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84-120 - 10-16 - Approving Golden Hills Redevelopment PlanResolution 84-120 October 16, 1984 Member Stockman introduced the following resolution and moved its adoption: RESOLUTION (Approving Golden Hills Redevelopment Plan) WHEREAS, the Housing and Redevelopment Authority in and for the City of Golden Valley, Minnesota ("HRA") has prepared a redevelopment plan for a revita- lization program in the Golden Hills area located immediately north of Highway No. 12 and both east and west of Turners Crossroad entitled "Golden Hills Redevelopment Plan," including a statement of the method proposed for financing the project, all attached hereto as Exhibit A; WHEREAS, the Golden Hills Redevelopment Plan has been reviewed and com- mented on by the Planning Commission of the City of Golden Valley, being a duly designated and acting official advisory body to the City Council, a copy of the minutes of their meeting dated September 24, 1984 is attached hereto as Exhibit B; NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Golden Valley hereby makes the following findings and determinations: 1. That the City Council of the City of Golden Valley has held a public hearing on the attached Golden Hills Redevelopment Plan (Exhibit A) upon giving published notice of said hearing in a newspaper of general circulation in the municipality at least once not less than 10 days nor more than 30 days prior to the date of hearing; 2. That the City Council has reviewed the attached Golden Hills Redevelopment Plan together with the included statement of the method proposed for financing the project and the written comments of the City Planning Commission; 3. That the area included within the Golden Hills Redeveloment Plan (the "Project Area") is a deteriorated and deteriorating area within the meaning of Minnesota Statutes Section 462.421, Subd. 13; 4. That the revitalization program proposed by the plan is necessary to eliminate and prevent the spread of such deterioration; 5. That the redevelopment project area is subject to conditions preventing private development and would not be available for redevelopment without the governmental assistance and financial aid proposed by the Plan; 6. That the plan and its corresponding redevelopment project area affords maximum opportunity for redevelopment by private enterprise, consistent with the sound needs of the locality as a whole; 7. That the plan provides an outline for the redevelopment and rehabilita- tion of the project area and is sufficiently complete to indicate the rela- tionship of the Plan to the objectives of the City of Golden Valley as to appropriate land uses within the project area and to indicate the general land uses and general standards for redevelopment or rehabilitation within the pro- ject area; Resolution 84-120 - Continued October 16, 1984 8. That there is a feasible method for the relocation of families and businesses who will be displaced from the project area and that there are available or will be provided decent safe and sanitary dwelling units for the displaced families and satisfactory business locations for the displaced businesses; 9. That the HRA in acquiring any of the properties will provide all of the relocation assistance and benefits required by applicable law; 10. That the objectives and purposes of the Plan conform to and are con- sistent with the general land use proposals and planning objectives established by the City of Golden Valley in its Comprehensive Plan. NOW, THEREFORE, BE IT FURTHER RESOLVED, by the City Council of the City of Golden Valley, Minnesota: 1. That the attached Golden Hills Redevelopment Plan is approved hereby in all respects; and 2. That the City Manager is directed to communicate the City Council's approval of the Golden Hills Redevelopment Plan to the Housing and Redevelopment Authority in and for the City of Golden Valley, Minnesota. ary A rson, Mayor ATTEST: QcOAAOn& J Nally, DepuW City Clerk motion for the adoption of the foregoing resolution was seconded by Member Johnson and upon a vote being taken thereon, the following voted in favor thereof: Anderson, Bakken, Johnson, Stockman and Thompson, and the following voted against the same: none, whereupon said resolution was declared duly passed and adopted, signed by the Mayor and her signature attested by the Deputy City Clerk. Resolution 84-120 - Continued Exhibit A October 16, 1984 GOLDEN HILLS REDEVELOPMENT PLAN GOLDEN VALLEY, MINNESOTA Adopted October 16, 1984 Resolution 84-120 - Continued Exhibit A October 16, 1984 INTRODUCTION The City of Golden Valley Comprehensive Plan adopted November 16, 1982 designa- tes Trunk Highway 12 frontage from Colorado Avenue to Trunk Highway 100 as the Golden Hills Study Area. According to discussion of the Golden Hills Study Area in the Land Use portion of the City of Golden Valley Comprehensive Plan, reasons for designation of the Study Area are "signs of deterioration within the area and potential for redevelopment in conjunction with anticipated upgrading of Highway 12 to I-394". The I-394 project for upgrading of current Trunk Highway 12 to freeway status will involve Minnesota Department of Transportation (MnDOT) acquisition of several total properties and portions of other properties within the Golden Hills Study Area. Final right-of-way limit lines for the I-394 pro- ject are expected in late 1984, and initiation of property acquisitions is expected in early 1985. The City of Golden Valley designated the Golden Hills Study Area in an effort to utilize the I-394 project as a stimulus to redevelop- ment of the area and in an effort to coordinate redevelopment with the I-394 project in terms of traffic circulation, land use planning, scheduling and land acquisition for assembly of redevelopment sites. In order to protect the planning process for the Golden Hills Area and to allow time for completion of comprehensive planning for the area, the Golden Valley City Council instituted a development moratorium effective April 12, 1984 for a portion of the study area under current development pressure. The interim ordi- nance limiting development activities in the Golden Hills Study Area is based on authority derived from Minnesota planning enabling legislation, Minnesota Statute Section 462.355 Subdivision 4. The duration of the Golden Hills Moratorium is approximately one year extending until April 15, 1985. The statement of purpose for the development moratorium ordinance for the Golden Hills Area lists reasons for the moratorium as City consideration of adoption of an amended comprehensive land use plan and corresponding zoning code amendments as a result of MnDOT planning and land acquisition for the I-394 project, poten- tial for rapid development and redevelopment in the area, need for time to accomplish detailed study in support of comprehensive planning, and need to control development during the interim planning period in order to preserve the opportunity for City implementation of redevelopment plans in accordance with a comprehensive land use plan. The Golden Hills Redevelopment Plan examines existing Golden Hills land use con- ditions, determines appropriate long term land uses, and establishes redevelop- ment uses which correspond to long term land use designations. The Golden Hills Redevelopment Plan defines the area to be covered by the Golden Hills Redevelopment District, provides an outline for development or redevelopment within the Golden Hills Redevelopment District, and indicates the relationship of proposed development or redevelopment to local land use objectives. The Golden Hills Redevelopment Plan indicates general land uses which may replace the Golden Hills Study Area designation in the adopted City of Golden Valley Comprehensive Plan. Thus, the Golden Hills Redevelopment Plan may be used as a base for amendment of the Comprehensive Plan and for corresponding Zoning Code amendment. 