,v �,.p ^ • '�',� � �. ;. ^� _ �� o_c.s r�
. ,ti �! .o .. � � � _
e�S� 1 z.S 3e �.S + ' �y 3 .e �
} �� ;I (f'Yt 'C• �0�. •1. :S� ��/,+j�t � J ' J. 7 M� 6 t�i
� 3 �' �� �✓ . ��.� ��.` „�' "C �o: � �l t � ..�i+ �
� ;.� 16� . �, .. ��'AIRLI►UL�;.e;=-.; ;�? ST. o f
� 's � ,
� • ..��G G • b '17
/� IC ap li .. .
� . --�---� ---- ----:• ------� . . :,�o.e_.--- ----- �''036 Gs _512 ) _ .' Cis1 �'
�° � ���tu�
..• ; . ( , —��-- � �
°.. �ue�.b•!!C � —� .
B a o. �
l si,`. ie ! I 545.�� # 'Q��� �0 �O ��6.: 344� + 3�
' '- � r'' •� ,~ o �,� 1
� 3 _. - ;�, tS�� I•3 : � 17 � . ��;,
! �i��' ' ���� � -- - -�-- _. . _�_e `�
, � �__._._ c� --�-
; ___ tso..` �" �,,, j � 3. �a -- I •
� f/ ' �f ;C Z� 9./Q �'� `� � � g � �L
� ! � v a W
� M a. � �-- - � 4 ------3���-f�_—� ��,.y
o . -.,
� 33�� �' � � � �.
� - m .� �
r. '� ° 2i �
� : o � ; . , �� 0 15 °� �.
' Y. ii�� '', �_� � O '� .
_:�0 4� �
�?,t� --- � �� ���.
� � �:�, j. ---� --2
s ' a � z-
, v� `�;`.��� ;ti '• . �•�3• ,c, . _ '{
� ., ��--��,�-`:-.� ° • c` ;`� ? c.., �i4 ° A ��� �:
.�r ..�-� :— : ': '' ^ ;' P.
� J .5.$? = �C:�'�.Ca, � � y i s � " - --------�_.—J_ �°� --
�,J •,�;� ��
a - • - - - _ •i .-a. � �,R�; :,,, /� •'
y �j .! 1 t F" � ��! 2 � V'�� �� �
a-'
f�_ � :v.:-�. _ .J � ,;�'i� �. �-5.32 i' ---- �
� �y r.� �.� --
�:' ` ' i-° �.�3F I � f �, �
t /� �-� � �
!,,1 N __.s N .t i y �• � ff� � •,9_� ���"'__"'_ s
� ---.._��__ � �c': � --- �• - ----
ci " �t ,�. ��F--- - � �� ,
�. n � � `_`:+��� A • �/ P�.:S+� _
� h :e:!�� � 4: .. .' "' ='M �3 (� �rs
� 'S9. -_.1.__:?'i-i \+.•: -. � __ _, i�w � �
1 ('t` I �`' ^ �, � j�� . .
. c!�4� �+ � ��C.r� �' i� r �� �� =� 4`` 34? --
-.i. � (� a � J
3� � ` � �` �
: f. � �� ?.�.`'��� . � ~ �i"�..�_'_ M� O fw0• �i
'�, _ ```. i, �„
� 2 :�� ��,4�. r.,., . ��.�
' ise. .. � 2�;� • �,� � ��'• ��' ti�
,-. .. �•*-�, . , � ?-. 'w, (;�; ;. d. :,•- ..i i•;.� l:-. . :1.::�.;.);:
•�: i� .` �i: L_._3 ar� , }. •'..I�: i..�_ i��'
Si.iA • � l 1 i — ' � ��� .t ��,t•_ r.i .
! �� y;,+ �� �; =� -� � .9: - 'S>" ,,-- �� - �,,►.���:'
1 ""^ (� t. �'• �~°e �r 3e t�. •r -�.1 i�� ;~y n. �j r.�M�.'.
� ' ( .� ; . . = .. C.
� p .� ��'Q'�, .. I;<.9 �o j ��
r. � �. C• s �i j ��
� � . � i 1 �• '�o. � .Z_� � 4J k�..= � „� � , ��
�' 'SO �! .[� yJ�/j,v�`���C,'� � ; •a• ..� �iat/�^ e: •• � .�'' :�J
.\ i.� .`Z':S ., •� t` ..w6 .. i 3?.�S �, :i. ���',,�- '_ • b< _ . ._ I, C l: ..3
�• •'d /. y ��°'.' n ' -r .� .�4•�• .r't —'¢...,,,,,.1
, `y`��' "1 i.�R:t�! b. ,p., w. , , �
N;,sy� - ;���� :�,� .,4�� :.,T s.s �: �}G ' 47 ` �, , �. ; I':'.',`. c
�, .; P.,- �:. � .��• . � �t � . �
33 �' a. . . .ti' .�'l�tt} .,: Ee* �lS � � ` •F,,,,ti,;",-'t' �, ':i:'a :-: + 0
� =-d��-,i«; -� --- ` -:t . : ,� oFFice e�o� .;� � �� �a `
� ._ '-`'- a--1:4 =�-:i � : .. ,-�.:_ f�.�. .,..,., � ; �< s `' ,.. �,� N
. .`e. `�_ �/�. �F�ji'.r, �'��Ei� • - �..� �! �.
54..: �.:I__:1
C�tl�Tf�l' -�:E��3—D�ClY�-- � " '�
A ���; �':'6c. - - �. ..
��°•�'=9 E . D• ::35.�E� --- - • -- ',� :�-��.i�..�,:a
�' �:s.st 4 ... ., ,�:��. .
��aet.;� . -. ti�.e i
-`LS 6.9 f
�`F?r'
.''i�:\ �13�
'' �'%U:�i
" �7R?�
_..:.>A;�J
:
h
� FINANCIAL PLAN �
The method of financeing the Redevelopment Plan contained herein
will be Eomplex and involve several sources of funding. Regardless of
the total cost of the prolect, most interest is aroused by financing
methods and resultant direct costs to the taxpayers and land owners
involved. To the extent feasible and practicable, the Valley Square
Redevelopment Project will be financed in such a manner that the
average Golden Valley taxpayer or home owner will not be taxed to
assist in project costs.
In any event, the central business district project should prove
to be of benefit to the average Golden Valley taxpayer through total in-
creased tax return to the community, general environmentat improvement,
a source of civic pride, added employment and removal of blight threat
to nearby residential areas.
Methods for Financinq Project
1 . Tax Increment Financing
Tax increment financing is a method for financing redevelopment
projects with the additional taxes genereted by the redevelopment pro-
ject. It was authorized by the State Legislature in 1969 as an alter-
� native to federally financed urban renewal funds which are no longer
availabie to the extent that they were in past years. Many Minnesota
communities have undertaken redevelopment projects using tax increment
financing as the primary source of funds.
In essence, annual additional taxes generated by development provide
necessary "front end" money for undertaking additional redevelopment
activities - property acquisition, demolition, relocation, public improve-
ments, etc. Thus, the tax "increment" or difference between the taxes
paid before redevelopment and the higher taxes after redevelopment serve
as the primary funding source. The program is indeed a locally financed,
self-sustaining approach to redevelopment.
tt should be stressed that detailed tax increment and other finan-
cial computations will be made as a part of each individual phase, and
feasibility will be assessed individually at that time. No redevelop-
ment activities will be initiated without strong assurance that the
project phase is economically feasible and that necessary committments
from both private and public sectors are received.
Tax Increment District
In accordance with the strategy for carrying out redevelopment
activities, the Redevelopment Project Area is established as a Tax
•
23
• Increment District. The boundaries of the Redevelopment Area and the
Tax Increment Distrlct are identical . Following approval of the Redevel-
opment Plan by City Council , the County Auditor will certify the district
and "freeze" assessed valuations available for taxation within the dis-
trict at the levels existing at that time. Thereafter, any increased
taxes will be received by the Housing and Redevelopment Authority, but
the tax levels at the time of certification will continue to go to City,
County and School Districts.
Additional tax revenues within the district will result from two
factors - i) new construction, and 2) normal appreciation in property
values estimated at about four percent annually.
While interest in new construction has been expressed, current
economic conditions and other factors combine to create considerable
uncertainty as to the type, extent, and nature of potential new building.
