11-13-79 PC Agenda �` GOLDEN VALLEY PLANNING COMMISSION
AGENDA
TUESDAY, NOVEMBER 13, 1979
7�30 PM
(CIVIC CENTER - 7800 GOLDEN VALLEY ROAD)
i . APPROVAL OF MINUTES - OCTOBER 22, 1979
,
I1 . SET DATE FOR INFORMAL PUBLIC HEARING - P.U.D. #25
APPLICANT: Westview Development Company
LOCATtON: 628 Mendelssohn Avenue North
REQUEST: Permission to amend P.U.D. #25
111 . PRELIMINARY PLAT REVIEW
APPLICANT: Michael J. Jennings
� LOCATION: Approxtmately 140 feet East of the intersection of �
T.H. 12 and Florida Avenue
REQUEST: Approval of Preliminary Plat of "Boulevard Restaurant's �
Addition"
IV. REQUEST FOR BUILDING PERMIT - T.H. 12 MORATORIUM AREA
APPLICANT: Brookings Development Corporation
LOCATION: Approximatety 140 feet East of the intersection of
T.H. 12 and Florida Avenue
REQUEST: Permission to devetop a "Class I" Traditional Mexican
Restaurant.
V. REQUEST FOR CONCEPT APPROVAL - T.H. 12 MORATORIUM AREA
APPLICANT: Edwin J. Turnquist � Thrifty Scot Motels
LOCATION: Approximately 527 feet east o,f the intersection of
T.H. 12 and Florida Avenue
REQUEST: Concept approval for development of 151 unit Motel .
VI . REQUEST FOR BUILDfNG PERMIT - T.H. 12 MORATORIUM AREA
APPLICANT: Product Design � Engineering, Inc.
� LOCATION: 750 Florida Avenue
REQUEST: Permission to erect a storage silo for plastic raw
material .
I Planning Commission Agenda
� November 13, 1g7g
' Page 2
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' VII . REVIEW OF COMMUNITY DEVELOPMENT BLOCK GRANT APPLICATION
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� VIII . PRESENTATION OF DRAFT REPORT ON OPEN SPACE REC�MMENDATIONS TO CITY COUNCIL.
IX. BACKGROUND REPORT ON CITY POLICY RELATING TO TAX EXEMPT FINANCING.
� X. SUBCOMMITTEE REPORTS ON PUBLIC FACILITIES COMPONENT OF COMPREHENSIVE PLAN.
A. Transportation
� B. Parks
� C. Sewers ,
�
; D. Community Facilities
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DATE: November 1 , 1979
T0: , Golden Valley Planning Commission
FROM: Mike Miller, Planning � Redevelopment Coordinator
SUBJECT: Setting of Date for Public Hearing on Amendment of P.U.D. #25
Attached, please find a letter to the Planning Commission from Westview
Development Company regarding the background and nature of the proposed
amendment to P.U.D. #25 (Westview Business Center) , located at 628
Mendetssohn Avenue North. I believe that you will find the letter to
be self-explanatory.
I woutd recommend that the Planning Cortimission set the date of Monday,
i�,ovember 26, 1g7g for a public hearing on this matter.
•
•
• October 31 , 1979
The City of Golden Valley
Golden Valley, Minnesota
Re: Amendment to PUD #25 (Westview Business Center)
To: Members of the Planning Comrnission and City Council
The purpose of this letter is to briefly set forth the reasons for our request
for an amendment to the Westview Business Center PUD and the changes which we
are requesting in the amendment.
The reasons for requesting an amendment to the original PUD as passed by the -
Planning Commission and the City Council center around two inter-related problems.
The first problem is one of economics in developing the last two acres of the
Westview property in that they are presently marshy lowlands containing organic
material. The second problem is related to the handling and storage of water
run-off as it relates to our project and the adjoining property, particularly the
apartment buildings to the south.
• We originally thought the economics of deve7oping the last two acres of lowland
were feasib7e. However, as our site plans deve1oped and the engineering was -
completed, we found that in order to create a pond with sufficient holding capacity
as indicated on our original PUD, it was necessary to bring in fill over the entire
site to a point where we were raising the rear portion of the property approximately
nine feet (9' ) above its present grade. It simply became a matter of raising the
entire site up so that it would drain into the engineered holding pond in the
northeast corner of the project. All this additional fill rElated to a site
improvement cost of appraximately $500,000 which in turn threw the entire economics
of the project out of balance.
By elevating our site, we also caused an adclitional problem for the property
owner to the south in that we were now literally crea�ing a dike along the northeast
corner of his property. Please recall that vre did engineer a separate drainage
system consisting of a catch basin and a 27" pipe v,�hich would drain the water
accumulation from the apartment site across the rear of our project which would
then drain through our holding pond system. This again was a very expensive
solution to settle the water problem and was a soluti•on that was not particularly
favored by the owners of the adjoining apartment bui7ding.
