91-059 - 05-07 Approve Redevelopment Valley SquareResolution 91-59
May 7, 1991
Member Thompson introduced the following resolution and moved its adoption:
RESOLUTION APPROVING REVISED REDEVELOPMENT PLAN FOR VALLEY SQUARE
REDEVELOPMENT PROJECT AND MAKING FINDINGS WITH RESPECT THERETO
BE IT RESOLVED by the City Council of the City of Golden Valley, Minnesota
as follows:
1. The Commissioners of the Housing and Redevelopment Authority in and for
the City of Golden Valley, Minnesota (the "HRA") and the City of Golden Valley,
Minnesota (the "City"), have previously approved a Redevelopment Plan (as
amended through August 10, 1982, the "Redevelopment Plan") for the Valley Square
Redevelopment Project (the "Redevelopment Project") to be undertaken pursuant
thereto. The Board of Commissioners of the HRA has now prepared and approved a
revised Redevelopment Plan (the "1991 Revised Plan"). Among other modifica-
tions, the 1991 Revised Plan updates redevelopment activities completed and work
remaining to be done in the project area, and updates the finance plan and
budget for the project.
2. This Council, on May 7, 1991, held a public hearing on the 1991 Revised
Plan after notice of the public hearing was published in the official newspaper
of the City not less than ten (10) days prior to the date of the hearing.
Copies of the 1991 Revised Plan were provided to Hennepin County and to the
school districts in which the project area is located at least 30 days prior to
the hearing date. At such public hearing all persons desiring to be heard with
respect to the 1991 Revised Plan were given an opportunity to express their
views with respect thereto.
3. Pursuant to Minnesota Statutes, Sections 469.028, Subdivision 2,
469.029, Subdivision 6, 469.175, Subdivision 3, and 469.179, Subdivision 2, it
is hereby found and determined that:
(A) The land in the Redevelopment Project would not be made available
for redevelopment and the proposed redevelopment to be undertaken in accordance
with the 1991 Revised Plan, in the opinion of this Council, would not occur
solely through private investment within the reasonably foreseeable future and
therefor financial aid, including the use of tax increment financing, is deemed
necessary. The findings of Resolution #96, adopted July 17, 1978, at the time
of approval of the original Redevelopment Plan, are incorporated herein by
reference and affirmed.
(B) The 1991 Revised Plan conforms to the general plan for the devel-
opment of the City as a whole, and has been reviewed and approved by the
Planning Commission.
(C) The 1991 Revised Plan will afford maximum opportunity consistent
with the sound needs of the City as a whole for the redevelopment of the
Redevelopment Project by private enterprise since the 1991 Revised Plan con-
templates (and redevelopment activity to date evidences) that private developers
will successfully develop the property in the project area, with public
assistance being provided primarily in the form of land acquisition, site pre-
paration and infrastructure improvements.
4. The 1991 Revised Plan is approved. The City Clerk shall file a copy of
the 1991 Revised Plan with the Commissioner of Revenue.
Resolution 91-59 - Continued
Passed by the Council this 7th day of May, 1991.
•
ATTEST:
Shir ey e son, City er
May 7, 1991
The 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: Bakken, Johnson, Russell, 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 his signature attested by the City Clerk.
C7
•
Resolution 91-59 - Continued
•
VALLEY SQUARE REDEVELOPMENT PLAN
GOLDEN VALLEY, MINNESOTA
ADOPTED JULY 10, 1978
REVISED MAY 14, 1979
REVISED APRIL 6, 1982
REVISED AUGUST 10, 1982
REVISED May 7, 1991
•
•
May 7, 1991
Resolution 91-59 - Continued
• POLICY ON PLAN REVISION
•
L�
May 7, 1991
This Redevelopment Plan will require many years to implement completely and will
have a major impact on the community during that period. In order to assure
that this plan remains consistent with changing community needs and objectives,
further review must be provided.
The Redevelopment Plan may be modified at any time before or after the lease or
sale of the project area or any parts contained therein, provided that modifica-
tion shall be accomplished in accordance with the requirements of applicable
1 aw .
r:
Resolution 91-59 - Continued
PART I: OVERVIEW
Introduction
"lay 7, 1991
Located in West Central Golden Valley (Exhibit 1), the Valley Square area was
the site of some of the earliest business development in the City. A primary
impetus in the creation of the Valley Square Redevelopment Area and TIF District
was the desire to revitalize this aging business area, centering on Winnetka
Avenue north of highway 55. With the main City offices also located in the
area, the intent has been to establish a full-service, mixed-use district that
will provide a renewed sense of focus for a community divided by two school
districts, three major highways, three railroads, and three metropolitan
districts.