It is difficult to consider tax increment financing for all of the pro-
Ject costs. It is suggested that this source of potential income be
utilized if the opportunity avails itself and conditions warrant by that
the primary source of project finance funds be abtained from among other
available sources.
II . Public Grants-in-Aid
� Some years ago, rather large amounts of money were available from
HUD (Federal) , specificalty Urban Renewal monies. Currently, however,
such outside funds are in short supply. Community Development Year IV
Block Grant funds have been earmarked for this project, to be used during
Phase 1 . This is the one major source of federal redevelopment funding
available to suburban communities that have not yet reached the level
of decline that the center citie5 have. Every effort should be taken to
obtain whatever funds might become available prior to completion of the
redevelopment.
' III . State and Federal Aid Street Funds
A considerable portion of the redevelopment project involves improve-
� ments to the internal raad system of the Valley Square Area. The vacation
of existing roads and the construction of �ew arterials have been designa-
ted as activities involving state-aid streets (Rhode tsland Avenue North,
Wisconsin Avenue North) . This designation makes this portion of the redevel-
opment project eligible for outside funding, not associated with the City's
property tax revenues.
•
24
. i
�
Id. S cial Benefit Taxin Districts and Special Assessments
Th s method of financing is used most often, when improving the
amount o parking and the appearance of the lots in a "downtown" area.
Special enefit Taxing Districts are created to spread project improve-
ment cos s about the be�efited area in a manner that is more fair and in
more dir ct proportion to actual benefits received than a simple front
footage ssessment would be. It is suggested that this method of financing
be utili ed for both site improvement, long-term maintenance and creation of
lots in the central business district.
The amenities such as a decorative street lighting system, boule-
vard planting program, sidewalk and street furniture, planter areas and
the like will not be evenly distributed, nor will equal benefits be de-
rived. Such costs (including long-term maintenance and replacement)
will be financed through special assessments and general city support
through tax increments.
CONCLUSION
A each individual project phase is planned and programmed in
� detail , these and other possible sources of funding will be investi-
gated t determine the most appropriate method. Again, as stated in
the Fin ncial Plan introduction, the Housing and Redevelopment Auth-
ority i committed to undertaking redevelopment activities with no
support from the general fund property tax levy. .
* -
�
25
,
� ROADW Y WIDTNS OF STREETS WITHIN THE VAILEY SQUARE AREA:
STREET WIDTH
BOONE AVE - T.H. 55 to 7TH AVE 48 FT
BOONE AVE - 7TH AVE TO PLYMOUTH AVE 44 FT
BUSCH ST. (PROPOSED 30 FT) �
COUNT Y CLUB DR - WINNETKA TO PENNSYLVANIA 44 FT � �
GLENW OD AVE - COUNTRY CLUB DR TO KELLY DR 30 FT
GOLDE VALLEY RD ° 7TH AVE TO VERMONT AVE 30 FT
GOLDE VALLEY RD - VERMONT AVE TO WINNETKA AVE 44 FT
GOLDE� VALLEY RD - RHODE ISLAND TO PENNSYLVANIA 44 FT
KELLY DR 30 FT
� LEWIS ROAD 30 FT
MAREN LANE - WISCONSIN AVE TO VERMONT AVE (PROPUSED 36 FT)
MAREN LANE - VERMONT AVE TO WINNETKA AVE 36 FT
PENNS LVANIA 27 FT
RHODE ISLAND - T.H. 55 TO COUNTRY CLUB DR 36 FT
RHODE ISLAND - COUNTRY CLUB DR TO 10TH AVE (PROPOSED 44 FT)
7TH A ENUE 30 FT
IOTH VE - BOONE AVE TO WINNETKA AVE 44 FT
IOTH � VE - WINNETKA AVE TO RHODE ISLAND 44 FT
WINNE KA AVE - T.H. 55 TO 60LDEN VALLEY RD 48 FT
WINNE KA AVE - GOLDEN VALLEY RD TO tOTH AVE 44 FT
WISCO SIN AVE - GOLDEN VALLEY RD TO 10TH AVE (PROPOSED 44 FT)
�
� T0: GO�DEN VALLEY PLANNING COMMISSIOPJ DATE: FEBRUARY 17, 1g82
FROM: MI�E MILLER, PLANNING � REDEVELOPME�JT COORDIiJATOR
SUBJECT: RE UEST FOR SPECIAL USE PERMIT - H. I . ENTERPRISES, INC.
H. I . Enterp ises, Inc. is requesting a Special Use Permit to construct and operate
a convenienc food store/gasoline service station within a Commercial Zoning
District in ccordance with the provisions of Section 5.03 of the Golden Valley
City Zoning rdinance. The site of this proposed development (see attached map)
is 7901 - 7g 1 Wayzata Boulevard, w�ich is the site of the former Bang - Bang
Oil Company n the Southwest quadrant of the intersection of Winnetka Avenue Sauth
and Wayzata venue.
The property in question involves two parcels of land, the former Bang-Bang Oil
Company (790 Wayzata Boulevard) and a single-family dwelling (7921 b/ayzata
Boulevard) . Adjacent land uses include residential (St. Louis Park) and business
and professi nat office. It is the expressed intent of the proponent to mdve
the single f mily dwelling from the site to facilitate development. The p�oponent
also intends to remove all vestiges of the former Bang-Bang Oil Company as well .
On March l3, 1980, the City Council approved a Special Use Permit for this use
on this site (see attached City Council Minutes.) Subsequently, the proponent
• asked for th ee extensions of time on the permit to allow for more preparation for
construction Twice the City Council extended the deadline for implementing the
permit. The third time, the extension was denied and. the proponent advised to
reapply when more adequately prepared to implement the permit. In addition,
part of the�p operty was rezoned so that the entire site would be zoned Commercial ,
and a number f zoning variances were granted by the BZA to facilitate orderly
development. Atl in all , it is quite apparent that the City Council has been
most cooperative and patient with the proponent in this case. '
RECOMMENDATI N
The proposed land use for this site does appear to be appropriate. I would recom-
mend favorab e consideration of this Special Use Permit subject to the following
conditions:
1 . That neitherthe Special Use Permit nor any building permit be issued until
the prop rties at 7901 and 7921 Wayzata Boutevard have been combined into one
parcel ; nd � '
2. The exis ing residence at 7921 Wayzata Boulevard be removed within 90 days of
completi n of construction of the new facility.
MHM:kj m
Enc.
�
i �
� �gular Meeti g of the City Council - March 13, 1980 ��
grookview Stu Re ort (continued)
� yppED by Psitc ell, seconded by Anderson and carried to receive and file the amended
report of the Brookview Study Committee and to take up further discussion at the
il of � Council/Manag r meeting of April 8. and the Council Worksession of April 15. ,I'
'alleq � Frankie Franc 1 Re Detached Worker Pro ram ' I
a�d � frankie Franc 1 -. YMCA Detached Worker Program - Gave aome background of the plogram
EngineE: and introduce Clinton Berg, Detached Worker.
Clint Berg ga e an update of the crisis program he is in charge of and answere questions
presented by he Council.
of the Bond Resoluti n - Northland Com anies
Member Johnso introduced and read the following resolution and moved its adoption:
BOND RESOLUTION
�f Marct $2,000,000
CONIMERCIAL DEVELOPMENT REVENUE BOND OF 1980
(THE NORTHLAND COMPANY PROJECT) �
The �otion f r the adoption of the foregoing resolution was seconded by Membe� Mitchell
and upon vot� being taken thereon, the following members voted in favor theredf:
Anderson, Jo nson, Mitchell, Stockman and Thorsen and the following voted aga3�nst the
nittede� same: none, whereupon said resolution was declared suly passed an ad�gted, signed by
Athe Mayor an her signature attested by the Clerk.
rom Carc' Tem orar S cial Use Permit - 7901 Wa zata Boulevard
�tOVED by And rson, seconded by Stockman and carried to approve the special us� permit
for 7901-792 Wayzata Boulevard, sub3ect ro conditions listed below: ,,
, ',
as sub� 1. The properties located at 7901 and 7921 be combined into one '
parcel.
2. All necessary rezonin� and waivers, if necessary, be applied for.
�r's lic 3. Existing residenc� at 792Y Wayzata Blvd. be re�oved upon final
completion of all co:�struction on the combined sites.
:or's lic 4. Temporaty permit be condixioned on proponent immediately
initiating all actions to accoaplish all noted.
