PLANNING FOR
THE FUTURE...
THE FUTURE...
WAYZATA BAY
CENTER
CENTER
FREQUENTLY ASKED QUESTIONS
What are some of the major benefits of this proposed redevelopment?
While there are many benefits to the proposed new Bay Center, community groups that have been part of the planning process so far have identified a number of major benefits to the current plan:
Why do the plans call for 3, 4, and 5 story buildings?
By providing three different heights, the development will be far more visually appealing. A 15-acre development with all 3-story roofs would not be very attractive. Currently, Central Wayzata does not have uniform building heights and that is part of the town’s charm. Community focus groups consistently endorsed the design concept incorporating this range of building heights. Also, by having 4 and 5 story buildings, there is an opportunity to incorporate wide streets, significantly increase green space, integrate structured parking in each block (eliminating parking lots) and provide attractive pedestrian and bicycle paths, which Wayzata residents told us were a high priority for them. We believe the mix of heights will make the Bay Center far more attractive and provide the optimal balance between built environment and green space.
Will the views of any surrounding properties be affected by the range in building heights?
No. The Bay Center is situated below a bluff. The tallest elements of the development will be in areas where the surrounding terrain is elevated or trees obscure the view. For example, many of the existing trees on the Bay Center site (along Circle Dive East) and the surrounding neighborhoods are taller than the highest proposed rooflines.
Will Presbyterian Homes pay real estate taxes for the new Bay Center?
Yes. Presbyterian Homes will pay exactly the same amount of property taxes as a For Profit Developer.
Will Tax Increment Financing be used for the Bay Center Redevelopment and why is it appropriate?
While no specific proposal has been developed yet, Tax Increment Financing (TIF) will be necessary for implementation of the redevelopment. The purpose of TIF is to encourage development and growth in the tax base by dedicating “incremental” taxes that would result from a new development to pay for some of the costs associated with the development. TIF dollars for the Wayzata Bay Center Redevelopment would likely be earmarked for elements such as preservation and relocation of many existing Bay Center merchants, water system upgrades, road improvements, and other infrastructure needs. The city has used TIF several times before with good results and the two previous redevelopment plans for the Bay Center also called for Tax Incremental Financing.
What will be the environmental impact of the Bay Center Redevelopment?
A major priority is to create an innovative plan with dramatic improvement in the environmental aspects of the site. All mandated environmental standards will be met or exceeded. The development team is working closely with the City and the Minnehaha Creek Watershed District on issues related to Lake Minnetonka. The project is being designed to have Zero Storm Water Runoff. Green space will also increase to about 5 acres, including a new Park Plaza on Lake Street and linear park along Circle A Drive. Geothermal heating and cooling is also being evaluated as a means to significantly reduce energy use on the site. The project is intended to be a 100-year design, a model for ‘sustainable design’ concepts.
What will be the economic impact of the new Bay Center?
There will be a number of positive economic benefits to Wayzata from the Bay Center Redevelopment, including: Approximately $250 million in new tax base will be generated by the new Bay Center mixed use development and Presbyterian Home Senior Community.
What will happen to the current Bay Center merchants?
Many of the current Bay Center merchants have expressed their intent to be part of the new Bay Center. Redevelopment plans call for the project to be built in phases, allowing Bay Center merchants to remain open throughout the entire development process.
Will the retail component of the plan negatively affect other Wayzata merchants?
No. A major retail study conducted in 2007 has determined that the total retail environment in Wayzata is declining. The study determined that to improve the retail viability of Wayzata, certain types of retails stores need to be added to the mix of retail in Wayzata. The Wayzata Chamber of Commerce strongly supports the redevelopment plans as the Chamber feels the redevelopment will provide a strong and necessary boost to all merchants in Wayzata.
What will happen to the Bay Center site if Presbyterian Homes is not successful in getting a plan approved?
Presbyterian Homes has an option to buy the Bay Center site, which they will exercise if an economically feasible plan is approved. If they are not successful, they will not exercise their purchase option and the property ownership will not change. The site is currently zoned for a major office/retail complex of about 600,000 Square Feet. If the current efforts of redevelopment are not successful, it is likely that the site will be used for a commercial office park.
What is the projected traffic for the new Bay Center and how does that compare to current traffic and traffic if the site is developed as an office/retail project?