The Valley Square Commission was appointed in 1976, after a decade of periodic
studies and recommendations had failed to result in any significant upgrading of
the area. The Commission was charged with producing a coordinated study of land
use, traffic, and physical appearance issues within the Valley Square area,
including recommendations for improvements. A draft report was completed and
submitted to the City Council in January of 1978. Following an approval process
that incorporated formal and informal reviews by local residents and business
owners, various local interest groups, the Planning Commission, the HRA, and the
City Council, the Valley Square Redevelopment Plan was adopted in July of 1978.
It has been revised several times.
Redevelopment Area Boundaries
Historically, the limits of the Valley Square area tended to depend on who was
looking at it, and for what reason. With the adoption of the Redevelopment Plan
in 1978, an official Tax Increment District was created for financing purposes,
and was certified by the State Auditor's Office. The boundaries of the Tax
Increment District then became the permanent boundaries of the Valley Square
Redevelopment Area (Exhibit 2). A set of subareas identifies locations within
the Redevelopment Area where specific projects are planned or have now been
completed. The various subareas will be discussed in Part II of this Plan.
Justification for Redevelopment Area
State law requires that certain findings be made regarding blight and
deteriorating conditions in areas to be certified as Tax Increment Districts.
The findings for Valley Square were established by resolution of the City
Council in 1978 (Resolution #96; July 17, 1978). Initially formulated during
the redevelopment planning process, the findings cover seven bases as follows:
is
1. BLIGHTING CONDITIONS - the Valley Square area exhibits clear symptoms of
blight in the form of
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•
Resolution 91-59 - Continued
EXHIBIT 1:
VALLEY SQUARE LOCATION MAP
May 7, 1991
-3-
Resolution 91-59 - Continued
EXHIBIT 2:
VALLEY SQUARE AND ACTIVITY AREAS jj
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Resolution 91-59 - Continued lay 7, 1991
A. undeveloped or underdeveloped parcels that fail to contribute to
the local tax base to their full potential;
B, obsolete, unattractive, and/or worn out structures, site lay-
outs, and amenities;
C. unnecessary clutter such as above -ground utilities, a profusion
of signs, poorly screened outdoor service or delivery areas, and
poorly maintained or nonexistent green areas;
D. a multitude of vehicular and pedestrian circulation hazards; and
E. an adverse image in the eyes of local residents, the business
community, and realtors.
2. NEED FOR IMMEDIATE INTERVENTION - without prompt action as recommended by
the Redevelopment Plan, the area may deteriorate beyond any hope of
saving.
3. NEED FOR GOVERNMENT INTERVENTION - the area has already deteriorated
beyond the point where the private sector can be relied upon to turn it
around without government assistance.
4. SUPPORT FOR PRIVATE REDEVELOPMENT EFFORTS - the Redevelopment Plan is
designed to foster optimum conditions for private participation in the
redevelopment effort.
5. ADEQUACY OF THE REDEVELOPMENT PLAN - the Redevelopment Plan adequately
defines development goals and standards for the area, and provides suf-
ficient guidance as to appropriate land uses.
6. AVAILABILITY OF RELOCATION OPTIONS - the City has reviewed available
resources and guarantees to follow all applicable federal or state guide-
lines and requirements regarding the relocation of displaced residents and
businesses.
7. CONSISTENCY WITH COMPREHENSIVE PLAN - the goals, objectives, and general
intent of the Redevelopment Plan are in conformance with the City's
currently adopted Comprehensive Plan.
These findings show that the Valley Square area is in need of a government -
assisted redevelopment program, and that the City of Golden Valley has laid the
groundwork to properly direct such a program.
Redevelopment Goals and Objectives
To direct the course of redevelopment in the Valley Square area, the City has
established a set of broad, philosophical goals for the area as a whole, and
three sets of more narrowly focused goals and objectives relating to certain
development aspects of the area.
am
Resolution 91-59 - Continued
?lay 7, 1991
OVERALL GOALS
1. Stimulate and coordinate an aggressive revitalization effort that no
single business, developer, or governmental agency has the capacity to
undertake.