5. Temporary permit to be for balance of cal��r_dar year, 1980 with
proponent to return to City Council at second meeting to be held
; minutes January, 1981 for review by City Council.
f:all Public Aearing - 7901 Wayzata Boulevard (80 LF 2 & 80 WM 2)
MOVED by Anderson, seconded by Mitchell and ca-_ried to accept the request of Izhe
t t the Petitioner to withdraw the xequest for public hearings on 80 LF 2 and 80 WM 2,�
� rall Public 'iE�ring - Calvary Community Services Corp. (PiTD �26)
MOVED by 3ohnson, seconded by Mitchell and carried to ca11 a public hearing an PUD �26-
Calvary Community Serv�ees Corporation for April 7, 1980.
t 11
gular Meeting of the City Council - January 20, 1981 �
4 thletic Com lex - Little Lea ue and Babe Ruth
were e Mayor opened the meeting for public input and persons present to do so were afforded
ig no on �e opportunity to express their views thereon.
vid Latvaaho - Spoke in favor of using Seeman Park for Little League baseball games
iding t or the year tg81 and upgrading the facilittes at Lions Park for permanent use for 1982.
lows:
yer Tapper, President, Golden Valley Babe Ruth League - In favor of using Seeman Park
tSEN - Y or littte league.
na Moede, Women's Auxiliary President of Little League - Spoke in favor of using Lions
ark in 1982•
� use of
� housin rlette Tatley, Women's Auxiliary President of Babe Ruth - Spoke 1n favor ofi Golden
lley's support of Little League and Babe Ruth programs.
were af yor Thorsen closed the public hearing.
he Mayor requested the Open Space � Recreation Commission to constder that at their
Seeman anuary 26 meeting. Council to receive recommendation on February 3 to make a decision
or implementing upgrading of LTons Park.
lden Valle Health Center - Re uest Extension of Fill Permit to 7/31/81
to mi OVED by Johnsen, seconded by Stockman and carried to approve the requested extenston
iec� s f fill permit for Golden Valley Health Center to July 31 , 1981 •
P
�stigateRequest for Searchlight - Rudy Luther's GMC Truck
n previo�
i to the!14VED by Johnson, seconded by Mltchell and carried to approve the request for a search-
ight for Rudy Luther's GMC Truck on January 28 and January 29, 1g81 , subject to the
nditions recomrr�nded by staff.
CS Mana ement Plan - Re uest Extension of Deadline for Filin
were af '
VED by StocN.man, seconded by Johnson and carried to approve the request of Calvary
mmunity Services to extend the deadline for filing of their management plan to
�r watve ebruary 17, 1981 .
� I Enter rises - Re uest Extenston of S ecial Use Permit to 6/1/81
F the pl yED by Anderson, seconded by Johnson and carried to approve the extension of special
e permit for H � 1 Enterprlses to June 1 , 19�1 •
� the mo usin Pollc
reviousl scussion of Housing Policy. Page 3, Paragraph 4 of the Housing Policy, change to
ad as fotlows: "Ownership becomes particulariy important in any P.U.D. housing
oJect. The P.U.D.s inco�porating assisted housing will have to prepare and adhere
t Cou a viable manayement plan as part of any P.U.D. (Planned Unit Development) contract.
� y management ptan will have to be reviewed and approved by both the Human Rights
mmission and by the Housing and Redevelopment Authority where the HRA is involved."
ge tl of the Housing Policy, Objective 4, change to read as follows: "TH'E CITY WILL
COURAGE EQUAL OPPORTUNITY IN THE AREA OF HOME OWNERSHIP AND RENTING."
� �
O
�
�
� � �
\ �
� V �
� � � �
=_�zrs�i... �° � ' ? �
� ���'� � ,, ,� j � z O 1`
�° � �' -� M , � a
l°'roc; b's o � - �. , ' `� � j
°�� p z.: no6 ' ' 06 ��. - /� � � �
', n, � •; e.>� ,� �— , _ �
►" M � � � n2-/r °'I ` � "`•� �=--� W V
• b �s: �� � c�s ; �
r 1�v� s6 � Q h o .'�•� W
� Od? � o �^L a-„>;�.S � � �y �O . o�'��.G9�A�'� '� �. 1
� a - o� �h '/ u q N � �` �/
I - -_,�� .� , :�6-- _ g�P O - , � �
� `�° � � K� ''WasP.:5 � E��� � O •
s�;a ,�� � �,� � � ,� � M � \ �, - ` � � ` 0
. .. o� 06 ��.4 � �s h= � ^ :� � ti ' !.
x �
cc` .. �6 `�G6� `-', Q 2` � � �
V � �
°« o�g He1� . v �fs.;r����� � �s� � � -m; oti� W
� � � �°'' ' �' J Z
o s:� i =
� � � � > s • '�s'-� � � a�� �� � �' �
' o ass ' ' '� �'
-f✓d �l � � ` � :-� � a-_' 9i1i. �Op��� 0 � V �
cp� _ _ df�: S \ �' ' •s. . �
.i h �C - ' _ �6; °s, �\ ''�OOF e
� �,. - _f8d �� h .. _
�[; v�' ��'.!9�- � ;'v < ' d'£L ,Q�� '�. 0�
• d� •� _+ .~ .Jt,' � �02� _ � e.i • Q
S�_ � SG.; �s ^`t� �`6 � O
�>s _��� � �.�,°s ��J�� � 6:
��� � :r F��.toa����
� :-`:� v�c;,', �• � � `°l ly���i b
`\ tio° � �ao "LI. 1 i��F ie �
" • �� � k/� �,; �. ti �P • �� ,� � � �� °
' � / +� \�1�± �� � , 9on O
� �o-�ay. Gj o���. � N , °' � •
°9 Ql
�; 'v,/0 � • �"�• "'Gj2?`� a t�
o ;' � �'^ . R . �1. � •
a r_ y � �s. , R o �
; _ ,, A ��S�o ,�y�� SS, �
.� G 6'
d�31� - � .�'��� 56�� �p�5 ,B 3� � �
� _ ,• �, �j ,c'� q _ o. � o
• '� -�- - - �'r ti ° I� �y.o � '��' s�i
. " � p� b. � ' � •� �SF
� / h1 6m�� `': d' � 'a�
/ Q °
/ � N�'t � Y
SOO// � O �
� � T
d �
�7 � M �
� '�
. � � / �� P rJ � �
u�
I _` Q �I O ", '
--- — � 1' � `� � ' N-j �.
__f�; ��` . a6 8s ` -J p�
/ e� 9g 5� B � �- � �. �C
N'M �;9y' � - ' � — (n �V
�/`� \ Q�� ti�o�° tiy���0 1�4'G9� \ �i ti � Z C`°5� �
, ,, 5��� ja , , va � �. _ .�� �
� �8D�6:u�r a— �h��' ' h � � ti
� 7 L .. °� ,., 'n
� \ ` � — .
, ; �� ° N - ,: W J } .:
� �-� �� V /� I— '
~ � �i U y'L':
� '� %� ¢� ! • Y LL W M.�k
�
/ � C'� t�� � .a
V
�a � � � D Q �o�
`,e� � � �' 'V � O '� ���,,FO
1 � ti I ! a -.- Q w
D
� ''1 � SI__i
0 Q J
0
� �. °°� � oo aoi a Q � N Q
•� �la �o Bbr ' _Ki- ^ �
[ l
• T0: GOLDEN VALLEY PLAPJNIPJG COMMISSION� DATE: FEB. 17, 1932
FROM: MIKE MILLER, PLANNING � REDEVELOPMENT COORDINATOR
SUBJECT: REUISIONS TO THE CITY ZONING ORDIPJANCE
Attached you will find high-lighted copies of proposed revisions to the
following chapters of the Golden Valley City Zoning Ordinance:
1 . Institutional Zoning District
2. Commercial Zoning District
3. Open Development Zoning District
If time allows on February 22, 1g82 perhaps some of this material could
be consdered by the Ptanning Commission.
•
MHM:kjm
i
�- %( •-- 8�'
r
CHAPTER 2: OPEN DEVELOPMENT ZONING DISTRICT
�
OMIT SECTIOU 2.01 . Open Development District Defined. - For the purpose of the
Zoning Code and for no other purpose, all of the territory of the Village of
Golden Valley shall be and the same is hereby established as a place in the
Open Development District, excepting therefrom such portions of such territory
otherwise in the Zoning Code specifically placed in and established as some
other district.