Due to the mix of uses and the inclusion of a senior housing community, the traffic impact of the new Bay Center is modest. An independent traffic study projects that traffic for the new Bay Center would be about 7,745 trips per day. This compares to the approximately 6,000 trips today for the Bay Center, which is far lower than the number of trips when the Bay Center was fully occupied. Also, trips for the current Bay Center are clustered primarily between 10:00 a.m. and 8:00 p.m., while trips to the new Bay Center would be far more spread out. If the current plan is not approved, it is most likely that the site will be used for an office/retail complex that would generate approximately 11,000 car trips per day, most during morning and afternoon rush hour.
Will the proposed parking areas create headlight illumination and noise for the nearby homes, and how would it compare to an office/retail development?
No. Today, all parking at the Bay Center is on surface lots. Nothing, other than the trees that exist today (and would remain with the proposed development), currently buffers light or sound between the Bay Center and nearby homes. The proposed plans call for all parking to be enclosed in decks or underground. The ramps will be designed so that headlights do not shine from driveways or parking areas to the adjoining properties, and noise will be far less in structured parking than with surface lots. If an office complex were to be built instead of the proposed Bay Center redevelopment, buildings and parking ramps probably would be placed closer to the Circle A Drive boundary (like the current warehouse) because there would not be much open space.
Have all neighborhoods and neighborhood groups had the opportunity to participate in the development planning process and provide feedback?
Yes. From the beginning of the process, all interested residents and groups have been invited to provide input and feedback through a series of forums, town meetings, focus groups, individual meetings and online comment. All material aspects of the project have been displayed on the project website www.wayzatabaydevco.com. Through this process, feedback has been received from hundreds of Wayzata community members. The proposed Bay Center design has been significantly influenced by this extensive public input. The majority of those who have chosen to be part of the process are overwhelmingly supportive of the redevelopment Concept Plan and are looking forward to this next phase of planning.
For more information . . .
lease visit the project website www.wayzatabaydevco.com or contact Ed Briesemeister by phone 763 245 0962 or email neb@wayzatabaydevco.com
While there are many benefits to the proposed new Bay Center, community groups that have been part of the planning process so far have identified a number of major benefits to the current plan:
- The new development adds pedestrian paths and better connects the eastern portion of Lake Street with downtown Wayzata, which will help the retail environment to thrive.
- The mixed use development addresses proven needs in Wayzata for senior housing, an enhanced mix of retail, and more residential housing options.
- By using a mix of heights, the plan incorporates “town fabric” design and allows almost 5 acres of green space, including a Park Plaza on Lake St, “green” roofs to conserve rainfall and a linear park along Circle A Drive.
- The development is pedestrian oriented in every aspect.
- The development is very environmentally sensitive, with a unique storm water system that will naturally retain all precipitation on site and contribute zero runoff into the lake.
Why do the plans call for 3, 4, and 5 story buildings?
By providing three different heights, the development will be far more visually appealing. A 15-acre development with all 3-story roofs would not be very attractive. Currently, Central Wayzata does not have uniform building heights and that is part of the town’s charm. Community focus groups consistently endorsed the design concept incorporating this range of building heights. Also, by having 4 and 5 story buildings, there is an opportunity to incorporate wide streets, significantly increase green space, integrate structured parking in each block (eliminating parking lots) and provide attractive pedestrian and bicycle paths, which Wayzata residents told us were a high priority for them. We believe the mix of heights will make the Bay Center far more attractive and provide the optimal balance between built environment and green space.
Will the views of any surrounding properties be affected by the range in building heights?
No. The Bay Center is situated below a bluff. The tallest elements of the development will be in areas where the surrounding terrain is elevated or trees obscure the view. For example, many of the existing trees on the Bay Center site (along Circle Dive East) and the surrounding neighborhoods are taller than the highest proposed rooflines.
Will Presbyterian Homes pay real estate taxes for the new Bay Center?
Yes. Presbyterian Homes will pay exactly the same amount of property taxes as a For Profit Developer.
Will Tax Increment Financing be used for the Bay Center Redevelopment and why is it appropriate?
While no specific proposal has been developed yet, Tax Increment Financing (TIF) will be necessary for implementation of the redevelopment. The purpose of TIF is to encourage development and growth in the tax base by dedicating “incremental” taxes that would result from a new development to pay for some of the costs associated with the development. TIF dollars for the Wayzata Bay Center Redevelopment would likely be earmarked for elements such as preservation and relocation of many existing Bay Center merchants, water system upgrades, road improvements, and other infrastructure needs. The city has used TIF several times before with good results and the two previous redevelopment plans for the Bay Center also called for Tax Incremental Financing.
