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08-23-82 PC Minutes 119 Minutes of the Golden Valley Planning Comni ssion August 23, 1982 A regular meeting of the Planning Comnission was held in the Council Chambers of the Civic Center, 7800 Golden Valley Road, Golden Valley, M N. Ch airman Thompson called the meeting to order at 7:00 p.m. Those present were Co mnissioners Forster, Polachek, Singer, Thompson a nd Tubman. Commissioner Prazak was not present at the beginning of the meeting. Corranissioner Leppik was absent. Also present were Mike Miller, Planning and Redevelopment Coordinator, Alda Peikert, Assistant Planner, and Jeff Sweet, City Manager. I . Approval of Mi nutes = August 9, 1982: It was moved by Comnissioner Polachek, seconded by Comnissioner F orster and carried unanimously to approve the minutes of the August 9 , 1982 P1 anni ng Comni ss i on meeti ng as recorded. II. Set Date for Informal Public Hearing - P.U.D. #37 Brandon Terrace �wn i�es: — APPLICANT: Brad J. Jones L OCATION: 528 Indiana Avenue North REQUEST: Approval of Preliminary Design Plan for P.U.D. #37 i ncluding 6 townhouse units C hairman Thompson introduced this agenda item and noted the staff recommendation of a September 13, 1982 informal public hearing date. T he proponent, Mr. Brad Jones, was present. I t was moved by Comni ssi oner Forster, seconded by Comni ssi oner Tubman a nd carried unanimously to set an informal public hearing date of September 13, 1982 for consideration of the Preliminary Design Plan f or PUD #37, Brandon Terrace Townhomes. III. Review and Discussion of the Report of the Valley Square Commission to the Housing and Redevelopment Authority: C hairman Thompson introduced this agenda item and noted that the role of the Planning Corrrnission in the case of the Va11ey Square Comnission Report to the HRA is to review the report and to offer comnents to the H RA, not to make a recomrr�ndation concerning approval or disapproval of the report. Chairman Thompson invited Comnissioner questions or com- m ents on the Valley Square Co mnission Report. Commisioner Singer exp ressed interest in the written comnents and response to comments on the Valley Square Comnission Report and asked � �� P1 anni ng Comni ssion Mi nutes - August 23, 1982 Page 2 w hether the Corr�ni ss i on i s total ly sati sfi ed that exi sti ng busi nesses in the Valley Square Redevelopment Area can be adequately compensated f or 1 oss of bu si ness resul ti ng f rom the Redevelopment Project. Chairman Thompson showed Comni ssioners the three relocation studies completed by Von Klug and Associates and stated that the HRA would p rovi de exi sti ng bu si nesses wi th al l compensati on benef i ts requi red by law plus an additional sum to each benefit recipient as recomnended in the relocation study. Comnissioner Singer noted recent articles on overbuilding of office space in the Twin Cities Metropolitan Area and questioned the recom- mendation in the Valley Square Comnission Report for increased office s pace. Ch ai rman Thomp son poi nted out that the recomnendati on i s based on a number of consultant studies and that actual construction of office space would not occur until a developer with a viable project has concluded a development agreement with the HRA. City Manager Jeff Sweet informed Comnissioners that studies show the Twin Cities Metropolitan Area office market to be segmented and that while the I-494 area is overbuilt, there is additional capacity for office space i n the immediate Golden Valley area. Commissioner Forster asked whether tax increment financing is necessary in order to accomplish the Valley Square Redevelopment P roject or whether there would be developers willing to accomplish the redevelopment without tax increment financing. Mr. Sweet stated that h e feels tax increment financing is necessary in order to finance the acquisition of land with existing buildings and clearance of that land f or new development. Mr. Sweet pointed out, and Chairman Thompson confirmed, that Golden Valley is well within guidelines set by Hennepin County for use of tax increment financing. C omnissioner Prazak asked whether a fair number of businesses existing within the Valley Square Redevelopment Area can be relocated within the area following redevelopment. Chairman