ADD SECTION 2.01 . Open Development District Defined. - The Open Development
Zoning District shall be utilized to classify certain land areas which are
either undeveloped or underdeveloped, and have as yet not reached their full
potential . Such land areas may also include either permanent or temporary
open space as well as land areas that have marginal development potential .
OMIT SECTION 2.02. Rezoning and Changing Uses. - The Village Council shall from
time to time re-examine the zoning of the Village or any part of it and may
at any time establish all or any part of the Open Development District as
a part of any other District herein, or hereafter established, in accordance
with the needs, development and growth pattern of the Village; provided,
however, that nothing herein shall be interpreted as prohibiting or preventing
the rezoning of any District or part thereof or changing or altering the uses
permitted in any District or any part thereof.
ADD SECTION 2.02. Rezoning and Uses. The City Council shall from time to time
re-examine the zoning of the City, or any part of it, and may at any time
• establish all or any part of the Open Development District as a part of any
other Zoning District now or hereafter established in accordance with the
needs, development and growth pattern of the City; provided, however, that
nothing herein shall be interpreted as prohibiting or preventing the rezoning
of any District, or part thereof or changing or altering the uses permitted
in any District or any part thereof.
OMIT SECTION 2.03. Uses Permitted. Any building, structure, improvement or
premises may be erected, established, altered enlarged, used, occupied or
maintained in the Open Development District under the provisions of the
Zoning Code for the purposes permitted in the Residential District , under
the same restrictions applicable to the Residential District , and for the
following additional purposes :
' 1 . (Multiple Dwelling removed from this Section by Ordinance No. 26,
1/21/58, is now found in Chapter 4.)
2. Farming �except fur farming, either pelt or wool ) , truck gardening
and orchards .
3. Non-commercial horticultural nurseries.
4. Non-commercial conservatories for plants and flowers .
5. Private, non-commercial greenhouses.
� 6. Transportation rights-of-way.
r
�.
ADD SECTION 2.03• Uses Permitted. Only the following uses may be allowed as
• Permitted Uses within the Open Developnent Zoning District:
Private or public lands utilized as either permanent or temporary
open space, and maintained in a natural environment setting. Such
uses include bird and wildlife sanctuaries, wetlands, and such other
land areas that would be damaged by the development thereof.
OMIT SECTION 2.04. Stables . Accessory buildings : A private stable for the
housing of permitted domestic animals shall be so situated on a plot of
land of adequate size that no part of the stable shall be closer than one
hundred twenty-five (125) feet from any street line no closer than sixty (60)
feet from any lot line of adjoining property nor closer than sixty (60)
feet from any wel l from which water is used.
ADD SECTION 2.04. Conditional Uses. The following Conditional Uses may be
allowed after review by the Planning Commission and approval by the City
Council in accordance with the standards and procedures set forth in Section
20 of the Zoning Code:
1 . Recreational Uses, such as baseball , softball , football , soccer, hockey,
tennis and/or similar outdoor sporting events.
2. Horticultural (and/or agricultural) private nurseries and greenhouses.
OMIT SECTION 2.05 Maximum Lot Coverage. No buildi�ng or structure allowed as
either a permitted or Conditional Use shall cover more than 25 percent of
• the total lot area within an Open Development Zoning District.
ADD SECTIOP� 2.06. Yard Requirements. In the case of premises abutting a
Residential or R-2 Residential Zoning District, side and rear yard setbacks
shall not be less than 50 feet in width or depth, of which at least 25 feet
adjacent to the property line shall be landscaped, planted, and maintained
as a buffer zone.
ADD In the case of a premises abutting a Zoning District other than Residential
or R-2 Residential , side and rear yards shall not be less than �0 feet in
width and depth, of which at least 15 feet adjacent to the property line shall
be landscaped, planted, and maintained as a buffer zone.
ADD SECTION 2.07. Front Yards. No building or structure in the Open Development
Zoning District shall be located less than 35 feet from the property line
along an abutting public street. All portions of parcel of land abutting
a public street shall be regarded as Front Yards.
ADD SECTION 2.08. Parking Requirements . All permitted and Conditional Uses
allowed within an Open Development Zoning District shall provide off-street
parking facilities. All parking stalls shall be at least 9 feet in width and
20 feet in depth.
�
. � �/<; ,� i.-_
CHAPTER 1 1 . I NST I TUT I OPJAL ZON I I�G D I STR I CT
•
SECTIOPJ 11 .01 . District Established. Institutional Zoning Districts are
hereby established as follows:
(Legal Description of Areas)
(Note: This section number is used in Ordinances rezoning tracts of
land to this Zoning District. As to any specific tract or district,
reference is made to the 1955 Village Code and subsequent rezoning
ordinances as they appear in the City Ordinance Book. )
SECTION 11 .02. Uses Permitted. The following uses shall be permitted in the
I-1 Institutional Zoning Sub-District.
1 . Churches;
2. Schools, public and parochial , excepting colleges , seminaries and
other institutes of high�r education;
OMIT 3. Such other uses which, in the opinion of the Village Council , are
compatible with the uses specifically described abovea
The following uses shall be permitted in the I-2 Institutional Zoning Sub-
• District:
1 . Public and private libraries;
2. Museums;
3. Colleges, seminaries and other institutes of tiigher education;
OMIT 4. Such other uses which, in the opinion of the Village Council , are
Compatible with the uses specifically described above.
The following uses shall be permitted in the I-3 Institutional Zoning Sub-
District:
OMIT l . Lodge Halls and private clubs;
ADD l . Rest Homes , Sanitaria, Nursing Homes, Clinics and other buildings
incidental to the operation thereof;
OMIT 2. Such other uses which, in the opinion of the Village Council , are compat-
ible with the uses specifically described above.
� �
:
•
The following uses shall be permitted in the I-4 Institutional Zoning Sub-
District:
• 1 . Golf courses, country clubs andpolo fields, excepting those carried on
as a business such as miniature golf courses;
2. Parks, playgrounds, City offices, fire stations, and other lands incidental
to the operation of the City;
OMIT 3. Such other uses which, in the opinion of the Village Council , are
compatible with the uses specifically described above.
The following uses shall be permitted in the 1-5 Institutional Zoning
Sub-District:
1 . Cemeteries;
2. Such other uses which, in the opinion of the Village Council , are compat-
ible with the uses specifically described above. (Ord. PJo. 134, 6/2/64)
ADD SECTION 11 .03. Conditional Uses. The following uses may be allowed in the
following Institutional Zoning Sub-Districts when approved by the City Council
in accordance with the provisions of Chapter 20 of this Ordinance.
1 . Congregate Housing - Housing for the elderly, providing at least one pre-
pared meal per day, in a common dining room. Such Housing may also
provide certain medical and social services over and above what might be
• provided in a standard elderly apartment complex. Congregate Housing
may be allowed as a Conditional Use only within the I-3 Institutional
Zoning Sub-District.
ADD 2. Elderly Housing - housing (either subsidized or unsubsidi2ed) specifically
designed and built for occupancy by elderly persons in much the same way
that standard multi-family dwellings might be built and managed, but not
providing the same services as Congregare Housing, may be allowed as a
Conditional Use only within the I-3 Institutional Zoning Sub-District.
ADD 3. Hospitals, and out-patient surgical facilities may be allowed as a
Conditional Use only within the I-3 Institutional Zoning Sub-District.
ADD 4. Lodge Halls and private clubs may be altowed as a Conditional Use only
within the I-3 Institutional Zoning Sub-District.
ADD 5. Group Nomes (for the mentally and/or physically handicapped) , residences
and/or treatment facilities for the chemically dependent etc. may be
allowed as a Conditional Use only within the I-3 Institutional Zoning
Sub-District.
ADD 6. Child Day Care Facilities may also be permitted as a Conditional Use
within the I-1 , I-2 and/or I-3 Institutional Zoning Sub-District.
ADD 7. Such other uses which, in the opinion of the City Council ,�are reasonably
compatible with the uses specifically described in Sectiorr` 11 .02 of this
• Ordinance may be permitted as a Conditional Use.