2. Establish a unified commercial and civic center that is a distinctive
source of identity for Golden Valley.
3. Strengthen and increase the tax base of the area.
4. Reverse deteriorating conditions by providing opportunities for private
investment and reinvestment.
5. Provide for the orderly physical and economic growth of the area through
controlled development and redevelopment.
6. Work toward a land use pattern within the project area which results in
more functional and complementary relationships.
INFRASTRUCTURE GOALS AND OBJECTIVES
1. Maximize trade area accessibility and circulation safety by creating a
more organized traffic pattern.
A. Identify, and augment as necessary, an arterial and collector
is
street system serving the area.
B. Identify and correct traffic safety hazards.
C. Provide for safe and convenient pedestrian movement.
2. Upgrade the appearance and amenity -level of public rights-of-way.
A. Provide pedestrian -oriented benches, litter containers, attrac-
tive lighting, and plantings.
B. Relocate utilities through underground construction.
LAND USE GOALS AND OBJECTIVES
I. Create an atmosphere conducive to increased levels of economic activity.
A. Replace old deteriorating structures with new development, or
rehabilitate structurally sound buildings.
B. Remove and relocate conflicting or non -complementary uses.
C. Encourage participation by owners and tenants in private renova-
tion of existing commercial buildings.
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•
Resolution 91-59 - Continued 'lay 7, 1991
2. Promote redevelopment that is diversified, but coordinated.
A. Increase the amount of office space.
B. Provide the commercial core with support from high density
housing.
C. Encourage new development to be organized in a planned environ-
ment.
SOCIAL GOALS AND OBJECTIVES
1. Create a community focus and sense of area identity.
A. Improve the physical appearance of the government center and its
environs.
B. Improve the physical appearance of the commercial core.
2. Minimize potential hardships in the acquisition and relocation of
conflicting or non -complementary uses.
3. Achieve a balance in the variety of commercial businesses and services to
satisfy the needs of the neighboring residents and larger market area.
Specific action plan components, whether already completed or still in the plan-
ning stages, will be discussed in part II of this Plan.
PART II: REDEVELOPMENT PLAN COMPONENTS
Initially, the Valley Square Redevelopment Plan was organized into phases of
development that bore a general relation to geographic location within the
Valley Square area, but were not specifically location -based. Over time, it has
been discovered that redevelopment activities are easier to stage and to track
based on geographic subareas within the overall district. Therefore, this revi-
sion of the plan, which summarizes activities completed to -date as well as
outlining future redevelopment components, will deal with development staging
within each subarea identified back in Part I of the plan (Exhibit 2, page 4).
At this time, the most critical element of the plan is considered to be the
Winnetka Avenue Improvement Project, and the coordination of Area C redevelop-
ment with that project. Previously, Area C redevelopment was expected to pre-
cede and act as a trigger for the street improvements. However, a reanalysis of
the situation, including such elements as the local and regional redevelopment
climate, traffic congestion occurring in the area, and the financial prospects
for the City and the County, has caused the City to reorder its priorities. In
the following pages, the "Winnetka Avenue Overlay Area" has its own summary of
activities, and cross-references are made within the summaries for other areas
as appropriate.
• Area "A"
Location: Bounded on the north and west by curve of Bassett Creek; on the south
by Highway 55; on the east by Wisconsin Avenue -- Overall size - 17 acres
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Resolution 91-59 - Continued
May 7, 1991
1978 Characteristics: Large portion of area occupied by Reiss Greenhouse, a
commercial grower; also included two single-family homes occupied by Reiss
• family; no other uses.
Plan Characteristics: Improved traffic circulation; high density residential
development along creek, large office site fronting on Highway 55.