To bring the project back to a more favorable economic consideration and to design
an alternative and hopefully better approach to handling the water storage problem,
we are proposing an amendment to our original PUD. Please let me assure you that
the overall concept, design, landscaping and low density development has not changed
• from what you approved under the original PUD.
Page -2-
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The major change to the project as requested in the amendment to the PUD is one
of redesigning the office/warehouse project so that there will be no buildin�s
placed on the last approximate two acres of lowland located in the east end of
the vacant playground 7and. To accomplish this, please recall that the multi-
tenant office/warehouse project is shaped like a "U" with buildings along the
south line of the property�across the rear or east line of the property and up
the north line of the property. Basically we removed a portion of the building
or a rental unit from both the south and north line of buildings thereby allowing
us to slide the rear bui7dings to the west and move them out of the rear two acres
of the property. It was simply a procedure of shortening up the "U" shaped
configuration to remove the building construction in that iast two acres of land.
By shortening up the project, we are able to accomplish two major changes and
hopefully solve our two prob7ems. First of all , instead of having a pond confined
to the northeast corner of the property, we will now create a natural lo►vland
across the entire rear of our 4roperty approximately two acres in size. This
will then allow us to lower our project down to the natural grade of the land
as we will not be trying to force all our water run-off into a small corner of
the project, but instead allowing the water to run naturally into the low area
which presently runs across the entire rear of the property.
Secondly, it basically solves our problem wi�h the apa�to�e�t building to the
south in that we are not creating a dike �nymore against his property and instead
�, are leaving the existing loU�lands open so that the .water can basical7y ��n naturally
to the north as it presently does today. We will still be creati�� a dike at the
north end of the now two acre open area so that the wa�er r��-o�f will be controlled.
By leaving the lowland in its natural state, wae also �ave the plus of bging able to
leave almost a17 the existing trees and natural vegetation in that area, thereby
creating an additional buffer beta�een our project and the apartment buildings.
�' � obvious economic adjustment in shortening up the project is that we will not
� bring in the tremendous amount of fill �o raise the site approximately
�", �?t and instead there will be less disturbance of the existing grades and
our site correction cost is reduced immensely.
The changes as described above loV�er the density of the project slightly but do
not change basically any other variables in the project as we are still over in
our parking requirements for the office/warehouse area as required under the Code.
Please also note that the amendment to our PUD does not in any way change any of
the design, parking or any portion of the project relating to the existing school
building. ,
We appreciate the considerations that you as members of the Planning Commission
and City Council have given us through the original PUD process and we also
sincerely appreciate the help we have obtained from staff and engineering in
solving our problems.
May we p7ease ask again for your help and consideration in reviewing the proposed
� amendment to PUD #25.
Page -3-
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Very truly yours,
WESTVIEW DEVELOPMENT COMPANY
B� �G ����
ifi enson; artner
JPB:nsm
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DATE: November 2, 1979
. T0: Golden Valley Planning Commission
FROM: Mike Miller, Planning b Redevelopment Coordinator
SUBJECT: Preliminary Plat of "Boulevard Restaurant's Addition" •
BACKGROUND AND ANALYSIS
in order to facilitate development, Michael V. Jennings is proposing a plat
consisting of approximately 3.6 acres of land lying East of the intersection
of Florida Avenue and T.H. 12. This two lot subdivision is intended for
eventual cort�nercial development. The property is presently zoned �a�e-r-�,1
as are all adjacent properties. �-�"'�``°
At the present time there is no service road adjacent to T.H. 12 to serve
this property. The only access tothe property is at the Northwest corner
off of Flordia Avenue. However, as part of the platting process, and in
cooperation with the property owner to the East, sufficient right-of-way
is being provided for provision of a service road (see attached copy of
preliminary plat)which will provide access from Florida Avenue, along the
North boundary of the plat, then South along the East boundary to the South
end of the plat where the service road will turn East and parallel T.H. 12.
Of the two proposed lots, Lot 1 will be the largest, containing 1 .7g acres
• and Lot 2 being approximately 1 .44 acres in area. Water and sanitary sewer
service already exists to serve this property so no new major utility
lines would have to be constructed.
RECOMMENDATION
The proposed plat appears to be well designed and in conformity with the
City Platting Ordinance. Sufficient right-of-way has been provided to provide
for good access and reasonable� traffic flow to the �r000sed lots as well
. as adjacent properties. No new, or additional utilities will have to be
provided to the site. Platting of the property is in harmony with good
planning practices. Therefore, I would recommend that the Planning Com-
mission act favorably on this matter. In addition, I would suggest that the
Planning Commission recommend that the proponent donate a cash sum equal to
ten percent of the appraised value of the land in lieu of land for park
or open space purposes.