1 Resolution 84-120 - Continued Exhibit A October 16, 1984 DESCRIPTION OF GOLDEN HILLS REDEVELOPMENT DISTRICT The Golden Hills Redevelopment District includes Trunk Highway 12 frontage in the City of Golden Valley from Colorado Avenue on the west to Trunk Highway 100 on the east. To the west of Turner's Crossroad, the Golden Hills Redevelopment District extends north to Laurel Avenue covering an area bounded by the City of Golden Valley/City of St. Louis Park municipal boundary line on the south, Colorado Avenue on the west, Laurel Avenue on the north and Turner's Crossroad on the east. To the east of Turner's Crossroad, the Golden Hills Redevelopment District includes all parcels fronting directly on Trunk Highway 12 from the Golden Hills Shopping Center to the Bermel Smaby Realty property at the inter- section with Trunk Highway 100, also the shopping center parking area to the north of the Golden Hills Shopping Center and the Mayfair Apartment property to the northeast of the Golden Hills Shopping Center. The Golden Hills Redevelop- ment District also includes a small portion of the City of Golden Valley located to the southwest of Trunk Highway 12 and Trunk Highway 100. A legal description of the boundaries of the Golden Hills Redevelopment District is attached to the Golden Hills Redevelopment Plan as Appendix A. Legal descriptions of each indi- vidual parcel within the Golden Hills Redevelopment District are available in the parcel inventory compiled for the Golden Hills Redevelopment District. The Golden Hills Redevelopment District encompasses more area than the Golden Hills Study Area in the adopted City of Golden Valley Comprehensive Plan. In the area between Turner's Crossroad and the railroad line to the west, the Golden Hills Study Area includes only parcels adjacent to the Trunk Highway 12 service road and does not extend as far north as Laurel Avenue. In addition, the Golden Hills Study Area does not include the portion of the City of Golden Valley to the southwest of Trunk Highways 12 and 100. The Golden Hills Study Area is shown graphically on the Comprehensive Land Use Plan map included in the Land Use element of the adopted City of Golden Valley Comprehensive Plan. The Golden Hills Development Moratorium Area includes only that portion of the Golden Hills Redevelopment District lying between Turner's Crossroad and the railroad line to the west. The moratorium area is bounded by the City of Golden Valley/City of St. Louis Park municipal boundary line on the south, the railroad line on the west, Laurel Avenue on the north and Turner's Crossroad on the east. A legal description of the Golden Hills Development Moratorium Area is included in the Moratorium Ordinance, Ordinance No. 618, which adds the Golden Hills Development Moratorium as Chapter 21 of the City Zoning Code. Section 21.03 of the City of Golden Valley Zoning Code describes the Golden Hills Area for pur- poses of the development moratorium. The Golden Hills Redevelopment District designated in the Golden Hills Redevelopment Plan, the Golden Hills Study Area designated in the adopted City of Golden Valley Comprehensive Plan, and the Golden Hills Development Moratorium Area defined in the City of Golden Valley Zoning Code are illustrated graphi- cally on subsequent pages. 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Resolution 84-120 - Continued Exhibit A October 16, 1984 OBJECTIVES OF GOLDEN HILLS REDEVELOPMENT PROJECT Objectives of the City of Golden Valley Housing and Redevelopment Authority (HRA) in undertaking redevelopment of the area described as the Golden Hills Redevelopment District include the following: General 1. Impovement of currently unsightly Trunk Highway 12 frontage to create an attractive City of Golden Valley I-394 corridor in the vicinity of Turner's Crossroad. 2. Reversal of deterioration and degradation of current Trunk Highway 12 frontage in the area of Turner's Crossroad. 3. Stimulation and coordination of area redevelopment not possible without public subsidy to private investment. 4. Provision for orderly physical and economic growth of the area through controlled development and redevelopment. 5. Strengthening and increase of the area tax base. Coordination with I-394 Project 6. Taking advantage of the incentive for upgrading of land use provided by I-394 freeway construction as a catalyst to further redevelopment of the area. 7. Coordination of upgrading of land uses and redevelopment of the area with upgrading of Trunk Highway 12 to I-394 status. 8. Minimizing of public costs of I-394 right-of-way acquisition and rede- velopment site acquisition through joint MnDOT and City of Golden Valley HRA purchase of properties. 9. Coordination of redevelopment time schedules with I-394 construction time schedules in order to minimize construction period inconvenience. 10. Integration of remnant parcels resulting from I-394 project riyht-of- way acquisition into redevelopment parcels. Blight Removal 11. Removal and replacement of dilapidated, deteriorated and vacant buildings which constitute a blight on the area. 12. Removal and replacement or rehabilitation and upgrading of obsolete buildings and buildings with code deficiencies which have a blighting influence on the area. Z Resolution 84-120 - Continued Exhibit A October 16, 1984 13. Redevelopment or upgrading of properties which are unsightly due to lack of aesthetic amenities including landscaped yards, paved parking area, and curb separation of landscaped and paved area, or due to location of loading docks on building street front. 14. Removal of buildings which are overcrowded on small lots resulting in inadequate parking, nonconforming inadequate landscaped yard areas, and lack of space for normal business expansion. 15. Clearance and assembly of overdeveloped small lots into larger scale redevelopment sites allowing space for adequate parking, required landscaped yards and anticipated business expansion. 16. Elimination of unsightly land uses, including unscreened outside storage of equipment and materials, which constitute a blight on the area and surrounding areas and adversely impact land values and marke- tability of surrounding properties. 