ADD SECTION 11 .04 Height. No building or structure other than water tanks
• and water tank towers, shall be erected to exceed three (3) stories in height
in the Institutional Zoning District. Church spires , belfries , chimneys and
architectural finials may be permitted to exceed the maximum provisions of
this Section when erected in accordance with the Ordinances of the City
of Golden Valley.
ADD SECTION 11 .05 Use of Land. For the purpose of maintaining the character
of this Zoning District , no buildings or structures shall occu�y more than
twenty-five (25) percent of the area of the lot or premises .
OMIT SECTIOPJ 11 .05. Hospitals, etc. , Hearings. Recogni:zing the necessity for
hospitals, sanitaria and cemeteries and at the same time the fact that they
may be inimical to health, safety and general welfare of the community
if located without due consideration of the conditions and surroundings , no
hospital , sanitarium or cemetery shall be permitted except after a public
hearing and upon vote of the Council . The Council �shall on request of the
applicant fix a date which shall not be less than ten ()0) days nor more than
thirty (30) days away for a hearing on the necessity and convenience to the
community and whether it will be detrimental to the helath, safety and
general welfare. PJotice of such hearing shatl be p��sted in at least three
(3) conspicuous public places in the Village of Gol��en Valley. (1955 Code. ,
10105) •
OMIT SECTION 11 .05 (a} . Loading and Parkinq. Adequate areas for off-street
loading or unloading and parking of motor vehicles �shall be provided in each
Institutional Zoning District, and the minimum number of parking spaces
• provided in such district and their location shall be determined in accor-
dance with the provisions of Section 13 of the Zoning Code. (Ord. �Jo. 273
and Ord. No. 131 )
ADD SECTION 11 .06. Loading and Parking. Adequate areas for off-street loading
and unloading of trucks and service vehicles shall be provided in each
Institutional Zoning District . The minimum number of off-street parking
spaces provided in each Institutional Zoning District shall be as follows :
1 . I-1 Institutional Sub-District - One (1 ) parking space shall be provided
for each four (4) units of seating capacity in churches and schools;
2. I-2 Institutional Sub-District - For libraries and museums , at least one
parking space for each four (4) units of seating capacity shall be provided.
Colleges, seminaries and other institutes of higher education shall provide
at least one (1 ) parking space for each four (4) units of seating capacity,
of one (1 ) parking space for each four (4) students based on total enroll-
ment, whichever is greater.
� �
:
•
ADD 3• I-3 Institutional Sub-District - Lodge Halls and private clubs shall
• provide one (1) parking space for each two and one half (2 1/2)
seats based on maximum capacity design. One (1) parking space shall
be provided for each three (3) employees , plus one (1) parking space
for each four (4) beds in Hospitals, Sanitaria, Rest Homes, and
Nursing Homes. For Clinics (Medical or Dental) one parking space
for each three (3) employees, plus one (1) space for each doctor
and one (1) parking space per each 250 square feet of gross floor
area shall be required. For Congregate and/or Elderly Housing, one
(1) parking space shall be provided for every two (2) dwelling
units. Such spaces may be uncovered. Group homes, and residences
and/or treatment facilities for chemically dependent persons shall
provide one (1) parking space for each four (4) beds, plus one (1)
parking space for each three (3) employees, and one (1 ) parking
space for each resident vehicle.
4. I-4 Institutional Sub-District - One (1) parking space shall be
provided for each 5 patrons based on holding capacity for golf courses,
country clubs, or polo fields. In addition, one parking space for
each three (3) employees shall also be provided. City offices shall
be provided with off-street parking on a basis of one (1 ) parking
space for each three (3) employees , plus adequate parking to accom-
modate visitors having business at City offices. Fire stations and
other similar facilities shall provide at least one (1) parking
space for each two (2) on-duty personnel based on maximum personnel
per shift.
• 5• I°5 Institutional Sub-District - Adequate off-street parking shall
be provided for visitors and employees at cemeteries located within
this Zoning Sub-District.
6. A11 parking stalls within the Institutional Zone District shall be
at least 9 feet in width and 20 feet in depth.
OMIT SECTION 11 .06. Yard Requirements. In the case of prernises abutting a
Residential or Open Development Zoning District, side e3nd rear yards shall
be not less than fifty (50) feet in width or depth, of which at least the
twenty-five (25) feet adjacent to the lot line or prope�rty tine shall be
landscaped, planted and maintained as a buffer zone.
In the case of premises abutting any zoning district oi:her than a Residential
' or Open Development Zoning District, side and rear yarcis shall be not less
than thirty (30) feet in depth or width, of which at le:ast the fifteen (15)
feet adjacent to the lot line or property line shall be: planted, landscaped
and maintained as a buffer zone. (Ord. No. 131 , 12/6/61) .
OMIT SECTION 11 .07. Front and Side Setbacks. No building c�r other structure in
the Institutional Zoning District shall be situated closer than fifty (50)
feet from the front property line along abutting stree�t or closer than
thirty-five (35) feet from a side yard property line which abuts a._ street.
(Ord. No. 131 , 12/6/61 ) . F �
►
•
-4-
ADD SECTION 11 .07. Yard Requirements. In the case of an Institutional premises
abutting an Open Development, Residential , R-2 Residential , Multiple Dwelling,
• Business and Professional Office, Commercial , Light Industrial , Industrial ,
Railroad, or Radio Zone District, side and rear yards shall not be less than
30 feet in width and depth, of which at least the 15 feet adjacent to the
property line shall be landscaped, planted and maintained as a buffer zone.
ADD SECTION 11 .08 Front Yards. No building or structure in an Institutional
Zone District shall be located less than 35 feet from the property line
abutting a public street. All portions of a parcel of land abutting a public
street shall be regarded as front yards. All front yards shall be planted,
and landscpaed, and shall contain no off-street parking.
�
� �
:
•
CHAPTER 5: COMMERCIAL ZONING DISTRICT
•
SECTION 5.01 . Commercial Districts. Commercial Districts are established as
follows:
(Legal Descrption of Areas)
(P�ote: This section number is used in Ordinances rezoning tracts of land
to this Zoning District. As to any specific tract or district, reference
is made to the 1955 Village Code and subsequent rezoning ordinances as
they appear in the City Ordinance Book. )
OMIT SECTION 5.02. Commercial Uses Described. In Commercial Districts no building
or premises shall be used and no buitding shall be erected or altered except
;,for purposes customarily necessary in a residential community having access
�to the larger market of an adjoining City.
OMIT SECTION 5.03. Uses Permitted. The fotlowing uses are permitted in the Commercial
District:
1 . (Reserved)
2. Amusement Places
3. Bakeries
• 4. Barber Shop and/or Beauty Parlor
5• Catering Establishments
6. Comfort Stations
7. Conservatories
8. Dressmaking Establishments
9. Electric Repair Shop
10. Financial Institutions
' Il . Fire 5tation and Police Station
12. Furniture Stores
13. Gasoline Service Stations as defined in Section 12.02 (36) of the Zoning
CCde; subject however to the requirements of Section 5.06 and subject
further to the granting of a Special Use Permit for said Gasoline Service
Station pursuant to Section 5.03 (A) hereof.
�4. Hotels. r
t
� 15• Lodge Halls. �
Appendix 1
Sec. 5•03
• 16. Messenger and Telegraph Service Stations.
17. Millinery Shops.
18. Offices.
19. Painting and Decorating Shops.
20. Photograph Galleries.
2i . Plumbing Shops.
22. Post Office.
23. Printing Shops.
24. Public Garage.
25. Recreation Buildings and Structures.
26. Restaurants Class I and Restaurants Class Ii .
27. Sa 1 es o r Show Rooms.
• 28. Shoe Repairing Shops.
29. Skating Rinks, privately owned and operated for profit.
30. Stores and Shops for the conduct of retail business with or without
flats above.
31 . Studios and Theatres.
32. Tailor Shops employing not more than five (5) persons.
33• Licensed billboards as defined in the Ordinance of the Village,
except billboards shall not be erected or maintained along such
streets or parts of streets as the Council may from time to time
designate as unsuitable for billboards and specifically, but not
exclusively, along T.H. 12, T.H. 55, T.H. 100, County Highway No. 6 �
and County Highway No. 18. (Ord. No. 130, 12/6/61) "
34. Trade or Industrial Training Schools, both public and private.
35. Other enterprises or businesses which, in the opinion of the Village
Council , are no more obnoxious or detrimental to the welfare of the
community than the enterprises or businesses enumerated in this
Section. (1955 Code, 4.02 and 4.03, except as indicated)
F
►
.