•
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DATE: November 2, 1979
• T0: Golden Valley Planning Commission
FROM: Mike Miller, Planning � Redevelopment Coordinator
SUBJECT: Permission to develop a "Class I", traditional Mexican Restaurant
within the T.H. 12 Moratorium Area
BACKGROUND AND ANALYSIS
Brookings Development Corporation, Brookings, South Dakota, is proposing
to develop a Mexican traditional style restaurant on a 1 .79 acres site
(Lot 1 , Block 1 , Boulevard Restaurant's Addition) located approximately
140 feet East of the intersectton of T.H. 12 and Florida Avenue. The proposed
use would be a Class I restaurant (providing "sit down" type of service as
opposed to a fast food facility) , 8,500 square feet in area with seating for
295 persons. This facility would be known as the E1 Torito Restaurant, and
would be operated by E1 Torito Restaurants, Inc. , Los Angeles, California.
The location chosen for this restaurant facility is zoned Industrial . A
Class I restaurant is a permitted use within an industrial zone district.
All adjacent properties are also zoned industrial . Although the proposed
use is commercial in nature, it would not be inconsistent with similar uses
in the area. In addition, proposed future development of adjacent properties
to the East include development of another restaurant (Lot 2, Block 1 ,
� Boulevard Restaurant's Addition) and a motel (Turnquist property along East
side of the proposed service road) . Existing utility lines are available
to service the site. The site plan (see attached site plan) provides for
sufficient parking of 118 vehicles at a ratio of one parking space for each
two and one-half seats as required by ordinance.
It will be necessary for the proponent to appeal for certain zoning setback
variances along the North and East sides of the property to facilitate
planned parking. In addition, the parking and common driveway access is
designed to compliment development of a restaurant on the adjacent property
to the east.
Also attached, you will find a letter from the proponent describing the
proposed development, and justification for requesting a permit under provisions
of the Moratorium Ordinance.
RECOMMENDATION
It is the intent of the Moratorium Ordinance to attempt to hold in check
that type of development along the T.H. 12 corridor that could cause un-
necessary expense and/or hinderance of upgrading T.H. 12. A careful re-
view of the proposed development of the El Torito restaurant indicates that
such development can meet the tests of whether or not the proposed development
would hinder, or otherwise cause unnecessary expense with regard to upgrading
T.H. 12
�
E1 Torito Restaurant
November 2, 1979 -
Page 2
• In accordance with Section 17:02 Restrictions on the Granting of Permits and
Applications, of the Moratorium Ordinance I believe that the Planning Commission
can make the determination that:
1 ) additional detailed study would not be necessary to
determine the appropriate tocation for such pro-
posed uses;
2) it appears unlikely that the proposed use in this
particular location within the T.H. 12 Area will
be prohibited by the provisions of a proposed
zoning ordinance or amended comprehensive plan
for the T.H. 12 Area; and
3) the proposed use will not require the development
or modification of utilities, and although will re-
quire the development of a new service road, should
not adversely affect the upgrading of T.H. 12.
- - the Planning Commission's information reference, a copy of Ordinance No.
~elating to the T.H. 12 Moratorium is attached.
• I
•
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October 29 , 1979
T0 : THE CITY OF GOLDEN VALLEY
e RE : EL TORITO RESTAURANT SITE PLAN REVIEW
In accordance with Section 17 :02 of City Ordinance No . 499 , providing
a moratorium on development in the T.H . �12 area , we hereby request the
site plan for the proposed E1 Torito restaurant (to be located easterly
, of Florida Avenue and northerly of T.H . #12 ) be referred to the City
Planning Commission for action .
A Mexican-traditional style ( Class I restaurant) 8,500 square foot ,
295 seat restaurant called E1 Torito , is proposed to be constructed on
the site for operation by E1 Torito Restaurants , Inc . , 5425 Grosveno��
Boulevard , Los Angeles , California .
The property is being sold by Mr. Michael James Jennings to the Brookings
Development Corporation , P. O . Box 32 , Brookings , South Dakota .
� �-eliminary plat titled "Boulevard Restaurants Addition" provides for
subdivision of the Jennings property into two parcels and a prel9minary
. application has been filed with the City.
The existing zoning for the 1 . 79 acre parcel is industrial , which permits
the construction and operation of Class I restaurants in the zoning
district . The proposed use is also a permitted use in the commercial
• zoning district. The development of the subject site to a commercial type
of use is a continuation of the existing commercial type of development
along this area of T.H . #12 .
Section 13. 01 of the Zoning Code requires at least one parking space
for two and one-half seats in the Cl �ss d �estaura�t. The r�quired
parking for the proposed restaurant is 118 spaces and ] l8 �paces are
being provided .
Utilities are available to the subject site from existing lines in
adjacent public right of ways . The location of existing and proposed
utilities .to serve the propased use are not expected to be affected by
the future upgrading of T.H . �12 .
The streets proposed in the preliminary plat providing access to the
subject site and proposed use, have been laid out in response to the
City Engineer' s direction for minim9zing future modification of streets
which may be affected by the upgrading of T.H. �12 . This is being
accomplished by the property owner ' s willing�ess to dedicate land for
the construction of a new frontage road between Florida Avenue and
T. H . �#12 .
The building is located on the proposed site plan at a distance of 103
feet from its closest po9nt to the existing right of way of T. H . #12 .