Thorr�son and Mr. Sweet reviewed efforts made in the planning for the area to offer oppor- tunities for relocation of existing businesses within the redeveloped a rea and at the same time noted that certain existing businesses can- not be accommodated in the redeveloped Valley Square Area. Chairman Thompson summarized the discussion with the statement that the Planning Comnission will report to the HRA that the Planrring Commission reviewed the Valley Square Co mnission Report to the HRA and h as no negative comments. Corr�ni ssioner Polachek stated that he felt Chairman Thorrq�son should be commended for his work as Chairman of the Valley Square Comnission, and Cha�rman Thompson said that he felt the entire Valley Square Comnission should be commended and that they had served the HRA and the Ci ty wel l . t21 Planning Commission Minutes - August 23, 1982 Page 3 IV. Discussion and Recommendation of the Proposed Amended Valley Square Redevelopment P an: C hairman Thompson introduced this agenda item and noted that State S tatute requires that the HRA submit the p roposed amended Valley S quare Redevelopment Plan to the Planning Commission for its opinion prior to HRA approval of the Plan. Chairman Thompson pointed out that the Valley Square Redevelopment Plan is less specific than the Valley Square Conmission Report in details such as square footages of various uses in order to provide for flexibility in implementation of the Redevelopment Plan which is a legally binding document. C i ty Manager J eff Sweet revi erved the proposed amended Valley Square Redevelopment Plan pointing out which sections are taken f rom the current Valley Square Redevelopment Plan and which sections have been revi sed. In response to a request from Co mnisisoner Prazak, Mr. Sweet and Planning and Redevelopment Coordinator Mike Miller reported on deve- loper interest in the Valley Square Redevelopment Area. C orrnnissioner Tubman asked the time schedule for the Valley Square Redevelopment Project. Mr. Miller stated that development is expected to start within the next year and that construction activity could begin in the spring and summer of 1983. C hairman Thomp son concluded the discussion with the statement that the Planning Comnission will notify the HRA that the Planning Comnission reviewed the proposed amended Valley Square Redevelopment Plan and has no objections to HRA approval of the amended Plan. M r. Sweet complimented Chairman Thompson on the outstanding job he has done as Chairman of the Valley Square Co mnission, exp ressed the opi- nion that he has represented the Planning Corrmission well on the V a11ey Square Commission, and exp ressed appreciation of the leadership h e provided to the Valley Square Co mnission. Chairman Thompson in turn exp ressed appreciation of the support provided by Mr. Sweet as H RA Di rector and staff to the Val l ey Square Comni ssi on. Commissioner Prazak asked for an explanation of the role of the Valley Square Comni ssion from this point forward. Chairman Thompson and Mr. S weet explained that the role of the Valley Square Commission will be to revi�v development proposals received in each phase of the redeve- lopment project and to comment to the HRA on which proposals best c arry out what the Co mnission envisioned for the Valley Square Redevelopment Area. Mr. Sweet noted that the recently revised City Pl1D Ordinance provides that any parcel within a redevelopment area may be developed as a PUD and that the Planning Comnission may expect to � �� Planning Comnission Minutes - August 23, 1982 Page 4 r eview a number of PUD proposals in conju nction with the Valley Square Redevelopment Project. V . Report on HRA Meeting _ August 10, 1982: Commissioner Singer provided the Planning Commission with a report on the August 10, 1982 HRA meeting. VI. Report o n BZA Meeting _ August 10, 1982: Corr�ni ssioner Polachek provi ded the Planning Comni ssion with a report on the August 10, 1982 BZA meeting. V II. Report on Ci ty Counci 1 Meeti ng - August 17, 1982: Comni ssioner Prazak provi ded the Planning Comni ssion with a report on the August 17, 1982 City Council meeting. The meeting was adjourned at 8:10 p.m. Respectful ly submi tted, �, , ���°^--"�s� ,'�-��.t_ �:�� B Davi Thompson, Chairma argar t Leppik, retary �