What will be the environmental impact of the Bay Center Redevelopment?
A major priority is to create an innovative plan with dramatic improvement in the environmental aspects of the site. All mandated environmental standards will be met or exceeded. The development team is working closely with the City and the Minnehaha Creek Watershed District on issues related to Lake Minnetonka. The project is being designed to have Zero Storm Water Runoff. Green space will also increase to about 5 acres, including a new Park Plaza on Lake Street and linear park along Circle A Drive. Geothermal heating and cooling is also being evaluated as a means to significantly reduce energy use on the site. The project is intended to be a 100-year design, a model for ‘sustainable design’ concepts.
What will be the economic impact of the new Bay Center?
There will be a number of positive economic benefits to Wayzata from the Bay Center Redevelopment, including: Approximately $250 million in new tax base will be generated by the new Bay Center mixed use development and Presbyterian Home Senior Community.
- Approximately 430 jobs will be sustained in Wayzata, most of them new.
- Retail sales and pedestrian activity in central Wayzata will increase substantially.
- Over 500 resident taxpayers will be added to the Wayzata tax rolls.
- Long-term property taxes (once TIF is paid off) will increase from about $500,000 to a projected $3 million.
What will happen to the current Bay Center merchants?
Many of the current Bay Center merchants have expressed their intent to be part of the new Bay Center. Redevelopment plans call for the project to be built in phases, allowing Bay Center merchants to remain open throughout the entire development process.
Will the retail component of the plan negatively affect other Wayzata merchants?
No. A major retail study conducted in 2007 has determined that the total retail environment in Wayzata is declining. The study determined that to improve the retail viability of Wayzata, certain types of retails stores need to be added to the mix of retail in Wayzata. The Wayzata Chamber of Commerce strongly supports the redevelopment plans as the Chamber feels the redevelopment will provide a strong and necessary boost to all merchants in Wayzata.
What will happen to the Bay Center site if Presbyterian Homes is not successful in getting a plan approved?
Presbyterian Homes has an option to buy the Bay Center site, which they will exercise if an economically feasible plan is approved. If they are not successful, they will not exercise their purchase option and the property ownership will not change. The site is currently zoned for a major office/retail complex of about 600,000 Square Feet. If the current efforts of redevelopment are not successful, it is likely that the site will be used for a commercial office park.
What is the projected traffic for the new Bay Center and how does that compare to current traffic and traffic if the site is developed as an office/retail project?
Due to the mix of uses and the inclusion of a senior housing community, the traffic impact of the new Bay Center is modest. An independent traffic study projects that traffic for the new Bay Center would be about 7,745 trips per day. This compares to the approximately 6,000 trips today for the Bay Center, which is far lower than the number of trips when the Bay Center was fully occupied. Also, trips for the current Bay Center are clustered primarily between 10:00 a.m. and 8:00 p.m., while trips to the new Bay Center would be far more spread out. If the current plan is not approved, it is most likely that the site will be used for an office/retail complex that would generate approximately 11,000 car trips per day, most during morning and afternoon rush hour.
Will the proposed parking areas create headlight illumination and noise for the nearby homes, and how would it compare to an office/retail development?
No. Today, all parking at the Bay Center is on surface lots. Nothing, other than the trees that exist today (and would remain with the proposed development), currently buffers light or sound between the Bay Center and nearby homes. The proposed plans call for all parking to be enclosed in decks or underground. The ramps will be designed so that headlights do not shine from driveways or parking areas to the adjoining properties, and noise will be far less in structured parking than with surface lots. If an office complex were to be built instead of the proposed Bay Center redevelopment, buildings and parking ramps probably would be placed closer to the Circle A Drive boundary (like the current warehouse) because there would not be much open space.
Have all neighborhoods and neighborhood groups had the opportunity to participate in the development planning process and provide feedback?
Yes. From the beginning of the process, all interested residents and groups have been invited to provide input and feedback through a series of forums, town meetings, focus groups, individual meetings and online comment. All material aspects of the project have been displayed on the project website www.wayzatabaydevco.com. Through this process, feedback has been received from hundreds of Wayzata community members. The proposed Bay Center design has been significantly influenced by this extensive public input. The majority of those who have chosen to be part of the process are overwhelmingly supportive of the redevelopment Concept Plan and are looking forward to this next phase of planning.
For more information . . .
lease visit the project website www.wayzatabaydevco.com or contact Ed Briesemeister by phone 763 245 0962 or email neb@wayzatabaydevco.com