According to representatives of the Minnesota Department of Transportation ,
� (Mn/DOT) , the building location should not create any problem in the
future upgrading of T.H. �12 .
Representatives of Mn/Dot have lndicated that when T. H. �12 is upgraded,
a new frontage road will be built running parallel with T.H. �12 . At
that time the currently proposed road could be vacated , providing for
� additional parking area on the north side of the site . Th1s could
compensate for some loss of parking should Mn/DOT decide to acquire some
additional property along T.H . �12 .
We appreciate the City' s concern in controlling development in problem
areas along T.H .�12 while studies are being made for considering adoption
of an amended comprehensive pla� for the T.H.�12 area or proposed zoning
ordinance changes .
On the subject site and for the proposed Class I restaurant usage, we
respectfully request the City' s approval to permit immediate development
on the site for the following reasons :
1 . It is our opinion that the subject site is an appropriate �
location for the proposed use and no further detailed study
should be needed for ma�� ing such a determination .
2 . Since the subject site appears to be an approariate location
for the proposed use , it is unlikely that the proposed use
will be prohibited by the provisions of a proposed zoning
ordinance or amended comprehensive plan for the T.H . #12 �
�, area .
3 . The utilities for the proposed use are not expected to be
affected by the upgrading of T. H. �12, and the street layout
design has been coordinated with the City E�gineer to
. minimize future street modification which may be affected
by the upgrading of T.H . #12 .
Thank you for your consideration .
� � .
gna ure
. _ �
� Ti t e
�- 6 s � - �o��s
Phone
�
DATE: November 2, 1979
• T0: Golden Valley Planning Commission
FROM: Mike Miller, Planning � Redevelopment Coordinator
SUBJECT: Concept Approval for Motel Development within the T.H.
12 Moratorium Area.
BACKGROUND AND ANALYSIS
in conjunction with the platting and development of the proposed plat of
"Boulevard Restaurant's Addition", the owner of the property adjacent to
the East, Edwin J. Trunquist, is submitting a proposed site plan for concept
approval pursuant to the requirements of the T.H. 12 Area Moratorium.
Mr. Turnquist's property, located at 6300 Wayzata Boutevard, is zoned
industrial as are the adjacent properties. A motel development would
be a permitted use within an Industrial zone district. The proposed devetop-
ment of a Thrifty Scot Motel would include 151 sleeping units on 2.g7 acres
of land. Thrifty Scot is strictly a motel operation with no facilities
for food or beverage service. Attached is a copy of a letter from Mr.
Turnquist to the Planning Commission which provides additional background
and justification for his proposed development. Also, attached is a copy
of the proposed site plan for this development. Provisions are also being
• made by Mr. Turnquist, in cooperation with the developers ofi "Boulevard
Restaurant's Addition", to make available the necessary right-of-way for
a service road running parallel to T.H. a2 �nd c�����b�� �it� Florida
°^e+enue. Development of this service road �e11 �� ���atc�e i� ord�r to '
' leviate congestion and facilitate increased traffic flow generated by new
�velopment in this area.
""tt�ENDAT I0N
Coc���rative planning of this parcel and adjacent properties has been und�s-
way between the proponent5 and City Staff for some time. The site ��ans as
proposed, with provision of adequate right-of-way for a propet- �ervice
road, are felt to be reasonalby well planned, a�ad c�r�sast��v� with the spirit
and intent of the Moratorium Ordinance. In accordance with Section 17:02
Restrictions on the Granting of Permits and Applicattons, at the Moratorium
Ordinance it can be determined that:
1) further detailed study of this concept proposal would not
be necessary to determine the appropriate location for such
a proposed use;
2) It does not appear likely that the proposed use in this
particular location within the T.H. 12 Area will be pro-
hibited by provisions of a proposed Zoning Ordinance or
arr�nded comprehensive plan for the T.H. 12 area; and
�
Conceat A��r��a� f�r Motel Develooment
November 2, 1979
Paae 2
• 3) While the proposed use would require the development
of a new service road, provision of the necessary right-
of-way shou1d not adversely affect the upgrading of
T.H. 12, nor would the provision of utilities to the
site adversely affect the upgrading of T.H. 12.
The proposed use would be consistent with the existing Comprehensive Plan.
The only significant zoning change that might occur would be a change from
Industrial to Cortnnercial , in which case the proposed use would still be
permitted. 1 would recortmend that the Planning Commission make a favorable
finding on this matter.
•
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•
October 31, 1979
Golden Valley Planning Commission
City of Golden Valley
Civic Center '
7800 Golden Valley Road
Golden Valley, MN 55427
Dear Members of the Golden Valley Planning Commission:
Thank you for giving us the opportunity to describe our plans for the development of
our property located at 6300 \Nayzata Boulevard.