Redevelopment Activities Completed to -Date:
Acquisition and clearance of all property in area
° Extension of Wisconsin Avenue northward to intersect 10th Avenue
Opening of Wisconsin Avenue access onto Highway 55
° Realignment of Golden Valley Road from location adjacent to highway to a
more northerly, curving route across area, subdividing the site in to two
parcels identified as "A-1" and "A-2"
° Construction of 3 -story, 122 unit apartment complex, mostly market rate
but including low-income set-aside, on A-2 site adjacent to Bassett Creek
° Bassett Creek walking path
Current Action Plan Components:
Preparation for and attraction of large-scale development, preferably
office, to the A-1 site
Area "B"
Location: North of Highway 55, extending up to Bassett Creek; West of Winnetka
Avenue, extending to Wisconsin Avenue -- Overall size - 29 acres
1978 Characteristics: Mid-size commercial strip center with three outlying
buildings along Highway 55; two small -size commercial strip centers along
Winnetka Avenue; a super -market and miscellaneous other small commercial
operations; two single-family homes along Creek.
Plan Characteristics: Improved traffic circulation; generally mixed uses with
emphasis on commercial; no residential uses.
Redevelopment Activities Completed to -Date:
Acquisition and removal of one of the two houses
Acquisition and removal of Hennepin Co-op building (business relocated
within Valley Square, on Lewis Road) for street realignment purposes
Vacation of Vermont Avenue adjacent to street realignment
° Realignment of Golden Valley Road to a more northerly location, beginning
• just west of supermarket and continuing through Area A
° Former Golden Valley Road alignment west of the Vermont Street alignment
closed to thru traffic but retained for local access and to protect
underlying utilities
Resolution 91-59 - Continued May 7, 1991
Current Action Plan Components:
° Commercial redevelopment of sites cleared for Winnetka Avenue improvement
(see Winnetka Avenue Overlay Area)
° Acquisition and removal of remaining single family residence
° Bassett Creek amenities
Area "C"
Location: North of Highway 55, extending up to Golden Valley Road, East of
Winnetka Avenue, extending to Rhode Island Avenue -- Overall size - 11
acres.
1978 Characteristics: Mid-size commercial strip center along Highway 55,
Dahlberg, Inc. (hearing aid manufacturer), small office building, and
miscellaneous small commercial operations located behind strip center to
the north; two single-family residences along Rhode Island; triangle of
vacant publicly owned land between Golden Valley Road and Country Club
Drive.
Plan Characteristics: Improved traffic circulation; unified mixed-use develop-
ment over entire site; high-density residential component desirable but
not mandatory.
Redevelopment Activities Completed to -Date:
Both Residences acquired and removed
Is Gas station at Winnetka and Golden Valley Road acquired and leased out
pending future removal
Small office building acquired and temporarily being used by the Golden
Valley Public Safety Department Drug Force Task pending completion of
improvements to the Public Safety Building, located in the Government
Center Block
° Dahlberg, Inc. acquired (business relocated to North Wirth Redevelopment
District)
° All other miscellaneous small properties acquired, with leases to be con-
tinued pending future removal
Current Action Plan Components:
° Acquisition of commercial strip center (Krelitz property); HRA plans to
acquire property in 1991 even without a development agreement
° Coordination of redevelopment site with Winnetka Avenue improvement (see
Winnetka Avenue Overlay Area)
Vacation of Country Club Drive to improve configuration of redevelopment
site (underground utilities must be preserved)
• Establishment of large-scale, mixed use development to fill area
Widening of Rhode Island Avenue at approach to Highway 55
10
Resolution 91-59 - Continued
Area "D"
May 7, 1991
Location: West half of block bounded by Highway 55, Rhode Island Avenue,
Country Club Drive, Glenwood Avenue, and Kelly Drive -- Overall size -
7 acres.
1978 Characteristics: Trevilla Nursing Home, largest land use; gas station at
Rhode Island and Highway 55 with adjacent wet area to east; five single
family residences along Rhode Island.
Plan Characteristics: Area to be shared by Trevilla Nursing Home and mid-size
office development.
Redevelopment Activities Completed to -Date:
° Acquisition and removal of all five residences
° Acquisition and removal of gas station
Drainage improved
° Construction of 81,000 sq.ft. Valley Square Corporate Center
Current Action Plan Components:
None; public sector redevelopment activity in Area D is considered
substantially complete
Is Area "E"
Location: North of Golden Valley Road, between Winnetka and Rhode Island
Avenues; also known as the Government Center Block -- Overall size -
16 acres
1978 Characteristics: Golden Valley
library and
City offices on most of
block; public
post office along
commercial building also along
Winnetka;
Winnetka;
McDonald's and
original block
another small
row of single family residences
along Rhode
was wider, with
Island, but street relocation
marks current boundary with all residences
counted in Area F
(see).