���
rOMIT 36. Animal liospitals where domestic animals are received for treatment,
care and cure, by a duly licenses veterinary physician surgeon in
the customary and ordinary pursuit of his profession , provided that
no outdoor pen, runs or kennels are allowed. (Ord. No. 155, 3/5/b3)
37. Horticultural Nurseries (subject to the requirements of Se:ction 5.07) ,
(Ord. tdo. 230, 6/7/66)
38. Car 4Jashes (subject to the requirements of Section S.Og)
Ord. No. 229, 6, 7, 66)
ADD SECTION 5.02. Permitted Uses. The following uses are permitted in the
Commercial Zoning District:
l . Bakeries
2. Barber Shop and/or Qeauty Parlor.
3. Catering Establishments.
4. Comfort Stations.
5. Delicatessen
6. Dress�aking and tailoring establishments, including retail sales of
• clothing.
7. Clothing, shoes, and/or accessories sales (retail ) .
3. Electric Repair Shop
9. Electronic equipment sales.
10. Financial institutions
11 . Floral Shops (�Jot to include nurseries)
12. Furniture sales and repair.
13. Hardware, paint, and decorating stores
14. I�otels and Motels.
15. Lodge Halls.
16. Messenger and telegraph services.
17. Offices, including medical and dental
18. Pharmacies. �
►
•
-3-
• ADD 19. Photograph supplies and/or Galeries.
20. Plumbing Shops.
21 . Post Office.
22. Printing Shops.
23. Pubtic Garage.
24. Recreation Buildings and Structures (public and private) , including
gymnasium, racquetball , etc.
25• Class I Restaurants.
26. Shoe Repair Shops.
27. Skating rinks (ice or roller) privately owned and operated for
profit.
28. Shopping Centers (General Retail - Convenience Shopping)
29. Theaters.
• 30. Trade or Industrial Training Schools, both public or private.
31 . General Retail Services and/or Sales not otherwise listed as a
Conditional Use in Section 5.03 of this Ordinance.
OMIT Section 5.03 (A) Special Uses.
(1 ) Purpose. In the Commercial District certain uses are considered, as a
rule, unsuitable because of inherent nuisance characteristics (e.g. traffic,
noise, glare, proximity to residential areas, or the fact that they tend
not to serve nearby residential areas. Nevertheless, those areas in some
cases may not be detrimental to the neighborhood.
(2) Criteria. No Special Use Permit shai�;l'''�d:,;g;ranted in a Commercial District
unless the �tifitage Gat��i1 shail find''tha"�:�
(a) the proposed use will not cause traffic hazards or congestion.
(b) adjacent residentially zoned land will not be adversely affected
because of traffic generation, noise, glare or other nuisance
characteristics.
(c) existing businesses nearby will not be adversely affected because of
intrusion of additional traffic or nusiance characteris�ics .
�
�
-4-
0�11T (3) If the above conditions are met, a Special Use Permit may be issued
� in the Commercial District for the uses shown below.
1 . Gasoline Service Stations (subject to provisions in Sec. 5•06) .
2. �1ortuaries.
3. Off-Street parking for adjacent Commercial or Industrial uses.
4. Outdoor Sales
5. Drive-in retail establishments, such as Banks , Cleaners, Photo Shops,
Restaurants and the like.
6. Unattended business operations, such as vending machines, coin or
token operated machines and equipment and the like.
ADD SECTION 5.03 Conditional Uses. The following conditional uses may be allowed
in Commercial Zoning Districts after review by the Planning Commission and
approval by the City Council in accordance with the standards and procedures
set for in Chapter 20 of this Zoning Code.
l . Amusement Places (Pool halls, arcades, video games , etc.) .
2. Animal Hospitals, Veternary Clinics, and/or Pet Grooming Facilities.
3. Auto repair shops, including tire and auto accessory repair and installation.
4. Car �dash.
5. Drive-in retail establishments, such as Banks, Cleaners, Photo Shops,
and the like.
• 6. Gasoline Service Stations
7. Mortuaries.
3. Off-street parking for adjacent Commercial or Industrial uses.
9. Outdoor Sales, including car lots, auto and equipment rentals.
10. Outside storage and/or sales on Norticultural �Jursery Sites, Temporary
Farmers Market, and Itinerant Sales .
11 . Class II Restaurants (Drive-in, Fast Food, etc.) .
12. Sales, or Show Rooms (auto, machinery, boats, etc.)
13. Unattended business operations, such as vending machines, coin or token
operated machines and equipment, and other similar uses.
14. Convenience Food Stores.
SECTION 5.04. Restricted Uses. IJo premises shall be used wholly or in part
for the storage of any material whatsoever except where suchimaterials are
stored in a building and where the character of such building►conforms with
• the general development of a commercial district and no building or premises
in the Commercial District shall be used for any kind of manufacture, repairing,
alteration, converting or finishing which uses mechanical power aggregating
more than five (5) horsepower per 2,000 feet of ground area. Ground area
means the total area of the lot or parcel of land on which a building usino
mechanical power is located and not just the area of the part of the lot or
parcel of land actually covered by the building. (1955 Code, 404)
OMIT SECTION 5.045• Loading and Parking Areas. Adequate areas for Off Street
� parking, loading and unloading of motor vehicles shall be provided in the
Commercial Zoning District, in accordance with Chapter 13 of the Zoning
Code. In no case shall loading or unloading berths or areas be situated on '
the street side of any building.
ADD SECTION 5.05. Loading and Parking Requirements. At least one off-street
loading and unloading area shall be provided for each business establishment
located within a Commercial Zoning District. Off-street parking requirements
for each use allowed in a Commercial Zoning District shall be as fotlows :
1 . Retail and Service Establishments - One (1 ) parking space for each 100
square feet of retail floor space.
2. Storage - One parking space for each 500 square feet of floor space
used for storage exclusively.
3. Office - One parking space for each 250 square feet of gross floor
space devoted to office use.
4. Class I Restaurants - At least one parking space for each three (3)
seats, based on maximum design capacity.
5. Class II Restaurants - At least one parking space for each 35 square
feet of gross floor area, or one parking space for each three seats
based on maximum design capacity, whichever is greater.
• 6. Bowling Alleys, Skating Rinks, etc. - At least one parking space for
each six seats, or 300 square feet of rink area, whichever is greater.
7. Theaters and/or Gymnasiums (includin� other Recreational Buildin s) -
One parking space for each four 4 units of seating capacity, or
one space for each 400 square feet of floor area, whichever is greater.
8. Hotels and/or Motels - One (1 ) parking space for each sleeping unit,
plus one 1 parking space for each three (3) employees.
9. Service Stations - A minimum of four (4) parking spaces (outside) for
each service stall ; at least one (1 ) outside parking space shall be
provided for every three (3) employees; and a minimum of one (1 ) outside
parking space shall be provided for each service truck or similar vehicle.
10. Car Wash - Parking requirements shall be the same as for service stations
listed above.
11 . Schools and Training Centers - At least one (1 ) parking space for
every four units of seating based on maximum capacity.
12. Sales Showroom (Motor Vehicle, etc.)- At least one (1 ) parking space
for each three 3 employees, plus one (1) parking space �ar each 1 ,000
square feet of display area (inside and outside) . c
4
.
• -6-
ADD 13. Mortuaries - At least one (1 ) parking space for each three (3)
� employees, plus one (1 ) parking space for each 400 square feet of
area devoted to funeral service and/or display area.
14. Each parking space shall be at least 9 X 20 feet in width and depth.
OMIT SECTIO�� 5.05• Yard Requir �. , F�q��. yards, side yards and rear yards
sha 1 1 be p rov i ded for a 1 1 ��ir:=���G `` ws:
A. In the<, se of premis�, abutting a street, front yards and side yards
shall `�at least 35 ftet in depth or width, provided, however, that:
(1 ) In the case of premises facing a Residential or Open Development
Zoning District across a street, the yard abutting that street
shall be not less than seventy-five (75) feet in depth or width,
provided, however, that if said street is more than eighty (80)
feet in width the required yard may be reduced by the number of feet
that said street exceeds eighty (30) feet in width, but in any
event shall be not less than thirty-five (35) feet in width or
depth. Such required yards shall be landscaped and planted.