We would like to build a Thrifty Scot Motel on the property as per the plans given
to Mr. Mike Miller on October 31, 1979. There are 24 Thrifty Scot Motels located
in eight Upper Midwest States from Montana to Nebraska to N�isconsin. The home
office for Thrifty Scot Motels is in St. Cloud, Minnesota.
Thrifty Scot is strictly a motel operation with no facilities for food or beverage
• service. The name of Thrifty Scot has become synonymous with clean, quality built
rrotels in the motel industry. The plans for the proposed Thrifty Scot Motel adhere
�a all of the Golden Valley requirements such as set-backs, parking spaces, etc.
We justify the building of the Thrifty Scot Motel under the present moratorium for
several reasons.
FIRST: It is our understanding tFaat the twca year morat�rium for developing
property north of Wayzata Boulevard was put i�rto effect last summer to prevent the
building of anything that would hinder the eventual upgrading of Wayzata Boulevard.
There was an obvious need for such a moratorium. It was also our understanding
that if a development does not conflict with the proposed upgrading of Wayzata
Boulevard, the development would stand on its own merits and not necessarily be
subject to the moratorium. Our developmnet of the Thrifty Scot Motel does not
conflict with the proposed upgrading of Vdfayzata Bnulevard.
SECOND: The building of the proposed service road would result in a much better
traffic flow, reducing the congestion at the Florida Avenue, Wayzata Boulevard
intersec tion. ,
THIRD: We understand that the City of Golden Valley will ask for participation by
tt� Minnesota State Highy�ray Department in the building of the new service road.
Therefore, the cost of the new service road to the City of Golden Valley would be
greatly reduced.
•
• Page 2
Golden Valley Planning Commission
FOURTH: There will be a substantially greater tax base generated by the proposed
Thrifty Scot Motel compared to the taxes on the raw land that exists today.
These are our reasons for justifying the proposed Thrifty Scot Motel. .
Thank you for your consideration.
Si nc ere ly,
Z ( � � -�-
,l1-�-cr-.-..�_ - . �.;�
Edwin J. Tumquist �,�
3003 Pacific Street North
Minneapolis, MN 55411
•
�
. DATE: November 5, 1979
T0: Golden Valley Planning Commission
FROM: Mike Miller, Planning � Redevelopment Coordinator
SUBJECT: Request for Building Permit - T.H. 12 Area Moratorium
Background and Analysis
Product Design and Engineering, Inc. , 750 Florida Avenue, is proposing
to erect a storage silo for storage of plastic raw material on their
property which is located within the T.H. 12 Moratorium Area. The
site in question is tocated on the Southwest corner of the intersection
of Flordia Avenue and Laurel Avneue. The property is zoned Industrial ,
as is the adjacent �properties except the area north of Laurel Avenue which
is zoned Institutional . �
Attached you will find a proposed site plan and area map. The storage
silo would be located in the Northwest corner of the property near the
rear lot line and adjacent to the building. It is proposed to be ap-
nroximately 40 feet in height and would be constructed of either aluminum
��r painted steel . Being a prefabricated structure, the silo could be
easiiy moved should any future street construction require it. In
• addition, the construction of a storage silo would not require development
or modification of any utility lines.
RECOMMENDATION
It is quite obvious that this proposed use would be a relatively minor
alteration to this industrial site. The proposal will not alter the
land use pattern of the property involved, or adversely affect the ad-
jacent land uses. Therefore, I would recommend that the P1anning Com-
mission make the following determination in accordance with the provisions
of the T.H. 12 Area Moratorium Ordinance:
1) . It is apparent that further detailed study is not needed to
determine the appropriate location of such proposed uses;
2) . It does not appear likely that the proposed use in this
particular location within the T.H. 12 Area will be pro-
hibited by the provisions of a proposed Zoning Ordinance
_ or amended Comprehensive Plan for the T.H. 12 Area; and
3) • The proposed use would not require the development or
modification of streets and/or utilities which may be af-
fected by the upgrading of T.H. 12.
�
�
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r DATE: November 5, 1979
T0: Golden Va1Tey P1anning Commission
FROM: Mike Miller, Planning � Redevelopment Coordinator
SUBJECT: Review of Community Development Block Grant Application
This material was not ready for distribution with the agenda material .
Hopefully, this information will be distributed at the Planning Commission
of November 13, 1979•
�
•
s
COMMUNITY DEVELOPMENT BLOCK GRANT PROJECT PROPOSALS
� Year VI
Dutch Elm Program
The dutch elm program was established in last year's CDBG grant. It provided
for $5,000 to be used for reimbursement of costs relating to removal of diseased
elm trees to families of low and moderate income. It was a continuation of the
previous reimbursement program provided through the State. Income limits were
identical to Section 8 qualifications. The program this past fall was used
to offset the cost to five families with additional funding still remaining
to be used for spring 1980 dutch elm removal program. An educational flyer
will be .senfi by the City Forester in the snring informing residents of the
availability of this program. It is recommended that this program be con-
tinued through the Community Development Block Grant Year VI Program and that
$5,000 be allocated. Because of the timeliness of the CDBG grant approval
process, the City was not able to properly inform qualifying residents of
the program's availability. It is anticipated that with the educational
flyer being sent in early spring of 1980, there will be a substantial
increase in the use of this program. Although only projects for Year VI
are being approved at this time, it is also anticipated that $5,000 for
the dutch elm program will be included in Project Year VII .