Plan Characteristics: City offices in
to be
a campus
setting; Library
and McDonald's
only other uses.
Redevelopment Activities Completed to -Date:
° Construction of new street segment along northern boundary, connecting
Rhode Island to Winnetka
° Acquisition and removal of small commercial building
Reconfiguration and redevelopment of McDonald's operation
• Reconfiguration of City parking areas and access, and partial landscaping
of campus area
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Resolution 91-59 - Continued
Current Action Plan Components:
May 7, 1991
Completion of landscaping, including a walkway between City offices and
• library
° Redevelopment of post office site after taking for Winnetka Avenue
improvement (see Winnetka Avenue Overlay Area); relocation of post office
within Valley Square preferred but not mandatory
Area "F"
Location: North of Country Club Drive, between Pennsylvania and Winnetka
Avenues -- Overall size - 17 acres.
1978 Characteristics: Calvary Lutheran Church; 19 single-family residences
along both sides of former Rhode Island Avenue alignment; small office
building south of Golden Valley Road at Pennysivania.
Plan Characteristics: Calvary Lutheran Church, including associated out-
buildings, and high density residential north of Golden Valley Road; mixed
office uses south of Golden Valley Road.
Redevelopment Activities Completed to -Date: -
0
o -Date:
° Acquisition and removal of all residences along old Rhode Island
° Construction of realigned Rhode Island Avenue
0 ° Construction of high-rise senior housing complex including 80 subsidized
rental units and 120 market -rate co-op units
° Construction of small, multi -tenant office building adjacent to existing
office building
Current Action Plan Components:
None; public sector redevelopment activity in Area F is considered sub-
stantially complete
Winnetka Avenue Overlay Area
Location: Winnetka Avenue right-of-way and abutting properties on east and
west, extending from just north of Orkla Drive on the North to Harold
Avenue on the South (Exhibit 3).
Note. In order to provide the full improvements as necessary within the
V- 77ey Square Area, this overlay area must extend slightly beyond the
Valley Square boundaries on its north and south ends.
1978 Characteristics: Lack of capacity at peak periods, inadequate channeliza-
tion, proliferation of driveways, and high accident rate.
• Plan Characteristics: Added lanes for improved channelization, reduction and
coordination of driveways, center median.
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•
•
C
Resolution 91-59 - Continued
EXHIBIT 3:
WINNETKA AVENUE OVERLAY AREA
"lay 7, 1991
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Resolution 91-59 - Continued May 7, 1991
Redevelopment Activities Completed to -Date:
° Redevelopment activities in Area E (Government Center Block) have reduced
• the number of driveways accessing onto Winnetka Avenue, have created
better spacing between remaining driveways, and have reserved necessary
right-of-way expansion area across all but the post office property
° Two of the affected properties in Area C have been purchased and are being
leased out to businesses that will vacate as the actual construction
period approaches
Current Action Plan Components:
Acquisition of additional right-of-way across 12 residential and 5 busi-
ness properties
Acquisition and potential removal of 2 residential and 7 business proper-
ties that may no longer remain viable due to road widening needs (in some
instances, simple right-of-way acquisition may still be possible)
•
•
PART III: FINANCE PLAN
The objective of the Finance Plan for the Valley Square Redevelopment Area and
Tax Increment District is to indicate the ability of the City to finance public
redevelopment activities as described in Part II of this report. Since the
inception of the Valley Square Redevelopment Plan in 1978, much has been done
and the City is well on its way to completing its planned activities before the
tax increment finance funding source ends in 2001.
The public improvements that have already been completed in Valley Square,
including the rerouting of Golden Valley Road, Rhode Island Avenue, Wisconsin
Avenue, and the clearing and sale of land in Areas A, D and E for private devel-
opment, have all been financed by previous bond issues now being paid back by
tax increment financing (Exhibit 4); projections clearly indicate that the
City can continue to meet its obligation on these bond payments.