17. Elimination and replacement of deleterious and inappropriate land uses incompatible with surrounding land uses and detrimental to surrounding property values. 18. Redevelopment or development of underutilized properties which have potential for greater contribution to the tax base and economic welfare of the community. 19. Development of vacant land blighted by virtue of difficult physical character of the ground, including poor soils conditions, resulting in stagnant and unproductive condition of land potentially useful. 20. Elimination or correction of difficult physical character of the ground, including poor soils conditions, allowing development of vacant land and making the land useful and valuable. Redevelopment Land Use 21. Realization of highest and best use of properties bordering I-394 in the vicinity of Turner's Crossroad in the City of Golden Valley. 22. Provision of assembled redevelopment sites to accomodate more intense land uses appropriate directly adjacent to the I-394 freeway. 23. Provision of desired expansion space for the commercial center located to the east of Turner's Crossroad. 24. Provision of assembled redevelopment sites to accommodate industrial operations with future expansion potential. 25.. Rearrangement of land uses in the area resulting in more functional and complementary land use relationships. 7 Resolution 84-120 - Continued Exhibit A October 16, 1984 Private Investment 26. Minimizing of public redevelopment costs by encouraging private rede- velopment in the area and by promoting cooperation or participation of existing landowners in redevelopment projects. 27. Encouragement of upgrading by owners and tenants of existing commer- cial and industrial buildings and properties not targeted for redeve- lopment. ri rriil At inn 28. Redesign in conjunction with the I-394 project of local traffic cir- culation patterns and intersections in order to eliminate existing traffic hazards and points of traffic congestion, including inadequate separation of frontage road intersections from Trunk Highway 12 inter- sections. 29. Reorientation of building fronts to adjust to changes in street fron- tages resulting from the I-394 project. Ralnratinn 30. Provision of relocation sites and opportunities for expansion to existing businesses within the redevelopment area which are displaced by redevelopment and which are compatible with designated redevelop- ment uses for the area. 31. Minimizing of potential hardships created by relocation out of the area of conflicting or incompatible land uses. Resolution 84-120 - Continued Exhibit A October 16, 1984 FINDINGS The HRA may not proceed with a redevelopment project unless the City Council makes findings required by state statute. Minnesota Statute Section 462.521 Subd. 2 requires that the City Council pass a resolution making the following findings: 1. That the land in the project area would not be made available for redevelopment without the financial aid to be sought. 2. That the redevelopment plans for the redevelopment areas in the local- ity will afford maximum opportunity, consistent with the sound needs of the locality as a whole, for the redevelopment of such areas by private enterprise. 3. That the redevelopment plan conforms to a general plan for the devel- opment of the locality as a whole. Discussion supporting each of the above required findings in the case of the Golden Hills Redevelopment Project follows: 1. Land use in the Golden Hills Redevelopment District would not be made available for redevelopment without public financial aid. Provision of redevelopment lands in the Golden Hills Redevelopment District requires removal of deteriorated and obsolete buildings, clearance of overdeveloped parcels, correction of soils conditions on vacant lands, and assembly of existing lots into redevelopment parcels of appropriate size and configuration. Assembly and development of pro- perty requiring clearance or soils correction is not economically feasible for private developers without public subsidy. 2. Redevelopment plans for the Golden Hills Redevelopment District afford maximum opportunity for redevelopment by private enterprise. The Golden Hills Redevelopment Plan encourages private redevelopment in the area and promotes cooperation or participation of existing land- owners in redevelopment projects. Several current property owners in the Golden Hills Redevelopment District are in contact with the City of Golden_Valley concerning cooperation with the City HRA in assembly and redevelopment of land or concerning sale of property to the HRA for assembly and redevelopment by developers. The role contemplated by the HRA in redevelopment includes acquisition, assembly and clearance of parcels, with redevelopment sites subsequently trans- ferred to private developers, thus involving private enterprise in the construction phase of redevelopment in all cases. 3. The Golden Hills Redevelopment Plan conforms to the adopted City of Golden Valley Comprehensive Plan. The Comprehensive Plan, adopted November 16, 1982, designates the Golden Hills Area as a study area for potential redevelopment activity. The Golden Hills Redevelopment Plan outlines redevelopment uses which reflect appropriate long term land uses for the area. Long term land use designations shall be incorporated into the Comprehensive Land Use Plan map in an amended City of Golden Valley Comprehensive Plan. 2 Resolution 84-120 - Continued Exhibit A October 16, 1984 REDEVELOPMENT PROJECT AREAS The Golden Hills Redevelopment District may be divided into four project areas' representing different phases of the total redevelopment program. The West Area includes that portion of the Golden Hills Redevelopment District between Colorado Avenue and the railroad line, the Central Area that portion of the District between the railroad line and Turner's Crossroad, the East Area that portion of the District between Turner's Crossroad and Trunk Highway 100, and the South Area that portion of the District southwest of existing Trunk Highway 12 and Trunk Highway 100. The four areas are illustrated graphically on the subsequent page. Redevelopment of the Golden Hills Redevelopment District will be programmed over a period of five to ten years. In terms of sequencing, the Central Area is the portion of the District currently undergoing most intense redevelopment pressure and is likely to be the area of earliest redevelopment. The East Area is the most probable candidate for subsequent development due to expansion pressures in the existing commercial center. Redevelopment of the South Area will be coor- dinated with construction of the I-394/Trunk Highway 100 interchange. It is expected that the West Area will constitute the last phase of the total Golden Hills Redevelopment Project. 