Redevelopment Area South of liighway 55
� This project is a continuation of a neighborhood revitalization program
established during CDBG Year V.
The activities under Year V included completion of the storm sewer system in
the area and that the roads be surfaced, curbed and guttered. The cost of the
project was shared between the City and assessments, wi.th the assessments being
abated according to qualifying income levels. Additionally, grant monies were
provided for energy conservation measures to homes in the area in need of
rehabilitation. The area is one of the oldest in the City and had the greatest
number of homes in need of redevelopment at that time.
This project is also a continuation of an activity started in Year V. It is
requested that $18,750 be used for energy conservation activities relating
to home rehabilitation. These monies supplement the City's involvement with
the Minnesota Housing Finance Agency's home rehabilitation grant program.
Golden Valley receives less than $15,000 a year to be used city-wide. Those
funds are delegated on a first come basis and provide approximately funds to
three homes throughout the entire city. By providin,g funds through CDBG
grants, the City is able to target rehabilitation to areas specifically in
need, something that cannot .be accomplished with MHFA funds. Funding is
also proposed under this same project for Year VII .
•
Housing Feasibility Study
� In grant Year V, funds were appropriated for the start of a two-year study on
existing multi-unit structures and the feasibility of converting these structures
into family housing for low and moderate income families. $5,000 is recommended
to be allocated in grant Year VI for the continuation and comptetion of the�
low and moderate income city-wide housing feasibility study.
Scattered Site Land Preparation Costs
In the spring of i977, the City of Golden Valley was awarded a bonus housing
grant in the amount of $90,000 to help write down the cost of land in order
to make feasible the construction of twelve three bedroom duplexes for family
housing. This housing would be provided to low and moderate income famities.
The project was entitled Scattered Site because the duplexes were to be dis-
bursed throughout the community in a number of lots in an effort to reduce
concentration of subsidized housing in any particular area of the City.
The City made the determinatioo to use three. specifi.c si.tes for con�truction of
the units. One site to house a duplex, one site to house a fourplex and one
site to house a cluster of three duplexes. Since the City of Golden Valley
is a fully developed community with approximately So of the land undeveloped,
there were significant obstacl�es encountered in order to find three vacant
- appropriatesites to build upon. It was necessary to use vacant sites in
order to keep the cost of acquisition and relocation to a minimum. Due to the
fact that the City has relatively little vacant land left, the land that is
• vacant usually has significant site preparation costs associated with it.
The City was able to find two sites with relatively minor preparation costs
associated with it, however, the site chosen to house the th'ree duplexes
has considerable site preparation costs associ,ated wi:th it.
The original bonus housing grant let in 1977 was for $90,000. At that time,
it would have covered the cost of acquisition and site preparation. Unfortunately,
the City has been met with a number of obstacles presented by HUD that have �
forced the postponement of construction of the units until spring, of 1g80.
Due to the substantial increases in costs because of inflation, $g0,000 at �
�
this time will cover acquisition of the sites. The developer has budgeted u
$55,000 per unit to cover construction costs. Again, because of the rising
costs of materials due to inflation, there is not money available in the
developers budget to cover site preparation costs without detracting from
the units themselves. The City feels that it is necessary for the project
that as much of the funding for construction of the units be spent on the
units themselves. Therefore, it is recommended that $40,000 from Year VI
grant funds be appropriated to cover site preparation costs associated with
the scattered site housing project.
An estimate by the architect for the project developer put the cost of
pr�paration at approximately $48,000. An additional allocation given to the
City in Year V for approximately $g,000, combined with the $40,000 proposed
for Year VI , will provide the necessary funding to insure that the project
is completed. Site preparation costs include the removal of unnecessary
fill caused by illegal dumping on the site and the placement of pilings
• since the soil conditions are such that additional support is necessary to
maintain the units. I would like to stress at this time that this condition
.
� that faces all developers coming into Golden Valley at this time because of
the types of land that are left to develop, and it is not that the City is
using marginal or less desirable land for a public project and keeping
the remaining desirable sites for private developers. The entire City has
always had a substantial soil problem and this is evident by the sub-
stantial amount of ponding found throughout the City and the fact that
most large buildings are built upon pilings.