Projects Remaining to be Financed
There are two planned activities for which City must sell bonds before the Tax
Increment Finance District ends in 2001. These two activities are key to the
original intent of the Valley Square Redevelopment Plan. Since these two pro-
jects are costly, the only way they can be financed is through the issuance of
bonds. Unless these bonds are issued within the next two years, the projects
may become financially infeasible. The projects are:
A. Upgrading of Winnetka Avenue from Harold Avenue on the south to Orkla
Avenue on the north - The upgrading of Winnetka Avenue(Co. —R -J—. -T-567
has been a key element of the Valley Square Redevelopment Plan since
1978. The road now has four narrow lanes without turn lanes. Inter-
section improvements are needed at both Golden Valley Road and 10th
Avenue. In addition, the road carries over 20,000 vehicles per day.
This section of Winnetka Avenue has a very high accident rate in com-
parison to other Hennepin County Roads.
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•
•
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Z
Resolution 91-59 - Continued
11
May 7, 1991
The City and County plan is to upgrade Winnetka Avenue in 1992. The
upgrading will include wider lanes, turn lanes, a center median,
sidewalks, streetscape features and new traffic signals and intersection
• improvements at Golden Valley Road and 10th Avenue. The upgraded road
will reduce accidents, carry the traffic more smoothly, and generally
enhance the area.
Recommended Financing - The upgrading of Winnetka Avenue is a joint
project with Hennepin County. Since it is a County road, the County is
the lead agency. Both the County and City Capital Improvement Plans
call for its upgrading in 1992. In order to fund the project, the County
has asked for significant City participation including 50% of the con-
struction costs and 100% of the right-of-way acquisition needed to widen
the roadway. The City plans to fund its share by the issuance in 1991 of
$4,000,000 of tax exempt, general obligation tax increment bonds. These
funds will be used to acquire the necessary right-of-way during late 1991
and early 1992. In 1992, the City anticipates the need to issue another
$2,000,000 in tax exempt, general obligation tax increment bonds to pay
for the City's share of the construction. Both bond issues would run
until the year 2001 when the Tax Increment Financing District expires.
B. Area C Land Acquisition - As described in Part II, the City plans to rede-
ve op the entire Area C block. The City has yet to negotiate a private
development agreement for its redevelopment. However, it is anticipated
that a developer will soon come forward.
The City, through the HRA, plans to complete the acquisition of all par-
cels in Area C. Currently, the HRA owns five parcels on the block. The
Valley Plaza Shopping Center and adjacent property owned by Phillip
Krelitz are the only parcels left in the area for which the HRA has not
negotiated a purchase agreement.
The HRA is going ahead with the acquisitions in Area C without a developer
in order to better influence and control the development of this Area,
which is the key development area in the Valley Square Redevelopment Plan
due to its prime location at the NE corner of Winnetka and TH 55. Since
the Valley Square Tax Increment Fund has the funding available, the City
believes it is in its best interest to go ahead with the acquisition of
all parcels in Area C before the ability to finance the project ends in
2001.
Recommended Financing
The City has programmed the financing of the acquisition of the remaining
parcels in Area C partly through available excess increment in the Valley
Square Tax Increment Fund. The acquisitions of the M&I building at
$230,000 and the Down in the Valley building at $185,000 in the
Spring of 1991 were financed in this manner.
The acquisition, including relocation and demolition, of the Valley Plaza
Shopping Center is estimated to cost $4,500,000 for budgetary purposes.
Fifty percent (50%) or $2,250,000 is to be paid from available excess
increment in the Valley Square Tax Increment Fund and the remaining 50% by
the issuance of a short term, (two-year), $2,250,000 general obligation
• tax increment bond issue. This issue will be a tax exempt issue.
-15-
•
•
Resolution 91-59 - Continued
N y 7, 1991
Financial Projections
The financial projections for the Valley Square Tax Increment Fund are shown on
Exhibit 4, including the funding of the two proposed projects described above.
The projections indicate that the City is able to finance these new and past
obligations.
The projections shown are conservative in several ways. First, they do not
include as revenue any interest earnings. Second, the interest rate used for
future bond issues is higher than the City will probably pay due to the City's
Aa -1 bond rating and market conditions. Third, the City has not indicated any
proceeds from the sale of land that the HRA owns or will own in Area A-1, B or
C. Fourth, the City has not indicated any tax increment proceeds from the
future development that is sure to take place in these areas.
The future projects outlined in this plan, upgrading of Winnetka Avenue and Area
C Land Acquisition, are essentially the last major projects that will be needed
in the Valley Square Redevelopment Area in order to provide for all of the
future redevelopment anticipated for this area.
-16-