10 �m V "on - Resolution 84-120 - Continued Exhibit A October 16, 1984 CENTRAL AREA Existing Conditions The Central Area of the Golden Hills Redevelopment District includes both rela- tively small parcels ranging from .4 to 1.61 acres in area zoned primarily for Commercial use along the Trunk Highway 12 service road, also referred to as Old Wayzata Boulevard, and relatively large parcels ranging from 2.39 to 7.88 acres in area zoned for Light Industrial use to the north extending up to Laurel Avenue. Existing development in the vicinity of Turner's Crossroad and extending west to Xenia Avenue South along the Trunk Highway 12 service road includes the former Boulevard Restaurant building on a site approximately one acre in size, a small convenience food store and gasoline station in two separate buildings on a small parcel directly to the north, a print shop in a small former residential struc- ture to the west of the Boulevard site, a veterinary hospital on a small parcel at the intersection with Xenia Avenue South, and a storage building on a small parcel to the north of the veterinary hospital apparently used by a landscaping company. Common to all of these uses are nonconforming building setbacks from front and side property lines, lack of landscaped yards required by the City Zoning Ordinance with parking to front and side property lines, and.lack of ade- quate parking space. The use to the north of the veterinary hospital involves unscreened outside storage of equipment and materials in violation of City Zoning Ordinance requirements. The former Boulevard Restaurant building is currently vacant and has been unoccupied for a period of approximately two years. Traffic congestion at the intersection of Turner's Crossroad with Trunk Highway 12 results from lack of separation of the service road from Trunk Highway 12. As a consequence, there has been a tendency in the past for motorists to use the former Boulevard Restaurant parking lot as a bypass when traveling from Turner's Crossroad to the west service road. A multi -tenant office warehouse building, the Golden Valley Business Center, occupies a large parcel fronting on both Turner's Crossroad and Xenia Avenue South directly to the north of the commercial properties described above. Two additional single occupant office warehouse buildings located to the north bet- ween Turner's Crossroad and Xenia Avenue South do not present problems in terms of conformance with Code requirements or in terms of appearance. Parcels fronting on the Trunk Highway 12 service road between Xenia Avenue South and the railroad line include the recently upgraded Contemporary Designs building and property, the recently upgraded Tires Plus, Inc. location, the deteriorating Breck School Ice Arena crowded on a parcel lacking adequate setbacks or parking, a dilapidated former farmhouse structure on a large lot, and two small office buildings on small lots. Owners of several of these parcels appropriate for clearance and redevelopment express willingness to cooperate with the City of Golden Valley HRA on redevelopment of their properties. 12 Resolution 84-120 - Continued Exhibit A October 16, 1984 The remainder of the Central Area of the Golden Hills Redevelopment District located between Xenia Avenue South and the railroad line is occupied by four single occupant office warehouse or office manufacturing users on relatively large lots. All buildings are in good structural condition. Problems common to these buildings are minor including unfinished ground areas neither paved nor landscaped, unpaved parking area, some parking on the street due to lack of paving rather than lack of lot area for parking, lack of concrete curb separa- tion of paved and landscaped area, inadequate screening of rear storage areas, and in one case poor condition of a storage building. At least two of the pro- perty owners have approached the City with expansion plans affording opportunity for enforcement of general upgrading of the properties. I-394 Impact Plans prepared by MnDOT for I-394 construction include a freeway interchange at Xenia Avenue South. Construction of the interchange and new service roads involves MnDOT taking of several total properties and several portions of other parcels within the Central Area of the Golden Hills Redevelopment District. Graphics included in the Golden Hills Redevelopment Plan illustrate preliminary I-394 right-of-way limit lines. Final construction limit and right-of-way limit lines for the I-394 project are not available at the present time but are expected prior to the end of the 1984 calendar year. Preliminary plans are ade- quate for purposes of redevelopment planning included in the Golden Hills Redevelopment Plan. Properties programmed for total acquisition by MnDOT for the I-394 project include the Boulevard Restaurant site, the adjacent print shop site, the veteri- nary hospital and the parcel to the north of the veterinary hospital. Portions of the Xenia frontage of the Golden Valley Business Center property and the Contemporary Designs site are scheduled for acquisition. The City HRA is in the process of concluding an agreement with MnDOT for joint acquisition of the Golden Valley Business Center property in the Central Area and for joint acquisition of additional properties in the East Area of the Golden Hills Redevelopment District. In addition, a remnant parcel of the Boulevard site will be available to the City HRA. The MnDOT interchange and service road design was adjusted to minimize impact on the Contemporary Designs location and to preserve the integrity of the recently improved building and site. The effect of the I-394 project on the other properties within the Central Area of the Golden Hills Redevelopment District will be to place all properties loca- ted on Xenia on a more traveled street route and to reorient buildings fronting on Turner's Crossroad to Xenia Avenue South as the busier street frontage. The northwest parcel in the Central Area will be further impacted by scheduled construction of Laurel Avenue across the railroad line and along the north side of that property. The new intersection and service road construction will eliminate the current Turner's Crossroad/Trunk Highway 12 intersection traffic congestion problems. 