B. Other side and rear yards shall be as follows : In the case of premises
adjoining a Residential or Open Development Zoning District, required
side and rear yards shall be not less than 100 feet in depth and width.
In the case of premises adjoining a Multiple, Business and Professional
� Office or Institutionat Zoning Districts , required side and rear yards
shall be not less than 50 feet in depth and width. In the case of premises
adjoining a Commercial , Light Industrial , Industrial or Radio and Rail-
road Zoning District, required side and rear yards shall be not less than
20 feet in depth or width. One-half of the required side and rear yards ,
as measured from the lot line, shalt be landscaped and planted and main-
tained as a buffer zone in accordance with Section 13.02 of the Zoning
Code.
ADD SECTION 5.06. Yard Requirements. - Front yards, side and rear yards shall
be provided for all buildings within the Commercial Zoning District as
follows:
1 . In the case of premises abutting a public street, front yard setbacks
, shall be at least 35 feet from the right-of-way line of said street.
All front yard setbacks shall be maintained as landscaped green areas.
Alt portions of a lot, or parcel , abutting a public street shall be
deemed to be front yards.
2. Side and rear yard setbacks shall be provided as follows:
(A) In the case of premises adjoining a Residential , R-2 Residential
or Open Development Zoning District, required side and rear yards
shall be not less than 50 feet in depth and width. _ �
�
�
�
-7-
ADD (B) In the case of premises adjoining a Multiple Dwelling, Business
• and Professional Office, or Institutional Zoning District , required
side and rear yards shall not be less than 30 feet in width and
depth.
(C) In the case of premises adjoining a Commercial , Light Industrial ,
Industrial , Radio, or Railroad Zoning District, required side and
rear yards shall not be less than 20 feet in depth or width.
(D) One-half (1/2) of the required side and rear yards, as measured
from the lot line, shall be landscaped, planted, and maintained
as a buffer zone.
OMIT SECTION 5.06. Gasoline Filling Stations. The building and premises for
gasoline filling stations shall meet the following requirements:
�
� A. Setbacks and Lot requirements.
' �
(1 ) Buitding, Setbacks shatl be as required under Section 5.05 and
7.05.
(2) Pump Islands. In determining the required distance from street '�;
righ�of�►ay and road lines, the centerline of gasotine pumps shall
be deemed to be part of the gasoline service station building or
structure. �
• (3) Lot Width. The minimum lot width shall be 125 feet at the
minimum required frontyard setback.
OMIT B. Access Driveways.
(1 ) Distance of Driveway from street intersection. The distance of
driveway from street intersection shall not be less than thirty
(30) feet, measured along the property line from the intersection
street property line; provided, however, that if, in the opinion �:
of the Village Engineer, present or future traffic conditions A
warrant greater distances, such greater distances shall be required.
,; (2) Minimum Distance Between Driveways . The minimum distance between
� driveways shall be twenty-five (25) feet at the curb cut.
(3) Minimum Driveway Angle to street. Minimum Driveway angle to street
' shall be forty-five (45) degrees unless otherwise approved by the
1� Village Engineer.
�
(4) Minimum Distance between driveway and any adjacent property.
Minimum distance between driveway and adjacent property shall be
five (5) feet at the curb cut.
-_ �
�
•
-$-
_ > �-�,. .
*
_R . . . . � .-. , x�,. .r.. -,>..
C. Landscaping, Screening and Curbing: � � "� ;�
• (1 ) Screening. A solid screen sahll be erected and maintained along
all property lines separating the site from any Institutional , Residential
Open Development, Multiple Dwelling, or Business and Professional �
Office District. The Screening required by this Section shall consist
of a solid fence, wall or solid evergreen plantings, not less than five
(5) feet nor more than seven (7) feet in height or equivalent visual
- barrier as approved by the Superintendent of the Building Department.
4
^�� (2) All waste material , debris , refuse, junk or damaged vehicles shall
be kept in anenclosed building or area completely screened from public
streets and adjacent property.
`�:: (3) Landscaping. A minimum twenty (20) foot landscaped yard shall be provided �`"
yY',a,,
<�,', and maintained along all public streets and a landscaped yard shall be
a�' provided and maintained along all side and rear yards as required in
s :";,
r; Section 5.05 and 7.05.
(4) Trash Enclosures. There shall be provided within the screened area
for every service station, a receptacle constructed of solid non-combustible
;:' material and measuring at least six (6) feet by four (4) feet.
(5) Guard Rails. When a gasoline service station is adjacent to a Commercial , ;'
Light Industrial , or Industrial property, there shall be provided and
_ maintained a bumper type of fence approximately eighteen (18) inches
high or a curb between the gasoline fitling station and the adjacent �
• property except at entrances between adjacent properties .
(6) Curbs. Interior curbs shall be constructed within the property lines
:w; ;Rr:
to separate driving and parking surfaces from landscaped areas . Interior
curbs required by this Section shall be a normal six (6) inches in height.
OMIT (7) Surfacing. The entire site on which the service station is located,
other than that devoted to buildings and structures , or landscaped
areas, shall be surfaced with concrete or bituminous surfacing to control
'"" dust and provide adequate drainage, and such surfaces shall be designed
" to meet the requirements of a minimum four (4) ton axle load.
'' �'' (8) Lighting. Atl outdoor illumination shall be provided with lenses ,
' �' reflectors, or shades, which will concentrate the light uponthe premises
. so as to prevent glare or direct rays of light therefrom from being
visible upon any adjacent highway or street or any private property occupied
for residential purposes . No flashing lights shall be permitted.
._.;, D. Parki ng.
(1 ) Required Outside Parking Spaces. A minimum of four (4) outside parking
spaces shall be provided for each service stall , a minimum of one ( 1 )
outside parking space shall be provided for every two (2) .employees , `
and a minimum of one (1 ) outside parking space shall be p�ovided for each
two truck or similar vehicle. ►
� ��qn✓,.„'�d" '$::.� �� r���M�rt e ;�S@'� .� '"[t.'.
��'��
_�_ �� .. � �` �'' �. ;�;�''
`i.�s
OMIT (2) Location of Outside Parking. All outside parking spaces shall be "�
� located to the side or rear of the main structure, shall be clearly `^
marked on the pavement and shall be identified on the site plan.
OMIT E. Rental , Sales and Storage. The rental , selling or storage of commodities
shall be conducted in conformance with the requirements of the Zoning
Code for the particular zoning district in which the gasoline service
service is located. (Ord. No. 216, 11/9/65)
OMIT SECTION 5.07. Outside Storage and Sales and Horticultural Nursery Sites -
Outside storage and sales on horticultural nursery sites shall meet the _
following requirements :
(A) Setbacks of outside sales and storage areas shall be the same as required
for a commercial building.
;' (B) Outside sales and storage shall be limited to nursery stock that cannot
be grown in a building. The storage and sales of other comriodities
such as, but not limited to, firewood, sand, or sod shall be conducted
within a building or similar enclosure which shall completely screen
this activity from public streets and adjacent property. �>.
;>
(C) The outside storage or sales of nursery stock shall be conducted at the ��
;; side or rear of the building and in an area completely screened from
�' public streets. �
� (D) Outside storage and sales of nursery stock shall be permitted only as
an accessory to a principal building on the property and not as the sole
use of the property.
"",. ��
(E) The screening required in this section shall consist of a solid fence
" or wall not less than five (5) feet nor more than seven (7) feet in
height and/or such additional or equivalent visual barriers, including
�= plantings , as is required and approved by the Village Buildinc� Inspector.
(Ord. No. 230, 6/7/66)
SECTION S.OII. Car 4lashes. - The Buildin5 and Premises for car washes shall t
`` meet the following requirements :
�:
Subd. (A) Setbacks and lot requirements :
u
l . Buitding. Setbacks shall be as required under Sections 5.05 and 7.05• �
OMIT 2. Parking. A minimum 35 foot wide landscaped yard shall be required and
maintained between any public street right-of-way and stacking areas or
parking lots (including maneuvering area) .
��
� > >.,���.�.��:
�. �� ��,;, _
_ _ .,.�
F'
►
• ���� a
.
. _ .