Calvary Square Street Light Proposal
In 1978, the City of Golden Valley created a tax increment district entitled
Val,ley Square and submitted a redevelopment plan for the area. Part of the
plan called for the creation of a ring road to correct the traffic problem
currently building along Winnetka Avenue. Adjacent to the new ring road is
a proposal to construct a senior citizen high rise consisting of 120 units
of market rate home ownership units and 80 units of Section 8 subsidized
rental . To the southwest of the proposed senior complex, tfie City intends
to construct a traffic pulse center. This center will be used as a queing
station between MTC buses aRd Medicine Lake Lines buses. It is anticipated
that the pulse center will be used heavily by the seniors who usually prefer
public transportation to the other alternative of maintaing a personal
automobile. South of the traffic pulse center, along Highway 55, is a
small shopping center. In the center is a cleaners, drugstore and hardware
store, along with a variety of other small shops. Again, it is anticipated
� that the seniors will frequent those places of business quite often. Since
the travel along Rhode Island Avenue North will be by foot, it seemed
appropriate that an adequate lighting system be proposed for the area. The
majority of the individuals that will be living in the proposed senior complex
will be on fixed and subsidized incomes. Since it is the normal practice
of the City to assess street lighting projects against benefiting properties,
the bulk of this system would be assessed against the proposed senior complex.
It is therefore recommended that $57,500 be set aside to offset the cost of
the proposed lighting system.
�
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� DATE: November t, 1979
T0: Golden Valley Planning Commission
FROM: Mike Miller, Planning � Redevelopment Coordinator
SUBJECT: Draft Report on Open Space Recommendations to the City Council
Attached hereto you will find a copy of the draft "Report on Open Space
Recommendations to the City Council" for your review and comments. This
is presented to the Commission for discussion purposes only, and is not
! intended to be the final report. Hopefully, this report can be finalized
at our rneeting on Tuesday, November 13, 1979•
•
�
DATE: November 5, 1979
• T0: Golden Valley Planning Commission
FROM: Mike Miller, Planning � Redevelopment C ordinat�r
SUBJECT: City Policy Relating to Tax-Exempt Fina cing
� The City Council has requested that the Planning Co mission review and
consider a proposed amendment to the City's tax-exempt financing policy.
Attached you witl find a copy of the City's present tax-exempt financing
policy as adopted by the City Council on March 19, 1979• In conjunction
with this policy, the City Council wishes the Planning Commission to
consider the following amendment:
"Should tax-exempt financing be permitted in the development
of vacant parcels where the zoning classification is of a
higher use than is permitted under the Comprehensive Plan?"
This would be limited specifically to either commercial office or in-
dustrial uses. Such an amendment would be used as a possible, implementation
tool for the Comprehensive Plan. The City Council has further requested
the Planning Commission to report back on this matter after the first of '
the year.
In the way of background on the matter, tax-exempt financing is a re-
. development tool provided to communities under the provision of Chapter
474 of Minnespta known as the "Municipal Industrial Development Act".
One of the purposes of the Act is that the weifare of the stat� requires
the active promotion, attraction, encouragement, and development of
economically sound industry and commerce through government action for
the purpose of preventing, so far as possible, the emergence of blighted
and marginal lands and areas of chronic unemployment. It is the policy
of the state to facilitate and encourage action by local government units
to prevent the economic deterioration of such areas to the point where
the process can be reversed only by total redevelopment through the use
, of local , state, and federal funds derived from taxation, with the at-
tendant necessity of relocating displaced persons and of duplicating
public services in other areas.
Other factors necessitating such action are the increasing concentration
of pop.ulation in urban and metropolitan areas; the consequent increase
in the amount and cost of government services required in these areas;
. and the need for more intensive development and use of land to provide
' an adequate tax base to finance these costs. The. effect of these factors
is intensified by the necessity of withdrawing land for public use for
highways, parks and open space reserves, schools and playgrounds, and
other public enterprises need to sustain proper living conditions, com-
munications and mobility in an increasing urban society.
Tax-exempt financing is frequently used as a vehicle to encourage private
developrr�nt of a type and/or location wherP it might not otherwise occur.
.
Tax-exempt Financing Report
November 5, 1979
Page 2
.
It can provide funding for signif�cant development in the community at
less cost to the deva}oper than conventional financing, while at the same
time, the City does not have to obligate its existing tax revenue to re-
deem any bonds issued for such development. Such bonds are redeemed
using the revenue derived from the development itself.
With respect to utilizing tax-exempt financing as an implementation tool
for the Comprehensive Plan, the City has the opportunity, on a selective
basis, to encourage development to occur at the time and place that it
feels would be in the best interests of the Community. It can also
provide a useful control on the type and quality of development that can
occur. The use of tax-exempt financing must be judicious, and in harmony
with a sound planning strategy.
This background material is provided at this time for your information.
The matter will be placed on a future agenda for more detailed discussion.
If the Planning Commi�ssion has any questions, please advise and additional
� detail will be provided.