13 Resolution 84-120 - Continued Exhibit A October 16, 1984 Redevelopment Parcels Two redevelopment parcels are planned for the Central Area of the Golden Hills Redevelopment District. One is located to the east of the planned I-394/Xenia Avenue South interchange and includes the remaining major portion of the Golden Valley Business Center property combined with the food market/gasoline station parcel and a remnant of the Boulevard property. Total area of this redevelop- ment parcel is 214,267 square feet or 4.92 acres. The second redevelopment par- cel is located on the I-394 frontage road to the west of the I-394/Xenia interchange and to the west of the Contemporary Designs property. Total area of this second redevelopment parcel is 175,280 square feet or 4.02 acres, assembled from the existing Breck School Ice Arena and farmhouse properties combined with the two office buildings to the west and the tire store property to the east. The only remaining property on the I-394 frontage road in the Central Area of the Redevelopment District is Contemporary Designs, which is zoned Light Industrial. Other Light Industrial properties to the north on each side of Xenia Avenue South are not planned for acquisition, clearance and redevelopment. Redevelopment Land Uses Designated land uses for the Central Area of the Golden Hills Redevelopment District are office or hotel combined with office for parcels adjacent to I-394 moving into office warehouse and office manufacturing to the north. In terms of intensity, greater height and density are contemplated in the redevelopment par- cels adjacent to I-394 with lower light industrial use height and intensity to the north. Redevelopment land use of the redevelopment parcel approximately five acres in size located northeast of the I-394/Xenia Avenue South intersection is office with the possibility of hotel combined with the office. Suitable height directly at the freeway intersection is up to 10 or 12 stories. For location of a major hotel within the City of Golden Valley, the site is ideal in terms of visibility from a major freeway, access to a freeway interchange, convenience to downtown Minneapolis, and proximity to corporate offices located in Golden Valley including General Mills and Honeywell. The hotel user, however, would require only approximately one half of the site. Ideally, the hotel would be combined with offices attracting out of town business people utilizing the hotel. Factors for consideration in site design include integration of the hotel and office structures and uses, access and circulation for both hotel and office uses and buildings, utilization of combined parking area with potential use of a parking structure to support the more intense development signified by greater building height, and maximization of landscaped green area. Redevelopment land use of the redevelopment parcel approximately four acres in size located to the west of the I-394/Xenia Avenue South intersection is office with a height of four to six stories. Utilization of structured parking is encouraged to support more intense land use while at the same time preserving maximum landscaped green space. 14 Resolution 84-120 - Continued Exhibit A October 16, 1984 Light industrial office warehouse and office manufacturing uses remain all along the west side of Xenia Avenue South and on the east side of Xenia to the north of the hotel/office redevelopment site. Upgrading of nonconformities in terms of landscaped yard and paved parking area requirements would be promoted as part of the redevelopment effort. Plans both for freeway construction and for assembly of redevelopment parcels in the total Golden Hills Redevelopment District and in the Central Area of the Golden Hills Redevelopment District are illustrated graphically on the following pages. 15 Resolution 84-120 -- ` Continued _. •�'�ia--- - -� ,��• � � .�. it ��i�•.�` '-�` 0� �-•�-� .' '€ ! --. �,•.yi ., ill 1 t jul •� ::��� I IIIn � �� ,,; c-'_. . I,. s fe cc ILW I -i I• '1 N� �� 0- _ ,•"A. Li L2 LU cr AL. i I 1, � � 1 r � � � •� J _ � I__ ` � • i :;; CJI :� � � , �• I � `- W I�^_ fr� a �� 111 • ..S_•y- I I �� I a l i� � ��•— E°� � t I. ci 7 a -------i =---; 8 B -�: II� t16 •• is—_' i r—j�' � ��r.r''� Resolution 84-120 - Continued Exhibit A CENTRAL A-REA /.1»11•e • October 16, 1984 IN • • O .O•..re- WILIO• At • IN • l -O •1•TwY. � i 1, � � � II 1.11.■.••ea•O» � 1 K AI.. ......... . " ., Q1�.f tel_= ,,.-' - ,• \ � j `W5000 A c. D=lle. t �� ,\11 ..� � • __ ss / .• 1 lk !!IO of, Aim aim ...- 5000 390.-1%SP ■ •". _ .:.. 620 •'{r _ 011111E r r»urtw NIX. • _ D� `Q oc I .AL �— .� � � --- - � it �'. ,\ 1.Oe ' • I 17 Resolution 84-120 - Continued ' - , �+`w's i ! !•r , , _ i� 984 K ..ti ;i 4�a 7 `t ,, ��', i .. iI i b �ti s.- •r r ..+� . 14 LU LU LU us Uj j 1 •�I J ••Y 1��. ab00 £.:. - r �•� i I �J ' 111 •. T 1 ' I � —� o•ow.obo !.t[7M�lfi "-- `— �.' : } J r. L �'�i'�IOOK>q` aLU _ :;: .:;'� s' ": ') • I; -,w �i� ice,, r. \ - LIJ LLJ cc r -d ----------------- LLJ X: I �'.•,�, • tit _ � *i} _a.M_«ie►a�ar:. is } :"'' . 1 •••'''�}'••` •4'. �'..�• , ••,� �' 1'' I 'i •'� -��_ _, •�. •� •' / L•f .LFA• Resolution 84-120 - Continue E N T R WbiA R E A October 16, 1984 REDEVELOPMENT PARCELS MW-,§ L �) ■O.1r•f.• C AA AU t I � • I e i Q Q U i i I •r•.. ••0•1•lor 1� �! f?/"_ x �' �'�•x• ; •il•!K � 1 or s.or �-c. i� / . .••,• � � I -.`d:� - r i r xxx• � )•O J l t � \1�•[ - _-- - `�`�'-' --��' - �, � � Opti.• �' )[[vi•[ ~ AI - M. W. RAMP �.�_—� ii y �� ' ! _.. _ _ _ . _{•9"%i 17"D Si'_ � I lY _ 1.. l` - � y -� ° . Geop kmum�...•r"�--- � O --- - - =� OOH �' • • � 31- -�--- �0oo-�m!'t r � . ! � � �r r•1yf o� � � X1111 � � � 1 � �� coon• �� /I � � ` 11FF" �• �T lI' 1 1 O ° • `\ ..�/''' �/ � �. 19 Resolution 84-120 - Continued Exhibit A October 16, 1984 EAST AREA Existing Conditions The East Area of the Golden Hills Redevelopment District is dominated by the Golden Hills Shopping Center, from which the name for the Redevelopment District is derived. The shopping center is located directly to the northeast of the intersection of Turner's Crossroad with Trunk Highway 12 and occupies approxima- tely 5.09 acres of land. There are approximately nine shopping center tenants, including four restaurants. The Golden Hills Shopping Center was upgraded with construction of a new facade in recent years, and construction of a new restaurant/night club facility at the westerly end of the shopping center is currently in progress. In conjunction with the new restaurant/night club expan- sion, the shopping center enlarged the available parking area by means of acquisition of a vacant parcel to the north, now improved as paved parking area. Despite the addition of parking area, the site remains crowded and expansion pressures in the shopping center are constrained by limited land space. The primary shopping center parking area adjacent to the Trunk Highway 12 frontage road extends to the property line with no provision of landscaped yard setbacks. Several of the restaurant tenants in the shopping center have expressed desire to expand. In addition, commercial uses displaced by redevelopment.within other areas of the Golden Hills Redevelopment District may seek relocation sites in a shopping center setting. Traffic congestion at the intersection of Turner's Crossroad with Trunk Highway 12 results from close proximity of the shopping center combined with lack of separation of the service road from Trunk Highway 12 at the Turner's Crossroad intersection. Intruding into the shopping center area are two separate uses on small parcels: A gasoline station on the corner of the frontage road with Turner's Crossroad and a veterinary clinic on the corner of the alley behind the shopping center with Turner's Crossroad. Both of these uses contribute to traffic and parkiny congestion in the area. Buildings to the east of the shopping center along the Trunk Highway 12 frontage road include a Bridgeman Ice Cream Store and Golden Hills Drug Store housed in the same building on one