___. _.. . , ,_
-7
, ,,
OMIT A minimum side and rear landscaped yard of 5 feet shall be maintained
between the parking lot and any lot line „adjacent to Commercial , Light
• �,. Industrial and Industrial Districts. A �nimum side and rear landscaped
yard of 25 feet shall be maintained betw�en any parking lot and any lot
line adjacent to Institutional and Business Professional Office Districts.
- . A minimum side and rea�fi landscaped yard of 50 feet shall be maintained
between any parking lot and any lot line adjacent to Residential , Open
Development and Multiple Dwelling Zoning Districts .
OMIT 3. Lot Width. The minimum lot width shall be 125 feet at the minimum
required front yard setback.
Subd. (B) Access Driveways. Access driveways shall be required in the same
manner as for automobite agencies pursuant to the provisions of 7.06 (B)
of the Zoning Code.
OMIT Subd. (C) Landscaping, Screening and Curbing:
1 . Screening. A solid screen shalt be erected and maintained along all
, propertylines s�parating the site from any Institutional , Residential ,
Open Development, Multiple Dwelling, or Business and Professional Office
;� District. The screening required by this Section shall consist of a
� solid fence or wall not less than five (5) nor more than seven (7)
� feet in height and/or such additional or equivalent visual barriers ,
4 including plantings, as required and approved by the Superintendent of '
the Building Department. ;
� OMIT A1 � waste material , debris or refuse shall be kept in an enctosed
building or area completely screened from public streets and adjacent
property.
Vacumming facilities shall not be located along public streets and shall �
be completely screened from public streets and adjacent property. r
2. Landscaping. A landscaped yard shall be provided and maintained along
all yards as required in Sections 5.05 and 7.05•
3• Curbs . Interior curbs shall be constructed within the property lines to
�' separate driving and parking surfaces from landscaped areas . Interior
' curbs required by this Section shall be a normal six (6) inches in height .
4. Surfacing. The entire site on which the car wash is located, other than
devoted to buildings and structures and landscaped areas, shall be paved •��
or blacktopped and maintained to control dust, drainage and such paving
� or blacktopped shall be subject to approval by the Village Engineer.
OMIT 5. Lighting. All outdoor illumination shall be provided with lenses ,
reflectors, or shades, which will concentrate the light upon the premises <
so as to prevent glare or direct rays of light therefrom from being visible
upon any adjacent highway or street or any private propertyo uccupied for
residential purposes. No flashing lights shall be permitt,ed.
F
._ � �
. �n:.
• , �
�.:�.� �
��. f..
�;
�•
_� �_
. •
�..;��,.�.�:.�,.�:.:; ..��..�:.�,�,��,;:.w..,,,�..�=•4�, . .. .�
�;,.., �-
_ .
at"zT"
• OMIT Subd. (D) Parking:
1 . Stacking Spaces. A minimum of forty (40) customer autombile stacking
,_;�,
spaces shall be provided for each washiag lane for automatic car washes.
2. Customer Service Parking. A minimum of five (5) customer service parkino
spaces shall be provided for each washing lane for automatic car washes.
3. Employee Parking. A minimum of two (2) employees parking spaces shall
� be provided for every three (3) employees.
OMIT 4. Self-Service Car Washes. A minimum of five (5) outside customer parking
spaces shall be provided for each enclosed washing space.
The foregoing required number of parking spaces shall be shown and
designated on the site plan. Parking spaces as required by this Section
shall supersede the number of parking space requirements imposed by
Chapter 13.
Subd. (E) Enclosed Facilities . All washing facilities and vacuuming
facilities shall be completely within an enclosed building.
Subd. (F) Sales and Storage. Selling or storage of commodies or services
(including gasoline sales) other than as defined in this Section, shall be
conducted in conformance with the requirements of the zoning district in
� which the car wash is located. (Ord. t�o. 229, 7/6/66)
• 1 F
...:.. ......::...�gy.�.•.:.......
C
�
•
1 -!� �- � 2
.
,
CHAPTER 2: OPEN DEVELOPMENT ZONING DISTRICT
•
OMIT SECTION 2.01 . Open Development District Defined. - For the purpose of the
Zoning Code and for no other purpose, all of the territory of the Village of
Golden Valley shall be and the saroe is hereby established as a place in the
Open Development District, excepting therefrom such portions of such territory
otherwise in the Zoning Code specifically placed in and established as some
other district.
ADD SECTION 2.01 . Open Development District Defined. - The Open Development
Zoning District shall be utilized to classify certain land areas which are
either undeveloped or underdeveloped, and have as yet not reached their full
potential . Such land areas may also include either permanent or temporary
open space as well as land areas that have marginal development potential .
OMIT SECTION 2.02. Rezoning and Changing Uses. - The Village Council shall from
time to time re-examine the zoning of the Village or any part of it and may
at any time establish all or any part of the Open Development District as
a part of any other District herein, or hereafter established, in accordance
with the needs, development and growth pattern of the Village; provided,
however, that nothing herein shall be interpreted as prohibiting or preventing
±he rezoning of any District or part thereof or changing or altering the uses
permitted in any District or any part thereof.
ADD SECTION 2.02. Rezoning and Uses. The City Council shall from time to time
re-examine the zoning of the City, or any part of it, and may at any time
� establish all or any part of the Open Development District as a part of any
other Zoning District now or hereafter established in accordance with the
needs, development and growth pattern of the City; provided, however, that
nothing herein shall be interpreted as prohibiting or preventing the re2oning
of any District, or part thereof or changing or altering the uses permitted
in any District or any part thereof.
OMIT SECTION 2.03. Uses Permitted. Any building, structure, improvement or
premises may be erected, established, altered enlarged, used, occupied or
maintained in the Open Development District under the provisions of the
Zoning Code for the purposes permitted in the Residential District, under
the same restrictions applicable to the Residential District, and for the
following additional purposes :
l . (Muttiple Dwelling removed from this Section by Ordinance No. 26,
1/21/58, is now found in Chapter 4.)
2. Farming (except fur farming, either pelt or wool ) , truck gardening
and orchards.
3. Non-commercial horticultural nurseries.
4. Non-commercial conservatories for plants and flowers .
5. Private, non-commercial greenhouses.
• 6. Transportation rights-of-way.
*
�
ADD SECTION 2.03. Uses Permitted. Only the following uses may be allowed as
• Permitted Uses within the Open Development Zoning District:
Private or public lands utilized as either permanent or temporary
open space, and maintained in a natural environment setting. Such
uses include bird and wildlife sanctuaries, wetlands, and such other
land areas that would be damaged by the development thereof.
OMIT SECTION 2.04. Stables . Accessory buildings : A private stable for the
housing of permitted domestic animals shall be so situated on a plot of
land of adequate size that no part of the stable shall be closer than one
hundred twenty-five (125) feet from any street line no closer than sixty (60)
feet from any lot line of adjoining property nor closer than sixty (60)
feet from any well from which water is used.
ADD SECTION 2.04. Conditional Uses. The following Conditional Uses may be
allowed after review by the Planning Commission and approval by the City
Council in accordance with the standards and procedures set forth in Section
20 of the Zoning Code:
1 . Recreational Uses , such as baseball , softball , football , soccer, hockey,
tennis and/or similar outdoor sporting events.
2. Horticultural (and/or agricultural) private nurseries and greenhouses .
OMIT SECTION 2.05 Maximum Lot Coverage. No building or structure allowed as
either a permitted or Conditional Use shall cover more than 25 percent of
• the total lot area within an Open Development Zoning District.
ADD SECTIOPJ 2.06. Yard Requirements. In the case of premises abutting a
Residential or R-2 Residential Zoning District, side and rear yard setbacks
shall not be less than 50 feet in width or depth, of which at least 25 feet
adjacent to the property line shall be landscaped, planted, and maintained
as a buffer zone.
ADD In the case of a premises abutting a Zoning District other than Residential
or R-2 Residential , side and rear yards shall not be less than �0 feet in
width and depth, of which at least 15 feet adjacent to the property line shall
be landscaped, planted, and maintained as a buffer zone.
ADD SECTION 2.07. Front Yards. No building or structure in the Open Development
Zoning District shall be located less than 35 feet from the property line
along an abutting public street. All portions of parcel of land abutting
a public street shall be regarded as Front Yards .
ADD SECTION 2.08. Parking Requirements. Al1 permitted and Conditional Uses
allowed within a�n Open Development Zoning District shall provide off-street
parking facilities. All parking stalls shall be at least 9 feet in width and
20 feet in depth.
•