•
•
i.'L�
Resolution #35 March 19, 1979
Member Thorsen introduced and "read the written resolution and moved its adoption:
• ' A RESOLUTION ESTABLISHING INDUSTRIAL/COMMERCIAL DEVELOPMENT
TAX-EXEMPT MORTGAGE FINANCING POLICIES
WHEREAS, the Legislature for the State of Minnesota has in Chapter
474 of Minnesota Laws, authorized municipalities to issue Industrial/Commercial
Development Revenue Bonds and approve tax exempt mortgages; and,
WHEREAS, the Legislature has stated that the intent of the Municipal
Industrial Development Act is to promote, attract, and encourage economically
sound industrial and commercial development in order to:
1 . Discourage emergence of blight and marginal lands,
2. Prevent of Alleviate chrontc unemployment,
3. Preserve community and state investments in educational and
public service facilities, and
4. Encourage more intensive development and use of land to
provide an adequate tax base to finance the costs of public services;
and,
WHEREAS, the City Council of Golden Valley wishes to preserve and
expand the quality of commercial and industrial development and their associated
benefits in the City, and that the City Council is aware that Industrial/Commercial
Revenue Bond Financing may be beneficial to the City when used for certain
purposes.
� THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF GOLDEN VALLEY,
that the following policies shall be established guiding the approval of
Industrial/Commercial Development Revenue Bonds and Tax Exempt Mortgages:
� • 1. Tax exempt mortgage financing will be the only vehicle of
Tax Exempt Industrial/Commercial Development financing
approved by the City. Industrial Revenue Bond financing
wfll not be authorized subsequent to adoption of this policy.
2. The industrial or comrnerctal project shall be compatible with
the overall development plans and obJectives of the City and
of the neighborhood in which the project shall lie.
3• The project shall be of a nature that the City wishes to
attract, or an existing business the City wishes to have
expand within the City considering potenttal for employment,
incentive for further development, impact' on City service
needs and support for industrial or commercial operations
currently located in the City.
4. The totai aggregate amount of industrial development bonds
and/or exempt mortgages outstanding at any one time shall
not exceed 5% of the total assessed (taxable) valuation
of the City. Each project shall exceed Five Hundred
Thousand Dollars ($500,000) in cost.
•
-.. ------3
.- ,�
.,�
•
5. The application cannot be considered by the City Council until
tentative City Code findings and requirements have been made
with respect to zoning, building plans, platting, streets
and utility services.
a) the applicant shatl furnish a description of the project,
� plat plan, rendering of proposed building, brief description
of the applicant and the proposed financing in such form
as shall be required at the time of apptication. Such
data is to be furnlshed to members of the City Council
and the City's staff for background information only.
6. The pro,ject shall be located within a tax increment financing _
district as designated by the City Council in accordance with
Chapter 462 of Minnesota Laws.
7. When an applicant business is locating, relocating or expanding
in the City., the following objectives shall be considered:
a) Increase the job opportunities and income potential for
persons within the City,
b) Increase the tax base to facilitate financing of public
services,
� �
c) Encourage business to utilize local suppliers to the
greatest extent possible,
d) The direct benefit to the City's citizens,
e) Retention of employment which might otherwise leave the
community,
f) Competition with exlsting retail establishments will be
discouraged except for purposes of redevelopment.
g) Special construction and built-ins suitable only to one
industry or business will not be �ncluded in the
financing, and
h) No tax exempt enterprise shall be considered for Tax
Exempt Industrial Development Mortgage Financtng.
8. The applicant shall select at its expense qualified financial con-
sultants and/or underwirters as well as legal counsel to prepare all
necessary documents and materials. The City Council may rely on
the opinion of such experts and the application shall be accompanied
by applicant's letter of intent and a financial analysis by the
underwriter regarding economic soundness of the applicant as well
� as the financial consultant/underwriter opinion regarding the
financial strength of the applicant, feasibility of the project
and a tentative letter of commitment :from the lending institution.
9. The applicant must not commence any part of the construction of the -
project until there has been preliminary approval by the Council
of the application for financing.
, � 10. The City Council reserves the right to deny any application for
financing at any stage of the proceedings prior to adopting
the final resolution authorizing issuance of a tax exempt mortgage.
11 . The City is to be reimbursed, and held harmless, fo� and from any
out-of-pocket costs related to the actual or proposed issuance of
the financing. To assure compliance with this provision, the
applicant shall submit with the application a deposit in the
amount of $1 ,500. The City shall charge against said deposit
a�lt administrative, legal , planning, fiscal , appraising and
any other expenses incurred by the City in connection with the
financing proposal whether or not the proposed financing is
completed.
. 12. All applicants shall supply informatton requested in the Tax
Exempt Mortgage request form. The applicatian shall be completed
and submitted to the City at least two weeks fore Council 's
initial review.
Robert R. Hoover, Mayor
� �
� ATTEST:
. John Murphy, City Clerk
The motion for the adoptton of the foregoing resolution was duly seconded by
Member Johnson and upon vote being taken thereon, the following members voted
in favor thereof: Anderson, Hoover, Johnson and Thorsen and the following
voted against the same: Stockman, whereupon said resolution was declared
' duly passed and adopted, sPgned by the Mayor and his signature attested
by the City Clerk. � .