parcel, the Tyrol Medical/Dental Clinic on the next parcel to the east, and the Bermel Smaby Real Estate office at the intersection of Trunk Highway 12 with Trunk Highway 100. Between the clinic and real estate office is an area of vacant land which remains undeveloped due to poor soils conditions. Poor underlying soils problems are compounded by the addition of mixed fill over the poor soils. Substantial soil removal followed by replace- ment with new fill and compaction, or the use of piling as an alternative, would be required in order to support construction on this property. To the north of these properties and northeast of the shopping center is the Mayfair Apartments Complex which consists of two buildings. The buildings are constructed on compacted fill but do have some apparent cracking and settling on the exterior landings and steps. The soils have settled around the building exteriors. There is additional maintenance required and, as in the case of most buildings constructed prior to the requirements of the State Energy Code, addi- tional work is necessary to meet today's standards. 20 Resolution 84-120 - Continued Exhibit A October 16, 1984 I-394 Impact I-394 construction plans move the freeway interchange to the west to Xenia Avenue South and eliminate the existing intersection of Turner's Crossroad with Trunk Highway 12. The shift to the west eliminates current traffic congestion at the Turner's Crossroad/Trunk Highway 12 intersection and in the vicinity of the Golden Hills Shopping Center. The East Area of the Golden Hills Redevelopment District will be served by a new frontage road which ends in a cul-de-sac adja- cent to the I-394/Trunk Highway 100 interchange. The I-394 project, including construction of the I-394/Trunk Highway 1OU interchange and construction of the new service road, necessitates MnDOT taking of three total parcels and taking of frontage from additional parcels in the East Area of the Golden Hills Redevelopment District. The preliminary I-394 right-of-way line encompasses the entire gas station building on the northeast corner of Turner's Crossroad and Trunk Highway 12, includes the entire Bermel Smaby building at Trunk Highway 12 and Trunk Highway 100, and cuts through the front of the Tyrol Clinic building. MnDOT will acquire these land parcels in their entirety and make remnant parcels available to the Golden Valley HRA. The joint acquisition agreement in negotiation between the HRA and MnDOT calls for cooperative acquisition of the Golden Hills Druy/Bridyeman Ice Cream Store pro- perty and of the vacant properties on the frontage road to the east of the clinic. Redevelopment Parcels Redevelopment plans for the East Area of the Golden Hills Redevelopment District call for creation of one major redevelopment parcel 328,200 square feet or 7.53 acres in area. The redevelopment parcel is assembled from remnant and remainder parcels following I-394 right-of-way acquisition to the east of the shopping center and from the Mayfair Manor apartment property. Both clearance of existing buildings and soils correction of vacant parcels will be required in order to create usable redevelopment land. In addition to the assembly of the major redevelopment parcel approximately seven and one half acres in size, redevelopment plans include acquisition and clearance of the veterinary clinic parcel only 8,184 square feet or .19 acres in area. Redevelopment Land Uses Designated land use in the East Area of the Golden Hills Redevelopment District is commercial consisting primarily of retail shopping center combined with ser- vice businesses and potential inclusion of office or motel use. First priority for reuse of redevelopment lands will be expansion of the Golden Hills Shopping Center. The minor redevelopment parcel resulting from removal of the veterinary clinic will be offered for incorporation into shopping center parking area. Shopping Center expansion to the east and northeast will include retail and restaurant uses. Construction of a low rise motel in addition to the hotel in the Central Area may be desirable and would be acceptable in the East Area. Combination of low rise office buildings into the area would also be suitable. 21 Resolution 84-120 - Continued Exhibit A October 16, 1984 Desiyn considerations for redevelopment of the East Area include provision of landscaped yard along the existing shopping center frontage, provision for con- tinued shopping center expansion, integration of mixed uses, provision of ade- quate access and parking for each use, and buffering of commercial uses from the adjacent single family residential neighborhood to the north with adequate separation and screening. Plans both for freeway construction and for assembly of redevelopment parcels in the East Area of the Golden Hills Redevelopment District are illustrated graphi- cally on the following pages. 22 Resolution 84-120 - Continued Exhibit A October 16, 1984 Ij EAST AREA lose a, sale [ —'--�_ aloe . CUMU' 1)OWN also. • as,e 4 •f, l sell iess" fuer �� ♦n• �,eall* T~`.'� � ` - Y, r' '`� f eel. •Op p•� •s/ •,/ �M ` / seal M APT {MO►/IMa CFO,[e 1 : l -1 t••'� .4 �' / t 1 . _• iJ� - -W( i_ J� ] Loeoes Y[e� F `� • L LIQ. r ^ � - � _ _ — — — — r. -y ' _ •ohne' . �• _ •• � �' .. � �ckn � ' ^� . :tee X1""1'— _�----- l �._ --�'ioo-.�i-+*[�,%�--•'`a- '''_ ' ..--.5,0c ,< 2.4 Tom• .---�: —�` ---_._ -_ -_—"-T _ - - - �� � - e �r+�'°'°.� 4P h 13 1, a:D. S •` a UK T �: +• 1 \� G" ' �` B / l 1 (• j Cr ills Gam'. `1a 23 Resolution 84-120 - Continued Exhibit A October 16, 1984 EAST AREA b 10499••�• �u� •nf� 'ry 00 1 -e• T (� t x • N 1.111.1 1/111 1111' �1 J - I L �, r � YAC is �Y kX � / �1 .. � C�•�� J :1 � ��_ , Axa ' y !' 1 1•.tOOi� • .. ' r . L _ ,. SOLVE* IIILLf •y.l �y Ifs W +14 ♦ /� � � � _ tf. `QJ •.r — _ — - -r 1./ -rI - —. _ — -- �,_ ..i - r._-?•.10�� w+%'�` b .� 1` LW oa, .'oo ..•ii7 ( i - lll.��w r �f• rw � wtoo � r . 24 PLAZA ' • �\ -. T' spot °O, cr . W -- - .19. -�. ..._ ° RLQ Resolution 84-120 - Continued Exhibit A October 16, 1984 WEST AREA Existing Conditions The West Area of the Golden Hills Redevelopment District includes the Soo Line railroad right-of-way parcels. The former Suburban Lumber Company buildings owned by the railroad and located on railroad property include a frame construc- tion main building combined with unpainted frame and tin storage sheds. The buildings have been unoccupied for substantial periods of time over the last several years since vacation by the Suburban Lumber Company. There is no landscaping on the site. Properties fronting on the Trunk Highway 12 service road to the west.of the railroad line consist of five buildings all overcrowded on parcels of inadequate size. Deficiencies include nonconforming setbacks from the street right-of-way and from side property lines, insufficient or nonexistent landscaped yards, ina- dequate parking, and unscreened outside storage of equipment and materials. The two major users of property in terms of acreage in the West Area of the Golden Hills Redevelopment District are Phillippi Equipment Company and Bury and Carlson, both of which uses constitute a blight on the area. The Phillippi building located on Colorado Avenue South would require extensive remodeling to meet current code requirements. Deficiencies include inadequate ceiliny height on the lower level, lack of handicapped access and facilities, and state energy code deficiencies. The yard is entirely blacktopped or unfinished with no landscaped area. Unscreened storage of used and junk equipment spreads over numerous parcels in Phillippi and other ownership covering a total of approxi- mately seven and one half acres. The Bury and Carlson asphalt plant is a use no longer suitable to location in the City of Golden Valley. Buildings include a cement block main building which is in noncompliance with the State Uniform Building Code in numerous areas including the energy code, along with metal storage sheds. The total site is over six acres in area cluttered with unscreened outside storage of equipment and piles of material. There is no landscaping on the Bury and Carlson site. The Al Golden Machinery property located on Colorado Circle is less than an acre in area but presents a similarly blighting appearance. The major problem is unsightly unscreened outside storage of junk machinery. However, the building is also questionable in terms of code compliance in the areas of light, ven- tilation and fire protection, and there is no landscaping on the site. The Midland Manufacturing and Welding facility centrally located next to the railroad riyht-of-way does not have the blighting outside storage problem cited in connection with properties previously described, but the building requires updating to meet handicapped access and state energy code requirements and the grounds are unimproved. The three northernmost properties on Colorado Avenue South within the West Area of the Redevelopment District house buildings which are structurally sound and have adequate land area for substantial compliance with City Zoning Code requirements and for aesthetic acceptability. 25 Resolution 84-120 - Continued Exhibit A October 16, 1984 I-394 Impact Upgrading of Trunk Highway 12 to freeway status will eliminate current access points from the West Area of the Golden Hills Redevelopment District to Highway 12. The closest I-394 access point will be the Xenia/Vernon Avenue interchange to the east within the Central Area of the Golden Hills Redevelopment District. Limited freeway access ties the West Area into the remainder of the Golden Hills Redevelopment Area in terms of traffic circulation and necessitates attention to planning for handling of traffic from the West Area. MnDOT right-of-way requirements for the I-394 project are minimal in the West Area of the Golden Hills Redevelopment District. Redevelopment Parcels A major redevelopment parcel 1,045,514 square feet or 24.00 acres in area is planned for the West Area of the Golden Hills Redevelopment District. The rede- velopment parcel is comprised of excess railroad right-of-way including the former Suburban Lumber Company location and all except three of the other par- cels within the West Area. Properties not included in the redevelopment program are the three northerly buildings on Colorado Avenue South. Redevelopment Land Uses Designated land uses for the West Area of the Golden Hills Redevelopment District include office, office warehouse, office service and office combined with light manufacturing. Each of these uses is appropriate to the area provided there is careful planning for proper integration and buffering of uses. Actual use of the land will depend on market factors at the time of redevelopment and may include all of the potential uses listed or only selected uses among those listed. Uses adjacent to Laurel Avenue on the north will be limited to light industrial office warehouse or office service development with a low profile and inten- sified landscaping buffer from the residential uses to the north of Laurel Avenue. Office use with greater height is appropriate to the southerly portion of the West Area oriented to the I-394 service road. Height may range up to six stories with the use of structured parking to provide parking space adequate to accommodate the building height. The 24 acre size of the redevelopment area in the West Area of the Golden Hills Redevelopment District offers potential for one or more large sites designed to accommodate major office service or office manufacturing facilities in high technology or similar fields. Design considerations for redevelopment of the West Area include buffering from residential development to the north of Laurel with adequate separation and screening, variation of building height with minimum height adjacent to Laurel Avenue, compatible arrangement of land uses, separation of uses by access and 26 Resolution 84-120 - Continued Exhibit A October 16, 1984 orientation to Laurel Avenue and to the I-394 service road, provision for ade- quate access and circulation, provision of adequate parking space, planning for transportation and utility needs of light industrial users, and availability of land area for future expansion of light industrial facilities. Plans for assembly of redevelopment parcels in the West Area of the Golden Hills Redevelopment District are illustrated graphically on the following pages. 27 Resolution 84-120 - Continued Exhibit A October 16, 1984 WEST AREA fYr. f o.rlr°r r . til y • I I f // `V Segel 4ppp l• Resolution 84-120 - Continued Exhibit A October 16, 1984 WEST AREA REDEVELOPMENT PARCELS m I I' •■ff• ■iurr • t r A yYR Y•.�`, : X ,r.•:r I •••,•• Ay{• •Y. ,�V . r � • A Y Yr� :I;: • •��• �x YV ) i r eo■■oawri ljr X,Y`r r 'Ir L� Irl '14 (�:" Y.•r < " X •�`!}•^• •_( 1Y[r•fY AY• "Y• YAK[ .• A • �I l I ' �• �• .XY• ' l�A � •• �ky, jj `Y 1 r ``K"x Jct ••��/ �• •• YiJ��.� .%•�A �A �C�k• aA •Y• 'v J. a r` tow:,: `�•(.' • ell ' • • 1. - �-------_ 29100 _�e•l• 1 � lot" " d ,Q� 1 •. wo, Resolution 84-120 - Continued Exhibit A October 16, 1984 SOUTH AREA Existing Conditions The South Area of the Golden Hills Redevelopment District is a small portion of the City of Golden Valley located southwest of the intersection of Trunk Highway 12 with Trunk Highway 100. Trunk Highway 12 and Trunk Highway 100 form the northern and eastern boundaries of the South Area and separate this portion of the City from the remainder of Golden Valley. The City of Golden Valley/City of St. Louis Park municipal boundary line forms the western and southern boundaries of the South Area of the Golden Hills Redevelopment District. In terms of land use, the South Area of the Golden Hills Redevelopment District functions within a larger area including both this small portion of the City of Golden Valley and adjacent area within the City of St. Louis Park. The South Area is occupied by three two story office buildings, all a part of the Gamble Center Office Park which includes buildings both in the City of Golden Valley and in the City of St. Louis Park. Directly to the south of the Golden Valley/St. Louis Park municipal boundary line is the seven story Gambles building located on the Highway 100 frontage road in the City of St. Louis Park. Further to the southwest is the Parkdale office development including buildings three to five stories in height. Directly to the west of the South Area are additional two story buildings in St. Louis Park and the Lincoln Del Restaurant located closest to Trunk Highway 12. A part of the Lincoln Del parking area is within the City of Golden Valley and in the South Area of the Golden Hills Redevelopment District. Land in the South Area of the Golden developed as currently used for two The location at the intersection of intense land use. I-394 Impact Hills Redevelopment District is under - story office buildings and surface parking. two major highways suggests support of more Upgrading of Trunk Highway 12 to I-394 places the South Area of the Golden Hills Redevelopment District in a visible location at the intersection of a freeway with a major highway. Access to I-394 will be at the Xenia/Vernon Avenue interchange to the west, approximately the same distance from the South Area as the current signalized intersection access point to Highway 12. Access from the south also will remain virtually unchanged in terms of distance. Construction of the I-394/Trunk Highway 100 interchange requires minor right-of- way acquisition along frontages of the properties in the South Area of the Golden Hills Redevelopment District. Redevelopment Parcels The entire South Area of the Golden Hills Redevelopment District is planned for redevelopment to higher use. The area is 271,500 square feet or 6.23 acres in size. However, redevelopment would involve a larger area including under- developed adjacent properties in the City of St. Louis Park along with the South Area of the Golden Hills Redevelopment District. 30 Resolution 84-120 - Continued Exhibit A October 16, 1984 Redevelopment Land Uses Designated land use for the South Area of the Golden Hills Redevelopment District and adjacent lands in the City of St. Louis Park is office complex development more intense than currently exists at that location. Height will be equal to that of the seven story Gambles building or slightly greater. Struc- tured parking, possibly combined with underground parking as well, will be utilized in order to accommodate building height and maximize landscaped yard area. Factors for consideration in design and development of the office complex involving the South Area include incorporation of City of Golden Valley and City of St. Louis Park properties into an integrated office complex, combination of financing mechanisms available in the Cities of Golden Valley and St. Louis Park, coordinated processing of development review procedures in the Cities of Golden Valley and St. Louis Park, variation of building height for visual relief, utilization of a centralized parking structure to accommodate the office buildings, maximization of landscaped area along street frontages and perimeters of the office complex, circulation and access to each building. Plans for freeway interchange construction in the South Area of the Golden Hills Redevelopment District are illustrated graphically on the following.page. 31 Resolution 84-120 - Continued Exhibit A October 16, 1984 FINANCIAL PLAN Costs incurred by the Golden Valley HRA in undertaking the Golden Hills Redevelopment Project include land acquisition, demolition and clearance, re- location, site preparation including soils correction, public improvements including streets and utilities, and planning, legal, engineering and admi- nistrative fees and costs. The Golden Valley HRA is committed to financing of the Golden Hills Redevelopment Project without the use of taxation for project funding. Sources of funding will include tax increment financing, grant monies, and income from resale of redevelopment land to developers. Thus, there will be no direct cost to the Golden Valley taxpayer. On the other hand, there will be benefits to Golden Valley residents and tax- payers in the form of increased community tax base, new job opportunities, increased availability and convenience of retail and service businesses, and aesthetic improvement to the community. Tax Increment Financing The primary source of funding for the Golden Hills Redevelopment Project will be tax increment financing involving the sale of tax increment bonds. Bond proceeds are used to fund public redevelopment costs. The additional tax income derived from increased property values following redevelopment may be used to pay off the bonds. The Golden Valley HRA will utilize one or more tax increment financing districts comprised of either contiguous or noncontiguous parcels within the Golden Hills Redevelopment District and established in accordance with the 1979 Minnesota Tax Increment Financing Act, Minnesota Statute 273.71 - 273.86 and in accordance with the Minnesota Housing and Redevelopment Authority Act, Minnesota Statute 462.411 - 462.82. In no case will there be a tax increment bond issue prior to conclusion of a development agreement with, and receipt of financial guarantees from, a deve- loper committed to the completion of improvements which will generate the tax increment necessary to cover public costs and bond retirement. Joint Acquisition with MnDOT Land acquisition and clearance costs will be reduced by cooperation with MnDOT on joint acquisition of properties required both for the I-394 construction project and for the Golden Hills Redevelopment Project. Grant Funds The City of Golden Valley, through the Urban Hennepin County Community Develop- ment Block Grant (CDBG) Program, is the recipient of annual allocations of CDBG 33 EXHIBIT "B" EXCERPT FROM THE PLANNING COMMISSION MEETING OF SEPTEMBER 24, 1984 "III. DISCUSSION AND COMMENT ON GOLDEN HILLS REDEVELOPMENT PLAN Chairman Forster introduced this agenda item. Planner Alda Peikert reviewed the draft of the Golden Hills Redevelopment Plan and answered questions. It was moved by Commissioner Russell, seconded by Commissioner Signer and carried unanimously to transmit to the Housing and Redevelopment Authority and the City Council the following Planning Commission recommendations concerning the proposed Golden Hills Redevelopment Plan: 1. Promotion of hotel development in the Central Area. 2. Extension of the Golden Hills Shopping Center in the East area to include additional retail businesses. 3. Inclusion of a convenience store in the Redevelopment Area. 4. Closing of the access off of Circle Down in the East Area. 5. Consideration to pedestrian crossings and circulation in the Redevelopment Area. 6. Inclusion of multiple family housing, either apartments or condominiums, in the West Area. 7. Light industrial or office development options in the West Area. 8. Promotion of Minnesota Deparmtnet of Transportation acquisition and clearance of St. Louis Park properties located to the north of I-394 and to the south of the Golden Valley/St. Louis Park municipal boundary line."